We price a Gulf Harbor purchase from the county's recorded sales and the paperwork, and line up the estoppel, flood quote and state 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 Gulf Harbor at Bonita Beach, the eight-home, bay-side condo in one building at 25875 Hickory Blvd, built in 1985 according to Lee County’s property roll. The full building record sits on our Gulf Harbor at Bonita Beach guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the homes have recorded at, what a buyer pays beyond the price, what the state’s filings say about the association, and what to ask for before you sign.
This page is about the Gulf Harbor on Hickory Boulevard on Little Hickory Island, and only that one. It is not the Gulf Harbor condominium community in Naples and it is not Gulf Harbour in Fort Myers. Those places have their own associations, and a search for the bare name mixes all three together.
Gulf Harbor is small by the standards of Hickory Boulevard, where most condominiums are concrete mid-rise or high-rise buildings of 40 to 360 homes. Gulf Harbor has eight, two on each of four residential levels, in two heated sizes. The county’s qualified-sales file holds 26 sales since 1985 and only one in the last 60 months, $820,000 on March 3, 2026, so we list the sales and publish no median of them. The state’s condominium record also carries a delinquency flag that a buyer should clear up before signing. The Southwest Florida MLS, pulled October 3, 2026, also shows 1 closing in the 60 months to that date, though the two sources count differently, and 2 active listings, at $935,000 and $1,475,000.
To buy a condo at Gulf Harbor at Bonita Beach in 2026, read the budget, reserve and milestone documents first, confirm the state’s delinquency flag is cleared, get flood and wind quotes for the exact home, and price it from the one county sale in five years and the older ones, because eight homes leave almost no recent record.
The order matters because an eight-home condominium has no deep market to lean on. A buyer in a 200-home building can price from dozens of recent sales and read a budget that many owners have already scrutinized. A Gulf Harbor buyer prices from a handful of data points and reads documents that only eight 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 Gulf Harbor at Bonita Beach guide carries the full building record behind it.
These are the eight facts a Gulf Harbor condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s condominium record, FEMA and the statutes, and each explained in the section that covers it.
Gulf Harbor at Bonita Beach for condo buyers, section by section, from the market read and the cost stack to the state filings, the flood record, the comparison with Palm Bay Estates and the sources behind every figure.
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 Gulf Harbor condo buyers with the same county-record research we use to price listings. We read the state’s filings and the flood record before we show you a home.
If you’re searching for the best buyer’s agent for a Gulf Harbor 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 an upper-level, bay-side home with a pool and a dock flag. 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 Gulf Harbor 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 Gulf Harbor home valuation and Gulf Harbor seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Gulf Harbor home on your short list we match it to its level and heated size, pull the county’s sales for the other seven homes, read the state’s condominium record, check the FEMA flood zone, ask the seller for the budget, the reserve balance, the milestone and reserve study status, the special assessment history and the estoppel certificate, and ask in writing what the pool and the dock mean for that home. You see fewer surprises and offer with the facts in hand.
Our track record: McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026), with over $2.5 billion sold and 4,000+ transactions. Behind that is over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. For a Gulf Harbor buyer we started with the record itself: we tracked every one of the 26 Gulf Harbor condo sales in the county record since 1985, 9 of them since 2009, when the record is complete, and the latest recorded sale on each of the 8 homes, before writing any advice on this page.
The county’s recorded sales show one qualified Gulf Harbor condo sale in the last 60 months: a 1,560 square foot top-level home for $820,000 on March 3, 2026, or $525.64 per heated square foot. The county file holds 26 qualified sales since 1985, and 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 record is complete from 2009 and partial before it: the Lee County Property Appraiser’s roll keeps each home’s last four sales, and the state’s sale files add every recorded sale from 2009 on. A count since 2009 is therefore complete, and an all-history count is a count of what the file holds, never a claim of every sale ever made. We apply the transfer codes the county’s own transfer code list requires for each period, on a file rebuilt October 1, 2026 from the roll exported September 27, 2026.
Our method widens the window from 12 to 24, 36 and 60 months until it holds 10 qualified sales, and for Gulf Harbor no window does. With fewer than 10 sales, a median is not a price signal, so we state counts and list the sale.
Window | Qualified sales | What the file shows |
|---|---|---|
Last 12 months (since October 2025) | 1 | The March 2026 sale below |
Last 24 months (since October 2024) | 1 | The same sale |
Last 36 months (since October 2023) | 1 | The same sale |
Last 60 months (since October 2021) | 1 | The same sale |
All recorded history in the file | 26 | Counted from February 1985; partial before 2009, so a count and not a price signal |
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
Mar 3, 2026 | $820,000 | 5 (top level) | 1,560 | $525.64 |
That sale is a resale of a top-level home that last sold for $900,000 on January 3, 2020. The price per heated square foot is $820,000 divided by 1,560, or $525.64. One sale is a data point, not a market, and the repeat-sale table below shows what the same homes did over longer stretches.
Because the record is complete from 2009, this table is the whole recorded market for the building in that period. The file shows no qualified sale in 2009 through 2013 or in 2021 through 2025.
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
Feb 26, 2014 | $499,000 | 3 | 1,417 | $352.15 |
Mar 24, 2014 | $500,000 | 4 | 1,417 | $352.86 |
Jun 24, 2014 | $495,000 | 3 | 1,417 | $349.33 |
May 25, 2016 | $585,000 | 5 | 1,560 | $375.00 |
Jul 27, 2016 | $612,500 | 5 | 1,560 | $392.63 |
May 8, 2019 | $750,000 | 3 | 1,417 | $529.29 |
Jan 3, 2020 | $900,000 | 5 | 1,560 | $576.92 |
Sep 15, 2020 | $700,000 | 4 | 1,417 | $494.00 |
Mar 3, 2026 | $820,000 | 5 | 1,560 | $525.64 |
The nine prices run from $495,000 to $900,000 and add to $5,861,500. We do not publish a median of them as a price signal, because the nine span twelve years and two very different markets: the three sales in early 2014 closed near $350 per heated square foot, and the 2019 and 2020 sales closed at $494 to $577.
