We price a Beachwood on the Bay 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 pulled October 3, 2026
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 Beachwood on the Bay at Bonita Beach, the 15-unit, five-story, bay-side building at 26371 Hickory Blvd that Lee County’s property roll dates to 1982. The full building record sits on our Beachwood on the Bay guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the condos 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.
Beachwood on the Bay is one of the smallest buildings on a strip of much larger neighbors, and every one of its 15 homes is the same size, 1,073 heated square feet with two bedrooms and two baths. The county’s qualified-sales file holds 26 sales since April 1982 and only one in the last 60 months, $528,000 on April 28, 2025, so we list the sales and publish no median. This is also not Beachwood Apts in Naples or Beechwood Cove in Sarasota, two other Florida condominiums with look-alike names that the state’s own condominium file lists.
Two findings deserve your attention before you read further. We found no association website, declaration, budget or rules posted anywhere, so a buyer’s documents come from the seller and the manager and not from the public record. And the state’s condominium file shows the association as delinquent on a $60 annual fee, which is small in dollars and still worth one question before you offer. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
To buy a condo in Beachwood on the Bay at Bonita Beach in 2026, request the seller’s document package before you offer, confirm the state fee and any assessment, get flood and insurance quotes for the exact unit, and price it from the recorded sales of 15 identical homes, since the county holds one sale in five years.
The order matters because a 15-unit building has almost no recent record to lean on. A buyer in a 200-unit building can price from dozens of recent sales and read a budget that many other owners have scrutinized. A Beachwood on the Bay buyer prices from a handful of deeds, a few of them years old, and reads documents that only 15 owners have seen, so the work moves from the market to the paperwork. We build that file for your short list before you tour, and our Beachwood on the Bay guide carries the full building record behind it.
These are the ten facts a Beachwood on the Bay condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s condominium and corporate records, FEMA and the statutes, and each explained in the section that covers it.
Each link below jumps to its section of this buyer guide.
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 Beachwood on the Bay condo buyers with the same county-record research we use to price listings. We read the building’s filings before we show you a condo.
If you’re searching for the best buyer’s agent for a Beachwood on the Bay 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 with a garage and a dock number in its legal description. 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 Beachwood on the Bay buyer hears how Bonita Beach sellers think about price, timing and documents from the people who advise sellers every week. Selling a home to buy here? Our Beachwood on the Bay home valuation and Beachwood on the Bay seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
Our record: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. We lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026). What we bring to a Beachwood on the Bay buyer is the record itself: we tracked every one of the 10 Beachwood on the Bay condo sales in the county record since 2009, when the record is complete, and the 16 earlier ones in the file, before writing any advice on this page.
Start your Beachwood on the Bay buyer consultation and we will send the condos that fit your plans, the recorded sales of the other homes in the building 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 Beachwood on the Bay home valuation and Call Jesse direct at (239) 898-6072.
The Beachwood on the Bay condo market for buyers in October 2026 is almost entirely a record of the past. The county recorded 26 qualified sales since April 1982 and only one in the last 60 months, $528,000 on April 28, 2025, so we list the sales 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 follow the county’s presentation rule: lead with the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, and when none does, list every sale of the last 60 months and name no median. For this building none does. The newest sale in the county file is dated April 28, 2025.
Every window below ends on the county index date, October 1, 2026. With one sale in a window, the figure is simply that sale, and we show it only so the windows line up with every other Bonita Beach page.
County window | Qualified sales | Price | Per heated sq ft |
|---|---|---|---|
Last 12 months (since October 2025) | 0 | none | none |
Last 24 months (since October 2024) | 1 | $528,000, the one sale | $492.08 |
Last 36 months (since October 2023) | 1 | $528,000, the one sale | $492.08 |
Last 60 months (since October 2021) | 1 | $528,000, the one sale | $492.08 |
All recorded history, from April 1982 | 26 | $93,000 to $630,000, no median published | not published |
We do not publish a median of all 26, because it would mix prices from 1982 with a price from 2025 and describe neither.
The county file holds 10 qualified sales since January 2009, the first dated January 11, 2011. They are listed below newest first with the building address only. Each price per square foot is the sale price divided by 1,073.
Date | Price | Floor | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
April 28, 2025 | $528,000 | Fifth | 1,073 | $492.08 |
September 16, 2021 | $525,000 | Fourth | 1,073 | $489.28 |
December 28, 2020 | $418,000 | Third | 1,073 | $389.56 |
September 29, 2020 | $420,000 | Fifth | 1,073 | $391.43 |
May 14, 2020 | $382,000 | Fourth | 1,073 | $356.01 |
June 18, 2019 | $375,000 | Second | 1,073 | $349.49 |
September 20, 2016 | $335,000 | Fourth | 1,073 | $312.21 |
May 24, 2013 | $300,000 | Fourth | 1,073 | $279.59 |
March 28, 2013 | $340,000 | Fifth | 1,073 | $316.87 |
January 11, 2011 | $370,000 | Third | 1,073 | $344.83 |
We publish no median for these ten, because three are dated before 2015 and would mix with today’s prices, and ten sales across fifteen years do not describe a market. Read the table as a list of data points about one building.
