We price a Solenzara condo from its recorded sales and request the budget, the dock documents and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026; Southwest Florida MLS figures were not available at publication
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 Solenzara at Bonita Beach, the 12-residence, bay-side condominium of four three-home buildings at 25911, 25921, 25941 and 25961 Hickory Blvd. The full building record sits on our Solenzara at 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 about two associations, and what to ask for before you sign.
Solenzara is a different product from almost everything around it. The Hickory Blvd strip is mostly concrete towers from the 1970s and 1980s, and the two-bedroom apartments in the county’s sales record for those towers mostly run from about 1,030 to 1,430 square feet. Solenzara is twelve four-bedroom, 4.5-bath homes of about 3,950 square feet each, built from 2003 to 2006, and the county’s qualified-sales file holds 21 sales since January 2004 but only one in the last 60 months, $1,500,000 on April 30, 2026. With fewer than 10 sales in any window, we list the sale and publish no median. The word Solenzara is also a town on the east coast of Corsica, and this page is about the Bonita Springs condominium, not the Corsican town or anything else that shares the name.
Two findings deserve your attention before you read further. First, almost nothing about the fees or the rules is public, so the seller’s document package and the estoppel certificate decide what you pay. Second, a Solenzara owner may hold a boat slip through a second corporation, the Solenzara Boat Dock Association, which has its own documents. Southwest Florida MLS figures were not available when we published, and each place that needs one says so. Selling a Solenzara home first? Our seller’s guide and home valuation cover it.
To buy a condo in Solenzara at Bonita Beach in 2026, read the budget and any special assessment first, get flood and wind quotes for the exact home, confirm what a boat slip includes, and price from the nearest recorded sale, because the county holds only one sale in the last five years and none close to your home’s size.
The order matters because a twelve-home condominium has almost no deep record to lean on. A Solenzara buyer prices from a thin history and reads documents that only twelve 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 Solenzara guide carries the full building record behind it.
These are the nine facts a Solenzara condo buyer should know in October 2026, each explained in the section that covers it.
Solenzara 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 dock association, the flood and insurance record, the comparison with Bay Harbor Club, 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 Solenzara condo buyers with the same county-record research we use to price listings. We read both associations’ 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 Solenzara 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, an elevator and a possible boat slip. 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 Solenzara 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 Solenzara home valuation and Solenzara seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Solenzara home on your short list we match it to its heated size and building, pull the county’s sales for the other eleven homes, read both associations’ Sunbiz records, check the FEMA flood zone, ask the seller for the budget, the reserve balance, the special-assessment history and the estoppel certificate, and confirm in writing whether a boat slip is part of the sale and what its recorded assignment says. You see fewer surprises and offer with the facts in hand.
Recent Solenzara track record, last 12 months: Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would show our own closings in the building was parked on the publication date, so this page never implies that we sold, listed or represented a sale at Solenzara, and we will not estimate one. What we can state is the record itself: we tracked every one of the 22 Solenzara condo sales in the county record, 13 of them since 2009, when the record is complete, and the latest recorded sale on each home that has one, before writing any advice on this page.
The Solenzara condo market for buyers in October 2026 is almost entirely a record of the past. The county recorded 21 qualified sales since January 2004 and only one in the last 60 months, $1,500,000 on April 30, 2026, 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 record is complete from 2009 and partial before it, so a count since 2009 is a complete count. No window up to 60 months reached 10 qualified sales, so we list the sales and name no median.
Every window ends on the county index date, October 1, 2026. With one sale in a window we write the median only as the median of this 1 sale.
| County window | Qualified sales | Median | Low | High | Per heated sq ft |
|---|---|---|---|---|---|
| Last 12, 24, 36 and 60 months (since October 2021 at the widest) | 1 in each | the median of this 1 sale: $1,500,000 | $1,500,000 | $1,500,000 | $380.04 |
| All recorded history, from January 2004 | 21 in the county file | not published | not published | not published | not published |
We publish no median, range or per-square-foot figure for the all-history row, because it would mix developer prices from 2004 and 2005 with a price from 2026 and describe neither.
On April 30, 2026 the county recorded a $1,500,000 qualified sale of a 3,947 square foot home at 25941 Hickory Blvd, which is $380.04 per heated square foot. It is 154 days before October 1, 2026 and the only sale in five years. One sale tells you what one buyer paid for one home, not what another home would bring.
The sale before it closed on May 24, 2021 at $1,945,000, which is 1,802 days earlier, and the one before that on March 25, 2020 at $1,375,000. Those are three sales in three different markets, and we do not average them.
This is a history table, not a price signal, so we give no all-history median. The October 2003 row comes from the Property Appraiser’s parcel page, because the state’s sale files begin in 2009. The other 21 rows are in the county file.
