We read the flood, seawall, dock and title record of a Kinleyland house before you offer, and price your offer from the six recorded sales of 60 months.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, through September 25, 2026, and Southwest Florida MLS, pulled October 27, 2026
McGreevy and Comisar represent buyers across Bonita Springs from our office on South Tamiami Trail, and this is our buyer’s guide to Kinleyland, the 30-lot recorded plat of bay-front and canal-front houses on Kings Kew and Queens Kew at the south end of Little Hickory Island, described in full in our Kinleyland guide. It sits in the Bonita Beach area of Bonita Springs, Florida, a short drive from the Bonita Beach Road bridge to the mainland.
If you are thinking about one of the 27 houses or 3 vacant lots in Kinleyland, this page gives you what a buyer needs before an offer: every recorded sale of the last 60 months, what the Southwest Florida MLS showed for sale on October 27, 2026, the flood zone and insurance questions for a house on the water, the documents to request when there is no association, what you will pay at closing and each year, and how a boat reaches the Gulf from these two streets. Our Little Hickory Island buyer’s guide covers the island around it.
The Lee County Property Appraiser and the Florida Department of Revenue record 6 qualified Kinleyland house sales in the 60 months to September 25, 2026, from $1,800,000 to $2,100,000, and 1 in the last 12 months, at $1,937,500 in January 2026. The Southwest Florida MLS, pulled October 27, 2026, shows 6 closings in the 60 months to that date, from $1,800,000 to $2,195,000, and no Kinleyland house listed or pending that day. With fewer than ten sales in every window, we list the sales rather than quote a market median, because a buyer deserves to see the sales themselves.
To buy a home in Kinleyland in 2026, set a listing alert for Kings Kew and Queens Kew before you need it, choose between a bay-front lot and a canal lot, get flood and wind insurance quotes on the specific house before you write an offer, read the elevation certificate and the seawall and dock permits, and price the offer from the six recorded sales of the last five years.
Kinleyland is small, water-first and quiet. Every one of its 30 lots touches water: the county roll puts 15 on the open back bay and 15 on the dead-end canals cut between the two streets. There is no gate, no clubhouse and no association. The houses date from 1974 to 2019 on the roll, with a median of 1987, and 21 of the 27 are one story, so most of what comes up for sale is an older single-level house with a pool and a seawall.
This page is the buyer’s side of our Kinleyland neighborhood guide. If you already own a home and plan to sell it to buy here, our guide to selling a Kinleyland home covers the listing side, and our Kinleyland home valuation guide shows how we price a house on these two streets.
These are the ten facts a Kinleyland buyer needs most in October 2026, each drawn from the Lee County recorded sales, the Southwest Florida MLS pull of October 27, 2026, the county roll of October 2026, FEMA’s flood layer, the City of Bonita Springs and Florida law, with the date beside every figure.
This buyer’s guide runs from the market and the recorded sales to the house types, costs, documents, flood and insurance record, boating, financing, closing costs, schools and daily life, then the Carolands comparison and the answers buyers ask most. Each link jumps to its section.
The Market and the Record: How Do I Buy a Home in Kinleyland in 2026? · Why Work With McGreevy and Comisar as Your Kinleyland Buyer’s Agent? · What Is the Kinleyland Market Like for Buyers Right Now? · What Have Kinleyland Homes Sold For? · A Kinleyland Purchase Read From the Record
Choosing a House: Which Kinleyland Home Fits Which Buyer? · Should You Buy a Kinleyland House or a Lot? · What Will I Pay to Own a Kinleyland Home? · What Should I Check Before I Buy a Kinleyland Home? · Are There Rules on Leasing, Pets and Approvals in Kinleyland?
Flood, Storms, Boats and Money: Is Kinleyland in a Flood Zone, and What Will Insurance Cost? · What Do the Permits and Storm Record Show Since Hurricane Ian? · What Should a Boat Buyer Know About Kinleyland Docks and the Passes? · Can I Finance a Kinleyland Home? · What Will My Property Taxes and Closing Costs Be in Kinleyland? · How Does Buyer Representation Work in Florida After the NAR Settlement? · How Do We Negotiate a Kinleyland Purchase for You?
Living There and Comparing: Which Schools Serve Kinleyland? · What Is Daily Life Like in Kinleyland? · Kinleyland vs Carolands: Which Should You Buy? · How Does Kinleyland Compare With the Rest of Little Hickory Island and Bonita Beach? · What Are the Pros and Cons of Buying in Kinleyland?
Next Steps and Answers: How Do I See Kinleyland Homes for Sale? · How Do I Get a Personalized Kinleyland Buyer Consultation? · Buying a Winter Home in Kinleyland: What Seasonal Buyers Should Know · What Buyers Say About Working With Us · Frequently Asked Questions, Kinleyland, Bonita Beach Buyer Edition · Why Does a Bonita Beach Waterfront Specialist Matter When You Buy? · Ready to Buy in Kinleyland? Work With the #1 Team in Southwest Florida Since 2012 · Thinking of Selling Your Kinleyland Home? 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, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Kinleyland buyers work with us because we read the flood, permit, seawall and title record of a house before you offer, price the offer from the six recorded sales of these two streets, and negotiate it ourselves.
If you are searching for the best buyer’s agent for Kinleyland, or thinking, “I need an agent who can tell me whether this 1980s canal house will insure and whether my boat clears the bridge,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Kinleyland. 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.
We tracked every one of the 37 qualified Kinleyland house sales the county file holds since December 1978, every one of the 6 in the last 60 months and every one of the 6 MLS closings in the same window, matched by street because the MLS files three of them under the name Kinleyland and three under Bonita Beach. We read each of the 30 parcels on the county roll and laid FEMA’s flood zones over all 27 house footprints. That is why our first questions to a Kinleyland buyer are which water, which boat and which lowest floor.
This page does not state or imply that we have sold, listed or represented anyone in Kinleyland. Our case rests on the public record we have read for you and how we would run your purchase.