These figures come from the Southwest Florida MLS, pulled October 3, 2026. Closed sales: none in the 12 months to that date and one in the last 60 months, unit 501, which closed on April 28, 2025 at $528,000, 96.1% of its final list price of $549,500, after 122 days on market. Active listings: one, unit 304 at $599,000, 8 days on the market, with none pending. No window up to 60 months holds 10 closings, so we publish no median, and there were no closings in the last 12 months to measure months of supply against. We do not estimate any of this from the county record, because the two sources measure different things and, with 15 identical homes, an estimate would be false precision.
Beachwood on the Bay offers 15 identical two-bedroom, two-bath condos of 1,073 heated square feet in a five-story building from 1982, so the choice is floor, garage, dock and condition and not floor plan. The county roll shows one size for every home, which is why we describe the condos by floor.
The description below comes from the county’s parcel roll and building layer, not from a brochure. We did not see a floor plan, the plat or the declaration, so what a lanai, a balcony or a storage room adds to any one condo is something to confirm on a visit and in the disclosure package.
Item | Record |
|---|---|
Address | 26371 Hickory Blvd, Bonita Springs, FL 34134 |
Island and side of the road | Little Hickory Island, bay side of Hickory Blvd |
Residential units | 15 (state condominium record and county roll), against 16 county parcels, the extra one being the common elements and pool parcel |
Levels | 5 stories per the county’s building footprint record, with homes on floors 2 through 5 |
Year built | 1982 (Lee County Property Appraiser, actual and effective) |
Floor plan | One: 1,073 heated square feet on all 15 homes, two bedrooms and two baths, per the county roll |
Declaration | Official Records Book 1567, Page 2110, Lee County; not read for this page |
Association | Corporate record matched by name, filed December 16, 1981, active; the 2026 annual state fee is not recorded as paid |
FEMA flood zone | AE, base flood elevation 11 ft at all five test points inside the building footprint |
Lee County evacuation zone | A |
Qualified sales in the county record | 26 since April 1982 (complete from 2009, partial before); 1 in the last 60 months, $528,000 on April 28, 2025 |
On Hickory Blvd the odd street numbers we checked in the county roll are on the bay side of the road and the even numbers are on the Gulf side. That is our observation of the roll and not a county rule.
Eight Beachwood on the Bay homes carry a garage designation in the county’s legal description and seven carry a dock number, and seven carry both. One home has a garage only and seven show neither (7 + 1 + 7 = 15). The county’s physical fields for garage and boat dock are blank for every home, so the only trace of either is in the legal description text.
On the roll dated September 27, 2026, the county’s just value for the seven garage-and-dock homes averages $395,103, and for the eight others it averages $343,399, so the county assesses the garage-and-dock group about 15.1 percent higher (51,704 divided by 343,399). Just value is a mass-appraisal figure and not a sale price. Among the six sales since June 2019, the three garage-and-dock condos sold at $382,000, $525,000 and $528,000, a mean of $478,333, and the three others at $375,000, $418,000 and $420,000, a mean of $404,333. That is $74,000 more for the garage-and-dock group, but the two highest prices are also the two newest, and in 2020 a garage-and-dock condo sold at $382,000 in May while two condos with neither sold at $418,000 and $420,000 later that year. We do not claim a premium. A buyer who wants a boat should ask exactly what the garage and dock include, whether a dock is individual, what size of boat and lift it takes, what the bay depth is and what permits the docks hold.
Owning a Beachwood on the Bay 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 $60 for the building’s 15 homes. The assessment itself is not published, so we give no dollar figure.
Data updated: October 2026 (Lee County Property Appraiser 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, $60 a year for 15 homes | The state’s payment history |
Property tax | Each owner | The county’s just and assessed values | 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 condo |
Estoppel certificate | Customarily the seller, per the contract | Capped by statute | Florida Statute 718.116 |
Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
Two neighbors publish their assessments, and neither figure is Beachwood on the Bay’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.06 mile from Beachwood on the Bay, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type.
Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. As an illustration and not a Beachwood on the Bay figure, $12,152 a year is $1,012.67 a month and 2.3 percent of a $528,000 price, and $14,944 a year is $1,245.33 a month and 2.8 percent of that price. A buyer who budgets from a loan payment alone will be short by that much or more.
Florida Statute 718.116 lets an association charge a fee for the estoppel certificate of 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. In the largest case the fees add to $597 (299 + 119 + 179). The certificate states the assessment, any special assessments, any amounts owed and the parking space number, and the contract should say who pays it, which is customarily the seller.
Florida Statute 718.112(2)(k) says an association may charge a fee in connection with the sale or lease of a unit only if the association is required to approve the transfer and the declaration, articles or bylaws provide for the fee, and the statute’s base cap is $150 per applicant, adjusted for inflation every five years. If the Beachwood on the Bay declaration does not require approval, the statute allows no transfer fee. If it does, a fee above the cap would not be allowed.
Before you offer on a Beachwood on the Bay condo, read the declaration, articles, bylaws and rules, the current budget and reserve schedule, the latest financial statement, the insurance summary, the milestone and structural reserve documents and the estoppel certificate. Florida Statute 718.503 entitles a resale buyer to most of them, and we found none posted publicly.
Under Florida Statute 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them. The state’s frequently asked questions document is part of the package.
