We value your Hickory Shores condo from its own recorded sales and the nearest like home, and send a free range the same day.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026
What is a condominium home in Hickory Shores at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 23 Gulf-side condos at 26236 Hickory Blvd, a five-story building from 1974 inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida. It is the 23-unit condominium on Little Hickory Island, not the Hickory Shores Homeowners association in Gulf Breeze, and not Little Hickory Shores, a separate subdivision on the Collier County side of the strip.
Here is the short answer. In the 12 months to October 1, 2026 the county recorded one qualified sale at Hickory Shores, $2,000,000 on March 16, 2026, and in the last 60 months it recorded four, from $637,000 to $2,000,000. With fewer than ten sales in any window, we list every sale, and the only median we state is the median of these 4 sales, $950,000. The two 1,278-square-foot homes that sold in October 2023 each brought $950,000, or $743.35 per heated square foot, while the 2021 sale of a 1,269-square-foot home was $637,000. Your home’s value starts with its plan, its condition and its documents, more than with any building number.
Read this guide beside our guide to selling your Hickory Shores condo if you are deciding whether to list, and our guide to buying a Hickory Shores condo if you are also buying. 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 Hickory Shores.
A Hickory Shores condo is worth what its own plan’s recorded sales and the nearest like sale support, adjusted for condition, flood zone and the association’s documents. The county recorded 4 qualified sales in the last 60 months, from $637,000 to $2,000,000, so we list them all and state only the median of these 4 sales, $950,000.
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 Hickory Shores sale in the county file is dated March 16, 2026.
Yardstick | Qualified sales | What it shows |
|---|---|---|
County, last 12 months (since October 2025) | 1 | $2,000,000 on March 16, 2026, an enlarged 3-bedroom home of 1,917 sq ft, $1,043.30 per heated sq ft |
County, last 24 months (since October 2024) | 1 | The same single sale |
County, last 36 months (since October 2023) | 3 | $950,000, $950,000 and $2,000,000; the median of these 3 sales is $950,000 |
County, last 60 months (since October 2021) | 4 | $637,000, $950,000, $950,000 and $2,000,000; the median of these 4 sales is $950,000 |
County, since 2009 (a complete count) | 22 | Listed by year later on this page; no median published |
County, all recorded history since March 1975 | 45 | A count of what the file holds, partial before 2009; no median published |
Southwest Florida MLS, closings, days on market, sale-to-list | 8 MLS closings in the 60 months to October 3, 2026, 2 of them in the last 12 months | No median on 8 sales. Sold prices run from $637,000 to $2,395,000. Days on market run from 4 to 105 on the 7 sales that carry a figure. Three closed at the final list price, one $2,000 over it and four under it, by $49,999 to $229,999. Pulled October 3, 2026. |
A median of four sales is a description of those four sales and not a market index, so we show it only so the windows line up. A median of the 45 sales, which run from 1975 to 2026, would mix deeds from different markets, so we do not publish one.
These are the four facts about Hickory Shores 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 Corporations, and each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, the building’s plans, flood and fees, a comparison with Windsong 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 Hickory Shores at Bonita Beach Condo Worth in 2026? · Why Value Your Hickory Shores at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Hickory Shores at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Hickory Shores at Bonita Beach Condo Values? · How Do We Value a Hickory Shores at Bonita Beach Condo?
The Record: What Did Hickory Shores at Bonita Beach Condos Sell For in the Last Five Years? · What Is a Hickory Shores at Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Hickory Shores at Bonita Beach Values Rising or Falling? · One Condo’s Public Record · What Moves a Hickory Shores at Bonita Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Hickory Shores at Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Hickory Shores at Bonita Beach vs Windsong: Which Holds Its Value Better? · How Do Hickory Shores at Bonita Beach Values Compare With the Rest of the Bonita Beach Strip? · What Will You Net When You Sell? · Want a Free In-Person CMA?
Answers, Reviews and Sources: Frequently Asked Questions, Hickory Shores 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 Hickory Shores at Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Hickory Shores condos from this 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 condo, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 45 Hickory Shores sales in the county record since 1975, and the latest recorded transfer on each of the 22 residential parcels, including three recent transfers the county did not code qualified. We read the county roll for each home’s heated area and 2026 just value, the county’s building layer for the five stories and the footprint, the state’s condominium and corporate records for the association, and FEMA’s flood map at five points on the building.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. For your Hickory Shores valuation, our case rests on the public record we have read for you, our results across Bonita Springs and Southwest Florida, and how we will price your condo.
To get a free Hickory Shores condo valuation, enter your details in the valuation form on this page, or text Jesse direct at (239) 898-6072. We reply the same day with a value range built from your plan’s own recorded sales and the nearest like sale, then confirm it with a short in-person walk-through if you want one.
Your plan and heated square feet, the year of any kitchen, bath, window or air-conditioning work, any wind-mitigation report, your elevation certificate or flood determination, and any estoppel certificate, budget, reserve study or special assessment notice you hold.
Request your free Hickory Shores home valuation or text Jesse direct at (239) 898-6072.
An online estimate misses Hickory Shores condo values because a model has four sales in five years to learn from, cannot tell a standard 1,278-square-foot home from the enlarged 1,917-square-foot home, and never reads the association’s filings. Treat an online estimate or any automated figure as a starting question, never as an answer.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county recorded 45 Hickory Shores sales in 51 years and 4 in the last 60 months. In the same month of October 2023 two near-identical homes sold for $950,000 each, and the same plan had sold for $465,000 in December 2020, a gap no model can explain without knowing what each owner renovated.
An automated estimate cannot see the unpublished budget, the reserve study, the milestone inspection status, the elevation certificate or the insurance premium a buyer will be quoted. Those are the items a buyer’s lender, insurer and attorney ask for, and they decide whether a price holds through the contract. As Top 1% Real Estate Agents Nationally Since 2008, we list every sale and every gap instead of hiding them behind one number.
We value a Hickory Shores condo in five steps: start with the plan’s own recorded sales, find the nearest like sale, test it against the strip, adjust for condition, view, flood zone and the association’s documents, and state a range with its arithmetic. The result is a range we can defend line by line.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The building has four plans, so we start there. Since 2015 the county shows 8 qualified sales of the 1,269-square-foot plan, 7 of the 1,278-square-foot plan, 1 of the 1,917-square-foot enlarged plan and none of the 2,556-square-foot combined home. A 1,278-square-foot home is priced from its 7 sales and a 1,269-square-foot home from its 8, never from the pooled 16.
