We value your Beachwood on the Bay condo from its own recorded sales and the nearest like home, 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 Beachwood on the Bay at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 15 condominium homes at 26371 Hickory Blvd, a five-story, bay-side building from 1982 inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida. It is the 15-unit condo on Little Hickory Island, not the Beachwood Apts condominium in Naples or Beechwood Cove in Sarasota.
Here is the short answer. In the 12 months to October 1, 2026 the county recorded no qualified sale at Beachwood on the Bay, and in the last 60 months it recorded one: $528,000 on April 28, 2025, for a fifth-floor home of 1,073 square feet, or $492.08 per heated square foot. No window up to 60 months holds the ten sales a median needs, so we list every sale and publish no median. All 15 homes share one 1,073-square-foot plan, which takes size out of the question and leaves the floor, any garage and dock, condition, the building’s documents and the timing of the sale to explain a price. The county’s own just value for that fifth-floor home is 75.0 percent of what it sold for.
Read this guide beside our guide to selling your Beachwood on the Bay condo if you are deciding whether to list, and our guide to buying a Beachwood on the Bay condo if you are also buying. Every figure comes from recorded sales, the county roll, FEMA, the U.S. Geological Survey, the state’s filings and the Southwest Florida MLS. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source. 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 Beachwood on the Bay.
A Beachwood on the Bay condo is worth what its own recorded sales and the nearest like sale support, adjusted for floor, garage and dock, condition, flood zone and the state of the association’s documents. The county recorded one qualified sale in the last 60 months, $528,000 on April 28, 2025, so we list every sale and give no median.
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 Beachwood on the Bay sale in the county file is dated April 28, 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 | $528,000 on April 28, 2025, $492.08 per heated sq ft (the single sale) |
County, since 2009 (a complete count) | 10 | $300,000 to $528,000, listed in full below; no median published |
County, all recorded history (since April 1982) | 26 | A count of what the file holds, partial before 2009; no median published |
Southwest Florida MLS, closings, days on market, sale-to-list | 1 MLS closing in the 60 months to October 3, 2026, 0 in the last 12 | Unit 501 closed at $528,000 on April 28, 2025 after 122 days on market, at 96.1% of its final list price of $549,500. No median on 1 sale. Southwest Florida MLS, pulled October 3, 2026. |
These are the five facts about Beachwood on the Bay condo values that matter most in October 2026, each drawn from the Lee County recorded sales and parcel roll, FEMA, the U.S. Geological Survey and the state’s condominium and corporate filings, and each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, the building’s garage and dock pattern, flood and insurance, a comparison with Bay Harbor Club and the rest of the Bonita Beach strip, a net sheet and the answers owners ask most. Each link jumps to its section.
The Value and the Method: What Is My Beachwood on the Bay at Bonita Beach Condo Worth in 2026? · Why Value Your Beachwood on the Bay at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Beachwood on the Bay at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Beachwood on the Bay Condo Values? · How Do We Value a Beachwood on the Bay Condo?
The Record: What Did Beachwood on the Bay Condos Sell For in the Last Five Years? · What Is a Beachwood on the Bay Condo Worth by Building, Floor, Size and Plan? · Are Beachwood on the Bay Values Rising or Falling? · One Condo’s Public Record · What Moves a Beachwood on the Bay Condo’s Value Up or Down? · Do Garages and Docks Change What a Beachwood on the Bay Condo Is Worth? · How Do Fees, Reserves, Assessments and Insurance Affect Beachwood on the Bay Condo Value? · What Do Flood, Hurricane Ian and the Milestone Rules Mean for a Beachwood on the Bay Condo’s Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Beachwood on the Bay vs Bay Harbor Club: Which Holds Its Value Better? · How Do Beachwood on the Bay Values Compare With the Rest of the Bonita Beach Strip? · What Will You Net When You Sell? · Want a Free In-Person CMA?
Answers, Reviews and Sources: Frequently Asked Questions, Beachwood on the Bay 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 Beachwood on the Bay Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Beachwood on the Bay condos from the building’s 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 26 Beachwood on the Bay sales in the county record since 1982, and every other transfer the county roll shows on all 15 home parcels, 33 in all. We read the county’s building layer for the five-story footprint at 26371 Hickory Blvd, the roll for each home’s heated area, 2026 just value and legal description, and the state’s corporate and condominium records for the association. We also queried FEMA’s flood map, the county’s evacuation layer and the U.S. Geological Survey’s Hurricane Ian marks for the building’s own points. When an owner asks what a fourth-floor home with a garage and dock is worth, the answer starts with that building’s sales on the fourth floor, not a Bonita Springs average.
To get a free Beachwood on the Bay 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 floor, its recorded sales and the nearest like sale, then confirm it with a walk-through if you want one.
A range for your home, the recorded Beachwood on the Bay sales we used with their dates and prices, the neighboring buildings we used only as a sense check, and the adjustments we made for floor, garage and dock, condition, flood zone and the state of the association’s documents.
Your floor, whether your legal description carries a garage or dock designation, the year of any roof, window or air-conditioning work, any wind-mitigation report, your elevation certificate or flood determination, and any estoppel certificate, budget or special assessment notice you hold.
Request your free Beachwood on the Bay home valuation or call Jesse direct at (239) 898-6072, text or call. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the range you receive shows its arithmetic.
An online estimate misses Beachwood on the Bay condo values because a model has one recent sale to learn from, cannot see a home’s floor, garage, dock or renovation, and never reads the association’s filings. Treat an 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 26 Beachwood on the Bay sales since April 1982 and one in the last 60 months. A model that averages the strip, or learns from the single 2025 sale, treats a second-floor home without a dock and a fifth-floor home with a garage and a dock as the same product. The county’s own legal descriptions say they are not, and in 2020 two homes with neither sold at $418,000 and $420,000 while a home with both sold at $382,000.
