We price a Bayscape purchase from the recorded sales and the paperwork, and line up the estoppel, flood quote and filing check 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 sales, index built 1 October 2026; Southwest Florida MLS figures were not available at publication
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying a condominium at Bayscape at Bonita Beach, the four-home, bay-side condo building at 25815 Hickory Blvd, built in 1982 according to Lee County’s property roll. The full building record sits on our Bayscape Condominium guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the four homes have recorded at, what a buyer pays beyond the price, what the public filings say about the association and what to ask for before you sign.
Bayscape is a different product from almost everything around it. Many Hickory Blvd condominiums are concrete mid-rise and high-rise buildings from the 1970s and 1980s with 40 to 360 homes. Bayscape is one building with four homes, and the county lists every one at 1,778 heated square feet, three bedrooms and three baths. The county’s qualified-sales file holds 10 sales since 1996 and only one in the last 60 months, $899,000 on February 14, 2025, so we list every sale and publish no median of them.
Two names are easy to confuse with Bayscape, and neither is it. Seascape is the 136-home Gulf-side condominium directly across Hickory Blvd, and the county parcel named Bayside Condo at the same address is Bayscape’s own common-area parcel, not a separate building. Landscapers, marinas and other companies share the Bayscape name, and this page is about the condominium and nothing else. Southwest Florida MLS figures were not available when we published, and each place that needs one says so.
To buy a condo at Bayscape at Bonita Beach in 2026, read the association’s documents before you tour, get flood and wind quotes for the exact home, and price it from the building’s recorded sales, because the county holds only one sale in the last five years. With four homes, the work moves from the market to the paperwork.
The order matters because a four-home condominium has no deep record to lean on. A buyer in a 200-home building can price from dozens of recent sales and read a budget that many other owners have already questioned. A Bayscape buyer prices from a few data points and reads documents that only four owners have seen. We build that file for your short list before you tour, and our Bayscape Condominium guide carries the full building record behind it.
These are the ten facts a Bayscape condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s corporate and condominium records, FEMA and the statutes, and each explained in the section that covers it.
Bayscape 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 cost stack to the association’s filings, the flood and insurance record, the comparison with Palm Bay Estates, the buyer consultation and the sources behind every figure on the page.
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 Bayscape condo buyers with the same county-record research we use to price listings. We read the association’s filings before we show you a home, so the questions arrive before the offer.
If you’re searching for the best buyer’s agent for a Bayscape condo 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 home a short walk from the Gulf. 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:
Recent Bayscape track record, last 12 months: Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would show our own closings in the building was parked on the publication date, so this page never implies that we sold, listed or represented a sale at Bayscape, and we will not estimate one. What we can state is the record itself: we tracked every one of the 7 Bayscape condo sales in the county record since 2009, when the record is complete, and the 3 earlier ones, before writing any advice on this page.
The Bayscape condo market for buyers in October 2026 is almost entirely a record of the past. The county recorded 10 qualified sales since 1996 and only one in the last 60 months, $899,000 on February 14, 2025, so we list every sale and publish no median. These are county records, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count, and a count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. We widened the window as far as the record goes, and no window up to 60 months reached 10 qualified sales, so we follow the county’s presentation rule: list the sales and name no median. The county file’s newest Bayscape sale is dated February 14, 2025.
Every window below ends on the county index date, October 1, 2026. With one sale in a window, the median is simply that sale, and we show it only so the windows line up with every other Bonita Beach page.
| County window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| Last 12 months (since October 2025) | 0 | none | none | none | none |
| Last 24 months (since October 2024) | 1 | $899,000 | $899,000 | $899,000 | $505.62 |
| Last 36 months (since October 2023) | 1 | $899,000 | $899,000 | $899,000 | $505.62 |
| Last 60 months (since October 2021) | 1 | $899,000 | $899,000 | $899,000 | $505.62 |
| All recorded history, from May 1996 | 10 | not published | $169,500 | $899,000 | not published |
We do not publish a median of all ten, because it would mix prices from 1996 to 2025 and describe neither era.
The ten sales below are every qualified sale in the county file, newest first, with the building address only. The three sales from 1996 to 1999 come from the county roll’s sale history, and we read them with Lee County’s own transfer code list, which treats code 06 as the qualified arm’s-length code for sales dated through 2008 and codes 01 and 02 from 2009 on, per the county’s transfer code list. The record before 2009 is partial.
| Date | Price | Heated sq ft | Price per heated sq ft |
|---|---|---|---|
| February 14, 2025 | $899,000 | 1,778 | $505.62 |
| December 2, 2020 | $715,000 | 1,778 | $402.14 |
| April 10, 2020 | $650,000 | 1,778 | $365.58 |
| August 12, 2019 | $590,000 | 1,778 | $331.83 |
| July 15, 2019 | $648,777 | 1,778 | $364.89 |
| October 5, 2018 | $670,000 | 1,778 | $376.83 |
| June 8, 2018 | $500,000 | 1,778 | $281.21 |
| September 28, 1999 | $213,500 | 1,778 | $120.08 |
| June 25, 1997 | $182,000 | 1,778 | $102.36 |
| May 1, 1996 | $169,500 | 1,778 | $95.33 |
All ten were resales, and the county file shows no builder-direct sale. Of the ten, 7 fall on or after January 1, 2009, where the record is complete, and 3 fall before it. A trend line drawn through a 1996 price, a 2018 price and a 2025 price would say little, so a buyer should read the table as a list of data points about four particular homes.
