We price a Seascape condo from the nearest recorded sale 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 Seascape at Bonita Beach, the 136-home, three-building Gulf-side condominium on Hickory Blvd at the north-west point of Little Hickory Island. Seascape sits inside the City of Bonita Springs and belongs to our Bonita Beach coverage, and our Seascape at Bonita Beach guide carries the full building record behind this page.
This is the Seascape at 25800, 25810 and 25820 Hickory Blvd, Bonita Springs, Florida 34134. It is not a cruise ship, not a condominium or resort of the same name in another state, and not Dolphin Way of Hickory Point, the separate 75-unit association next door that shares part of Seascape’s history.
The short version for a condo buyer is this. In the 60 months since October 2021 the county recorded 10 qualified Seascape sales at a median of $592,500, from $370,000 to $850,000. The association has not published a current fee schedule, rental rules or pet rules. Its own public letters document two Hurricane Ian special assessments in 2023, FEMA maps all three buildings in Zone AE at a base flood elevation of 12 feet, and the buildings are old enough that Florida’s milestone inspection and reserve study rules apply. None of that is a reason to walk away, 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, which we could not pull on the publication date, is marked as unavailable and never estimated.
To buy a condo in Seascape at Bonita Beach in 2026, choose your building and size, price it from the recorded sales of the nearest like unit, request the budget, the special-assessment ledger and the estoppel certificate before you offer, get a flood and wind quote for the exact unit, and sign a written buyer agreement before touring.
The order matters because Seascape is three buildings with very different homes. Building D and Building F hold 16 small units each, 37 units apiece, while Building E holds 62 units and two penthouses. A 686 square foot one-bedroom and a 1,101 square foot two-bedroom share a pool and a storm history, but not a price band. We build that picture for your short list before you tour, and the Seascape at Bonita Beach guide holds the full association record.
These are the facts a Seascape condo buyer should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, the association’s own public letters, state and federal records, and each explained in the section that covers it.
Seascape 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 special assessments, the flood map, the comparison with Bonita Beach Club, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in Seascape at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Seascape at Bonita Beach Buyer’s Agent?
What Is the Seascape at Bonita Beach Condo Market Like for Buyers Right Now?
Which Seascape Condo Fits Which Buyer?
What Will I Pay to Own a Seascape Condo at Bonita Beach?
What Do Seascape’s Special Assessments Mean for a Condo Buyer?
What Should I Check in the Seascape Condominium Documents?
What Are the Seascape Condo Rules on Leasing, Pets and Approvals?
Is Seascape at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits and the Storm Record Show at Seascape Since Hurricane Ian?
Can I Finance a Seascape Condo at Bonita Beach?
What Will My Property Taxes and Closing Costs Be on a Seascape Condo?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Seascape at Bonita Beach?
What Is Daily Life Like at Seascape at Bonita Beach?
Seascape vs Bonita Beach Club: Which Condo Should You Buy?
How Does Seascape Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at Seascape?
How Do I See Seascape Condos for Sale at Bonita Beach?
How Do I Get a Personalized Seascape Condo Buyer Consultation?
Buying a Winter Home at Seascape: What Seasonal Condo Buyers Should Know
What Seascape Buyers Say About Working With Us
Frequently Asked Questions, Seascape at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in Seascape? 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 Seascape condo buyers with the same county-record data we use to price listings. We show you what your size band recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo in Seascape at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a Gulf-side condo with a boat-slip question. 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 Seascape buyer hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a condo to buy here? Our Seascape home valuation and Seascape seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Seascape condo on your short list we match it to its building, size band and floor, pull the county’s recorded sales for its nearest twins, check its FEMA flood zone, request the estoppel certificate, the budget and the special-assessment ledger, and confirm the milestone and reserve-study status in writing. You tour fewer condos and offer with fewer surprises.
We will not tell you Seascape’s current fees, its rental rules or its pet rules, because none of them is in a public document today. We will not call a unit outside the flood zone from the street, and we will not use the two highest recorded prices on the roll as comparables for a typical unit. 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’s own closing history at Seascape is part of the Southwest Florida MLS pull that was not available on the publication date. Information not available at time of publishing (checked 2026-10-01). This page does not claim that we sold, listed or represented a sale at Seascape. What we bring is the record itself: we tracked every one of the 76 Seascape sales in the county record since 2009, every one of the 136 Seascape parcels on the Lee County roll, and every association letter we could find, before writing any advice here.
Seascape at Bonita Beach recorded 10 qualified condo sales in Lee County’s county record in the 60 months since October 2021, at a median of $592,500 and a range of $370,000 to $850,000. These are county recorded sales, not Southwest Florida MLS closings, and the newest is dated June 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We widened the window until it held at least 10 qualified sales, as our method requires. The 12-, 24- and 36-month windows held 6, 9 and 9 qualified sales, so none reached 10, and the first window with 10 or more is the last 60 months, counted from October 2021. 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 | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 | 6 | $625,000 | $500,000 | $850,000 | $584.50 |
| 24 months since October 2024 | 9 | $600,000 | $370,000 | $850,000 | $578.64 |
| 36 months since October 2023 | 9 | $600,000 | $370,000 | $850,000 | $578.64 |
| 60 months since October 2021 (leading window) | 10 | $592,500 | $370,000 | $850,000 | $568.39 |
The 60-month median is the mean of the middle pair, $585,000 and $600,000, because 10 is an even count. The 12-month row has 6 sales, and its median is the mean of $600,000 and $650,000. The 12-, 24- and 36-month rows hold fewer than 10 sales, so read each as the median of those 6 or 9 sales and not as a market signal. All 10 sales in the 60-month window are resales of 1979 buildings, and none is builder-direct. No qualified sale is dated between January 2022 and March 2025, because the roll shows transfers in those years that the county file does not code as qualified sales.
