We value your Gulf Harbor 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 condo at Gulf Harbor at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 8 condominium homes in the single building at 25875 Hickory Blvd, a bay-side condominium inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida, built in 1985 according to the county roll. It is the Gulf Harbor on Hickory Boulevard on Little Hickory Island, not Gulf Harbor in Naples and not Gulf Harbour in Fort Myers, which are different places with different associations.
Here is the short answer. In the 12 months to October 1, 2026 the county recorded one qualified sale at Gulf Harbor, and that same sale is the only one in the last 60 months: $820,000 on March 3, 2026 for a 1,560-square-foot top-level home, or $525.64 per heated square foot. No window up to 60 months reaches 10 sales, so we list every sale and publish no median of the 26 on file since 1985. That sale is 212 days old, 7 of the 8 homes last sold more than five years ago, and the county’s own value for the 2026 home is 84.4 percent of its price. Your home’s value starts with its level, size, condition and documents more than with any building number.
Read this guide beside our guide to selling your Gulf Harbor condo if you are deciding whether to list, and our guide to buying a Gulf Harbor condo if you are also buying. Every figure comes from recorded sales, the county roll, the Southwest Florida MLS, FEMA, the U.S. Geological Survey and the state’s filings. The Southwest Florida MLS figures were pulled October 3, 2026 and sit beside the county record, labelled by source, and we do not estimate any of them. 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 Gulf Harbor.
A Gulf Harbor at Bonita Beach condo is worth what its own recorded sales and the nearest like home support, adjusted for level, size, condition, flood zone and the association’s documents. The county recorded one qualified sale in the last 60 months, $820,000 on March 3, 2026, so we list every sale and give no median of the 26.
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 Gulf Harbor sale in the county file is dated March 3, 2026.
Yardstick | Qualified sales | What it shows |
|---|---|---|
County, last 12 months (since October 2025) | 1 | $820,000 on March 3, 2026, the single sale |
County, last 24, 36 and 60 months | 1 | The same sale, $525.64 per heated sq ft on 1,560 sq ft |
County, since 2009 (a complete count) | 9 | Listed in full below; no median published |
County, all recorded history since February 1985 | 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, also the only one in the last 12 months | Unit 501 closed at $820,000 on March 3, 2026, 96.6% of the final list price, after 337 days on market (pulled October 3, 2026). No median on 1 sale. |
With one sale in the last 60 months, the median is simply that sale, and we show it only so the windows line up. A median of 26 sales that span 1985 to 2026 would mix prices from different markets, so we do not publish one.
These are the seven facts about Gulf Harbor 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 Florida Division of Condominiums, and each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, a public-record walk-through, the association’s status, fees and insurance, a comparison with Palm Bay Estates and the rest of the strip, a net sheet and the answers owners ask most. Each link jumps to its section.
The Value and the Method: What Is My Gulf Harbor at Bonita Beach Condo Worth in 2026? · Why Value Your Gulf Harbor at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Gulf Harbor at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Gulf Harbor at Bonita Beach Condo Values? · How Do We Value a Gulf Harbor at Bonita Beach Condo?
The Record: What Did Gulf Harbor at Bonita Beach Condos Sell For in the Last Five Years? · What Is a Gulf Harbor at Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Gulf Harbor at Bonita Beach Values Rising or Falling? · One Gulf Harbor at Bonita Beach Condo’s Public Record · What Moves a Gulf Harbor at Bonita Beach Condo’s Value Up or Down? · Does the State’s Delinquent Flag Change a Gulf Harbor at Bonita Beach Condominium’s Value? · How Do Fees, Reserves, Assessments and Insurance Affect Gulf Harbor at Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Gulf Harbor at Bonita Beach vs Palm Bay Estates: Which Holds Its Value Better? · How Do Gulf Harbor at Bonita Beach Values Compare With the Rest of the Bonita Beach Strip? · What Will You Net When You Sell Your Gulf Harbor at Bonita Beach Condo? · Want a Free In-Person CMA?
Answers, Reviews and Sources: Frequently Asked Questions, Gulf Harbor 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 Gulf Harbor at Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Gulf Harbor at Bonita Beach 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.
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To get a free Gulf Harbor condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from your home’s own recorded sales and the nearest like sale, then confirm it with a short in-person walk-through if you want one.
An online estimate misses Gulf Harbor at Bonita Beach condo values because the building has eight homes and one recorded sale in five years, too few for a model to learn from, and because the documents that move price, the budget, the reserve study and the flood certificate, are not in any portal’s data.
An automated estimate needs neighbors that sold recently, and Gulf Harbor offers one: $820,000 on March 3, 2026, a top-level home. A model that reaches for neighbors will reach for nearby buildings, which are a different product. Casa Bonita II across the road is a Gulf-side tower in a more severe flood zone with a different set of sales, and a model that blends the two will pull a bay-side building toward a price it has not earned.
No portal reads the association’s budget, its reserve study, its insurance summary or its estoppel certificate. In a building of eight owners one repair or one owner’s default moves every other owner’s cost, and a buyer’s lender will ask for those documents before it approves the loan. A model that has never seen them cannot say what they do to a price.
We value a Gulf Harbor at Bonita Beach condo in four steps: the home’s own record, the nearest like sale, an adjustment for what a buyer pays for, and a range with the arithmetic shown. With one recent sale, the judgment lives in steps two and three, and we show every step.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We start with the county roll: the home’s level, its heated area of 1,417 or 1,560 square feet, the two bedrooms and two baths the roll lists for all eight homes, its just value and its last recorded sales. The roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so a home’s own chain is usually the best evidence of what it did.
For a 1,417-square-foot home the nearest like sales are the third-level home that sold for $750,000 on May 8, 2019 and the fourth-level home that sold for $700,000 on September 15, 2020. For a 1,560-square-foot top-level home they are the $820,000 sale of March 3, 2026, the $900,000 sale of January 3, 2020 and the 2016 pair. Nothing else in the building is closer in size or level, and we say plainly that those comparables are years old for six of the eight homes.
