We price a Hickory Shores condo from the nearest recorded sale of the same plan and request the budget, the milestone and reserve documents and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026; 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 Hickory Shores at Bonita Beach, the 23-unit, five-story Gulf-side condo at 26236 Hickory Blvd, built in 1974 according to Lee County’s property roll. The full building record sits on our Hickory Shores Condo guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan.
This is not Hickory Shores Homeowners in Gulf Breeze, Little Hickory Shores on the Collier County side or Olde Hickory in Fort Myers, and every parcel in Lee County that carries the name Hickory Shores in its legal description belongs to this one condominium. The county’s qualified-sales file holds 45 sales since 1975 and only 4 in the last 60 months, from $637,000 to $2,000,000, so we list the recent sales and publish no median for the building.
Hickory Shores is an older, shorter building than most of its neighbors. Ambassador, 0.05 mile away, is 11 stories; Hickory Shores is five. The association publishes no website, budget, fee schedule or rules that we could find, so the work of a buyer here moves from the market to the paperwork. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
To buy a condo in Hickory Shores at Bonita Beach in 2026, price the home from the four recorded county sales of the last 60 months, request the declaration, budget, reserve study, milestone summary and estoppel certificate before you offer, and get flood and wind quotes for the exact address, because the association publishes none of those documents itself.
The order matters because a 23-unit building has a thin record to lean on. A buyer in a 200-unit building can price from dozens of recent sales and read a budget that hundreds of owners have already examined. A Hickory Shores buyer prices from a few deeds and reads documents that fewer than two dozen owners have seen. We build that file for your short list before you tour, and our Hickory Shores Condo guide carries the full building record behind it.
This guide covers the Hickory Shores condo market for buyers, which plan fits which buyer, what ownership costs, the documents to read, the milestone and reserve rules, leasing, pets and approvals, flood and insurance, permits since Hurricane Ian, financing, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, a comparison with Windsong and the rest of the strip, pros and cons, winter-buyer advice and thirty-six buyer questions. Selling a home to buy here? Our Hickory Shores seller’s guide and Hickory Shores home valuation cover the other side of the same transaction, and you can Call Jesse direct at (239) 898-6072.
These are the ten facts a Hickory Shores condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s corporate and condominium records, FEMA and the Florida statutes, and each explained in the section that covers it.
Hickory Shores at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the cost stack to the milestone documents, the flood and insurance record, the comparison with Windsong, the buyer consultation and the sources behind every figure on the page.
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Hickory Shores condo buyers with the same county-record research we use to price listings. We read the building’s filings before we show you a home, so the questions arrive before the offer.
If you’re searching for the best buyer’s agent for a Hickory Shores condo at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a Gulf-side condo with a pool. 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 Hickory Shores 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 Hickory Shores home valuation and Hickory Shores seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Hickory Shores home on your short list we match it to its plan and heated size, pull the county’s sales for the same plan, read the association’s state filings, check its FEMA flood position, and ask the seller for the budget, the reserve study, the milestone summary, the special-assessment history and the estoppel certificate. You see fewer surprises and offer with the facts in hand.
We will not tell you the association’s dues, what they pay for, who manages the building or what the rental and pet rules say, because none of that is in a public document today. We will not tell you the building passed or failed a milestone inspection, because no document we found says so. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
Our track record: McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #1 real estate team in Bonita Springs (RealTrends 2026). Behind that is over $900 million in personal sales between Jesse McGreevy and Marc Comisar. For a Hickory Shores buyer we started with the record itself: we tracked every one of the 45 Hickory Shores condo sales the county file holds since 1975, and the latest recorded transfer on each of the 22 residential parcels, before writing any advice on this page.
The Hickory Shores condo market for buyers in October 2026 is a short list of recorded deeds. The county recorded 4 qualified sales in the last 60 months, from $637,000 to $2,000,000, and no window reaches 10 sales, so we list every sale and publish no median. These are county records, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each unit’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count, and a count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data: the county file carries the deed consideration, the MLS carries the reported closing price, and the two can differ on a single sale, so we never average them.
Every window below ends on the county index date, October 1, 2026, and we state no median where a window holds fewer than 10 sales.
County window | Qualified sales | Price range | Median |
|---|---|---|---|
Last 12 months (since October 2025) | 1 | $2,000,000 | not stated (fewer than 10 sales) |
Last 24 months (since October 2024) | 1 | $2,000,000 | not stated (fewer than 10 sales) |
Last 36 months (since October 2023) | 3 | $950,000 to $2,000,000 | not stated (fewer than 10 sales) |
Last 60 months (since October 2021) | 4 | $637,000 to $2,000,000 | not stated (fewer than 10 sales) |
Under our rule for buildings with fewer than 10 sales in 60 months, the table lists every qualified sale, with price per square foot on each home’s own heated area. The median of these 4 sales is $950,000, and we offer it as a description of four deeds and not as a market statistic.
Recorded date | Plan | Heated sq ft | Price | Price per sq ft |
|---|---|---|---|---|
October 15, 2021 | Standard two-bedroom | 1,269 | $637,000 | $501.97 |
October 20, 2023 | Standard two-bedroom | 1,278 | $950,000 | $743.35 |
October 26, 2023 | Standard two-bedroom | 1,278 | $950,000 | $743.35 |
March 16, 2026 | Enlarged three-bedroom | 1,917 | $2,000,000 | $1,043.30 |
Three of the four sales are on the standard plans and one is the 1,917 square foot three-bedroom home, which is a different product. A buyer comparing a standard home with that $2,000,000 figure would be comparing two different homes, and we do not blend them.
