We price a Silver Sands purchase from the recorded sales of like-size homes and the paperwork, and line up the estoppel, flood quote and document review before you offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded sales, index built 1 October 2026; Southwest Florida MLS figures pulled October 3, 2026
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying a condo at Silver Sands of Bonita Beach, the 24-home Gulf-side condominium at 26140 Hickory Blvd, built in 1982 according to Lee County’s property roll. The full building record sits on our Silver Sands of Bonita Beach guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the homes have recorded at, what a buyer pays beyond the price, what the public filings say, and what to ask for before you sign.
Silver Sands is a different product from most of the strip. Every one of the 24 homes is a three-bedroom, two-bath condo of 1,612 or 1,743 heated square feet, stacked eight floors high, three to a floor, and the county’s qualified-sales file holds 51 sales since May 1982 but only one in the last 60 months, $1,400,000 on February 27, 2026. We therefore list the recent sales and publish no median of them. The bare name Silver Sands is also crowded: the state’s condominium division lists Silver Sands projects in St. Petersburg, on Longboat Key and in Punta Gorda, and this page is about the Bonita Beach building at 26140 Hickory Blvd and nothing else.
The building also leaves a thin public record: no association website, and no declaration, budget, rules, reserve study or milestone summary that we could find, so a buyer works from the documents the seller must deliver. What we did find is the association’s 1998 articles, three recent annual reports, five years of paid state fees and a county footprint record that lets us test the flood map. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
To buy a condo in Silver Sands of Bonita Beach in 2026, price the home from the county’s recorded sales, which are few, then read the seller’s document package before you commit: the budget, reserves, any special assessment, the milestone inspection summary and the reserve study. A 1982 Gulf-side building turns on its paperwork.
The order matters because a 24-home building has no deep record to lean on. A buyer in a 200-home building can price from dozens of recent sales. A Silver Sands buyer prices from a handful of sales and reads documents that only 24 owners have seen, so the work moves from the market to the paperwork. We build that file for your short list before you tour, and our Silver Sands of Bonita Beach guide carries the full building record behind it.
This guide covers the Silver Sands condo market for buyers, which home fits which buyer, what ownership costs, the documents to read, rules, flood and insurance, permits, financing, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Silver Sands against Casa Bonita Grande and the rest of the strip, pros and cons, advice for winter buyers and thirty-eight buyer questions. Selling a home to buy here? Our Silver Sands seller’s guide and Silver Sands home valuation cover the other side of the same transaction, and you can Call Jesse direct at (239) 898-6072.
These are the ten facts a Silver Sands condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the state’s corporate and condominium records, FEMA and the statutes, and each explained in the section that covers it.
Silver Sands of Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the cost stack to the documents, the flood and insurance record, the comparison with Casa Bonita Grande, the buyer consultation and the sources behind every figure on the page.
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 Silver Sands condo buyers with the same county-record research we use to price listings. We read the association’s filings before we show you a home, so the questions arrive before the offer.
If you’re searching for the best buyer’s agent for a Silver Sands of Bonita Beach condo, 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 condominium near the sand. 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 Silver Sands buyer hears how Bonita Beach sellers think about price, timing and documents from the people who advise sellers every week. Selling a home to buy here? Our Silver Sands home valuation and Silver Sands seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Silver Sands home on your short list we match it to its heated size, pull the county’s recorded sales for the homes of that size, read the association’s Sunbiz record, check its FEMA flood zone, and ask the seller for the budget, the reserve balance, the special-assessment history, the milestone inspection summary, the reserve study and the estoppel certificate. You see fewer surprises and offer with the facts in hand.
We will not tell you the association’s dues, what they pay for, or what the rental, pet and approval rules say, because none of that is in a public document today. We will not tell you the building passed or failed its milestone inspection, because no result is public. And 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.
Our track record: McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold and 4,000+ transactions. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and our office is in Bonita Springs, the same city as Silver Sands. For a buyer here we start with the record itself: we tracked every one of the 51 Silver Sands condo sales in the county record since 1982, 17 of them since 2009 when the record is complete, and every unit’s recorded sales history on the county roll, before writing any advice on this page.
The Silver Sands condo market for buyers in October 2026 is almost entirely a record of the past. The county recorded 51 qualified sales since May 1982 and only one in the last 60 months, $1,400,000 on February 27, 2026, so we list the recent sales and publish no median. These are county records, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count, and a count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. We widened the window as far as 60 months, and none reaches 10 qualified sales, so we follow the county presentation rule: list the sales and name a median only as the median of those sales. The county file’s newest Silver Sands sale is dated February 27, 2026.
Every window below ends on the county index date, October 1, 2026. With one sale in a window, the median is simply that sale, and we show it so the windows line up with every other Bonita Beach page.
County window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
Last 12 months (since October 2025) | 1 | $1,400,000 (the median of this 1 sale) | $1,400,000 | $1,400,000 | $803.21 |
Last 24 months (since October 2024) | 1 | $1,400,000 (the median of this 1 sale) | $1,400,000 | $1,400,000 | $803.21 |
Last 36 months (since October 2023) | 1 | $1,400,000 (the median of this 1 sale) | $1,400,000 | $1,400,000 | $803.21 |
Last 60 months (since October 2021) | 1 | $1,400,000 (the median of this 1 sale) | $1,400,000 | $1,400,000 | $803.21 |
Because no window reaches 10 sales, here is every qualified sale of the last 60 months. We give the building address only and no unit number.
Date | Building address | Heated sq ft | Recorded price | Price per heated sq ft |
|---|---|---|---|---|
February 27, 2026 | 26140 Hickory Blvd | 1,743 | $1,400,000 | $803.21 |
One sale is a data point and not a price level. The longest quiet stretch in the file is the five years between February 25, 2021 and February 27, 2026, with no qualified sale in between, which is why the windows hold one sale. A buyer reading today’s market should look at the five sales since 2019, set out next, and remember that one recent sale cannot establish a price.