| Date | Price | Building | Heated sq ft | Per heated sq ft |
|---|---|---|---|---|
| Oct 20, 2003 (appraiser’s page) | $2,699,000 | 25921 Hickory Blvd | 3,901 | $691.87 |
| Jan 15, 2004 | $1,793,200 | 25941 Hickory Blvd | 3,962 | $452.60 |
| Jun 30, 2004 | $2,376,300 | 25911 Hickory Blvd | 3,947 | $602.05 |
| May 9, 2005 | $2,600,000 | 25961 Hickory Blvd | 3,947 | $658.73 |
| Jun 8, 2005 | $2,400,000 | 25911 Hickory Blvd | 3,962 | $605.75 |
| Aug 1, 2005 | $2,583,000 | 25921 Hickory Blvd | 3,947 | $654.42 |
| Sep 30, 2005 | $2,434,000 | 25961 Hickory Blvd | 3,947 | $616.67 |
| Nov 22, 2005 | $2,400,000 | 25961 Hickory Blvd | 3,962 | $605.75 |
| Nov 29, 2005 | $1,850,000 | 25941 Hickory Blvd | 3,947 | $468.71 |
| May 4, 2009 | $840,000 | 25941 Hickory Blvd | 3,962 | $212.01 |
| Sep 22, 2009 | $1,400,000 | 25911 Hickory Blvd | 3,947 | $354.70 |
| Feb 9, 2010 | $1,400,000 | 25921 Hickory Blvd | 3,947 | $354.70 |
| Oct 3, 2011 | $1,550,000 | 25911 Hickory Blvd | 3,947 | $392.70 |
| Nov 28, 2011 | $1,025,000 | 25941 Hickory Blvd | 3,947 | $259.69 |
| Apr 24, 2014 | $1,400,000 | 25911 Hickory Blvd | 3,947 | $354.70 |
| Jun 13, 2014 | $1,795,000 | 25961 Hickory Blvd | 3,962 | $453.05 |
| Sep 22, 2015 | $1,140,000 | 25941 Hickory Blvd | 3,962 | $287.73 |
| Mar 26, 2018 | $1,525,000 | 25961 Hickory Blvd | 3,947 | $386.37 |
| Mar 20, 2019 | $1,410,000 | 25921 Hickory Blvd | 3,901 | $361.45 |
| Mar 25, 2020 | $1,375,000 | 25961 Hickory Blvd | 3,947 | $348.37 |
| May 24, 2021 | $1,945,000 | 25941 Hickory Blvd | 3,947 | $492.78 |
| Apr 30, 2026 | $1,500,000 | 25941 Hickory Blvd | 3,947 | $380.04 |
Eight pairs of sales on the same home let us compare a home with itself, first qualified sale to latest. We show the building address only.
| Building | First qualified sale | Latest qualified sale | Change | Percent |
|---|---|---|---|---|
| 25911 Hickory Blvd | $2,376,300 (Jun 2004) | $1,400,000 (Apr 2014) | minus $976,300 | minus 41.1% |
| 25921 Hickory Blvd | $2,699,000 (Oct 2003) | $1,410,000 (Mar 2019) | minus $1,289,000 | minus 47.8% |
| 25941 Hickory Blvd | $1,793,200 (Jan 2004) | $1,140,000 (Sep 2015) | minus $653,200 | minus 36.4% |
| 25941 Hickory Blvd | $1,850,000 (Nov 2005) | $1,500,000 (Apr 2026) | minus $350,000 | minus 18.9% |
| 25941 Hickory Blvd | $1,025,000 (Nov 2011) | $1,945,000 (May 2021) | plus $920,000 | plus 89.8% |
| 25961 Hickory Blvd | $2,400,000 (Nov 2005) | $1,795,000 (Jun 2014) | minus $605,000 | minus 25.2% |
| 25961 Hickory Blvd | $2,434,000 (Sep 2005) | $1,525,000 (Mar 2018) | minus $909,000 | minus 37.3% |
| 25961 Hickory Blvd | $2,600,000 (May 2005) | $1,375,000 (Mar 2020) | minus $1,225,000 | minus 47.1% |
Seven of the eight pairs start with a 2003 to 2005 first sale and end lower. The eighth starts in November 2011 and ends 89.8 percent higher in May 2021. A buyer should price from the resale record, not from the developer’s 2003 to 2005 prices.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale counts and medians from the MLS, days on market, sale-to-list ratio and negotiation room, active and pending listings, months of supply and list-price history. We are not estimating them from the county record, because the two sources measure different things.
Start your Solenzara buyer consultation and we will send the homes that fit your plans, the recorded sales of the other homes in the building 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 Solenzara home valuation and Call Jesse direct at (239) 898-6072.
Solenzara offers twelve attached, four-bedroom homes of 3,901 to 3,962 heated square feet in four three-home buildings, built from 2003 to 2006 on the bay side of Hickory Blvd, so the choice is building, position, condition and boat slip 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 appraiser records four bedrooms and 4.5 bathrooms in every home, while the county’s sales file truncates baths to a whole number, so we use the appraiser’s figure.
| Item | Record |
|---|---|
| Buildings | Four, at 25911, 25921, 25941 and 25961 Hickory Blvd, three homes each |
| Heated area | One home at 3,901, eight at 3,947 and three at 3,962 square feet; 47,363 in all |
| Levels | Three heated levels over a 510 square foot garage per the appraiser’s page; the county’s map layers say 2 stories |
| Year built (county roll) | 2003 to 2006 by home; 2003 and 2004 by building in the county’s building layer |
| End and interior homes | Eight end homes and four interior homes, as the appraiser classes them |
| Bay front and interior land | Six homes in the 25921 and 25941 buildings are classed Bay Front; six in the 25911 and 25961 buildings are classed interior |
| Features the appraiser records | A residential elevator, two fireplaces, an outdoor kitchen and screened porches in all twelve; a small pool in all twelve; a jacuzzi in eleven |
| Boat lifts the appraiser records | Four homes carry a condominium dock basin and a boat lift |
The building layer carries larger footprint areas that include unheated space, so we use the roll’s heated areas and never publish a footprint as living area. Heated area totals 47,363 square feet, a mean of 3,946.9 per home and a median of 3,947, and the spread from smallest to largest is 61 square feet, about 1.5 percent.
Solenzara suits a buyer who wants house-sized space on Bonita Beach without a single-family lot, who wants a building from this century instead of the 1970s, and who values a twelve-owner association over a 100-owner one. It suits a boater who is willing to do the paperwork on a slip, because dock rights run through a separate association. And it suits a buyer who can read documents before making an offer, because almost nothing about the fees or the rules is public.
Solenzara does not suit a buyer who needs a deep set of recent comparable sales, because the county record holds one arm’s-length sale in the last five years. It does not suit a buyer who wants to be on the sand, because the homes are on the bay side and the Gulf is across Hickory Blvd. It does not suit a buyer who needs a guaranteed rental program or a particular pet allowance, because we could not read those rules. And it does not suit anyone who will skip the association’s finances: with twelve owners, one large repair moves every owner’s costs.