The roll also shows three recent transfers that are absent from the Florida DOR qualified-sales index we use, so none of them is in the counts above: $749,000 in January 2022 for a 1,269 square foot home, $1,245,000 in July 2022 for a 1,278 square foot home and $2,395,000 in May 2024 for the combined 2,556 square foot home. The index does not print why a transfer is left out, so we do not guess. They show that prices in this building range widely by home, and we show them to a buyer next to the qualified sales with that label.
The county file holds 45 qualified sales since March 1975, of which 22 are dated 2010 or later and none falls in 2009. We publish no all-history median, because one figure for 1975 through 2026 would blend decades. This table is a labelled history by period, and each median is the median of those sales only.
Period | Qualified sales | Median of these sales | Low to high |
|---|---|---|---|
2010 to 2014 | 6 | $435,000 | $340,000 to $775,000 |
2015 to 2019 | 8 | $465,500 | $332,000 to $780,000 |
2020 to 2026 | 8 | $685,000 | $465,000 to $2,000,000 |
The county file has no qualified Hickory Shores sale dated 2019, 2022, 2024 or 2025. A building that trades in short bursts gives a buyer few recent comparables, so we lean on the neighbors and on the deed behind each comparable when we help you price an offer.
Closed sales, median price, price per square foot, days on market, sale-to-list ratio and negotiation room for Hickory Shores: the Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the last 12 months and 8 in the 60 months to October 3, 2026, from $637,000 to $2,395,000. No window reaches 10 sales, so we publish no median and give the sales. Days on market ran from 4 to 105 on the seven sales that carry a figure. On negotiation room, three of the 8 closed at the final list price, one $2,000 over it and four under it, by $49,999 to $229,999, and the latest, in August 2026, closed at $650,000 against a final list price of $879,999. Active and pending listings and months of supply are in the section on seeing condos for sale.
A Hickory Shores condo fits a buyer who wants a Gulf-side two-bedroom with more room than its neighbors offer, accepts a 1974 building and will read the documents first. The 23 units come in four plans, so the right home depends on size and budget, not on a building average.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Plan | Homes | Heated sq ft | Bedrooms and baths | Recorded sales in the county file |
|---|---|---|---|---|
Standard A | 8 | 1,269 | 2 and 2 | Part of 15 standard-plan qualified sales since 2015, $332,000 to $950,000 |
Standard B | 12 | 1,278 | 2 and 2 | Included in the same 15 sales |
Enlarged | 1 | 1,917 | 3 and 2 | $775,000 in December 2012 and $2,000,000 in March 2026 |
Combined | 1 (two units) | 2,556 | 2 and 2 | $2,395,000 in May 2024, not in the qualified index |
The unit numbers do not encode floors, so the county roll cannot tell us which homes sit on which level, and we do not claim a floor premium. Ask the manager for the floor plan and the level of any home you consider.
The standard homes are 1,269 and 1,278 square feet, about a fifth larger than the 1,034 to 1,062 square foot homes at Windsong and the 1,058 square foot homes at The Egret. The same dollar price buys more space here, which is the building’s clearest advantage on paper.
The county shows exactly one three-bedroom home, at 1,917 square feet, and one combined home of 2,556 square feet. A buyer for either is choosing from a list of one, so we watch for them on the Southwest Florida MLS and ask owners directly, and we price them from their own histories and not from a standard unit.
Owners here are mostly not full-time: only 3 of the 22 unit parcels carry a homestead exemption, which is 14 percent (3 divided by 22), and 12 of 22 show an out-of-state mailing address. A mailing address is not proof of where someone lives, but it tells a winter buyer that neighbors will be away too. An investor must read the rental clause before anything else, because the rental rules are not published.
Owning a Hickory Shores condo layers the association assessment, any special assessment, property tax, insurance and an estoppel fee on top of the price, and only one cost is public: the state’s annual fee of $92 for 23 units. The assessment is not published, so we give no dollar figure for it and show the route to the answer.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Cost layer | Who pays | What is public | The document that answers it |
|---|---|---|---|
Regular assessment | Each owner, by the declaration’s share | Not published | The budget and the estoppel certificate |
Special assessment | Each owner | None found | The estoppel, the budget and the minutes |
State condominium fee | The association | $4 per unit, $92 a year (23 times $4) | The state’s payment history |
Property tax | Each owner | The county’s just and assessed values | The Lee County Tax Collector bill |
Master insurance | The association, through assessments | Not published | The insurance summary |
Your own HO-6 and flood policy | The owner | Not applicable | Your agent’s quote for the exact home |
Estoppel certificate | Customarily the seller, per the contract | Capped by statute | Florida Statute 718.116 |
Transfer or approval fee | Contract decides | Capped at $150 per applicant if approval is required | Florida Statute 718.112 |
Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
Two neighbors publish their assessments, and neither figure is Hickory Shores’. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, or $12,152 a year (3,038 times 4). Windsong’s FAQ dated October 1, 2026 states $3,736 per quarter, or $14,944 a year (3,736 times 4). Those work out to about $1,013 and $1,245 a month, and they show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for Hickory Shores.
With 23 owners, each carries a bigger slice of every project. As an illustration and not a Hickory Shores figure, a $1,000,000 repair shared equally by 23 units is $43,478 per home (1,000,000 divided by 23), while the same repair across the 198 units at Bonita Beach Club is $5,051. If the declaration divided shares equally, each owner would hold 4.3 percent; because the homes range from 1,269 to 2,556 square feet, shares may instead follow size, and only the declaration says.
