We price a Windsong purchase from the recorded sales and the association's own documents, and line up the estoppel, flood quote and approval timeline before you offer.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser and Florida Department of Revenue recorded sales, index built 1 October 2026; Southwest Florida MLS figures 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 Windsong at Bonita Beach, the 24-home Gulf-side condominium tower at 26370 Hickory Blvd, which Lee County’s roll dates to 1979. The full building record sits on our Windsong Condominium guide, inside Bonita Beach in Bonita Springs, and this page turns that record into a buying plan: what the homes have recorded at, what a buyer pays beyond the price, what the association’s own documents say, and what to ask for before you sign.
Windsong is one of the smallest towers on the strip and one of the few whose governing documents are public. The association posts a 151-page scan of its declaration, bylaws, articles and amendments, a one-page buyer FAQ sheet dated October 1, 2026 and a seven-page sales application, and we read all three. The county’s qualified-sales file holds 2 Windsong sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, so we list both and publish no market median. This is the Windsong Condominium on Hickory Blvd, not Windsong Ranch or the other Windsong communities in other states or in Fort Myers, even though the association’s legal name carries the words “of Fort Myers Beach.”
To buy a condo at Windsong at Bonita Beach in 2026, read the association’s public documents first, price the home from the two recorded sales of the last 60 months, calendar the board’s 30-day approval clock, get flood and wind quotes, and ask the manager for the budget, reserve study and estoppel certificate before you make an offer.
The order matters because Windsong has 24 homes and a thin recent record. A buyer in a 200-home building can price from dozens of recent sales, while a Windsong buyer prices from a few data points and leans on the paperwork, which is why the work moves from the market to the documents. We build that file for your short list before you tour, and our Windsong Condominium guide carries the full building record behind it.
These are nine facts a Windsong condo buyer should know in October 2026, each drawn from the county’s recorded sales and parcel roll, the association’s own documents, FEMA and the statutes, and each explained in the section that covers it.
Windsong at Bonita Beach for condo buyers, section by section. Each link below jumps to its part of this guide, from the market read, the cost stack and the board approval process to the flood and insurance record, the comparison with Seascape, 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 Windsong condo buyers with the same county-record research we use to price listings. We read the association’s documents 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 Windsong 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 Gulf-side address in a small building. 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 Windsong 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 Windsong home valuation and Windsong seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Windsong home on your short list we match it to its heated size, pull the county’s recorded sales for the building, check its FEMA flood zone, read the association’s public documents against what the listing says, and ask the seller for the budget, the reserve study, the milestone summary, the special-assessment history and the estoppel certificate. We also put the board’s 30-day notice on the calendar before the contract is signed. You see fewer surprises and offer with the facts in hand.
Recent Windsong 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 Windsong, and we will not estimate one. What we can state is the record itself: we tracked every one of the 52 Windsong condo sales the county’s qualified file holds since 1978, 11 of them since 2009, when the record is complete, and the latest recorded sale on each of the 24 homes, before writing any advice on this page.
The Windsong condo market for buyers in October 2026 is two recorded sales deep. The county recorded $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both for 1,034 square foot homes, and nothing else in the last 60 months, so we list both and publish no median. These are county records, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count, and a count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. We widened the window as far as our method goes, and no window up to 60 months reached 10 qualified sales, so we follow the county presentation rule: list the sales and name no market median. The county file’s newest Windsong sale is dated June 8, 2026.
Every window below ends on the county index date, October 1, 2026. Each window holds the same 2 sales, so the figure in the median column is only the median of these 2 sales, shown so the windows line up with every other Bonita Beach page.
| County window | Qualified sales | Median of these sales | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| Last 12 months (since October 2025) | 2 | $650,000 (median of these 2 sales) | $620,000 | $680,000 | $628.62 |
| Last 24 months (since October 2024) | 2 | $650,000 (median of these 2 sales) | $620,000 | $680,000 | $628.62 |
| Last 36 months (since October 2023) | 2 | $650,000 (median of these 2 sales) | $620,000 | $680,000 | $628.62 |
| Last 60 months (since October 2021) | 2 | $650,000 (median of these 2 sales) | $620,000 | $680,000 | $628.62 |
The county file holds 52 qualified Windsong sales since July 1978. We publish that as a count and a first year only, and we do not publish a median of all 52, because it would mix 1978 dollars with 2026 dollars and describe neither.
The two sales below are every qualified sale in the county file for the last 60 months, newest first, with the building address only. The median of these 2 sales is $650,000, the mean of $620,000 and $680,000.
| Date | Price | Building | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
| June 8, 2026 | $620,000 | 26370 Hickory Blvd | 1,034 | $599.61 |
| March 12, 2026 | $680,000 | 26370 Hickory Blvd | 1,034 | $657.64 |
The two homes are the same size and sold 88 days apart, and the later sale was $60,000 lower, or $58.03 less per heated square foot. Two sales do not make a trend, and the record cannot say whether the gap is floor, view, condition, renovation or the buyer’s circumstances, which is why we walk a home before we price it.
Each of the two 2026 sales has an earlier recorded sale in the county file, and together they show how far a Windsong price can move over different holding periods. One 1,034 square foot home sold for $550,000 on January 29, 2021 and for $680,000 on March 12, 2026, which is $130,000 more, or 23.6 percent, over 1,868 days, about 5.1 years. The other sold for $580,000 on June 26, 2017 and for $620,000 on June 8, 2026, which is $40,000 more, or 6.9 percent, over 3,269 days, about 9 years.
