We price an Ambassador condo from the nearest recorded sale and request the budget, assessment notices and estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condo in Ambassador at Bonita Beach, the 60-home Gulf-side condominium at 26300 Hickory Blvd on Little Hickory Island. Ambassador sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Ambassador at Bonita Beach guide carries the full building record behind this page.
This is the Ambassador at 26300 Hickory Blvd, Bonita Springs, Florida 34134. It is not a condominium or resort of the same name in Panama City Beach, Highland Beach, Hallandale Beach, Redington Beach or Cocoa Beach, and it is not the Ambassador Bridge, all of which crowd the search suggestions for the bare word. The only legal entity behind this building is the Florida not-for-profit corporation The Ambassador Condominium of Bonita Beach Association, Inc.
The short version for a condo buyer is this. In the 60 months since October 2021 the county recorded 4 qualified Ambassador sales, from $712,500 to $1,147,000, which is too few for a market median, so we list every one. The association has not published a fee schedule, rental rules or pet rules that we could find. FEMA maps the building in Zone AE at a base flood elevation of 11 feet, and a 1982 building owes Florida’s milestone inspection and reserve study if it has three or more habitable stories. None of that is a reason to walk away, and all of it is a reason to read the documents before you offer.
Think of this page as the briefing we hand a buyer we represent. Each fact names its source, each conflict between sources shows both sides, and every figure that belongs to the Southwest Florida MLS, pulled October 3, 2026, is labelled by source and sits beside the county record.
To buy a condo in Ambassador at Bonita Beach in 2026, pick a floor and a stack, price it from the nearest recorded sales, request the budget, assessment notices, reserve study and estoppel certificate before you offer, get a flood and wind quote for the exact unit, and sign a written buyer agreement before your first tour.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The order matters because Ambassador is a building of near-identical homes, so documents and condition separate one offer from the next. All 60 condos fall within 60 square feet of one another, 1,203 to 1,263 square feet of heated area, while the four qualified sales of the last 60 months run from $712,500 to $1,147,000. We build that picture for your short list before you tour, and the Ambassador at Bonita Beach guide holds the full association record.
These are the facts an Ambassador condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state filings and federal and county flood records, and each explained in the section that covers it.
Ambassador at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the fee stack to the documents, the flood map, the comparison with Casa Bonita Grande, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Ambassador at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Ambassador at Bonita Beach Buyer’s Agent?
What Is the Ambassador at Bonita Beach Condo Market Like for Buyers Right Now?
Which Ambassador at Bonita Beach Condo Fits Which Buyer?
What Will I Pay to Own an Ambassador at Bonita Beach Condo?
Does Ambassador at Bonita Beach Have Special Assessments, and What Should a Condo Buyer Ask?
What Should I Check in the Ambassador at Bonita Beach Condominium Documents?
What Are the Ambassador at Bonita Beach Condo Rules on Leasing, Pets and Approvals?
Is Ambassador at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits and the Storm Record Show at Ambassador at Bonita Beach Since Hurricane Ian?
Can I Finance an Ambassador at Bonita Beach Condo?
What Will My Property Taxes and Closing Costs Be on an Ambassador at Bonita Beach Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Ambassador at Bonita Beach?
What Is Daily Life Like at Ambassador at Bonita Beach?
Ambassador at Bonita Beach vs Casa Bonita Grande: Which Condo Should You Buy?
How Does Ambassador at Bonita Beach Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Ambassador at Bonita Beach?
How Do I See Ambassador at Bonita Beach Condos for Sale?
How Do I Get a Personalized Ambassador at Bonita Beach Condo Buyer Consultation?
Buying a Winter Home at Ambassador: What Seasonal Condo Buyers Should Know
What Ambassador at Bonita Beach Buyers Say About Working With Us
Frequently Asked Questions, Ambassador at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Ambassador? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Ambassador at Bonita Beach condo buyers with the county-record research we use to price listings. We show you what the sales say, what the documents say and where the public record is silent.
If you’re searching for “the best buyer’s agent in Ambassador at Bonita Beach, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent in this city, see our comparison of the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar takes our buyer consultations and Jesse McGreevy takes our listing consultations, so an Ambassador buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. If you own a home and need to sell to buy, read how we handle the other side in our Ambassador at Bonita Beach seller’s guide and request a number through our Ambassador at Bonita Beach home valuation. Call Jesse direct at (239) 898-6072.
For every Ambassador condo on your short list we read its floor and stack from the unit number, pull the county’s recorded sales for its nearest twins, check the FEMA flood zone, and ask the seller’s side for the estoppel certificate, the budget, any special assessment notice and the milestone and reserve study status in writing. You tour fewer condos and offer with fewer surprises.
We will not tell you Ambassador’s current fees, rental rules or pet rules, because none of them is in a public document today. We will not call a unit safe from water because of its floor, and we will not use the two highest transfers on the county roll as comparables for a typical unit. Our business at Top 1% Real Estate Agents Nationally Since 2008 runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold and 4,000+ transactions. What we bring to an Ambassador buyer is the record itself: we tracked every one of the 23 Ambassador sales in the county record since 2009, every one of the 60 Ambassador parcels on the Lee County roll and every state filing we could open, before writing any advice here.
Ambassador at Bonita Beach recorded 4 qualified condo sales in Lee County’s county record in the 60 months since October 2021, from $712,500 to $1,147,000, and the newest is dated April 14, 2026. Four is too few for a market median, so we list each sale. These are county recorded sales, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widened the window from 12 to 24, 36 and 60 months, looking for 10 qualified sales, as our method requires. The 12-, 24- and 36-month windows each hold 2 sales and the 60-month window holds 4, so no window reaches 10 and we list every sale of the last 60 months instead of leading with a median. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export. The roll keeps each unit’s last four sales with exact dates and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and only partial before 2009.