The Kinleyland market in October 2026 gives a buyer nothing to tour and a narrow, readable price band: no house listed or pending on October 27, 1 qualified county sale in the 12 months to September 25, 2026, and 6 Southwest Florida MLS closings in 60 months that sold at a median 88.31 percent of their final list price.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The Southwest Florida MLS pull of October 27, 2026 covers every residential closing on Kings Kew and Queens Kew. Each row is the median or range of those closings only, and with fewer than ten in every window the medians describe the sales listed, not a market.
| Window to October 27, 2026 | Closed | Median price | Range | Median days on market | Median sale to final list | Median per sq ft |
|---|---|---|---|---|---|---|
| 12 months | 1 | $1,937,500 | $1,937,500 | 30 (1 sale) | 92.26% | $626 |
| 24 months | 4 | $1,968,750 | $1,900,000 to $2,100,000 | 65 (4 sales) | 88.31% | $650 |
| 60 months | 6 | $1,968,750 | $1,800,000 to $2,195,000 | 65 (6 sales) | 88.31% | $729 |
With an even count, the 24 and 60-month price medians are the mean of the middle pair, $1,937,500 and $2,000,000. All six closings reported days on market, all six were above $1 million and none was above $5 million. The median per square foot uses the MLS living area, which measures differently from the county’s heated area.
The county file lists the deeds the state codes as qualified arm’s-length sales of improved property, and its windows end on the newest sale in the file, September 25, 2026.
| Window to September 25, 2026 | Qualified house sales | Range |
|---|---|---|
| 12 months | 1 | $1,937,500 |
| 24 months | 4 | $1,900,000 to $2,100,000 |
| 36 months | 4 | $1,900,000 to $2,100,000 |
| 60 months | 6 | $1,800,000 to $2,100,000 |
No window reaches ten sales, so the next section lists the sales themselves. The record is complete from 2009 and partial before.
No Kinleyland house was listed for sale or pending in the October 27, 2026 MLS pull, which covered active and pending listings. There is no months-of-supply figure to quote, because supply on the day of the pull was zero. The 60-month pace, six closings, works out to about one closing every ten months, and the county counted three qualified sales in 2025 alone, so listings arrive in clusters rather than on a schedule.
The six MLS closings sold from 75.0 percent to 100 percent of their final list price. All six final list prices sat between $2,100,000 and $2,400,000, and five of the six closings came in at $2,100,000 or less. The widest gap was the June 2023 Queens Kew closing, listed at $2,400,000 and sold at $1,800,000. That is past sales, not a discount to expect: the April 2022 closing sold at full list price.
Tell us your water, your boat and your budget and we will set the alert and pull the Kinleyland and island sales that match. Book a Kinleyland 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 Kinleyland home valuation.
Kinleyland houses sold for $1,800,000 to $2,100,000 in the county record of the last 60 months and $1,800,000 to $2,195,000 in the Southwest Florida MLS, four on Kings Kew and two on Queens Kew. The tables below list every sale in both records by month, so you can find the ones that look like the house you want.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Month | Price | Street | Year built | County heated sq ft | Bedrooms (county) | Price per county heated sq ft |
|---|---|---|---|---|---|---|
| April 2022 | $1,995,000 | Kings Kew | 1981 | 1,726 | 3 | $1,156 |
| June 2023 | $1,800,000 | Queens Kew | 1979 | 1,440 | 2 | $1,250 |
| April 2025 | $2,100,000 | Kings Kew | 1982 | 1,620 | 4 | $1,296 |
| June 2025 | $1,900,000 | Queens Kew | 1974 | 2,221 | 3 | $855 |
| August 2025 | $2,000,000 | Kings Kew | 1996 | 3,671 | 3 | $545 |
| January 2026 | $1,937,500 | Kings Kew | 1988 | 1,671 | 2 | $1,159 |
Every one of the six was a resale of an older house; none was the first sale of a new house. The price per square foot of county heated area ran from $545 to $1,296, and the largest house, 3,671 square feet, sold for less than the 1,620 square foot house four months earlier. Size is not what sets a Kinleyland price; the lot, the water and the condition of the house carry more of it.
| Month | Street | Sold price | Final list price | Sale to list | Days on market | Beds (MLS) | MLS living area sq ft |
|---|---|---|---|---|---|---|---|
| April 2022 | Kings Kew | $2,195,000 | $2,195,000 | 100.0% | 137 | 3 | 2,801 |
| June 2023 | Queens Kew | $1,800,000 | $2,400,000 | 75.0% | 22 | 2 | 2,186 |
| April 2025 | Kings Kew | $2,100,000 | $2,295,000 | 91.5% | 83 | 5 | 3,112 |
| June 2025 | Queens Kew | $1,900,000 | $2,399,000 | 79.2% | 47 | 3 | 2,221 |
| August 2025 | Kings Kew | $2,000,000 | $2,349,900 | 85.1% | 162 | 5 | 3,671 |
| January 2026 | Kings Kew | $1,937,500 | $2,100,000 | 92.3% | 30 | 5 | 3,095 |
Days on market ran from 22 to 162. The two fastest closings, at 22 and 30 days, sold at 75.0 and 92.3 percent of list, so speed alone tells a buyer little about where a seller will settle.
On the April 2022 sale the county deed records $1,995,000 and the MLS records a $2,195,000 closing price. The county records the deed consideration and the MLS records the reported closing price, so this page prints the deed figure as the sale price in the county table and the MLS figure only in the MLS table. MLS living area and the county’s heated area also measure different things, so the bedroom and size columns differ between the two records, by more than a thousand square feet on three of the six houses. An appraiser will measure; a buyer should know which number a listing quotes.
The county roll’s 2026 just value is the Property Appraiser’s assessment, not a price, but it shows how the 27 houses are layered.
| Group | Houses | 2026 just value |
|---|---|---|
| All Kinleyland houses | 27 | median $1,484,747 |
| Range | 27 | $924,152 to $2,958,709 |
In the January 2026 sale a buyer paid $1,937,500, 30.5 percent above the median house just value, and all six qualified sales in 60 months closed at $1,800,000 or more. A buyer should not read the roll as an asking-price guide, and should not read the seller’s assessed value as what the house will be assessed at after a sale.
The county counted one qualified Kinleyland sale in each of 2016, 2017, 2021, 2022 and 2023, two in 2019, three in 2025 and one so far in 2026. Prices moved from $590,000 in 2017 and $695,000 to $1,050,000 in 2019 to $1,800,000 to $2,100,000 since 2023. The band has held for three years at roughly twice the $872,500 median of the two 2019 sales.
The June 2025 sale of a 1974 house on Queens Kew shows what a Kinleyland purchase looks like from the buyer’s side: a final list price of $2,399,000, 47 days on the market, a closing at $1,900,000, and an earlier recorded sale in 2012 at $700,000. It is a public-record sale, and it is not ours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The house is a three-bedroom house built in 1974, with 2,221 square feet of county heated area and the same 2,221 square feet of MLS living area, one of the few Kinleyland closings where the two records agree on size. It listed at a final $2,399,000, spent 47 days on the market and closed at $1,900,000, which is 79.2 percent of the list price and $499,000, or 20.8 percent, below it. The buyer paid $855 per square foot of living area on either measure.