Here is every qualified sale in the leading window, with the building address only. The $850,000 sale, at $790.70 per heated square foot, is far above the other nine, and we do not treat it as typical.
| Date | Building address | Home | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|
| Nov 30, 2021 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,075 | $575,000 | $534.88 |
| Apr 1, 2025 | 25810 Hickory Blvd | 1 bed, 1 bath | 783 | $385,000 | $491.70 |
| Apr 14, 2025 | 25800 Hickory Blvd | 1 bed, 1 bath | 686 | $370,000 | $539.36 |
| Aug 7, 2025 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,101 | $650,000 | $590.37 |
| Oct 10, 2025 | 25820 Hickory Blvd | 2 bed, 2 bath | 1,011 | $500,000 | $494.56 |
| Mar 17, 2026 | 25800 Hickory Blvd | 2 bed, 2 bath | 1,011 | $585,000 | $578.64 |
| Apr 30, 2026 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,075 | $600,000 | $558.14 |
| May 1, 2026 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,075 | $850,000 | $790.70 |
| May 26, 2026 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,075 | $696,550 | $647.95 |
| Jun 25, 2026 | 25810 Hickory Blvd | 2 bed, 2 bath | 1,101 | $650,000 | $590.37 |
Seven of the ten sales are in Building E at 25810 Hickory Blvd, two are in Building F at 25800 and one is in Building D at 25820. Two are one-bedroom, one-bath homes at $370,000 and $385,000, and eight are two-bedroom, two-bath homes from $500,000 to $850,000.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS for Seascape: closed-sale count and median from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply, list-price history and our own closings in the building. We are not estimating any of them from the county record, because the two sources measure different things.
The county roll also shows the latest recorded sale on each parcel, whether or not the state classed it as qualified. Nine Seascape parcels carry a latest sale since September 2021 that is not in the qualified set. We list them with no median, because they mix transfers the county file excludes and each parcel shows only its latest sale, so none is a comparable without the deed and the closing details.
| Date | Building address | Heated sq ft | Recorded price |
|---|---|---|---|
| Jun 27, 2022 | 25820 Hickory Blvd | 716 | $699,000 |
| Nov 30, 2022 | 25820 Hickory Blvd | 700 | $475,000 |
| May 8, 2023 | 25810 Hickory Blvd | 1,075 | $500,000 |
| Jan 2, 2024 | 25820 Hickory Blvd | 1,154 | $887,500 |
| Jun 3, 2024 | 25800 Hickory Blvd | 716 | $525,000 |
| Jun 6, 2024 | 25810 Hickory Blvd | 783 | $550,000 |
| Jun 13, 2024 | 25800 Hickory Blvd | 700 | $525,000 |
| Aug 29, 2024 | 25800 Hickory Blvd | 1,011 | $668,250 |
| Dec 16, 2024 | 25810 Hickory Blvd | 2,117 | $1,975,000 |
Two of these prices, $887,500 and $1,975,000, are above the $850,000 high in the qualified record. The $1,975,000 sale is one of the two penthouses in Building E, which at 2,117 square feet heated are the largest homes in the complex, so it is no guide to the other 134 units.
One Building E condo of 1,101 square feet, two bedrooms and two baths, is in the qualified record twice: a sale on August 7, 2025 at $650,000 ($590.37 per heated square foot) and a sale on June 25, 2026 at $650,000 ($590.37 per heated square foot). That is a flat price in about ten months, with no gain or loss on paper. This is a public-record sale, not one of ours, and the county file does not say why the owner sold, what repairs were made or who paid which closing cost. What it shows a buyer is that a Building E two-bedroom of this size recorded at $650,000 twice in a year when the 10-sale median was $592,500.
Sixteen of Seascape’s 136 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 11.8 percent of the complex. A Gulf Coast News Now report, last updated June 25, 2026, quotes a board officer saying about 10 percent of owners have sold since the storm. The two figures agree closely, and the roll figure is a floor, because a parcel that sold twice since Ian shows only its last sale.
Seascape condos fall into three size groups: 44 homes under 800 square feet, 90 homes of 1,009 to 1,154 square feet and two penthouses of 2,117 square feet. In the county record the two small homes sold at $370,000 and $385,000, and eight larger homes sold from $500,000 to $850,000.
