We read the reserve study, flood map, declaration and every recorded sale of a Hickory Harbour condo before you offer, and price it from the building's own closings.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Collier County Property Appraiser roll and recorded sales to August 17, 2026 and the Southwest Florida MLS pulled October 27, 2026
Buying a condo in Hickory Harbour means buying one of 51 condominium units in a single three-story building at 226 3rd Street, on Little Hickory Bay just west of West Avenue and the Bonita Shores street grid of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 mailing address. This is McGreevy and Comisar’s buyer’s guide to the building; its history, association and daily logistics are in our Hickory Harbour guide. It is the Hickory Harbour Condominium on 3rd Street, which the county zoning atlas spells Hickory Harbor, not the Hickory Bay West or Little Hickory Bay condominiums on Bonita Beach Road, not the Hickory Shores condominium on the island and not Gulf Harbour in Fort Myers.
Here is what a buyer needs to know first. Three Hickory Harbour units were listed for sale on October 27, 2026, at $599,000, $599,900 and $649,000. The Southwest Florida MLS shows four Hickory Harbour closings in the 60 months to October 27, 2026, from $550,000 to $595,000, with a median of $570,000, and two of them, at $550,000 and $580,000, in the latest 12 months. Collier County recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. That is a building where a buyer has a choice of units today and every reason to price the choice from the closings rather than the asking prices.
If you own a Hickory Harbour unit and want to sell it before you buy, read our guide to selling your Hickory Harbour condo; to see how we put a number on a unit, read our Hickory Harbour home valuation guide. For the single-family houses east of West Avenue, our Bonita Shores buyer’s guide covers the grid.
To buy a condo in Hickory Harbour, Bonita Springs in 2026, compare the three units listed on October 27, 2026 against the four MLS closings of the last 60 months, read the declaration, budget and structural integrity reserve study before your inspection period ends, price the Zone AE flood and wind insurance, and build the board approval and estoppel certificate into the contract dates.
Hickory Harbour is the one bay-front condominium beside the Bonita Shores grid, and the water shapes every part of a purchase. It is why the median of its five county sales, $560,000, sits well above the $387,500 median of the four Glen Manor sales on 4th Street. It is also why the building is in FEMA Zone AE with an 11-foot base flood elevation, inside the county’s Coastal High Hazard Area and inside Florida’s structural integrity reserve study rule for buildings of three stories. A buyer who reads those documents before the offer pays for the bay, not for its surprises.
This page is the buyer’s side of our Hickory Harbour guide. Our Hickory Harbour seller’s guide covers the listing side for an owner, and our Hickory Harbour valuation page shows sale by sale how we put a number on a unit, which is the same method we use to set your offer.
These are the ten facts a Hickory Harbour condo buyer needs most in October 2026, drawn from the Collier County roll and recorded sales, the Southwest Florida MLS pull of October 27, 2026, the association’s state filings, the county milestone register, FEMA’s 2024 map and Florida law, each explained in the section of this page that covers it.
This buyer’s guide runs from the market and every recorded sale to the single floor plan, ownership costs, documents, structural safety and rules, then flood and insurance, financing, closing costs and representation, then schools, daily life and the Glen Manor comparison, and ends with the answers buyers ask most. Each link below jumps straight to its section of the page.
The Market and the Record: How Do I Buy a Condo in Hickory Harbour, Bonita Springs in 2026? · Why Work With McGreevy and Comisar as Your Hickory Harbour Buyer’s Agent? · What Is the Hickory Harbour Condo Market Like for Buyers Right Now? · What Have Hickory Harbour Condos Sold For? · A Hickory Harbour Purchase Read From the Record
Choosing, Owning and the Documents: Which Hickory Harbour Condo Fits Which Buyer? · What Will I Pay to Own a Hickory Harbour Condo? · What Should I Check in the Hickory Harbour Condo Documents? · What Do the Milestone Inspection and Reserve Study Mean for a Hickory Harbour Buyer? · What Are the Rules on Leasing, Pets and Approvals at Hickory Harbour?
Flood, Financing and the Contract: Is Hickory Harbour in a Flood Zone, and What Will Insurance Cost? · What Do the Permits Show Since Hurricane Ian? · Can I Finance a Hickory Harbour Condo? · What Will My Property Taxes and Closing Costs Be at Hickory Harbour? · How Does Buyer Representation Work in Florida After the NAR Settlement? · How Do We Negotiate a Hickory Harbour Condo Purchase for You?
Living There and Comparing: Which Schools Serve Hickory Harbour? · What Is Daily Life Like at Hickory Harbour? · Hickory Harbour vs Glen Manor: Which Should You Buy? · How Does Hickory Harbour Compare With the Rest of Bonita Shores and Bonita Beach? · What Are the Pros and Cons of Buying in Hickory Harbour?
Next Steps and Answers: How Do I See Hickory Harbour Condos for Sale? · How Do I Get a Personalized Hickory Harbour Buyer Consultation? · Buying a Winter Home at Hickory Harbour: What Seasonal Buyers Should Know · What Buyers Say About Working With Us · Frequently Asked Questions, Hickory Harbour, Bonita Springs Buyer Edition · Why Does a Bonita Beach Condo Specialist Matter When You Buy? · Ready to Buy in Hickory Harbour? Work With the #1 Team in Southwest Florida Since 2012 · Thinking of Selling Your Hickory Harbour Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Hickory Harbour condo buyers work with us because we read the flood map, the milestone register, the association filings and every recorded sale before you offer, and because the partner who negotiates your contract is the partner at your closing.
If you are searching for the best buyer’s agent for Hickory Harbour, or thinking, “I need someone who knows what a Zone AE master flood policy and a three-story reserve study mean for this condo,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a few minutes from 3rd Street. Before you choose an agent, read our comparison of the best real estate agents in Bonita Beach and of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 69 qualified Hickory Harbour sales the Collier County file holds since December 1982, every one of the five in the last 60 months and every one of the four MLS closings in the same window, with their list prices and days on market. We read the association’s corporate and state condominium records, the county milestone register and the county’s flood, evacuation, Coastal High Hazard Area and zoning layers. That is why our first questions to a Hickory Harbour buyer are which floor, how you plan to use the unit and how you will insure it.
This page does not state or imply that we have sold, listed or represented anyone in a Hickory Harbour sale. Our case rests on the public record we have read for you and on how we would run your purchase.