We adjust for level, condition and finishes, the pool and dock the county flags on every home, the flood certificate, any recorded special assessment, the association’s reserve and milestone position and the state of its filings. A buyer pays for a clean document set and discounts for a missing one, and the discount is not small in a building where eight owners share every cost.
We give a range, not a point, and we show what the nearest sale implies and what we changed. The current competition sharpens the range: as of October 3, 2026 the Southwest Florida MLS shows 2 active Gulf Harbor listings, at $935,000 and $1,475,000, and none pending, an indicative 24 months of supply against one closing in 12 months, and that one sale was on the market 337 days. The range is built to survive the appraisal and the buyer’s insurance and lender questions.
Take the $525.64 per heated square foot of the 2026 sale and apply it to a 1,417-square-foot home: $525.64 times 1,417 is $744,832. That figure is 0.7 percent below the $750,000 the third-level home sold for in 2019 and 6.4 percent above the $700,000 the fourth-level home sold for in 2020. It is a starting point and nothing more: the 2026 sale was a top-level home, the two comparison sales were years earlier, and a smaller home on a lower level does not carry a larger home’s price per square foot. We would not hand an owner that number without the adjustments in step four.
Few Gulf Harbor homes come up for sale in any year, so the owner who knows a defensible number before listing prices with confidence. Request your free Gulf Harbor home valuation or call Jesse direct at (239) 898-6072. If you are weighing the sale itself, our Gulf Harbor seller guide walks through the process, and our Gulf Harbor community guide covers the building.
Gulf Harbor at Bonita Beach condos sold once in the last five years on the county’s recorded-sales file: a 1,560-square-foot top-level home for $820,000 on March 3, 2026, or $525.64 per heated square foot. The county file holds 26 qualified sales since 1985. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The method widens the window until it holds 10 qualified sales, and for Gulf Harbor no window up to 60 months does, so we list the sales and state counts only. The record is complete from 2009 and partial before it. The Lee County Property Appraiser’s roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on. A count of sales since 2009 is therefore a complete count, and a count of all recorded history is a count of what the file holds, never a claim of every sale ever made. For sales dated through December 31, 2008 the county’s transfer code list treats code 06 as the qualified arm’s-length code, and from January 1, 2009 codes 01 and 02 are the qualified codes, and we use the file built on that rule from the roll exported September 27, 2026.
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
March 3, 2026 | $820,000 | Fifth (top) | 1,560 | $525.64 |
That sale is a resale of the same top-level home that sold for $900,000 on January 3, 2020. The price per heated square foot is $820,000 divided by 1,560, or $525.64. One sale is a data point, not a market, and the repeat-sale section below shows what the same homes did over longer stretches.
Because the record is complete from 2009, this table is the whole recorded market for the building in that period. The file shows no qualified sale in 2009 through 2013, 2015, 2017, 2018 and 2021 through 2025.
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
Feb 26, 2014 | $499,000 | Third | 1,417 | $352.15 |
Mar 24, 2014 | $500,000 | Fourth | 1,417 | $352.86 |
Jun 24, 2014 | $495,000 | Third | 1,417 | $349.33 |
May 25, 2016 | $585,000 | Fifth | 1,560 | $375.00 |
Jul 27, 2016 | $612,500 | Fifth | 1,560 | $392.63 |
May 8, 2019 | $750,000 | Third | 1,417 | $529.29 |
Jan 3, 2020 | $900,000 | Fifth | 1,560 | $576.92 |
Sep 15, 2020 | $700,000 | Fourth | 1,417 | $494.00 |
Mar 3, 2026 | $820,000 | Fifth | 1,560 | $525.64 |
The nine prices add to $5,861,500, from $495,000 to $900,000. We do not publish a median of them as a price signal, because the nine span twelve years and two very different markets: the three sales in 2014 closed at $349.33 to $352.86 per heated square foot, and the 2019 and 2020 sales closed at $494.00 to $576.92.
The county file holds 26 qualified Gulf Harbor sales, the first dated February 1985. Before 2009 the file is partial, so this is a labelled history by period and not a trend line, and every range mixes different homes and different markets.
Period | Qualified sales in the file | Lowest to highest price in the period | Lowest to highest price per heated sq ft |
|---|---|---|---|
1985 to 1989 | 5 | $187,900 to $217,000 | $132.60 to $153.14 |
1990 to 1999 | 8 | $224,000 to $350,000 | $158.08 to $224.36 |
2000 to 2009 | 4 | $342,500 to $675,000 | $224.36 to $476.36 |
2010 to 2019 | 6 | $495,000 to $750,000 | $349.33 to $529.29 |
2020 to 2026 | 3 | $700,000 to $900,000 | $494.00 to $576.92 |
The five periods add to 26 (5 + 8 + 4 + 6 + 3 = 26). The county file classes 4 of the 26 as builder-direct first sales, all dated February 1985 to October 1986, and the other 22 as resales.
A Gulf Harbor at Bonita Beach condo’s value splits by size and level, because the association is one building with eight homes in two sizes: six homes of 1,417 square feet on levels two to four and two top-level homes of 1,560. The record can price the two sizes separately but cannot yet separate level from size.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county’s building layer holds one Gulf Harbor footprint, so there is no choice of building to value against. The sale list does carry a size split, and it is the clearest line the record draws.
Heated size | Homes | Qualified sales since 2009 | Prices | Price per heated sq ft |
|---|---|---|---|---|
1,417 sq ft (levels 2 to 4) | 6 | 5 | $499,000, $500,000, $495,000, $750,000, $700,000 | $349.33 to $529.29 |
1,560 sq ft (level 5, the top level) | 2 | 4 | $585,000, $612,500, $900,000, $820,000 | $375.00 to $576.92 |
The county roll gives heated area for every home and lists two bedrooms and two baths on all eight, so size, not bedroom count, is what separates one home from another. Six homes of 1,417 square feet plus two of 1,560 come to 8,502 + 3,120, or 11,622 square feet, the same figure as the county’s effective area for the building. The 1,417-square-foot homes sold at $349.33 to $529.29 per heated square foot since 2009 and the 1,560-square-foot homes at $375.00 to $576.92, and those ranges overlap, which says the larger plan does not carry a steady premium per square foot.
