Bonita Springs, Florida
What a Hawthorne home is worth in 2026: resales by product, size, view and roof, and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Hawthorne home is worth what recent sales of its own product support, and Lee County recorded 28 Hawthorne resales at a $517,250 median in the 12 months to September 25, 2026, 19 single-family homes at $565,000 and 9 coach homes at $385,000. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Hawthorne community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Hawthorne valuation form, and we send the recorded sales behind the number.
A home in Hawthorne is worth what its own product's sales support: in the 12 months to September 25, 2026 Lee County recorded 28 resales at a $517,250 median, from $313,000 for a Chesapeake Cove coach home to $880,000 for a single-family home. Your number depends on product, size, view, roof and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
The blended median sits between the two products and describes neither.
Product sets the band, size and view move you within it.
Single-family and coach homes barely overlap in price.
Jesse McGreevy, from sales of your product and the documents.
Hawthorne sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales by product, the July 2026 MLS pull, the association's budget and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office a short drive west in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three miles northwest of the Hawthorne gate, on US 41.
A Hawthorne listing agent has to know that the community is a master association over five single-family neighborhoods and two coach-home condominiums, that buyers apply 30 days before closing, that open houses run only on weekend afternoons with 24 hours' registration, and that there is no CDD and no golf.
The county records single-family lots by plat phase and coach homes by condominium, so we price single-family against single-family and each coach home against its own condominium.
You can get a free Hawthorne home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Hawthorne, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send recorded comparables for your product, the MLS context, the assessments a buyer will see, your flood position and a net sheet. There is no obligation.
Your product and square footage, your closing statement, your roof date and wind mitigation form, any upgrades with permits and any special assessment balance.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Hawthorne valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Hawthorne home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Hawthorne helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Hawthorne because the estimate blends single-family and coach homes, cannot see a lake view or a new roof, and cannot read the condominium's reserves, and those decide a Hawthorne price more than square footage does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
Public records and listings, averaged.
Product, view, roof and reserves.
We show the product comparables behind our number.
We price a Hawthorne home from recorded sales of its own product, adjust for size, lake view, roof age and condition, add the assessments a buyer will pay, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
We use sales of your product for 12 months, widened to 24 or 36 when thin.
Square footage and a lake view move single-family prices most.
The master assessment and the neighborhood or condominium dues, which we confirm on the estoppel.
An original roof on a 2006 home raises a buyer's insurance; a newer roof is worth documenting.
With about 4.0 months of supply in the July pull, price inside the band that is closing.
Five things move a Hawthorne home's value most: the product, the square footage, the lake view, the roof age and the overall condition of the home. Each can be documented from permits, the county roll and the inspection, and we price each from the record for homes in Bonita Springs.
Coach homes at the entry, single-family homes above.
Single-family homes run from about 1,637 to 3,302 square feet.
Lakefront homes price higher.
A newer roof lowers a buyer's insurance.
Permitted updates and a well-kept home.
Recorded sales show Hawthorne product by product: single-family homes of Phases 1A, 1B and 2 recorded 16 sales at a $567,500 median, Phase 2B homes 3 at $560,000, Chesapeake Cove 6 at $355,000 and Hideaway Cove 3 at $399,000, 28 resales in the 12 months to September 25, 2026. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
We pulled every recorded sale for the 461 Hawthorne home parcels for the 12 months to September 25, 2026: 28 sales, no builder-direct sales. The parcel set covers the Hawthorne plat phases and the Chesapeake Cove and Coach Homes at Hideaway Cove condominiums.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 28 | $517,250 | $313,000 | $880,000 |
| 24 months (2024-09-26 to 2026-09-25) | 49 | $545,000 | $313,000 | $880,000 |
| 36 months (2023-09-26 to 2026-09-25) | 75 | $545,000 | $313,000 | $910,000 |
| 60 months (2021-09-26 to 2026-09-25) | 133 | $545,000 | $313,000 | $948,900 |
The 24-month window holds 49 sales at $545,000 and the 36-month window 75 at $545,000, so the latest 12 months sit a little below the longer level.