The nearest like sale for a standard home is usually one of the two $950,000 sales in October 2023, and for an enlarged home it is the $2,000,000 sale of March 2026. We weigh a sale fully for a home of the same plan and finish and discount one that differs.
We compare the building with its neighbors, but we do not borrow their prices. The strip table later on this page shows each association in its own window.
Buyers pay for plan, condition, finish, a verified view, dated roof and windows, a helpful elevation certificate and an association whose budget and reserve study are in order. We adjust from the home, the walk-through and the documents, not from a formula, and we say which adjustments the record cannot support.
The result is a range plus a plan for the days on the market. The competition a buyer sees this week is a Southwest Florida MLS question: active listings, pending sales, months of supply and the days on market of recent sales. As of October 3, 2026 the MLS shows 3 Hickory Shores units for sale, at $709,000, $898,000 and $950,000, none under contract, and an indicative 18.0 months of supply on 2 closings in the last 12 months. The latest closing, in August 2026, took 105 days on market.
The simplest idea is to take the 2026 price per heated square foot and multiply it by a home’s size. At $1,043.30 a foot, a 1,278-square-foot home would be $1,333,333. That is arithmetic, not a value, and the record shows why: the 1,278-square-foot homes actually sold for $950,000 in October 2023, so the scaling would overstate them by 40.4 percent. The 2026 home is a 3-bedroom, 1,917-square-foot plan, a different product, and size alone did not set the price.
Over the last five years the county recorded four Hickory Shores condo sales, from $637,000 on October 15, 2021 to $2,000,000 on March 16, 2026, and one in the last 12 months. With fewer than ten sales in any window, we list every sale and state only the median of these 4 sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. We widened the window as far as the rule allows, and no window up to 60 months reached 10 qualified sales.
County window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
Last 12 months (since October 2025) | 1 | $2,000,000 (the single sale) | $2,000,000 | $2,000,000 | $1,043.30 |
Last 24 months (since October 2024) | 1 | $2,000,000 (the single sale) | $2,000,000 | $2,000,000 | $1,043.30 |
Last 36 months (since October 2023) | 3 | $950,000 (median of these 3 sales) | $950,000 | $2,000,000 | $743.35 |
Last 60 months (since October 2021) | 4 | $950,000 (median of these 4 sales) | $637,000 | $2,000,000 | $743.35 |
All recorded history (since March 1975) | 45 | not published | not published | not published | not published |
Each sale below is a county qualified improved sale at the building address, 26236 Hickory Blvd. We show the plan and the heated size and no unit numbers.
Recorded date | Home (plan) | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|
October 15, 2021 | Standard, 2 bed | 1,269 | $637,000 | $501.97 |
October 20, 2023 | Standard, 2 bed | 1,278 | $950,000 | $743.35 |
October 26, 2023 | Standard, 2 bed | 1,278 | $950,000 | $743.35 |
March 16, 2026 | Enlarged, 3 bed | 1,917 | $2,000,000 | $1,043.30 |
The median of these 4 sales is $950,000, the mean of the two middle prices, $950,000 and $950,000. Three of the four are on the standard plans and one is the enlarged 3-bedroom home, so the four are not one product, and the $2,000,000 sale is the only qualified sale of that plan since 2015.
The county file has no qualified Hickory Shores sale dated in 2019, 2022, 2024 or 2025, and none in 2009. A building that trades in short bursts leaves a seller with few recent comparables in a quiet year, so the pricing work leans on older sales of the same plan, adjusted, and on the neighbors.
The roll also carries three recent transfers that the county did not mark as qualified sales, so none of them is in the counts or the median above. We show them because a buyer’s agent will see them on the roll. A transfer can be left out of the qualified file for several reasons that the county does not print, so we do not guess why, and we use none of the three as a comparable.
Recorded date | Home (plan) | Heated sq ft | Price | Price per heated sq ft | County coding |
|---|---|---|---|---|---|
January 21, 2022 | Standard, 2 bed | 1,269 | $749,000 | $590.23 | Not qualified |
July 21, 2022 | Standard, 2 bed | 1,278 | $1,245,000 | $974.18 | Not qualified |
May 7, 2024 | Combined | 2,556 | $2,395,000 | $937.01 | Not qualified |
The Southwest Florida MLS is where closed-sale counts, days on market, sale-to-list ratios, active listings and months of supply live. Pulled October 3, 2026, it shows 8 Hickory Shores closings in the 60 months to that date: $650,000 in August 2026, $2,000,000 in March 2026, $2,395,000 in May 2024, units 9 and 10 at $950,000 each on October 26, 2023, $1,245,000 in July 2022, $749,000 in January 2022 and $637,000 in October 2021. Eight sales are too few for a median, so we list them. The county record shows four qualified sales in five years, because the two sources measure different things.
A Hickory Shores condo’s value follows its plan first: the building has four plans of 1,269, 1,278, 1,917 and 2,556 square feet, and the county records no floor for any home. Standard homes sold from $332,000 to $950,000 since 2015, while the enlarged 3-bedroom home sold for $2,000,000 in March 2026.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll shows each parcel’s heated area, bedrooms and 2026 just value, and the sales file shows what each plan has brought. We label homes by plan and heated size, and we publish no unit numbers.
Plan | Residential parcels | Heated sq ft | Bedrooms and baths | County 2026 just value | Qualified sales since 2015 (count, range) |
|---|---|---|---|---|---|
Standard A | 8 | 1,269 | 2 and 2 | $592,457 to $669,409 | 8, $388,800 to $645,000 |
Standard B | 12 | 1,278 | 2 and 2 | $641,538 to $675,260 | 7, $332,000 to $950,000 |
Enlarged | 1 | 1,917 | 3 and 2 | $876,294 | 1, $2,000,000 |
Combined | 1 | 2,556 | 2 and 2 | $1,338,169 | 0 |
Total | 22 | 29,961 | $14,893,670 (mean $676,985) | 16 |
The county’s building record puts Hickory Shores at five stories and 22 residential parcels for 23 declared units, because the combined home occupies two declared units. The county’s estimated value of the 22 homes is $14,893,670, an average of $676,985 per parcel (14,893,670 divided by 22).
The county roll shows five stories on 21 parcels and four on the combined home. The unit numbers run from 1 to 23 and do not encode floors, so we cannot say from public records which homes are on which level, and we infer no floor premium.
Since January 2015 the county shows 16 qualified sales, and the table lists each with the price per heated square foot we computed on that home’s own area.