The Hickory Harbour condo market for buyers in October 2026 offers choice and time: three units listed on October 27, 2026 at $599,000 to $649,000, two MLS closings in the latest 12 months at $550,000 and $580,000 after a median of 106.5 days on market, and one qualified county sale, at $580,000, in the 12 months to August 17, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Under our rule, the first window of 12, 24, 36 and 60 months that holds ten or more qualified sales would lead. None does at Hickory Harbour, so every sale is listed in the next section, and a median appears only as the median of the sales it describes. Where n is even, the median is the mean of the middle pair, and we name both.
| Window | Record | Sales (n) | Median | Range |
|---|---|---|---|---|
| 12 months to August 17, 2026 | Collier County qualified sales | 1 | $580,000, the single sale | $580,000 |
| 24 months to August 17, 2026 | Collier County qualified sales | 3 | $494,500, the median of these three sales | $375,000 to $580,000 |
| 36 months to August 17, 2026 | Collier County qualified sales | 4 | $537,250, the median of these four sales (mean of $494,500 and $580,000) | $375,000 to $595,000 |
| 60 months to August 17, 2026 | Collier County qualified sales | 5 | $560,000, the median of these five sales | $375,000 to $595,000 |
| 12 and 24 months to October 27, 2026 | Southwest Florida MLS closings | 2 | $565,000, the median of these two closings (mean of $550,000 and $580,000) | $550,000 to $580,000 |
| 60 months to October 27, 2026 | Southwest Florida MLS closings | 4 | $570,000, the median of these four closings (mean of $560,000 and $580,000) | $550,000 to $595,000 |
In the 12 months to October 27, 2026, the two MLS closings sold at a median of 94.25 percent of final list price. Across the 60 months, the four closings took a median of 54 days and sold at a median of 96.01 percent of final list, and the median price per square foot of MLS living area was $522. Days on market are recorded for all four closings.
On October 27, 2026 the MLS showed three Hickory Harbour units for sale, at $599,000, $599,900 and $649,000, two on the second floor and one on the third. Against 1,083 square feet of county heated area, those asks run about $553 to $599 per square foot, above the $522 median of the closings. With three listings and two closings in the 12 months before, the listings on the market would take about 18 months to sell at that pace.
Eighteen months of supply is a buyer’s market by any common yardstick, and both of the latest closings sold below their final list price, at 91.67 and 96.83 percent. A buyer who wants Hickory Harbour has room to compare units, ask for the documents before committing and write an offer that reflects the closings rather than the asking prices. What the record does not give a buyer is a bargain on demand: no closing in the last five years was below $550,000 in the MLS.
Tell us your floor, your view and how you will use the unit, and we will pull the three listings, the four closings and the documents to request. Book a Hickory Harbour buyer consultation, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling a home first? Call Jesse direct at (239) 898-6072 or request a free Hickory Harbour home valuation.
Hickory Harbour condos sold for $375,000 to $595,000 in the five qualified county sales of the 60 months to August 17, 2026, and for $550,000 to $595,000 in the four Southwest Florida MLS closings of the 60 months to October 27, 2026. Every sale in both records is listed below so a buyer can see the whole band before making an offer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. The roll and sales were exported August 29, 2026, and the newest qualified sale in the county file is dated August 17, 2026. Building address for all five: 226 3rd Street.
| Recorded (deed date) | Price | County heated area (sq ft) | Price per county sq ft |
|---|---|---|---|
| December 16, 2021 | $560,000 | 1,083 | $517.08 |
| July 8, 2024 | $595,000 | 1,083 | $549.40 |
| May 23, 2025 | $375,000 | 1,083 | $346.26 |
| June 2, 2025 | $494,500 | 1,083 | $456.60 |
| March 31, 2026 | $580,000 | 1,083 | $535.55 |
The median of these five sales is $560,000. Because every unit carries the same 1,083 square feet, the median price per square foot of county heated area is the same sale’s $517.08.
| Closed | Floor | Living area (sq ft) | Final list price | Sold price | Days on market | Sold as a share of final list |
|---|---|---|---|---|---|---|
| December 2021 | Third | 1,100 | $560,000 | $560,000 | 8 | 100.00% |
| July 2024 | Not stated in the row | 1,038 | $625,000 | $595,000 | 8 | 95.20% |
| December 2025 | Third | 1,083 | $599,999 | $550,000 | 113 | 91.67% |
| September 2026 | Third | 1,083 | $599,000 | $580,000 | 100 | 96.83% |
Every row is a two-bedroom, two-bath unit. The median of these four closings is $570,000, the mean of $560,000 and $580,000; the median of the four days-on-market figures is 54, the mean of 8 and 100; and the median share of final list is 96.01 percent. The MLS records living area from the listing, 1,038 to 1,100 square feet on these rows, where the county records 1,083 square feet for every unit.
The county also recorded priced deeds it did not qualify as arm’s-length sales: $520,000 in April 2023, $601,600 in March 2024, $482,000 in May 2026 and $425,000 in June 2026. A deed can be coded unqualified for reasons that have nothing to do with value, so we leave every one of them out of the county figures, and a buyer’s appraiser should too.
The county records the deed consideration on qualified sales and the MLS records the reported closing price, so the two series do not match one for one. The MLS carries sales the county did not qualify and sales newer than the county extract; the two 2025 county sales at $375,000 and $494,500 have no MLS row in our pull, and the public record does not say why. We read both and tell you which one a figure comes from.
This history table shows how many qualified county sales were recorded in each year that had one and the median of that year’s sales. It is context, not today’s price.
| Year | Qualified county sales (n) | Median of these n sales |
|---|---|---|
| 2015 | 3 | $287,500 |
| 2018 | 2 | $331,750 |
| 2019 | 3 | $335,000 |
| 2020 | 5 | $358,000 |
| 2021 | 5 | $405,000 |
| 2024 | 1 | $595,000 |
| 2025 | 2 | $434,750 |
| 2026 to August 17 | 1 | $580,000 |
Hickory Harbour prices climbed from a $287,500 county median in 2015 to $358,000 in 2020 and $405,000 in 2021, and the recorded sales since 2024 sit mostly between $494,500 and $595,000, with one $375,000 sale in May 2025 as the outlier. The county file shows no qualified sale in 2022 or 2023.
