We price a Bay Harbor Club condo from the nearest recorded sale, confirm the dock on its parcel record and request the budget 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 Bay Harbor Club at Bonita Beach, the two-tower, 103-residence bay-side condominium at 26225 and 26235 Hickory Blvd on Little Hickory Island, with a 50-slip boat basin on Hogue Channel. Bay Harbor Club sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Bay Harbor Club at Bonita Beach guide carries the full building record behind this page.
This is the Bay Harbor Club on Hickory Blvd, Bonita Springs, Florida 34134. It is not Bay Harbor in Bonita Bay, a separate golf community on the mainland side of Bonita Springs, and it is not the Bay Harbor Islands municipality in Miami-Dade County or a Bay Harbor Club condominium association in Pinellas County.
We wrote this page the way we brief a buyer we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable and never estimated.
To buy a condo in Bay Harbor Club at Bonita Beach in 2026, decide first whether you want one of the 50 units with a deeded boat dock, price your unit from the recorded sales of its own tower, request the budget, the assessment ledger and the estoppel certificate before you offer, and sign a written buyer agreement before touring.
The order matters because Bay Harbor Club is one floor plan sold as two different products. A dock unit and a non-dock unit share the same 1,345 square feet, the same pool and the same storm history, but a dock is a conveyed property interest recorded on the unit’s own parcel and the other 53 units have nothing like it. We build that picture for your short list before you tour, and the Bay Harbor Club at Bonita Beach guide holds the full association record.
These are the facts a Bay Harbor Club condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state and federal records and the association’s own website, and each explained in the section that covers it.
Bay Harbor Club at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read, the dock question and the fee stack to the flood map, the comparison with Sea Isles, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Bay Harbor Club at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Bay Harbor Club at Bonita Beach Buyer’s Agent?
What Is the Bay Harbor Club at Bonita Beach Condo Market Like for Buyers Right Now?
Which Bay Harbor Club Condo Fits Which Buyer?
Do Boat Docks Come With a Bay Harbor Club Condo at Bonita Beach?
What Will I Pay to Own a Bay Harbor Club Condo at Bonita Beach?
What Should I Check in the Bay Harbor Club Condominium Documents?
What Are the Bay Harbor Club Condo Rules on Leasing, Pets and Approvals?
Is Bay Harbor Club at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits Show at Bay Harbor Club Since Hurricane Ian?
Can I Finance a Bay Harbor Club Condo at Bonita Beach?
What Will My Property Taxes and Closing Costs Be on a Bay Harbor Club Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Bay Harbor Club at Bonita Beach?
What Is Daily Life Like in a Bay Harbor Club Condo at Bonita Beach?
Bay Harbor Club vs Sea Isles: Which Condo Should You Buy?
How Does Bay Harbor Club Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Bay Harbor Club?
How Do I See Bay Harbor Club Condos for Sale at Bonita Beach?
How Do I Get a Personalized Bay Harbor Club Condo Buyer Consultation?
Buying a Winter Home at Bay Harbor Club: What Seasonal Condo Buyers Should Know
What Bay Harbor Club Buyers Say About Working With Us
Frequently Asked Questions, Bay Harbor Club at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Bay Harbor Club? 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 Bay Harbor Club condo buyers with the same county-record data we use to price listings. We show you what each tower recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo in Bay Harbor Club at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a bay-side condo with a boat question. 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 leads our buyer representation and Jesse McGreevy leads our listings, so a Bay Harbor Club buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a condo to buy here? Our Bay Harbor Club home valuation and Bay Harbor Club seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Bay Harbor Club condo on your short list we match it to its tower, floor and view, confirm from the county parcel record whether it carries a dock, pull the recorded sales of its nearest twins, check its FEMA flood zone, request the estoppel certificate, the budget and the assessment ledger, and ask in writing for the milestone and reserve-study status. You tour fewer condos and offer with fewer surprises.
McGreevy and Comisar’s own closing history at Bay Harbor Club is part of the Southwest Florida MLS pull that was not available on the publication date. Information not available at time of publishing (checked 2026-10-01). This page does not claim that we sold, listed or represented a sale at Bay Harbor Club. What we bring is the record itself: we tracked every one of the 79 Bay Harbor Club sales in the county record since 2009, every one of the 102 Bay Harbor Club unit parcels on the Lee County roll export of September 27, 2026, and the City’s permit file for both towers, before writing any advice here.
Bay Harbor Club at Bonita Beach recorded 12 qualified condo sales in Lee County’s county record in the 24 months since October 2024, at a median of $555,000 and a range of $450,000 to $750,000. These are county recorded sales, not Southwest Florida MLS closings, and the newest is dated June 16, 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widened the window until it held at least 10 qualified sales, as our method requires. The 12-month window held 6 qualified sales, so it fell short, and the first window with 10 or more is the last 24 months, counted from October 2024. 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 | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 | 6 | $550,000 | $450,000 | $745,000 | $408.92 |
| 24 months since October 2024 (leading window) | 12 | $555,000 | $450,000 | $750,000 | $412.64 |
| 36 months since October 2023 | 13 | $560,000 | $450,000 | $750,000 | $416.36 |
| 60 months since October 2021 | 15 | $575,000 | $450,000 | $1,350,000 | $427.51 |
The 24-month median is the mean of the middle pair, $550,000 and $560,000, because 12 is an even count. The 12-month row has 6 sales and its median is the mean of $525,000 and $575,000, so read that row as the median of those 6 sales and not as a market signal. The 36-month window holds 13 sales, which is an odd count, so its median is the seventh sale. The 60-month window holds 15 sales and its $1,350,000 high is the one combined residence of 2,718 heated square feet, not a standard unit. All 12 sales in the leading window are resales of 1,345 square foot condos, and the county file shows no builder-direct sale.