Every one of the four homes appears in the file at least twice, which makes repeat sales the most useful comparison on the page. We label the homes A to D in the order of their first recorded sale and leave out unit numbers.
| Home | First sale on file | Later sales on file |
|---|---|---|
| A | May 1, 1996, $169,500 | October 5, 2018, $670,000; August 12, 2019, $590,000 |
| B | June 25, 1997, $182,000 | April 10, 2020, $650,000 |
| C | September 28, 1999, $213,500 | February 14, 2025, $899,000 |
| D | June 8, 2018, $500,000 | July 15, 2019, $648,777; December 2, 2020, $715,000 |
Three stories stand out. Home D sold three times in 908 days: from $500,000 to $648,777, a gain of $148,777 or 29.8 percent in 402 days, and then to $715,000, a further $66,223 or 10.2 percent in 506 days. Home A went the other way, from $670,000 on October 5, 2018 to $590,000 on August 12, 2019, which is $80,000 or 11.9 percent less after 311 days. And Home C sold for $213,500 in 1999 and $899,000 in 2025. The county record cannot say why any of these moved as they did. Renovation, condition, position in the building, motivated sellers and the buyer’s circumstances are the usual candidates, which is why we walk a home before we price it.
If we limit the file to sales since January 2018, we have 7 sales, from $500,000 to $899,000, and the median of these 7 sales is $650,000, or $365.58 per heated square foot. Seven is under ten, so we state it only as the median of these 7 sales and never as the price of a Bayscape home. Six of the seven fall in the 2018 to 2020 stretch, and the seventh is the 2025 sale at $899,000, which is $249,000 above that median. A buyer who anchored on the median would expect too little for a home like the newest sale, and a buyer who anchored on the newest sale would over-pay against the six older ones. That is why we price from the nearest like sale and the home’s condition.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. For Bayscape, the roll’s latest recorded sale on each of the four homes matches a sale in the qualified file, so we found no recorded sale that the qualified file leaves out. Because the roll keeps only each home’s last four sales and the state’s sale files start in 2009, a sale before 2009 that is not one of a home’s last four would not appear at all.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale counts and medians from the MLS, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We are not estimating them from the county record, because the two sources measure different things and, with four homes, an estimate would be false precision. When the MLS pull is available we will add them with their dates.
Start your Bayscape buyer consultation and we will send the homes that fit your plans, the building’s recorded sales and the documents to request. Call Marc at (239) 287-5873, or read how we represent buyers. Selling a home to buy here? Get a free Bayscape home valuation and Call Jesse direct at (239) 898-6072.
Bayside is not a separate condominium. Lee County’s property roll uses the name Bayside Condo for the one common-area parcel at 25815 Hickory Blvd, and that parcel carries the same Official Records reference, Book 1762, Page 306, as the four Bayscape homes. A buyer searching for a Bayside condo on Hickory Blvd is looking at Bayscape.
Data updated: October 2026 (Lee County Property Appraiser roll exported September 27, 2026, and state condominium extract, checked 1 Oct 2026).
The Lee County Property Appraiser’s roll holds five parcels at 25815 Hickory Blvd. Four are home parcels with the short legal description Bayscape Condominium, Official Records Book 1762, Page 306, one for each home. The fifth carries the short legal description Bayside Condo, Official Records Book 1762, Page 306, Common Elements, with the state’s land-use code 09 for common areas, and it has no year built and no heated area. Same address, same book and page, same bay-side location: one recorded instrument, two spellings of the name.
The Division of Florida Condominiums, Timeshares, and Mobile Homes lists Bayscape Condo as a project with 4 units. We searched the state’s condominium extract for the word Bayside, and it returns 20 projects statewide: 6 in Collier County, 4 in Pinellas, 4 in Hillsborough, 3 in Sarasota, 2 in Lee and 1 in Manatee. None is on Hickory Blvd. The two in Lee County are a Bayside Villas project at South Seas Plantation on Captiva and Estero Bayside on Island Pines Way at Fort Myers Beach. We ran the same search for the word Bayscape as a control, and it returned the one Bayscape project, so the extract can find a name that is there.
Seascape is a 136-home Gulf-side condominium at 25800 to 25820 Hickory Blvd, directly across the road from Bayscape’s 25815. The two have different declarations, different associations, different flood and insurance histories and different price records, and a search for one will sometimes return the other. When a listing or a document says Seascape, it does not describe Bayscape, and the reverse is also true. Our Seascape guide covers that building on its own record.
Our reading, not a document we pulled, is that Bayside is a second spelling of the property’s name that the county’s legal-description records carried onto the common parcel. We have not read the recorded declaration at Official Records Book 1762, Page 306, and the Lee County Clerk’s records are the place to confirm which name the instrument uses. If you are searching, these all point to the same building: Bayscape, Bayscape Condominium, Bayscape Condo, Bayside Condo at 25815 Hickory Blvd, and 25815 Hickory Blvd, Bonita Springs, FL 34134.
Bayscape offers four equal, three-bedroom, three-bath homes of 1,778 heated square feet at the county’s number, built in 1982 on the bay side of Hickory Blvd, so the choice is floor, position and condition and not a menu of floor plans. The county roll shows one size for every home.
Data updated: October 2026 (Lee County Property Appraiser roll and building layer, queried 1 Oct 2026).
