We price a Snook Harbor purchase from the three similar homes and the paperwork, and line up the estoppel, flood quote and filing check before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded 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 condominium at Snook Harbor at Bonita Beach, the three-home, bay-side condo of attached townhouse-style homes at 25851 Hickory Blvd, built in 2001 according to Lee County’s property roll. The full neighborhood record sits on our Snook Harbor Condominium 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 about the association, and what to ask for before you sign.
Snook Harbor is a different product from almost everything around it. Many Hickory Blvd condominiums are concrete mid-rise and high-rise buildings from the 1970s and 1980s with 40 to 360 homes. Snook Harbor is three homes of 2,056 to 2,182 heated square feet. The county’s qualified-sales file holds 6 sales since October 2001 and only one in the last 60 months, $1,950,000 on January 27, 2025, so we list every sale and publish no median of them. The words Snook Harbor also belong to fishing, marinas and charter captains, and this page is about the condominium and nothing else.
One finding deserves your attention before you read further. On October 1, 2026, the Florida Division of Corporations showed Snook Harbor Condominium Association, Inc. as inactive, after an administrative dissolution for a missed annual report was filed on September 25, 2026. That is a filing problem with a filing cure, and it is the first thing a Snook Harbor buyer, a buyer’s lender and a buyer’s attorney should look at. 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 at Snook Harbor at Bonita Beach in 2026, confirm the association’s corporate status first, read the budget and any special assessment, get flood and wind quotes for the exact home, and price it from the recorded sales of the three similar homes, because the county holds only one sale in the last five years.
The order matters because a three-home condominium has no deep record to lean on. A buyer in a 200-home building can price from dozens of recent sales and read a budget that thousands of dollars of other owners have already scrutinized. A Snook Harbor buyer prices from a few data points and reads documents that only three 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 Snook Harbor Condominium guide carries the full building record behind it.
This guide covers the Snook Harbor condo market for buyers, which home fits which buyer, what ownership costs, the documents to read, the association’s state filing status, rules, flood and insurance, financing, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Snook Harbor against Palm Bay Estates and the rest of the Bonita Beach strip, pros and cons, advice for winter buyers and thirty-six buyer questions. Selling a home to buy here? Our Snook Harbor seller’s guide and Snook Harbor 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 Snook Harbor 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.
Snook Harbor at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the cost stack to the association’s filing status, the flood and insurance record, the comparison with Palm Bay Estates, 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 Snook Harbor 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 Snook Harbor condo at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a bay-side home with a pool and a dock flag. 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 Snook Harbor 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 Snook Harbor home valuation and Snook Harbor seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Snook Harbor home on your short list we match it to its heated size, pull the county’s sales for the other two homes, read the association’s Sunbiz record, check its FEMA flood zone, ask the seller for the budget, the reserve balance, the special-assessment history and the estoppel certificate, and confirm in writing what the pool and the dock mean for that home. You see fewer surprises and offer with the facts in hand.
We will not tell you the association’s dues, what they pay for, who owns the pool and the dock, or what the rental and pet rules say, because none of that is in a public document today. We will not tell you the building is exempt from the state’s milestone and reserve-study rules as a legal conclusion, because the Florida Building Code’s story count controls and we have not seen the plans. 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, and there is over $900 million in personal sales between Jesse McGreevy and Marc Comisar. Our office is in Bonita Springs, the same city as Snook Harbor. For a buyer here we start with the record itself: we tracked every one of the 6 Snook Harbor condo sales in the county record, 4 of them since 2009, when the record is complete, and the latest recorded sale on each of the 3 homes, before writing any advice on this page.
The Snook Harbor condo market for buyers in October 2026 is almost entirely a record of the past. The county recorded 6 qualified sales since October 2001 and only one in the last 60 months, $1,950,000 on January 27, 2025, so we list every sale 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 the record goes, and no window up to 60 months reached 10 qualified sales, so we follow the county’s presentation rule: list the sales and name no median. The county file’s newest Snook Harbor sale is dated January 27, 2025.
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 only 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) | 0 | none | none | none | none |
Last 24 months (since October 2024) | 1 | $1,950,000 | $1,950,000 | $1,950,000 | $893.68 |
Last 36 months (since October 2023) | 1 | $1,950,000 | $1,950,000 | $1,950,000 | $893.68 |
Last 60 months (since October 2021) | 1 | $1,950,000 | $1,950,000 | $1,950,000 | $893.68 |
All recorded history, from October 2001 | 6 | not published | $700,000 | $1,950,000 | not published |
We do not publish a median of all six, because it would mix prices from 2001 to 2012 with a price from 2025 and describe neither.
On January 27, 2025 the county recorded a $1,950,000 qualified sale of the 2,182 square foot home, which is $893.68 per heated square foot. It is 612 days before October 1, 2026, and it is the only sale a buyer’s appraiser has to consider from the last five years, so it carries the weight of the whole neighborhood’s record. One sale tells you what one buyer paid for one home, and it cannot tell you what the other two homes would bring.
The six sales below are every qualified sale in the county file, newest first, with the building address only. The sales before 2009 come from the county’s corrected pre-2009 qualification rules, and the record before 2009 is partial.