The roll does not state the number of stories, so we read floors from the unit numbers: a building with units numbered 101 through 508 reads as five floors. Confirm the habitable story count and the certificate of occupancy with the association, because the story count matters for the milestone and structural reserve rules discussed below.
| Building | Address | Units | Floors read from unit numbers | Heated sizes on the roll |
|---|---|---|---|---|
| D | 25820 Hickory Blvd | 37 | 5 | 686 to 716 sq ft (16 units), 1,009 to 1,154 sq ft (21 units) |
| E | 25810 Hickory Blvd | 62 | 6 plus 2 penthouses | 783 sq ft (12), 1,075 sq ft (24), 1,101 sq ft (24), 2,117 sq ft (2) |
| F | 25800 Hickory Blvd | 37 | 5 | 686 to 716 sq ft (16 units), 1,011 to 1,154 sq ft (21 units) |
The three buildings add to 136 units: 37 plus 62 plus 37. Across all 136 units the roll shows heated area from 686 to 2,117 square feet, a median of 1,075 square feet and a total of 133,680 square feet. The county’s sale records show one-bedroom homes at 686 and 783 square feet and two-bedroom homes at 1,011 to 1,101 square feet, and the county roll lists one to three bedrooms across the complex.
Forty-four units are under 800 square feet, 16 in Building D, 12 in Building E and 16 in Building F. Both qualified small-home sales in the 60-month window were one-bedroom, one-bath condos: $370,000 on April 14, 2025 (686 square feet, $539.36 per heated square foot, Building F) and $385,000 on April 1, 2025 (783 square feet, $491.70, Building E). These are the lowest prices in the record, and two sales are too few to set a market, so ask us for every recorded small-home sale before you offer.
Ninety units sit in this band: 21 in Building D, 48 in Building E at 1,075 and 1,101 square feet and 21 in Building F. Eight of the ten qualified sales are in this band, from $500,000 to $850,000, and the median $ per heated square foot of the eight is not stated here, because eight sales do not reach our 10-sale threshold for a stated median. For most buyers this is the working range of Seascape: two bedrooms, two baths and a Gulf-side address.
Building E carries a North and a South penthouse, each 2,117 square feet heated. The roll does not state which level they sit on. One has a latest recorded sale of $1,975,000 on December 16, 2024, which the qualified record excludes and which is far above the other 134 units. If a penthouse comes to market, price it from its own history and from nothing else at Seascape.
Seascape suits a buyer who wants a Gulf-side address without a large amenity campus, who values a short walk to the sand over a gated club, who is comfortable reading association letters and budgets, and who wants a building of 136 homes instead of 198 or 360. It gives a range of entry points, from the small homes to the penthouse.
It does not suit a buyer who needs a fully published fee schedule on day one, because the public association site does not publish one. It does not suit a buyer who needs guaranteed short-term rental rights, because rental terms are not published either. It does not suit anyone who would be surprised by a special assessment, because the public record shows two in 2023 alone.
Seascape has a dock and boat slips on the bay side of the island. A December 2019 declaratory order from the state’s condominium division describes a twenty-slip dock operated under a state submerged-lands lease, assigned to unit owners, and held to be a common element. The county roll mentions a slip in only three of the 136 unit legal descriptions, so the roll cannot tell you whether a given unit has one. A buyer who wants a slip should ask the manager, in writing, for the current assignment records, the lease status with the state, the dock’s insurance and any pending dispute.
Owning a Seascape condo costs the price plus an association assessment that is not published, any special assessment, property tax, your own condo insurance and closing costs. Two documents give annual figures, $10,613 in a February 2023 letter and about $13,000 a year in a June 2026 news report, and neither is a fee schedule by unit size.
The February 6, 2023 board letter opens with the sentence “After $10,613 in Annual Assessment and $15,000 in Special Assessments, I hope I won’t have to ask you for any more money this year.” The letter does not say whether $10,613 is per unit, an average, or the figure for a particular size. A Gulf Coast News Now report, last updated June 25, 2026, quotes a board officer saying annual association fees were about $5,000 nine years earlier and are now $13,000 a year, “due mostly to surging insurance rates.” These are not the same measure: one is a 2023 letter’s annual assessment and the other is a 2026 press quote about annual fees.
| Figure | Source | Per month (divided by 12) |
|---|---|---|
| $10,613 a year | February 6, 2023 board letter | $884.42 |
| $13,000 a year | June 2026 news report quoting a board officer | $1,083.33 |
Condominium assessments are usually apportioned by each unit’s share of the common expenses in the declaration, so a 686 square foot unit and a 2,117 square foot penthouse would not be expected to pay the same amount. Nothing we read states Seascape’s shares. Treat the table as the two documented anchors, not as your bill.
Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. Read the budget for these lines:
If a unit holds a boat slip, the dock carries its own cost. As quoted in the 2019 state order, the declaration makes each of the 19 slip assignees responsible for a one-nineteenth share of the dock’s maintenance, repair, replacement and insurance costs, billed as an annual fee payable quarterly. The order dates from 2019 and the declaration may since have been amended, so the current dock fee, if any, is a question for the manager.
The public association site does not name a management company, and the board letters we read refer to a property manager without naming a firm. The state’s condominium records list a managing entity for the project, and the manager’s name on the estoppel certificate is the reliable current answer.
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed. The estoppel is where a Seascape buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the status of every assessment. The seller customarily requests it, and the contract controls who pays.
Seascape’s association levied at least three Hurricane Ian special assessments, and two of the notices are public: $10,000 in two $5,000 payments dated January 17, 2023, and $15,000 in two $7,500 payments dated September 20, 2023. Neither notice says whether the amount is per unit, per ownership share or an association total.
The January 17, 2023 notice, filed on the association’s site as the second special assessment, sets $10,000 in two $5,000 payments due February 15 and March 15, 2023. Its stated purpose is to address the damage incurred to association property owned in common.
