We value your Pelican Pointe 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 Pelican Pointe at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 10 two-bedroom homes at 26130 Hickory Blvd, a Gulf-side condominium built in 1983 inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida. It is the ten-home condominium on Little Hickory Island, not a Pelican Point in Cape Coral or Naples, and not a Pelican Pointe in Pinellas County.
Here is the short answer. In the 12 months to October 1, 2026 the county recorded no qualified sale at Pelican Pointe, and in the last 60 months it recorded one: $1,375,000 on April 14, 2023, for a 1,643-square-foot home, or $836.88 per heated square foot. No window up to 60 months holds 10 sales, so we list every sale and publish no median of the 18 on file since 1986. That sale is 1,266 days old, and the county’s own 2026 value for a home of that size is 53.5 percent of its price. Your home’s value starts with its line, its condition and its documents, not with a building average.
Read this guide beside our guide to selling your Pelican Pointe condo if you are deciding whether to list, and our guide to buying a Pelican Pointe condo if you are also buying. Every figure comes from recorded sales, the county roll, FEMA, the U.S. Geological Survey, the state’s filings and the Southwest Florida MLS. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and our office is on South Tamiami Trail in Bonita Springs, in the same city as Pelican Pointe.
A Pelican Pointe condo is worth what its own record and the nearest like sale support, adjusted for line, level, condition, flood zone and the state of the association’s documents. The county recorded one qualified sale in the last 60 months, $1,375,000 on April 14, 2023, so we show every sale and give no median of the 18.
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 Pelican Pointe sale in the county file is dated April 14, 2023.
Yardstick | Qualified sales | What it shows |
|---|---|---|
County, last 12 months (since October 2025) | 0 | No qualified sale recorded |
County, last 24 and 36 months (since October 2024 and October 2023) | 0 | No qualified sale recorded |
County, last 60 months (since October 2021) | 1 | $1,375,000 on April 14, 2023, $836.88 per heated sq ft (the single sale) |
County, since January 2019 (our own window) | 4 | $750,000 to $1,375,000; the median of these 4 sales is $1,015,000 |
County, since 2009 (a complete count) | 7 | $625,000 to $1,375,000, listed in full below; no median published |
County, all recorded history since February 1986 | 18 | A count of what the file holds, partial before 2009; no median published |
Southwest Florida MLS, closings, days on market, sale-to-list | 1 closing in 60 months, 0 in the last 12 | Unit 2B closed at $1,375,000 on April 14, 2023, against a final list price of $1,395,000, with no days-on-market count in its entry. No median on 1 sale. Southwest Florida MLS, pulled October 3, 2026. |
With one sale in the last 60 months, the median is simply that sale, and we show it only so the windows line up. A median of 18 sales that span 1986 to 2023 would mix prices from different markets, so we do not publish one.
These are the eight facts about Pelican Pointe condo values that matter most in October 2026, each drawn from the Lee County recorded sales and parcel roll, FEMA and the state’s filings, and each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, one home’s public record, fees and insurance, a comparison with Ambassador 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 Pelican Pointe at Bonita Beach Condo Worth in 2026? · Why Value Your Pelican Pointe at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Pelican Pointe at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Pelican Pointe Condo Values? · How Do We Value a Pelican Pointe at Bonita Beach Condo?
The Record: What Did Pelican Pointe Condos Sell For in the Last Five Years? · What Is a Pelican Pointe Condo Worth by Building, Floor, Size and Plan? · Are Pelican Pointe Values Rising or Falling? · One Pelican Pointe Condo’s Public Record · What Moves a Pelican Pointe at Bonita Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Pelican Pointe Condo Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Pelican Pointe vs Ambassador: Which Holds Its Value Better? · How Do Pelican Pointe 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, Pelican Pointe 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 Pelican Pointe Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Pelican Pointe condos from the building’s own recorded sales, county roll and filings, not from a Bonita Springs or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the county record, the state’s filings and the flood map.
We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any agent who prices a home, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 18 Pelican Pointe sales in the county record since 1986, and the latest recorded sale on each of the 10 homes. We read the county roll, the building layer, the state’s condominium and corporate records, FEMA’s flood map and the U.S. Geological Survey’s Hurricane Ian marks. When an owner asks what a 1,860-square-foot home is worth, the answer starts with the sales of that line, not a building average.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and hold the Gulfshore Life Five Star award, 21 consecutive years. Behind every valuation is over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. 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 home.
To get a free Pelican Pointe condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from your home’s line and the nearest like sale, then confirm it with a short in-person walk-through if you want one.
A range for your home, the recorded Pelican Pointe sales we used with their dates, sizes and prices, the neighboring buildings we used only as a sense check, and the adjustments we made for condition, level, flood zone and the state of the association’s documents.
Your home’s line and heated square feet, the dates of any roof, window or balcony work, any elevation certificate, a list of renovations with permits, and any estoppel certificate, budget or special assessment notice you hold.
Request your free Pelican Pointe home valuation or call Jesse direct at (239) 898-6072, text or call.
An online estimate misses Pelican Pointe condo values because a model has one recent sale to learn from, cannot see whether a home was renovated, and never reads the association’s documents. In this building, two sales two weeks apart in October 2020 sat $510,000 apart. Treat 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 18 Pelican Pointe sales in 40 years and 1 in the last 60 months. A model that learns from the single 2023 sale will treat ten homes in three sizes as one product.
On October 8, 2020 an 1,860-square-foot home sold for $760,000, and on October 22, 2020 the 1,890-square-foot home sold for $1,270,000. The difference is $510,000 (1,270,000 less 760,000) on heated areas that differ by 30 square feet. The county file does not say why. The usual candidates are condition, level, view and renovation, and the roll carries none of them.