Five qualified sales are dated since August 2019. The county gives each home’s heated area, so we can state a price per heated square foot for each. These are our own calculations from county figures, not MLS price-per-foot data, and with five sales we state no median.
Date | Heated sq ft | Recorded price | Price per heated sq ft |
|---|---|---|---|
August 30, 2019 | 1,743 | $1,150,000 | $659.78 |
February 7, 2020 | 1,743 | $1,215,000 | $697.07 |
February 7, 2020 | 1,612 | $875,000 | $542.80 |
February 25, 2021 | 1,612 | $1,025,000 | $635.86 |
February 27, 2026 | 1,743 | $1,400,000 | $803.21 |
The three 1,743 square foot sales ran from $659.78 to $803.21 per heated square foot, and the two 1,612 square foot sales were $542.80 and $635.86. The two 1,743 square foot homes that bracket the period, August 2019 at $1,150,000 and February 2026 at $1,400,000, differ by $250,000, or 21.7 percent, across six and a half years, but they are different floors and lines, so one pair is not a trend.
The file’s older sales help a buyer see the shape of the record and nothing more. We state no median across decades.
Decade | Qualified sales in the county file | Low | High |
|---|---|---|---|
1982 to 1989 | 18 | $150,000 | $265,000 |
1990 to 1999 | 6 | $226,000 | $490,000 |
2000 to 2009 | 12 | $415,000 | $1,300,000 |
2010 to 2019 | 11 | $645,000 | $1,150,000 |
2020 to February 2026 | 4 | $875,000 | $1,400,000 |
Eight of the 51 sales, or 15.7 percent, are above $1,000,000, and the first of them is dated March 2006. Counting only 2009 and later, the years for which the record is complete, the file holds 17 qualified sales from October 2009 to February 2026, at $645,000 to $1,400,000.
Several homes appear more than once in the file, which lets a buyer compare a home with itself. The table gives each pair of consecutive qualified sales of the same home where both sales are dated 2009 or later. We label each home by size, not by unit.
Heated sq ft | Earlier sale | Earlier price | Later sale | Later price | Change |
|---|---|---|---|---|---|
1,612 | October 19, 2009 | $670,000 | January 27, 2014 | $750,000 | +$80,000 (11.9 percent) |
1,612 | January 27, 2014 | $750,000 | February 7, 2020 | $875,000 | +$125,000 (16.7 percent) |
1,612 | October 15, 2009 | $715,000 | April 15, 2014 | $775,000 | +$60,000 (8.4 percent) |
1,743 | November 26, 2012 | $1,067,000 | February 7, 2020 | $1,215,000 | +$148,000 (13.9 percent) |
1,612 | March 18, 2016 | $740,000 | February 25, 2021 | $1,025,000 | +$285,000 (38.5 percent) |
The five pairs rose by 8.4 to 38.5 percent over intervals of about four to seven years. They are unadjusted county prices for individual homes, not an index, and they say nothing about what a home bought today will do.
No Silver Sands unit closed through the Southwest Florida MLS in the 60 months to October 3, 2026, and none was listed for sale on that date (pulled October 3, 2026). The MLS closed-sale count is 0 in the 12, 24, 36 and 60 month windows, active listings are 0 and pending listings are 0, so there is no MLS median, days on market, sale-to-list ratio or current list price, and there were no closings in 12 months to measure months of supply against. We are not estimating MLS figures from the county record, because the two sources measure different things.
Start your Silver Sands buyer consultation and we will pull the nearest like-size recorded sales and request the document package for any home you like. Call Marc at (239) 287-5873. Selling a home first? Get a Silver Sands home valuation or Call Jesse direct at (239) 898-6072.
Which Silver Sands condo fits you depends on size, floor and line more than on a floor plan: all 24 homes are three bedrooms and two baths, 16 at 1,743 square feet and 8 at 1,612, stacked on eight floors with three homes each. Price per heated square foot has run higher on the larger homes.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The 16 larger homes sit on the South and North lines and the 8 Center-line homes are smaller by 131 square feet, about 7.5 percent. In the five sales since 2019, the 1,743 square foot homes sold at $659.78, $697.07 and $803.21 per heated square foot, and the 1,612 square foot homes at $542.80 and $635.86. We do not know which lines face the Gulf, Hickory Blvd or the bay, because the county does not say, so we ask the seller for the view in writing and stand in the home at the time of day that matters to you.
Unit numbers run from the first floor to the eighth, with no penthouse tier in the numbering. First-floor buyers should ask the most questions, because the USGS elevation service gives ground of about 5.5 to 6.1 feet NAVD88 around the building and we found no elevation certificate. We do not assert that any first-floor home has flooded. Upper floors trade the flood question for the elevator, the wind and the association’s reserve for the structure, which are document questions and not view questions.
Silver Sands suits a buyer who wants a small Gulf-side building with large homes, who will read the documents before the offer and who values being close to two public beach accesses. A building with 24 owners is easier to read than one with 200, and the recorded-sales history is short enough to see in full. Ten of the 24 parcels carry a homestead exemption, so the building mixes primary and non-primary ownership, which matters if you plan to use the home seasonally.
Silver Sands does not suit a buyer who needs a published fee schedule, reserve study and rules on day one, because we could not find them. It does not suit a buyer who needs guaranteed short-term rental rights, because the rental terms are not public. It does not suit a buyer who cannot tolerate flood-map complexity, because the building straddles a VE zone and an AE zone, or one who will not pay for a careful document review, because a 1982 Gulf-side building owes the milestone inspection and reserve study discussed below.
Owning a Silver Sands condo costs the price plus an association assessment and your own insurance, and the assessment is not published, so the budget and the estoppel certificate give the figure. The one recurring cost we can state from a public record is the association’s $96 annual state fee, paid for 2022 through 2026.
The state fee is $4 per residential unit each year under Florida Statute 718.501, and 24 times $4 is $96. The state’s payment history shows $96 billed, $96 paid and $0 due for each billing year from 2022 through 2026. That is the association’s cost, not yours per month. The monthly assessment, what it includes and the special assessment history are behind the budget, and we did not use fee text from listings, because listing text is typed by a seller’s agent and is not an association document. The estoppel certificate and the budget are the sources, and a buyer receives both under Florida Statute 718.503 before the contract becomes final.