We value a Beachwood on the Bay condo in five steps: start with the home’s own floor and recorded sales, find the nearest like sale, test it against the strip, adjust for condition, garage, dock and documents, and state a range with its arithmetic. The result is a range we can defend line by line.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Because every home is the same 1,073 square feet, the first question is which home yours is: floor, garage and dock. The county roll marks eight homes with a garage code and seven with a dock number, and the fourth and fifth floors hold the highest recorded prices since 2009, $525,000 and $528,000. We then read your home’s own earlier sales, if it has any, and its roll value.
With one sale in 60 months, the nearest like sale is usually the 2025 sale of a fifth-floor home with a garage and dock, and a buyer’s appraiser will see it. We weigh it fully for a home like it and discount it for a home that differs on floor, garage or dock, and we say which.
We compare the building with its neighbors, but we do not borrow their prices. Beachwood on the Bay is a bay-side building of 1,073-square-foot, two-bedroom, two-bath homes, and the Gulf-side buildings a few hundred feet away sell for more on the same size. The strip table later on this page shows each association in its own window, and the Bay Harbor Club section sets Beachwood on the Bay against its closest larger bay-side neighbor.
Buyers pay for floor and view, a garage and dock they can verify, a roof and windows with dates, an elevation certificate that helps, and an association whose filings, budget and reserve study are in order. They discount for what they cannot see. We adjust from 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. As of October 3, 2026 the Southwest Florida MLS shows one active listing, unit 304 at $599,000, no pending sale, and one closing in the last 60 months, unit 501, which was on the market 122 days. Months of supply cannot be measured, because there were no closings in the last 12 months to measure it against.
If you own a Beachwood on the Bay condo and are thinking about selling, request your free Beachwood on the Bay home valuation or use the valuation form on this page. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from your own floor and the nearest like sale.
Over the last five years the county recorded one Beachwood on the Bay condo sale, $528,000 on April 28, 2025, and none in the last 12 months. Since April 1982 it holds 26 qualified sales from $93,000 to $630,000. With fewer than ten sales in any window, we list every sale and publish no median of the 26.
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 and the state’s files add every sale from 2009, so the record is complete from 2009 and partial before it. 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 | $528,000 (the single sale) | $528,000 | $528,000 | $492.08 |
Last 36 months (since October 2023) | 1 | $528,000 (the single sale) | $528,000 | $528,000 | $492.08 |
Last 60 months (since October 2021) | 1 | $528,000 (the single sale) | $528,000 | $528,000 | $492.08 |
Since 2009, the complete part of the record | 10 | not published | $300,000 | $528,000 | not published |
All recorded history (since April 1982) | 26 | not published | not published | not published | not published |
Each sale below is a county qualified improved sale. We show the floor and whether the roll’s legal description carries a garage or a dock, and we show no unit numbers or owners.
Recorded sale | Price | Floor | Per heated sq ft | Garage or dock in the legal description |
|---|---|---|---|---|
April 28, 2025 | $528,000 | 5 | $492.08 | Garage and dock |
September 16, 2021 | $525,000 | 4 | $489.28 | Garage and dock |
December 28, 2020 | $418,000 | 3 | $389.56 | Neither |
September 29, 2020 | $420,000 | 5 | $391.43 | Neither |
May 14, 2020 | $382,000 | 4 | $356.01 | Garage and dock |
June 18, 2019 | $375,000 | 2 | $349.49 | Garage only |
September 20, 2016 | $335,000 | 4 | $312.21 | Garage and dock |
May 24, 2013 | $300,000 | 4 | $279.59 | Garage and dock |
March 28, 2013 | $340,000 | 5 | $316.87 | Garage and dock |
January 11, 2011 | $370,000 | 3 | $344.83 | Garage and dock |
July 5, 2006 | $630,000 | 4 | $587.14 | Garage and dock |
September 23, 2005 | $580,000 | 3 | $540.54 | Neither |
May 6, 1999 | $180,000 | 5 | $167.75 | Garage and dock |
November 19, 1997 | $155,000 | 2 | $144.45 | Neither |
July 21, 1997 | $135,000 | 5 | $125.82 | Neither |
September 1996 | $145,000 | 3 | $135.14 | Garage and dock |
May 1993 | $111,500 | 3 | $103.91 | Neither |
December 1991 | $110,000 | 3 | $102.52 | Neither |
March 1991 | $115,000 | 3 | $107.18 | Garage and dock |
October 1987 | $97,000 | 3 | $90.40 | Neither |
April 1987 | $105,000 | 5 | $97.86 | Garage and dock |
July 1983 | $105,000 | 4 | $97.86 | Garage and dock |
May 1983 | $98,000 | 5 | $91.33 | Neither |
June 1982 | $96,000 | 3 | $89.47 | Neither |
April 1982 | $93,000 | 3 | $86.67 | Neither |
April 1982 | $106,000 | 2 | $98.79 | Neither |
Sales dated before July 1997 carry a month and not a day in the county file, because the older records are keyed to the deed book and page, so we show the month. Each price per square foot is the sale price divided by 1,073. Sales dated before 2009 come from the partial part of the record, so a home’s earlier sale may be missing from the table.
Qualified Department of Revenue sales are a county record, not an MLS record. The roll carries 33 transfers on the 15 home parcels, and 26 are qualified sales, so 7 are not counted and we use none of them in any figure. Five are early deeds that carry the county’s disqualified code for dates through 2008: $108,000 in June 1982, $131,000 in June 1989, $95,000 in April 1991, $132,000 in May 1992 and $140,500 in April 1994. The other two are $360,000 in November 2004, a deed that precedes a qualified $580,000 sale of the same home in September 2005, and $225,000 in December 2012. We do not know why the county left those two out, and we list all seven so a reader knows they exist.