We value a Pelican Pointe condo in five steps: start with the home’s own recorded sales, find the nearest like sale of the same line, test it against the strip, adjust for condition, level, flood zone and documents, and state a range with its arithmetic. The result is a range we can defend line by line.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each home has its own history, so we start there: the 1,643-square-foot B-line homes sold at $625,000 in 2013, $750,000 in 2019 and $1,375,000 in 2023, the 1,860-square-foot A-line homes at $630,000 in 2014 and $760,000 in 2020, and the 1,890-square-foot home at $725,000 in 2017 and $1,270,000 in 2020. With one sale in 60 months, the nearest like sale is usually the 2023 sale, so we weigh it fully for a home of the same line and finish and discount it for one that differs.
We compare the building with its neighbors but do not borrow their prices. The nearest comparable sales are at Silver Sands of Bonita Beach next door and at Ambassador, and the strip table later on this page shows each association in its own window.
Buyers pay for finish, a renovation with permits, a roof, windows and balcony work with dates, a flood answer that helps and an association whose documents are in order. They discount for what they cannot see. We adjust from the walk-through and the documents, not from a formula.
The result is a range plus a plan for the days on the market. The competition a buyer sees this week is a Southwest Florida MLS question: active listings, pending sales, months of supply and the days on market of recent sales. As of October 3, 2026 the Southwest Florida MLS shows one active listing, unit 1B at $825,000 and 11 days on the market, no pending sale, and one closing in the last 60 months, unit 2B, whose entry carries no days-on-market count. Months of supply cannot be measured, because there were no closings in the last 12 months to measure it against.
Scaling the 2023 price per heated square foot by size gives, at $836.88 a foot, $1,556,597 for an 1,860-square-foot home and $1,581,703 for the 1,890-square-foot home, which is arithmetic, not a value. In October 2020 the 1,860-square-foot home sold at $408.60 a foot and the 1,890-square-foot home at $671.96, a difference of $263.36 a foot between neighbors two weeks apart.
If you own a Pelican Pointe condo and are thinking about selling, request your free Pelican Pointe home valuation or use the valuation form on this page. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from your own home’s record and the nearest like sale.
Over the last five years the county recorded one Pelican Pointe condo sale, $1,375,000 on April 14, 2023, and none in the last 12 months. Since February 1986 it holds 18 qualified sales from $150,000 to $1,375,000. With fewer than ten sales in any window, we list every sale and publish no median of the 18.
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. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds and never a claim that it holds every sale ever made. We widened the window as far as the record goes, 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) | 0 | none | none | none | none |
Last 24 months (since October 2024) | 0 | none | none | none | none |
Last 36 months (since October 2023) | 0 | none | none | none | none |
Last 60 months (since October 2021) | 1 | $1,375,000 (the single sale) | $1,375,000 | $1,375,000 | $836.88 |
All recorded history (since February 1986) | 18 | not published | not published | not published | not published |
The one sale is $1,375,000 on April 14, 2023, for a two-bedroom, two-bath home of 1,643 heated square feet built in 1983, at $836.88 per heated square foot. It is the only qualified sale a buyer’s appraiser has in the last five years, so it carries the weight of the whole building’s recent record. As of October 1, 2026 it is 1,266 days old, which is about 3.5 years.
The record is complete from 2009, so this is a complete list of the qualified sales in the file from that year. We show the line and size and no unit numbers.
Date | Price | Heated sq ft | Line | Price per heated sq ft |
|---|---|---|---|---|
April 14, 2023 | $1,375,000 | 1,643 | B | $836.88 |
October 22, 2020 | $1,270,000 | 1,890 | Top level | $671.96 |
October 8, 2020 | $760,000 | 1,860 | A | $408.60 |
March 1, 2019 | $750,000 | 1,643 | B | $456.48 |
September 27, 2017 | $725,000 | 1,890 | Top level | $383.60 |
October 2, 2014 | $630,000 | 1,860 | A | $338.71 |
April 19, 2013 | $625,000 | 1,643 | B | $380.40 |
The file also holds 11 qualified sales dated February 1986 to August 1995, at $150,000 to $265,000, which feed no median because the record is partial before 2009. The seven sales since 2009 span ten years, and we publish no mean or median of them, because a statistic that mixes 2013 and 2023 sales is not a price signal. The same top-level 1,890-square-foot home appears in both groups, at $725,000 in 2017 and $1,270,000 in 2020.
The qualified file excludes transfers the state does not treat as arm’s length, and three records show what was set aside. A 1,860-square-foot home transferred on March 31, 2017 for $462,500 under transfer code 16, which the county’s list defines as a transfer of less than 100 percent undivided interest, so it is not a full-home price. A 1,643-square-foot home transferred on February 20, 2024 for $1,285,000, or $782.11 per heated square foot, and the county carries it as code 03, which the list defines as qualified at transfer but with the property’s characteristics changed significantly afterward or included at transfer. Finally the April 2023 sale is counted above because the 2023 file and the roll carry code 01, but the county’s 2024 file shows the same deed with code 37, a property not exposed to the open market. We count it, flag it and weigh it with the 2024 transfer, because a careful appraiser would.
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 no Pelican Pointe closing in the 12 months to that date and one in the last 60, unit 2B at $1,375,000 on April 14, 2023 against a final list price of $1,395,000, plus one active listing, unit 1B at $825,000, and none pending. One sale gives no median or ratio, and there were no closings in the last 12 months to measure months of supply against. We do not estimate those figures from the county record, because the two sources measure different things, and with ten homes an estimate would be false precision.