Three homes appear in the file more than once since 2004, and the pairs are the closest thing the record offers to a like-for-like comparison. We label the homes A, B and C and give no unit numbers.
Home | Earlier sale | Later sale | Change | Time between |
|---|---|---|---|---|
A, a 1,417 sq ft home | $495,000, Jun 24, 2014 | $750,000, May 8, 2019 | Up $255,000, or 51.5 percent | 4.9 years |
B, a 1,560 sq ft top-level home | $585,000, May 25, 2016 | $900,000, Jan 3, 2020 | Up $315,000, or 53.8 percent | 3.6 years |
B, the same home | $900,000, Jan 3, 2020 | $820,000, Mar 3, 2026 | Down $80,000, or 8.9 percent | 6.2 years |
C, a 1,417 sq ft home | $660,000, Jul 16, 2004 | $700,000, Sep 15, 2020 | Up $40,000, or 6.1 percent | 16.2 years |
Home B is the most telling home on the roll. It sold at $585,000 in 2016, $900,000 in 2020 and $820,000 in 2026, so over 9.8 years it is up $235,000, or 40.2 percent, and it gave back $80,000 from its 2020 peak. We read that as one home’s story and not as a building-wide price index.
One of Gulf Harbor’s eight homes shows a latest recorded sale dated after September 28, 2022, the day Hurricane Ian made landfall, which is 12.5 percent of the building. That is a floor, because a home that sold twice since Ian shows only its last sale, and with eight homes a single sale moves the share by 12.5 points. A July 2025 Gulf Coast News Now report quotes a board officer at the neighboring Seascape saying about 10 percent of its owners sold after the storm, so Gulf Harbor’s turnover since Ian is in a similar range, on a very small base. Seven of the eight homes have not been recorded as sold in the last five years, and the oldest latest recorded sale is more than 27 years old, which usually means a long-term owner, a trust, or a transfer the state does not class as a sale.
If the record above makes you want a second opinion on a specific home, talk to Marc before you tour. See how we represent buyers or start your Gulf Harbor buyer consultation, and Call Marc at (239) 287-5873.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, and it fell inside the last 12 months: unit 501 closed at $820,000 on March 3, 2026, which is 96.6% of its final list price of $849,000, after 337 days on market. One sale is too few for a median, so we state its own figures. Two homes were active on October 3, 2026 and none was pending: a two-bedroom home of 1,417 square feet at $935,000, listed for 179 days, and a two-bedroom home with a den of 1,560 square feet at $1,475,000, listed for 8 days. Against one closing in 12 months that is 24 months of supply, an indicative figure on a sample this small.
Gulf Harbor offers eight bay-side condo homes in one four-level building, six at 1,417 heated square feet on levels 2 through 4 and two at 1,560 on level 5, so the choice is a level and a size, not a menu of plans. The county’s sale records show two bedrooms and two baths.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll and the state records describe a small property, not a brochure. Eight homes share one street address and one building, two to a level, built in 1985. The roll numbers the homes from level 2 to level 5 and has no home on level 1, and what stands on the first level is not published. The county’s parcel layer flags a pool and a boat dock on all eight homes, which we read as shared features of the association and not eight private ones.
Level | Homes | Heated square feet each | Level total |
|---|---|---|---|
2 | 2 | 1,417 | 2,834 |
3 | 2 | 1,417 | 2,834 |
4 | 2 | 1,417 | 2,834 |
5 | 2 | 1,560 | 3,120 |
Building | 8 | 8,502 + 3,120 | 11,622 |
Six homes times 1,417 is 8,502, and two times 1,560 is 3,120, which add to 11,622 square feet, the same figure as the county’s effective area for the building. The county’s sale records carry two bedrooms and two baths for each home, and the floor plans are not public. Whether the building has an elevator is not published, and for a four-level residential building that is a first question, because an elevator is one of the larger recurring costs and one of the larger repairs.
If you want | Look first at | Why, from the record |
|---|---|---|
The most heated space | A level 5 home | 1,560 square feet against 1,417 below, and the only size that has resold at the building’s highest recorded price |
The lowest entry price on the record | A level 2 to 4 home, with the budget read first | Five of the nine sales since 2009 were 1,417 square foot homes, closing from $495,000 to $750,000 |
A home above the ground | Any home | The roll numbers start at level 2, so every home sits at least one level up, though floor heights are not published |
A recent comparable to price from | A level 5 home | The only sale in five years was a level 5 home, so the nearest comparable for the other homes is old |
Both ranges mix the 2014 and 2019 to 2020 markets, so we read them as what the record shows, not as a price list: the four top-level sales ran from $585,000 to $900,000.
Gulf Harbor does not suit a buyer who needs a published fee schedule, rules and reserve policy on day one, because we could not find any of them, or one who needs guaranteed short-term rental rights or a particular pet allowance, because those terms are not public either. And it does not suit anyone who will not look closely at a very small association’s finances: with eight owners, one large repair or one owner who stops paying moves every other owner’s costs.
