We price a Dolphin Way condo from the nearest recorded sale and request the budget, the assessment ledger and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condo in Dolphin Way of Hickory Point at Bonita Beach, the 75-home, three-building Gulf-side condominium on Hickory Blvd on Little Hickory Island. Dolphin Way sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Dolphin Way of Hickory Point guide carries the full building record behind this page.
This is the Dolphin Way condominium at 25830, 25840 and 25850 Hickory Blvd, Bonita Springs, Florida 34134. It is not a street, resort or condominium of the same name anywhere else in Florida, and it is not Seascape, the separate 136-unit association next door that shares part of its history.
The short version for a condo buyer is this. In the 24 months since October 2024 the county recorded 11 qualified Dolphin Way sales at a median of $460,000, from $275,000 to $1,000,000, and six of them were one-bedroom homes of 624 or 626 square feet at $275,000 to $495,000. The association has not published a fee schedule, rules or a budget that we could read. Two news reports put the Hurricane Ian special assessments above $50,000 per owner, and the county roll dates the buildings to 1975 and 1976, so Florida’s milestone inspection and reserve study rules are in play. None of that is a reason to walk away, and all of it is a reason to read the documents before you offer.
We wrote this page the way we would brief a buyer we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable and never estimated.
To buy a condo in Dolphin Way of Hickory Point at Bonita Beach in 2026, pick the building and plan, price it from recorded sales of the nearest like home, request the budget, the special-assessment ledger and the estoppel certificate before you offer, get flood and condo insurance quotes for the exact address, and sign a written buyer agreement before touring.
The order matters because Dolphin Way is three buildings with very different homes. Buildings A and C at 25850 and 25830 Hickory Blvd are twins of 27 homes each, and 21 of the 27 in each are one-bedroom units of 624 square feet. Building B at 25840 holds 21 homes of 690 to 2,030 square feet, most of them two-bedroom plans. A 624 square foot one-bedroom and a 1,029 square foot two-bedroom share a court and a storm history, but not a price band. We build that picture for your short list before you tour, and the Dolphin Way of Hickory Point guide holds the full association record.
Building A at 25850 and Building C at 25830 are the small-home buildings, with a 626 or 624 square foot one-bedroom in eight of every nine positions on each floor and a 984 square foot two-bedroom at the end of the row. Building B at 25840 is the larger-home building, with two-bedroom plans of 944 and 1,029 square feet, a fourth floor with a 1,299 square foot three-bedroom and a 2,030 square foot penthouse. Decide which of the three you are shopping before you compare a single price.
These are the facts a Dolphin Way condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state, federal and court records and two news reports, and each explained in the section that covers it.
Dolphin Way of Hickory Point at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read, the fee stack and the Ian special assessments to the flood map, the comparison with Seascape, the buyer consultation and the sources behind every figure on the page.
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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 Dolphin Way condo buyers with the same county-record data we use to price listings. We show you what your size band recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo in Dolphin Way of Hickory Point 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 Gulf-side condo you want priced from the record. 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:
For every Dolphin Way condo on your short list we match it to its building, floor and size band, pull the county’s recorded sales for its nearest twins, check its FEMA flood zone against the building’s footprint, request the estoppel certificate, the budget and the special-assessment ledger, and ask in writing for the milestone inspection and reserve study status. You tour fewer condos and offer with fewer surprises.
McGreevy and Comisar’s own closing history at Dolphin Way is part of the Southwest Florida MLS pull that was not available on the publication date. Information not available at time of publishing (checked 2026-10-01). This page does not claim that we sold, listed or represented a sale at Dolphin Way. What we bring is the record itself: we tracked every one of the 63 Dolphin Way sales in the county record since 2009, and we tracked every one of the 75 Dolphin Way unit parcels on the Lee County roll, the state’s filings for the association, the federal flood suits and the permit files before writing any advice here.
Dolphin Way of Hickory Point recorded 11 qualified condo sales in Lee County’s record in the 24 months since October 2024, at a median of $460,000, a range of $275,000 to $1,000,000 and a median of $510.20 per heated square foot. These are county recorded sales, not Southwest Florida MLS closings, and the newest is dated July 8, 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widen the window until it holds at least 10 qualified sales, as our method requires. The 12-month window holds 4, so the first window with 10 or more is the last 24 months, counted from October 2024. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export. The roll keeps each unit’s last four sales with exact dates and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and only partial before 2009.
| Window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 | 4 | the median of these 4 sales is $452,000 | $275,000 | $495,000 | $594.25 |
| 24 months since October 2024 (leading window) | 11 | $460,000 | $275,000 | $1,000,000 | $510.20 |
| 36 months since October 2023 | 11 | $460,000 | $275,000 | $1,000,000 | $510.20 |
| 60 months since October 2021 | 14 | $442,500 | $275,000 | $1,000,000 | $580.13 |
The 12-month median is the mean of the middle pair, $425,000 and $479,000, because 4 is an even count, and with fewer than 10 sales it is a median of those 4 sales and not a market signal. The 36-month row is identical to the 24-month row because the county file holds no qualified Dolphin Way sale between July 29, 2022 and February 4, 2025, a gap of 921 days that spans Hurricane Ian and the restoration that followed. All 11 sales in the leading window are resales, and none is a builder’s first sale.
