We value your Bay Harbor Club condo from the recorded sales of its own tower and dock position, 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 Bay Harbor Club at Bonita Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 103 condominiums in Bay Harbor Club at Bonita Beach, two towers at 26225 and 26235 Hickory Blvd on Little Hickory Island, inside Bonita Beach in the City of Bonita Springs. It is built from every Bay Harbor Club sale in the Lee County record and the county’s parcel roll, tower by tower and dock by dock. This is the condominium on Hickory Blvd, not Bay Harbor at Bonita Bay inland, the Bay Harbor Islands near Miami or the Bay Harbor Club association in Pinellas County. Deciding to sell? Read our guide to selling your Bay Harbor Club condo. Also buying? Read our guide to buying a Bay Harbor Club condo.
Here is the short answer. In the 24 months to 1 October 2026, the first window with ten or more qualified sales, the county recorded 12 Bay Harbor Club condo sales at a $555,000 median (mean of $550,000 and $560,000), from $450,000 to $750,000, or $412.64 per heated square foot. That hides a wide spread: every one is the same 1,345 square foot two-bedroom, yet price per heated square foot ran from $334.57 to $557.62, the median of these 5 Phase I tower sales was $740,000 against $550,000 for these 7 Phase II tower sales, and the county’s value ran at a median 77.4 percent of price.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and our office is on South Tamiami Trail in Bonita Springs. Every figure below comes from recorded sales, the parcel roll or 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.
A Bay Harbor Club at Bonita Beach condo is worth what recent recorded sales of the same 1,345 square foot two-bedroom brought, adjusted for its tower, boat dock, floor, view and condition. In the 24 months to 1 October 2026 the county recorded 12 Bay Harbor Club condo sales at a $555,000 median, from $450,000 to $750,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The 24-month window is the first to reach the ten sales our method requires for a median, so it leads. The 12-month window holds only 6 sales, so it is shown as the median of those sales, and every window names its count beside the figure. 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) | 6 | $550,000, the median of these 6 sales (mean of $525,000 and $575,000) | $450,000 to $745,000 | $408.92, the median of these 6 sales |
24 months (from 1 October 2024), the first window with 10 or more sales | 12 | $555,000 (mean of $550,000 and $560,000) | $450,000 to $750,000 | $412.64 |
36 months (from 1 October 2023) | 13 | $560,000 | $450,000 to $750,000 | $416.36 |
60 months (from 1 October 2021) | 15 | $575,000 | $450,000 to $1,350,000 | $427.51 |
County roll, every transfer since 1 October 2021 | 23 transfers, 15 of them in the qualified set | No median computed | $402,300 to $1,500,000 | Not computed |
Southwest Florida MLS, closed sales of the last 12 months | 5 MLS closings in the last 12 months; 11 in the 24 months to October 3, 2026 | $550,000 over the 24 months to October 3, 2026 (11 closings), the shortest window with ten or more. Pulled October 3, 2026. | $450,000 to $740,000 in the last 12 months; $450,000 to $750,000 over the 24 months | $409 per square foot of MLS living area, over the same 24 months |
The newest sale in the county file is dated 16 June 2026, so the last three and a half months before the index date have not reached the record yet. We tracked every one of the 208 qualified sales in the file since 1984, 79 of them since January 2009, the year from which the record is complete, and we never use the 208 as a price signal. It matches 102 of the 103 unit parcels by legal name: one Phase II unit’s legal description leaves out the word CONDO, and the roll shows no transfer on it since 1 October 2021, so no window figure changes.
These are the seven facts about Bay Harbor Club at Bonita Beach condo values that matter most in October 2026, drawn from the Lee County recorded sales and parcel roll and from city, 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, dock, tower and floor, fees, a comparison with Sea Isles, a net sheet and the questions owners ask most. Each link below jumps to its section.
The Value and the Method: What it is worth · Why us · Free valuation · Online estimates · Our method
The Record: Five-year sales · Tower, dock and floor · Rising or falling · One condo’s record · What moves value · Fees and insurance · County value
Comparisons: Sea Isles · The strip
Next Steps: Net sheet · Free CMA
Answers and Local Expertise: Questions · Reviews · Specialist · Start with the right number · Local experts · Sources · Documents
McGreevy and Comisar value Bay Harbor Club condos from the recorded sales of Bay Harbor Club itself, by tower, dock and floor, not from a ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and we read the county record, the permit file and the flood map before we give a number.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs and more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. Our team, Domain Realty Group, is the #1 real estate team in Bonita Springs (RealTrends 2026). We price a Bay Harbor Club condo from the recorded sales, and we tell you which transfers we left out and why.
To get a free Bay Harbor Club 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 tower, dock position and floor, and confirm it with a walk-through if you want one.
A range for your condo, the recorded sales we used with their dates, towers and prices, the roll transfers we set aside and why, and our adjustments for dock, floor, view, condition and association costs.
Your tower and unit, whether you have a glass lanai or a screened balcony, your floor, whether the unit carries a deeded dock or a boat lift, and what work was done after Hurricane Ian. Send your latest association statement, any special assessment notice, and the estoppel, budget or reserve study if you have them, because the association does not post them.
An online estimate misses Bay Harbor Club condo values because a model sees 102 identical 1,345 square foot floor plans that sold from $450,000 to $750,000 in 24 months, never sees which units carry a boat dock, and cannot tell which transfers the county counts as sales. Treat any estimate as a starting question.
A model that prices by size sees the same 1,345 square feet on 102 of the 103 units. The record does not: in the 24 months to 1 October 2026 the same plan sold for $450,000 on 11 May 2026 and $750,000 on 15 April 2025, a 66.7 percent spread, or $334.57 to $557.62 per heated square foot. As Top 1% Real Estate Agents Nationally Since 2008, we explain that spread by tower, dock and floor.
The county’s parcel export carries a boat dock flag, and it reads yes for all 103 unit parcels, so it cannot tell one unit from another. The per-unit extra-feature lines on the property record cards, as we read them on 11 August 2026, show a deeded dock on 50 units and none on 53. Fifty is the number that travels with a unit.