We leave out the unit numbers and the owners. These are public-record sales and not our closings, and we have no way to know from the record how much of each change is the market and how much is work done to the home. A buyer should ask what was done to any home since its last sale and what the listing says about condition.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The roll’s latest recorded sale on each parcel also shows $775,000 on May 3, 2022 and $742,000 on August 26, 2024, both above the $680,000 high in the qualified file, and $175,000 on July 18, 2024, the only price under $300,000 dated after 1999. The roll does not say why, so treat the $175,000 as an outlier until the deed is read, and we use none of the three as a comparable.
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, 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 and, with 24 homes, an estimate would be false precision. When the MLS pull is available we will add them with their dates.
Start your Windsong buyer consultation and we will send the homes that fit your plans, the recorded sales of 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 Windsong home valuation and Call Jesse direct at (239) 898-6072.
Windsong offers 24 condo homes in one tower on the Gulf side of Hickory Blvd, 16 of 1,034 square feet and 8 of 1,062 square feet of heated area per the county roll, so the choice is floor, position and condition, not floor plan. The county’s sales file lists 2 bedrooms and 2.0 baths on every recorded Windsong sale.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026)
The description below comes from the county roll and the association’s recorded documents, not from a brochure. The roll gives one heated area per home, and living area, heated area and measured interior area are different measures, so a buyer who needs an exact interior dimension should measure the home or read the survey exhibit recorded with the declaration.
| Item | 1,034 sq ft plan | 1,062 sq ft plan |
|---|---|---|
| Homes in the building | 16 | 8 |
| Year built (county roll) | 1979 | 1979 |
| Bedrooms and baths (county sales file) | 2 and 2.0 | 2 and 2.0 |
| Latest qualified sales | $680,000 and $620,000, 2026 | none in the last 60 months |
| Water side (county roll) | Gulf side of Hickory Blvd | Gulf side of Hickory Blvd |
Heated area totals 25,040 square feet, a mean of 1,043.3 per home and a median of 1,034, and the spread from the smaller plan to the larger is 28 square feet. Both of the last-60-month sales were the 1,034 square foot plan, so the record gives a buyer no sale of the larger plan to compare against in that window.
Windsong suits a buyer who wants a Gulf-side address in a building of two dozen homes, who is comfortable with a board that approves every sale and every long-term tenant, and who wants the rules in writing before buying. It suits an owner who values a quiet building with three homes per floor over a campus with a gate, a club and hundreds of neighbors, and a buyer who is happy with two closely matched floor plans.
The record cannot split price by floor, stack or view, because the two recent sales are the same plan and the older sales are too old to compare. The county roll puts every Windsong parcel on the Gulf side of Hickory Blvd, which is consistent with a Gulf outlook, but we have not stood in all 24 homes, and a view from a lower floor differs from a view from the ninth. A buyer who is paying for a view should check it in person on the floor in question, and we will help you compare two floors before you offer.
The recorded documents establish a pool, rules for the pool and a recreation facility that owners may reserve with a deposit, plus covered parking and storage lockers. The 1997 Amended and Restated Declaration gives each owner one twenty-fourth of the common elements, an exclusive right to a covered parking space and a storage locker on the ground floor, and a right to use the pool and recreation facilities. The original 1977 declaration grants each owner “the right of use in common with others of the pool area.”
We searched the 151-page scan for tennis, boat, dock, marina, golf, clubhouse and fitness language and found none, apart from a general power in the articles to own recreational facilities if the association chooses. We found no recorded beach path, boardwalk or beach easement, and the survey exhibit in the scan is not readable. Windsong is on the Gulf side of Hickory Blvd, but a buyer should walk the route from the building to the sand, confirm who owns and maintains it, and ask the manager whether any dune walkover needs a permit. We list no library, kitchenette or beach access right as an amenity, because no primary document says one exists.
Owning a Windsong condo layers the association assessment, any special assessment, property tax, insurance and an estoppel fee on top of the price. The association’s October 1, 2026 FAQ sheet states regular assessments of $3,736 per quarter, which is $14,944 a year, and the declaration makes water and sewer common expenses.
Data updated: October 2026 (association FAQ sheet dated 1 Oct 2026, Lee County Property Appraiser recorded sales and Florida statutes read 1 Oct 2026)
| Cost layer | Who pays | What is public | The document that answers it |
|---|---|---|---|
| Association assessment | Each owner, one twenty-fourth share | $3,736 per quarter per the FAQ sheet | The budget and the estoppel certificate |
| Special assessment | Each owner | None found in the public record | The estoppel, the budget and the minutes |
| Buyer application | The buyer | $150 fee plus $50 per adult applicant | The sales application |
| Property tax | Each owner | The county’s just and assessed values | The Lee County Tax Collector bill |
| Master insurance | The association, through assessments | Not published | The insurance summary |
| Your own policy | The owner | Not applicable | Your agent’s quote for the exact home |
| Estoppel certificate | Customarily the seller, per the contract | Capped by statute | Florida Statute 718.116 |
| Deed tax | Customarily the seller in Lee County | $0.70 per $100 | Florida Statute 201.02 |
The FAQ sheet says “Assessments are currently $3736 per quarter and are due on the 1st day of each quarter, i.e., January 1, April 1, July 1, and September 1.” It does not say whether the figure applies to every home. Every Windsong home owns the same one twenty-fourth share, so a single figure is plausible, but the sheet does not say so.
