We price an Egret condo from the nearest recorded sale on its floor and request the budget, the reserve study and the estoppel before you write an offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026
McGreevy and Comisar are a Bonita Springs buyer’s team, and this is our guide to buying a condominium at The Egret at Bonita Beach, the 40-unit, nine-story Gulf-side building at 26340 Hickory Blvd on Little Hickory Island. The Egret sits inside the City of Bonita Springs, belongs to our Bonita Beach coverage, and our The Egret at Bonita Beach guide carries the full building record behind this page.
This is The Egret condominium at 26340 Hickory Blvd, Bonita Springs, Florida 34134, built in 1972. It is not Egrets Landing at Bonita Bay, not the Egret condominium in Cape Coral and not Egret Pointe in Punta Gorda, three other Florida condominiums that carry a similar name.
The short version for a condo buyer is this. Every one of the 40 units is the same 1,058 square feet with two bedrooms and two baths, so comparing one unit with another is cleaner here than in almost any building on the strip. In the 60 months since October 2021 the county recorded 6 qualified sales, from $575,000 to $970,000, and the median of these 6 sales is $712,000. The association has no website we could find, so its fees, rental rules and pet rules are not public, FEMA maps the county’s point for the building in Zone AE at a base flood elevation of 11 feet with part of the footprint in Zone VE at 13 feet by our overlay, and a nine-story building from 1972 is exactly the age Florida’s milestone inspection and reserve study rules were written for. None of that is a reason to walk away. All of it is a reason to read the documents before you offer.
We wrote this page the way we would brief a buyer we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS was pulled October 3, 2026 and sits beside the county record, labelled by source.
To buy a condo in The Egret at Bonita Beach in 2026, price the unit from the recorded sales of its nearest like floor, request the budget, the reserve study, the milestone summary and the estoppel certificate before you offer, get a flood and wind quote for the exact unit, and sign a written buyer agreement before touring.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The order matters because The Egret publishes almost nothing about itself. A buyer cannot read its declaration, budget or rules online, so the work that a larger association does for you in public, we do for you in writing, building by building and document by document. The The Egret at Bonita Beach guide holds the full association record, and this page turns it into a purchase plan.
These are the facts a condo buyer at The Egret should know in October 2026, each drawn from the Lee County property roll, Florida Department of Revenue recorded sales, state and federal records, and each explained in the section that covers it.
The Egret at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read and the fee stack to the flood map, the comparison with Casa Bonita Grande, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Condo in The Egret at Bonita Beach in 2026?
Why Work With McGreevy and Comisar as Your Buyer’s Agent at The Egret at Bonita Beach?
What Is the Condo Market at The Egret at Bonita Beach Like for Buyers Right Now?
Which Condo at The Egret Fits Which Buyer?
What Will I Pay to Own a Condo at The Egret at Bonita Beach?
What Should I Check in The Egret Condominium Documents?
What Are the Condo Rules on Leasing, Pets and Approvals at The Egret?
Is The Egret at Bonita Beach in a Flood Zone, and What Will Condo Insurance Cost?
What Do the Permits and the Storm Record Show at The Egret Since Hurricane Ian?
Can I Finance a Condo at The Egret at Bonita Beach?
What Will My Property Taxes and Closing Costs Be on a Condo at The Egret?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve The Egret at Bonita Beach?
What Is Daily Life Like at The Egret at Bonita Beach?
The Egret vs Casa Bonita Grande: Which Condo Should You Buy?
How Does The Egret Compare With the Rest of the Bonita Beach Condo Strip?
What Are the Pros and Cons of Buying a Condo at The Egret?
How Do I See Condos for Sale at The Egret at Bonita Beach?
How Do I Get a Personalized Condo Buyer Consultation at The Egret?
Buying a Winter Home at The Egret: What Seasonal Condo Buyers Should Know
What Buyers Say About Working With Us
Frequently Asked Questions, The Egret at Bonita Beach Buyer Edition
Why Does a Bonita Beach Condo Specialist Matter When You Buy?
Ready to Buy in The Egret? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent condo buyers at The Egret with the same county-record data we use to price listings. We show you what each floor recorded, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a condo at The Egret at Bonita Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a Gulf-side two-bedroom for less than the larger buildings to the north ask. 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 buyer at The Egret hears how Bonita Beach sellers think about price, timing and repairs from the people who advise sellers every week. Selling a condo to buy here? Our The Egret home valuation and The Egret seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Egret unit on your short list we match it to its floor, pull the county’s recorded sales for its nearest twins on the same plan, check its FEMA flood zone, request the estoppel certificate, the budget and the reserve study, and confirm the milestone inspection status in writing. You tour fewer condos and offer with fewer surprises.
We will not tell you The Egret’s current fees, its rental rules or its pet rules, because none of them is in a public document today. We will not call a unit outside the flood zone from the street, and we will not use the single highest recorded price on the roll as a comparable for a typical unit. Our business as Top 1% Real Estate Agents Nationally Since 2008 runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. We bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to your purchase. For a buyer at The Egret, we start from the record itself: we tracked every one of the 43 The Egret sales in the county record since 2009, every one of the 40 unit parcels on the Lee County roll, and the state’s condominium and corporate filings before writing any advice here.
Start your The Egret buyer consultation and Call Marc at (239) 287-5873 for the Egret condos that fit your budget. Selling first? Get a free The Egret home valuation and Call Jesse direct at (239) 898-6072.
The county recorded 6 qualified The Egret sales in the 60 months since October 2021, from $575,000 to $970,000, and the median of these 6 sales is $712,000. No trailing window holds the 10 sales a median needs, so for a buyer the honest tool is the list of sales, floor by floor.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county sales index was built on October 1, 2026, and its newest recorded sale for this building is dated July 16, 2026. Each row below is a qualified improved sale on the same 1,058 square foot plan, shown by floor and never by unit number.