The description below comes from the county’s parcel roll and building layer, not from a brochure. The county’s sales file lists three bedrooms and three baths for every recorded Bayscape sale. Which floor each home occupies, how the four are arranged and where the parking sits are not in the public record, so a buyer sees those on the tour and in the plans.
| Item | Record |
|---|---|
| Address | 25815 Hickory Blvd, Bonita Springs, FL 34134 |
| Homes | 4, in one building, per the county’s building layer and the state’s project record |
| Year built | 1982, per the county roll and building layer |
| Heated area | 1,778 sq ft listed for each of the four homes, 7,112 sq ft in all |
| Bedrooms and baths | 3 and 3, per the county’s sales file |
| Building type | Condominium town house, per the county’s building layer |
| Side of Hickory Blvd | Bay side; the county’s land-on field reads Bay |
| Latest recorded sales | $899,000 in February 2025, $715,000 in December 2020, $650,000 in April 2020 and $590,000 in August 2019 |
Bayscape suits a buyer who wants a large three-bedroom, three-bath condo on Little Hickory Island without the scale, the staff and the budget of a tower. It suits a buyer who is comfortable reading a small association’s documents before making an offer, who values having three neighbors instead of three hundred, and who is happy with a short walk to the Gulf beach. It also suits a buyer who understands the flood map, because the entire strip sits in a mapped flood hazard area and this building’s ground is lower than the 11 foot base flood elevation by roughly 5.8 to 6.8 feet.
Bayscape does not suit a buyer who needs a published fee schedule, a posted rules document and a visible reserve policy 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 City’s rental permit rules and the association’s own rules both apply, and neither is simple. And it does not suit anyone who will not look closely at a four-home association’s finances: with four owners, one large repair or one owner who stops paying moves every other owner’s costs, and a lender’s review of the project can turn on that.
Parking, garages, storage rooms and whether any space is deeded to a home are not published. In a four-home building these are usually assigned in the declaration or by recorded exhibit, and they matter more than they do in a tower because every space is somebody’s. The county tags every Bayscape parcel as bay side, and we did not find a document that says whether the association has a dock, a seawall, a boat lift or a launch, who owns it or who pays to maintain it. If a home is marketed with a dock or a slip, ask for the instrument that conveys it. Our audit of Bay Harbor Club found 50 deeded docks among its 103 units, which shows how much the answer can vary and why a listing’s wording is not enough.
We do not claim a view from any floor or home. Bayscape is on the east side of Hickory Blvd with the Gulf across the road behind Seascape, and floor, orientation and obstruction by neighboring buildings are not in the public record.
Owning a Bayscape condo layers the association assessment, any special assessment, property tax, insurance and an estoppel fee on top of the price, and only one cost is public: the state’s annual fee of $16 for the four homes. The assessment itself is not published, so we give no dollar figure and show the route to it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida statutes read 1 Oct 2026).
| Cost layer | Who pays | What is public | The document that answers it |
|---|---|---|---|
| Association assessment | Each owner, by the declaration’s share | Not published | The budget and the estoppel certificate |
| Special assessment | Each owner | None found | The estoppel, the budget and the minutes |
| State condominium fee | The association | $4 per unit, $16 a year for four homes | The state’s payment history |
| Property tax | Each owner | The county’s assessment, on the Property Appraiser’s roll | The Lee County Tax Collector bill |
| Master insurance | The association, through assessments | Not published | The insurance summary |
| Your own policy | The owner | Not applicable | Your agent’s quote for the exact home |
| Estoppel certificate | Customarily the seller, per the contract | Capped by statute and adjusted for inflation | Florida Statute 718.116 and the state’s fee schedule |
| Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
The only dollar figure the public record gives for the association is its annual state fee of $16, which is $4 for each of four units. Nothing we read states Bayscape’s monthly or annual assessment, the unit shares or the items it covers. Commercial listing text can carry a fee and a list of included services, and we did not use any, because that text is keyed in for a listing and is not an association document. Information not available at time of publishing (checked 2026-10-01). That covers the association fee and fee-includes list as shown in Southwest Florida MLS listing remarks, which we will check when the MLS pull is available.
An estoppel certificate is the association’s written statement of what a home 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, and it is where a buyer will see any capital contribution, transfer fee, right of first refusal or approval requirement. Customarily the seller requests it and the contract controls who pays.
Bayscape Condominium Association, Inc. is an active Florida not-for-profit corporation, filed May 10, 1996, with its most recent annual report filed January 13, 2026. The state’s condominium record shows four units, no management company and an annual state fee paid every year from 2022 through 2026, which is a current filing record behind two earlier lapses.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums, checked 1 Oct 2026).
The Florida Division of Corporations record for the 1996 corporation shows a not-for-profit corporation, status active, with a principal address at the Bayscape building and a mailing address outside Florida, both last changed April 5, 2025. The registered agent is an individual, changed March 18, 2024, and the filing lists two officer or director positions, a president and a treasurer. We do not name individuals on this page. Annual reports run from 1997 through 2026, with a resignation filing for an officer or director on November 19, 2020. The January 13, 2026 annual report is the newest, and the Sunbiz page is the current answer whenever you read this one.
Bayscape Condominium Association, Inc. appears twice in the Florida corporate record. The first, filed May 4, 1982, filed annual reports for 1983, 1984 and 1985 and was involuntarily dissolved on November 14, 1986. The second was filed May 10, 1996, is active today and carries the same name. A reader sees the gap, nine and a half years between November 1986 and May 1996 with no active Bayscape corporation in the state’s search results, and wonders what ran the building in between. We cannot say. Florida Statute 718.111 provides that the operation of a condominium is by the association, which must be a Florida corporation for profit or not for profit, so a buyer’s attorney should read the 1996 articles of incorporation and ask how the association’s authority was continued. We draw no legal conclusion and publish only what the two filings show.
