We price your Shore Woods offer from the recorded sales of your floor plan and read the budget, leasing rules and flood file with you before you sign.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser public data files, October 2026 bundle (newest qualified sale June 22, 2026)
This is McGreevy and Comisar’s buyer’s guide to the 64 condo units at Shore Woods, the four two-story condominium buildings at 64 4th Street inside the Bonita Shores street grid, described building by building in our Shore Woods guide. Shore Woods sits in Bonita Shores, on the mainland side of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 address. It is not the Glen Manor condominium next door at 76 4th Street, which has its own association, and it is not any similarly named Shorewood or Shore Woods community elsewhere in Florida.
Here is the short version for a condo buyer. The Southwest Florida MLS shows 13 Shore Woods closings in the 60 months to October 27, 2026, at a $317,500 median, from $255,000 to $400,000, and three in the latest 12 months, from $255,000 to $317,500, after a median 206 days on market and at a median 91.18 percent of final list price. On October 27, 2026 one 1,461 square foot unit was listed at $314,900. Collier County recorded nine qualified Shore Woods sales in the 60 months since October 2021, from $260,000 to $389,000, at a $317,500 median and $239.64 per square foot of county heated area (Collier County Property Appraiser public data files, October 2026 bundle).
For a buyer, those numbers describe a building that still sells every year at the lowest condominium prices around Bonita Shores, now on a slower clock that gives a buyer time to read the documents and room to negotiate. The building’s association fees, reserve balances and pet rules are not published in any public record we could read, so this page names the document that answers each one.
To buy a condo in Shore Woods in 2026, choose the plan, 1,231 or 1,461 square feet, and the floor, price your offer from that plan’s recorded sales, read the budget, declaration and leasing rules inside the document review window, confirm the association’s approval timeline and line up a lender that will accept the project.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Shore Woods is a simple building to describe and a careful one to buy. The county roll records exactly two plans, 32 units of 1,231 square feet and 32 units of 1,461 square feet, in four buildings, A to D, of 16 units each, built in 1983 and 1984. Every unit is on a dry lot inside the grid, every unit is in shaded Zone X at the building on the 2024 effective FEMA map, and every unit is in hurricane evacuation Zone A. What separates one purchase from the next is the plan, the floor, the condition of the unit and the building’s finances on the day you sign.
First we agree on the plan, the floor and the budget. Second we put every recorded sale of that plan in front of you, with its date and its days on market. Third we request the association’s budget, the estoppel figure and the sale application. Fourth we match the master insurance and the lender’s condominium questionnaire to your financing before the inspection period ends. Selling a home first? Our Shore Woods seller’s guide and Shore Woods home valuation cover the other side of the same market.
These are the facts a Shore Woods condo buyer should know in October 2026, each drawn from the Southwest Florida MLS pull of October 27, 2026, the Collier County Property Appraiser public data files, October 2026 bundle, the FEMA map, the recorded declaration and Florida law, and each explained in the section that covers it.
This buyer’s guide runs from the market and the plans through the documents, the rules, the flood file, financing and closing costs to the comparison with Glen Manor and the questions Shore Woods buyers ask most. Each link jumps to its section, so you can read only what your purchase needs.
The Market and the Fit: How Do I Buy a Condo in Shore Woods in 2026? · Key Takeaways · Why Work With McGreevy and Comisar as Your Shore Woods Buyer’s Agent? · What Is the Shore Woods Condo Market Like for Buyers Right Now? · Which Shore Woods Condo Fits Which Buyer?
Costs, Documents and Rules: What Will I Pay to Own a Shore Woods Condo? · What Should I Check in the Shore Woods Condo Documents? · What Are the Rules on Leasing, Pets and Approvals at Shore Woods?
Flood, Permits, Finance and Closing: Is Shore Woods in a Flood Zone, and What Will Condo Insurance Cost? · What Do the Permits Show at Shore Woods Since Hurricane Ian? · Can I Finance a Shore Woods Condo? · What Will My Property Taxes and Closing Costs Be at Shore Woods? · How Does Buyer Representation Work in Florida After the NAR Settlement?
Living Here and Comparing: Which Schools Serve Shore Woods? · What Is Daily Life Like in a Shore Woods Condo? · Shore Woods vs Glen Manor: Which Should You Buy? · How Does Shore Woods Compare With the Rest of Bonita Shores and the Bonita Beach Strip? · What Are the Pros and Cons of Buying a Shore Woods Condo?
Seeing Condos and Getting Help: How Do I See Shore Woods Condos for Sale? · How Do I Get a Personalized Shore Woods Buyer Consultation? · Buying a Winter Home at Shore Woods: What Seasonal Buyers Should Know · What Buyers Say About Working With Us · Frequently Asked Questions, Shore Woods, Bonita Shores Buyer Edition · Why Does a Bonita Beach Condo Specialist Matter When You Buy? · Ready to Buy in Shore Woods? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · What Could We Not Verify About Shore Woods? · Sources and Authoritative References · Downloadable Documents
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 Shore Woods condo buyers with the same MLS and county data we use to price listings. We show you what each plan sold for, what the documents say and where the public record is silent.
If you’re searching for the best buyer’s agent for Shore Woods, McGreevy and Comisar represent buyers across Bonita Springs, Bonita Beach, Estero, Naples and Lee and Collier Counties, whether you are buying a first Florida condo, a winter home near the beach or a unit you plan to lease by the season. 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, a short drive up US 41 from 4th Street. To compare agents across the beach, see our guide to the best real estate agents in Bonita Beach, and for the wider city 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 Shore Woods buyer hears how Bonita Beach condo sellers think about price, timing and the association file from the people who advise sellers every week. If you own a home you need to sell first, our Shore Woods valuation guide shows how we value condos in this building, or Call Jesse direct at (239) 898-6072.
For every Shore Woods condo on your short list we match the unit to its plan on the county roll, pull the recorded sales of the same plan, check the listing’s MLS history and days on market, ask the manager for the budget and the sale and lease application, read the FEMA layer and the elevation certificate route for the building, and pull the unit’s permit file on the county’s CityView portal. You tour fewer condos and offer with fewer surprises.
We will not tell you the association’s fee or its pet rule, because neither is in a public document we could read. We will not price a 1,231 square foot condo off the $389,000 sale of a larger unit in 2022, and we will not describe a shared amenity that no primary source records. 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.
