Canal homes with docks a short run from the Gulf: recorded prices by street, flood elevation by lot, no HOA, and the costs to expect, explained before you write an offer.
Home › Bonita Beach › Little Hickory Shores › Buy a Home in Little Hickory Shores
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Buy Your Next Home in Little Hickory Shores with the #1 Team in Southwest Florida Since 2012, Top 1% Real Estate Agents Nationally Since 2008. Little Hickory Shores is the canal and bay neighborhood of numbered streets west of West Avenue and south of Bonita Beach Road, in unincorporated north Collier County with a Bonita Springs 34134 address. Our Little Hickory Shores community guide covers it in full; this page is for buyers: what houses cost, which street and house type to choose, how the flood map, the 50 percent rule and the dock record shape an offer, and what you pay at closing. Call Marc at (239) 287-5873, or jump to your Little Hickory Shores buyer consultation.
McGreevy and Comisar are the best realtor for buying in Little Hickory Shores because we read the neighborhood from the record: every Collier County sale by street, the MLS closings the county file has not caught yet, the elevation certificate on each house and the dock and seawall rows on the roll. We are the #1 Team in Southwest Florida since 2012.
Data updated: October 2026.
We tracked all 161 parcels on the Collier roll, 33 MLS closings over 60 months, the eleven listings active on October 27, 2026 and 41 elevation certificates on the county's file, so the numbers on this page are the neighborhood's own.
Marc Comisar leads the buyer side; Jesse McGreevy negotiates. Read how we represent buyers in Southwest Florida, or our guide to the best real estate agents in Bonita Beach if you are still comparing agents. Call Jesse direct at (239) 898-6072.
A Little Hickory Shores buyer should know five things first: it is in Collier County, not Lee or the City of Bonita Springs; houses sold at a $1,234,500 MLS median over 60 months; almost every house has a dock; every tested lot is Zone AE; and there is no mandatory HOA.
Data updated: October 2026.
This buyer guide runs from how to buy and what the market looks like to streets, docks, flood and insurance, closing costs, schools and the questions buyers ask most.
You buy a home in Little Hickory Shores in 2026 in four steps: choose the street and house type, get flood and wind insurance numbers before you offer, check the elevation certificate, dock permit and seawall, then offer, inspect, insure and close, in a market with eleven listings and four closings in the past year.
Data updated: October 2026 (Southwest Florida MLS pulled October 27, 2026).
Among streets with four or more marketed closings, 60-month medians ranged from 1st Street's $1,140,000 to 3rd Street's $1,500,000. Decide early between a slab house priced near its lot, a raised slab and an elevated new house.
Ask the seller for the elevation certificate and current declarations pages; Zone AE means a federally backed mortgage requires flood insurance.
The dock, lift and seawall on the roll; the permits for them; and the depth at the dock face for your boat.
Eleven houses were active on October 27, 2026, asking $1,044,000 to $2,995,000. Call Marc at (239) 287-5873 for a personalized buyer consultation, or start your Little Hickory Shores buyer consultation. Selling first? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Inspection period, insurance contingency and a closing date that respects hurricane season.
The Little Hickory Shores market in October 2026 favors prepared buyers: eleven houses active at a $1,595,000 median ask, about 33 months of supply at the past year's pace, a 310-day 12-month median time on market and a 94.0 percent 12-month median sold-to-list ratio in the MLS pull of October 27, 2026.
Data updated: October 2026 (Southwest Florida MLS pulled October 27, 2026; Collier County recorded sales through August 17, 2026).
| Window | Closings | Median | Low | High | $ per sq ft | Sold-to-list |
|---|---|---|---|---|---|---|
| 12 months | 4 | $2,137,500 | $875,000 | $3,600,000 | $838 | 94.0% |
| 24 months | 10 | $1,587,500 | $875,000 | $3,600,000 | $733 | 90.8% |
| 60 months | 33 | $1,234,500 | $762,500 | $3,600,000 | $757 | 92.3% |
Two of the 33 closings, in December 2021 and December 2022, were entered after closing and were not marketed through the MLS; the sold-to-list ratio and days on market use the other 31.