The qualified file has no Bay Harbor Club sale dated 2022 or 2023 and one dated 2024. The roll shows 8 transfers since 1 October 2021 that the file does not count, seven of them in 2022 and 2023 at $500,000 to $1,500,000, and a model trained on raw transfers sees prices the file never accepted. We list every one in the sales section.
We value a Bay Harbor Club condo in four steps: choose the recorded sales of its own tower and dock position, adjust for floor, view, lanai, 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 start with the first window that holds ten sales, 24 months at Bay Harbor Club, and name the window and the count beside every figure. Because every unit but one shares a plan, the plan needs no size adjustment, and the comparables are the 12 sales of the 24 months, grouped by tower and dock.
Buyers pay for a deeded dock, a tower and floor they like, a glass lanai and a documented post-Ian repair history, and they discount for a higher carry. In the 24 months the median of these 5 sales with a dock was $575,000 and of these 7 without $535,000, a gap of $40,000, which with groups this small is a direction, not a schedule.
We weight the newest sales. The median of these 6 sales of the last 12 months is $550,000, the mean of $525,000 and $575,000, against $555,000 on 12 sales over 24 months and $575,000 on 15 over 60 months. 33 of the 79 sales since January 2009 closed from April to June, so we ask when your condo will reach the market.
Active and pending Bay Harbor Club listings and months of supply: as of October 3, 2026 the Southwest Florida MLS shows 4 active listings from $640,000 to $715,000, at a median list price of $702,500, and none pending. Months of supply is 9.6, an indicative figure because only 5 units closed in the last 12 months. We give you the current picture, with each listing’s list-price history, alongside your range when you ask, and we will not estimate it from the county record.
The record holds 5 Phase II tower sales with no deeded dock in the 24 months, from $450,000 to $585,000, with a median of $535,000, and Phase I has only 2 such sales, at $525,000 and $745,000. We would start a Phase II range from the five, then ask what your floor, view and repairs add or take away.
If you are thinking about selling, request your free valuation with the valuation form on this page, or read our guide to selling a Bay Harbor Club condo. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from the sales of your own tower and dock position.
In the 60 months to 1 October 2026 the county recorded 15 qualified Bay Harbor Club at Bonita Beach condo sales, from $450,000 to $1,350,000 at a $575,000 median, and 6 closed in the last 12 months, the median of these 6 sales being $550,000. The county file stops at 16 June 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, heated area and price per heated square foot, and no unit numbers. The $1,350,000 high is the one combined residence of 2,718 square feet; without it the median of these 14 sales is $567,500, the mean of $560,000 and $575,000. The dock column reads the county’s extra-feature line as we read it on 11 August 2026.
Date | Building | Heated sq ft | Price | $ per heated sq ft | Deeded dock |
|---|---|---|---|---|---|
15 November 2021 | Phase II (26235) | 1,345 | $699,000 | $519.70 | No |
29 November 2021 | Phase I (26225) | 2,718 | $1,350,000 | $496.69 | Yes |
8 May 2024 | Phase I (26225) | 1,345 | $725,000 | $539.03 | Yes |
4 April 2025 | Phase I (26225) | 1,345 | $515,000 | $382.90 | Yes |
15 April 2025 | Phase I (26225) | 1,345 | $750,000 | $557.62 | Yes |
17 April 2025 | Phase II (26235) | 1,345 | $535,000 | $397.77 | No |
25 April 2025 | Phase II (26235) | 1,345 | $585,000 | $434.94 | No |
28 July 2025 | Phase II (26235) | 1,345 | $560,000 | $416.36 | Yes |
29 September 2025 | Phase II (26235) | 1,345 | $550,000 | $408.92 | No |
29 January 2026 | Phase I (26225) | 1,345 | $525,000 | $390.33 | No |
12 February 2026 | Phase II (26235) | 1,345 | $575,000 | $427.51 | Yes |
23 February 2026 | Phase I (26225) | 1,345 | $740,000 | $550.19 | Yes |
11 May 2026 | Phase II (26235) | 1,345 | $450,000 | $334.57 | No |
28 May 2026 | Phase I (26225) | 1,345 | $745,000 | $553.90 | No |
16 June 2026 | Phase II (26235) | 1,345 | $500,000 | $371.75 | No |
Six of the 15 sales fell in the 12 months to 1 October 2026: three in the Phase I tower ($525,000 on 29 January 2026, $740,000 on 23 February 2026, $745,000 on 28 May 2026) and three in the Phase II tower ($575,000 on 12 February 2026, $450,000 on 11 May 2026, $500,000 on 16 June 2026). The median of these 6 sales is $550,000, the mean of $525,000 and $575,000, and the range is $450,000 to $745,000. The 24-month window adds the six sales of April to September 2025: $515,000 and $750,000 in Phase I and $535,000, $585,000, $560,000 and $550,000 in Phase II.
The county’s parcel roll keeps the last four recorded sales of every parcel, so every transfer on a Bay Harbor Club unit since 1 October 2021 appears on it. The roll shows 23, and 15 of them are in the qualified set above. The other 8 are not, and the table gives the county’s own code for each, so that you can see what a model trained on the qualified file never sees.
Date | Building | Recorded price | Transfer code | Override code |
|---|---|---|---|---|
18 February 2022 | Phase I (26225) | $725,000 | 01 | 03 |
20 May 2022 | Phase I (26225) | $1,060,000 | 01 | 03 |
31 May 2022 | Phase I (26225) | $918,000 | 30 | 30 |
2 June 2022 | Phase I (26225) | $1,000,000 | 01 | 03 |
15 June 2022 | Phase I (26225) | $1,500,000 | 01 | 03 |
7 March 2023 | Phase I (26225) | $1,000,000 | 01 | 03 |
23 March 2023 | Phase II (26235) | $500,000 | 01 | 03 |
30 April 2026 | Phase II (26235) | $402,300 | 11 | 11 |
Seven of the eight fall in 2022 and 2023. Six carry the county’s override code 03, which its code list defines as qualified as arm’s length at the time of transfer where the physical property characteristics changed significantly afterward, with parcel split, combination, new construction, deletion, disaster and improvements not yet complete among its examples. The roll does not say which applies, and one of the six, on 18 February 2022, predates Hurricane Ian. A seventh, on 31 May 2022, carries code 30, a transfer between affiliated parties. The eighth, on 30 April 2026 at $402,300, carries code 11, which covers corrective, quit claim and tax deeds, minimum-stamp deeds and transfers where no stamps were paid.