Recorded date | Floor | Heated sq ft | Price | Price per sq ft |
|---|---|---|---|---|
October 7, 2021 | 8 | 1,058 | $675,000 | $638.00 |
October 15, 2021 | 6 | 1,058 | $749,000 | $707.94 |
February 27, 2025 | 7 | 1,058 | $810,000 | $765.60 |
August 22, 2025 | 4 | 1,058 | $575,000 | $543.48 |
March 4, 2026 | 7 | 1,058 | $615,000 | $581.29 |
July 16, 2026 | 9 | 1,058 | $970,000 | $916.82 |
The median of these 6 sales is $712,000, the mean of the middle pair, $675,000 and $749,000, and the median price per heated square foot of these 6 sales is $672.97. We write both only as the median of these 6 sales, because six prices are not a market statistic.
The county file holds 2 qualified sales in the last 12 months (since October 2025), 4 in the last 24 months (since October 2024), 4 in the last 36 months (since October 2023) and 6 in the last 60 months. The 12-month sales are a seventh-floor sale on March 4, 2026 at $615,000 and a ninth-floor sale on July 16, 2026 at $970,000, and the median of these 2 sales is $792,500. The 24-month and 36-month windows hold the same four sales, and the median of these 4 sales is $712,500.
Because six sales is thin, we also read the county file from January 1, 2021, a calendar window and not a trailing one. We tracked every one of the 12 qualified sales in it, and it holds 12 qualified sales on 12 different units, priced from $570,000 to $970,000, and the median of these 12 sales is $670,000. Eight of the twelve are dated in 2021 and four are dated since February 2025. The file holds no qualified sale dated 2022, 2023 or 2024, so the window has a hole in the middle, and the two clusters are three to four years apart.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 The Egret closings in the 12 months to that date, at $615,000 and $970,000, and 7 in the 60 months, from $575,000 to $970,000. No window reaches 10 closings, so we publish the sales and no median price, price per square foot, days on market or sale-to-list ratio. On negotiation room, the July 2026 sale closed at $970,000 after 131 days on market, $29,000 under its final list price of $999,000 (97.1%), and the March 2026 sale closed at $615,000 after 143 days, $35,000 under its final list price of $650,000 (94.6%). Of the 7 closings, 5 closed below the final list price, 1 at it and 1 above it. All 7 were two-bedroom, two-bath units of 1,058 square feet of MLS living area.
The county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. The county file holds 105 qualified sales since January 1973, and 43 of them are dated 2009 or later, which is the complete count. Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data, and the county carries the deed consideration while the MLS carries the reported closing price, so the two can differ on a single sale. We never average them, and we publish no all-history median as a price signal.
Every condo at The Egret is a 1,058 square foot, two-bedroom, two-bath unit, so the fit depends on floor, view, condition and what you plan to do with the unit, not on size. A buyer who wants a larger plan or a third bedroom will not find one in this building.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Among the 23 qualified sales since January 2019, units on the upper floors sold higher. Each group below is small, so each median is written only as the median of these n sales, and the table is a pattern to test against a specific unit and not a rule.
Floors | Qualified sales since 2019 | Median of these sales | Low to high |
|---|---|---|---|
2 to 4 | 6 | $532,500 | $509,000 to $665,000 |
5 to 7 | 12 | $612,000 | $495,000 to $810,000 |
8 and 9 | 5 | $675,000 | $575,000 to $970,000 |
The upper-floor premium fits the Gulf view and the greater distance from the ground-level surge zone, but the county roll codes all 40 units as Gulf and carries no view, condition or renovation data. The ninth-floor sale of July 16, 2026 at $970,000, which is $916.82 per square foot, is the highest price in the building’s record, and we treat it as one sale and not a trend.
The rental rules are not published. Every neighbor whose documents we could read sets a 30-day minimum lease, so a buyer who needs weekly rentals should assume nightly stays are not allowed until the declaration says otherwise. The rules section below lists the eight questions to ask.
The Egret does not publish its regular assessment or what the assessment covers, so we state no dollar figure for it. Under Florida Statutes section 718.503 a buyer receives the budget with the declaration, and the estoppel certificate states the exact amount owed on a unit, so those two papers answer the question.
Florida Statutes section 718.115 provides that common expenses are the costs of operating and maintaining the common elements and the association, shared among owners in the proportions the declaration sets. Water and sewer service through a master meter and fire-safety equipment required by government are common expenses even if the declaration does not list them. Which of those The Egret’s board actually pays for, and whether the assessment also covers insurance, cable, trash, landscaping, a pool and the elevators, is a matter of the budget.
Two neighbors publish their assessments, and neither figure is The Egret’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.03 mile from The Egret, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for The Egret.
A building of three or more habitable stories must have a structural integrity reserve study, and under Florida Statutes section 718.112(2)(g) the association’s reserve budget for the structural items must be based on that study. The owners’ ability to waive structural reserves is restricted, so a building cannot simply vote to skip them. For a 1972 building, reserve contributions have moved from optional to required, and a buyer should expect the assessment to reflect that.
The estoppel certificate fee under section 718.116 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. In the largest case that is $597 (299 + 119 + 179), and the contract says who pays it. A transfer or approval fee under section 718.112(2)(k) may be charged only if the association must approve the transfer and its governing documents provide for the fee, and it may not exceed $150 per applicant.
Before you offer on a condo at The Egret, check the declaration recorded at Lee County Official Records Book 885, Page 464, the articles, bylaws and rules, the current budget and reserve schedule, the milestone inspection summary, the structural integrity reserve study, the minutes and the insurance summary. We did not read them, because no public copy turned up.