A Gulf Harbor condo costs the purchase price plus an association assessment we cannot state, because no budget or fee schedule is public, plus insurance, property tax, any special assessment and closing costs. The one dollar figure the record gives for the association is its annual state fee of $32.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Cost | What the record shows | Where the number comes from |
|---|---|---|
Association assessment | Not published | The budget and the estoppel certificate |
What the assessment covers | Not published | The budget line items and the declaration |
Special assessments | None public | The estoppel certificate, the budget and the minutes |
Association’s annual state fee | $32, which is $4 for each of 8 units | The state’s condominium payment history |
Property tax | Resets to market value after a sale | The Lee County Property Appraiser and Tax Collector |
Deed tax at 70 cents per $100 | $5,740 at $820,000 | Florida Statute 201.02; seller by Lee County custom |
Estoppel certificate | Up to $299, plus up to $119 expedited and up to $179 if delinquent | Florida Statute 718.116 and the state’s published fee schedule |
No association document we read states the monthly or annual assessment, the unit shares or what the assessment pays for. We did not use fees from commercial listing sites, because they are marketing text and not association documents. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $4,950 to $5,410 a quarter ($19,800 to $21,640 a year), as entered by the listing agents: the unit 501 sale of March 3, 2026 and one of the two active listings show $4,950, and the other active listing shows $5,410. The entries disagree and are not association documents. The primary documents are the budget and the estoppel certificate, which are the binding sources for the fee and for what it covers, and we request both before you make an offer.
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. For a four-level, bay-side building, read the budget for these lines:
Fewer owners means each one carries a bigger slice of every project. As an illustration, not a Gulf Harbor figure, a $100,000 project divided equally among eight homes is $12,500 each, while the same $100,000 across a 60-home building is $1,667 per home. No Gulf Harbor special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026. Florida Statute 718.116 requires the written notice to state its purpose, so ask the seller for every notice since 2022 and the payment schedule.
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires 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, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Division of Business and Professional Regulation in its estoppel certificate fee schedule. The contract controls who pays it. The certificate shows any capital contribution, transfer fee, right of first refusal or board approval requirement, the status of every assessment and the insurance contacts, so with no public declaration it is the first place those terms will show.
The state’s condominium division lists Gulf Harbor, A Condo, as Approved with a secondary status of Delinquent, and we could not tie the association to a Florida corporate record. We read the flag as a missing 2025 state fee of $32, an administrative signal and not a finding about the association’s money.
The Division of Florida Condominiums’ public extract lists the project as Gulf Harbor, A Condo, project number PR1S005348, in Lee County, with 8 units and a recorded date of 01/02/1985, which we read as January 2, 1985 because the state’s files print dates month first. Its primary status is Approved. Its secondary status is Delinquent. The managing entity is listed as Gulf Harbor Condo Assn Inc, in care of Mitchell Association Management Group of Sarasota. We found no association website, notice or listing that confirms the firm is the current manager, so the estoppel certificate is the reliable current answer.
The state’s payment history shows $32 billed and $32 paid for each of 2022, 2023 and 2024. For 2025 it shows $32 billed, $0 paid and $35.20 pending, and the 2026 row is blank. The $32 is the statutory annual fee of $4 for each of the 8 units, and the $35.20 is $32 plus a 10 percent penalty of $3.20. Under Florida Statute 718.501, an association that does not pay by March 1 is assessed a 10 percent penalty and lacks standing to maintain or defend a court action until the fee and penalty are paid. Our reading, from the extract fetched October 1, 2026, is that the 2025 fee is not recorded as paid. That does not say whether the association has money or owes its vendors. It does say a buyer should ask for the receipt.
On October 1, 2026 we searched the Florida Division of Corporations’ entity-name index for Gulf Harbor, Gulf Harbor Condo, Gulf Harbor Condo Assn and Gulf Harbor Of. None of the results was a corporation called Gulf Harbor Condo Assn Inc, Gulf Harbor Condo Association, Gulf Harbor, A Condominium or Gulf Harbor of Bonita Beach. The one active condominium association in the results belongs to the Naples community of the same name, so we do not use it. Sunbiz cannot be searched by street address, so the route to the corporate record is the recorded declaration, which names the corporation, and then a search on that exact name.
The state’s condominium record prints the project at 25998 Hickory Blvd, Bonita Beach, FL 33923. The county’s roll, parcel layer and building layer all print 25875 Hickory Blvd, Bonita Springs, FL 34134. We found no parcel at 25998 or 25996 Hickory Blvd on the county’s parcel layer, while a control query for 26000 Hickory Blvd returned real parcels, so the empty result is real. We use 25875 as the physical address because it matches a parcel. Which address the declaration uses matters if you search the Clerk’s index by street number, and only the recorded instrument settles it.
Check the declaration and its amendments, the current budget, the reserve schedule, the milestone inspection and structural reserve study status, the insurance declarations, special assessment notices and the estoppel certificate. Florida gives condominium buyers a statutory right to these documents, and the seller produces them under Florida Statute 718.503.
Three public sources carry governance content for Gulf Harbor. The county roll’s legal description cites Official Records Book 1761, Page 2422 for the declaration. The state’s condominium public records identify the project and its managing entity. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing. The Clerk’s Official Records system did not return for our scripted requests, so we have not read the declaration, any amendment, the bylaws or the rules. A buyer can pull the instrument from the Lee County Clerk’s Official Records search or get it in the seller’s package.
Ask first for the current budget and latest annual financial statement, so you can see what the assessments fund and what the reserve line holds. Ask for the milestone inspection summary and structural integrity reserve study, or the association’s written statement of where each stands, because a 1985 building of four levels is inside both statutes on its face. And ask for the insurance summary and every special assessment notice since 2022. The statute also requires the questions-and-answers document described in Florida Statute 718.504, and contracts for condominium units signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have a milestone inspection or reserve study and whether it has completed one.
