We value your Bayscape condo from the recorded sales of its own four-home building 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, index built 1 October 2026
What is a condominium home in Bayscape at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 4 bay-side homes at 25815 Hickory Blvd, a one-building condominium inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida. It is not Seascape, the 136-home Gulf-side condominium across the road, and not any of the landscaping and marine businesses that carry the Bayscape name in the state’s records.
Here is the short answer. In the 12 months to October 1, 2026 the county recorded no qualified sale at Bayscape, and in the last 60 months it recorded one: $899,000 on February 14, 2025, for a 1,778-square-foot home, or $505.62 per heated square foot. No window up to 60 months reaches 10 sales, so we list every sale and publish no median of the 10 on file since 1996. The six sales from 2018 to 2020 sold at $281.21 to $402.14 a foot, and the county’s own value for the 2025 home is 73.5 percent of its price. Your home’s value starts with its own record and condition more than with any neighborhood number.
Read this guide beside our guide to selling your Bayscape condo if you are deciding whether to list, and our guide to buying a Bayscape condo if you are also buying. Every figure comes from recorded sales, the county roll, FEMA, the U.S. Geological Survey and the state’s filings. Where the Southwest Florida MLS would add a figure, we say it was not available and we do not estimate it. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and our office is on South Tamiami Trail in Bonita Springs, in the same city as Bayscape.
A Bayscape condo is worth what its own record and the nearest like sale support, adjusted for condition, position in the building, flood zone and the state of the association’s documents. The county recorded one qualified sale in the last 60 months, $899,000 on February 14, 2025, so we show every sale and give no median of the ten.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every yardstick below carries its window and its number of sales. The county record leads because it counts every recorded, qualified deed, and the newest Bayscape sale in the county file is dated February 14, 2025.
| Yardstick | Qualified sales | What it shows |
|---|---|---|
| County, last 12 months (since October 2025) | 0 | No qualified sale recorded |
| County, last 24, 36 and 60 months | 1 | $899,000 on February 14, 2025, $505.62 per heated sq ft (the single sale) |
| County, since 2009 (a complete count) | 7 | Listed in full below, all dated 2018 to 2025; the median of these 7 sales is $650,000 |
| County, all recorded history since May 1996 | 10 | A count of what the file holds, partial before 2009; no median published |
| Southwest Florida MLS, closings, days on market, sale-to-list | not available | Information not available at time of publishing (checked 2026-10-01). |
With one sale in the last 60 months, the median is simply that sale, and we show it only so the windows line up. A median of ten sales that span 1996 to 2025 would mix prices from different markets, so we do not publish one.
These are the seven facts about Bayscape condo values that matter most in October 2026, drawn from the Lee County recorded sales and parcel roll, FEMA and the Florida Division of Corporations, and each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, the repeat sales of each home, the association’s filings, fees and insurance, a comparison with Palm Bay Estates and the rest of the strip, a net sheet and the answers owners ask most. Each link jumps to its section.
The Value and the Method: What Is My Bayscape at Bonita Beach Condo Worth in 2026? · Why Value Your Bayscape at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Bayscape at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bayscape Condo Values? · How Do We Value a Bayscape Condo?
The Record: What Did Bayscape Condos Sell For in the Last Five Years? · What Is a Bayscape Condo Worth by Building, Floor, Size and Plan? · Are Bayscape Values Rising or Falling? · One Condo’s Public Record · Bayscape or Bayside Condo? Which Name Do Valuation Searches Find? · What Moves a Bayscape Condo’s Value Up or Down? · Does the Association’s Corporate History Change a Bayscape Condominium’s Value? · How Do Fees, Reserves, Assessments and Insurance Affect Bayscape Condo Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Bayscape vs Palm Bay Estates: Which Condominium Holds Its Value Better? · How Do Bayscape Condo Values Compare With the Rest of the Bonita Beach Strip? · What Will You Net When You Sell Your Bayscape Condo? · Want a Free In-Person CMA for Your Bayscape Condo?
Answers, Reviews and Sources: Frequently Asked Questions, Bayscape at Bonita Beach Home Value Edition · What Owners Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home? · Thinking of Selling Your Bayscape Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bayscape condos from the four homes’ own recorded sales, county roll and filings, 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’s filings and the flood map.
We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. 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, which sets out what to ask any agent who prices a home, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 10 Bayscape sales in the county record since 1996, and the latest recorded sale on each of the 4 homes. We read the county’s building layer for the one building at 25815 Hickory Blvd, the county’s parcel layer for each home’s heated area, flags and just value, and the state’s corporate and condominium records for the association. We also queried FEMA’s flood map, the county’s evacuation and school layers and the U.S. Geological Survey’s Hurricane Ian marks for the building points. When an owner asks what a 1,778-square-foot home is worth, the answer starts with that home’s own sales and the nearest like sale in the same building, not a neighborhood median.
We have not pulled the Southwest Florida MLS for this page, so we do not state a McGreevy and Comisar closing inside Bayscape, and none is implied. Our case rests on the public record we have read for you, our results across Bonita Springs and Southwest Florida, and how we will price your home. Our own Bayscape closing history from the MLS: Information not available at time of publishing (checked 2026-10-01).
To get a free Bayscape 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 your home’s own recorded sales and the nearest like sale, then confirm it with a short in-person walk-through if you want one.
A range for your home, the recorded Bayscape sales we used with dates, sizes and prices, the neighboring associations used only as a sense check, and our adjustments for condition, position, flood zone, pool, dock and the association’s documents.
An online estimate misses Bayscape condo values because a model has one recent sale to learn from, cannot see a pool, a dock or a roof replaced since 1982, and never reads the association’s filings. Treat an online estimate or any automated figure as a starting question, never as an answer.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county recorded 10 Bayscape sales in 30 years and 1 in the last 60 months. A model that averages the strip, or learns from the one 2025 sale, will treat four homes of identical county size as one product that moved $249,000 between the median of the seven sales since 2018 and the newest sale. At 1,778 square feet, the median of those seven sales, $650,000, is $365.58 a foot, and the newest sale, $899,000, is $505.62 a foot, a difference of $140.04 a foot inside one building, and no model can tell you why.