Six Phase I tower transfers in 2022 and 2023 ran from $725,000 to $1,500,000, and one Phase II transfer in March 2023 was $500,000. The highest qualified Phase I sale since is $750,000, on 15 April 2025, and the median of these 5 qualified Phase I sales of the 24 months is $740,000.
The record does not say why, and we will not guess. A buyer’s appraiser, a lender and an online model may each use a different set of sales, so we ask which set is in play before we quote a range.
Every Bay Harbor Club at Bonita Beach condo but one is the same 1,345 square foot two-bedroom, so value follows tower, dock, floor, view and lanai more than plan. In the 24 months to 1 October 2026 the median of these 5 Phase I sales was $740,000 and of these 7 Phase II sales $550,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bay Harbor Club has 103 condominiums in two towers, and the county roll gives each parcel’s bedroom count and heated area. The plan mix is almost no mix: 102 two-bedroom, two-bath condos of 1,345 square feet and one three-bedroom, three-bath residence of 2,718 square feet, formed from two units in the Phase I tower.
Phase I is 26225 Hickory Blvd, with 51 units, and Phase II is 26235 Hickory Blvd, with 52. The county roll dates Phase I to 1983 and Phase II to 1984, while the county’s property record cards, as we read them in August 2026, show 1983 for both towers with an effective year of 1984, so we print both. The certificate of occupancy date, which is not public, would settle it.
Tower | Units | Built, per roll | Sales, 24 months | Median | Range | Median $ per sq ft | County median just value |
|---|---|---|---|---|---|---|---|
Phase I (26225) | 51 | 1983 | 5 | $740,000, the median of these 5 sales | $515,000 to $750,000 | $550.19 | $425,714 |
Phase II (26235) | 52 | 1984 | 7 | $550,000, the median of these 7 sales | $450,000 to $585,000 | $408.92 | $432,093 |
Three of the 5 Phase I sales are $740,000 or more and two are $525,000 or less, while no Phase II sale reached $600,000 in the 24 months. The county’s view field puts 36 of the 51 Phase I condos in the BAY class against 26 of the 52 Phase II condos, which may be part of the answer, but the sale file carries no view field and we do not claim it.
Fifty of the 103 condos carry a deeded boat dock on the county’s property record cards, 26 in Phase I and 24 in Phase II, and 53 carry none. The 24 months split enough to show a direction.
Group, 24-month window | Sales (n) | Median | Range |
|---|---|---|---|
Deeded dock, both towers | 5 | $575,000, the median of these 5 sales | $515,000 to $750,000 |
No dock, both towers | 7 | $535,000, the median of these 7 sales | $450,000 to $745,000 |
Phase I tower, dock | 3 | $740,000, the median of these 3 sales | $515,000 to $750,000 |
Phase I tower, no dock | 2 | $525,000 and $745,000 (two sales listed, no median) | Listed |
Phase II tower, dock | 2 | $560,000 and $575,000 (two sales listed, no median) | Listed |
Phase II tower, no dock | 5 | $535,000, the median of these 5 sales | $450,000 to $585,000 |
The median of these 5 dock sales is $40,000 above the median of these 7 sales without one, and the county’s own 2026 values put the 50 dock condos $22,224, or 5.3 percent, above the 53 without. Both groups are small and the dock list is a county extra-feature line, so check your own parcel record and legal description before you rely on it.
We read each condo’s floor from the first digits of its unit number and count the penthouse level as the thirteenth, which is an inference, not a published fact.
Floor band (our reading of the unit number) | Units on the roll | Qualified sales, 24 months | Median | Range |
|---|---|---|---|---|
Floors 1 to 4 | 32 | 3 | $535,000, the median of these 3 sales | $450,000 to $575,000 |
Floors 5 to 8 | 32 | 5 | $550,000, the median of these 5 sales | $515,000 to $750,000 |
Floors 9 to 13 | 39 | 4 | $572,500, the median of these 4 sales (mean of $560,000 and $585,000) | $500,000 to $745,000 |
The median of these 3 sales on floors 1 to 4 is $535,000, of these 5 sales on floors 5 to 8 $550,000, and of these 4 sales on floors 9 to 13 $572,500 (mean of $560,000 and $585,000), so it rises with the band, and the top band’s range includes a $745,000 sale. The groups are small, and we do not claim a floor premium from sales that few.
The county’s property record cards, as we read them in August 2026, show two more differences: 39 condos with a 520 square foot glass-enclosed lanai against 64 with a screened balcony, and a view field of BAY for 62 condos, OBSTRUCTED for 29 and PARKING for 12. Those fields are not in the sale file, so the sales cannot be split by lanai or view, and any claimed premium would be a guess. We read both for your condo as adjustments.
One Phase I residence of 2,718 square feet, formed from two units, sold for $1,350,000 on 29 November 2021, which is $496.69 per heated square foot. It is the only sale of that size in the 60 months and its county value is $970,147, so a valuation of it starts with that sale and a walk-through, not with a median.
Bay Harbor Club condo prices are lower in 2025 and 2026 than in 2021 on the recorded sales: the median price per heated square foot was $412.64 on 6 sales in 2025 against $496.69 on 11 sales in 2021, 16.9 percent lower. The file has no qualified sale in 2022 or 2023, so the record cannot show the path between.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Only 2021 reaches ten sales among the years shown, so each yearly median below is the median of that year’s sales, shown beside its count and never as a trend line. The 2021 median per square foot includes the combined residence; without it the median of these 10 sales is $499.96 and the change to 2025 is 17.5 percent. The county’s qualified file holds no sale in 2022 or 2023 and one in 2024.