Document | What it tells a Gulf Harbor buyer |
|---|---|
Declaration and every recorded amendment | Who pays for what, the leasing and pet articles, any approval or first-refusal right, and how the declaration is amended |
Bylaws and rules | How eight owners vote, who may sign for the association, fines and the rental and pet rules |
Annual budget and financial statement | The assessment, reserves, insurance cost and any loan |
Reserve study and milestone inspection report | The building’s structural condition and the schedule of large repairs |
Insurance declarations pages | Wind and flood limits, deductibles and carriers |
Estoppel certificate | The unit’s account, any transfer fee or capital contribution, and the current manager |
State receipt for the 2025 fee | Whether the Delinquent flag has been cleared |
Gulf Harbor’s rules on leasing, pets and sale approvals are not published: we found no minimum lease term, rental cap, pet limit or approval process. Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top of whatever the declaration allows.
Nothing we read states a Gulf Harbor minimum lease length. The first questions for the manager are the declaration’s leasing article, any amendments, and the board’s rental application and fee. Strip associations whose rules we could read set a floor of 30 days, and Gulf Harbor’s own rule can only come from its own documents. If you plan to rent a Gulf Harbor condo, even for part of the year, make the leasing article a condition of your offer.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. Such a unit needs a license from the state’s hotels and restaurants division. The statute applies on top of any association restriction, so a license does not create a right to rent that the declaration denies.
Lee County levies a tourist development tax of 5 percent on rentals of six months or less, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s rate sheet. The City of Bonita Springs runs a rental permit program. As we read the City’s page, it exempts properties of more than six dwelling units regulated under Chapter 718, and Gulf Harbor’s eight units exceed six, which points to the exemption. Confirm the current rule with the City before you rely on that reading.
Gulf Harbor’s pet rules are not published, so we cannot state a weight, count or breed limit. Ask the manager for the pet section of the rules and whether it applies to guests and tenants. An assistance animal is not a pet under federal fair housing law, as the U.S. Department of Housing and Urban Development explains on its assistance animals page. As of October 1, 2026, the county’s page for Bonita Beach Accesses 2 through 9 said no pets are allowed on those beaches.
Gulf Harbor’s sale approval requirement, application process, right of first refusal, transfer fee and 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.
FEMA’s flood map places the Gulf Harbor building in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. Ground under the building is about 5 feet, so floor height decides each home’s position.
Data updated: October 2026
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points inside the building’s footprint, the center and four points near its corners, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum, a coastal floodplain, and the same panel. Lee County’s evacuation zone map returned Zone A and surge zone 1 at the same points, and the county’s layers place the building inside the City of Bonita Springs. None of this says a particular home floods or does not. It says what the agencies map.
Ground at the five points is 4.88, 4.99, 5.03, 5.19 and 5.23 feet, so the base flood elevation minus ground is 5.77 to 6.12 feet. Whether that matters to a particular home depends on the floor. The homes begin on the second level of the roll’s numbering, so each stands at least one level above the ground, but floor heights are not published and we did not find an elevation certificate for the building. The certificate, which a licensed surveyor prepares, records the lowest floor against the base flood elevation, and it is the single most useful flood document to ask for. It also tells you what is on the ground level.
The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024.
Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. For eight units that formula caps at $2,000,000, our arithmetic from the brochure. Gulf Harbor’s flood policy, limit and carrier are not published. Ask the manager for the declarations page, and ask the seller whether the unit owner carries a separate contents and loss-assessment policy.
Gulf Harbor’s wind and flood carriers, deductibles and premiums are not published, so we state no premium and will not guess one. The market context moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect 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, so the route to a real number is the association’s insurance summary and a quote for your own HO-6 and flood policy at the exact address.
We found no Gulf Harbor permit list or building-specific storm record, so we cannot say what repairs the building made after Hurricane Ian. We can say what the surveyed marks nearby show, and where to search the City’s permits by address before you offer.
Data updated: October 2026
No owner letter, board update, loan notice or press story about the building’s own Ian experience was public when we checked on October 1, 2026, so we do not assert that any home took water or that it did not. The county roll shows one Gulf Harbor home with a latest recorded sale after the storm, which says nothing about damage.
The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest Gulf Harbor. Distances are straight-line from the building’s center, and elevations are feet above the NAVD88 datum.
Mark | Distance | Elevation | Height above ground | Survey quality |
|---|---|---|---|---|
Inside a home at the next-door building, 25901 Hickory Blvd | 54 m | 11.3 ft | 2.53 ft | Excellent |
Hickory Island center, near Hickory and Estero | 348 m | 11.7 ft | 5.23 ft | Excellent |
Stairwell, 26235 Hickory Blvd | 556 m | 11.3 ft | 5.0 ft | Excellent |
Garage, 26589 Harmony Ln | 1,268 m | 12.4 ft | 6.94 ft | Good |
Ground at the five points we sampled on the footprint is 4.88 to 5.23 feet above the same datum, per the USGS elevation service. Using the four nearest marks, 11.3 to 12.2 feet, subtracting gives 11.3 minus 5.23, or 6.07 feet, to 12.2 minus 4.88, or 7.32 feet, of water above Gulf Harbor’s bare ground. That is our arithmetic from neighbors’ marks, not a measurement at the building, and a floor raised above the ground meets less water.
Alterations, electrical and plumbing work, and storm restoration require City permits. The City’s EnerGov portal lets anyone search permits by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. Search 25875 Hickory Blvd and ask the seller to close out any open permit, because open permits can complicate a closing and a lender’s review. Ask whether the home took water, whether a claim was filed and paid, and whether the association levied a storm assessment. Florida requires a seller to disclose flood history under Florida Statute 689.302, and written answers are what a lender and an insurer will ask for.
Gulf Harbor appears to fall inside both laws. Every county reading of its height is three stories or more and the building dates to 1985, so Florida’s milestone inspection and structural reserve study requirements appear to apply. No document we found says whether either has been completed, which is the first thing to ask.