| Street | List price | Beds/Baths | Living sq ft | Days on market |
|---|---|---|---|---|
| 1st St | $2,995,000 | 4/3(1) | 2,709 | 843 |
| 1st St | $2,699,000 | 4/3(1) | 2,980 | 90 |
| 2nd St | $1,995,000 | 4/3 | 2,036 | 7 |
| 2nd St | $1,995,000 | 4/3 | 2,036 | 7 |
| 6th St | $1,975,000 | 3/2(1) | 2,100 | 135 |
| 3rd St W | $1,595,000 | 3/2 | 1,892 | 18 |
| 5th St W | $1,499,000 | 3/3 | 2,039 | 46 |
| 1st St | $1,400,000 | 3/2 | 1,600 | 118 |
| 2nd St | $1,400,000 | 3+Den/2 | 2,155 | 102 |
| 3rd St | $1,349,000 | 4+Den/3 | 2,477 | 70 |
| 3rd St | $1,044,000 | 3+Den/2 | 1,797 | 68 |
The 2025 closings sold at an 87.3 percent median of list; one active listing had been on the market 843 days. Houses that have sat leave room.
Choose a Little Hickory Shores street by its water and its houses: 1st Street has the oldest stock and the lowest median, 3rd Street West is the bay peninsula with the highest roll values, and 6th Street West has a dock on all 27 houses; then choose between slab, raised-slab and elevated houses.
Data updated: October 2026 (Collier County roll exported August 29, 2026; Southwest Florida MLS pulled October 27, 2026).
Seven marketed 60-month MLS closings at a $1,140,000 median; three of the eleven listings; RMF-6 zoning on its north side.
2nd Street's seven closings had a $1,234,500 median, 3rd Street's nine $1,500,000.
The highest median just value on the roll, $2,333,324, the largest median house row and the 27 deeded slip lots.
6th Street West has 27 houses, every one with a dock, at a $1,422,241 median just value.
A slab on grade can sit at 4.2 feet, about six feet below its base flood elevation; raised slabs sit near 11 feet; elevated houses put living floors at 16 to 19.8 feet.
Little Hickory Shores is three Collier plats, Unit 1, Unit 2 and the Unit 3 Replat, with 91 houses, 6 duplexes, 16 vacant lots and 27 slip lots among 161 parcels, plus three condominiums inside the footprint with their own associations, including Hickory Harbour.
Data updated: October 2026 (Collier County roll exported August 29, 2026).
The numbered streets from 1st Street south; Unit 1 Block A also holds the Bonita Beach Road frontage.
The 3rd Street West peninsula with the slip lots.
Hickory Harbour closed four times in 60 months at a $570,000 median; condominium buyers deal with an association and its documents.
A slip lot recorded at $200,000 to $350,000; vacant lots at a $900,000 median.
Little Hickory Shores has no mandatory homeowners' association over its single-family lots, no HOA fee and no non-ad-valorem assessment on any house on the 2026 roll; the Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club, and old deed restrictions are a title question.
Data updated: October 2026.
No estoppel letter, no architectural review and no rental rule beyond the county's. Collier zoning and the building code set the limits.
The club formed in 1956 "to make sure deed restrictions were enforced"; we did not locate the original instruments, so the title search on your lot decides whether any still binds it.
Owning a Little Hickory Shores home costs Collier property tax at 9.4020 mills on the 2026 roll, Zone AE flood insurance, wind insurance and Collier County water and sewer; there is no HOA fee and no non-ad-valorem assessment on any house.
Data updated: October 2026 (Collier County roll exported August 29, 2026).
At a $1,500,000 purchase, non-homestead, about $14,103 a year. A homestead exemption and Save Our Homes cap help from the following January.
A $1,937 median AE policy cost in a 2021 to 2025 NFIP sample for the surrounding block group; the elevation certificate decides each house's rate.
Collier County Public Utilities for water and sewer; North Collier Fire Rescue District for fire and EMS.