The unit numbers on the roll run from the second level to the fifth, two homes to a level, and no home sits on the first level, so what stands there is not published. The highest recorded price per heated square foot belongs to a top-level home, $576.92 in January 2020, and the single 2026 sale, also a top-level home, closed at $525.64, but a third-level home sold in 2019 for $529.29 per square foot, within 0.7 percent of that 2026 figure. The record is too short to isolate a level premium, and we say so in every valuation.
Level | Homes | Heated square feet each | Level total |
|---|---|---|---|
Second | 2 | 1,417 | 2,834 |
Third | 2 | 1,417 | 2,834 |
Fourth | 2 | 1,417 | 2,834 |
Fifth (top) | 2 | 1,560 | 3,120 |
Building | 8 | 8,502 + 3,120 | 11,622 |
Gulf Harbor at Bonita Beach values rose sharply from 2014 to 2020 and have not set a new peak in the one 2026 sale: three 1,417-square-foot sales near $350 per square foot in 2014, $494.00 to $576.92 in 2019 and 2020, and $525.64 in 2026. One sale cannot say whether 2026 is a trend or a data point.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The year-by-year view below is complete for 2009 onward. The gaps are as informative as the sales: the building traded in bursts, with years of no recorded sale between them.
Year | Qualified sales | Prices | Price per heated sq ft |
|---|---|---|---|
2009 | 0 | none recorded | none recorded |
2010 | 0 | none recorded | none recorded |
2011 | 0 | none recorded | none recorded |
2012 | 0 | none recorded | none recorded |
2013 | 0 | none recorded | none recorded |
2014 | 3 | $499,000, $500,000, $495,000 | $352.15, $352.86, $349.33 |
2015 | 0 | none recorded | none recorded |
2016 | 2 | $585,000, $612,500 | $375.00, $392.63 |
2017 | 0 | none recorded | none recorded |
2018 | 0 | none recorded | none recorded |
2019 | 1 | $750,000 | $529.29 |
2020 | 2 | $900,000, $700,000 | $576.92, $494.00 |
2021 | 0 | none recorded | none recorded |
2022 | 0 | none recorded | none recorded |
2023 | 0 | none recorded | none recorded |
2024 | 0 | none recorded | none recorded |
2025 | 0 | none recorded | none recorded |
2026 | 1 | $820,000 | $525.64 |
The nine since-2009 sales each have an earlier recorded sale of the same home, and the pairs are the closest thing the record offers to a like-for-like comparison. Letters label the homes without naming a unit.
Home | Earlier sale | Later sale | Change | Time between |
|---|---|---|---|---|
Home D, third level, 1,417 sq ft | $295,000, Sep 11, 1998 | $499,000, Feb 26, 2014 | up $204,000, 69.2 percent | 15.5 years |
Home F, fourth level, 1,417 sq ft | $187,900, Feb 1, 1985 | $500,000, Mar 24, 2014 | up $312,100, 166.1 percent | 29.1 years |
Home C, third level, 1,417 sq ft | $295,000, Jun 5, 1998 | $495,000, Jun 24, 2014 | up $200,000, 67.8 percent | 16.1 years |
Home A, fifth level, 1,560 sq ft | $350,000, Apr 5, 2000 | $585,000, May 25, 2016 | up $235,000, 67.1 percent | 16.1 years |
Home B, fifth level, 1,560 sq ft | $350,000, Mar 31, 1998 | $612,500, Jul 27, 2016 | up $262,500, 75.0 percent | 18.3 years |
Home C, third level, 1,417 sq ft | $495,000, Jun 24, 2014 | $750,000, May 8, 2019 | up $255,000, 51.5 percent | 4.9 years |
Home A, fifth level, 1,560 sq ft | $585,000, May 25, 2016 | $900,000, Jan 3, 2020 | up $315,000, 53.8 percent | 3.6 years |
Home E, fourth level, 1,417 sq ft | $660,000, Jul 16, 2004 | $700,000, Sep 15, 2020 | up $40,000, 6.1 percent | 16.2 years |
Home A, fifth level, 1,560 sq ft | $900,000, Jan 3, 2020 | $820,000, Mar 3, 2026 | down $80,000, 8.9 percent | 6.2 years |
The top-level home labelled A is the most telling on the roll. It sold at $585,000 in 2016, $900,000 in 2020 and $820,000 in 2026, so over 9.8 years it is up $235,000, or 40.2 percent, and it gave back $80,000 from its 2020 peak. We read that as one home’s story and not as a building-wide price index.
The record supports three plain statements. Prices at Gulf Harbor were lower in 2014 than in 2007, higher in 2019 and 2020 than in 2007, and in the one 2026 sale lower than the January 2020 peak of the same top-level home. The record does not support a trend line for 2026 or a forecast, and a seller should be wary of anyone who offers one from a single sale. What a seller can do is bring the home’s own chain, its documents and its condition to the table, and we show how in our Gulf Harbor seller guide.
The public record of one Gulf Harbor at Bonita Beach condo, a 1,560-square-foot top-level home at 25875 Hickory Blvd, holds four recorded sales from 2000 to 2026: $350,000, $585,000, $900,000 and $820,000. It shows what the building’s top level did through a long climb, a peak and a softer 2026, and where the county’s value sits against the latest price.
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 one home in the building with a sale in the last 60 months and the only one with three recorded sales since 2009, and we show it by building address, level and size, not by unit number.