Date | Price | Heated sq ft | Price per heated sq ft |
|---|---|---|---|
January 27, 2025 | $1,950,000 | 2,182 | $893.68 |
November 30, 2012 | $895,000 | 2,182 | $410.17 |
March 1, 2012 | $700,000 | 2,056 | $340.47 |
May 29, 2009 | $825,000 | 2,100 | $392.86 |
April 13, 2004 | $884,000 | 2,056 | $429.96 |
October 15, 2001 | $730,000 (builder-direct per the county file) | 2,056 | $355.06 |
Of the six, 4 fall on or after January 1, 2009, where the record is complete, and 2 fall before it. Five prices from 2001 to 2012 and one in 2025 do not make a trend line, and a buyer should read the table as a list of data points about three particular homes.
The 2,182 square foot home is the one home with two qualified sales, and it shows how far one home’s recorded price can move. It sold for $895,000 on November 30, 2012 and for $1,950,000 on January 27, 2025, which is $1,055,000 more, or 117.9 percent, over 4,441 days, about 12.16 years. The price per heated square foot went from $410.17 to $893.68, a factor of about 2.18. One county record cannot tell you how much of that is the market, how much is renovation and how much is the buyer’s circumstances, which is the reason we walk a home before we price it.
We leave out the address, the owners and the parcel number. The takeaway for a buyer is arithmetic. A buyer in the 2,182 square foot home’s price range should ask what was done to it since 2012, what the listing says about condition and finish, and what the other two homes, which have not recorded a sale since 2012 or 2009, would bring after the same work.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county roll carries one such transfer, a $1,465,000 deed dated October 5, 2001 that appears on two homes under one recorded instrument and is not in the qualified file. One instrument on two parcels is consistent with a single conveyance of two homes, and half of $1,465,000 is $732,500, close to the $730,000 builder-direct sale ten days later. That is our inference and not a finding, because we did not pull the instrument, and we do not use the $1,465,000 figure as a comparable.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Snook Harbor closing in the 60 months to that date and none in the last 12 months. That sale closed at $1,950,000 on January 27, 2025, which is 97.5% of its final list price of $1,999,000, after 121 days on market. One sale is too few for a median, so we state its own figures. No Snook Harbor home was active or pending on October 3, 2026, and there were no closings in 12 months to measure months of supply against.
Start your Snook Harbor buyer consultation and we will send the homes that fit your plans, the recorded sales of their two neighbors and the documents to request. Call Marc at (239) 287-5873, or read how we represent buyers. Selling a home to buy here? Get a free Snook Harbor home valuation and Call Jesse direct at (239) 898-6072.
Snook Harbor offers three attached, three-bedroom homes of 2,056, 2,100 and 2,182 heated square feet, built in 2001 on the bay side of Hickory Blvd, so the choice is size, position and condition and not floor plan. The county roll shows one size per home, which is why we describe the homes by heated area.
Data updated: October 2026 (Lee County Property Appraiser roll and building layer, queried 1 Oct 2026).
The description below comes from the county’s parcel roll and building layer, not from a brochure. The county’s sales file lists three bedrooms for every recorded sale and 2.0 baths, while its parcel layer lists 2.5 baths, so we treat the half bath as unconfirmed until you see a floor plan or an inspection report.
Item | 2,182 sq ft home | 2,100 sq ft home | 2,056 sq ft home |
|---|---|---|---|
Year built (county roll) | 2001 | 2001 | 2001 |
Bedrooms (county sales file) | 3 | 3 | 3 |
Latest recorded sale | $1,950,000, January 2025 | $825,000, May 2009 | $700,000, March 2012 |
County flags | Pool, boat dock, bay front | Pool, boat dock, bay front | Pool, boat dock, bay front |
Heated area totals 6,338 square feet, a mean of 2,112.7 per home and a median of 2,100, and the spread from smallest to largest is 126 square feet. The county’s building layer carries larger footprint areas that can include unheated space such as porches, garage or storage, so we use the roll’s heated areas and never publish a footprint as living area.
Snook Harbor suits a buyer who wants a large, newer, bay-side home on Little Hickory Island with the scale of a single-family house and a very small association, and who is comfortable doing the document work this page describes. It suits a buyer who values two neighbors and not two hundred, who prefers a 2001 building to a 1979 one, and who accepts the flood map, because the whole strip is in a mapped flood hazard area and the ground here is a few feet above sea level.
Snook Harbor does not suit a buyer who needs a published fee schedule, a posted rules document and a visible reserve policy on day one, because we could not find any of them. It does not suit a buyer who needs a deep recent sales record to price against. And it does not suit anyone who will not look closely at a three-owner association, because one owner who stops paying, one disagreement among three people or one missed state filing moves every other owner’s position, and a lender’s review can turn on it.
We checked the county file for every Bonita Beach condominium association we cover. Snook Harbor’s smallest home, 2,056 square feet, is larger than the largest home in 17 of the other 22 associations. The five with a larger top end are Sea Isles, Bay Harbor Club, Seascape, Hickory Shores and Solenzara, whose largest homes run from 2,117 to 3,962 square feet. We therefore say among the larger and not the largest. Snook Harbor and Solenzara are also the only two associations whose parcels are all built in 2000 or later.