Here is every qualified sale in the leading window, with the building address only. All twelve are two-bedroom, two-bath homes of the same 1,345 heated square feet, so the price per square foot moves with the price.
| Date | Building address | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|
| Apr 4, 2025 | 26225 Hickory Blvd | 2 bed, 2 bath | 1,345 | $515,000 | $382.90 |
| Apr 15, 2025 | 26225 Hickory Blvd | 2 bed, 2 bath | 1,345 | $750,000 | $557.62 |
| Apr 17, 2025 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $535,000 | $397.77 |
| Apr 25, 2025 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $585,000 | $434.94 |
| Jul 28, 2025 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $560,000 | $416.36 |
| Sep 29, 2025 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $550,000 | $408.92 |
| Jan 29, 2026 | 26225 Hickory Blvd | 2 bed, 2 bath | 1,345 | $525,000 | $390.33 |
| Feb 12, 2026 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $575,000 | $427.51 |
| Feb 23, 2026 | 26225 Hickory Blvd | 2 bed, 2 bath | 1,345 | $740,000 | $550.19 |
| May 11, 2026 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $450,000 | $334.57 |
| May 28, 2026 | 26225 Hickory Blvd | 2 bed, 2 bath | 1,345 | $745,000 | $553.90 |
| Jun 16, 2026 | 26235 Hickory Blvd | 2 bed, 2 bath | 1,345 | $500,000 | $371.75 |
The price per heated square foot runs from $334.57 to $557.62 on one floor plan, and the high is about 1.67 times the low. Five of the 12 sales were in the tower at 26225 Hickory Blvd, with a median of $740,000 (the median of these 5 sales), and seven were in the tower at 26235 Hickory Blvd, with a median of $550,000 (the median of these 7 sales). The three highest sales, $750,000, $745,000 and $740,000, were all at 26225. We read that as a pattern worth testing unit by unit, because with 5 and 7 sales it is not a market signal.
The county file holds 79 qualified Bay Harbor Club sales since 2009, and none is dated 2022 or 2023. One is dated 2024, six are dated 2025 and six are dated 2026 through June 16. Hurricane Ian reached this building on September 28, 2022, the City finaled the building-wide restoration permits on April 24, 2025, and every sale in the leading window is dated April 4, 2025 or later. We draw no conclusion about why, but the recorded market here is a recovery-era market.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS for Bay Harbor Club: closed-sale count and median from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply, list-price history and our own closings in the building. We are not estimating any of them from the county record, because the two sources measure different things.
One condo of 1,345 square feet in the 26225 tower is in the qualified record twice in the leading window: a sale on April 4, 2025 at $515,000 ($382.90 per heated square foot) and a sale on February 23, 2026 at $740,000 ($550.19 per heated square foot). That is an increase of $225,000, or 43.7 percent, in 325 days. 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. The county’s dock extra-feature line is on that unit. What it shows a buyer is that two sales of the same plan in one tower, ten months apart, can sit $225,000 apart, and that the documents and the condition of the unit have to explain the gap before you accept either number as a comparable.
Fifteen of Bay Harbor Club’s 102 unit parcels on the roll show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 14.7 percent of the building. The roll figure is a floor, because a parcel that sold twice since Ian shows only its last sale, and it counts every recorded transfer whether or not the state classed it as a qualified sale.
Almost every Bay Harbor Club condo is the same 1,345 square foot, two-bedroom, two-bath corner home, so the right condo for you is decided by the tower, the floor, the view, the lanai and the dock. The county records all but one residence at 1,345 heated square feet, and the exception is a combined three-bedroom home of 2,718.
Data updated: October 2026 (Lee County Property Appraiser roll and property record cards, read August 2026 and September 27, 2026)
The two towers stand at 26225 and 26235 Hickory Blvd, with 51 and 52 residences by the county’s complex record. Counts differ by file and date: that record, which we read in August 2026, states 103 units, and every dock, view and lanai count on this page comes from that read. The September 27, 2026 roll export lists 102 unit parcels, 51 in each tower, so one 26235 unit is absent from that file for a reason we could not determine, and we use 102 only for the share of parcels sold since Hurricane Ian. The state declares 104. The county records 13 residential levels, floors 1 through 12 plus a penthouse level coded as floor 13, over under-building parking, and it classifies the improvement as a high rise of eight or more floors. It does not publish a total story count, so we say 13 residential levels and no more. The county codes every unit as a corner, or end, unit, which follows from four units per floor per tower. Its view field reads BAY on 62 units, OBSTRUCTED on 29 and PARKING on 12, and it classifies none as Gulf-front, which is correct because the towers stand on the bay side of Hickory Blvd and the Gulf beach is across the road.
Thirty-nine units carry a 520 square foot glass-enclosed lanai, which brings them to 1,865 square feet gross, and 64 have a screened balcony instead. The glass lanai is not heated living area in the county’s count, so the 1,345 square foot figure in the sale table is the heated area for every unit. Ask for the permit and the as-built drawings if a seller markets a lanai as living space.
One home in the 26225 tower combines two original units into a single parcel of 2,718 heated square feet, with three bedrooms and three baths and a 1,040 square foot glass lanai. It is the reason the state still records 104 declared units while the county records 103. Its recorded sale of $1,350,000 on November 29, 2021 sits in the 60-month window and is no guide to the other 102 homes.
Bay Harbor Club suits a buyer who wants a quiet bay-side condo with a pool, courts and a boat basin, who is comfortable that the beach is across Hickory Blvd and not out the door, and who will read the documents before offering. It is a weaker fit for a buyer who needs a walkable dinner, a large boat, a mast that must clear a bridge or a fully documented fee schedule before touring. A buyer who wants Gulf-front should look at the Gulf-side towers instead, and our Bonita Beach Club guide and Seascape guide are the closest places to start.
If a Bay Harbor Club condo is on your list, start your Bay Harbor Club buyer consultation and we will tell you which units carry a dock and what the nearest recorded twin sold for. Call Marc at (239) 287-5873. Selling a condo first? Get a free Bay Harbor Club valuation and Call Jesse direct at (239) 898-6072.
A boat dock comes with 50 of the 103 Bay Harbor Club condos and with none of the other 53. The county records a dock on each of the 50 unit parcels, and seven legal descriptions name a dock number, so a dock is a property interest that travels with a specific condo.
Data updated: October 2026 (Lee County Property Appraiser extra-feature records read August 11, 2026; Lee County Manatee Protection Plan; association website)
Fifty of the 103 unit parcels carry the Lee County extra-feature line for a condominium dock basin, quantity one, base year 1995, and no unit carries more than one. By tower, 26 are at 26225 Hickory Blvd and 24 are at 26235 Hickory Blvd. Seven recorded legal descriptions name a specific dock inside the legal itself, and the dock numbers we observed run from 1 to 50, which corroborates a 50-slip basin from the property record and not from marketing copy. One legal also ties a boat lift to its dock. The association’s own website also says 50 docks, while the older Lee County Manatee Protection Plan counts 48 wet slips, so we use the current property record’s 50. Verify the dock against the unit’s own current parcel record and recorded legal description before you write an offer, because a list on a web page is not a title search, and we will check any unit on your short list.
