We value your Ambassador condo from the recorded sales of its own size and floor, and send a free range the same day.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County Property Appraiser and Florida DOR recorded sales and the county parcel roll, index built 1 October 2026
What is your Ambassador at Bonita Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 60 condominiums in Ambassador at Bonita Beach, the Gulf-side building at 26300 Hickory Blvd on Little Hickory Island, inside Bonita Beach in the City of Bonita Springs. It is built from the county’s recorded sales and its parcel roll, size by size and floor by floor. This is the Ambassador condominium on Hickory Blvd, not the Ambassador Bridge between Detroit and Windsor and not any similarly named condominium in another Florida beach town or another state. If you are deciding whether to sell, read it beside our guide to selling your Ambassador condo; if you are also buying, read our guide to buying an Ambassador condo.
Here is the short answer. No window of 12, 24, 36 or 60 months holds the ten qualified sales our method needs for a median, so we list the sales. In the 60 months to 1 October 2026 the county recorded 4 qualified Ambassador condo sales, from $712,500 to $1,147,000, and the median of these 4 sales is $987,000, or $787.71 per heated square foot. Three were 1,253 square foot condos at $970,000 to $1,147,000. The fourth, a 1,203 square foot condo, sold for $712,500 on 14 April 2026. The county’s own value for these four homes ran from 81.7 to 103.8 percent of the sale price.
We tracked every one of the 23 Ambassador sales in the county record since 2009 and read all 60 unit parcels on the county roll. To say it plainly once, the county record is complete from 2009 and partial before. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the figures below come from recorded sales, the parcel roll and the Southwest Florida MLS, not a portal’s estimate. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
An Ambassador at Bonita Beach condo is worth what recent recorded sales of its own size and floor brought, adjusted for condition, storm history and the association costs a buyer inherits. In the 60 months to 1 October 2026 the county recorded 4 qualified sales, from $712,500 to $1,147,000, and the median of these 4 sales is $987,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Ambassador is a small record. No window reaches the ten sales our method requires for a median, so every window is shown by its count and the sales are listed one by one in the sales section. Where n is even the median is the mean of the middle pair, and we name both.
County window | Qualified sales (n) | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|
12 months (from 1 October 2025) | 2 | $929,750, the median of these 2 sales (mean of $712,500 and $1,147,000) | $712,500 to $1,147,000 | $753.84, the median of these 2 sales |
24 months (from 1 October 2024) | 2 | $929,750, the median of these 2 sales (mean of $712,500 and $1,147,000) | $712,500 to $1,147,000 | $753.84, the median of these 2 sales |
36 months (from 1 October 2023) | 2 | $929,750, the median of these 2 sales (mean of $712,500 and $1,147,000) | $712,500 to $1,147,000 | $753.84, the median of these 2 sales |
60 months (from 1 October 2021), no window reaches 10 sales, so every sale is listed below | 4 | $987,000, the median of these 4 sales (mean of $970,000 and $1,004,000) | $712,500 to $1,147,000 | $787.71, the median of these 4 sales |
County roll, latest sale per parcel since 1 September 2021 | 11 transfers, 3 of them in the qualified set | No median computed | $550,000 to $1,450,500 | Not computed |
Southwest Florida MLS, closed sales of the last 12 months | 2 MLS closings in the 12 months to October 3, 2026 (pulled October 3, 2026) | No median on 2 sales | $650,000 to $1,147,000 | No median on 2 sales |
The newest sale in the county file is dated 14 April 2026, so the last five months before the 1 October index date have not reached the record yet. The file holds 119 qualified Ambassador sales since February 1982, 23 of them since January 2009, and 19 of the 119 are builder-direct first sales. We never use the 119 as a price signal, because most are 1980s and 1990s sales at a fraction of today’s prices.
These are the eight facts about Ambassador at Bonita Beach condo values that matter most in October 2026, drawn from Lee County recorded sales, the parcel roll and state and federal records, each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, one condo’s public record, fees, a comparison with Casa Bonita Grande, a net sheet and the questions owners ask most. Each link below jumps to its section.
The Value and the Method: What Is My Ambassador at Bonita Beach Condo Worth in 2026? · Why Value Your Ambassador at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Ambassador at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Ambassador at Bonita Beach Condo Values? · How Do We Value an Ambassador at Bonita Beach Condo?
The Record: What Did Ambassador at Bonita Beach Condos Sell For in the Last Five Years? · What Is an Ambassador at Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Ambassador at Bonita Beach Condo Values Rising or Falling? · One Ambassador at Bonita Beach Condo’s Public Record · What Moves an Ambassador at Bonita Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Ambassador at Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value for an Ambassador at Bonita Beach Condo?
Comparisons: Ambassador vs Casa Bonita Grande: Which Holds Its Value Better? · How Do Ambassador at Bonita Beach Condo Values Compare With the Rest of the Bonita Beach Strip?
Next Steps: What Will You Net When You Sell Your Ambassador at Bonita Beach Condo? · Want a Free In-Person Ambassador at Bonita Beach Condo CMA?
Answers and Local Expertise: Frequently Asked Questions, Ambassador at Bonita Beach Home Value Edition · What Ambassador at Bonita Beach Condo Owners Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home? · Thinking of Selling Your Ambassador at Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Ambassador condos from the recorded sales of Ambassador itself, by size and floor, not from a Bonita Springs or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and before we give a number we read the county record, the state filings and the flood map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar. To start, use the valuation form below or Call Jesse direct at (239) 898-6072.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026) and the #5 real estate team in Florida (RealTrends 2026). That record includes over $900 million in personal sales between Jesse McGreevy and Marc Comisar. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we will price your condo.
To get a free Ambassador at Bonita Beach condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded sales of your size and floor, then confirm it with a short in-person walk-through if you want one.
A range for your condo, the recorded Ambassador sales we used with their dates, sizes and prices, the roll transfers we set aside and why, and our adjustments for floor, condition and association costs. Because only 4 qualified sales recorded in 60 months, we show every sale individually.
Your unit and floor, heated square feet, whether the condo has an assigned garage, what you have renovated and when, and your latest association statement. If you have the estoppel certificate, the budget or the milestone and reserve study summaries, send those too, because Ambassador publishes none of them.
An online estimate misses Ambassador condo values because a model averages one building in which a 1,253 square foot condo sold for $1,147,000 on 29 December 2025 and a 1,203 square foot condo for $712,500 on 14 April 2026, never sees which transfers the county counted, and cannot read floors or condition.