Assessments are shared by each unit’s percentage of ownership in the common elements, which the declaration states. The 8 Center-line homes are about 7.5 percent smaller than the 16 larger homes, because 1,612 divided by 1,743 is 0.925, and the declaration may share cost by size, in equal shares or by other percentages. We cannot tell which from the public record, so confirm the percentage for the exact home and do not assume the fee is the same across the building.
No Silver Sands special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, and that is not proof that none exists. With 24 homes, a project lands on each owner at a larger share than in a bigger building: a $1,200,000 repair is $50,000 per home if shared equally over 24 homes and $20,000 per home over 60. That is arithmetic and not a forecast. Florida Statute 718.116 requires the written notice of a special assessment to state its purpose, and a buyer who closes becomes jointly and severally liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate lists every open balance.
A Silver Sands buyer should read the declaration with every amendment, the budget and financial statement, the rules, any special assessment notice since 2022, the milestone inspection summary, the structural integrity reserve study and the insurance summaries. Florida law makes the seller deliver most of these, and the buyer should read them before the contract becomes final.
Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws and rules, the most recent year-end financial statement and budget, the milestone inspection summary and the structural integrity reserve study where they apply, and the frequently asked questions document described in Florida Statute 718.504. The statute requires delivery more than 7 days, excluding Saturdays, Sundays and legal holidays, before the buyer executes the contract. If they arrive later, the contract is voidable by the buyer, and the buyer may extend the closing by up to 7 such days after receiving them. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, a milestone inspection and a reserve study.
An estoppel certificate is the association’s written statement of what a home owes. Under Florida Statute 718.116 the association must issue it within 10 business days of a written or electronic request, and it 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 on its estoppel certificate fee schedule. The contract controls who pays. The certificate is where a Silver Sands buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts, so it is the first place terms the public record does not show will appear.
Four public sources carry real content. The county roll’s legal description cites Official Records Book 1599, Page 941, which points to the recorded declaration, and we did not pull the instrument. The association’s 1998 articles give its powers, its voting rule and its amendment rule. The Division of Corporations record shows document 756610, an active Florida not-for-profit corporation filed March 4, 1981, with an annual report on file for every year from 1995 through 2026, the latest on April 14, 2026. The state’s condominium public records list project PR1S007804 with 24 units, recorded April 22, 1982.
Unconfirmed, and we found no association website. The Sunbiz mailing address is in care of Alliant Property Management, LLC in Fort Myers, and the state names the association itself as managing entity, so the estoppel is what names the manager. Florida requires a website only for associations of 25 or more units under Florida Statute 718.111, and Silver Sands has 24. The state’s project record shows a Fort Myers address with no street number while the county, the articles and Sunbiz give 26140 Hickory Blvd, so confirm any quote refers to the same building.
The leasing, pet and approval rules at Silver Sands of Bonita Beach Condominium are not published, so we cannot state a minimum lease, a rental cap, a pet limit or an application requirement. The articles give the board power over transfers, leasing and occupancy as the declaration provides, and the declaration and the estoppel are where the terms appear.
The articles say the association may approve or disapprove transfers, leasing and occupancy as the declaration provides. That is a power, and how it is used is not described in anything we could read. Whether Silver Sands requires an application for a purchase, a right of first refusal, an interview, a transfer fee or a capital contribution is not published. Florida Statute 718.116 requires the estoppel certificate to state any capital contribution or transfer fee, any right of first refusal or board approval requirement and the insurance contacts, so request it early in the contract period and ask the seller what approval timeline to build into your closing date.
Nothing we read states a Silver Sands minimum lease length. The first question for the manager is the declaration’s leasing article, any amendments and the board’s rental application and fee. Our page on neighboring Casa Bonita Grande reports a 30-day minimum there, and we cite it only as an example of what a strip building can set. Silver Sands’ own rule can come only from its documents. Separately, Florida Statute 509.242 treats 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 as a vacation rental that needs a state license, and the license does not create a right to rent that the declaration denies. Lee County levies a 5 percent tourist development tax on rentals of six months or less, administered by the Clerk’s Inspector General office, per the Lee County Clerk’s tourist tax page. 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 it. Confirm the current rule with the City before you rely on it.
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, whether the limit is by weight, count or breed, whether it applies to guests and tenants, and whether it sits in the declaration or in board-adopted rules, because that changes how hard it is to amend. For comparison only, our Casa Bonita Grande page reports one pet of 30 pounds or less, for owners only, in that building. Assistance animals are protected separately under federal fair housing law, as the U.S. Department of Housing and Urban Development explains. Dog rules on the nearby public beaches are set by Lee County Parks and the City, and as of October 1, 2026 the county’s pages for Bonita Beach Park and Little Hickory Island Park both said no pets are allowed.
Yes. FEMA’s flood layer places Silver Sands partly in Zone VE, with a base flood elevation of 13 feet at the Gulf-side corners, and mostly in Zone AE at 11 feet, by our overlay of the county footprint, on panel 12071C0651G. Lee County puts the building in evacuation Zone A. Insurance costs are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County map services, queried 1 Oct 2026).
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points: the roll’s map point for the building and four points about 15 meters north, south, east and west. The map point returned Zone VE with a base flood elevation of 13.0 feet on panel 12071C0651G, and so did the south and west points. The east and north points returned Zone AE at 11.0 feet. Lee County’s evacuation zone map returned evacuation Zone A and storm surge zone 1, and the county’s city-limits layer returned the City of Bonita Springs, community number 120680. Ground elevations we read were 5.7 to 5.9 feet NAVD88, so the base flood elevation is roughly 7.3 feet above bare ground at the VE point and 5.1 to 5.2 feet at the AE points.