Ask for the current year’s budget with its reserve schedule, the last two years of actual spending, the latest annual financial statement and the current reserve balance. In a 15-home building a line that looks small to a large association, such as the elevator contract, a roof reserve or an insurance renewal, is a large number per home. Compare the budget’s insurance line with the master policy summary, and ask what the association has set aside for the items the structural reserve study covers.
Ask the board for every special assessment approved, proposed or discussed since 2022, how each was paid and whether any remains unpaid. The estoppel certificate lists assessments that exist, and the board’s minutes show what is coming. We found no public record of a special assessment at Beachwood on the Bay, and a seller who volunteers a clear answer before your offer saves a late-stage surprise.
Document | What to look for | Where it comes from |
|---|---|---|
Declaration and amendments | Leasing, pets, approvals, right of first refusal, garage and dock assignment, parking | Seller’s package, Lee County Clerk |
Budget and reserve schedule | Assessment amount, what it covers, reserve funding | Seller’s package, manager |
Financial statement | Delinquent owners, cash, debts | Seller’s package, manager |
Estoppel certificate | Amount owed, special assessments, parking space number | Association, ordered through the seller |
Milestone inspection summary | Findings, repairs required, dates | Seller’s package, manager, the City |
Structural integrity reserve study | Components, funding, reserve gaps | Seller’s package, manager, the state’s reporting page |
Insurance declarations pages | Limits, deductibles, flood coverage, expiration | Manager, the association’s agent |
Board minutes | Planned projects, disputes, assessments | Seller, manager |
Elevation certificate | Lowest floor elevation against the 11-foot base flood elevation | Seller, the association, a surveyor |
The Florida Department of Business and Professional Regulation lists Beachwood on the Bay’s secondary status as Delinquent, and its payment history shows the association’s 2026 annual fee of $60 is not recorded as paid. Our reading is that the flag refers to that fee, a $4-per-unit charge on 15 units, and not to any owner’s account.
The state’s payment history extract, downloaded October 1, 2026, shows $60 billed and $60 paid with $0 pending for each of 2022, 2023, 2024 and 2025, and a 2026 row with no amounts. The state’s condominium extract lists the association’s primary status as Approved and its secondary status as Delinquent. We treat the second status as our reading of the payment history and not as a legal finding, because the state does not explain the flag in the extract.
A small unpaid fee can mean a one-time oversight or a management gap. It does not tell us which. Ask the association whether the 2026 fee has been paid and whether the state’s record has been updated, and ask the seller to put the answer in writing before you offer. A seller can answer that before a buyer asks, and a lender’s condominium review may ask the same question.
The Beachwood on the Bay leasing, pet and approval rules are not published, and we state no minimum lease term, pet limit or approval requirement. Neighboring buildings whose documents we could read set 30-day minimums and limit pets, but the declaration here is the source and we have not read it.
Association | Minimum lease | Source |
|---|---|---|
Casa Bonita Grande | 30 days or one month, whichever is less | Declaration, as summarized on our Casa Bonita Grande page |
Bonita Beach Club | 30 days for owners who bought after June 2006 | Rules, as summarized on our Bonita Beach Club page |
Windsong | 30 days or one calendar month | |
Beachwood on the Bay | Not published | Route: declaration, estoppel certificate |
A buyer who wants a quiet owner-occupied building and a buyer who wants a rental unit should both ask what the rules actually allow, because the county roll’s one homestead exemption and nine mailing addresses outside Florida only hint at the answer.
The pet rule is not published, and we state no weight limit, number or breed rule. The two neighbors whose documents we could read both limit pets. Windsong’s declaration lets an owner keep one pet carried or leashed and bars pets of any kind in leased units, and Casa Bonita Grande limits owners to one pet of 30 pounds or less. Those facts show the usual range and say nothing about Beachwood on the Bay. Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation, so a buyer who relies on an assistance animal should raise it with the association early and in writing.
Many older Gulf-coast condominiums screen buyers and tenants. Where a board has that power, the declaration usually sets a notice period before closing and a deadline for the board to answer, and a transfer that skips the step can be voidable. Neighboring buildings show the range: our Casa Bonita Grande page documents a building where the declaration requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. If Beachwood on the Bay’s declaration requires approval, the statute’s base cap on the fee is $150 per applicant. If it does not, the statute allows no transfer fee at all.
Ask the association whether it requires approval of a sale or a lease, the notice period, the application, the fee, the interview requirement if any, and the board’s deadline to act, and put the answers in the contract’s closing timeline. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied. Some declarations also give the association or other owners a right of first refusal on a sale. We found no source for Beachwood on the Bay either way, and in a 15-home building, where every owner may know every other, the question is worth asking early.
Beachwood on the Bay is a five-story building completed in 1982, so under Florida Statute 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025. That is our inference from the year built and floors, and the association’s actual status is not published.
Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings of three habitable stories or more. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025, and the statute puts an outside date of December 31, 2026 on an association that combines the study with a milestone inspection due on or before that date. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item whose replacement cost is over $25,000. The association’s structural reserves must be based on its findings. A committee summary of House Bill 913 of 2025 describes the legislation behind the current deadlines.