We tracked every one of the 13 Shore Woods closings in the Southwest Florida MLS in the 60 months to October 27, 2026, and every one of the 151 qualified Shore Woods sales in the Collier County file since May 1984. We also read the 1983 declaration’s recording data, the 1997 restated declaration and its 2015 leasing amendment, the state condominium record, the association’s corporate filings and the county’s flood, evacuation, zoning and milestone layers at 64 4th Street before writing any advice here.
This page does not state or imply that we have sold, listed or represented a buyer or seller at Shore Woods. Our case rests on the public record we have read for you and on how we would run your purchase.
The Shore Woods condo market in October 2026 favors a patient buyer: the Southwest Florida MLS shows three closings in the 12 months to October 27, 2026, at a $310,000 median after a median 206 days on market and a median 91.18 percent of final list price, and one unit listed on October 27, 2026, at $314,900.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The MLS leads for market activity because it carries days on market, list prices and the current listing, and its pull is newer than the latest records in the county file. The county record supports it with qualified deed prices and the long price history. Where the two disagree, the county records the deed consideration and the MLS records the reported closing price, and the MLS also carries sales the county did not qualify and sales newer than the county extract.
| Window to October 27, 2026 | Closings | Median price | Range | Median days on market | Median sale to final list | Median price per sq ft of MLS living area |
|---|---|---|---|---|---|---|
| 12 months | 3 | $310,000 | $255,000 to $317,500 | 206 (n 3) | 91.18% (n 3) | $217 |
| 24 months | 5 | $310,000 | $255,000 to $333,000 | 126 (n 5) | 92.73% (n 5) | $228 |
| 60 months | 13 | $317,500 | $255,000 to $400,000 | 95 (n 11) | 95.45% (n 11) | $248 |
The 60-month days on market and sale-to-list figures rest on the 11 closings with days on market recorded; two 60-month closings carry zero days on market and are left out of those two medians. The 12 and 24-month figures rest on every closing in the window. With three and five closings, the shorter windows are small samples, and we read them as direction, not as a market statistic. Only the 60-month window holds ten or more closings.
| Window, October 2026 county bundle | Qualified sales | Median | Range |
|---|---|---|---|
| 12 months, since October 2025 | 2 | $325,250, the median of these two sales (mean of $317,500 and $333,000) | $317,500 to $333,000 |
| 24 months, since October 2024 | 3 | $317,500, the median of these three sales | $309,000 to $333,000 |
| 36 months, since October 2023 | 5 | $309,000, the median of these five sales | $295,000 to $333,000 |
| 60 months, since October 2021 | 9 | $317,500, the median of these nine sales | $260,000 to $389,000 |
These windows come from the Collier County Property Appraiser public data files, October 2026 bundle, which run into October 2026; the newest qualified Shore Woods sale in them is June 22, 2026. No window reaches ten qualified sales, so the 60-month window, the longest, leads the county figures on this page, and all nine of its sales are listed below. The county file holds 151 qualified Shore Woods sales since May 1984; an all-history median would mix 1980s prices with today’s and is not a price signal, so we do not print one.
On October 27, 2026 the MLS showed one active Shore Woods listing, a 1,461 square foot unit at $314,900, and no pending sale. Against three closings in the latest 12 months, one listing is 4.0 months of supply; on the 60-month pace of 13 closings, it is 4.6 months. For a buyer who wants the larger plan, that listing is the only unit on the market in the building; for a buyer who wants the smaller plan, the next listing is the one to watch for, and a saved search is how you see it first.
In 2021 and 2022 Shore Woods units sold in days: the four MLS closings from December 2021 to May 2022 recorded 9, 7, 0 and 14 days on market, and all four closed at or above the final list price. From December 2023 on, the pattern turned. Six of the nine later closings took 95 days or more, and the three closings of 2026 sold at 92.73, 91.18 and 88.19 percent of their final list prices. A buyer today is negotiating, not bidding, and a listing that has sat for months is where the room is widest.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|
| December 2021 | 1,440 | $320,000 | $330,500 | 9 |
| February 2022 | 1,461 | $375,000 | $385,000 | 7 |
| March 2022 | 1,231 | $400,000 | $400,000 | 0 |
| May 2022 | 1,461 | $389,000 | $389,000 | 14 |
| December 2023 | 1,231 | $347,900 | $305,000 | 191 |
| March 2024 | 1,231 | $315,000 | $295,000 | 380 |
| June 2024 | 1,461 | $323,000 | $323,000 | 0 |
| August 2024 | 1,231 | $330,000 | $315,000 | 17 |
| February 2025 | 1,231 | $319,900 | $309,000 | 43 |
| October 2025 | 1,461 | $339,900 | $333,000 | 126 |
| February 2026 | 1,231 | $275,000 | $255,000 | 278 |
| June 2026 | 1,231 | $340,000 | $310,000 | 206 |
| June 2026 | 1,461 | $360,000 | $317,500 | 95 |
The MLS reports living area as the listing agent entered it, which is why one 2021 closing shows 1,440 square feet against the county’s 1,461 for the larger plan. We print the month and the plan, never a unit number.
| Recorded (deed date) | Price | County heated area (sq ft) | Price per sq ft of heated area |
|---|---|---|---|
| December 21, 2021 | $331,500 | 1,461 | $226.90 |
| February 25, 2022 | $385,000 | 1,461 | $263.52 |
| May 17, 2022 | $389,000 | 1,461 | $266.26 |
| September 23, 2022 | $260,000 | 1,231 | $211.21 |
| December 1, 2023 | $305,000 | 1,231 | $247.77 |
| March 28, 2024 | $295,000 | 1,231 | $239.64 |
| February 13, 2025 | $309,000 | 1,231 | $251.02 |
| October 6, 2025 | $333,000 | 1,461 | $227.93 |
| June 22, 2026 | $317,500 | 1,461 | $217.32 |
All nine sales are at the building address, 64 4th Street. The median of the nine is $317,500, and the median price per square foot of county heated area is $239.64. The October 2026 bundle does not qualify the $310,000 deed of June 15, 2026 on a 1,231 square foot unit, so that deed is not in this list or in any county figure on this page.