A single point query can hide a boundary, so we laid a grid of 4,290 points, spaced 0.4 meter apart, across the county’s building footprint and asked FEMA’s layer which zone each falls in. 709 points, 16.5 percent of the footprint, returned VE at 13 feet, and 3,581 points, 83.5 percent, returned AE at 11 feet. The Gulf-side corners returned VE and the centroid and the other corners returned AE. Earlier research summaries described Silver Sands as a single-point VE 13, and we publish both readings with their sources: the single-point result is the map point alone, and the overlay is our own test of FEMA’s layer against the county’s polygon. The overlay is not a FEMA determination, and a flood zone determination or an elevation certificate from a surveyor is what a lender uses.
Zone VE is FEMA’s coastal high-hazard zone, where waves of three feet or more are expected, and Zone AE is where waves are expected to be smaller. Which zone governs a building mapped partly in each is a question for a surveyor, the lender and the insurer, not for our overlay. Casa Bonita Grande is mapped in VE 13 and Ambassador, about 255 meters south-southeast, is mapped in AE 11, so Silver Sands sits where the map changes over. Ask the seller for an elevation certificate, and ask your insurance agent to quote the exact address under both readings.
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, which points to 12 feet NAVD88 in the AE portion and 14 feet in the VE portion. A building damaged to 50 percent or more of its pre-damage market value must be brought to that elevation, under the City’s ordinance 22-05. Whether the City made a determination for Silver Sands 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. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. For 24 homes the arithmetic ceiling is $6,000,000, about $147 per square foot of Silver Sands’ 40,784 heated square feet. The building’s flood policy, limit and carrier are not published, so ask the manager for the declarations page, and get your own quote for the contents and interior coverage.
Silver Sands’ wind and flood carriers, deductibles and premiums are not published, and we do not estimate them. 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. The state’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants, and we did not find whether Silver Sands applied.
We found no published permit history for Silver Sands since Hurricane Ian struck on September 28, 2022, and no Silver Sands damage report, assessment letter or claim. A buyer reads permits through the City’s EnerGov portal, and a seller’s flood and storm disclosure fills in the rest.
No owner letter, board update, loan notice or press story about the building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that the building flooded or that it did not. Two of the 24 parcels show a latest recorded sale dated on or after Ian, 8.3 percent of the building, and only one of those is a qualified sale. That is consistent with an ordinary resale market and says nothing about damage.
The U.S. Geological Survey’s high-water mark database for Ian holds a mark labeled Hickory Island center about 143 meters north-northeast of the building, at 11.7 feet above the NAVD88 datum and 5.23 feet above ground. Two marks at Bay Harbour II, about 256 to 263 meters away, read 11.3 and 12.2 feet. Ground at the building is about 5.7 feet above that datum according to the USGS elevation service, so 11.7 minus 5.73 is about 5.97 feet of water above Silver Sands’ bare ground at the nearest mark. Those figures are our arithmetic from neighbors’ marks, not measurements taken at Silver Sands.
The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples, while the federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes “an unprecedented 12 to 18 feet above ground level.” These measure different places and times, and none is a gauge reading at Silver Sands. In 2024 the Hurricane Center reported surge of 3 to 5 feet above ground near Bonita Beach in Hurricane Helene and 4 to 6 feet in Hurricane Milton, which are regional ranges.
Search the exact address in the City’s EnerGov portal, and read the City’s Hurricane Ian permitting page and post-storm permitting guide for how the post-storm process worked. For any home you plan to buy, ask the seller to close out any open permit, because open permits can complicate a closing and a lender’s review. For first-floor homes, ask for the elevation certificate. Florida requires a seller to disclose flood history under Florida Statute 689.302, and a buyer who gets the answers in writing has what a lender and an insurer will ask for.
Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years, and a building that reached 30 before July 1, 2022 had to complete its first inspection before December 31, 2024. Silver Sands’ 1982 year built means it reached 30 in 2012. Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years, and for existing associations by December 31, 2025, per House Bill 913. The county states eight stories, so the dates apply, but they do not tell you the building passed or failed, and we assert neither. For a 44-year-old Gulf-side building the study may be the largest driver of future assessments, so ask for the summary, any Phase 1 and Phase 2 report, the study and any assessment it triggered.
A Silver Sands condo can be financed, but a lender reviews the project as well as the home, so the budget, reserves, any special assessment and the insurance must be in order. We have not confirmed any lender’s rule for Silver Sands and name no lender, and a cash buyer faces the same documents without a lender’s review.
Lenders reviewing a condominium purchase look at the project: the association’s budget and reserves, any pending litigation or special assessment, the share of owners who are delinquent, the master insurance and the owner-occupancy mix. Your lender’s own questionnaire controls, and the association or its manager completes the project portion. Ask your lender for its condominium questionnaire before you offer, and ask the seller to request the estoppel certificate and the document package at the same time so the answers line up.
A small project spreads any shortfall across few owners, and a 1982 building owes a milestone inspection and a reserve study. A lender may ask whether those are complete, what the study recommends and whether the budget funds it. A seller who cannot produce them can slow your approval, which is why we ask for them before the offer, not after.
A lender will require flood insurance on a mortgage on a home in a special flood hazard area, and Zones AE and VE are both special flood hazard areas, so get a flood quote for the exact address before you finalize your budget. Wind coverage and the master policy follow the declaration, and the insurance summary shows which parts of the building the association insures and which parts you insure.
Property tax on a Silver Sands home resets to market value after a sale, so never carry a seller’s bill forward. At the $1,400,000 recorded price the deed tax is $9,800, and an 80 percent loan on that price adds $3,920 in mortgage stamps and $2,240 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser roll, recorded sales and Florida statutes, read 1 Oct 2026).
The county roll at leepa.org shows the just value for each home. For the 24 homes the just values total $12,816,688 in the September 2026 export, a mean of $534,029 and a median of $538,542, from a low of $431,727 to a high of $606,677. Those figures are far below recent recorded prices: the county’s $1,400,000 sale in February 2026 sits against a just value in the $500,000s, so a just value is a tax figure and not a price guide. Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment, and a change of ownership resets a capped assessment to market value, so a buyer should expect an assessment closer to the purchase price than to the seller’s. The roll puts all 24 homes in the City of Bonita Springs taxing district and in the Bonita Springs fire district. Ten of the 24 parcels carry a homestead exemption, which belongs to the owner and does not transfer. We did not pull a millage for this address, so we publish no tax estimate, and we will run one at your purchase price when you ask.
Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both. A buyer’s lender will require its own lender’s policy at the buyer’s cost.
Recorded price | Source | Deed tax at 70 cents per $100 |
|---|---|---|
$1,400,000 | The 1,743 square foot home, February 27, 2026 | $9,800 |
$1,150,000 | The 1,743 square foot home, August 30, 2019 | $8,050 |
$1,025,000 | The 1,612 square foot home, February 25, 2021 | $7,175 |
If you finance, the loan carries two state taxes. Florida Statute 201.08 sets the documentary stamp tax on a recorded mortgage at 35 cents on each $100 or fraction thereof of the debt, and Florida Statute 199.133 imposes a one-time nonrecurring intangible tax of 2 mills on each dollar of the debt secured by real property. As an illustration and not a quote, an 80 percent loan on $1,400,000 is $1,120,000, which carries $3,920 in mortgage stamps and $2,240 in intangible tax, a total of $6,160. On a $1,025,000 purchase, an 80 percent loan of $820,000 carries $2,870 and $1,640, a total of $4,510.
Closing item on a $1,400,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
Deed tax at 70 cents per $100 | Seller, contract controls | $9,800 | $9,800 |
Mortgage stamps at 35 cents per $100 | Buyer | $3,920 | none |
Intangible tax at 2 mills | Buyer | $2,240 | none |
Owner’s title policy | Seller in Lee County, contract controls | Quote from the title agent | Quote from the title agent |
Lender’s title policy, recording, appraisal, inspection, survey, prorations, insurance escrow | Buyer | Per the Loan Estimate and closing statement | Per the closing statement |
The worksheet leaves out the items we cannot source for Silver Sands, including any association application fee, transfer fee or capital contribution, which the estoppel certificate states. Your lender’s Loan Estimate and the title company’s settlement statement control. Buyers can see how we price a Silver Sands purchase or Call Marc at (239) 287-5873.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement before touring a home, in person or by live virtual tour, and it must state any compensation as an amount or rate that is objectively ascertainable. That makes the fee a conversation before the first tour.
Data updated: October 2026 (National Association of Realtors guidance, read 1 Oct 2026).
According to the National Association of Realtors, Written Buyer Agreements 101, the agreement must conspicuously disclose the amount or rate of any compensation and how it is determined, state that the agent may not receive compensation from any source that exceeds the amount agreed with you, and state 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 Silver Sands 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 will walk you through the NAR settlement FAQs in plain terms before you sign anything. Start your Silver Sands buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer for 2026 to 2027, queried on October 1, 2026 for the Silver Sands map point, returned elementary zone Q, middle school zone GG and a high school zone labeled South 3. The School District of Lee County’s address locator controls the answer for any specific home.
Open the district’s school zones page, which links to the school site locator, and enter 26140 Hickory Blvd. 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 published enrollment plan explains how choice and proximity zones work. The layer we queried is the county’s SchoolProximityZones_2627 service.
Daily life at Silver Sands means a location between two county beach accesses, Access 9 to the south and Little Hickory Island Park to the north, each about 130 to 160 meters away by our straight-line measurement. Several public lots changed their rules in September 2026, so we date every statement and recommend you check again before you go.
Lee County Parks pages, which we re-read on October 1, 2026, said the following, and the pages change.
A WGCU report from September 9, 2026 covers the closures. 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. Silver Sands’ street number, 26140, sits between Little Hickory Island Park at 26082 and Access 9 at 26220, according to the county pages. The City also runs Beach Park at 26083 Hickory Blvd and Bay Park, a boat ramp, at 26103 Hickory Blvd.
The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site, and we could not find a current status, so we claim no through route to Fort Myers Beach. Routing from a mid-strip point on Hickory Blvd gives about 26.6 miles and 39 minutes to Southwest Florida International Airport and about 7.6 miles and 14 minutes to Interstate 75 at exit 116, estimates from a public routing service.
Lee County awarded a roughly $39.2 million nourishment contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News, and we did not confirm whether it reaches the beach at Silver Sands. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. Sea turtle nesting runs May 1 through October 31, and the City’s sea turtle awareness page says its guidelines apply from 9 PM to 7 AM and that lights visible from the beach should be shut off or shielded, so ask the association about balcony and exterior lighting rules.
Choose Silver Sands if you want large three-bedroom homes, a newer building and a smaller owner group, and Casa Bonita Grande if you want governing documents you can read before you offer, a documented rental minimum and a choice of plans. Neither has a deep recent record, so compare them directionally.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Casa Bonita Grande is the strip’s best comparable for a buyer who wants to see what a documented building looks like beside an undocumented one: a 54-unit Gulf-side condominium at 25900 Hickory Blvd, according to its state condominium record, and our page on it reads its declaration and 2024 rules. Its association site has public pages for bylaws and rules and for realtors and rentals.
Question | Silver Sands | Casa Bonita Grande |
|---|---|---|
Size | 24 homes, one address | 54 units |
Built, per the county roll | 1982 | 1976 |
Heated area | 1,612 and 1,743 sq ft, all three bedrooms | 1,030 to 1,496 sq ft, four plans |
FEMA zone | Split: VE 13 and AE 11 (our overlay) | VE, 13 ft |
Evacuation zone | A | A |
Qualified sales, last 60 months | 1 (51 in the county file since 1982) | 3 (109 in the county file since 1975) |
County range, last 60 months | $1,400,000 to $1,400,000 | $900,000 to $1,010,000 |
Median in that window | not stated (fewer than 10 sales) | not stated (fewer than 10 sales) |
Published fees and rules | None found | Declaration and 2024 rules read on our page |
Rental terms | Not published | 30-day minimum, per its rules |
Pets | Not published | One pet of 30 pounds or less, owners only |
Both buildings are shown on the same yardstick, the last 60 months, and each holds fewer than 10 qualified sales, so we state no median for either.