The September 20, 2023 notice calls itself “the third special assessment related to Hurricane Ian” and sets $15,000 in two $7,500 payments due November 1 and December 1, 2023. Its stated purpose is uninsured damage and related costs incurred to association property owned in common.
The February 6, 2023 letter refers to “$15,000 in Special Assessments,” written after the January 17 notice, and we did not find an earlier notice that would explain the $5,000 gap. The Gulf Coast News Now report says the rebuild “has cost each condo owner nearly $50,000 more in assessments,” a statement about each owner that covers a longer period than the two 2023 notices and that we cannot tie to a document. If the February 6 letter’s $15,000 is an owner-level total and the September 20 notice is $15,000 more, the documented special assessments are $30,000 per owner, and the press report’s figure of nearly $50,000 would leave roughly $20,000 per owner that we cannot tie to any notice we found. That is arithmetic on three sources that do not define their basis, not a finding. If the two 2023 notices were equal per-unit amounts across all 136 units, they would raise $1,360,000 and $2,040,000, but assessments are normally allocated by ownership share in the declaration, so equal amounts are not guaranteed. It tells you nothing about what any unit owed.
Ask the manager for every special-assessment notice issued since September 2022, the amount charged to the specific unit, the unpaid balance and whether any further assessment has been authorized. Under Florida Statute 718.116, a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, which is why the estoppel certificate must show the unit’s ledger. The statute also requires that funds raised by a special assessment be used only for the purpose stated in the notice, and that any excess becomes common surplus. Ask what was done with any surplus, and negotiate who pays any installment that falls after closing.
Check five groups of Seascape condominium documents before you offer: the declaration and rules, the budget and financial statement, the special-assessment ledger, the milestone inspection summary and reserve study, and the insurance summary. Florida Statute 718.503 requires the seller to furnish most of them, and the seller pays to produce them.
Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, the milestone inspection and the reserve study.
The statute also gives a buyer a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the documents if they were not delivered before signing, so ask for them before you write an offer.
| Document | What a Seascape buyer reads for | Where it comes from |
|---|---|---|
| Declaration, articles, bylaws | Leasing, pets, approvals, who repairs what inside a unit, how assessments are shared | Seller’s package, 718.503 |
| Rules | Pool, courts, parking, guests, move-in, pets | Seller’s package, 718.503 |
| Budget and financial statement | Insurance line, reserve line, loan repayment, management fee | Seller’s package, 718.503 |
| Special-assessment notices and ledger | Amount, purpose, per-unit share, unpaid balance, schedule | Manager and estoppel, 718.116 |
| Milestone summary and reserve study | Condition, deferred items, funding plan | Seller’s package, 718.503 |
| Insurance summary | Carrier, wind and flood limits, deductibles, expiry | Manager |
| Estoppel certificate | Dues status, transfer fee, approval, right of first refusal | Association, 718.116 |
Each Seascape parcel’s legal description on the county roll carries an Official Records reference. Building D, at 25820 Hickory Blvd, cites Official Records Book 1319, Page 1878. Buildings E and F, at 25810 and 25800, cite Official Records Book 1291, Page 745. A separate state declaratory order from December 2019 cites the declaration at Official Records Book 1279, Page 983, and the roll’s one common-element parcel for the pool and tennis courts cites that same reference.
We cannot reconcile the three from public records. The most ordinary explanation is that they point to the declaration, an amendment and a building-specific instrument, but that is our guess and it should not be relied on. A buyer’s attorney should pull the instruments from the Lee County Clerk of the Circuit Court and confirm which controls each building.
Seascape’s rental, pet and approval rules are not published on the association’s public pages, so we cannot state a minimum lease term, a weight limit or an approval process. The declaration and rules control, and the estoppel certificate and the seller’s document package are where a buyer reads them before closing.
Nothing we read states a Seascape minimum lease length or a cap on rentals. The only leasing language we saw is a proposed article in the exhibits to the 2019 state order, which is a group of owners’ draft and not a rule we can treat as current. State, county and City rules apply on top of whatever the declaration allows.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner, and such a unit needs a license from the state’s hotels and restaurants division. A license does not create a right to rent that the declaration denies. Lee County levies a tourist development tax on rentals of six months or less, at 5 percent according to the Department of Revenue rate sheet. The City of Bonita Springs runs a rental permit program, and as we read the City’s page, condominiums of more than six units are exempt from the City permit. Seascape has 136 units, and the current rule should be confirmed with the City before you rely on it.
Citizens Property Insurance Corporation’s commercial residential bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed, and Seascape’s rental share is not published.
Seascape’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Ask the manager for the pet section of the rules and any registration form, whether the limit is by weight, count or breed, whether the rules are the same in every building, where pets may be walked on the property and whether tenants may keep pets.
An assistance animal is not a pet under federal fair housing law, and the U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. A buyer who relies on an assistance animal should raise it through the process in the rules. Dog rules on the public beaches near Seascape are set by Lee County Parks and the City, not by the association, and they differ by beach, so check the Lee County beaches pages for the beach you plan to use.