In Little Hickory Shores you can build a single-family house up to 35 feet under RSF-4 with no lot-coverage cap and a lowest floor at least one foot above the base flood elevation, cannot build a guesthouse on any lot, and can rent with no minimum term after state and county registration.
Data updated: October 2026.
28 houses date from before 1979. Repairs or improvements reaching half the building's value bring the house to today's elevation.
A short-term rental needs a state license, tax accounts and a Collier registration, and collects 11 percent tax.
Eleven houses have one; a new boat house needs a Collier Planning Commission hearing.
Docks, seawalls and boating in Little Hickory Shores work on the record: the roll shows a dock on 84 of 91 houses and a seawall on 64, Wiggins Pass is about 3.4 miles south with no charted fixed bridge, the water is shallow, and no public entity dredges the canals.
Data updated: October 2026.
NOAA charts about one foot near the peninsula; the mean tide range is 0.56 feet. Measure at the dock face for your boat.
A longer dock needs a boat dock extension petition to Collier's Hearing Examiner.
Year-round Slow Speed north of the peninsula-tip line, canals included; 20 MPH south toward Wiggins Pass.
The private peninsula ramp's owner, Bonita Shores Boating Area, Inc., was administratively dissolved by the state on September 25, 2026. Access was never a deeded right of a house.
Buy in Little Hickory Shores for a dock behind the house and accept Zone AE; buy in Bonita Shores for higher ground, Zone X and a $657,000 median house. They share a developer, a club, schools and a tax rate, so the water and the flood line decide it.
Data updated: October 2026.
| Question | Little Hickory Shores | Bonita Shores |
|---|---|---|
| Dock at the house | 84 of 91 houses | none |
| Flood zone | AE | mostly Zone X |
| Ground | about 5 to 7.5 feet | median about 12 feet |
| MLS median, 60 months | $1,234,500 | $657,000 |
| Price per square foot | $757 | $433 |
| Schools | Collier | Collier |
Boaters choose Little Hickory Shores; buyers who want a lower insurance bill and price choose Bonita Shores. Our Bonita Shores guide covers the other side of West Avenue.
For a buyer, Little Hickory Shores sits in the middle of the Bonita Beach ladder: its $1,234,500 60-month MLS median is about 1.9 times Bonita Shores houses and well under Little Hickory Island's $2,900,000 and Barefoot Beach's $4,250,000, with a price per square foot near Southport on the Bay.
Data updated: October 2026 (Southwest Florida MLS pulled October 27, 2026; Barefoot Beach and Southport on the Bay rows from the pull of October 3, 2026, not refreshed).
| Community | Closings, 60 months | Median | $ per sq ft |
|---|---|---|---|
| Little Hickory Shores | 33 | $1,234,500 | $757 |
| Bonita Shores houses | 106 | $657,000 | $433 |
| Southport on the Bay | 35 | $3,450,000 | $818 |
| Barefoot Beach houses | 61 | $4,250,000 | $1,039 |
Little Hickory Shores is in Zone AE with a base flood elevation of 10 or 11 feet at every interior point we queried on Collier's map, panel 12021C0179J, effective February 8, 2024; the peninsula tip tested X500, and ground runs about 5 to 7.5 feet.
Data updated: October 2026.
The elevation certificate (Collier has 41 on file for Little Hickory Shores addresses), flood declarations and any post-Ian permits.
A floor below the base flood elevation means higher premiums and the 50 percent rule on any big renovation.
Hurricanes affect a Little Hickory Shores buyer through the record: Ian put water into homes in September 2022, USGS measured 11.20 feet NAVD88 in a 6th Street garage, 2.43 feet above the ground, and 13 house rows now date from the 2020s as the rebuild shows on the roll.
Data updated: October 2026.
Ten elevation certificates carry post-Ian permit numbers from 2022 to 2024; at least five lots sat with a dock but no house on the 2026 roll.
Collier Evacuation Zone A, the first ordered out; Bonita Beach Road is the only road out.