The MLS shows five closings that are not among the county’s qualified sales: $400,000 in March 2022, $323,000 in June 2024, $315,000 in August 2024, $255,000 in February 2026 and $310,000 in June 2026. The county, for its part, recorded nine priced deeds in the 60 months that it did not qualify as arm’s-length sales, and this is all of them: $285,000 in December 2021, $400,000 in March 2022, $320,000 and $395,000 in 2023, $323,000 and $300,000 in 2024, $240,000 in April 2025, $255,000 in February 2026 and $310,000 in June 2026. Unqualified deeds are left out of every county figure on this page. When we build an offer, we read both records sale by sale and tell you which sales we rely on.
| Year | Qualified county sales | Median |
|---|---|---|
| 2019 | 3 | $190,000 |
| 2020 | 4 | $207,500 |
| 2021 | 5 | $230,000 |
| 2022 | 3 | $385,000 |
| 2023 | 1 | $305,000 |
| 2024 | 1 | $295,000 |
| 2025 | 2 | $321,000 |
| 2026, October 2026 bundle | 1 | $317,500 |
Each median is the median of that year’s qualified county sales, and every year holds fewer than ten, so the medians describe a handful of sales. Prices peaked in 2022, when the county record shows sales at $385,000 and $389,000 for the larger plan, and have since settled in a band from about $255,000 to $333,000. For a buyer, the 2022 sales are history, not a comparable.
Of 13 same-unit repeat sales since 2009 in the county record (October 2026 bundle), 12 sold for more than the prior qualified sale and one sold $2,000 lower: a larger unit bought in June 2021 for $335,000 resold in October 2025 for $333,000. Owners who bought before 2021 and held gained; the one owner who bought near the top did not. A buyer who pays today’s band, not 2022’s, is buying where the recent record sits.
The Shore Woods condo that fits a buyer depends first on the plan: the 1,231 square foot unit, two bedrooms and two baths in the MLS rows, is the lower-cost entry, and the 1,461 square foot unit, two bedrooms plus a den and two baths, adds about 230 square feet for roughly $33,000 more at the county medians.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser roll exported August 29, 2026, and public data files, October 2026 bundle)
| Plan | County heated area | Units on the roll | Layout in the MLS rows | Qualified county sales, 60 months | MLS closings, 60 months |
|---|---|---|---|---|---|
| Smaller plan | 1,231 sq ft | 32 | Two bedrooms, two baths | 4, from $260,000 to $309,000, median $300,000 | 7, from $255,000 to $400,000, median $309,000 |
| Larger plan | 1,461 sq ft | 32 | Two bedrooms plus a den, two baths | 5, from $317,500 to $389,000, median $333,000 | 6, from $317,500 to $389,000, median $331,750 (mean of $330,500 and $333,000) |
The county’s condominium unit records do not carry bedroom or bath counts, so the layouts come from the MLS rows. One larger-plan closing, in June 2026, is entered as two bedrooms without a den, which is the kind of detail a showing confirms.
On the county record, the smaller plan’s median is $243.70 per square foot of heated area and the larger plan’s $227.93. The larger plan buys more space for fewer dollars per foot, which is why a buyer who needs a home office or a guest room often sees the 1,461 square foot plan as the value choice, and why a buyer who wants the lowest price into a condominium near Bonita Beach shops the smaller plan.
The roll’s unit numbering shows two floors, with first-floor units numbered from 101 and second-floor units from 201 in each of buildings A to D. Of the 13 MLS closings, four were first-floor units, with a median of $320,250 (the mean of $317,500 and $323,000), and nine were second-floor units, with a median of $315,000. The plans are mixed across both groups, so the record does not support a floor premium in either direction. A first-floor unit offers step-free access; a second-floor unit offers privacy and no one overhead. Choose the floor for how you will live, not for resale theory.
| Buyer | Plan and floor to look at first | Why |
|---|---|---|
| First condominium near the beach, lowest entry price | 1,231 sq ft | The 60-month qualified county sales of this plan ran from $260,000 to $309,000 |
| Full-time owner who needs an office or guest room | 1,461 sq ft | The den is the difference between the plans |
| Buyer who wants no stairs | Either plan, first floor | Units numbered from 101 in each building |
| Seasonal owner who will lease the unit some months | Either plan | The recorded lease rules allow three leases a year with a thirty-day minimum |
| Buyer who wants a newer building | Compare Glen Manor next door | Glen Manor was built in 1996 and 1997 |
These describe the property and the rules, not the people who live in the building. Every buyer reads the same declaration.
The record cannot say which direction a unit faces, what it overlooks or which units have been renovated, and the county roll carries no view or condition field. Kitchens, baths, flooring, windows or shutters and the age of the air conditioner and water heater are what separate a $295,000 sale from a $315,000 sale in the same plan. A showing and the seller’s disclosure answer those, and we bring the permit history to the showing.
Owning a Shore Woods condo layers four costs on the purchase price: the association’s regular assessment, property taxes at 9.3696 mills on the 2026 certified roll in Collier millage area 90, an HO-6 unit-owner insurance policy and any special assessment the board adopts. The assessment is not published in any public record we could read; the budget and the estoppel certificate state it.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll export of August 29, 2026; Florida Statutes, 2025 text)
There is no association website, and the Sunbiz and state condominium records do not carry budgets, so the current Shore Woods assessment is information not published on the publication date. Under section 718.112 the budget covers operating expenses, insurance on the condominium property and reserves, and which utilities, cable or internet the fee includes is a line in that budget. We do not assert any of it without the document. The estoppel certificate under section 718.116 states the regular assessment, any special assessment and whether the seller’s account is current.
| Cost | What the record shows | Where the number comes from |
|---|---|---|
| Association assessment | Not published in any record we could read | The adopted budget and the estoppel certificate |
| Special assessment | No public record we could read states one | Every special assessment notice since September 2022, and the estoppel certificate |
| Property taxes | 9.3696 mills on the 2026 certified roll, median 2026 certified bill $2,112.16 per unit | Collier County roll and tax collector; your bill resets after purchase |
| HO-6 unit-owner policy | Not published; priced per unit | Your insurer’s quote, using the master policy certificate |
| Flood insurance | Optional under federal rules in shaded Zone X | A quote; your lender may ask about it |
| Utilities outside the fee | Not published | The budget’s line items |
A special assessment must state its purpose in the written notice under section 718.116. Ask for every special assessment notice since Hurricane Ian in September 2022 and for any loan the association has taken, and read the reserve lines in the budget. A building finished in 1983 and 1984 is more than forty years old, so roofs, windows, plumbing and electrical systems have reached or passed one replacement cycle, and the reserve schedule shows how the association plans for the next one.
A Shore Woods buyer should check the declaration and every recorded amendment, the 2015 leasing and ownership amendments, the current budget and financial statement, the reserve schedule, every special assessment notice since 2022, the master insurance certificate, recent board minutes and the sale and lease application. Florida gives you a seven-business-day window to cancel after receiving them.
Data updated: October 2026 (Collier County Official Records; Florida Statutes, 2025 text, read October 17, 2026)
Each prospective purchaser of a resale unit is entitled, at the seller’s expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report where one applies, and the Frequently Asked Questions and Answers document under section 718.504. For Shore Woods, the milestone and SIRS items are a statement of non-applicability or a statement that none has been completed, because the buildings are two stories.