Of the 28 latest sales, 19 were single-family homes at a $565,000 median, from $373,860 to $880,000, and 9 were coach homes at $385,000, from $313,000 to $435,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 8 |
| $400,000 to $499,999 | 4 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 1 |
| $1,000,000 and up | 0 |
Eight sales closed between $300,000 and $399,999, almost all coach homes, 4 between $400,000 and $499,999, 15 between $500,000 and $749,999 and 1 at $880,000.
The highest recorded sale was a single-family home at $880,000; Chesapeake Cove closed from $313,000.
From March 26 to September 25, 2026 the county recorded 17 sales at a $560,000 median against 11 at $505,000 in the prior six months; the product mix differs between the halves.
Hawthorne prices have held near their post-2022 level: county calendar medians ran $625,000 in 2023, $539,450 in 2024 and $545,000 in 2025, and the latest six months recorded 17 sales at $560,000 against 11 at $505,000 before. The product mix moves the figure more than price does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 45 | $352,480 | $210,000 | $530,000 | 0 |
| 2020 | 42 | $350,000 | $240,000 | $500,000 | 0 |
| 2021 | 46 | $425,750 | $260,000 | $763,000 | 0 |
| 2022 | 31 | $517,000 | $357,000 | $852,000 | 0 |
| 2023 | 25 | $625,000 | $410,000 | $948,900 | 0 |
| 2024 | 24 | $539,450 | $350,000 | $910,000 | 0 |
| 2025 | 20 | $545,000 | $350,000 | $865,000 | 0 |
| 2026 (to September 25) | 23 | $505,000 | $313,000 | $880,000 | 0 |
County calendar medians ran $352,480 in 2019, $425,750 in 2021, $517,000 in 2022, $625,000 in 2023, $539,450 in 2024 and $545,000 in 2025; 2026 through September 25 sits at $505,000 on 23 sales.
49 sales at $545,000 over 24 months and 75 at $545,000 over 36 months.
A half-year with more coach-home sales lowers a median without any one home losing value.
Hawthorne recorded 28 resales at a $517,250 median in the latest 12 months, 19 single-family homes at $565,000 and 9 coach homes at $385,000, so the first conversation is your product's own sales. Call Jesse McGreevy direct at (239) 898-6072, request your free Hawthorne home valuation, or read our guide to selling a home in Hawthorne. Buying too? See buying a home in Hawthorne or call Marc at (239) 287-5873.
A Hawthorne home took a median of 70.5 days to sell in the Southwest Florida MLS pull of July 22, 2026, at a median 96.6 percent of list price, with 8 active listings and about 4.0 months of supply. We re-read the live MLS the day we price your home in Bonita Springs.
Data updated: October 2026 (Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
24 closed sales from $313,000 to $880,000, average about $544,000; single-family $296 and coach homes $196 per square foot of living area.
About 4.0 months of supply on July 22, 2026.
A 70.5-day median for single-family homes and 88.5 for coach homes.
The county counted 28 recorded sales to September 25; the MLS counted 24 closings in the 12 months to July 22.
The best comparables for a Hawthorne home are sales of the same product and similar size, inside the latest 12 months, widened only when thin. Below are the products and their 12-month results from the Lee County record for Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Single-family homes, Phases 1A, 1B and 2 (built 2006 to 2013) | 16 | $567,500 | $373,860 | $880,000 |
| Chesapeake Cove coach homes | 6 | count and range only | $313,000 | $435,000 |
| Single-family homes, Phase 2B (built 2012 to 2013) | 3 | count and range only | $545,000 | $570,000 |
| Coach Homes at Hideaway Cove | 3 | count and range only | $399,000 | $435,000 |
Only the single-family homes of Phases 1A, 1B and 2 cleared ten sales; Chesapeake Cove recorded 6, the Phase 2B homes 3 and Hideaway Cove 3, so their medians are shown with counts and ranges.
16 recorded sales in the 12 months to September 25, 2026 at a median of $567,500, from $373,860 to $880,000.