Year | Qualified sales (n) | Median price | Median $ per heated sq ft of these sales |
|---|---|---|---|
2018 | 6 | $567,500, the median of these 6 sales (mean of $560,000 and $575,000) | $421.93 |
2019 | 2 | $637,500, the median of these 2 sales (mean of $625,000 and $650,000) | $473.98 |
2020 | 6 | $627,400, the median of these 6 sales (mean of $623,900 and $630,900) | $466.47 |
2021 | 11 | $679,900 median | $496.69 |
2022 | 0 | No qualified sale | None |
2023 | 0 | No qualified sale | None |
2024 | 1 | $725,000, one sale | $539.03 |
2025 | 6 | $555,000, the median of these 6 sales (mean of $550,000 and $560,000) | $412.64 |
2026 (to 16 June) | 6 | $550,000, the median of these 6 sales (mean of $525,000 and $575,000) | $408.92 |
Read the table as a record, not a chart. The 2018 to 2021 rows run from $567,500 to $679,900, and the 2025 and 2026 rows are $555,000 and $550,000 on six sales each, so prices are lower than in 2021 and level across the last two rows. The county’s roll valued every unit at the same $73,235 for the 1 January 2023 assessment, which we show in the property appraiser section below.
The cleanest test of value is the same condo sold twice. 19 condos have two consecutive recorded sales both dated since 2009, the span over which the county record is complete, and 18 gained while one lost 9.4 percent. The median change was 20.3 percent over a median hold of 3.95 years, and 4.22 percent a year for the 17 pairs held a year or longer.
Phase | First sale | Price | Second sale | Price | Change | Years held |
|---|---|---|---|---|---|---|
I | 3 May 2013 | $460,000 | 15 July 2015 | $570,000 | +23.9% | 2.20 |
II | 20 May 2011 | $409,000 | 10 August 2015 | $487,000 | +19.1% | 4.22 |
II | 14 December 2012 | $320,000 | 9 June 2016 | $290,000 | -9.4% | 3.49 |
II | March 2014 | $495,000 | 12 September 2016 | $585,000 | +18.2% | 2.50 |
II | 12 September 2016 | $585,000 | 25 September 2017 | $612,000 | +4.6% | 1.03 |
II | 30 January 2014 | $485,000 | 20 July 2018 | $710,000 | +46.4% | 4.47 |
II | 25 September 2017 | $612,000 | 18 December 2018 | $620,000 | +1.3% | 1.23 |
I | 30 November 2016 | $585,000 | 17 May 2019 | $625,000 | +6.8% | 2.46 |
II | 18 December 2018 | $620,000 | 1 October 2020 | $730,000 | +17.7% | 1.79 |
II | 11 November 2016 | $510,000 | 22 October 2020 | $590,000 | +15.7% | 3.95 |
I | 23 May 2009 | $499,000 | 23 October 2020 | $675,000 | +35.3% | 11.42 |
I | 31 July 2013 | $485,000 | 13 March 2021 | $523,000 | +7.8% | 7.62 |
I | 27 July 2009 | $415,000 | 19 April 2021 | $580,000 | +39.8% | 11.73 |
I | 30 October 2020 | $565,200 | 3 September 2021 | $679,900 | +20.3% | 0.84 |
II | 15 April 2015 | $425,000 | 15 November 2021 | $699,000 | +64.5% | 6.59 |
I | 27 November 2012 | $430,000 | 15 April 2025 | $750,000 | +74.4% | 12.38 |
II | 15 February 2013 | $285,000 | 17 April 2025 | $535,000 | +87.7% | 12.17 |
I | 4 April 2025 | $515,000 | 23 February 2026 | $740,000 | +43.7% | 0.89 |
I | 8 June 2018 | $560,000 | 28 May 2026 | $745,000 | +33.0% | 7.97 |
Two condos sold again within a year and are not annualized: a Phase I condo sold for $565,200 on 30 October 2020 and $679,900 on 3 September 2021, and another for $515,000 on 4 April 2025 and $740,000 on 23 February 2026, gains of 20.3 and 43.7 percent. The record does not say whether work was done between the sales.
12 condos have a repeat pair whose first sale was in 2002 to 2008. 6 of them ended below the purchase price, from a 0.7 percent loss to a 34.7 percent loss, and 6 ended higher, from 2.2 to 31.7 percent. The county’s record is partial before 2009, so more sales may exist than these pairs show.
The county file holds no Bay Harbor Club sale in 2022 or 2023 and the roll shows seven transfers of those years it does not count. We read them with you, with their codes, and we do not present them as comparable sales.
One Phase II tower condo with a deeded dock has five recorded sales since 2014: $495,000 in March 2014, $585,000 on 12 September 2016, $612,000 on 25 September 2017, $620,000 on 18 December 2018 and $730,000 on 1 October 2020. The first and last are 6.55 years and 47.5 percent apart, and no sale is recorded since.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We give the building, the dock and the plan, not the unit number, because the point is the pattern and not whose condo it is.
Recorded sale | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
March 2014 | $495,000 | First recorded sale | Not applicable |
12 September 2016 | $585,000 | +18.2% | 2.50 |
25 September 2017 | $612,000 | +4.6% | 1.03 |
18 December 2018 | $620,000 | +1.3% | 1.23 |
1 October 2020 | $730,000 | +17.7% | 1.79 |
The county file records the first sale by month only, so the first interval runs from mid-March 2014.
Four of the five sales fall in 2016 to 2020, and each step was an increase, from 1.3 percent to 18.2 percent. The $730,000 price of 1 October 2020 is $542.75 per heated square foot, higher than nine of the 12 sales of the last 24 months and lower than three, the $740,000, $745,000 and $750,000 sales, and it was recorded nearly six years ago. A last sale in 2020 tells an owner what the condo brought then, not what a buyer will pay now.
Seven things move a Bay Harbor Club condo’s value: tower and floor, a deeded boat dock, view and lanai, restoration and permit history after Hurricane Ian, the fee and assessment position, the flood and insurance record, and what a buyer can legally renovate. The sales record prices the first two, 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 Phase I tower holds 3 of the last 24 months’ 4 highest sales and the Phase II tower has none above $585,000. Floor is read from the unit number, and the median rises from the lower floors to the upper on groups of only 3, 5 and 4 sales. That is a pattern worth testing, not a rule.