Insurance in Little Hickory Shores works around Zone AE: a federally backed mortgage requires flood insurance, a Citizens wind policy inside the flood hazard area requires it too, Collier's Class 5 rating cuts eligible flood premiums 25 percent, and new houses are designed for a 161 mph wind.
Data updated: October 2026.
AE median costs in the block-group sample ran $1,163 in 2021 and $2,174 in 2025, against a $6,369 median full-risk premium, so expect discounted policies to rise.
A wind mitigation inspection on form OIR-B1-1802 documents the roof and openings that earn credits.
Bind both before closing, and get the quotes during the inspection period, not after it.
Inspect a Little Hickory Shores home with a coastal checklist: the elevation certificate against the base flood elevation, the seawall and dock, the roof and openings for wind credits, Ian repairs and their permits, and the Collier permit record for every addition.
Data updated: October 2026.
Seawall cap and panels, dock pilings and lift, roof age, impact openings, slab cracks and signs of flood repair.
Collier issues the permits here, not Bonita Springs; match each addition and repair to a permit.
A Little Hickory Shores buyer usually pays the owner's title policy, because in Collier County the buyer customarily pays it, plus the note stamps and intangible tax on a mortgage; the seller customarily pays the deed stamps. The purchase contract controls who pays each line.
Data updated: October 2026.
| Line | Amount | Basis |
|---|---|---|
| Owner's title premium (customarily the buyer's in Collier) | $6,325 | promulgated rate |
| Note documentary stamps | $3,500 | $0.35 per $100 |
| Intangible tax on the mortgage | $2,000 | 2 mills |
| Deed documentary stamps (customarily the seller's) | $10,500 | $0.70 per $100 |
No note stamps or intangible tax; the title policy and recording still apply.
After you buy in Little Hickory Shores the property is reassessed at just value the next January 1, so your bill is usually higher than the seller's: the median homesteaded house carries a $457,965 Save Our Homes benefit worth about $4,306 a year that ends at sale.
Data updated: October 2026.
Moving from another Florida homestead, you can carry up to $500,000 of benefit.
A second home pays the full 9.4020 mills on assessed value, reassessed at just value at each sale.
Since the August 2024 national settlement practice changes, a buyer signs a written buyer-broker agreement before touring, and buyer's agent compensation is negotiable and disclosed. We explain the agreement, the compensation and who pays before you tour a Little Hickory Shores house.
Data updated: October 2026.
A written agreement that states the compensation and the term.
A seller may agree to pay some or all of it; we ask in the offer.
Financing a Little Hickory Shores home usually means a jumbo loan at the $1,234,500 median, flood and wind insurance bound before closing, and an appraisal that needs street-matched comparables from about four closings a year; the lender will want the elevation certificate early.
Data updated: October 2026.
Most purchases here are above conforming limits; portfolio lenders can be more flexible on older coastal houses.
Thin data means the appraiser may reach outside the neighborhood; we hand over the street-matched closings.
Little Hickory Shores is zoned to Collier County Public Schools: Naples Park Elementary, North Naples Middle and Aubrey Rogers High, per the district's own address tool for the 2026-27 and 2027-28 school year codes, with no pending rezoning on the district's tool.
Data updated: October 2026.
| Level | School | Drive from 2nd Street |
|---|---|---|
| Elementary | Naples Park Elementary School | 12 minutes, 6.3 miles |
| Middle | North Naples Middle School | 15 minutes, 7.5 miles |
| High | Aubrey Rogers High School | 16 minutes, 7.7 miles |
A Bonita Springs address does not make a child eligible for Lee County schools.
Daily life in Little Hickory Shores means a dock behind the house, quiet numbered streets that end at the water, no gate, a volunteer club on West Avenue and the Gulf beach four minutes away by car; 43 of 91 houses are homesteaded, so full-time and seasonal owners share the streets.
Data updated: October 2026.
Bonita Beach Park is 1.5 miles and four minutes from 2nd Street; Barefoot Beach Preserve and Delnor-Wiggins Pass State Park are to the south.