An estoppel certificate is the association’s written statement of what a home owes. Under Florida Statute 718.116 the association must issue it within 10 business days of a written or electronic request, and it states the regular assessment, any special assessment, amounts owed and the parking space number. 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 DBPR. In the largest case that adds to $597 (299 plus 119 plus 179), and the contract says which side pays.
A Hickory Shores buyer should check the declaration, articles, bylaws, rules, current budget, financial statement, reserve study, milestone summary, insurance summary and estoppel certificate, because none is posted publicly that we could find. Florida Statute 718.503 entitles a buyer under contract to the main set at the seller’s expense.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The declaration is recorded in Lee County Official Records Book 1072, Page 851, and the state’s condominium record dates the project to January 29, 1975. The association, Hickory Shores, Inc., was filed with the state on December 30, 1974 and is active, with annual reports filed April 6, 2024, March 29, 2025 and April 10, 2026. We did not read the declaration, because no public copy turned up. A second recorded instrument, at Official Records Book 2644, Page 2043, is the legal description of the common-element parcel that the county labels “CE: Pool”.
Under Florida Statute 718.503, a buyer is entitled at the seller’s expense to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. A resale contract carries a conspicuous clause saying either that the buyer received the main documents more than 7 days before signing or that the contract is voidable within 7 days after signing and receipt, excluding weekends and legal holidays. A purported waiver of that right is of no effect.
Florida Statute 718.111 requires records to be available to an owner within 10 working days of a written request, with minimum damages of $50 per calendar day for up to 10 days after that. An association managing 25 or more units must post its documents online; Hickory Shores has 23, so it is under that threshold and not finding a website is not a compliance gap. It does mean the records sit with the manager or the board, so we send one written request for the whole set.
The corporate filing’s mailing address and registered agent are in care of Sentry Management Inc in Longwood, and the state’s condominium record lists the same Longwood address for the managing entity. The filing’s principal address changed in March 2025 to a Fort Myers address we cannot tie to a manager. A care-of line shows where mail goes and not who manages today, so confirm the current manager from the estoppel certificate.
We state no quiet hours, guest limits, renovation window, vehicle rules, fine schedule or flooring rule, because each is a line in a document we did not read. A buyer who cares about any of them, especially flooring in an upper-floor unit, should read the exact text before making an offer.
Hickory Shores is a five-story building completed in 1974, so under Florida Statute 553.899 its first milestone inspection was due before December 31, 2024, and under Florida Statute 718.112 its structural integrity reserve study by December 31, 2025. That is our inference from the year built and the story count, and the association’s actual status is not published.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county’s year built is 1974, and 1974 plus 30 is 2004. Section 553.899 says a building that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024, and the date counts from the certificate of occupancy, which we did not see. The county footprint record puts the building at five stories, and even if the ground level is parking, four habitable stories clear the three-story threshold.
A milestone inspection is a visual review by a licensed architect or engineer, with a second phase if substantial structural deterioration is found. The structural integrity reserve study, required at least every 10 years for buildings of three habitable stories or more under Florida Statute 718.112, covers the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and the association’s structural reserves must be based on it. For a 1974 building, reserve contributions have moved from optional to required, so a buyer should expect the assessment to reflect that.
We could not query the state’s public reporting database for structural integrity reserve studies from our research tools, so we do not say whether Hickory Shores appears in it. Anyone can search it by condominium name on the Florida DBPR’s reserve study reporting page, and a buyer should check it before the first showing.
Request the milestone summary, the reserve study, the budget with its reserve schedule, the last two years of assessments and any engineering reports, and ask whether the City of Bonita Springs issued a notice and when the association responded. A resale contract entered into after December 31, 2024 for a unit in a building that is required to have completed one of these and has not must carry a conspicuous statement saying so, under Florida Statute 718.503. We do not assert that this association passed or failed anything.
Hickory Shores’ leasing, pet and approval rules are not published, and we state no minimum lease, pet limit or approval requirement. The declaration is the source. If it requires board approval of a sale, Florida Statute 718.112 caps any fee at $150 per applicant; if it does not, the statute allows no transfer fee.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Many older Gulf-coast condominiums screen buyers and tenants, and where a board has that power the declaration usually sets a notice period before closing and a deadline for the board to answer. Neighbors show the range: our Casa Bonita Grande page documents a declaration that requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied, so ask the manager in writing and put the answer in the contract.
Every neighbor whose documents we could read, Casa Bonita Grande, Bonita Beach Club and Windsong, sets a 30-day minimum, so nightly rentals are unusual on this strip, but Hickory Shores’ own rule is not published. Under Florida Statute 718.110, an amendment that prohibits rentals or changes the rental term applies only to owners who consent and to owners who acquire title after it takes effect, so the amendment history matters, not just the current text. The City of Bonita Springs rental permit exempts properties of more than six units governed by chapter 718, which includes this 23-unit building, and Lee County’s tourist development tax is 5 percent on rentals of six months or less, per the Florida Department of Revenue, and stays under 30 days can trigger Florida’s public lodging rules. We cite these programs and do not give tax or legal advice.
The two neighbors whose documents we could read both limit pets: Windsong lets an owner keep one pet carried or leashed and bars pets in leased units, and Casa Bonita Grande limits owners to one pet of 30 pounds or less. Those facts show the usual range and say nothing about Hickory Shores. Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation, so raise it with the association early and in writing.