Here is every qualified sale in the leading window, with the building address only. The floor is read from the unit numbering on the county roll, and a buyer should confirm it with the association.
| Date | Building address | Floor | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|
| Feb 4, 2025 | 25850 Hickory Blvd (A) | 1 | 1 bed, 1 bath | 624 | $359,000 | $575.32 |
| Mar 7, 2025 | 25830 Hickory Blvd (C) | 2 | 2 bed, 2 bath | 984 | $1,000,000 | $1,016.26 |
| Mar 29, 2025 | 25830 Hickory Blvd (C) | 3 | 1 bed, 1 bath | 624 | $365,000 | $584.94 |
| Jun 6, 2025 | 25840 Hickory Blvd (B) | 2 | 2 bed, 2 bath | 1,029 | $525,000 | $510.20 |
| Jun 24, 2025 | 25830 Hickory Blvd (C) | 1 | 1 bed, 1 bath | 624 | $295,000 | $472.76 |
| Jul 23, 2025 | 25840 Hickory Blvd (B) | 4 | 3 bed, 3 bath | 1,299 | $500,000 | $384.91 |
| Aug 1, 2025 | 25840 Hickory Blvd (B) | 3 | 2 bed, 2 bath | 944 | $460,000 | $487.29 |
| Dec 29, 2025 | 25850 Hickory Blvd (A) | 3 | 1 bed, 1 bath | 624 | $425,000 | $681.09 |
| Mar 3, 2026 | 25830 Hickory Blvd (C) | 1 | 1 bed, 1 bath | 626 | $275,000 | $439.30 |
| Jun 30, 2026 | 25840 Hickory Blvd (B) | 2 | 2 bed, 2 bath | 944 | $479,000 | $507.42 |
| Jul 8, 2026 | 25850 Hickory Blvd (A) | 3 | 1 bed, 1 bath | 624 | $495,000 | $793.27 |
Four of the eleven are in Building C at 25830, four in Building B at 25840 and three in Building A at 25850. The 11 prices sorted run $275,000, $295,000, $359,000, $365,000, $425,000, $460,000, $479,000, $495,000, $500,000, $525,000 and $1,000,000, so the sixth, $460,000, is the median.
One 984 square foot, two-bedroom, two-bath end home in Building C at 25830 Hickory Blvd is in the county record three times: $448,700 in January 2010, $659,500 in July 2015 and $1,000,000 on March 7, 2025. That is more than double across three recorded sales, and the last sale is the highest price in the building’s qualified record. This is a public-record sale, not one of ours, and the county file does not say why the owner sold, what was renovated or who paid which closing cost. Only six homes in Dolphin Way have this 984 square foot plan, so what the sale shows a buyer is the top of the range for a rare plan, not a typical home.
The roll also shows three recent transfers that are not in the qualified record, and we list them so a buyer who looks up a home is not surprised. We print no median for them.
| Date | Building address | Recorded price | Why the county does not count it as qualified |
|---|---|---|---|
| May 12, 2022 | 25840 Hickory Blvd (B) | $1,000,000 | Override code 03: arm’s length when made, but the property changed significantly afterward, with disaster given as an example |
| Aug 18, 2022 | 25850 Hickory Blvd (A) | $500,000 | Override code 03, same definition |
| Aug 30, 2024 | 25840 Hickory Blvd (B) | $275,000 | Code 16: a transfer of less than a 100 percent interest |
Both 2022 transfers closed within five months before Hurricane Ian, and the county’s definitions are in its transfer code list. None of the three enters any median on this page.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS for Dolphin Way: closed-sale count and median from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply, list-price history and our own closings in the building. We are not estimating any of them from the county record, because the two sources measure different things.
Dolphin Way condos fall into three groups: 53 one-bedroom homes of 624 to 690 square feet, 20 two-bedroom homes of 944 to 1,029 square feet, and two three-bedroom homes of 1,299 and 2,030 square feet. In the last 24 months the one-bedroom sales ran from $275,000 to $495,000, and the larger homes from $460,000 to $1,000,000.
The county roll gives a story count for each home, three for every home in Buildings A and C, four for the numbered homes in Building B and five for its penthouse. We also read floors from the unit numbers, and the two agree. Neither is a certificate of occupancy, so confirm the habitable story count with the association, because it decides whether the milestone and reserve study rules below apply.
| Building | Address | Homes | Floors read from unit numbers | Year built (roll) | Heated sizes on the roll |
|---|---|---|---|---|---|
| A | 25850 Hickory Blvd | 27 | 3, with 9 homes per floor | 1975 | 626 sq ft (3), 624 sq ft (21), 984 sq ft (3) |
| B | 25840 Hickory Blvd | 21 | 4, with 5 homes per floor, plus 1 penthouse | 1976 | 690 sq ft (5), 944 sq ft (7), 1,029 sq ft (7), 1,299 sq ft (1), 2,030 sq ft (1) |
| C | 25830 Hickory Blvd | 27 | 3, with 9 homes per floor | 1975 | 626 sq ft (3), 624 sq ft (21), 984 sq ft (3) |
The three buildings add to 75 homes: 27 plus 21 plus 27. Across all 75 the roll shows 56,458 heated square feet, an average of 752.8 per home and a median of 624, and 53 plus 20 plus 2 equals 75 for the one-, two- and three-bedroom counts. The county’s building footprint layer carries the same unit counts and labels all three as mid-rise condominium buildings.
Buildings A and C are twins. Each floor has nine homes in a row: a 626 square foot one-bedroom in the first position, seven 624 square foot one-bedrooms in the middle and a 984 square foot two-bedroom at the end. Forty-two of the 75 homes in Dolphin Way are that same 624 square foot plan, one bedroom and one bath. In the county record the six one-bedroom sales since February 2025 ran from $275,000 to $495,000 and the median of these 6 sales is $362,000. Six sales are too few to set a market, so ask us for every recorded sale of your floor before you offer.
The fourth floor of Building B breaks the pattern. One home is a 1,299 square foot three-bedroom, three-bath, and its neighbour is a 690 square foot one-bedroom, where the floors below have 1,029 and 944 square feet in those positions. The roll gives those two homes a newest-construction year of 1983 against 1976 for the rest of the building, which suggests a later change to the floor plan that a recorded amendment would confirm. The 1,299 square foot home sold for $500,000 in July 2025. The penthouse is the largest home at 2,030 square feet, with three bedrooms and three baths, and its last qualified sale in the county file is from 1977, so no recent price exists for it. If a penthouse comes to market, price it from its own history and from nothing else in the building.
