We value your Dolphin Way condo from the recorded sales of its own building, floor and plan, and send a free range the same day.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County Property Appraiser and Florida DOR recorded sales and the county parcel roll, index built 1 October 2026
What is your Dolphin Way of Hickory Point, Bonita Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 75 condominiums in Dolphin Way of Hickory Point, three Gulf-side buildings at 25830, 25840 and 25850 Hickory Blvd on Little Hickory Island, inside Bonita Beach in the City of Bonita Springs. It is built from every Dolphin Way sale in the Lee County record and the county’s own parcel roll, building by building, floor by floor and plan by plan. Its next-door neighbor Seascape is a separate association with its own record. If you are deciding whether to sell, read this beside our guide to selling your Dolphin Way condo; if you are also buying, read our guide to buying a Dolphin Way condo.
Here is the short answer. In the 24 months to 1 October 2026, the first window with ten or more qualified sales, the county recorded 11 Dolphin Way condo sales at a $460,000 median, from $275,000 to $1,000,000, or $510.20 per heated square foot. That one number hides a split. The median of these 6 one-bedroom sales was $362,000, the median of these 5 larger-home sales was $500,000, and the county’s own value for each of the 11 homes ran at a median 77.0 percent of its sale price, so for Dolphin Way the roll is a rough guide and never a price.
Our office is on South Tamiami Trail in Bonita Springs, in the same city as Dolphin Way, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. We tracked every one of the 63 Dolphin Way sales in the county record since 2009. Every figure below comes from recorded sales and the parcel roll, not a portal’s estimate, and where the record is thin we list the sales one by one. Southwest Florida MLS figures were not available when we published, and we say so where they would sit.
A Dolphin Way of Hickory Point, Bonita Beach condo is worth what recent recorded sales of its own plan, building and floor brought, adjusted for condition, storm repairs and the assessments a buyer inherits. In the 24 months to 1 October 2026 the county recorded 11 Dolphin Way condo sales at a $460,000 median, from $275,000 to $1,000,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Dolphin Way is a small record, and the 24-month window is the first to reach the ten sales our method requires for a median, so it leads. Every shorter or longer window is shown beside it with its count. Where n is even the median is the mean of the middle pair, and we name both.
| County window | Qualified sales (n) | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months (from 1 October 2025) | 4 | $452,000, the median of these 4 sales (mean of $425,000 and $479,000) | $275,000 to $495,000 | $594.25, the median of these 4 sales |
| 24 months (from 1 October 2024), the first window with 10 or more sales | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
| 36 months (from 1 October 2023) | 11 | $460,000 (the same sales as 24 months) | $275,000 to $1,000,000 | $510.20 |
| 60 months (from 1 October 2021) | 14 | $442,500 (mean of $425,000 and $460,000) | $275,000 to $1,000,000 | $580.13 |
| County roll, transfers since 1 October 2021 | 17 transfers, 14 of them in the qualified set | No median computed | $275,000 to $1,000,000 | Not computed |
| Southwest Florida MLS, closed sales of the last 12 months | Not shown | Information not available at time of publishing (checked 2026-10-01). | Not shown | Not shown |
The 36-month row repeats the 24-month row because the county file holds no qualified Dolphin Way sale between 29 July 2022 and 4 February 2025, a gap of 921 days that spans Hurricane Ian and the restoration. The newest sale in the file is dated 8 July 2026, so the last three months before the 1 October index date have not reached the record yet. The county file holds 181 qualified Dolphin Way sales since October 1974, 63 of them since January 2009, the year from which the record is complete. We use the 181 as a count only.
Eight facts about Dolphin Way of Hickory Point, Bonita Beach condo values that matter most in October 2026, each explained below.
Each link jumps to its section.
The Value and the Method: What Is My Dolphin Way of Hickory Point, Bonita Beach Condo Worth in 2026? · Why Value Your Dolphin Way Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Dolphin Way of Hickory Point, Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Dolphin Way Bonita Beach Condo Values? · How Do We Value a Dolphin Way Bonita Beach Condo?
The Record: What Did Dolphin Way Bonita Beach Condos Sell For in the Last Five Years? · What Is a Dolphin Way Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Dolphin Way Bonita Beach Condo Values Rising or Falling? · One Dolphin Way Bonita Beach Condo’s Public Record · What Moves a Dolphin Way Bonita Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Dolphin Way Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value for a Dolphin Way Bonita Beach Condo?
Comparisons: Dolphin Way of Hickory Point, Bonita Beach vs Seascape: Which Holds Its Value Better? · How Do Dolphin Way Bonita Beach Condo Values Compare With the Rest of the Bonita Beach Strip?
Next Steps: What Will You Net When You Sell Your Dolphin Way Bonita Beach Condo? · Want a Free In-Person Dolphin Way Bonita Beach Condo CMA?
Answers and Local Expertise: Frequently Asked Questions, Dolphin Way of Hickory Point, Bonita Beach Home Value Edition · What Dolphin Way Bonita Beach Condo Owners Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home? · Thinking of Selling Your Dolphin Way of Hickory Point, Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Dolphin Way condos from the recorded sales of Dolphin Way itself, by building, floor and plan, 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 flood map and the assessment history that the press and the courts have published.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any agent who prices a condo, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
Our own closing history in Dolphin Way: Information not available at time of publishing (checked 2026-10-01). We do not claim a Dolphin Way sale on this page. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we will price your condo.
To get a free Dolphin Way condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded sales of your building, floor and plan.
A range for your condo, the recorded Dolphin Way sales we used with their dates, buildings, sizes and prices, the roll transfers we set aside and why, and the adjustments we made for condition, floor, storm repairs and the assessments you have paid. Because only 11 qualified sales recorded in 24 months, we show every sale individually instead of leaning on a median.
Your building, floor and plan, bedroom count and heated square feet, what was repaired or replaced after Hurricane Ian and who paid for it, and your most recent association statement showing the special assessments you have paid and any balance. Send the estoppel certificate, budget and elevation certificate if you have them.
An online estimate misses Dolphin Way condo values because a model averages one association in which a 626 square foot one-bedroom sold for $275,000 on 3 March 2026 and a 984 square foot two-bedroom sold for $1,000,000 on 7 March 2025, less than a year apart, never sees which transfers the county classed as sales, and cannot read assessments, storm repairs or a floor. Treat any estimate as a starting question.