Beachwood on the Bay is one five-story building of 15 two-bedroom, two-bath homes, all 1,073 heated square feet, so value follows floor, garage and dock, condition and timing and not a plan menu. The county’s sales since 2009 span $300,000 on the fourth floor to $528,000 on the fifth.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll shows one plan: 1,073 heated square feet on every home, two bedrooms and two baths, and 15 times 1,073 is 16,095, the building’s heated total. Second, third and fourth floors have four homes each and the fifth floor has three, and the roll shows no homes numbered on the ground level, which we read as parking, garages and common space. That is our inference, and the plat would confirm it.
Every comparable sale is a true comparable on size, which is a real advantage when you list. It also means price per square foot carries no information that the price does not, so we compare prices and describe the homes. The $492.08 a foot of the 2025 sale and the $489.28 of the 2021 sale differ by $2.80 (492.08 less 489.28), a difference of a few thousand dollars on 1,073 square feet, 43 months apart.
The record cannot say with confidence. Between September 16, 2021 and April 28, 2025 the county recorded no qualified Beachwood on the Bay sale, and the newest price, $528,000, is within $3,000 of the $525,000 recorded in 2021. Nine repeat-sale legs show long gains, but none covers the last 17 months.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A trend needs many sales, and Beachwood on the Bay has had ten 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 |
|---|---|---|---|
1980s | 7 | $93,000 to $106,000 (median of these 7 sales $98,000) | Partial record before 2009; five are builder-direct first sales of 1982 and 1983 |
1990s | 7 | $110,000 to $180,000 (median of these 7 sales $135,000) | Partial record before 2009 |
2000s | 2 | $580,000 and $630,000 (median of these 2 sales $605,000) | Partial record before 2009 |
2010s | 5 | $300,000 to $375,000 (median of these 5 sales $340,000) | Complete from 2009 |
2020s | 5 | $382,000 to $528,000 (median of these 5 sales $420,000) | Complete from 2009 |
The decade rows state a median only as the median of those sales, and they describe history and not today’s market. The two sales of 2005 and 2006, $580,000 and $630,000, sit in the partial part of the record, and the 2006 price is $102,000 above the newest sale (630,000 less 528,000), which is 16.2 percent of the 2006 price. We do not adjust any of these for inflation, so a comparison across decades is a comparison of nominal dollars.
Seven homes produced nine consecutive sale pairs that end in 2005 or later. Letters stand for homes, and no unit numbers are shown.
Home | Floor and legal description | From | To | Change | Years apart |
|---|---|---|---|---|---|
A | 5, garage and dock | March 28, 2013, $340,000 | April 28, 2025, $528,000 | +$188,000, +55.3% | 12.1 |
A | 5, garage and dock | May 6, 1999, $180,000 | March 28, 2013, $340,000 | +$160,000, +88.9% | 13.9 |
B | 4, garage and dock | September 20, 2016, $335,000 | September 16, 2021, $525,000 | +$190,000, +56.7% | 5.0 |
B | 4, garage and dock | May 24, 2013, $300,000 | September 20, 2016, $335,000 | +$35,000, +11.7% | 3.3 |
C | 3, garage and dock | September 1996, $145,000 | January 11, 2011, $370,000 | +$225,000, +155.2% | 14.4 |
D | 3, neither | October 1987, $97,000 | December 28, 2020, $418,000 | +$321,000, +330.9% | 33.2 |
E | 5, neither | July 21, 1997, $135,000 | September 29, 2020, $420,000 | +$285,000, +211.1% | 23.2 |
F | 4, garage and dock | July 1983, $105,000 | May 14, 2020, $382,000 | +$277,000, +263.8% | 36.9 |
G | 3, neither | May 1993, $111,500 | September 23, 2005, $580,000 | +$468,500, +420.2% | 12.4 |
The honest reading is that homes on the fourth and fifth floors that have sold since 2013 resold well above their 2013 prices, that the newest price sits close to the 2021 price, and that no sale has been recorded in the last 17 months. A strong 2025 price is not a guarantee for the next sale, and a 2013 price is not a floor. What a buyer will actually pay next is a question for a current valuation, read against the Southwest Florida MLS as of October 3, 2026: no closing in the last 12 months, one in the last 60, unit 501 at $528,000 on April 28, 2025 and 96.1% of its final list price of $549,500, and one unit, 304, listed for sale at $599,000.
One Beachwood on the Bay condo’s public record shows how far a price can move: a fifth-floor home of 1,073 square feet with a garage and a dock sold for $180,000 in May 1999, $340,000 in March 2013 and $528,000 in April 2025, up $348,000 or 193.3 percent over 26.0 years. 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 one with a sale in the last 60 months and one of five homes with three qualified sales on record. We use the building address, 26371 Hickory Blvd, and leave out the owners and every identifier.
The home is a fifth-floor condominium of 1,073 heated square feet with two bedrooms and two baths, built in 1982 on the county roll, on the bay side of Hickory Blvd. Its legal description carries a garage code and a dock number. The county’s 2026 just value for it is $395,811, which is 75.0 percent of the $528,000 it last sold for, a gap of $132,189.
Date | Price | Price per heated sq ft | Change from the sale before | Years between |
|---|---|---|---|---|
May 6, 1999 | $180,000 | $167.75 | Not applicable | Not applicable |
March 28, 2013 | $340,000 | $316.87 | +$160,000, or +88.9% | 13.9 |
April 28, 2025 | $528,000 | $492.08 | +$188,000, or +55.3% | 12.1 |
The 2013 to 2025 leg is about 3.7 percent a year compounded over 12.1 years, and the whole chain from 1999 is about 4.2 percent a year over 26.0 years. Those are arithmetic results from three sales, not a forecast, and a rate needs more than three. The 1999 sale is in the partial part of the record, so a sale between 1999 and 2013 would not necessarily appear.