The contract clause in section 718.503 makes the agreement voidable by the buyer within seven days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents. That window is the buyer’s best protection in a building whose fees are not published. We read the package with you inside it.
The original declaration is recorded at Official Records Book 1010, Page 1016 (March 8, 1983), and an Amended and Restated Declaration at Official Records Book 2361, Page 3080 (November 10, 1997), in Collier County. The leasing section is Section 13.2 of the 1997 restated declaration, Official Records Book 2361, Page 3096, as amended by Official Records Book 5152, Page 2758, recorded May 18, 2015, adopted on a 42 to 0 vote. Ask for the declaration with every recorded amendment, not a summary, because the amendments set the rules you live under.
The Department of Business and Professional Regulation lists Shore Woods as condominium project PR1P012674, 64 units, recorded March 3, 1983. The state phase history records 124 planned units in the 1982 filing, two phases that expired in 1986 and a completed condominium of 64. The association, Shore Woods Condominium Association, Inc., is Florida document 764735, filed August 27, 1982 and active, with a reinstatement on January 14, 2004 and annual reports filed in 2024, 2025 and 2026.
The association is professionally managed: its principal address and its registered agent are Guardian Property Management, 6704 Lone Oak Blvd, Naples, both changed on April 28, 2025. The manager is the route for the budget, the estoppel certificate, the application package and the lender’s condominium questionnaire.
| Document | What it answers for a Shore Woods buyer |
|---|---|
| Declaration and every recorded amendment | Leasing, ownership structures, alterations, approvals |
| Articles, bylaws and rules | Pets, parking, use of common elements |
| Current budget and annual financial statement | The assessment, the insurance premium, the reserve lines |
| Reserve schedule and any reserve study | How the association funds roofs, paint, paving and systems |
| Special assessment notices since September 2022 | Any storm repair or capital project already charged |
| Master insurance certificate | Coverage and deductibles your HO-6 must fill |
| Recent board minutes | Planned projects, disputes, insurance renewals |
| Sale and lease application | The approval fee, interview and timeline |
| Estoppel certificate | What is owed on the unit at closing |
| Statement on milestone and SIRS applicability | Confirms the two-story exemption in writing |
We never describe the contents of an association’s member-only records on this page. The statute gives you the right to them, and that is the route.
Shore Woods’ recorded leasing section allows no more than three leases in a calendar year, a minimum term of thirty consecutive days and a maximum of one year, requires association approval on thirty days’ notice, and since 2015 bars ownership structures that would turn a unit into short-term transient lodging for multiple families. Pet rules were not part of the recorded sections we read.
Data updated: October 2026 (Collier County Official Records; Collier County zoning layer, queried October 17, 2026)
| Rule | What the record says |
|---|---|
| Minimum lease term | Thirty consecutive days |
| Leases per calendar year | Three at most |
| Maximum lease | One year, no renewal option |
| Approval | Association approval required; whole unit only; lessee a natural person |
| Notice | Thirty days (raised from fifteen in 2015) |
| Subleasing | Not allowed |
| Ownership structures | No co-ownership or entity ownership that creates short-term transient use; a designated primary occupant (2015 amendment to Section 14.1) |
Our reading comes from the recorded microfilm images read for our Bonita Shores community guide in August 2026. Under section 718.110(13), the 2015 changes bind only owners who consented and owners who took title after May 18, 2015, so a buyer today takes title subject to them.
The 2015 companion amendment to Section 14.1 bars co-ownership and entity or trust ownership that would turn a unit into short-term transient lodging for multiple families and requires a designated primary occupant. If you plan to take title in an LLC or a trust, read that section with your attorney before you sign, and we will raise it with the manager at the application stage.
Unincorporated Collier County requires registration of vacation rentals of six months or less, and section 509.032 leaves condominium declarations in force even where local bans are preempted. With a thirty-day minimum on record, any lease shorter than six months still needs the county’s registration.
Pet rules for Shore Woods were not part of the recorded sections we read, so this page does not state one. Ask the manager whether pets are allowed, how many, any size or weight limit, whether tenants may keep pets and whether a registration or fee applies. Federal and Florida fair-housing law require an association to make reasonable accommodations for assistance animals regardless of a pet rule.
Sales and leases at Shore Woods need association approval under the declaration, and approvals are subject to federal and Florida fair-housing law. Ask for the application, the fee and the timeline at the offer stage, and we write the approval date into the contract so your closing does not wait on a board meeting.
Shore Woods is zoned RMF-12, Collier County’s residential multi-family district, while the single-family Bonita Shores lots around the 4th Street condominiums are RSF-4. Land Development Code section 2.03.02 lists multi-family dwellings as a permitted use in RMF-12, and hotels and motels belong in the RT district. Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the county permit, so ask for the alteration rules before you plan a renovation.
Shore Woods is in shaded Zone X, the 0.2 percent annual chance coastal flood hazard area, at the building centroid, on the 2024 effective FEMA map as served by Collier County’s GIS, and the whole Bonita Shores area is in hurricane evacuation Zone A. No cited public source gives a Shore Woods premium, so insurance cost comes from quotes on the unit.
Data updated: October 2026 (Collier County FEMA24 flood zone, evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
An envelope drawn around both 4th Street condominium sites also touches Zone X and a Zone AH polygon, so the zone is not uniform across the block; the elevation certificate for each building settles it. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024; preliminary panels were issued March 20, 2025, so a later map can change the zone. Ask the association for the building’s elevation certificate, or search the county’s elevation certificate archive by address.
A unit in shaded Zone X sits outside the special flood hazard area, so federal mandatory flood purchase does not apply on the map, though a lender may still ask about coverage. Shaded Zone X is not the same as “no flood risk”: it is the 0.2 percent annual chance area, and flood insurance is available and worth pricing. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page.
| Coverage | Who carries it | What to ask for |
|---|---|---|
| Building structure, common elements | The association, under a master policy (section 718.111) | The master policy certificate, coverage and deductibles |
| Unit interior, contents, improvements, loss assessment | The owner, under an HO-6 policy | Quotes on the specific unit, with the master certificate in hand |
| Flood | Optional for the unit owner in shaded Zone X | A flood quote; the association’s own flood coverage |
| Wind | Part of the master policy and the HO-6 | The building’s wind-mitigation features |
The Florida Office of Insurance Regulation explains how wind mitigation features reduce a premium. On a 1983 and 1984 building, an HO-6 insurer may ask for a four-point inspection of the unit’s roof access, electrical, plumbing and air conditioning, so order one with your home inspection.