If all 24 homes pay $3,736 a quarter, the association collects $89,664 a quarter and $358,656 a year. That is arithmetic on the FAQ’s figure and the declaration’s equal shares, not a published budget, and a buyer should compare it with the actual budget. On the same assumption, a 1,034 square foot home pays about $14.45 per heated square foot per year and a 1,062 square foot home about $14.07, because the shares are equal and the sizes are not.
The declaration puts the following on the owner: windows, window glass and screens, the sliding glass doors, door and window hardware, all air conditioning and heating equipment serving the home, appliances, water heaters, smoke alarms, plumbing and electrical fixtures inside the home, floor coverings, interior partition walls and balcony screening and railings. For a buyer, the practical point is that windows, sliders and air conditioning, three of the largest repair items in a Gulf-side condominium, are individual costs at Windsong.
We found no Windsong special assessment letter, board update or minutes on the public site or in the state records we read, and the FAQ answers the assessment question with the regular quarterly figure only. That is different from saying none exists, because the association’s site offers an owner login that we did not enter. The 1997 bylaws let the board levy special assessments up to 15 percent of the total annual budget in a fiscal year without an owner vote, and on the equal-share arithmetic above that is about $53,798, or about $2,242 per home. That is arithmetic on an implied figure and not a published cap in dollars. Ask the manager for every special assessment authorized since January 2022 and whether any further assessment is proposed.
An estoppel certificate is the association’s written statement of what a home owes. Florida Statute 718.116 requires the association to issue it within 10 business days of a written or electronic request, and the declaration’s own 15 days yields to the statute. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR, in its estoppel certificate fee notice. A certificate is effective for 30 days if hand delivered or sent electronically and 35 days if mailed. The association’s site says estoppel requests must be pre-paid and routes them through the management company, and the certificate is where a buyer will see any capital contribution, transfer fee or open violation.
Windsong’s governing documents are unusually open for this strip: the association posts a 151-page scan containing the 1977 declaration, the 1997 Amended and Restated Declaration, Articles and Bylaws, and amendments through 2011. A condo buyer can read the whole public set before making an offer, and the seller must add the current budget, reserve and inspection documents.
Three association documents carry real content. The governing-documents scan holds the declaration, bylaws, articles and amendments. The FAQ sheet summarizes votes, use, leasing, assessments and litigation, and answers “no” to whether the association is in a court case that could produce liability over $100,000. The sales application lists the approval steps. The association’s site says its documents “are provided for convenience only without guarantee or warranty,” so the recorded originals at the Lee County Clerk of Courts control.
Under Florida Statute 718.503 the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. A buyer who did not receive them before signing has a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, a milestone inspection and reserve study.
The association is Windsong Condominium Association, Inc., of Fort Myers Beach, Florida document 742319. A 1997 corrective amendment says the “of Fort Myers Beach” language was left out of several governing documents “through scrivener’s error” and replaced every shorter version of the name. The building itself is on Hickory Blvd in Bonita Springs, ZIP code 34134, as the county roll and the association’s site agree. If an estoppel certificate, an insurance quote or a closing document names Fort Myers Beach as the property’s location, it is quoting the corporation’s name and not the address, and the 1997 declaration prints an older ZIP code, 33923, which is another reason to confirm the address on every document.
A Windsong buyer needs the board’s written approval before closing. The seller gives the board 30 days’ notice and a copy of the contract, the buyer applies with references, a credit report and fees, and the board must act within 30 days of a complete application or 60 days of the notice, whichever comes first. Silence counts as approval.
Section 14 of the restated declaration says no owner may sell or give away a home “without prior written approval of the Board of Directors,” to maintain “a community of congenial, financially responsible residents” and to inhibit transiency. The seller must give the board or its designee written notice “at least thirty (30) days before the intended closing date,” with the buyer’s name and address and a copy of the executed contract, and the board “may require a personal interview with any purchaser or donee and his spouse.” A closing date inside the 30-day window is a contract risk, so we calendar the notice before the contract is signed.
Within 30 days after receiving the notice and all requested information, or no later than 60 days after receiving the notice, whichever comes first, the board must approve or disapprove. If it does neither, “such failure to act shall be deemed the equivalent of approval and on demand the Board shall issue a Certificate of Approval.” The sales application is more specific than the declaration and says the association office will advise the buyer “within a 14-day period from the date of receipt of the application.” The 14 days is a service standard on the form, and the declaration’s 30 and 60 days are the outer limits, so plan for both.
Approval may be withheld only for good cause and only if a majority of the whole board votes to do so after receiving a written opinion of counsel that good cause exists. The five causes the declaration lists are a felony conviction involving violence, controlled substances or dishonesty, a record of financial irresponsibility such as bankruptcies, foreclosures or bad debts, reasonable cause to believe the person will not follow the covenants, failure to provide the required information, fees or interviews or false information, and a sale concluded without seeking prior approval. Florida and federal fair housing law apply on top of the declaration, and a board may not use an application to discriminate.
The application asks each buyer to pay a $150 non-refundable fee “to cover administrative expenses in regard to the approval process” and $50 for each applicant 18 and older for background check processing, both payable to the management company. Florida Statute 718.112(2)(k) says a preset approval fee may not exceed $150 per applicant, treats spouses or a parent and dependent children as one applicant, and adjusts the cap every five years for inflation. Whether the $50 background charge fits inside that cap is a question for the buyer’s attorney, and we flag it without deciding it. On the form’s face, expect at least $200 for one applicant and $250 for a couple.