The September 2026 closing is the purchase a Hickory Harbour buyer should study first: a third-floor, two-bedroom unit listed at a final $599,000, on the market 100 days, closed at $580,000, which is 96.83 percent of that list price and $535.55 per square foot of county heated area. It is a public-record sale, and it is not ours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Item | December 2025 closing | September 2026 closing |
|---|---|---|
| Floor | Third | Third |
| Layout in the MLS row | Two bedrooms, two baths | Two bedrooms, two baths |
| MLS living area | 1,083 sq ft | 1,083 sq ft |
| Final list price | $599,999 | $599,000 |
| Sold price | $550,000 | $580,000 |
| Days on market | 113 | 100 |
| Sold as a share of final list | 91.67% | 96.83% |
| Price per sq ft of county heated area (1,083) | $507.85 | $535.55 |
Building address for both: 226 3rd Street. Both are public-record sales by other owners and brokerages, shown for the lesson they teach a buyer.
Two third-floor units of the same plan, listed within $999 of each other, closed $30,000 apart and nine months apart. Both buyers paid less than the final asking price, by $49,999 and by $19,000, and both took more than three months to reach a contract. The asking price was where the negotiation started, not where it ended, and condition, view and timing explain the gap that the public record cannot.
The December 2025 unit had closed before, at its $560,000 list price after 8 days in December 2021. Four years later it sold for $10,000 less. It is one pair, and its condition and circumstances are not public, but it tells a buyer that the late-2021 price was a high point for at least one unit, not a floor the building has risen from.
The public record does not say what condition either unit was in, whether it looked over the bay or the parking side, whether it was leased, what the association’s finances looked like at the time or what the inspection found. Each of those changes what $580,000 means for the unit you are considering. The listing file, the estoppel certificate and the association’s records are where those answers sit.
The right Hickory Harbour condo depends on four property facts, because the plan is the same in every unit: the floor, first, second or third; the side of the building and its view of Little Hickory Bay; the condition and renovation since 1983 and 1984; and whether the unit is vacant or under an approved lease. Only the floor appears on the county roll.
Data updated: October 2026 (Collier County Property Appraiser roll exported August 29, 2026; Southwest Florida MLS, pulled October 27, 2026)
| Floor | Units on the roll | MLS closings, 60 months | Listings, October 27, 2026 |
|---|---|---|---|
| First | 17 | None on the floor in the rows | None |
| Second | 17 | None on the floor in the rows | Two, at $599,000 and $649,000 |
| Third | 17 | Three, at $560,000, $550,000 and $580,000 | One, at $599,900 |
| Not stated | One, at $595,000 (July 2024) |
Bedroom and bath counts are not carried on the county’s condominium unit records; every MLS row shows two bedrooms and two baths. Ask for the floor plan of the specific unit and confirm which rooms face the water.
A first-floor unit is the easiest to reach and the closest to the ground in a Zone AE building with an 11-foot base flood elevation, so ask where its floor sits against that line on the building’s elevation certificate. A third-floor unit has the longest view and the longest climb. The record is too thin to price a floor premium in dollars: the three third-floor closings span $550,000 to $580,000.
Hickory Harbour is the only one of the three condominiums at Bonita Shores with water frontage, and the bay is what a buyer pays for. Whether a particular unit looks over the water, and whether a boat slip or dock right goes with it, are questions the unit itself and the declaration answer, not the roll. Ask the listing agent for photographs from the unit’s windows and for the written basis of any slip claim.
A building completed in 1983 and 1984 has reached or passed one replacement cycle for roofs, windows, plumbing and electrical systems. Inside the unit, impact windows or shutters, the air conditioner’s age, the water heater and the plumbing lines are yours to inspect; the roof, structure and common systems are the association’s, and the reserve study and budget show how it plans for them.
Hickory Harbour suits a buyer who wants to own on Little Hickory Bay in a three-story building, accepts Zone AE flood insurance and reserve funding as the price of the water, and values a uniform plan with easy comparables. Roughly 18 percent of the units, 9 of 51, carry a homestead exemption on the 2026 preliminary roll, and 16 of the 51 owners have a Florida mailing address, so the building is mostly seasonal and investor owned.
Owning a Hickory Harbour condo layers five costs on the purchase price: the association assessment, which no public record we could read states; property tax at 9.3696 mills on the 2026 certified roll in Collier millage area 170; an HO-6 unit-owner policy; any unit flood policy you add; and any special assessment the board adopts. The budget and the estoppel certificate settle the first and the last.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary and certified rolls; Florida Statutes 2025)
| Cost | What the record says | How to price it for a specific unit |
|---|---|---|
| Association assessment | Not published in any record we could read; no association website located | The adopted budget and the estoppel certificate |
| Reserves and the SIRS | A three-story building inside the structural integrity reserve study rule | The study or the association’s statement, and the reserve lines of the budget |
| Special assessments | None stated in any public record we could read | Every special assessment notice since September 2022 |
| Property tax | 9.3696 mills on the 2026 certified roll in millage area 170; median 2026 certified bill per unit $3,355.71 | Apply the rate to your own taxable value after purchase |
| HO-6 unit-owner insurance | The association insures the building; the owner insures the interior and contents under section 718.111 | Quote on the unit, the master policy summary and the wind features |
| Flood insurance | The building is in Zone AE, normally covered by the master flood policy; unit flood coverage is optional on a Citizens unit-owner policy | Quote it with the elevation certificate in hand |
The monthly or quarterly Hickory Harbour assessment is not published in any record we could read on the publication date. What a condominium budget funds is set by section 718.112: operating expenses, insurance on the condominium property and reserves. Which utilities, cable or internet the Hickory Harbour fee includes is a line in that budget, and we do not assert it without the document.
We ask the listing agent for the adopted budget and the most recent annual financial statement as soon as you are interested, and the closing agent orders the estoppel certificate under section 718.116, which states the regular assessment, any special assessment and whether the account is current. The certificate 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 DBPR; the contract says who pays it.
Glen Manor and Shore Woods on 4th Street are two-story buildings, outside the structural integrity reserve study rule on the face of the statutes. Hickory Harbour is three stories, so its association had to complete a study of the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors and fund the reserves it calls for. That funding sits inside the assessment you will pay, and a board that is catching up on it can raise the assessment or adopt a special assessment. Read the study, or the association’s statement, before your inspection period ends.
The 2026 certified rates for millage area 170 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. As an illustration only, 9.5058 mills on $570,000 is about $5,418.31 of ad valorem tax before any exemption, and on $580,000 about $5,513.36. The median 2026 certified bill per unit of $3,355.71 reflects owners’ existing caps and exemptions, so read the seller’s bill as history, not as your cost.