The declaration creates the condominium and sets unit boundaries, ownership shares, use restrictions, the maintenance split between owner and association, the insurance duties, approval rights over sales and leases, and the procedure to amend. The articles create the association. The bylaws set the board, the meetings, the voting and the budget process. The rules, which a board can adopt more easily than an amendment, cover everyday matters such as quiet hours, guest limits, move-in procedures, pool hours, parking and renovation windows. When two documents conflict, the declaration usually controls.
Under Florida Statutes section 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that you received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or that the contract is voidable by you within 7 days after signing and receipt. Any purported waiver of that right is of no effect. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them.
Florida Statutes section 718.111(12) says the association’s records must be made available to an owner within 10 working days after a written request, and a failure to produce them within that time creates a rebuttable presumption of willful noncompliance. A buyer under contract is not yet an owner, which is why the seller’s request and the estoppel route matter.
Under section 718.111(12)(g), a condominium association managing 25 or more units must post digital copies of its governing documents, budget and other specified records on a website or a mobile application, with an owners-only protected area. The Egret has 40 units and we found no public site. A portal can sit behind a login and may not appear in a search, so our not finding one is not proof that none exists. Ask for the access instructions on day one.
We do not state The Egret’s quiet hours, guest limits, renovation window, vehicle rules, fine schedule, smoking rule or flooring rule, because each is a line in a document we did not read. A buyer who cares about any of them, especially flooring in an upper-floor unit, which is a common source of disputes in older concrete buildings, should read the exact text before making an offer.
The state filing and the state condominium record both show a care-of line at a Naples management company, Resort Management. A care-of line shows where the association receives mail and does not by itself prove who manages the building today, so confirm that with the estoppel certificate.
The Egret’s leasing, pet and approval rules are not published, so we state no minimum lease, no pet limit and no approval requirement. The declaration and rules are the source. Every neighbor whose documents we could read sets a 30-day minimum lease and limits pets, but a neighbor’s rule says nothing about The Egret.
Association | Minimum lease | Source |
|---|---|---|
Casa Bonita Grande | One month or 30 continuous days, whichever is less | Declaration section 13, as summarized on our Casa Bonita Grande guide |
Bonita Beach Club | 30 days for owners who bought after June 2006 | Rules, as summarized on our Bonita Beach Club guide |
Windsong | 30 days or one calendar month | |
The Egret | Not published | Route: declaration, estoppel certificate |
Whether The Egret requires board approval of a sale or a lease is set by its declaration. Many older Gulf-coast condominiums screen buyers and tenants, and where a board has that power the declaration usually sets a notice period before closing and a deadline for the board to answer. If The Egret’s declaration does not require approval, section 718.112(2)(k) allows no transfer fee at all. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied, so put the answer in the contract’s closing timeline.
Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1972 building whose rental rules may have changed several times, the history of the amendments, not just the current text, decides whether a rule binds a particular owner.
The City of Bonita Springs rental permit applies to small owner-held properties and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes The Egret’s 40 units. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium, and stays of less than 30 days can also trigger Florida’s public lodging rules. We cite these programs and do not give tax or legal advice.
An investor should ask for the minimum lease, the maximum term, whether subleasing is allowed, whether the board approves tenants, the tenant application fee, whether a tenant may use the pool and other amenities, any cap on the number of rented units, and the history of any rental amendment. Those eight answers decide whether a unit fits a rental plan.
Windsong’s declaration lets an owner keep one pet carried or leashed and bars pets in leased units, and Casa Bonita Grande limits owners to one pet of 30 pounds or less and bars pets in leased units. The Egret’s rule is its own. Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation. A buyer who relies on an assistance animal should raise it with the association early and in writing, and a buyer with a dog should read the pet clause before making an offer.
Yes. FEMA maps the county’s point for The Egret in zone AE with a base flood elevation of 11 feet, and about 43 percent of the footprint falls in zone VE at 13 feet by our overlay, on panel 12071C0651G effective November 17, 2022. The building is in Evacuation Zone A. We publish no premium, because none is public.
We queried the FEMA National Flood Hazard Layer at the building on October 1, 2026. At the county’s coordinate for the unit parcels and for the common-area parcel the layer returns zone AE with a base flood elevation of 11 feet, and points a few meters toward the Gulf return zone VE at 13 feet. We overlaid the county’s building footprint on the FEMA polygons at about 0.4 meter spacing, which gave 5,006 sample points, and 43.0 percent fall in VE 13 and 57.0 percent in AE 11. That is our overlay and not a FEMA determination, because FEMA’s map and the county’s footprint carry separate positional errors, and a surveyor’s elevation certificate is the document that counts.
A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who is asking, and we do not state which governs The Egret. Have your insurance agent and lender run the exact address, and ask the association for its elevation certificate and its flood policy.
The federal 3D Elevation Program puts bare-earth ground at the county’s coordinate for the building at 5.8 feet NAVD88, so the 11-foot base flood elevation is 5.2 feet above that ground (11 minus 5.8) and the 13-foot VE elevation is 7.2 feet above it (13 minus 5.8). The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which is 12 feet in the AE area and 14 feet in the VE area, for a building that is substantially damaged or substantially improved.
The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts The Egret’s year built at 1972, so the building predates the first map. Flood insurance people call that pre-FIRM. It means the building was not designed to a flood map, and the lowest floor’s elevation on an elevation certificate tells an insurer and a buyer how it compares with the base flood elevation.
Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and yours begins, for floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. We do not state The Egret’s carrier, limits, premium or deductible, because none are published.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, which for 40 units would be a ceiling of $10,000,000 (40 times $250,000). Whether The Egret carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask for the declarations pages.
The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent, and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across many building sizes, and they are not The Egret’s premium. Citizens Property Insurance lists approved changes for commercial residential condominium associations effective on or after July 1, 2026, an overall average increase of 7.7 percent for multiperil and 14.1 percent for wind-only, and whether The Egret’s master policy is with Citizens or the private market is not published.