The county roll places all 75 parcels on the Gulf side of Hickory Blvd. The neighbouring Seascape association’s history page says Seascape and Dolphin Way are “the only condominiums on the beach that offer Gulf-front views from every unit,” and an August 2024 Fort Myers News-Press report says every Dolphin Way condominium has the same unobstructed view of the sand and surf. Those are a neighbour’s description and a reporter’s, not measurements. The county footprints are consistent with them: two saw-tooth buildings set at right angles to the shoreline with a third between them, all opening onto a court that faces the Gulf. A view from the back of the court in Building B is a different view from the Gulf end of Building A, and a buyer paying for a view should stand in the home.
Owning a Dolphin Way condo costs the price plus an association assessment that is not published, any special assessment, property tax, your own condo insurance and closing costs. The only dues figure in print is one owner’s August 2024 statement that quarterly dues on a fourth-floor home had doubled from $2,450 to $4,895.
The News-Press report of August 8, 2024 quotes one owner of a fourth-floor condominium saying quarterly dues had doubled from $2,450 to $4,895. Every fourth-floor home is in Building B, where the plans are larger than the one-bedroom units that make up most of Dolphin Way. Condominium assessments are normally apportioned by each home’s share of the common expenses in the declaration, so a 624 square foot one-bedroom would not be expected to pay what a fourth-floor home in Building B pays, and nothing we read states the shares. We print the one reported figure with its attribution and no more.
| Figure | Source | Per year (four quarters) | Per month (divided by 12) |
|---|---|---|---|
| $2,450 a quarter | Owner quoted in the August 2024 News-Press report, before the increase | $9,800 | $816.67 |
| $4,895 a quarter | Same owner, after the increase | $19,580 | $1,631.67 |
Treat the table as one documented anchor for one fourth-floor home in mid-2024, not as your bill. The fee schedule, what it covers and the reserve funding are not published, and the only reliable current answer is the budget and the estoppel certificate for the specific home.
Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. Read the budget for these lines:
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR on its estoppel certificate fee schedule. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed. The estoppel is where a Dolphin Way buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the status of every assessment. The seller customarily requests it, and the contract controls who pays.
Dolphin Way’s owners paid three Hurricane Ian special assessments totaling more than $50,000 for each owner by mid-2024, according to a television report and a newspaper report, and the association sued its flood insurer in federal court in February 2024. No assessment notice is public, so every figure in this section is a reported figure, not a document.
The Fort Myers News-Press report of August 8, 2024, updated August 15, says its reporter interviewed six owners, including current and former board members, and reviewed the association’s insurance contracts, board minutes and assessment details. Its figures:
The arithmetic is consistent on one point: 75 owners at a little over $50,000 each is a little over $3.75 million, which fits “just under $4 million.”
Court dockets are a primary record. On February 6, 2024 the association filed three suits against its flood insurance carrier in the U.S. District Court for the Middle District of Florida, Fort Myers Division, numbered 2:24-cv-00114, 2:24-cv-00115 and 2:24-cv-00117. The complaint in the second case names the insured property as 25840 Hickory Blvd, Building B, pleads a Standard Flood Insurance Policy under the National Flood Insurance Program, gives September 28, 2022 as the date of loss, and alleges breach of the insurance contract in a dispute over the actual cash value of the loss. Three suits for three buildings is consistent with one flood policy per building, although we read only the Building B complaint.
The court consolidated the cases on May 10, 2024 into the lead case, 2:24-cv-00114. That docket, as mirrored by a public court-records archive that may lag the court’s own system, shows mediation notices in 2024 and 2025, orders on motions to stay in November 2025 and May 2026, and status reports filed July 1 and August 31, 2026. We found no judgment or dismissal on it. A complaint is one side’s allegation, and we take no position on the merits.
The News-Press report describes a separate dispute with the association’s wind carrier: a first offer of $250,000, a later offer of $500,000, both rejected by the owners, a civil remedy notice, and mediation scheduled for late July 2024. The reporter wrote that the wind policy carried a hard limit of $250,000 on damage from wind-driven rain. We could not read the policy, and we found no public record of how that claim ended.
Ask the manager for every special-assessment notice issued since September 2022, the amount charged to the specific home, the unpaid balance, the balance and terms of the association’s loans, and whether any further assessment has been authorized or is expected when the insurance cases end. Under Florida Statute 718.116, a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, which is why the estoppel certificate must show the home’s ledger. The statute also requires that funds raised by a special assessment be used only for the purpose stated in the notice.
An insurance recovery cuts both ways for a buyer. If the association recovers money, how it is used, whether to repay loans, refund owners or fund reserves, is a board and document question, and a buyer should ask it in writing and negotiate who pays any installment that falls after closing.
Check five groups of Dolphin Way condominium documents before you offer: the declaration, bylaws and rules, the budget and financial statement, the special-assessment ledger, the milestone inspection summary and reserve study, and the insurance summary with the litigation status. Florida Statute 718.503 requires the seller to furnish most of them, 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, 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. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, the milestone inspection and the reserve study. The statute gives a buyer a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the documents if they were not delivered before signing, so ask for them before you write an offer.
For Dolphin Way, ask for three things first:
| Document | What a Dolphin Way buyer reads for | Where it comes from |
|---|---|---|
| Declaration, articles, bylaws | Leasing, pets, approvals, who repairs what inside a home, how assessments are shared | Seller’s package, 718.503 |
| Rules | Pool, tennis, parking, guests, move-in, pets | Seller’s package, 718.503 |
| Budget and financial statement | Insurance line, reserve line, loan repayment, management fee | Seller’s package, 718.503 |
| Special-assessment notices and ledger | Amount, purpose, per-home share, unpaid balance, schedule | Manager and estoppel, 718.116 |
| Milestone summary and reserve study | Condition, deferred items, funding plan | Seller’s package, 718.503 |
| Insurance summary and litigation statement | Carrier, wind and flood limits, deductibles, open suits | Manager |
| Estoppel certificate | Dues status, transfer fee, approval, right of first refusal | Association, 718.116 |
Dolphin Way’s rental, pet and approval rules are not published, so we cannot state a minimum lease term, a rental cap, a weight limit or an approval process. The declaration and rules control, and the estoppel certificate and the seller’s document package are where a buyer reads them before closing.