A Hickory Harbour buyer should read the declaration recorded with the condominium in 1982 and every amendment since, the articles, bylaws and rules, the annual budget and financial statement, every special assessment notice since September 2022, the milestone inspection summary, the structural integrity reserve study or the association’s statement, the insurance certificates, recent minutes and the sale and lease application.
Data updated: October 2026 (Section 718.503, Florida Statutes, 2025 text; Florida Division of Corporations and DBPR records, checked October 17, 2026)
Under section 718.503, a resale buyer is entitled, at the seller’s expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document under section 718.504. The contract lets you cancel within seven days, excluding Saturdays, Sundays and legal holidays, after you receive them. At Hickory Harbour both the milestone and the SIRS items apply.
The Department of Business and Professional Regulation lists Hickory Harbour as condominium project PR1P003730, 51 units, recorded November 17, 1982, status Approved and Recorded. The state record carries an old address of 225 3rd Street and a county field of Lee, which is an error in the state data: the parcels are on the Collier County roll. This page did not read the declaration itself, so ask for it with every recorded amendment, not a summary, and read the sections on leasing, pets, alterations, parking and any boat slip or dock right before you sign.
Hickory Harbour Condominium Association, Inc. is a Florida not-for-profit corporation, document 762030, filed February 18, 1982 and active on the state’s corporate register on October 17, 2026, with annual reports filed in 2024, 2025 and 2026. It lists the property itself as its principal address, in care of the property manager, and a Naples law firm, Varnum LLP, as its registered agent since April 30, 2024. The manager is your route to the budget, the application and the estoppel certificate.
The budget shows the regular assessment, the reserve lines and the insurance premiums; the financial statement shows what the association actually spent and holds. Read them together. A reserve line that is small, an insurance premium that jumped or a loan the board has taken is a question to ask before the inspection period ends.
Section 718.116 requires the purpose of a special assessment to be stated in its written notice. No public record we could read states a Hickory Harbour special assessment. Ask for every notice since Hurricane Ian in September 2022, for any loan the association has taken, and for the board’s plan to fund what the reserve study calls for.
For a Hickory Harbour buyer, the milestone inspection and the structural integrity reserve study are the two documents that most affect future costs. The county register shows the milestone inspection completed with the next cycle in 2034, and as a three-story building Hickory Harbour had to complete its reserve study by December 31, 2025. Both belong in your document review.
Data updated: October 2026 (Collier County milestone register queried October 17, 2026; DBPR SIRS page read October 17, 2026)
Hickory Harbour is on the Collier County milestone inspection register as application PL20230005657, with a status of Milestone Completed, Cycle Completed, and a next milestone inspection year of 2034, according to the county’s milestone layer queried October 17, 2026. Florida’s milestone law, section 553.899, applies to condominium buildings of three or more habitable stories, and the roll’s numbering shows three floors here. Ask for the inspector’s summary; the seller owes it to you under section 718.503.
As a three-story condominium building, Hickory Harbour is inside the structural integrity reserve study requirement of section 718.112(2)(g): the association had to complete its SIRS by December 31, 2025 and report it to the Department of Business and Professional Regulation within 45 days. We could not query the state’s SIRS database on the publication date, so this page does not state whether a study has been filed. Ask for the study or the association’s statement.
You do not need to be an engineer to read a summary. Look for repairs the inspector called for and whether they are done, for the components the reserve study lists and the dollars it says to set aside each year, and for the gap between that figure and the reserve line in the budget. A gap is what turns into a higher assessment or a special assessment.
The rules on leasing, pets and approvals at Hickory Harbour are set by its recorded declaration, amendments and rules, which this page did not read, so it does not state a minimum lease, a lease frequency, a pet rule or an approval timeline. Collier County requires registration of rentals of six months or less, and section 509.032 leaves the declaration in force.
Data updated: October 2026 (Florida DBPR condominium record; Collier County short-term rental registration page; Florida Statutes 2025)
| Rule | What the record says |
|---|---|
| Minimum lease term | In the declaration; not read for this page |
| Leases per year | In the declaration; not read for this page |
| Approval of tenants | In the declaration; ask the manager |
| Approval of buyers | In the declaration; ask for the application |
| County registration | Rentals of six months or less register with Collier County |
| State law | Section 509.032(7) leaves condominium declarations in force |
Source: the Hickory Harbour declaration, which this page did not read, Collier County’s registration page and the statute. Read the recorded rules themselves before you rely on any of them in a purchase.
Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect. As a buyer taking title now, you take it under every rental amendment recorded before your closing, so read all of them, not only the 1982 declaration.
Until you have read the Hickory Harbour declaration, treat any rental plan as unproven. Unincorporated Collier County requires registration of vacation rentals of six months or less, and section 509.032 leaves condominium declarations in force even where local bans are preempted. The site is zoned RMF-12, Collier County’s residential multi-family district, and hotels and motels belong in the RT district. Price a rental plan from the declaration, not from a portal’s rent estimate.
Whether Hickory Harbour approves sales as well as leases is set by its declaration. The application, any fee and the timeline are in the association’s package; we build them into the contract dates. Every approval is subject to federal and Florida fair-housing law.
Pets at Hickory Harbour are governed by the declaration and the association’s rules, and this page did not read them, so it does not state a pet rule. Ask whether pets are allowed, how many, any size or weight limit, whether tenants may keep pets and whether a registration or fee applies. Federal and Florida fair-housing law require reasonable accommodation for assistance animals regardless of a pet rule.
Hickory Harbour is in Zone AE, coastal floodplain, with a base flood elevation of 11 feet across the whole parcel polygon on FEMA’s own National Flood Hazard Layer, read October 17, 2026, the same zone as Collier County’s copy of the 2024 effective map. It is in hurricane evacuation Zone A and inside the Coastal High Hazard Area. Premiums are priced unit by unit and building by building.
Data updated: October 2026 (FEMA National Flood Hazard Layer, and Collier County evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
Because the building is in a special flood hazard area, a federally backed mortgage requires flood coverage on the building, normally through the association’s master flood policy, and the building’s elevation certificate is the key document for both the master premium and a unit owner’s policy. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024. Preliminary panels were issued March 20, 2025, so a later map can change the zone.