Ambassador recorded 4 qualified sales in 60 months and 2 in the last 12. The gap between the December 2025 and April 2026 sales is $434,500, or $915.40 against $592.27 per heated square foot, and either moves an estimate for all 60 condos. As Top 1% Real Estate Agents Nationally Since 2008, we list the sales instead.
The county’s qualified file has no Ambassador sale dated 2022 or 2024. The parcel roll shows 3 transfers in 2022, from $640,000 to $1,450,500, and 5 in 2024, from $550,000 to $1,100,000, that the file does not count as qualified sales. An estimate trained on the qualified file never sees them.
We value an Ambassador condo in four steps: choose the recorded sales of its own size, adjust for floor, condition and association costs, move the number for time, and test it against the roll transfers and what is for sale this week. The result is a range we can defend line by line.
We name the window and the count beside every figure, and we list the sales when a group is smaller than ten, which at Ambassador is every group. For a 1,253 square foot condo the comparables are the three qualified sales of $970,000 to $1,147,000 and the seven latest-sale transfers of $962,500 to $1,450,500 on the roll since September 2021, which include two of those three sales, not the median of all four sales.
Buyers pay for a floor and outlook they like, a restored interior, documents in order, an assigned garage and a lower carry. We adjust from paired sales, not a formula. A ninth-floor 1,253 square foot condo sold for $1,004,000 on 24 July 2023 and an eighth-floor condo of the same size for $970,000 on 1 September 2023, a $34,000 gap 39 days apart, and the record does not say why. One pair is not a schedule of floor premiums.
We weight the newest sales. The median of these 2 sales of the last 12 months is $929,750, against $987,000 on 4 sales over 60 months, and 11 of the 23 sales since 2009 closed in March, April or May.
Active and pending Ambassador listings and months of supply: the Southwest Florida MLS showed 5 active listings on October 3, 2026, at $825,000, $859,000, $1,100,000, $1,189,000 and $1,195,000, and none pending. The five had been on the market from 4 to 253 days. Against 2 closings in the last 12 months that is 30.0 months of supply, an indicative figure on so few sales. We run that picture again from the Southwest Florida MLS the week we give you your range.
The record holds one qualified sale of a 1,203 square foot condo in 60 months, $712,500 on 14 April 2026, and no median is reported for one sale. The roll adds two older transfers of this size, $640,000 on 31 July 2022 and $550,000 on 1 April 2024. We ask which set a buyer’s appraiser will weigh before we quote a range.
If you own an Ambassador condo and are thinking about selling, request your free Ambassador condo valuation with the valuation form on this page, or read our guide to selling an Ambassador condo. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from the sales of your own size and floor.
In the 60 months to 1 October 2026 the county recorded 4 qualified Ambassador at Bonita Beach condo sales, from $712,500 to $1,147,000, and the median of these 4 sales is $987,000. Two closed in the last 12 months, the median of these 2 sales being $929,750. The county file stops at 14 April 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every qualified sale of the 60 months is listed below, oldest first, with the building address, bedroom count, heated area and price per heated square foot. We show no unit numbers, and because the count is 4 we want you to see each sale behind the median.
Date | Building | Bedrooms | Heated sq ft | Price | $ per heated sq ft | In the last 12 months |
|---|---|---|---|---|---|---|
24 July 2023 | 26300 Hickory Blvd | 2 | 1,253 | $1,004,000 | $801.28 | No |
1 September 2023 | 26300 Hickory Blvd | 2 | 1,253 | $970,000 | $774.14 | No |
29 December 2025 | 26300 Hickory Blvd | 2 | 1,253 | $1,147,000 | $915.40 | Yes |
14 April 2026 | 26300 Hickory Blvd | 2 | 1,203 | $712,500 | $592.27 | Yes |
Two sales fell in the 12 months to 1 October 2026. A 1,253 square foot condo sold for $1,147,000 on 29 December 2025, the highest price in the 60-month record, and a 1,203 square foot condo sold for $712,500 on 14 April 2026, the lowest. The median of these 2 sales is $929,750, the mean of the two prices.
The December 2025 sale was the second recorded sale of the same ninth-floor condo in 2.43 years. It first sold on 24 July 2023 for $1,004,000, so the owner’s price rose $143,000, or 14.2 percent.
The county’s parcel roll keeps the latest recorded sale of every parcel, and 11 of the 60 Ambassador unit parcels have a latest sale dated on or after 1 September 2021. Three of those 11 are in the qualified set above. The other eight are not, and the roll does not say why the county leaves them out, only that each carries the county’s override code 03 on its transfer record. We show all 11 so that you can see what a model trained on the qualified file never sees.
Date | Building | Heated sq ft | Latest recorded price | In the qualified set above |
|---|---|---|---|---|
1 March 2022 | 26300 Hickory Blvd | 1,213 | $1,375,000 | No |
31 May 2022 | 26300 Hickory Blvd | 1,253 | $1,450,500 | No |
31 July 2022 | 26300 Hickory Blvd | 1,203 | $640,000 | No |
1 September 2023 | 26300 Hickory Blvd | 1,253 | $970,000 | Yes |
9 February 2024 | 26300 Hickory Blvd | 1,253 | $962,500 | No |
1 April 2024 | 26300 Hickory Blvd | 1,203 | $550,000 | No |
19 April 2024 | 26300 Hickory Blvd | 1,253 | $1,100,000 | No |
9 May 2024 | 26300 Hickory Blvd | 1,253 | $975,000 | No |
6 August 2024 | 26300 Hickory Blvd | 1,253 | $1,070,000 | No |
29 December 2025 | 26300 Hickory Blvd | 1,253 | $1,147,000 | Yes |
14 April 2026 | 26300 Hickory Blvd | 1,203 | $712,500 | Yes |
The roll keeps only the latest sale per parcel, so the 24 July 2023 sale of the ninth-floor condo does not appear, because it sold again on 29 December 2025. Eight of the 60 parcels, 13.3 percent, have a latest sale since Hurricane Ian struck on 28 September 2022.
The eight transfers outside the qualified set run from $550,000 to $1,450,500, and per heated square foot from $457.19 to $1,157.62, a spread far wider than the qualified sales’ $592.27 to $915.40. The highest are two 2022 transfers, $1,375,000 for a top-level condo in March and $1,450,500 for a ninth-floor condo in May, and the lowest is $550,000 for a tenth-floor 1,203 square foot condo on 1 April 2024.