We value a Bayscape condo in four steps: the home’s own recorded sales, the nearest like sale, adjustments for condition, position, flood zone, pool, dock and the association’s documents, and a stated range with its arithmetic. The Bonita Beach strip is only a sense check, and every line of the range can be defended.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each of the four homes has a different history, so we start there. We label them A to D in the order of their first sale on file, and the labels are ours, not the association’s numbering. Homes A and D have each sold three times, and B and C twice.
With one sale in 60 months, the nearest like sale is usually the 2025 sale, and it is a data point for one home of 1,778 square feet. Because all four homes carry the same county size, the 2025 sale is the nearest like sale for every Bayscape home, and a buyer’s appraiser will see it, and so will a buyer. We weigh it fully for a home of similar finish and floor and discount it for a home that differs, and we say which.
Buyers pay for condition, finish, a pool and a dock that are verified, a roof and windows with dates, an elevation certificate that helps, and an association whose filings and budget are in order. They discount for what they cannot see. We adjust from the home, the walk-through and the documents, not from a formula, and we say which adjustments the record cannot support.
The result is a range plus a plan for the days on the market. The competition a buyer sees this week is a Southwest Florida MLS question: active listings, pending sales, months of supply and the days on market of recent sales. Information not available at time of publishing (checked 2026-10-01).
The simplest idea is to take a price per heated square foot and multiply it by the home’s size. At the $505.62 a foot of the 2025 sale, a 1,778-square-foot home is $899,000. At the $365.58 a foot of the median of the seven sales since 2018, the same home is $650,000. Both figures come from the same building, they sit $249,000 apart, and the first is 38.3 percent above the second. The county record cannot say which is closer to today’s value, so we do not publish either one as the value.
Over the last five years the county recorded one Bayscape condo sale, $899,000 on February 14, 2025, and none in the last 12 months. Since May 1996 it holds 10 qualified sales from $169,500 to $899,000. With fewer than ten sales in any window, we list every sale and publish no median of the ten.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds and never a claim that it holds every sale ever made. We widened the window as far as the record goes, and no window up to 60 months reached 10 qualified sales.
| County window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
| Last 12 months (since October 2025) | 0 | none | none | none | none |
| Last 24 months (since October 2024) | 1 | $899,000 (the single sale) | $899,000 | $899,000 | $505.62 |
| Last 36 months (since October 2023) | 1 | $899,000 (the single sale) | $899,000 | $899,000 | $505.62 |
| Last 60 months (since October 2021) | 1 | $899,000 (the single sale) | $899,000 | $899,000 | $505.62 |
| Since 2009, a complete count (since January 2009) | 7 | $650,000 (median of these 7 sales) | $500,000 | $899,000 | $365.58 |
| All recorded history (since May 1996) | 10 | not published | not published | not published | not published |
Each sale below is a county qualified improved sale. We label the homes A to D by order of first sale on file and show no unit numbers. All four homes are 1,778 heated square feet on the county roll, so a price per foot is the price divided by 1,778.
| Date | Price | Home | Heated sq ft | Price per heated sq ft | Note |
|---|---|---|---|---|---|
| February 14, 2025 | $899,000 | C | 1,778 | $505.62 | The only sale in the last 60 months |
| December 2, 2020 | $715,000 | D | 1,778 | $402.14 | The highest price of the 2018 to 2020 cluster |
| April 10, 2020 | $650,000 | B | 1,778 | $365.58 | The median of the seven sales since 2018 |
| August 12, 2019 | $590,000 | A | 1,778 | $331.83 | $80,000 below the same home’s 2018 sale |
| July 15, 2019 | $648,777 | D | 1,778 | $364.89 | The second sale of home D |
| October 5, 2018 | $670,000 | A | 1,778 | $376.83 | The second sale of home A |
| June 8, 2018 | $500,000 | D | 1,778 | $281.21 | The first sale since 2009 |
| September 28, 1999 | $213,500 | C | 1,778 | $120.08 | Before 2009, so the record is partial |
| June 25, 1997 | $182,000 | B | 1,778 | $102.36 | Before 2009, so the record is partial |
| May 1, 1996 | $169,500 | A | 1,778 | $95.33 | Before 2009, so the record is partial |
We do not publish an average or a median of these ten, because the sales run from 1996 to 2025 and a median that mixes 1990s and 2020s prices would say nothing about what a home is worth now. All ten were resales: the county file shows no builder-direct sale.
The record is complete from 2009, and the first qualified Bayscape sale after 2008 is June 8, 2018, so a window since 2009 and a window since January 2018 hold the same 7 sales, from $500,000 to $899,000. The median of these 7 sales is $650,000, or $365.58 per heated square foot. Seven is under ten, so we state it only as the median of these 7 sales and never as the price of a Bayscape home. Six of the seven fall in 2018 to 2020, and the seventh is the 2025 sale at $899,000, which is $249,000 above that median.
Qualified Department of Revenue sales are a county record, not an MLS record. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county’s parcel layer lists four older transfers that its code list treats as disqualified: three deeds at $90,000 each, dated November 1986 and coded 03, and one at $25,000 dated May 4, 2006 and coded 08. The county’s code list, for sale dates through 2008, defines 03 as disqualified for interest sales, court documents or government transfers, and 08 as disqualified for documentary stamps greater than .70 or a special price greater than $100. We do not use any of the four as a comparable, and we do not read a motive into them. The latest recorded sale on each of the four homes matches a sale in the qualified file, so we found no recorded sale since 2009 that the qualified file leaves out.
The Southwest Florida MLS is where closed-sale counts, days on market, sale-to-list ratios, active listings and months of supply live. Information not available at time of publishing (checked 2026-10-01). We do not estimate those figures from the county record, because the two sources measure different things, and with four homes an estimate would be false precision.