Recorded date | Plan | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|
January 30, 2015 | Standard, 2 bed | 1,269 | $388,800 | $306.38 |
October 14, 2015 | Standard, 2 bed | 1,269 | $486,000 | $382.98 |
October 19, 2015 | Standard, 2 bed | 1,278 | $332,000 | $259.78 |
November 17, 2015 | Standard, 2 bed | 1,269 | $465,000 | $366.43 |
June 13, 2016 | Standard, 2 bed | 1,269 | $466,000 | $367.22 |
November 1, 2016 | Standard, 2 bed | 1,278 | $655,000 | $512.52 |
September 19, 2017 | Standard, 2 bed | 1,269 | $459,000 | $361.70 |
November 29, 2018 | Standard, 2 bed | 1,278 | $780,000 | $610.33 |
July 31, 2020 | Standard, 2 bed | 1,278 | $725,000 | $567.29 |
December 11, 2020 | Standard, 2 bed | 1,269 | $468,025 | $368.81 |
December 18, 2020 | Standard, 2 bed | 1,278 | $465,000 | $363.85 |
February 24, 2021 | Standard, 2 bed | 1,269 | $645,000 | $508.27 |
October 15, 2021 | Standard, 2 bed | 1,269 | $637,000 | $501.97 |
October 20, 2023 | Standard, 2 bed | 1,278 | $950,000 | $743.35 |
October 26, 2023 | Standard, 2 bed | 1,278 | $950,000 | $743.35 |
March 16, 2026 | Enlarged, 3 bed | 1,917 | $2,000,000 | $1,043.30 |
The mean of the sixteen per-sale ratios is $500.47 per square foot and the median of the sixteen is $442.47. The range runs from $259.78 in October 2015 to $1,043.30 in March 2026.
The roll implies that at least two owners changed their boundaries. The enlarged home is 1,917 square feet with three bedrooms, exactly one and a half times the 1,278-square-foot plan (1,917 divided by 1,278 is 1.5), and the combined home is 2,556 square feet, exactly twice it. We label that our reading of the roll and not a statement from the association.
Over the long run Hickory Shores values have risen, and over the short run they have swung. The median of the qualified sales moved from $435,000 in 2010 to 2014 to $465,500 in 2015 to 2019 and $685,000 in 2020 to 2026, but each era holds only 6 to 8 sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Splitting the 22 qualified sales since 2010 by era shows how far the building has moved.
Era | Qualified sales | Median of these sales | Mean $ per sq ft | Low to high |
|---|---|---|---|---|
2010 to 2014 | 6 | $435,000 | $344.32 | $340,000 to $775,000 |
2015 to 2019 | 8 | $465,500 | $395.92 | $332,000 to $780,000 |
2020 to October 2026 | 8 | $685,000 | $605.02 | $465,000 to $2,000,000 |
The median of these sales moved from $435,000 (6 sales) to $465,500 (8 sales) between the first two eras, and then to $685,000 (8 sales), which is 47 percent above the middle era (685,000 divided by 465,500 is 1.47). The 2020 to 2026 era includes the $2,000,000 sale of the enlarged home, so we also show the standard-plan result: seven qualified sales on the 1,269 and 1,278 square foot plans since 2020 have a median of $645,000 (the median of these 7 sales) and a mean of $542.41 per square foot, with a range of $465,000 to $950,000.
Year | Qualified sales | Median of these sales | Low to high | Mean $ per sq ft |
|---|---|---|---|---|
2010 | 1 | $480,000 | $480,000 | $375.59 |
2011 | 1 | $390,000 | $390,000 | $305.16 |
2012 | 1 | $775,000 | $775,000 | $404.28 |
2013 | 2 | $363,750 | $340,000 to $387,500 | $285.57 |
2014 | 1 | $520,000 | $520,000 | $409.77 |
2015 | 4 | $426,900 | $332,000 to $486,000 | $328.89 |
2016 | 2 | $560,500 | $466,000 to $655,000 | $439.87 |
2017 | 1 | $459,000 | $459,000 | $361.70 |
2018 | 1 | $780,000 | $780,000 | $610.33 |
2020 | 3 | $468,025 | $465,000 to $725,000 | $433.32 |
2021 | 2 | $641,000 | $637,000 to $645,000 | $505.12 |
2023 | 2 | $950,000 | $950,000 | $743.35 |
2026 | 1 | $2,000,000 | $2,000,000 | $1,043.30 |
The county file holds 25 consecutive qualified pairs. Nine of them have both sales dated 2010 or later, and the four of those nine separated by five or more years all show gains, from 31.1 percent over 6.0 years to 158.1 percent over 13.2 years.
Plan (heated sq ft) | Earlier sale | Later sale | Change | Percent | Years apart |
|---|---|---|---|---|---|
1,278 | $68,000 (March 1975) | $103,500 (April 1978) | +$35,500 | +52.2% | 3.1 |
1,278 | $64,900 (April 1976) | $103,800 (January 1981) | +$38,900 | +59.9% | 4.8 |
1,278 | $140,000 (May 1988) | $150,500 (September 1991) | +$10,500 | +7.5% | 3.3 |
1,269 | $144,000 (June 1993) | $235,000 (April 1999) | +$91,000 | +63.2% | 5.9 |
1,269 | $225,000 (April 1999) | $252,500 (June 2000) | +$27,500 | +12.2% | 1.2 |
1,269 | $252,500 (June 2000) | $386,000 (June 2001) | +$133,500 | +52.9% | 1.0 |
1,278 | $150,500 (September 1991) | $825,000 (April 2006) | +$674,500 | +448.2% | 14.6 |
1,278 | $655,000 (April 2004) | $480,000 (June 2010) | -$175,000 | -26.7% | 6.2 |
1,269 | $235,000 (April 1999) | $340,000 (May 2013) | +$105,000 | +44.7% | 14.0 |
1,278 | $133,500 (November 1988) | $387,500 (October 2013) | +$254,000 | +190.3% | 25.0 |
1,269 | $749,000 (July 2005) | $520,000 (December 2014) | -$229,000 | -30.6% | 9.4 |
1,269 | $108,000 (July 1988) | $388,800 (January 2015) | +$280,800 | +260.0% | 26.6 |
1,269 | $148,000 (July 1995) | $486,000 (October 2015) | +$338,000 | +228.4% | 20.3 |
1,278 | $328,000 (October 1999) | $332,000 (October 2015) | +$4,000 | +1.2% | 16.0 |
1,269 | $388,800 (January 2015) | $465,000 (November 2015) | +$76,200 | +19.6% | 0.8 |
1,278 | $480,000 (June 2010) | $655,000 (November 2016) | +$175,000 | +36.5% | 6.4 |
1,269 | $466,000 (June 2016) | $459,000 (September 2017) | -$7,000 | -1.5% | 1.3 |
1,278 | $550,000 (March 2005) | $780,000 (November 2018) | +$230,000 | +41.8% | 13.7 |
1,278 | $780,000 (November 2018) | $725,000 (July 2020) | -$55,000 | -7.1% | 1.7 |
1,269 | $126,000 (July 1992) | $468,025 (December 2020) | +$342,025 | +271.4% | 28.4 |
1,278 | $332,000 (October 2015) | $465,000 (December 2020) | +$133,000 | +40.1% | 5.2 |
1,269 | $459,000 (September 2017) | $645,000 (February 2021) | +$186,000 | +40.5% | 3.4 |
1,269 | $486,000 (October 2015) | $637,000 (October 2021) | +$151,000 | +31.1% | 6.0 |
1,278 | $465,000 (December 2020) | $950,000 (October 2023) | +$485,000 | +104.3% | 2.8 |
1,917 | $775,000 (December 2012) | $2,000,000 (March 2026) | +$1,225,000 | +158.1% | 13.2 |
A 1,278-square-foot home more than doubled in 2.8 years, from $465,000 in December 2020 to $950,000 in October 2023, and the county record does not say why. A 1,269-square-foot home gained 19.6 percent in under a year in 2015, from $388,800 to $465,000.