The county file holds four recorded sales of this house: July 1987 at $217,000 and March 1988 at $223,000, in the part of the record that is partial before 2009, then March 2012 at $700,000 and June 2025 at $1,900,000. From 2012 to 2025 the recorded price rose $1,200,000, or 171.4 percent, over a hold of a little more than 13 years.
A buyer who reads the asking price as the value of a Kinleyland house misreads the street: this house, at 2,221 square feet the size of the neighborhood’s median house, closed $499,000 below its final list price. It was a 1974 house, one of the oldest on the roll, and on the county’s heated-area measure its buyer paid less per square foot than any Kinleyland buyer of the last five years except the buyer of the 1996 house in August 2025. The record does not tell us what the inspection found, what the flood policy cost or what the buyer planned to do with the house, and we do not guess. What it shows is that the age and the lowest floor of a Kinleyland house are priced, and a prepared buyer can find room in the gap between list and sale.
The right Kinleyland home depends on four property facts: the water behind it, the age and elevation of the house, its size and layout, and its street. A bay-front lot buys the open view; a canal lot buys sheltered dockage; a house built since 2010 buys elevation; a 1970s or 1980s house buys a lower entry point and a renovation decision.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026; FEMA National Flood Hazard Layer, queried October 17, 2026)
| Item | Bay front | Canal |
|---|---|---|
| Lots | 15 | 15 |
| Kings Kew | 10 | 12 |
| Queens Kew | 5 | 3 |
| FEMA zone on the house footprints | AE 10 | AE 10 |
| What you get | Open views over the back bay between the island and the mainland | Protected dockage on a dead-end canal and a shorter fetch in a storm |
| What you trade | More exposure to wind-driven water in a storm | The open view |
The bay and canal counts are the roll’s own water field for all 30 parcels. The roll’s land-use description classes the 27 houses slightly differently, 14 as bay frontage and 13 as canal, which is why a listing may describe a lot one way and the roll another. The county record of six sales is too thin to price the bay front against the canals with any confidence, and we will not quote a premium the record does not show.
The roll dates six houses to the 1970s, ten to the 1980s, six to the 1990s, two to the 2000s and three to the 2010s, the newest in 2019. Newer houses are built up to or above the design flood elevation, often with parking and storage below the living floor. Older houses sit closer to grade, and their lowest floor can be below the 10-foot base flood elevation, which matters for the flood policy and for any renovation.
The roll records heated area from 1,344 to 3,800 square feet, with a median of 2,221. Eleven houses have 1,344 to 1,896 square feet, nine have 2,062 to 2,903, and seven have 3,022 to 3,800; the largest are the newer and the rebuilt ones. Three bedrooms is the most common count on the roll (19 houses), then two (5), four (2) and five (1). Twenty-one houses are one story and six are two stories.
The roll shows a pool on 22 of the 30 lots and a seawall on 25. The dock field is filled on only 6 lots, which undercounts the docks you can see from the water, so ask for the dock permit rather than relying on the roll flag.
Kings Kew runs the length of the plat with 22 lots and carried four of the six county sales in 60 months, from $1,937,500 to $2,100,000. Queens Kew branches from it with 8 lots and carried two, at $1,800,000 and $1,900,000. Two sales are not a street premium.
The roll does not describe people, only ownership. Twelve of the 27 houses carry a homestead exemption, so somewhat fewer than half are a primary residence on the record. Nineteen of the 30 owners have a Florida mailing address and 11 an out-of-state one, from Michigan and Illinois (3 each), Pennsylvania (2), and Wisconsin, Massachusetts and Indiana (1 each). A buyer should expect a street of full-time and seasonal owners side by side.
A Kinleyland buyer who wants a new house can buy one of the 3 vacant lots or a house to replace. The county recorded one Kinleyland lot sale in the 60 months to September 25, 2026, $1,100,000 in April 2024 on Kings Kew, and the three vacant lots carry 2026 just values of $715,791, $831,230 and $1,381,484.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026)
A lot purchase is a land purchase plus a permit path: a City building permit, a floodplain review to the current FEMA map and the City’s 11-foot design flood elevation, the RS-1 setbacks and lot coverage, and dock and seawall permits for work over the water. The lots run from 0.215 to 0.666 acre on the roll, with a median of 0.293 acre, about 12,800 square feet, well above the RS-1 minimum of 7,500 square feet. Vacant land MLS records were not part of the residential pull of October 27, 2026: Information not available at time of publishing (checked 2026-10-27).
The county’s lowest qualified house sale in 60 months was $1,800,000, and its one lot sale $1,100,000. A buyer who plans to tear down subtracts demolition, a flood-compliant foundation and the permit path from the house price and compares the result with a vacant lot. The rule that matters most here is height: on Little Hickory Island a new house may rise 35 feet above the minimum flood elevation and no more than 40 feet absolute, under Land Development Code section 4-1874(1), with no variance.
No production builder sells in Kinleyland. The three houses built since 2010, two in 2015 and one in 2019, are custom builds on individually owned lots. The roll does not name builders; the City permit record does, by address. None of the six recent county sales was a new house, so a buyer pricing a rebuild looks at the island’s newer sales too.
Owning a Kinleyland home costs no association fee, because no association appears on the Florida Division of Corporations record, but it carries property tax, flood and wind insurance, and the upkeep of the seawall, dock and lift. Each line varies more from house to house than a planned community’s dues, so price them for the specific house before you offer.
Data updated: October 2026 (Lee County Property Appraiser 2025 and 2026 tax schedule; Florida Division of Corporations, checked October 17, 2026)
| Cost | What the record says | How to price it for a specific house |
|---|---|---|
| Association fee | None; no association on the state corporation record | Confirm in the title commitment |
| Property tax | Taxing district 017, 12.7970 mills for 2025, a proposed 12.8217 mills for 2026 | Apply the rate to your purchase price, less any exemption |
| Non-ad valorem charges | Billed by parcel on the tax bill | Read the parcel’s current tax bill |
| Flood insurance | Required by a lender in a special flood hazard area; FEMA prices each building on its own features | Quote on the elevation certificate before the offer |
| Wind and homeowners insurance | 170 mph wind design speed, wind-borne debris region | Quote on the wind mitigation and four-point reports |
| Seawall, dock and lift | 25 seawalls on the roll, each owner’s to maintain | Marine contractor’s inspection in the inspection period |
| City rental permit, if you rent | $100 per unit, an inspection, valid three years | Only for a non-owner-occupied house that is rented |
Kinleyland lots are in Lee County taxing district 017, City of Bonita Springs and Bonita Springs Fire, at a total of 12.7970 mills for 2025 and 12.8217 proposed for 2026, set through the TRIM process. As an illustration only, 12.7970 mills on a $1,937,500 taxable value is about $24,794.19 a year before exemptions and non-ad valorem charges, and on a $1,800,000 purchase about $23,034.60. A real bill depends on the assessed value the Property Appraiser sets and any exemption you qualify for.