The master flood policy covers the building; whether you add a unit-owner flood policy for your interior and contents is your choice. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page. Zone AE is a high-hazard zone, so we suggest a quote either way, and a lender may ask for proof of the master flood policy.
The association insures the condominium property; the owner insures the interior, improvements and contents with an HO-6 policy under section 718.111. Ask for the master policy certificates so your HO-6 agent can match their coverage, and ask what deductible the association carries for windstorm, because a large one can come back to owners as a special assessment after a storm.
Zone A is the first zone ordered out in a storm surge evacuation; sign up for AlertCollier. The Coastal High Hazard Area is the county’s planning line for the most surge-exposed land. Hickory Harbour sits seaward of that line along West Avenue, inside it, while Glen Manor and Shore Woods on 4th Street sit outside it.
We ask for the master property and flood policy certificates, the elevation certificate and any wind-mitigation report, and the seller’s current HO-6 declarations, and we send them to your insurance agent in the first days of the contract. We do not quote premiums on this page, because each is priced on the unit and the building.
The Hickory Harbour permit record since Hurricane Ian, which made landfall on September 28, 2022, is public on Collier County’s CityView portal by address, and we found no public record of Hickory Harbour-specific storm damage. A buyer should read the unit’s permits, the association’s repair permits and every special assessment notice since 2022 together.
Data updated: October 2026 (Collier County CityView permit portal; National Hurricane Center tropical cyclone reports)
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of damage specific to Hickory Harbour. The association’s insurance claims, its repair permits and any special assessment notices since 2022 are the documents to read, and the seller owes you the flood disclosure in section 689.302, which covers flood damage, flood insurance claims and federal flood assistance.
The county file shows no qualified Hickory Harbour sale in 2022 or 2023, and the MLS shows no closing between December 2021 and July 2024. The record does not say why. A buyer should not read meaning into the gap; ask the association and the seller what repairs, claims or assessments followed the storm.
Collier County issues building permits through its CityView portal, searchable by address. Read the unit’s open and closed permits before you finish your inspection response. An open permit, or an unpermitted window, door, air conditioning or plumbing change, is a negotiation item and an insurance question.
Read the association’s own permits too: the roof, structural repairs, any work that followed the milestone inspection and any balcony, railing or waterproofing project. They show what has been done and, set beside the reserve study, what is still ahead.
You can usually finance a Hickory Harbour condo if the building passes the lender’s project review: the lender sends the association a condominium questionnaire about its budget, reserves, insurance, litigation, special assessments and repairs, and for a three-story building it will ask about the milestone inspection and the reserve study. Hickory Harbour’s lender status is not public, so ask early.
Data updated: October 2026 (Fannie Mae Selling Guide B4-2.1-03 and B4-2.2-01; Freddie Mac Primary Mortgage Market Survey)
Fannie Mae’s project standards treat critical repairs and unsafe-condition findings as grounds for ineligibility until resolved, and its project review section explains what a lender must check. The association, through its manager, answers the questionnaire, often for a fee. A completed milestone cycle on the county register is a good start; the lender will still read the reserve figures and the insurance.
In Zone AE a federally backed lender will want proof that the building carries flood coverage, normally the master flood policy, and it will read the master property policy and its wind deductible. Bring the certificates to the lender early, and the questionnaire answers will come faster.
With four MLS closings and five county sales in five years, an appraiser has little to work with, and will see the $375,000 county sale of May 2025 beside the $550,000 to $595,000 closings. A contract with an appraisal contingency lets you renegotiate, bring more cash or cancel within its terms. We hand the appraiser the full sale list with the reasons the sales differ.
A cash buyer avoids the project review, the mortgage stamps and the intangible tax, which can shorten the path to closing, but still reads the same budget, reserves and insurance. Freddie Mac publishes weekly average mortgage rates in its Primary Mortgage Market Survey; we do not name a lender on this page.
A Hickory Harbour buyer in Collier County customarily pays the owner’s title policy and chooses the closing agent, and a financed buyer also pays the mortgage note’s documentary stamps of 35 cents per $100, the intangible tax of 2 mills on the loan, the lender’s title policy, recording and lender fees and prorated taxes. The seller customarily pays the deed stamps; the contract controls.
Data updated: October 2026 (sections 201.02, 201.08, 199.133 and 28.24, Florida Statutes; Rule 69O-186.003, Florida Administrative Code; Collier County 2025 millage)
The example uses $570,000, the median of the four MLS closings in the 60 months to October 27, 2026, with a 20 percent down payment and a loan of $456,000. Florida’s documentary stamp tax on a note secured by a mortgage has no cap.
| Line | Who customarily pays in Collier County | Amount | Arithmetic |
|---|---|---|---|
| Purchase price | Buyer | $570,000 | Median of the four MLS closings, 60 months |
| Loan, 80 percent | Buyer | $456,000 | 80% of $570,000 |
| Mortgage note documentary stamps (section 201.08) | Buyer | $1,596 | 4,560 units of $100 at $0.35 |
| Intangible tax on the mortgage (section 199.133) | Buyer | $912 | $456,000 at 2 mills |
| Owner’s title policy, promulgated rate (Rule 69O-186.003) | Buyer, by Collier custom | $2,925 | $575 on the first $100,000 plus $5.00 per $1,000 above it |
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $3,990 | 5,700 units of $100 at $0.70 |
| Estoppel certificate (section 718.116) | By contract | up to $299 | The Florida DBPR’s published cap |
| Recording, lender’s title policy, appraisal, inspections, lender fees | Buyer | vary by provider | The loan estimate and the title quote |
On these lines the buyer’s taxes and owner’s policy come to $5,433, or $5,732 if the contract also puts the $299 estoppel certificate on the buyer, before recording under section 28.24, the lender’s policy and lender fees.
At $580,000, the price of the September 2026 closing and of the newest qualified county sale, with an 80 percent loan of $464,000, the note stamps are $1,624, the intangible tax $928 and the owner’s title policy $2,975, a total of $5,527, or $5,826 with the estoppel certificate. The seller’s deed stamps at that price are $4,060.
As an illustration only, the 2026 certified rate of 9.3696 mills on $570,000 is about $5,340.67 before any exemption. Taxes are prorated at closing, and the January 1 after you buy your taxable value resets toward the purchase price. If the unit becomes your permanent residence, file for the homestead exemption under section 196.031 with form DR-501; portability under form DR-501T can carry part of an earlier Florida homestead’s Save Our Homes benefit.