Zone A is the first zone ordered out in a storm surge evacuation; sign up for AlertCollier. The Coastal High Hazard Area is the county’s planning line for the most surge-exposed land; Shore Woods sits landward of it, as the rest of the grid does, and the line runs along West Avenue.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Shore Woods-specific damage; the association’s insurance claims, repair permits and any assessment notices since 2022 are the documents to read, and the seller owes you the flood disclosure in section 689.302, which covers known flood damage, flood insurance claims and federal flood assistance received.
The permits at Shore Woods since Hurricane Ian are a file each buyer should pull, because no public record we found describes Shore Woods-specific storm damage. Collier County issues permits through its CityView portal, searchable by the 64 4th Street address, and the unit’s own open and closed permits belong in your inspection review.
Data updated: October 2026 (Collier County CityView permit locator and milestone register, queried October 17, 2026)
Search CityView by address for the building and by unit for the condo you are buying. Look for roofing, window and door, electrical, plumbing and mechanical permits, and check that each permit shows a final inspection. An open or expired permit can delay a closing, and an alteration without a permit is a question for the seller and the board before you sign.
Shore Woods does not appear on the Collier County milestone inspection register, and that is expected: its buildings are two stories, below the three-habitable-story threshold in section 553.899. The structural integrity reserve study requirement in section 718.112(2)(g) applies to buildings three stories or more in height, so a two-story Shore Woods building sits outside it on the face of the statute. Ask the association for its written statement on SIRS applicability anyway, and read the reserve schedule.
A state wastewater inventory flags the 64 units as likely septic, but that flag rests on the geocode of an expired 2023 swimming-pool permit; the surrounding 4th Street block is known county sewer, and Collier County Utilities serves the building through a 2-inch master water meter on an active account. A Collier County Public Utilities account record is the document that settles it, and we ask for it before your inspection period ends.
You can usually finance a Shore Woods condo if the building passes your lender’s project review: the lender sends the association a condominium questionnaire about reserves, special assessments, litigation, insurance and repairs, and the answers decide whether the loan closes. No public list shows the building’s current lender status, so the questionnaire is the route.
Data updated: October 2026 (Fannie Mae Selling Guide B4-2.1-03 and B4-2.2-01, read October 2026)
Fannie Mae’s Selling Guide treats a project with critical repairs, significant deferred maintenance or an unsafe-condition finding as ineligible until the issue is resolved, and its project review asks about special assessments, reserves, insurance and litigation. A lender that sells its loans follows rules of this kind, and a portfolio lender may apply its own. Ask your loan officer to order the questionnaire as soon as the contract is signed.
A two-story building outside the milestone and SIRS regimes removes two of the questions that slow loans in taller Bonita Beach buildings. A current budget with reserve lines, no open special assessment and a master policy with clear coverage are what a reviewer wants to see. We ask the manager for those documents before you lock a rate.
At Shore Woods a buyer pays Collier County property taxes at 9.3696 mills on the 2026 certified roll, about $950.58 a year for each $100,000 of taxable value, and at closing, by Collier custom, the owner’s title policy, plus the mortgage documentary stamps and intangible tax on any loan. On a $317,500 purchase with a $254,000 loan those three items total $3,059.50.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll export of August 29, 2026; Florida Statutes, 2025 text; Rule 69O-186.003)
| Item | Who customarily pays in Collier County | On $317,500 (the 60-month MLS median) | Arithmetic |
|---|---|---|---|
| Owner’s title policy, promulgated rate (Rule 69O-186.003) | Buyer, by Collier custom | $1,662.50 | $575 for the first $100,000 plus $5.00 per $1,000 on $217,500 |
| Mortgage documentary stamps, 35 cents per $100 (section 201.08) | Buyer | $889 | 2,540 units of $100 on a $254,000 loan, with no cap |
| Intangible tax, 2 mills on the loan (section 199.133) | Buyer | $508 | 0.002 times $254,000 |
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $2,222.50 | 3,175 units of $100 |
| Estoppel certificate (section 718.116) | By contract | Up to $299 for a standard request | Statutory cap as published by the Florida DBPR |
The buyer’s three lines total $3,059.50 on a financed purchase; a cash buyer pays the owner’s title policy, $1,662.50, and no mortgage taxes. Florida’s documentary stamp tax on a note secured by a mortgage has no dollar cap, so the stamps rise with the loan. Lender fees, the lender’s title policy, recording fees, the inspection, the appraisal and prepaid insurance and taxes are not on this table; your Loan Estimate and the title company’s settlement statement state them. The contract controls who pays what.
Under section 718.116(8) 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. The contract says who pays it.
The median 2026 certified tax bill per Shore Woods unit on the county roll is $2,112.16, but that is the seller’s bill. Your taxable value resets toward the purchase price at the next January 1, under section 193.155 for a homestead or section 193.1554 for a non-homestead unit. As an illustration only, at 9.3696 mills each $100,000 of taxable value is about $936.96 a year, so a taxable value of $300,000 would carry about $2,810.88 in ad valorem tax; the county’s just value is reduced for costs of sale, and your own assessment sets the real figure.
A buyer who makes Shore Woods a permanent residence can apply for the homestead exemption under section 196.031 by filing form DR-501 with the Property Appraiser by March 1 of the year after purchase, and can port part of a prior Save Our Homes benefit with form DR-501T. Fifteen of the 64 units carry a homestead exemption on the 2026 preliminary roll.
Since August 17, 2024, a buyer who tours with an MLS participant signs a written buyer agreement first, stating the agent’s compensation, which is negotiable, and offers of buyer-agent compensation are no longer made through the MLS. A Shore Woods seller may still agree to pay part of it in the contract, and that is a term you can ask for.
Data updated: October 2026 (National Association of Realtors practice changes effective August 17, 2024; section 475.278, Florida Statutes)
The agreement names the agent, the term, the compensation and how it is paid. It cannot leave compensation open-ended. We sign it with you before the first Shore Woods showing and explain each line, including what happens if a seller offers to pay our fee.
Under section 475.278 a Florida licensee works as a transaction broker unless a single-agent relationship is established in writing, and the statute lists the duties each relationship carries. We explain both before you sign.
Schools serving Shore Woods are assigned by Collier County Public Schools by address: the district’s zone tool returns Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School for Bonita Shores addresses, with no pending rezone flag for 2026-27 when our Bonita Shores research queried it.