A buyer’s assessment resets toward the purchase price at the next January 1, under section 193.155 for a homestead and section 193.1554 for a non-homestead property. Twelve of the 27 houses carry a homestead exemption under section 196.031, and a long-held homestead can carry a bill far below what a buyer will pay.
Every Kinleyland lot is in a FEMA special flood hazard area, so a lender requires flood insurance. The National Flood Insurance Program caps building coverage at $250,000 and contents at $100,000, with a 30-day waiting period, as FEMA’s NFIP questions and answers explain, and FEMA prices each building on its own features, so the premium does not carry over from the seller. Citizens Property Insurance requires flood coverage on its policies in special flood hazard areas. Insurers price wind on the roof’s age and shape, the opening protection and the mitigation features. We do not quote premiums on this page, because each is priced on the house.
With 25 seawalls on the roll and no association, each owner carries the seawall, dock and lift. A seawall cap, a new panel run or a lift motor are the common repairs; a full seawall replacement needs a City permit and, where the work reaches state submerged land, a state authorization.
A Kinleyland buyer has no association package to read, so the due diligence file is the house’s own papers: the title commitment and the Plat Book 29, Page 91 plat, the survey, the elevation certificate, the seller’s flood disclosure, the permit history since Hurricane Ian, the seawall and dock permits, and the insurance quotes. Ask for them before the inspection period starts.
Data updated: October 2026 (Florida Statutes 689.302, 689.261 and 720.401; Florida Division of Corporations, checked October 17, 2026; Lee County Property Appraiser plat layer)
Kinleyland is a recorded subdivision, Plat Book 29, Page 91 of the Lee County public records, 12.89 acres in Section 31, Township 47 South, Range 25 East, and every one of the 30 lots carries “Kinleyland PB 29 PG 91” in its legal description. A recorded plat gives each lot a lot-and-plat legal description, plat monuments for the survey and dedicated streets. The plat’s recording date and dedication text are in the plat book at the Clerk of Court, not on the Property Appraiser’s layer, so expect the title commitment to list the plat’s easements and any recorded restriction as exceptions, and read them with your title agent.
The plat monuments make a Kinleyland survey simpler than one for an unrecorded parcel. Ask for the seller’s survey, and order a new one if the lender or title company requires it or if the seawall, dock or pool has changed since it was drawn.
The elevation certificate compares the house’s lowest floor with the 10-foot base flood elevation and the City’s 11-foot design flood elevation. It sets your flood premium and tells you how far the house sits from the current flood rules. If the seller has none, a licensed surveyor can prepare one.
Under section 689.302, Florida Statutes, the seller of residential property gives you a written flood disclosure at or before the contract, including known flood damage, flood insurance claims and federal flood assistance during the seller’s ownership. Under section 689.261 you receive a property tax disclosure summary that warns you not to rely on the seller’s taxes. Under Johnson v. Davis, a seller must disclose known facts that materially affect value and that a buyer cannot readily see.
Section 720.401 requires a disclosure summary when a parcel is subject to a mandatory homeowners’ association. A search of the Florida Division of Corporations for Kinleyland on October 17, 2026 returned no association, so on that record the summary does not apply. An empty search is not proof that no deed restriction exists; ask the title company to confirm in writing.
Kinleyland has no association rules on leasing, pets or buyer approval, because no association appears on the state record. The rules that apply come from the City of Bonita Springs, which zones and permits the lots and issues rental permits, the plat and any deed restriction on a specific lot, and the State of Florida, which licenses and taxes short-term rentals.
Data updated: October 2026 (Florida Division of Corporations, checked October 17, 2026; City of Bonita Springs Code Chapter 12, Article VI; section 509.242, Florida Statutes)
No association approves a buyer or a tenant, and there is no architectural review board. Nor is there anyone to maintain a shared canal.
Every owner who rents a non-owner-occupied single-family home in the City needs a City rental permit, short or long term: $100 per unit, an inspection, valid three years, under City Code Chapter 12, Article VI. A home rented more than three times a year for less than 30 days is a transient rental that needs a license from the Florida Division of Hotels and Restaurants under section 509.242, and stays of six months or less owe the Lee County tourist development tax. We do not quote rental income on this page; price a rental plan from the permit costs, the flood and wind premiums and a real rental history.
No association pet rule applies. City and county animal rules apply as they do anywhere in Bonita Springs.
The City zones all 30 lots RS-1, residential single-family. The RS-1 standards the City adopted in Ordinance 20-12 call for a minimum lot of 7,500 square feet, 75 feet wide and 100 feet deep, a 7.5-foot side setback, a 20-foot rear setback, a 25-foot setback from water other than the Gulf, and 40 percent lot coverage.
Yes. Kinleyland sits in FEMA Zone AE with a base flood elevation of 10 feet on FEMA’s National Flood Hazard Layer, read October 17, 2026, on panel 12071C0654G, effective November 17, 2022. Laid over Lee County’s building footprints, 26 of the 27 house footprints are wholly AE 10, and one is 95.5 percent AE 10 with a 4.5 percent edge in AE 11.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County hazard layers queried October 17, 2026)
We queried FEMA’s National Flood Hazard Layer directly at Kings Kew, read the FIRM panel, and laid the zone polygons over the county’s building footprints. FEMA’s letter of map revision layer shows no revision over Kinleyland; the nearest, 23-04-1949P, lies at the Seascape condominiums about 2.4 km north. FEMA’s Map Service Center holds the printed panel.
Zone AE is a special flood hazard area with a determined base flood elevation. No Kinleyland house footprint sits in the VE coastal high hazard zone, so a rebuild here is not held to the open-foundation rules of VE, but the City’s Flood Hazard Reduction ordinance 22-05 sets the design flood elevation at the base flood elevation plus one foot, 11 feet NAVD88 in Kinleyland. A new or substantially improved house must have its lowest floor at or above that line.