The 1996 corporation was reinstated on October 17, 2007 and again on October 4, 2010. In Florida’s corporate records a reinstatement follows a lapse, and a lapse follows a missed annual report. Our reading is that the association missed an annual report in 2007 and again in 2010, and the record shows an annual report filed in every year from 2011 through 2026. A buyer should simply confirm that the corporation is active on the day of the contract, because a missed annual report can lapse a corporation, as the 2007 and 2010 reinstatements suggest, and today the status is active.
Check six things in the Bayscape documents: the recorded declaration and every amendment, the current budget and reserve balance, every special assessment notice since 2022, the insurance summary, the association’s corporate status and the contract’s milestone and reserve-study statement. Under Florida Statute 718.503 the seller supplies the package, and you have a cancellation window if it arrives late.
Data updated: October 2026 (Florida Statutes 718.503, 718.504 and 718.116, read 1 Oct 2026).
Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary if one applies, 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. If the documents were not delivered before you signed, you have a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them.
The county roll’s legal descriptions cite a recorded instrument, Official Records Book 1762, Page 306, which in Florida normally points to the recorded declaration of condominium. We did not pull the instrument, so we do not state what it says. A buyer’s attorney should ask for every recorded amendment and not only the original, because Florida Statute 718.110 allows amendment by owners of at least two-thirds of the units on most matters where the declaration provides no method, which in a four-home building means three of the four owners.
Ask for every special assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice. We found no special assessment notice, loan disclosure or board letter in public records on October 1, 2026, so the estoppel and the minutes are where one would appear. 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, so check that both are in order.
Bayscape’s leasing, pet and approval rules are not published: we found no minimum lease term, rental cap, pet limit or sale-approval requirement. The declaration, the rules and the estoppel certificate hold the answers, and Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top of whatever the association allows.
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. The statute applies on top of any association restriction, so a license does not create a right to rent that the declaration denies. Lee County levies a tourist development tax on rentals of six months or less, at 5 percent, administered by the Clerk’s Inspector General office, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s tourist development tax rate sheet. Owners who rent short-term must register and remit, and the Clerk’s page says an owner stays responsible for remittance if a dealer fails to collect.
The City of Bonita Springs runs a rental permit program. As we read the City’s page, the permit applies to non-owner-occupied single-family, duplex or multi-family dwellings, with a fee of $100 per unit, a three-year term and a Code Enforcement inspection, and it exempts properties of more than six dwelling units regulated under Chapter 718 or 719 of the Florida Statutes. Bayscape has four units, which is not more than six, so the exemption does not appear to apply and an owner who rents a home appears to need the permit. That is our reading of the City’s page and not a determination, and the page states no minimum rental period. Confirm the current rule with the City before you rely on it.
Bayscape’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Ask for the pet section of the rules and any pet registration form, whether the limit is by weight, count or breed, whether it applies to guests and tenants, and where pets may be walked on the grounds. 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. A buyer who relies on an assistance animal should raise it with the association through the process in the rules, not through the pet registration. Dog rules on the public beaches near Bayscape are set by Lee County Parks and the City: on October 1, 2026 the county’s pages for Bonita Beach Accesses 2 through 9 and Little Hickory Island Park said no pets are allowed.
Bayscape’s sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are not published. Florida Statute 718.116 requires the estoppel certificate to state any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the insurance contacts, so request it early in the contract period. Under Florida Statute 718.303, a fine may not exceed $100 per violation or $1,000 in the aggregate, after notice and an opportunity for a hearing, and disputes with an association over how a request was handled can go through the process in Florida Statute 718.1255.
FEMA’s flood map places the Bayscape building in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. What insurance costs depends on each home’s floor height and the policy structure, and Bayscape’s premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation layer and USGS elevation service, queried 1 Oct 2026).
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points on land, the county’s four-home parcel point, the building footprint’s center and three of its corners, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum and the same panel. A sixth point, the footprint’s northeast corner, fell on water and is excluded. Lee County’s evacuation zone map layer returned Zone A and surge zone 1, and the county’s layers place the building inside the City of Bonita Springs.
Ground at the five land points is 5.21, 4.86, 4.40, 4.61 and 4.25 feet on the same datum, according to the USGS elevation service. The base flood elevation minus ground is therefore 5.79 to 6.75 feet, which we show as roughly 5.8 to 6.8 feet. That does not mean the living floors are that far under the line, because a home can stand on a raised slab, stem wall or fill, and we did not find an elevation certificate for the building. The elevation certificate, which a licensed surveyor prepares, records the lowest floor against the base flood elevation, and it is the single most useful flood document to ask for.
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.
Condominium buildings 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 is below the required share. For four units the unit-based cap would be $1,000,000, and the brochure we read does not address buildings of four or fewer units, so whether Bayscape is written on that form or rated another way is a question for the insurer, and we did not verify it. Bayscape’s flood policy, limit and carrier are not published. Ask the association’s officer for the declarations page, and ask each seller whether the owner carries a separate contents and loss-assessment policy.
Bayscape’s wind and flood carriers, deductibles and premiums are not published, so we give no premium. 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 readings of 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, so ask the seller for the declarations pages and ask your own agent to price the exact home. The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants, and we did not find whether Bayscape applied.
We did not find a published permit history or storm-damage record for the Bayscape building, so we cannot say what any home has permitted since Hurricane Ian. The City’s EnerGov portal lets anyone search permits by address, and the nearest surveyed surge marks show the water that reached the block.
Data updated: October 2026 (U.S. Geological Survey high-water marks, fetched 1 Oct 2026).