If your priority is | Look first at | Why, from the record |
|---|---|---|
A newer building | Silver Sands | Built 1982 against 1976 |
Larger homes | Silver Sands | 1,612 to 1,743 sq ft against 1,030 to 1,496 |
The smallest owner group | Silver Sands | 24 homes against 54 |
Documents you can read before the offer | Casa Bonita Grande | Declaration and rules are summarized on our page |
A choice of floor plans | Casa Bonita Grande | Four plans against two sizes |
A rental policy you can verify today | Casa Bonita Grande | 30-day minimum documented |
A lower flood-zone designation | Silver Sands, if its AE share governs | Split VE and AE against VE throughout |
A deeper recent record | Neither | 1 sale and 3 sales in 60 months |
Buying at Casa Bonita Grande instead? Read our Casa Bonita Grande buyer’s guide, which publishes with this one and covers the same questions for that building, or our Casa Bonita Grande neighborhood guide. Marc can walk both buildings with you, because the document work is the same: budget, reserves, estoppel, flood and insurance. Call Marc at (239) 287-5873.
Silver Sands is one of the smaller condominiums on the Bonita Beach strip, with 24 homes, and its single recent sale of $1,400,000 sits near the top of a strip where most buildings are mid-rise and high-rise towers from the 1970s and 1980s. Each neighbor’s county window differs, so the figures describe records and do not rank buildings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Every figure is copied from the county sibling table, and each row states its own window. A median appears only where the window holds 10 or more qualified sales.
Association | Homes | Built | County window | Sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
Silver Sands of Bonita Beach | 24 (DBPR) | 1982 | 60 months, fewer than 10: every sale listed below | 1 | not stated (fewer than 10 sales) | $1,400,000 to $1,400,000 | see list |
10 (DBPR) | 1983 | 60 months, fewer than 10: every sale listed below | 1 | not stated (fewer than 10 sales) | $1,375,000 to $1,375,000 | see list | |
60 (DBPR) | 1982 | 60 months, fewer than 10: every sale listed below | 4 | not stated (fewer than 10 sales) | $712,500 to $1,147,000 | see list | |
54 (DBPR) | 1976 | 60 months, fewer than 10: every sale listed below | 3 | not stated (fewer than 10 sales) | $900,000 to $1,010,000 | see list | |
24 (DBPR) | 1979 | 60 months, fewer than 10: every sale listed below | 2 | not stated (fewer than 10 sales) | $620,000 to $680,000 | see list | |
136 (DBPR) | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | |
198 (DBPR) | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | |
104 (DBPR), 103 on roll | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | |
84 (DBPR) | 1980 | 60 months, fewer than 10: every sale listed below | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | see list | |
360 (DBPR, five projects of 72) | 1977 to 1980 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 | |
8 (DBPR) | 1985 | 60 months, fewer than 10: every sale listed below | 2 | not stated (fewer than 10 sales) | $525,000 to $640,000 | see list |
We tracked every one of the 22 other Bonita Beach condominium associations on the strip in the county’s recorded sales before writing this table, and the buildings with fewer than 10 sales in 60 months show their range and no median.
Silver Sands’ one recent sale works out to $803.21 per heated square foot. The three neighbors that reach 10 sales show their own-window medians per heated square foot: $608.61 at Bonita Beach Club (24 months), $568.39 at Seascape (60 months) and $412.64 at Bay Harbor Club (24 months). One sale is a data point and not a median, so we claim no gap. We note only that the February 2026 sale’s price per foot is above all three medians, which cover other buildings, other home sizes and other windows.
If you want a building with a deeper record to price from, Bonita Beach Club, Bay Harbor Club and Seascape are where the strip’s deeper records are. Pelican Pointe is the 10-home condominium about 45 meters north, built in 1983, with homes of 1,643 to 1,890 square feet and one qualified sale in 60 months, $1,375,000 in April 2023. If you want a home this size at this scale, Silver Sands is the product, and you price it from like-size recorded sales plus the paperwork. Our Bonita Beach area guide covers the rest of the strip, and we also represent buyers across Bonita Springs.
Silver Sands offers a 24-home Gulf-side building of large three-bedroom homes, two county beach accesses within about 160 meters and a clean state fee record, and its costs are a thin public record, a split flood zone, a 44-year-old building’s milestone and reserve obligations and a market too thin to price from medians. Both columns are documented below.
To see Silver Sands condos for sale, tell us your budget and timing and we will watch the Southwest Florida MLS for the building and send each match with its recorded sales, flood data and documents to request. With 24 homes, a listing is rare, so a saved search matters.
Active and pending Silver Sands listings: zero active and zero pending in the Southwest Florida MLS as of October 3, 2026, so there is no list price to quote, and there were no closings in 12 months to measure months of supply against. Search current listings on DomainRealtyGroup.com, and send us any Silver Sands address you see, and we will pull the file before you tour.
When no Silver Sands home is for sale, we look at the closest alternatives on the strip, such as Pelican Pointe next door, Ambassador, Hickory Shores Condo or a larger building, and we can reach out to owners of homes that fit. Call Marc at (239) 287-5873.
You get a personalized Silver Sands 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 and whether size, floor or the flood zone matters most, and we send the homes that fit with their recorded sales.
As Top 1% Real Estate Agents Nationally Since 2008, we start with the price you can support from the recorded sales of homes of the same size, the flood zone and the document gaps, then list the papers your lender, insurer and attorney will ask for.
Start your Silver Sands 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 Silver Sands homes and get a free Silver Sands home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072. Moving within the city instead? See our Bonita Springs buyer page.
A seasonal Silver Sands owner leaves a Gulf-side condo empty for months, so plan the storm routine, a key holder, the insurance and the association paperwork, because the building is in evacuation Zone A and you may be hundreds of miles away when an order comes.