The public record shows that owners rent, and not on what terms. In the News-Press report an owner describes using his home a few months a year and renting it the rest, with the rent covering the quarterly dues. With only 10 homesteaded homes of 75 on the roll, neither fact tells you the minimum lease length, how many times a year a home may be leased or whether the board approves tenants. The first question for the manager is the declaration’s leasing article, any amendments and the rental application and fee.
One rule of Florida law is worth knowing before you read that article. Under Florida Statute 718.110, an amendment that prohibits rentals or changes the permitted rental term or frequency applies only to owners who consent to it and to owners who take title after it takes effect. So the date of a leasing amendment, and the date the seller bought, can both matter.
Dolphin Way’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. A 2024 newspaper report mentions one owner couple living there with cats, which shows only that some pets were permitted to some owners. Ask the manager for the pet section of the rules and any registration form, whether the limit is by weight, count or species, whether owners and tenants are treated the same way, and where pets may be walked on the property. On this strip the answer varies widely: Bonita Beach Club, a few doors north, publishes a rule that allows no dogs at all, which we cover on that page.
Dolphin Way’s sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are not published. The estoppel certificate is where they would appear, because Florida Statute 718.116 requires it to state any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the insurance contacts. Request it early in the contract period so an approval does not delay closing.
FEMA’s flood map does not give Dolphin Way one zone. Our October 1, 2026 queries put Building B in Zone AE with an 11-foot base flood elevation, Buildings A and C across the line between AE 11 and AE 12, and the VE 13 coastal high-hazard line at the Gulf end of Building A, all on panel 12071C0651G. Premiums are not published, so a quote for your exact home is the only reliable cost.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation and coastal layers and USGS services, queried 1 Oct 2026)
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at a point in each building and then laid the flood zone outlines over the county’s building footprints and the condominium parcel. The panel is 12071C0651G, effective November 17, 2022, and all elevations are in feet, NAVD88.
| Location | Point query at the building centre | Share of the county footprint by zone | Nearest VE 13 line |
|---|---|---|---|
| Building A, 25850 | AE, 11 ft | 62.6% AE 11, 35.8% AE 12, 1.6% VE 13 | the footprint’s Gulf-end corner crosses it by 4 to 9 feet |
| Building B, 25840 | AE, 11 ft | 100% AE 11 | about 101 feet away |
| Building C, 25830 | AE, 12 ft | 48.6% AE 11, 51.4% AE 12 | about 5 feet away, not touching |
The point queries alone would have reported AE 11, AE 11 and AE 12 and missed the rest. For a building that sits across a zone line, a single point answers the wrong question.
Zone VE is FEMA’s coastal high-hazard zone, where the map adds wave action to the flood. FEMA’s floodplain management study guide explains that V zones carry special building standards on top of the A zone rules. By the county’s footprint, three corners at the Gulf end of Building A fall inside the VE 13 outline, by 4.3, 7.8 and 8.6 feet, and Building C’s footprint stops about 5 feet short of a VE 13 outline. Both distances are inside the drawing accuracy of a county footprint and a flood map, so we do not state that Building A is a VE-zone building. We state that the map and the footprint overlap at that corner, and that the question is real. An elevation certificate and the City’s floodplain administrator settle which zone governs each building for permitting, and the insurer’s rating settles it for premiums. Ask the manager for the elevation certificate for each building.
Dolphin Way’s wind carrier, limits and premium are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association.
Dolphin Way’s own insurance history is told in the press and the courts: a wind claim met with offers the owners rejected, a wind policy the newspaper says capped wind-driven rain at $250,000, and three flood suits. Those are reasons to read the current policies closely, and they are a reason the next renewal may look different from the last. Owners typically carry an HO-6 policy for the inside of the home and consider flood coverage for contents and improvements, and loss assessment coverage deserves a specific question to your agent given the assessment history. We do not quote a premium, because none is published for Dolphin Way, so ask an insurance agent for a quote for the exact address before your inspection period ends. 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 Dolphin Way applied.
The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line, and its program page explains the rules. Using the state’s 1991 line and Lee County’s 1978 line, we found all three Dolphin Way footprints between the two: seaward of the 1991 line by about 100 to 310 feet and landward of the 1978 line. That puts the buildings inside the state’s regulated zone, which is why the restoration needed state permits as well as City permits. Lee County’s evacuation zone layer returned Zone A, the first of five surge zones, for all three buildings, and the county orders evacuation by zone on its evacuation page.
Hurricane Ian struck Southwest Florida on September 28, 2022, and at Dolphin Way the public record shows first-floor homes flooded, the pool house and storage lockers carried away, and owners unable to move back fully for about fifteen months. State coastal permits show restoration work permitted in 2025, and the City permit portal lets anyone search permits by address.
Data updated: October 2026 (Florida DEP permit summaries, City of Bonita Springs and Lee County pages, retrieved 1 Oct 2026)
The News-Press report describes a 12-foot surge that tore out the landscaping, swept the one-story pool house out to sea, removed eight-foot steel lockers that lined the parking lot, filled the pool with debris and pulled down plumbing and electrical lines. It says winds damaged roofs, broke windows, ripped away stairs and filled first-floor condominiums with water, sand and mud. It also says all three buildings remained standing and that few of the condominiums were waterlogged, which it attributes to the elevated design. The FOX 4 report quotes an owner who put the water at “probably 10 to 12 feet,” says everything on the bottom floor was destroyed and the electrical rooms floated away, and says owners could not fully move back in until January 2024.