Ask for the minimum lease, the maximum term, whether subleasing is allowed, whether the board approves tenants, the tenant application fee, whether a tenant may use the pool, any cap on rented units and the history of any rental amendment. Those answers decide whether a Hickory Shores condo fits a rental plan, and they decide the resale buyer pool.
Hickory Shores is in FEMA flood zone AE, base flood elevation 11 feet, at four of five points we tested on the building, and about 23 percent of the footprint falls in Zone VE at 13 feet by our overlay. The panel is 12071C0651G, effective November 17, 2022, and the building is in Evacuation Zone A.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We queried the FEMA National Flood Hazard Layer at the building on October 1, 2026. At the county’s coordinate for the unit parcels and at points 15 meters north, south and east of it, the layer returns zone AE with a base flood elevation of 11 feet. A point 15 meters west returns zone VE at 13 feet, and so does the coordinate for the common-element parcel. We then overlaid the county’s building footprint on the FEMA polygons at 0.4 meter spacing: 12,340 sample points, 23.3 percent in VE (about 461 square meters) and 76.7 percent in AE (about 1,513 square meters). That is our overlay and not a FEMA determination, and a surveyor’s elevation certificate is the document that counts.
A flood insurance rating and a lender’s flood determination each ask which zone a building is in, and when a footprint straddles two zones the answer can depend on who asks. We do not say which zone governs this building. Ask your insurance agent and lender to run the exact address, and ask the seller for the association’s elevation certificate and flood policy. We state no premium, because none is published.
The federal 3D Elevation Program puts bare-earth ground at the building’s coordinate at 7.1 feet NAVD88, so the 11-foot base flood elevation sits 3.9 feet above the ground there (11 minus 7.1). The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts this building’s year built at 1974, so it predates the first map. Insurers call that pre-FIRM, and the lowest floor’s elevation on an elevation certificate is what tells an insurer how the building compares with the base flood elevation.
Florida Statute 718.111 requires an association to carry adequate property insurance, with replacement cost determined at least once every 3 years. The carrier, limits, deductible and premium for Hickory Shores are not published, so ask for the declarations page. FEMA’s summary of coverage describes flood building coverage of up to $250,000 per unit, which for 23 units is $5,750,000 (23 times $250,000). Florida’s Office of Insurance Regulation shows the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in 2024, up 103 percent, and standing at $135,100 in the second quarter of 2026, 8.3 percent below the 2024 figure. Those are statewide averages and not this building’s premium. Owners carry an HO-6 policy with loss assessment coverage and, in an AE or VE area, a flood policy for contents and interior improvements.
Lee County orders evacuation by zone, A through E, and Hickory Shores is in Zone A, the first to be ordered out, with surge zone 1. The county’s evacuation zone map checks any address.
Hickory Shores’ own damage and repair record from Hurricane Ian, Helene and Milton is not public, and we found no permit summary for the building. The National Hurricane Center put Ian’s surge at 8 to 12 feet above ground along Bonita Beach, so a buyer should ask for the repair history, the claims history and the permits.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The National Hurricane Center’s report on Ian gives surge of 8 to 12 feet above ground along this stretch. The U.S. Geological Survey’s high-water mark database records marks of 11.3 and 12.2 feet NAVD88 at the bay-side Bay Harbour II building across the road, about 0.15 mile from Hickory Shores. Those marks are 0.3 and 1.2 feet above the 11-foot base flood elevation and 1.7 and 0.8 feet below the 13-foot elevation, and 4.2 and 5.1 feet above the 7.1 feet of ground at our building. They are comparisons of datum at a neighbor, not a measurement at Hickory Shores.
The National Hurricane Center reports surge of 3 to 5 feet above ground for Helene and 4 to 6 feet for Milton at Bonita Beach. After Milton, the City’s assessment, as reported by WGCU, described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach.
The City defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years, per its substantial damage notice. A building that crosses either line must be raised to the design flood elevation, 12 feet in the AE area and 14 feet in the VE area (base flood elevation plus 1 foot). For a condominium the building is the structure, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project or storm repairs can. In our judgment, raising a building of this age is rarely practical, which is a risk to understand and not a prediction.
Ask the City’s online permitting portal for the permit history on the address, and ask the seller what repairs the association funded after 2022. Our point check against the state’s map layers put the building about 54 meters seaward of the 1991 coastal construction control line and 22 meters landward of the 1978 line, so a major rebuild may need a state permit as well; that is our inference from line geometry, and the state’s coastal construction control line program explains the process. Under Florida Statute 689.302, the seller must give you a flood disclosure at or before the time the contract is signed, so read it for flood damage, claims and assistance.
A Hickory Shores condo can be financed, but a lender reviews the whole condominium project as well as the home, and this building has no public budget, reserve study or milestone summary to hand over. A cash buyer faces the same documents without a lender’s review. We name no lender, because our research cited none.
Lenders reviewing a condominium purchase look at the association’s budget and reserves, any pending litigation or special assessment, the share of owners who are delinquent, the master insurance and the status of safety items such as the milestone inspection and reserve study. Your lender’s own questionnaire controls, and it goes to the manager, which is another reason to find out who that is early.
A 1974 building with an unpublished milestone and reserve status, a small owner base and a footprint split between two flood zones gives a lender more to ask than a newer building would. A lender will also require flood insurance on a mortgage in a special flood hazard area, and zones AE and VE both qualify, so get a flood quote for the exact address before you finalize your budget. Run the lender’s questions in the first days of your contract and not at the end of the inspection period.