A Beachwood on the Bay condo’s value moves with its floor, any garage and dock, its condition, the elevation certificate and flood insurance cost, the state of the association’s documents and the timing of the sale. The record measures floor and legal description; the rest we adjust from a walk-through and the documents.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Floors run from the second to the fifth, with three homes on the top floor. The two highest sales since 2009 are on the fourth and fifth floors, and the lowest, $300,000 in 2013, is on the fourth. The county file has no field for a view, so an owner’s own description of what the home faces matters more than any adjustment we could make from public data.
The county’s sales do not show a clean garage-and-dock premium, though its own values do. Eight homes carry a garage code and seven a dock number in the roll’s legal description, seven carry both, and the county values that group about 15.1 percent higher than the other eight, at an average of $395,103 against $343,399.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The roll’s physical fields for garage and boat dock are blank for every home, so the only trace of either is in the legal description text. Eight homes add a garage code, seven add a dock number, seven carry both, one carries a garage only and seven show neither. The garage codes run from the letter B to the letter N, which suggests the building or its grounds hold more garage spaces than the eight that appear in legal descriptions. The dock numbers run from 1 to 10, with numbers 4, 5 and 9 absent from all 15 legals.
On the roll dated September 27, 2026, the county’s just value for the seven garage-and-dock homes is $395,811 on six of them and $390,854 on the seventh, an average of $395,103. For the eight other homes it runs from $322,841 to $372,165, an average of $343,399. The county is therefore assessing the garage-and-dock group about 15.1 percent higher (51,704 divided by 343,399). Just value is a mass-appraisal figure, not a sale price, and we cite it only as the county’s view of the pattern.
Group in the legal description | Qualified sales since 2009 | Prices |
|---|---|---|
Garage and dock | 7 | $370,000 (2011), $340,000 (2013), $300,000 (2013), $335,000 (2016), $382,000 (2020), $525,000 (2021), $528,000 (2025) |
Garage only | 1 | $375,000 (2019) |
Neither | 2 | $420,000 (2020) and $418,000 (2020) |
Among the six sales from June 2019 on, the three garage-and-dock sales were $382,000, $525,000 and $528,000, a mean of $478,333, and the three others were $375,000, $418,000 and $420,000, a mean of $404,333. That is $74,000 more for the garage-and-dock group, but the two highest prices are also the two newest, so time and floor are mixed in with the garage and dock. In 2020 a garage-and-dock home sold at $382,000 while two homes with neither sold at $418,000 and $420,000. We do not claim a premium.
Fees affect value because a buyer prices the whole carry, not only the mortgage payment. Beachwood on the Bay does not publish its regular assessment or what it covers, so we state no dollar figure for it. The only dollar figure on the public record is the state’s $60 annual fee for 15 homes.
Data updated: October 2026 (Florida DBPR records, Florida Statutes 201.02, 718.111, 718.116 and 718.501, FEMA, 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 | $60 ($4 for each of 15 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 | Not published; the insurance summary answers it | Not published | The association, shared among owners |
Deed documentary stamp tax at $0.70 per $100 | $3,696 at $528,000 | One time, at sale | Customarily the seller in Lee County; the contract controls |
Estoppel certificate | 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 |
Florida Statutes section 718.115 provides that common expenses are the expenses of operating and maintaining the common elements and the association, shared among owners in the proportions the declaration sets. Which of them Beachwood on the Bay’s assessment covers, and whether it also pays for insurance, the pool, the elevator and the docks, is a matter of the budget, which we have not seen.
Florida Statutes section 718.111(11) requires an association to carry adequate property insurance and allows the replacement cost to be set from an independent appraisal or an update of one, determined at least once every 3 years. FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, which for 15 homes is $3,750,000 (15 times $250,000). The association’s carrier, limits, premium and deductible are not published, so a buyer reads the master policy summary, and a lender reads the budget, the reserves and the status of the milestone documents.
They mean a buyer will ask three questions before agreeing to a price: what flood insurance costs, what Ian did near the building and whether the milestone inspection and reserve study are done. FEMA maps the building in Zone AE at 11 feet, and the 1982 age puts it inside the structural deadlines.
Data updated: October 2026 (FEMA, U.S. Geological Survey, National Hurricane Center, Lee County and Florida statutes, checked 1 Oct 2026)
On October 1, 2026 we queried the FEMA National Flood Hazard Layer at five points inside the building’s footprint, and all five returned Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022. No point returned the higher-hazard VE zone. The federal 3D Elevation Program puts bare-earth ground at 4.88, 4.64 and 5.18 feet at three interior points, an average of 4.9 feet, so the base flood elevation is about 6.1 feet above the average ground (11 less 4.9). The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, 12 feet here.
The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database lists four excellent-quality marks within half a mile of the building at 0.09, 0.20, 0.30 and 0.48 mile, at 11.3 to 11.7 feet NAVD88, which is 0.3 to 0.7 foot above the 11-foot base flood elevation. If the water at the building was in that range, it stood about 6.4 to 6.8 feet above the 4.9-foot average ground, which is our inference and not a measurement, because none of the marks is at Beachwood on the Bay. We found no public damage or repair record specific to the building.
Beachwood on the Bay is a five-story building completed in 1982, so under Florida Statutes section 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025 under section 718.112(2)(g). That is our inference from the year built and the story count, and the association’s actual status is not published. A resale contract entered into after December 31, 2024 carries a clause on the milestone summary and reserve study if the association has completed them, so a seller with both documents in hand avoids discovering a gap at the buyer’s inspection.