The state posts guidance on its condominium inspections page and its structural integrity reserve study reporting page. Request the milestone inspection summary, the structural integrity reserve study, the current budget with reserve schedule, the last two years of assessments and special assessments, and any engineering reports. Ask whether the City of Bonita Springs, as the local enforcement agency, issued a notice and when the association responded. A 1982 building is in the age group that these laws were written for, and a seller who has the documents in hand at listing avoids a gap at your inspection.
Beachwood on the Bay is in FEMA flood zone AE with a base flood elevation of 11 feet at all five test points we ran inside the building’s footprint, on panel 12071C0651G effective November 17, 2022. No point returned the higher-hazard VE zone. The building is also in Lee County Evacuation Zone A, and no premium is published for it.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County GIS and U.S. Geological Survey, queried 1 Oct 2026).
We queried the FEMA National Flood Hazard Layer, the layer behind the FEMA Flood Map Service Center, on October 1, 2026 at five points inside the county’s building footprint polygon, the centroid and four interior points. All five returned flood zone AE, a base flood elevation of 11.0 feet and the zone subtype coastal floodplain. The FEMA map service also returned a Collier County panel dated May 16, 2012 because the layers overlap near the county line, and we quote the Lee County panel, which is the one that governs this address. Several Gulf-side buildings nearby are mapped in the higher-hazard VE zone, such as Casa Bonita Grande, which our own pages record.
The federal 3D Elevation Program puts bare-earth ground at three interior points at 4.88, 4.64 and 5.18 feet NAVD88, an average of 4.9 feet. The base flood elevation of 11 feet is therefore 5.8 to 6.4 feet above the ground (11 less 5.18 and 11 less 4.64), and 6.1 feet above the average. The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 12 feet here and 7.1 feet above the average ground (12 less 4.9). That rule is in the City’s notice on substantial damage and substantial improvement and applies to a building that is substantially damaged or substantially improved.
Florida Statute 718.111(11) requires every residential condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. We do not state the carrier, limits, premium or deductible, because none are published.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 15 units that ceiling would be $3,750,000 (15 times $250,000). For scale only, the county’s just value for the 15 homes sums to $5,512,914, so the federal ceiling is 68 percent of that figure (3,750,000 divided by 5,512,914), and just value is not replacement cost. Whether the association carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.
Owners should carry an HO-6 policy with loss assessment coverage and contents coverage, and for a unit in an AE area a separate flood policy (see FloodSmart) for contents and interior improvements, which a lender or the owner may want. We publish no premium for Beachwood on the Bay because no cited source gives one. Get an HO-6 quote and a flood quote for the exact condo before your inspection period ends, with the building’s year built, the floor and the elevation certificate in hand, and ask the seller for the master policy summary so the agent can see the building’s coverage. Sellers must also deliver the flood disclosure required by Florida Statute 689.302 at or before the time the contract is signed, covering known flood damage during ownership, any flood insurance claim and any flood assistance received, so read it closely.
We found no public permit, damage or repair record specific to Beachwood on the Bay since Hurricane Ian, so we state none. The public record shows the storm: surge of 8 to 12 feet above ground at Bonita Beach per the National Hurricane Center, and surveyed high-water marks of 11.3 to 11.7 feet NAVD88 within half a mile.
Data updated: October 2026 (National Hurricane Center and U.S. Geological Survey records, queried 1 Oct 2026).
Mark | Distance from Beachwood on the Bay | Elevation, NAVD88 | Height above ground | Quality |
|---|---|---|---|---|
Garage of a house on Bay Rd | about 0.09 mile | 11.6 ft | 7.96 ft | Excellent |
Stairwell at 26235 Hickory Blvd, which the survey places at Bay Harbour II | about 0.20 mile | 11.3 ft | 5.0 ft | Excellent |
Wall inside the Hickory Island center, near Hickory Blvd and Estero Blvd | about 0.30 mile | 11.7 ft | 5.23 ft | Excellent |
Inside a ground-floor unit at 25901 Hickory Blvd | about 0.48 mile | 11.3 ft | 2.53 ft | Excellent |
The distances are our straight-line measurements from the building’s coordinate. A fifth mark on the exterior wall at 26235 Hickory Blvd reads 12.2 feet and is rated fair, so we leave it out of the table.
We do not know what Ian or the later storms did to Beachwood on the Bay’s common areas, whether the association filed insurance or flood claims, or what repairs it funded, and we treat any marketing remark about post-storm work as marketing and not as a record. Ask for the repair history, the claims history and the cost, and read the budget for how the work was paid.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, which is 12 feet at Beachwood on the Bay.
If a future storm damages the building badly, the 50 percent test is made against the whole structure, and a building that fails it must be elevated or rebuilt to current flood standards. Raising a 1982 building whose ground is about 6 feet below the design elevation is, in our judgment, rarely practical. That is a risk to understand and not a prediction. The City’s flood hazard reduction ordinance sets the foundation and elevation requirements for rebuilding, and a buyer should read it with the elevation certificate and the master policy.
A Beachwood on the Bay condo can usually be financed, but the lender reviews the building as well as you. The lender’s condominium questions cover the budget, reserves, insurance, owner delinquencies, litigation and the milestone and reserve-study documents, and a very small project can narrow the lenders who will approve it. Ask a lender early.