The home is on the fifth and top level of the building, with 1,560 heated square feet, two bedrooms and two baths on the county roll, built in 1985, with the pool and dock flags the county sets on every home in the building. The county’s just value on the roll exported September 27, 2026 is $692,405, or $443.85 per heated square foot. The roll shows its latest sale as $820,000 on March 3, 2026, and the previous sale as $900,000 on January 3, 2020.
Date | Price | Heated sq ft | Price per heated sq ft | Change from the previous recorded sale |
|---|---|---|---|---|
Apr 5, 2000 | $350,000 | 1,560 | $224.36 | first sale in the file for this home |
May 25, 2016 | $585,000 | 1,560 | $375.00 | up $235,000, 67.1 percent, over 16.1 years |
Jan 3, 2020 | $900,000 | 1,560 | $576.92 | up $315,000, 53.8 percent, over 3.6 years |
Mar 3, 2026 | $820,000 | 1,560 | $525.64 | down $80,000, 8.9 percent, over 6.2 years |
Across the whole chain the price rose from $350,000 in 2000 to $820,000 in 2026, up 134.3 percent over 25.9 years. Since the 2016 sale it is up $235,000, or 40.2 percent, over 9.8 years. The county roll keeps a home’s last four sales, and these are the four it holds for this home, so the 2000 sale is the oldest the roll still shows.
A top-level home that sold for $900,000 in January 2020 and $820,000 in March 2026 does not tell a seller that every home lost 8.9 percent. It tells us what one buyer paid for one home on one date, and what the next buyer will compare it against. The county’s value for the home, $692,405, is 84.4 percent of the 2026 price, a gap of $127,595, which is the usual distance between a mass appraisal and a negotiated price. We would price a Gulf Harbor top-level home from this chain and the condition of the home, and a lower-level home from the third- and fourth-level sales of 2019 and 2020 with the adjustments in our method.
Size, level, condition, flood position and the state of the association’s documents move a Gulf Harbor at Bonita Beach condo’s value most. The county shows one flood zone for the whole building, so the differences between homes come from floor height, condition and what the seller can show a buyer’s lender and insurer.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
FEMA’s flood map places the building in Zone AE with a base flood elevation of 11 feet on the NAVD88 datum, and Lee County’s evacuation map puts it in Zone A. The U.S. Geological Survey elevation service gives ground at five points on the building’s footprint of 4.88 to 5.23 feet, so the base flood elevation sits 5.77 to 6.12 feet above the bare ground. The homes begin on the second level of the roll’s numbering, so each stands at least one level above the ground, but floor heights are not published and we did not find an elevation certificate for the building. The certificate, which a licensed surveyor prepares, records the lowest floor against the base flood elevation, and it is the single most useful flood document to ask for, because a buyer’s insurer will.
The U.S. Geological Survey surveyed Hurricane Ian high-water marks within 556 meters of the building at 11.3 to 12.2 feet above the datum, one of them inside a home at the building next door at 25901 Hickory Blvd. Against Gulf Harbor’s bare ground that implies roughly 6.1 to 7.3 feet of water, by our arithmetic from neighbors’ marks and not a measurement at the building. No owner letter, board update or press story about Gulf Harbor’s own Ian experience was public when we checked on October 1, 2026, and we do not assert that any home took water or did not. Florida requires a seller to disclose flood history, claims and assistance at or before contract under Florida Statute 689.302, so a seller should have those answers written down before listing.
One of the building’s eight homes shows a latest recorded sale after Hurricane Ian’s landfall on September 28, 2022, which is 12.5 percent of the building. That is a floor for turnover, because a home that sold twice since the storm shows only its last sale, and with eight homes one sale moves the share by 12.5 points.
Florida Statute 553.899 applies its milestone inspection to buildings of three habitable stories or more, with a first inspection 30 years after the certificate of occupancy and a deadline of December 31, 2024 for buildings that reached 30 years before July 1, 2022. By our reading, a 1985 building reached 30 years in 2015, so its first inspection would have been due by December 31, 2024. Florida Statute 718.112 requires the structural integrity reserve study by December 31, 2025 for buildings of three stories or higher, with a later date of no more than December 31, 2026 when it is done together with a milestone inspection that falls due on or before that date. No document we found says whether either has been completed, and a building’s lawyer or engineer decides how the statutes apply. For value, the point is simple: a seller who can hand a buyer both reports and a funded reserve schedule sells a clearer product than one who cannot.
The state’s Delinquent flag on Gulf Harbor at Bonita Beach reads as a missing 2025 annual state fee of $32, an administrative item and not a finding about the association’s finances. It affects a condominium’s value only if it points to a bigger problem, and a seller can answer the question with a receipt before listing.
The Division of Florida Condominiums’ public extract of October 1, 2026 lists the project with 8 units, a recorded date of January 2, 1985, a primary status of Approved and a secondary status of Delinquent. The payment history shows $32 billed and $32 paid for each of 2022, 2023 and 2024, then $32 billed, $0 paid and a pending amount of $35.20 for 2025, with a blank 2026 row. The $32 is the statutory annual fee of $4 for each of the 8 units, and the $35.20 is $32 plus a 10 percent penalty of $3.20.
Ask the manager for the receipt for the 2025 fee and for written confirmation that the state’s record is cleared. Pull the recorded declaration at Official Records Book 1761, Page 2422 to confirm the association’s exact corporate name, and search that name at Sunbiz. Order the statutory document package early, because the buyer’s lender will want it. A seller who walks into a negotiation with those items already in hand does not give a buyer a reason to re-price.