The county’s parcel layer carries a pool flag and a boat dock flag, both set to yes, on all three home parcels, and carries no garage or carport flag. The flags are county data fields. They do not say whether a pool is private to a home or shared, whether each home has its own dock or slip, or who owns and maintains the structures, and whether any home has covered parking is a declaration and plat question. A buyer who needs a garage or a slip should settle it before the offer.
Owning a Snook Harbor condo layers the association assessment, any special assessment, property tax, insurance and an estoppel fee on top of the price, and only one cost is public: the state’s annual fee of $12 for the three homes. The assessment itself is not published, so we give no dollar figure and show the route to it.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida statutes read 1 Oct 2026).
Cost layer | Who pays | What is public | The document that answers it |
|---|---|---|---|
Association assessment | Each owner, by the declaration’s share | Not published | The budget and the estoppel certificate |
Special assessment | Each owner | None found | The estoppel, the budget and the minutes |
State condominium fee | The association | $4 per unit, $12 a year for three homes | The state’s payment history |
Property tax | Each owner | The county’s just and assessed values | The Lee County Tax Collector bill |
Master insurance | The association, through assessments | Not published | The insurance summary |
Your own policy | The owner | Not applicable | Your agent’s quote for the exact home |
Estoppel certificate | Customarily the seller, per the contract | Capped by statute | Florida Statute 718.116 |
Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
The only dollar figure the public record gives for the association is its annual state fee of $12, which is $4 for each of three units. Nothing in the public record states Snook Harbor’s monthly or annual assessment, the unit shares or the items it covers. The Snook Harbor listing that closed on January 27, 2025 shows, in the Southwest Florida MLS on October 3, 2026, a condo fee of $4,080 a quarter ($16,320 a year), as entered by the listing agent. That figure is keyed in for a listing and is not an association document. The association budget and the estoppel certificate are the binding sources for the fee and for what it covers.
Assessments are normally apportioned by each home’s share of the common expenses in the declaration. At Snook Harbor an equal split is 33.33 percent each, and a heated-area split runs from 32.44 percent for the 2,056 square foot home to 34.43 percent for the 2,182 square foot home. Those are illustrations of the two common methods and not Snook Harbor’s shares, which only the declaration states. On a $100,000 project, equal shares are $33,333 each and shares by heated area are $34,427, $32,439 and $33,133, a gap of $1,988 between the largest and smallest share.
Fewer owners means each owner carries a bigger slice of every project. As an illustration and not a Snook Harbor figure, a $100,000 project divided equally among three homes is $33,333 each, the same project among eight homes is $12,500 each and across 60 homes is $1,667 each. For a home with a $1,950,000 recorded price that is a small share of value but a large check, and a three-owner association has fewer people to share it with.
The primary document is the budget, and under Florida Statute 718.503 the seller must furnish it. For a low-rise, bay-side property with a pool and a dock flag, read it for property and flood insurance and the windstorm deductible, reserve contributions for roofs, paving, drainage, the pool, the seawall and any dock, utilities the association pays, landscaping and pest control, management and accounting fees including the cost of the state filings, and any loan repayment or special assessment installment.
An estoppel certificate is the association’s written statement of what a home owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. Confirm the amount in force when you request the certificate. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed, and it is where a buyer will see any capital contribution, transfer fee, right of first refusal or approval requirement.
Neither public record names a management company. The state lists the association itself as the managing entity, and the Sunbiz address is in care of a law office. The estoppel certificate is the reliable current answer, and we ask for it in writing, along with the name and number of whoever handles maintenance and insurance claims.
Snook Harbor Condominium Association, Inc. showed as inactive on Sunbiz on October 1, 2026, after an administrative dissolution for a missed annual report was filed on September 25, 2026. The cure is a reinstatement filing under Florida Statute 617.1422, and a buyer should ask for it, watch the Sunbiz page and have an attorney read the contract.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums, checked 1 Oct 2026).
The corporate record for document N01000001917 shows a Florida not-for-profit corporation, filed March 19, 2001, with the status INACTIVE. Its one event is ADMIN DISSOLUTION FOR ANNUAL REPORT, filed September 25, 2026. The mailing address is in care of a law office in Naples, and the record lists three officer and director positions, all with addresses outside Florida. Annual reports were filed every year from 2002 through 2025, 24 in all, and the three newest were filed January 17, 2023, filed February 24, 2024 and filed February 25, 2025. The state’s list shows no 2026 annual report. We read the page on October 1, 2026, six days after the dissolution was filed, and the Sunbiz page is the current answer whenever you read this one.
Under Florida Statute 617.1420, failing to file the annual report by 5 p.m. Eastern on the third Friday in September is a ground for dissolution, and in 2026 that Friday was September 18. Under Florida Statute 617.1421, the dissolution takes effect on the fourth Friday of September, which in 2026 was September 25. A dissolved corporation continues its corporate existence but may not carry on activities except those appropriate to winding up, and the dissolution does not end the registered agent’s authority to receive notices.
Three points keep this in proportion. The ground the state records is an unfiled administrative report, not a finding about the buildings, the money or the owners. The condominium itself is created by a recorded declaration, and the state’s condominium division still lists the project as approved and recorded. And the record is days old, and the cure is a filing. We are real estate agents and not lawyers, and nothing here is legal advice.