Bayscape is one building of four homes with one county size, so there is no plan menu and no published floor stack: value follows each home’s position, condition and record. All four are 1,778 heated square feet, and the newest sale, $899,000, belongs to home C, the one whose first sale on file is 1999.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll shows heated area and the latest recorded sale for each home. We list each home’s own latest sale and no median, because each parcel shows only its latest sale on the roll.
| Home | Heated sq ft | Latest recorded sale | Price | Price per heated sq ft | Days before October 1, 2026 |
|---|---|---|---|---|---|
| A | 1,778 | August 12, 2019 | $590,000 | $331.83 | 2,607 |
| B | 1,778 | April 10, 2020 | $650,000 | $365.58 | 2,365 |
| C | 1,778 | February 14, 2025 | $899,000 | $505.62 | 594 |
| D | 1,778 | December 2, 2020 | $715,000 | $402.14 | 2,129 |
The four homes total 7,112 heated square feet, a mean of 1,778 per home, and the spread from smallest to largest is zero square feet. On the county roll, 14 of the other 22 associations on the strip have no home as large as 1,778 square feet, and eight have a larger one, from 1,890 to 3,962 square feet at the top of their ranges.
Four times 1,778 is 7,112, and 7,112 is exactly the effective area the county’s building layer gives for the whole building. When four homes carry the identical figure and the figures add up to the building total to the square foot, the likeliest explanation is that the county split the building into four equal parts and did not measure each home. That is our inference. It means every price per square foot figure on this page inherits the same caveat, and an owner who cares about the interior measurement should get the plans, an appraisal or an independent measurement before pricing to the foot.
The county’s maximum-stories field says 1 for the building and for each home. The county’s two area figures say something different: the building’s ground footprint is 4,566.5 square feet and its effective area is 7,112, which is 1.56 times the footprint, and 1.56 fits two levels better than one. We do not know which count is closer to the building’s form, and we do not publish a floor count for any home.
The record cannot say. Between December 2, 2020 and February 14, 2025 the county recorded no qualified Bayscape sale, so the direction rests on a 2018 to 2020 cluster of six sales, one 2025 sale, and a few repeat sales by the same home: one rose 43.0 percent in 30 months, one fell 11.9 percent in 311 days.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A trend needs many sales, and Bayscape has had seven since 2009. We describe the direction of each pair and forecast nothing. The table below groups every recorded sale by period and is a history table, not a price signal.
| Period | Qualified sales | Prices | What the period covers |
|---|---|---|---|
| 1996 to 1999 | 3 | $169,500 (May 1996), $182,000 (June 1997) and $213,500 (September 1999) | Partial record before 2009 |
| 2000 to 2008 | none on file | none | Partial record before 2009 |
| 2009 to 2017 | 0 | none | Complete count, nine years with no qualified sale |
| 2018 to 2020 | 6 | $500,000 and $670,000 (2018), $648,777 and $590,000 (2019), $650,000 and $715,000 (2020) | Complete count |
| 2021 to October 1, 2026 | 1 | $899,000 (February 2025) | Complete count |
Four homes produced six consecutive pairs of sales from the 10 recorded sales: two each for homes A and D and one each for B and C. The table adds D’s whole chain as a seventh line. The three pairs that start in 1996 to 1999 are long holds from a different market, and we label them so.
| Home | From | To | Change | Days between | Note |
|---|---|---|---|---|---|
| D | June 8, 2018, $500,000 | July 15, 2019, $648,777 | +$148,777, or +29.8% | 402 | Owner to owner |
| D | July 15, 2019, $648,777 | December 2, 2020, $715,000 | +$66,223, or +10.2% | 506 | Owner to owner |
| D | June 8, 2018, $500,000 | December 2, 2020, $715,000 | +$215,000, or +43.0% | 908 | The whole chain |
| A | October 5, 2018, $670,000 | August 12, 2019, $590,000 | -$80,000, or -11.9% | 311 | Owner to owner |
| A | May 1, 1996, $169,500 | October 5, 2018, $670,000 | +$500,500, or +295.3% | 8,192 | A 22-year hold; partial record before 2009 |
| B | June 25, 1997, $182,000 | April 10, 2020, $650,000 | +$468,000, or +257.1% | 8,325 | A 22-year hold; partial record before 2009 |
| C | September 28, 1999, $213,500 | February 14, 2025, $899,000 | +$685,500, or +321.1% | 9,271 | A 25-year hold; partial record before 2009 |
The two 2018 to 2019 pairs point in opposite directions: home D gained and home A lost, between June 2018 and August 2019, inside one building. Two pairs describe two homes, so read them as cases and not a rate. The three long holds, 22 to 25 years, show a 1990s purchase multiplying by about 3.6 to 4.2 times, which describes a different market and no forecast.
One Bayscape condo’s public record shows how far a price can move in two and a half years: home D, a 1,778-square-foot, three-bedroom home built in 1982, sold for $500,000 on June 8, 2018, $648,777 on July 15, 2019 and $715,000 on December 2, 2020, up $215,000 or 43.0 percent in 908 days. The county file explains none of the three prices.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We chose this home because it is the only Bayscape home with three consecutive recorded sales since 2009. We use the building address, 25815 Hickory Blvd, and leave out the owners, the unit number and every identifier.
The home is a condominium home of 1,778 heated square feet with three bedrooms and three baths, built in 1982 on the county roll, on the bay side of Hickory Blvd, with the pool and dock flags set to yes in the county’s parcel layer, like the other three homes. The county’s current just value for it is $628,861, which is 88.0 percent of the $715,000 it last sold for, a gap of $86,139.
| Date | Price | Price per heated sq ft | Change from the sale before | Days between |
|---|---|---|---|---|
| June 8, 2018 | $500,000 | $281.21 | Not applicable | Not applicable |
| July 15, 2019 | $648,777 | $364.89 | +$148,777, or +29.8% | 402 |
| December 2, 2020 | $715,000 | $402.14 | +$66,223, or +10.2% | 506 |
The price per heated square foot rose from $281.21 to $402.14, a factor of about 1.43, and the whole chain gained $215,000. The county’s file lists the 2019 sale at $648,777, a figure that is not a round number, and it does not say whether it reflects credits, repairs or a negotiated price. Those are arithmetic results from three sales, and a rate needs more than three.