No. The county’s 2026 just value is a mass-appraisal figure for tax, not a price. The 15 homes sum to $5,512,914, an average of $367,528, and the fifth-floor home that sold for $528,000 in April 2025 carries a just value of $395,811, 75.0 percent of its price. Use the county number as a floor.
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.
Group on the roll | Homes | County 2026 just value | Average |
|---|---|---|---|
Garage and dock in the legal description | 7 | $395,811 on six, $390,854 on one | $395,103 |
Garage only | 1 | $372,165 | $372,165 |
Neither | 7 | $322,841 to $372,165 | $339,290 |
All homes | 15 | $322,841 to $395,811 | $367,528 |
For the six homes that sold since June 2019, today’s just value runs from 75.0 to 103.6 percent of what each sold for. The sales were in different years, so the ratio compares a 2026 roll with a sale price of its time.
Home | Sale | Price | County 2026 just value | Just value as a share of the price |
|---|---|---|---|---|
Fifth floor, garage and dock | April 28, 2025 | $528,000 | $395,811 | 75.0% |
Fourth floor, garage and dock | September 16, 2021 | $525,000 | $395,811 | 75.4% |
Third floor, neither | December 28, 2020 | $418,000 | $346,405 | 82.9% |
Fifth floor, neither | September 29, 2020 | $420,000 | $322,841 | 76.9% |
Fourth floor, garage and dock | May 14, 2020 | $382,000 | $395,811 | 103.6% |
Second floor, garage only | June 18, 2019 | $375,000 | $372,165 | 99.2% |
On the record, neither holds its value better, because Beachwood on the Bay has one sale in 60 months and Bay Harbor Club has 15. Bay Harbor Club’s repeat sales show 18 gains and 1 loss, and Beachwood on the Bay’s 3 comparable pairs all rose, but three pairs are cases and not a rate.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bay Harbor Club is the nearest larger bay-side neighbor, about 0.18 mile away by straight line, with 102 unit parcels on the county roll, homes of 1,345 to 2,718 square feet, two or three bedrooms and a build year of 1983 and 1984. Owners there should read our Bay Harbor Club condo valuation guide, which values that building from its own sales. Both buildings sit in FEMA Zone AE at a base flood elevation of 11 feet.
County window | Beachwood on the Bay | Bay Harbor Club |
|---|---|---|
Last 12 months (since October 2025) | 0 sales | 6 sales, median of these 6 sales $550,000, $450,000 to $745,000 |
Last 24 months (since October 2024) | 1 sale, $528,000 | 12 sales, median $555,000, $450,000 to $750,000, $412.64 per heated sq ft |
Last 36 months (since October 2023) | 1 sale, $528,000 | 13 sales, median $560,000, $450,000 to $750,000, $416.36 per heated sq ft |
Last 60 months (since October 2021) | 1 sale, $528,000, $492.08 per heated sq ft | 15 sales, median $575,000, $450,000 to $1,350,000, $427.51 per heated sq ft |
All recorded history | 26 sales since April 1982 | 208 sales since June 1984 |
Bay Harbor Club’s first window with ten or more sales is 24 months, so its figures there are medians of ten or more. Beachwood on the Bay’s single sale is shown as the sale and not as a median.
Beachwood on the Bay’s one sale in 60 months, $528,000, is $27,000 below Bay Harbor Club’s 24-month median of $555,000 (555,000 less 528,000, which is 4.9 percent of 555,000) and inside its $450,000 to $750,000 range. Beachwood on the Bay’s 1,073 square feet is smaller than the smallest Bay Harbor Club home at 1,345 square feet, which is 25.3 percent larger (272 divided by 1,073). Per square foot the picture changes: Beachwood on the Bay’s one sale at $492.08 is $79.44 above Bay Harbor Club’s $412.64 median (19.3 percent of 412.64), which is why one sale cannot carry a conclusion.
Repeat sales of the same home are the closest the county record comes to measuring how a building holds its value. At Bay Harbor Club, 19 consecutive pairs of sales start in 2009 or later: 18 rose and 1 fell, 9.4 percent, with a median change of +20.3 percent over a median of 3.9 years between sales. At Beachwood on the Bay, three pairs start in 2009 or later: +55.3 percent over 12.1 years, +11.7 percent over 3.3 years and +56.7 percent over 5.0 years. The two buildings’ pairs cover different years and holding periods, so we compare directions and not rates.
Beachwood on the Bay is the seventh smallest of the 23 condominium associations on the Bonita Beach strip by home count, and its one recent price, $528,000, is below the figure in 18 of the 22 other rows and above 4. Each association is measured in its own window, so the table compares directionally.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each row uses the first county window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, with the window and the count beside every figure. Where no window reaches 10, the row is the last 60 months, and a median of fewer than 10 sales appears only as the median of those sales. The roster is 23 condominium associations on the strip. Bonita Resort and Club at 26101 Hickory Blvd is a time-share by the county’s own legal name and is not in it.