Carry an HO-6 policy with loss assessment coverage and contents coverage, and for a Gulf-side unit in an AE or VE area ask about a flood policy for contents and interior improvements. The state’s My Safe Florida Condo program offers eligible associations wind mitigation inspections and grants, and we did not find whether The Egret applied. Lee County’s evacuation zone map lets anyone check an address, and The Egret is in Zone A, the first ordered out.
We found no public damage or repair record specific to The Egret for Hurricane Ian, Helene or Milton, and no permit history we can cite for the building. What is public is the surge on the strip, the City’s substantial damage rules and the post-storm permitting guides, and the repair history is a document you request.
The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database records a surveyed mark of 11.3 feet NAVD88, 2.53 feet above the floor, inside a ground-floor unit at another Hickory Blvd building. Both numbers are regional or neighboring, and neither is a measurement at The Egret. Local reporting from WINK News, the Tampa Bay Times and WUSF documented the storm’s effect on Little Hickory Island, and Lee County’s after-action report is the County’s account of the response.
The Egret’s residential units start on the second floor, because the county’s unit numbering has no ground-level residences. We infer that the ground level is lobby, parking and storage, and that surge water in a storm like Ian reaches that level before it reaches a residence. That is an inference, and the elevation certificate gives the exact floor heights while the association’s repair history says what the ground level lost.
The National Hurricane Center reports storm surge of 3 to 5 feet above ground for Helene from south of Englewood to Bonita Beach, and 4 to 6 feet above ground for Milton from south of Boca Grande through Bonita Beach. After Milton, the City’s assessment, as reported by WGCU, described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years, and a building that crosses either line must be raised to the design flood elevation. The City’s substantial damage and substantial improvement notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period. For a condominium the building is the structure, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can. In our judgment, raising a nine-story building of this age is rarely practical, which is a risk to understand and not a prediction.
The Egret is inside the City of Bonita Springs, so building permits and substantial-damage determinations come from the City’s Community Development Department and not from unincorporated Lee County. Interior alterations, window and door replacement, and electrical and plumbing work generally need City permits and licensed contractors, and in a condominium they also need association approval. The City’s online permitting portal, its post-storm permitting guide and its Hurricane Ian permitting page show how it handles them. If a unit you are considering has been renovated, ask for the permit and the board approval, because listing remarks are marketing and not records.
From our point check against the state’s map layers, the building sits seaward of the 1991 state coastal construction control line by about 65 meters and landward of the 1978 line by about 7 meters, so a major rebuild or addition near the Gulf side can require a state permit in addition to the City permit, and we label that our inference from the line geometry. We did not retrieve the City’s zoning district for 26340 Hickory Blvd, and we state none. A buyer who relies on height, density or rebuild rights should obtain a zoning verification letter.
A condo at The Egret can be bought with a mortgage or with cash, and a lender reviews the condominium project as well as the buyer. The association’s budget, reserves, insurance and status of its milestone and reserve study items will be questioned, so we ask the manager early for the condominium questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and a project with unfinished safety repairs or a large unresolved special assessment can be declined. A building that publishes nothing makes the questionnaire the slowest step, so the manager’s response time matters more than your rate. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
A unit mapped in FEMA Zone AE or VE is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. Because the footprint straddles two zones by our overlay, the lender’s own flood determination may differ from ours, so get the determination early. The association’s flood policy limit matters to the lender as well, so ask the manager for the declarations page.
Property tax on an Egret condo is billed by the Lee County Tax Collector from the Property Appraiser’s assessment and resets to market value after a sale, so never carry the seller’s bill forward. At the $712,000 median of the last 6 sales, one mill of tax is $712.00 before exemptions, and the seller customarily pays $4,984.00 of deed stamps.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The roll at leepa.org shows each unit’s assessed value, exemptions and taxing authorities, including the City of Bonita Springs, and the Lee County Tax Collector publishes bills by parcel. A change of ownership resets a capped assessment to market value. We do not publish a millage rate for The Egret, because we did not confirm the taxing district’s current rate, and a made-up rate would mislead you. The county’s own building record sums its estimated values for the 40 units at $19,783,975, which averages $494,599 per unit, about 26 percent below the $670,000 median of the 12 sales since January 2021. That is an appraisal basis and not a price, and it is not a forecast of your bill.
The three prices are the low, the median and the high of the 6 qualified sales in the 60 months since October 2021, with the median written as the median of these 6 sales. The financed rows assume 20 percent down, which is our example and not a recommendation, and the rates are the Florida Department of Revenue’s published rates for mortgage documentary stamps (35 cents per $100 of the amount secured) and the nonrecurring intangible tax (2 mills on the amount secured).
Item | $575,000 (low) | $712,000 (median of these 6 sales) | $970,000 (high) |
|---|---|---|---|
Deed stamps at $0.70 per $100, customarily the seller’s | $4,025.00 | $4,984.00 | $6,790.00 |
One mill of property tax (before exemptions) | $575.00 | $712.00 | $970.00 |
Loan with 20 percent down | $460,000 | $569,600 | $776,000 |
Mortgage documentary stamps at $0.35 per $100 | $1,610.00 | $1,993.60 | $2,716.00 |
Nonrecurring intangible tax at 2 mills | $920.00 | $1,139.20 | $1,552.00 |
The table omits the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, the estoppel certificate fee, any application or transfer fee and any special-assessment installment that falls after closing. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, and the contract controls both. Your lender’s Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state in conspicuous language that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first Egret door, and we explain who pays what: you can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs in plain terms before you sign anything. Start your The Egret buyer consultation or Call Marc at (239) 287-5873.