The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest the Bayscape map point. Distances are straight-line from that point, and elevations are feet above the NAVD88 datum. The height above ground is as the survey published it for each mark’s own location.
| Mark | Distance | Elevation | Height above ground | Survey quality |
|---|---|---|---|---|
| Inside a home at 25901 Hickory Blvd | 229 m | 11.3 ft | 2.53 ft | Excellent |
| Wall inside the Hickory Island center | 521 m | 11.7 ft | 5.23 ft | Excellent |
| Stairwell at 26235 Hickory Blvd | 720 m | 11.3 ft | 5.0 ft | Excellent |
| Exterior wall, same building at 26235 Hickory Blvd | 720 m | 12.2 ft | 5.95 ft | Fair |
Ground at the building’s map point and four more points on its footprint is 4.25 to 5.21 feet above the same datum. Subtracting gives 11.3 minus 5.21, or 6.09 feet, to 12.2 minus 4.25, or 7.95 feet, of water above Bayscape’s bare ground, roughly 6.1 to 8.0 feet. That is our arithmetic from neighbors’ marks and not a measurement taken at the building, and a floor raised above the ground would have met less water. 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, so our derived range sits at or below the low end of that regional figure, and we do not explain the difference because a regional range and a point estimate from neighbors’ marks measure different things.
Florida’s milestone inspection and structural integrity reserve study laws exclude four-family dwellings of three or fewer habitable stories, and Bayscape is one building of four homes. Our reading is that the exclusion applies, but the county’s story count is unsettled, so we cite the statutes and name what to request.
Data updated: October 2026 (Florida Statutes 553.899 and 718.112 and House Bill 913 of 2025, read 1 Oct 2026).
Florida Statute 553.899 applies its milestone inspection to buildings three habitable stories or more in height, as the Florida Building Code determines the count, and it excludes one-, two-, three- and four-family dwellings with three or fewer habitable stories. Florida Statute 718.112 excludes buildings under three stories and one- to four-family dwellings with three or fewer habitable stories from the structural integrity reserve study requirement, and requires the study by December 31, 2025 for buildings three stories or higher. A 2025 law, House Bill 913, moved that deadline from December 31, 2024. A building with four homes appears to be a four-family dwelling in the statutes’ terms, which is our reading and not a legal opinion.
A Bayscape condo can be financed, but a very small project with unpublished documents adds questions a lender will ask before approving the loan. We have not confirmed any lender’s rule for Bayscape, so we list the condominium questions to answer first, and a cash buyer faces the same documents without the lender’s review.
Property tax on a Bayscape home resets to market value after a sale, so never carry a seller’s bill forward. At the $899,000 recorded price the deed tax is $6,293, and an 80 percent loan on that price adds $2,517.20 in mortgage stamps and $1,438.40 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida statutes read 1 Oct 2026).
Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy and chooses the closing agent, and the contract controls all three. A buyer’s lender will require its own lender’s policy at the buyer’s cost.
| Recorded price | Source | Deed tax at 70 cents per $100 |
|---|---|---|
| $899,000 | The February 14, 2025 sale | $6,293 |
| $715,000 | The December 2, 2020 sale | $5,005 |
| $650,000 | The April 10, 2020 sale | $4,550 |
If you finance, the loan carries two state taxes. Florida Statute 201.08 sets the documentary stamp tax on a recorded mortgage at 35 cents on each $100 or fraction thereof of the debt, and Florida Statute 199.133 imposes a one-time nonrecurring intangible tax of 2 mills on each dollar of the debt secured by real property. As an illustration and not a quote, an 80 percent loan on $899,000 is $719,200, which carries $2,517.20 in mortgage stamps and $1,438.40 in intangible tax, a total of $3,955.60.
| Closing item on an $899,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
| Deed tax at 70 cents per $100 | Seller, contract controls | $6,293 | $6,293 |
| Mortgage stamps at 35 cents per $100 | Buyer | $2,517.20 | none |
| Intangible tax at 2 mills | Buyer | $1,438.40 | none |
| Owner’s title policy | Seller in Lee County, contract controls | Quote from the title agent | Quote from the title agent |
| Lender’s title policy, recording, appraisal, inspection, survey, prorations, insurance escrow | Buyer | Per the Loan Estimate and closing statement | Per the closing statement |
The worksheet leaves out the items we cannot source for Bayscape, including any association application fee or capital contribution, which the estoppel certificate states. Your lender’s Loan Estimate and the title company’s settlement statement control. At the $650,000 median of the seven sales since 2018, the same 80 percent loan would be $520,000, with $1,820.00 in mortgage stamps and $1,040.00 in intangible tax. Buyers can see how we price a Bayscape purchase or Call Marc at (239) 287-5873.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement before touring a home, in person or by live virtual tour, and it must state any compensation as an amount or rate that is objectively ascertainable. That makes the fee a conversation before the first tour.
Data updated: October 2026 (National Association of Realtors guidance, read 1 Oct 2026).
According to the National Association of Realtors, Written Buyer Agreements 101, the agreement must conspicuously disclose the amount or rate of any compensation and how it is determined, state that the agent may not receive compensation from any source that exceeds 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 Bayscape 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 will walk you through the NAR settlement FAQs in plain terms before you sign anything. Start your Bayscape buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer, queried on October 1, 2026 for the Bayscape building, returned elementary zone Q for the 2026 to 2027 year. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its plan every year, so run 25815 Hickory Blvd through it before you rely on a zone letter.
Living at Bayscape means a county beach park about 477 meters away in a straight line, a bay-side Hickory Blvd address across the road from Seascape, 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.