Ask the declaration whether a caretaker, shutters or a key holder are required, who handles an emergency in the home below or beside yours, and how owners are notified. With 24 owners and no published manager contact, agree on a contact path with the manager and a neighbor before you travel.
Lee County orders evacuation by zone, with Zone A first, so a hurricane warning can reach an empty home before you can. Sea turtle nesting runs May 1 through October 31, so lighting rules apply over the summer, and the beach lots and nourishment work described above may still be changing. Ask the association about its storm plan, because Silver Sands’ own is not published.
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, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Silver Sands 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.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “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
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
These are the thirty-eight questions buyers ask us most about Silver Sands of Bonita Beach condos, answered from the county record, the state’s records, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
Silver Sands of Bonita Beach is a 24-home Gulf-side condominium at 26140 Hickory Blvd in Bonita Springs, built in 1982 per Lee County’s roll. It is not the Silver Sands in St. Petersburg, on Longboat Key or in Punta Gorda.
On the Gulf side of Hickory Blvd on Little Hickory Island, inside the City of Bonita Springs in Lee County, ZIP 34134. Pelican Pointe is about 45 meters north and Access 9 about 130 meters south.
Lee County’s roll gives 1982 for all 24 unit parcels, the state shows a project recording date of April 22, 1982, and the association was incorporated March 4, 1981. No certificate of occupancy is public.
Twenty-four. The state’s project record and the county roll agree. The county also carries one common-element parcel that is not a home, so a map search returns 25 parcels.
Every home is three bedrooms and two baths. Sixteen are 1,743 square feet and eight are 1,612 square feet by the county roll’s heated area, 40,784 square feet in all.
The county states eight stories, with three homes per floor, which matches the state’s count of 24 units. Views, orientation and elevator details are not published.
The county’s qualified record shows one sale in the last 60 months, $1,400,000 on February 27, 2026, and 17 sales since 2009 at $645,000 to $1,400,000. One sale is too few for a median. These are county prices, not MLS closings.
The February 27, 2026 sale of a 1,743 square foot home at $1,400,000 is $803.21 per heated square foot. The five sales since 2019 ran from $542.80 to $803.21.
None. The Southwest Florida MLS showed zero active and zero pending Silver Sands of Bonita Beach listings as of October 3, 2026. With 24 homes, listings are infrequent, so tell Marc your budget and we will watch the Southwest Florida MLS for the building.
No Silver Sands of Bonita Beach unit closed through the Southwest Florida MLS in the 60 months to October 3, 2026 (pulled October 3, 2026), so the building has no days on market figure. We will not infer days on market from the county record, which shows only recorded sale dates.
No Silver Sands of Bonita Beach unit closed through the Southwest Florida MLS in the 60 months to October 3, 2026 (pulled October 3, 2026), so the building has no sale-to-list figure. Sale-to-list data comes from the Southwest Florida MLS, and the county shows only the recorded price.
Not published. We found no budget or fee schedule and did not use listing text, so the budget and the estoppel certificate give the figure. The only recurring cost we can state is the association’s $96 annual state fee.
Unknown until the budget arrives. A Gulf-side fee typically funds insurance, elevators, pool, landscaping, trash, management and reserves, but whether Silver Sands bulk-bills water, sewer, cable or internet is not public.
We found no public notice of one, which is not proof there has not been one. Ask for every notice since 2022 and its stated purpose.
Yes. FEMA’s layer places the footprint partly in Zone VE at 13 feet and mostly in Zone AE at 11 feet, by our overlay, on panel 12071C0651G. A surveyor’s elevation certificate is what a lender uses.
Yes. Lee County’s evacuation map returned Zone A and storm surge zone 1, the first of the five zones the county evacuates by.
A lender will require it on a financed purchase, since Zones AE and VE are special flood hazard areas. Cash buyers should still quote the building’s flood policy and their own interior coverage.
Not published. Statewide, the average premium per condominium-association policy was $72,570 at the end of June 2022 and $135,100 at the end of June 2026, per Florida’s Office of Insurance Regulation data.
Unknown. The rental rules are not published, and the articles give the board power over leasing as the declaration provides. State licensing, the 5 percent county tourist tax and the City permit rules apply on top.
Only if the declaration permits it, and that is not published. Florida requires a vacation rental license for a condominium unit rented more than three times a year for under 30 days.
Unknown. We found no published pet rule. Assistance animals are protected separately under federal fair housing law, and the manager can supply the pet section of the rules.
Possibly. The articles let the association approve or disapprove transfers as the declaration provides, and the estoppel certificate must state any approval requirement, right of first refusal or transfer fee.
Unconfirmed. The Sunbiz mailing address is in care of Alliant Property Management, LLC in Fort Myers, and the estoppel certificate names the manager that issues it.
We found none. Florida requires a website only for associations of 25 or more units, and Silver Sands has 24.
Not shown publicly. A building of this age and height owed the inspection by December 31, 2024 and the study by December 31, 2025, and the seller must give you the summary and study or a statement that none is complete.
The budget and financial statement, every special assessment notice since 2022, the milestone summary and reserve study, the policy summaries, the rules, the estoppel certificate and, for first-floor homes, an elevation certificate.
It is the association’s written statement of what a home owes, due within 10 business days of a request. It may cost up to $299, plus up to $119 if expedited and up to $179 more if delinquent. The contract says who pays.
Yes, in principle. A lender reviews the budget, reserves, assessments and master insurance, and a 1982 project draws questions about the milestone inspection and reserve study. We name no lender.
On a $1,400,000 purchase the deed tax is $9,800, customarily the seller’s. An 80 percent loan adds $3,920 in mortgage stamps and $2,240 in intangible tax for the buyer, before title, lender, inspection and survey items.
By Lee County custom the seller pays the deed tax, at 70 cents per $100, and the owner’s title policy, and the contract controls both.
Probably toward market value, because a sale resets a capped assessment and the county’s just values of $431,727 to $606,677 sit far below recent prices. We did not pull a millage, so we publish no estimate.
By our straight-line measurement, Access 9 is about 130 meters south and Little Hickory Island Park about 140 to 160 meters north. Lots changed in September 2026, so check the county pages.