Pelican Pointe is one building of ten two-bedroom, two-bath condominium homes, two to a numbered level, in three sizes: five 1,860-square-foot A-line homes, four 1,643-square-foot B-line homes and one 1,890-square-foot top-level home. Value follows line, level and condition, and the record cannot split level from condition.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll shows heated area, the latest recorded sale and the 2026 just value for each home. We group the homes by size and list each size’s own sales, because ten homes cannot support a per-level statistic.
Plan | Homes | Heated sq ft each | Roll just value, 2026, each | Roll value per sq ft | Qualified sales since 2009 | Price range since 2009 |
|---|---|---|---|---|---|---|
A line | 5 | 1,860 | $805,518 | $433.07 | 2 | $630,000 to $760,000 |
B line | 4 | 1,643 | $735,635 | $447.74 | 3 | $625,000 to $1,375,000 |
Top-level home | 1 | 1,890 | $903,922 | $478.26 | 2 | $725,000 to $1,270,000 |
The ten homes total 17,762 heated square feet, which matches the county’s building total, and the average home is 1,776 square feet. The A-line homes are 217 square feet, or 13.2 percent, larger than the B-line homes. The county gives every A-line home the same value and every B-line home the same value, so the roll prices by size and line and not by condition or level.
Unit numbers run from 1 to 5 with an A and a B on each level, so the building has five numbered levels on the roll. With seven sales since 2009 spread across both lines and several levels, the honest answer is that the record cannot separate level from condition. The two highest prices, $1,270,000 and $1,375,000, were paid for homes of different sizes on different levels. A buyer pays for a view, a floor and a finish, and we confirm each in person because the roll carries none of them.
The record cannot say with confidence. The county recorded no qualified Pelican Pointe sale between October 2020 and April 2023, and none since, so the direction rests on two repeat pairs: one 1,643-square-foot home up 120.0 percent from April 2013 to April 2023, and the 1,890-square-foot home up 75.2 percent from September 2017 to October 2020.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A trend needs many sales, and Pelican Pointe has had seven since 2009. We describe each pair and forecast nothing. The table below is a history table by year since 2013, not a price signal, and the year-by-year counts are complete counts.
Year | Qualified sales | Prices |
|---|---|---|
2013 | 1 | $625,000 |
2014 | 1 | $630,000 |
2015 and 2016 | 0 | none |
2017 | 1 | $725,000 |
2018 | 0 | none |
2019 | 1 | $750,000 |
2020 | 2 | $760,000 and $1,270,000 |
2021 and 2022 | 0 | none |
2023 | 1 | $1,375,000 |
2024, 2025 and 2026 to October 1 | 0 | none (one transfer coded 03 in February 2024, not counted) |
Each pair below is a clean pair of qualified sales on one home. The older legs come from the corrected county file and reach into the years before 2009, where the record is partial, so they are history and appear in no median.
Home | From | To | Change | Years apart |
|---|---|---|---|---|
1,643 sq ft | April 19, 2013, $625,000 | April 14, 2023, $1,375,000 | +$750,000, or +120.0% | 10.0 |
1,890 sq ft | September 27, 2017, $725,000 | October 22, 2020, $1,270,000 | +$545,000, or +75.2% | 3.1 |
1,643 sq ft | January 1994, $245,000 | April 19, 2013, $625,000 | +$380,000, or +155.1% | about 19.3 |
1,860 sq ft | November 1994, $245,000 | October 2, 2014, $630,000 | +$385,000, or +157.1% | about 19.9 |
Two clean pairs since 2009 are cases and not a rate, and pairs ignore carrying costs, assessments and improvements, so none of these percentages is a return. The honest reading is that the one home that traded at both ends of 2013 to 2023 more than doubled, that the other repeat pair gained 75.2 percent in about three years, and that a rise of that speed often means work was done between the sales, which the county record does not say. A strong 2023 price is not a guarantee for the next sale, and a 2013 price is not a floor.
One Pelican Pointe condo’s public record shows how far a price can move: the 1,643-square-foot, two-bedroom home sold for $167,000 in February 1986 and for $1,375,000 on April 14, 2023, 8.2 times as much over about 37 years, with two qualified sales between. The county file explains none of the prices.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We chose this home because it has the longest chain of recorded qualified sales in the building and the only qualified sale in the last 60 months. We use the building address, 26130 Hickory Blvd, and leave out the owners and every identifier.
The home is a two-bedroom, two-bath condominium of 1,643 heated square feet in the 1983 building, on the Gulf side of Hickory Blvd. The county’s 2026 just value for a home of that size is $735,635, which is 53.5 percent of the $1,375,000 it last sold for, a gap of $639,365.
Date | Price | Price per heated sq ft | Change from the sale before | Time between |
|---|---|---|---|---|
February 1986 | $167,000 | $101.64 | Not applicable | Not applicable |
January 1994 | $245,000 | $149.12 | +$78,000, or +46.7% | about 7.9 years |
April 19, 2013 | $625,000 | $380.40 | +$380,000, or +155.1% | about 19.3 years |
April 14, 2023 | $1,375,000 | $836.88 | +$750,000, or +120.0% | 10.0 years |
The county dates the two earliest sales by month, so the time between them is approximate. Over the whole chain the price rose from $167,000 to $1,375,000, a gain of $1,208,000, or 723.4 percent, about 5.8 percent a year compounded over 37.2 years. Over the last leg it rose about 8.2 percent a year. Those are arithmetic results from four sales, and a rate needs more than that.