Dolphin Way recorded 11 qualified sales in 24 months and 4 in the last 12. One $1,000,000 sale on 7 March 2025, $1,016.26 per heated square foot against a $510.20 median, would move an estimate for every home in three buildings, though a 984 square foot end home is a different product from a 624 square foot one-bedroom. As Top 1% Real Estate Agents Nationally Since 2008, we list the sales.
We value a Dolphin Way condo in four steps: choose the recorded sales of its own plan and building, adjust for floor, condition, storm repairs and the assessments paid, move the number for time, and test it against the roll transfers and what is for sale this week. The result is a range we can defend line by line.
We start with the first window that holds ten sales, which is 24 months at Dolphin Way, name the window and the count beside every figure, and list the sales when a group is smaller than ten. For a 624 square foot one-bedroom the comparables are the 6 recorded one-bedroom sales since February 2025, from $275,000 to $495,000, not the association median of $460,000, which is lifted by larger homes.
Buyers pay for a restored unit with documents in order, a clear assessment history, a floor and position they like, and they discount for a higher carry. We adjust from paired sales, not a formula. Three third-floor Building A one-bedrooms of 624 square feet sold for $610,000 on 29 July 2022, $425,000 on 29 December 2025 and $495,000 on 8 July 2026, so two sales of the same plan on the same floor of the same building, about six months apart, were $70,000 apart. One pair of sales is not a schedule of adjustments.
We weight the newest sales, but we never compare windows without comparing plans. The median of these 4 sales of the last 12 months is $452,000, the mean of $425,000 and $479,000, against $460,000 on 11 sales over 24 months, and the 12-month group holds three one-bedrooms and one two-bedroom. Ten of the 14 sales in 60 months closed from March to August.
Active and pending Dolphin Way listings, months of supply and list-price history: Information not available at time of publishing (checked 2026-10-01). We give you that picture with your range when you ask, from the Southwest Florida MLS, and we will not estimate it from the county record.
If you own a Dolphin Way condo and are thinking about selling, request your free Dolphin Way condo valuation with the valuation form on this page, or read our guide to selling a Dolphin Way condo. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from the sales of your own building, floor and plan.
In the 60 months to 1 October 2026 the county recorded 14 qualified Dolphin Way condo sales, from $275,000 to $1,000,000 at a $442,500 median, and 11 of them closed in the last 24 months at a $460,000 median. Four closed in the last 12 months, the median of these 4 sales being $452,000. The county file stops at 8 July 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every qualified sale of the 60 months is listed below, oldest first, with the building address, floor, bedroom count, heated area and price per heated square foot. We show no unit numbers, and we read each floor from the first digit of the unit number, which is an inference and not a published fact. The 24-month window that leads this page begins with the February 2025 sale.
| Date | Building | Floor | Bedrooms | Heated sq ft | Price | $ per heated sq ft | In the 24-month window |
|---|---|---|---|---|---|---|---|
| 18 November 2021 | Building A, 25850 Hickory Blvd | First floor | 1 | 624 | $400,000 | $641.03 | No |
| 30 December 2021 | Building A, 25850 Hickory Blvd | First floor | 1 | 626 | $400,000 | $638.98 | No |
| 29 July 2022 | Building A, 25850 Hickory Blvd | Third floor | 1 | 624 | $610,000 | $977.56 | No |
| 4 February 2025 | Building A, 25850 Hickory Blvd | First floor | 1 | 624 | $359,000 | $575.32 | Yes |
| 7 March 2025 | Building C, 25830 Hickory Blvd | Second floor | 2 | 984 | $1,000,000 | $1,016.26 | Yes |
| 29 March 2025 | Building C, 25830 Hickory Blvd | Third floor | 1 | 624 | $365,000 | $584.94 | Yes |
| 6 June 2025 | Building B, 25840 Hickory Blvd | Second floor | 2 | 1,029 | $525,000 | $510.20 | Yes |
| 24 June 2025 | Building C, 25830 Hickory Blvd | First floor | 1 | 624 | $295,000 | $472.76 | Yes |
| 23 July 2025 | Building B, 25840 Hickory Blvd | Fourth floor | 3 | 1,299 | $500,000 | $384.91 | Yes |
| 1 August 2025 | Building B, 25840 Hickory Blvd | Third floor | 2 | 944 | $460,000 | $487.29 | Yes |
| 29 December 2025 | Building A, 25850 Hickory Blvd | Third floor | 1 | 624 | $425,000 | $681.09 | Yes |
| 3 March 2026 | Building C, 25830 Hickory Blvd | First floor | 1 | 626 | $275,000 | $439.30 | Yes |
| 30 June 2026 | Building B, 25840 Hickory Blvd | Second floor | 2 | 944 | $479,000 | $507.42 | Yes |
| 8 July 2026 | Building A, 25850 Hickory Blvd | Third floor | 1 | 624 | $495,000 | $793.27 | Yes |
Nine of the 14 sales are one-bedrooms and five are larger homes. The median of these 9 one-bedroom sales is $400,000, from $275,000 to $610,000, and the median of these 5 larger-home sales is $500,000, from $460,000 to $1,000,000. The 2022 sale at $610,000 is the highest one-bedroom price in the five years and the last qualified sale before Hurricane Ian, which struck two months later.
The county’s parcel roll keeps the last four recorded sales of every parcel, and 17 of the 75 Dolphin Way unit parcels carry a transfer dated on or after 1 October 2021. Fourteen are in the qualified set above. The other three are not, and the roll gives each a transfer code. We show all 17 so that you can see what a model trained on the qualified file never sees.
| Date | Building | Floor | Bedrooms | Heated sq ft | Recorded price | County transfer code |
|---|---|---|---|---|---|---|
| 12 May 2022 | Building B, 25840 Hickory Blvd | First floor | 2 | 944 | $1,000,000 | 01 |
| 18 August 2022 | Building A, 25850 Hickory Blvd | Second floor | 1 | 624 | $500,000 | 01 |
| 30 August 2024 | Building B, 25840 Hickory Blvd | Second floor | 2 | 944 | $275,000 | 16 |
Two of the three outside the qualified set carry the county’s override code 03, which the Property Appraiser’s transfer code list defines as a transfer that was arm’s length when made where the property then changed significantly, with disaster as its example. Both closed within five months before Hurricane Ian. The third, in August 2024, carries code 16, a transfer of less than a 100 percent interest. None of the three enters any median on this page.
Closed sales, median days on market and sale-to-list ratio for Dolphin Way, last 12 months: Information not available at time of publishing (checked 2026-10-01). When you ask for a valuation we add that picture from the Southwest Florida MLS, and we do not estimate it from the county record.