Fifty condos carry a deeded dock, the median of these 5 dock sales is $575,000 against $535,000 for these 7 sales without one, and the association describes a private marina of 50 docks for vessels up to 30 feet. The county’s Manatee Protection Plan counts 48 wet slips for the facility, and we print both. The fixed Big Hickory Pass bridge north of the community carries a charted 10 foot vertical clearance, so a dock here suits a center console or bay boat and is not direct Gulf access.
The City of Bonita Springs permit file shows two building-wide restoration permits for hurricane damage repair, issued on 24 July 2023 and finaled on 24 April 2025. Both towers were re-roofed under permits valued at $410,000 each, finaled on 26 February 2024, and two flood mitigation panel permits issued on 15 August 2025 are open. A buyer asks first whether your condo was fully restored and what permits closed.
FEMA’s National Flood Hazard Layer places both towers in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022. The City’s GIS layer returns 12 feet at the same coordinates, so we print both, and an Elevation Certificate for your condo settles it for insurance rating.
USGS surveyed a still-water mark of 11.3 feet NAVD88, 5.00 feet above ground, inside the stairwell at 26235 Hickory Blvd after Hurricane Ian, 0.3 feet above the mapped base flood elevation of 11 feet. A second, exterior mark read 12.2 feet and is not flagged still water. The City’s own permit language calls the buildings pre-FIRM nonconforming, ahead of the September 19, 1984 initial flood map for the City and Lee County.
The City counts the cumulative cost of improvement and repair over a rolling five years against 50 percent of a building’s market value, with impact windows, shutters and code-compliant roofs counted for one year only. The City’s handout of 3 November 2025 omits the cumulative language, and the codified ordinance controls. The Comprehensive Plan’s 50 percent build-back threshold falls to 20 percent for a building previously damaged by NFIP flooding of $50,000 or more, which we cannot answer from any public source.
Bay Harbor Club does not publish its fees, budget, reserves or assessment history in any primary source we could reach, so a buyer prices them from the estoppel certificate and the document package. For scale, every $100 a month in dues is $1,200 a year, or 0.22 percent of the $555,000 24-month median price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The association’s public site carries an amenity description, a marina description and a calendar, and its open directory holds one clubhouse guidelines document and a calendar instruction sheet. It does not post a current assessment, a budget, a reserve study, the declaration, the rules or a rental policy. The seller must furnish the documents under Florida Statute 718.503, and the estoppel certificate is where a buyer sees the unit’s ledger.
Item | What a primary source shows | Where a buyer gets it |
|---|---|---|
Monthly or quarterly assessment | Not found | The estoppel certificate and the budget, which the seller must furnish |
Budget and reserve balances | Not found | The association’s official records under Florida Statute 718.111, and the purchaser package under 718.503 |
Special assessments, current or past | Not found | The estoppel certificate and, under HB 913, the list of assessments for the previous two years |
Rental rules and minimum lease | Not found | The declaration and rules, from the seller or the manager |
Milestone inspection report | Not public; the statutory deadline was 31 December 2024 | The inspector-prepared summary, which the seller must furnish if one exists |
Structural integrity reserve study | One row in the DBPR database of studies submitted July 2025 and after, with no contents | The most recent study, from the seller |
No special assessment notice is public. Under HB 913 the seller’s package includes copies of all assessments and special assessments for the previous two years. The estoppel certificate shows what a unit owes, and Florida lets the association charge 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. The fee schedule is public, and our net sheet uses $299. The milestone inspection deadline for a building this age was 31 December 2024 and the report is not public, and the state’s reserve study database lists the association once, with no contents, so a buyer will ask what both found.
The cost most likely to move a fee is the association’s master policy, which is not published. Citizens Property Insurance’s 2026 approved statewide rate changes are plus 14.1 percent for condominium association wind-only and plus 7.7 percent for multiperil, while its approved Lee County unit-owner premiums fall, to an average $1,356 for a multiperil policy (HO-6, minus 7.0 percent) and $2,413 for wind-only (minus 7.8 percent). The Florida Office of Insurance Regulation’s Lee County condominium average, including wind, was $1,494 as of 31 March 2026.
The statewide average premium per condominium-association policy was $72,570 at the end of June 2022 and $147,381 at the end of June 2024, up 103 percent, our sums from the Office’s quarterly data. A statewide average says nothing about one association, but it explains why a fee is not a fixed number.
The Lee County Clerk’s circuit civil docket shows two disposed cases involving the association: a first-party insurance coverage suit against the property carrier, settled and dismissed in November 2025, and a suit against the post-Ian restoration contractor, settled and dismissed in October 2023. We name no parties, and the search is not exhaustive, because the Clerk’s business-name search needs a registered account.
No. The county’s 2026 just value for the 12 Bay Harbor Club condos sold in the last 24 months ran from 55.6 to 96.3 percent of the sale price, a median of 77.4 percent and 74.9 percent in aggregate. The county value is a tax-roll figure, not a market price, so it is neither a floor nor an offer.
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 12 recorded prices of the last 24 months and shows how far the county’s value falls short.
Sale date | Building | Sale price | County just value, 2026 roll | Just value as a share of price |
|---|---|---|---|---|
4 April 2025 | Phase I (26225) | $515,000 | $411,494 | 79.9% |
15 April 2025 | Phase I (26225) | $750,000 | $568,892 | 75.9% |
17 April 2025 | Phase II (26235) | $535,000 | $418,482 | 78.2% |
25 April 2025 | Phase II (26235) | $585,000 | $427,096 | 73.0% |
28 July 2025 | Phase II (26235) | $560,000 | $468,619 | 83.7% |
29 September 2025 | Phase II (26235) | $550,000 | $432,865 | 78.7% |
29 January 2026 | Phase I (26225) | $525,000 | $448,873 | 85.5% |
12 February 2026 | Phase II (26235) | $575,000 | $411,738 | 71.6% |
23 February 2026 | Phase I (26225) | $740,000 | $411,494 | 55.6% |
11 May 2026 | Phase II (26235) | $450,000 | $344,943 | 76.7% |
28 May 2026 | Phase I (26225) | $745,000 | $442,210 | 59.4% |
16 June 2026 | Phase II (26235) | $500,000 | $481,701 | 96.3% |
All 12 sales | $7,030,000 | $5,268,407 | 74.9% |
The median ratio is 77.4 percent, the mean of the middle pair, 76.7 and 78.2 percent. The prices total $7,030,000, a mean of $585,833 per sale, and the county values total $5,268,407, which is 74.9 percent.