Florida Statute 617.1422 lets a dissolved corporation apply for reinstatement, and the statute says the application is satisfied by filing a reinstatement form or a current annual report together with all fees owed. Once the state accepts the filing, the Sunbiz status changes from INACTIVE to ACTIVE and the record shows the filing. A buyer can watch for that change on the page we cite, and a closing agent or attorney will ask for it.
Because the association issues the documents and carries the insurance, a few questions follow, and none has a published answer for Snook Harbor. The estoppel certificate is issued by the association, so a buyer’s attorney may ask who signs for an entity whose status is inactive. A lender reviewing a condominium project may ask for evidence of good standing, and we have not confirmed what any specific lender requires for Snook Harbor. An insurer or agent may ask for the entity’s status at renewal. And whether an inactive association can levy assessments or sign contracts is a legal question for a Florida attorney.
Ask the seller for the filing that fixed it, or for the association’s confirmation that one is in process. Ask for the new Sunbiz printout when the status changes, and ask the registered agent whether the 2026 annual report has been filed. If the association has not been reinstated by the time you are under contract, ask your attorney whether the contract should condition closing on it. In a three-owner association the cure is within a small group’s power, and we cannot say whether it has been done.
The state’s condominium public records list the project as Snook Harbor, A Condo, with 3 units, recorded April 11, 2001, with a status of approved and a secondary status of recorded. Under Florida Statute 718.501, an association pays the division $4 per unit each year, $12 for three units, and the payment history shows $12 billed in each year from 2022 through 2026 with nothing due. Two of the payments carried small additions consistent with late-payment charges, which is our reading of an administrative record. The practical point is that the state’s condominium record does not show the project as delinquent.
Check six things in the Snook Harbor documents: the recorded declaration and every amendment, the current budget and reserve balance, every special assessment notice since 2022, the insurance summary, the association’s corporate status and the contract’s milestone and reserve-study statement. Under Florida Statute 718.503 the seller supplies the package, and you have a cancellation window if it arrives late.
Data updated: October 2026 (Florida Statutes 718.503, 718.504 and 718.116, read 1 Oct 2026).
Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. If the documents were not delivered before you signed, you have a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them.
The county roll’s legal descriptions cite a recorded instrument, Official Records Book 3393, Page 1781, which in Florida normally points to the recorded declaration of condominium. We did not pull the instrument, so we do not state what it says. A buyer’s attorney should ask for every recorded amendment and not only the original, because with three owners any two can amend most things.
Ask for the current budget and the most recent annual financial statement, so you can see what the assessments fund, what the reserve line holds and how the association’s cash compares with its bills. The financial-report tier an association must use turns on its total annual revenue, and with three owners every line is visible, so ask which level the association uses and read the report.
Ask for every special assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice. We found no special assessment notice, loan disclosure or board letter in public records on October 1, 2026, so the estoppel and the minutes are where one would appear.
Ask for the association’s insurance summary, the carrier, the limits and the deductibles. Contracts for condominium units signed after December 31, 2024 must carry a conspicuous statement saying whether the association is required to have a milestone inspection or a reserve study and has completed it, or is not required to have them. Read which form your contract uses and ask the seller why.
Snook Harbor’s leasing, pet and approval rules are not published: we found no minimum lease term, rental cap, pet limit or sale-approval requirement. The declaration, the rules and the estoppel certificate hold the answers, and Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top of whatever the association allows.
Nothing we read states a Snook Harbor minimum lease length. The first question is the declaration’s leasing article, any amendments and any application and fee. With three owners, a leasing rule can change by a vote of two, so a buyer who plans to rent should read the current text and ask whether an amendment is under discussion.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised that way, and such a unit needs a license from the state’s hotels and restaurants division. The license does not create a right to rent that the declaration denies. Lee County levies a tourist development tax of 5 percent on rentals of six months or less, administered by the Clerk’s Inspector General office, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s rate sheet.
Snook Harbor’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Ask for the pet section of the rules and whether it applies to guests and tenants. An assistance animal is not a pet under federal fair housing law, and the U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. Dog rules on public beaches are set by Lee County Parks and the City: on October 1, 2026 the county’s pages for Bonita Beach Accesses 2 through 9 and Little Hickory Island Park said no pets are allowed.
Snook Harbor’s sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are 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. Under Florida Statute 718.303, a fine may not exceed $100 per violation or $1,000 in the aggregate, after notice and a hearing, and disputes can go through the process in Florida Statute 718.1255.
FEMA’s flood map places the Snook Harbor buildings in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts them in Zone A. What insurance costs depends on each home’s floor height and the policy structure, and Snook Harbor’s premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation layer and USGS elevation service, queried 1 Oct 2026).
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points: the three building footprints, the common-element parcel and the roll’s unit point. Each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum, a coastal floodplain subtype and Lee County’s panel. FEMA’s service also returned an older Collier County panel at the same points, and because the property is in Lee County and the City of Bonita Springs we cite Lee’s panel. Lee County’s evacuation zone map returned Zone A and surge zone 1 at the same points.