Property tax on a Hickory Shores condo is billed by the county on each unit and can change after a sale, so never carry a seller’s bill forward. At a $950,000 price the deed tax is $6,650, customarily paid by the seller in Lee County, and an 80 percent loan adds $2,660 in mortgage stamps and $1,520 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county’s estimated values for the 22 residential parcels sum to $14,893,670, an average of $676,985 per parcel (14,893,670 divided by 22), running from $592,457 on a 1,269 square foot home to $1,338,169 on the combined home. Nine of the 12 homes on the 1,278 square foot plan are carried at $641,538, including both parcels that sold in October 2023 for $950,000, which is 48 percent above the county’s figure (950,000 divided by 641,538 is 1.48). That is an appraisal basis and not a price. We publish no tax estimate, because our research did not carry a millage rate for this address; the Lee County Tax Collector publishes bills by parcel, and we will run a figure at your price when you ask.
Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02, and in Lee County the seller customarily pays that tax and the owner’s title insurance policy, with the contract controlling both. A financed purchase adds two taxes on the loan: 35 cents on each $100 of a recorded mortgage under Florida Statute 201.08, and a one-time intangible tax of 2 mills on each dollar under Florida Statute 199.133. The table is an illustration on two recorded prices, not a quote.
Recorded price | Deed tax (seller customarily) | 80 percent loan | Mortgage stamps (buyer) | Intangible tax (buyer) |
|---|---|---|---|---|
$950,000, a standard home in October 2023 | $6,650 | $760,000 | $2,660 | $1,520 |
$2,000,000, the three-bedroom home in March 2026 | $14,000 | $1,600,000 | $5,600 | $3,200 |
The lender’s title policy, recording, appraisal, inspection, survey, prorations and insurance escrow come from your Loan Estimate and closing statement. We cannot source an association application fee or capital contribution for Hickory Shores, and the estoppel certificate states any that exist. See how we price a Hickory Shores 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 our fee a conversation before the first Hickory Shores 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.
We put the agreement and the fee in writing before we open the first door, and we explain who pays what: you can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs in plain terms before you sign anything. Call Marc at (239) 287-5873.
Hickory Shores is served by Lee County schools assigned through the district’s choice-based proximity plan, not a single attendance boundary. Our reading of the 2024 to 2025 plan puts the strip in elementary zone Q and middle zone GG, labeled inferred and not confirmed by the district for 26236 Hickory Blvd.
In the 2024 to 2025 Student Enrollment Plan, zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, with barrier island schools optional, and zone GG lists Bonita Springs Middle and Three Oaks Middle, with the Sanibel School optional. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat. High school assignment uses sub-zones in the district’s South Zone, and Bonita Springs High School offers the FGCU Collegiate and Cambridge programs, per the plan.
Open the district’s school zones page or the School Site Locator for Lee County, enter 26236 Hickory Blvd and print the result. The district updates its plan each year and we read the 2024 to 2025 edition, so verify the current year before a decision depends on it.
Daily life at Hickory Shores runs on Hickory Blvd. The beach is on the Gulf side, public county accesses lie along the same road, and groceries, medical care and the interstate are on the mainland via Bonita Beach Road. Plan on about 25 to 27 miles to Southwest Florida International Airport by our map-routing estimate.
The county’s common-element parcel is described as “CE: Pool”, so the building has a pool. Nothing else is documented: no amenity list, quiet hours, guest rules, parking assignment, storage or elevator detail. A five-story building normally has an elevator, but its age and storm procedure are not published, and an upper-floor owner depends on both after a major storm. Ask for the pool rules, the parking and storage assignment and whether the building has a standby generator.
Lee County Parks closed the lots at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10, Little Hickory Island Park (26082 Hickory Blvd), on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and WGCU reported the closures. We checked the county pages on October 1, 2026. Whether Hickory Shores has a beach path of its own is a question for the declaration and the plat.
Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland and I-75. The Big Hickory Pass bridge north of the strip was closed after Ian per Lee County DOT, and we have not verified its current status. Bonita Springs Utilities serves the City and Florida Power and Light supplies electricity; whether water and sewer are billed through the association is not published. The nearest buildings by straight line are Ambassador at 0.05 mile, Silver Sands of Bonita Beach at 0.10, The Egret at 0.12 and Windsong at 0.15, and the mailing ZIP is 34134, though the state’s condominium record carries 33923.
Choose Hickory Shores if you want a small 23-unit, five-story Gulf-side condo with standard homes of about 1,270 square feet and you will do the document work. Choose Windsong for a similar 24-unit building that publishes an association FAQ, with 1,034 to 1,062 square foot homes in a nine-story tower.
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-sales file for the last 60 months, and neither building reaches 10 sales, so each row is a list of deeds and not a market statistic. See Windsong and the Windsong buyer’s guide for its side.
