We price a Pelican Pointe condo from recorded sales and request the budget, the assessment ledger 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
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condo in Pelican Pointe at Bonita Beach, the ten-residence Gulf-side condominium at 26130 Hickory Blvd on Little Hickory Island. Pelican Pointe sits inside the City of Bonita Springs, belongs to our Bonita Beach coverage, and our Pelican Pointe at Bonita Beach guide carries the full building record behind this page.
This is the Pelican Pointe at 26130 Hickory Blvd, Bonita Springs, Florida 34134. It is not Pelican Point in Naples or Cape Coral, not Pelican Pointe Beach Homes in Indian Shores, and not Pelican Landing in Bonita Springs, which is a separate community.
The short version for a condo buyer is this. The county recorded one qualified Pelican Pointe sale in the last 60 months, $1,375,000 on April 14, 2023, and none in the last 36 months, so no window reaches the 10 sales a median needs and this page states no median. The association has not published a fee schedule, rental rules or pet rules that we could find. FEMA maps the building in Zone AE at a base flood elevation of 11 feet, and our overlay puts about 14 percent of the footprint in Zone VE at 13 feet. The building dates to 1983, so Florida’s milestone inspection and reserve study rules apply. None of that is a reason to walk away from one of the largest two-bedroom condos on the Gulf side of this strip, and all of it is a reason to read the documents before you offer.
We wrote this page the way we would brief a buyer we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, pulled October 3, 2026, is labelled by source and never estimated.
To buy a condo in Pelican Pointe at Bonita Beach in 2026, choose the size you want, price it from the nearest recorded sales, request the declaration, budget, reserve study and estoppel certificate before you offer, get a flood and wind quote for the exact address, and sign a written buyer agreement before touring.
The order matters because Pelican Pointe is ten large homes in one building, and a sale history that thin cannot price a unit by itself. Two sizes of home dominate: five A-line homes of 1,860 square feet and four B-line homes of 1,643 square feet, plus one B-line home of 1,890 square feet. We build the picture for the size you want before you tour, and the Pelican Pointe at Bonita Beach guide holds the full association record.
These are the facts a Pelican Pointe condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state and federal records, and each explained in the section that covers it.
Pelican Pointe 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 fee stack to the documents, the flood map, the comparison with Ambassador, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Pelican Pointe at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Pelican Pointe at Bonita Beach Buyer’s Agent?
What Is the Pelican Pointe at Bonita Beach Condo Market Like for Buyers Right Now?
Which Pelican Pointe Condo Fits Which Buyer?
What Will I Pay to Own a Pelican Pointe Condo at Bonita Beach?
What Should I Check in the Pelican Pointe Condominium Documents?
What Are the Pelican Pointe Condo Rules on Leasing, Pets and Approvals?
Is Pelican Pointe at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits and the Storm Record Show at Pelican Pointe Since Hurricane Ian?
What Do the Milestone Inspection and Reserve Study Rules Mean for a Pelican Pointe Condo Buyer?
What Does a Ten-Unit Condominium Mean for a Pelican Pointe Buyer?
Can I Finance a Pelican Pointe Condo at Bonita Beach?
What Will My Property Taxes and Closing Costs Be on a Pelican Pointe Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Pelican Pointe at Bonita Beach?
What Is Daily Life Like at Pelican Pointe at Bonita Beach?
What Could We Not Verify About Pelican Pointe Before You Buy?
Pelican Pointe vs Ambassador: Which Condo Should You Buy?
How Does Pelican Pointe Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Pelican Pointe?
How Do I See Pelican Pointe Condos for Sale at Bonita Beach?
How Do I Get a Personalized Pelican Pointe Condo Buyer Consultation?
Buying a Winter Home at Pelican Pointe: What Seasonal Condo Buyers Should Know
What Pelican Pointe Buyers Say About Working With Us
Frequently Asked Questions, Pelican Pointe at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Pelican Pointe? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
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 Pelican Pointe condo buyers with the same county-record data we use to price listings. We show you what each size recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo in Pelican Pointe 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 in a very small building. 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 Pelican Pointe buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a home to buy here? Our Pelican Pointe home valuation and Pelican Pointe seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
We will not tell you Pelican Pointe’s current fees, its rental rules or its pet rules, because none of them is in a public document we could read. We will not call a unit outside the flood zone from the street, and we will not price your purchase from the building’s single most recent sale. 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.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). What we bring a Pelican Pointe buyer is the record itself: we tracked every one of the 7 Pelican Pointe sales in the county record since 2009, every one of the 10 unit parcels on the Lee County roll, and every public record we could find on the association, before writing any advice here.
Pelican Pointe at Bonita Beach recorded one qualified condo sale in Lee County’s county record in the 60 months since October 2021, a $1,375,000 sale on April 14, 2023. No window up to 60 months holds the 10 sales a median needs, so we list every sale and state no median. These are county records, not MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Our method is to lead with the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales. None does at Pelican Pointe: the 12-, 24- and 36-month windows hold none, and the 60-month window holds one. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export. The roll keeps each unit’s last four sales with exact dates and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and only partial before 2009.
Window | Qualified sales (n) |
|---|---|
Last 12 months, since October 2025 | 0 |
Last 24 months, since October 2024 | 0 |
Last 36 months, since October 2023 | 0 |
Last 60 months, since October 2021 | 1 |
Seven qualified sales since 2009, the complete part of the record | 7 |
All recorded history in the file, since February 1986 (a count of what the file holds, not a claim of every sale ever) | 18 |
The all-history line is a count and nothing more. We never use it as a price signal, because eleven of the 18 sales are dated February 1986 to August 1995 and a number that mixes those with 2023 would not describe today’s market.