Choose Bayscape if you want the larger homes, higher ground and the smallest association, and Palm Bay Estates if you want a lower entry price, a named manager in its filings and one-story buildings in an association of eight. Neither has a deep sales record, so compare them directionally.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Palm Bay Estates is the closest comparison on scale and position: another small bay-side condominium on Hickory Blvd, in FEMA Zone AE at 11 feet, with large three-bedroom homes in the county record and a thin sales record. It is eight homes in four one-story buildings at 26773 Hickory Blvd, built in 1985, and our Palm Bay Estates guide audits its record in the same format.
| Question | Bayscape | Palm Bay Estates |
|---|---|---|
| Size | 4 homes in one building | 8 homes in four buildings |
| Built, per the county roll | 1982 | 1985 |
| Stories | County says 1; footprint ratio suggests 2; unconfirmed | One story per the county |
| Heated area | 1,778 sq ft listed for all four | 1,150 to 1,444 sq ft, four sizes |
| FEMA zone | AE, 11 ft | AE, 11 ft |
| Bare ground, USGS | 4.25 to 5.21 ft | 2.61 to 3.59 ft |
| Sunbiz status, October 1, 2026 | Active; most recent annual report January 13, 2026 | Active; latest annual report April 27, 2026 |
| Management company | None named in the filings | Named in both the Sunbiz and state condominium records |
| Nearest county beach access, straight line | Little Hickory Island Park, about 477 m | Access 6, about 57 to 115 m |
| Qualified sales, last 60 months | 1: $899,000, $505.62 per sq ft | 2: $640,000 and $525,000, $556.52 and $371.02 per sq ft |
| Median in that window | $899,000 (the single sale) | $582,500 (median of these 2 sales) |
| All recorded history in the county file | 10 sales since 1996 | 19 sales since 1986 |
The two windows each hold fewer than 10 sales, so these are two records and not a ranking. Bayscape’s one recent sale is $259,000 above the higher of Palm Bay Estates’ two, and the homes differ in far more ways than a price can hold, among them size, age, story count and the beach walk.
Buying at Palm Bay Estates instead? Read our Palm Bay Estates buyer’s guide, which publishes with this one and covers the same questions for that building. Marc can walk both buildings with you, because the document work is the same: status, budget, reserves, estoppel and flood. Call Marc at (239) 287-5873.
Bayscape is one of the smallest condominiums on the Bonita Beach strip, four homes built in 1982, and its single recent sale of $899,000 sits above the top of the Sea Isles and Bay Harbor Club ranges. Each building’s county window differs, so the figures below describe records and do not rank buildings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Our county file covers 23 Bonita Beach condominium associations. Six reached 10 qualified sales inside a window of 60 months or less, and the other 17, Bayscape among them, did not, so a median of fewer than 10 sales appears only as the median of those sales.
| Association | Side | Built (roll) | FEMA zone, BFE | Window used | Sales (n) | Median | Range | Newest recorded sale |
|---|---|---|---|---|---|---|---|---|
| Bonita Beach Club | Gulf | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | 2026-06-18 |
| Seascape | Gulf | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | 2026-06-25 |
| Bay Harbor Club | Bay | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | 2026-06-16 |
| Sea Isles | Bay | 1980 | AE 11 | 60 months, fewer than 10 sales | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | 2026-08-07 |
| 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 | 2026-07-31 |
| Ambassador | Gulf | 1982 | AE 11 | 60 months, fewer than 10 sales | 4 | not stated (fewer than 10 sales) | $712,500 to $1,147,000 | 2026-04-14 |
| 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 | 2026-06-08 |
| 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 | 2026-06-09 |
| Casa Bonita Grande | Gulf | 1976 | VE 13 | 60 months, fewer than 10 sales | 3 | not stated (fewer than 10 sales) | $900,000 to $1,010,000 | 2026-04-16 |
| Casa Bonita Royale | Bay | 1979 | AE 11 | 60 months, fewer than 10 sales | 2 | not stated (fewer than 10 sales) | $490,000 to $520,000 | 2026-07-02 |
| The Egret | Gulf | 1972 | AE 11 | 60 months, fewer than 10 sales | 6 | not stated (fewer than 10 sales) | $575,000 to $970,000 | 2026-07-16 |
| Windsong | Gulf | 1979 | AE 11 | 60 months, fewer than 10 sales | 2 | not stated (fewer than 10 sales) | $620,000 to $680,000 | 2026-06-08 |
| Silver Sands of Bonita Beach | Gulf | 1982 | VE 13 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $1,400,000 to $1,400,000 | 2026-02-27 |
| Hickory Shores Condo | Gulf | 1974 to 2018 | AE 11 | 60 months, fewer than 10 sales | 4 | not stated (fewer than 10 sales) | $637,000 to $2,000,000 | 2026-03-16 |
| Beachwood on the Bay | Bay | 1982 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $528,000 to $528,000 | 2025-04-28 |
| Pelican Pointe | Gulf | 1983 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $1,375,000 to $1,375,000 | 2023-04-14 |
| Palm Bay Estates | Bay | 1985 | AE 11 | 60 months, fewer than 10 sales | 2 | not stated (fewer than 10 sales) | $525,000 to $640,000 | 2025-07-22 |
| Gulf Harbor (Hickory Blvd) | Bay | 1985 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $820,000 to $820,000 | 2026-03-03 |
| Snook Harbor | Bay | 2001 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $1,950,000 to $1,950,000 | 2025-01-27 |
| Bayscape | Bay | 1982 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $899,000 to $899,000 | 2025-02-14 |
| Bonita Beach Plantation House | Bay (Bonita Beach Rd SW) | 1985 | AE 10 | 60 months | 14 | $342,500 | $225,000 to $450,000 | 2026-06-01 |
| 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 | 2026-07-08 |
| Solenzara | Bay | 2003 to 2006 | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (fewer than 10 sales) | $1,500,000 to $1,500,000 | 2026-04-30 |
Bayscape’s $899,000 sale is above the top of the Sea Isles range, $833,000, and of the Bay Harbor Club range, $750,000, the two bay-side buildings with the most recent sales. Three other small bay-side buildings have one recorded sale each in the 60-month window, Gulf Harbor at $820,000, Solenzara at $1,500,000 and Snook Harbor at $1,950,000, and each is a different product from Bayscape. Per heated square foot, Bayscape’s one sale is $505.62, against $412.64 for the Bay Harbor Club median, $568.39 for Seascape, $608.61 for Bonita Beach Club and $463.06 for Plantation House, each in its own window. One sale against 12 or 14 is not a ranking.