Windsong allows leasing of whole homes for 30 days or one calendar month, whichever is less, with advance notice to the board, and bars hotel or transient use. Each owner may keep one pet of a normal household type, and no pets of any kind are allowed in leased homes. Rules also bar For Sale signs and balcony grills.
The FAQ sheet states: “Only entire units may be leased. No unit may be leased for a period less than thirty (30) days.” The declaration’s section 13.2(A), as amended in 2011, reads “No unit may be leased for a period of less than 30 days or 1 calendar month, whichever is less.” Section 13 begins with the stated purpose “to foster a stable residential community and prevent a motel-like atmosphere.” The wording “whichever is less” means a rental of a calendar month shorter than 30 days, such as February, qualifies, and the FAQ sheet does not repeat that alternative.
For a lease of more than the minimum and up to one year, the owner or the owner’s rental agent gives the board or the manager written or oral notice at least 10 days before occupancy, and the rental is deemed approved unless the association delivers a written denial within 5 days. A lease of more than one year needs written notice at least 20 days before occupancy and the board has 20 days to act, with silence deemed approval. The association may charge a preset application fee for a lease, not above the legal maximum, and may not charge for a renewal with the same tenant.
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, and a Windsong lease of 30 days or more falls outside that trigger. Lee County levies a 5 percent tourist development tax on rentals of six months or less per the Department of Revenue’s rate sheet, so ask a tax adviser about registration. The City’s rental permit program appears to exempt condominiums of more than six units, and you should confirm the current rule before you rely on it.
Section 12.5 bars “For Sale” and “Open House” signs on the condominium property, so a Windsong listing relies on the Southwest Florida MLS and showings by appointment. Balconies and walkways may not be used for outdoor cooking, hanging clothing or storing bicycles, and no owner may change the appearance of the exterior without written consent.
Section 12.3 reads: “The owner of each unit may keep one (1) pet, of a normal domesticated household type (such as a cat or dog) in the unit.” The pet “must be carried under the owner’s arm or be leashed at all times while on the condominium property outside of the unit,” keeping a pet “is a privilege, not a right,” and “no pets of any kind are permitted in leased units.” The sales application is stricter in one word: it says “only one (1) small, domesticated household pet is permitted per unit” and asks for the pet’s breed, age, weight and name. The declaration does not use the word small, so a buyer with a larger dog should ask the manager in writing before making an offer.
FEMA’s flood map places Windsong in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts the building in Zone A. The land is about 6.5 feet above that datum, so the base flood elevation sits about 4.5 feet above bare ground. Premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County and USGS queries run 1 Oct 2026)
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the Windsong parcel point. The flood-zone layer returned Zone AE, a base flood elevation of 11.0 feet, a coastal floodplain subtype and a special flood hazard area flag. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1, and the City-limits layer returned the City of Bonita Springs. The USGS National Map elevation service gave 6.54 feet at the point, so 11.0 minus 6.54 is about 4.5 feet. FEMA’s map is a regulatory map, and it does not say whether a particular home is above or below the base flood elevation, so ask for an elevation certificate.
Section 15 of the restated declaration obliges the board to insure “all of the buildings and the common elements as well as all association property” against fire, extended coverage including windstorm, vandalism and “other hazards covered by what is commonly known as an ‘All Risk’ property contract.” It lists flood insurance “in amounts deemed adequate by the Board of Directors,” premises liability and a fidelity bond. The owner insures the home’s interior, floor, wall and ceiling coverings, built-in cabinets, appliances, air conditioning equipment and any alteration, and the declaration expects an HO-6 policy with leakage, wind-driven rain and loss assessment endorsements.
Windsong’s wind and flood carriers, deductibles and premiums are not published, so we give no premium. The context is a market that moved sharply: Florida’s Office of Insurance Regulation quarterly data puts the statewide average premium per commercial residential condominium-association policy at $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, by our sums. 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 insurance summary and a quote for your own policy.
Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. Windsong reached 30 in 2009 on the roll’s year, and even on the 1978 articles it reached 30 in 2008, so either date is before the cutoff. Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for such buildings, and a 2025 law, House Bill 913, moved the deadline to December 31, 2025.
Those dates tell you what Windsong owed if its tower meets the three-story test, which we infer from unit numbers. They do not tell you the building passed or failed, and we assert neither, because no summary or study is public and the public documents end in 2011. The 1997 bylaws require reserves for roof replacement, building painting and pavement resurfacing, and current Florida law ties required structural reserves to the study, so the current budget’s reserve line is the document that matters.
We did not pull a Windsong permit history, and no Windsong letter, order or press report we found documents the building’s Hurricane Ian damage, so this page claims none. The City’s EnerGov portal lets anyone search permits by address, and a buyer should run 26370 Hickory Blvd before an offer and ask the seller to close out any open permit.
Data updated: October 2026 (National Hurricane Center, USGS and City of Bonita Springs sources, read 1 Oct 2026)
We searched the association’s public site, the state condominium and corporation records, the governing-documents scan and the press and agency sources listed at the end of this page, and found no Windsong board letter about Ian, no special assessment notice and no news report about the building. Silence in the public record does not mean the building was untouched, and it does not mean it was damaged. It means a buyer must ask.