Here is the one qualified sale in the leading window, with the building address only. It rests on a single home, and we do not treat it as a building average.
Date | Building address | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|
Apr 14, 2023 | 26130 Hickory Blvd | 2 bed, 2 bath | 1,643 | $1,375,000 | $836.88 |
Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries deed consideration, which is the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale. We never average them.
These figures come from the Southwest Florida MLS, pulled October 3, 2026. Closed sales: none in the 12 months to that date and one in the last 60 months, unit 2B, which closed on April 14, 2023 at $1,375,000, $20,000 under its final list price of $1,395,000, with no days-on-market count in its entry. Active listings: one, unit 1B at $825,000, 11 days on the market, with none pending. One sale gives no median or sale-to-list ratio, and there were no closings in the last 12 months to measure months of supply against. We are not estimating any of this from the county record, because the two sources measure different things.
Because one sale cannot set a market, here is every qualified sale since 2009, the part of the county record that is complete. Seven is under 10, so we state no median and no average for these.
Date | Building address | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|
Apr 19, 2013 | 26130 Hickory Blvd | 1,643 | $625,000 | $380.40 |
Oct 2, 2014 | 26130 Hickory Blvd | 1,860 | $630,000 | $338.71 |
Sep 27, 2017 | 26130 Hickory Blvd | 1,890 | $725,000 | $383.60 |
Mar 1, 2019 | 26130 Hickory Blvd | 1,643 | $750,000 | $456.48 |
Oct 8, 2020 | 26130 Hickory Blvd | 1,860 | $760,000 | $408.60 |
Oct 22, 2020 | 26130 Hickory Blvd | 1,890 | $1,270,000 | $671.96 |
Apr 14, 2023 | 26130 Hickory Blvd | 1,643 | $1,375,000 | $836.88 |
The prices fall into two groups. Five sales from 2013 to October 8, 2020 sit between $625,000 and $760,000, and two, on October 22, 2020 and April 14, 2023, sit at $1,270,000 and $1,375,000. The per-square-foot ratios use each home’s own heated area from the county roll, which is the county’s number and not the declaration’s, so ask for the home’s own figures in the disclosure package.
Three records show what we set aside. A March 2017 transfer of $462,500 on an 1,860 square foot home carries transfer code 16, which the county’s list defines as a transfer of less than 100 percent undivided interest, so it is not a full-home price. The February 20, 2024 transfer of $1,285,000 was coded 01 in the county’s 2024 sales file and 03 in its 2025 file and on the current roll, and code 03 is qualified at transfer but with the physical property characteristics changed significantly afterward or included at transfer. The April 14, 2023 sale is counted because the 2023 file and the current roll carry code 01, but the county’s 2024 file shows the same deed with code 37, which the list defines as a property not exposed to the open market. We count it and flag it, and a careful appraiser would weigh it with the 2024 transfer. The county’s transfer-code list is the key to every code.
The 1,890 square foot home is in the qualified record twice: a sale on September 27, 2017 at $725,000 ($383.60 per heated square foot) and a sale on October 22, 2020 at $1,270,000 ($671.96 per heated square foot). That is a gain of $545,000, or 75.2 percent, in 3.1 years. This is a public-record sale, not one of ours, and the county file does not say why the price moved, what work was done or who paid which closing cost. A rise like that often means a renovation sits between the two sales, so a buyer of a home that sold at a high level should ask what was done and with what permits.
Pelican Pointe condos come in three sizes, all two bedrooms and two baths on the county roll: five A-line homes of 1,860 square feet, four B-line homes of 1,643 square feet and one B-line home of 1,890 square feet. The ten homes sit two to a level on five numbered levels, so the choice is mostly size and level.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Line | Homes | Heated sq ft each | Bedrooms and baths | 2026 roll just value each |
|---|---|---|---|---|
A | 5 | 1,860 | 2 and 2 | $805,518 |
B | 4 | 1,643 | 2 and 2 | $735,635 |
B (largest) | 1 | 1,890 | 2 and 2 | $903,922 |
Total | 10 | 17,762 | $7,874,052 |
The county’s building record carries an effective area of 17,762 square feet, and the home figures add to exactly that number: five at 1,860 is 9,300, four at 1,643 is 6,572, and one at 1,890 brings the total to 17,762. The average home is 1,776 square feet, and an average level holds 3,552 square feet of heated space. The county gives every A-line home the same roll value and every 1,643 square foot B-line home the same value, which tells us the roll values homes by size and line and not by condition or level. A roll value is an appraisal basis and not a price, a floor or a ceiling.
Pelican Pointe suits a buyer who wants a large two-bedroom Gulf-side condo in a very small building, accepts a 1983 building and will read the governing documents carefully before offering. It does not suit a buyer who needs a published fee schedule on day one, a resort-style amenity package or a building that is clearly outside the coastal high-hazard zone. It also does not suit anyone who expects a deep pool of recent sales to price against.
Owning a Pelican Pointe condo costs the price plus a regular association assessment that is not published, any special assessment, property tax, your own condo insurance and closing costs. We state no dollar figure for the assessment, because no budget or fee schedule for this ten-unit association is public. The estoppel certificate gives the exact amount owed on a home.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Two neighbors publish their assessments, and neither figure is Pelican Pointe’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.28 mile from Pelican Pointe, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for Pelican Pointe, whose homes are larger than either neighbor’s two-bedroom units.
The estoppel certificate states the assessment, any special assessments, any amounts owed and the parking space number. Under Florida Statutes section 718.116 the association may charge 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 its estoppel certificate fee schedule. In the largest case those add to $597 (299 + 119 + 179). The contract says who pays, so we put it in writing before you offer.