Fees, reserves, assessments and insurance affect Gulf Harbor at Bonita Beach condo value because eight owners share every cost and none of the budget is public. The only published dollar figure is the state’s $32 annual fee, so a buyer prices these items from the seller’s documents, and an unreadable budget is itself a discount.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Assessments are normally apportioned by each home’s share of the common expenses in the declaration, which for Gulf Harbor we have not read. Two sizes make the formula matter. If every home paid an equal share, each would carry 12.5 percent. If shares followed heated area, a 1,417-square-foot home would carry 1,417 divided by 11,622, or 12.19 percent, and a 1,560-square-foot home 13.42 percent. These illustrate the two common methods and are not Gulf Harbor’s shares. On a $100,000 project the equal split is $12,500 a home, and the area split is $12,192 for a 1,417-square-foot home and $13,423 for a 1,560-square-foot home, a difference of about $1,230. The same $100,000 spread over 60 homes is $1,667 each, which is why a small association’s special assessment weighs more per owner.
Florida Statute 718.503 requires the seller to furnish the current annual budget, and Florida Statute 718.111 keeps the association’s financial records open to owners. For a four-level, bay-side building a buyer reads the budget for property and flood insurance and the windstorm deductible, reserve contributions for the roof, painting, paving and structural items, any elevator, the pool, dock and seawall upkeep and any special assessment installment. We found no Gulf Harbor assessment amount, fee schedule or special assessment notice in any public source, and we did not use fees from commercial listing sites, because those are marketing text and not association documents.
Gulf Harbor’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. A residential condominium building policy under the National Flood Insurance Program is limited to the lesser of replacement cost or $250,000 times the number of units, which for eight units caps at $2,000,000, our arithmetic from FEMA’s brochure. The City of Bonita Springs holds a Community Rating System Class 5 rating and its 25 percent discount on National Flood Insurance Program premiums, per the City’s FEMA and CRS page. Statewide averages say nothing about one association, so ask the manager for the declarations pages.
The Property Appraiser’s value is not the same as market value at Gulf Harbor at Bonita Beach: the county’s just value for the home that sold in 2026 is $692,405, 84.4 percent of its $820,000 price, and the 1,417-square-foot homes carry $502,585 to $508,923. Use it as a tax record and a floor, never as a price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county’s just value is a mass appraisal prepared for tax purposes. Florida Statute 193.011 lists the factors the appraiser must weigh, among them the present cash value a willing purchaser would pay a willing seller, location, size, condition and the net proceeds of sale, and it is not an appraisal for a loan or an offer from a buyer. The table sets each home’s just value on the roll against its latest recorded sale.
Level | Heated sq ft | Latest recorded sale | Recorded price | County just value on the roll | Just value as a share of that price |
|---|---|---|---|---|---|
Second, Home G | 1,417 | May 20, 1999 | $310,000 | $508,923 | 164.2 percent |
Second, Home H | 1,417 | May 15, 2007 | $675,000 | $502,585 | 74.5 percent |
Third, Home C | 1,417 | May 8, 2019 | $750,000 | $502,585 | 67.0 percent |
Third, Home D | 1,417 | Feb 26, 2014 | $499,000 | $508,923 | 102.0 percent |
Fourth, Home E | 1,417 | Sep 15, 2020 | $700,000 | $508,923 | 72.7 percent |
Fourth, Home F | 1,417 | Mar 24, 2014 | $500,000 | $502,585 | 100.5 percent |
Fifth, Home A | 1,560 | Mar 3, 2026 | $820,000 | $692,405 | 84.4 percent |
Fifth, Home B | 1,560 | Jul 27, 2016 | $612,500 | $705,163 | 115.1 percent |
For the one home with a sale in the last five years the county’s value is 84.4 percent of the price, which is the only like-for-like ratio the building offers today. For the other homes the latest sale is older: ratios run from 67.0 percent for the 2019 sale to 115.1 percent for the 2016 sale across the six homes whose latest sale is 2014 or later, and the two oldest sales, from 1999 and 2007, do not calibrate anything. A 2014 or 2016 sale reflects that market, not today’s, so a ratio near or above 100 percent on an old sale is not a sign that the county has overvalued the home. The 1,417-square-foot homes carry nearly the same just value, $502,585 to $508,923, or about $354.68 to $359.16 per heated square foot, and the two top-level homes carry $692,405 and $705,163.
Neither Gulf Harbor at Bonita Beach nor Palm Bay Estates can be shown to hold its value better on the record we have: both are eight-home, bay-side condominiums built in 1985 in FEMA Zone AE, and the county shows one Gulf Harbor sale and two Palm Bay Estates sales in 60 months. Each suits a different owner.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Palm Bay Estates is eight homes in four one-story, two-home buildings on the bay side, and our guide to it audits its record. If you own there, our Palm Bay Estates home valuation guide is its counterpart to this page. Sales figures below come from the county’s recorded-sales file built on October 1, 2026.
Question | Gulf Harbor at Bonita Beach | Palm Bay Estates |
|---|---|---|
Structure | One building, four residential levels, two homes a level | Four one-story, two-home buildings |
Homes | 8 (state record) | 8 (state record) |
Built | 1985 per the county roll | 1985 per the county roll |
FEMA zone | AE, base flood elevation 11 ft | AE, base flood elevation 11 ft |
Home sizes | 1,417 and 1,560 sq ft, two bedrooms on the roll | 1,150 to 1,444 sq ft, three bedrooms on the roll |
Nearest Gulf access | About 303 m (Access 10, lot closed on October 1, 2026) | Access 6, about 57 to 115 m |
Milestone and reserve study laws | Appear to apply (three or more stories) | Appear not to apply (one story) |
Qualified sales, last 60 months | 1, $820,000 (March 3, 2026) | 2, $525,000 to $640,000 (2025) |
Qualified sales since 2009 | 9 | 5 |
Qualified sales in the file | 26 (since 1985) | 19 (since 1986) |
State condominium record | Approved, Delinquent (2025 fee not recorded paid) | Approved, fees recorded paid |
The two sets of sales are different lengths of time and different homes, so we compare them directionally and never as a ranking. The median of the two Palm Bay Estates sales in 60 months is $582,500, and we state it only as the median of these 2 sales.