The Egret is served by Lee County schools assigned through the district’s choice-based proximity plan, not a single attendance boundary. Our reading of the 2024-2025 plan puts the strip in elementary zone Q and middle zone GG, labeled inferred and not confirmed by the district for 26340 Hickory Blvd.
In the 2024-2025 Student Enrollment Plan, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, with barrier island schools as optional. Zone GG lists Bonita Springs Middle and Three Oaks Middle, with the Sanibel School as an optional school. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat at one school.
The district’s South Zone, south of Martin Luther King Jr. Boulevard and the Caloosahatchee River, holds the high schools that serve this area. Bonita Springs High School offers the FGCU Collegiate and Cambridge programs, per the plan. High school assignment uses sub-zones, so use the district’s locator.
Use the district’s school zone page and the School Site Locator for Lee County, enter 26340 Hickory Blvd, and print the result for your file. The district updates its plan each year and we checked the 2024-2025 edition, so verify the current year before a purchase decision depends on it.
Daily life at The Egret runs on Hickory Blvd. The Gulf is on the building’s side of the road, public county beach accesses are a short drive along the same road, and groceries, medical care and the interstate are on the mainland via Bonita Beach Road, about 25 to 27 miles from Southwest Florida International Airport by our map-routing estimate.
The Egret is a compact building in a dense run of mid-size buildings. By our straight-line measurement from the county roll coordinates, Windsong is about 0.03 mile away, Ambassador about 0.06 mile and Beachwood on the Bay about 0.07 mile, so the sense of place is a Gulf-front residential block and not a resort campus. Hickory Blvd is the only road on the island, so every trip begins by crossing the bridge to the mainland.
Lee County Parks and Recreation closed the parking at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10, also called Little Hickory Island Park (26082 Hickory Blvd), on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County pages for Access 1 and Access 10 describe the details. WGCU reported the closures, and we checked the County pages on October 1, 2026. Whether The Egret has a beach path or parking of its own is a question for the declaration and the plat.
Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. Our map-routing estimate is 16 to 19 miles to the Naples Pier, and we label both distance figures as estimates and not official figures. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status, so we do not describe a through route to Fort Myers Beach. LeeTran runs bus and on-demand service in the area.
A nine-story building without elevators would be unusual, but the number, the age and the storm procedures are not published, and neither are the parking and storage assignments. Ask whether the elevators have been modernized, whether they are parked in a storm, whether the building has a standby generator, how many vehicles a unit may have and where a guest parks.
Choose The Egret for a small 40-unit building with one 1,058 square foot plan and recorded prices well below Casa Bonita Grande’s, and accept doing more document work. Choose Casa Bonita Grande for a wider range of plans, a published declaration and rules, and a building that publishes its rental and pet terms.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Both buildings fall short of the 10 sales a median needs in 60 months, so each row uses every qualified sale since October 2021 and writes any median only as the median of these n sales. Casa Bonita Grande, at 25900 Hickory Blvd, is the Gulf-side building about 0.42 mile north of The Egret, and our Casa Bonita Grande guide carries its record.
Item | The Egret | Casa Bonita Grande |
|---|---|---|
Built (county roll) | 1972 | 1976 |
Units | 40 | 54 |
Plans | One, 1,058 sq ft | 1,030 to 1,496 sq ft |
FEMA zone | AE 11 at the county’s point; about 43 percent of the footprint in VE 13 by our overlay | VE 13 |
Qualified sales, 60 months since October 2021 | 6, from $575,000 to $970,000 | 3, from $900,000 to $1,010,000 |
Median of these sales | $712,000 (median of these 6 sales) | $945,000 (median of these 3 sales) |
Price per sq ft in the 60 months | $672.97 (median of these 6 sales) | $917.48 (median of these 3 sales, all 1,030 sq ft) |
Governing documents online | None found | Declaration, bylaws and 2024 rules on the association site |
Minimum lease | Not published | One month or 30 continuous days, whichever is less |
Pets | Not published | One owner pet of 30 pounds or less, none in leased units |
The three qualified Casa Bonita Grande sales in the 60 months were $1,010,000 on August 28, 2023 (a sixth-floor unit, $980.58 per square foot), $945,000 on May 9, 2025 (a second-floor unit, $917.48) and $900,000 on April 16, 2026 (a second-floor unit, $873.79). All three are 1,030 square feet. At the median of these 3 sales, Casa Bonita Grande is $244.51 per square foot above The Egret (917.48 minus 672.97), while its sold units are smaller. Three sales are not a market, so read the gap as a direction and not a measurement.
The record shows the gap and does not explain it. The candidates are condition and renovation level, the published governing documents and amenities that buyers can see at Casa Bonita Grande, the flood zone mix, fees and special assessments, and the fact that both buildings trade rarely. Every one of those is something we would ask about before pricing a unit, and none is something we can read off the county roll. On days on market and sale-to-list, the Southwest Florida MLS (pulled October 3, 2026) holds 7 The Egret closings and 5 Casa Bonita Grande closings in the 60 months to that date, too few for a median in either building. The 2 The Egret sales of the last 12 months took 131 and 143 days on market and closed at 97.1% and 94.6% of the final list price, against 1 Casa Bonita Grande closing in the same 12 months.
If your priority is | Look first at | Why, from the record |
|---|---|---|
A lower recorded price for a Gulf-side two-bedroom | The Egret | Median of these 6 sales $712,000, against $945,000 for the median of these 3 Casa Bonita Grande sales |
The oldest building on the strip’s roll | The Egret | Built 1972, four years before Casa Bonita Grande |
A single plan that makes comparables clean | The Egret | All 40 units are 1,058 square feet, two bedrooms and two baths |
A mapped flood zone that is not split | Casa Bonita Grande (VE 13) or Windsong (AE 11) | The Egret’s footprint straddles AE 11 and VE 13 by our overlay |
A wider range of plans | Casa Bonita Grande | 1,030 to 1,496 square feet across its plans |
Documents you can read before you offer | Casa Bonita Grande | Declaration, bylaws and rules are posted on its association site |
Each building’s rules, fees and finances are different. A building that publishes less is not worse, but a buyer has to ask more. Ask each association for the same five documents: the declaration, the current budget, the master insurance summary, the milestone and structural reserve documents, and the last two years of assessments. If you decide on Casa Bonita Grande, the Casa Bonita Grande buyer page covers it the way this page covers The Egret.