FEMA’s flood map places all three Seascape buildings in Zone AE with a base flood elevation of 12 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County puts them in evacuation Zone A. Seascape’s premiums are not published, so a quote for your exact unit is the only reliable cost.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation and coastal layers and USGS services, queried 1 Oct 2026)
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at three points, one in each Seascape building. All three returned Zone AE, a base flood elevation of 12.0 feet and the panel above. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1 for the same points, and the City-limits layer returned the City of Bonita Springs. The point elevations we read from the USGS National Map elevation service were 5.99 feet at Building D, 6.04 at Building E and 6.17 at Building F, so the base flood elevation is roughly 5.8 to 6.0 feet above the bare ground at each. FEMA’s flood map is a regulatory map, and it does not say whether a particular unit is above or below the base flood elevation. Only an elevation certificate for the building settles that.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Seascape that points to 13 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for any Seascape building is not published.
The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024. Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program, and FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units. For 136 units the arithmetic ceiling is $34,000,000, which is no more than about $254 per square foot of Seascape’s 133,680 heated square feet of unit area. Seascape’s flood policy, limit and carrier are not published, so ask the manager for the declarations page.
Seascape’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association. Seascape’s own letters describe a master policy extended twice and set to expire June 1, 2023 and a roof replaced because it was nearing the end of its insurable life, and the 2026 press report ties annual fees mostly to insurance. Owners typically carry an HO-6 policy for the inside of the unit and consider flood coverage for contents and improvements. We do not quote a premium, because none is published for Seascape, so ask an insurance agent for a quote for the exact address before your inspection period ends.
Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Seascape’s own storm plan is not published. Bonita Beach Club publishes a unit-owner hurricane preparation document as a model, and Seascape’s manager can be asked for the equivalent.
Seascape’s own letters document the Hurricane Ian restoration, and the City of Bonita Springs permit portal lets anyone search permits by address, but no public source we found gives a Seascape permit count or a certificate-of-occupancy date. A buyer should search the unit’s address and ask the seller to close out any open permit.
The November 11, 2022 letter says Ian left the site “very damaged” and “not currently inhabitable,” and that restoration “will take a significant amount of time.” It sets the sequence: restore utilities, then rebuild elevators, utility rooms, office areas and restrooms, and finally address access control, parking, the pool, sports courts, storage areas and landscaping. By February 2023 the association was working with a public adjuster, had changed its general contractor for most remaining construction and was pursuing an SBA loan, and the February 21 letter said a loan had been approved. The March 10, 2023 update reported a $1,000,000 insurance payment, $1,300,000 in cash with $715,000 in reserves and $1,300,000 spent on restoration, and the March 20 letter reported temporary power to Buildings D and F, a plan to rebuild the Building E vault room and 66 new air conditioning units.
The letters stop in 2023. They give no certificate-of-occupancy date, no date when owners could return, no final cost, no insured and uninsured split and no status for the vault room. For anything after 2023 the best public source is press: the Gulf Coast News Now report, last updated June 25, 2026, says nearly three years after the storm owners “are still rebuilding.”
The City runs a self-service portal, EnerGov, where permits can be searched by address, and its Hurricane Ian permitting page and post-storm permitting guide describe the process. The City’s progress report says that as of April 12, 2023 it had issued 155 demolition, 344 restoration, 1,322 repair, 1,837 beach access and 146 temporary housing permits for Ian across the City. Those are City-wide counts and say nothing about Seascape. For any unit you plan to buy, search the address and ask the seller to close out any open permit.
A Seascape 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, special assessments and storm recovery will be questioned, 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 a project in storm recovery draws more scrutiny. Condominium projects with recent storm damage, special assessments or insurance questions 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 unit in FEMA Zone AE at a 12-foot base flood elevation is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. The association’s flood policy limit matters to them as well, so ask the manager for the declarations page early. 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 Seascape 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 $592,500 county median, one mill of tax is $592.50 before exemptions, and the seller customarily pays $4,147.50 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. A change of ownership resets a capped assessment to market value. We do not publish a Seascape millage rate here, because we did not confirm the taxing district’s current millage for the three buildings, and a made-up rate would mislead you. Ask us for a tax estimate at your purchase price. 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 the low, the median and the high of the 10 qualified sales in the 60 months since October 2021. 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 | $370,000 (low) | $592,500 (median) | $850,000 (high) |
|---|---|---|---|
| Deed stamps at $0.70 per $100, customarily the seller’s | $2,590.00 | $4,147.50 | $5,950.00 |
| One mill of property tax (before exemptions) | $370.00 | $592.50 | $850.00 |
| Loan with 20 percent down | $296,000 | $474,000 | $680,000 |
| Mortgage documentary stamps at $0.35 per $100 | $1,036.00 | $1,659.00 | $2,380.00 |
| Nonrecurring intangible tax at 2 mills | $592.00 | $948.00 | $1,360.00 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, any Seascape 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 Seascape 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 Seascape 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 we do not name a zoned school for Seascape on this page. The district’s school locator, run against 25800, 25810 or 25820 Hickory Blvd, controls the answer for any specific unit.
Open the district’s school zones page, which links to the school site locator, and enter the street address of the unit. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s enrollment plan explains how choice and proximity zones work.
In the 2024 to 2025 enrollment plan we read, the elementary schools listed for the proximity zone that holds Bonita Springs addresses include Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, with some barrier-island schools open on request. The plan does not state which zone a Hickory Blvd address falls in, so we infer the zone and do not rely on it. We do not publish school grades or test scores, because a grade attaches to a school and not to a building. Ask us and we will run the address with you.