The Bonita Shores Club at 315 West Avenue runs events such as a Friday morning mahjongg group; membership is voluntary.
No community pool, no golf, no streetlights and no Gulf frontage.
Little Hickory Shores is four minutes from Bonita Beach Park, 12 minutes from NCH North Naples Hospital, 13 minutes from Coconut Point, 26 minutes from Fifth Avenue South in Naples and 34 minutes from Southwest Florida International Airport, by free-flow drive time from 2nd Street.
Data updated: October 2026.
| Destination | From 2nd Street |
|---|---|
| Bonita Beach Park | 4 min, 1.5 mi |
| NCH North Naples Hospital | 12 min, 6.8 mi |
| Coconut Point, Estero | 13 min, 7.0 mi |
| Lovers Key State Park | 13 min, 6.3 mi |
| Fifth Avenue South, Naples | 26 min, 14.8 mi |
| Southwest Florida International Airport | 34 min, 23.8 mi |
Little is being built near Little Hickory Shores: nothing is programmed on the Bonita Beach Road frontage, a 2026 Wiggins Pass maintenance dredge went to bid, a preliminary FEMA flood map is pending, and a 2025 county interpretation found docks permitted on a Lely Barefoot Beach tract across Little Hickory Bay.
Data updated: October 2026.
The new flood map when it becomes effective, and dock growth on the same water.
We negotiate for you in Little Hickory Shores with the record: the closing on the same street and house type, the days a listing has sat, the elevation certificate and the insurance quote, and the dock and seawall condition, so price, terms and credits rest on facts. We are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026.
Anchor to the street comparable, not the year's median.
Insurance contingency, inspection period and a closing date outside peak storm weeks.
Seawall and roof findings become credits or repairs before closing.
Buying in Little Hickory Shores brings a dock at the house, Gulf access without a fixed bridge, no HOA and Collier schools, against Zone AE flood insurance, Evacuation Zone A, shallow water and older houses that may face the 50 percent rule.
Data updated: October 2026.
A dock on 84 of 91 houses; Wiggins Pass about 3.4 miles south; no HOA fee; four minutes to the beach.
Zone AE everywhere tested; Ian water in 2022; about one foot of charted depth near the peninsula; no public canal dredging.
If you are selling a home to buy in Little Hickory Shores, we can sequence both: price your current home on its record, carry up to $500,000 of Florida homestead benefit by portability, and time the purchase. Call Jesse direct at (239) 898-6072.
Data updated: October 2026.
Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or read our Little Hickory Shores home valuation guide and seller guide.
A Little Hickory Shores buyer consultation with McGreevy and Comisar covers your street and house type, the eleven active listings, the closest closings, flood and wind insurance, the dock and seawall and your offer strategy. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Data updated: October 2026.
We send new Little Hickory Shores listings as they appear, labelled by street and house type.
Buyers describe a team that listens and does the research. McGreevy and Comisar is a top-reviewed Little Hickory Shores realtor; we publish no aggregate score.
★★★★★ "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
★★★★★ "We have been working with Jesse off and on for the last 5 years. Our situation was a bit unique as we have been in and out of a holding pattern relating to our relocation to SW FL. Jesse has always been responsive and very honest about every property or situation that we have entered. Eventually this relocation will happen and all the work he has put in will pay off." Verified Zillow review
★★★★★ "Marc demonstrated much expertise in the real estate market of sw fla. He communicated readily and returned calls promptly. For me what separated Marc from other realtors was his ability to asses our particular needs , find the right match for house and community, and his support throughout the process of locating, buying, and closing on our property. I worked with many realtors and I truly feel that Marc is the best.thankyou Marc we are so happy in our new home and in our new community. You were so right-a goodness of fit for us!!!" Verified Zillow review
Little Hickory Shores buyers ask what houses cost, which county it is in, whether there is an HOA, how boats reach the Gulf, what the flood map shows, what they pay at closing and which schools serve it. The answers come from the Collier County record and the MLS.
Data updated: October 2026.