If your priority is | Look first at | Why, from the record |
|---|---|---|
A longer recorded sales history | Gulf Harbor | 26 sales since 1985 against 19 since 1986, and 9 since 2009 against 5 |
A deeper recent record | Palm Bay Estates | 2 sales in 60 months against 1 |
One-story living and three bedrooms | Palm Bay Estates | One story and three bedrooms against four residential levels and two bedrooms |
An upper-level, bay-side home | Gulf Harbor | Homes begin on level 2 and run to level 5 |
The larger home size | Gulf Harbor | 1,560 sq ft on the top level against a 1,444 sq ft maximum |
A cleaner state record today | Palm Bay Estates | Fees recorded paid against a Delinquent flag |
Gulf Harbor at Bonita Beach sits at the quiet end of the Bonita Beach strip’s county record: of the 23 condominium associations, only 6 reach 10 qualified sales within 60 months, and Gulf Harbor has one. The table puts 14 of them on one yardstick, each with its own window, so no row is compared with a different period.
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 the 23 condominium associations with pages on this strip, of which the table shows all 6 that reach 10 sales, Gulf Harbor, Palm Bay Estates and the buildings this page names; 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 | Side | Homes | Built | FEMA zone, BFE | Window used | Sales (n) | Median | Range | Median $ per heated sq ft | All-history count (first year) |
|---|---|---|---|---|---|---|---|---|---|---|
Gulf | 198 (DBPR) | 1977 to 2009 | AE 12 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | 407 (since 1977) | |
Gulf | 136 (DBPR) | 1979 | AE 12 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | 269 (since 1978) | |
Bay | 104 (DBPR), 103 on roll | 1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | 208 (since 1984) | |
Bay | 84 (DBPR) | 1980 | AE 11 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 | not stated | 162 (since 1980) | |
Bay (Bonita Beach Rd SW) | 360 (DBPR, five projects of 72) | 1977 to 1980 | AE 10 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 | 870 (since 1977) | |
Gulf | 54 (DBPR) | 1973 | VE 13 | 60 months, fewer than 10 | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 | not stated | 130 (since 1974) | |
Gulf | 40 (DBPR) | 1972 | AE 11 | 60 months, fewer than 10 | 6 | $712,000 (median of these 6 sales) | $575,000 to $970,000 | not stated | 105 (since 1973) | |
Gulf | 23 (DBPR) | 1974 to 2018 | AE 11 | 60 months, fewer than 10 | 4 | $950,000 (median of these 4 sales) | $637,000 to $2,000,000 | not stated | 45 (since 1975) | |
Bay | 15 (DBPR) | 1982 | AE 11 | 60 months, fewer than 10 | 1 | $528,000 (the single sale) | $528,000 | $492.08 (the single sale) | 26 (since 1982) | |
Bay | 8 (DBPR) | 1985 | AE 11 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | not stated | 19 (since 1986) | |
Gulf Harbor at Bonita Beach (this page) | Bay | 8 (DBPR) | 1985 | AE 11 | 60 months, fewer than 10 (listed above) | 1 | $820,000 (the single sale) | $820,000 | $525.64 (the single sale) | 26 (since 1985) |
Snook Harbor | Bay | 3 (DBPR) | 2001 | AE 11 | 60 months, fewer than 10 | 1 | $1,950,000 (the single sale) | $1,950,000 | $893.68 (the single sale) | 6 (since 2001) |
Bonita Beach Plantation House | Bay (Bonita Beach Rd SW) | 48 (DBPR) | 1985 | AE 10 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 | 132 (since 1986) |
Dolphin Way of Hickory Point | Gulf | 75 (DBPR) | 1975 to 1983 | AE 11 and AE 12 by building (footprint overlay) | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 | 181 (since 1974) |
The 6 associations that reach 10 sales, Bonita Beach Club, Seascape, Bay Harbor Club, Bonita Beach and Tennis Club, Bonita Beach Plantation House, Dolphin Way of Hickory Point, are the larger or older buildings, and their medians run from $280,000 to $690,000. Gulf Harbor’s one recent sale, $820,000, is above the highest of those medians, $525.64 per heated square foot is below the $608.61 per square foot of Bonita Beach Club’s 24-month median, and the comparison says little, because a single large top-level home is not a median of many. The two nearest peers by size and flood zone are Palm Bay Estates and Beachwood on the Bay, whose one sale was $528,000 in April 2025.
A Gulf Harbor at Bonita Beach seller at the March 2026 recorded price of $820,000 would net about $765,361 before any mortgage payoff and tax proration if the seller offers 2.5 percent to a buyer’s agent, or about $785,861 if not. The sheet uses two recorded prices and shows every line; commissions are negotiable examples.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The two prices are real recorded Gulf Harbor sales, used for arithmetic and not as predictions or values: $820,000 for the top-level home on March 3, 2026, and $700,000 for the fourth-level home on September 15, 2020. In Lee County the seller customarily pays the deed documentary stamps and the owner’s title insurance policy and chooses the closing agent, and the contract controls both. Every figure is an estimate except the stamps, which are set by statute.
Line | At $820,000 | At $700,000 | How it is figured |
|---|---|---|---|
Listing commission, example 2.75 percent | $22,550 | $19,250 | Negotiated; 2.75 percent of the price |
Buyer-agent compensation, if offered, example 2.5 percent | $20,500 | $17,500 | Optional, negotiated and offered off the MLS |
Deed documentary stamps | $5,740 | $4,900 | 8,200 and 7,000 units of $100 times $0.70 |
Owner’s title insurance premium | $4,175 | $3,575 | $575 plus $5.00 per $1,000 above $100,000 |
Title search and settlement fee, estimate | $1,200 | $1,200 | A $1,200 working figure; actual fees vary by title company |
Municipal lien search, estimate | $175 | $175 | A $175 working figure |
Condominium estoppel certificate | $299 | $299 | Up to $299 for the certificate, current account |
Total seller costs, with a buyer-agent offer | $54,639 | $46,899 | 6.7 percent and 6.7 percent of the price |
Estimated net before payoff and proration | $765,361 | $653,101 | Price less total costs |
Total costs without a buyer-agent offer | $34,139 | $29,399 | 4.2 percent and 4.2 percent of the price |
Estimated net without a buyer-agent offer | $785,861 | $670,601 | Price less those costs |
The title premium follows the state’s promulgated schedule: at $820,000 it is $575 + ($820,000 less $100,000) x $5.00 per $1,000 = $575 + $3,600, or $4,175, and at $700,000 it is $575 + ($700,000 less $100,000) x $5.00 per $1,000 = $575 + $3,000, or $3,575. The estoppel line follows the ruling in the section below, and the 6.7 percent and 4.2 percent bands show how far one negotiated decision, the buyer-agent offer, moves a seller’s net.