The county’s building layer lists one Gulf Harbor building of four stories, built in 1985, and its parcel layer lists three stories on the six lower homes and four on the two top-level homes. Our reading is four residential levels, 2 through 5, over a first level that carries no home on the roll. That is a county tax record, not a determination under the Florida Building Code, and the statutes turn on the code’s count of habitable stories, so we say what the county shows and no more.
Florida Statute 553.899 applies its milestone inspection to buildings of three habitable stories or more, and it sets the first inspection at 30 years after the certificate of occupancy, with a deadline of December 31, 2024 for buildings that reached 30 years before July 1, 2022, and an option for a local government to require it at 25 years. By our reading, a 1985 building reached 30 years in 2015, which is before July 1, 2022, so its first inspection would have been due by December 31, 2024. Florida Statute 718.112 excludes buildings under three stories from the structural integrity reserve study requirement and requires the study for buildings of three stories or higher, with a later date when it is done together with a milestone inspection that falls due on or before that date. A 2025 law, House Bill 913, moved the general deadline. We read the statutes as text on October 1, 2026, and a building’s lawyer or engineer decides how they apply to it.
An eight-home association pays for a milestone inspection, a structural reserve study and any repair they identify with eight owners’ money. A building that has not funded its reserve items can face large assessments quickly. The state’s delinquency flag is a reason to ask early whether the reports exist. We are not saying they do not; we are saying the public record shows neither, and a buyer should not assume either. The state’s condominium resources explain the inspection rules.
A Gulf Harbor condo can generally be financed, but a very small project with a state delinquency flag adds questions a lender will ask before approving the loan. We have not confirmed any lender’s rule for Gulf Harbor, so we list the condominium questions to answer first. A cash buyer faces the same documents without the lender’s review.
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, the master insurance and, for a very small project, whether the association’s filings are in order. We name no lender, because our research did not cite one, and your lender’s own questionnaire controls. For a building like Gulf Harbor, the questionnaire will lean on the same documents this page lists: the budget, the reserve study status, the milestone inspection status and the insurance summary.
The state’s Delinquent status is an item a lender or closing agent can see in a minute, and it raises the question of who signs the estoppel and the questionnaire and whether the association has standing to act. Ask the seller for the receipt that clears the 2025 fee before you apply, and ask your lender what proof it wants. The state records section above explains what the flag does and does not say.
A lender will generally require flood insurance on a mortgage on a home in a special flood hazard area, and Zone AE is one, so get a flood quote for the exact address before you finalize your budget. Wind coverage and the association’s master policy follow the declaration, and the insurance summary shows which parts of the building the association insures. If the association’s flood limit is below what the project needs, a lender may ask the unit owner to carry more, which is another reason to read the declarations page.
Property tax on a Gulf Harbor home resets to market value after a sale, so never carry a seller’s bill forward. At the $820,000 recorded price the deed tax is $5,740, and an 80 percent loan on that price adds $2,296 in mortgage stamps and $1,312 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Property tax on a Gulf Harbor home is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each home’s assessed value, exemptions and taxing authorities, which here are the City of Bonita Springs and the Bonita Springs Fire District. A change of ownership resets a capped assessment to market value. We did not pull a millage rate for this address, so we publish no tax estimate here, and we will run one at your purchase price when you ask.
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 |
|---|---|---|
$820,000 | A top-level home, March 3, 2026 | $5,740 |
$750,000 | A 1,417 square foot home, May 8, 2019 | $5,250 |
$700,000 | A 1,417 square foot home, September 15, 2020 | $4,900 |
If you finance, the loan carries two state taxes. Florida Statute 201.08 sets the documentary stamp tax on a recorded mortgage at 35 cents on each $100 or fraction thereof of the debt, and Florida Statute 199.133 imposes a one-time nonrecurring intangible tax of 2 mills on each dollar of the debt secured by real property. As an illustration and not a quote, an 80 percent loan on $820,000 is $656,000, which carries $2,296 in mortgage stamps and $1,312 in intangible tax, a total of $3,608.
Closing item on an $820,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
Deed tax at 70 cents per $100 | Seller, contract controls | $5,740 | $5,740 |
Mortgage stamps at 35 cents per $100 | Buyer | $2,296 | None |
Intangible tax at 2 mills | Buyer | $1,312 | None |
Estoppel certificate | The contract decides | Up to $299, plus up to $119 expedited and up to $179 if delinquent | Same |
The worksheet leaves out the items we cannot source for Gulf Harbor, including any association transfer fee or capital contribution, which the estoppel certificate states. Your lender’s Loan Estimate and the title company’s settlement statement control. Buyers can see how we price a Gulf Harbor 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 Gulf Harbor 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 Gulf Harbor buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer, queried on October 1, 2026 for the Gulf Harbor building, returned elementary zone Q. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its plan every year, so run 25875 Hickory Blvd through it before you rely on a zone letter.
Open the district’s school zones page, which links to the school site locator, and enter 25875 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone. The district page says the 2026 to 2027 plan was approved on December 1, 2025, and we did not read that version.
In the 2024 to 2025 enrollment plan we read, elementary zone Q lists Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. Middle and high school assignment comes from the locator for the address, and the district’s sites for Bonita Springs Middle, Three Oaks Middle and Bonita Springs High School show what each offers. A zone letter in 2026 may map to a different set of schools than the same letter in 2024, so treat this as a map to the question and not as the answer.
Living at Gulf Harbor means a bay-side address on Hickory Blvd, a county beach access about 303 meters away in a straight line, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, so we date every closure statement.
Gulf Harbor sits on the east, or bay, side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. On Hickory Blvd the odd street numbers run along the bay side, and the county’s parcel layer tags every Gulf Harbor home as on the bay. The building at 25901 Hickory Blvd is next door, and the Gulf-side towers Casa Bonita II at 25870 and Casa Bonita Grande at 25900 face it across the road.