Window | Qualified sales | Low | High |
|---|---|---|---|
12 months since October 2025 | 2 | $712,500 | $1,147,000 |
24 months since October 2024 | 2 | $712,500 | $1,147,000 |
36 months since October 2023 | 2 | $712,500 | $1,147,000 |
60 months since October 2021 | 4 | $712,500 | $1,147,000 |
Here is every qualified sale in the 60-month window. The building address is the same for all four, and the floor is read from the unit number, which is our inference and not a published story count.
Date | Building address | Home | Floor read from unit number | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|
Jul 24, 2023 | 26300 Hickory Blvd | 2 bed, 2 bath | 9 | 1,253 | $1,004,000 | $801.28 |
Sep 1, 2023 | 26300 Hickory Blvd | 2 bed, 2 bath | 8 | 1,253 | $970,000 | $774.14 |
Dec 29, 2025 | 26300 Hickory Blvd | 2 bed, 2 bath | 9 | 1,253 | $1,147,000 | $915.40 |
Apr 14, 2026 | 26300 Hickory Blvd | 2 bed, 2 bath | 7 | 1,203 | $712,500 | $592.27 |
The median of these 4 sales is $987,000, the mean of the middle pair, $970,000 and $1,004,000, because 4 is an even count, and we state it only as the median of these 4 sales. Price per heated square foot runs from $592.27 to $915.40. Three of the four are 1,253 square foot homes and one is a 1,203 square foot home, and all four are two-bedroom, two-bath condos in the county’s sale record.
One 1,253 square foot, ninth-floor condo is in the qualified record twice: a sale on July 24, 2023 at $1,004,000 ($801.28 per heated square foot) and a sale on December 29, 2025 at $1,147,000 ($915.40). That is $143,000 more in about 29 months, a gain of 14.2 percent on paper. This is a public-record sale, not one of ours, and the county file does not say why the owner sold, what was renovated or who paid which closing cost. What it shows a buyer is that one ninth-floor 1,253 square foot condo has recorded above $1,000,000 twice, 29 months apart, and that a single home’s recorded price can move a long way while its size stays fixed.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Ambassador closings in the 12 months to that date, at $650,000 and $1,147,000, and 9 in the 60 months, from $650,000 to $1,450,500. No window reaches 10 closings, so we publish the sales and no median. On negotiation room, the December 29, 2025 sale closed at 97.6% of the final list price after 94 days on market, and the September 3, 2026 sale closed at $650,000 against a final list price of $759,000. Five units were active on October 3, 2026, listed from $825,000 to $1,195,000, with none pending, an indicative 30.0 months of supply on 2 closings a year. We keep these figures apart from the county record, because the two sources measure different things.
The county roll also shows the latest recorded sale on each parcel, whether or not the state classed it as qualified. Eleven Ambassador parcels carry a latest sale dated since October 2021, and three of them are the qualified sales above. The other eight are listed here with no median, because they mix transfers the county file excludes and each parcel shows only its latest sale, so none is a comparable without the deed and the closing details.
Date | Building address | Heated sq ft | Recorded price |
|---|---|---|---|
Mar 1, 2022 | 26300 Hickory Blvd | 1,213 | $1,375,000 |
May 31, 2022 | 26300 Hickory Blvd | 1,253 | $1,450,500 |
Jul 31, 2022 | 26300 Hickory Blvd | 1,203 | $640,000 |
Feb 9, 2024 | 26300 Hickory Blvd | 1,253 | $962,500 |
Apr 1, 2024 | 26300 Hickory Blvd | 1,203 | $550,000 |
Apr 19, 2024 | 26300 Hickory Blvd | 1,253 | $1,100,000 |
May 9, 2024 | 26300 Hickory Blvd | 1,253 | $975,000 |
Aug 6, 2024 | 26300 Hickory Blvd | 1,253 | $1,070,000 |
Two of these prices, $1,375,000 and $1,450,500, are above the $1,147,000 high in the qualified file, so the qualified record understates the top of Ambassador’s range. The $1,375,000 transfer is for a 1,213 square foot penthouse that appears in the qualified file at $900,000 on April 7, 2021, so the same home shows two recorded prices $475,000 apart within less than a year, and the county file does not say why. We would not use either of the two highest transfers as a comparable for a typical unit, and we would not dismiss the other six, which run from $550,000 to $1,100,000 and show that the building traded in 2024 at prices the qualified file does not hold.
Eight of Ambassador’s 60 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 13.3 percent of the building. That is a floor, because a parcel that sold twice since Ian shows only its last sale. A Gulf Coast News Now report quotes a board officer at neighboring Seascape saying about 10 percent of that building’s owners sold after the storm, so the two buildings show similar turnover.
Of the 59 Ambassador parcels with a latest recorded sale date, 23 show a date in the 1980s or 1990s, 10 in the 1980s and 13 in the 1990s, which is 39 percent of the building. The other 36 split 9 in the 2000s, 11 in the 2010s and 16 since 2020. A latest sale in 1995 does not prove the same owner still holds the unit, but it does mean no recorded sale has happened since. For a buyer that is consistent with few units reaching the market in any one year, though listing counts are an MLS figure we could not pull.
The table groups every qualified sale since 2009, the years for which the record is complete, by period. It is a history of what the record holds, not today’s price, and we publish ranges and no medians.