The two declines among the nine pairs dated 2010 or later, 7.1 percent on a 1,278-square-foot home and 1.5 percent on a 1,269-square-foot home, each came within two years of the earlier sale. Two older pairs also fell: a 1,278-square-foot home from $655,000 in April 2004 to $480,000 in June 2010 (26.7 percent over 6.2 years) and a 1,269-square-foot home from $749,000 in July 2005 to $520,000 in December 2014 (30.6 percent over 9.4 years).
One Hickory Shores condo’s public record shows how far a price can move: a 1,278-square-foot, two-bedroom home at 26236 Hickory Blvd sold for $328,000 in October 1999, $332,000 in October 2015, $465,000 in December 2020 and $950,000 in October 2023. This is a public-record sale chain, not one of ours.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We chose this home because it is the only home in the building with four qualified sales on the county file, and its chain spans 24 years, from 1999 to 2023.
The home is a Gulf-side, two-bedroom, two-bath condo of 1,278 heated square feet built in 1974 according to the county roll, in a five-story building. The county’s 2026 just value for it is $641,538, which is 67.5 percent of the $950,000 it last sold for, a gap of $308,462.
Date | Price | Price per heated sq ft | Change from the sale before | Years between |
|---|---|---|---|---|
October 28, 1999 | $328,000 | $256.65 | Not applicable | Not applicable |
October 19, 2015 | $332,000 | $259.78 | +$4,000, or +1.2% | 16.0 |
December 18, 2020 | $465,000 | $363.85 | +$133,000, or +40.1% | 5.2 |
October 20, 2023 | $950,000 | $743.35 | +$485,000, or +104.3% | 2.8 |
Across the whole chain the price rose $622,000, or 189.6 percent, in 24.0 years (October 1999 to October 2023), about 4.5 percent a year compounded, and the price per heated square foot rose by a factor of about 2.9. Most of that rise, $485,000 of the $622,000 or 78 percent, came after December 2020. A sister home on the same plan sold for the same $950,000 six days after the last sale in this chain, which is the strongest sign in the file that the 2023 price was a market price and not a one-off.
A Hickory Shores condo’s value moves with its plan and condition, its view, the building’s 1974 age and the milestone and reserve rules that follow from it, the split flood zone, the elevation certificate and insurance cost, and the state of the association’s documents. The record measures plan and flood; the rest we adjust from a walk-through and the papers.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, FEMA, USGS and State of Florida records, checked 1 Oct 2026)
Heated area runs from 1,269 to 2,556 square feet, and the 2015 to 2023 sales show that size alone does not set the price per foot: standard homes sold at $259.78 to $743.35 per heated square foot. Condition, finish, kitchens, baths, storm protection and exterior maintenance move a home within its plan. The county file carries none of them, so an owner’s dated list of work is worth more than any adjustment we could make from public data.
Hickory Shores is five stories on the county footprint layer,.
The roll does not say which homes sit on which floor, and the unit numbers do not encode it, so we make no view adjustment from the map.
The county puts the year built at 1974, and 1974 plus 30 is 2004. Under Florida Statutes section 553.899, a building that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024, and under section 718.112(2)(g) an association that existed on or before July 1, 2022 must have a structural integrity reserve study completed by December 31, 2025 for a building of three stories or more. Those dates are our reading from the year built and the five stories, and the association’s actual status is not published. Buyers and lenders ask for both documents, so a seller who holds them at listing protects the price.
We queried FEMA’s National Flood Hazard Layer at the building on October 1, 2026. Four of the five points we tested return Zone AE with a base flood elevation of 11 feet, and a point 15 meters west of the building’s center returns Zone VE with a base flood elevation of 13 feet, on panel 12071C0651G, effective November 17, 2022. Overlaying the county’s footprint polygon on FEMA’s zones put about 23 percent of the footprint in VE and about 77 percent in AE. That is our overlay and not a FEMA determination, so an elevation certificate from a surveyor is the document that counts. Lee County’s evacuation layer puts the building in Evacuation Zone A.
The federal 3D Elevation Program puts bare ground at the county’s coordinate for the building at 7.1 feet on the NAVD88 datum, so the 11-foot base flood elevation is 3.9 feet above it (11 minus 7.1). The City joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and a 1974 building predates it, which insurance people call pre-FIRM. A buyer’s insurer rates such a building from its elevation certificate and not from the map line.
The National Hurricane Center puts Ian’s storm surge at Bonita Beach at 8 to 12 feet above ground, and the U.S. Geological Survey surveyed high-water marks of 11.3 and 12.2 feet on the NAVD88 datum at the bay-side building at 26235 Hickory Blvd, about 0.15 mile away. Those are neighboring numbers and not a measurement at Hickory Shores. Under Florida Statutes section 689.302 a seller discloses known flood damage, flood insurance claims and flood assistance at or before the contract, and a full written answer is what a buyer’s lender and insurer ask for.