The recorded sales hint at a premium and do not prove one. Using the county’s dock line for each of the 12 sold units, five carried a dock and sold at a median of $575,000 (the median of these 5 sales), from $515,000 to $750,000, and seven did not and sold at a median of $535,000 (the median of these 7 sales), from $450,000 to $745,000. With 5 and 7 sales the gap of $40,000 is a reason to compare unit by unit and not a rule. The county’s own 2026 preliminary median just values put dock units at $439,244 and non-dock units at $417,020, a difference of $22,224 or about 5.3 percent, which is the assessor’s read and not the market’s.
The basin sits off Hogue Channel, the marked back-bay route behind Little Hickory Island, and the practical limit on a boat here is height and not length. The fixed Big Hickory Pass bridge just north has a charted vertical clearance of 10 feet and a horizontal clearance of 40 feet, per paragraph 248 of the NOAA and NOS United States Coast Pilot 5, Chapter 4, edition dated August 9, 2026. A 30 foot center console or bay boat clears a 10 foot span, and a 30 foot flybridge or a sailboat with a stepped mast does not, so this is a center-console and bay-boat basin.
The route to the Gulf is bridged and local-knowledge only. We therefore do not describe Bay Harbor Club as having direct Gulf access, and no unbridged deep-water route to the Gulf exists from this basin.
The recurring cost of a Bay Harbor Club condo is the association fee, the unit owner’s insurance, property tax and any dock charge, and the first of those is not published anywhere we could reach. We will not estimate a fee, because the budget and the estoppel certificate are the only sources that give the real figure.
No condominium fee, budget, reserve study or assessment history for Bay Harbor Club appears in the association’s website, the management company’s website or any county or state record we could read. The association’s public document directories are small and open, and they hold a clubhouse guidelines document and a calendar instruction sheet. They do not hold the declaration, bylaws, articles, rules, budget, reserve study, SIRS or milestone inspection report, which is a definitive finding and not an absence of searching. You cannot self-serve the governing documents here. You receive them through the seller under Florida Statute 718.503 or from the manager.
The association is professionally managed. Three sources agree on Cambridge Property Management of Southwest Florida: the association’s Florida corporate filings use its office address, the association’s website routes sales and rental inquiries to its domain, and the company publishes that same office. The association’s clubhouse guidelines also refer to an on-site manager, and posted on-site office hours are not published. Confirm the managing entity on the estoppel certificate, because a name on a website is not a contract.
Ask the seller for the current budget and read it for these lines before you offer:
The estoppel certificate is the association’s written statement of what a unit owes, and it is where you will see any transfer fee, application fee, approval requirement or right of first refusal. Under Florida Statute 718.116, section (8), the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, 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. The contract controls who pays, and a buyer is jointly and severally liable with the seller for assessments that came due before the transfer, which is why the certificate must show the unit’s ledger.
We found no public special-assessment notice, board letter or ledger for Bay Harbor Club. Under the 2025 amendments to Florida’s condominium law the documents a buyer may demand now include copies of all assessments and special assessments for the previous two years, with an itemized list of which related to the milestone inspection report and which to the most recent reserve study. Ask for that list in the first days of the contract, because a building that finished two roof replacements and a multi-year storm restoration may have funded them from reserves, from insurance proceeds, from a loan or from owners, and the budget will say which.
Before you offer on a Bay Harbor Club condo, ask the seller for the declaration and its amendments, the current budget, the reserve study, the milestone inspection summary, the insurance certificate, the minutes and the estoppel certificate, because none of them is posted publicly. A prospective buyer has no independent right to inspect the association’s records.
Florida Statute 718.503(2)(a) entitles a buyer under contract, at the seller’s expense, to a current copy of a list of documents. Two items on that list matter most here: a copy of the inspector-prepared summary of the milestone inspection report, if applicable, and the association’s most recent structural integrity reserve study or a statement that it has not completed one. Section 718.503(2)(e) adds that where a required milestone inspection or reserve study is not complete, each residential-unit contract entered into after December 31, 2024 must carry a conspicuous statement saying so, and delivery of the package triggers a 7-day voidability window.
The trap is in Florida Statute 718.111(12)(e)1, which says the association is not required to give a prospective purchaser information beyond what the chapter requires to be made available. A prospective purchaser is not a member of the association, so all of your leverage runs through the seller. Order the package in the first days of the contract and put a date on it.
The milestone inspection deadline that applied to Bay Harbor Club was December 31, 2024. Florida Statute 553.899 requires a building of three or more habitable stories to have an initial milestone inspection by December 31 of the year it reaches 30 years of age, and for a building that reached 30 before July 1, 2022 the initial inspection was due before December 31, 2024. The county dates the towers to 1983 and 1984, so both reached 30 years in 2013 and 2014.
Whether the inspection was performed, and what it found, is not publicly discoverable, and that is how the statute is built. The sealed report goes to the association and to the local building official, and the state receives only aggregate counts. The state’s Building Reporting database, a separate self-reporting obligation, holds no entry for this association by name or by either address.
The association does appear as one row in the state’s reserve-study database for submissions since July 2025, listed under Bay Harbour Club. That row proves a reporting form was received. It carries no completion date, no engineer, no funding plan, no reserve figures and no pass or fail, so it is evidence that the association engaged with the requirement and not a clean bill of health. The reserve study deadline for an association of this age was December 31, 2025, and it covers eight components: roof, load-bearing structure, fire protection, plumbing, electrical, waterproofing, windows and exterior doors, and any other item over $25,000 affecting those systems.
Two Lee County circuit civil cases involving the association appear on the Clerk’s public docket, and both are disposed. Case 22-CA-005373 was filed December 21, 2022 against the post-Ian restoration contractor, the contractor counterclaimed and recorded lis pendens, the matter settled and was dismissed on October 5, 2023, and the lis pendens were released on October 6 and 9, 2023. Case 24-CA-002393 was filed March 26, 2024 against the association’s own property insurer and was voluntarily dismissed on November 11, 2025 after a notice of settlement. Settlement terms are not public, no docket entry names Hurricane Ian, and the descriptions are our reading of the docket’s shape.