Lee County’s hazard layers place Kinleyland in evacuation Zone A and storm surge zone 1, and give a design wind speed of 170 mph in a wind-borne debris region. Zone A is the first zone ordered out for a surge threat.
We ask for the elevation certificate, the wind mitigation and four-point reports, the roof date and the seller’s current declarations, and we send them to your insurance agent in the first days of the contract. Private flood carriers also write in Lee County, and NFIP coverage is available because the City participates in the program. We do not quote premiums, because they are priced on each building.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. A Kinleyland buyer reads each house’s storm record through its City permits, the seller’s flood disclosure and the elevation certificate, not from the street.
Data updated: October 2026 (National Hurricane Center tropical cyclone report; City of Bonita Springs; section 689.302, Florida Statutes)
A repair or renovation that costs 50 percent or more of a building’s market value is a substantial improvement, and the house must then meet the current flood rules, as the City’s substantial damage notice explains. Below that line an older house can be renovated without being raised. A buyer who plans a large renovation of a 1970s or 1980s Kinleyland house should price it with the cumulative cost in mind, because crossing the line can mean elevating or rebuilding.
House-by-house Ian damage and repair history is not on the county roll or in the sale file. The City permit record and the seller’s documents are where it lives, and we read the permit record by address before your inspection response, so a gap is priced, not discovered at closing.
A Kinleyland boat buyer should know three things before falling for a dock: what the dock and lift permits allow, what shape the seawall and pilings are in, and which pass a boat reaches the Gulf through. Big Hickory Pass, at the north end of the island, sits under a bridge listed at 10 feet of vertical clearance, and New Pass at 30 feet.
Data updated: October 2026 (NOAA U.S. Coast Pilot 5; Florida Department of Environmental Protection; City of Bonita Springs Ordinance 23-11)
The NOAA Coast Pilot 5 lists the Hickory Boulevard bridge over Big Hickory Pass at 10 feet of vertical clearance, so only smaller boats run it, and New Pass farther north at 30 feet. Lee County’s new Big Carlos Pass bridge, farther north again, was built with 60 feet of vertical clearance. From the south end of the island, every route to the Gulf runs north through the back bay first. The Florida Department of Environmental Protection adopted an inlet management plan for Big Hickory Pass in June 2026.
The back bay is shallow outside the marked channels shown on NOAA’s nautical charts. Draft, tide and the route from the canal mouth to the channel decide whether a given boat works from a given dock. Ask the seller which boat they kept there, and run the route at low tide before closing.
A dock or lift is a structure with its own permit history. The City’s Ordinance 23-11 limits a dock to 25 percent of the waterway width, 20 percent in the aquatic preserve, and sets canal side setbacks. Docks and seawalls on the bay touch state sovereign submerged lands, so larger work may need a Florida Department of Environmental Protection authorization in addition to the City permit. The roll flags a dock on only 6 lots, so the permit file, not the roll, is the record of what a dock is.
Yes. Every Kinleyland MLS closing in 60 months was above $1 million, so a financed purchase there is usually a jumbo loan, and every financed purchase needs flood insurance bound before closing, a lender’s appraisal from a thin set of comparable sales, and a lender’s review of the flood zone, elevation and insurance. Cash buyers avoid the appraisal and the mortgage taxes but not the insurance questions.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; FEMA; sections 201.08 and 199.133, Florida Statutes)
A lender requires flood insurance on every Kinleyland house, because every lot is in a special flood hazard area. It will ask for the elevation certificate and the wind and homeowners policy, and the insurer will want a four-point and a wind mitigation inspection on an older house. Its appraiser will need comparable sales; with one county-qualified sale in 12 months, an appraiser works from the six Kinleyland sales of 60 months and the island’s canal and bay sales, and we hand the appraiser those sales with the adjustments for water, age, size and elevation.
Freddie Mac publishes weekly average mortgage rates in its Primary Mortgage Market Survey. Jumbo rates are set by each lender. We do not name a lender on this page; ask two or three for a written loan estimate.
A thin record raises the chance of an appraisal below the contract price, and the size gap between the MLS and the county on some Kinleyland houses adds to it, because the appraiser measures the house. A contract with an appraisal contingency lets you renegotiate, bring more cash or cancel within its terms; we discuss that choice with you before you write the offer, not after the appraisal arrives.
A financed Kinleyland buyer pays the mortgage note’s documentary stamps of $0.35 per $100, the intangible tax of 2 mills on the loan, the lender’s title policy, recording and lender fees and prorated taxes at closing. In Lee County the seller customarily pays the owner’s title policy and the deed stamps of $0.70 per $100, though the contract controls.
Data updated: October 2026 (sections 201.02, 201.08, 199.133 and 28.24, Florida Statutes; Lee County 2025 millage)
The example uses $1,937,500, the January 2026 Kings Kew sale and the most recent qualified sale in the county record, with a 20 percent down payment and a loan of $1,550,000.
| Line | Estimate | Arithmetic |
|---|---|---|
| Purchase price | $1,937,500 | January 2026 county-qualified sale |
| Loan, 80 percent | $1,550,000 | 80% of $1,937,500 |
| Note documentary stamps | $5,425 | 15,500 units of $100 at $0.35; a note secured by a mortgage carries no cap |
| Intangible tax on the mortgage | $3,100 | $1,550,000 at 2 mills ($0.002 per $1) |
| Deed recording | about $18.50 to $35.50 | $10 for the first page and $8.50 for each additional page, section 28.24 |
| Owner’s title policy and deed stamps | customarily the seller’s | Lee County custom; the contract controls |
| Lender’s title policy, appraisal, survey, inspections, lender fees | vary by provider | Ask for the loan estimate and the title quote |
A cash buyer pays no note stamps or intangible tax. Section 201.08, Florida Statutes, sets the note stamp tax, and the $2,450 cap in that section applies only to notes that are not secured by a mortgage, so a purchase mortgage pays the full $0.35 per $100. Section 199.133 sets the intangible tax.
As an illustration only, the 2025 rate of 12.7970 mills on $1,937,500 is about $24,794.19 of ad valorem tax before any exemption, plus the non-ad valorem charges on the parcel’s bill. The proposed 2026 rate is 12.8217 mills. Taxes are prorated at closing, so you reimburse or are credited for the seller’s share of the year.
If the house becomes your permanent residence, file for homestead with the Lee County Property Appraiser by March 1 of the year after purchase, using form DR-501. If you are leaving an earlier Florida homestead, form DR-501T carries part of its Save Our Homes benefit to the new one; ask the Property Appraiser or a tax adviser how it applies to you.