Bayside is not a separate condominium. Lee County’s property roll uses the name Bayside Condo for the one common-area parcel at 25815 Hickory Blvd, and that parcel carries the same Official Records reference, Book 1762, Page 306, as the four Bayscape homes. A search for a Bayside condo on Hickory Blvd is a search for Bayscape.
Data updated: October 2026 (Lee County Property Appraiser, Florida Division of Corporations and Division of Florida Condominiums records, checked 1 Oct 2026)
The county roll holds five parcels at 25815 Hickory Blvd: four home parcels and a common-area parcel with the Bayside Condo legal description and the state’s land-use code 09 for common areas, which has no year built and no heated area. The county’s building layer lists one building there, with four residential units, built in 1982, and ties it to that common-area parcel. The Division of Florida Condominiums lists Bayscape Condo with 4 units, and its extract returns 20 Bayside-named projects statewide with none on Hickory Blvd. Our reading, not a document we pulled, is that Bayside is a second spelling the county’s legal-description records carried onto the common parcel. We have not read the recorded declaration, and the Lee County Clerk’s records are the place to confirm which name it uses.
A buyer’s agent, an appraiser or a model that searches for Bayside will find homes in other counties, and one that searches for Bayscape will find landscaping, lawn, marina and design businesses in the state’s corporate records that have nothing to do with the building. These all point to the same building: Bayscape, Bayscape Condominium, Bayscape Condo, Bayside Condo at 25815 Hickory Blvd, and 25815 Hickory Blvd, Bonita Springs, FL 34134. We use all of them when we pull comparables, so a sale recorded under either name reaches your valuation.
A Bayscape condo’s value moves with its condition and position, the pool and dock the county file flags, the elevation certificate and flood insurance cost, the roof and windows of a 1982 building, the association’s filings and a buyer’s ability to finance a four-home project. The record measures size; we adjust the rest.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county’s parcel layer sets a pool flag and a boat dock flag to yes on all four homes. Buyers on a bay-side barrier-island strip pay for a verified dock, and they discount a dock they cannot confirm. In some Florida condominiums a dock is a limited common element assigned to one home, in others it is a shared asset, and in others it belongs to a separate entity. We found no Bayscape document that says which. Bring the instrument that conveys the dock and the pool to the valuation, and the value follows the paper.
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five land points on the building: the county’s four-home parcel point, the footprint’s center and three corners. Each returned Zone AE with a base flood elevation of 11.0 feet on the NAVD88 datum, on Lee County’s panel 12071C0651G, effective November 17, 2022. Lee County’s evacuation map returned Zone A. The U.S. Geological Survey’s elevation service puts bare ground at 4.25 to 5.21 feet at those points, so the base flood elevation sits about 5.8 to 6.8 feet above the ground. That does not tell you where a home’s living floor sits, because a home can stand on a raised slab, stem wall or fill. We found no elevation certificate for the building, and it is the single most useful flood document to ask for.
The U.S. Geological Survey surveyed four high-water marks within 720 meters of the building, at 11.3 to 12.2 feet above the datum, three of them rated excellent and one fair. Against Bayscape’s bare ground, that implies roughly 6.1 to 8.0 feet of water, by our arithmetic from neighbors’ marks and not a measurement at the building. The National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground in Bonita Beach. No Bayscape document describes the building’s own damage, so we do not assert that any home took water or that it did not. Under Florida Statute 689.302 a seller discloses flood history, and a buyer who gets the answers in writing has what a lender and an insurer will ask for.
The association’s corporate history can matter, and the record cannot measure how much. Bayscape Condominium Association, Inc. is active at the Florida Division of Corporations, its latest annual report was filed January 13, 2026, and an earlier corporation of the same name was dissolved in 1986. A buyer’s lender and attorney will ask for evidence of good standing.
Data updated: October 2026 (Florida Division of Corporations, Division of Florida Condominiums public records and Lee County Property Appraiser, checked 1 Oct 2026)
The corporate record shows two Florida not-for-profit corporations named Bayscape Condominium Association, Inc. The first was filed on May 4, 1982, filed annual reports for 1983, 1984 and 1985, and was involuntarily dissolved on November 14, 1986. The second was filed on May 10, 1996 and is active. It was reinstated on October 17, 2007 and on October 4, 2010, and the state lists an annual report in each year from 2011 through 2026, the latest on January 13, 2026. Separately, the Division of Florida Condominiums lists Bayscape Condo as approved and recorded, with 4 units and a recorded date of January 4, 1985, and its annual fee of $16 shows $0 pending in each of the billing years 2022 to 2026.
In Florida’s corporate records a reinstatement follows a lapse, and a lapse follows a missed annual report. Our reading is that the association missed an annual report in 2007 and again in 2010, and the record shows a report filed in every year since. We read no document that says why, and we draw no legal conclusion. For a valuation the point is simple: the association is in good standing today, the filing is public, and a seller who brings a printed Sunbiz page to the listing removes an item from the buyer’s list.
The first corporation was dissolved in November 1986 and the second was filed in May 1996, nine and a half years later, and the state’s search results show no active Bayscape corporation in between. We cannot say what ran the building then. Florida Statute 718.111 provides that the operation of a condominium is by the association, which must be a Florida corporation for profit or not for profit, so a buyer’s attorney may ask how the association’s authority continued. That is a legal question for a Florida attorney, and we are real estate agents, not lawyers.
Fees affect value because a buyer prices the whole carry, not only the mortgage payment. Bayscape’s assessment and what it covers are not published, the only dollar figure on the public record is the state’s $16 annual fee for 4 homes, and insurance in a Zone AE bay-side building can matter more than the property tax.