The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City’s Ian progress report says the City experienced “over 12+ feet of storm surge,” a federal environmental assessment describes “an unprecedented 12 to 18 feet above ground level,” and Lee County’s after-action report records a forecast of 12 to 18 feet that rose on the morning of the storm, which was a forecast and not an observation. None is a gauge reading at Windsong.
Alterations, electrical or plumbing work, window replacement and storm restoration need City permits, described on the City’s Hurricane Ian permitting page and post-storm permitting guide. The City’s Ian permit counts are City-wide and say nothing about Windsong. Construction seaward of the state’s coastal construction control line generally needs a state permit too, and our check put the Windsong point seaward of the 1991 line. Confirm zoning in writing with the City’s Community Development Department.
Ask whether the building took water or wind damage in Ian, Helene or Milton, what was repaired, what remains open, who paid and whether any insurance claim or assistance was received. Ask for the association’s insurance loss runs for the last five years. Florida Statute 689.302 requires a seller to disclose knowledge of flooding, any flood insurance claim and any flood assistance received.
A Windsong condo can be financed, but a lender reviews the project as well as the home, and we have not confirmed any lender’s rule for Windsong. We list the condominium questions to answer first, and a cash buyer faces the same documents without the lender’s review. We name no lender, because our research did not cite one.
A lender reviewing a condominium purchase looks at the association’s budget and reserves, any pending litigation or special assessment, the share of owners who are delinquent, the master insurance and the owner-occupancy mix. Windsong’s FAQ answers the litigation question with a “no,” and the rental share is not published, so ask the manager for the numbers the lender’s questionnaire will request.
A 1979 building with no public milestone summary or reserve study invites questions from a lender, an insurer and an appraiser, so we ask for those documents before you apply and not after. If the seller’s package says no study is complete, ask what the board’s timeline is and what it will cost.
Property tax on a Windsong home resets to market value after a sale, so never carry a seller’s bill forward. At the $680,000 recorded price the deed tax is $4,760, and an 80 percent loan on that price adds $1,904 in mortgage stamps and $1,088 in intangible tax, a total of $2,992.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida statutes read 1 Oct 2026)
Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment, and the roll at leepa.org shows each home’s assessed value, exemptions and taxing authorities. A change of ownership resets a capped assessment to market value. We publish no tax estimate here because we did not pull a millage for this address, and we will run one at your purchase price when you ask.
Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both. A buyer’s lender will require its own lender’s policy at the buyer’s cost.
| Recorded price | Source | Deed tax at 70 cents per $100 |
|---|---|---|
| $680,000 | The March 12, 2026 county-recorded sale | $4,760 |
| $620,000 | The June 8, 2026 county-recorded sale | $4,340 |
If you finance, the loan carries two state taxes. Florida Statute 201.08 sets the documentary stamp tax on a recorded mortgage at 35 cents on each $100 or fraction thereof of the debt, and Florida Statute 199.133 imposes a one-time nonrecurring intangible tax of 2 mills on each dollar of the debt secured by real property. As an illustration and not a quote, an 80 percent loan on $680,000 is $544,000, which carries $1,904 in mortgage stamps and $1,088 in intangible tax, and an 80 percent loan on $620,000 is $496,000, which carries $1,736 and $992.
| Closing item | Who customarily pays | $680,000 with an 80 percent loan | $620,000 with an 80 percent loan |
|---|---|---|---|
| Deed tax at 70 cents per $100 | Seller, contract controls | $4,760 | $4,340 |
| Mortgage stamps at 35 cents per $100 | Buyer | $1,904 | $1,736 |
| Intangible tax at 2 mills | Buyer | $1,088 | $992 |
| Estoppel certificate | Customarily the seller, per the contract | Up to $299, more if expedited or delinquent | Up to $299, more if expedited or delinquent |
| Association application | Buyer | $150 plus $50 per adult applicant | $150 plus $50 per adult applicant |
| 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, insurance escrow and prorations | Buyer | Per the Loan Estimate and closing statement | Per the Loan Estimate and closing statement |
The worksheet leaves out items we cannot source for Windsong, such as any capital contribution or move-in deposit, which the estoppel certificate and the rules state, and your lender’s Loan Estimate and the title company’s settlement statement control. Buyers can see how we price a Windsong 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.
As Top 1% Real Estate Agents Nationally Since 2008, we put the agreement and the fee in writing before we open the first Windsong 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 Windsong buyer consultation or Call Marc at (239) 287-5873.
The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Windsong on this page. The district’s school locator, run against 26370 Hickory Blvd, controls the answer for any specific home.
Open the district’s school zones page, which links to the school site locator, and enter 26370 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.
We do not publish school grades or test scores, because a grade attaches to a school and not to a building, and the zoned school can change. The 2026 to 2027 enrollment plan was approved on December 1, 2025 and changes high school transportation, and we did not read that version. For a buyer with school-age children, the locator result and a conversation with the district are the answer, and we will run the address with you.
Living at Windsong on the Gulf side of Hickory Blvd means relying on the building’s own covered parking, using the county’s public beach lots for guests and beach days elsewhere on the strip, and depending on the City and county for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.
Lee County Parks pages, which we re-read on October 1, 2026, said the following. The pages change, so check them again before you go.
A WGCU report from September 9, 2026 covers the closures, and the county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice.