The Florida Department of Environmental Protection issued coastal construction permit LE001989 for a project its file names Dolphin Way Condominium Restoration, at 25830, 25840 and 25850 Hickory Blvd. The application was received February 28, 2025, the permit was issued with a notice to proceed on July 9, 2025, and it expired July 9, 2026, and the state’s summary shows final certification entries dated April 20, 2026. The summary does not describe the work, so the scope is a question for the manager. An earlier permit, LE001693, covered repair or reconstruction of sand retaining walls at 25840 Hickory Blvd, was issued April 27, 2021 and expired April 27, 2022. State records also list two older field permits at 25840 Hickory Blvd, one for walkways or boardwalks in 1996 and one for fences and railings in 2004.
The City runs a self-service portal, EnerGov, where permits can be searched by address, and its Hurricane Ian permitting page and post-storm permitting guide describe the process. For any home you plan to buy, search all three street numbers as well as the unit, because association-level permits for a building are filed against the building address, and ask the seller to close out any open permit. We did not find a public Dolphin Way permit count or a certificate-of-occupancy date.
Dolphin Way’s three buildings reached 30 years of age in 2005 and 2006, so if each has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. The roll shows three, three and five levels, so the story count is the first question.
Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. With roll years of 1975 and 1976, Dolphin Way’s buildings reached 30 in 2005 and 2006. Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories, and for existing associations by December 31, 2025, with a limited window to December 31, 2026 for an association completing it together with a milestone inspection. A 2025 law, House Bill 913, moved the reserve study deadline from December 31, 2024 to December 31, 2025.
They tell you what the buildings owed, on the roll’s years and our reading of the floors. They do not tell you that any building passed or failed, and we assert neither. No Dolphin Way milestone summary or reserve study is public. The buildings also went through a major restoration under permit from 2022 to 2025, and an inspection within the prior five years can in some cases stand in for part of the visual study, but we have no document saying that applied here.
Ask the manager for the milestone inspection summary, the Phase 1 and any Phase 2 report, the reserve study, the current budget’s reserve lines and any assessment the study triggered. Florida Statute 718.503 requires the seller to provide the summary and the study or a statement that none is complete. The state’s condominium resources explain the inspection rules.
A Dolphin Way condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance, special assessments, loans and open litigation will all be questioned, so we ask the manager early for the condominium questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies, association loans and litigation, and Dolphin Way has several of those to explain: reported special assessments, two reported association loans and three flood suits in federal court. A project with recent storm damage or insurance disputes can narrow the pool of financed buyers, which is one more reason to get the project’s documents before you commit. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
A home in FEMA Zone AE at an 11 or 12-foot base flood elevation is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. The association’s flood policy limit matters to them as well, so ask the manager for the declarations page early. Get pre-approved before you tour, ask how long the condominium questionnaire takes, and expect the lender to ask about special assessments. A cash buyer skips the questionnaire and still needs the same documents.
Property tax on a Dolphin Way condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment and resets to market value after a sale, so never carry the seller’s bill forward. At the $460,000 county median, one mill of tax is $460.00 before exemptions, and the seller customarily pays $3,220.00 of deed stamps.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Department of Revenue tax rates, retrieved 1 Oct 2026)
The roll at leepa.org shows each home’s just value, assessed value, exemptions and taxing authorities, which for every Dolphin Way parcel are the City of Bonita Springs and the Bonita Springs Fire District. A change of ownership resets a capped assessment to market value, and with only 10 homesteaded homes of 75 most Dolphin Way homes are already taxed without the homestead cap. We do not publish a Dolphin Way millage rate here, because we did not confirm the taxing districts’ current millage for the three buildings, and a made-up rate would mislead you. Ask us for a tax estimate at your purchase price. Each mill is $1 for every $1,000 of taxable value, so the table below shows the dollar value of one mill at three recorded prices.
The three prices are the low, the median and the high of the 11 qualified sales in the 24 months since October 2024. The financed columns assume 20 percent down, which is our example and not a recommendation, and the rates are the Florida Department of Revenue’s published rates for mortgage documentary stamps (35 cents per $100 of the amount secured, with the tax on a note capped at $2,450) and the nonrecurring intangible tax (2 mills on the amount secured).
| Item | $275,000 (low) | $460,000 (median) | $1,000,000 (high) |
|---|---|---|---|
| Deed stamps at $0.70 per $100, customarily the seller’s | $1,925.00 | $3,220.00 | $7,000.00 |
| One mill of property tax (before exemptions) | $275.00 | $460.00 | $1,000.00 |
| Loan with 20 percent down | $220,000 | $368,000 | $800,000 |
| Mortgage documentary stamps at $0.35 per $100 | $770.00 | $1,288.00 | $2,450.00 (capped; $2,800.00 uncapped) |
| Nonrecurring intangible tax at 2 mills | $440.00 | $736.00 | $1,600.00 |
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour of a Dolphin Way condo.
Data updated: October 2026 (National Association of Realtors guidance)
We put the agreement and the fee in writing before we open the first Dolphin Way door, and we explain who pays what: you can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs in plain terms before you sign anything. Start your Dolphin Way buyer consultation or Call Marc at (239) 287-5873.
The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Dolphin Way on this page. The district’s school locator, run against 25830, 25840 or 25850 Hickory Blvd, controls the answer for any specific condo.
Daily life at Dolphin Way means walking from the court to the sand on Little Hickory Island, a recorded pool and tennis area whose current status needs checking, and the county’s public beach lots for guests and for beach days elsewhere on the strip. Several lots changed their rules in September 2026, and we date every statement about them.
Data updated: October 2026 (Lee County Parks pages re-read 1 Oct 2026)
No association website describes Dolphin Way, so the list comes from county records and press reports. The county’s legal description of the common element reads pool and tennis, and the roll flags a pool on all 75 home records. The News-Press report says Ian’s surge carried the one-story pool house out to sea and filled the pool with debris, with the pool behind a barricade in August 2024, and a May 2024 FOX 4 report said it had yet to reopen. The county’s 2025 aerial imagery, as served in a public imagery basemap, shows a fenced enclosure with an empty pool shell in the court. We could not identify a marked tennis court on that aerial, so treat tennis as a recorded common-element use and not a confirmed working amenity. Ask the manager for the pool’s current status and its operating permit.