Item | Hickory Shores | Windsong |
|---|---|---|
Built | 1974 | 1979 |
Units | 23 | 24 |
Stories | 5 | 9 |
Standard heated size | 1,269 and 1,278 sq ft | 1,034 to 1,062 sq ft |
FEMA zone | AE 11, with about 23 percent VE 13 by our overlay | AE 11 |
Qualified sales, last 60 months | 4, $637,000 to $2,000,000 | 2, $620,000 to $680,000 |
Price per sq ft in those sales | $501.97 to $1,043.30 | $599.61 and $657.64 |
Published documents | None found | Association FAQ dated October 1, 2026 |
Published assessment | None | $3,736 per quarter |
Rental minimum | Not published | 30 days or one calendar month |
The two Windsong sales were 1,034 square foot homes in March and June 2026 at $680,000 and $620,000. The three standard-plan Hickory Shores sales in the same 60 months were $637,000, $950,000 and $950,000. With two and four deeds, our honest reading is that a standard Hickory Shores home has been priced in the same general range as its small neighbors while offering a fifth more space, and that the $2,000,000 sale is one unusual home. We would not call either building cheaper.
If your priority is | Look first at | Why, from the record |
|---|---|---|
The most space in a small building | Hickory Shores | Standard homes of 1,269 and 1,278 square feet, 20 to 24 percent larger than Windsong’s |
Published governing facts before you offer | Windsong | Its public FAQ states its assessment, rental minimum and pet rule |
The shortest building | Hickory Shores | Five stories against Windsong’s nine |
A flood zone that is entirely AE | Windsong | Hickory Shores’ footprint is about 23 percent VE 13 by our overlay |
A choice of plans | Hickory Shores | Four plans, including a three-bedroom |
The fewest owners sharing costs | Either | 23 and 24 units |
A building that publishes less is not worse, but its buyer has to ask more. Ask each association for the same five documents: the declaration, the current budget, the master insurance summary, the milestone and reserve documents and the last two years of assessments.
Hickory Shores holds 45 qualified county sales since 1975, against 407 at Bonita Beach Club, and on the same yardstick its last 60 months read $637,000 to $2,000,000. Of the buildings in this table, only Bonita Beach Club, Bay Harbor Club and Seascape reach 10 sales in a window, so they alone carry a median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Association | Built | Units | Side | Window | Qualified sales (n) | Median | Range |
|---|---|---|---|---|---|---|---|
Hickory Shores | 1974 | 23 | Gulf | 60 months | 4 | not stated (fewer than 10 sales) | $637,000 to $2,000,000 |
1979 | 24 | Gulf | 60 months | 2 | not stated (fewer than 10 sales) | $620,000 to $680,000 | |
1972 | 40 | Gulf | 60 months | 6 | not stated (fewer than 10 sales) | $575,000 to $970,000 | |
1982 | 60 | Gulf | 60 months | 4 | not stated (fewer than 10 sales) | $712,500 to $1,147,000 | |
1982 | 24 | Gulf | 60 months | 1 | not stated (fewer than 10 sales) | $1,400,000 to $1,400,000 | |
1976 | 54 | Gulf | 60 months | 3 | not stated (fewer than 10 sales) | $900,000 to $1,010,000 | |
1973 | 54 | Gulf | 60 months | 8 | not stated (fewer than 10 sales) | $550,000 to $1,215,000 | |
1980 | 84 | Bay | 60 months | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | |
1979 | 136 | Gulf | 60 months | 10 | $592,500 | $370,000 to $850,000 | |
1983 to 1984 | 104 | Bay | 24 months | 12 | $555,000 | $450,000 to $750,000 | |
1977 to 2009 | 198 | Gulf | 24 months | 17 | $690,000 | $455,000 to $1,075,000 |
The three medians carry $568.39 per heated square foot at Seascape, $412.64 at Bay Harbor Club and $608.61 at Bonita Beach Club. Windows differ by building, so the table is context and not a ranking. Hickory Shores’ standard homes sold at $501.97 to $743.35 per square foot, and its top figure comes from one unusual home. Each building’s rules, fees and finances differ, which is why we ask every association for the same documents.
The strengths of Hickory Shores are a small 23-unit Gulf-side building, standard homes of about 1,270 square feet, a height of five stories and a current state fee and corporate record. Its drawbacks are a 1974 age, a flood boundary through the footprint, thin recent sales and almost no public documents.
Hickory Shores suits a buyer who wants a Gulf-side two-bedroom with more room than its nearest neighbors, accepts a 1974 building and will read the governing documents carefully before offering. It is less suited to a buyer who needs a published fee schedule on day one or a building clearly outside the coastal high-hazard zone.
To see Hickory Shores condos for sale, tell us your budget, timing and plan, 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 23 homes and few sales a year, a saved search matters.
Active and pending Hickory Shores listings, their list prices and months of supply: as of October 3, 2026 the Southwest Florida MLS shows 3 units for sale, at $709,000 (266 days on market), $898,000 (156 days) and $950,000 (29 days), and none under contract. Against 2 closings in the last 12 months that is 18.0 months of supply, an indicative figure on so few sales. Search current listings on DomainRealtyGroup.com, and send us any Hickory Shores address you see, and we will pull the file before you tour.
When no Hickory Shores home is for sale, we look at the closest alternatives on the strip, such as Windsong, The Egret or Ambassador, and we can reach out to owners of homes that fit. For the wider city, see our Bonita Springs buyer’s guide.
You get a personalized Hickory Shores 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 third bedroom, a pool or higher ground matters, and we send the homes that fit with their recorded sales.
We start with the flood position, the milestone and reserve documents and the price you can support from the recorded sales of the same plan, then list the documents your lender, insurer and attorney will ask for.
Start your Hickory Shores 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 Hickory Shores homes and get a free Hickory Shores home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Hickory Shores owner leaves a Gulf-side condo empty for months, so plan the storm routine, a caretaker, the pool, the insurance and the association paperwork, because the building is in Evacuation Zone A and 12 of the 22 unit parcels already show out-of-state mailing addresses.