A Pelican Pointe condo’s value moves with its line, level and finish, the Gulf-side position, the building’s 1983 age and what its milestone inspection and reserve study found, the flood boundary through the footprint and the association’s unpublished rules. The record measures size; the rest we adjust from a walk-through and the documents.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll codes the land on all ten home parcels as Gulf, and the building sits on the Gulf side of Hickory Blvd at 26130, between Silver Sands of Bonita Beach at 26140, about 0.03 mile away, and Sea Isles on the bay side at 26131, about 0.09 mile away. The roll does not say which homes have a direct Gulf view, so we confirm the view in person. Lee County Parks closed the parking at Bonita Beach Access 10, Little Hickory Island Park at 26082 Hickory Blvd, on September 8, 2026, and Access 9 at 26220 is the other public access, one on each side of 26130. Whether Pelican Pointe has a beach path or guest parking of its own is a declaration question.
Heated area runs from 1,643 to 1,890 square feet, and the October 2020 pair shows that size alone does not set the price. Kitchens, baths, flooring, windows, balcony condition and storm protection move a home within the building’s band, and the county file carries none of them.
Under Florida Statutes section 553.899, a building of three or more habitable stories that reached 30 years of age before July 1, 2022 needed its first milestone inspection before December 31, 2024, and by our reading of the 1983 year built Pelican Pointe falls in that group. Under section 718.112(2)(g), an association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025, and its structural reserve budget must be based on it. The roll and the footprint show five or six stories, so the three-story threshold is met either way. Whether either was completed, and what it found, is not published, and a buyer’s attorney will ask.
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the building. At the county’s point for the home parcels, and at points 8 meters north and south of it, the layer returns Zone AE with a base flood elevation of 11 feet. At a point 8 meters west, toward the Gulf, and at the common-area parcel it returns Zone VE at 13 feet. The panel is 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts the building in Zone A.
We overlaid the county’s building footprint, 522.1 square meters, on FEMA’s polygons: 73.2 square meters, or 14.0 percent, falls in VE 13, and 448.9 square meters, or 86.0 percent, in AE 11. That is our overlay and not a FEMA determination, because the two layers come from different sources, and an elevation certificate is the document that counts. When a footprint straddles two zones the answer can depend on who is asking, so we do not state which zone governs a given loan or policy.
The federal 3D Elevation Program puts bare ground at the point at 5.4 feet NAVD88, so the 11-foot elevation sits 5.6 feet above it (11 minus 5.4) and the 13-foot elevation 7.6 feet above it. The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, 12 feet in the AE area and 14 feet in the VE area. The City’s initial flood map is dated September 19, 1984 and the county year built is 1983, so the building appears to be pre-FIRM, which is our inference.
The National Hurricane Center puts Hurricane Ian’s storm surge along the Bonita Beach stretch at 8 to 12 feet above ground. The nearest surveyed U.S. Geological Survey high-water mark, about 117 meters or 0.07 mile from the building, reads 11.7 feet NAVD88, which is 0.7 foot above the 11-foot base flood elevation (11.7 minus 11). It is a mark at another building, so it is a comparison of datum and not a statement of what the water did at Pelican Pointe. We found no public damage or repair record for Pelican Pointe after Ian, Helene or Milton. Under section 689.302 a seller discloses known flood damage, any flood insurance claim and any flood assistance received.
Pelican Pointe’s rental rules, pet rule and approval requirements are not published, and we state none. Every neighbor whose documents we could read sets a 30-day minimum lease, and under section 718.110(13) an amendment that prohibits rentals or changes the rental term applies only to owners who consent and owners who buy after it takes effect. A rule that narrows the buyer pool narrows the price, so we read the rental clause and its amendment history before we price a home.
If the declaration divides shares equally, each owner holds 10 percent of the common elements and expenses, and one unpaid share is 10 percent of the budget, against 0.5 percent in a 200-home community. A ten-unit association owes no website under section 718.111(12)(g), which applies at 25 units, so every document comes by request. Three public records name three different places for management, an Estero management company on the corporate filing, the association itself on the state condominium record and a Longwood management company on the county’s common-area record, and the estoppel certificate settles who manages today.
Fees affect value because a buyer prices the whole carry, not only the mortgage payment. Pelican Pointe’s assessment and what it covers are not published, so we state no dollar figure, and the estoppel certificate and budget answer it. In a ten-home building, one large repair or one insurance renewal moves every owner’s share.
Data updated: October 2026 (Florida Statutes 201.02, 718.112, 718.116 and 718.503, the Florida DBPR estoppel fee schedule and FEMA’s coverage summary, checked 1 Oct 2026)
Layer | Amount | Who pays |
|---|---|---|
Association assessment and what it covers | Not published; the budget and the estoppel certificate answer it | Each owner |
Special assessments | None found in public records; the estoppel certificate and the minutes answer it | Each owner, if levied |
Master insurance, wind and flood | Not published; the insurance declarations page answers it | The association, shared among owners |
Deed documentary stamp tax at $0.70 per $100 | $9,625 at $1,375,000, one time | Customarily the seller in Lee County; the contract controls |
Estoppel certificate | Up to $299, plus up to $119 if expedited and up to $179 more if delinquent | Customarily the seller; the contract controls |
Transfer or approval fee | No more than $150 per applicant, and only if the declaration requires approval | The contract controls |
Section 718.116(8) sets estoppel certificate fees of $250, $100 and $150 as base amounts, adjusted for inflation and published by the Florida DBPR, which today means up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, per the DBPR fee schedule. The association must issue the certificate within 10 business days of a written request and may not charge a fee if it misses that deadline. We use $299 in every net sheet on this page.