6 recorded sales in the 12 months to September 25, 2026, from $313,000 to $435,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
3 recorded sales in the 12 months to September 25, 2026, from $545,000 to $570,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
3 recorded sales in the 12 months to September 25, 2026, from $399,000 to $435,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
Against its Bonita Springs neighbors, Hawthorne's recorded median of $517,250 over the 12 months to September 25, 2026 sits above Highland Woods' $410,000 and below Spanish Wells' $640,000, using the same county method for each, because two-thirds of Hawthorne's homes are single-family.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Hawthorne | 461 | 28 | $517,250 | $255.42 |
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
Per square foot, Hawthorne's $255.42 sits below Highland Woods' $301.43 and Spanish Wells' $293.41; Hawthorne's homes are larger on average and carry no golf.
A Hawthorne single-family home competes most directly with non-golf gated single-family homes of the same era; a coach home with the area's condominiums.
The roof, the view and the assessments are not in a per-foot median.
A buyer who could buy your Hawthorne home is often also pricing Highland Woods in Bonita Springs, where Lee County recorded 35 sales at a $410,000 median against Hawthorne's 28 at $517,250. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Hawthorne Community Association 2024 adopted budget; Highland Woods 2026 Master Association Schedule of Fees).
| What a buyer weighs | Hawthorne | Highland Woods |
|---|---|---|
| Location | Imperial Parkway at Shangri-La Road, City of Bonita Springs | Off US 41 north of West Terry Street, City of Bonita Springs |
| Home parcels in our county match | 461 (305 single-family, 156 coach-home condominium) | 798 (566 condominium, 232 villa and single-family) |
| Recorded sales, 12 months to September 25, 2026 | 28 at a $517,250 median, all resales | 35 at a $410,000 median, all resales |
| Median per square foot of county heated area | $255.42 | $301.43 |
| Built | 2006 to 2014 | 1996 to 2001 |
| Golf | None | Bundled equity: one membership on every home |
| Master charges | $4,022 common assessment per home in the 2024 budget, plus neighborhood or condominium dues | $13,812.79 club dues for 2026 plus neighborhood dues |
| Buyer's one-time charge | $2,500 Resale Capital Assessment | $10,000 capital contribution for 2026 |
| District on the tax bill | None | None |
| Flood and evacuation | Shaded Zone X at sampled points; evacuation Zone B | Mostly shaded Zone X, Zone AE in the north; evacuation Zone A |
Newer construction, more single-family homes, no golf cost, no CDD and a $2,500 buyer charge. A Highland Woods buyer may lead with equity golf on every home.
A home in Hawthorne fits a buyer whose priorities are a newer single-family or coach home without golf costs. A home in Highland Woods fits a buyer whose priorities are equity golf on every home. Each fits a different list of priorities.
A Hawthorne buyer pays the master common assessment, $4,022 a year per home in the 2024 adopted budget, plus a single-family neighborhood assessment or a coach home's condominium dues, and City of Bonita Springs and county taxes with no CDD line. The 2024 budget is the latest the association has posted publicly.
Data updated: October 2026 (Hawthorne Community Association 2024 Adopted Budget).
| 2024 line (adopted budget) | Annual | Quarterly |
|---|---|---|
| Common assessment, every home | $4,022 | $1,005 |
| Cobblestone neighborhood (100 homes) | $1,702 | $425 |
| Emory Oaks and Cobblestone 2 (151 homes) | $1,911 | $478 |
| Ashmont (50 homes) | $1,243 | $310.68 |
| Ashmont 2 (6 homes) | $1,837 | $459 |
A 2024 single-family owner therefore paid about $5,265 to $5,933 a year to the master; a coach-home owner paid the common assessment plus Chesapeake Cove's or Hideaway Cove's dues, which are not posted publicly.
Bulk telephone, internet and cable for every home, the gates and Envera monitoring, common landscaping, lakes, both clubhouses and pools, insurance, management and pooled reserves of $349,292 in 2024, according to the budget.
The association has not posted a 2025 or 2026 budget publicly; the estoppel states the current assessments.
Hawthorne has no CDD; the association reserves for its own roads, gates and lakes.
The buyer pays the $2,500 Resale Capital Assessment, the $100 application fee and $50 per adult background check.
The clubhouses, pools, courts, lakes and gates are shared by every Hawthorne home through the common assessment, so they support every price equally, and with no golf there is no membership to price. What separates homes is product, size, view and roof in Bonita Springs.
Data updated: October 2026 (Hawthorne Community Association 2024 budget and rules as cited on our Hawthorne guide).