If the declaration requires board approval of a sale or lease, section 718.112(2)(k) lets the association charge a transfer fee of no more than $150 per applicant. If the declaration does not require approval, the statute allows no transfer fee at all. Whether Pelican Pointe requires approval is a question for the declaration, covered below.
We found no public record of a special assessment at Pelican Pointe, and we state none. The record of one, if there is one, is in the board minutes and the estoppel certificate. Ask the board in writing whether any assessment is approved, proposed or being discussed, and ask what repairs the building has done since 2022. In a ten-unit building one assessment resets a buyer’s monthly math, so the question belongs before the offer and not after it.
Before you offer on a Pelican Pointe condo, read the declaration, articles, bylaws, rules, the current budget and financial statement, the reserve study, the milestone inspection summary and the insurance certificate. None is posted publicly, so we request them through the seller. The county roll cites the declaration at Official Records Book 1877, Page 0943, which we have not read.
Under Florida Statutes section 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. Any purported waiver of that right is of no effect. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them. The state’s condominium frequently asked questions summarize your rights.
Pelican Pointe’s rental rules, pet rules and approval requirements are not published, and we state no minimum lease, pet limit or approval step. The declaration is the source, and we have not read it. Neighboring buildings whose documents we could read set a 30-day minimum lease, but Pelican Pointe may differ, so ask before you assume a rental plan.
Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1983 building whose rental rules may have changed several times, the history of the amendments, not just the current text, decides whether a rule binds a particular owner, and that includes you once you buy.
Pelican Pointe’s pet rule is not published, so we state no limit. Neighbors that publish theirs limit owners to one small pet or one pet carried or leashed, and bar pets in rented units, but a neighbor’s rule says nothing about this building. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request. Read the declaration and rules for the pet clause, and ask about any weight limit, the number allowed and whether tenants may keep pets.
Whether the board must approve a buyer is set by the declaration. 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. A transfer that skips the step can be voidable. Neighboring buildings show the range: our Casa Bonita Grande guide documents a building where the declaration 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. Pelican Pointe may be the same, shorter, longer or have no approval at all.
Ask the association whether it requires approval of a sale or a lease, the notice period, the application, the fee, the interview requirement if any, and the board’s deadline to act. Put the answers in the contract’s closing timeline, because a cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied.
Pelican Pointe is in FEMA flood zone AE, base flood elevation 11 feet, at the county’s point for the unit parcels, and about 14 percent of the building footprint, along the Gulf edge, falls in zone VE, base flood elevation 13 feet, by our overlay. The building is in Lee County evacuation Zone A, and we publish no premium.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 1, 2026; Lee County Property Appraiser building footprint)
We queried the FEMA National Flood Hazard Layer, the same data the FEMA Flood Map Service Center displays, at the building on October 1, 2026. At the county’s coordinate for the unit parcels, and at points 8 meters north and 8 meters south of it, the layer returns zone AE with a base flood elevation of 11 feet. At a point 8 meters west of that coordinate, toward the Gulf, it returns zone VE with a base flood elevation of 13 feet, and it returns VE 13 at the coordinate for the common-area parcel as well. The zone boundary therefore runs through the building site, with the Gulf side in VE and the road side in AE. The layer’s FIRM panel for the point is 12071C0651G, effective November 17, 2022.
Overlaying the county’s building footprint (522.1 square meters) on the FEMA zone polygons, 14.0 percent falls in VE 13 and 86.0 percent in AE 11. We call this our overlay and not a FEMA determination, because the two sources carry their own positional error, so a surveyor’s elevation certificate is the document that counts.
The federal FloodSmart program and the Lee County flood information page both explain how a zone drives the coverage a buyer’s lender requires. A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who is asking and which rule applies, and we do not state which one governs Pelican Pointe. A buyer’s insurance agent and lender should run the address through their own flood zone determination, and the association’s elevation certificate and flood policy are the right documents to ask for. The share in the VE part is smaller here than at some neighbors, and a smaller share is no guarantee of a different rating.
No source we could read gives a premium for Pelican Pointe, so we state none. The association’s master policy is the principal building insurance, and Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance, with the replacement cost used to set the amount based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and yours begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. Ask for the master policy declarations page, then get an HO-6 and flood quote for the exact address before your inspection period ends.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 10 units that ceiling would be $2,500,000 (10 times $250,000). The county’s estimated value for the building is $7,874,052, so the federal ceiling would equal about 32 percent of that appraisal basis (2,500,000 divided by 7,874,052 is 0.317). The county’s number is not a replacement cost, so the comparison is a prompt and not a finding. Whether Pelican Pointe carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.
We found no public damage, claim or repair record specific to Pelican Pointe for Hurricane Ian, Helene or Milton, and the sources we read for this page carry no permit list for the building. Hurricane Ian’s surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, so ask the seller for the repair history.
Data updated: October 2026 (National Hurricane Center, U.S. Geological Survey and Lee County sources read October 1, 2026)
The closest survey mark to Pelican Pointe is about 117 meters, or 0.07 mile, away, on a wall inside the Hickory Island center, and it reads 11.7 feet NAVD88, 5.2 feet above the ground at that spot, with the survey’s top quality rating. The 11.7 foot mark is 0.7 foot above the 11-foot base flood elevation that applies to most of Pelican Pointe’s footprint (11.7 minus 11) and 1.3 feet below the 13-foot elevation that applies to the Gulf edge (13 minus 11.7). Because the marks are at other buildings, that is a comparison of datum and not a statement of what the water did at Pelican Pointe. It does show that Ian’s water at the strip was in the same range as the map’s base flood elevations.