A Dolphin Way condo’s value follows plan first, then floor and building. In the 24 months to 1 October 2026 the median of these 6 one-bedroom sales was $362,000 and the median of these 5 larger-home sales was $500,000. Building C holds the highest and the lowest of the 24-month prices, so building alone explains little.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Dolphin Way has 75 condominiums in three buildings, and the county roll gives each parcel’s bedroom count and heated area. The plan mix is concentrated: 42 of the 75 homes are the same 624 square foot one-bedroom, and the roll shows 53 one-bedroom homes, 20 two-bedroom homes and 2 three-bedroom homes.
| Plan | Units on the county roll | Where | Qualified sales, 24 months | What the record shows |
|---|---|---|---|---|
| One-bedroom, 624 and 626 sq ft | 48 | Buildings A and C | 6 | $362,000, the median of these 6 sales (mean of $359,000 and $365,000), from $275,000 to $495,000 |
| One-bedroom, 690 sq ft | 5 | Building B | 0 | No qualified sale in 24 months |
| Two-bedroom, 944 sq ft | 7 | Building B | 2 | $460,000, $479,000 in date order, the median of these 2 sales is $469,500 |
| Two-bedroom, 1,029 sq ft | 7 | Building B | 1 | $525,000, the only sale |
| Two-bedroom end home, 984 sq ft | 6 | Buildings A and C | 1 | $1,000,000, the only sale |
| Three-bedroom, 1,299 sq ft | 1 | Building B, fourth floor | 1 | $500,000, the only sale |
| Three-bedroom penthouse, 2,030 sq ft | 1 | Building B | 0 | No qualified sale in 24 months |
The three buildings are lettered A, B and C in county records, at 25850, 25840 and 25830 Hickory Blvd. Buildings A and C are twins of 27 units on three floors, and Building B has 21 units: four floors of five homes plus one penthouse. Over 24 months Building A holds 3 sales, Building B holds 4 and Building C holds 4, so every building has fewer than ten and none has a median we would publish as a price.
| Building | Address | Units | Qualified sales, 24 months | Result | County just value, range across the units |
|---|---|---|---|---|---|
| Building A | 25850 Hickory Blvd | 27 | 3 | $425,000, the median of these 3 sales, from $359,000 to $495,000 | $280,668 to $409,706 |
| Building B | 25840 Hickory Blvd | 21 | 4 | $489,500, the median of these 4 sales (mean of $479,000 and $500,000), from $460,000 to $525,000 | $288,062 to $656,814 |
| Building C | 25830 Hickory Blvd | 27 | 4 | $330,000, the median of these 4 sales (mean of $295,000 and $365,000), from $275,000 to $1,000,000 | $280,668 to $371,271 |
Building C’s range runs from $275,000 to $1,000,000 because one sale is the 984 square foot two-bedroom and the other three are one-bedrooms. Building B’s four sales sit between $460,000 and $525,000 because they are all larger plans. Plan, not building, drives the difference.
We read each condo’s floor from the first digit of its unit number, which is an inference, not a published fact. Among the 6 one-bedroom sales of the last 24 months, the 3 first-floor homes sold at $275,000, $295,000 and $359,000, and the 3 third-floor homes sold at $365,000, $425,000 and $495,000. The median of these 3 sales is $295,000 on the first floor and $425,000 on the third. Over 60 months the 5 first-floor one-bedrooms ran $275,000 to $400,000 and the 4 third-floor ones $365,000 to $610,000, and no second-floor one-bedroom sold in either window.
We do not claim a floor premium from three and three sales, but press accounts of Hurricane Ian describe first-floor homes filled with water, sand and mud, and a first-floor buyer carries a different flood conversation than a third-floor buyer. We ask whether your floor, repairs and documents beat the sale we compare you to.
Building B’s fourth floor is not like the floors below it: a 1,299 square foot three-bedroom and a 690 square foot one-bedroom, both carrying a 1983 year on the roll against 1976 for the rest of the building. The 1,299 square foot home sold for $500,000 on 23 July 2025. The 2,030 square foot penthouse is the largest home in Dolphin Way, and its last qualified sale in the county file is from 1977, so no recent qualified price exists for it. The roll also shows an $820,000 transfer on 21 October 2016 coded 16, a transfer of less than a 100 percent interest, which is outside the qualified record. A penthouse valuation starts from a walk-through, not a median.
On the recorded sales Dolphin Way’s one-bedrooms are lower than they were before Hurricane Ian: the median of these 6 one-bedroom sales over 24 months is $362,000, against $407,250 for the median of these 8 one-bedroom sales in 2021, down 11.1 percent. Repeat sales since 2009 mostly gained, so the answer depends on when an owner bought.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Every year since 2009 has under ten sales except 2021, so each yearly median below is the median of that year’s sales, shown beside its count and never as a trend line. The county’s qualified file holds no sale in 2016, 2019, 2023 or 2024.
| Year | Qualified sales (n) | Low | High | Median of that year’s sales |
|---|---|---|---|---|
| 2009 | 2 | $310,000 | $321,000 | The median of these 2 sales: $315,500 |
| 2010 | 4 | $250,000 | $448,700 | The median of these 4 sales: $290,000 |
| 2011 | 2 | $220,000 | $272,500 | The median of these 2 sales: $246,250 |
| 2012 | 5 | $190,000 | $250,000 | The median of these 5 sales: $215,000 |
| 2013 | 5 | $250,000 | $480,000 | The median of these 5 sales: $292,600 |
| 2014 | 4 | $278,000 | $375,000 | The median of these 4 sales: $311,500 |
| 2015 | 6 | $300,363 | $659,500 | The median of these 6 sales: $331,250 |
| 2016 | 0 | None | None | No qualified sale |
| 2017 | 3 | $425,000 | $517,000 | The median of these 3 sales: $472,500 |
| 2018 | 4 | $350,000 | $450,000 | The median of these 4 sales: $380,000 |
| 2019 | 0 | None | None | No qualified sale |
| 2020 | 6 | $299,000 | $410,000 | The median of these 6 sales: $346,847 |
| 2021 | 10 | $380,000 | $755,000 | $413,250 |
| 2022 | 1 | $610,000 | $610,000 | one sale |
| 2023 | 0 | None | None | No qualified sale |
| 2024 | 0 | None | None | No qualified sale |
| 2025 | 8 | $295,000 | $1,000,000 | The median of these 8 sales: $442,500 |
| 2026 (to 8 July) | 3 | $275,000 | $495,000 | The median of these 3 sales: $479,000 |
The 10 sales of 2021 are the only single year with ten, at a $413,250 median, from $380,000 to $755,000, and eight were one-bedrooms. The three sales of 2026 to 8 July 2026 mix two plans, so we compare a one-bedroom with one-bedrooms.