Dolphin Way owners reach the beach on foot from their own land, which runs about 373 feet along its Gulf-side parcel line on the county’s outline. The county’s public lots matter for guests and for owners who want a different beach. We re-read the Lee County Parks pages on October 1, 2026, and they said the following. The pages change, so check them again before you go.
A WGCU report from September 9, 2026 covers the parking closures, and the county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice.
Seascape is Dolphin Way’s closest comparable and its next-door neighbour: both sit on the Gulf side of Hickory Blvd at the north-west end of Little Hickory Island, and they began as one six-building plan. They differ in size, unit mix, age, flood mapping, amenities and price, and a buyer choosing between them is choosing between two different condo products.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is the 136-unit, three-building condominium at 25800, 25810 and 25820 Hickory Blvd. Its facts below come from our Seascape guide, the Seascape association’s own site and the same county and federal layers we used for Dolphin Way. Buying there is its own page, Buy a Home in Seascape at Bonita Beach.
| Question | Dolphin Way of Hickory Point | Seascape | Who it fits |
|---|---|---|---|
| Size | 75 units in 3 buildings on 3.50 acres | 136 units in 3 buildings on 5.47 acres | Dolphin Way for the smaller association |
| Built, per the county roll | 1975 and 1976 | 1979 | Seascape is three to four years newer; both predate the 1984 flood map |
| Typical home | 624 sq ft one-bedroom is the median; 53 of 75 are one-bedroom | 1,075 sq ft is the median; 44 of 136 are under 800 sq ft | Dolphin Way for the smallest footprint, Seascape for a two-bedroom |
| County recorded sales | 24 months, 11 sales, median $460,000, $510.20 per sq ft | 60 months, 10 sales, median $592,500, $568.39 per sq ft | Dolphin Way for the lower entry price; windows differ |
| Range in that window | $275,000 to $1,000,000 | $370,000 to $850,000 | Dolphin Way has both the lowest and the highest |
| FEMA mapping | AE 11 and AE 12, with the VE 13 line at one building’s Gulf end | AE 12 at all three buildings | Seascape is the simpler flood picture |
| Boat dock | none on record | bay-side dock with assigned slips, per a 2019 state order | Seascape for boaters |
| Fee transparency | one owner’s reported quarterly figure from 2024 | a 2023 board letter and a 2026 press quote | Neither publishes a schedule |
| Ian special assessments | more than $50,000 per owner by mid-2024, per press | two public notices of $10,000 and $15,000 in 2023, and a press report of nearly $50,000 per owner | Read each ledger; neither is small |
| Insurance litigation on record | three federal flood suits filed February 2024, consolidated and still open on the docket we read | a dock dispute mentioned in a 2023 board letter | Ask both managers for a litigation statement |
The Seascape assessment notices are public on its site, the January 2023 notice and the September 2023 notice, and neither says whether its amount is per unit. The dock order is the state’s 2019 declaratory statement.
Choose Dolphin Way if the goal is a Gulf-side condo at the lowest recorded price on this end of the strip, if a one-bedroom of about 624 square feet is enough, and if a 75-home association suits you better than a 136-home one. Its two three-floor buildings are lower than anything at Seascape, its land is less densely built at about 21.5 homes per acre against about 24.9, and its court opens straight onto the beach. You must be comfortable buying on documents you request and read yourself, because the association publishes nothing.
Choose Seascape if you want a two-bedroom plan as the norm, a boat slip option, a newer building by a few years, a single flood zone across all three buildings, and an association that posts its letters. Its county median is higher, $592,500 against $460,000, on larger homes and a longer window. Our Seascape guide carries its own audit.
Dolphin Way’s county median sits below every other association on the strip that has enough sales to state one, and its $275,000 low is the lowest recorded price in the table, while most other associations are too small for a stated median. This table copies each association’s figures from our county record with its own window beside every number.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An association that did not reach 10 qualified sales in 60 months shows “not stated” for its median, because a median of fewer than 10 sales is not a market signal. Read the rows as directional, since the windows differ.
| Association | Side | Units (documents) | Built (roll) | FEMA zone, BFE | Window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|---|---|
| Dolphin Way of Hickory Point | Gulf | 75 (DBPR) | 1975 to 1983 | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
| Seascape | Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
| Bonita Beach Club | Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Bay Harbor Club | Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 360 (DBPR, five projects of 72) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Sea Isles | Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | not stated | $395,000 to $833,000 | not stated |
| Casa Bonita II | Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | not stated | $675,000 to $1,305,000 | not stated |
| Casa Bonita I | Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | not stated | $550,000 to $1,215,000 | not stated |
Dolphin Way has the lowest median of the four Gulf and bay associations with enough sales to state one, except Bonita Beach and Tennis Club, whose $280,000 median covers a 360-unit community in a 12-month window. That fits Dolphin Way’s unit mix, since a median Dolphin Way home is a 624 square foot one-bedroom while a median Seascape home is 1,075 square feet. On price per heated square foot Dolphin Way sits above Bay Harbor Club and below Seascape and Bonita Beach Club. Casa Bonita I and II are mapped VE 13, the high-velocity wave zone, a different flood-risk class from Dolphin Way’s mostly AE map.
Bay Harbor Club trades the beach walk for docks and a lower county price per square foot, and Sea Isles is the 1980 bay-side alternative. Selling a Dolphin Way condo first? Read how we sell Dolphin Way condos and get a free valuation. Call Jesse direct at (239) 898-6072. For the same read across the whole city, see our Bonita Springs buyer page.
Dolphin Way offers the lowest recorded entry price among the Gulf-side condominiums at this end of Bonita Beach, in three low buildings around a court that opens onto the sand. Its costs are an unpublished fee schedule, heavy Hurricane Ian special assessments, open insurance litigation and the inspection and reserve duties of 1975 and 1976 buildings.