Data updated: October 2026 (Collier County Public Schools zone locator, queried for our Bonita Shores guide)
| Level | School | Address | Drive from the grid |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples | 6.1 mi, about 12 min |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples | 7.4 mi, about 15 min |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples | 7.5 mi, about 15 min |
Confirm the assignment for the unit’s exact address in the district’s zone locator before you rely on it; boundaries change. Aubrey Rogers High School opened in August 2023 and replaced Gulf Coast High School for this area. The Florida Department of Education publishes each school’s grade.
Daily life at Shore Woods runs on Collier County services with a Bonita Springs address: county water and fire service, county solid-waste collection under the association’s contract, and Bonita Beach Road as the way to the Gulf, US 41 and I-75. Bonita Beach Park is about 1.8 miles and five minutes by road.
Data updated: October 2026 (routes measured for our Bonita Shores guide; Collier County utility and service records)
Bonita Beach Park in Lee County, at 27954 Hickory Blvd, is about 1.8 miles and five minutes by road from the grid, and Barefoot Beach Preserve County Park is about 3.4 miles and 12 minutes. Bonita Beach Road carries a six-foot sidewalk on the neighborhood side and an eight-foot shared path on the beach side.
A Florida Department of Health swimming-pool facility permit for 64 4th Street, which expired June 30, 2023, indicates a pool on the property; no public association document lists the other shared amenities, so this page does not name them. Shore Woods has no water frontage and no boat slips. The community boat ramp near Bonita Shores belongs to a separate corporation, Bonita Shores Boating Area, Inc., which the state lists as administratively dissolved on September 25, 2026, and access was never something a condominium unit conveyed.
Collier County Utilities serves the building through a 2-inch master water meter on an active account, and North Collier Fire Control and Rescue District covers the area. The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with annual dues, not a homeowners’ association; it does not approve sales or set condominium rules.
A Publix is about 1.4 miles away. The three nearest emergency departments are 5.7, 6.2 and 6.4 miles away across the NCH and Lee Health systems; a freestanding emergency department is not a hospital. Mail goes to a Bonita Springs 34134 address even though the property is in unincorporated Collier County, which is why county services and Collier County taxes apply.
A buyer choosing between Shore Woods and Glen Manor, the two condominiums on 4th Street, weighs age against record and price: Glen Manor is newer, built in 1996 and 1997, and its few recent sales sit higher, while Shore Woods is older, has the larger 1,461 square foot plan, the deeper record and, on October 27, 2026, the only unit for sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Shore Woods | Glen Manor |
|---|---|---|
| Address | 64 4th Street | 76 4th Street |
| Units and buildings | 64 units in 4 two-story buildings of 16 | 60 units in 15 two-story buildings of four |
| Year built (county roll) | 1983 and 1984 | 1996 and 1997 |
| Unit sizes (county heated area) | 1,231 sq ft (32) and 1,461 sq ft (32) | 1,229 sq ft (36) and 1,368 sq ft (24) |
| County qualified sales, latest 12 months (Shore Woods: October 2026 bundle, since October 2025; Glen Manor: its guide, to August 17, 2026) | 2, at $317,500 and $333,000 | None |
| County qualified sales, 60 months | 9, median $317,500 | 4, from $221,000 to $405,000; the median of these four sales is $387,500 |
| MLS closings, latest 12 months | 3, from $255,000 to $317,500, median 206 days on market | 1, at $245,000 in April 2026 after 245 days on market |
| MLS closings, 60 months | 13, median $317,500 | 6, from $245,000 to $425,000; the median of these six closings is $397,500 |
| Active listings, October 27, 2026 | One, at $314,900 | None |
| Minimum lease | Thirty consecutive days | One month, with a one-month gap between lease starts |
| Leases per year | Three | Three |
| Flood zone at the building | Shaded Zone X | Shaded Zone X |
| Milestone inspection and SIRS | Two stories, outside both on the face of the statutes | Two stories, outside both on the face of the statutes |
| Median 2026 certified tax bill per unit | $2,112.16 | $2,062.01 |
| Median 2026 preliminary just value per unit | $243,050 | $223,075 |
| Association filed | 1982 | 1996 |
Glen Manor wins on construction date: a buyer who wants 1990s windows, plumbing and electrical systems will find them there. Shore Woods wins on the larger plan, on a continuous record that a buyer, a lender and an appraiser can read, and on availability, since on October 27, 2026 the only condo for sale on 4th Street was at Shore Woods. Glen Manor’s most recent MLS closing, $245,000 in April 2026 after 245 days against a $325,000 final list price, shows that the newer building is not immune to the slower market either.
Choose Shore Woods if you want the larger 1,461 square foot plan, a building that sells every year and a price set by recent comparable sales. Choose Glen Manor if newer construction matters more to you than a long run of comparables, and read its leasing rule, which differs from Shore Woods’. Our Glen Manor guide carries its record, and our Glen Manor buyer’s guide walks through buying there.
The single-family houses of the Bonita Shores grid trade in a different band: Collier County recorded 24 Bonita Shores sales at a $590,000 median in the 12 months to August 17, 2026, as our Bonita Shores guide states it, and 100 at a $660,000 median over 60 months. A Shore Woods unit is the lower-cost way into the same streets and the same 1.8-mile drive to the beach, with the association handling the building. Our guide to buying a home in Bonita Shores covers the houses of the grid.
Shore Woods is the entry point of Bonita Shores and the condominiums along Little Hickory Bay: its nine qualified county sales in 60 months carry a $317,500 median (October 2026 county bundle), against four at Glen Manor at $387,500, eight at the Little Hickory Bay condominium at $519,950 and thirteen at Hickory Bay West at $699,000, the lowest condominium median on this table.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Place | Kind | County qualified sales, 60 months (Shore Woods: October 2026 bundle; others: their guides, to August 17, 2026) | MLS closings, 60 months to October 27, 2026 |
|---|---|---|---|
| Shore Woods | Two-story dry-lot condominium inside the Bonita Shores grid | 9, median $317,500 | 13, median $317,500 |
| Glen Manor | Two-story dry-lot condominium inside the Bonita Shores grid | 4, median of the four $387,500 | 6, median of the six $397,500 |
| Hickory Harbour | Bay-front condominium at 226 3rd Street | 5, median of the five $560,000 | 4, median of the four $570,000 |
| Little Hickory Bay condominium | Bay-front condominium at 4835 Bonita Beach Rd | 8, median of the eight $519,950 | 14, median $515,000 |
| Hickory Bay West | Bay-front condominium at 4895 Bonita Beach Rd | 13, median $699,000 | 13, median $700,000 |
| Bonita Shores grid | Single-family houses on 531 platted lots | 100, median $660,000 | 106, median $657,000 |
The Bonita Shores grid is a land market, where the lot carries much of the value, so its median says little about a condominium. Hickory Harbour, the Little Hickory Bay condominium and Hickory Bay West sit on the water along Little Hickory Bay and price accordingly, and taller bay-front buildings carry milestone and structural reserve obligations that a two-story building does not. Read our guides to Hickory Harbour, Hickory Bay West and the Little Hickory Bay condominium for the bay-front side.