Owning a Solenzara condo layers the association assessment, any dock 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 $48 for the twelve 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 |
|---|---|---|---|
| Condominium association assessment | Each owner, by the declaration’s share | Not published | The budget and the estoppel certificate |
| Dock association assessment | Each slip holder | Not published | The dock association’s budget and its own written statement |
| Special assessment | Each owner | None found | The estoppel, the budget and the minutes |
| State condominium fee | The association | $4 per unit, $48 a year for twelve homes | The state’s payment history |
| Property tax | Each owner | The county’s just 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 and adjusted for inflation | Florida Statute 718.116 |
| Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
The 2003 articles of incorporation define the common expenses to include operation, maintenance, repair or replacement of the common elements, the cost of one insurance policy on the condominium property with the premium allocated fairly among the homes, the share of the entrance roadway the association pays, the stormwater system permitted by the South Florida Water Management District, and utilities not billed directly to owners. That is the documented shape of the bundle as of 2003, and it is not the current budget. Articles describe powers and duties, and the declaration and each year’s budget decide what is actually bundled, at what cost and in what shares.
Nothing we read states the monthly or quarterly assessment, the share each home pays, the reserve balances, the premium or the deductible. Commercial listing text can carry a fee and a list of included services, and we did not use any, because that text is keyed in for a listing and is not an association document. Information not available at time of publishing (checked 2026-10-01). That covers the association fee and fee-includes list as shown in Southwest Florida MLS listing remarks, which we will check when the MLS pull is available.
Fewer owners means each owner carries a bigger slice of every project. As an illustration and not a Solenzara figure, a $600,000 project divided equally among twelve homes is $50,000 each, while the same project across the 104 units of Bay Harbor Club is $5,769 per unit. For a home with a $1,500,000 recorded price that is a small share of value but a large check. A small association’s reserve policy, roof age and seawall condition deserve more attention than they would in a large one.
An estoppel certificate is the association’s written statement of what a home owes. Florida Statute 718.116 requires a condominium 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, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. 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. If a slip is part of the sale, ask the dock association for its own written statement.
Solenzara Boat Dock Association, Inc. is a separate Florida not-for-profit corporation, filed August 25, 2004 and active, and its articles say it operates the docks next to the condominium with one membership for each boat slip. A slip changes hands by a recorded assignment of use rights and needs that association’s approval.
Data updated: October 2026 (Florida Division of Corporations and Lee County Property Appraiser records, checked 1 Oct 2026).
The condominium association operates the four buildings, the common elements and the budget every one of the twelve owners pays into. The dock association operates the docks, and it has its own power to assess its members, to maintain and insure the dock facilities and to rebuild after a casualty. Its articles take their definitions from a separate recorded dock declaration, which we did not read. A Solenzara owner’s carrying cost can therefore have two association lines, and a buyer should add them together.
Three sentences carry most of the weight. “There shall be one Membership in the Association for each Boat Slip now located or constructed in the Solenzara Boat Docks.” “Change of membership shall be established by recording in the Public Records of Lee County, Florida, an Assignment of Use Rights and by the delivery to the Association of a copy of such instrument.” And among the powers: “To approve or disapprove the transfer of use rights in the Boat Slips as provided by the Declaration.” The articles do not say how many slips exist, who may hold one or what a slip costs to carry; the dock declaration does.
The appraiser’s complex record lists a dock and mooring slips among Solenzara’s amenities, and four homes carry a recorded boat lift and condominium dock basin, added in 2009, 2011, 2012 and 2016. That is not a count of slips and not proof of who holds which one today.
A buyer who cannot get the recorded assignment, the dock budget and the approval path should price the home as if the slip were not included until they arrive. We confirm all three before you offer. Call Marc at (239) 287-5873.
Check five things in the Solenzara condominium documents before you offer: the recorded declaration and its amendments, the current budget and financial statement, every special assessment notice since September 2022, the insurance summary with the elevation certificate, and the boat dock papers if a slip is part of the deal. Florida gives you a statutory right to most of them.
Under Florida Statute 718.503, the seller must give a condominium buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, and the frequently asked questions document, at the seller’s expense. If they were not delivered before you signed, you have seven days, excluding Saturdays, Sundays and legal holidays, to cancel after you receive them. We would rather you read them before you write the offer.
The county roll cites Official Records Book 3956, Page 2717 on every Solenzara legal description, and in Florida that normally points to the recorded declaration. We did not read it, because the Clerk’s online search did not answer our automated requests on the publication date. It is the document that settles leasing, pets, approvals, maintenance responsibility and each home’s share of expenses. Ask for every recorded amendment as well, because under Florida Statute 718.110 a declaration that provides no method can be amended by owners of at least two-thirds of the units on most matters, which with twelve homes is eight votes.
The budget shows what the assessment funds. For a twelve-home, bay-side property of this age, read it for property, wind and flood insurance and how the premium is allocated among the homes, reserve contributions for roofs, exterior painting, paving, the roadway share, the seawall and any shared spa equipment, whether reserves are fully funded, who pays for the twelve elevators, stormwater maintenance, management and legal fees, and any loan repayment or special assessment installment. Under Florida Statute 718.111 you can also ask to inspect the association’s official records, including minutes and insurance policies.
No special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, so we cannot say whether the association has levied one. The county’s permit list shows building-wide roof, electrical and screen-enclosure work since Hurricane Ian, and that kind of work is paid for by insurance, reserves, an assessment or a loan. Florida Statute 718.116 requires the written notice of a special assessment to state its purpose, so ask for every notice with its payment schedule. After a declared emergency, Florida Statute 718.1265 gives a board additional powers, so ask whether any post-storm assessment was adopted under them.