Period | Qualified sales | Price range | Per heated sq ft range |
|---|---|---|---|
2009 to 2014 | 6 | $369,000 to $575,000 | $294.49 to $455.27 |
2015 to 2019 | 7 | $550,000 to $665,000 | $438.95 to $530.73 |
2020 to 2022 | 6 | $570,000 to $900,000 | $473.82 to $741.96 |
2023 to 2026 | 4 | $712,500 to $1,147,000 | $592.27 to $915.40 |
No qualified Ambassador sale is dated between April 7, 2021 and July 24, 2023. Beyond those 23, the county file holds 96 earlier qualified sales back to 1982, which makes 119 in all, and because the roll keeps only each unit’s last four sales we use that count and its first year and draw no price signal from the early decades.
Ambassador at Bonita Beach is one condo product in four sizes: 60 homes of 1,203, 1,213, 1,253 or 1,263 square feet of heated area, on nine residential floors plus a penthouse level. A buyer is choosing a floor, a stack and a condition, not a floor plan, and 36 of the 60 homes are 1,253 square feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The roll gives unit numbers, heated area and a Gulf-side land code for every parcel, and the pattern is regular. Each of floors 2 through 10 has six homes, and the top level has six penthouses. We read a stack as the line of units that share the last two digits of their numbers.
Heated size | Homes | Where, read from the unit numbers |
|---|---|---|
1,203 sq ft | 18 | Two of the six stacks, on floors 2 to 10 |
1,213 sq ft | 2 | The same two stacks, on the penthouse level |
1,253 sq ft | 36 | Four of the six stacks, on floors 2 to 10 |
1,263 sq ft | 4 | The same four stacks, on the penthouse level |
The counts add to 60: 18 plus 2 plus 36 plus 4. Heated area totals 74,240 square feet, a mean of 1,237.3 per home and a median of 1,253. The two smaller stacks are the units whose numbers end in 03 and 04, and the four larger stacks end in 01, 02, 05 and 06. The county’s sale records show two bedrooms and two baths on every one of the 119 qualified sales on file, and the roll extract does not list bedrooms for unsold units, so confirm a specific unit on its property record card.
Nine floors of six homes make 54, and six penthouses bring the total to 60. There is no floor numbered 1 on the roll, which suggests the ground level is entry, parking and storage and not residential, though that is our inference. The roll does not state a story count, and the habitable story count is the figure Florida’s milestone and reserve rules use, so ask the association for it in writing.
The one 1,203 square foot sale in the 60-month window, $712,500 in April 2026, is $257,500 below the lowest 1,253 square foot sale, $970,000 in September 2023. The size gap is 50 square feet, 4.0 percent of 1,253, and it does not explain a price gap of that size. Floor, stack, view, condition, renovation and timing are not in the county file, so we cannot say which one does, and that is why we price each condo from its nearest like sale and adjust, never from a building average. Since 2009 the county file holds 7 qualified sales of 1,203 square foot homes, 14 of 1,253 square foot homes, one of a 1,213 square foot penthouse and one of a 1,263 square foot penthouse, 23 in all.
Six penthouses sit on the top level, two at 1,213 square feet and four at 1,263. The county’s heated areas for them are within the same range as the rest of the building, so we do not treat the penthouse level as a different product with a different footprint. Only two penthouse sales are in the qualified file since 2009, $575,000 in 2014 and $900,000 in 2021, and the roll shows a $1,375,000 transfer in March 2022 for one of them that the qualified file does not hold. Three of the six penthouses show a latest recorded sale in the 1980s or 1990s. The two highest transfers on the roll, a penthouse at $1,375,000 and a ninth-floor home at $1,450,500, show that a high price at Ambassador does not belong only to the top level.
Ambassador suits a buyer who wants a mid-sized Gulf-side condominium of one size class, who is comfortable getting the documents before the offer, and who values a position between two county beach accesses. It also suits a buyer who likes comparing like with like, because two homes in the same stack differ by floor and condition and not by plan.
It does not suit a buyer who needs a published fee schedule, a posted reserve study and a public rules document on day one, because we could not find any of them. It does not suit a buyer who needs guaranteed short-term rental rights, because the rental terms are not public. And it does not suit anyone unwilling to pay for a careful document review, because a 1982 building on the Gulf owes its owners the milestone inspection and reserve study discussed below.
The recurring cost of owning an Ambassador at Bonita Beach condo cannot be stated from public documents, because the association has not published its assessment, budget or fee schedule. What the record does document is a $240 state fee for 60 units, deed stamps at $0.70 per $100 and an estoppel certificate fee capped by statute.
No association document we read states Ambassador’s monthly or annual assessment, the unit shares or the items the assessment covers. We found no association website, brochure or fee schedule. Commercial listing sites appear to carry a fee and an included-services list for Ambassador, and we did not use them, because that text was keyed in for a listing and is not an association document. The Southwest Florida MLS fee fields are agent-entered too, and we report them as that: listings on October 3, 2026 show a condo fee of $3,900 a quarter ($15,600 a year) on all five active listings and on the two most recent closings, while three 2024 closings were entered at $2,500 to $3,500 a quarter, so the rows disagree over time. The same rows show an application fee of $150 to $200. The association budget and the estoppel certificate are the binding sources.
Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. Read the budget for these lines:
Assessments are normally apportioned by each unit’s share of the common expenses in the declaration. At Ambassador all 60 homes are within 60 square feet of one another, so an equal split is plausible, but the declaration may assign shares by another formula, and the budget’s per-unit schedule will show which.
An association pays the Division of Florida Condominiums $4 per residential unit each year under Florida Statute 718.501, and 60 times $4 is $240. The state’s payment history shows $240 billed, $240 paid and $0 due for each billing year from 2022 through 2025 and a blank row for 2026, and the state’s extract lists Ambassador as Approved and Delinquent. Our reading is that the 2026 fee is not recorded as paid in the extract, which can lag a payment. That is our reading of an administrative record and not a legal finding, and a buyer can ask the manager for the current state fee receipt.