Daily life at Seascape means a walk to the sand from the north-west point of Little Hickory Island, a pool and courts on site, and the county’s public beach lots for guests and for beach days elsewhere on the strip. Several lots changed their rules in September 2026, and we date every statement about them.
Data updated: October 2026 (Lee County Parks pages re-read 1 Oct 2026)
The association’s about page describes three buildings and 136 units on the far north-west point of the island, a large pool and lounging area, walking access to miles of beach, tennis and pickleball courts, a dock and boat slips on the bay side, and kayak access to the bay or the Gulf. The pages we read do not list a clubhouse, fitness room or gate. Pool size, depth, heating and hours are not published, and the November 2022 owner letter lists the pool and the sports courts in the final phase of restoration, so verify that each amenity is open now.
Seascape owners reach the beach on foot, according to the association. The Lee County Parks pages we re-read on October 1, 2026 said the following, and the pages change, so check them again before you go:
A WGCU report from September 9, 2026 covers the closures, and the county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. Seascape’s own guest parking rules are not published.
The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, per an update on its site. We could not find a current status statement, so we do not claim a through route to Fort Myers Beach. Map routing from the north end of the strip, with no traffic, gives about 27 miles and 40 minutes to Southwest Florida International Airport and about 8 miles and 16 minutes to Interstate 75 at Bonita Beach Road, public-routing estimates and not official figures.
Bonita Beach Club is the closest comparable to Seascape: both sit on the Gulf side of Hickory Blvd, both date to the late 1970s on the roll, and both are mapped in FEMA Zone AE at 12 feet. They differ in size, how much each association publishes, and what a buyer can learn before making an offer.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bonita Beach Club is a gated community of 198 condominium units, according to its January 2026 amended rules and regulations, and its FY2027 dues memo publishes quarterly dues by unit type, which Seascape does not. Buying there is its own page, Buy a Home in Bonita Beach Club.
| Question | Seascape | Bonita Beach Club | Who it fits |
|---|---|---|---|
| Size | 136 units in 3 buildings | 198 units, gated, per its rules | Seascape for a smaller project, Bonita Beach Club for a larger amenity base |
| Built | 1978 per the association, 1979 per the county | 1977 to 2009 per the county roll | Check each building’s age and documents |
| County median, qualified sales | $592,500 (60 months since October 2021, 10 sales; $568.39 per heated sq ft) | $690,000 (24 months since October 2024, 17 sales; $608.61 per heated sq ft) | Windows differ, so directional only |
| Association fees | Not published; a 2023 letter mentions $10,613 annual | FY2027 quarterly dues $3,038 for 2 bed 2 bath (144 units), which is $12,152 a year | Bonita Beach Club for fee transparency |
| Rental terms | Not published | 30-day minimum for owners who bought after June 2006, per January 2026 rules | Bonita Beach Club if you need a documented rental rule, after reading its rules |
| Pets | Not published | No dogs on association property, per its rules | Seascape only after confirming its rules |
| Boat slips | Bay-side dock, 19 assignees per a 2019 order | 34 slips owned through a separate corporation | Either, depending on slip availability |
| Flood zone | AE, 12 ft | AE, 12 ft | Equal |
| Storm recovery | Letters describe a multi-year restoration and three Ian special assessments | Not examined here | Read each association’s letters before deciding |
The yearly figure for Bonita Beach Club is arithmetic: four quarters at $3,038 equal $12,152, and the memo’s 3 bed 2 bath rate of $3,262 a quarter is $13,048 a year. Those are dues, not total ownership cost. The slip count comes from its boat slip ownership page.
Choose Seascape if a three-building, 136-unit scale matters more to you than a gated amenity campus, if a Gulf-side address with a short walk to the sand is the point, and if you are comfortable doing the document work this page describes. It also offers a range of entry points, with 44 units under 800 square feet, and a boat-slip option.
Choose Bonita Beach Club if you want published dues, a gate, a larger set of amenities and a documented rental minimum. Its county median is higher in its shorter window. Read its rules for the no-dogs provision and the 30-day minimum before you commit, and read our Bonita Beach Club guide for its own audit.
Seascape’s county median sits between Bay Harbor Club and Bonita Beach Club even though its window is longer, and most other strip associations are too small for a stated median. 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.
| Association | Side | Units (documents) | Built (roll) | FEMA zone, BFE | Window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|---|---|
| Seascape | Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
| Bonita Beach Club | Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Bay Harbor Club | Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 360 (DBPR, five projects of 72) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Sea Isles | Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | not stated | $395,000 to $833,000 | not stated |
| Ambassador | Gulf | 60 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10 | 4 | not stated | $712,500 to $1,147,000 | not stated |
| Windsong | Gulf | 24 (DBPR) | 1979 | AE 11 | 60 months, fewer than 10 | 2 | not stated | $620,000 to $680,000 | not stated |
| Dolphin Way of Hickory Point | Gulf | 75 (DBPR) | 1975 to 1983 | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
Bay Harbor Club sits on the bay side of Hickory Blvd with two towers and 50 deeded docks in a FEMA Zone AE with an 11-foot base flood elevation, so it is a different product for a buyer who wants water access and a newer building. Bonita Beach and Tennis Club is a 360-unit community whose median is far lower. Sea Isles dates to 1980 on the roll, in AE 11, and the Casa Bonita towers include buildings mapped in the VE 13 zone, the high-velocity wave zone, a different flood-risk class from Seascape’s AE. For the bay-side and Gulf-side detail on each, read the Bay Harbor Club guide and the Windsong guide. Selling a Seascape condo first? Read how we sell Seascape 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 Seascape condo offers a small, three-building Gulf-side address with walking beach access, a range of unit sizes and bay-side boat slips. The costs are an unpublished fee schedule, a documented run of Hurricane Ian special assessments, and the insurance and reserve pressures common to buildings from 1978 and 1979.