To see Dolphin Way condos for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Information not available at time of publishing (checked 2026-10-01). That covers the number of Dolphin Way condos active and pending, their list prices and the months of supply, all of which come from the Southwest Florida MLS. A saved search is how you see the next one first, and if Dolphin Way’s supply is too thin we also represent buyers across Bonita Springs.
You get a personalized Dolphin Way condo buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred building and floor, and whether a rental plan, a pet or a first-floor flood question matters, and we send the Dolphin Way condos that fit.
We start with building, size band, floor and flood zone, because those decide most of the price and risk. Then we map your budget to the 11 recorded sales we tracked, set the documented fee figure beside your monthly budget, and list the documents your lender and insurer will ask for.
Start your Dolphin Way 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.
A seasonal Dolphin Way buyer owns a Gulf-side condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first, because they are not published. Every Dolphin Way building is in evacuation Zone A, the first zone Lee County orders to leave.
Only 10 of the 75 homes carry a homestead exemption and the owners’ mailing addresses span 20 states, so a seasonal owner is not unusual here. A first-floor home carries the flood question from the Ian record, and a third-floor home carries a longer elevator ride after a power outage, so choose the floor with both in mind. Ask whether the association restricts leasing while you are away, because the rental rules are not published.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Marc 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
★★★★★ “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
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
These are the questions Dolphin Way condo buyers ask most, answered from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Dolphin Way of Hickory Point and stands on its own.
The county roll gives 1975 as the year built for Buildings A and C and 1976 for Building B, and the state registry recorded the condominium on February 14, 1977. The association’s corporate record recites a 1978 incorporation. We print all three, because a roll year, a recording date and an incorporation date are different events.
Dolphin Way has 75 homes in three buildings, according to the county roll and the state registry: 27 in Building A at 25850 Hickory Blvd, 21 in Building B at 25840 and 27 in Building C at 25830. Of the 75, 53 are one-bedroom, 20 are two-bedroom and 2 are three-bedroom homes.
Dolphin Way is at 25830, 25840 and 25850 Hickory Blvd, Bonita Springs, Florida 34134, on Little Hickory Island at Bonita Beach. It sits inside the City of Bonita Springs, and the Bonita Beach page shows how the island fits the wider area.
Dolphin Way is a condominium, so you own a home plus a share of the common elements, and a condominium association run under Florida Statute 718 governs the building. The association is a Florida not-for-profit corporation, state document 742563, and the state condominium registry lists it as project PR1S015512.
In the 24 months since October 2024 the county recorded 11 qualified Dolphin Way sales at a median of $460,000, from $275,000 to $1,000,000. The median of the 6 one-bedroom sales was $362,000, and the 5 larger homes had a median of $500,000. These are county figures, not asking prices.
The lowest qualified Dolphin Way sale in the last 24 months was $275,000, and the six one-bedroom sales ran from $275,000 to $495,000. A recorded sale shows what one buyer paid, not what the next home will cost, so we price the nearest like home and the building’s condition, not the lowest number.
Current Dolphin Way listings come from the Southwest Florida MLS, and the active count on this page is unavailable. Information not available at time of publishing (checked 2026-10-01). Call Marc at (239) 287-5873 and we will send the Dolphin Way condos on the market today with their recorded history and the documents to request.
The association has not published a fee schedule that we could read. The only figure in print is one fourth-floor owner telling a newspaper in August 2024 that quarterly dues rose from $2,450 to $4,895. Treat that as one data point and ask for the current budget and the estoppel certificate.
Two news reports put the Hurricane Ian special assessments above $50,000 per owner by mid-2024, and the newspaper reported $5 million in association loans. No assessment notice is public. Ask the seller for every adopted and proposed special assessment in writing, and see what a buyer can learn from the estoppel certificate.
FEMA maps Dolphin Way in Zone AE, with base flood elevations of 11 feet at Building B and 11 to 12 feet at Buildings A and C, and the VE 13 line touches the Gulf end of Building A. The map is panel 12071C0651G, queried October 1, 2026.
Lee County’s evacuation zone layer puts all three Dolphin Way buildings in Zone A, the first zone ordered to leave when surge is forecast. Buyers should read the county’s current evacuation information and ask the association what storm plan unit owners are expected to follow.
A mortgage lender will generally require flood coverage for a home in a mapped special flood hazard area such as Zone AE, and the association’s own building policy is separate from the policy on your unit. Get a quote for the exact Dolphin Way address before you offer, and read the FEMA summary of coverage.
Dolphin Way’s rental rules are not published online. Florida Statute 718.110 lets an association amend its rules, and the City of Bonita Springs runs a rental permit program. Request the declaration and current rules, and ask in writing about minimum lease terms and approval before you rely on rental income.
We could not find a published Dolphin Way rule on short-term or vacation rentals. Florida defines vacation rentals in Statute 509.242, and the state and the county have their own licensing and tax rules. Treat any claim that you can rent by the week as unverified until the declaration says so.
The Dolphin Way pet rules are not published. Federal fair housing rules protect assistance animals, but they do not tell you what the association allows for ordinary pets. Request the rules before you offer, and confirm any limits on size, number and common areas.
The association has not published an amenity list that we could read, and the county footprint layer shows three residential buildings on a 3.50 acre condominium parcel. Ask the seller for the declaration and a site walk of the common areas, and check what is current rather than assuming.
Whether Dolphin Way’s milestone inspection has been completed is not public. Florida’s rule covers a condominium of three or more habitable stories, with the inspection due before December 31, 2024 for a building of this age. Ask for the report, and for any repair plan that followed it.
A structural integrity reserve study was due by December 31, 2025 for covered condominium buildings, and the Dolphin Way study is not published. Ask for the study and the current budget, and ask how the association funds the structural items the study lists.