A $1,234,500 MLS median over 60 months; $757 per square foot.
$875,000 in the last 12 months; $762,500 over 60 months.
$3,600,000 in August 2026, for a 3,362 square foot house on 6th Street West.
Eleven on October 27, 2026, at a $1,595,000 median ask.
A 92.3 percent median sold-to-list over 60 months.
A 310-day median for the 12-month closings.
Collier County, unincorporated.
No, though the mailing address is Bonita Springs 34134.
No. Bonita Shores is the dry grid east of West Avenue.
No mandatory association over the single-family lots.
None.
No; the streets are public county streets.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High.
Zone AE at every interior point we tested.
Yes with a federally backed mortgage.
10 or 11 feet NAVD88.
Collier Evacuation Zone A.
161 mph for a typical house.
35 feet under RSF-4.
Yes, to today's elevation.
Repairs or improvements reaching half the building's value require the whole house to meet today's elevation.
No; Collier requires 43,560 square feet and no lot here is that large.
Yes, with no minimum term, after state and county registration.
Yes, 84 of 91.
Yes, south through Wiggins Pass, about 3.4 miles.
Shallow; measure at the dock face.
Slow Speed year-round north of the peninsula-tip line; 20 MPH to the south.
Yes; slip lots recorded at $200,000 to $350,000.
9.4020 mills on the 2026 roll; a $10,925 median bill on the houses.
The owner's title policy, customarily the buyer's in Collier, plus mortgage stamps and intangible tax.
In Collier County, customarily the buyer.
Yes, a written buyer-broker agreement before touring.
Collier County Public Utilities.
34 minutes, 23.8 miles.
NCH North Naples Hospital, 12 minutes.
The dock and the flood zone; see the decision table above.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Marc at (239) 287-5873.
McGreevy and Comisar are the team behind this Little Hickory Shores buyer guide, headquartered in Bonita Springs. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar represent buyers from the public record.
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).
You can also read more about McGreevy and Comisar and see our team at DomainRealtyGroup.com.
Every figure on this Little Hickory Shores page traces to a source below: Collier County's own map services, codes and records, Florida statutes and rules, state and federal agencies, the Southwest Florida MLS and our own analysis of the county record. Primary sources come first. Records whose address carries a parcel or account number tied to a private owner are cited in words only, and the Collier County Property Appraiser's website is not linked.
County records, MLS and our own analysis
Collier County maps, codes and plans
Florida statutes, rules and state agencies
Federal agencies
Community, civic and other
These Little Hickory Shores documents are published by Collier County, Florida agencies and federal agencies. Each link opens the issuing authority's own copy, so you read the version on file; a title commitment, survey, elevation certificate for your address and permit history for a specific lot come from those offices directly.
| Document | Issuer | Link |
|---|---|---|
| Zoning atlas sheet 8505N (Little Hickory Shores and Bonita Shores) | Collier County Growth Management | Open |
| Building Block A-133, compliance with ASCE 24 (flood elevation rules) | Collier County Building Review | Open |
| 2026 Flood Protection Newsletter (50 percent rule, CRS class) | Collier County Floodplain Management | Open |
| Future Land Use Element, as amended by Ordinance 2024-46 (Policy 4.8) | Collier County | Open |
| Coastal Advisory Committee packet, December 12, 2024 (Wiggins Pass permits) | Collier County | Open |
| Official Interpretation PL20250005504 (docks in Little Hickory Bay) | Collier County | Open |
| Wiggins Pass inlet management plan | Florida Department of Environmental Protection | Open |
| U.S. Coast Pilot 5, Chapter 4 (Wiggins Pass, Big Hickory Pass, New Pass) | NOAA Office of Coast Survey | Open |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | Open |
| Hurricane Irma Tropical Cyclone Report | National Hurricane Center | Open |
| Collier MPO 2050 Long Range Transportation Plan | Collier Metropolitan Planning Organization | Open |
| Tourist tax registration application | Collier County Tax Collector | Open |
| Vacation rental license application (HR-7028) | Florida DBPR | Open |