The City of Bonita Springs 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. A building that crosses either line must be raised to the design flood elevation, which the City sets at the FEMA base flood elevation plus one foot, 12 feet in the AE area and 14 feet in the VE area at Pelican Pointe. The City’s substantial damage and substantial improvement notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period. For a condominium, the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can. If a future storm damages the building badly, the test is made against the whole structure, and a building that fails it must be elevated or rebuilt to current flood standards, which in our judgment is rarely practical for a mid-rise building of this age. That is a risk to understand, not a prediction.
Ask the seller for every permit and approval for work done to the home, the association’s repair and claim history since 2022, and what the building’s ground level lost. The City of Bonita Springs holds permit records, and a records request is the route when a seller’s file is thin. A home whose price rose sharply between two recorded sales, as one did here in 2017 and 2020, deserves the closest look at what was done and whether it was permitted.
Under Florida Statutes section 553.899, a building of three or more habitable stories like Pelican Pointe, built in 1983, needed its first milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading. The association’s actual status is not published, so a buyer should request both documents.
Data updated: October 2026 (Florida Statutes sections 553.899 and 718.112, read October 1, 2026)
The county year built is 1983, and 1983 plus 30 is 2013. 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 roll and the footprint show five or six stories, so the three-habitable-story threshold is met whichever count is right. The statute lets a local enforcement agency set a 25-year interval in places such as salt-water locations, and that option does not change Pelican Pointe’s result because 30 years has long passed.
Florida Statutes section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings of three habitable stories or more. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025, and the statute puts an outside date of December 31, 2026 on an association that combines the study with a milestone inspection due on or before that date. The study covers items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and the association’s structural reserves must be based on its findings. A committee summary of House Bill 913 of 2025 describes the legislation behind the current deadlines.
The state’s condominium inspection and milestone page and its structural integrity reserve study reporting page are where reports are filed. The statute makes the association responsible for the costs of the milestone inspection that relate to the parts of the building it maintains, and a ten-unit association shares those costs among ten owners. An inspection or study that costs $50,000 is $5,000 per home if shared equally (50,000 divided by 10). That is an illustration of scale and not an estimate for this building, whose costs depend on its size, its condition and the engineer’s scope. The costs of any repairs the study finds are the larger exposure, which is why the study’s findings belong in a buyer’s file before an offer.
A ten-unit condominium means every Pelican Pointe owner is a tenth of the vote and, if shares are equal, a tenth of every bill. That makes owner participation, a single owner’s delinquency and one large repair far more consequential than in a big community, which is why the association’s documents matter more here.
If the declaration divides shares equally, each Pelican Pointe owner holds 10 percent of the common elements and of the expenses. One home that stops paying its assessment would leave a gap of 10 percent of the budget (1 divided by 10), against 0.5 percent in a 200-unit community (1 divided by 200). The estoppel certificate shows whether the home you are buying is delinquent, and the association’s financial statement shows the building-wide picture.
A Pelican Pointe condo can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance and milestone status will be questioned, and a very small association may answer slowly, so we ask the manager early for the condominium questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and the status of milestone and reserve study items. Condominium projects with unfinished safety repairs or a large unresolved special assessment can narrow the pool of financed buyers, which is one more reason to get the project’s documents before you commit. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
A home in FEMA Zone AE at an 11-foot base flood elevation is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. With the footprint straddling AE and VE, the lender’s flood determination matters, so we ask for it early. The association’s flood policy limit matters to lenders as well, so ask the manager for the declarations page. Get pre-approved before you tour, ask how long the condominium questionnaire takes, and expect the lender to ask about special assessments. A cash buyer skips the questionnaire and still needs the same documents.
Property tax on a Pelican Pointe condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment and resets to market value after a sale, so never carry the seller’s bill forward. At the $1,375,000 recorded price, one mill of tax is $1,375.00 before exemptions, and the seller customarily pays $9,625.00 of deed stamps.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Department of Revenue tax rates, retrieved 1 Oct 2026)
The roll at leepa.org shows each unit’s assessed value, exemptions and taxing authorities, including the City of Bonita Springs. The 2026 roll’s just values run from $735,635 to $903,922 per home, and with no homestead exemption on any home the taxable value equals the just value. A change of ownership resets the assessment to market value, so a buyer’s tax bill is based on what the county does next and not on those figures. We do not publish a millage rate here, because we did not confirm the taxing district’s current millage for the building, and a made-up rate would mislead you. Each mill is $1 for every $1,000 of taxable value, so the table below shows the dollar value of one mill at three recorded prices.
The three prices are recorded qualified sales: $750,000 on March 1, 2019, $1,270,000 on October 22, 2020 and $1,375,000 on April 14, 2023. The financed columns assume 20 percent down, which is our example and not a recommendation, and the rates are the Florida Department of Revenue’s published rates for mortgage documentary stamps (35 cents per $100 of the amount secured) and the nonrecurring intangible tax (2 mills on the amount secured).
Item | $750,000 (2019 sale) | $1,270,000 (2020 sale) | $1,375,000 (2023 sale) |
|---|---|---|---|
Deed stamps at $0.70 per $100, customarily the seller’s | $5,250.00 | $8,890.00 | $9,625.00 |
One mill of property tax (before exemptions) | $750.00 | $1,270.00 | $1,375.00 |
Loan with 20 percent down | $600,000 | $1,016,000 | $1,100,000 |
Mortgage documentary stamps at $0.35 per $100 | $2,100.00 | $3,556.00 | $3,850.00 |
Nonrecurring intangible tax at 2 mills | $1,200.00 | $2,032.00 | $2,200.00 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, the estoppel fee, any Pelican Pointe application or transfer fee and any special-assessment installment that falls after closing. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, and the contract controls both. Your lender’s Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
Data updated: October 2026 (National Association of Realtors guidance)
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state in conspicuous language that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first Pelican Pointe 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. Start your Pelican Pointe buyer consultation or Call Marc at (239) 287-5873.