Association | Homes | Built | County window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
198 | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | |
136 | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | |
104 (103 on the roll) | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | |
84 | 1980 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 | not stated | |
360 | 1977 to 1980 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 | |
60 | 1982 | 60 months, fewer than 10 | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 | not stated | |
54 | 1973 | 60 months, fewer than 10 | 8 | $824,500 (median of these 8 sales) | $550,000 to $1,215,000 | not stated | |
54 | 1973 | 60 months, fewer than 10 | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 | not stated | |
54 | 1976 | 60 months, fewer than 10 | 3 | $945,000 (median of these 3 sales) | $900,000 to $1,010,000 | not stated | |
Casa Bonita Royale | 40 | 1979 | 60 months, fewer than 10 | 2 | $505,000 (median of these 2 sales) | $490,000 to $520,000 | not stated |
40 | 1972 | 60 months, fewer than 10 | 6 | $712,000 (median of these 6 sales) | $575,000 to $970,000 | not stated | |
24 | 1979 | 60 months, fewer than 10 | 2 | $650,000 (median of these 2 sales) | $620,000 to $680,000 | not stated | |
24 | 1982 | 60 months, fewer than 10 | 1 | $1,400,000 (the single sale) | $1,400,000 | $803.21 (the single sale) | |
23 | 1974 to 2018 | 60 months, fewer than 10 | 4 | $950,000 (median of these 4 sales) | $637,000 to $2,000,000 | not stated | |
Beachwood on the Bay | 15 | 1982 | 60 months, fewer than 10 | 1 | $528,000 (the single sale) | $528,000 | $492.08 (the single sale) |
10 | 1983 | 60 months, fewer than 10 | 1 | $1,375,000 (the single sale) | $1,375,000 | $836.88 (the single sale) | |
8 | 1985 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | not stated | |
Gulf Harbor (Hickory Blvd) | 8 | 1985 | 60 months, fewer than 10 | 1 | $820,000 (the single sale) | $820,000 | $525.64 (the single sale) |
Snook Harbor | 3 | 2001 | 60 months, fewer than 10 | 1 | $1,950,000 (the single sale) | $1,950,000 | $893.68 (the single sale) |
Bayscape | 4 | 1982 | 60 months, fewer than 10 | 1 | $899,000 (the single sale) | $899,000 | $505.62 (the single sale) |
Bonita Beach Plantation House | 48 | 1985 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 |
Dolphin Way of Hickory Point | 75 | 1975 to 1983 | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
Solenzara | 12 | 2003 to 2006 | 60 months, fewer than 10 | 1 | $1,500,000 (the single sale) | $1,500,000 | $380.04 (the single sale) |
The Gulf-side buildings next door are the clearest contrast. Windsong, with 1,034 to 1,062 square feet per home, shows a median of these 2 sales of $650,000, and The Egret, at 1,058 square feet on every home, a median of these 6 sales of $712,000, both in 60 months. The two Casa Bonita buildings and Ambassador sit higher still on the Gulf side, with medians of these 8, 8 and 4 sales of $824,500, $749,500 and $987,000. On the bay side, Beachwood on the Bay’s neighbors are Bay Harbor Club at a $555,000 median in 24 months, Sea Isles at $610,000 across 8 sales in 60 months and Palm Bay Estates at $582,500 across 2.
If you own elsewhere in Bonita Springs, our Bonita Springs home valuation guide covers the city, and our Seascape and Bonita Beach Club guides cover the two largest Gulf-side buildings in detail. Our Bonita Beach area guide places every building on the strip.
At the $528,000 recorded price, a Beachwood on the Bay seller would net about $492,195 before mortgage payoff if the listing offers buyer-agent compensation, 6.78 percent in costs, or about $505,395 without it, 4.28 percent. The estimate leaves out property tax proration, which depends on the tax bill and the closing date.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; commission, title and closing lines are our estimates)
The sheet is an illustration, not a quote, and not a forecast of your price: the only recent Beachwood on the Bay sale is the 2025 sale. It assumes a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, Florida deed documentary stamps of $0.70 per $100 under section 201.02, and an owner’s title policy at the state’s promulgated rate, which the Lee County seller customarily pays. Commissions are negotiable and there is no standard rate.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $528,000 | The April 28, 2025 recorded price |
Listing commission, 2.75% | -$14,520 | 2.75% of $528,000 |
Buyer-agent compensation, 2.5%, if offered | -$13,200 | 2.5% of $528,000, if offered |
Deed documentary stamp tax | -$3,696 | 5,280 units of $100 at $0.70 |
Owner’s title policy | -$2,715 | $575 on the first $100,000, then $5.00 per $1,000 on the next $428,000 ($2,140) |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Association estoppel certificate | -$299 | Up to $299 for a current account |
Estimated total costs, with buyer-agent compensation | -$35,805 | 6.78% of price |
Estimated net before payoff, with buyer-agent compensation | $492,195 | $528,000 minus $35,805 |
Estimated total costs, without buyer-agent compensation | -$22,605 | 4.28% of price |
Estimated net before payoff, without buyer-agent compensation | $505,395 | $528,000 minus $22,605 |
The sheet leaves out your mortgage payoff, the property tax proration, repairs or credits negotiated in the inspection period, any assessment the association levies before closing and any tax on a gain. Property tax is paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the seller’s days of ownership, and we do not show a figure because the tax bill is not in the record we hold. Lee County’s Tax Collector publishes bills by parcel. Ask your tax adviser about any gain, and ask us for a sheet built on your price and your closing date.
A free in-person comparative market analysis is a walk-through of your Beachwood on the Bay condo and a written value range built from its floor, its legal description, the building’s recorded sales, the strip as a sense check and your flood, roof and association documents. There is no cost, no obligation and no need to list with us afterwards.
Request yours with the form on this page or call Jesse at (239) 898-6072; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions Beachwood on the Bay owners ask us most when they want to know what a condo is worth, answered from the county record, FEMA, the U.S. Geological Survey and the state’s filings, with the window and the number of sales beside every figure.
It is worth what its floor, its recorded sales and the nearest like sale support, adjusted for garage and dock, condition, flood zone and the association’s documents. The county recorded one sale in the last 60 months, $528,000 on April 28, 2025, so start with your floor and ask for a walk-through valuation.
The only median we state is the single sale in the last 60 months, $528,000, because a median of fewer than 10 sales is only the median of those sales. We publish no median of the 26 sales since 1982, because they span more than four decades and would blend different markets.
The one sale in the last 60 months was $492.08 per heated square foot on 1,073 square feet in April 2025, and the September 2021 sale was $489.28. Every home is the same size, so price per square foot is the price divided by 1,073 and compares one home with another. We publish no median of the ratios.