The ratio is not uniform. The $740,000 and $745,000 sales sit at 55.6 and 59.4 percent of price, at county values of $411,494 and $442,210, while the $500,000 sale of 16 June 2026 sits at 96.3 percent. The roll does not say why, and we do not guess the cause.
Tax year | Total county just value, all 103 units | Median unit just value |
|---|---|---|
2018 | $44,185,619 | $435,243 |
2019 | $48,240,072 | $474,810 |
2020 | $50,125,592 | $493,383 |
2021 | $50,772,621 | $499,591 |
2022 | $61,200,653 | $602,215 |
2023 | $7,543,205 | $73,235, the same figure for all 103 units |
2024 (corrected) | $58,185,099 | $555,805 |
2025 | $63,167,361 | $587,618 |
2026 (preliminary when we read it) | $44,155,891 | $427,096 |
The 2023 line needs context. The county’s assessment date is 1 January 2023, about three months after Hurricane Ian made landfall on 28 September 2022, and the figure is consistent with the county valuing the buildings as substantially uninhabitable that day. It is not a statement about the buildings today: the repairs were finaled on 24 April 2025, and the 2025 roll returned the median unit to $587,618. The 2026 total is 30.1 percent below 2025 and the median unit 27.3 percent below. The 2026 roll was preliminary when we first read it in August, and the 27 September 2026 extract carries the same totals, so it may still move before certification.
On the record, Sea Isles has held its price per heated square foot better, down 0.4 percent from 2021 to 2025 against 16.9 percent at Bay Harbor Club, while Bay Harbor Club has the deeper record, 15 sales in 60 months against 8. The 60-month medians are $575,000 and, for these 8 sales, $610,000 (mean of $600,000 and $620,000).
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Sea Isles is the nearest bay-side comparable, a 1980 condominium of 84 homes at 26131 and 26171 Hickory Blvd, in the same FEMA Zone AE at 11 feet. Bay Harbor Club’s first window with ten or more qualified sales is 24 months. Sea Isles has fewer than ten in any window, so every Sea Isles figure here is the median of its own few sales.
Question | Bay Harbor Club | Sea Isles |
|---|---|---|
Units and plans | 103 in two towers built 1983 and 1984; 102 of 1,345 sq ft and one of 2,718 sq ft | 84 built 1980; 1,427 sq ft units and four of 2,980 sq ft |
County sales, 60 months | 15 | 8 |
County median, 60 months | $575,000 | $610,000, the median of these 8 sales (mean of $600,000 and $620,000) |
Median $ per heated sq ft, 60 months | $427.51, 15 sales | $427.47, the median of these 8 sales |
Last 12 months | 6 sales, $550,000, the median of these 6 sales (mean of $525,000 and $575,000) | 3 sales, $590,000, the median of these 3 sales |
Median $ per heated sq ft, 2021 to 2025 | $496.69 to $412.64, -16.9% | $401.19 to $399.44, -0.4% |
Repeat pairs since 2009 | 19; median +20.3% over 3.95 years; 1 loss | 12; median +40.2% over 2.31 years; 2 losses |
Boat docks | 50 deeded | None recorded on the roll |
Public association website | Yes; documents not posted | None found |
Southwest Florida MLS, last 12 months (closings, days on market, sale-to-list) | 5 closings in the last 12 months. Over the 24 months to October 3, 2026 (11 closings): median days on market 206, median sale-to-list 97.1% of the final list price. Pulled October 3, 2026. | 3 closings in the last 12 months. Over the 60 months to October 3, 2026 (11 closings): median days on market 81, median sale-to-list 96.1% of the final list price. The windows differ because each is the shortest with ten or more closings. |
In 2021 the Bay Harbor Club median, $679,900 on 11 sales, was $107,400 above Sea Isles’ $572,500 on 12. In 2025 Sea Isles’ median of these 4 sales, $570,000, was $15,000 above Bay Harbor Club’s $555,000 on 6. Over 60 months the price per heated square foot is almost identical, $427.51 and $427.47, on plans of 1,345 and 1,427 square feet. Bay Harbor Club offers fifty deeded docks and a public association site, which makes it easier to value, and Sea Isles easier to value wrongly.
Owners there should read our Sea Isles home valuation guide, which prices that association from its own record.
Bay Harbor Club’s 24-month median is $555,000 on 12 sales, 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). Each association is measured on its own first window with ten sales.
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, and the median of those sales where none does.
Association | Units | County window and sales | Median | Range |
|---|---|---|---|---|
104 on DBPR, 103 on roll | 24 months, 12 sales | $555,000 | $450,000 to $750,000 | |
198 | 24 months, 17 sales | $690,000 | $455,000 to $1,075,000 | |
136 | 60 months, 10 sales | $592,500 | $370,000 to $850,000 | |
360 | 12 months, 20 sales | $280,000 | $199,900 to $425,000 | |
Dolphin Way of Hickory Point | 75 | 24 months, 11 sales | $460,000 | $275,000 to $1,000,000 |
Bonita Beach Plantation House | 48 | 60 months, 14 sales | $342,500 | $225,000 to $450,000 |
Sea Isles | 84 | 60 months, 8 sales | Median of these 8 sales: $610,000 | $395,000 to $833,000 |
60 | 60 months, 4 sales | Median of these 4 sales: $987,000 | $712,500 to $1,147,000 | |
54 | 60 months, 8 sales | Median of these 8 sales: $824,500 | $550,000 to $1,215,000 | |
54 | 60 months, 8 sales | Median of these 8 sales: $749,500 | $675,000 to $1,305,000 | |
54 | 60 months, 3 sales | Median of these 3 sales: $945,000 | $900,000 to $1,010,000 | |
40 | 60 months, 6 sales | Median of these 6 sales: $712,000 | $575,000 to $970,000 |
Four associations reach ten sales within 24 months: Bonita Beach Club, Bay Harbor Club, Dolphin Way of Hickory Point and, at 12 months, Bonita Beach and Tennis Club. Seascape and Bonita Beach Plantation House need 60 months, and everything else has under ten in five years.