This search is not exhaustive. The Clerk’s portal requires a registered account for a business-name search, so we cannot say these are the only two cases, and we did not search the official records for liens or notices of commencement. A lender’s condominium questionnaire asks about litigation, so ask the seller whether any suit is pending.
The rules on leasing, pets and approvals at Bay Harbor Club are in the recorded declaration and the association’s rules, and neither is published. The association’s website says only that pets meeting guidelines are allowed, and it states no minimum lease term, age restriction or approval process, so every answer must come from documents.
Minimum lease term, the number of leases allowed per year, board approval of tenants, any application fee and any minimum ownership period before leasing are not published by the association or the management company, and we could not retrieve the declaration. Figures circulate on third-party sites, none is corroborated by a primary document and none appears here. If you plan to rent the condo, make the rental rules a condition of your offer and read the declaration before the review period ends.
The association’s website says pets that meet guidelines are allowed, and it points owners to the Bonita Springs dog park on West Terry Street and the dog park at Lovers Key for off-site exercise. The guidelines themselves, meaning the number, weight, breed and where pets may go on the property, are not published. Lee County’s beach rules also keep pets off the county beaches. An assistance animal is a different matter, governed by fair housing law and not by a building’s pet rules, and the HUD guidance on assistance animals explains how.
Whether the association approves purchasers, holds a right of first refusal or charges an application or transfer fee is not published. The estoppel certificate is where those terms appear, so request it when you go under contract and read it before you spend money on inspections.
Bay Harbor Club at Bonita Beach sits in FEMA Zone AE with a base flood elevation of 11 feet NAVD88 on FIRM panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. Zone VE, the wave-action zone, begins roughly 150 metres west, across Hickory Blvd on the Gulf beach.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County GIS, USGS, Citizens Property Insurance and the Florida Office of Insurance Regulation)
Five probe points on and around the two building footprints in FEMA’s National Flood Hazard Layer returned the same result at each point: zone AE, coastal floodplain subtype, static base flood elevation 11.0 feet in the NAVD88 datum, special flood hazard area. We read it in August 2026, and Lee County’s evacuation layer returned Zone A on September 30, 2026. The island is narrow and the zone changes fast, as this transect shows.
| Position | FEMA zone | Base flood elevation (ft NAVD88) |
|---|---|---|
| Gulf beach and shoreline | VE | 16.0 |
| Gulf-front dune line | VE | 13.0 |
| West of Hickory Blvd | AE | 11.0 |
| Hickory Blvd corridor | AE | 11.0 |
| Bay Harbor Club building footprints | AE | 11.0 |
| Bay side | AE | 11.0 |
| Little Hickory Bay | AE | 10.0 |
Being in AE and not VE is materially better for a barrier-island building, because VE carries the wave-action construction standard. FEMA’s layer maps no Limit of Moderate Wave Action line in the immediate vicinity. USGS ground elevations at the building points run 3.7 to 5.3 feet NAVD88, so the base flood elevation sits roughly 5.7 to 7.3 feet above bare ground.
The City of Bonita Springs GIS flood layer returns AE with a base flood elevation of 12 feet at these coordinates, and FEMA’s own layer returns 11 feet. They agree on the zone. FEMA’s layer is the authority for the effective map, so this page uses 11 feet, and a site-specific elevation certificate is the only document that settles it for insurance rating. Existing elevation certificates can be requested from the City’s Community Development office.
The U.S. Geological Survey surveyed two high-water marks on the 26235 tower. The interior mark, a seed line inside the stairwell, is 11.3 feet NAVD88 and 5.00 feet above ground, rated excellent to plus or minus 0.05 foot and flagged as still water. That is 0.3 foot above the mapped base flood elevation. The exterior mark on the same building is 12.2 feet, rated fair and not flagged as still water, so it includes wave run-up. Neither supports a claim of a 12-foot surge at this building. Still-water marks across Little Hickory Island cluster between 11.3 and 12.4 feet, so the water level was consistent along the island and the effect on each building depended on its ground and floor elevations.
The initial Flood Insurance Rate Map date for both the City of Bonita Springs and Lee County is September 19, 1984. The county roll dates the 26225 tower to 1983 and the 26235 tower to 1984, and the City’s own 2025 permit descriptions call the buildings a pre-FIRM nonconforming building. The buildings were therefore not built to the elevation standards the map later imposed. Under federal law the National Flood Insurance Program moves pre-FIRM non-primary residences to full-risk premiums on a 25 percent annual increase track, against an 18 percent cap for others, under 42 U.S.C. 4015(e)(4). How that applies to a specific policy is something your insurer decides, and a web page cannot.
Two policies matter and they move differently. The unit owner buys an HO-6 policy for the interior, personal property and liability, or a wind-only HW-6 policy, and the association buys the master policy for the building. Citizens’ approved 2026 Lee County averages are $1,356 for a condo unit-owner multiperil policy, after a 7.0 percent decrease, and $2,413 for a wind-only policy, after a 7.8 percent decrease. The Florida Office of Insurance Regulation puts the Lee County condominium average at $1,494 including wind and $1,061 excluding it, as of March 31, 2026. Those are county averages and not a quote for any Bay Harbor Club unit.
The larger number is the master policy, which is not published for this building. The average statewide commercial condominium association policy rose from $72,570 in June 2022 to $147,381 in June 2024, an increase of 103 percent across 13,841 associations, while the average statewide unit-owner policy rose about 29 percent. Citizens approved a 14.1 percent increase for condominium association wind-only coverage for 2026 in the same year it cut homeowners multiperil rates by 8.8 percent. The master policy reaches you as part of the fee or as an assessment, so ask for the declarations page.
The City’s permit file shows Bay Harbor Club ran a permitted, City-inspected repair program after Hurricane Ian, including two flat re-roofs valued at $410,000 each and finaled February 26, 2024, and building-wide restoration permits finaled April 24, 2025. A final permit shows inspected work, and it does not certify every system.