The Egret is the oldest building on the strip’s county roll, and its 60-month recorded prices sit between Windsong’s and Ambassador’s on the same road. The table below sets ten associations beside each other, each on its own county window, so no row is compared on a window another row does not share.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each row uses the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, and where none does, every qualified sale of the last 60 months and the median of those sales. The window is stated beside every figure and the units are the state’s counts.
Association | Side | Units | Built | FEMA zone | Window | Sales | Median | Range |
|---|---|---|---|---|---|---|---|---|
Gulf | 198 | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | |
Gulf | 136 | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | |
Bay | 104 | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | |
Bay | 84 | 1980 | AE 11 | 60 months | 8 | Median of these 8 sales $610,000 | $395,000 to $833,000 | |
Gulf | 60 | 1982 | AE 11 | 60 months | 4 | Median of these 4 sales $987,000 | $712,500 to $1,147,000 | |
Gulf | 54 | 1973 | VE 13 | 60 months | 8 | Median of these 8 sales $824,500 | $550,000 to $1,215,000 | |
Gulf | 54 | 1973 | VE 13 | 60 months | 8 | Median of these 8 sales $749,500 | $675,000 to $1,305,000 | |
Gulf | 54 | 1976 | VE 13 | 60 months | 3 | Median of these 3 sales $945,000 | $900,000 to $1,010,000 | |
Gulf | 24 | 1979 | AE 11 | 60 months | 2 | Median of these 2 sales $650,000 | $620,000 to $680,000 | |
The Egret | Gulf | 40 | 1972 | AE 11 | 60 months | 6 | Median of these 6 sales $712,000 | $575,000 to $970,000 |
The Egret’s 6 sales in 60 months are fewer than the 10 that Seascape and the larger buildings have, which is why every Egret price on this page is a list or a median of these 6 sales. Among the Gulf-side buildings built in the 1970s, the Casa Bonita I and II medians of 8 sales each ($824,500 and $749,500) sit above The Egret’s $712,000, and the Seascape median of 10 sales ($592,500) sits below it. The buildings are not the same product, so the table is a map of where the record is thick and thin and not a ranking.
By our straight-line measurement from the county roll coordinates, The Egret sits within about a quarter mile of eight other associations on Hickory Blvd. Windsong (24 unit parcels, built 1979) is about 0.03 mile away, Ambassador (60, built 1982) about 0.06, Beachwood on the Bay (15, built 1982) about 0.07, Hickory Shores about 0.12, Bay Harbor Club about 0.19, Silver Sands of Bonita Beach about 0.22, Sea Isles about 0.23 and Pelican Pointe about 0.25. Distances are straight-line miles to each association’s average parcel coordinate, and they are not walking or driving distances.
The Egret’s strengths are a small 40-unit Gulf-side building, one clean 1,058 square foot plan, recorded prices below its larger Gulf-side neighbors to the north and a current corporate record. Its drawbacks are its 1972 age, a flood boundary through the footprint, thin recent sales and almost no public documents.
To see condos for sale at The Egret, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
The Southwest Florida MLS showed 2 Egret condos active on October 3, 2026, listed at $750,000 and $849,000, and none pending. Against 2 closings in the last 12 months that is 12.0 months of supply, an indicative figure on so few sales. A saved search is how you see the next one first, and with only a handful of recorded sales a year, supply at The Egret can be thin, so we also represent buyers across Bonita Springs and the rest of the strip.
You get a personalized condo buyer consultation at The Egret from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred floor and whether a rental plan, a pet or a winter-only stay matters, and we send the Egret condos that fit.
We start with the floor and the flood zone, because those decide most of the price and the risk. Then we map your budget to the 6 recorded sales and the 12 since 2021, price the monthly cost from the documents once the estoppel arrives, and list the papers your lender and insurer will ask for.
Start your The Egret 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 Egret condos and get a free The Egret home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal buyer at The Egret owns a Gulf-side condo that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first, because they are not published. The Egret is in evacuation Zone A, the first zone Lee County orders to leave.
Ask the manager for the storm plan, the shutter or impact-glass status, the elevator shutdown plan, whether a standby generator exists and what the association requires of an absent owner. Tell your insurer the unit will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine and a caretaker the manager knows. In a nine-story building, an owner on an upper floor depends on the elevators and the common lighting after a storm.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. Foreign buyers should plan ownership with a cross-border tax adviser, because a future sale can face withholding under FIRPTA unless an exemption or certificate applies.
Marc Comisar is a top-reviewed Bonita Beach buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “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
These are the questions condo buyers and searchers ask most about The Egret, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names The Egret at Bonita Beach, and each is one paragraph you can read on its own.
The Egret has 40 condominium units per the state condominium record and the county roll. The county lists 41 parcels because one is a common-area parcel at 26342 Hickory Blvd. The units are on floors 2 through 9, five to a floor, and the ground level appears to hold no residences, which we label our inference.
The Lee County Property Appraiser shows 1972 as the year built for the building and for all 40 units. The declaration was recorded December 20, 1972 per the state record, and the corporation that runs the association today was filed with the state in 2005. We use 1972 and show the other dates because they are different events.