The Bonita Beach condominiums such as Hickory Shores and the Bonita Beach and Tennis Club sit on the Gulf side of the island in Lee County; our Bonita Beach buyer’s guide covers them. Shore Woods trades island living for a lower entry price and a five-minute drive to Bonita Beach Park.
The pros and cons of buying a Shore Woods condo come straight from the public record: the lowest condominium prices around Bonita Shores, the larger plan, shaded Zone X and a two-story exemption on one side, and forty-year-old buildings, unpublished fees, slower resales and evacuation Zone A on the other.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
To see Shore Woods condos for sale, tell us your plan, floor and budget, and we set a saved search on the condominium name and the 64 4th Street address, then pull the recorded sales of the same plan, the MLS history and the documents for each listing before you tour. One unit was listed on October 27, 2026, at $314,900.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Because the MLS files Shore Woods under a development field named Little Hickory, a search by Bonita Shores alone can miss it. We set your alert by address and condominium name, so a new listing reaches you the day it appears. If the building’s supply does not fit, we also represent buyers across Bonita Springs and the rest of the Bonita Beach strip.
You get a personalized Shore Woods 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, your timing and the plan and floor you want, and we send the recorded sales of that plan, the current listing and the documents to request.
We start with the plan, the floor and the financing, because those decide most of the price and risk. Then we map your budget to the 13 MLS closings and nine qualified county sales of the last 60 months, list the documents to request from the manager, check the master insurance and the lender’s project review, and set a negotiation range from the listing’s days on market.
Start your Shore Woods 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 Shore Woods condos and get a free Shore Woods home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Shore Woods buyer owns a condo that may sit empty through hurricane season, so plan the storm routine, the insurance and a trusted local contact, and read the leasing rules before counting on rental income. Fifteen of the 64 units carry a homestead exemption on the 2026 preliminary roll, and 23 of the 64 owners have a Florida mailing address.
Ask the association what it expects of an absent owner: shutters or impact glass, water shut-off, patio furniture and a local contact. Ask your insurer how it treats a condo left unoccupied, because policies can limit coverage for vacancy. Keep a copy of the HO-6 policy, the master certificate and the association’s emergency plan where your contact can reach them, and register with AlertCollier, because Bonita Shores is in evacuation Zone A.
The recorded rules allow no more than three leases a calendar year, each at least thirty consecutive days and approved by the association on thirty days’ notice. That fits a winter tenant or a summer tenant, not a weekly rental, and any lease of six months or less needs Collier County’s vacation rental registration.
Florida title companies routinely close with remote online notarization or mail-away signing; 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, and should read the 2015 rule on entity ownership before choosing how to hold title.
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
★★★★★ “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
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” 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
None of these is offered as a Shore Woods review, and the words are the reviewers’ own. To be the next buyer we represent on 4th Street, start your Shore Woods buyer consultation or Call Marc at (239) 287-5873.
These are the questions buyers ask most about Shore Woods condos, answered from the Southwest Florida MLS, the Collier County record, the recorded declaration and Florida law. Where a fact is not published, we say so and name the document that settles it. The building background is in our Shore Woods guide.
Shore Woods is a 64-unit condominium of four two-story buildings, A to D, of 16 units each at 64 4th Street, Bonita Springs, in unincorporated Collier County, built in 1983 and 1984 according to the Collier County roll, with its own association and recorded declaration.
Yes. Shore Woods sits between 4th and 5th Streets inside the Bonita Shores grid, on part of original Lot 1, Block 13 of Bonita Shores Unit No. 2, but it is a condominium with its own association, not one of the 531 single-family lots.
Shore Woods is in Collier County. The mailing address is Bonita Springs 34134, but the property is unincorporated Collier County, outside the City of Bonita Springs, and pays Collier taxes in millage area 90.
On October 27, 2026 the Southwest Florida MLS showed one active Shore Woods listing, a 1,461 square foot unit at $314,900, and no pending sale. A saved search on the condominium name and address catches the next one.
The MLS shows 13 Shore Woods closings in the 60 months to October 27, 2026, at a $317,500 median, from $255,000 to $400,000. Collier County recorded nine qualified sales in the 60 months since October 2021, at a $317,500 median (Collier County Property Appraiser public data files, October 2026 bundle).
A median 95 days over the 60 months to October 27, 2026, across the 11 MLS closings with days on market recorded, and 206 days for the three closings of the latest 12 months. A buyer usually has time to read the documents before another offer arrives.
The county records 1,231 square feet on 32 units and 1,461 square feet on 32 units of heated area. MLS living area on a listing can differ from the county figure, as one 2021 closing entered at 1,440 square feet shows.
The county’s condominium records do not carry bedroom counts. In the MLS rows the 1,231 square foot plan is two bedrooms and two baths and the 1,461 square foot plan two bedrooms plus a den with two baths.
The larger plan sells for more dollars and fewer dollars per foot: $227.93 per square foot of county heated area at the 60-month median, against $243.70 for the smaller plan. Buyers who need the den usually find the 1,461 square foot plan the better value.
The record does not support a floor premium either way: four first-floor MLS closings have a $320,250 median and nine second-floor closings a $315,000 median, with the plans mixed across both. Choose the floor for how you live.
The Shore Woods association fee is not published in any public record we could read. The adopted budget and the estoppel certificate state it, and we request both as soon as you are under contract.
No public record we could read states one. Ask for every special assessment notice since September 2022 and for any association loan; the estoppel certificate shows what is owed on the unit you buy.
The association is professionally managed: its principal address and its registered agent are Guardian Property Management, 6704 Lone Oak Blvd, Naples, both changed on April 28, 2025.
Yes, within the recorded rules: no more than three leases a calendar year, each at least thirty consecutive days and at most one year, whole unit only, with association approval on thirty days’ notice. Subleasing is not allowed.
Nightly and weekly rentals do not fit the thirty-day minimum on record, and Collier County requires registration of vacation rentals of six months or less.
Read the 2015 amendment to Section 14.1 first: it bars co-ownership and entity or trust ownership that would turn a unit into short-term transient lodging for multiple families and requires a designated primary occupant.