The state’s condominium extract names Suitor and Associates in Fort Myers in care of the association, and the Florida corporate record’s 2025 and 2026 filings name Cambridge Management in Bonita Springs as registered agent and mailing address. A registered-agent address is not proof of who manages a building day to day, and the state’s contact data can be years old. We publish both and do not choose, because the estoppel certificate names the manager that issues it.
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed. In Lee County the seller customarily orders it and pays for it, and the contract controls.
For an Ambassador buyer the certificate is also where the unpublished terms appear: any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. Ask for it early in the contract period.
No Ambassador at Bonita Beach special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, so we cannot say whether the association has levied one. The route to the answer is the estoppel certificate, the budget and the meeting minutes, and Florida law says what a notice must contain.
We looked for an association website, owner letters, assessment notices and press coverage naming Ambassador, and we found the corporate and state records described on this page and no association documents. Neighboring Seascape published a series of Hurricane Ian assessment letters, and a local news report put the cost there near $50,000 per owner. We use that only as context for what Gulf-front buildings on this strip have faced, and not as a statement about Ambassador.
Florida Statute 718.116 requires the written notice of a special assessment to state its purpose. Under Florida Statute 718.112, a board meeting at which a special assessment will be considered requires 14 days’ mailed or delivered notice and a posted agenda. A buyer who sees a notice should check that both are in order.
A buyer who closes becomes jointly and severally liable with the seller for assessments that came due before the transfer, under Florida Statute 718.116, which is why the estoppel certificate lists every open balance and why closing agents insist that it be paid at closing. If an installment falls due after closing, the contract should say who pays it.
If an Ambassador buyer finds a recent or pending assessment, we ask four questions. What is the stated purpose, and is it maintenance, a reserve catch-up or storm repair? How much has been paid and how much remains per unit? Is the work finished and permitted? And what does it say about reserve funding? A buyer can then negotiate with facts, and the answers go in the file we keep for your lender and your insurer.
Check the Ambassador at Bonita Beach condominium documents in this order: the budget and financial statement, every special assessment notice since 2022, the milestone inspection summary and reserve study, the declaration and its amendments, the rules, the insurance summary and the estoppel certificate. Florida law makes the seller supply the package, and the buyer gets a cancellation window.
Under Florida Statute 718.503, the seller of a resale unit must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. The seller pays to produce the package. Under the statute’s standard language, a buyer who did not receive the documents before signing can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, and the right ends at closing.
For Ambassador, ask for three things before anything else.
Three conflicts matter to a buyer. The state’s extract gives the project’s address as 25791 Hickory Blvd, while Lee County and the Florida corporate record say 26300 Hickory Blvd, and the county’s map shows all 60 parcels at 26300. The state names Suitor and Associates and the corporate filings name Cambridge Management, as covered above. And the state’s project name carries an A that the county and the corporation do not, which we cannot explain from public records. If a document, an estoppel or an insurance quote shows 25791, ask the association to confirm that it refers to the same building.
Ambassador at Bonita Beach’s leasing, pet and approval rules are not published, so a buyer cannot read a minimum lease, a rental cap, a weight limit or a sale-approval process online. Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top, and the estoppel certificate is where the association’s own terms appear.
Nothing we read states an Ambassador minimum lease length, a rental cap or a rental application. Many buildings on this strip set a 30-day or longer minimum and some add a waiting period for new owners, and Ambassador’s own rule can come only from its declaration, any amendments and its rules. Compare that with neighboring Casa Bonita Grande, whose declaration sets a 30-day minimum, as we cover in the comparison below.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. Such a unit needs a license from the state’s hotels and restaurants division, and the license does not create a right to rent that the declaration denies. Lee County levies a 5 percent tourist development tax on rentals of six months or less, administered by the Clerk’s Inspector General office, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s rate sheet. The City of Bonita Springs runs a rental permit program, and as we read the City’s page, condominiums of more than six units are exempt from the City permit. Ambassador has 60 units, and you should confirm the current rule with the City before you rely on it.
Rental frequency matters beyond the declaration. Citizens Property Insurance Corporation’s commercial residential eligibility bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed, and Ambassador’s rental share is not published. A buyer who plans to rent should ask for the association’s rental rules and its insurer’s transient-use disclosure together.
Ambassador’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Ask the manager for the pet section of the rules and any registration form, and ask whether the limit is by weight, count or breed, whether it covers guests and tenants and where pets may be walked. An assistance animal is not a pet under federal fair housing law, and the U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. Dog rules on public beaches are set by Lee County Parks and the City and not by the association, and as of October 1, 2026 the county’s page for Bonita Beach Park said pets are not allowed there.
Ambassador’s approval requirement, application process, right of first refusal, transfer fee and capital contribution are not published. Florida Statute 718.116 requires the estoppel certificate to state any capital contribution or transfer fee and any right of first refusal or board approval requirement, so request it at the start of the contract period, not the end, because approval time can move a closing date. Disputes over how an association handled a request can go through the process in Florida Statute 718.1255.
FEMA’s flood map places Ambassador at Bonita Beach in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts the building in Zone A. A unit’s own risk depends on its floor elevation, which is not published, and premiums depend on the carrier.
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points: the building’s map point and four points about 15 meters north, south, east and west of it. All five returned Zone AE, a base flood elevation of 11.0 feet and the panel above. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1, and the City-limits layer returned the City of Bonita Springs, community number 120680. The ground elevations we read, from the USGS elevation service, were 7.25 to 7.55 feet, so the base flood elevation is roughly 3.5 to 3.8 feet above the bare ground. FEMA’s map is a regulatory map, and it does not say whether a particular unit sits above or below the base flood elevation.