If you want a building with a deeper record to price from, Bonita Beach Club and Bay Harbor Club are where the strip’s deeper records are. If you want a home this size at this scale, Bayscape is the product, and you price it from four similar homes plus the paperwork. Our Bonita Beach area guide covers the rest of the strip, and we also represent buyers across Bonita Springs. Most of the strip’s roll years fall between 1972 at The Egret and 1985, and Bayscape’s 1982 sits inside that range.
Buying a condo at Bayscape gets you a large three-bedroom, three-bath home in one of the strip’s smallest associations, and costs you unpublished fees and rules, a one-sale record and Zone AE flood and insurance pressure. Whether that trade works depends on what the documents show.
To see Bayscape condos for sale, tell us your budget and timing and we will watch the Southwest Florida MLS for the building and send each match with its recorded sales, flood data and documents to request. With four homes, a listing is rare, so a saved search matters.
Active and pending Bayscape listings, their list prices and months of supply: Information not available at time of publishing (checked 2026-10-01). We will not guess a count. Search current listings on our site or on DomainRealtyGroup.com, and send us any Bayscape address you see, and we will pull the file before you tour.
You get a personalized Bayscape 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 and whether a larger home, higher ground or a short beach walk matters, and we send the homes that fit with the building’s recorded sales.
We start with the association’s filing status, the flood zone and the price you can support from the recorded sales of four similar homes, then list the documents your lender, insurer and attorney will ask for.
Start your Bayscape 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 Bayscape homes and get a free Bayscape home valuation so the sale and the purchase line up, with a team of Top 1% Real Estate Agents Nationally Since 2008 on both sides. Call Jesse direct at (239) 898-6072.
A seasonal Bayscape owner leaves a condo empty for months, so plan the storm routine, a caretaker, the insurance and the association paperwork, because the building is in Evacuation Zone A and a four-owner association with no named manager may rely on you to answer a call from afar.
Marc Comisar is a top-reviewed Bayscape 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.
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
These are the thirty-eight questions buyers ask us most about Bayscape at Bonita Beach, answered from the Lee County record, the state’s corporate and condominium records, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
Bayscape Condominium is a four-home, bay-side condominium building at 25815 Hickory Blvd in Bonita Springs, built in 1982 per Lee County’s roll. It is not Seascape across the road, and it is not the landscaping and marina businesses that share the name.
It sits on the bay side of Hickory Blvd on Little Hickory Island, inside the City of Bonita Springs in Lee County. The nearest county beach park is about 477 meters away by our straight-line measurement.
Four, in one building, according to the state’s record and the county’s building layer. The county shows five parcels under the same legal reference, which are the four homes and a common-area parcel it calls Bayside Condo.
No. Seascape is a 136-home Gulf-side condominium across the road. The Bayside Condo parcel on the county roll is Bayscape’s own common-area parcel, tied to the same recorded book and page, and the state has no Bayside project on Hickory Blvd.
No, it is on the bay side of Hickory Blvd. The county tags every Bayscape parcel as bay side, and the Gulf beach is a short walk across the road. Little Hickory Island Park is about 477 meters away in a straight line.
The county roll shows 1,778 heated square feet for each of the four homes, with three bedrooms and three baths. Because four times 1,778 equals the building’s effective area of 7,112, we think the county split the building equally, so ask for plans before pricing to the square foot.
The county roll and the county’s building layer date the building to 1982, and the state’s condominium record shows the project recorded on January 4, 1985. The corporation filed in 1982 was dissolved in 1986, and the one active today was filed in 1996. We report the dates as they appear without reconciling them.
The county’s last qualified sale was $899,000 on February 14, 2025. The nine earlier sales run from $169,500 in 1996 to $715,000 in December 2020. No median is published for one sale, and these are county records, not MLS closings.
Information not available at time of publishing (checked 2026-10-01). Call Marc at (239) 287-5873 and we will check the Southwest Florida MLS for you.
Information not available at time of publishing (checked 2026-10-01). With one county sale in 60 months, any average would rest on a single home, so we state none.
Yes, on October 1, 2026. Sunbiz showed Bayscape Condominium Association, Inc. as active, with its most recent annual report filed January 13, 2026. A buyer should confirm the status again at contract, because the record also shows reinstatements in 2007 and 2010.
Not on the public record. Neither the state’s condominium record nor the Sunbiz record names one, and the filings suggest an owner-run association. Confirm the current contact in the estoppel certificate.
They are not published. We found no budget or fee schedule, so the seller’s document package and the estoppel certificate under Florida Statute 718.116 are the route to the monthly cost.
Not published. Which costs the association pays, such as insurance, the roof, grounds or water, is set by the declaration and the budget. Ask the association’s officer for the budget line items, and compare them with what each owner pays separately.