Data updated: October 2026 (City of Bonita Springs permit portal, read August 2026)
| Work | Issued | Status |
|---|---|---|
| Hurricane damage repair, both towers, project “HURRICANE IAN on 9/28/2022” | July 24, 2023 | Finaled April 24, 2025 |
| Re-roof, remove existing flat roof and install a new modified flat roof, both towers | June 30, 2023 | Finaled February 26, 2024 |
| Ground-level demolition, “ground level components only,” both towers | May 19, 2023 | Expired |
| Fire pump and controller replacement, both towers | June 15, 2023 | Finaled October 17, 2023 |
| Pool and spa resurfacing, “Reconstruction Grounds Remediation” | September 20, 2023 | Finaled January 10, 2024 |
| “Proactive elective flood mitigation panels on pre-FIRM nonconforming building,” both towers | August 15, 2025 | Issued, open |
| Concrete restoration, 26235 tower common elements | July 29, 2021 | Finaled September 3, 2021 |
| New fire alarm in existing building, 26235 tower | April 27, 2021 | Finaled February 11, 2022 |
In the building’s favor, two full re-roofs, new fire pumps, a reconstructed pool and spa and a two-and-a-half-year restoration arc all reached final. The flood-relevant permits ran the City’s special flood hazard area review step and passed, which is direct evidence that the City applied the substantial-improvement screen to the post-Ian work.
On the other side, the demolition permits say “ground level components only,” which is dated evidence of significant ground-level damage, and three balcony slab-edge repairs were finaled in 2024 and 2025. Slab-edge repair is the ordinary maintenance signature of a 1980s coastal reinforced-concrete building, and it is also what a milestone inspection examines. The flood mitigation panel permits from August 2025 are still open. The permit file holds 444 permits across the two addresses, 245 at 26225 and 199 at 26235, and we did not total their valuations.
The City has not published a list of buildings red-tagged after Hurricane Ian, so we cannot say whether either tower was tagged. A buyer who wants that answer should ask the City’s Building Department in writing. The county’s own value history for the building also shows the storm: for tax year 2023 the county assessed every unit at the same $73,235, as of January 1, 2023, about three months after landfall, and the median unit just value recovered to $555,805 for 2024.
A Bay Harbor Club condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance, assessments, litigation and storm recovery will be questioned, 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 a project in storm recovery draws more scrutiny. The two disposed lawsuits on the public docket and the open flood-mitigation permits are items a questionnaire may touch, and a project whose milestone inspection and reserve study are not complete can narrow the pool of financed buyers. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
Property tax on a Bay Harbor Club 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 $555,000 county median, one mill of tax is $555.00 before exemptions, and the seller customarily pays $3,885.00 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)
The roll at leepa.org shows each unit’s 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 a Bay Harbor Club millage rate here, because we did not confirm the taxing district’s current millage, and a made-up rate would mislead you. Ask us for a tax estimate at your purchase price. Each mill is $1 for every $1,000 of taxable value, so the table below shows the dollar value of one mill at three recorded prices.
The three prices are the low, the median and the high of the 12 qualified sales in the 24 months since October 2024. The financed rows assume 20 percent down, which is our example and not a recommendation, and 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 | $450,000 (low) | $555,000 (median) | $750,000 (high) |
|---|---|---|---|
| Deed stamps at $0.70 per $100, customarily the seller’s | $3,150.00 | $3,885.00 | $5,250.00 |
| One mill of property tax (before exemptions) | $450.00 | $555.00 | $750.00 |
| Loan with 20 percent down | $360,000 | $444,000 | $600,000 |
| Mortgage documentary stamps at $0.35 per $100 | $1,260.00 | $1,554.00 | $2,100.00 |
| Nonrecurring intangible tax at 2 mills | $720.00 | $888.00 | $1,200.00 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, any Bay Harbor Club application or transfer fee, the estoppel certificate 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.
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 in conspicuous language 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 Bay Harbor Club door, and we explain who pays what: 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 anything. Start your Bay Harbor Club buyer consultation or Call Marc at (239) 287-5873.
Both Bay Harbor Club towers return the same result in the School District of Lee County’s own locator: Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Sub-Zone S-3. Lee County does not assign one school to an address, so a condo buyer with children ranks the schools in these zones.
Open the district’s school zones page, which links to the school site locator, and enter 26225 or 26235 Hickory Blvd. The result in the August 2026 research behind our guide was the same for both addresses, and the district revises its enrollment plan every year, so run the address again for the school year in which your child will enroll.
The district’s Student Enrollment Plan 2026 to 2027, approved December 1, 2025, lists these campuses for the zones above. Families rank the schools in their zone in preference order and a lottery runs when the window closes, so a listing here is a choice and not an assignment.
| Level | Zone | Schools listed in the plan |
|---|---|---|
| Elementary | Proximity Zone Q | Bonita Springs Elementary, Spring Creek Elementary, Pinewoods Elementary, San Carlos Park Elementary, Three Oaks Elementary |
| Middle | Proximity Zone GG | Bonita Springs Middle Center for the Arts, Three Oaks Middle |
| High | South Sub-Zone S-3 | Bonita Springs High, Estero High |
Bonita Springs High School is at 25592 Imperial Parkway, Bonita Springs, and both high schools host Cambridge programs. We publish no grades, rankings or test scores, because a grade attaches to a school and not to a building.
For elementary and middle schools the lottery preference runs through special programs and siblings, then Proximity 1, which means a residence within two miles of the school, and then Proximity 2, the school nearest the residence. Because Little Hickory Island is at the far south-west corner of the county, we infer that the two-mile preference is unlikely to attach to these campuses, and that is our inference from the plan’s definition and the campus addresses, not a statement from the district. The plan also says the barrier-island schools open to anyone are The Sanibel School, Pine Island Elementary and Fort Myers Beach Elementary, which does not include Little Hickory Island.
Daily life in a Bay Harbor Club condo at Bonita Beach means a pool, courts and a boat basin on site, a free public beach access across Hickory Blvd, and a car for nearly everything else. Our map query found no restaurant, cafe or grocery within 1.24 miles of 26225 Hickory Blvd, so the stretch is quiet by design.
Data updated: October 2026 (OpenStreetMap road network, Lee County Parks pages re-read 1 Oct 2026)
The association describes four pickleball courts, two tennis courts and two shuffleboard courts, and the county record supports the tennis and shuffleboard courts. It also describes a heated pool that measures 25 feet by 50 feet with a sundeck over Hogue Channel and two spas, and a clubhouse of 1,509 square feet that owners may reserve for private, non-commercial use. Kayak and paddleboard racks launch into Hogue Channel, a secure bicycle room is listed, and the lobbies, pool and clubhouse have secured entry. No source describes a gatehouse or a manned gate, so we do not call the building gated. We found no fitness room, sauna, guest suite or on-site restaurant in any source, and a buyer who needs one should ask the manager.