Ask for the insurance summary, which shows the master policy’s carrier, limits and deductibles, and for the building’s elevation certificate, a surveyor’s record of the lowest floor against the base flood elevation. We found no elevation certificate for any Solenzara building, and it is the first flood document to ask for, because the living floors sit above a garage level and an elevation certificate shows by how much.
Solenzara’s leasing, pet and approval rules are not published, and we did not read them in any primary document, so we state no minimum lease term, rental cap, pet limit or approval fee. The declaration and rules control, and Florida, Lee County and the City of Bonita Springs add licensing, tax and permit rules on top.
Nothing we read states a Solenzara minimum lease length, and the 2003 articles do not address leasing. The first question for the manager is the declaration’s leasing article, any amendments and the board’s rental application and fee. One statutory point matters to a long-time owner: under Florida Statute 718.110, an amendment that restricts rentals binds only owners who consent to it and owners who take title after it takes effect, so the rule that applies to a seller may not be the rule that applies to you.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner, and such a unit needs a license from the state’s hotels and restaurants division. A license does not create a right to rent that the declaration denies. Lee County levies a tourist development tax of 5 percent on rentals of six months or less, administered through the Lee County Clerk’s tourist tax page, per the Department of Revenue’s rate sheet.
We found no published pet rule. Ask the manager for the pet section of the declaration and rules, whether the limit is by weight, count or breed, whether it applies to tenants and guests, and whether it sits in the declaration or only in board-adopted rules, which changes how hard it is to amend. 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. As of October 1, 2026, Lee County’s pages for Little Hickory Island Park and the Bonita Beach accesses both said no pets are allowed on those beaches.
Two passages in the articles tell a buyer to expect a transfer process. The association may purchase a home “upon which the Association has chosen to exercise any right of first refusal it may have”, and a person who acquires a home from anyone other than the developer is not a member unless the acquisition complies with the declaration. Neither sentence says what the declaration requires. The estoppel certificate must state any right of first refusal or approval requirement, so request it early in the contract period. We could not read the application form, the fee or the timeline. Under Florida Statute 718.303, each owner, tenant and invitee must comply with the declaration and rules, and a fine may not exceed $100 per violation or $1,000 in the aggregate after notice and an opportunity for a hearing.
FEMA’s flood map places all four Solenzara 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. Insurance premiums for Solenzara are not published, so we give the market context and the route to a quote.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County layers, queried 1 Oct 2026).
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the center of each of the four building footprints. Each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum and panel 12071C0651G. Lee County’s evacuation zone map returned Zone A, the first surge zone, at every point.
| Building | FEMA zone | Base flood elevation | Bare ground (USGS) | Flood elevation minus ground |
|---|---|---|---|---|
| 25911 Hickory Blvd | AE | 11.0 ft | 6.02 ft | 4.98 ft |
| 25921 Hickory Blvd | AE | 11.0 ft | 5.70 ft | 5.30 ft |
| 25941 Hickory Blvd | AE | 11.0 ft | 5.85 ft | 5.15 ft |
| 25961 Hickory Blvd | AE | 11.0 ft | 5.95 ft | 5.05 ft |
Solenzara’s ground, at 5.7 to 6.0 feet, is higher than the 3.7 to 5.3 feet we found at Bay Harbor Club. The City treats the design flood elevation as the base flood elevation plus one foot, per its substantial damage and substantial improvement notice, which for Solenzara points to 12 feet. An elevation certificate shows how far above that the living floors sit.
A lender will require flood insurance on a mortgage on a home in a special flood hazard area, and Zone AE is one. The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, with a 25 percent discount on National Flood Insurance Program premiums, in a notice dated November 21, 2024. FEMA’s summary of coverage for condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units, so a three-home building has a ceiling of $750,000, well below replacement cost for homes the county values at $1.4 million to $2.0 million each. That is our arithmetic from FEMA’s formula, not a statement about Solenzara’s policy. Ask whether the association carries excess flood coverage and what each owner must insure privately.
Solenzara’s carriers, deductibles and premiums are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data, which we read from its quarterly reports, 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. 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 for the master policy’s declarations page and get your own quote for the exact home. The CFO’s My Safe Florida Condo program offers eligible associations wind-mitigation grants.
Hurricane Ian’s surge reached the Solenzara block: the U.S. Geological Survey surveyed high-water marks of 11.3 and 11.7 feet within about 200 meters of the buildings, and Lee County’s appraiser carried every Solenzara home at the same $408,117 for January 2023 before restoring values a year later. Permitted repair work runs into 2026.
Data updated: October 2026 (USGS high-water marks, Lee County Property Appraiser values and permit lists, read 1 Oct 2026).
The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest the four buildings, in feet above the NAVD88 datum and straight-line from the nearest and farthest footprint.
| Mark, in the survey’s words | Distance | Elevation | Height above ground | Survey quality |
|---|---|---|---|---|
| Seed line inside a unit at 25901 Hickory Blvd | 101 to 176 m | 11.3 ft | 2.53 ft | Excellent |
| Seed line on a wall inside Hickory Island center | 123 to 199 m | 11.7 ft | 5.23 ft | Excellent |
| Seed line inside the stairwell at 26235 Hickory Blvd | 344 to 412 m | 11.3 ft | 5.00 ft | Excellent |
Bare ground at the four buildings is 5.70 to 6.02 feet on the same datum, so subtracting the two nearest marks gives 11.3 minus 6.02, or 5.28 feet, to 11.7 minus 5.70, or 6.00 feet, of water above Solenzara’s bare ground. That is our arithmetic from neighbors’ marks, not a measurement at the buildings, and an elevation certificate shows how far above the water line the living floors sat.
No owner letter, board update or press story about Solenzara’s own Ian experience was public when we checked. Two county records speak instead. For tax year 2022 the twelve homes were valued between $1,365,724 and $1,554,418. For tax year 2023, valued as of January 1, 2023, every one of the twelve was carried at exactly $408,117, 72.1 percent below the 2022 total. For 2024 they were back between $1,408,947 and $1,726,182. The appraiser does not explain the 2023 figure; a uniform value on the first valuation date after the storm reads as the county treating the homes as damaged, which is our inference.