Ground at the five points is 5.50, 5.60, 5.52, 5.46 and 5.54 feet on the same datum, according to the USGS elevation service. The base flood elevation minus ground is therefore 5.40 to 5.54 feet, which we show as roughly 5.4 to 5.5 feet. That does not mean the living floors are that far under the line, because a home can stand on a raised slab, stem wall or fill, and we did not find an elevation certificate for any Snook Harbor building. The certificate records the lowest floor against the base flood elevation, and it is the single most useful flood document to ask for.
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. FEMA’s summary of coverage puts the residential condominium building limit at the lesser of replacement cost or $250,000 times the number of units, which for three units is $750,000. Whether a three-unit building like Snook Harbor is written on that form, or rated another way, and how the limit compares with replacement cost for homes of 2,056 to 2,182 square feet, is a question for the insurer, and we did not verify it.
Snook Harbor’s wind and flood carriers, deductibles and premiums are not published, so we give no premium. 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 readings of 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, so ask the seller for the declarations pages and ask your own agent to price the exact home.
We did not find a published permit history or storm-damage record for the Snook Harbor buildings, so we cannot say what any home has permitted since Hurricane Ian. The City’s EnerGov portal lets anyone search permits by address, and the nearest surveyed surge marks show the water that reached the block.
Data updated: October 2026 (U.S. Geological Survey high-water marks, fetched 1 Oct 2026).
The U.S. Geological Survey’s high-water mark database for Ian holds three excellent-quality marks within 605 meters of the three Snook Harbor building points: 11.3 feet, 11.7 feet and 11.3 feet above the NAVD88 datum. Distances are straight-line from the nearest building point.
Mark | Distance | Elevation | Height above ground | Survey quality |
|---|---|---|---|---|
Inside a home at 25901 Hickory Blvd | 104 m | 11.3 ft | 2.53 ft | Excellent |
Wall inside the Hickory Island center near Estero Blvd | 399 m | 11.7 ft | 5.23 ft | Excellent |
26235 Hickory Blvd stairwell | 605 m | 11.3 ft | 5.0 ft | Excellent |
Against Snook Harbor’s bare ground of 5.50 to 5.60 feet, 11.3 minus 5.60 is 5.70 feet and 11.7 minus 5.50 is 6.20 feet of water, roughly 5.7 to 6.2 feet. That is our arithmetic from neighbors’ marks and not a measurement at the buildings, and a floor raised above the ground would have met less water. The National Hurricane Center’s Hurricane Ian report gives a different, regional number: maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples.
The county roll shows one of the three homes, the 2,182 square foot home, with a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 33.3 percent of the property and an ordinary resale in January 2025 that says nothing about damage. With three homes, a single sale moves the share by 33.3 points, so we do not read a trend into it.
Ask whether the home took water, whether an insurance claim was filed and paid, whether the association levied a special assessment for storm work and whether every permit is closed. 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. Then search the address on the City’s EnerGov portal, and ask the seller to close out any open permit, because open permits can complicate a lender’s review and an insurer’s inspection. The City’s Hurricane Ian permitting page describes the post-storm process.
A Snook Harbor condo can be financed, but a very small project with an inactive association adds questions a lender will ask before approving the loan. We have not confirmed any lender’s rule for Snook Harbor, so we list the condominium questions to answer first, and a cash buyer faces the same documents without the lender’s review.
Lenders reviewing a condominium purchase look at the project as well as the home: the association’s budget and reserves, any pending litigation or special assessment, the share of owners who are delinquent, the master insurance and, for a very small project, whether the association is in good standing. We name no lender, because the guide’s research did not cite one, and your lender’s own questionnaire controls.
The Sunbiz status is an item a lender or closing agent can see in a minute, and an inactive entity raises the question of who signs the estoppel and the questionnaire. Ask the seller for the reinstatement filing before you apply, and ask your lender what proof it wants. The filings section above explains the cure.
A lender will require flood insurance on a mortgage on a home in a special flood hazard area, and Zone AE is one, so get a flood quote for the exact address before you finalize your budget. Wind coverage and the association’s master policy follow the declaration, and the insurance summary shows which parts of the building the association insures.
Property tax on a Snook Harbor home resets to market value after a sale, so never carry a seller’s bill forward. At the $1,950,000 recorded price the deed tax is $13,650, and an 80 percent loan on that price adds $5,460 in mortgage stamps and $3,120 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 and the assessed value for each home. For the 2,182 square foot home both are $1,357,427. For the 2,056 square foot home the just value is $1,114,801 and the assessed value is $781,513, and for the 2,100 square foot home the just value is $1,215,305 and the assessed value is $948,296. The gap on the other two homes, $333,288 and $267,009, is consistent with an assessment cap, and the equal values on the 2,182 square foot home are consistent with the reset that follows a sale. That is our reading and not a county statement. We publish no tax estimate here because we did not pull a millage for this address, 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 |
|---|---|---|
$1,950,000 | The 2,182 square foot home, January 27, 2025 | $13,650 |
$895,000 | The 2,182 square foot home, November 30, 2012 | $6,265 |
$700,000 | The 2,056 square foot home, March 1, 2012 | $4,900 |
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 $1,950,000 is $1,560,000, which carries $5,460 in mortgage stamps and $3,120 in intangible tax, a total of $8,580.