Data updated: October 2026 (Division of Florida Condominiums records, Florida Statutes 201.02 and 718.116 and Florida OIR data, checked 1 Oct 2026)
The table lists the documented layers with the amount, the period and who pays. Where the amount is not published, the document that answers it is named.
| Layer | Amount | Period | Who pays |
|---|---|---|---|
| State condominium division fee | $16 ($4 for each of 4 homes) | Yearly | The association |
| Association assessment | Not published; the budget and the estoppel certificate answer it | Not published | Each owner |
| What the assessment covers | Not published; the budget answers it | Not applicable | Not applicable |
| Special assessments | None found in public records; the estoppel certificate and the minutes answer it | Not applicable | Each owner, if levied |
| Master insurance, wind and flood | Not published; the insurance summary answers it | Not published | The association, shared among owners |
| Deed documentary stamp tax at $0.70 per $100 | $6,293 at $899,000 | One time, at sale | Customarily the seller in Lee County; the contract controls |
| Estoppel certificate, Florida Statute 718.116(8) | Up to $299, plus up to $119 if expedited and up to $179 more if delinquent | One time, at sale | Customarily the seller; the contract controls |
The estoppel certificate 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, on its estoppel certificate fee schedule. Florida Statute 718.116 also requires the association to issue the certificate within 10 business days of a request.
Under Florida Statute 718.503 the seller must furnish the current annual budget. A buyer reads it for property and flood insurance, reserve contributions for the roof, paving, drainage, pool, seawall and any dock, utilities the association pays, management and accounting costs and any loan or special assessment installment. We found no budget, fee schedule or rules for Bayscape, so we give no dollar figure and use no listing-text fee. The Southwest Florida MLS may carry a fee on a listing, and listing text is not an association document.
Bayscape’s carriers, deductibles and premiums are not published. The context is a market that moved sharply: 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 readings of its quarterly data. Statewide averages say nothing about one association. FEMA’s summary of coverage puts the National Flood Insurance Program building limit for a residential condominium building at the lesser of replacement cost or $250,000 times the number of units, which for four units is $1,000,000, and the brochure we read does not address buildings of four or fewer units, so whether Bayscape is written on that form is a question for its insurer. The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program premiums, per FEMA’s notice of November 21, 2024 on the City’s page.
No. The county’s current just value is a mass-appraisal figure for tax, not a price. For the home that sold in February 2025 it is $660,390, which is 73.5 percent of the $899,000 it sold for, and the other three homes’ just values run from $590,958 to $628,861. Treat the county number as a starting point.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Florida Statute 193.011 lists the factors a property appraiser must weigh in deriving just valuation, and none of them tells an appraiser to match a sale price. The county’s job is to value every parcel, not to price your home.
| Home | County just value | County assessed value | Gap | Just value as a share of the latest price | Latest recorded sale |
|---|---|---|---|---|---|
| A | $590,958 | $512,349 | $78,609 | 100.2% | $590,000 on August 12, 2019 |
| B | $590,958 | $513,283 | $77,675 | 90.9% | $650,000 on April 10, 2020 |
| C | $660,390 | $660,390 | $0 | 73.5% | $899,000 on February 14, 2025 |
| D | $628,861 | $585,357 | $43,504 | 88.0% | $715,000 on December 2, 2020 |
The four just values add to $2,471,167, a mean of $617,792 per home or $347.46 per heated square foot, against a mean of $713,500 for the four latest recorded sales.
The gaps of $78,609, $77,675 and $43,504 on the three homes that have not sold since 2020 are consistent with an assessment cap, and the equal just and assessed values on the 2025 home are consistent with the reset that follows a sale. That is our reading and not a county statement. A buyer should not carry a seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. Home A is the exception that proves the rule: its just value is 100.2 percent of its 2019 price, so a county value is a floor on some homes and not on others.
Bayscape and Palm Bay Estates are both small bay-side Hickory Boulevard condominiums in Flood Zone AE at 11 feet, and neither has 10 recorded sales in 60 months. Bayscape has larger homes and higher ground, and Palm Bay has more sales on file. The record does not crown a winner, so we show both.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Palm Bay Estates is the closest small bay-side neighbor on the strip: 8 homes at 26773 Hickory Blvd, built in 1985, against Bayscape’s 4 homes at 25815, built in 1982. Our full valuation guide for that building is at home valuation for Palm Bay Estates, and its building guide is the Palm Bay Estates neighborhood page. Below we set the two side by side on the same yardsticks and, for the sales, on the same window.
| Yardstick | Bayscape | Palm Bay Estates |
|---|---|---|
| Homes, built | 4 homes, 1982 | 8 homes, 1985 |
| Heated size on the county roll | 1,778 sq ft each | 1,150 to 1,444 sq ft on most, with one at 1,251 |
| FEMA zone and base flood elevation | AE, 11.0 ft | AE, 11.0 ft |
| Bare ground at the building (USGS) | 4.25 to 5.21 ft | 2.61 to 3.59 ft |
| Base flood elevation above bare ground | about 5.8 to 6.8 ft | about 7.4 to 8.4 ft |
| Straight-line distance to a county beach access | Little Hickory Island Beach Park 477 m, Bonita Beach Access 9 734 m | Bonita Beach Access 6, 57 to 115 m |
| Qualified county sales, last 60 months | 1 | 2 |
| Prices in the last 60 months | $899,000 ($505.62 per sq ft) | $640,000 ($556.52 per sq ft) and $525,000 ($371.02 per sq ft) |
| Qualified county sales since 2009, a complete count | 7 | 5 |
| Median since 2009 | the median of these 7 sales is $650,000 | the median of these 5 sales is $525,000 |
| All recorded history in the file | 10 since 1996 | 19 since 1986 |
| Southwest Florida MLS closings, days on market, sale-to-list | Information not available at time of publishing (checked 2026-10-01). | Not pulled for Palm Bay Estates either |
Fewer than 10 sales sit behind either building, so the medians above are the medians of those few sales and never a price for any one home.