Since the National Association of REALTORS settlement practice changes took effect on August 17, 2024, a buyer signs a written agreement with the agent before touring a home, the agreement states the agent’s compensation, and offers of buyer-broker compensation are no longer advertised on the MLS. Compensation is negotiable and can be paid by the buyer, the seller or both.
Data updated: October 2026 (National Association of REALTORS, practice changes effective August 17, 2024; section 475.278, Florida Statutes)
Before we tour a Hickory Harbour condo with you, we sign a written buyer agreement that states what we are paid and how. The amount is negotiable and set before the first showing. Florida’s brokerage relationship law, section 475.278, also requires a disclosure of how we represent you, and we explain the choice before any confidential conversation about price.
Three sellers were competing for buyers on October 27, 2026, and the two latest closings each took more than three months. A seller in that position may agree to pay part of your agent’s compensation or give a closing-cost concession, and we write the request into the offer where it helps you, rather than assuming it.
We negotiate a Hickory Harbour condo purchase at the partner level, with Marc or Jesse on every offer, counter, inspection response and appraisal question. Four issues decide a Hickory Harbour contract: price against the recorded closings and the competing listings, the reserve study and insurance picture, the association documents and approval timeline, and the appraisal.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
We set the offer from the four MLS closings, $560,000, $595,000, $550,000 and $580,000, adjusted for floor, view and condition, and we bring the two other listings into the conversation. The latest closings sold at 91.67 and 96.83 percent of their final list price after 113 and 100 days, which tells a seller asking $599,000 or more what the market has paid.
We write the section 718.503 document delivery and your seven-day review into the contract, ask for the reserve study and the insurance certificates first, and order the estoppel certificate early so the assessment and any special assessment are known before your deposit is at risk. A funding gap in the reserve study is a price conversation, not only a disclosure.
Inside a condominium the unit’s systems are yours to inspect and the roof and structure are the association’s. We respond to the inspection item by item, give the appraiser the full sale list and set a closing date that leaves time for the board’s approval and for binding your HO-6 policy.
Schools serving Hickory Harbour are assigned by Collier County Public Schools by address: the district’s zone tool returns Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School for Bonita Shores addresses, with no pending rezone flag for 2026-27 when our Bonita Shores research queried it. Confirm the unit’s own address before you rely on it.
Data updated: October 2026 (Collier County Public Schools zone locator and attendance boundaries, read October 2026)
| Level | School | Address | Drive from the grid |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples | 6.1 mi, about 12 min |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples | 7.4 mi, about 15 min |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples | 7.5 mi, about 15 min |
Hickory Harbour has a Bonita Springs mailing address but sits in Collier County, so Collier County Public Schools, not the Lee County district, serves it. Aubrey Rogers High School opened in August 2023 and replaced Gulf Coast High School for this area. The district does not provide bus transportation within two miles of a school when the walking route is judged safe, and all three schools are farther than that.
Daily life at Hickory Harbour is a bay-front building on 3rd Street with Collier County services and a Bonita Springs address: Bonita Beach Park about 1.8 miles and five minutes by road, Barefoot Beach Preserve about 3.4 miles, a Publix about 1.4 miles away and Bonita Beach Road as the way to the Gulf, US 41 and I-75.
Data updated: October 2026 (routes measured for our Bonita Shores guide; USTA Florida facility listing; North Collier Fire records)
Hickory Harbour is on Little Hickory Bay, west of West Avenue. Bonita Beach Park in Lee County, at 27954 Hickory Blvd, is about 1.8 miles and five minutes by road, and Barefoot Beach Preserve County Park is about 3.4 miles and 12 minutes. The community boat ramp near Bonita Shores belonged to a separate membership corporation, Bonita Shores Boating Area, Inc., which the Florida Division of Corporations lists as administratively dissolved on September 25, 2026; it was never a condominium amenity, so any dock right at Hickory Harbour comes from its own declaration.
USTA Florida lists Hickory Harbour Condominium at 226 3rd Street as a registered tennis facility. No public association document lists the other shared amenities, so this page does not name them; the declaration defines the common elements, and it is in the section 718.503 package.
North Collier Fire Control and Rescue District covers the area, and county solid-waste collection runs under the association’s contract. The three nearest emergency departments are 5.7, 6.2 and 6.4 miles away across the NCH and Lee Health systems; a freestanding emergency department is not a hospital. Bonita Beach Road carries a six-foot sidewalk on the neighborhood side and an eight-foot shared path on the beach side. Mail goes to a Bonita Springs 34134 address even though the property is in unincorporated Collier County, which is why county services and Collier County taxes apply.
The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with annual dues, not a homeowners’ association; it does not approve sales or set condominium rules. The Little Hickory Shores neighborhood lies beside the building, and the Bonita Shores grid lies east of West Avenue.
A buyer choosing between Hickory Harbour and Glen Manor is choosing between the bay and the cost of owning on it: Hickory Harbour is a 1983 and 1984 three-story building on Little Hickory Bay with a $570,000 MLS median, and Glen Manor, on 4th Street, is a 1996 and 1997 two-story condominium in shaded Zone X with a $397,500 MLS median and no unit listed.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Glen Manor is the condominium a Hickory Harbour buyer most often weighs at Bonita Shores, at 76 4th Street. If it is on your list too, read our guide to buying a Glen Manor condo. The last column says what each difference means for a buyer.