The appraiser’s permit list, which it says is not comprehensive, shows on the common-element parcel an electrical permit received November 4, 2022, four roof permits received in February 2023, four screen-enclosure permits received from December 2023 to February 2024, four electrical permits received April 24, 2025 and four more roof permits received July 8, 2026. On the individual homes it shows building remodel or repair permits on ten of the twelve, dated March 2023 through 2025.
Ask whether the home took water and at which level, whether the elevator, the pool equipment and the garage-level systems were replaced, 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. The City’s EnerGov portal lets anyone search permits by address, and we pull the permit history for every home on your short list.
Solenzara’s buildings are probably not subject to Florida’s milestone inspection or structural integrity reserve study rules, because the statutes apply to buildings of three or more habitable stories and exclude three-family dwellings of three or fewer stories, and each Solenzara building holds three homes. That is our reading, and the City’s building official decides.
Florida Statute 553.899 requires a milestone inspection for a condominium building three habitable stories or more in height by December 31 of the year it reaches 30 years of age, measured from its certificate of occupancy, and then every 10 years, and it does not apply to a single-family through four-family dwelling with three or fewer habitable stories above ground. Florida Statute 718.112 carries a matching exclusion for the structural integrity reserve study.
A building outside the milestone and reserve-study rules can still have an aging roof, tired elevators, a seawall that needs work and an underfunded reserve. Solenzara’s shared components are about twenty years old and stood through a surge of roughly 11.3 to 11.7 feet in 2022. Ask the manager for the engineer’s reports commissioned after Ian, the roof history behind the 2023 and 2026 permits, the reserve schedule and whether the owners have voted to waive or reduce reserves. A lender or insurer may ask for the same papers whether or not the statute requires a study.
A Solenzara condo can be financed, but a twelve-home project with unpublished documents and a recent storm-repair history gives a lender questions to answer before approval. We have not confirmed any lender’s rule for Solenzara, so we list the condominium questions to answer first, and a cash buyer faces the same documents without a 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 research behind this page did not cite one, and your lender’s own questionnaire controls. The estoppel certificate and the association’s insurance summary answer most of what it asks.
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 master policy follow the declaration, and the insurance summary shows which parts of the building the association insures. Our flood and insurance section explains the federal building limit and why excess coverage is the question to ask.
Property tax on a Solenzara home resets to market value after a sale, so never carry a seller’s bill forward. At the $1,500,000 recorded price the deed tax is $10,500, and an 80 percent loan on that price adds $4,200 in mortgage stamps and $2,400 in intangible tax.
Data updated: October 2026 (Lee County Property Appraiser roll, recorded sales and Florida statutes, read 1 Oct 2026).
The Lee County Tax Collector bills property tax from the Property Appraiser’s assessment. The appraiser’s pages show the taxing authorities for these parcels: Lee County, the City of Bonita Springs and its stormwater unit, the Bonita Springs Fire District, the school board, the South Florida Water Management District and several smaller districts. For 2026 the twelve just values run from $1,405,417 to $2,015,460, and a change of ownership resets a capped assessment to market value, so do not carry the seller’s bill forward. The appraiser’s pages also show a solid waste assessment of $387.11 for each home. 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. As a yardstick, each mill of tax rate on a $1,500,000 taxable value is $1,500 a year.
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 |
|---|---|---|
| $1,500,000 | The April 30, 2026 sale | $10,500 |
| $1,945,000 | The May 24, 2021 sale | $13,615 |
| $1,375,000 | The March 25, 2020 sale | $9,625 |
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 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 the Department of Revenue explains on its documentary stamp tax and intangible tax pages. As an illustration and not a quote, an 80 percent loan on $1,500,000 is $1,200,000, which carries $4,200 in mortgage stamps and $2,400 in intangible tax, a total of $6,600.
| Closing item on a $1,500,000 purchase | Who customarily pays | 80 percent loan | Cash |
|---|---|---|---|
| Deed tax at 70 cents per $100 | Seller, contract controls | $10,500 | $10,500 |
| Mortgage stamps at 35 cents per $100 | Buyer | $4,200 | none |
| Intangible tax at 2 mills | Buyer | $2,400 | 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 Solenzara, 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 Solenzara 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 Solenzara 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 Solenzara buyer consultation or Call Marc at (239) 287-5873.
Lee County’s school proximity layer for the 2026 to 2027 year, queried on October 1, 2026 at all four Solenzara buildings, returned zone Q. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its enrollment plan every year, so we point to the locator and print no assignment.
Open the district’s school zones page, which links to the school site locator, and enter the Hickory Blvd address of the home. 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. One practical note: the appraiser lists one of the twelve homes under ZIP 34135 and the other eleven under 34134, so if a lookup by ZIP code fails, enter the street address without it.
Living at Solenzara means a county beach park about 84 to 180 meters away across Hickory Blvd, a garage under your own home, county trash and recycling collection on Thursdays and City and county services for water, roads and permits. The nearest beach parking lot is closed for construction, and we date that statement.
Data updated: October 2026 (Lee County Parks pages re-read 1 Oct 2026).
Lee County Parks pages, re-read October 1, 2026, said the following. Check them again before you go.
A WGCU report from September 9, 2026 covers the closures.
By our straight-line measurement from the county’s park layer to the four building footprints, Little Hickory Island Beach Park is about 84 to 180 meters away, Access 9 about 332 to 420 meters, Access 8 about 700 to 784 meters and Access 7 about 1,064 to 1,147 meters. The 25961 building is the closest to the park and the 25921 building the farthest. An owner crosses Hickory Blvd to reach any of them.