Since the National Association of REALTORS settlement practice changes took effect on August 17, 2024, a buyer signs a written agreement with their agent before touring a home, the agreement states the agent’s compensation, and offers of buyer-broker compensation can no longer be 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 Kinleyland house with you, we sign a written buyer agreement that states what we are paid and how. The amount is negotiable, it is set before the first showing, and it cannot be open-ended. 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.
A seller may still agree to pay part or all of a buyer’s agent’s compensation, or to give a closing-cost concession, as part of the contract. We ask for that in the offer when it helps you, and we show you how each choice changes your cash at closing.
Five of the six Kinleyland MLS closings of the last 60 months sold below their final list price, and a seller who has watched that record may prefer a concession to a lower headline price. We write the request into the offer where the record supports it, rather than assuming it.
We negotiate a Kinleyland purchase at the partner level, with Marc or Jesse on every offer, counter, inspection response and appraisal question. Four issues decide a Kinleyland contract: price against the six recorded sales, the inspection and insurance quotes, the seawall and dock, and the appraisal.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
We set the offer from the six Kinleyland sales of the last 60 months, adjusted for bay or canal, size, age, lowest floor and condition, then test it against the island’s nearest canal and bay sales. The six MLS closings sold from 75.0 to 100 percent of their final list price, with a median of 88.31 percent; the June 2023 and June 2025 Queens Kew closings each sold about $500,000 or more below list. We bring those facts to the offer, and we also bring the other side of them: the April 2022 Kings Kew house sold at its full list price.
We order the inspections and the insurance quotes inside the inspection period and respond item by item. If the flood or wind quote is high, the elevation certificate, the wind mitigation report and the roof date explain why, and the response asks for repair, credit or price.
We state in the offer what conveys, what the dock and lift permits allow and whether the seawall is accepted as it stands or with a named repair. A marine contractor’s report is the basis for any request.
We ask the title company to confirm the plat’s easements, any recorded restriction on the lot and that no mandatory association applies, and we set a closing date that leaves time to bind flood and wind coverage.
Kinleyland is served by the School District of Lee County, which assigns students through choice zones rather than a single attendance line. The district’s proximity-zone layer for 2026-27 puts a Kings Kew address in elementary zone Q, middle zone GG and high school zone South 3, so the school a student attends depends on the application, not only on the address.
Data updated: October 2026 (School District of Lee County 2026-27 student enrollment plan and proximity zones; OSRM drive times, queried October 17, 2026)
The district’s 2026-27 student enrollment plan lists zone Q elementary choices as Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; zone GG middle choices as Bonita Springs Middle and Three Oaks Middle; and South 3 high school choices as Bonita Springs High, Estero High and South Fort Myers High.
| School | Drive (free-flow) |
|---|---|
| Bonita Springs Middle | 11 min / 5.3 mi |
| Spring Creek Elementary | 11 min / 5.7 mi |
| Bonita Springs High | 16 min / 8.5 mi |
Families confirm the assignment with the School District of Lee County before contracting, because zones and choices change. Florida’s school grades are published by the Department of Education.
Daily life in Kinleyland is a two-street pocket at the quiet south end of Little Hickory Island, a dock behind most houses, the Bonita Beach accesses close by road and the mainland over the Bonita Beach Road bridge. There is no clubhouse, gate or shared amenity; the amenities are the public beaches, the parks and the water.
Data updated: October 2026 (Lee County Parks; OSRM public router, free-flow speeds, queried October 17, 2026)
Lee County’s Bonita Beach Park sits at the south end of Hickory Boulevard by Bonita Beach Road. Lee County reports its parking lot and amenities closed from September 8, 2026 for Hurricane Ian construction, with pedestrian access open, and the City lists the numbered Bonita Beach accesses along Hickory Boulevard. Lovers Key State Park is 10 minutes and 5.1 miles north by road, $8 per vehicle, and Barefoot Beach Preserve in Collier County is 13 minutes and 2.8 miles south.
| Destination | Drive (free-flow) |
|---|---|
| Lovers Key State Park | 10 min / 5.1 mi |
| Barefoot Beach Preserve | 13 min / 2.8 mi |
| NCH North Naples Hospital | 14 min / 8.0 mi |
| Coconut Point, Estero | 15 min / 8.1 mi |
| Fifth Avenue South, Naples | 28 min / 16.0 mi |
| Gulf Coast Medical Center | 31 min / 18.4 mi |
| Southwest Florida International Airport (RSW) | 36 min / 25.0 mi |
Season traffic on Bonita Beach Road and Hickory Boulevard adds time from winter into spring.
Kinleyland sits at the south end of the island, closest to the Bonita Beach Road bridge to the mainland. The other route runs north on Hickory Boulevard over Big Hickory Pass toward Lovers Key and Fort Myers Beach. Bonita Springs Utilities supplies water and wastewater, and the Bonita Springs Fire Control and Rescue District provides fire and rescue.
A buyer choosing between Kinleyland and Carolands is choosing between a 30-lot recorded plat with a 60-month county range of $1,800,000 to $2,100,000 and an 80-parcel bayside neighborhood with a range of $1,600,000 to $7,700,000. Both sit on Little Hickory Island with canal and bay lots and no association; they differ in size, flood exposure, price tier and what was for sale on October 27, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales; FEMA National Flood Hazard Layer)
Carolands is the closest alternative on the island, on McLaughlin Boulevard and Carol Court on the Estero Bay side, mid-island. If it is on your list too, read our guide to buying in Carolands. The last column says what each difference means for a buyer.