Your buyer shops the whole strip, so we price your condo against Bay Harbor Club’s own record first and use the strip to test it. Our Bonita Beach community guide explains each association, and our guide to Bay Harbor Club at Bonita Beach covers the towers and docks.
At the $555,000 county median (12 sales, 24 months), a Bay Harbor Club seller would net about $517,453.50 before mortgage payoff if the listing offers buyer-agent compensation, or about $531,328.50 without it. Costs run from $30,774.00 at $450,000 to $50,124.00 at $750,000 with compensation.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The sheet is an illustration, not a quote, and it leaves out your payoff, repairs, prorations, any unpaid special assessment and tax on a gain. It assumes a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, Florida deed stamps of $0.70 per $100 and an owner’s title policy at $575 plus $5.00 per $1,000 above $100,000. Property tax is left out because we did not source a millage, and the estoppel line is the $299 ceiling, with expedited and delinquent-account charges extra. 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, subject to conditions.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $555,000.00 | 24-month county median, 12 sales |
Listing commission, 2.75% | -$15,262.50 | 2.75% of $555,000 |
Buyer-agent compensation, 2.5%, if offered | -$13,875.00 | 2.5% of $555,000 |
Deed documentary stamp tax | -$3,885.00 | 5,550 units of $100 at $0.70 |
Owner’s title policy | -$2,850.00 | $575 plus 455 thousands above $100,000 at $5.00 |
Title search and settlement | -$1,200.00 | Estimate |
Municipal lien search | -$175.00 | Estimate |
Bay Harbor Club association estoppel | -$299.00 | Up to $299 for the certificate; expedited and delinquent-account charges are extra |
Estimated total costs, with buyer-agent compensation | -$37,546.50 | 6.77% of price |
Estimated net before payoff, with buyer-agent compensation | $517,453.50 | $555,000 minus $37,546.50 |
Estimated total costs, without buyer-agent compensation | -$23,671.50 | 4.27% of price |
Estimated net before payoff, without buyer-agent compensation | $531,328.50 | $555,000 minus $23,671.50 |
Sale price | What it stands for | Costs with buyer-agent compensation | Net before payoff | Costs without | Net before payoff |
|---|---|---|---|---|---|
$450,000 | Lowest of the 12 sales, 11 May 2026 | $30,774.00 (6.84%) | $419,226.00 | $19,524.00 (4.34%) | $430,476.00 |
$550,000 | Median of these 6 sales, last 12 months | $37,224.00 (6.77%) | $512,776.00 | $23,474.00 (4.27%) | $526,526.00 |
$555,000 | 24-month county median, 12 sales | $37,546.50 (6.77%) | $517,453.50 | $23,671.50 (4.27%) | $531,328.50 |
$750,000 | Highest of the 12 sales, 15 April 2025 | $50,124.00 (6.68%) | $699,876.00 | $31,374.00 (4.18%) | $718,626.00 |
A free in-person comparative market analysis is a walk-through of your Bay Harbor Club condo and a written value range built from the recorded sales of its own tower, dock position 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 the view, the lanai, the dock and the Ian repairs, read your latest assessment statement and compare the recorded sales of your tower. 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 tower and whether your condo has a dock. If you are also buying, read our guide to buying a Bay Harbor Club condo, see how we represent buyers and call Marc at (239) 287-5873.
These are the questions Bay Harbor Club owners ask us most when they want to know what a condo is worth, answered from the county record, the city’s permit file and the association’s public site, with the window and the number of sales beside every figure.
What recent sales of the same 1,345 square foot two-bedroom brought, adjusted for tower, dock, floor and condition. The 24-month median is $555,000 on 12 sales: $740,000 for these 5 Phase I sales and $550,000 for these 7 Phase II sales.
The 24-month median is $555,000 on 12 sales, the first window with ten. It is $550,000 for these 6 sales in 12 months, $560,000 on 13 in 36 months and $575,000 on 15 in 60 months. We never publish an all-history median.
The 24-month median is $412.64 per heated square foot on 12 sales, from $334.57 to $557.62: $550.19 for these 5 Phase I sales and $408.92 for these 7 Phase II sales.
Lower than 2021. The median price per heated square foot was $412.64 on 6 sales in 2025 against $496.69 on 11 sales in 2021, 16.9 percent lower, and the file has no 2022 or 2023 sale, so we do not call it a trend.
The median of these 5 dock sales of the last 24 months is $575,000 and of these 7 sales without one $535,000, a gap of $40,000. The groups are small, so it is a direction, not a schedule, and a dock here suits a bay boat, not Gulf access.
Phase I did in the last 24 months: $740,000 for these 5 sales against $550,000 for these 7 Phase II sales, and Phase I holds 3 of the 4 highest prices. The sale file has no view field, so we cannot say why.
Possibly. The median of these 3 sales on floors 1 to 4 is $535,000, of these 5 on floors 5 to 8 $550,000 and of these 4 on floors 9 to 13 $572,500. Groups that small do not support a floor premium.
One Phase I residence formed from two units sold for $1,350,000 on 29 November 2021, or $496.69 per heated square foot. It is the only sale of that size in 60 months, so a valuation starts with that sale and a walk-through.
In the 60-month qualified record, $1,350,000 for the combined residence and $750,000 for a standard condo on 15 April 2025. The roll shows transfers up to $1,500,000 in 2022 that the county does not count as qualified.
No. The county’s 2026 just value for the 12 homes sold in 24 months is a median 77.4 percent of price, from 55.6 to 96.3 percent. It is a tax-roll figure, not a floor, a ceiling or a starting offer.
The assessment date was 1 January 2023, about three months after Hurricane Ian, and the figure is consistent with valuing the buildings as substantially uninhabitable that day. The median recovered to $587,618 by 2025.
It is a starting question. A model sees one plan that sold from $450,000 to $750,000 in 24 months, a dock flag that reads yes on all 103 units when 50 carry a dock, and none of the 8 roll transfers the county does not count.
The appraiser uses recorded sales, and the qualified file skips 2022 and 2023 while the roll shows seven transfers in those years. We give you the sales behind your price, roll transfers included and explained, so you can answer the gap.