The cleanest test of value is the same condo sold twice. 21 condos have two recorded sales both dated since 2009, the span over which the county record is complete. 20 gained and 1 lost money, and the median result was a gain of 27.7 percent over a median hold of 5.27 years, which is 4.39 percent a year.
| Building | First sale | Price | Second sale | Price | Change | Years held |
|---|---|---|---|---|---|---|
| Building C | 26 June 2009 | $321,000 | 22 August 2011 | $272,500 | -15.1% | 2.15 |
| Building C | 6 July 2012 | $250,000 | 25 October 2013 | $285,000 | +14.0% | 1.30 |
| Building A | 4 March 2010 | $250,000 | 26 December 2013 | $292,600 | +17.0% | 3.81 |
| Building C | 22 August 2011 | $272,500 | 4 December 2014 | $325,000 | +19.3% | 3.29 |
| Building C | 22 January 2010 | $448,700 | 3 July 2015 | $659,500 | +47.0% | 5.44 |
| Building C | 15 August 2011 | $220,000 | 1 August 2015 | $365,000 | +65.9% | 3.96 |
| Building A | 27 December 2012 | $210,000 | 20 August 2015 | $330,000 | +57.1% | 2.64 |
| Building A | 22 November 2015 | $300,363 | 21 May 2018 | $375,000 | +24.8% | 2.49 |
| Building C | 4 December 2014 | $325,000 | 8 November 2018 | $450,000 | +38.5% | 3.93 |
| Building C | 31 March 2015 | $325,000 | 1 April 2020 | $355,194 | +9.3% | 5.00 |
| Building C | 1 August 2015 | $365,000 | 6 August 2020 | $408,500 | +11.9% | 5.02 |
| Building A | 3 December 2012 | $244,000 | 26 October 2020 | $410,000 | +68.0% | 7.90 |
| Building A | 6 August 2015 | $332,500 | 1 April 2021 | $445,000 | +33.8% | 5.65 |
| Building C | 2 December 2013 | $250,000 | 26 July 2021 | $409,500 | +63.8% | 7.65 |
| Building A | 20 August 2015 | $330,000 | 4 February 2025 | $359,000 | +8.8% | 9.46 |
| Building C | 3 July 2015 | $659,500 | 7 March 2025 | $1,000,000 | +51.6% | 9.68 |
| Building C | 25 October 2013 | $285,000 | 29 March 2025 | $365,000 | +28.1% | 11.43 |
| Building C | 5 September 2012 | $215,000 | 24 June 2025 | $295,000 | +37.2% | 12.80 |
| Building A | 21 May 2018 | $375,000 | 29 December 2025 | $425,000 | +13.3% | 7.61 |
| Building B | 7 May 2014 | $375,000 | 30 June 2026 | $479,000 | +27.7% | 12.15 |
| Building A | 1 April 2021 | $445,000 | 8 July 2026 | $495,000 | +11.2% | 5.27 |
The one loss was a Building C one-bedroom held 2.15 years, from $321,000 on 26 June 2009 to $272,500 on 22 August 2011, a fall of 15.1 percent. Seven of the pairs have a second sale after Hurricane Ian, and all seven gained, with a median of 27.7 percent over 9.68 years, from 8.8 to 51.6 percent. These are owners who sold, and the gains are not a forecast.
One Building C second-floor two-bedroom of 984 square feet has four recorded sales: $155,000 in June 1996, $448,700 on 22 January 2010, $659,500 on 3 July 2015 and $1,000,000 on 7 March 2025. The last is the highest price in the five-year record and came 9.68 years and 51.6 percent after the one before it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We show one condo’s complete public record because it makes the method concrete. We give the building address and the plan, not the unit number, because the point is the pattern and not whose condo it is.
| Recorded sale | Price | $ per heated sq ft | Change from the previous sale | Years since the previous sale |
|---|---|---|---|---|
| June 1996 | $155,000 | $157.52 | First recorded sale | Not applicable |
| 22 January 2010 | $448,700 | $456.00 | +189.5% | 13.64 |
| 3 July 2015 | $659,500 | $670.22 | +47.0% | 5.44 |
| 7 March 2025 | $1,000,000 | $1,016.26 | +51.6% | 9.68 |
Seven things move a Dolphin Way condo’s value: plan and size, floor and building, restoration status after Hurricane Ian, the assessment history and fee level, the flood and insurance position, the documents a buyer can read, and the state of the amenities. The sales record prices the first two, and we adjust the rest by hand.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The public record describes a long recovery. The Fort Myers News-Press reported in August 2024 that a surge tore out the landscaping, swept the pool house out to sea and filled first-floor condominiums with water, sand and mud, and that the condominiums did not pass inspection until December 2023. Whether your own condo was fully restored, who paid for the interior and what permits closed are the questions a buyer asks first.
FEMA’s flood map does not give Dolphin Way one zone. Our 1 October 2026 queries put Building B in Zone AE at 11 feet, Buildings A and C across the line between AE 11 and AE 12, and the VE 13 coastal high-hazard line at the Gulf end of Building A, on panel 12071C0651G, effective November 17, 2022. Lee County puts all three buildings in evacuation Zone A. A buyer’s insurer will ask for the elevation certificate for your building.
The association has no public website that we could find, and its declaration, rules and budget are not posted. A buyer gets them from the seller under Florida Statute 718.503 and sees the unit’s ledger in the estoppel certificate. A seller who gathers those documents before listing removes a reason for a buyer to discount.