We found none in public records, and none is ruled out. Ask the seller in writing for any current or proposed assessment, and read the estoppel certificate, which must disclose it.
None is published. Florida Statute 718.116 requires the estoppel certificate to state any transfer fee or capital contribution, so request it at the start of the contract period.
It is the association’s statement of what an owner owes and what the association charges, issued on request under Florida Statute 718.116. The fee is up to $299, with add-ons for an expedited or delinquent request. It is the single best document for a Bayscape buyer.
Florida Statute 718.503 requires a seller to give a resale buyer the condominium documents and sets the buyer’s right to cancel after receiving them, a seven-day window excluding Saturdays, Sundays and legal holidays. Ask us to confirm the current text for your contract.
The declaration decides, and we found no rental rule. If you rent for under 30 days more than three times a year, Florida Statute 509.242 requires a state license, and Lee County adds a 5 percent tourist tax on rentals of six months or less. As we read the City’s rental permit page, a four-unit building is not exempt from the permit.
The pet rules are not published. Ask for the rules and whether they cover guests and tenants. An assistance animal is not a pet under federal fair housing law, and the county’s nearby beach accesses do not allow pets.
No amenity list is public. The county shows a common-area parcel, but nothing in the record names a pool, a gym or a dock. Ask the association’s officer and read the declaration, and do not assume from the neighborhood.
FEMA’s map shows Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022. Lee County’s evacuation map shows Zone A.
A lender will require it on a financed purchase in Zone AE, and a cash buyer should price it anyway. Get a quote for the exact address, ideally with an elevation certificate.
We found no Bayscape damage record. The U.S. Geological Survey’s nearest excellent marks, within 521 meters, show 11.3 to 11.7 feet above datum, so ask the seller about water and claims.
The association’s wind and flood premiums are not published, so we give none. Ask the seller for the declarations pages and ask your own agent to price the exact home.
The county’s records disagree: the story field says 1, while the footprint of 4,566.5 square feet and the area of 7,112 square feet fit two levels. The documents and the plans settle it, and we publish both readings.
Those rules reach buildings of three or more habitable stories and exclude four-family dwellings of three or fewer, and Bayscape has four homes, so they do not appear to apply. That is our reading and not a legal conclusion.
Usually yes, but a four-home project adds lender questions about reserves, delinquencies and insurance. We confirm your lender’s condominium requirements early and name no lender.
On an $899,000 purchase with an 80 percent loan, the buyer’s state taxes are $2,517.20 in mortgage stamps and $1,438.40 in intangible tax, plus lender and title costs, and the contract controls who pays the rest.
By Lee County custom the seller pays the deed tax, 70 cents per $100, which is $6,293 at $899,000. The contract controls, and we negotiate it with you.
The county resets assessments to market value after a sale, so a seller’s bill is not yours. We did not pull a millage for this address and will run one at your price.
Bayscape has larger homes, higher ground and four owners, and Palm Bay Estates has one-story buildings, a lower entry price, a named manager and eight owners. The comparison table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must sign a written agreement with you before touring a home, and it must state any compensation clearly.
You agree the fee in writing first. You can ask the seller to cover some or all of it in your offer, and any part the seller does not cover is yours.
Ask for the budget, reserves, assessment history, estoppel certificate, insurance declarations, rules, elevation certificate, a current Sunbiz printout and what the home includes in parking, storage and water access.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves. 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 the decision: association status, documents, flood elevation, insurance and a record this thin. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county’s sales and every Bayscape filing before we show you a home.
We tracked every one of the 10 Bayscape condo sales in the county record, 7 of them since 2009 when the record is complete, and the latest recorded sale on each of the 4 homes. Sellers weighing the other side of this market can read how we sell Bayscape homes or request a free Bayscape valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Bayscape Condominium guide, and our Bonita Beach guide covers the strip.
We could not verify Bayscape’s fees, rules, budget, reserves, insurance, manager or amenities, because no public document states them, and the Southwest Florida MLS was not pulled for this page. Each item below names the document or the person who answers it, so you can ask for it before you make an offer.
If you are ready to buy in Bayscape, start your Bayscape buyer consultation or Call Marc at (239) 287-5873, and we will send the homes that fit your budget, the building’s 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 Bayscape 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. They read the county’s recorded sales and the state’s filings before writing a word.
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.
Buying at Bayscape? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Bayscape home? Get a free Bayscape 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 area, see our Bonita Springs area guide.
Every figure on this page traces to a county, state or federal record or a public agency page, retrieved by 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 Sunbiz links and the Lee County Clerk page refuse a command-line request and load by page fetch.
The official documents below are filed with or published by the Florida Division of Corporations, the Florida DBPR, the City of Bonita Springs, the National Hurricane Center and FEMA. They are the ones a Bayscape buyer should read before signing, and each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Sunbiz annual report, Bayscape Condominium Association, Inc. | Florida Division of Corporations | January 13, 2026 | Agent, addresses and two officer or director positions | View the 2026 report |
| Sunbiz annual report, prior year | Florida Division of Corporations | April 5, 2025 | Prior-year report with the address change | View the 2025 report |
| Estoppel certificate fee schedule | Florida DBPR | Current schedule | Inflation-adjusted estoppel certificate fees | View the fee schedule |
| 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 | View the City notice |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Tropical cyclone report | Storm surge and inundation ranges | View the Ian report |
| Summary of coverage, residential condominium building | FEMA, National Flood Insurance Program | May 2024, per the file name | Building limit and coverage terms | View the FEMA summary |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Bayscape. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.