The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so the district’s school locator, run against 26130 Hickory Blvd, controls the answer. We read the strip as elementary zone Q and middle zone GG, which we label inferred, and we do not rely on it for a decision.
Daily life at Pelican Pointe runs on Hickory Blvd, the only road on Little Hickory Island. The Gulf is on the building’s side of the road, two public county beach accesses sit along the same street, and groceries and medical care are on the mainland via Bonita Beach Road. The airport is about 25 to 27 miles away by our map-routing estimate.
Lee County Parks and Recreation closed the parking 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 on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County pages for Access 1 and Access 10 describe the details. WGCU reported the closures, and the County’s unified parking payment notice describes paid parking at the sites that remain open. We checked the County pages on October 1, 2026.
By street number, the two county accesses nearest Pelican Pointe at 26130 Hickory Blvd are Access 10 at 26082 and Access 9 at 26220, one on each side of the building. We have not measured the walk. Access 10 is the one whose parking closed on September 8, 2026, so a guest who planned to park there will not be able to. Access 9 is one of Accesses 2 through 9, which the County’s page says are free to park, do not allow pets, fires or grilling, and carry a notice that the beaches have not been restored to pre-Ian conditions and that debris can wash onshore and be hidden by sand, so beach shoes are advised. The Access 2 through 9 page does not mention a closure for Access 9, and a visitor should check the County page the day they go. The County’s Bonita Beach access list and the City’s beach access page show the full set.
Pelican Pointe sits between two neighbors. Silver Sands of Bonita Beach, at 26140 Hickory Blvd, is about 0.03 mile away by straight line from the county roll coordinates, and Sea Isles, on the bay side of the road at 26131, is about 0.09 mile away. The Casa Bonita buildings and Seascape lie north along Hickory Blvd, and Ambassador and The Egret lie south. The sense of place is a quiet Gulf-front block of ten homes on a street of much bigger buildings, and not a resort campus.
We could not verify the Pelican Pointe declaration, rules, budget, assessment, reserve study, milestone summary, master policy or current manager, because no public copy turned up, and we state no number for any of them. Each gap below names the document that settles it, and we would rather publish a gap than fill it with a guess.
Open question | What would settle it |
|---|---|
Regular assessment and what it covers | The current budget and the estoppel certificate |
Special assessments, approved or proposed | Board minutes and the estoppel certificate |
Rental term, pet rule, board approval, right of first refusal | The declaration, bylaws and rules |
Milestone inspection and reserve study status | The inspector’s summary, the reserve study, or the association’s written statement |
Master policy carrier, limits and deductible | The insurance certificate and declarations page |
Who manages the building today | The estoppel certificate or a written request to the association |
Pool, parking, storage and any beach path | The declaration, plat and rules |
Storm damage and repairs since Ian | Board minutes, repair and claim history, City permit records |
The building’s zone for flood insurance | A surveyor’s elevation certificate or a FEMA letter of map change |
Story count and lowest residential level | The plans and the certificate of occupancy |
Choose Pelican Pointe if you want a ten-unit Gulf-side building with large two-bedroom condos of 1,643 to 1,890 square feet and accept a thin sales history and unpublished documents. Choose Ambassador, a 60-unit 1982 building with 1,203 to 1,263 square foot homes, for a deeper sales record and a larger owner base sharing the costs.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Ambassador is a 60-unit Gulf-side condominium south of Pelican Pointe on Hickory Blvd, and buying there has its own page, Buy a Home in Ambassador at Bonita Beach. The yardstick for every row below is the county’s qualified recorded sales over the first window of 12, 24, 36 or 60 months that holds ten or more sales, with the window stated in the row. Where no window up to 60 months holds ten, the row shows the 60-month count and range and states no median.
Question | Pelican Pointe | Ambassador | Who it fits |
|---|---|---|---|
Size of the building | 10 units | 60 units (DBPR) | Pelican Pointe for a very small building, Ambassador for more owners sharing costs |
Built | 1983 on the roll | 1982 on the roll | Check each building’s age and documents |
Home sizes | 1,643 to 1,890 sq ft, two bedrooms | 1,203 to 1,263 sq ft, two bedrooms | Pelican Pointe for the larger homes |
County window used | 60 months, fewer than 10 sales | 60 months, fewer than 10 sales | Directional only |
Qualified sales in that window | 1 | 4 | Ambassador for more recent comparables |
Range of those sales | $1,375,000 to $1,375,000 | $712,500 to $1,147,000 | Not a median, so read as a list |
FEMA zone, base flood elevation | AE 11, with the Gulf edge in VE 13 by our overlay | AE 11 | Ambassador if a single zone matters |
Association fees | Not published | Not examined here | Request each budget |
Rental, pet and approval rules | Not published | Not examined here | Read each declaration |
Because Pelican Pointe has only one qualified sale in the last 60 months, the table below widens the start date to January 2019 and counts every qualified sale in that window. A median is shown only where the window holds ten or more sales.