The county’s beach-access layer gives straight-line distances from the building’s center to the nearest public Gulf accesses, and these are our measurements and not walking routes.
Access | Address | Straight-line distance from the building |
|---|---|---|
Little Hickory Island Park (Access 10) | 26082 Hickory Blvd | 303 meters, south-southeast |
Access 9 | 26220 Hickory Blvd | 560 meters |
Access 8 | 26410 Hickory Blvd | 929 meters |
Whether an owner can walk through the association’s grounds to the street, and whether the building has any private path to the sand, are declaration and site questions we could not settle from public records.
Lee County Parks pages, which we re-read on October 1, 2026, 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, per the county’s payment-system notice.
The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement, so we do not claim a through route to Fort Myers Beach. We ran no drive-time routes for this page and state no commute times.
Palm Bay Estates is the closest comparable to Gulf Harbor on this strip: both are eight-home, bay-side condominiums built in 1985 in FEMA Zone AE at 11 feet. They differ in structure, in how far each is from the sand, in how many homes have sold lately and in what the state’s condominium record says.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Palm Bay Estates is eight homes in four one-story, two-home buildings on the bay side at 26773 Hickory Blvd, and our guide to it audits its record. If a Palm Bay Estates home is on your short list, read our Palm Bay Estates buyer page as well. Sales figures below come from the county’s corrected table of October 1, 2026.
Question | Gulf Harbor | Palm Bay Estates | Who it fits |
|---|---|---|---|
Structure | One building, four residential levels, two homes a level | Four one-story, two-home buildings | Palm Bay Estates for ground-level living |
FEMA zone | AE, 11 ft | AE, 11 ft | Equal |
Home sizes | 1,417 and 1,560 sq ft | 1,150 to 1,444 sq ft, four sizes | Palm Bay Estates for variety |
Nearest Gulf access | About 303 m (Access 10, lot closed on October 1, 2026) | Access 6, about 57 to 115 m | Palm Bay Estates for the shortest walk |
Milestone and reserve study laws | Appear to apply (three or more stories) | Appear not to apply (one story) | Palm Bay Estates for fewer building-level requirements |
Qualified sales, last 60 months | 1, at $820,000 (March 3, 2026) | 2, from $525,000 to $640,000 | Palm Bay Estates for a slightly deeper recent record |
Qualified sales since the first year in the file | 26 (since 1985) | 19 (since 1986) | Gulf Harbor for a longer record |
State condominium record | Approved, Delinquent (2025 fee not recorded paid) | Approved, fees recorded paid | Palm Bay Estates for a cleaner record |
The two sets of sales are different lengths of time and different homes, so we compare them directionally and never as a ranking. With only a handful of sales on each side, a single home moves either record.
If your priority is | Look first at | Why, from the record |
|---|---|---|
One-story living | Palm Bay Estates | One story against four residential levels |
An upper-level, bay-side home | Gulf Harbor | Homes begin on level 2 and run to level 5 |
The shortest walk to the sand | Palm Bay Estates | About 57 to 115 m against about 303 m |
Fewer milestone and reserve study questions | Palm Bay Estates | The statutes turn on three or more stories |
The larger home size | Gulf Harbor | 1,560 sq ft on the top level, against a 1,444 sq ft maximum |
A longer recorded sales history | Gulf Harbor | 26 sales since 1985 against 19 since 1986 |
A cleaner state record | Palm Bay Estates | Fees recorded paid, against Gulf Harbor’s 2025 flag |
On the county’s corrected record, Gulf Harbor is one of the thinnest Bonita Beach condo records: one sale in 60 months, against 12 sales in 24 months at Bay Harbor Club and 10 in 60 months at Seascape. Each row below uses its own window, so read it as a record, not a ranking.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The yardstick is the county’s qualified record: the window each association needed, the number of sales in it, the median where the window holds 10 or more, the range, the all-history count with its first year, plus the FEMA zone and the year built. Where an association has fewer than 10 sales in 60 months, no median is stated, in line with our method. The figures are copied from the county table built on October 1, 2026.
Association | Side of Hickory Blvd | Units (documents) | Built (roll) | FEMA zone, BFE | Window used | Sales (n) | Median | Range | All-history count (first year) | Newest recorded sale |
|---|---|---|---|---|---|---|---|---|---|---|
Gulf Harbor | Bay | 8 (DBPR) | 1985 | AE 11 | 60 months, fewer than 10: every sale listed below | 1 | not stated (fewer than 10 sales) | $820,000 to $820,000 | 26 (since 1985) | 2026-03-03 |
Bay | 8 (DBPR) | 1985 | AE 11 | 60 months, fewer than 10: every sale listed below | 2 | not stated (fewer than 10 sales) | $525,000 to $640,000 | 19 (since 1986) | 2025-07-22 | |
Bay | 15 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10: every sale listed below | 1 | not stated (fewer than 10 sales) | $528,000 to $528,000 | 26 (since 1982) | 2025-04-28 | |
Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10: every sale listed below | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | 162 (since 1980) | 2026-08-07 | |
Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | 208 (since 1984) | 2026-06-16 | |
Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | 269 (since 1978) | 2026-06-25 | |
Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10: every sale listed below | 8 | not stated (fewer than 10 sales) | $675,000 to $1,305,000 | 130 (since 1974) | 2026-06-09 |
The buildings with a usable window are the large ones: Bay Harbor Club, with 104 units, and Seascape, with 136, trade often enough to produce a median. The small bay-side buildings, Gulf Harbor, Palm Bay Estates and Beachwood on the Bay, trade rarely, so a buyer prices from the nearest like sale, from neighbors and from condition, and reads the documents harder. The Gulf-side towers such as Casa Bonita II and Casa Bonita Grande are mapped in a more severe flood zone, VE at 13 feet, so the same road holds very different products. Gulf Harbor’s one sale in five years, $820,000, sits above the two Palm Bay Estates sales of 2025, $640,000 and $525,000, but those are different homes and sizes, and we compare them directionally only. For a deeper record, look at Bay Harbor Club, or at Sea Isles, an 84-unit bay-side association built in 1980 with 8 sales in 60 months.