| What a buyer weighs | Kinleyland | Carolands | What it means for you |
|---|---|---|---|
| Size | 30 parcels: 27 houses, 3 lots | 80 parcels: 68 houses, 12 lots | More houses and lots to choose from in Carolands |
| Water | 15 bay, 15 canal | 29 bay front, 51 canal | Kinleyland is half bay front; Carolands has more bay frontage in total |
| Recorded plat | Plat Book 29, Page 91 | Unrecorded subdivision | Kinleyland title work runs from a recorded plat |
| Built | 1974 to 2019, median 1987 | 1966 to 2024, median 1991 | Carolands has the newest houses |
| Heated area, median | 2,221 sq ft | 2,749 sq ft | Carolands houses are larger |
| County sales, 60 months | 6, from $1,800,000 to $2,100,000 | 6, from $1,600,000 to $7,700,000 | Kinleyland’s range is tight; Carolands spans every tier |
| MLS closings, 60 months | 6, from $1,800,000 to $2,195,000 | 9, from $1,600,000 to $8,650,000 | More recent closings to compare in Carolands |
| Median MLS sale to final list, 60 months | 88.31% (6 sales) | 90.12% (8 sales) | Both have sold below list more often than not |
| For sale on October 27, 2026 | None | 2 ($3,995,000 and $6,195,000) | Only Carolands had a house to buy that day |
| Flood | AE, base flood elevation 10; panel 12071C0654G | AE on 61, VE 12 on 19; panel 12071C0651G | No Kinleyland footprint is in VE; most of the Carolands bay front is |
| Seawalls on the roll | 25 | 57 | Both owners carry their own |
| Homesteaded houses | 12 of 27 | 45 of 68 | Carolands is more owner-occupied |
| Zoning | RS-1 30 | RS-1 76, TFC-2 4 | Both are single-family streets |
Kinleyland fits a buyer who wants a canal or bay house in a recorded plat, in a single AE 10 flood zone with no VE exposure, at a price range that in the county record has stayed between $1,800,000 and $2,100,000 for 60 months, and who values the south end of the island near the Bonita Beach Road bridge.
Carolands fits a buyer who wants a larger house (median 2,749 square feet against 2,221), a new custom house, more open bay frontage, or a building lot, since it has 12 vacant lots to Kinleyland’s 3, and who can act on a house that is for sale now rather than wait for the next Kinleyland listing.
Kinleyland is one of nine sections of Little Hickory Island, and across the island’s single-family houses the same MLS pull shows 19 closings in the 12 months to October 27, 2026 at a $2,600,000 median, a 93.02 percent median sold-to-list and 79 median days on market, on the basis our island guide states. Kinleyland supplied 1 of those 19 closings.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
Little Hickory Island runs between the back bay and the Gulf along Hickory Boulevard, from the Big Hickory Pass bridge south to Bonita Beach Road. Kinleyland is the small plat at the south end; the island’s Gulf-front houses sit on the Bonita Beach plat across the road, and its other canal sections include the 1st Addition and the Addition. The condominium buildings of Bonita Beach and Tennis Club stand just south along Bonita Beach Road SW. Our Little Hickory Island guide covers every section, and our Bonita Beach buyer’s guide covers the beach as a whole.
On October 27, 2026, 21 island houses were active, from $1,399,000 to $18,250,000 at a $5,500,000 median, and none sat in Kinleyland.
Buyers who want a condominium rather than a house look at the bay-front buildings near Bonita Beach Road, such as Little Hickory Bay and Hickory Bay West. Buyers who want a lower entry price on the island look at the Bonita Beach Mobile Home Villas. Across the city, our Bonita Springs buyer’s guide covers the mainland.
The pros and cons of buying in Kinleyland come straight from the public record: water on every lot, one flood zone and a tight price band on one side, and older houses, a thin sales record and the owner’s own seawall and dock on the other. Weigh both against the specific house you are considering, not the neighborhood average.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026; FEMA National Flood Hazard Layer; NOAA Coast Pilot 5)
To see Kinleyland homes for sale, set a Southwest Florida MLS alert for Kings Kew and Queens Kew now, because no house was listed or pending on October 27, 2026 and the next one may not stay long. With so few listings, readiness matters more than browsing: your financing, insurance agent and inspector should be lined up before the alert fires.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
We tracked every Kinleyland listing and closing in the October 27, 2026 MLS pull for this page, and we do the same for each house you ask about. Before we tour a Kinleyland house with you, we pull its recorded sales, its flood zone and the lowest floor on its elevation certificate, its permit history and its dock and seawall permits, so you see the house’s numbers before you see the kitchen.
Ask us to set an MLS alert for the two streets, matched by address, because the MLS files Kinleyland houses under two subdivision names. A search by the name Kinleyland alone would have missed three of the six closings of the last 60 months.
You get a personalized Kinleyland buyer consultation by booking one with Marc Comisar online or calling Marc at (239) 287-5873. We cover your water and boat, your budget and financing, the six recorded sales that fit, the alert for the two streets, and the insurance and document checks for the next house that lists, 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, read our Kinleyland seller’s guide, or request a free Kinleyland home valuation.
A seasonal buyer in Kinleyland should plan for three things a year-round owner handles in person: storm preparation and insurance while away, the care of the dock, lift and seawall, and a property tax bill without a homestead exemption. Fifteen of the 27 houses carry no homestead exemption, so a seasonal owner on these streets has company.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026; Lee County hazard layers)
Kinleyland is in evacuation Zone A and every lot is in a FEMA flood zone. A seasonal owner arranges shutters or impact openings, a boat-removal or tie-down plan for storm season, and someone local to check the house after a storm.
A second home does not qualify for the homestead exemption or its Save Our Homes cap of 3 percent or the change in the CPI, whichever is lower; the non-homestead cap under section 193.1554 is 10 percent. The 15 Kinleyland houses without a homestead exemption include second homes and rentals together, and the roll does not separate the two.
A City rental permit applies to any non-owner-occupied house that is rented, and Florida licenses and taxes short stays rented more than three times a year for under 30 days. No association rule limits rentals.
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 Kinleyland sale, and none of these is offered as a Kinleyland review. The words are the reviewers’ own.
★★★★★ “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 was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
These are the questions Kinleyland buyers ask, answered from the Lee County record, the Southwest Florida MLS, FEMA and Florida law. The neighborhood background is in our Kinleyland, Bonita Beach neighborhood guide. For your own purchase, call Marc at (239) 287-5873.
At the south end of Little Hickory Island, on Kings Kew and Queens Kew off Hickory Boulevard near the Bonita Beach Road bridge, inside the City of Bonita Springs in Lee County.
None was listed or pending in the Southwest Florida MLS pull of October 27, 2026. Ask us to set an alert for the two streets.
Six county-qualified sales in 60 months ran from $1,800,000 to $2,100,000, and six MLS closings from $1,800,000 to $2,195,000, with a $1,968,750 MLS median, the mean of the middle pair.
One. The county recorded a single qualified sale in the 12 months to September 25, 2026, and the MLS one closing in the 12 months to October 27, 2026, both the January 2026 sale at $1,937,500.
The six MLS closings sold from 75.0 to 100 percent of their final list price, with a median of 88.31 percent.
Days on market ran from 22 to 162 for the six MLS closings of the last 60 months, with a median of 65.
No association appears on the Florida Division of Corporations record, checked October 17, 2026. There is no monthly fee; the City, the plat and any recorded deed restriction govern.