Fees affect value because a buyer prices the whole carry, not only the mortgage payment. Hickory Shores does not publish its assessment or what it covers, the only dollar figure on the public record is the state’s $92 annual fee for 23 units, and insurance for a pre-FIRM Gulf-side building can matter more than the property tax.
Data updated: October 2026 (Florida Division of Condominiums records, Florida Statutes 201.02, 718.116 and 718.503, FEMA and Florida OIR data, checked 1 Oct 2026)
The table lists the documented layers with the amount, the period and who pays. Where the amount is not published, the document that answers it is named.
Layer | Amount | Period | Who pays |
|---|---|---|---|
State condominium division fee | $92 ($4 for each of 23 units), billed and paid every year from 2022 through 2026 | Yearly | The association |
Association assessment | Not published; the budget and the estoppel certificate answer it | Not published | Each owner |
What the assessment covers | Not published; the budget answers it | Not applicable | Not applicable |
Special assessments | None found in public records; the estoppel certificate and the board minutes answer it | Not applicable | Each owner, if levied |
Master insurance, wind and flood | Not published; the insurance summary answers it | Not published | The association, shared among owners |
Deed documentary stamp tax at $0.70 per $100 | $6,650 at $950,000 | One time, at sale | Customarily the seller in Lee County; the contract controls |
Estoppel certificate | Up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent | One time, at sale | Customarily the seller; the contract controls |
The estoppel amounts are the statute’s $250, $100 and $150 base amounts under section 718.116(8) as adjusted for inflation and published by the Florida DBPR.
Two neighbors publish their assessments, and neither figure is Hickory Shores’. Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath home, which is $12,152 a year (3,038 times 4). Windsong’s association FAQ dated October 1, 2026 states $3,736 per quarter, which is $14,944 a year (3,736 times 4), and does not say whether that applies to every unit type. These are not an estimate for Hickory Shores.
With 23 homes, each owner carries a larger share of every fixed cost than an owner in a large building does. If the declaration divided shares equally, each home would hold 4.3 percent (1 divided by 23), though the shares may follow unit size, which runs from 1,269 to 2,556 square feet. A buyer reads this building’s reserve study and budget closely for that reason.
The association’s master policy is the building’s principal insurance, and its carrier, limits, premium and deductible are not published. FEMA’s summary of coverage for residential condominium buildings describes National Flood Insurance Program building coverage of up to $250,000 multiplied by the number of units, which for 23 units is $5,750,000 (23 times $250,000), and whether Hickory Shores carries that amount, less or private excess is not published.
No. The county’s 2026 just value is a mass-appraisal figure for tax, not a price. For the four homes with qualified sales in the last 60 months it is 99.9, 67.5, 67.5 and 43.8 percent of what each sold for, and the 22 parcels average $676,985. Use the county number as a floor and never as a price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Florida Statute 193.011 lists the factors a property appraiser must weigh in deriving just valuation, and none of them tells an appraiser to match a sale price. The county’s job is to value every parcel, not to price your home.
Recorded date | Home (plan) | Recorded price | County 2026 just value | Just value as a share of price |
|---|---|---|---|---|
October 15, 2021 | Standard, 2 bed, 1,269 sq ft | $637,000 | $636,256 | 99.9% |
October 20, 2023 | Standard, 2 bed, 1,278 sq ft | $950,000 | $641,538 | 67.5% |
October 26, 2023 | Standard, 2 bed, 1,278 sq ft | $950,000 | $641,538 | 67.5% |
March 16, 2026 | Enlarged, 3 bed, 1,917 sq ft | $2,000,000 | $876,294 | 43.8% |
The 2021 sale sits almost exactly on the county’s figure, while the 2023 and 2026 sales sit far above it, which is our reading of a market that rose faster than the county’s valuation. The county’s 2026 figure of $641,538 for each of the two 1,278-square-foot homes that sold in 2023 is 32.5 percent below the $950,000 each brought, and a buyer should not carry a seller’s tax bill forward, because a change of ownership changes what the county does next. Only 3 of the 22 parcels carry a homestead exemption, so most owners do not hold a capped assessment to lose.
On the record, neither clearly holds its value better, because each has fewer than ten sales in 60 months. Hickory Shores’ four recent sales run from $637,000 to $2,000,000 and Windsong’s two run from $620,000 to $680,000, and the two Gulf-side condominiums differ in size, age, height and published documents more than a price history can show.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Windsong at Bonita Beach is the closest Gulf-side condominium of similar size: 24 homes in a nine-story building from 1979 at 26370 Hickory Blvd, 0.15 mile from Hickory Shores, in flood zone AE with a base flood elevation of 11 feet. Windsong owners should read our Windsong home valuation guide, which values that building from its own sales. Each building’s window holds fewer than 10 sales, so we compare every standard-plan sale since January 2020 rather than a median.
Question | Hickory Shores at Bonita Beach | Windsong at Bonita Beach |
|---|---|---|
Homes | 23 declared units | 24 units |
Built, per the county roll | 1974 (2018 for the combined home) | 1979 |
Stories, per the county footprint layer | 5 | 9 |
Heated area | 1,269 to 2,556 sq ft | 1,034 to 1,062 sq ft |
FEMA zone and base flood elevation | AE 11 ft, with about 23 percent of the footprint in VE 13 ft by our overlay | AE 11 ft |
Association documents published online | None found | An association FAQ dated October 1, 2026 |
Qualified sales, last 60 months | 4: $637,000 to $2,000,000 | 2: $620,000 to $680,000 |
Median in that window | $950,000 (median of these 4 sales) | $650,000 (median of these 2 sales) |
County file, all recorded history | 45 qualified sales since 1975 | 52 qualified sales since 1978 |
The record is complete from 2009, so these are complete counts. Hickory Shores has 7 standard-plan sales since January 2020 and Windsong has 5.