The county’s qualified file shows April 28, 2025, for $528,000, which is 521 days before October 1, 2026. The sale before it was September 16, 2021, and nothing is dated in the last 12 months. A recent deed that has not reached the county file may exist, because the file can trail the MLS by weeks.
Two qualified sales are dated since January 2021: $525,000 in September 2021 and $528,000 in April 2025. Four more are dated 2019 and 2020, from $375,000 to $420,000. The sales table earlier on this page shows every one with its date, floor and legal-description features.
None in the county’s qualified record: zero in the 12 months to October 1, 2026. The Southwest Florida MLS count is also zero in the 12 months to October 3, 2026, with one closing in the last 60 months, unit 501 at $528,000 on April 28, 2025. The two sources count sales differently, and for the last 12 months each shows zero.
Active and pending listings come from the Southwest Florida MLS. On October 3, 2026 it showed one Beachwood on the Bay condo for sale, unit 304, a two-bedroom, two-bath home listed at $599,000, and none under contract. The county file records only 26 sales since April 1982, so few homes come up for sale, and we run a current search for any owner or buyer who asks.
The record cannot say with confidence. The county recorded no qualified sale between September 16, 2021 and April 28, 2025, and the newest price, $528,000, is within $3,000 of the $525,000 of 2021. All nine repeat-sale pairs ending in 2005 or later rose, but none covers the last 17 months.
A fifth-floor home rose from $340,000 in March 2013 to $528,000 in April 2025, up 55.3 percent over 12.1 years, about 3.7 percent a year compounded, and a fourth-floor home rose 75.0 percent from $300,000 in 2013 to $525,000 in 2021. They are cases and not a rate, and the record cannot say how much came from renovation.
Not on the repeat-sale pairs on file, because all nine rose. The two highest prices on record, $580,000 in September 2005 and $630,000 in July 2006, are above today’s $528,000, and the file shows no later sale of those two homes, so we cannot say what a later owner of either received. The record before 2009 is partial.
Treat it as a starting question. A model has one sale in 60 months to learn from, cannot see a home’s floor, garage, dock or renovation, and never reads the association’s filings. We compare a home with its own floor and the nearest like sale, adjust for what a buyer pays for, and show the arithmetic.
No. The county’s 2026 just value for the fifth-floor home that sold in April 2025 is $395,811, which is 75.0 percent of its $528,000 price, and for the six latest sales the ratio runs from 75.0 to 103.6 percent. Use the county figure as a floor and a check, not as a value.
The county values garage-and-dock homes about 15.1 percent higher on average, and the three recent garage-and-dock sales averaged $74,000 more than the three others, but time and floor are mixed in. We list every garage and dock feature with the declaration page behind it and let buyers decide what it is worth.
Possibly, but ten sales since 2009 is too few to say. The two highest, $525,000 and $528,000, are on the fourth and fifth floors, and the fourth floor also holds the lowest, $300,000 in 2013. The county file records no views, so we ask for your own account of the outlook.
On price, no: $528,000 on one sale against a $555,000 median across 12 sales in 24 months at Bay Harbor Club. Bay Harbor Club’s homes are larger, 1,345 to 2,718 square feet, and per square foot Beachwood on the Bay is higher, $492.08 against $412.64, so the comparison describes two products and not a ranking.
The record shows the gap and does not explain it. The Egret, with the same 1,058 square feet on every home, shows a median of these 6 sales of $712,000 in 60 months, and Windsong a median of these 2 sales of $650,000. A Gulf-side address, age, fees, flood record and condition are all candidates, and each median comes from fewer than 10 sales.
Not published. We found no association website, budget or rules, and an association with fewer than 25 units is not required to post documents online under section 718.111(12)(g). The estoppel certificate and the budget state the assessment. Neighbors that publish theirs list $3,038 and $3,736 a quarter, which are their figures and not Beachwood on the Bay’s.
We found none in public records as of October 1, 2026. Notices are association documents, so the estoppel certificate, the budget and the minutes are where they would appear. In a 15-owner building a $150,000 project is $10,000 a home if shares are equal, so ask for every notice since 2022 and its payment schedule.
The seller customarily orders it, and the contract controls. Under section 718.116 the fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.
The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, at the seller’s expense under section 718.503. If they were not delivered before signing, the buyer can cancel within 7 days of signing and receiving them, and a resale contract after December 31, 2024 carries a milestone and reserve study clause.
Yes. FEMA maps all five of our test points inside the building in Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022. The building predates the first flood map and is in Lee County Evacuation Zone A. Ground is about 4.9 feet, so the base flood elevation is about 6.1 feet above it.
It affects what a buyer pays to carry the home. A lender requires flood insurance on a mortgage in a special flood hazard area, and the cost depends on elevation and the policy. One sale cannot measure a flood discount, so we ask for the elevation certificate and an insurance quote before we price.
No Beachwood on the Bay document says. The U.S. Geological Survey’s four excellent marks within half a mile were 11.3 to 11.7 feet NAVD88, which implies about 6.4 to 6.8 feet above the building’s 4.9-foot average ground, by our arithmetic and not a measurement. The National Hurricane Center put surge at 8 to 12 feet above ground along Bonita Beach.
Not published. A five-story building completed in 1982 was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of the statutes. Request the summary and the study, and ask whether the City, as the local enforcement agency, issued a notice.
They can. A buyer’s lender reads the reserve study and the budget, and the study’s result lands on 15 owners: as an illustration only, $750,000 in structural items is $50,000 a home on equal shares. We do not state any figure for Beachwood on the Bay, and a seller with both documents in hand avoids a surprise.
Fifteen owners decide quickly and share every cost, so one special assessment or one unpaid share shows on every statement. The same size helps a seller, because every home is a true comparable on area. A buyer reads how the board is chosen and how a repair is approved before offering.