Two campuses with pools, spas and fitness rooms, reservable by owners for private events under the association's guidelines.
A main entry off Imperial Parkway and a west entry off Old 41 Road, on the Envera virtual-guard system, with a camera network since February 2023.
Eight lakes for shore fishing only under the recorded rules: no docks, no swimming and no watercraft.
A Hawthorne seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Hawthorne sits under two regimes. Its 156 coach homes, 132 in Chesapeake Cove at Hawthorne and 24 in Coach Homes at Hideaway Cove, are condominiums under chapter 718, so a seller there delivers the section 718.503 package. Its 305 single-family homes are lots under the master declaration, where section 720.401 governs. Every home carries the Hawthorne Community Association. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The recorded declaration's Article 8.9 lets the Board set a Resale Capital Assessment, and the Board's October 17, 2023 resolution set it at $2,500, paid by the purchaser, for contracts on or after January 1, 2024.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Hawthorne every point sampled for our guide mapped shaded Zone X on panel 12071C0657G, but the surrounding corridor has higher-risk polygons, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Hawthorne home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Hawthorne has no community development district; the association owns and reserves for its own roads, gates and lakes, according to its 2024 budget and the state special-district list as read for our Hawthorne guide.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Hawthorne sale needs the master association's estoppel, plus Chesapeake Cove's or Hideaway Cove's for a coach home, each capped by statute at $299 for a current account.
Flood zone and insurance support a Hawthorne price because sampled points map shaded Zone X, so a lender generally does not require flood insurance, while the roof age of a 2006 to 2013 home and a coach home's master policy decide what a Bonita Springs buyer will pay to insure it.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0657G, as sampled for our Hawthorne guide; Lee County evacuation zones; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Shaded Zone X at every sampled point on panel 12071C0657G, effective November 17, 2022; higher-risk polygons sit in the corridor outside the community.
Lee County maps Hawthorne in evacuation Zone B.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; the association later levied an Ian special assessment for common-area damage. We describe your home's record through the flood disclosure.
We print no premiums. We point to the roof date and the wind mitigation form, and for a coach home to the master policy.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Hawthorne $517,250 sale that is $3,621 in stamps and about $2,662 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Coach-home median ($385,000) | Community median ($517,250) | Single-family median ($565,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,695.00 | $3,621.10 | $3,955.00 |
| Owner's title premium (promulgated rate) | $2,000.00 | $2,661.25 | $2,900.00 |
| Subtotal of the two fixed items | $4,695.00 | $6,282.35 | $6,855.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The master association bills quarterly, and the quarter is prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates, capped by statute at $299 each for a current account. The buyer owes the $2,500 Resale Capital Assessment under the Board's October 17, 2023 resolution, plus the $100 application fee and $50 per adult background check.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Hawthorne is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Hawthorne home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Hawthorne home.
These are the valuation questions Hawthorne owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne recorded governing documents and Rules and Regulations as cited on our Hawthorne guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Single-family homes recorded 19 sales at a $565,000 median and coach homes 9 at $385,000, so read the product first. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Hawthorne prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $350,000 in 2020, $425,750 in 2021, $517,000 in 2022, $625,000 in 2023, $539,450 in 2024 and $545,000 in 2025, and $505,000 for 2026 through September 25.
The median was $255.42 per square foot of county heated area for the 28 recorded sales from September 26, 2025 to September 25, 2026. Coach homes pull the community figure; the MLS pull showed $296 per square foot for single-family homes against $196 for coach homes.
Our Southwest Florida MLS pull of July 22, 2026 showed 24 Hawthorne sales over the prior 12 months at a median of 70.5 days on market and a median 96.6 percent of list price: 16 single-family homes at $580,000 and 8 coach homes at $392,000.
The July 22, 2026 MLS pull showed a median 96.6 percent of list price: 96.2 percent for single-family homes and 97.8 percent for coach homes.
The highest recorded sale in the 12 months to September 25, 2026 was a single-family home at $880,000.