No. Kinleyland has no gate, clubhouse or shared amenity; its amenities are the public beaches and parks nearby.
Yes. All 30 lots touch water: 15 on the open back bay and 15 on canals.
A bay lot has the open view; a canal lot has sheltered dockage and a shorter storm fetch. FEMA maps both in AE 10 here, and six sales are too few to price the difference.
Zone AE with a 10-foot base flood elevation on FEMA panel 12071C0654G, effective November 17, 2022; one house footprint touches AE 11 at a 4.5 percent edge.
A lender requires it, because every lot is in a FEMA special flood hazard area. A cash buyer is not required to carry it but should price it.
11 feet NAVD88, the base flood elevation plus one foot, under the City’s Flood Hazard Reduction ordinance 22-05.
Yes, Lee County evacuation Zone A and storm surge zone 1.
The National Hurricane Center put maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. Ask each seller for the flood disclosure, the post-Ian permits and any substantial damage letter.
Work costing 50 percent or more of the building’s market value is a substantial improvement, and the house must then meet the current flood rules.
Built 1974 to 2019, median 1987; 16 of the 27 houses date from the 1970s and 1980s, and three from 2015 or later.
1,344 to 3,800 square feet of county heated area, median 2,221, on a median lot of 0.293 acre.
Yes. The roll shows 3 vacant lots, and the county recorded one lot sale in 60 months, $1,100,000 in April 2024. A new house needs City permits and a lowest floor at 11 feet.
35 feet above the minimum flood elevation and 40 feet absolute under Land Development Code section 4-1874(1), with no variance.
RS-1, residential single-family, on all 30 lots.
Yes, north through the back bay to Big Hickory Pass, under a bridge listed at 10 feet of clearance, or to New Pass at 30 feet, per NOAA Coast Pilot 5. Draft and tide decide the route.
Most lots have a seawall (25 on the roll), and docks are common, but the roll flags a dock on only 6 lots. Ask for the dock and lift permits.
The owner. There is no association, so each owner maintains their own seawall, dock and lift.
Yes, with a City rental permit ($100, an inspection, valid three years) and, for stays under 30 days rented more than three times a year, a state transient license and the Lee County tourist tax.
The 2025 rate in taxing district 017 was 12.7970 mills, about $24,794.19 on a $1,937,500 purchase before any exemption; the proposed 2026 rate is 12.8217.
With a loan, note stamps of $0.35 per $100 with no cap on a mortgage-secured note, and intangible tax of 2 mills; on a $1,550,000 loan that is $5,425 and $3,100, plus lender, title and recording fees.
The seller customarily pays for the owner’s title policy and chooses the closing agent; the contract controls. The buyer pays for the lender’s policy.
Yes, Plat Book 29, Page 91 of the Lee County public records, 12.89 acres. The recording date is in the plat book at the Clerk of Court.
Lee County choice zones Q, GG and South 3, whose choices include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.
Bonita Beach Park and the numbered Bonita Beach accesses are at the south end of Hickory Boulevard, a short drive; Lovers Key State Park is 10 minutes north.
Southwest Florida International Airport is 36 minutes and 25.0 miles at free-flow speed.
Yes. Every MLS closing in 60 months was above $1 million, so most financed purchases are jumbo loans, with flood insurance bound before closing.
Kinleyland offers a recorded plat, a single AE 10 flood zone and a tight $1,800,000 to $2,100,000 county range; Carolands offers more houses, larger and newer homes, building lots and listings on October 27, 2026.
Choose the agent who reads the flood, permit, seawall and title record 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 Kinleyland home valuation guide shows how we price a house here.
A Bonita Beach waterfront specialist knows which sales are true comparables for a bay or canal house, what an elevation certificate means for an older house near grade, how a seawall and dock file reads to a lender and insurer, and which pass a boat can use. A buyer who knows those answers before the offer pays for the house, not for its surprises.
We have seen small facts cost buyers money: a Kinleyland house searched by subdivision name and missed because the MLS filed it under Bonita Beach, a roll flag taken as proof of a dock, a flood quote ordered after the inspection period, a renovation budget that crossed the 50 percent line, and a boat that would not clear the Big Hickory Pass bridge. 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 Little Hickory Island guide covers the island’s sections, and our Kinleyland guide covers the sales, the flood map and the boating route.
If you are ready to buy in Kinleyland, work with the team that reads the house’s flood, permit, dock and title record before you offer and negotiates at the partner level. McGreevy and Comisar have represented Bonita Springs buyers since 2008, and we answer the water questions first.
If you’re searching for “the best buyer’s agent in Bonita Springs, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Kinleyland record, last 60 months: 6 county-qualified house sales from $1,800,000 to $2,100,000 and 6 Southwest Florida MLS closings at a $1,968,750 median, with none listed or pending on October 27, 2026. Book your Kinleyland buyer consultation or call Marc at (239) 287-5873.
If you own a Kinleyland home and are thinking of selling, whether to move up the island or off it, we price it from the recorded sales of its own street and water and assemble the flood, permit and dock file before a buyer asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Read our Kinleyland seller’s guide, request a free Kinleyland 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 Kinleyland, based in Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge. Marc leads buyer representation and negotiation; Jesse leads listings and seller strategy. The partner who shows you the house 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 Kinleyland? Call Marc at (239) 287-5873, or read how we represent buyers. Selling? Call Jesse direct at (239) 898-6072, or get a free Kinleyland 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, city, state and federal records and the statutes that set a buyer’s costs and a seller’s duties. Kinleyland sale figures are from the Lee County Property Appraiser sales file and roll and Florida Department of Revenue recorded sales through September 25, 2026, 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 Kinleyland 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 Kinleyland buyer needs it |
|---|---|---|---|
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | The 11-foot design flood elevation a new or substantially improved house must meet |
| Substantial damage and improvement notice | City of Bonita Springs | October 2022 | How the 50 percent rule is measured before you renovate |
| Ordinance 23-11, docks and shorelines | City of Bonita Springs | 2023 | Dock length and setbacks on your canal or bay frontage |
| Big Hickory Pass inlet management plan | Florida Department of Environmental Protection | June 2026 | The nearest pass from a Kinleyland dock to the Gulf |
| 2026-27 student enrollment plan | School District of Lee County | 2026-27 | The choice zones and school lists for a Kings Kew address |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What you file by March 1 of the year after purchase |
| Portability transfer DR-501T | Florida Department of Revenue | Current form | Carrying a Save Our Homes benefit from an earlier Florida homestead |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026. McGreevy and Comisar, buy your Kinleyland home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.