Florida Statute 718.116 lets an association charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation in its estoppel certificate fee schedule. We use $299 in every net sheet. The seller customarily pays it in Lee County, and the contract controls.
A free in-person comparative market analysis for your Gulf Harbor at Bonita Beach condo adds what no record shows: the stack, the view, the condition and the documents. Jesse or Marc, Top 1% Real Estate Agents Nationally Since 2008, walks the home, reads the association’s paperwork with you and sends a written range built from this building’s own recorded sales.
These are the questions Gulf Harbor 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 own recorded sales and the nearest like home support, adjusted for level, size, condition and documents. The county recorded one sale in the last 60 months, $820,000 on March 3, 2026 for a 1,560-square-foot top-level home, so start with your home’s level and size and ask for a walk-through valuation.
The only median we state is the single sale in the last 60 months, $820,000, because a median of fewer than 10 sales is only the median of those sales. We publish no median of the 26 sales since 1985, because they span four decades and would blend different markets.
The one sale in the last 60 months was $525.64 per heated square foot on 1,560 square feet in March 2026. Across the 9 sales since 2009 the 1,417-square-foot homes ran $349.33 to $529.29 and the 1,560-square-foot homes $375.00 to $576.92, so the price per foot depends on the home and the year.
The newest sale in the county file is dated March 3, 2026, 212 days before our October 1, 2026 index. Of the 8 homes, 7 last sold more than five years ago, which is why a valuation leans on older recorded sales and on the nearest like homes elsewhere on the strip.
The county recorded 1 qualified Gulf Harbor sale in the last 12 months. The Southwest Florida MLS, pulled October 3, 2026, also shows 1 Gulf Harbor closing in the 12 months to that date, unit 501 at $820,000 on March 3, 2026. The two sources count sales differently, and here they show the same sale. With only eight homes in one building, a single sale in a year is an ordinary year, not a sign of weak demand.
Yes, two on October 3, 2026: the Southwest Florida MLS showed 2 active Gulf Harbor listings on that date, at $935,000 and $1,475,000, and none pending. Ask us for a current check, and know that with eight homes the building often has none for sale. Our guide to buying a Gulf Harbor condo covers what to review.
One home gives the best evidence. The top-level home sold for $585,000 in 2016, $900,000 in 2020 and $820,000 in 2026, up 40.2 percent over 9.8 years and down 8.9 percent from its peak. Eight homes and one recent sale cannot support a building-wide trend line.
That same top-level home rose 67.1 percent between its 2000 and 2016 sales, then 40.2 percent from 2016 to 2026 on the figures above. The 1,417-square-foot homes show their own pairs in the repeat-sale table, from 6.1 percent over 16.2 years to 166.1 percent over 29.1 years.
On the county record, a buyer at the January 2020 price of $900,000 who sold at $820,000 in March 2026 took $80,000 less, before any costs of sale. It is the only one of the nine repeat-sale pairs in our table with a lower second price; the other eight rose.
The two buildings differ in size, age and record, so compare per heated square foot and by level, not by headline price. Palm Bay Estates has 19 recorded sales on file against Gulf Harbor’s 26, which gives it a fuller record. Our Palm Bay Estates valuation guide sets out its numbers.
An automated estimate has almost nothing to read here: one sale in five years, two home sizes and a top level that sold for far more per foot than the rest. It may price a 1,417-square-foot home off the 1,560-square-foot sale. Treat it as a starting guess and ask for a human valuation.
No. The county’s just value is a tax-roll figure, and it ran 84.4 percent of the 2026 price on the top-level home, where the roll shows $692,405. Across Gulf Harbor’s homes with a sale since 2014 the ratio runs from 67.0 to 115.1 percent, so it is a figure to check, not a price.
Not directly. The state’s extract lists the association as Approved with a secondary status of Delinquent, which we read as the 2025 annual fee of $4 x 8 = $32 not recorded as paid. It is administrative, and not a finding about the association’s finances, but a buyer’s agent will ask about it.
Ask the association’s manager for the receipt that shows the state fee was paid, and keep it with your listing documents. A small flag can cost more in buyer doubt than in dollars, so resolving it before the first showing removes a question the buyer would otherwise raise at contract.
Often yes, but the lender will ask the association to complete a condominium questionnaire covering insurance, reserves, owner-occupancy and any pending assessment. Small associations can be slower to return that paperwork. The estoppel certificate and the budget are the documents a lender reads first.
Gulf Harbor’s monthly assessment and what it covers are not published, so we give no dollar figure. The only public dollar figure is the association’s annual state fee, $4 x 8 = $32. The budget in the seller’s package and the estoppel certificate carry the real number, and we help sellers gather both.
No special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, so we cannot say. The estoppel certificate, the budget and the minutes will show any assessment in force. We state no figure for one, because we found none to cite.
Each owner carries a bigger slice of every project. As an illustration, not a Gulf Harbor figure, a $100,000 project is $12,500 a home across eight homes equally, against $1,667 a home across 60. A buyer will therefore read the reserve position closely before pricing a Gulf Harbor offer.
The statute sets the fee and the contract decides who pays. The cost 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.