With ten homes and equal shares, a $100,000 project is $10,000 per home (100,000 divided by 10), against $500 per home across 200 homes. Those are illustrations and not Pelican Pointe’s shares, which only the declaration states. Two neighbors publish their assessments, and neither is Pelican Pointe’s: Bonita Beach Club’s FY2027 dues memo lists $3,038 per quarter for a two-bedroom, two-bath home, which is $12,152 a year, and Windsong’s FAQ states $3,736 per quarter, $14,944 a year. They show only that buildings on this strip charge in the thousands of dollars a quarter.
Section 718.111(11) requires the association to carry adequate property insurance, with replacement cost that may rest on an independent appraisal at least once every 3 years. FEMA’s summary of coverage for condominium buildings describes building coverage of up to $250,000 times the number of units, which for 10 homes is $2,500,000. The county’s total just value for the building is $7,874,052, so the federal ceiling is about 32 percent of that appraisal basis (2,500,000 divided by 7,874,052 is 0.317). The county figure is not a replacement cost, so the comparison is a prompt and not a finding, and the carrier, limits and premium are not published. Documents ready at the first showing remove a reason to renegotiate, and documents that arrive after the contract give a buyer one.
No. The county’s 2026 just value is a mass-appraisal figure for tax, not a price. For a 1,643-square-foot home it is $735,635, which is 53.5 percent of the $1,375,000 that size last sold for in April 2023. Use the county number as a check, never as a value.
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 values the ten Pelican Pointe homes at $7,874,052 in all, an average of $787,405, with no homestead exemption on any home.
Recorded sale | Price | County 2026 just value for that size | Roll value as a percent of price | Gap |
|---|---|---|---|---|
April 14, 2023 (1,643 sq ft) | $1,375,000 | $735,635 | 53.5% | $639,365 below the price |
February 20, 2024 transfer, coded 03 (1,643 sq ft) | $1,285,000 | $735,635 | 57.2% | $549,365 below the price |
October 22, 2020 (1,890 sq ft) | $1,270,000 | $903,922 | 71.2% | $366,078 below the price |
October 8, 2020 (1,860 sq ft) | $760,000 | $805,518 | 106.0% | $45,518 above the price |
March 1, 2019 (1,643 sq ft) | $750,000 | $735,635 | 98.1% | $14,365 below the price |
The roll is a 2026 figure set against prices from 2019 to 2023, so the older rows compare different years and show only that the county’s number does not follow one sale. The county gives every A-line home the same value and every B-line home the same value, so it prices by size and line and not by condition or level. A change of ownership can reset a capped assessment, so a buyer’s tax bill is based on what the county does next and not on yours.
On the record, neither can be shown to hold its value better, because each has fewer than ten sales in 60 months. Pelican Pointe’s one recent sale is $1,375,000, Ambassador’s four run from $712,500 to $1,147,000 with a median of these 4 sales of $987,000, and the two differ in size, record depth and flood geometry.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Ambassador is the nearest Gulf-side building with a deeper record: 60 homes at 26300 Hickory Blvd, built in 1982, with two-bedroom homes of 1,203 to 1,263 square feet. Owners there should read our Ambassador condo valuation guide, which values that building from its own sales. Because each side holds fewer than 10 sales in 60 months, we compare prices directionally and never as a ranking.
Question | Pelican Pointe | Ambassador |
|---|---|---|
Homes | 10 | 60 |
Built, per the county roll | 1983 | 1982 |
Heated area | 1,643 to 1,890 sq ft | 1,203 to 1,263 sq ft |
Side of Hickory Blvd | Gulf | Gulf |
FEMA zone and base flood elevation | AE 11 at the home point, with about 14 percent of the footprint in VE 13 by our overlay | AE 11 |
Qualified sales, last 60 months | 1: $1,375,000 on April 14, 2023, $836.88 per sq ft | 4: $712,500 to $1,147,000, $592.27 to $915.40 per sq ft |
Median in that window | $1,375,000 (the single sale) | $987,000 (median of these 4 sales) |
Qualified sales since January 2019 | 4: $750,000 to $1,375,000 | 12: $570,000 to $1,147,000 |
Median since January 2019 | $1,015,000 (median of these 4 sales) | $681,250 (median of these 12 sales) |
County file, all recorded history | 18 qualified sales since 1986 | 119 qualified sales since 1982 |
The record is complete from 2009, so the counts since January 2019 are complete: 4 qualified sales at Pelican Pointe and 12 at Ambassador.
Pelican Pointe’s April 2023 sale is $228,000 above Ambassador’s highest sale in the last 60 months, $1,147,000 (1,375,000 less 1,147,000), on homes that are 30 to 57 percent larger (1,643 divided by 1,263 is 1.30 and 1,890 divided by 1,203 is 1.57). On price per square foot the gap closes: Pelican Pointe’s $836.88 sits inside Ambassador’s span of $592.27 to $915.40, Ambassador’s 12 sales since 2019 have a median of $557.98 per square foot, and the median of Pelican Pointe’s 4 sales is $564.22.
Against the since-2019 median, Pelican Pointe’s newest sale is $693,750 higher (1,375,000 less 681,250). Its sales of March 2019 and October 8, 2020, at $750,000 and $760,000, fall inside Ambassador’s since-2019 range of $570,000 to $1,147,000, while its sales of October 22, 2020 and April 14, 2023, at $1,270,000 and $1,375,000, sit above all 12 Ambassador sales. The comparison depends on the start date and on a very small Pelican Pointe sample, which is what we expect when one side has one to four sales behind it.