Gulf Harbor offers eight upper-level, bay-side condo homes in one building, a small association and a beach access within about 303 meters. Its costs are an unpublished fee schedule, a very thin sales record, milestone and reserve study questions, a state delinquency flag, and the flood and insurance pressure of Zone AE. Both are documented below.
To see Gulf Harbor 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 eight homes and one sale in five years, a listing is rare, so a saved search matters.
As of October 3, 2026 the Southwest Florida MLS shows 2 active Gulf Harbor listings and none pending: one at $935,000, listed for 179 days, and one at $1,475,000, listed for 8 days. Against one closing in the last 12 months that is an indicative 24 months of supply. Search current listings on DomainRealtyGroup.com, and send us any Gulf Harbor address you see, and we will pull the file before you tour.
When no Gulf Harbor home is for sale, we look at the closest alternatives on the strip, such as Palm Bay Estates, Beachwood on the Bay, Sea Isles or a larger building, and we can reach out to the owners of homes that fit. Call Marc at (239) 287-5873. Looking across the whole city? Our Bonita Springs buyer page covers buying anywhere in Bonita Springs.
You get a personalized Gulf Harbor 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 pool, a dock or a higher floor matters, and we send the homes that fit with their recorded sales.
We start with the state’s condominium record, the flood zone and the price you can support from the county’s sales of eight similar homes, then list the documents your lender, insurer and attorney will ask for.
Start your Gulf Harbor 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 Gulf Harbor homes and get a free Gulf Harbor home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Gulf Harbor owner leaves a stacked, bay-side condo empty for months, so plan the storm routine, a caretaker, the pool and dock, the insurance and the association paperwork, because the building is in Evacuation Zone A and its state filing status is a matter you will need settled from afar.
Ask the declaration whether a caretaker, shutters or a key holder are required, who handles an emergency in the unit next door, and how owners are notified. With eight owners and no published manager contact, you may be the one who gets the call, so agree on a contact path with your neighbors. Ask whether the building has an elevator and what happens to access if it is out of service while you are away.
Lee County orders evacuation by zone, with Zone A first, so a hurricane warning can reach an empty home before you can. A home with a pool and dock flag needs a boat, furniture and shutter plan before you travel. Sea turtle nesting runs May 1 through October 31, so exterior lighting rules apply over the summer.
Marc Comisar is a top-reviewed Gulf Harbor 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
★★★★★ “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 knows the market, works for his buyer and is attentive to his goals.” 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 thirty-six questions buyers ask us most about Gulf Harbor at Bonita Beach, answered from the Lee County record, the state’s condominium record, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
An eight-home, bay-side condominium in one building at 25875 Hickory Blvd in Bonita Springs, built in 1985 per Lee County’s roll, on Little Hickory Island, the barrier island that carries Bonita Beach.
It is the Gulf Harbor on Hickory Boulevard at Bonita Beach, not the Gulf Harbor condominium community in Naples or Gulf Harbour in Fort Myers, which have their own associations and records.
On the bay side of Hickory Blvd inside the City of Bonita Springs. The nearest county Gulf access, Little Hickory Island Park, is about 303 meters away by our straight-line measurement.
The bay. The county tags every Gulf Harbor home as on the bay, and on Hickory Blvd the odd street numbers, such as 25875, run along the bay side.
The county roll dates the building to 1985, and the state’s condominium record shows the project recorded on January 2, 1985. The first sale in the county’s file is dated February 1, 1985.
Eight, two on each of four residential levels, per the state’s record and the county’s building layer. The county’s ninth parcel is the common-element parcel of about 0.47 acre.
The county’s layers give four stories, three or four by home, and four residential levels by unit numbering. Each is three or more, and the Florida Building Code’s count controls.
Six homes are 1,417 heated square feet and the two top-level homes are 1,560, per the county roll. The county’s sale records show two bedrooms and two baths.
The last qualified sale was $820,000 on March 3, 2026, for a 1,560 square foot top-level home. Since 2009 the file holds nine sales, from $495,000 to $900,000, listed above.
Two on October 3, 2026. The Southwest Florida MLS showed 2 active Gulf Harbor listings on that date, at $935,000 and $1,475,000, and none pending. Ask us for a current search and we will run it.
The one Gulf Harbor closing in the Southwest Florida MLS in the 60 months to October 3, 2026, unit 501, was on the market 337 days before it closed on March 3, 2026 (pulled October 3, 2026). The county record also shows one sale in five years, though the two sources count sales differently, and any average would rest on a single home, so we state none.
The county flags all eight home parcels as having a pool and a boat dock. That is a feature indicator, not proof of what an owner may use, and the declaration says who owns and uses each.
Not published. We found no budget or rules and did not use fee figures from listing text. The estoppel certificate and the budget state the assessment, and we request both before you offer.
Not published. The declaration and the budget set which costs the association pays, such as insurance, roofs, grounds, water or an elevator. Ask the manager for the line items.
Not published. The declaration sets any minimum lease or approval. The City’s rental permit page exempts properties of more than six units under Chapter 718, which points to an exemption for eight units, and we say to confirm it.
Only if the declaration allows it, plus a state license. Florida Statute 509.242 treats a unit rented more than three times a year for under 30 days as a vacation rental, and Lee County’s 5 percent tourist tax applies.