| What a buyer weighs | Hickory Harbour | Glen Manor | What it means for you |
|---|---|---|---|
| Address | 226 3rd Street, west of West Avenue | 76 4th Street, inside the grid | Hickory Harbour is on the bay side of West Avenue |
| Water | On Little Hickory Bay | None | The bay is what the price difference buys |
| Units and buildings | 51 units in one three-story building | 60 units in 15 two-story buildings of four | One three-story building against fifteen small two-story ones |
| Year built (county roll) | 1983 and 1984 | 1996 and 1997 | Glen Manor is about 13 years newer |
| Unit sizes (county heated area) | 1,083 sq ft, every unit | 1,229 and 1,368 sq ft | Glen Manor’s plans are larger |
| County qualified sales, 60 months | 5, median of the five $560,000 | 4, median of the four $387,500 | Both records are thin |
| MLS closings, 60 months | 4, median of the four $570,000 | 6, median of the six $397,500 | Hickory Harbour’s closings sit in a tighter band |
| MLS closings, latest 12 months | 2, at $550,000 and $580,000 | 1, at $245,000 after 245 days | Both buildings have sold slowly lately |
| Active listings, October 27, 2026 | Three, at $599,000, $599,900 and $649,000 | None | Only Hickory Harbour had a choice of units that day |
| Flood zone at the building | Zone AE, base flood elevation 11 ft | Shaded Zone X | Flood coverage on the building is required for a federally backed loan only at Hickory Harbour |
| Coastal High Hazard Area | Inside | Outside | Hickory Harbour is the more surge-exposed site |
| Milestone inspection and SIRS | Milestone completed, next 2034; SIRS required | Two stories, outside both on the face of the statutes | Reserve funding is a larger question at Hickory Harbour |
| Leasing rules | In the declaration, not read for this page | Three leases a year, one-month minimum, one-month gap | Read Hickory Harbour’s declaration before you plan rent |
| 2025 millage and median 2026 certified bill | 9.3696 mills, area 170; $3,355.71 | 9.3696 mills, area 90; $2,062.01 | The same rate on different values |
Hickory Harbour fits a buyer who wants the bay, a single uniform plan whose closings held between $550,000 and $595,000 for five years, and a choice of three units on the market, and who is ready to read a reserve study and price Zone AE insurance.
Glen Manor fits a buyer who wants newer 1990s construction, a larger plan, shaded Zone X and a two-story building outside the milestone and reserve study regimes, at a lower price point, and who can wait for a listing.
Hickory Harbour is the bay-front condominium of the Bonita Shores area: the grid’s single-family houses recorded 100 qualified county sales in 60 months at a $660,000 median, Hickory Harbour five at $560,000, Glen Manor four at $387,500 and Shore Woods ten at $313,750. The bay-front buildings on Bonita Beach Road are the other condominium choice on the water.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Place | Kind | County qualified sales, 60 months to August 17, 2026 | MLS closings, 60 months to October 27, 2026 |
|---|---|---|---|
| Hickory Harbour | Three-story bay-front condominium at 226 3rd Street | 5, median of the five $560,000 | 4, median of the four $570,000 |
| Glen Manor | Condominium inside the Bonita Shores grid | 4, median of the four $387,500 | 6, median of the six $397,500 |
| Shore Woods | Condominium inside the Bonita Shores grid | 10, median $313,750 | 13, median $317,500 |
| Bonita Shores grid | Single-family houses on 531 platted lots | 100, median $660,000 | 106, median $657,000 |
The grid is a land market, where the lot carries much of the value, so its median says little about a condominium. Shore Woods and Glen Manor are dry-lot, two-story buildings; Hickory Harbour prices the bay. Buyers who want water from a condominium also look at the bay-front buildings on Bonita Beach Road, such as Hickory Bay West and the Little Hickory Bay condominium. For the Gulf side and the whole strip, read our Bonita Beach buyer’s guide, and across the city our Bonita Springs buyer’s guide.
The pros and cons of buying in Hickory Harbour come from the public record: the bay, a completed milestone cycle, a uniform plan and a choice of listings on one side, and Zone AE, the Coastal High Hazard Area, reserve study funding, unpublished fees and an unread declaration on the other. Weigh them against the specific unit and its documents, not the building average.
To see Hickory Harbour condos for sale, ask us to tour the three units listed on October 27, 2026, at $599,000, $599,900 and $649,000, set a Southwest Florida MLS alert for 226 3rd Street, and have a pre-approval or proof of funds, your HO-6 agent and the document requests ready, so you can write an offer on the right unit without delay.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Before we tour a Hickory Harbour condo with you, we pull the closings, the unit’s permits, the association’s filings and the milestone register entry, so you see the unit’s numbers before you see the kitchen. We tracked every Hickory Harbour listing and closing in the October 27, 2026 MLS pull for this page, and we do the same for each unit you ask about.
You get a personalized Hickory Harbour buyer consultation by booking one with Marc Comisar online or calling Marc at (239) 287-5873. We cover the floor and view you want, your budget and financing, how you will use the unit, the reserve study and insurance checks and the documents to request before you offer, with no obligation.
Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or return to the buyer consultation request on this page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Selling a home to buy here? Call Jesse direct at (239) 898-6072 or read our Hickory Harbour seller’s guide.
A seasonal buyer at Hickory Harbour should plan for three things a year-round owner handles in person: storm season in an evacuation Zone A, Zone AE building while away, the leasing rules if the unit will be rented when empty, and a tax bill without a homestead exemption. The 2026 preliminary roll shows 42 of the 51 units with no homestead exemption.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll; Collier County Emergency Management)
A seasonal owner arranges shutters or impact openings as the association’s rules allow, someone local to check the unit after a storm, and an HO-6 policy that matches the master policy’s wind deductible. Sign up for AlertCollier wherever you spend the summer.
Read the declaration’s leasing section before you count on seasonal rent; Collier County registration applies to rentals of six months or less. A second home does not qualify for the homestead exemption or the Save Our Homes cap of section 193.155, so the bill follows the non-homestead assessment, whose annual growth section 193.1554 limits after the first reset.
Marc Comisar is a top-reviewed Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, a public page our clients write. We claim no Hickory Harbour sale, and none of these is offered as a Hickory Harbour review.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “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
These are the questions Hickory Harbour condo buyers ask, answered from the Collier County record, the Southwest Florida MLS, the association’s filings, the county milestone register, FEMA and Florida law. The building’s background is in our Hickory Harbour guide. For your own purchase, call Marc at (239) 287-5873.
A 51-unit, three-story condominium on Little Hickory Bay at 226 3rd Street, Bonita Springs, in unincorporated Collier County, built in 1983 and 1984.
It sits just west of the Bonita Shores grid, across West Avenue on the bay, with its own association; it shares the Bonita Shores address, schools and services but is not one of the 531 platted lots.
Collier County. The mailing address is Bonita Springs, but the property is unincorporated Collier County and pays Collier taxes.
On October 27, 2026 the Southwest Florida MLS showed three, at $599,000, $599,900 and $649,000.
Four MLS closings in the 60 months to October 27, 2026 ran from $550,000 to $595,000, with a median of $570,000; the median of the five qualified county sales of the 60 months to August 17, 2026 is $560,000.
A third-floor unit closed at $580,000 in September 2026 after 100 days on market, against a final list price of $599,000.