The Egret has nine stories per the county’s building footprint record, which classes it as a high-rise condominium. Residential units are on floors 2 through 9, and the county’s numbering has no ground-level residences, so we infer that the ground level is lobby, parking and storage and ask buyers to confirm it with the plat.
Every condo at The Egret is 1,058 square feet heated with two bedrooms and two baths, per the county roll. The county’s building area of 42,320 square feet divided by 40 units also gives 1,058. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area in the disclosure package.
Yes, 2 on October 3, 2026. The Southwest Florida MLS shows 2 active listings at The Egret on that date, both two-bedroom, two-bath units, at $750,000 and $849,000, and none pending. Search listings on DomainRealtyGroup.com and send us the ones you like, or ask Marc to set up an alert, and we pull the flood, fee and document file for each before you tour.
The county file shows 6 qualified sales in the 60 months since October 2021, from $575,000 to $970,000, and the median of these 6 sales is $712,000. It also shows 12 qualified sales since January 2021, with a median of $670,000. The most recent is a ninth-floor condo at $970,000 on July 16, 2026.
For the 6 qualified sales in the last 60 months, the median of these 6 sales is $672.97 per heated square foot, from $543.48 to $916.82, on the one 1,058 square foot plan. Price per square foot compares unit to unit here, since every unit is the same size, and the spread comes from floor, condition, view and timing.
In the county record, yes, in pattern if not in amount. Among 23 qualified sales since 2019, the median of the 6 sales on floors 2 to 4 is $532,500, the median of the 12 on floors 5 to 7 is $612,000 and the median of the 5 on floors 8 and 9 is $675,000. The groups are small, so we price from your unit’s nearest like sales.
The Egret does not publish its regular assessment, so we publish no dollar figure. Neighbors that do publish range from $3,038 to $3,736 a quarter, but those are their buildings and not The Egret. Request the current budget and the estoppel certificate for the exact amount on a specific unit before you offer.
Not published. By statute, common expenses are the costs of operating the common elements and the association, shared as the declaration sets, and water and sewer through a master meter and required fire-safety equipment count even if the declaration is silent. The budget lists what The Egret’s board actually pays for, such as insurance, trash, cable or elevators.
We found no public record of a special assessment at The Egret, and we state none. The estoppel certificate lists any special assessment, and the board’s minutes show proposals. Ask the board in writing whether any assessment is approved, proposed or being discussed, because the contract decides who pays installments due before and after closing.
Under Florida Statutes section 718.116 the fee is up to $299 for the certificate, up to $119 more if expedited within 3 business days and up to $179 more if the account is delinquent, the statute’s $250, $100 and $150 amounts as adjusted and published by the Florida DBPR, so $597 at most (299 + 119 + 179). The contract says who pays it.
The declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions document, and, if applicable, the milestone inspection summary and the most recent structural integrity reserve study, under section 718.503. A buyer can cancel within 7 days of signing and receiving them if the contract carries that clause.
Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless you signed the clause saying the documents were provided more than 7 days before. A waiver of that right is of no effect under section 718.503, and you may extend the closing by up to 7 days after receiving the documents.
Not known from the public record, because The Egret’s rental rules are not published. Every neighbor whose documents we could read sets a 30-day minimum lease, and a rental amendment binds only owners who consent or who buy after it takes effect under section 718.110(13). Ask for the rental clause and its amendment history before you offer.
The Egret’s pet rule is not published, so we state no limit. Windsong limits owners to one pet carried or leashed and Casa Bonita Grande to one pet of 30 pounds or less, but those are their rules. Assistance animals are handled separately under federal fair-housing guidance. Read the declaration and rules for the pet clause before you offer.
Not published. The declaration says whether sales and leases need approval, and if they do, section 718.112(2)(k) caps the fee at $150 per applicant. If the declaration requires no approval, no transfer fee is allowed. Ask the manager in writing and put the answer in the contract’s timeline, because an approval clock can be longer than a cash buyer’s closing date.
Yes. FEMA maps the county’s point for the building in zone AE with a base flood elevation of 11 feet NAVD88, and about 43 percent of the footprint falls in zone VE at 13 feet by our overlay, on panel 12071C0651G effective November 17, 2022. A surveyor’s elevation certificate settles the building’s zone for insurance, so ask whether one exists.
A lender generally requires flood insurance on a federally backed loan for a unit in a mapped high-risk zone such as AE or VE, and the association’s own flood policy also matters to the lender. A cash buyer is not required to carry it, but a Gulf-side unit in this zone is worth a quote. Get the quote before your inspection period ends.
We cannot quote a premium for The Egret, because the master policy terms are not published and each unit’s HO-6 quote depends on the insurer. Statewide, the average premium per condominium association policy was $135,100 in the second quarter of 2026 per the Florida Office of Insurance Regulation, which is context and not The Egret’s number.
Not published. Whether the building has a standby generator, how the elevators behave in a storm and whether common-area lighting stays on are questions for the manager. An upper-floor owner in a nine-story building depends on all three after a major storm, so ask before you buy.
Not published. A nine-story building completed in 1972 was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of section 553.899 and section 718.112(2)(g). Request the summary and the study, and ask whether the City sent the association a notice.
It is a study, required at least every 10 years for buildings of three or more habitable stories, of items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows. The association’s structural reserves must be based on it, so for a 1972 building it shapes the assessment a buyer will pay for years.
We found no public damage or repair record specific to The Egret. The National Hurricane Center puts Ian’s surge at 8 to 12 feet above ground along the Bonita Beach stretch, and the USGS surveyed a mark of 11.3 feet NAVD88 at a neighboring building. Ask the association for its repair and claims history and read the budget for how work was paid.
Usually, but lenders review the association’s budget, reserves, insurance, litigation and the status of milestone and reserve study items, and they can decline a project with unfinished safety repairs or a large unresolved special assessment. Because The Egret publishes so little, ask the manager early for the lender’s questionnaire and have the lender review the document package.