Not published. Pet limits come from the declaration and rules, assistance animals are protected separately under federal fair housing law, and Lee County’s nearby beach accesses allow no pets.
FEMA Zone AE with a base flood elevation of 11 feet, on panel 12071C0651G effective November 17, 2022, and Lee County evacuation Zone A. Ground under the building is about 5 feet.
A lender will generally require it on a financed home in Zone AE, and the association’s own flood policy is not published. Ask for the declarations page and what the owner must carry.
We cannot say. The association’s premiums are not published, and an owner’s HO-6 and flood premiums depend on the exact home. A quote at the address is the answer, and we ask for it early.
No building-specific record is public. Surveyed marks within 556 meters run 11.3 to 12.2 feet above the datum, about 6.1 to 7.3 feet over bare ground by our arithmetic. Ask the seller and the manager.
None is public. The estoppel certificate, the budget and the minutes are the way to the answer.
The state’s record names Mitchell Association Management Group LLC of Sarasota in care of the association. We could not confirm it is current, and the estoppel certificate names the contact.
Not published. The building appears to fall under both laws, and the first milestone inspection would have been due by December 31, 2024, by our reading. Ask for the reports.
The 2025 annual fee of $32 is billed and not recorded as paid, with $35.20 pending. We read that as an administrative flag, and we suggest asking for the receipt.
The declaration, articles, bylaws and rules, the financial statement and budget, and the frequently asked questions document under Florida Statute 718.503, plus the milestone and reserve study statement the contract must carry.
The association’s written statement of what a unit owes, due within 10 business days of a request under Florida Statute 718.116. Up to $299, plus up to $119 expedited and up to $179 if delinquent.
Generally yes, subject to the lender’s condominium review. A small project with a state flag draws extra questions, so we confirm what your lender will ask before you offer.
At $820,000 with an 80 percent loan, the buyer’s loan taxes are $2,296 in mortgage stamps and $1,312 in intangible tax, plus lender and title items. The $5,740 deed tax is customarily the seller’s.
In Lee County the seller customarily pays the deed tax of 70 cents per $100 and the owner’s title policy, and the contract controls both.
The county reassesses to market value after a sale, so the seller’s bill is not yours. The City of Bonita Springs and the Bonita Springs Fire District are the taxing authorities on the roll.
Lee County’s layer returns elementary zone Q. The district’s locator controls the answer, so enter 25875 Hickory Blvd for the current year.
Little Hickory Island Park is about 303 meters in a straight line, Access 9 about 560 and Access 8 about 929. The Little Hickory lot was closed from September 8, 2026 while pedestrian access continued.
It depends. Gulf Harbor offers upper-level homes and larger top-level plans, and Palm Bay Estates offers one-story living, a shorter walk to the sand and a cleaner state record. Our comparison sets them side by side.
It can be, if you read the documents first. Zone A evacuation and an unpublished storm plan mean you should set up a caretaker and a contact path before you leave.
Not required, but a written agreement is required before an MLS participant tours you. Compensation is negotiable, the seller may be asked to cover it, and any part they do not cover is yours.
Palm Bay Estates is the closest match, an eight-home, bay-side condominium built in 1985. Beachwood on the Bay has 15 units and Sea Isles 84, both bay side.
McGreevy and Comisar, led by Jesse McGreevy and Marc Comisar of Domain Realty Group, with Top 1% Real Estate Agents Nationally Since 2008 recognition and #1 Team in Southwest Florida since 2012. See our about page, or call Marc at (239) 287-5873.
A Bonita Beach condo specialist matters because the price is the smaller part of the decision: association filings, 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 the state’s filings before we show you a home.
We tracked every one of the 9 Gulf Harbor condo sales in the county record since 2009, when the record is complete, and the 17 earlier ones. Sellers weighing the other side of this market can read how we sell Gulf Harbor homes or request a free Gulf Harbor valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Gulf Harbor at Bonita Beach guide, and our Bonita Beach guide covers the strip.
We could not verify Gulf Harbor’s fees, rules, budget, reserves, insurance, manager or the status of the pool and dock, because no public document states them. The Southwest Florida MLS, pulled October 3, 2026, adds only a listing-entered condo fee of $4,950 to $5,410 a quarter, which is not an association document. Each item below names the document that answers it.
If you are ready to buy in Gulf Harbor, start your Gulf Harbor buyer consultation or Call Marc at (239) 287-5873, and we will send the homes 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 Gulf Harbor 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 Gulf Harbor? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Gulf Harbor home? Get a free Gulf Harbor home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider area, see our Bonita Springs area guide.
Every figure on this page traces to a county, state or federal record or a public agency page, retrieved by October 1, 2026. We cite no brokerage or listing sites, and the Lee County Clerk and Sunbiz sites return an access error to scripted requests, so they are destinations for a person with a browser.
The official documents below are published by the Lee County Property Appraiser, the Florida Division of Business and Professional Regulation, the National Hurricane Center, the City of Bonita Springs and FEMA. They are the ones a Gulf Harbor buyer should read before signing, and each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Transfer code list | Lee County Property Appraiser | Current | Which sale codes are qualified, by period | |
Estoppel certificate fee schedule | Florida Division of Business and Professional Regulation | Current | Inflation-adjusted estoppel fee caps under Florida Statute 718.116 | |
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and design flood elevation | |
Ordinance amending Chapter 10, Building Codes and Standards | City of Bonita Springs | 2022 | Definitions of substantial damage and the NFIP entry dates | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Tropical cyclone report | Storm surge and inundation ranges | |
Summary of coverage, residential condominium building | FEMA, National Flood Insurance Program | May 2024, per the file name | Building limit and coverage terms |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Gulf Harbor. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.