What Is My Seascape at Bonita Beach Home Worth?

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County Property Appraiser and Florida DOR recorded sales and the county parcel roll, index built 1 October 2026

What is your Seascape at Bonita Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 136 condominiums in Seascape at Bonita Beach, three Gulf-side buildings at 25800, 25810 and 25820 Hickory Blvd on Little Hickory Island, inside Bonita Beach in the City of Bonita Springs. It is built from every Seascape sale in the Lee County record and the county’s own parcel roll, building by building and size by size. This is the Seascape condominium on Hickory Blvd, not the cruise ship of the same name and not any similarly named condominium or resort elsewhere, and its next-door neighbor Dolphin Way of Hickory Point is a separate association. If you are deciding whether to sell, read it beside our guide to selling your Seascape condo; if you are also buying, read our guide to buying a Seascape condo.

Here is the short answer. In the 60 months to 1 October 2026, the first window with ten or more qualified sales, the county recorded 10 Seascape condo sales at a $592,500 median, from $370,000 to $850,000, or $568.39 per heated square foot. That one number hides a wide spread. The two one-bedroom sales sold for $370,000 and $385,000, the median of these 8 two-bedroom sales was $625,000, and the county’s own value for each of the 10 homes ran at a median 39 percent of its sale price, so the county figure is no guide to what a Seascape condo will sell for.

Our office is on South Tamiami Trail in Bonita Springs, in the same city as Seascape, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Every figure below comes from recorded sales and the parcel roll, not a portal’s estimate, and where the record is thin we list the sales one by one. Southwest Florida MLS figures were not available when we published and we say so where they would sit.

What Is My Seascape at Bonita Beach Condo Worth in 2026?

A Seascape at Bonita Beach condo is worth what recent recorded sales of its own bedroom count, building and floor brought, adjusted for condition, storm repairs and the association costs a buyer inherits. In the 60 months to 1 October 2026 the county recorded 10 Seascape condo sales at a $592,500 median, from $370,000 to $850,000.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Seascape is a small record. Only the 60-month window reaches the ten sales our method requires for a median, so it leads, and every shorter window is shown by its count with the sales listed. Where n is even the median is the mean of the middle pair, and we name both.

The newest sale in the county file is dated 25 June 2026, so the last three months before the 1 October index date have not reached the record yet. The county file holds 269 qualified Seascape sales since 1978, and 76 of them since January 2009, the year from which the record is complete. We never use the 269 as a price signal, because most are 1980s and 1990s sales at a fraction of today’s prices.

Key Takeaways

These are the eight facts about Seascape at Bonita Beach condo values that matter most in October 2026, drawn from the Lee County recorded sales and parcel roll and from the association’s own public letters, each explained in the section that covers it.

• Ten qualified sales in 60 months at a $592,500 median. County recorded, $370,000 to $850,000, $568.39 per heated square foot.
• Bedrooms split the market. Two one-bedroom sales at $370,000 and $385,000; the median of these 8 two-bedroom sales is $625,000.
• The newest sales are the strongest. Five of the six sales in the last 12 months were $585,000 or more; the highest, $850,000, closed on 1 May 2026.
• The county record skips 2022 to 2024. Nine roll transfers in those years, from $475,000 to $1,975,000, are not in the qualified set.
• Repeat sales have all gained or held since 2009. Of 13 repeat pairs, none lost money; the median gain was 30.9 percent over 4.30 years.
• The county’s value is far below price. A median 39.4 percent of the sale price, so it is not a floor.
• Fees and assessments move value. A 2023 letter says $10,613 a year, a 2026 report says $13,000, and two public special assessments were $10,000 and $15,000.
• Flood and storm history sit in every offer. FEMA Zone AE at 12 feet, evacuation Zone A and a documented Hurricane Ian restoration.

Table of Contents

This guide runs from the short answer and our method through the sales record, one condo’s public record, fees, a comparison with Bonita Beach Club, a net sheet and the questions owners ask most. Each link below jumps to its section.