Dolphin Way has not published its current assessment or what it covers. One figure is in print: an August 2024 News-Press report in which an owner of a fourth-floor home said quarterly dues had doubled from $2,450 to $4,895. Three post-Ian special assessments were reported above $50,000 per owner by mid-2024. These are reported figures, and we do not average them.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The public record has no fee schedule, no list of what the assessment covers, no budget, no rental rules and no estoppel terms. The seller must furnish the budget and the other documents under Florida Statute 718.503, and the estoppel certificate is where a buyer sees the unit’s ledger. The state’s own record shows one fee: $300 a year from 2022 through 2026, which is 75 units at $4 under Florida Statute 718.501, and it confirms the unit count.
| Item | Figure | Source | Caution |
|---|---|---|---|
| Quarterly dues, one owner’s statement | $4,895, up from $2,450 | Fort Myers News-Press, August 8, 2024, updated August 15 | One owner of a fourth-floor home, one unit; not a fee schedule |
| Special assessments, per owner | More than $50,000 paid over the preceding year and ten months; one owner said $54,000 | Fort Myers News-Press, August 8, 2024 | Reported by a newspaper; no assessment notice is public |
| Special assessments, per owner, earlier | More than $52,000 in three assessments | FOX 4 report, May 1, 2024 | An owner’s account; no notice is public |
| Special assessments, total to owners | Just under $4 million | Fort Myers News-Press, August 8, 2024 | Reported; consistent with 75 owners at a little over $50,000 each |
| Association loans | Two small business loans totaling $5 million | Fort Myers News-Press, August 8, 2024 | Reported; terms and balance not published |
| A possible further assessment | One owner said residents anticipated another $60,000 in winter 2025 | Fort Myers News-Press, August 8, 2024 | An owner’s expectation, not confirmed |
| State annual fee | $300 a year from 2022 through 2026, which is 75 units at $4 | Florida DBPR payment history extract and Florida Statute 718.501 | Confirms the unit count; not the association’s assessment |
The News-Press reported that each of the 75 owners had paid more than $50,000 in special assessments over the preceding year and ten months, that special assessments totaled just under $4 million, and that the board had taken out two small business loans totaling another $5 million. FOX 4 reported three assessments totaling more than $52,000 per owner in May 2024. No assessment notice is public. A buyer and an appraiser will both ask what a specific condo has paid, what remains unpaid and whether another assessment is authorized, and one owner told the News-Press that residents anticipated another $60,000 in winter 2025.
The association filed three suits against its flood insurance carrier in the U.S. District Court for the Middle District of Florida on February 6, 2024, consolidated on May 10, 2024. The docket we read, which may lag the court’s own system, shows status reports filed July 1 and August 31, 2026 and no judgment or dismissal. A complaint is one side’s allegation, and we take no position on the merits. An insurance recovery cuts both ways for a buyer, because how it is used is a board and document question.
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, our sums from the quarterly data. Statewide averages say nothing about one association, and Dolphin Way’s wind carrier, limits and premium are not published, but they explain why a buyer’s lender and insurer read the master policy closely.
No, though at Dolphin Way the two sit closer together than most condo owners expect. The county’s just value for the 11 condos sold in the last 24 months ran from 37.1 to 102.1 percent of the sale price, a median of 77.0 percent, and 71.6 percent in aggregate. The county value is a tax-roll figure set as of January 1, so do not price a Dolphin Way condo from it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Florida Statute 193.011 sets the factors a property appraiser weighs in a just valuation, and a market sale is one input among several. The table sets the county’s just value from its parcel roll of 27 September 2026 against each of the 11 recorded prices in the 24-month window.
| Sale date | Building | Floor | Sale price | County just value, 2026 roll | Just value as a share of price |
|---|---|---|---|---|---|
| 4 February 2025 | Building A, 25850 Hickory Blvd | First floor | $359,000 | $280,668 | 78.2% |
| 7 March 2025 | Building C, 25830 Hickory Blvd | Second floor | $1,000,000 | $371,271 | 37.1% |
| 29 March 2025 | Building C, 25830 Hickory Blvd | Third floor | $365,000 | $295,050 | 80.8% |
| 6 June 2025 | Building B, 25840 Hickory Blvd | Second floor | $525,000 | $402,556 | 76.7% |
| 24 June 2025 | Building C, 25830 Hickory Blvd | First floor | $295,000 | $280,668 | 95.1% |
| 23 July 2025 | Building B, 25840 Hickory Blvd | Fourth floor | $500,000 | $497,384 | 99.5% |
| 1 August 2025 | Building B, 25840 Hickory Blvd | Third floor | $460,000 | $354,207 | 77.0% |
| 29 December 2025 | Building A, 25850 Hickory Blvd | Third floor | $425,000 | $280,668 | 66.0% |
| 3 March 2026 | Building C, 25830 Hickory Blvd | First floor | $275,000 | $280,830 | 102.1% |
| 30 June 2026 | Building B, 25840 Hickory Blvd | Second floor | $479,000 | $354,207 | 73.9% |
| 8 July 2026 | Building A, 25850 Hickory Blvd | Third floor | $495,000 | $309,758 | 62.6% |
| All 11 sales | $5,178,000 | $3,707,267 | 71.6% |
Summed, the 11 county values are 71.6 percent of the 11 prices, which total $5,178,000.
The roll values 38 of the 42 homes of 624 square feet at the same $280,668 whatever the floor, while the one-bedroom sales ran from $275,000 to $495,000, so the roll misses the floor pattern. It values the 984 square foot end home that sold for $1,000,000 at $371,271, the lowest ratio in the table at 37.1 percent, and the 626 square foot first-floor home that sold for $275,000 at $280,830, the highest at 102.1 percent. A change of ownership resets a capped assessment to market value, so a buyer’s tax bill can differ from the seller’s. With only 10 of the 75 units homesteaded on the roll, most Dolphin Way condos are already taxed without the homestead cap, and a tax estimate at your purchase price is worth asking us for.
On the record Seascape has held its price better: its median price per heated square foot rose 10.8 percent from 2021 to 2026, while Dolphin Way’s one-bedroom median fell 11.1 percent, and Seascape’s 60-month median of $592,500 is above Dolphin Way’s $460,000. Repeat sales are close, so the windows differ and the comparison is directional.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is the closest comparable: 136 condominiums in three buildings at 25800, 25810 and 25820 Hickory Blvd, also on the Gulf side of the street, next door to the north. The two began as one plan and are governed as separate associations. They differ in size, plan mix, flood mapping, amenities and what each has published, and a buyer choosing between them is choosing between two different products. Seascape’s first window with ten or more qualified sales is 60 months, and Dolphin Way’s is 24.