Building | Recorded date | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|
Hickory Shores at Bonita Beach | July 31, 2020 | 1,278 | $725,000 | $567.29 |
Windsong | November 20, 2020 | 1,034 | $615,000 | $594.78 |
Hickory Shores at Bonita Beach | December 11, 2020 | 1,269 | $468,025 | $368.81 |
Hickory Shores at Bonita Beach | December 18, 2020 | 1,278 | $465,000 | $363.85 |
Windsong | January 29, 2021 | 1,034 | $550,000 | $531.91 |
Hickory Shores at Bonita Beach | February 24, 2021 | 1,269 | $645,000 | $508.27 |
Windsong | June 28, 2021 | 1,034 | $631,000 | $610.25 |
Hickory Shores at Bonita Beach | October 15, 2021 | 1,269 | $637,000 | $501.97 |
Hickory Shores at Bonita Beach | October 20, 2023 | 1,278 | $950,000 | $743.35 |
Hickory Shores at Bonita Beach | October 26, 2023 | 1,278 | $950,000 | $743.35 |
Windsong | March 12, 2026 | 1,034 | $680,000 | $657.64 |
Windsong | June 8, 2026 | 1,034 | $620,000 | $599.61 |
Since January 1, 2020 | Hickory Shores at Bonita Beach, standard plans | Windsong |
|---|---|---|
Qualified sales | 7 | 5 |
Median of these sales | $645,000 | $620,000 |
Low to high | $465,000 to $950,000 | $550,000 to $680,000 |
Mean price per heated sq ft | $542.41 | $598.84 |
Heated area of the homes sold | 1,269 to 1,278 sq ft | 1,034 sq ft |
Hickory Shores’ standard homes are about 20 to 24 percent larger than Windsong’s and sold for a median of $645,000 against $620,000, with a mean of $542.41 per heated square foot against $598.84.
If your priority is | Look first at | Why, from the record |
|---|---|---|
The most space in a small building | Hickory Shores | Standard homes of 1,269 and 1,278 sq ft, against 1,034 to 1,062 at Windsong |
A flood zone that is entirely AE | Windsong | Hickory Shores’ footprint is about 23 percent VE 13 by our overlay |
Published documents before you offer | Windsong | Its association FAQ states its assessment and rental minimum |
The shortest building | Hickory Shores | Five stories against nine |
A narrower recent price band | Windsong | $550,000 to $680,000 since 2020 against $465,000 to $950,000 |
Hickory Shores is the smallest Gulf-side building with more than 20 homes among the strip’s 23 condominium associations, and its top recorded price, $2,000,000, is the highest in the table below. Each association is measured in its own window, so the table compares directionally and not as a ranking.
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, and otherwise the last 60 months, with the window and the count beside every figure. Bonita Resort and Club is a time-share by the county’s own legal name, so it is not in the roster of 23.
Association | Homes | Built | County window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
198 | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | |
136 | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | |
104 (103 on the roll) | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | |
84 | 1980 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 | not stated | |
360 (DBPR) | 1977 to 1980 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 | |
60 | 1982 | 60 months, fewer than 10 | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 | not stated | |
54 | 1973 | 60 months, fewer than 10 | 8 | $824,500 (median of these 8 sales) | $550,000 to $1,215,000 | not stated | |
54 | 1973 | 60 months, fewer than 10 | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 | not stated | |
54 | 1976 | 60 months, fewer than 10 | 3 | $945,000 (median of these 3 sales) | $900,000 to $1,010,000 | not stated | |
Casa Bonita Royale | 40 | 1979 | 60 months, fewer than 10 | 2 | $505,000 (median of these 2 sales) | $490,000 to $520,000 | not stated |
40 | 1972 | 60 months, fewer than 10 | 6 | $712,000 (median of these 6 sales) | $575,000 to $970,000 | not stated | |
24 | 1979 | 60 months, fewer than 10 | 2 | $650,000 (median of these 2 sales) | $620,000 to $680,000 | not stated | |
24 | 1982 | 60 months, fewer than 10 | 1 | $1,400,000 (the single sale) | $1,400,000 | not stated | |
Hickory Shores at Bonita Beach | 23 | 1974 to 2018 | 60 months, fewer than 10 | 4 | $950,000 (median of these 4 sales) | $637,000 to $2,000,000 | not stated |
15 | 1982 | 60 months, fewer than 10 | 1 | $528,000 (the single sale) | $528,000 | not stated | |
10 | 1983 | 60 months, fewer than 10 | 1 | $1,375,000 (the single sale) | $1,375,000 | not stated | |
8 | 1985 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | not stated | |
Gulf Harbor (Hickory Blvd) | 8 | 1985 | 60 months, fewer than 10 | 1 | $820,000 (the single sale) | $820,000 | not stated |
Snook Harbor | 3 | 2001 | 60 months, fewer than 10 | 1 | $1,950,000 (the single sale) | $1,950,000 | not stated |
Bayscape | 4 | 1982 | 60 months, fewer than 10 | 1 | $899,000 (the single sale) | $899,000 | not stated |
Bonita Beach Plantation House | 48 | 1985 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 |
Dolphin Way of Hickory Point | 75 | 1975 to 1983 | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
Solenzara | 12 | 2003 to 2006 | 60 months, fewer than 10 | 1 | $1,500,000 (the single sale) | $1,500,000 | not stated |
Six of the 23 associations reach 10 sales in a window and have a published median per heated square foot, from $412.64 at Bay Harbor Club to $608.61 at Bonita Beach Club. The two standard-plan sales of October 2023 at Hickory Shores, $743.35 per heated square foot each, are above all six, and the windows differ, so we read that as a sign and not a rank. If you own elsewhere in Bonita Springs, our Bonita Springs home valuation guide covers the city, and our Ambassador and Silver Sands of Bonita Beach guides cover the two nearest buildings, each within about 0.10 mile.
At the $950,000 two standard Hickory Shores homes brought in October 2023, a seller would net about $886,751 before mortgage payoff if the listing offers buyer-agent compensation, 6.66 percent in costs, or about $910,501 without it, 4.16 percent. The estimate leaves out property tax proration, which depends on the tax bill and the closing date.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; commission, title and closing lines are our estimates)
The sheet is an illustration, not a quote, and it is not a forecast of your price. It uses three real recorded prices from the last 60 months, the 2021 and 2023 prices of the standard plans and the 2026 price of the enlarged plan, and it assumes a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, Florida deed documentary stamps of $0.70 per $100, and an owner’s title policy at the state’s promulgated rate, which the Lee County seller customarily pays, with the contract controlling. Commissions are negotiable and there is no standard rate.