Ambassador is in Zone AE, where FEMA expects waves under three feet, and not in Zone VE, the coastal high-hazard zone. Casa Bonita Grande and some other Gulf-front buildings further south are mapped in VE with a base flood elevation of 13 feet. The difference changes the construction standard for new work and the way insurers rate a building. The county’s own coastal layer still lists the site as a Coastal High Hazard Area, so the two classifications should not be confused.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Ambassador that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for Ambassador is not published.
The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024. FEMA’s CRS guide explains how class ratings translate to discounts.
A condominium building can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage falls below the required share, and up to $30,000 for increased cost of compliance. For 60 units the arithmetic ceiling is $15,000,000, which is no more than about $202 per square foot of Ambassador’s 74,240 heated square feet of unit area, and less per square foot of total building area. Ambassador’s flood policy, limit and carrier are not published, so ask the manager for the declarations page.
Ambassador’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies.
The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Ambassador applied.
We found no Ambassador-specific Hurricane Ian damage report, assessment letter or insurance claim, and we did not pull the building’s permit history for this page. The record we can give is the surveyed high-water marks within 700 meters, the official surge ranges and a permit search you can run by address in minutes.
No Ambassador owner letter, board update, loan notice or press story about the building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that the building flooded or that it did not. The roll’s latest-sale dates show eight Ambassador parcels trading since the storm, which is consistent with an ordinary resale market and says nothing about damage.
The U.S. Geological Survey’s high-water mark database for Ian holds two marks at Bay Harbour II, 26235 Hickory Blvd, about 264 meters from Ambassador’s map point: one at 11.3 feet above the NAVD88 datum, 5.0 feet above ground, rated excellent, and one at 12.2 feet, 5.95 feet above ground, rated fair. A further mark about 633 meters away, inside a ground-floor unit at 25901 Hickory Blvd, reads 11.3 feet with 2.53 feet of water inside. Ground at Ambassador’s map points is 7.25 to 7.55 feet above that datum, so 11.3 minus 7.25 to 7.55 gives roughly 3.75 to 4.05 feet of water above Ambassador’s bare ground. That is our arithmetic from a neighbor’s mark, not a measurement taken at Ambassador.
Published surge numbers differ, and we print them with their sources instead of choosing one. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of “an unprecedented 12 to 18 feet above ground level.” Lee County’s after-action report adds that the forecast surge for the Englewood to Bonita Beach stretch rose to 12 to 18 feet above ground on the morning of the storm, which was a forecast and not an observation. These are different measures at different places and times, and none is a gauge reading at Ambassador.
The City runs a self-service portal, EnerGov, where permits can be searched by address, and its Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. Search 26300 Hickory Blvd for the building, then ask the seller for the unit’s own permits for windows, sliding doors, air handlers, electrical, plumbing and any remodel. Open or expired permits can complicate a closing and a lender’s review, so ask the seller to close them out before the contract period ends.
The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line, and its program page explains the rules. Our comparison of the building’s map point with the state’s 1991 line and Lee County’s 1978 line found the 1991 line about 44 meters away and the 1978 line about 31 meters away, and places the building seaward of the 1991 line and landward of the 1978 line. A new building, major addition or reconstruction on that side generally needs a state permit in addition to the City permit, and whether any Ambassador structure holds one is not published. Lee County’s geographic layers also returned “High hazard” for the Coastal High Hazard Area and “Coastal Building Zone (ORD 94-22)” at the building’s point, and we report those as queried and no more.
Ask whether the building or the unit took water, whether an insurance claim was filed and paid, whether the association levied a special assessment for storm work and whether every permit is closed. Florida Statute 689.302 requires a seller to disclose flood history, and a buyer who gets the answers in writing has what a lender and an insurer will ask for.
An Ambassador at Bonita Beach condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. Ambassador publishes no budget, reserve or insurance summary, so we ask the manager early for the condominium questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and an older Gulf-side building draws more scrutiny. A project whose documents are slow to arrive can delay a closing, which is why we request them before you offer. We do not name a lender here, and your own lender’s rules decide what it will fund.
A unit in FEMA Zone AE at an 11-foot base flood elevation is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. Get pre-approved before you tour, ask how long the questionnaire takes and ask the manager for the master policy declarations page. A cash buyer skips the questionnaire and still needs the same documents.
Property tax on an Ambassador condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment and resets to market value after a sale, so never carry the seller’s bill forward. At the $970,000 recorded price, one mill of tax is $970.00 before exemptions and the seller customarily pays $6,790.00 of deed stamps.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Department of Revenue tax rates, retrieved 1 Oct 2026)
The roll at leepa.org shows each unit’s assessed value, exemptions and taxing authorities, including the City of Bonita Springs. A change of ownership resets a capped assessment to market value. We do not publish an Ambassador millage rate, because we did not confirm the taxing district’s current millage for the building and a made-up rate would mislead you. Each mill is $1 for every $1,000 of taxable value, so the table shows one mill at three recorded prices. Ask us for an estimate at your own price.
The three prices are the lowest, the second-lowest and the highest of the 4 qualified sales in the 60 months since October 2021. The financed rows assume 20 percent down, which is our example and not a recommendation. The rates are the Florida Department of Revenue’s published rates for mortgage documentary stamps (35 cents per $100 of the amount secured) and the nonrecurring intangible tax (2 mills on the amount secured).