Yes. Lee County’s city-limits layer returns the City of Bonita Springs, FEMA community number 120680, so the City handles permits and zoning.
The county’s 2026 to 2027 layer returned elementary zone Q, middle zone GG and high school zone South 3. The district’s address locator controls the answer for 26140 Hickory Blvd.
Pelican Pointe is a separate 10-home condominium about 45 meters north, built in 1983, with homes of 1,643 to 1,890 square feet and one qualified sale in 60 months, $1,375,000 in April 2023.
Silver Sands is smaller at 24 homes against 54, newer at 1982 against 1976, and has larger homes. Casa Bonita Grande is mapped VE 13, and its declaration and rules are summarized on our page.
Yes, with an MLS participant. Since August 17, 2024 a written buyer agreement is required before touring, stating any compensation as an amount or rate, and commissions are negotiable.
Yes, but plan for evacuation Zone A, a key holder, insurance and a manager contact. Ten of the 24 parcels carry a homestead exemption, so the building mixes primary and non-primary ownership.
A Bonita Beach condo specialist matters because the price is the smaller part of the decision: association documents, flood elevation, insurance and a record this thin. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the county’s sales and every Silver Sands filing before we show you a home.
We tracked every one of the 51 Silver Sands condo sales in the county record since 1982, 17 of them since 2009, when the record is complete. Sellers weighing the other side of this market can read how we sell Silver Sands homes or request a free Silver Sands valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Silver Sands of Bonita Beach guide, and our Bonita Beach guide covers the strip.
We could not verify Silver Sands’ fees, rules, budget, reserves, insurance, manager or any milestone inspection result, because no public document states them, and no Silver Sands listing in the Southwest Florida MLS in the last 36 months carried a fee figure (pulled October 3, 2026). Each item below names the document or route that answers it.
If you are ready to buy in Silver Sands, start your Silver Sands buyer consultation or Call Marc at (239) 287-5873, and we will send the homes 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 Silver Sands 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. They read the county’s recorded sales and the state’s filings before writing a word.
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.
Buying at Silver Sands? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Silver Sands home? Get a free Silver Sands 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 area, see our Bonita Springs area guide.
Every figure on this page traces to a county, state or federal record or a public agency page, retrieved by 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. 1. Florida Division of Corporations (Sunbiz), document 756610 2. Sunbiz filing, amended and restated articles of incorporation, April 3, 1998 3. Division of Florida Condominiums public records 4. Lee County Property Appraiser 5. Florida Statute 718.503 6. Florida Statute 718.116 7. Florida Statute 718.111 8. Florida Statute 718.112 9. Florida Statute 718.501 10. Florida Statute 718.504 (2025) 11. Florida Statute 553.899 12. Florida Statute 509.242 13. Florida Statute 689.302 14. Florida Statute 201.02 15. House Bill 913 (2025) bill page 16. Lee County Clerk, tourist development tax 17. U.S. HUD assistance animals 18. FEMA National Flood Hazard Layer 19. FEMA summary of coverage, residential condominium building policy 20. City of Bonita Springs FEMA and CRS page 21. City substantial damage and substantial improvement notice 22. City ordinance 22-05, Flood Hazard Reduction 23. USGS high-water marks, Hurricane Ian 24. USGS National Map elevation service 25. Lee County evacuation zone map 26. National Hurricane Center report, Hurricane Ian 27. National Hurricane Center report, Hurricane Helene 28. National Hurricane Center report, Hurricane Milton 29. BOEM environmental assessment, Lovers Key and Bonita Beach 30. Florida Office of Insurance Regulation data reports 31. Citizens 2026 rate and rule changes 32. My Safe Florida Condo program 33. City of Bonita Springs EnerGov permit portal 34. City Hurricane Ian permitting page 35. City post-storm permitting guide 36. City rental permit program 37. Florida DEP critically eroded beaches report 38. WINK News, nourishment contract, September 2024 39. City sea turtle awareness page 40. WGCU, parking closures, September 9, 2026 41. City of Bonita Springs Parks, Beach Park 42. City of Bonita Springs Parks, Bay Park 43. Lee County Parks, beaches 44. Lee County Parks, Bonita Beach Park 45. Lee County Parks, Bonita Beach Access 1 46. Lee County Parks, Little Hickory Island Park 47. Lee County Parks, other Bonita Beach accesses 48. Lee County Parks unified payment system notice 49. Lee County DOT, Big Hickory Pass Bridge update 50. School District of Lee County, school zones 51. Lee County school site locator 52. School District of Lee County enrollment plan 53. Lee County GIS, school proximity zones 2026 to 2027 54. Casa Bonita Grande association site 55. Bonita Beach community page 56. Bonita Springs area page 57. Florida DBPR, estoppel certificate fee schedule 58. National Association of Realtors, Written Buyer Agreements 101 59. National Association of Realtors, NAR settlement FAQs 60. Florida Statute 201.08 61. Florida Statute 199.133 62. Internal Revenue Service, FIRPTA withholding
The official documents below are filed with or published by the Florida Division of Corporations, the Florida DBPR, the City of Bonita Springs, the National Hurricane Center and FEMA. They are the ones a Silver Sands buyer should read before signing, and each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and restated articles of incorporation, Silver Sands of Bonita Beach Condominium Association, Inc. | Florida Division of Corporations | April 3, 1998 | Powers, voting, board and amendment rules | |
Sunbiz annual report, same association | Florida Division of Corporations | April 14, 2026 | Mailing address, agent and officer and director positions | |
Estoppel certificate fee schedule | Florida DBPR | Current schedule | Inflation-adjusted estoppel fees under s. 718.116 | |
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and design flood elevation | |
Flood Hazard Reduction, ordinance 22-05 | City of Bonita Springs | 2022 | Floodplain development rules | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Tropical cyclone report | Storm surge and inundation ranges | |
Summary of coverage, residential condominium building | FEMA, National Flood Insurance Program | May 2024, per the file name | Building limit and coverage terms |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Silver Sands of Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.