Item | Standard plan, October 2021 price | Standard plan, October 2023 price | Enlarged 3-bedroom plan, March 2026 price |
|---|---|---|---|
Sale price | $637,000 | $950,000 | $2,000,000 |
Listing commission, example 2.75% | -$17,518 | -$26,125 | -$55,000 |
Buyer-agent compensation if offered, example 2.5% | -$15,925 | -$23,750 | -$50,000 |
Deed documentary stamps at $0.70 per $100 | -$4,459 | -$6,650 | -$14,000 |
Owner’s title policy, promulgated rate | -$3,260 | -$4,825 | -$7,575 |
Title search and settlement, estimate | -$1,400 | -$1,400 | -$1,400 |
Municipal lien search, estimate | -$200 | -$200 | -$200 |
Condominium estoppel certificate, up to the current-account amount | -$299 | -$299 | -$299 |
Estimated costs with buyer-agent compensation | -$43,061 (6.76%) | -$63,249 (6.66%) | -$128,474 (6.42%) |
Estimated net before payoff, with buyer-agent compensation | $593,939 | $886,751 | $1,871,526 |
Estimated costs without buyer-agent compensation | -$27,136 (4.26%) | -$39,499 (4.16%) | -$78,474 (3.92%) |
Estimated net before payoff, without buyer-agent compensation | $609,864 | $910,501 | $1,921,526 |
Deed stamps are the price divided by 100, rounded up, times $0.70: 6,370 units is $4,459 at $637,000, 9,500 units is $6,650 at $950,000 and 20,000 units is $14,000 at $2,000,000. The title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 on the next $900,000 and $2.50 per $1,000 above $1,000,000. At $950,000 that is $575 plus $4,250 (850 times $5.00), or $4,825. The $299 estoppel line is the current-account amount, and the title search and settlement and municipal lien lines are estimates that vary by title company.
The sheet leaves out your mortgage payoff, the property tax proration, repairs or credits negotiated in the inspection period, any assessment the association levies before closing, any association transfer fee and any tax on a gain.
A free in-person comparative market analysis is a walk-through of your Hickory Shores condo and a written value range built from its plan’s recorded sales, the nearest like sale, the strip as a sense check and your flood, roof and association documents. There is no cost, no obligation, and no need to list with us afterwards.
You get a range and the recorded Hickory Shores sales behind it, with dates, plans and prices, plus a short list of the documents to gather before any listing. If you then want to sell, our Hickory Shores seller guide lays out how we price, market and negotiate. Jesse’s direct line is (239) 898-6072, and it takes texts.
These are the questions Hickory Shores condo owners ask us most when they want to know what a home 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 plan’s recorded sales and the nearest like sale support, adjusted for condition, flood zone and the association’s documents. The county recorded 4 qualified sales in the last 60 months, from $637,000 to $2,000,000, and two standard homes brought $950,000 each in October 2023.
No window of 12, 24, 36 or 60 months holds the 10 qualified sales a median needs, so we state only the median of these 4 sales in the last 60 months, $950,000. We publish no median of the 45 sales since 1975, because they span 51 years.
The standard homes sold at $743.35 per heated square foot in October 2023 and $501.97 in October 2021, and the enlarged 3-bedroom home at $1,043.30 in March 2026. Since 2015 the 16 qualified sales range from $259.78 to $1,043.30, with a mean of $500.47.
The county’s qualified file shows March 16, 2026, for $2,000,000, an enlarged 3-bedroom home of 1,917 square feet. The latest qualified standard-plan sales are dated October 20 and October 26, 2023, at $950,000 each.
One in the county’s qualified record in the 12 months to October 1, 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date, at $650,000 on August 21, 2026 and $2,000,000 on March 16, 2026. The two sources count sales differently. The county file holds 45 qualified sales since 1975.
Active and pending listings come from the Southwest Florida MLS. On October 3, 2026 it showed 3 Hickory Shores condos for sale, at $709,000, $898,000 and $950,000, and none under contract. With 22 residential parcels and four qualified sales in five years, the count moves one listing at a time, and we run a current search for any owner or buyer who asks.
Over the long run up, and in the short run they have swung. The median of the qualified sales was $435,000 in 2010 to 2014, $465,500 in 2015 to 2019 and $685,000 in 2020 to 2026, and no qualified sale is dated 2022, 2024 or 2025. Two older pairs of sales fell.
One 1,278-square-foot home went from $328,000 in October 1999 to $950,000 in October 2023, up 189.6 percent in 24.0 years, about 4.5 percent a year compounded. Four pairs dated 2010 or later and five or more years apart gained 31.1 to 158.1 percent. Pairs are cases and not a rate.
Some pairs show a lower later price: $655,000 in April 2004 to $480,000 in June 2010 on a 1,278-square-foot home, and $749,000 in July 2005 to $520,000 in December 2014 on a 1,269-square-foot home. The record shows no improvements or carrying costs, so a lower price is not the same as a loss.
Standard Hickory Shores homes are 20 to 24 percent larger and sold for a median of $645,000 since January 2020 against $620,000 for Windsong’s smaller homes. Each building has fewer than 10 sales in 60 months, so we compare sales and never rank the buildings.
The $2,000,000 sale of March 2026 is the highest top-end price among the strip’s 23 condominium associations, and the two standard sales of October 2023 at $743.35 per square foot are above the six published medians, which run from $412.64 to $608.61. The windows differ, so it is directional.
Treat it as a starting question. A model has four sales in five years to learn from, cannot separate four plans, and never reads the association’s budget, reserve study or milestone papers.
No. It is a mass-appraisal figure for tax. The 2026 just value is 99.9 percent of the October 2021 price, 67.5 percent of each October 2023 price and 43.8 percent of the March 2026 price. Use it as a floor and not as a price.
The association does not publish its regular assessment, so we state no dollar figure. Neighbors that publish range from $3,038 to $3,736 a quarter, but those are their buildings. The budget and the estoppel certificate give the exact amount for your home.
We found no public record of one and state none. The estoppel certificate lists any special assessment, and the board minutes show whether one is proposed. With 23 owners a special assessment is a larger per-unit number than in a big building.
The seller customarily pays, and the contract controls. Under section 718.116(8) it is up to $299 for the certificate, up to $119 more if expedited and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation by the Florida DBPR.
At the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and, where they exist, the milestone summary and latest reserve study, under section 718.503. The buyer can cancel within 7 days, excluding weekends and legal holidays, if the contract says so.
Yes. FEMA maps four of five points we tested in Zone AE with a base flood elevation of 11 feet, and about 23 percent of the footprint, by our overlay, falls in Zone VE with 13 feet, on panel 12071C0651G effective November 17, 2022. Lee County places the building in Evacuation Zone A.
It can affect a buyer’s insurance quote and the lender’s flood determination, and so the buyer’s monthly cost. We cannot say how much without quotes. An elevation certificate lets an insurer rate the building from facts and not from a map line.
Not published for this building. The National Hurricane Center puts Ian’s surge at Bonita Beach at 8 to 12 feet above ground, and the U.S. Geological Survey surveyed 11.3 and 12.2 feet on the NAVD88 datum at a bay-side building about 0.15 mile away. Those are neighboring marks, not a measurement here.