At the $712,000 median of the last 6 sales, the seller customarily pays $4,984.00 of deed stamps at $0.70 per $100, and a buyer with a 20 percent down loan of $569,600 pays $1,993.60 of mortgage documentary stamps and $1,139.20 of intangible tax. Title, recording, inspection, prorations and the estoppel fee come on top, and the contract controls.
We publish no millage rate for The Egret, but one mill is $712.00 at the median of the last 6 sales before exemptions, and a sale resets a capped assessment to market value. The county’s estimated values for the 40 units average $494,599 per unit, an appraisal basis and not a forecast. Check the Tax Collector’s bill by parcel.
Lee County assigns through a choice plan, and we read the strip as elementary zone Q and middle zone GG in the 2024-2025 plan, which we label inferred. Enter 26340 Hickory Blvd in the district’s school site locator for the current assignment, and verify the year’s plan before a decision depends on it.
The state filings show the association’s address in care of Resort Management in Naples, and the state condominium record lists the same address for the managing entity. A care-of line shows where mail goes and not who manages today, so confirm the current manager from the estoppel certificate or the association before you rely on it.
Not published. We found no association description of its amenities, and public listing feature fields that mention a pool, clubhouse or beach access are leads and not records. The building is on the Gulf side of Hickory Blvd, and the declaration and plat say whether the association has a beach path or relies on the public accesses.
Both names describe the same place. The Egret is at 26340 Hickory Blvd on Little Hickory Island, which is inside the City of Bonita Springs, and people call that stretch Bonita Beach. Permits and flood-plain rules come from the City of Bonita Springs, the mailing ZIP is 34134, and the county is Lee County.
Yes. The state record lists the Egret condominium in Cape Coral, Egret Pointe in Punta Gorda, Egrets Landing at Bonita Bay in Bonita Springs and Egret’s Walk at Pelican Marsh in Naples. The Egret on this page is at 26340 Hickory Blvd on Bonita Beach, and a fee, rule or sale at another says nothing about it.
The Egret is older (1972 against 1976), smaller (40 units against 54) and has a single plan, and its median of these 6 sales in 60 months is $712,000 against $945,000 for the median of the 3 Casa Bonita Grande sales. Casa Bonita Grande publishes its documents and The Egret does not, which is the main difference a buyer feels.
It can be, if you accept the work of confirming the rules and the storm plan. A winter owner should ask about the elevator and generator, tell the insurer the unit will be unoccupied, name a caretaker and read the rental clause. The building is in Evacuation Zone A, so plan the storm routine before you leave for summer.
Whether an owner may change flooring, move walls, replace windows or enclose a lanai is set by the declaration and rules, and the work also needs City permits. Ask for the renovation rules, any work window and the flooring standard, especially for an upper-floor unit, and ask for the permit and board approval on any renovation a seller advertises.
Call Marc at (239) 287-5873. We pull the county sales for the floor band you want, request the document package and the estoppel through the seller, check the flood zone determination and an insurance quote early, and read the milestone and reserve documents with you before you decide on an offer.
You agree the buyer’s agent compensation in writing before touring, and under the NAR settlement requirements that fee must be stated as an amount or rate and is fully negotiable. 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. We explain the agreement before you sign.
A Bonita Beach condo specialist matters because the price is the smaller part of a purchase at The Egret: unpublished fees, a split flood zone, a 1972 building’s reserve duties and rules you cannot read online all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a unit.
Sellers thinking about the other side of this market can read how we sell Egret condos or request a free The Egret home valuation. Call Jesse direct at (239) 898-6072. For the building record behind this page, read the The Egret at Bonita Beach guide, and for the wider area see Bonita Beach.
If you are ready to buy a condo at The Egret, start your The Egret buyer consultation or Call Marc at (239) 287-5873, and we will send the condos that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, and our credentials are below.
Your local real estate experts for The Egret are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county record, the state’s filings and FEMA’s flood layer before writing a word about a Bonita Beach condo.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying at The Egret? See how we represent buyers or Call Marc at (239) 287-5873.
Selling an Egret condo? Get a free The Egret home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider strip, see our guides to Windsong, Ambassador, Beachwood on the Bay and Pelican Pointe.
Every figure on this page traces to a county, city, state or federal record, an association’s own published document or news reporting, retrieved on or before October 1, 2026. We do not cite brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida Department of Revenue recorded-sale files, index built 1 October 2026.
The official documents below come from the City of Bonita Springs, FEMA, the National Hurricane Center, the Florida DBPR and two neighboring associations, and each link opens the issuing authority’s own copy. No governing document for The Egret is posted publicly that we could find, so its declaration is a Lee County Clerk record to request.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule, what counts toward it and the design flood elevation | |
Ordinance 22-05, flood hazard reduction | City of Bonita Springs | 2022 | Foundation and elevation rules in flood zones, including VE | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 | Building limit, coinsurance and compliance coverage | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Report on the September 2022 storm | Storm surge along the Bonita Beach stretch | |
Estoppel certificate fee schedule | Florida DBPR | Current as retrieved October 1, 2026 | The inflation-adjusted $299, $119 and $179 amounts under section 718.116 | |
FY2027 quarterly dues memo | Bonita Beach Club, a neighboring association | Effective October 1, 2026 | A neighbor’s published quarterly assessment, for comparison only | |
Association FAQ | Windsong, a neighboring association | October 1, 2026 | A neighbor’s stated assessment, lease and approval terms, for comparison only |
County recorded sales: Lee County Property Appraiser and Florida Department of Revenue, index built 1 October 2026. Southwest Florida MLS figures pulled October 3, 2026.
McGreevy and Comisar, Best Realtor for The Egret at Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.