Two in the MLS in the 12 months to October 27, 2026, at $550,000 and $580,000, and one qualified county sale, at $580,000, in the 12 months to August 17, 2026.
The four MLS closings of the last 60 months sold from 91.67 to 100 percent of final list price, a median of 96.01 percent.
The 2021 and 2024 closings took 8 days each; the December 2025 and September 2026 closings took 113 and 100 days.
The county records 1,083 square feet of heated area for every one of the 51 units.
Every MLS closing of the last 60 months was a two-bedroom, two-bath unit; the county unit records do not carry bedroom counts.
Three, with 17 units on each floor in one building.
They are not published in any public record we could read. The adopted budget and the estoppel certificate state them.
No public record we could read states one. Ask for every special assessment notice since September 2022.
The association lists the property itself as its principal address, in care of the property manager, and a Naples law firm, Varnum LLP, as its registered agent since April 30, 2024.
The declaration sets the approval process, and this page did not read it; ask for the application and its timeline before you sign.
Only within the declaration’s leasing rules, which this page did not read, and Collier County’s registration rules for rentals of six months or less.
This page did not read the declaration or rules, so it does not state a pet rule. Ask for the rules and the application.
No public record we read describes it as housing for older persons.
Zone AE, base flood elevation 11 feet, on the 2024 effective FEMA map, panels 12021C0179J and 12021C0183J, effective February 8, 2024.
A federally backed mortgage requires flood coverage on the building in Zone AE, normally the master flood policy; a unit-owner flood policy is your choice, and Citizens does not require one on a condominium unit-owner policy.
Yes, hurricane evacuation Zone A, and inside the county’s Coastal High Hazard Area.
Yes. The Collier County register shows application PL20230005657 as Milestone Completed, Cycle Completed, with the next milestone inspection year 2034.
Yes; it is a three-story building, and the deadline was December 31, 2025. Ask for the study or the association’s statement.
We found no public record of Hickory Harbour-specific damage. Read the seller’s flood disclosure, the permits since 2022 and every special assessment notice.
Usually, if the building passes the lender’s project review; the lender sends the association a condominium questionnaire.
The 2026 certified rate is 9.3696 mills in millage area 170; the median 2026 certified bill per unit is $3,355.71, and a buyer’s bill resets toward the purchase price.
On a $456,000 loan at a $570,000 price, note stamps of $1,596 and intangible tax of $912; with the owner’s title policy of $2,925, that is $5,433 before recording, lender and other fees.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The seller provides them under section 718.503; your agent requests them through the listing agent and the manager.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
USTA Florida lists Hickory Harbour Condominium as a registered tennis facility; no public association document lists the other shared amenities.
Any dock or slip right is set by the declaration, which this page did not read; ask for the written basis of any slip claim.
About 1.8 miles by road, five minutes, to Bonita Beach Park, and about 3.4 miles to Barefoot Beach Preserve.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High, by the Collier County Public Schools zone tool for Bonita Shores addresses.
RMF-12, Collier County’s residential multi-family district.
Hickory Harbour offers the bay and a choice of listed units; Glen Manor offers newer two-story buildings, larger plans and shaded Zone X at a lower price.
Choose the agent who reads the declaration, the reserve study and the recorded sales with you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
Call Jesse direct at (239) 898-6072. We can line up the sale and the purchase, and our Hickory Harbour valuation guide shows how we price a unit here.
A Bonita Beach condo specialist knows which closings are true comparables for a Hickory Harbour unit, how to read a reserve study and a master flood policy, what a Collier County closing customarily asks of a buyer and what a lender’s questionnaire asks of a three-story bay-front building. A buyer who knows those answers before the offer pays for the unit, not for its surprises.
We have seen small facts cost condo buyers money: an offer written from the asking prices instead of the closings, a reserve study nobody read until after the inspection period, a closing delayed by an approval nobody calendared, and a title cost a buyer did not expect because the agent assumed the Lee County custom. As Top 1% Real Estate Agents Nationally Since 2008, we check those before you commit.
Our Bonita Beach community guide covers the beach and the strip, our Bonita Shores guide covers the grid beside the building, and our Hickory Harbour guide covers its association, flood map and documents.
If you are ready to buy in Hickory Harbour, work with the team that reads the reserve study, the insurance certificates, the declaration and every recorded closing before you offer, and that negotiates at the partner level. We answer the document, insurance and approval questions first, so the board’s review and your financing finish on time.
Hickory Harbour record, last 60 months: 5 qualified county sales from $375,000 to $595,000 and 4 Southwest Florida MLS closings at a $570,000 median, with three units listed on October 27, 2026. Book your Hickory Harbour buyer consultation or call Marc at (239) 287-5873.
If you own a Hickory Harbour condo and are thinking of selling, whether to move up or out of the building, we price it from the recorded closings and assemble the section 718.503 documents, the milestone and reserve study papers and the estoppel certificate before a buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Read our Hickory Harbour seller’s guide, request a free Hickory Harbour home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
Jesse McGreevy and Marc Comisar are your local real estate experts for Hickory Harbour, based in Bonita Springs, a few minutes from 3rd Street. Marc leads buyer representation and negotiation; Jesse leads listings and seller strategy. The partner who shows you the unit is the partner at your closing.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Buying in Hickory Harbour? Call Marc at (239) 287-5873, or read how we represent buyers. Selling? Call Jesse direct at (239) 898-6072, or get a free Hickory Harbour home valuation.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Every figure on this page traces to a primary source below: county, state and federal records and the statutes that set a buyer’s costs and an association’s duties. Hickory Harbour sale figures are from the Collier County Property Appraiser roll and sales exported August 29, 2026 and Florida Department of Revenue sale files, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Hickory Harbour buyer should read before an offer and keep through closing. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Hickory Harbour buyer needs it |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | 2025 statute | The documents you receive and your seven-day review |
| Estoppel certificate fee schedule | Florida DBPR | Current schedule | The cap on the certificate that states the assessment |
| Section 553.899, milestone inspections | Florida Legislature | 2025 statute | The inspection regime that covers this three-story building |
| HB 913 (2025), enrolled text | Florida Legislature | 2025 | The current SIRS rules and the December 31, 2025 deadline |
| Zoning atlas sheet 8505N | Collier County | Current sheet | The RMF-12 site labelled Hickory Harbor on Third Street |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What you file after you buy a primary residence |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026. McGreevy and Comisar, buy your Hickory Harbour condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.