Pelican Pointe is the stronger case if you want the largest two-bedroom homes on this stretch of the Gulf side and a ten-home association where every owner counts, and it asks for more document work because nothing about the association is published. Ambassador is the stronger case if you want a deeper record to price against, 4 sales in 60 months and 12 since January 2019 against 1 and 4, a flood zone that is entirely AE 11 by the county’s point query, and 60 owners sharing the costs.
Pelican Pointe is the smallest Gulf-side condominium of the 23 associations on the Bonita Beach strip, and its one recent price, $1,375,000, is the fifth highest single price in the strip’s last-60-months lists, below only $2,000,000 at Hickory Shores, $1,950,000 at Snook Harbor, $1,500,000 at Solenzara and $1,400,000 at Silver Sands. Each association is measured in its own window.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The table shows 12 of the 23 condominium associations on the strip: the nearest Gulf-side buildings and the larger buildings with a median. Each row uses the first county window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, with the window and the count beside every figure. Where no window reaches 10, the row is the last 60 months, and a median of fewer than 10 sales appears only as the median of those sales. Bonita Resort and Club at 26101 Hickory Blvd is a time-share by the county’s own legal name and is not one of the 23.
Association | Homes | Built | County window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
Pelican Pointe | 10 | 1983 | 60 months, fewer than 10 | 1 | $1,375,000 (the single sale) | $1,375,000 | not stated |
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 | |
Ambassador | 60 | 1982 | 60 months, fewer than 10 | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 | 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 | |
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 | |
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 | |
8 | 1985 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | not stated |
Pelican Pointe’s smallest home, 1,643 square feet, is larger than the largest home in 7 of the other 11 Gulf-side associations, and its newest price per heated square foot, $836.88, sits next to the single sale at Silver Sands, $803.21, and below the $1,043.30 of a three-bedroom, 1,917-square-foot home at Hickory Shores on March 16, 2026. Only five of the 23 associations have 10 or fewer homes, and four of those five have exactly one qualified sale in 60 months while the fifth has two, so a valuation here leans on the nearest like sale, not a median.
If you own elsewhere in Bonita Springs, our Bonita Springs home valuation guide covers the city, and our Sea Isles and Bay Harbor Club guides cover two bay-side neighbors in detail.
At the $1,375,000 recorded price, a Pelican Pointe seller would net about $1,285,276 before mortgage payoff if the listing offers buyer-agent compensation, 6.53 percent in costs, or about $1,319,651 without it, 4.03 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 prices that are on the county record, one from each level the record shows, 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. The contract controls who pays each line, and commissions are negotiable with no standard rate.
Item | At $760,000 | At $1,270,000 | At $1,375,000 | Arithmetic |
|---|---|---|---|---|
Sale price | $760,000 | $1,270,000 | $1,375,000 | The recorded prices of October 8, 2020 (1,860 sq ft), October 22, 2020 (1,890 sq ft) and April 14, 2023 (1,643 sq ft) |
Listing commission, 2.75% | -$20,900 | -$34,925 | -$37,812.50 | 2.75% of the price |
Buyer-agent compensation, 2.5%, if offered | -$19,000 | -$31,750 | -$34,375 | 2.5% of the price, if offered |
Deed documentary stamp tax | -$5,320 | -$8,890 | -$9,625 | The price divided by 100, times $0.70 |
Owner’s title policy | -$3,875 | -$5,750 | -$6,012.50 | $575 on the first $100,000, $4,500 on the next $900,000 at $5.00 per $1,000, then $2.50 per $1,000 above $1,000,000 |
Title search and settlement | -$1,400 | -$1,400 | -$1,400 | Estimate |
Municipal lien search | -$200 | -$200 | -$200 | Estimate |
Association estoppel certificate | -$299 | -$299 | -$299 | The current-account cap of $299 |
Estimated total costs, with buyer-agent compensation | -$50,994 | -$83,214 | -$89,724 | 6.71% / 6.55% / 6.53% of price |
Estimated net before payoff, with buyer-agent compensation | $709,006 | $1,186,786 | $1,285,276 | The price minus the total |
Estimated total costs, without buyer-agent compensation | -$31,994 | -$51,464 | -$55,349 | 4.21% / 4.05% / 4.03% of price |
Estimated net before payoff, without buyer-agent compensation | $728,006 | $1,218,536 | $1,319,651 | The price minus the total |
The sheet leaves out your mortgage payoff, the property tax proration, repairs or credits negotiated in the inspection period, any assessment the association levies before closing and any tax on a gain. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return, and the rules have conditions your tax adviser should confirm.
A free in-person comparative market analysis is a walk-through of your Pelican Pointe condo and a written value range built from its own line’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.
We look at the view, the finish, the balcony, the windows and the storm protection, and we ask for the renovation permits, the estoppel certificate, the budget and any milestone or reserve study summary you hold. You receive the sales we used with their dates and sizes, the adjustments we made and the document gaps that could affect your price. Start with the valuation form or call Jesse direct at (239) 898-6072.
A valuation conversation is private. We do not put a home on the market, call your neighbors or share your numbers, and an owner who is only curious is welcome. If you are also buying, Marc can walk you through our buying guide for Pelican Pointe at (239) 287-5873.
These are the questions Pelican Pointe owners ask us most when they want to know what a condo is worth, answered from the county record, FEMA, the U.S. Geological Survey and the state’s filings, with the window and the number of sales beside every figure.