The record does not say why the prices differ so much, and we will not guess. What it tells an owner is that the right comparable depends on which of these transfers a buyer’s appraiser accepts, and we ask that question before we quote a range.
Closed sales, days on market and sale-to-list for Ambassador, last 12 months: the Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date. One closed at $1,147,000 on December 29, 2025, after 94 days on market, at 97.6% of the final list price. The other closed at $650,000 on September 3, 2026, against a final list price of $759,000, and the MLS records no days on market for it. Two sales are too few for a median. Over the 60 months the MLS shows 9 closings, from $650,000 to $1,450,500, the highest on May 31, 2022.
An Ambassador condo’s value follows size and floor, because the plan does not vary: all 60 condos have two bedrooms and two baths. In the 60 months to 1 October 2026 the 1,253 square foot condos sold for $970,000 to $1,147,000 and the one 1,203 square foot condo for $712,500, on floors 7 to 9.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Ambassador is one building at 26300 Hickory Blvd, with one common-element parcel and 60 unit parcels. The county roll records a building count of one, built 1982, on the Gulf side of Hickory Blvd. The plan mix is a single plan in four sizes: 18 condos of 1,203 square feet, 2 of 1,213, 36 of 1,253 and 4 of 1,263, 74,240 heated square feet in all.
Heated sq ft | Homes on the county roll | Plan | Qualified sales, 60 months | Prices listed | Roll transfers since Sept 2021 (n: range) |
|---|---|---|---|---|---|
1,203 | 18 | 2 bedrooms, 2 baths | 1 | $712,500 | 3: $550,000 to $712,500 |
1,213 | 2 | 2 bedrooms, 2 baths | 0 | None in 60 months | 1: $1,375,000 to $1,375,000 |
1,253 | 36 | 2 bedrooms, 2 baths | 3 | $1,004,000, $970,000, $1,147,000 | 7: $962,500 to $1,450,500 |
1,263 | 4 | 2 bedrooms, 2 baths | 0 | None in 60 months | None |
There is no building-by-building comparison to make. The county’s story field reads 10 for the 54 condos on floors 2 to 10 and 11 for the six top-level condos, so the building has well over three habitable stories by the county’s own count, which matters for the milestone and reserve rules we cover under fees.
We read each condo’s floor from the first digits of its unit number, which is an inference and not a published fact: six condos per floor on floors 2 to 10 and six on the top level. The qualified sales fall on floors 7, 8 and 9, so the record cannot rank floors, and the county’s value pattern in the tax section is the only evidence across all floors.
Floor band | Homes | County just value, median of the band | Lowest | Highest |
|---|---|---|---|---|
Floors 2 to 4 | 18 | $710,363 | $634,712 | $801,455 |
Floors 5 to 7 | 18 | $744,899 | $713,451 | $781,872 |
Floors 8 to 10 | 18 | $792,760 | $749,774 | $939,676 |
Top level (story field 11) | 6 | $853,054 | $833,389 | $853,054 |
We do not claim a floor premium from four sales. We ask whether your floor, outlook and condition beat the sale we compare you to.
Reading the unit numbers again, the third and fourth line of each floor are the 1,203 and 1,213 square foot condos and the other four lines the 1,253 and 1,263 square foot condos. The county’s median just value is $739,535 for the 20 smaller condos and $757,088 for the 40 larger ones, 2.4 percent apart, while recorded sales are $712,500 for the smaller size and $970,000 to $1,147,000 for the larger.
Size class | Homes | Roll transfers since Sept 2021 (n: range) | Qualified sales, 60 months | County just value, median of the class | County just value range |
|---|---|---|---|---|---|
1,203 and 1,213 sq ft | 20 | 4: $550,000 to $1,375,000 | 1 | $739,535 | $634,712 to $833,389 |
1,253 and 1,263 sq ft | 40 | 7: $962,500 to $1,450,500 | 3 | $757,088 | $649,826 to $939,676 |
The six top-level condos carry a county just value of $833,389 to $853,054, the highest median of any level, and the roll shows a $1,375,000 transfer on 1 March 2022 for a top-level 1,213 square foot condo. No top-level condo is in the 60-month qualified record, so a top-level valuation starts with that transfer and a walk-through, not a median. Call Jesse direct at (239) 898-6072 to arrange one.
Ambassador condo prices are higher in the recent record than in 2021: the median of these 4 sales in the 60 months is $987,000 against $628,000, the median of these 3 sales in 2021, and the single 14 April 2026 sale was $592.27 per heated square foot against $522.03 in 2021. The record is too thin to call a trend.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every year since 2009 has under ten sales, so each yearly median below is the median of that year’s sales, shown beside its count and never as a trend line. The county’s qualified file holds no Ambassador sale in 2009, 2010, 2013, 2017, 2022 or 2024.
Year | Qualified sales (n) | Median price | Median $ per heated sq ft of these sales |
|---|---|---|---|
2009 | 0 | No qualified sale | None |
2010 | 0 | No qualified sale | None |
2011 | 3 | $395,000, the median of these 3 sales | $315.24 |
2012 | 1 | $462,000, the one sale | $368.72 |
2013 | 0 | No qualified sale | None |
2014 | 2 | $482,500, the median of these 2 sales (mean of $390,000 and $575,000) | $389.73 |
2015 | 1 | $550,000, the one sale | $438.95 |
2016 | 3 | $630,000, the median of these 3 sales | $502.79 |
2017 | 0 | No qualified sale | None |
2018 | 1 | $665,000, the one sale | $530.73 |
2019 | 2 | $640,000, the median of these 2 sales (mean of $630,000 and $650,000) | $521.22 |
2020 | 3 | $650,000, the median of these 3 sales | $518.75 |
2021 | 3 | $628,000, the median of these 3 sales | $522.03 |
2022 | 0 | No qualified sale | None |
2023 | 2 | $987,000, the median of these 2 sales (mean of $970,000 and $1,004,000) | $787.71 |
2024 | 0 | No qualified sale | None |
2025 | 1 | $1,147,000, the one sale | $915.40 |
2026 (to 14 April) | 1 | $712,500, the one sale | $592.27 |
Read the table as a record, not a chart. The median price moved up 57.2 percent from 2021 to 2023 and the price per heated square foot 50.9 percent, and the one 2026 sale, a 1,203 square foot condo, is 13.5 percent above 2021’s per-square-foot median.