To see Seascape 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.
Information not available at time of publishing (checked 2026-10-01). That covers the number of Seascape condos active and pending, their list prices and the months of supply, all of which come from the Southwest Florida MLS. A saved search is how you see the next one first, and if Seascape’s supply is too thin we also represent buyers across Bonita Springs.
You get a personalized Seascape 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 building and size, and whether a boat slip, a rental plan or a pet matters, and we send the Seascape condos that fit.
We start with building, size band and the flood zone, because those decide most of the price and risk. Then we map your budget to the 10 recorded sales we tracked, price the monthly cost at the documented fee figures, and list the documents your lender and insurer will ask for.
Start your Seascape 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 Seascape condos and get a free Seascape home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Seascape 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. Every Seascape building is in evacuation Zone A, the first zone Lee County orders 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.
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.
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
These are the questions Seascape 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 Seascape at Bonita Beach, and each is one paragraph you can read on its own.
The Seascape association says it was founded in 1978, and the state recorded the condominium on June 9, 1978. Lee County’s property roll gives 1979 as the year built for all 136 parcels. We publish both, because a recording date and a completion date are different events and no certificate of occupancy is public.
Seascape has 136 units in three buildings: 37 in Building D, 62 in Building E and 37 in Building F, according to Lee County’s roll. The association’s site and the state’s project record both say 136.
Seascape’s three buildings are at 25800 Hickory Blvd (Building F), 25810 Hickory Blvd (Building E) and 25820 Hickory Blvd (Building D), Bonita Springs, Florida 34134, on the Gulf side of Hickory Blvd at the north-west point of Little Hickory Island.
The association describes Gulf-front views from every unit, and the county roll lists all 136 parcels on the Gulf side of Hickory Blvd. The association’s own site also describes a bay-side dock. We have not verified the view from each unit, so a buyer paying for a view should check it in person.
Seascape is inside the City of Bonita Springs, on Little Hickory Island, with a Bonita Springs mailing city and ZIP 34134 on the county roll. Seascape is not in Fort Myers Beach.
Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. Information not available at time of publishing (checked 2026-10-01). The county’s roll shows 18 Seascape units with a latest recorded sale dated since September 2021.
The county’s qualified record shows 10 sales in the 60 months since October 2021, from $370,000 to $850,000, and six of them are dated since October 1, 2025: $500,000, $585,000, $600,000, $650,000, $696,550 and $850,000. These are county recorded prices, not MLS closings.
The lowest qualified sale in the 60-month window is $370,000 on April 14, 2025, for a 686 square foot one-bedroom, one-bath condo in Building F, at $539.36 per heated square foot. The next lowest is $385,000 on April 1, 2025 for a 783 square foot Building E condo. Two sales are too few to set a market.
Heated area runs from 686 to 2,117 square feet. The roll shows 44 units under 800 square feet, 90 between 1,009 and 1,154 square feet and two 2,117 square foot penthouses, with a median of 1,075 square feet across all 136 units.
Building E carries a North and a South penthouse, each 2,117 square feet heated. One has a latest recorded sale of $1,975,000 on December 16, 2024, which the qualified county record excludes.
The current assessment is not published on the association’s public site. A February 2023 board letter mentions a $10,613 annual assessment, and a June 2026 news report quotes a board officer saying fees are $13,000 a year. Neither is a fee schedule by unit size. Ask the manager for the budget and the estoppel certificate.
Yes. The association’s public letters show a $10,000 special assessment dated January 17, 2023 and a $15,000 special assessment dated September 20, 2023, the latter described as the third related to Hurricane Ian. The letters do not say whether the amounts are per unit. Ask for every notice since 2022 and the unit’s ledger.
Seascape’s rental rules are not published, so we cannot state a minimum lease term or a cap. State law requires a license for vacation rentals of under 30 days more than three times a year, and Lee County levies a tourist tax. The declaration controls what the association allows, and the estoppel and rules will show it.
Seascape’s pet rules are not published. Assistance animals are protected under federal fair housing law regardless of a pet policy. Ask the association manager for the pet section of the rules, including any weight or count limit, and confirm before you make an offer.
FEMA’s flood map places all three buildings in Zone AE with a base flood elevation of 12 feet NAVD88, on panel 12071C0651G effective November 17, 2022, according to our October 1, 2026 query of the National Flood Hazard Layer. Only an elevation certificate shows where a specific unit sits against that elevation.
Lee County’s evacuation zone service returned evacuation Zone A and storm surge zone 1 for all three Seascape buildings when we queried it on September 30, 2026. Zone A is the first of five surge zones, A through E, that the county orders to evacuate.