Lenders reviewing a condominium purchase look at the project as well as the home: the association’s budget and reserves, any pending litigation or special assessment, the share of owners who are delinquent in their assessments, the master insurance and flood coverage, whether the milestone inspection and structural reserve study are complete and, for a very small project, whether the association is in good standing. We name no lender, because our research did not cite one, and your lender’s own questionnaire controls what it needs.
The state’s delinquent flag on the association’s $60 annual fee is a line an underwriter or a closing agent can see in a minute, and so is the building’s age. Ask the seller for written confirmation that the 2026 fee is paid, and ask your lender what proof it wants. A buyer who has the milestone summary and the structural reserve study in hand before applying is easier to approve than one who is waiting for them.
Property tax on a Beachwood on the Bay condo resets after a sale, so never carry a seller’s bill forward. At the $528,000 recorded price the deed tax is $3,696, and an 80 percent loan on that price adds $1,478.40 in mortgage stamps and $844.80 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser roll dated 27 Sep 2026, recorded sales index built 1 Oct 2026 and Florida statutes read 1 Oct 2026).
The county roll at leepa.org shows the just value and the assessed value for each home. The just values of the 15 homes run from $322,841 to $395,811 and average $367,528, and the latest qualified sale, $528,000, is 43.7 percent above that average (528,000 divided by 367,528 is 1.437). On 13 of the 15 homes the assessed value is below the just value, and on 2 it equals it. The taxing district on the roll is the City of Bonita Springs and the Bonita Springs Fire District. We publish no tax estimate here, because we did not pull a millage for this address, and we will run one at your purchase price when you ask. Lee County’s Tax Collector publishes tax bills by parcel, and the Property Appraiser’s parcel record for the common elements and pool shows the land the owners hold together.
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 the contract controls both. 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 |
|---|---|---|
$528,000 | Fifth-floor condo, April 28, 2025 | $3,696 |
$525,000 | Fourth-floor condo, September 16, 2021 | $3,675 |
$375,000 | Second-floor condo, June 18, 2019 | $2,625 |
Closing item on a $528,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
Down payment, 20 percent | Buyer | $105,600 | $528,000 purchase price |
Loan amount | Lender | $422,400 | none |
Deed tax at 70 cents per $100 | Seller, contract controls | $3,696 | $3,696 |
Mortgage stamps at 35 cents per $100 | Buyer | $1,478.40 | none |
Intangible tax at 2 mills | Buyer | $844.80 | none |
Estoppel certificate, up to $299 | Customarily the seller, contract controls | up to $299 | up to $299 |
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 Beachwood on the Bay, including any association application fee or capital contribution, which the estoppel certificate states, and the association assessment, which the budget states. Your lender’s Loan Estimate and the title company’s settlement statement control. Buyers can see how we price a Beachwood on the Bay 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 Beachwood on the Bay 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 Beachwood on the Bay buyer consultation or Call Marc at (239) 287-5873.
Choose Beachwood on the Bay if you want a small 15-unit bay-side condo with one 1,073 square foot plan and a recorded sale below Bay Harbor Club’s median, and you accept more document work. Choose Bay Harbor Club for larger units, a 102-unit building that shares costs across more owners, and more recorded sales to price from.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Bay Harbor Club is the nearest bay-side building with a deep sales record, about 0.18 mile from Beachwood on the Bay by straight line, and a buyer who sees one will usually see the other. Our Bay Harbor Club buyer’s guide covers the larger building the way this page covers Beachwood on the Bay.
The yardstick for every sales row is the county’s presentation rule: the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, and where none does, the last 60 months with no median stated. Every sales figure is from the county index built October 1, 2026.
Item | Beachwood on the Bay | Bay Harbor Club |
|---|---|---|
Side of Hickory Blvd | Bay | Bay |
Year built on the roll | 1982 | 1983 and 1984 |
Unit parcels on the roll | 15 | 102 |
Heated size | 1,073 sq ft, one plan | 1,345 to 2,718 sq ft |
Bedrooms | 2 | 2 and 3 |
FEMA zone, base flood elevation | AE 11 | AE 11 |
County window used | 60 months, fewer than 10 sales | 24 months |
Qualified sales in that window | 1 | 12 |
Median price | not stated (fewer than 10 sales) | $555,000 |
Price range | $528,000 to $528,000 | $450,000 to $750,000 |
Median per heated sq ft | not stated, the one sale is $492.08 | $412.64 |
Qualified sales in the file, first year | 26 since 1982 | 208 since 1984 |
Bay Harbor Club is the only building in this comparison whose window holds 10 or more sales: its 12 sales in 24 months have a median of $555,000 and a range of $450,000 to $750,000. Beachwood on the Bay’s one sale in 60 months, $528,000, is $27,000 below that median (555,000 less 528,000, which is 4.9 percent of 555,000) and inside that range. Most of any gap is size. Beachwood on the Bay’s 1,073 square feet is smaller than the smallest Bay Harbor Club unit at 1,345 square feet, which is 25.3 percent larger (272 divided by 1,073). Measured per square foot, the picture changes: Beachwood on the Bay’s one sale at $492.08 is $79.44 above Bay Harbor Club’s median of $412.64 (19.3 percent of 412.64), which is why one sale cannot carry a conclusion.