Item | $712,500 (lowest) | $970,000 (second-lowest) | $1,147,000 (highest) |
|---|---|---|---|
Deed stamps at $0.70 per $100, customarily the seller’s | $4,987.50 | $6,790.00 | $8,029.00 |
One mill of property tax (before exemptions) | $712.50 | $970.00 | $1,147.00 |
Loan with 20 percent down | $570,000 | $776,000 | $917,600 |
Mortgage documentary stamps at $0.35 per $100 | $1,995.00 | $2,716.00 | $3,211.60 |
Nonrecurring intangible tax at 2 mills | $1,140.00 | $1,552.00 | $1,835.20 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, escrows, prorations, any Ambassador application or transfer fee, the estoppel fee described above and any special-assessment installment that falls after closing. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, and the contract controls both. Your lender’s Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
Data updated: October 2026 (National Association of Realtors guidance)
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first Ambassador door. You can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs in plain terms before you sign. Start your Ambassador at Bonita Beach buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer, queried on October 1, 2026 for Ambassador’s map point, returned elementary zone Q, middle school zone GG and a high school zone labeled South 3. The School District of Lee County’s address locator controls the answer for any specific unit, and the district revises its plan annually.
Open the district’s school zones page, which links to the school site locator, and enter 26300 Hickory Blvd. Run it for the current school year and again if the district approves a new plan. The district’s enrollment plan explains choice and proximity zones.
In the 2024 to 2025 enrollment plan, elementary zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools, and middle zone GG lists Bonita Springs Middle and Three Oaks Middle. A zone code in 2026 may map to a different set of schools, and we did not read the 2026 to 2027 plan, so treat this as a map to the question and not the answer. We publish no school grades, because a grade attaches to a school and not to a building. A buyer counting on a particular school should confirm it in writing with the district before offering.
Living at Ambassador means two free-parking county beach accesses within about 250 meters on foot, a mid-strip position on Hickory Blvd, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.
By our straight-line measurement, Access 9 at 26220 Hickory Blvd is about 125 meters north of the building, Access 8 at 26410 Hickory Blvd is about 242 meters south and Access 7 is about 609 meters away. The county’s Bonita Beach access page lists free parking at accesses 2 through 9 and warns that the beaches have not been restored to their condition before Ian. Lee County Parks said Bonita Beach Park was closed from September 8, 2026 for repair construction, and Bonita Beach Access 1 said its lot closes November 1, 2026. A WGCU report covers the closures. The pages change, so check them before you go. Whether an owner can walk through the building’s own grounds to the sand is a declaration question.
The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022, and we found no current status, so we claim no through route to Fort Myers Beach. Bonita Springs Utilities lists the City in its water and wastewater service area, and Florida Power and Light is the electric utility. Whether Ambassador uses county trash collection, who provides internet and how mail is handled are not published. Public routing from a mid-strip point gives about 39 minutes to Southwest Florida International Airport, 32 minutes to Fifth Avenue South in Naples and 14 minutes to Interstate 75 at exit 116, estimates and not official figures. LeeTran buses operate in the area.
The Florida Department of Environmental Protection lists the Bonita Beach nourishment project in its funding request, and Lee County awarded a roughly $39.2 million contract in September 2024, according to WINK News. We did not confirm completion or whether it reaches Ambassador’s beach. Sea turtle nesting runs from May 1 through October 31, and the City’s sea turtle awareness page asks that lights visible from the beach be shut off or shielded from 9 PM to 7 AM. A Gulf-side owner should ask the association about balcony lighting rules before changing any fixture.
Casa Bonita Grande is the strip’s closest comparable to Ambassador on price: its 3 qualified sales in 60 months, $900,000 to $1,010,000, fall inside Ambassador’s 4, $712,500 to $1,147,000, and both are Gulf-side and mid-sized. They differ in age, flood zone and how much each association publishes.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Casa Bonita Grande is a 54-unit Gulf-side condominium at 25900 Hickory Blvd, and our guide to it reads a declaration and 2024 rules that Ambassador’s public record does not allow. If you are weighing it, our buyer page is Buy a Home in Casa Bonita Grande.
Question | Ambassador | Casa Bonita Grande | Who it fits |
|---|---|---|---|
Size | 60 units | 54 units | Either; the counts are close |
Built | 1982 per the county roll | 1976 per the county roll | Ambassador for a newer building |
Qualified sales, last 60 months | 4 sales, $712,500 to $1,147,000 (no median) | 3 sales, $900,000 to $1,010,000 (no median) | Too few for a median; compare unit by unit |
FEMA zone | AE, 11 ft | VE, 13 ft | Ambassador for the lower-hazard map class |
Unit sizes | 1,203 to 1,263 sq ft, one size class | 1,030 to 1,496 sq ft, four plans | Casa Bonita Grande for more variety |
Published fees and rules | None found | Declaration and 2024 rules read | Casa Bonita Grande for transparency |
Rental terms | Not published | 30-day minimum, per its rules | Casa Bonita Grande if rental flexibility matters |
Pets | Not published | One pet of 30 pounds or less, owners only | Ambassador only after confirming its rules |
Evacuation zone | A | A | Equal |
The sales counts come from the county’s recorded-sales file, and the unit counts come from the state condominium records. We compare the two on their last 60 months because a median of fewer than 10 sales is not a price signal.
If your priority is | Look first at | Why, from the record |
|---|---|---|
The newer building | Ambassador | Built 1982 against 1976 |
A lower flood-map class | Ambassador | AE 11 against VE 13 |
Documents you can read before the offer | Casa Bonita Grande | Declaration and rules are summarized on our page |
A choice of floor plans | Casa Bonita Grande | Four plans against one size class |
A rental policy you can verify today | Casa Bonita Grande | 30-day minimum documented |
Choose Ambassador if a newer building, a lower base flood elevation and a single size class matter and you are comfortable doing the document work this page describes. Choose Casa Bonita Grande if you want public documents, a documented rental minimum and more plans, and accept its VE 13 zone and 1976 build year.
Ambassador’s 4 qualified sales in 60 months are too few for a stated median, and so are those of most strip associations, while Seascape, Bonita Beach Club and Bay Harbor Club reached 10 sales in their windows. The table copies each association’s figures from our county record with its own window beside every number, so read the rows as directional.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An association that did not reach 10 qualified sales in 60 months shows “not stated” for its median, because a median of fewer than 10 sales is not a market signal.