Bay Harbor Club does not own beach. Owners cross Hickory Blvd to Bonita Beach Access #9 at 26220 Hickory Blvd, a Lee County public access, and the county’s beach access page lists accesses #2 through #9 as free to park and dawn to dusk. The same page, which we re-read on October 1, 2026, tells visitors that beaches are not restored to pre-Ian conditions and that beach shoes should be worn. The association keeps an outdoor beach-rinse shower on its own property for the walk back.
Little Hickory Island Park, Access #10 at 26082 Hickory Blvd, is 0.42 miles by road. Its county page said on October 1, 2026 that the parking lot and amenities closed on September 8, 2026 for construction that restores Hurricane Ian damage, that pedestrian access to the beach continues, and that the annual parking pass is valid there. The same county page names LeeTran ULTRA On Demand as an alternative. The page changes, so check it before a beach day.
Distances are road miles on the OpenStreetMap network, and walk times assume 3.0 miles per hour on the same road distance. They are routing estimates and not official figures.
| Destination | Road distance | Drive time | Walk time |
|---|---|---|---|
| Bonita Beach Access #9, 26220 Hickory Blvd | Across Hickory Blvd | n/a | Under 2 minutes |
| Little Hickory Island Park, Access #10 | 0.42 mi | 2 min | About 8 minutes |
| Doc’s Beach House, 27908 Hickory Blvd | 1.99 mi | 4 min | About 40 minutes |
| Bonita Beach Park, Access #1 | 2.04 mi | 5 min | About 41 minutes |
| Publix, 26841 S Tamiami Trl | About 3.22 mi | About 8 min | Not walkable |
| Southwest Florida International Airport | 26.7 mi | 40 min | Not walkable |
We could not find a source for mail delivery arrangements, the trash hauler and pickup days, bulk cable or internet, a leasing minimum, or the number of parking spaces per unit and the guest rule. The county assigns garbage district 001 to the common-element parcel. Put each of those on the questions you send the manager, and we will send you the list.
Sea Isles is the closest bay-side comparable to Bay Harbor Club: both are two-tower condominiums on the bay side of Hickory Blvd in FEMA Zone AE at 11 feet. Bay Harbor Club is the larger, newer and more amenity-rich of the two, with 50 deeded docks, while Sea Isles carries larger homes and fewer recorded sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Sea Isles is an 84-unit condominium at 26131 and 26171 Hickory Blvd, and buying there is its own page, Buy a Home in Sea Isles. The figures below come from each building’s county record and carry their own windows, so read the sales rows as directional.
| Question | Bay Harbor Club | Sea Isles | Who it fits |
|---|---|---|---|
| Size | 103 units on the county roll (104 per the state) in 2 towers | 84 units in 2 towers | Sea Isles for a smaller project, Bay Harbor Club for a larger amenity base |
| Built | 1983 and 1984 per the county | 1980 per the county | Check each building’s documents and milestone status |
| Home sizes | 1,345 heated sq ft for all but one residence | 1,427 sq ft for 80 units, 2,980 sq ft for 4 penthouses | Sea Isles if you want more interior area |
| County sales | 12 qualified sales in the 24 months since October 2024, median $555,000, $450,000 to $750,000 | 8 qualified sales in the 60 months since October 2021, $395,000 to $833,000, the median of these 8 sales is $610,000 | Windows differ and Sea Isles has fewer than 10 sales, so directional only |
| Per heated sq ft | Median $412.64 (12 sales) | The median of these 8 sales is $427.47 | Directional only |
| Boat docks | 50 deeded docks, vessels up to 30 feet | None found in any source we read | Bay Harbor Club for boaters |
| Amenities | 4 pickleball, 2 tennis and 2 shuffleboard courts, heated pool, clubhouse | Pool flag, tennis and clubhouse unverified | Bay Harbor Club, because its amenities are documented |
| Fees and rules | Not published | Not published | Equal, so ask for the budget and estoppel certificate on both |
| Flood zone | AE, 11 ft | AE, 11 ft | Equal |
Per heated square foot the two buildings sit within about $15 of each other on these windows, and that is the arithmetic of two medians, not a ranking.
Choose Bay Harbor Club if a boat basin, courts and a documented amenity base matter to you, if you want a 10-sale-or-better county record in a shorter window, and if you will confirm the dock on a specific unit’s parcel record. It also suits a buyer who prefers a quiet end of the island and is comfortable that the beach is across the road.
Choose Sea Isles if you want more interior area at a similar price per square foot, a smaller building, and you do not need a dock. Read its fee, rental and pet questions before you commit, because none is published, and read our Sea Isles guide for the full record.
Bay Harbor Club’s county median of $555,000 sits below Bonita Beach Club and Seascape and above Dolphin Way, Plantation House and Bonita Beach and Tennis Club in the table below, though every row has its own window. A median of fewer than 10 sales is not stated, so most small associations show a range only.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each row copies the county record for that association, with its window and count beside every figure. An association that did not reach 10 qualified sales in 60 months shows “not stated” for its median.
| Association | Side | Built (roll) | FEMA zone, BFE | Window used | Sales (n) | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|---|---|---|---|
| Bonita Beach Club | Gulf | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Seascape | Gulf | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
| Bay Harbor Club | Bay | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Sea Isles | Bay | 1980 | AE 11 | 60 months (fewer than 10 sales) | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | not stated (fewer than 10 sales) |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Ambassador | Gulf | 1982 | AE 11 | 60 months (fewer than 10 sales) | 4 | not stated (fewer than 10 sales) | $712,500 to $1,147,000 | not stated (fewer than 10 sales) |
| Casa Bonita I | Gulf | 1973 | VE 13 | 60 months (fewer than 10 sales) | 8 | not stated (fewer than 10 sales) | $550,000 to $1,215,000 | not stated (fewer than 10 sales) |
| Casa Bonita II | Gulf | 1973 | VE 13 | 60 months (fewer than 10 sales) | 8 | not stated (fewer than 10 sales) | $675,000 to $1,305,000 | not stated (fewer than 10 sales) |
| Dolphin Way of Hickory Point | Gulf | 1975 to 1983 | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
| Bonita Beach Plantation House | Bay (Bonita Beach Rd SW) | 1985 | AE 10 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 |
Bay Harbor Club is one of four associations marked bay side in the table. It carries the lowest median per heated square foot among the associations that reached 10 sales, at $412.64 on a 24-month window, and our county review of the neighboring communities found none recorded with a 50-slip marina. The Gulf-side buildings, including Bonita Beach Club and Seascape, sit on the beach side of Hickory Blvd, and the Casa Bonita buildings are mapped in the VE 13 high-velocity wave zone, a different flood-risk class from Bay Harbor Club’s AE 11. For the same read across the whole city, see our Bonita Springs buyer page. Selling a Bay Harbor Club condo first? Read how we sell Bay Harbor Club condos and get a free valuation, or Call Jesse direct at (239) 898-6072.