Ask the declaration whether a caretaker, shutters or a key holder are required, who handles an emergency in a neighboring unit and how owners are notified. With a small association and no published manager, agree on a contact path with your neighbors and the manager before you travel.
Lee County orders evacuation by zone, with Zone A first, so a hurricane warning can reach an empty condo before you can. Ask whether the building has a storm procedure for the elevator and for owners who are away, and keep your flood and wind policies current while the unit is empty.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions through a channel you already trust, never from an email alone. Have the estoppel certificate and the document package delivered to your agent and to your attorney.
Marc Comisar is a top-reviewed Hickory Shores 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.
★★★★★ “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
★★★★★ “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 and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
These are the thirty-six questions buyers ask us most about Hickory Shores at Bonita Beach, answered from the Lee County record, the state’s corporate and condominium records, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
Hickory Shores Condo is a 23-unit, five-story Gulf-side condominium at 26236 Hickory Blvd in Bonita Springs, built in 1974 per Lee County’s roll. It is not Hickory Shores Homeowners in Gulf Breeze, Little Hickory Shores in Collier County or Olde Hickory in Fort Myers.
It sits on the Gulf side of Hickory Blvd on Little Hickory Island, inside the City of Bonita Springs in Lee County, with Ambassador about 0.05 mile away and Windsong about 0.15 mile. The mailing ZIP is 34134.
The state’s condominium record shows 23 declared units. The county roll carries 22 residential parcels, because two units were combined into one parcel, plus one common-element parcel. Units are numbered 1 through 23, and the numbers do not encode floors.
The county shows 1974 for 21 unit parcels and 2018 for the combined parcel. The state record shows the declaration recorded January 29, 1975, and the association corporation was filed December 30, 1974. We use 1974 and show the other dates because they are different events.
Five stories per the county’s building footprint record, which classes it as a mid-rise condominium. The roll shows four stories for the combined parcel. Unit numbers do not encode floors, so ask the manager for a floor plan and the level of any home you consider.
Eight homes are 1,269 square feet and twelve are 1,278, all with two bedrooms and two baths. One home is 1,917 square feet with three bedrooms, and the combined home is 2,556 square feet. Confirm any home’s measured area in the disclosure package.
It is all condominium. Every one of the 23 county parcels with Hickory Shores in the legal description belongs to the same 23-unit condominium, and the roll holds no single-family Hickory Shores in Lee County.
The county file shows 4 qualified sales in the last 60 months, from $637,000 to $2,000,000, and 45 since 1975. The three standard-plan sales were $637,000, $950,000 and $950,000, and the 1,917 square foot three-bedroom home sold for $2,000,000 on March 16, 2026.
No window of 12, 24, 36 or 60 months holds the 10 qualified sales a median needs, so we state none for the building. The median of these 4 sales is $950,000, which describes four deeds and is not a market statistic. The Southwest Florida MLS, pulled October 3, 2026, shows 8 closings in the 60 months to that date, from $637,000 to $2,395,000. No MLS window reaches 10 sales either, so we state no MLS median. The county file and the MLS count sales differently.
Three, as of October 3, 2026: the Southwest Florida MLS shows Hickory Shores units for sale at $709,000, $898,000 and $950,000, and none under contract. Tell us your budget and plan and we will watch the Southwest Florida MLS for the building, because with 23 homes the count moves one listing at a time.
The association does not publish its regular assessment, so we give no dollar figure. Neighbors that publish range from $3,038 to $3,736 a quarter, but those are their buildings. The budget and the estoppel certificate state the exact amount for a specific home.
Not published. By statute, common expenses are the costs of operating the common elements and the association, shared as the declaration sets, and master-metered water and sewer and required fire-safety equipment count even if the declaration is silent. The budget lists what the board actually pays for.
Yes. FEMA maps four of five points we tested in zone AE with a base flood elevation of 11 feet, and about 23 percent of the footprint falls in zone VE at 13 feet by our overlay, on panel 12071C0651G effective November 17, 2022. A surveyor’s elevation certificate is the document that counts.
Yes. Lee County places the building in Evacuation Zone A, the first ordered out, with surge zone 1. The county’s evacuation zone map lets you check any address, and a buyer should plan the storm routine before closing.
The county’s common-element parcel is described as “CE: Pool”, so yes. The pool’s rules, hours and guest limits are not published, so ask for them in the disclosure package before you assume your guests can use it.
The pet rule is not published, so we state no limit. Windsong and Casa Bonita Grande both limit owners to one pet, but those are their rules. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request.
Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum, and under Florida Statute 718.110 a rental amendment binds only owners who consent or who buy after it takes effect. Ask for the rental clause and its amendment history.
Not published. The declaration says whether sales and leases need approval, and if they do, Florida Statute 718.112 caps the fee at $150 per applicant. Ask the manager in writing and put the answer in the contract’s timeline, because an approval clock can outlast a cash buyer’s closing date.
At the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest reserve study or a statement that none exists, and the frequently asked questions document. The contract is voidable within 7 days, excluding weekends and holidays, if those were not delivered earlier.
Not published. A five-story building completed in 1974 was due its initial milestone inspection before December 31, 2024 and its reserve study by December 31, 2025, by our reading of the statutes. Request the summary and the study, and search the state’s database by building name.
The state filings show the association’s mailing address and registered agent in care of Sentry Management Inc in Longwood, and the state condominium record lists the same address for the managing entity. A care-of line is not proof of current management, so confirm it from the estoppel certificate.