Not published. The declaration says whether sales and leases need approval, and if they do, section 718.112(2)(k) caps the fee at $150 per applicant. Ask the manager in writing and put the answer in the contract’s timeline, because an approval clock can be longer than a cash buyer’s closing date.
Not known from the public record. The rental rules are in the declaration, and a rental amendment binds only owners who consent or who buy after it takes effect under section 718.110(13). Only one of the 15 parcels carries a homestead exemption, which fits second homes or rentals but proves neither. Ask for the clause.
Not published, so we state no limit. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request. Read the declaration and rules for the pet clause, and ask about any weight limit, the number allowed and whether tenants may keep pets.
Days on market comes from the Southwest Florida MLS. As of October 3, 2026 it holds one Beachwood on the Bay closing in the last 60 months, unit 501, which was on the market 122 days before it closed on April 28, 2025. That is one sale's own figure, not a median. We will not estimate a median from the county record, and we can give you the current figure for comparable homes when you ask for a valuation.
We cannot conclude one. The six sales since June 2019 fell in June, May, September, December, September and April, which does not show a season. The Southwest Florida MLS, pulled October 3, 2026, holds one closing in the last 60 months, in April 2025, and one sale cannot show a season either. Readiness matters more: the documents, the association’s status and a price tied to the record.
At $528,000, the one recent recorded price, we estimate $492,195 before payoff with buyer-agent compensation and $505,395 without it, on costs of 6.78 and 4.28 percent. The estimate excludes property tax proration and assumes a negotiated commission, so ask for a sheet built on your price.
The Lee County Property Appraiser dates the building and all 15 homes to 1982. The state’s condominium record gives a recording date of January 1, 1981, which looks like a placeholder, the corporation was filed December 16, 1981, and the earliest deeds on the roll are dated April 1982, so we show every date and name the agency.
Our reading of the state’s payment history is that the association’s 2026 fee of $60 is not recorded as paid, after $60 was paid for each of 2022 through 2025. The fee is $4 per home under section 718.501. Ask the association whether it has been paid, and print the answer for your listing file.
Use our free Beachwood on the Bay valuation or the form on this page, or call Jesse direct at (239) 898-6072, text or call. Tell us your floor and any garage or dock, and we will return the sales we used, the adjustments and the document gaps that could affect your price.
We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition. For Beachwood on the Bay we read the county record, FEMA, the state’s filings and the statutes before we price. Call Jesse 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 sellers and buyers across Southwest Florida, not from Beachwood on the Bay sales.
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A Bonita Beach condo specialist knows which floor, garage and dock a home has, what the estoppel and the disclosure package must say, what the flood map means for a 1982 building and whether the association’s records are in order. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we bring that discipline to one building, one floor and one set of records.
If you are searching for the best agent to value your Beachwood on the Bay condo, or asking what your home can sell for, McGreevy and Comisar price from your own building’s recorded sales and the nearest like home. We tracked every one of the 26 Beachwood on the Bay sales in the county record since 1982.
As Top 1% Real Estate Agents Nationally Since 2008 and 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. When you are ready to list, read how we sell Beachwood on the Bay condos, and for the building’s background read our Beachwood on the Bay guide.
Beachwood on the Bay recorded sales, last 60 months: 1 qualified county sale, $528,000 on April 28, 2025 for a 1,073-square-foot fifth-floor home, and none in the last 12 months, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS closings for Beachwood on the Bay, pulled October 3, 2026: 1 in the last 60 months, also at $528,000 on April 28, 2025 after 122 days on market, and none in the last 12 months. The two sources count sales differently. Few Beachwood on the Bay homes come up for sale in any year, so if you own one, make us your first call.
Enter your details in the valuation form for your free Beachwood on the Bay home valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, the same city as Beachwood on the Bay, and have represented buyers and sellers across Southwest Florida since 2008. For this page they read the county’s parcel roll and building layer, every qualified Beachwood on the Bay sale on the Lee County record, the state’s corporate and condominium filings, FEMA’s flood map for the building and the statutes that set a condominium seller’s duties.
Read how the team was built on our about McGreevy and Comisar page, meet Jesse McGreevy and Marc Comisar, and read the building’s background in our Beachwood on the Bay 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 Beachwood on the Bay condo? Get a free Beachwood on the Bay home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Beachwood on the Bay.
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Every figure on this page traces to a primary source below: Lee County and Florida records, the statutes behind a condominium seller’s duties, federal flood and storm data and neighboring associations’ own published documents. We do not cite brokerage or listing sites.
Beachwood on the Bay sale figures are from the Lee County Property Appraiser sales file and roll and the Florida DOR sales files (index built 1 October 2026).
These official documents bear most directly on what a Beachwood on the Bay condo is worth and what its seller must deliver: the state’s estoppel fee schedule, the City’s substantial-damage rule, the federal storm report, FEMA’s condominium flood coverage summary, the county’s sale codes and the City’s flood ordinance. Each link opens the issuing authority’s own copy.
Document | Issued | What it is |
|---|---|---|
Current posting | The $299, $119 and $179 estoppel ceilings used in our net sheets | |
October 27, 2022, per the file name | The 50 percent rule and design flood elevation | |
City of Bonita Springs, Ordinance 22-05, flood hazard reduction | 2022 | The flood-hazard rules the substantial-damage notice applies |
Tropical cyclone report | Storm surge and inundation ranges | |
May 2024 edition, per the file name | The building limit and coinsurance that shape an association’s flood cost | |
Current posting | How the county codes qualified and unqualified sales, the basis of every county figure here | |
October 1, 2026 | A neighbor’s published rules, for comparison |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026.
McGreevy and Comisar, value your Beachwood on the Bay condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.