Association | Qualified sales since January 2019 (n) | Median | Range | Newest sale |
|---|---|---|---|---|
Pelican Pointe | 4 | not stated (fewer than 10 sales) | $750,000 to $1,375,000 | April 14, 2023 |
5 | not stated (fewer than 10 sales) | $875,000 to $1,400,000 | February 27, 2026 | |
Ambassador | 12 | $681,250 | $570,000 to $1,147,000 | April 14, 2026 |
The Ambassador median of $681,250 is the mean of the sixth and seventh of its twelve sorted prices.
Pelican Pointe’s one sale in the last 60 months, $1,375,000 on April 14, 2023, rests on a single home and should not be read as a building average. Silver Sands has one sale in the same window, $1,400,000 on February 27, 2026, which is $25,000 higher (1,400,000 less 1,375,000). Ambassador’s four sales in 60 months have a median of $987,000, written only as the median of those 4 sales, and Pelican Pointe’s sale is $388,000 above it (1,375,000 less 987,000, which is 39.3 percent of 987,000). On price per square foot, Pelican Pointe’s $836.88 is $33.67 above Silver Sands’ $803.21 (836.88 less 803.21) and sits inside the $592.27 to $915.40 span of Ambassador’s four sales.
Widen to January 2019 and Pelican Pointe has 4 qualified sales, from $750,000 to $1,375,000, against 5 at Silver Sands and 12 at Ambassador. Two Pelican Pointe sales, $1,270,000 and $1,375,000, sit above all 12 Ambassador sales, whose highest is $1,147,000. The picture depends on the start date and on a very small Pelican Pointe sample.
If your priority is | Look first at | Why, from the record |
|---|---|---|
The largest two-bedroom condos on the Gulf side of this stretch | Pelican Pointe | 1,643 to 1,890 square feet, against 1,203 to 1,263 at Ambassador |
A very small building with ten owners | Pelican Pointe | 10 units and 11 parcels on the roll |
A deeper record of recent sales to price against | Ambassador | 4 qualified sales in 60 months and 12 since January 2019, against 1 and 4 |
A flood zone that is entirely AE 11 | Ambassador | The footprint at Pelican Pointe straddles AE 11 and VE 13 by our overlay |
Gulf-side condos of similar size next door | 1,612 to 1,743 square feet, about 0.03 mile away, VE 13 | |
A building with published governing documents to read first | We read its declaration and rules and summarize them on our guide | |
A larger building sharing costs among more owners | 198 (state record) and 136 units |
Pelican Pointe is the smallest Gulf-side condominium on the Bonita Beach strip by unit count, with 10 homes against 23 to 198 at the other Gulf-side associations in our table by their document counts. This table copies each association’s figures from our county record, with its own window beside every number, so compare the rows as directional.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An association that did not reach 10 qualified sales in 60 months shows “not stated” for its median, because a median of fewer than 10 sales is not a market signal. Read every row as directional, because the windows differ.
Association | Side | Units (documents) | Built (roll) | FEMA zone, BFE | Window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|---|---|
Pelican Pointe | Gulf | 10 (DBPR) | 1983 | AE 11 | 60 months, fewer than 10 | 1 | not stated | $1,375,000 to $1,375,000 | not stated |
Gulf | 24 (DBPR) | 1982 | VE 13 | 60 months, fewer than 10 | 1 | not stated | $1,400,000 to $1,400,000 | not stated | |
Gulf | 60 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10 | 4 | not stated | $712,500 to $1,147,000 | not stated | |
Gulf | 54 (DBPR) | 1976 | VE 13 | 60 months, fewer than 10 | 3 | not stated | $900,000 to $1,010,000 | not stated | |
Gulf | 40 (DBPR) | 1972 | AE 11 | 60 months, fewer than 10 | 6 | not stated | $575,000 to $970,000 | not stated | |
Gulf | 24 (DBPR) | 1979 | AE 11 | 60 months, fewer than 10 | 2 | not stated | $620,000 to $680,000 | not stated | |
Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | |
Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | |
Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | |
Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | not stated | $395,000 to $833,000 | not stated | |
Gulf | 23 (DBPR) | 1974 to 2018 | AE 11 | 60 months, fewer than 10 | 4 | not stated | $637,000 to $2,000,000 | not stated |
Two things stand out. Pelican Pointe’s one recent sale at $1,375,000 is in the same range as Silver Sands at $1,400,000, and the two associations with 10 or more sales, Seascape and Bonita Beach Club, sell homes far smaller than Pelican Pointe’s, so their medians are not a guide to a 1,860 square foot condo.
For the bay-side and Gulf-side detail on each, read the Bay Harbor Club guide and the Windsong guide. Bonita Resort and Club at 26101 Hickory Blvd is a time-share by the county’s own legal name and is not part of this condominium comparison. Selling a Pelican Pointe condo first? Read how we sell Pelican Pointe condos and get a free valuation. Call Jesse direct at (239) 898-6072. For the same read across the whole city, see our Bonita Springs buyer page.
A Pelican Pointe condo offers a small ten-unit Gulf-side building, large two-bedroom homes and a newest qualified sale of $1,375,000. The costs are a 1983 age, a flood boundary through the footprint, almost no recent sales and almost no public documents, so a buyer should weigh each against the work needed to close the gaps.
To see Pelican Pointe condos for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
On October 3, 2026 the Southwest Florida MLS showed one Pelican Pointe condo active, unit 1B, a three-bedroom, two-bath home listed at $825,000 and 11 days on the market, and none pending. Months of supply cannot be measured, because there were no closings in the last 12 months to measure it against. A saved search is how you see the next one first, and if Pelican Pointe’s supply is too thin we also represent buyers across Bonita Springs and in the neighboring Gulf-side buildings such as Silver Sands and Ambassador.
You get a personalized Pelican Pointe condo 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, preferred size and whether a rental plan or a pet matters, and we send the Pelican Pointe condos that fit.