The cleanest test of value is the same condo sold twice. Four condos have two recorded sales both dated since 2009. All four gained, by 13.5 to 43.9 percent, and the median of these 4 pairs was a gain of 26.9 percent over a median hold of 4.24 years.
Building | Heated sq ft | First sale | Price | Second sale | Price | Change | Years held | Per year |
|---|---|---|---|---|---|---|---|---|
26300 Hickory Blvd | 1,253 | 20 February 2012 | $462,000 | 8 March 2018 | $665,000 | +43.9% | 6.05 | +6.21% |
26300 Hickory Blvd | 1,203 | 1 March 2019 | $630,000 | 11 December 2020 | $715,000 | +13.5% | 1.78 | +7.36% |
26300 Hickory Blvd | 1,203 | 5 May 2011 | $450,000 | 22 March 2021 | $628,000 | +39.6% | 9.88 | +3.43% |
26300 Hickory Blvd | 1,253 | 24 July 2023 | $1,004,000 | 29 December 2025 | $1,147,000 | +14.2% | 2.43 | +5.62% |
Holds ran from 1.78 to 9.88 years, and counted per year the four gains were 3.43 to 7.36 percent.
Seventeen condos have a first recorded sale before 2009 and a second since. Fourteen gained, from 30.0 percent over 16.57 years to 618.5 percent over 37.08 years. Three lost money, the buyers of 2003, 2005 and 2006.
Building | Heated sq ft | First sale | Price | Second sale | Price | Change | Years held | Per year |
|---|---|---|---|---|---|---|---|---|
26300 Hickory Blvd | 1,253 | 13 August 2003 | $550,000 | 5 October 2011 | $369,000 | -32.9% | 8.15 | -4.78% |
26300 Hickory Blvd | 1,253 | 28 June 2005 | $675,000 | 20 February 2012 | $462,000 | -31.6% | 6.65 | -5.54% |
26300 Hickory Blvd | 1,253 | 21 April 2006 | $750,000 | 4 May 2016 | $648,000 | -13.6% | 10.04 | -1.45% |
One Ambassador condo of 1,253 square feet on the fourth floor has four recorded sales: $205,000 in August 1995, $675,000 on 28 June 2005, $462,000 on 20 February 2012 and $665,000 on 8 March 2018. It has not sold since, and the county’s 2026 just value for it is $712,233.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We show one condo’s complete public record because it makes the method concrete, with the size and not the unit number, because the pattern is the point.
Recorded sale | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
1 August 1995 | $205,000 | First recorded sale | Not applicable |
28 June 2005 | $675,000 | +229.3% | 9.91 |
20 February 2012 | $462,000 | -31.6% | 6.65 |
8 March 2018 | $665,000 | +43.9% | 6.05 |
The condo went from $205,000 to $675,000 in 9.91 years, then lost 31.6 percent in 6.65 years, then regained 43.9 percent in 6.05 years to $665,000, which is $10,000 below the 2005 price after 12.7 years. The 2005 buyer and the 2012 buyer saw very different markets, and so did the 2018 buyer. The 2018 price is the last recorded sale, now 8.57 years old, and the county’s 2026 just value of $712,233 is 107.1 percent of it, so a seller of a long-held condo cannot read today’s value from the last sale.
The same size sold for $1,004,000 in July 2023 on the ninth floor and $1,147,000 in December 2025 on the same floor. A fourth-floor condo of this size is not a ninth-floor condo, and one chain cannot say how much of the gap is floor, how much is time and how much is condition. It does tell a seller what to ask a buyer’s appraiser: which sales are you using, and how do you adjust for floor and for the year?
Seven things move an Ambassador condo’s value: size and the line of the building, floor and outlook, condition and paperwork, a garage, the storm and flood record, the fee and reserve position, and the rental and pet rules. The sales record prices the first two only loosely, and we adjust the rest by hand.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The sales show size as the clearest step in a very small record: $970,000 to $1,147,000 for the 1,253 square foot condos and $712,500 for the 1,203 square foot condo. The county’s own values show the same direction, a median of $757,088 for the 40 larger condos against $739,535 for the 20 smaller ones. Six condos share each floor and we do not claim which lines face the Gulf, the bay or the road, because the roll does not say.
The ninth-floor 1,253 square foot condo sold for $1,004,000 and $1,147,000 and the eighth-floor condo for $970,000, while the seventh-floor 1,203 square foot condo sold for $712,500. That is a pattern worth testing, not a rule, and view and sun exposure are the questions a buyer answers by standing in the condo at the hour of the offer.
Buyers pay for documents in order: a current estoppel, the budget, the milestone and reserve summaries and a clear payment record. Ambassador publishes none of them, so a seller who has them ready removes the first reason for a discount.
Two legal descriptions on the county roll name numbered garages, 15 and 18, and the roll’s garage field is empty for all 60 parcels, so whether a space is deeded or assigned is a declaration question. A condo that conveys with a documented space can be worth more to a buyer who needs one.
FEMA’s flood map places the building in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. We queried FEMA at five points on October 1, 2026 and all five returned the same zone. The ground reads 7.25 to 7.55 feet, so the base flood elevation sits roughly 3.5 to 3.8 feet above it, and the map does not say whether a given condo is above or below it.
The U.S. Geological Survey holds two Hurricane Ian high-water marks at Bay Harbour II, about 264 meters from Ambassador, at 11.3 and 12.2 feet. Against Ambassador’s ground, 11.3 feet is roughly 3.75 to 4.05 feet of water, our arithmetic from a neighbor’s mark and not a reading at Ambassador. We found no Ambassador owner letter, damage report or assessment notice for Ian, and we assert neither that the building flooded nor that it did not.
Ambassador’s lease minimum, rental cap and pet rules are not published. Florida Statute 509.242 licenses vacation rentals on top of any association rule, Lee County levies a 5 percent tourist development tax on rentals of six months or less, and the City’s rental permit exempts condominiums of more than six units, as we read its page. A buyer who plans to rent or keep a pet needs the declaration and rules first. Our Ambassador guide covers the building in full.
Ambassador does not publish its fees, reserves or assessments, so no dollar figure can be sourced from the association. A buyer prices them from the seller’s document package under Florida Statute 718.503: the budget, the estoppel certificate, the milestone summary and the reserve study. The estoppel is up to $299.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We found no association website, no budget, no fee schedule, no special assessment notice, no loan disclosure and no milestone or reserve study summary. We did not use the monthly fees that listing sites appear to carry, because they are marketing text and not association documents. Florida Statute 718.111 requires an association that manages 25 or more units to post its key documents on a website or in an app, and it permits an owners-only portal, so a portal may exist behind a login we could not see.