Closing item on a $1,950,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
Deed tax at 70 cents per $100 | Seller, contract controls | $13,650 | $13,650 |
Mortgage stamps at 35 cents per $100 | Buyer | $5,460 | none |
Intangible tax at 2 mills | Buyer | $3,120 | 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 Snook Harbor, including any association application 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 Snook Harbor 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 Snook Harbor 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 Snook Harbor buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer, queried on October 1, 2026 for the Snook Harbor building points, returned elementary zone Q. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its plan every year, so run 25851 Hickory Blvd through it before you rely on a zone letter.
Open the district’s school zones page, which links to the school site locator, and enter 25851 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan. The district’s published enrollment plan explains how choice and proximity zones work.
In the 2024 to 2025 enrollment plan we read, elementary zone Q lists Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. Middle and high school assignment comes from the locator, and the district’s sites for Bonita Springs Middle, Three Oaks Middle and Bonita Springs High School show what each offers. A zone letter in 2026 may map to a different set of schools than the 2024 plan we read.
Living at Snook Harbor means a county beach park within about 350 to 375 meters of the homes by our straight-line measurement, a bay-side Hickory Blvd address, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.
Lee County Parks pages, which we re-read on October 1, 2026, said the following, and the pages change, so check them again before you go.
A WGCU report from September 9, 2026 covers the parking closures, and the county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. The nearest named beach park is the one whose lot closed in September, so a visitor’s parking plan has changed.
By our straight-line measurement from the county’s park-entry layer to the three building points, Little Hickory Island Park is about 352 to 374 meters away, Access 9 is about 610 to 633 meters away, Access 8 is about 980 to 1,002 meters away and the Big Hickory Island Preserve access is about 1,172 to 1,191 meters away. These are not walking routes. Whether an owner can walk through the association’s grounds to the sand, or must cross Hickory Blvd, is a declaration and site question we could not settle from public records.
Choose Snook Harbor if you want large, newer, bay-side condo homes in an association of three with higher ground, and Palm Bay Estates if you want a lower entry price, a current Sunbiz record and one-story buildings in an association of eight. Neither has a deep sales record, so compare them directionally.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Palm Bay Estates is the closest comparison on scale and position: another small bay-side condominium on Hickory Blvd, in FEMA Zone AE at 11 feet, with a thin sales record. It is eight homes in four one-story buildings at 26773 Hickory Blvd, built in 1985, and our Palm Bay Estates guide audits its record.
Question | Snook Harbor | Palm Bay Estates |
|---|---|---|
Size | 3 attached homes | 8 homes in four buildings |
Built, per the county roll | 2001 | 1985 |
Heated area | 2,056 to 2,182 sq ft | 1,150 to 1,444 sq ft |
FEMA zone | AE, 11 ft | AE, 11 ft |
Bare ground, USGS | 5.46 to 5.60 ft | 2.6 to 3.6 ft |
Sunbiz status, October 1, 2026 | Inactive after a dissolution filed September 25, 2026 | Active, latest annual report April 27, 2026 |
Qualified sales, last 60 months | 1: $1,950,000 on January 27, 2025, $893.68 per sq ft | 2: $640,000 and $525,000, $556.52 and $371.02 per sq ft |
Median in that window | $1,950,000 (the single sale) | $582,500 (median of these 2 sales) |
All recorded history in the county file | 6 sales since 2001 | 19 sales since 1986 |
The two windows each hold fewer than 10 sales, so these are two records and not a ranking. Snook Harbor’s one recent sale is $1,310,000 above the higher of Palm Bay Estates’ two, and the homes differ in far more ways than a price can hold.
If your priority is | Look first at | Why, from the record |
|---|---|---|
Large homes | Snook Harbor | 2,056 to 2,182 sq ft against 1,150 to 1,444 |
Newer construction | Snook Harbor | 2001 against 1985 |
Higher ground | Snook Harbor | 5.46 to 5.60 ft against 2.6 to 3.6 ft |
The smallest association | Snook Harbor | 3 homes against 8 |
A current Sunbiz status | Palm Bay Estates | Active against inactive since September 25, 2026 |
A lower entry price | Palm Bay Estates | $525,000 and $640,000 against $1,950,000 recorded |
Eight owners sharing a repair | Palm Bay Estates | A third of a bill each at Snook Harbor |
A deeper recent record | Neither | 2 sales and 1 sale in 60 months |
Buying at Palm Bay Estates instead? Read our Palm Bay Estates buyer’s guide, which publishes with this one and covers the same questions for that building. Marc can walk both buildings with you, because the document work is the same: status, budget, reserves, estoppel and flood. Call Marc at (239) 287-5873.
Snook Harbor is the smallest condominium on the Bonita Beach strip, three homes built in 2001, and its single recent sale of $1,950,000 sits near the top of a strip where most buildings are concrete mid-rise towers from the 1970s and 1980s. Each neighbor’s county window differs, so the figures below 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).
A median of fewer than 10 sales appears only as the median of those sales.