We start with size line and the flood zone, because those decide most of the price and risk. Then we map your budget to the seven sales we tracked since 2009, price the monthly cost at whatever the budget and the estoppel show, and list the documents your lender and insurer will ask for.
Start your Pelican Pointe 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 Pelican Pointe condos and get a free Pelican Pointe home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Pelican Pointe buyer owns a Gulf-side condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first, because they are not published. Pelican Pointe is in Lee County evacuation Zone A, the first zone ordered to leave.
Ask the manager for the storm plan, the shutter or impact-glass status, the elevator shutdown plan and the rule on vehicles, and ask what the association requires of an absent owner. Tell your insurer the unit will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine and a caretaker the manager knows. In a ten-unit building the manager and your neighbors are a short list of people, so introduce yourself before you leave.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. Foreign buyers should plan ownership with a cross-border tax adviser, because a future sale can face withholding under FIRPTA unless an exemption or certificate applies.
Marc Comisar is a top-reviewed Bonita Beach 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.
★★★★★ “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 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
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
These are the questions Pelican Pointe condo buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Pelican Pointe at Bonita Beach and can be read on its own.
Pelican Pointe has 10 units per the state condominium record and the Lee County roll, two to a level on five numbered levels. The county lists 11 parcels because one is a common-area parcel at 26132 Hickory Blvd. Every home is a two-bedroom, two-bath condo on the county roll.
The Lee County Property Appraiser shows 1983 as the year built for the building and all ten homes. The state condominium record shows the project recorded on April 18, 1983, the association’s corporation was filed in 1981, and the earliest unit-level deeds in the county sales files are dated February 1986. They are different events.
Pelican Pointe is at 26130 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of Hickory Blvd on Little Hickory Island. The state condominium record carries ZIP code 33923, while the county and the postal address use 34134.
Yes. Pelican Pointe is inside the City of Bonita Springs, on Little Hickory Island, and our Bonita Beach guide covers the area around it. It is not in Naples, Cape Coral or Fort Myers Beach.
One. On October 3, 2026 the Southwest Florida MLS showed one Pelican Pointe condo for sale, unit 1B, a three-bedroom, two-bath home listed at $825,000, and none under contract. The county’s last 60 months hold one qualified sale, so a saved search and a call to Marc at (239) 287-5873 are the fastest ways to see the next one.
Five A-line homes are 1,860 square feet, four B-line homes are 1,643 square feet and one B-line home is 1,890 square feet, all two bedrooms and two baths on the county roll. The county’s building area of 17,762 square feet equals the sum of the home areas. Confirm each home’s measured area.
The unit numbers suggest five residential levels, and the county’s footprint record says 6 stories. The roll’s unit records say 5 stories for the lower homes and 6 for the top-level homes, so we infer a ground level with no residences. The plans settle it.
The association does not publish its regular assessment, so we publish no dollar figure for the HOA fees. Neighbors that publish range from $3,038 to $3,736 a quarter, but those are their buildings. Request the current budget and the estoppel certificate for the exact amount.
Not published. By statute, common expenses are the costs of operating the common elements and the association, and water and sewer through a master meter and required fire-safety equipment count even if the declaration is silent. The budget lists what Pelican Pointe’s board actually pays for.
Yes. FEMA maps the unit parcels in zone AE with a base flood elevation of 11 feet NAVD88, and the Gulf edge, about 14 percent of the footprint by our overlay, in zone VE at 13 feet, on panel 12071C0651G effective November 17, 2022. The building is in Lee County evacuation Zone A.
The county roll codes the land on every unit parcel as Gulf, and the building is on the Gulf side of Hickory Blvd. Whether a given condo has a direct Gulf view depends on its line, level and orientation, which the roll does not carry, so confirm the view in person and ask about any private beach path.
The county roll flags a pool on all ten home records, which in a condominium usually means a shared pool, and shows a common-area parcel of about 0.69 acre. The association publishes no amenity list, so ask the manager for the amenities, the pool rules and any guest limit.
Pelican Pointe’s pet rule is not published, so we state no limit. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request. Read the declaration and rules for the pet clause, including any weight limit and whether tenants may keep pets.
Not known from the public record. Neighbors whose documents we could read set a 30-day minimum lease, and a rental amendment binds only owners who consent or who buy after it takes effect under Florida Statutes section 718.110(13). Ask for the rental clause and its amendment history.
Not published. The declaration says whether sales and leases need approval, and if they do, the statute caps the transfer fee at $150 per applicant. Put the answer in the contract’s timeline, because an approval clock can be longer than a cash buyer’s closing date.
We found no source either way, and we do not state one. A right of first refusal would be in the declaration and would change how a contract is written, so we check the declaration before an offer.
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. A buyer can cancel within 7 days if the contract says so.
Not published. A 1983 building of three or more habitable stories was due its first milestone inspection before December 31, 2024 and its reserve study by December 31, 2025, by our reading of the statute. Request the summary and the study from the seller.
The statute allows up to $299 for the certificate, up to $119 more if expedited and up to $179 more if the account is delinquent, as adjusted for inflation and published by the Florida DBPR. The contract says whether the buyer or the seller pays, so settle it before you offer.
We found no public record of a special assessment at Pelican Pointe, and we state none. The estoppel certificate and the board minutes are where one would appear, and in a ten-unit building a single assessment resets a buyer’s monthly math, so ask in writing.
Three public records disagree: the state corporate filing lists a management company in Estero, the state condominium record lists the association itself at an Estero address, and the county roll lists a management company in Longwood for the common area. Confirm the current manager from the estoppel certificate.