The association’s November 2022 letter says Ian left the site very damaged and not inhabitable, and its 2023 letters describe damage to the electrical vault room, sewer lines, water valves and air conditioning. A June 2026 news report says more than 12 feet of storm surge reached the property. We found no published water depth inside Seascape’s units.
Safe is not a word we can promise, and we can make the risk measurable. For Seascape, read the budget, the reserve study, the insurance summary, every special assessment and the repair status, and compare the flood zone and surge history above.
Expensive and changing. Statewide average premiums per condominium-association policy were $72,570 in mid-2022, $147,381 in mid-2024 and $135,100 in mid-2026 in our sums of Florida’s Office of Insurance Regulation data, and Seascape’s 2026 press report ties its fee growth mostly to insurance. Seascape’s own policy, carrier and deductible are not published.
If each building has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. We read floors from unit numbers, so that is inferred. No Seascape summary or study is public, and we do not assert that any passed or failed.
They are separate associations. Dolphin Way of Hickory Point has 75 units in three buildings next door, and the state lists it as its own 75-unit project. Seascape is the three-building, 136-unit condominium at 25800, 25810 and 25820 Hickory Blvd. Make sure every document names the right one.
Yes, the association describes a dock and boat slips on the bay side. A 2019 state order describes a twenty-slip dock with 19 assignees paying a one-nineteenth share of dock costs, and holds the dock to be a common element. Slip availability, assignment and fees today are not published.
The association’s about page lists a large pool and lounging area and tennis and pickleball courts. Hours, court count and reservation rules are not published, and the 2022 letter put the pool and courts in the last phase of restoration, so confirm they are open.
Seascape’s approval requirement, right of first refusal and transfer fee are not published. The estoppel certificate under Florida Statute 718.116 must state any board approval requirement, so request it at the start of the contract period.
Under Florida Statute 718.503, a buyer can cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the documents were delivered before signing. The right ends at closing.
An estoppel certificate is the association’s written statement of what a unit owes. The association must issue it within 10 business days, and the fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.
It is a negotiated term, and the contract controls. In Lee County the seller customarily pays the deed stamps and the owner’s title policy, and the buyer’s costs include lender-related items, inspection, survey and any association fees. The worked example above shows the deed and mortgage taxes at three recorded prices.
A lender reviews the condominium project as well as you, including the budget, reserves, insurance and special assessments, and a project in storm recovery draws more scrutiny. We do not name a lender here. Ask the manager early for the condominium questionnaire and get pre-approved before you tour.
That is set in your written agreement and is negotiable. You can ask the seller in your offer to cover some or all of it, and any part the seller does not cover is yours.
Yes, in the sense that nothing on this page prevents it, but read the rental and approval rules first, because they are not published. Plan the storm routine, tell your insurer the unit will be unoccupied and give the manager a trusted contact.
It depends on the building and on you. Florida condominium ownership now carries more inspection, reserve and insurance cost than it did a few years ago, so the building’s documents matter more than ever. A well-documented building with a funded reserve can be a good purchase, and an undocumented one is a risk.
We do not predict returns. For Seascape, the county’s qualified median was $592,500 on 10 sales in 60 months. A buyer who rents should account for unpublished rental rules, the tourist tax and insurance costs.
Several pressures overlap: higher association insurance, new reserve and inspection requirements, and special assessments after storms. We cannot say that Seascape is not selling, because we have no MLS data for it. The county’s roll shows six latest sales dated since October 1, 2025, from $500,000 to $850,000.
Ask for the budget, the special-assessment ledger, the estoppel certificate, the milestone summary and reserve study, the insurance summary, the declaration and rules, the slip assignment if you want one, and the permit history for the unit. We assemble that list for every Seascape buyer.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves. If you also need to sell, Call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist matters because the price is the smaller part of a Seascape decision: unpublished fees, public special assessments, a flood zone and storm history, and rules you cannot read online all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a unit.
Sellers thinking about the other side of this market can read how we sell Seascape condos or request a free Seascape valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the Seascape at Bonita Beach guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo in Seascape, start your Seascape 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 Seascape 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 record, the association’s public letters and the state’s 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 Seascape? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Seascape condo? Get a free Seascape 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 Sea Isles, 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.
The official documents below are published by the Florida Division of Condominiums, the Seascape association, FEMA or the Florida Department of Revenue. They are the ones a Seascape buyer should read before signing, and each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Final order DS 2019-044, declaratory statement | Florida Division of Condominiums | December 2, 2019 | Holds the twenty-slip dock a common element and quotes declaration sections 7.5 and 7.5.5 | View the order |
| Second special assessment notice | Seascape of Little Hickory Island, Inc. | January 17, 2023 | $10,000 in two $5,000 payments | View the notice |
| Board letter to owners | Seascape of Little Hickory Island, Inc. | February 6, 2023 | Annual and special assessment totals, loan, contractor and insurance update | View the letter |
| Board response letter to owners | Seascape of Little Hickory Island, Inc. | February 21, 2023 | Restoration status and meeting-notice rules | View the letter |
| Third special assessment notice | Seascape of Little Hickory Island, Inc. | September 20, 2023 | $15,000 in two $7,500 payments | View the notice |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage | View the summary |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures were not available at publication (checked 2026-10-01).
McGreevy and Comisar, Best Realtor for Seascape at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.