Item | What we found | Source | Caution |
|---|---|---|---|
Monthly or annual assessment | Not published | None found | Do not use a listing site’s figure |
Special assessments | None public | None found | The estoppel lists every open balance |
Management company | Two records name two firms | Sunbiz and the state condominium record | The estoppel names the issuing manager |
State annual fee | $240 billed and paid for each of 2022 to 2025, 2026 row blank | Division of Florida Condominiums payment history | Our reading of an administrative record, not a legal finding |
Declaration reference | Official Records Book 1583, Page 1149 | County roll legal description | The recorded instrument was not pulled |
An estoppel certificate is the association’s written statement of what a unit owes, and Florida Statute 718.116 requires it within 10 business days of a request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. We use $299 in the net sheet below. The contract says who pays it, and the certificate is where a buyer first sees any capital contribution, transfer fee or approval right.
The state’s condominium record lists Ambassador as Approved and Delinquent, with $240 billed and paid for each year from 2022 to 2025 and a blank 2026 row. Under Florida Statute 718.501 an association pays $4 per unit a year, and 60 times $4 is $240. Our reading is that the 2026 fee is not recorded as paid, though the extract can lag. A buyer can ask the manager for the receipt.
Ambassador’s year built of 1982 means it reached 30 years in 2012. Because the county’s story field puts it above three habitable stories, Florida Statute 553.899 required an initial milestone inspection before December 31, 2024, and Florida Statute 718.112 required a structural integrity reserve study by December 31, 2025, the date House Bill 913 of 2025 set. We do not know whether either was completed, and neither summary is public. The reserve study may drive future assessments more than anything else for a Gulf-front building this age, so we ask for it first.
Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the quarterly data. Citizens’ 2026 rate filing took effect on 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, and Ambassador’s carriers and premiums are not published. Flood insurance is a separate layer: FEMA’s summary of coverage limits an NFIP condominium building policy to the lesser of replacement cost or $250,000 per unit, a ceiling of $15,000,000 for 60 units, no more than about $202 per heated square foot of the 74,240 heated square feet.
No, though at Ambassador the two sit close. The county’s just value for the 4 condos sold in the last 60 months ran from 81.7 to 103.8 percent of the sale price, and 89.0 percent in aggregate. It is a tax-roll figure, not a market price, so do not price an Ambassador condo from it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Florida Statute 193.011 sets the factors a property appraiser weighs in a just valuation, and a market sale is one input among several. The table sets the county’s just value from its parcel roll of 27 September 2026 against each of the 4 recorded prices.
Sale date | Building | Heated sq ft | Sale price | County just value, 2026 roll | Just value as a share of price |
|---|---|---|---|---|---|
24 July 2023 | 26300 Hickory Blvd | 1,253 | $1,004,000 | $939,676 | 93.6% |
1 September 2023 | 26300 Hickory Blvd | 1,253 | $970,000 | $792,760 | 81.7% |
29 December 2025 | 26300 Hickory Blvd | 1,253 | $1,147,000 | $939,676 | 81.9% |
14 April 2026 | 26300 Hickory Blvd | 1,203 | $712,500 | $739,535 | 103.8% |
The four prices total $3,833,500 and the four county values $3,411,647, which is 89.0 percent. The two sales of the same ninth-floor condo, in July 2023 and December 2025, face the same county value, $939,676, so the county’s figure does not move with the market between sales. One value, $739,535, is below the price it is compared with, $712,500, by 3.8 percent, so the county can run above price as well as below it.
Across all 60 parcels the county’s just value totals $45,426,542, with a median of $750,627 and a range of $634,712 to $939,676, which is $611.89 per heated square foot in aggregate, 77.7 percent of the $787.71 median of the four sales. The county’s median value rises with floor, from $649,826 on floor 2 to $853,054 at the top level, with a small dip on floor 9.
Level | Homes | County just value, median of the six homes |
|---|---|---|
Floor 2 | 6 | $649,826 |
Floor 3 | 6 | $710,363 |
Floor 4 | 6 | $718,489 |
Floor 5 | 6 | $730,353 |
Floor 6 | 6 | $744,899 |
Floor 7 | 6 | $757,088 |
Floor 8 | 6 | $792,760 |
Floor 9 | 6 | $789,550 |
Floor 10 | 6 | $810,799 |
Top level | 6 | $853,054 |
The roll’s values step up with floor by formula, while sales vary with condition, terms and the month. Fourteen of the 60 parcels also carry a homestead amount of $51,411 and an assessed value below just value, which affects the tax bill and not the market price. The county’s value is a cross-check, never a floor, a ceiling or a starting offer.
Neither can be ranked with confidence, because Ambassador has 4 qualified sales in 60 months and Casa Bonita Grande has 3. Casa Bonita Grande’s three 1,030 square foot condos sold for $1,010,000, $945,000 and $900,000 in that order, while Ambassador’s one repeat pair since 2023 gained 14.2 percent. The windows differ, so the comparison is directional.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Casa Bonita Grande is the strip’s closest comparable on price: a 54-unit Gulf-side condominium at 25900 Hickory Blvd, built in 1976 according to the county roll, whose 3 qualified sales in 60 months, $900,000 to $1,010,000, fall inside Ambassador’s 4, $712,500 to $1,147,000. Neither reaches ten sales in any window, so both medians are written as the median of the sales listed.