The association’s state filings give its address in care of Gulf Breeze Management Services of SWFL at an office in Bonita Springs, and the state registry lists the same firm. Confirm the current management arrangement with the association, because filings can lag a change of manager.
Sales slowed sharply, with a 921-day gap between the recorded sale of July 29, 2022 and the next one on February 4, 2025. Only 12 of the 75 homes, 16.0 percent, have a latest recorded sale after Ian, and the 24-month window now holds 11 sales.
Florida DEP issued coastal permit LE001989 for the Dolphin Way Condominium Restoration on July 9, 2025, and the permit record is public. Whether every repair is finished, paid for and closed out is not published, so ask for the permit status and the contractor payments.
Three federal flood insurance suits were filed on February 6, 2024 in the Middle District of Florida, and two were consolidated on May 10, 2024. The dockets are public through August 2026. Ask the seller’s attorney or the association what the claims, the recoveries and any pending exposure are.
No. Seascape is a separate 136-unit association next door, with its own board, documents and assessments, and its history overlaps with Dolphin Way’s because the two shared a six-building plan. Read our Seascape buyer page and the Seascape guide for the comparison.
Dolphin Way has 75 homes and more one-bedroom units, while Seascape has 136 homes and a published assessment history, so the better building depends on your budget and risk tolerance. Compare the two buyer pages, ask for both budgets and estoppel certificates, and call Marc at (239) 287-5873.
Many buyers pay cash for Bonita Beach condos, and a mortgage lender will review the association’s budget, reserves, litigation and insurance before approving the loan. A condominium with active litigation or large special assessments can narrow your lender choices, so talk to a lender before you offer.
At a $460,000 price with 80 percent financing, Florida deed stamps are $3,220, mortgage stamps are $1,288 and the intangible tax is $736, before title, lender and association fees. Our closing cost table above shows the arithmetic at $275,000 and $1,000,000 too.
Taxes depend on the parcel’s assessed value, exemptions and the millage rate, and we could not source a current millage rate for the Dolphin Way tax district. The Lee County Property Appraiser shows each parcel’s values, and your bill is reset by your purchase and your exemptions.
You can buy without one, but Dolphin Way’s missing public documents, flood record and assessment history reward an agent who reads them first. Since the 2024 NAR settlement, a written buyer agreement is required before touring, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will explain it first.
Buyer-agent compensation is negotiable and is stated in the written buyer agreement you sign before touring. Sellers may offer compensation, but you should know your own number before you offer. Call Marc at (239) 287-5873 and we will walk through how it works on a Dolphin Way purchase.
School assignment depends on the address and on the School District of Lee County’s zone and choice rules, which change. Check the district’s school site locator for the Dolphin Way address, and confirm the current assignment with the district before relying on it for any decision.
Dolphin Way sits on Little Hickory Island, and Lee County’s Bonita Beach Park, Little Hickory Island Park and the other Bonita Beach accesses are close by. Parking rules and closures change, so check the county’s park pages for the current lot status.
The association’s filing addresses and the roll’s owner mailing addresses point to a largely seasonal or second-home building, but no occupancy figure is published. Ask the seller how the home is used, and ask the association whether the rules limit use or lease length.
Request the declaration, bylaws, rules, current budget, reserve study, milestone inspection report, special assessment notices, insurance summary, litigation list and an estoppel certificate. Florida Statute 718.503 and 718.116 shape what you must receive, and our documents checklist above lists each with the reason to ask.
Call Marc at (239) 287-5873 or request a Dolphin Way buyer consultation, and we will line up the condos that fit your budget, the recorded sales around them and the documents to request, then tour them with you.
Yes. If you own at Dolphin Way, read how we sell Dolphin Way condos or request a free Dolphin Way valuation. Call Jesse direct at (239) 898-6072.
A Dolphin Way condo is priced from recorded sales of the nearest like home, adjusted for building, floor, view, condition and the assessment and fee position, not from a per-square-foot average alone. The 24-month figure is $510.20 per heated square foot, with larger homes at $507.42 and one-bedrooms higher.
Dolphin Way’s 624 square foot one-bedroom homes tend to sell at a higher price per square foot than its larger homes, because a fixed fee and a fixed assessment are spread over less space, and because buyers at that size are often cash buyers. We read each sale against its plan, not just the average.
A Bonita Beach condo specialist matters because the price is the smaller part of a Dolphin Way decision: unpublished fees, a recorded assessment history, a coastal flood zone, a 1970s building age and rules you cannot read online all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a unit.
Sellers thinking about the other side of this market can read how we sell Dolphin Way condos or request a free Dolphin Way valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Dolphin Way of Hickory Point guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo at Dolphin Way of Hickory Point, start your Dolphin Way buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, and our credentials are below.
Your local real estate experts for Dolphin Way are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county record, the state’s records and the public court dockets before writing a word about a Bonita Beach condo.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying at Dolphin Way? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Dolphin Way condo? Get a free Dolphin Way home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Sea Isles, Bay Harbor Club and Bonita Beach Club.
Every figure on this page traces to a county, city, state, federal or court record, or to news reporting, retrieved on or before October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files.
The public documents below are hosted by the issuing agency or court archive. They are the ones a Dolphin Way buyer should read before signing.
| Document | Issued by | Date | What it covers |
|---|---|---|---|
| Articles of amendment | Florida Division of Corporations | Filed April 21, 2016 | Names the association’s officers by title and recites the 1978 incorporation |
| 2026 annual report | Florida Division of Corporations | Filed March 3, 2026 | The association’s current principal and mailing addresses |
| Complaint, case 2:24-cv-00115 | U.S. District Court, Middle District of Florida | Filed February 6, 2024 | A flood insurance suit that names Building B |
| Transfer code list | Lee County Property Appraiser | Current | The qualification codes behind every county sale on this page |
| Substantial damage notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule and the design flood elevation |
| Summary of coverage, condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures were not available at publication (checked 2026-10-01).
McGreevy and Comisar, Best Realtor for Dolphin Way of Hickory Point, Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.