Seascape is the strip’s closest comparable to Windsong: both are late-1970s Gulf-side condominiums on Hickory Blvd, both are mapped in FEMA Zone AE, and the buildings stand about 988 meters apart by our calculation. They differ in size, 24 homes against 136, in flood elevation and in how much each association publishes about its rules.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is a 136-unit, three-building Gulf-side condominium at the north-west point of Little Hickory Island, according to our own Seascape guide. If you are weighing it, our Seascape buyer page runs the same questions for that building.
| Question | Windsong | Seascape | Who it fits |
|---|---|---|---|
| Size | 24 homes in one tower | 136 units in 3 buildings | Windsong for a small building, Seascape for a larger one |
| Built | 1979 per the roll; declaration 1977; articles 1978 | 1978 per the association, 1979 per the roll | Equal; both before the 1984 initial flood map |
| County recorded sales | 2 sales in 60 months, $620,000 to $680,000, no market median (fewer than 10 sales) | $592,500 median, 10 sales in 60 months, $370,000 to $850,000 | Windows differ, so directional |
| Association fees | $3,736 per quarter ($14,944 a year) per the October 2026 FAQ | Not published; a 2023 letter mentions $10,613 annual, a 2026 press quote $13,000 | Windsong for fee transparency |
| Documents | 151-page governing set, FAQ and application public | Declaration, bylaws and rules not posted publicly | Windsong for reading before you offer |
| Rental terms | 30 days or one calendar month; whole homes; board notice | Not published | Windsong if a long-stay tenant is the plan |
| Boat slips | None in the documents | Bay-side dock, 19 assignees per a 2019 order | Seascape for a slip |
| Flood zone | AE, 11 ft | AE, 12 ft | Both exposed; read each building’s elevation certificate |
The Seascape rows come from our Seascape guide and the sources it cites. The yearly figure for Windsong is arithmetic, four quarters at $3,736 equal $14,944, and those are dues and not total ownership cost.
Choose Windsong if a 24-home building matters more to you than amenities, if you want to read the declaration, bylaws, FAQ and application before offering, if you can accept a board approval of 30 days, and if one floor plan of about 1,034 to 1,062 square feet fits your plan. It also fits a buyer who wants a documented 30-day rental minimum and a published assessment.
Choose Seascape if you want a bay-side boat slip option, tennis and pickleball, a wider range of sizes with 44 units under 800 square feet, or a larger owner base to share costs, and if you are comfortable doing the document work its page describes. Read our Seascape guide for its own audit.
Windsong is one of 23 Bonita Beach condominium associations we cover, and with 24 homes it shares its 24-home size with Silver Sands of Bonita Beach, which is mapped in the high-velocity VE zone. On county record depth, the strip splits between buildings with 10 or more qualified sales and buildings, like Windsong, that need every sale listed.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each row applies one rule: the first window among 12, 24, 36 and 60 months that holds 10 or more qualified sales leads, and where none does, the building’s last 60 months are listed and a median is stated only as the median of those sales. The windows differ, so the table is directional and not exact.
| Association | Side | Units | Built (roll) | FEMA zone, BFE | County window | Sales (n) | Median | Range |
|---|---|---|---|---|---|---|---|---|
| Windsong | Gulf | 24 (DBPR) | 1979 | AE 11 | 60 months, fewer than 10: every sale listed | 2 | median of these 2 sales: $650,000 | $620,000 to $680,000 |
| Bonita Beach Club | Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 |
| Seascape | Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 |
| Bay Harbor Club | Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 360 (DBPR) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 |
| Sea Isles | Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10: every sale listed | 8 | median of these 8 sales: $610,000 | $395,000 to $833,000 |
| Ambassador | Gulf | 60 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10: every sale listed | 4 | median of these 4 sales: $987,000 | $712,500 to $1,147,000 |
| The Egret | Gulf | 40 (DBPR) | 1972 | AE 11 | 60 months, fewer than 10: every sale listed | 6 | median of these 6 sales: $712,000 | $575,000 to $970,000 |
| Silver Sands of Bonita Beach | Gulf | 24 (DBPR) | 1982 | VE 13 | 60 months, fewer than 10: one sale | 1 | one sale | $1,400,000 |
Windsong’s two prices fall inside the ranges of Bonita Beach Club, Seascape and Bay Harbor Club and above the whole range at Bonita Beach and Tennis Club, and below Ambassador’s and Casa Bonita Grande’s lists. With 24 homes Windsong shares its size with Silver Sands, a Gulf-side building mapped in the VE zone whose one sale in 60 months was $1,400,000 on February 27, 2026. We do not rank buildings by price, because size, age, flood zone and amenities differ.
Windsong offers a small, single-tower Gulf-side condominium with a public set of governing documents, a stated assessment and a documented 30-day rental minimum. Its costs are a board approval for every buyer and tenant, a strict pet rule, owner-paid windows and air conditioning, and the insurance and reserve pressures common to 1979 buildings.
To see Windsong condos for sale, tell us your budget and timing and we will watch the Southwest Florida MLS for the building and send each match with its recorded sales, flood data and documents to request. With 24 homes, a listing is occasional, so a saved search matters.
Active and pending Windsong 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 Windsong address you see, and we will pull the file before you tour.
When no Windsong home is for sale, we look at the closest alternatives on the strip, such as Seascape, Ambassador or The Egret, and we can reach out to the owners of homes that fit. Looking more widely in the city? See our buyer page for Bonita Springs. Call Marc at (239) 287-5873.