Question | Ambassador | Casa Bonita Grande |
|---|---|---|
Units | 60 condominiums in one building | 54 condominiums |
Built | 1982, county roll | 1976, county roll |
Plans and sizes | Two bedrooms and two baths in all 60, 1,203 to 1,263 sq ft | Four plans, 1,030 to 1,496 sq ft; all 3 recent sales were 1,030 sq ft two-bedrooms |
County window and sales | 60 months, 4 sales (fewer than 10) | 60 months, 3 sales (fewer than 10) |
County median | The median of these 4 sales: $987,000 (mean of $970,000 and $1,004,000) | The median of these 3 sales: $945,000 |
County range | $712,500 to $1,147,000 | $900,000 to $1,010,000 |
Median $ per heated sq ft | $787.71, the median of these 4 sales | $917.48, the median of these 3 sales |
Last 12 months | 2 sales, $929,750, the median of these 2 sales | 1 sale, $900,000 |
Annual median $ per heated sq ft, 2021 to latest sale | $522.03 on 3 sales to $592.27 on 1 sale, up 13.5 percent | $617.48 on 5 sales to $873.79 on 1 sale, up 41.5 percent |
Same-size sales in order | $1,004,000 and $970,000 in 2023, $1,147,000 in 2025 (1,253 sq ft) | $1,010,000, $945,000 and $900,000 from August 2023 to April 2026 (1,030 sq ft), down 10.9 percent |
Qualified sales on file (counts only) | 119 since 1982, 23 since 2009 | 109 since 1975, 34 since 2009 |
FEMA zone | AE, 11 ft | VE, 13 ft |
Published fees | None found | Not shown here; see its guide |
Rentals | Not published | 30-day minimum, per its rules |
Pets | Not published | One pet of 30 pounds or less, owners only |
Evacuation zone | A | A |
Southwest Florida MLS, last 12 months (closings, days on market, sale-to-list) | 2 closings in the 12 months to October 3, 2026 (Southwest Florida MLS, pulled October 3, 2026). No median on 2 sales. One closed at $1,147,000 after 94 days on market, at 97.6% of the final list price. One closed at $650,000 against a final list price of $759,000, with no days on market recorded. | 1 closing in the 12 months to October 3, 2026, and 5 in the 60 months (Southwest Florida MLS, pulled October 3, 2026). No median on 1 sale, for days on market or sale-to-list. |
On price per heated square foot Casa Bonita Grande is higher, $917.48 against $787.71, or 16.5 percent, and its median price is lower, $945,000 against $987,000, because its condos are smaller. Its three recorded sales ran downward by 10.9 percent over 2.6 years, while Ambassador’s one repeat pair ran upward. Three sales and four sales are too few to rank two buildings, so we do not.
What the table does show is a trade a seller can use. Ambassador is the newer building and sits in the lower-hazard AE 11 zone on the FEMA map, while Casa Bonita Grande has a documented rental minimum and rules a buyer can read. A buyer weighing the two will price each from its own record, and so should you.
Owners there should read our Casa Bonita Grande home valuation guide, which prices that association from its own record. If you own elsewhere on the strip, the next section shows where each association sits.
Ambassador’s 4 sales carry the highest median on the Bonita Beach strip table, $987,000, but from the thinnest kind of record, against $690,000 on 17 sales at Bonita Beach Club (24 months), $592,500 on 10 sales at Seascape (60 months) and $280,000 on 20 sales at Bonita Beach and Tennis Club (12 months).
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each association is measured on the same rule: the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales. Where no window reaches ten, the table shows the 60-month count and writes the median only as the median of those sales.
Association | Units | FEMA zone, base flood elevation | County window and sales | Median | Range |
|---|---|---|---|---|---|
Ambassador | 60 (DBPR) | AE 11 | 60 months, 4 sales (fewer than 10) | The median of these 4 sales: $987,000 | $712,500 to $1,147,000 |
136 (DBPR) | AE 12 | 60 months, 10 sales | $592,500 | $370,000 to $850,000 | |
198 (DBPR) | AE 12 | 24 months, 17 sales | $690,000 | $455,000 to $1,075,000 | |
104 (DBPR), 103 on roll | AE 11 | 24 months, 12 sales | $555,000 | $450,000 to $750,000 | |
360 (DBPR, five projects of 72) | AE 10 | 12 months, 20 sales | $280,000 | $199,900 to $425,000 | |
Dolphin Way of Hickory Point | 75 (DBPR) | AE 11 and AE 12 by building (footprint overlay) | 24 months, 11 sales | $460,000 | $275,000 to $1,000,000 |
Bonita Beach Plantation House | 48 (DBPR) | AE 10 | 60 months, 14 sales | $342,500 | $225,000 to $450,000 |
84 (DBPR) | AE 11 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $610,000 | $395,000 to $833,000 | |
54 (DBPR) | VE 13 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $824,500 | $550,000 to $1,215,000 | |
54 (DBPR) | VE 13 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $749,500 | $675,000 to $1,305,000 | |
54 (DBPR) | VE 13 | 60 months, 3 sales (fewer than 10) | The median of these 3 sales: $945,000 | $900,000 to $1,010,000 | |
40 (DBPR) | AE 11 | 60 months, 6 sales (fewer than 10) | The median of these 6 sales: $712,000 | $575,000 to $970,000 | |
24 (DBPR) | AE 11 | 60 months, 2 sales (fewer than 10) | The median of these 2 sales: $650,000 | $620,000 to $680,000 | |
23 (DBPR) | AE 11 | 60 months, 4 sales (fewer than 10) | The median of these 4 sales: $950,000 | $637,000 to $2,000,000 |
Four associations reach ten sales within 24 months: Bonita Beach Club, Bay Harbor Club, Bonita Beach and Tennis Club and Dolphin Way of Hickory Point. Seascape and Bonita Beach Plantation House need 60 months. The other eight, Ambassador among them, have under ten qualified sales in five years, so each median there is the median of a few sales, and a single sale can move it.
Your buyer shops the whole strip, so we price your condo against Ambassador’s own record first and use the strip to test it. Our Bonita Beach community guide explains each association.
At the $987,000 median of these 4 sales, an Ambassador seller would net about $921,590 before mortgage payoff if the listing offers buyer-agent compensation, or about $946,265 without it. Costs run from $47,708 at $712,500 to $75,363 at $1,147,000 with compensation.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Call Jesse direct at (239) 898-6072 and we will run this sheet with your own payoff. The sheet is an illustration, not a quote, and it leaves out your payoff, repairs, association prorations, any unpaid assessment and tax on a gain. It assumes a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation, both negotiable and shown only as examples, and Florida deed documentary stamps of $0.70 per $100. The owner’s title policy follows the promulgated premium: $575 for the first $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 above that, each per $1,000 or fraction, which Lee County sellers customarily pay and the contract controls. Title search and settlement at $1,200 and the municipal lien search at $175 are our estimates. The estoppel line is the $299 described above, and property tax is left out because we did not source an Ambassador millage.