If your priority is | Look first at | Why, from the record |
|---|---|---|
A recorded sale below the larger bay-side neighbor’s median | Beachwood on the Bay | One sale at $528,000 in 60 months, against a $555,000 median at Bay Harbor Club (24 months) |
A small building where 15 owners decide together | Beachwood on the Bay | 15 units, one building, one floor plan |
A garage and a dock number in the county’s legal description | Beachwood on the Bay | Garage codes on 8 homes and dock numbers on 7 |
A larger home than 1,073 square feet | Bay Harbor Club | 1,345 to 2,718 square feet |
More recorded sales to price from | Bay Harbor Club | 12 qualified sales in 24 months, against 1 in 60 months |
Costs shared among more owners | Bay Harbor Club | 102 unit parcels on the roll |
A Gulf-side address | Windsong, The Egret or Ambassador | Gulf-side buildings within about 0.11 mile |
A building with published documents to read first | Bonita Beach Club or Casa Bonita Grande | Documents we could read and summarize |
Beachwood on the Bay is smaller than 16 of the 22 other Bonita Beach condominium associations we cover, and six hold 10 or more qualified sales in a county window. Each row below carries its own window, and a median of fewer than 10 sales is written only as the median of these n sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Association | Side | FEMA zone, BFE | County window used | Sales (n) | Median | Median per heated sq ft |
|---|---|---|---|---|---|---|
Gulf | AE 12 | 24 months | 17 | $690,000 | $608.61 | |
Gulf | AE 12 | 60 months | 10 | $592,500 | $568.39 | |
Bay | AE 11 | 24 months | 12 | $555,000 | $412.64 | |
Bay | AE 11 | 60 months, fewer than 10 sales | 8 | median of these 8 sales, $610,000 | not stated | |
Bay (Bonita Beach Rd SW) | AE 10 | 12 months | 20 | $280,000 | $551.18 | |
Gulf | AE 11 | 60 months, fewer than 10 sales | 4 | median of these 4 sales, $987,000 | not stated | |
Gulf | VE 13 | 60 months, fewer than 10 sales | 8 | median of these 8 sales, $824,500 | not stated | |
Gulf | VE 13 | 60 months, fewer than 10 sales | 8 | median of these 8 sales, $749,500 | not stated | |
Gulf | VE 13 | 60 months, fewer than 10 sales | 3 | median of these 3 sales, $945,000 | not stated | |
Casa Bonita Royale | Bay | AE 11 | 60 months, fewer than 10 sales | 2 | median of these 2 sales, $505,000 | not stated |
Gulf | AE 11 | 60 months, fewer than 10 sales | 6 | median of these 6 sales, $712,000 | not stated | |
Gulf | AE 11 | 60 months, fewer than 10 sales | 2 | median of these 2 sales, $650,000 | not stated | |
Gulf | VE 13 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated | |
Gulf | AE 11 | 60 months, fewer than 10 sales | 4 | median of these 4 sales, $950,000 | not stated | |
Beachwood on the Bay | Bay | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated |
Gulf | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated | |
Bay | AE 11 | 60 months, fewer than 10 sales | 2 | median of these 2 sales, $582,500 | not stated | |
Gulf Harbor (Hickory Blvd) | Bay | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated |
Snook Harbor | Bay | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated |
Bayscape | Bay | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated |
Bonita Beach Plantation House | Bay (Bonita Beach Rd SW) | AE 10 | 60 months | 14 | $342,500 | $463.06 |
Dolphin Way of Hickory Point | Gulf | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $510.20 |
Solenzara | Bay | AE 11 | 60 months, fewer than 10 sales | 1 | not stated (one sale) | not stated |
Medians of fewer than 10 sales are shown only as the median of these n sales, and an association with a single sale states none. Every figure is copied from the county record built October 1, 2026, and the record is complete from 2009 and partial before. Time-share Bonita Resort and Club at 26101 Hickory Blvd is a time-share by the county’s own legal name and is not part of this comparison. Our pages for Bonita Beach Club, Seascape, Sea Isles and Bonita Beach and Tennis Club go deeper on the largest buildings.
The strengths of Beachwood on the Bay are a small 15-unit bay-side building, one clean 1,073 square foot floor plan, garage and dock designations on some homes and a recorded sale below its larger bay-side neighbor’s median. Its drawbacks are its 1982 age, thin recent sales, an AE 11 flood zone at the ground and almost no public documents.
To see Beachwood on the Bay 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 15 homes, a listing is rare, so a saved search matters.
Active and pending Beachwood on the Bay listings on October 3, 2026, per the Southwest Florida MLS: one active, unit 304, a two-bedroom, two-bath home listed at $599,000 and 8 days on the market, and none pending. Months of supply cannot be measured, because there were no closings in the last 12 months to measure it against. Search current listings on our site, and send us any Beachwood on the Bay address you see, and we will pull the file before you tour.
When no Beachwood on the Bay condo is for sale, we look at the closest alternatives on the strip, such as Bay Harbor Club, Sea Isles and Palm Bay Estates, and we can reach out to the owners of condos that fit. Buying across the city? See our Bonita Springs buyer’s guide. Call Marc at (239) 287-5873.