It is worth what its own line’s recorded sales and the nearest like sale support, adjusted for level, condition, flood zone and documents. The county recorded one sale in the last 60 months, $1,375,000 on April 14, 2023, for a 1,643-square-foot home, so start with your home’s line and ask for a walk-through.
For the last 60 months the median is the single sale, $1,375,000, because a median of fewer than 10 sales is only the median of those sales. Since January 2019 the median of these 4 sales is $1,015,000. We publish no median of the 18 sales since 1986, which span different markets.
The one sale in the last 60 months was $836.88 per heated square foot on 1,643 square feet in April 2023. The same size sold at $380.40 in April 2013 and $456.48 in March 2019, and the 1,890-square-foot home at $383.60 in 2017 and $671.96 in 2020.
The county’s qualified file shows April 14, 2023, for $1,375,000, which is 1,266 days before October 1, 2026. The county also shows a $1,285,000 transfer of a 1,643-square-foot home on February 20, 2024, coded 03 and not counted as qualified. Nothing is dated in the last 12 months.
None in the county’s qualified record: zero in the 12 months to October 1, 2026. The Southwest Florida MLS count is also zero in the 12 months to October 3, 2026, with one closing in the last 60 months, unit 2B at $1,375,000 on April 14, 2023. The two sources count sales differently, and for the last 12 months each shows zero.
Active and pending listings come from the Southwest Florida MLS. On October 3, 2026 it showed one Pelican Pointe condo for sale, unit 1B, a three-bedroom, two-bath home listed at $825,000, and none under contract. The county file holds only 18 sales since 1986 in a ten-home building, so few homes come up in any year, and we run a current search for anyone who asks.
The record cannot say with confidence. No qualified sale is dated between October 2020 and April 2023 or since, and the two repeat pairs since 2009 both rose: 120.0 percent for a 1,643-square-foot home over 10 years and 75.2 percent for the 1,890-square-foot home over about 3 years. Two cases are not a trend.
One 1,643-square-foot home rose from $625,000 in 2013 to $1,375,000 in 2023, up 120.0 percent over 10.0 years, or about 8.2 percent a year compounded. One pair is a case and not a rate, and the record cannot say how much came from the market or from renovation.
Every consecutive pair of qualified sales on the same home in the file shows a gain, and the smallest is 21.9 percent between September 1990 and November 1994. The pairs ignore carrying costs, assessments and improvements, the record before 2009 is partial, and none of these percentages is a return.
On October 8, 2020 an 1,860-square-foot home sold for $760,000, and on October 22, 2020 the 1,890-square-foot home sold for $1,270,000. The county file does not say why. Condition, level, view and renovation are the usual candidates, which is why we walk a home before we price it.
The record cannot separate level from condition. Seven sales since 2009 span both lines and several levels, and the two highest prices were paid for homes of different sizes on different levels. We treat level as a question to ask on a specific home and confirm the view in person.
No. The county’s 2026 just value for a 1,643-square-foot home is $735,635, 53.5 percent of its $1,375,000 sale in April 2023, and for the 1,890-square-foot home $903,922, or 71.2 percent of its $1,270,000 sale. Use it as a check, not as a value.
Treat it as a starting question. A model has one sale in 60 months to learn from, cannot see a home’s finish, view or renovation permits, and never reads the association’s documents. We compare a home with its own line’s record and the nearest like sale and show the arithmetic.
Not published. We found no association website, budget or rules, so we give no dollar figure. Neighbors that publish range from $3,038 to $3,736 a quarter, but those are their buildings. The estoppel certificate and the budget state the amount for a specific home.
Neither is published. Under Florida Statutes section 718.115 common expenses are the costs of operating the common elements and the association, and the budget lists what the board pays for. We found no special assessment in public records as of October 1, 2026, and the estoppel certificate and minutes would show one.
Not published, so we state no minimum lease. Casa Bonita Grande, Bonita Beach Club and Windsong each set a 30-day minimum, and an amendment that changes the rental term binds only owners who consent and owners who buy after it takes effect. The declaration is the source.
Not published. The pet rule is in the declaration or the rules, which we have not read. Ask for the number and size limits, any limit for tenants and the process for an assistance animal, which federal fair-housing guidance treats as a reasonable accommodation request.
Not known from the public record. If the declaration requires approval, section 718.112(2)(k) caps the transfer fee at $150 per applicant and the closing timeline has to include the board’s notice period. If it does not, no fee is allowed. We ask the manager in writing first.
Yes. FEMA maps the county’s point for the home parcels in Zone AE with a base flood elevation of 11 feet NAVD88, and our overlay puts about 14 percent of the footprint in Zone VE at 13 feet, on panel 12071C0651G effective November 17, 2022. Lee County’s evacuation map shows Zone A.
It affects what a buyer pays to carry the home. A lender requires flood insurance on a mortgage in a special flood hazard area, and the cost depends on elevation and the policy. One recent sale cannot measure a flood discount, so we ask for the elevation certificate and an insurance quote first.
No Pelican Pointe document says. The National Hurricane Center puts Ian’s surge at Bonita Beach at 8 to 12 feet above ground, and the nearest surveyed U.S. Geological Survey mark, about 0.07 mile away, reads 11.7 feet NAVD88. That is a neighbor’s mark, not a measurement at the building.
Yes, because a 1983 building of five or six stories is in the age group those rules target. By our reading the first milestone inspection was due before December 31, 2024 and the reserve study by December 31, 2025, and neither status is published. A buyer’s attorney will ask for both.
Ten owners decide quickly and share every cost, so one unpaid share is 10 percent of the budget and a $100,000 project is $10,000 per home on an equal split. A buyer reads how the board is chosen, how a repair is approved and whether any home is delinquent.