Association | Side | Built (roll) | FEMA zone, BFE | Window used | Qualified sales | Median | Range |
|---|---|---|---|---|---|---|---|
Gulf | 1982 | AE 11 | 60 months, fewer than 10 | 4 | not stated | $712,500 to $1,147,000 | |
Gulf | 1976 | VE 13 | 60 months, fewer than 10 | 3 | not stated | $900,000 to $1,010,000 | |
Gulf | 1972 | AE 11 | 60 months, fewer than 10 | 6 | not stated | $575,000 to $970,000 | |
Gulf | 1979 | AE 11 | 60 months, fewer than 10 | 2 | not stated | $620,000 to $680,000 | |
Gulf | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | |
Gulf | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | |
Bay | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | |
Bay | 1980 | AE 11 | 60 months, fewer than 10 | 8 | not stated | $395,000 to $833,000 |
Bay Harbor Club sits on the bay side of Hickory Blvd, in AE 11 like Ambassador, so it is a different product for a buyer who wants water access. Seascape is a larger Gulf-side building whose public letters document special assessments, and Bonita Beach Club is a gated community with published dues. The Casa Bonita towers include buildings mapped in the VE 13 zone, a different flood-risk class from Ambassador’s AE. If you must sell first, read how we sell Ambassador condos and get a free valuation, and Call Jesse direct at (239) 898-6072. For the same read across the city, see our Bonita Springs buyer page.
An Ambassador condo offers a mid-sized Gulf-side address with one size class, a lower flood-map class than the Casa Bonita towers and two free-parking beach accesses within 250 meters. The costs are an unpublished fee schedule, a 1982 building’s milestone and reserve obligations and the insurance pressure common to Gulf-front buildings.
To see Ambassador condos for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
The Southwest Florida MLS showed 5 Ambassador condos active on October 3, 2026, listed at $825,000, $859,000, $1,100,000, $1,189,000 and $1,195,000, and none pending. Against 2 closings in the last 12 months that is 30.0 months of supply, an indicative figure on so few sales. A saved search is how you see the next one first, and if Ambassador does not have the right unit we also represent buyers across Bonita Springs.
You get a personalized Ambassador condo buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred floor and size, and whether a garage, a rental plan or a pet matters, and we send the Ambassador condos that fit.
We start with size band, floor and the flood zone, because those decide most of the price and risk. Then we map your budget to the 4 recorded sales we tracked, price the monthly cost once the budget arrives, and list the documents your lender and insurer will ask for.
Start your Ambassador at Bonita Beach buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072. If you need to sell to buy, read how we sell Ambassador condos and get a free Ambassador home valuation.
A seasonal Ambassador buyer owns a Gulf-side condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first, because they are not published. The building is in evacuation Zone A, the first zone Lee County orders to leave.
Ask the manager for the storm plan, shutter or impact-glass status, the elevator shutdown plan and the rule on vehicles. Tell your insurer the unit will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine with a caretaker the manager knows.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. Foreign buyers should plan with a cross-border tax adviser, because a future sale can face withholding under FIRPTA unless an exemption applies.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
These are the questions Ambassador condo buyers ask most, answered from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Ambassador at Bonita Beach and stands on its own.
Lee County’s roll gives 1982 as the year built for all 60 Ambassador parcels, and the corporate record shows the association filed on February 3, 1982. We use 1982, and no certificate of occupancy is public.
Ambassador has 60 units, according to the state’s condominium record and Lee County’s roll, which lists 60 unit parcels at 26300 Hickory Blvd. The county’s map also returns a common-element parcel that holds the shared land, and it is not a home.
The building is at 26300 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of Hickory Blvd. The state’s condominium extract lists a different street number, which we print as a conflict in the public record.
The county roll lists all 60 Ambassador parcels on the Gulf side of Hickory Blvd, and the building sits between two public beach accesses about 125 and 242 meters away. We have not verified each unit’s view, so check it in person.
Ambassador is inside the City of Bonita Springs, with a Bonita Springs mailing city and ZIP 34134 on the county roll. It is not in Fort Myers Beach, and it is not any of the other places called Ambassador.
Yes. The Southwest Florida MLS showed 5 Ambassador units for sale on October 3, 2026, listed from $825,000 to $1,195,000, and none under contract. We send current listings from the Southwest Florida MLS when you contact us. The county roll shows 11 Ambassador units with a latest sale since September 2021.
The county’s qualified record shows 4 sales in the 60 months since October 2021, from $712,500 to $1,147,000, and the newest is dated April 14, 2026. These are county recorded prices, not MLS closings, and we state no median for so few sales.
The lowest qualified sale since 2009, the years for which the record is complete, is $369,000, in the 2009 to 2014 period. It is history and not a price signal for today.
All 60 homes are 1,203, 1,213, 1,253 or 1,263 square feet of heated area, and 36 are 1,253. Every qualified sale in the county file is a two-bedroom, two-bath condo.
Six homes sit on the top level, two at 1,213 square feet and four at 1,263. They are the same size class as the rest of the building, so a penthouse is a location, not a different plan.
Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $3,900 a quarter ($15,600 a year), as entered by the listing agents. Closings entered in 2024 showed $2,500 to $3,500 a quarter, so the figures disagree over time. The association budget in the seller’s package under Florida Statute 718.503 and the estoppel certificate are the binding sources.
We found no public special assessment notice, which does not prove none exists. The estoppel certificate and the budget show any assessment in effect, and Florida requires a notice to state its purpose.
Ambassador’s rental rules are not published, so treat the answer as unknown until the declaration and rules arrive. Florida’s vacation-rental license, Lee County’s 5 percent tourist tax and the City’s rental permit rules apply on top of the association’s own rules.