Chesapeake Cove coach homes recorded sales from $313,000 in the latest 12 months.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 28 Hawthorne sales from September 26, 2025 to September 25, 2026 at a median of $517,250, from $313,000 to $880,000, or $255.42 per square foot of county heated area. Single-family homes recorded 19 sales at a $565,000 median and coach homes 9 at $385,000, so read the product first.
The county roll ties 461 home parcels to Hawthorne in our match, 305 single-family homes and 156 coach-home condominium units; the association counts 463 homes, 307 single-family and 156 coach homes.
Three layers: the master common assessment, $4,022 a year per home in the 2024 adopted budget, the single-family neighborhood assessment or the coach home's condominium dues, and city and county taxes with no CDD line.
No. Hawthorne has no community development district; the association owns and reserves for its own roads, gates and lakes, according to its 2024 budget and the state special-district list.
Every point sampled for our Hawthorne guide mapped shaded Zone X on FEMA panel 12071C0657G, effective November 17, 2022, outside the high-risk zone, and Lee County maps Hawthorne in evacuation Zone B. The corridor around it has higher-risk polygons, so read the parcel's own map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The Amended and Restated Rules and Regulations set a one-month minimum lease, no more than three leases in 12 months, whole-home rentals only, and association approval of the tenant before occupancy.
Bonita Springs High School sits across Imperial Parkway from Hawthorne's main gate, inside the two-mile proximity preference; Bonita Springs and Spring Creek Elementary and Bonita Springs Middle Center for the Arts and Three Oaks Middle are nearby options, according to our Hawthorne guide. Families rank schools and a lottery assigns seats.
Hawthorne is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A coach-home seller delivers the section 718.503 package with a seven-day review right; a single-family seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure.
Single-family homes recorded 19 sales from $373,860 to $880,000 at a $565,000 median in the 12 months to September 25, 2026.
Chesapeake Cove recorded 6 sales from $313,000 to $435,000 at a $355,000 median in the latest 12 months.
Hideaway Cove recorded 3 sales from $399,000 to $435,000 in the latest 12 months.
Yes; lakefront homes price higher than interior homes of the same size.
It lowers the carry; buyers who do not golf weigh that in Hawthorne's favor.
Bulk telephone, internet and cable, the gates and Envera monitoring, landscaping, lakes, both clubhouses and pools, insurance and reserves, according to the 2024 budget.
The July 2026 MLS pull showed a 70.5-day median.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "I would (and have) highly recommended Jesse McGreevy as a realtor. Our home sale went quickly and Jesse was very responsive to our personal needs. Excellent service." Verified Zillow review
★★★★★ "Very impressive team. Marc, especially, was patient with me as my stress level mounted. Both Comisar and McGreevy are very knowledgeable and responsive. Excellent service from them. Highly recommend them to others." Verified Zillow review
★★★★★ "We listed our home and went under contract in less than seven days! There has not been a home in our neighborhood that has sold for more money in the past year. We interviewed many agents, Once Marc and Jesse showed us their professional marketing strategy and how they find buyers locally and globally we were convinced they the agents for us. Throughout the process they clearly communicated. They also have a full support staff that is wonderful. I would highly recommend Marc and Jesse to anyone looking to sell and or buy in Southwest FL." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Hawthorne guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| 2024 Adopted Budget | Hawthorne Community Association | Common and neighborhood assessments, reserves and what the fee includes | Open the budget |
| Resale Capital Assessment resolution, October 17, 2023 | Hawthorne Community Association | The $2,500 buyer charge and Declaration Article 8.9 | Open the resolution |
| Application for Approval to Purchase | Hawthorne Community Association | Fees, background checks and the 30-day lead time | Open the application |
| Recorded governing documents, 2022 | Hawthorne Community Association | Declaration, articles and bylaws as amended and restated | Open the documents |
| Amended and Restated Rules and Regulations | Hawthorne Community Association | Leasing, pets, vehicles, signs and open houses | Open the rules |
| Architectural Guidelines, July 2024 | Hawthorne Community Association | Exterior changes and the review process | Open the guidelines |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Hawthorne association, county and state records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Hawthorne sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 28 recorded sales across the 461 home parcels of Hawthorne over the latest 12 months, grouped them by product, and read the July 2026 MLS pull and the association's published budget and resolutions, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Hawthorne or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Hawthorne seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Hawthorne, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.