A Bay Harbor Club condo offers a quiet bay-side address, one floor plan, a 50-slip basin and a documented court and pool set. The costs are unpublished fees, rules and reserve documents, a pre-FIRM building in Zone AE, a post-Ian restoration record, and a county price record that is only 12 sales deep.
To see Bay Harbor Club condos for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the dock, 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.
Information not available at time of publishing (checked 2026-10-01). That covers the number of Bay Harbor Club condos active and pending, their list prices, days on market and months of supply, all of which come from the Southwest Florida MLS. A saved search is how you see the next one first, and if Bay Harbor Club’s supply is too thin we also represent buyers across Bonita Springs.
You get a personalized Bay Harbor Club 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 tower and floor, and whether a dock, a rental plan or a pet matters, and we send the condos that fit.
Start your Bay Harbor Club buyer consultation with the form on this page, or read how we represent buyers. We map your budget to the 12 recorded sales we tracked in the leading window and list the documents your lender and insurer will ask for. 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 Bay Harbor Club condos and get a free Bay Harbor Club home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Bay Harbor Club buyer owns a bay-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. Both towers are in Lee County evacuation Zone A, the first zone ordered to leave.
Ask the manager for the storm plan, the shutter or impact-glass status, the elevator shutdown plan and the vehicle rule, and ask what the association requires of an absent owner. The association’s own calendar still showed a weekly bridge game and a board meeting in August, which suggests a year-round resident core who may help watch a building, though that is our inference and not a service the association promises. Tell your insurer the unit will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine and a caretaker the manager knows.
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
★★★★★ “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
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
These are the questions Bay Harbor Club condo buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Bay Harbor Club at Bonita Beach, and each is one paragraph you can read on its own.
Lee County’s property roll dates the 26225 Hickory Blvd tower to 1983 and the 26235 Hickory Blvd tower to 1984, so Bay Harbor Club at Bonita Beach is a 1983 to 1984 condominium.
Bay Harbor Club at Bonita Beach has 103 residences in the county’s complex record, in two towers of 51 and 52. The September 27, 2026 roll export lists 102 unit parcels, with one 26235 unit absent from the file for a reason we could not determine, and the state declares 104 units. The gap from 104 to 103 is one home that combines two original units into a single 2,718 square foot parcel.
The two Bay Harbor Club towers are at 26225 and 26235 Hickory Blvd, Bonita Springs, Florida 34134, on the bay side of Hickory Blvd on Little Hickory Island.
No. Bay Harbor Club at Bonita Beach stands on the bay side of Hickory Blvd, with Hogue Channel behind it and the Gulf beach across the road. The county classifies none of the 103 units as Gulf-front.
Bay Harbor Club at Bonita Beach is inside the City of Bonita Springs, on Little Hickory Island, with a Bonita Springs mailing city and ZIP 34134. It is not in Fort Myers Beach.
Units come to market from time to time, and we can send current Bay Harbor Club listings from the Southwest Florida MLS when you contact us. Information not available at time of publishing (checked 2026-10-01). The county’s roll shows 15 of 102 unit parcels with a latest recorded sale dated since Hurricane Ian made landfall on September 28, 2022.
The county’s qualified record, which we tracked sale by sale, shows 12 Bay Harbor Club sales in the 24 months since October 2024, at a median of $555,000 from $450,000 to $750,000. Six of them are dated since October 1, 2025: $450,000, $500,000, $525,000, $575,000, $740,000 and $745,000, the median of these 6 sales being $550,000. These are county recorded prices, not MLS closings.
All but one Bay Harbor Club residence is a two-bedroom, two-bath condo of 1,345 heated square feet. Thirty-nine units add a 520 square foot glass-enclosed lanai, which the county does not count as heated area, and the exception is one combined three-bedroom home of 2,718 heated square feet.
Fifty of the 103 Bay Harbor Club condos carry a deeded dock on the county record, 26 in the 26225 tower and 24 in the 26235 tower, and the other 53 carry none. The association states 50 docks for vessels up to 30 feet. Confirm the dock on the specific unit’s parcel record and recorded legal description before you offer.
The recorded sales hint at a premium and do not prove one. Five dock units sold at a median of $575,000 and seven non-dock units at $535,000, each the median of those sales, so the $40,000 gap is a reason to compare unit by unit and not a rule. The county’s 2026 preliminary median just values differ by about 5.3 percent.
Probably not. The fixed Big Hickory Pass bridge just north of Bay Harbor Club has a charted vertical clearance of 10 feet, and the route to the Gulf is local-knowledge only per the NOAA Coast Pilot. We do not describe Bay Harbor Club as having direct Gulf access, and the basin suits center consoles and bay boats.
The condominium fee at Bay Harbor Club is not published on the association’s site, by the management company or in any record we could read, and we will not estimate one. Ask the seller for the budget and the estoppel certificate, which state the operating fee, the reserves, the insurance line and any dock charge.
We found no public special-assessment notice, board letter or ledger for Bay Harbor Club. Florida law lets a buyer under contract demand an itemized list of assessments for the previous two years, so ask for it, and ask whether the post-Ian restoration was funded from reserves, insurance, a loan or owners.
Bay Harbor Club’s rental rules are not published, so we cannot state a minimum lease term, a cap or an approval process. Figures that circulate on third-party sites are not corroborated by a primary document. The declaration controls, so make the rental rules a condition of your offer if you plan to rent.
The association’s website says pets that meet guidelines are allowed, and the guidelines themselves, meaning number, weight, breed and where pets may go, are not published at Bay Harbor Club. Lee County keeps pets off its beaches. Assistance animals are protected under federal fair housing law regardless of a pet policy.