We found no public record of one and state none. The estoppel certificate lists any special assessment, and the board’s minutes show what is proposed. Ask in writing what is approved, proposed or discussed, and what repairs the building has funded since 2022.
We cannot quote a premium. The master policy’s carrier, limits and deductible are not published, and your own HO-6 and flood quote depend on the exact home and elevation. Statewide averages for association policies are context only. Ask the seller for the master policy summary.
Usually, but lenders review the budget, reserves, insurance, litigation and the status of milestone and reserve study items, and can decline a project with unfinished safety repairs or a large unresolved special assessment. Ask your lender to review the document package early.
Typically the lender’s title policy, recording, appraisal, inspection, survey, prorations and insurance escrow. On a loan, mortgage stamps and intangible tax add $4,180 on an 80 percent loan against a $950,000 price (2,660 plus 1,520). The deed tax is customarily the seller’s.
We publish no estimate, because our research did not carry a millage rate for this address. The county’s estimated values average $676,985 per residential parcel. The Lee County Tax Collector publishes bills by parcel, and we run a figure at your price on request.
It is the association’s written statement of what a home owes. The fee is up to $299, plus up to $119 if expedited and up to $179 if the account is delinquent, as adjusted for inflation and published by the Florida DBPR. The association must issue it within 10 business days of a request.
Our reading of the 2024 to 2025 enrollment plan puts the strip in elementary zone Q and middle zone GG, inferred and not confirmed by the district. Lee County uses choice and proximity zones, so run 26236 Hickory Blvd through the district’s locator for the current year.
The building is on the Gulf side of Hickory Blvd and the county codes every parcel as Gulf. Whether the association has its own beach path is a declaration question. The nearest named public access, Little Hickory Island Park at 26082 Hickory Blvd, closed its lot September 8, 2026, with pedestrian access continuing.
Not published. Parking is usually assigned or limited by the declaration, and the parking space number appears on the statutory estoppel certificate. Ask whether a home comes with a covered space, how many vehicles are allowed and where guests park.
Hickory Shores is five stories with standard homes of 1,269 and 1,278 square feet; Windsong is nine stories with homes of 1,034 to 1,062 square feet and a public association FAQ. Windsong is mapped zone AE at 11 feet, while about 23 percent of Hickory Shores falls in VE by our overlay.
It is a reason to read documents, not a verdict. A 1974 building falls under the state’s milestone and reserve study rules, may be pre-FIRM for flood purposes and can carry larger reserve needs. The reserve study, milestone summary and budget tell you how this building stands.
The building has 23 homes, so even steady turnover produces only a few deeds a year, and the county file shows none in 2019, 2022, 2024 or 2025. Few comparables means pricing from the nearest like home and the neighbors, with each deed examined.
It can suit a lock-and-leave buyer, because only 3 of 22 parcels carry a homestead exemption and 12 of 22 show out-of-state mailing addresses. Plan the storm routine, the caretaker and the insurance, because the building is in Evacuation Zone A.
Since August 17, 2024, an MLS participant must sign a written agreement with a buyer before touring a home, stating compensation as an amount or rate. Fees are negotiable, and you can ask the seller to cover some or all of it in your offer.
Call Marc at (239) 287-5873. We pull the county’s sales for the plan you want, request the document package and estoppel through the seller, check the flood determination and insurance quote early, and read the milestone and reserve documents with you before you decide on an offer.
A Bonita Beach condo specialist matters because the price is the smaller part of the decision: association documents, flood elevation, insurance and a record this thin. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county’s sales and every Hickory Shores filing before we show you a home.
We tracked every one of the 45 Hickory Shores condo sales in the county record since 1975. Sellers weighing the other side of this market can read how we sell Hickory Shores homes or request a free Hickory Shores valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Hickory Shores Condo guide, and our Bonita Beach guide covers the strip.
We could not verify Hickory Shores’ fees, rules, budget, reserves, insurance, manager or milestone and reserve study status, because no public document states them. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $4,000 a quarter ($16,000 a year) on all three units for sale, as entered by the listing agents. Earlier listings show $2,400 and $4,800 a quarter, so the entries disagree, and the association budget and the estoppel certificate are the binding sources. Each item below names the document that answers it.
If you are ready to buy in Hickory Shores, start your Hickory Shores 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 Hickory Shores 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 Hickory Shores? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Hickory Shores home? Get a free Hickory Shores 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, regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671, 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 Instagram and YouTube. For the wider area, see our Bonita Springs area guide.
Every figure on this page traces to a county, state or federal record or a public agency page, retrieved by October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, and the county index was built October 1, 2026.
The official documents below are filed with or published by the Florida DBPR, the City of Bonita Springs, the National Hurricane Center and FEMA. They are the ones a Hickory Shores buyer should read before signing, and each link opens the issuing authority’s own copy.
Document | Issued by | What it covers | Link |
|---|---|---|---|
Estoppel certificate fee schedule | Florida DBPR | The inflation-adjusted fee amounts under section 718.116 | |
Substantial damage and substantial improvement notice | City of Bonita Springs | The 50 percent rule and design flood elevation | |
Ordinance 22-05, flood hazard reduction | City of Bonita Springs | Foundation and elevation rules in flood zones | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Storm surge and inundation ranges | |
Summary of coverage, residential condominium buildings | FEMA, National Flood Insurance Program | 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 Hickory Shores. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.