Item | $712,500 (Newest qualified sale, 14 April 2026) | $987,000 (Median of these 4 sales, 60 months) | $1,147,000 (Highest qualified sale, 29 December 2025) |
|---|---|---|---|
Listing commission, 2.75% | -$19,593.75 | -$27,142.50 | -$31,542.50 |
Buyer-agent compensation, 2.5%, if offered | -$17,812.50 | -$24,675.00 | -$28,675.00 |
Deed documentary stamp tax | -$4,987.50 | -$6,909.00 | -$8,029.00 |
Owner’s title policy | -$3,640.00 | -$5,010.00 | -$5,442.50 |
Title search and settlement | -$1,200.00 | -$1,200.00 | -$1,200.00 |
Municipal lien search | -$175.00 | -$175.00 | -$175.00 |
Ambassador association estoppel | -$299.00 | -$299.00 | -$299.00 |
Estimated total costs, with buyer-agent compensation | -$47,707.75 | -$65,410.50 | -$75,363.00 |
Estimated net before payoff, with buyer-agent compensation | $664,792.25 | $921,589.50 | $1,071,637.00 |
Estimated total costs, without buyer-agent compensation | -$29,895.25 | -$40,735.50 | -$46,688.00 |
Estimated net before payoff, without buyer-agent compensation | $682,604.75 | $946,264.50 | $1,100,312.00 |
Sale price | Costs with buyer-agent compensation | Net before payoff | Costs without | Net before payoff |
|---|---|---|---|---|
$712,500 | $47,707.75 (6.70%) | $664,792.25 | $29,895.25 (4.20%) | $682,604.75 |
$987,000 | $65,410.50 (6.63%) | $921,589.50 | $40,735.50 (4.13%) | $946,264.50 |
$1,147,000 | $75,363.00 (6.57%) | $1,071,637.00 | $46,688.00 (4.07%) | $1,100,312.00 |
Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return. On the county roll, 32 of the 59 parcels with a dated latest sale last sold before 2010, so for many owners the gain is a real question, and your tax adviser should confirm.
A free in-person comparative market analysis is a walk-through of your Ambassador condo and a written value range built from the recorded sales of its own size and floor, the roll transfers we set aside and your association documents. There is no cost, no obligation, and no need to list with us afterwards.
We walk the condo, note condition, floor and outlook, read your latest assessment statement and compare the building’s recorded sales. You receive the range, the sales we used, the sales we set aside and why, and a plan for pricing against the market that week. Request it with the valuation form below.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation conversation confidential and never market a condo without a written agreement. Call Jesse direct at (239) 898-6072, text or call, and tell us your floor and size. If you are also buying, read our guide to buying an Ambassador condo, see how we represent buyers and call Marc at (239) 287-5873.
These are the questions Ambassador owners ask us most when they want to know what a condo is worth, answered from the county record and state and federal filings, with the window and the number of sales beside every figure we quote, so you can check each answer yourself.
It is worth what recent sales of your size and floor brought, adjusted for condition and fees. The median of these 4 sales in 60 months is $987,000, but a 1,203 square foot condo sold for $712,500 and 1,253 square foot condos for $970,000 to $1,147,000.
No window reaches ten sales, so the median is only the median of these 4 sales in 60 months, $987,000. The median of these 2 sales in the last 12 months is $929,750. We never publish an all-history median.
The median of these 4 sales in 60 months is $787.71 per heated square foot, from $592.27 to $915.40. The median of these 2 sales in the last 12 months is $753.84. Price per square foot varies with floor and condition, so we use it as a cross-check.
The record is too thin to call a trend. The median of these 3 sales in 2021 was $628,000, of these 2 sales in 2023 $987,000, and the single 2025 sale was $1,147,000. The file has no sale in 2022 or 2024, and the 2026 sale was $712,500.
The only qualified sale in 60 months is $712,500 on 14 April 2026, so no median is reported. The roll adds two older transfers of this size, $640,000 on 31 July 2022 and $550,000 on 1 April 2024, that the qualified file leaves out.
Three qualified sales in 60 months ran $970,000 to $1,147,000, and the median of these 3 sales is $1,004,000. The roll adds older transfers of $962,500 to $1,450,500 since September 2021, so the right comparable depends on floor, condition and date.
No top-level condo is in the 60-month qualified record. The roll shows a $1,375,000 transfer of a 1,213 square foot top-level condo on 1 March 2022, outside the qualified set, and the county’s just value for the six top-level condos is $833,389 to $853,054.
In the 60-month qualified record it is $1,147,000, for a ninth-floor 1,253 square foot condo on 29 December 2025. The roll shows two higher transfers outside the qualified set, $1,375,000 and $1,450,500, both in 2022.
Possibly. A ninth-floor condo sold for $1,004,000 and an eighth-floor condo of the same size for $970,000 39 days later, a $34,000 gap. With sales this few we do not publish a floor premium, and we read floors from unit numbers.
No. The county’s just value for the 4 condos sold in 60 months is 81.7 to 103.8 percent of price, and 89.0 percent in aggregate. It is a tax-roll figure, not a floor, a ceiling or a starting offer.
It is a starting question. A model averages one building in which a 1,203 square foot condo sold for $712,500 and a 1,253 square foot condo for $1,147,000 within four months, and it cannot see assessments, floors or which transfers the county counts.
The appraiser uses recorded sales, and the qualified file skips Ambassador in 2022 and 2024 while the roll shows eight transfers in those years. We give you the sales behind your price, roll transfers included.
Four condos sold twice with both sales since 2009, and the median of these 4 pairs gained 26.9 percent over 4.24 years, from 13.5 to 43.9 percent. Those are owners who sold, and it is not a forecast.
Yes. Of 17 pairs whose first sale was before 2009, 3 ended below the purchase price, by 13.6 to 32.9 percent, for buyers of 2003, 2005 and 2006. None of the 4 pairs with both sales since 2009 lost money.
Days on market, sale-to-list and months of supply for Ambassador: the Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date, too few for a median. The December 29, 2025 sale took 94 days on market and closed at 97.6% of the final list price, and the MLS records no days on market for the September 3, 2026 sale. Across the 60 months, the 8 closings that carry a figure took from 9 to 132 days. Five active listings against 2 closings a year is 30.0 months of supply, an indicative figure. The county record has no listing dates, so these figures come from the MLS.
Sale-to-list for Ambassador closings in the 12 months to October 3, 2026, from the Southwest Florida MLS pulled that day: there were 2 closings, too few for a median, so here is each sale. The December 29, 2025 sale closed at $1,147,000, 97.6% of the final list price of $1,174,900. The September 3, 2026 sale closed at $650,000 against a final list price of $759,000, $109,000 under. The county record gives the sale price and not the list price, so these figures come from the MLS.