Association | Homes | Built | County window | Sales | Median | Range |
|---|---|---|---|---|---|---|
104 | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 | |
136 | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 | |
198 | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | |
84 | 1980 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 | |
23 | 1974 to 2018 | 60 months, fewer than 10 | 4 | $950,000 (median of these 4 sales) | $637,000 to $2,000,000 | |
10 | 1983 | 60 months, fewer than 10 | 1 | $1,375,000 (the single sale) | $1,375,000 | |
15 | 1982 | 60 months, fewer than 10 | 1 | $528,000 (the single sale) | $528,000 | |
8 | 1985 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | |
Snook Harbor | 3 | 2001 | 60 months, fewer than 10 | 1 | $1,950,000 (the single sale) | $1,950,000 |
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 roster also includes Bayscape, with one sale at $899,000, and Solenzara, with one sale at $1,500,000. Those two are small bay-side buildings too.
Per heated square foot, Snook Harbor’s one sale is $893.68, against $412.64 for the Bay Harbor Club median, $568.39 for Seascape and $608.61 for Bonita Beach Club, each in its own window. Hickory Shores Condo’s 1,917 square foot home sold on March 16, 2026 for $2,000,000, or $1,043.30 per square foot, and that and Snook Harbor’s sale are the top of the strip’s recent record, one sale each.
If you want a building with a deeper record to price from, Bonita Beach Club and Bay Harbor Club are where the strip’s deeper records are. If you want a home this size at this scale, Snook Harbor is the product, and you price it from three similar homes plus the paperwork. Our Bonita Beach area guide covers the rest of the strip, and we also represent buyers across Bonita Springs.
Buying a condo at Snook Harbor gets you a large, newer, bay-side home in the smallest association on the strip, and costs you an inactive corporate status, unpublished fees and rules, a one-sale record and Zone AE flood and insurance pressure. Whether that trade works depends on what the documents show.
The question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve balance, the assessment ledger, the estoppel certificate and the reinstatement filing can price a Snook Harbor home on facts, and one who cannot get them has learned something too.
To see Snook Harbor 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 three homes, a listing is rare, so a saved search matters.
On October 3, 2026 the Southwest Florida MLS showed no active and no pending Snook Harbor listing, so there is no list price to report, and there were no closings in 12 months to measure months of supply against. Search current listings on our site or on DomainRealtyGroup.com, and send us any Snook Harbor address you see, and we will pull the file before you tour.
When no Snook Harbor home is for sale, we look at the closest alternatives on the strip, such as Palm Bay Estates, Bayscape and Solenzara or a larger building, and we can reach out to the owners of homes that fit. Call Marc at (239) 287-5873.
You get a personalized Snook Harbor 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 a pool, a dock or higher ground matters, and we send the homes that fit with their recorded sales.
We start with the corporate status, the flood zone and the price you can support from the recorded sales of three similar homes, then list the documents your lender, insurer and attorney will ask for.
Start your Snook Harbor 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 Snook Harbor homes and get a free Snook Harbor home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Snook Harbor owner leaves an attached bay-side condo empty for months, so plan the storm routine, a caretaker, the pool and dock, the insurance and the association paperwork, because the building is in Evacuation Zone A and its corporate filing is a matter you will need settled from afar.
Ask the declaration whether a caretaker, shutters or a key holder are required, who handles an emergency in the unit next door, and how owners are notified. With three owners and no published manager, you may be the one who gets the call, so agree on a contact path with your neighbors.
Lee County orders evacuation by zone, with Zone A first, so a hurricane warning can reach an empty home before you can. A home with a pool and a dock needs a boat, furniture and shutter plan before you travel. Sea turtle nesting runs May 1 through October 31, so exterior lighting rules apply over the summer.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone, 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 Snook Harbor 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.
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” 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
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
These are the thirty-six questions buyers ask us most about Snook Harbor at Bonita Beach, answered from the Lee County record, the state’s corporate and condominium records, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
Snook Harbor Condominium is a three-home, bay-side condominium of attached townhouse-style homes at 25851 Hickory Blvd in Bonita Springs, built in 2001 per Lee County’s roll. It is not the marina or fishing destination that shares the name.
It sits on Hickory Blvd inside the City of Bonita Springs in Lee County, on the bay side of the Bonita Beach strip. The nearest county beach park is about 352 to 374 meters away by our straight-line measurement.
Three. The county roll and the state’s condominium record both show 3 units, of 2,056, 2,100 and 2,182 heated square feet.
The county’s last qualified sale was $1,950,000 on January 27, 2025, for the 2,182 square foot home. The five earlier sales, from 2001 to 2012, were $700,000 to $895,000. No median is published for one sale.
None on October 3, 2026: the Southwest Florida MLS showed no active and no pending Snook Harbor listing on that date. Call Marc at (239) 287-5873 and we will check the Southwest Florida MLS for you.
The one Snook Harbor closing in the Southwest Florida MLS in the 60 months to October 3, 2026 was on the market 121 days before it closed on January 27, 2025 (pulled October 3, 2026). The county also shows one sale in 60 months, though the two sources count sales differently, and any average would rest on a single home, so we state none.
Not on October 1, 2026. Sunbiz showed Snook Harbor Condominium Association, Inc. as inactive after an administrative dissolution filed September 25, 2026. The cure is a reinstatement filing, which a buyer should see before closing.
They are not published. We found no budget or fee schedule, so the seller’s document package and the estoppel certificate under Florida Statute 718.116 are the route to the monthly cost.