Map routing from two points on the Hickory Blvd strip that bracket Solenzara, with no traffic, gives these ranges. The routing services we used are public estimates and not official figures.
| Destination | Distance | Drive time |
|---|---|---|
| Southwest Florida International Airport | 26.6 to 27.1 miles | 39 to 40 minutes |
| Naples Pier | 18.6 to 19.2 miles | 33 to 35 minutes |
| Interstate 75 at exit 116 | 7.6 to 8.1 miles | 14 to 16 minutes |
The LeeTran bus system and its on-demand service operate in the area.
Bay Harbor Club is the closest comparable to Solenzara by position: both sit on the bay side of Hickory Blvd about 340 to 410 meters apart, both are in FEMA Zone AE at 11 feet, and both have docks. They differ in almost everything else: age, scale, home size, price and how dock rights are held.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
Bay Harbor Club is a two-tower condominium built in 1983 and 1984, with 104 units in the state’s record, a standard apartment of 1,345 square feet and 50 deeded docks, and our guide to it audits its record. If Bay Harbor Club is the building you are weighing, our Bay Harbor Club buyer’s guide covers it the way this page covers Solenzara.
| Question | Solenzara | Bay Harbor Club | Who it fits |
|---|---|---|---|
| Homes | 12 residences in four three-home buildings | 104 units in two towers (state record) | Solenzara for the smallest scale |
| Built | 2003 to 2006 per the county roll | 1983 and 1984 | Solenzara for the newer structure |
| Typical home | About 3,950 sq ft, 4 bedrooms, 4.5 baths | 1,345 sq ft standard plan | Solenzara for house-sized space |
| Levels | Three living levels over a garage, per the appraiser | Towers of 13 levels | Bay Harbor Club for a view from height |
| FEMA zone | AE, 11 ft | AE, 11 ft | Equal |
| Bare ground | 5.7 to 6.0 ft | 3.7 to 5.3 ft | Solenzara, slightly higher |
| Docks | Slip use rights through a separate dock association, one membership per slip | 50 deeded docks among the units | Depends on the documents for the specific home |
| Private pool and elevator | In each residence, per the appraiser | Shared pool | Solenzara for privacy |
| Inspection statutes | Three-home buildings appear excluded (our reading) | Towers fall inside the three-story test | Different questions; read both |
| County sales, last 24 months | 1 sale: $1,500,000 | 12 sales, median $555,000, range $450,000 to $750,000 | Bay Harbor Club for a deep recent record |
| Price per sq ft, same window | $380.04 (one sale) | $412.64 median | Compare with care; one sale against twelve |
The two records are not the same size, so we compare them directionally and never as a ranking. Bay Harbor Club’s twelve sales in 24 months give a buyer a real median. Solenzara’s one sale gives a buyer one data point and a twenty-year history.
| If your priority is | Look first at | Why, from the record |
|---|---|---|
| The most space | Solenzara | About 3,950 sq ft against 1,345 |
| The newest building | Solenzara | 2003 to 2006 against 1983 and 1984 |
| The smallest association | Solenzara | 12 homes against 104 units |
| A private pool and elevator | Solenzara | Recorded in every residence |
| The lower price | Bay Harbor Club | $555,000 median over 24 months against one sale at $1,500,000 |
| A deep recent sales record | Bay Harbor Club | 12 sales in 24 months against 1 |
| A deeded dock | Bay Harbor Club | 50 deeded docks documented; Solenzara slips are use rights in a separate association |
| Spreading repair costs widely | Bay Harbor Club | About 104 owners against 12 |
Solenzara has no true twin on the Bonita Beach strip: its homes are the largest in the county’s record at 3,901 to 3,962 heated square feet, and its one recent sale at $1,500,000 sits below only two other recorded sales in the table below.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026).
The yardstick is each association’s own county window: the first window of 12, 24, 36 or 60 months with ten or more qualified sales, or the full 60-month list where no window reaches ten. Where fewer than ten sales sit in the window, a median is written only as the median of those sales.
| Association | Side | Homes | Built | FEMA zone, BFE | County window | Sales | Median | Range | Median per sq ft |
|---|---|---|---|---|---|---|---|---|---|
| Solenzara | Bay | 12 | 2003 to 2006 | AE, 11 ft | 60 months, listed | 1 | the median of this 1 sale: $1,500,000 | $1,500,000 | $380.04 (one sale) |
| Bay Harbor Club | Bay | 104 | 1983 to 1984 | AE, 11 ft | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Sea Isles | Bay | 84 | 1980 | AE, 11 ft | 60 months, listed | 8 | the median of these 8 sales: $610,000 | $395,000 to $833,000 | not stated |
| Beachwood on the Bay | Bay | 15 | 1982 | AE, 11 ft | 60 months, listed | 1 | the median of this 1 sale: $528,000 | $528,000 | $492.08 (one sale) |
| Palm Bay Estates | Bay | 8 | 1985 | AE, 11 ft | 60 months, listed | 2 | the median of these 2 sales: $582,500 | $525,000 to $640,000 | not stated |
| Snook Harbor | Bay | 3 | 2001 | AE, 11 ft | 60 months, listed | 1 | the median of this 1 sale: $1,950,000 | $1,950,000 | $893.68 (one sale) |
| Hickory Shores Condo | Gulf | 23 | 1974 to 2018 | AE, 11 ft | 60 months, listed | 4 | the median of these 4 sales: $950,000 | $637,000 to $2,000,000 | not stated |
| Silver Sands of Bonita Beach | Gulf | 24 | 1982 | VE, 13 ft | 60 months, listed | 1 | the median of this 1 sale: $1,400,000 | $1,400,000 | $803.21 (one sale) |
| Pelican Pointe | Gulf | 10 | 1983 | AE, 11 ft | 60 months, listed | 1 | the median of this 1 sale: $1,375,000 | $1,375,000 | $836.88 (one sale) |
| Bonita Beach Club | Gulf | 198 | 1977 to 2009 | AE, 12 ft | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Seascape | Gulf | 136 | 1979 | AE, 12 ft | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
Only three windows in the table have ten or more sales, and their median prices per heated square foot are $412.64 at Bay Harbor Club, $568.39 at Seascape and $608.61 at Bonita Beach Club. Solenzara’s one sale at $380.04 sits below all three. The one-sale records at Snook Harbor, Silver Sands and Pelican Pointe run from $803.21 to $893.68 per square foot, and the single Hickory Shores sale of 2026, $2,000,000 for a 1,917 square foot Gulf-side home, was $1,043.30. Large homes usually sell for less per square foot than small ones, and one sale cannot carry a conclusion.