The twelve qualified county sales below are every sale the two buildings recorded from January 2009 on, newest first. The sizes are the county roll’s heated square feet.
| Date | Building | Price | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
| July 22, 2025 | Palm Bay Estates | $525,000 | 1,415 | $371.02 |
| April 30, 2025 | Palm Bay Estates | $640,000 | 1,150 | $556.52 |
| February 14, 2025 | Bayscape | $899,000 | 1,778 | $505.62 |
| December 2, 2020 | Bayscape | $715,000 | 1,778 | $402.14 |
| April 10, 2020 | Bayscape | $650,000 | 1,778 | $365.58 |
| August 12, 2019 | Bayscape | $590,000 | 1,778 | $331.83 |
| July 15, 2019 | Bayscape | $648,777 | 1,778 | $364.89 |
| October 5, 2018 | Bayscape | $670,000 | 1,778 | $376.83 |
| June 8, 2018 | Bayscape | $500,000 | 1,778 | $281.21 |
| March 31, 2017 | Palm Bay Estates | $650,000 | 1,415 | $459.36 |
| August 15, 2011 | Palm Bay Estates | $512,000 | 1,444 | $354.57 |
| July 16, 2010 | Palm Bay Estates | $345,000 | 1,150 | $300.00 |
Bayscape’s record favors larger homes, 4 owners instead of 8 and ground about two feet higher. Palm Bay’s favors a longer sales history and a nearer beach access, at a lower entry price. We describe the properties here and not the people who buy them.
| If your buyer’s priority is | The record points to |
|---|---|
| The largest home in a small bay-side building | Bayscape, at 1,778 sq ft each, where 14 of the other 22 strip associations have no home that large |
| The most ground clearance under the same 11-foot flood elevation | Bayscape, with bare ground 4.25 to 5.21 ft against Palm Bay’s 2.61 to 3.59 ft |
| The shortest walk to a county beach access | Palm Bay Estates, Access 6 at 57 to 115 m in a straight line |
| A longer public sales record to price from | Palm Bay Estates, 19 sales since 1986 against 10 since 1996 |
| Southwest Florida MLS sale-to-list and days on market | Information not available at time of publishing (checked 2026-10-01). |
Across the 23 condominium associations of Bonita Beach, recorded prices run from a $280,000 median at Bonita Beach and Tennis Club to a single $1,950,000 sale at Snook Harbor, each in a window of its own. Bayscape’s one sale in 60 months is $899,000. A strip median means little for one building, so every row states its window.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each association is shown over the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, or over 60 months where none does. The Bonita Springs picture beyond the strip is in our Bonita Springs home valuation guide, and the barrier-island picture is on our Bonita Beach page.
| Association | Side | Homes | FEMA zone, BFE | Window | Sales | Median | Newest sale |
|---|---|---|---|---|---|---|---|
| Bayscape | Bay | 4 | AE 11 | 60 months, fewer than 10 | 1 | $899,000, the one sale | 2025-02-14 |
| Palm Bay Estates | Bay | 8 | AE 11 | 60 months, fewer than 10 | 2 | $582,500, the median of these 2 sales | 2025-07-22 |
| Bonita Beach Club | Gulf | 198 | AE 12 | 24 months | 17 | $690,000 | 2026-06-18 |
| Seascape | Gulf | 136 | AE 12 | 60 months | 10 | $592,500 | 2026-06-25 |
| Bay Harbor Club | Bay | 104 | AE 11 | 24 months | 12 | $555,000 | 2026-06-16 |
| Sea Isles | Bay | 84 | AE 11 | 60 months, fewer than 10 | 8 | $610,000, the median of these 8 sales | 2026-08-07 |
| Bonita Beach and Tennis Club | Bay | 360 | AE 10 | 12 months | 20 | $280,000 | 2026-07-31 |
| Ambassador | Gulf | 60 | AE 11 | 60 months, fewer than 10 | 4 | $987,000, the median of these 4 sales | 2026-04-14 |
| Casa Bonita I | Gulf | 54 | VE 13 | 60 months, fewer than 10 | 8 | $824,500, the median of these 8 sales | 2026-06-08 |
| Casa Bonita II | Gulf | 54 | VE 13 | 60 months, fewer than 10 | 8 | $749,500, the median of these 8 sales | 2026-06-09 |
| Casa Bonita Grande | Gulf | 54 | VE 13 | 60 months, fewer than 10 | 3 | $945,000, the median of these 3 sales | 2026-04-16 |
| Casa Bonita Royale | Bay | 40 | AE 11 | 60 months, fewer than 10 | 2 | $505,000, the median of these 2 sales | 2026-07-02 |
| The Egret | Gulf | 40 | AE 11 | 60 months, fewer than 10 | 6 | $712,000, the median of these 6 sales | 2026-07-16 |
| Windsong | Gulf | 24 | AE 11 | 60 months, fewer than 10 | 2 | $650,000, the median of these 2 sales | 2026-06-08 |
| Silver Sands of Bonita Beach | Gulf | 24 | VE 13 | 60 months, fewer than 10 | 1 | $1,400,000, the one sale | 2026-02-27 |
| Hickory Shores Condo | Gulf | 23 | AE 11 | 60 months, fewer than 10 | 4 | $950,000, the median of these 4 sales | 2026-03-16 |
| Beachwood on the Bay | Bay | 15 | AE 11 | 60 months, fewer than 10 | 1 | $528,000, the one sale | 2025-04-28 |
| Pelican Pointe | Gulf | 10 | AE 11 | 60 months, fewer than 10 | 1 | $1,375,000, the one sale | 2023-04-14 |
| Gulf Harbor (Hickory Blvd) | Bay | 8 | AE 11 | 60 months, fewer than 10 | 1 | $820,000, the one sale | 2026-03-03 |
| Snook Harbor | Bay | 3 | AE 11 | 60 months, fewer than 10 | 1 | $1,950,000, the one sale | 2025-01-27 |
| Bonita Beach Plantation House | Bay | 48 | AE 10 | 60 months | 14 | $342,500 | 2026-06-01 |
| Dolphin Way of Hickory Point | Gulf | 75 | AE 11 and AE 12 | 24 months | 11 | $460,000 | 2026-07-08 |
| Solenzara | Bay | 12 | AE 11 | 60 months, fewer than 10 | 1 | $1,500,000, the one sale | 2026-04-30 |
A median over fewer than 10 sales should not be compared with one over 10 or more. We use the strip as context, never as a price.
The strip’s buildings differ in number of homes from 3 to 360, in flood zone from AE 10 to VE 13 and in side of the island. A $280,000 median at a 360-home building and a $1,950,000 sale at a 3-home building are both true, and neither prices a Bayscape home. The right comparison is the nearest like sale, which here is the building’s own record.