Under Florida Statute 718.503 the seller must furnish the declaration, bylaws, articles, rules, the budget, the financial documents and the required milestone and reserve statement, and a buyer has a statutory window to cancel if they were not delivered on time. Under Florida Statute 689.302 the seller also gives the flood disclosure.
Yes. FEMA maps the building in Zone AE with a base flood elevation of 11 feet, about 5.77 to 6.12 feet above the bare ground, and Lee County places it in evacuation Zone A. What it means for one home depends on that home’s floor height, and an elevation certificate is the document that shows it.
It affects what a buyer will pay for insurance and what a lender will require, which is why we value the flood answer along with the home. An upper-level home stands above ground, but the building’s flood policy, deductible and storm history, not the map alone, drive how a buyer prices the risk.
We found no measurement at the building. The U.S. Geological Survey surveyed marks within 556 meters at 11.3 to 12.2 feet above the datum, which against Gulf Harbor’s bare ground implies roughly 6.07 to 7.32 feet of water. We do not say any home took water, and no building-specific damage report was public.
It can. A 1985 building of three or more stories appears to fall inside both statutes on its face, and no document we found says either is complete. A buyer will ask for the reports, and a seller who has them in hand removes the largest unknown from the price negotiation.
Gulf Harbor’s leasing rules are not published, so we cannot state a minimum lease term or a rental cap. Florida, Lee County and the City of Bonita Springs each regulate short rentals separately, and the declaration controls on top of those. A buyer who plans to rent should read the rules first.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, and that home, unit 501, was on the market 337 days before it closed on March 3, 2026. One sale is too few for a median, so we state its own figure. The county record holds only recorded dates, not listing dates, so it cannot show how long a home was on the market.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, on March 3, 2026. The county record also shows one sale in five years, though the two sources count sales differently, and one sale cannot support a seasonal conclusion, so we state none and price each listing from its own documents and the comparable sales.
At the $820,000 of the recent sale, selling costs come to $54,639 with a buyer-agent offer, leaving $765,361, or $785,861 without one. At $700,000 the net is $653,101 with the offer. Both sheets are in the net sheet section, using commission as a negotiable example.
Possibly. The Internal Revenue Service’s Topic 701 describes the home sale exclusion, which depends on how long you owned the home and lived in it. A second home or rental does not qualify the same way. Ask a tax adviser before you list, and we will provide the sale figures.
Not always. The county records the price on the deed and codes each sale as qualified or not, while the Southwest Florida MLS records the listing, the days on market and the concessions. We lead with the county record because it counts every recorded sale, and we disclose the MLS gap beside each figure.
The same 1,560-square-foot home sold at $224.36 per heated square foot in 2000, $375.00 in 2016, $576.92 in 2020 and $525.64 in 2026. That is a rise through the 2020 market and a lower 2026 price, and no single price per foot stands for the building.
This Gulf Harbor is at 25875 Hickory Blvd on Little Hickory Island, in the City of Bonita Springs, Lee County, and its ZIP code is 34134. It is not Gulf Harbor in Naples or Gulf Harbour in Fort Myers, which are different places with different associations, records and values.
The building holds 8 homes, 6 of 1,417 heated square feet and 2 of 1,560, all listed by the county as 2 bedrooms and 2 baths with a pool and dock flag. The two larger homes are on the top level, which is why they carry the higher just values.
Fill in the valuation form and we will respond with a free Gulf Harbor home valuation built from your home’s level and size, the recorded sales and the documents. You can also call Jesse direct at (239) 898-6072. We start from the county record and show you each number we use.
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 Gulf Harbor 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 across Southwest Florida, not from Gulf Harbor sales.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
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A Bonita Beach condo specialist knows which building, level and recorded sale a condo belongs with, what the estoppel must say, what the flood map means home by home and whether the association is in good standing. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
A small condominium can fool an automated estimate in several ways: a 1,417-square-foot home priced off a 1,560-square-foot sale, a 2014 price treated as today’s market, an association the state flags as Delinquent, or a flood answer given from a map when the buyer’s insurer wants an elevation certificate. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the inspection. Our Bonita Beach community page covers the strip, and our Bonita Springs home valuation guide covers the city.
If you are asking what your Gulf Harbor at Bonita Beach condo can sell for, McGreevy and Comisar price from the recorded sales of your own building and the nearest like home. We tracked every one of the 26 Gulf Harbor sales in the county record since 1985, and we lead with the ones you can check.
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 Gulf Harbor condos, and for the building’s background read our Gulf Harbor guide.
Gulf Harbor recorded sales, last 60 months: 1 qualified county sale, $820,000 on March 3, 2026 for a 1,560-square-foot home, and it is also the only one in the last 12 months, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, the same sale, at 96.6% of its final list price of $849,000 after 337 days on market. The two sources count sales differently. Few Gulf Harbor homes come up in any year, so if you own one, make us your first call.
Enter your details in the valuation form for your free Gulf Harbor 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 Gulf Harbor, and have represented buyers and sellers across Southwest Florida since 2008. They are licensed Florida REALTORS with Domain Realty.
Read how the team was built on our about McGreevy and Comisar page, and the building’s background in our Gulf Harbor 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 Gulf Harbor condo? Get a free Gulf Harbor 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 Gulf Harbor.
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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: county, state and federal records, flood and storm data and the statutes behind a condominium seller’s duties. We do not cite brokerage or listing sites. Each source is the issuing authority’s own page, so you can check any figure, date or statute section yourself.
Gulf Harbor 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 Gulf Harbor condo is worth and what its seller must deliver: the county’s sale codes, the federal storm report and the state’s estoppel fee schedule. Each link opens the issuing authority’s own copy.
Document | Issued | What it is |
|---|---|---|
Current | How the county codes qualified and unqualified sales, the basis of every county figure here | |
Tropical cyclone report | Storm surge and inundation ranges | |
Current posting | The inflation-adjusted estoppel fee amounts |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026. McGreevy and Comisar, value your Gulf Harbor at Bonita Beach condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.