You get a personalized Beachwood on the Bay 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 garage, a dock or a higher floor matters, and we send the condos that fit with their recorded sales.
Start your Beachwood on the Bay 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 Beachwood on the Bay condos and get a free Beachwood on the Bay home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
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.
★★★★★ “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
★★★★★ “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 was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
Buyers ask us the same questions about Beachwood on the Bay condos every week, and the answers below come from the county’s recorded sales, the state’s condominium and corporate records, FEMA and the statutes. Where a fact is not public, we say so and name the document that holds it.
Beachwood on the Bay has 15 residential condominium homes, per the state’s condominium record and the county roll. The county shows 16 parcels because the extra one is the common elements and pool parcel. The homes sit on floors 2 through 5 of a five-story building.
Every home is 1,073 heated square feet with two bedrooms and two baths, per the county roll. With one floor plan in the building, the differences between condos come from floor, garage, dock, condition and view, so price per square foot compares cleanly from one sale to the next.
The Lee County Property Appraiser dates the building to 1982, for both actual and effective year, and the county’s footprint record shows five stories. The association’s corporate record was filed on December 16, 1981. A 1982 building falls in the age group that Florida’s milestone inspection and reserve study rules target.
The Beachwood on the Bay assessment is not published anywhere we could find, so we state no figure. For orientation only, Bonita Beach Club lists $12,152 a year for a two-bedroom unit and Windsong states $14,944 a year. The estoppel certificate and the budget give the real number.
The county recorded one qualified sale in the last 60 months, $528,000 on April 28, 2025, for a fifth-floor condo of 1,073 heated square feet. That is $492.08 per heated square foot. It is also the newest sale in the county file, 521 days before our October 1, 2026 index date.
The one sale in the last 60 months works out to $492.08 per heated square foot ($528,000 divided by 1,073). Earlier recorded prices per square foot run from $279.59 in May 2013 to $489.28 in September 2021. With one sale in the window, we publish no median.
The county’s qualified-sales file shows none in the last 12 months, none dated after April 28, 2025. The county file holds 26 sales since April 1982 and 10 since 2009, when the record becomes complete. Southwest Florida MLS closings are a separate count, and the two sources count sales differently: the MLS, pulled October 3, 2026, also shows none in the 12 months to that date and one in the last 60 months, unit 501 at $528,000 on April 28, 2025.
One. On October 3, 2026 the Southwest Florida MLS showed one Beachwood on the Bay condo for sale, unit 304, a two-bedroom, two-bath home listed at $599,000, and none under contract. Start a buyer consultation and we will send the current listings, with their recorded history, the same day.
The Southwest Florida MLS, pulled October 3, 2026, holds one Beachwood on the Bay closing in the last 60 months: unit 501, which was on the market 122 days before it closed on April 28, 2025. Days on market is a Southwest Florida MLS figure, and with 15 identical homes and one recorded sale in five years we state that sale's own figure and no median. The one unit for sale now, 304, had been listed 8 days on the pull date.
Yes. FEMA’s National Flood Hazard Layer, queried on October 1, 2026, shows flood zone AE with a base flood elevation of 11 feet at all five test points inside the building footprint. Bare ground is about 4.9 feet, so the map’s base flood elevation sits about 6 feet above it.
A federally regulated lender will generally require flood insurance on a financed purchase in a zone AE building, and cash buyers should price it anyway. The association’s flood coverage is not published, so ask for the master policy summary and get a quote for your own contents and improvements.
We found no public damage, claim or permit record for the building itself. The public record shows surveyed Ian high-water marks of 11.3 to 11.7 feet NAVD88 within half a mile, so ask the seller and the board for the repair history, the claims history and what the work cost.
Eight homes carry a garage designation in the county’s legal description, and one has a garage only. The county’s garage fields are blank, so the legal descriptions are the only trace. Whether a garage conveys with the condo, or is a limited common element, is in the declaration and the deed.
Seven homes carry a dock number in the county’s legal description, and all seven also carry a garage. Dock numbers run from 1 to 10, so the building may hold docks that no home’s legal description names. Confirm in the declaration what a dock conveys, and whether it can be sold separately.
The leasing rule is not published, so we state no minimum lease term. Neighbors whose documents we read set 30-day minimums, including Casa Bonita Grande, Bonita Beach Club and Windsong. Beachwood on the Bay’s declaration is the source, so ask for it before you buy for rental income.
The pet rule is not published, so we state no weight limit or number. Two neighbors limit pets, and Casa Bonita Grande caps owners at one pet of 30 pounds or less. An assistance animal is not a pet under federal fair-housing guidance, and a request for one is handled as a reasonable accommodation.
We found no source that says either way. If the declaration requires approval of a sale, Florida Statute 718.112(2)(k) caps the transfer fee at a base of $150 per applicant, adjusted for inflation. If it does not require approval, the statute allows no transfer fee at all.
Florida Statute 718.503 requires the resale contract to say you received the declaration, articles, bylaws and rules, the latest annual financial statement and budget, and the state’s frequently asked questions document more than 7 days before signing, or that you may cancel within 7 days of receipt.
An estoppel certificate is the association’s written statement of what is owed on a unit. Florida Statute 718.116 allows up to $299 for the certificate, $119 more if expedited and $179 more where the account is delinquent, so $597 at most, with the contract deciding who pays, customarily the seller.