On a sale at $899,000, the price of the last recorded Bayscape sale, a seller would net about $839,265 after a 2.75 percent listing commission, a 2.5 percent buyer-agent fee, documentary stamps, an owner’s title policy, closing and lien charges and an estoppel certificate. Without a buyer-agent fee the net would be about $861,740.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We show two price points, the 2025 recorded sale of $899,000 and the $650,000 median of the seven sales since 2009. Every line is an estimate for planning, the commission rates are negotiable examples and not our fee schedule, and the arithmetic is shown so you can change any input. The figures leave out any mortgage payoff, any tax or association proration and any capital gain.
| Line | Sale at $899,000 | Sale at $650,000 | How we computed it |
|---|---|---|---|
| Listing commission, 2.75 percent (a negotiable example) | $24,723 | $17,875 | Price times 0.0275 |
| Buyer-agent compensation, 2.5 percent (negotiable) | $22,475 | $16,250 | Price times 0.025 |
| Documentary stamps on the deed | $6,293 | $4,550 | $0.70 per $100 of price, Florida Statute 201.02 |
| Owner’s title policy | $4,570 | $3,325 | Promulgated rate, $575 on the first $100,000 and $5.00 per $1,000 after that |
| Title search and settlement | $1,200 | $1,200 | An estimate |
| Municipal lien search | $175 | $175 | An estimate |
| Estoppel certificate | $299 | $299 | Up to $299 for the certificate, Florida Statute 718.116 |
| Total, with a buyer-agent fee | $59,735 | $43,674 | Sum of the lines |
| Estimated net, with a buyer-agent fee | $839,265 (6.64 percent of price in costs) | $606,326 (6.72 percent) | Price less total |
| Total, without a buyer-agent fee | $37,260 | $27,424 | Sum without the buyer-agent line |
| Estimated net, without a buyer-agent fee | $861,740 (4.14 percent) | $622,576 (4.22 percent) | Price less total |
The estoppel line 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. The schedule is in the DBPR estoppel fee notice, and the statute is Florida Statute 718.116. The title line is shown because many Florida contracts assign the owner’s policy to the seller, and the contract you sign decides it.
After the 2024 NAR settlement, buyer-agent compensation is a negotiated term and not a fixed offer, so we show the sheet both ways. Your listing agreement sets your own commission, and we explain the options in a free consultation. To see a sheet built on your own price, use the valuation form or call Jesse direct at (239) 898-6072.
A free in-person comparative market analysis for your Bayscape condo is a short walk-through plus a written range built from your home’s own recorded sales, the nearest like sale and the condition we see. Ask for it with the valuation form or call Jesse direct at (239) 898-6072, and we reply the same day.
We look at the condition of the interior, the pool and dock you use, the roof and windows, any evidence of storm repair and where your home sits in the building, and we ask for your wind-mitigation report, elevation certificate and any association notices. The report is yours to keep, with no obligation to list.
A one-page range with the recorded Bayscape sales we used, the dates, sizes and prices, the neighboring associations used only as a sense check, the adjustments we made and a net sheet at your price. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we are glad to put our name to the number.
These are the questions owners of the 4 Bayscape condominium homes ask us most when they want to know what a home is worth, answered from the county record, FEMA, the state’s filings and our own arithmetic, with the window and the number of sales beside each figure.
What its own sales and the nearest like sale support, adjusted for condition and position. The last recorded sale was $899,000 on February 14, 2025, and the median of the 7 sales since 2009 is $650,000. Use the valuation form for a range.
The county recorded 1 sale in the last 60 months, so the median is that sale, $899,000. The median of these 7 sales since 2009 is $650,000, and we publish no median of the 10 sales since 1996.
The 2025 sale was $505.62 per heated square foot on 1,778 square feet. The median of these 7 sales since 2009 is $365.58 per foot, and the seven run from $281.21 to $505.62.
Six sales in 2018 to 2020 ran from $281.21 to $402.14 per foot, and the one sale since is $505.62. A 1,535-day gap separates them, so we call the 2025 price a data point and not a trend.
The county recorded none in the 12 months to October 1, 2026. Southwest Florida MLS closings for the same window: Information not available at time of publishing (checked 2026-10-01).
The building has 4 homes. Active and pending Bayscape listings today: Information not available at time of publishing (checked 2026-10-01). Our guide to buying a Bayscape condo covers the buyer’s side.
The county file records the closing and not the listing, so it cannot show days on market. Median days on market for Bayscape: Information not available at time of publishing (checked 2026-10-01).
It needs the Southwest Florida MLS, which we have not pulled for this page. Sale-to-list ratio for Bayscape closings: Information not available at time of publishing (checked 2026-10-01).
The 7 sales since 2009 closed in 7 different months: June, October, July, August, April, December and February. One sale per month is too thin to name a season, so we price from the home’s own record.
From the home’s own recorded sales, then the nearest like sale, then the strip as a sense check, adjusted for condition, position, flood and the association’s documents, with the arithmetic shown.
No. The county’s 2026 just values are $590,958 to $660,390 for the four homes, which is 73.5 to 100.2 percent of each home’s latest recorded sale. Florida Statute 193.011 sets the factors the county weighs, and none is a sale price.
Three homes show assessed values $78,609, $77,675 and $43,504 below just value, consistent with an assessment cap. A sale resets a capped value, so a buyer should not carry your tax bill forward.
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. We use $299 in every net sheet.
We found no published dues or budget in the public record we read. The state’s fee for the 4-unit association is $16 a year with $0 pending. The budget comes in the resale documents under Florida Statute 718.503.
Yes, an unpaid or pending assessment reduces what a buyer will pay and what you net. We found none in the public records read for this page, and your estoppel certificate is the document that states the amount owed.
The declaration and the association’s rules set whether and how long an owner may lease, and we have not read them for this page. Owners who rent should also check the City’s rental permit program and the state’s tourist tax rules.
Yes. FEMA maps the building in Zone AE with a base flood elevation of 11.0 feet (NAVD88) on panel 12071C0651G. Lee County puts it in evacuation Zone A and surge zone 1.
Flood insurance becomes part of a buyer’s cost, and the bare ground at 4.25 to 5.21 feet sits about 5.8 to 6.8 feet below the 11-foot elevation. An elevation certificate helps a buyer’s agent quote it.