Active and pending Ambassador listings: the Southwest Florida MLS showed 5 active on October 3, 2026, listed from $825,000 to $1,195,000, and none pending. The county roll lists recorded sales, not listings, so we pull the live competition from the Southwest Florida MLS again the week we price your condo.
Eleven of the 23 qualified sales since 2009 closed in March, April or May. With counts this small that is a pattern, not a rule, and your condo’s condition and documents matter more than the month.
They are not published. We found no budget, schedule or association website, and we did not use listing-site figures. The budget under Florida Statute 718.503 and the estoppel certificate are the reliable answers.
None is public. We found no notice, loan disclosure or board letter when we checked on October 1, 2026, so we cannot say whether one exists. The estoppel certificate lists every open assessment and its balance.
The contract says who pays. 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. Our net sheet uses $299.
At $987,000, about $921,590 before payoff with buyer-agent compensation and $946,265 without. At $712,500 it is $664,792 and $682,605, and at $1,147,000 it is $1,071,637 and $1,100,312. The sheet is an illustration, not a quote.
You may owe none. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return. Your tax adviser should confirm.
The building is in FEMA Zone AE with an 11-foot base flood elevation and in evacuation Zone A. Ground reads 7.25 to 7.55 feet, so the base flood elevation sits roughly 3.5 to 3.8 feet above it. A buyer’s lender and insurer will ask, so your flood documents help.
Ambassador’s master policy is not published. Florida’s statewide average premium per association policy was $72,570 in June 2022, $147,381 in June 2024 and $135,100 in June 2026, and Citizens’ 2026 filing took effect July 1, 2026. A buyer will ask what your association pays.
It can. We found no Ambassador owner letter or damage report for Ian, and we assert neither damage nor its absence. A buyer will ask whether your condo took water and what permits closed.
It may. Two legal descriptions on the roll name numbered garages, 15 and 18. Whether a space is deeded or assigned is a declaration question, so a seller with a documented space should show it.
Ambassador does not publish a lease minimum, a rental cap or pet rules, so a buyer will want the declaration first. Florida Statute 509.242 licenses vacation rentals on top of any association rule, and Lee County levies a 5 percent tourist tax.
It can. Because the building is 44 years old and above three habitable stories by the county’s story field, an inspection was due before December 31, 2024 and a reserve study by December 31, 2025. No Ambassador summary is public, so a buyer will ask what they found.
Two public records disagree. The state condominium record names Suitor and Associates in Fort Myers, and the Sunbiz filing of March 5, 2026 names Cambridge Management in Bonita Springs. The estoppel certificate names the manager that issues it.
The state’s extract shows $240 billed and paid for each of 2022 to 2025 and a blank 2026 row. Our reading is that the 2026 fee is not recorded as paid, and the extract can lag. It is not a legal finding.
Your latest assessment statement, the budget and reserve information, any estoppel, your payment record, your insurance and flood documents and any permit records for work inside the condo.
No. A valuation is free and carries no obligation. Use the valuation form or call Jesse direct at (239) 898-6072, and we reply the same day with a range, the sales behind it and the sales we set aside.
The agent who values from the sales of your own size and floor and tells you which transfers were left out. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. We lead the #1 real estate team in Bonita Springs (RealTrends 2026), and we bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to the county record and the MLS sales behind your Ambassador value.
Casa Bonita Grande is a 54-unit building at 25900 Hickory Blvd, built 1976, in FEMA Zone VE at 13 feet, with four plans. Ambassador has 60 condos built 1982 in Zone AE at 11 feet, in one plan. Value each against its own record.
Yes. This guide covers Ambassador at Bonita Beach, the 60-unit condominium at 26300 Hickory Blvd on Little Hickory Island. It is not the Ambassador Bridge or any similarly named condominium in another Florida beach town or another state.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, and you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Ambassador sales.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
A Bonita Beach condo specialist knows which size and floor a condo belongs to, which transfers the county counts as sales, what the estoppel must show and what the flood map means for each building on the strip. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
We have seen small facts move a value: a 1,203 square foot condo priced from the 1,253 square foot sales, a county value quoted as if it were price and a roll transfer left out because a model never saw it. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Ambassador guide covers the building, its filings, the flood and storm record and the documents to request, and our Bonita Beach community guide covers the strip. For city-wide context read our Bonita Springs home valuation guide.
Many Ambassador sellers are also buyers. Read our guide to buying an Ambassador condo, see how we represent buyers and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are searching for the best agent to value your Ambassador condo, or asking “what can I sell my Ambassador condo for,” McGreevy and Comisar price from the recorded sales of your own size and floor. We read every one of the 23 Ambassador sales recorded since 2009, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 2 qualified Ambassador sales recorded in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Ambassador condos.
Ambassador recorded sales, last 12 months: 2 qualified county sales at a $929,750 median (the median of these 2 sales), from $712,500 to $1,147,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026.
Enter your details in the valuation form for your free Ambassador condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, in the same city as Ambassador, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building background in our Ambassador guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing an Ambassador condo? Get a free Ambassador condo valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying an Ambassador condo.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure here traces to a primary source below: county, city, state and federal records and the statutes that set a seller’s duties. We do not cite brokerage or listing sites. Ambassador sale, story, bedroom and just-value figures come from the Lee County Property Appraiser sales file and parcel roll of 27 September 2026.
These official documents bear most directly on what an Ambassador condo is worth and what its seller must deliver, from the state’s estoppel fee schedule to the county’s transfer codes. Each link opens the issuing authority’s own copy, so you can check every figure yourself.
Document | Issued by | Date | What it tells a valuation | Link |
|---|---|---|---|---|
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | Current posting | The adjusted estoppel amounts used in the net sheet | |
Transfer Code List | Lee County Property Appraiser | Current posting | How the county codes qualified sales and overrides | |
Annual report, document 761726 | Florida Division of Corporations | March 5, 2026 | The association’s active status and registered agent | |
Summary of coverage, residential condominium building | FEMA National Flood Insurance Program | May 2024 | The $250,000 per unit building limit | |
Substantial damage and substantial improvement notice | City of Bonita Springs | 2022 | The design flood elevation and the 50 percent rule |
Ambassador’s declaration, budget and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; each is labelled by source above. County recorded sales checked October 1, 2026. McGreevy and Comisar, value your Ambassador condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.