We found none in public records, and none is ruled out. Ask the seller in writing for any current or proposed assessment, and read the estoppel certificate, which must disclose it.
None is published. Florida Statute 718.116 requires the estoppel certificate to state any transfer fee or capital contribution, so request it at the start of the contract period.
It is the association’s statement of what an owner owes and what the association charges, issued on request under Florida Statute 718.116. It is the single best document for a Snook Harbor buyer.
Florida Statute 718.503 requires a seller to give a resale buyer the condominium documents and sets the buyer’s right to cancel after receiving them. Ask us to confirm the current text for your contract.
The declaration decides, and we found no rental rule. If you rent for under 30 days more than three times a year, Florida Statute 509.242 requires a state license, and Lee County adds a 5 percent tourist tax on rentals of six months or less.
The pet rules are not published. Ask for the rules and whether they cover guests and tenants. An assistance animal is not a pet under federal fair housing law.
FEMA’s map shows Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022. Lee County’s evacuation map shows Zone A.
A lender will require it on a financed purchase in Zone AE, and a cash buyer should price it anyway. Get a quote for the exact address, ideally with an elevation certificate.
We found no Snook Harbor damage record. The U.S. Geological Survey’s nearest excellent marks, within 605 meters, show 11.3 to 11.7 feet above datum, so ask the seller about water and claims.
The association’s wind and flood premiums are not published, so we give none. Ask the seller for the declarations pages and ask your own agent to price the exact home.
The county’s records disagree: one story on the parcel and the parent record, two on the building footprints. The documents and the plans settle it, and we publish all three readings.
Those rules reach buildings of three or more habitable stories, and the county’s story counts are one or two, so they do not appear to apply. That is our reading and not a legal conclusion.
Usually yes, but a three-home project with an inactive association adds lender questions. We confirm your lender’s condominium requirements early and name no lender.
On a $1,950,000 purchase with an 80 percent loan, the buyer’s state taxes are $5,460 in mortgage stamps and $3,120 in intangible tax, plus lender and title costs, and the contract controls who pays the rest.
By Lee County custom the seller pays the deed tax, 70 cents per $100, which is $13,650 at $1,950,000. The contract controls, and we negotiate it with you.
The county resets assessments to market value after a sale, so a seller’s bill is not yours. We did not pull a millage for this address and will run one at your price.
The county flags both on all three homes, but no document we found says whether they are private, shared or assigned. Ask the seller and the estoppel certificate.
We found none, and no posted budget, rules or reserve document either. That is why the document request matters so much here.
About 352 to 374 meters to Little Hickory Island Park and 610 to 633 meters to Access 9, by our straight-line measurement and not a walking route. Lot rules changed in September 2026.
Lee County’s layer returned elementary zone Q for the building points. The district’s locator controls the answer for 25851 Hickory Blvd, and the district revises zones yearly.
Six qualified sales since 2001: the 2,182 square foot home at $895,000 in 2012 and $1,950,000 in 2025, the 2,056 square foot home three times, and the 2,100 square foot home once.
Snook Harbor has larger, newer homes and higher ground, and Palm Bay Estates has a lower entry price, a current Sunbiz status and eight owners. The comparison table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must sign a written agreement with you before touring a home, and it must state any compensation clearly.
You agree the fee in writing first. You can ask the seller to cover some or all of it in your offer, and any part the seller does not cover is yours.
Ask for the reinstatement filing, the budget, reserves, assessment history, estoppel certificate, insurance declarations, rules, elevation certificate and what the pool and dock mean for that home.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves. If you also need to sell, Call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist matters because the price is the smaller part of the decision: association status, 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 Snook Harbor filing before we show you a home.
We tracked every one of the 4 Snook Harbor condo sales in the county record since 2009, when the record is complete, and the 2 earlier ones. Sellers weighing the other side of this market can read how we sell Snook Harbor homes or request a free Snook Harbor valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Snook Harbor Condominium guide, and our Bonita Beach guide covers the strip.
We could not verify Snook Harbor’s fees, rules, budget, reserves, insurance, manager or the status of the pool and dock, because no public document states them. The Southwest Florida MLS, pulled October 3, 2026, adds one listing-entered figure, a condo fee of $4,080 a quarter ($16,320 a year) on the listing that closed January 27, 2025. That is a listing entry, and the association budget and the estoppel certificate are the binding sources. Each item below names the document that answers it.
If you are ready to buy in Snook Harbor, start your Snook Harbor 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 Snook Harbor 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 Snook Harbor? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Snook Harbor home? Get a free Snook Harbor 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.
The official documents below are filed with or published by the Florida Division of Corporations, the City of Bonita Springs, the National Hurricane Center and FEMA. They are the ones a Snook Harbor buyer should read before signing, and each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Sunbiz annual report, Snook Harbor Condominium Association, Inc. | Florida Division of Corporations | February 25, 2025 | Agent, mailing address and officer positions | |
Sunbiz annual report, prior year | Florida Division of Corporations | February 24, 2024 | Agent and mailing address | |
Sunbiz annual report, two years prior | Florida Division of Corporations | January 17, 2023 | Agent and mailing address | |
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 | |
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 Snook Harbor. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.