Pet rules for Shore Woods were not part of the recorded sections we read, so this page does not state one. Ask the manager for the rules before you offer; assistance animals are covered by fair-housing law regardless of a pet rule.
Yes. Sales and leases need association approval under the declaration, subject to federal and Florida fair-housing law. Ask for the application, fee and timeline, and we write the approval date into the contract.
Shaded Zone X at the building centroid on the 2024 effective FEMA map, as served by Collier County’s GIS. The block also touches Zone X and a Zone AH polygon, so the building’s elevation certificate settles the zone.
Not under federal mandatory purchase rules in shaded Zone X, but coverage is available and worth pricing, and a lender may ask about it. Citizens does not require flood coverage on a condominium unit-owner policy.
Yes, hurricane evacuation Zone A, like the rest of Bonita Shores. Shore Woods sits landward of the county’s Coastal High Hazard Area line, which runs along West Avenue.
We did not find a public record of Shore Woods-specific damage. The association’s insurance claims, repair permits and assessment notices since 2022, and the seller’s section 689.302 flood disclosure, are the documents to read.
No milestone inspection appears on the Collier County register, and that is expected: the buildings are two stories, below the three-habitable-story threshold in section 553.899.
Not on the face of section 718.112(2)(g), which applies to buildings three stories or more in height. Ask the association for its written statement on SIRS applicability and for its reserve schedule.
Usually, if the building passes the lender’s project review; the lender sends the association a questionnaire on reserves, assessments, insurance, litigation and repairs. A cash buyer avoids that review.
By Collier custom, the owner’s title policy, $1,662.50 on a $317,500 purchase, plus mortgage documentary stamps of 35 cents per $100 and intangible tax of 2 mills on any loan, $889 and $508 on a $254,000 loan. The contract controls.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The 2026 certified rate in millage area 90 is 9.3696 mills, and the median 2026 certified bill per unit is $2,112.16. Your bill resets toward the purchase price at the next January 1.
Yes, if the unit is your permanent residence: file form DR-501 with the Collier County Property Appraiser by March 1 of the year after purchase. Fifteen of the 64 units carry a homestead exemption on the 2026 preliminary roll.
The seller provides them under section 718.503 at the seller’s expense, and your agent requests the budget, the application and the estoppel certificate from the manager.
Seven days, excluding Saturdays, Sundays and legal holidays, after you sign the contract and receive the documents, under section 718.503.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High, by the Collier County Public Schools zone tool for Bonita Shores addresses. Confirm the exact address in the zone locator.
About 1.8 miles and five minutes by road to Bonita Beach Park, and about 3.4 miles and 12 minutes to Barefoot Beach Preserve.
A Florida Department of Health swimming-pool facility permit for 64 4th Street, which expired June 30, 2023, indicates a pool on the property; no public association document lists the other shared amenities.
No. The building has no water frontage, and the nearby boat ramp belongs to a separate membership corporation that the state lists as administratively dissolved on September 25, 2026.
Collier County Utilities serves the building with water through a 2-inch master meter. A state dataset flags the units as likely septic on the geocode of a pool permit, the surrounding block is known county sewer, and a county utility account record settles it.
Yes, if you tour with an MLS participant: since August 17, 2024 a written buyer agreement is required before touring, stating the agent’s compensation, which is negotiable. We sign it with you before the first Shore Woods showing.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We read the Shore Woods sales, the declaration and the flood file before we show you a condo. Call Marc at (239) 287-5873.
A Bonita Beach condo specialist matters at Shore Woods because the price is the smaller part of the decision: an unpublished budget, a 2015 leasing and ownership amendment, a forty-year-old building’s reserve plan, a Collier title custom and a slower resale market sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them first.
A buyer who comes to Shore Woods for the entry price needs to know why the price is lower, what the documents commit an owner to and what a resale will take. We read the 4th Street record sale by sale, and we compare the building honestly with Glen Manor, the bay-front condominiums and the houses of the grid. Sellers thinking about the other side of this market can read how we sell Shore Woods condos or request a free Shore Woods valuation, and Call Jesse direct at (239) 898-6072. For the neighborhood around the building, read our Bonita Shores guide, and for the beach and its buildings, our Bonita Beach guide.
If you are ready to buy in Shore Woods, start your Shore Woods buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, the recorded sales of each plan and the documents to request. Our credentials are below, and the full building record is in our Shore Woods guide.
Your local real estate experts for Shore Woods 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, a short drive from 4th Street. We read the county record and FEMA’s map before writing about a condo here.
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. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying at Shore Woods? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Shore Woods condo? Get a free Shore Woods 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) under Chapter 475, Florida Statutes, and the brokerage relationship rules in section 475.278. 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.
What we could not verify for Shore Woods on the publication date is listed here so a buyer knows exactly where the public record stops and which document fills each gap before a contract is signed. We state none of these as fact anywhere on this page.
Every figure on this buyer’s guide traces to a primary source below: the county roll and sale file, the recorded declaration, the state condominium and corporate records, FEMA’s flood map, the county’s hazard layers and the rules a condo buyer works under. Southwest Florida MLS figures come from the dated pull of October 27, 2026, which is login only and not linked.
These official documents are the ones a Shore Woods condo buyer should read before an offer, from the resale disclosure statute to the estoppel fee notice and the homestead form. Each link opens the issuing authority’s own copy, and none of them replaces the association’s own documents for the building.
| Document | Issued by | Date | Why a Shore Woods buyer needs it |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | 2025 statutes | What a resale buyer receives, and the cancellation window |
| Section 553.899, milestone inspections | Florida Legislature | 2025 statutes | Why a two-story building sits outside the inspection schedule |
| HB 913 (2025), enrolled text | Florida Legislature | 2025 | The structural integrity reserve study changes and the December 31, 2025 deadline |
| Estoppel certificate fee notice | Florida DBPR | Current notice | The inflation-adjusted estoppel fee caps |
| Zoning atlas sheet 8505N | Collier County | Current sheet | The RMF-12 condominium sites in Bonita Shores |
| Hurricane Ian tropical cyclone report | National Hurricane Center | 2023 | The storm record behind the permit and assessment questions |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What a full-time buyer files by March 1 of the year after purchase |
| Portability transfer DR-501T | Florida Department of Revenue | Current form | Carrying a Save Our Homes benefit to a new homestead |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser public data files, October 2026 bundle (newest qualified sale June 22, 2026). McGreevy and Comisar, buy a condo at Shore Woods, Bonita Shores with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.