| Question | Dolphin Way of Hickory Point | Seascape |
|---|---|---|
| Units | 75 condominiums in 3 buildings on 3.50 acres | 136 condominiums in 3 buildings on 5.47 acres |
| Built, per the county roll | 1975 and 1976 | 1979 |
| Typical home | A 624 square foot one-bedroom, 42 of the 75 homes | A 1,075 square foot two-bedroom is the median; 44 of 136 are one-bedrooms |
| County window and sales | 24 months from October 2024, 11 sales | 60 months from October 2021, 10 sales |
| County median | $460,000 | $592,500 (mean of $585,000 and $600,000) |
| County range | $275,000 to $1,000,000 | $370,000 to $850,000 |
| Median $ per heated sq ft | $510.20, 11 sales, 24 months | $568.39, 10 sales, 60 months |
| Last 12 months | 4 sales, $452,000, the median of these 4 sales (mean of $425,000 and $479,000) | 6 sales, $625,000, the median of these 6 sales (mean of $600,000 and $650,000) |
| Annual median $ per heated sq ft, 2021 to 2026 to date | $648.64 on 10 sales to $507.42 on 3 sales, down 21.8 percent, with a different plan mix | $532.80 on 8 sales to $590.37 on 5 sales, up 10.8 percent |
| Repeat sales of the same condo since 2009 | 21 pairs, 20 gained, 1 lost, median 27.7 percent over 5.27 years | 13 pairs, 12 gained, 1 flat, median 30.9 percent over 4.30 years |
| Association fees | Not published; one owner reported $4,895 a quarter in August 2024 | Not published; $10,613 in a 2023 letter and $13,000 a year in a 2026 news report |
| Special assessments | More than $50,000 per owner by mid-2024 per the press; no notice public | Two public notices of $10,000 and $15,000 in 2023, and a press report of nearly $50,000 per owner |
| FEMA mapping | AE 11 and AE 12 by building, with the VE 13 line at one building’s Gulf end | AE 12 at all three buildings |
| Boat dock | None on record | Bay-side dock of 20 slips, a common element per a 2019 state order |
| Public documents | None from the association that we could find | Board letters, an about page and a history page |
| Southwest Florida MLS, last 12 months (closings, days on market, sale-to-list) | Information not available at time of publishing (checked 2026-10-01). | Not shown for the same reason |
Owners next door should read our Seascape home valuation guide, which prices that association from its own record.
Dolphin Way sits in the lower half of the Bonita Beach strip. Its 24-month median is $460,000 on 11 sales, against $690,000 on 17 sales at Bonita Beach Club (24 months), $555,000 on 12 sales at Bay Harbor Club (24 months) and $280,000 on 20 sales at Bonita Beach and Tennis Club (12 months). Windows differ, so read the table as directional.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each association is measured on the same rule: the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales. Where no window reaches ten, the table shows the 60-month count and writes the median only as the median of those sales.
| Association | Units | FEMA zone, base flood elevation | County window and sales | Median | Range |
|---|---|---|---|---|---|
| Dolphin Way of Hickory Point | 75 (DBPR) | AE 11 and AE 12 by building (footprint overlay) | 24 months, 11 sales | $460,000 | $275,000 to $1,000,000 |
| Seascape | 136 (DBPR) | AE 12 | 60 months, 10 sales | $592,500 | $370,000 to $850,000 |
| Bonita Beach Club | 198 (DBPR) | AE 12 | 24 months, 17 sales | $690,000 | $455,000 to $1,075,000 |
| Bay Harbor Club | 104 (DBPR), 103 on roll | AE 11 | 24 months, 12 sales | $555,000 | $450,000 to $750,000 |
| Bonita Beach and Tennis Club | 360 (DBPR, five projects of 72) | AE 10 | 12 months, 20 sales | $280,000 | $199,900 to $425,000 |
| Bonita Beach Plantation House | 48 (DBPR) | AE 10 | 60 months, 14 sales | $342,500 | $225,000 to $450,000 |
| Sea Isles | 84 (DBPR) | AE 11 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $610,000 | $395,000 to $833,000 |
| Ambassador | 60 (DBPR) | AE 11 | 60 months, 4 sales (fewer than 10) | The median of these 4 sales: $987,000 | $712,500 to $1,147,000 |
| Casa Bonita I | 54 (DBPR) | VE 13 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $824,500 | $550,000 to $1,215,000 |
| Casa Bonita II | 54 (DBPR) | VE 13 | 60 months, 8 sales (fewer than 10) | The median of these 8 sales: $749,500 | $675,000 to $1,305,000 |
| Casa Bonita Grande | 54 (DBPR) | VE 13 | 60 months, 3 sales (fewer than 10) | The median of these 3 sales: $945,000 | $900,000 to $1,010,000 |
| The Egret | 40 (DBPR) | AE 11 | 60 months, 6 sales (fewer than 10) | The median of these 6 sales: $712,000 | $575,000 to $970,000 |
| Windsong | 24 (DBPR) | AE 11 | 60 months, 2 sales (fewer than 10) | The median of these 2 sales: $650,000 | $620,000 to $680,000 |
| Hickory Shores Condo | 23 (DBPR) | AE 11 | 60 months, 4 sales (fewer than 10) | The median of these 4 sales: $950,000 | $637,000 to $2,000,000 |
| Silver Sands of Bonita Beach | 24 (DBPR) | VE 13 | 60 months, 1 sales (fewer than 10) | The only sale: $1,400,000 | $1,400,000 to $1,400,000 |
Your buyer shops the whole strip, so we price your condo against Dolphin Way’s own record first and use the strip to test it. A Gulf-side buyer at this price will also look at the larger Gulf-side condos to the south, where larger-plan Casa Bonita II recorded 8 sales in 60 months, and at the bay side, where Bay Harbor Club trades the beach walk for docks. Our Bonita Beach community guide explains each association.