Lee County assigns through a choice plan, and we read the strip as elementary zone Q and middle zone GG, which we label inferred. Enter 26130 Hickory Blvd in the district’s school site locator for the current assignment before a decision depends on it.
The county file lists 18 qualified sales since 1986, and seven are dated since 2009, the complete part of the record, priced from $625,000 to $1,375,000. One falls in the last 60 months, $1,375,000 on April 14, 2023. The Southwest Florida MLS, pulled October 3, 2026, shows one closing in the 60 months to that date, also at $1,375,000 on April 14, 2023, and none in the last 12 months. The two sources count sales differently.
For the seven qualified sales since 2009 the per-sale ratios range from $338.71 to $836.88, and the newest qualified sale, in April 2023, was at $836.88. The recorded February 2024 transfer, which the county does not count as qualified, works out to $782.11 per heated square foot.
An 1,860 square foot home sold for $760,000 on October 8, 2020 and the 1,890 square foot home sold for $1,270,000 on October 22, 2020. The county record does not say why. Condition, level, view and the work done are the usual candidates, so ask for the permits behind a price like that.
We publish no millage rate, so we state no tax figure. The 2026 roll’s just values run from $735,635 to $903,922 per home, and a sale resets the assessment to market value. One mill at the $1,375,000 recorded price is $1,375, and we run the estimate at your price.
Usually, but lenders review the association’s budget, reserves, insurance 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 Pelican Pointe documents early. A cash buyer skips the questionnaire.
A lender generally requires it on a federally backed loan in a high-risk zone such as AE or VE, and the building straddles both by our overlay. A cash buyer is not required to carry it but should still price it. We cannot quote a premium, so get an HO-6 and a flood quote.
We found no public damage or repair record specific to Pelican Pointe. The nearest surveyed high-water mark, about 0.07 mile away, read 11.7 feet NAVD88, and the National Hurricane Center put surge at Bonita Beach at 8 to 12 feet above ground. Ask for the repair and claim history since 2022.
No. The state’s list includes Pelican Point Condo in Cape Coral, Pelican Pointe Beach Homes in Pinellas County and Pelican Point in Naples, and Pelican Landing is a separate community in Bonita Springs. Pelican Pointe on this page is at 26130 Hickory Blvd on Bonita Beach.
Typically lender and title fees, recording, inspection, prepaid insurance, prorations and the estoppel fee if the contract assigns it to you, plus mortgage documentary stamps and intangible tax if you finance. The seller customarily pays deed stamps of 70 cents per $100 and the owner’s title policy in Lee County, and the contract controls.
Since August 17, 2024 you sign a written agreement before touring that states the agent’s compensation, and commissions are negotiable. You can ask the seller to cover some or all of it in your offer. Call Marc at (239) 287-5873 for the Pelican Pointe agreement we use.
No. The newest qualified sale is April 2023 and rests on a single home, while two sales in October 2020 were $510,000 apart. Price from the nearest like home by line and condition, from neighbors such as Silver Sands, and from the documents.
Often yes. A Florida title company can usually arrange signing by mail, power of attorney or remote notarization, and you should confirm wire instructions by phone. Read the rental and approval clauses first, and plan the storm routine for an empty home in evacuation Zone A.
The contract and the association’s insurance decide. Put a clear storm clause in the contract, ask your lender what it requires after a loss, and keep the master policy summary at hand. Pelican Pointe is in evacuation Zone A, so a closing during hurricane season needs a plan for access and inspection.
Call Marc at (239) 287-5873. We pull the sales history for the size you want, request the document package and the estoppel through the seller, check the flood determination and insurance quote early, and read the milestone and reserve documents with you before you offer.
It suits a buyer who wants a large two-bedroom in a ten-home Gulf-side building and will do the document work, and it is a poor fit for a buyer who needs published fees, deep recent sales or a building clear of the coastal high-hazard zone.
A Bonita Beach condo specialist matters because the price is the smaller part of a Pelican Pointe decision: unpublished fees, documents you cannot read online, a flood boundary through the building and a thin sales record all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a home.
Sellers thinking about the other side of this market can read how we sell Pelican Pointe condos or request a free Pelican Pointe valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Pelican Pointe at Bonita Beach guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo in Pelican Pointe, start your Pelican Pointe buyer consultation or Call Marc at (239) 287-5873, and we will send the condos 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 Pelican Pointe 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. We read the county, state and federal records before writing a word about a Bonita Beach condo.
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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying in Pelican Pointe? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Pelican Pointe condo? Get a free Pelican Pointe home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Seascape, Bay Harbor Club and Bonita Beach Club.
Every figure on this page traces to a county, city, state or federal record, an association’s own published document or news reporting, retrieved on or before 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.
These official documents are the ones a Pelican Pointe buyer should read before signing, from the Lee County Property Appraiser, the Florida Department of Revenue, DBPR, FEMA, the City of Bonita Springs and the National Hurricane Center. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Transfer code list | Lee County Property Appraiser | Current | The key to every sale code we cleaned, including the pre-2009 and 2009 and later meanings | |
Sale qualification codes | Florida Department of Revenue | After January 1, 2025 | The state’s codes for qualified and disqualified sales | |
Estoppel certificate fee schedule | Florida DBPR | Current | The inflation-adjusted estoppel amounts under section 718.116 | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage | |
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule and the design flood elevation | |
Ordinance 22-05, flood hazard reduction | City of Bonita Springs | 2022 | Foundation and elevation requirements in flood zones | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | Storm surge along the Bonita Beach stretch |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures pulled October 3, 2026.
McGreevy and Comisar, Best Realtor for Pelican Pointe at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.