19 condos sold twice with both sales since 2009, and 18 gained. The median change was 20.3 percent over 3.95 years, and 4.22 percent a year for the 17 pairs held a year or longer.
One of the 19 pairs since 2009 lost 9.4 percent. Of 12 pairs whose first sale was in 2002 to 2008, 6 ended below the purchase price, by 0.7 to 34.7 percent, and the record before 2009 is partial.
The record does not say. The roll shows seven transfers in those years, six with override code 03 and one coded 30, affiliated parties, and the county does not count them as qualified.
Median days on market was 206 and the median sale-to-list ratio was 97.1% of the final list price for the 11 Bay Harbor Club closings in the 24 months to October 3, 2026, per the Southwest Florida MLS, pulled October 3, 2026. Months of supply was 9.6 on that date, an indicative figure because only 5 units closed in the last 12 months. The county record has no listing dates, so these come from the MLS, and we update them on your valuation when you ask.
Four Bay Harbor Club condos were active in the Southwest Florida MLS as of October 3, 2026, listed from $640,000 to $715,000 at a median of $702,500, and none was pending. The county roll lists sales, not listings, so we pull the live competition from the Southwest Florida MLS again the week we price your condo.
33 of the 79 qualified sales since January 2009 closed from April to June, 18 in May alone, against 16 from January to March, 15 from July to September and 15 from October to December.
They are not published in any primary source we could reach, and the association’s public site does not post them. The estoppel certificate and the budget are the reliable answers,..
No special assessment notice is public. The seller’s package should list assessments for the previous two years under HB 913, and the estoppel certificate shows what a unit owes.
Florida allows 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, and the contract controls who pays.
At $555,000, about $517,453.50 before payoff with buyer-agent compensation and $531,328.50 without. At $550,000 it is $512,776.00 and $526,526.00, and at $750,000 $699,876.00 and $718,626.00. 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.
Both towers are in FEMA Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and the City’s GIS layer returns 12 feet. A buyer’s lender and insurer will ask, so an Elevation Certificate protects your price.
The association’s master policy is not published. Citizens’ 2026 statewide rate changes are plus 14.1 percent for condominium association wind-only and plus 7.7 percent for multiperil, and the statewide average association premium rose from $72,570 in June 2022 to $147,381 in June 2024.
It can. The City’s permit file shows building-wide restoration permits issued on 24 July 2023 and finaled on 24 April 2025. Buyers ask what was restored in your condo, what you paid and what permits closed.
The association does not publish a lease minimum or rental cap, so a buyer who plans to rent will want the declaration first. Florida Statute 509.242 licenses vacation rentals on top of any association rule.
It can. The inspection deadline for a building this age was 31 December 2024 and the report is not public, and the state’s database lists one reserve study form with no contents.
The City counts the cumulative cost of improvement and repair over a rolling five years against 50 percent of a building’s market value, with impact windows, shutters and roofs counted for one year only.
Your latest assessment statement, the budget and reserve information, any estoppel and special assessment notices, your insurance and flood documents, your Ian repair and permit records, and your dock assignment if you have one.
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 tower and dock position and tells you which transfers were left out. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. We bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and our office is in Bonita Springs, the same city as Bay Harbor Club.
Sea Isles is the bay-side association next door, with 84 homes, no recorded dock and no public association site. Its price per heated square foot is down 0.4 percent from 2021 to 2025 against 16.9 percent at Bay Harbor Club.
Yes. This guide covers Bay Harbor Club at Bonita Beach, the 103-unit condominium at 26225 and 26235 Hickory Blvd on Little Hickory Island, not Bay Harbor at Bonita Bay inland, the Bay Harbor Islands near Miami or the Bay Harbor Club in Pinellas County.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; 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 Bay Harbor Club 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
★★★★★ “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
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
A Bonita Beach condo specialist knows which tower, dock position 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 a pre-FIRM tower. 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 dock flag read as 103 docks when 50 exist, county value quoted as if it were price, a fee quoted without the estoppel, 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 Bay Harbor Club guide covers the towers, the docks, the amenities and the permit file, and our Bonita Beach community guide covers the strip. For neighbors read our Bonita Beach Club and Seascape guides, and for city-wide context our Bonita Springs home valuation guide.
If you are asking “what can I sell my Bay Harbor Club condo for,” McGreevy and Comisar price from the recorded sales of your own tower and dock position. We read every one of the 79 Bay Harbor Club 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 6 qualified Bay Harbor Club 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 Bay Harbor Club condos.
Bay Harbor Club recorded sales, last 12 months: 6 qualified county sales at a $550,000 median (the median of these 6 sales), from $450,000 to $745,000, 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 Bay Harbor Club 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 Bay Harbor Club, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building background in our Bay Harbor Club 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 a Bay Harbor Club condo? Get a free Bay Harbor Club 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 a Bay Harbor Club condo.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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 on this page traces to a primary source below: county, city, state and federal records, the association’s public site and the statutes that set a seller’s duties. We cite no brokerage or listing sites. Sale figures are from the Lee County Property Appraiser and Florida DOR recorded sales and the parcel roll of 27 September 2026.
These official documents bear most directly on what a Bay Harbor Club condo is worth and what its seller must deliver, from the county’s transfer codes to the state’s estoppel fee schedule. 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 DBPR, Division of Condominiums | Current posting | The $299, $119 and $179 ceilings | |
Transfer Code List | Lee County Property Appraiser | Dated 12/13/2012 | How the county codes qualified and unqualified sales, including override 03 | |
Coast Pilot 5, Chapter 4 | NOAA National Ocean Service | Current edition | The 10 foot bridge clearance | |
Manatee Protection Plan | Lee County | Final plan | The 48 wet-slip count | |
Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent renovation rule | |
House staff analysis of HB 913 | Florida House of Representatives | 2025 | Seller disclosures on inspections and reserves |
Bay Harbor Club’s declaration, budget, reserve study and rules are not posted on the association’s public site; they come from the seller and the manager at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026 and labelled by source above. County recorded sales checked October 1, 2026. McGreevy and Comisar, value your Bay Harbor Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.