You get a personalized Windsong 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 Gulf view, a lease option or a pet matters, and we send the homes that fit with their recorded sales.
Start your Windsong 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. Our Top 1% Real Estate Agents Nationally Since 2008 recognition rests on doing the document work first.
If you need to sell to buy, read how we sell Windsong homes and get a free Windsong home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
A seasonal Windsong owner leaves a Gulf-side condo empty for months, so plan the storm routine, the vacant-home water shutoff, a car and keys plan, the insurance and the board’s paperwork. The building is in Evacuation Zone A, and any tenant you place for part of the year needs notice to the board.
The declaration says: “When a unit is left vacant, the unit owner shall turn off the water supply to the unit,” and an owner who does not is responsible for all home and common element damage caused by a leak. Ask the manager who handles an emergency in the home next door and how owners are notified, and agree on a key holder and a caretaker. The lock box rule means a car left on the property while you are away needs a set of keys on site.
Marc Comisar is a top-reviewed Windsong buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “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
These are the thirty-five questions buyers ask us most about Windsong at Bonita Beach, answered from the Lee County record, the association’s own documents, FEMA maps and Florida law, with every unknown labeled as unknown. For your own search, Call Marc at (239) 287-5873.
Windsong Condominium is a 24-home, Gulf-side condominium tower at 26370 Hickory Blvd in Bonita Springs, dated 1979 on the Lee County roll. It is not Windsong Ranch or any of the other Windsong communities in other states or in Fort Myers.
It sits on the Gulf side of Hickory Blvd on Little Hickory Island, inside the City of Bonita Springs in Lee County, with a Bonita Springs mailing city and ZIP code 34134. The nearest public beach parks are on Hickory Blvd, and their lot rules changed in September 2026.
Twenty-four. The declaration, the association’s FAQ, the state project record and the county roll agree, with 16 homes of 1,034 heated square feet and 8 of 1,062 in one tower. The roll’s unit numbers imply three homes per floor on floors 2 through 9.
The county recorded 2 qualified sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both for 1,034 square foot homes. The median of these 2 sales is $650,000, and with fewer than 10 sales we publish no market median.
Information not available at time of publishing (checked 2026-10-01). The active listing count comes from the Southwest Florida MLS, which was not pulled for this page. Tell us your budget and we will send each Windsong listing when it appears.
Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS. A closing also needs the board’s approval, which the declaration allows up to 30 days after a complete application or 60 days after the notice.
The association’s FAQ sheet dated October 1, 2026 states $3,736 per quarter, or $14,944 a year, and does not say whether that applies to every home. Water and sewer are common expenses under the declaration. Ask for the budget and the estoppel certificate to confirm what it funds.
The FAQ sheet says January 1, April 1, July 1 and September 1, while the 1997 bylaws say the first day of January, April, July and October. One is a typographical error, and the estoppel certificate states the dates the association actually bills.
We found no special assessment notice in the public record, and the FAQ sheet states only the regular assessment. The bylaws let the board levy up to 15 percent of the annual budget in a year without an owner vote. Ask the manager for every notice since January 2022.
The declaration we read mentions no capital contribution, and the application lists a $150 fee plus $50 per adult for a background check. Move-in deposits and any transfer fee are not published, so the estoppel certificate and the rules are the documents that answer it.
It is the association’s written statement of what a home owes, issued within 10 business days of a request under Florida Statute 718.116. The fee is up to $299, with up to $119 more if expedited and up to $179 more if the account is delinquent, per the state’s published schedule.
Florida Statute 718.503 requires the seller to deliver the association’s governing documents, budget and inspection and reserve documents. A buyer who did not receive them before signing has a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them. Ask your attorney how it applies to your contract.
Yes. The declaration requires prior written approval of the board for every sale and gift, and the board can refuse only for the five good causes it lists. Silence for 30 days after a complete application, or 60 days after the notice, counts as approval.
Plan for at least 30 days from the signed contract. The seller gives the board written notice at least 30 days before closing, and the form promises an answer within 14 days of a complete application. We calendar the notice before the contract is signed.
Yes, for whole homes, for a minimum of 30 days or one calendar month, whichever is less, under the 2011 amendment. The owner gives the board 10 days’ notice for a lease up to a year and 20 days for a longer one, and no hotel or transient use is allowed.
No. The declaration bars leases under 30 days or one calendar month and bars hotel or transient use, and the board can suspend an owner’s right to lease short term for up to six months per violation. State vacation-rental licensing under Florida Statute 509.242 applies on top of the association’s rule.
The declaration allows one pet per owner, such as a cat or dog, and no pets in leased homes, while the sales application says one small pet. The two documents differ, so ask the manager for the current rule and any size limit before you offer.
FEMA’s map places Windsong in Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022, per our October 1, 2026 query. Lee County places the building in evacuation Zone A, and the City’s design flood elevation is 12 feet.
A lender will require it on a mortgage in a special flood hazard area, and Zone AE is one. A cash buyer is not required to carry it by a lender, but the declaration lists flood insurance in the association’s policies, so ask for the master policy summary and a quote for your own coverage.
We found no Windsong letter, order or press report that documents the building’s Ian damage, so we claim none. The nearest surveyed high-water mark, about 184 meters away, read 11.6 feet NAVD88. Ask the manager what was repaired, who paid and what remains open.
Windsong’s carriers, limits, deductibles and premiums are not published. Statewide, average premiums per condominium-association policy were $72,570 in mid-2022, $147,381 in mid-2024 and $135,100 in mid-2026, by our sums of state data. Ask for the insurance summary and your own quote.