The Florida DBPR extract lists the association’s secondary status as Delinquent, and its payment history shows the 2026 annual fee of $60 (15 units at $4) with no amounts recorded. Our reading is that the flag refers to that fee, and we ask the seller to confirm in writing that it is paid.
The association’s status is not published. Under Florida Statute 553.899, a five-story building completed in 1982 would have needed its first milestone inspection before December 31, 2024, which is our inference from the year built and floors. Ask for the milestone inspection summary and the City’s correspondence.
We found no public record of one. Florida Statute 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings of three or more stories, and a first study was due by December 31, 2025 for most associations. Ask for the study and the reserve schedule.
We found no association website, declaration, budget or rules posted anywhere. A buyer’s documents come from the seller and the manager, and the declaration is a Lee County Clerk record, recorded in Official Records Book 1567, Page 2110. We have not read the declaration for this page.
We found no public record of one, and none is public in a building this size. Ask the board for every special assessment approved, proposed or discussed since 2022, and read the estoppel certificate and the minutes. In a 15-home building, one large project lands on each owner with little cushion.
Usually yes, but the lender reviews the building as well as you, including the budget, reserves, insurance, owner delinquencies, litigation and the milestone and reserve-study documents. A very small project can narrow the lenders who approve it, so we recommend you ask a lender about the building before you tour.
On a $528,000 purchase with an 80 percent loan of $422,400, mortgage stamps are $1,478.40 and intangible tax is $844.80, and the down payment is $105,600. Deed tax of $3,696 is customarily the seller’s in Lee County. Your Loan Estimate and the settlement statement control.
Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02, which is $3,696 at $528,000. In Lee County the seller customarily pays it, along with the owner’s title policy, and the contract controls both, so confirm the allocation before you sign.
Property tax resets after a sale, so never carry a seller’s bill forward. The county’s just values for the 15 homes run from $322,841 to $395,811 and average $367,528. We publish no tax estimate and will run one at your purchase price when you ask.
Bay Harbor Club’s last 24 months hold 12 sales with a median of $555,000. Beachwood on the Bay’s one sale at $528,000 is $27,000, or 4.9 percent, below that median, at a higher price per square foot, $492.08 against $412.64, because Bay Harbor Club’s smallest condo is 25.3 percent larger.
Same-size Gulf-side buildings next door recorded higher prices: The Egret’s 6 sales in 60 months have a median of $712,000, against one sale here at $528,000. Position, view and beach access explain part of the gap, and we do not claim the county data prove how much.
Yes. The state’s condominium file also lists Beachwood Apts in Naples and Beechwood Cove in Sarasota, which are separate condominiums. Beachwood on the Bay is the 15-unit building at 26371 Hickory Blvd in Bonita Springs, and every figure on this page refers to it.
Yes, 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. The agreement must state any compensation as an amount or rate, and say that commissions are not set by law and are fully negotiable.
The written buyer agreement states the amount or rate, and the agent may not receive more than that from any source. Compensation is negotiable and can come from the seller, if the seller offers it, or from you. We explain the number before the first tour, and Call Marc at (239) 287-5873.
Ask whether the 2026 state fee is paid, what the assessment and any special assessment are, whether the milestone inspection and reserve study are done, what the master policy covers, what the garage and dock include, and what the leasing, pet and approval rules allow. Our document checklist above lists each.
That depends on your equity, your lender and your timeline. If you need to sell to buy, read how we sell Beachwood on the Bay condos or get a free home valuation, and Call Jesse direct at (239) 898-6072.
Start your Beachwood on the Bay buyer consultation or Call Marc at (239) 287-5873. We will send the condos that fit your plans, the recorded sales of the other homes in the building and the documents to request before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Marc leads our buyer side.
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 Beachwood on the Bay filing before we show you a condo.
We tracked every one of the 26 Beachwood on the Bay condo sales in the county record since 1982 before writing this page. Sellers weighing the other side of this market can read how we sell Beachwood on the Bay condos or request a free valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Beachwood on the Bay guide, and our Bonita Beach guide covers the strip.
If you are ready to buy a Beachwood on the Bay condo, start your Beachwood on the Bay buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012.
Your local real estate experts for Beachwood on the Bay 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 Beachwood on the Bay? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Beachwood on the Bay home? Get a free Beachwood on the Bay 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 one of the sources below. No listing aggregator, competing brokerage, competing agent site or third-party neighborhood content site was used for any figure, and none is linked.
No governing document for Beachwood on the Bay is posted publicly that we could find, so the declaration itself is a Lee County Clerk record to request. These official documents bear on a buyer’s costs, flood posture and storm exposure.
Document | Issuer | What it answers |
|---|---|---|
Florida DBPR | The inflation-adjusted $299, $119 and $179 estoppel fees | |
NFIP summary of coverage, residential condominium buildings (PDF) | FEMA | Flood coverage limits for a condominium building |
City of Bonita Springs | The 50 percent rule and the design flood elevation | |
City of Bonita Springs | Foundation and elevation rules for rebuilding | |
National Hurricane Center | Surge and storm record at Bonita Beach |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Beachwood on the Bay at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.