At the $460,000 county median (11 sales, 24 months), a Dolphin Way seller would net about $428,581 before mortgage payoff if the listing offers buyer-agent compensation, or about $440,081 without it. Costs run from $19,486 at $275,000 to $66,249 at $1,000,000 with compensation.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The sheet is an illustration, not a quote, and it leaves out your payoff, repairs, association prorations, any unpaid special assessment and tax on a gain. It assumes a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation, both negotiable examples and not a rate card, Florida deed documentary stamps of $0.70 per $100, and an owner’s title policy at $575 plus $5.00 per $1,000 above $100,000, which Lee County sellers customarily pay and the contract controls. Property tax is left out because we did not source a Dolphin Way millage. The estoppel line is $299: Florida Statute 718.116 allows up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $460,000.00 | 24-month county median, 11 sales |
| Listing commission, 2.75% | -$12,650.00 | 2.75% of $460,000.00 |
| Buyer-agent compensation, 2.5%, if offered | -$11,500.00 | 2.5% of $460,000.00 |
| Deed documentary stamp tax | -$3,220.00 | 4,600 units of $100 at $0.70 |
| Owner’s title policy | -$2,375.00 | $575 plus 360 thousands above $100,000 at $5.00 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Dolphin Way association estoppel | -$299.00 | Up to $299 under Florida Statute 718.116, as adjusted for inflation by the Florida DBPR; expedited and delinquent add-ons are extra |
| Estimated total costs, with buyer-agent compensation | -$31,419.00 | 6.83% of price |
| Estimated net before payoff, with buyer-agent compensation | $428,581.00 | $460,000.00 minus $31,419.00 |
| Estimated total costs, without buyer-agent compensation | -$19,919.00 | 4.33% of price |
| Estimated net before payoff, without buyer-agent compensation | $440,081.00 | $460,000.00 minus $19,919.00 |
| Any unpaid special assessment | Not estimated | The estoppel certificate shows the balance |
| Sale price | What it stands for | Costs with buyer-agent compensation | Net before payoff | Costs without | Net before payoff |
|---|---|---|---|---|---|
| $275,000 | Lowest of the 11 sales, a first-floor one-bedroom | $19,486.50 (7.09%) | $255,513.50 | $12,611.50 (4.59%) | $262,388.50 |
| $362,000 | Median of these 6 one-bedroom sales, 24 months | $25,098.00 (6.93%) | $336,902.00 | $16,048.00 (4.43%) | $345,952.00 |
| $460,000 | 24-month county median, 11 sales | $31,419.00 (6.83%) | $428,581.00 | $19,919.00 (4.33%) | $440,081.00 |
| $500,000 | Median of these 5 larger-home sales, 24 months | $33,999.00 (6.80%) | $466,001.00 | $21,499.00 (4.30%) | $478,501.00 |
| $1,000,000 | Highest of the 11 sales, a 984 square foot end home | $66,249.00 (6.62%) | $933,751.00 | $41,249.00 (4.12%) | $958,751.00 |
A free in-person comparative market analysis is a walk-through of your Dolphin Way condo and a written value range built from the recorded sales of its own plan, building and floor, the roll transfers we set aside and your association documents. There is no cost, no obligation, and no need to list with us afterwards.
We walk the condo, note condition and Ian repairs, read your latest assessment statement and compare the plan’s recorded sales. You receive the range, the sales we used, the sales we set aside and why, and a plan for pricing against the market that week. Request it with the valuation form below.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation conversation confidential and never market a condo without a written agreement. Call Jesse direct at (239) 898-6072, text or call, and tell us your building and plan. If you are also buying, read our guide to buying a Dolphin Way condo, see how we represent buyers and call Marc at (239) 287-5873.
These are the questions Dolphin Way owners ask us most when they want to know what a condo is worth, answered from the county record, the state’s records and the press and court record, with the window and the number of sales beside every figure.
It is worth what recent sales of your plan, building and floor brought, adjusted for condition, storm repairs and the assessments paid. The 24-month median is $460,000 on 11 sales, but one-bedrooms had a median of these 6 sales of $362,000 and larger homes a median of these 5 sales of $500,000.
The 24-month median is $460,000 on 11 sales, the first window with ten. The 12-month figure is the median of these 4 sales, $452,000, and the 60-month median is $442,500 on 14 sales. We never publish an all-history median, because the county file reaches back to 1974.
The 24-month median is $510.20 per heated square foot on 11 sales, from $384.91 to $1,016.26 across the window. The median of these 6 one-bedroom sales is $580.13 and of these 5 larger-home sales $507.42, so a blended figure misleads and we use it only as a cross-check.
One-bedrooms are lower than before Hurricane Ian: the median of these 6 sales over 24 months is $362,000, against $407,250 for the median of these 8 sales in 2021. The record has a 921-day gap around the storm, so we call it a direction and not a trend.
The 6 one-bedroom sales of the last 24 months ran from $275,000 to $495,000, with a median of these 6 sales of $362,000. The three first-floor sales were $275,000, $295,000 and $359,000, and the three third-floor sales were $365,000, $425,000 and $495,000.
The five larger-home sales of the last 24 months, which include one three-bedroom, ran from $460,000 to $1,000,000 with a median of these 5 sales of $500,000. Without the $1,000,000 sale of a 984 square foot end home, the other four sat between $460,000 and $525,000.
Building B’s 2,030 square foot penthouse has no qualified sale since 1977, so no recent qualified price exists. The roll shows an $820,000 transfer on 21 October 2016 coded 16, a transfer of less than a 100 percent interest, and its county just value is $656,814. We start with a walk-through.
In the qualified record it is $1,000,000, for a 984 square foot Building C two-bedroom on 7 March 2025. The roll also shows a $1,000,000 transfer of a Building B 944 square foot two-bedroom on 12 May 2022 that the county codes as an override and leaves out of the qualified set.
Building B’s four sales in 24 months ran from $460,000 to $525,000, with a median of these 4 sales of $489,500, but they are all larger plans. Buildings A and C are twins whose one-bedrooms sold from $275,000 to $495,000, so we compare your condo with its own plan first.
No. The county’s just value for the 11 homes sold in 24 months is a median 77.0 percent of price, from 37.1 to 102.1 percent. It is a tax-roll figure set as of January 1, not a floor, a ceiling or a starting offer.
The roll values 38 of the 42 one-bedrooms of 624 square feet at the same $280,668, and values the $1,000,000 end home at $371,271. It does not read floor, view or renovation, and we do not guess the cause of any gap beyond that.
It is a starting question. A model averages one association in which a 626 square foot one-bedroom sold for $275,000 and a 984 square foot two-bedroom for $1,000,000 within a year, and it cannot see assessments, storm repairs, floors or which transfers the county counts.
The appraiser uses recorded sales, and the qualified file skips 29 July 2022 to 4 February 2025 while the roll shows three transfers in 2022 and 2024. We give you the sales behind your price, roll transfers included, so you can answer an appraisal gap.
21 condos sold twice with both sales since 2009, and the median gain was 27.7 percent over 5.27 years, 4.39 percent a year, from 8.8 to 68.0 percent for the gainers. Those are owners who sold, the gains exclude special assessments, and none of it is a forecast.
One of the 21 repeat pairs since 2009 lost money, a Building C one-bedroom that fell 15.1 percent from $321,000 in 26 June 2009 to $272,500 in 22 August 2011. Even a gain in price can be a loss after the post-Ian special assessments, which a repeat-sale table does not show.
Median days on market, list-to-sale price and months of supply for Dolphin Way: Information not available at time of publishing (checked 2026-10-01). The county record has no listing dates, so we add the Southwest Florida MLS figures to your valuation when you ask.