Solenzara offers twelve large, four-bedroom residences from 2003 to 2006 on the bay side of Bonita Beach, each with a private pool and elevator in the county’s record, in a twelve-owner association. Its costs are a thin sales record, unpublished fees and rules, Zone AE flood exposure, a documented Ian repair cycle and a separate dock association to understand.
To see Solenzara 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 twelve homes and one sale in five years, a listing is rare, so a saved search matters.
Active and pending Solenzara listings, their list prices and months of supply: Information not available at time of publishing (checked 2026-10-01). We will not guess a count. Search current listings on our site or on DomainRealtyGroup.com, and send us any Solenzara address you see, and we will pull the file before you tour. Because one Solenzara home is listed under ZIP 34135, a saved search that filters on 34134 alone can miss it, so we set yours by address and by building.
When no Solenzara home is for sale, we look at the closest alternatives on the strip, such as Bay Harbor Club, Sea Isles or a larger Gulf-front building, and we can reach out to the owners of homes that fit. Widening to the rest of the city? Our Bonita Springs buyer’s guide covers the market beyond the strip. Call Marc at (239) 287-5873.
You get a personalized Solenzara 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, an elevator, a dock or higher ground matters, and we send the homes that fit with their recorded sales.
We start with the flood zone, the two associations and the price you can support from the recorded sales of twelve similar homes, then list the documents your lender, insurer and attorney will ask for.
Start your Solenzara 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 Solenzara homes and get a free Solenzara home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Solenzara owner leaves a large bay-side condo home empty for months, so plan the storm routine, a caretaker, the pool, the elevator, the boat and lift, the insurance and the association paperwork, because the building is in Evacuation Zone A and both associations’ documents are matters you will need settled from afar.
Ask the declaration whether a caretaker, shutters or a key holder are required and how owners are notified. With twelve owners and a managed association, the manager is the contact path. Ask what must be done to the elevator, the pool and the garage level when you lock up.
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, and the City’s guidelines for lights visible from the beach apply from 9 PM to 7 AM, so exterior lighting changes need the association’s and the City’s approval first.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. None is about Solenzara. 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
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
Solenzara at Bonita Beach is a 12-residence, bay-side condominium of four three-home buildings at 25911, 25921, 25941 and 25961 Hickory Blvd on Little Hickory Island, inside the City of Bonita Springs. Each home is about 3,950 square feet with four bedrooms and 4.5 baths, per the Lee County Property Appraiser.
Twelve homes in four buildings of three, according to the state’s condominium record, the 2003 articles and the county roll. One home carries ZIP code 34135 and the other eleven carry 34134, so a ZIP-only search finds eleven.
No. Solenzara is on the bay side of Hickory Blvd. The nearest public Gulf access, Little Hickory Island Beach Park, is about 84 to 180 meters from the buildings in a straight line, across the road, and its parking lot has been closed for construction since September 8, 2026.
About 3,950 square feet of heated area each: eight homes at 3,947, three at 3,962 and one at 3,901, per the county roll. Every home is recorded with four bedrooms and 4.5 baths on three heated levels above a 510 square foot garage.
The county’s newest qualified sale is $1,500,000 on April 30, 2026, or $380.04 per heated square foot. Before that, $1,945,000 in May 2021 and $1,375,000 in March 2020. With one sale in 60 months we publish no median, and these are county records, not MLS closings.
Active-listing counts come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). With twelve homes and one sale in five years, availability is rare, so ask us for a current search.
Days on market comes from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). The county record shows only sale dates, and one sale in five years cannot support a time-to-sell figure.
The county roll dates the twelve homes to 2003 through 2006, and the building layer dates the four buildings to 2003 and 2004. The association was incorporated on June 4, 2003, and the first recorded sale closed in October 2003.
Not published. We found no association website or budget and did not use fee figures from listing text. The estoppel certificate and the budget state the current assessment, and a slip holder may pay the dock association separately. We request both before you offer.
None is public. The permit record shows roof, electrical and screen-enclosure work since Hurricane Ian, and we do not know how it was funded. The estoppel certificate, the budget and the minutes answer the question.
Not published. The articles say the association may exercise any right of first refusal the declaration grants, but not what the declaration requires. The estoppel certificate must state any right of first refusal or approval requirement.
It is the association’s written statement of what a home owes, due within 10 business days under Florida Statute 718.116. The fee is up to $299, plus up to $119 if expedited and up to $179 more if the account is delinquent, per the Florida DBPR’s inflation-adjusted schedule.
Under Florida Statute 718.503, a condominium seller must give the buyer the declaration, articles, bylaws, rules, budget, financial statement and frequently asked questions document. If they were not delivered before you signed, you can cancel within seven days, excluding weekends and legal holidays, after you receive them.
Not published, and we did not read the rule in any primary document. The declaration’s leasing article controls, and Florida, Lee County and the City add licensing and tax rules, including a state license for a unit rented more than three times a year for under 30 days.
Not published, and we did not read the rule in any primary document. The declaration or the rules set any limit on number, size or breed. Ask the manager for the pet section in writing before you offer.
Yes, by FEMA’s map: Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G, effective November 17, 2022, at all four buildings. Lee County’s evacuation zone is A.