Three public records name three places: an Estero management company on the corporate filing, the association itself on the state condominium record and a Longwood management company on the county’s common-area record. We cannot say who manages today, and the estoppel certificate or a written request settles it.
Under section 718.503 the buyer receives the declaration, articles, bylaws and rules, the annual financial statement and budget and the frequently asked questions document. If they are not delivered more than 7 days before signing, the contract is voidable by the buyer within 7 days after signing and receipt.
The seller customarily orders it, and the contract controls. The state publishes up to $299 when nothing is owed, up to $119 more if expedited within 3 business days and up to $179 more if the home is delinquent. The association must issue it within 10 business days or may not charge for it.
The association’s master policy is the building’s principal insurance, and its terms are not published. Owners carry their own HO-6 policy with loss assessment coverage and, in an AE or VE area, often a flood policy for contents and improvements. Ask for the insurance declarations page.
A lender reviewing a condominium purchase looks at the project: the budget and reserves, delinquencies, litigation, the master insurance and the building’s documents. We have not confirmed what any specific lender requires for Pelican Pointe, and a cash buyer’s attorney reads the same papers.
The median days on market comes from the Southwest Florida MLS. As of October 3, 2026 it holds one Pelican Pointe closing in the last 60 months, unit 2B on April 14, 2023, and that entry carries no days-on-market count, so there is no median to state. The one unit for sale now, 1B, had been listed 11 days on that date. We will not estimate a median from the county record, and we can give you the current figure for comparable homes when you ask for a valuation.
We cannot conclude one. The 7 sales since 2009 fell in October three times, April twice, September once and March once, which does not show a season. The Southwest Florida MLS, pulled October 3, 2026, holds one closing in the last 60 months, in April 2023, and one sale cannot show a season either. Readiness matters more than the calendar.
At $1,375,000, the one recent recorded price, we estimate $1,285,276 before payoff with buyer-agent compensation and $1,319,651 without it, on costs of 6.53 and 4.03 percent. The estimate excludes property tax proration and assumes a negotiated commission, so ask for a sheet built on your price.
It depends on your situation. Federal law generally allows an exclusion of gain on a main home you owned and used for two of the last five years, up to $250,000 for a single filer and $500,000 on a joint return, and other cases differ. Ask your tax adviser before you sign.
This page is for Pelican Pointe on the Gulf Condo Assn at 26130 Hickory Blvd, Bonita Beach, Bonita Springs, Lee County. The state record also lists Pelican Point Condo in Cape Coral, Pelican Pointe Beach Homes in Indian Shores, and Pelican Point Unit I and West in Naples, each with its own board.
Ten homes per the state condominium record and the county roll, two to a numbered level from 1 to 5, plus a common-area parcel that makes 11 parcels. The county’s footprint layer says 6 stories and the roll’s home records split between 5 and 6, so the plans settle it.
Use our free Pelican Pointe home valuation or the form on this page, or call Jesse direct at (239) 898-6072, text or call. Give us your home’s line and size and we will return the sales we used, the adjustments and the document gaps.
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 Pelican Pointe we read the county record, FEMA, the state’s filings and the statutes before we price. Call Jesse at (239) 898-6072.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from sellers and buyers across Southwest Florida, not from Pelican Pointe sales.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” 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 building by building and whether the association’s documents are ready. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.
A small condominium can fool an automated estimate in several ways: a 1,860-square-foot home priced off a 1,643-square-foot home’s sale, a 2013 sale treated as today’s market, a transfer the county did not count, 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 Pelican Pointe 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 Pelican Pointe condo, or asking what your Pelican Pointe 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 18 Pelican Pointe sales in the county record since 1986.
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 Pelican Pointe condos, and for the building’s background read our Pelican Pointe guide.
Pelican Pointe recorded sales, last 60 months: 1 qualified county sale, $1,375,000 on April 14, 2023 for a 1,643-square-foot home, and none in the last 12 months, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS closings for Pelican Pointe, pulled October 3, 2026: 1 in the last 60 months, also at $1,375,000 on April 14, 2023, with no days-on-market count in its entry, and none in the last 12 months. The two sources count sales differently. Few Pelican Pointe homes come up for sale in any year, so if you own one, make us your first call.
Enter your details in the valuation form for your free Pelican Pointe home valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, the same city as Pelican Pointe, 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 Pelican Pointe guide. For this page they read the county’s parcel roll and building layer, every qualified Pelican Pointe sale on the Lee County record, the state’s corporate and condominium filings, FEMA’s flood map for the building and the statutes that set a condominium seller’s duties.
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 Pelican Pointe condo? Get a free Pelican Pointe home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Pelican Pointe.
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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 filings with the state, flood and storm data and the statutes behind a condominium seller’s duties. We do not cite brokerage or listing sites.
Pelican Pointe 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 Pelican Pointe condo is worth and what its seller must deliver: the county’s sale codes, the state’s estoppel fee schedule, FEMA’s condominium flood coverage summary, the City’s flood hazard ordinance and the federal storm report. 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 | |
Edition after January 1, 2025, per the file name | The state’s own definitions of the codes the county carries | |
Current posting | The inflation-adjusted estoppel fees under section 718.116(8) | |
May 2024 edition, per the file name | The building limit that shapes an association’s flood cost | |
City of Bonita Springs, Ordinance 22-05, flood hazard reduction | Ordinance 22-05 | Foundation and elevation rules after substantial damage |
Tropical cyclone report | Storm surge and inundation ranges |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026. McGreevy and Comisar, value your Pelican Pointe condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.