The county recorded no sale between December 2, 2020 and February 14, 2025, so there is no before-and-after pair. Nearby USGS marks put Ian’s water roughly 6.1 to 8.0 feet above bare ground, but we do not know any one home’s damage.
Not for every sale, but buyers and insurers ask for it, and Florida Statute 689.302 requires a flood disclosure. We ask for yours when we price your home.
Under the promulgated rate it is $575 on the first $100,000 and $5.00 per $1,000 after that, which is $4,570 on an $899,000 sale and $3,325 on $650,000. The contract decides who pays it.
About $839,265 after commissions of 2.75 and 2.5 percent, stamps, title, closing, lien and estoppel costs, or about $861,740 without a buyer-agent fee. Both leave out any mortgage payoff and prorations.
It depends on your basis, how long you owned and lived in it, and your filing status. The IRS explains the home-sale exclusion in Topic 701, and your tax adviser can apply it.
No. Seascape is a 136-home Gulf-side condominium across Hickory Blvd, and Bayscape is a 4-home bay-side condominium at 25815. Their prices, associations and flood zones differ, so one is not a comparable for the other without adjustment.
Bayside Condo is the name the county gives the building’s common-area parcel. It is not a separate building, and a search for either name can return the wrong record.
Four, all at 25815 Hickory Blvd in Bonita Springs, built in 1982, each 1,778 heated square feet and 3 bedrooms on the county roll. The state records the condominium with 4 units, recorded January 4, 1985.
The bay. It sits on the bay side of Hickory Boulevard, and the nearest county beach access in a straight line is Little Hickory Island Beach Park, 477 meters away, with Bonita Beach Access 9 at 734 meters.
The county’s parcel layer flags a pool and a boat dock on all four homes, so neither separates one home from another. With one sale in 60 months we cannot measure a premium, and we do not state one.
It can. Two corporations carry the Bayscape name, and the active one was filed in 1996 and reinstated in 2007 and 2010. A buyer’s attorney will look for that, so we read the filings before we price.
Bayscape has larger homes and higher ground, and Palm Bay Estates has more recorded sales and a nearer beach access. Our comparison above sets the two on the same yardsticks without ranking them.
All four homes are 1,778 heated square feet, so price per foot moves only with price, from $281.21 to $505.62 across the seven sales since 2009. Size is not a variable between Bayscape homes.
The 2026 just values are $590,958, $590,958, $660,390 and $628,861 for homes A to D, our labels in order of first sale on file. They are tax values and not prices.
$399,000, from $500,000 on June 8, 2018 to $899,000 on February 14, 2025. The six sales from 2018 to 2020 sit between $500,000 and $715,000.
One who has read your building’s county record and filings and shows the arithmetic. We are Top 1% Real Estate Agents Nationally Since 2008. Our own Bayscape closings from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-10-01).
The 2025 sale was the highest in the building’s file, and none has been recorded in the last 12 months. With so few sales, price and condition matter more than timing. Ask for your number first.
Yes, and there is no obligation to. If you decide to sell, our guide to selling your Bayscape condo sets out our pricing, marketing and negotiation. Call Jesse direct at (239) 898-6072.
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 clients across Southwest Florida and not from Bayscape sales.
★★★★★ “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
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
A Bonita Beach condo specialist knows which of the strip’s 23 associations a condominium belongs to, which transfers the county counts as sales, what the estoppel must show and what the flood map means building by building. That knowledge is what lets a valuation survive a buyer’s appraisal.
Small facts move a Bayscape value: a county value quoted as a price, a name that pulls in Seascape’s sales, a 1,535-day gap between sales and two corporations. As Top 1% Real Estate Agents Nationally Since 2008, we build the number so those surprises do not reach the contract.
Our Bayscape at Bonita Beach guide covers the building, and our Bonita Beach community guide covers the strip.
Many owners are also buyers. Read how we sell Bayscape condos, see how we represent buyers and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are asking what you can sell your Bayscape condo for, McGreevy and Comisar price from the recorded sales of your own home. We tracked every one of the 10 Bayscape sales in the county record since 1996, and that record starts every valuation we send. Call Jesse direct at (239) 898-6072.
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. The county recorded no Bayscape sale in the last 12 months, so if you are thinking about selling, ask us first.
Bayscape recorded sales, last 60 months: 1 qualified county sale, $899,000 on February 14, 2025, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS, Bayscape closings: Information not available at time of publishing (checked 2026-10-01).
Enter your details in the valuation form for your free Bayscape condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Ready to list? Read how we sell Bayscape condos.
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 Bayscape, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building’s background in our Bayscape guide.
Top 1% Real Estate Agents Nationally Since 2008
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 Bayscape condo? Get a free Bayscape 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 Bayscape 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 on this page traces to a county, city, state or federal record below, or to a statute. We cite no brokerage or listing sites. Bayscape sale figures are from the Lee County sales file and parcel roll of 27 September 2026.
These official documents bear most directly on what a Bayscape condo is worth and what its seller must deliver. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it tells a valuation | Link |
|---|---|---|---|---|
| Estoppel certificate fee schedule | Florida DBPR | Current notice | The $299, $119 and $179 estoppel amounts | View the notice |
| Annual report, Bayscape Condominium Association, Inc. | Florida Division of Corporations | January 13, 2026 | The active corporation and its reinstatements | View the report |
| Annual report, Bayscape Condominium Association, Inc. | Florida Division of Corporations | April 5, 2025 | The prior year’s filing for comparison | View the report |
| Transfer Code List | Lee County Property Appraiser | Current posting | How the county codes qualified sales | View the code list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Final report | Surge and water levels for the storm | View the report |
| Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule after storm damage | View the notice |
| Summary of coverage, condominium building policy | FEMA | May 2024 | What a condominium flood policy covers | View the summary |
Bayscape’s declaration, budget and rules are not posted on a public site we could find; they come with the estoppel certificate and the resale document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); each place they would sit is marked above. County recorded sales checked October 1, 2026. McGreevy and Comisar, value your Bayscape condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.