Sale-to-list ratio for Dolphin Way closings in the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county record gives the sale price and not the list price, so we do not estimate it.
Active and pending Dolphin Way listings today: Information not available at time of publishing (checked 2026-10-01). The county roll lists recorded sales, not listings, so we pull the live competition from the Southwest Florida MLS the week we price your condo.
Ten of the 14 sales in 60 months closed from March to August, and no sale closed in January, April, May, September or October. With counts this small that is a pattern to note, not a rule, and the record cannot tell us whether buyers or sellers drove it.
They are not published. One owner of a fourth-floor home told the News-Press in August 2024 that quarterly dues had doubled from $2,450 to $4,895. The estoppel certificate and the budget are the reliable answers, and the seller must supply them.
Yes, by the press record. The News-Press reported more than $50,000 per owner paid in special assessments by August 2024, and FOX 4 reported three assessments totaling more than $52,000 per owner in May 2024. No notice is public, so each figure is reported and not documented.
The seller customarily pays it, and the contract controls. Florida Statute 718.116 allows up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation by the Florida DBPR.
At $460,000, about $428,581 before payoff with buyer-agent compensation and $440,081 without. At $275,000 it is $255,514 and at $1,000,000 it is $933,751 with compensation. The sheet is an illustration, not a quote, and it omits any unpaid special assessment.
You may owe none. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return. Your tax adviser should confirm.
It can. FEMA maps Building B at AE 11, Buildings A and C across AE 11 and AE 12, and the VE 13 line at the Gulf end of Building A, and Lee County puts all three in evacuation Zone A. A buyer’s insurer will ask for the elevation certificate for your building, so having it helps.
Dolphin Way’s master policy, wind carrier and premium are not published, and the association sued its flood carrier in 2024. Florida’s statewide average association premium was $72,570 in June 2022, $147,381 in June 2024 and $135,100 in June 2026, and a buyer’s lender will ask for the policies.
It can. The press describes first-floor condominiums filled with water, sand and mud and owners out until December 2023 or January 2024, and the state issued a restoration permit in July 2025. Buyers ask whether your condo is fully restored, what you paid and what permits closed.
Dolphin Way’s rental rules are not published, so a buyer who plans to rent needs the declaration first. Florida Statute 509.242 licenses vacation rentals on top of any association rule, Lee County levies a tourist tax and a rental amendment can bind only owners who consent or buy later.
It can. If a building has three or more habitable stories, an inspection was due before December 31, 2024 and a reserve study by December 31, 2025, and Buildings A and C sit exactly on the three-story threshold. No Dolphin Way report is public, so a buyer will ask whether they were done and what they found.
The Lee County Tax Collector bills from the Property Appraiser’s assessment, and a change of ownership resets a capped assessment to market value. Only 10 of the 75 units are homesteaded on the roll. We do not publish a millage, so ask us for an estimate at your price.
Your latest assessment statement and special assessment payment record, the budget and reserve information, any estoppel, your insurance and flood documents, the elevation certificate for your building and any permit records for work after Ian. The association publishes none of these.
No. A valuation is free and carries no obligation. Use the valuation form or call Jesse direct at (239) 898-6072, and we reply the same day with a range, the sales behind it and the sales we set aside.
The agent who values from the sales of your own plan and tells you which transfers were left out. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Our own Dolphin Way closings: Information not available at time of publishing (checked 2026-10-01).
Seascape is the separate association next door, with 136 units, larger plans, a boat dock and a public set of board letters. It has its own record, 10 qualified sales in 60 months at a $592,500 median, so value each condo against its own association.
Both. Dolphin Way is inside the City of Bonita Springs, ZIP 34134, on Little Hickory Island, the area people call Bonita Beach. This guide covers the Dolphin Way condominium at 25830, 25840 and 25850 Hickory Blvd, not a similarly named place elsewhere in Florida.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Dolphin Way sales.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
A Bonita Beach condo specialist knows which building, floor and plan a condo belongs to, which transfers the county counts as sales, what the estoppel must show and what the flood map means building by building. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
Typical misses are a one-bedroom priced from the association median and county value quoted as if it were price. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Dolphin Way guide covers the buildings, the history, the flood record and the storm timeline, and our Bonita Beach community guide covers the strip. For city-wide context read our Bonita Springs home valuation guide.
If you are searching for the best agent to value your Dolphin Way condo, or asking “what can I sell my Dolphin Way condo for,” McGreevy and Comisar price from the recorded sales of your own plan. We tracked every one of the 63 Dolphin Way sales recorded since 2009, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 4 qualified Dolphin Way sales recorded in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Dolphin Way condos.
Dolphin Way recorded sales, last 12 months: 4 qualified county sales at a $452,000 median (the median of these 4 sales), from $275,000 to $495,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026.
Enter your details in the valuation form for your free Dolphin Way condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, in the same city as Dolphin Way, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building background in our Dolphin Way guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#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
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
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 Dolphin Way condo? Get a free Dolphin Way 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 Dolphin Way 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 primary source below. Dolphin Way sale figures are from the Lee County Property Appraiser sales file and parcel roll of 27 September 2026, and the two news reports are cited for what owners said, not as association documents.
These official documents bear most directly on what a Dolphin Way condo is worth and what its seller must deliver, from the association’s state filings to the county’s transfer codes. Each link opens the issuing authority’s own copy, so you can check every figure yourself.
| Document | Issued by | Date | What it tells a valuation | Link |
|---|---|---|---|---|
| Articles of amendment | Florida Division of Corporations | Filed April 21, 2016 | How the board is chosen; recites the 1978 incorporation | View the filing |
| 2026 annual report | Florida Division of Corporations | Filed March 3, 2026 | The association’s current status and management address | View the report |
| Complaint, case 2:24-cv-00115 | U.S. District Court, Middle District of Florida | Filed February 6, 2024 | The flood insurance dispute that sits behind the assessments | View the complaint |
| Estoppel certificate fee schedule | Florida DBPR | Current posting | The inflation-adjusted fee caps used in the net sheet | View the schedule |
| Transfer Code List | Lee County Property Appraiser | Current posting | How the county codes qualified sales and overrides | View the code list |
| Substantial damage notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule and the design flood elevation | View the notice |
| Summary of coverage, residential condominium building policy | FEMA | May 2024 | The per-building flood coverage limit | View the summary |
Dolphin Way’s declaration, budget and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures 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 Dolphin Way condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.