They can. A 1974 building was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of sections 553.899 and 718.112. The status is not published, and a buyer’s lender and attorney will ask for both.
The record does not say. Standard homes sold at $743.35 per square foot in 2023, well above their $363.85 of December 2020, so age has not capped prices. What age changes is the paperwork a buyer asks for.
Not published, so we state no minimum lease term. Neighbors whose documents we could read, including Windsong, set a 30-day minimum. The Hickory Shores declaration is the source, and a rental amendment binds only owners who consent or who buy after it takes effect under section 718.110(13).
They can, for a buyer with a dog. The Hickory Shores pet rule is not published, so we state no limit. Read the declaration and rules before pricing, because a restrictive rule narrows the buyer pool.
Probably, but the record cannot say how much. The county shows five stories and the unit numbers do not encode floors, so we infer no floor premium from public data. Your floor, view and exposure enter our valuation from the walk-through.
Not published. The declaration says whether sales and leases need approval, and where they do, section 718.112(2)(k) caps any transfer fee at $150 per applicant. We ask the manager in writing before we set a closing date.
Usually, but a lender reviews the association’s budget, reserves, insurance, litigation and the status of milestone and reserve study items, and can decline a project with unfinished safety repairs or an unresolved assessment.
The Southwest Florida MLS, pulled October 3, 2026, shows 8 Hickory Shores closings in the 60 months to that date, too few for a median days on market. The seven that carry a figure ran from 4 to 105 days: six sold in 14 days or fewer, and the August 2026 sale took 105. The 3 units for sale on October 3, 2026 had been listed for 29, 156 and 266 days. The county record shows the building trades in short bursts, so plan the timeline from the contract date and the documents.
Three of the four qualified sales in the last 60 months are dated October, but four sales cannot show a season. The Southwest Florida MLS, pulled October 3, 2026, shows 8 closings in the 60 months to that date, three dated October and one each in January, March, May, July and August, which is still too few to show a season. The county file and the MLS count sales differently. We time a listing to your documents and to the buyers’ winter search.
At $950,000 a seller would net about $886,751 before payoff with buyer-agent compensation, and about $910,501 without it, per the net sheet above. At $637,000 it is $593,939 and $609,864, and at $2,000,000 it is $1,871,526 and $1,921,526. The sheet is an illustration.
Possibly. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 for joint filers. Ask a tax adviser how seasonal use applies.
Not always. The county file carries the deed consideration, the amount stated in the recorded transfer, while the MLS carries the reported closing price. We never average them, and we label each figure with its source.
The state condominium record counts 23 declared units. The county roll carries 22 residential parcels, because the combined home of 2,556 square feet occupies two declared units, plus one common-element parcel at the same address.
The City of Bonita Springs. We confirmed it by testing the building’s coordinates against the Lee County city-limits layer. It is on the Gulf side of Hickory Blvd on Little Hickory Island, inside the Bonita Beach strip, and the mailing ZIP is 34134.
Use the valuation form on this page or visit our Hickory Shores valuation page. Jesse’s direct line is (239) 898-6072, and it takes texts. We return the nearest recorded sales to your plan, adjustments for condition and a list of documents to gather.
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 Hickory Shores we read the county record, FEMA, the state’s filings and the statutes before we price. Jesse’s direct line is (239) 898-6072.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from sellers and buyers across Southwest Florida, not from Hickory Shores sales.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” 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
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “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
A Bonita Beach condo specialist knows which building, home size and recorded sale a condo belongs to, what the estoppel must say, what the flood map means house by house 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 home priced off a larger home’s sale, a sale from 2012 treated as today’s market, a one-off sale at the top of the building used as the building’s price, 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 barrier-island strip along Hickory Blvd, and our Hickory Shores community guide covers the building, the record, the association and the storm history. If you own in another building on the strip, start from the Bonita Beach hub, and for city-wide context read our Bonita Springs home valuation guide.
If you are searching for the best agent to value your Hickory Shores condo, or asking what your Hickory Shores home 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 45 qualified Hickory Shores sales in the county record since 1975.
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 Hickory Shores condos, and for the building’s background read our Hickory Shores guide.
Hickory Shores recorded sales, last 60 months: 4 qualified county sales, from $637,000 in October 2021 to $2,000,000 in March 2026, the median of these 4 sales $950,000, and 1 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 8 closings in the 60 months to that date, from $637,000 to $2,395,000, and 2 in the last 12 months, with days on market from 4 to 105 on the seven sales that carry a figure. The two sources count sales differently. Few Hickory Shores homes sell in any year, so if you own one, make us your first conversation.
Enter your details in the valuation form for your free Hickory Shores home valuation, or talk to Jesse direct: Jesse’s direct line is (239) 898-6072, it takes texts, and confidential conversations are 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 Hickory Shores, and have represented buyers and sellers across Southwest Florida since 2008.
Read how the team was built on our about McGreevy and Comisar page, and the building’s background in our Hickory Shores 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 Hickory Shores condo? Get a free Hickory Shores home valuation; Jesse’s direct line is (239) 898-6072. Buying one? Marc’s direct line is (239) 287-5873, and our guide to buying in Hickory Shores comes first.
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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, the association’s and its neighbors’ own published documents, flood and storm data and the statutes behind a condominium seller’s duties. We do not cite brokerage or listing sites, and none is linked.
Hickory Shores 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 Hickory Shores condo is worth and what its seller must deliver: the county’s sale codes, the state’s estoppel fee schedule, the City’s substantial-damage rule and flood ordinance, the federal storm report and FEMA’s condominium flood coverage summary. Each link opens the issuing authority’s own copy.
Document | Issued | What it is |
|---|---|---|
Current posting | How the county codes qualified and unqualified sales, the basis of every county figure here | |
Current posting | The inflation-adjusted ceilings on the estoppel certificate fees a seller can be charged | |
City of Bonita Springs, substantial damage and substantial improvement notice | October 27, 2022, per the file name | The 50 percent rule and design flood elevation |
City of Bonita Springs, Ordinance 22-05, flood hazard reduction | 2022 | The City flood-damage rules that apply to a Bonita Beach building |
National Hurricane Center, Tropical Cyclone Report, Hurricane Ian | Tropical cyclone report | Storm surge and inundation ranges |
FEMA, NFIP summary of coverage, residential condominium buildings | May 2024 edition, per the file name | The building limit and coinsurance that shape an association’s flood cost |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026. McGreevy and Comisar, value your Hickory Shores condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.