FEMA’s flood map places both Bay Harbor Club towers in Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022. The City’s own flood layer returns 12 feet at these coordinates, so only an elevation certificate settles where a specific unit sits.
Lee County’s evacuation layer returned Zone A for Bay Harbor Club on September 30, 2026. Zone A is the first of the zones the county orders to evacuate, so a Bay Harbor Club owner should plan to leave early in a hurricane.
The U.S. Geological Survey measured 11.3 feet NAVD88 of still water inside the stairwell of the 26235 tower at Bay Harbor Club, 5.00 feet above ground, and 12.2 feet on the exterior including wave run-up. The City’s permit file shows ground-level demolition and a restoration program that finaled April 24, 2025.
Safe is not a word we can promise, and we can make the risk measurable. For Bay Harbor Club, read the budget, the reserve study, the insurance declarations and the repair record, and compare the Zone AE map with the 11.3 foot Ian mark on the 26235 tower.
Expensive and changing. Citizens’ approved 2026 Lee County averages are $1,356 for a condo unit-owner policy and $2,413 for wind-only, and the statewide average condominium association policy rose from $72,570 in June 2022 to $147,381 in June 2024.
Florida law required an initial milestone inspection for Bay Harbor Club by December 31, 2024 and a structural integrity reserve study by December 31, 2025. The association appears as one row in the state’s reserve-study database since July 2025, which proves a form was received. No inspection result is public, and we do not say that any passed or failed.
Three sources agree on Cambridge Property Management of Southwest Florida: the association’s corporate filings use its office address, the association’s website routes sales and rental inquiries to its domain, and the company publishes that office. Confirm the managing entity on the estoppel certificate before you rely on it.
Two Lee County circuit civil cases appear on the Clerk’s public docket, and both are disposed: 22-CA-005373, against the post-Ian restoration contractor, dismissed October 5, 2023, and 24-CA-002393, against the association’s property insurer, voluntarily dismissed November 11, 2025. That search is not exhaustive, so ask the seller whether any suit is pending.
Yes. The association describes four pickleball courts, two tennis courts, two shuffleboard courts, a heated 25 by 50 foot pool with two spas and a clubhouse at Bay Harbor Club, and the county record supports the tennis, shuffleboard, pool, spa and clubhouse items. Hours and reservation rules are not published, so confirm that each is open.
No. Our map query found no restaurant, cafe, bar, grocery or convenience store within 1.24 miles of 26225 Hickory Blvd at Bay Harbor Club, and the nearest mapped supermarket is 3.22 miles away. The beach access across Hickory Blvd is under two minutes on foot.
Bay Harbor Club’s approval requirement, right of first refusal and transfer or application fee are not published. The estoppel certificate under Florida Statute 718.116 is where those terms appear, so request it at the start of the contract period and read it before you spend on inspections.
Under Florida Statute 718.503, a buyer can void the contract within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents, unless the documents were delivered before signing. The right ends at closing.
An estoppel certificate is the association’s written statement of what a unit owes. Under Florida Statute 718.116 the Bay Harbor Club association may charge up to $299 for it, up to $119 more if expedited and up to $179 more if the account is delinquent, per the state’s published inflation-adjusted schedule.
It is a negotiated term, and the contract controls. In Lee County the seller customarily pays the deed stamps and the owner’s title policy, and the buyer’s costs include lender-related items, inspection, survey and any association fees. The worked example above shows the deed and mortgage taxes at three recorded Bay Harbor Club prices.
A lender reviews the Bay Harbor Club condominium project as well as you, including the budget, reserves, insurance, assessments, litigation and storm recovery. We do not name a lender here. Ask the manager early for the condominium questionnaire and get pre-approved before you tour.
That is set in your written agreement and is negotiable. You can ask the Bay Harbor Club seller in your offer to cover some or all of it, and any part the seller does not cover is yours.
Yes, in the sense that nothing on this page prevents it, but read the rental and approval rules first, because they are not published. Plan the storm routine, tell your insurer the Bay Harbor Club unit will be unoccupied and give the manager a trusted contact.
It depends on the building and on you. Florida condominium ownership now carries more inspection, reserve and insurance cost than it did a few years ago, so a building’s documents matter more than ever. A Bay Harbor Club condo with a funded reserve can be a good purchase, and an undocumented one is a risk.
Ask for the budget, the assessment ledger, the estoppel certificate, the milestone summary and reserve study, the insurance declarations, the declaration and rules, the dock’s recorded legal description if you want one, and the unit’s permit history. We assemble that list for every Bay Harbor Club buyer.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves for Bay Harbor Club. If you also need to sell, Call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist matters because the price is the smaller part of a Bay Harbor Club decision: unpublished fees, a dock to prove on the parcel record, 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.
Sellers thinking about the other side of this market can read how we sell Bay Harbor Club condos or request a free Bay Harbor Club valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Bay Harbor Club at Bonita Beach guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo in Bay Harbor Club, start your Bay Harbor Club 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, and our credentials are below.
Your local real estate experts for Bay Harbor Club 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, the City’s permit file and the state’s records 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, and the full record is below.
Buying in Bay Harbor Club? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Bay Harbor Club condo? Get a free Bay Harbor Club 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 about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Sea Isles, Seascape and Bonita Beach Club.
Every figure on this page traces to a county, city, state or federal record or an association’s own published page, 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 Florida Division of Condominiums, FEMA, NOAA, the Florida House of Representatives and Lee County. They are the ones a Bay Harbor Club buyer should read before signing, and each link opens the issuing authority’s own copy. The association itself posts no governing document, so a Bay Harbor Club buyer receives those through the seller.
| Document | Issued by | Edition | What it covers | Link |
|---|---|---|---|---|
| Estoppel certificate fee schedule | Florida Division of Condominiums | Current schedule at publication | The inflation-adjusted caps on estoppel certificate fees under Florida Statute 718.116 | View the schedule |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage | View the summary |
| United States Coast Pilot 5, Chapter 4 | NOAA | Edition dated August 9, 2026 | Big Hickory Pass, the fixed bridge clearance and local-knowledge notes | View the chapter |
| Manatee Protection Plan | Lee County Natural Resources | Final plan | The county’s wet slip count for the Bay Harbor Club facility | View the plan |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures were not available at publication (checked 2026-10-01).
McGreevy and Comisar, Best Realtor for Bay Harbor Club at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.