The pet rules are not published, so we cannot state a weight or count limit. The rules and the estoppel certificate are the sources, and assistance animals are protected separately under federal fair housing law.
FEMA’s flood map places Ambassador in Zone AE with an 11-foot base flood elevation on panel 12071C0651G. We queried five points around the building on October 1, 2026 and all five returned the same result.
Lee County’s evacuation map puts Ambassador in Zone A, the first of five surge zones, A through E, that the county orders to leave. Know your route and your building’s storm plan before the season starts.
No building-specific Ian document is public, so we cannot say. The closest surveyed USGS high-water mark, about 264 meters away, read 11.3 feet, and the water at the building itself is unknown. Ask the seller in writing.
Ambassador’s carriers and premiums are not published. Florida’s statewide average premium per commercial residential condominium policy was $72,570 in June 2022 and $135,100 in June 2026, and one building’s cost can differ widely.
Not public, so we do not assert a result. Florida law required an initial milestone inspection by December 31, 2024 and a structural integrity reserve study by December 31, 2025 for buildings that qualify, and a 1982 building fits.
Two public records name different firms: the state’s extract names Suitor and Associates and the corporate record’s recent filings name Cambridge Management. The estoppel certificate names whoever issues it, so ask for that in writing.
Amenities are not published, and we found no pool, fitness room or clubhouse described in any record. The county shows a 2.95-acre common-element parcel, so shared grounds exist. Ask the manager for the amenity list.
Whether the declaration requires board approval of a buyer is not published. Ask for the declaration and rules during your document review, before you rely on a closing date.
Under the statute’s standard language in Florida Statute 718.503, a buyer who did not receive the documents before signing can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, and the right ends at closing.
It is the association’s written statement of what a unit owes. The fee is up to $299, up to $119 more for an expedited request and up to $179 more where the account is delinquent, per the Florida DBPR schedule.
Lee County custom has the seller paying deed stamps at $0.70 per $100 and the owner’s title policy, and the contract controls both. A buyer with a loan pays mortgage stamps and the intangible tax.
Many lenders finance condos, and each reviews the project’s budget, reserves, insurance and assessments. Ambassador publishes none of them, so the questionnaire depends on the manager’s response time. Ask your lender its rules early.
Since August 17, 2024, you sign a written agreement stating the compensation before touring. The fee is negotiable, you can ask the seller to cover it, and any part the seller does not cover is yours.
Yes, and plan for it: confirm the rental and approval rules, tell your insurer about vacancy, set a storm routine with a caretaker and know that the building is in evacuation Zone A.
It is a good idea when the building’s documents, flood zone, insurance and fees fit your plan. We cannot promise appreciation, and Ambassador’s recorded prices, $712,500 to $1,147,000 on 4 sales, show how much one building can vary.
Treat a Bonita Beach condo as a home first. Rental rules at Ambassador are unpublished, Florida limits short stays without a license, and our county record shows too few recent Ambassador sales for a trend.
Buyers have weighed assessments, insurance and reserve rules heavily, which slows older buildings. Ambassador’s county record shows 2 qualified sales in the last 12 months. The Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date against 5 active listings, an indicative 30.0 months of supply. The two sources count sales differently.
Ask for the budget, reserve study, milestone summary, assessment notices, insurance summary, rules, estoppel certificate and any water-intrusion history for the unit. We request them and read them with you.
The county’s layers returned elementary zone Q, middle zone GG and a high school zone labeled South 3 on October 1, 2026. The district’s address locator controls the answer, so confirm 26300 Hickory Blvd before you rely on it.
Ambassador is newer, 1982 against 1976, and in AE 11 against VE 13. Casa Bonita Grande publishes more of its documents and offers more plans. Our comparison table above sets them side by side.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county record, FEMA and the state filings before advising a buyer, and we say where the record runs out. See our about page.
Use the buyer form on this page or Call Marc at (239) 287-5873. Tell us your budget, timing and size preference, and we send the condos that fit and the documents to request.
A Bonita Beach condo specialist matters because the price is the smaller part of an Ambassador decision: unpublished fees, a flood zone and storm history, and rules you cannot read online all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a unit.
For the building record behind this page, read the Ambassador at Bonita Beach guide, and for the wider area see Bonita Beach. Selling instead? Request a free Ambassador valuation and Call Jesse direct at (239) 898-6072.
If you are ready to buy a condo in Ambassador, start your Ambassador at Bonita Beach buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012.
Your local real estate experts for Ambassador are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county record and the state’s filings before writing a word about a Bonita Beach condo.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Buying in Ambassador? See how we represent buyers or Call Marc at (239) 287-5873.
Selling an Ambassador condo? Get a free Ambassador home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Sea Isles, Bay Harbor Club and Bonita Beach Club.
Every figure on this page traces to a county, city, state or federal record, an association filing or news reporting, retrieved on or before October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files.
The official documents below are published by the issuing agency, and they are the ones an Ambassador at Bonita Beach condo buyer should read before signing. Each link opens the issuing authority’s own file, so you can read the fee schedule, the association filings and the flood rules yourself.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Estoppel certificate fees | Florida DBPR | Current schedule, next update by July 1, 2027 | The $299, $119 and $179 fee amounts | |
Association filing | Florida Division of Corporations | March 5, 2026 | Registered agent and mailing address | |
Association filing | Florida Division of Corporations | March 28, 2025 | Registered agent and mailing address change | |
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and design flood elevation | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | Floodplain development rules | |
Tropical cyclone report, Hurricane Ian | National Hurricane Center | Final report | Storm surge and inundation ranges |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures pulled October 3, 2026.
McGreevy and Comisar, Best Realtor for Ambassador at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.