If the tower has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. We infer the stories from unit numbers, and no Windsong summary or study is public, so we do not say any passed or failed.
A Windsong condo can be financed, but the lender reviews the project’s budget, reserves, insurance, litigation and owner-occupancy mix. We have not confirmed any lender’s rule for Windsong, so ask your lender for its condominium questionnaire early and give it to the manager.
At $680,000 with an 80 percent loan, the loan adds $1,904 in mortgage stamps and $1,088 in intangible tax, and the application adds $150 plus $50 per adult. Lender, title, inspection and insurance charges follow your Loan Estimate and settlement statement.
The deed tax is 70 cents per $100 under Florida Statute 201.02, and in Lee County the seller customarily pays it along with the owner’s title policy, though the contract controls. At $680,000 it is $4,760, and at $620,000 it is $4,340.
We did not pull a millage, so we publish no estimate. A change of ownership resets a capped assessment to market value, so do not carry the seller’s bill forward. Ask us for an estimate at your price, and check the roll at leepa.org.
Yes. The declaration gives every owner a right to use the pool area, and the rules set pool conduct and guest registration. We could not confirm the pool’s size or heating from the recorded documents, so ask the manager for the current pool rules.
Windsong is on the Gulf side of Hickory Blvd, but the declaration we read mentions no beach path, boardwalk or easement. Walk the route from the building to the sand, confirm who owns it and ask the manager whether any walkover needs a permit.
No dock, slip or boat storage appears in the recorded documents, and the sales application says boats and trailers are not permitted on the property. A buyer who wants a slip should look at a bay-side building on the strip.
The corporation is Windsong Condominium Association, Inc., of Fort Myers Beach, and a 1997 corrective amendment made that the legal name. The building stands on Hickory Blvd in Bonita Springs, 34134, so an estoppel or insurance form that says Fort Myers Beach is quoting the name and not the address.
Lee County assigns schools through choice and proximity zones, so we name none here. Run 26370 Hickory Blvd through the district’s school site locator for the current year, and we will run it with you.
The county’s qualified file holds 11 Windsong sales since 2009, from $460,000 in April 2015 to $680,000 in March 2026. The record is complete from 2009, and we use the two 2026 sales as the nearest comparables.
Windsong is a 24-home, one-tower association that publishes its governing documents, and Seascape is a 136-unit, three-building association about 988 meters away that does not. Their base flood elevations differ by a foot, and the comparison section sets them side by side.
Yes, if the agent is an MLS participant. Since August 17, 2024 the agreement must be signed before touring a home, in person or by live virtual tour, and must state any compensation as an amount or rate that is objectively ascertainable.
The agreement says. Broker commissions are not set by law and are fully negotiable, you can ask the seller to cover some or all of the fee in your offer, and any part the seller does not cover is yours. We explain it before you sign.
Ask for the budget, reserve study, milestone summary, special-assessment history, insurance summary, rules after 2011 and the estoppel certificate, plus the assigned parking space and locker. Ask the manager what the board’s approval timeline has been and about any open permits.
Call Marc at (239) 287-5873 or use the buyer form on this page. Tell us your budget, timing, pet and rental plans, and we send the Windsong homes that fit, their recorded sales and the documents to request before you tour.
A Bonita Beach condo specialist matters because the price is the smaller part of the decision: board approval, 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 the Windsong governing documents before we show you a home.
We tracked every one of the 52 Windsong condo sales the county’s qualified file holds since 1978, 11 of them since 2009, when the record is complete. Sellers weighing the other side of this market can read how we sell Windsong homes or request a free Windsong valuation. Call Jesse direct at (239) 898-6072. The record behind this page is in our Windsong Condominium guide, and our Bonita Beach guide covers the strip.
We could not verify Windsong’s budget, reserves, milestone and reserve study status, insurance, storm history or current rules, 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 Windsong, start your Windsong 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 Windsong 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 association’s documents 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 Windsong? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Windsong home? Get a free Windsong home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider area, see our Bonita Springs area guide and our Bonita Beach area guide.
Every external link below was opened when we checked on October 1, 2026, and the McGreevy and Comisar pages in the last group publish together with this one. We list primary documents first, and each group names the kind of source, from the association’s own records and Florida statutes to flood, storm and insurance data.
The official documents below are published by the Windsong association, the City of Bonita Springs, the National Hurricane Center, FEMA and the Florida DBPR. They are the ones a Windsong buyer should read before signing, and each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Governing documents scan, 151 pages | Windsong Condominium Association | 1977 to 2011 | Declaration, bylaws, articles and recorded amendments | View the governing documents |
| Buyer FAQ sheet | Windsong Condominium Association | October 1, 2026 | Assessment, leasing, litigation and insurance answers required by Florida law | View the FAQ sheet |
| Sales application, 7 pages | Windsong Condominium Association | Current form | Buyer and tenant approval application, fees and references | View the sales application |
| Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and design flood elevation | View the City notice |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Final report | Storm surge and inundation ranges | View the Ian report |
| Summary of coverage, residential condominium building | FEMA, National Flood Insurance Program | May 2024, per the file name | Building limit and coverage terms | View the FEMA summary |
| Estoppel certificate fee notice | Florida DBPR | Current notice | Inflation-adjusted estoppel fee amounts | View the DBPR notice |
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 Windsong. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.