A lender will require flood coverage on a financed purchase in a mapped special flood hazard area. The federal building limit is $250,000 per unit, so a three-home building tops out at $750,000, far below these homes’ value. Ask what excess coverage the association carries.
Surveyors recorded water at 11.3 and 11.7 feet within about 200 meters, roughly 5.3 to 6.0 feet above Solenzara’s bare ground by our arithmetic. The county valued every home at $408,117 the following January. Whether living floors took water is not in the public record.
Not published. Florida’s Office of Insurance Regulation data shows a statewide average premium of $135,100 per commercial residential condominium-association policy at the end of June 2026, but one association’s premium can differ widely. Ask for the master policy’s declarations page.
Probably not, by our reading: the statutes apply to buildings of three or more habitable stories and exclude three-family dwellings of three or fewer stories, and each building holds three homes. The City’s building official decides.
Yes, in principle, but a lender will review the condominium as well as the home, and with one sale in five years an appraiser will have few comparables. Tell your lender early.
On a $1,500,000 purchase, Florida’s deed tax is $10,500, customarily paid by the seller in Lee County, and an 80 percent loan adds $4,200 in mortgage stamps and $2,400 in intangible tax for the buyer. The contract and your closing statement control.
The twelve 2026 just values run from $1,405,417 to $2,015,460, and a sale resets a capped assessment to market value, so do not carry the seller’s bill forward. We will run an estimate at your purchase price when you ask.
The appraiser records a small private pool in every residence and a jacuzzi in eleven of the twelve, and lists a spa, a dock and mooring slips as the complex’s shared amenities.
The county records docks and mooring slips, and the separate Solenzara Boat Dock Association, Inc. operates them, with one membership per slip transferred by recorded assignment. Whether a given home includes a slip is a document question we answer before you offer.
The Sunbiz record, the state’s condominium record and the county’s record for the common-element parcel all name Gulf Breeze Management Services of Bonita Springs.
By our straight-line measurement, Little Hickory Island Beach Park is about 84 to 180 meters from the four buildings and Access 9 about 332 to 420 meters. An owner crosses Hickory Blvd to reach either.
The county’s 2026 to 2027 proximity layer returned zone Q at all four buildings. The district’s address locator controls the assignment, so run the address.
No. Solenzara is also a town on the east coast of Corsica. This page covers the condominium in Bonita Springs, Lee County, Florida, and the state registry lists only two Solenzara entities, both at this property.
Solenzara has 12 homes of about 3,950 square feet built from 2003 to 2006, while Bay Harbor Club has 104 units, a 1,345 square foot standard plan and 1983 to 1984 towers. Both are in Zone AE at 11 feet.
Yes. Since August 17, 2024, the National Association of Realtors requires an MLS participant working with a buyer to have a written agreement before touring a home, stating any compensation as an amount or rate. We put it in writing before the first showing.
Compensation is negotiable and stated in your written agreement. 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.
Ask for the declaration and amendments, both budgets, the reserve schedule, special assessment notices since 2022, the insurance summary, the elevation certificate, closed permits after Ian, the slip assignment if there is a slip, and the estoppel certificate. We request the full set.
One home is listed under ZIP code 34135 on the county roll, so searches that filter on 34134 can miss it, including the April 2026 sale.
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: two associations, 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 Solenzara filing before we show you a home.
We tracked every one of the 12 Solenzara homes on the county roll and every one of the 22 qualified sales on their record back to 2003. Sellers can read how we sell Solenzara homes or request a free Solenzara valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Solenzara guide, and our Bonita Beach guide covers the strip.
We could not verify Solenzara’s fees, rules, budget, reserves, insurance or the status of any boat slip, because no public document states them, and the Southwest Florida MLS was not pulled for this page. Each item below names the document that answers it.
If you are ready to buy in Solenzara, start your Solenzara 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 Solenzara 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 Solenzara? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Solenzara home? Get a free Solenzara 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.
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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, and the primary documents are listed first.
USGS high-water marks, Hurricane Ian: Surveyed marks near Solenzara.
USGS National Map elevation service: Ground elevation at the building footprints.
National Hurricane Center report, Hurricane Ian: Inundation ranges.
National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
National Hurricane Center report, Hurricane Milton: 2024 surge ranges.
FEMA National Flood Hazard Layer: Zone, base flood elevation and panel, queried October 1, 2026.
Lee County evacuation information: Surge zones A through E.
City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
FEMA summary of coverage, condominium building policy: Building limit and coinsurance.
Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
My Safe Florida Condo program: Wind-mitigation inspections and grants.
Florida DEP submerged lands program: Docks over state-owned submerged land.
Lee County evacuation zone map: Evacuation and surge zone lookup.
The official documents below are filed with or published by the Florida Division of Corporations, the Florida Department of Business and Professional Regulation, Lee County, the City of Bonita Springs, the National Hurricane Center and FEMA. They are the ones a Solenzara buyer should read before signing, and each link opens the issuing authority’s own copy.
| Document | Issued | What it covers |
|---|---|---|
| Articles of Incorporation, Solenzara Condominium Association, Inc. | Filed June 4, 2003 | Developer, twelve homes, one vote per home, board size, common expenses |
| Articles of Incorporation, Solenzara Boat Dock Association, Inc. | Filed August 25, 2004 | Purpose, one membership per slip, assignment of use rights |
| Estoppel certificate fee schedule | Florida DBPR | Inflation-adjusted estoppel fee amounts under Florida Statute 718.116 |
| City substantial damage and substantial improvement notice | October 27, 2022, per the file name | The 50 percent rule and design flood elevation |
| National Hurricane Center report, Hurricane Ian | Tropical cyclone report | Storm surge and inundation ranges |
| FEMA summary of coverage, residential condominium building | May 2024, per the file name | Building limit and coverage terms |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026.
McGreevy and Comisar, Best Realtor for Solenzara. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.