The Value and the Method: What Is My Seascape at Bonita Beach Condo Worth in 2026? · Why Value Your Seascape at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Seascape at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Seascape at Bonita Beach Condo Values? · How Do We Value a Seascape at Bonita Beach Condo?

The Record: What Did Seascape at Bonita Beach Condos Sell For in the Last Five Years? · What Is a Seascape at Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Seascape at Bonita Beach Condo Values Rising or Falling? · One Seascape at Bonita Beach Condo’s Public Record · What Moves a Seascape at Bonita Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Seascape at Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value for a Seascape at Bonita Beach Condo?

Comparisons: Seascape vs Bonita Beach Club: Which Holds Its Value Better? · How Do Seascape at Bonita Beach Condo Values Compare With the Rest of the Bonita Beach Strip?

Next Steps: What Will You Net When You Sell Your Seascape at Bonita Beach Condo? · Want a Free In-Person Seascape at Bonita Beach Condo CMA?

Answers and Local Expertise: Frequently Asked Questions, Seascape at Bonita Beach Home Value Edition · What Seascape at Bonita Beach Condo Owners Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home? · Thinking of Selling Your Seascape at Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why Value Your Seascape at Bonita Beach Condo With McGreevy and Comisar?

McGreevy and Comisar value Seascape condos from the recorded sales of Seascape itself, by building, bedroom count and floor, 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 association’s own letters and the flood map.

With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any agent who prices a condo, and read more about McGreevy and Comisar. To start, use the valuation form below.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What this page does not claim about us

Our own closing history in Seascape: Information not available at time of publishing (checked 2026-10-01). We do not claim a Seascape sale on this page. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we will price your condo.

Get Your Free Seascape at Bonita Beach Home Valuation in 60 Seconds

To get a free Seascape at Bonita Beach condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded sales of your building, bedroom count and floor, then confirm it with a short in-person walk-through if you want one.

What we send you

A range for your condo, the recorded Seascape sales we used with their dates, buildings, sizes and prices, the roll transfers we set aside and why, and the adjustments we made for condition, storm repairs, floor and the association costs. Because only 10 qualified sales recorded in 60 months, we show every sale individually instead of leaning on a median.

What we need from you

Your building and unit, bedroom count and heated square feet, the floor, whether the unit was restored after Hurricane Ian and what work was done, any boat slip assigned to it, and your most recent association statement showing assessments paid. If you have the estoppel certificate or the current budget, send those too, because Seascape publishes neither.

Why Does an Online Estimate Miss Seascape at Bonita Beach Condo Values?

An online estimate misses Seascape condo values because a model averages one complex in which a 686 square foot one-bedroom sold for $370,000 and a 1,075 square foot two-bedroom sold for $850,000 within thirteen months, never sees which transfers the county classed as sales, and cannot read assessments, storm repairs or a floor. Treat any estimate as a starting question.

A thin and uneven record

Seascape recorded 10 qualified sales in 60 months and 6 in the last 12. One $850,000 sale on 1 May 2026, $790.70 per heated square foot against a $568.39 median, moves an estimate for every home in the building. As Top 1% Real Estate Agents Nationally Since 2008, we list the sales.

Three years the file skips

The county’s qualified file has no Seascape sale dated 2022, 2023 or 2024. The parcel roll shows nine recorded transfers in those years, from $475,000 to $1,975,000, that the file does not count as qualified sales, and an estimate trained on the qualified file never sees them. We list every one in the sales section.

How Do We Value a Seascape at Bonita Beach Condo?

We value a Seascape condo in four steps: choose the recorded sales of its own bedroom count and building, adjust for floor, condition, storm repairs and association costs, move the number for time, and test it against the roll transfers and what is for sale this week. The result is a range we can defend line by line.

Step one: the right comparables, from the right window

We start with the first window that holds ten sales, which is 60 months at Seascape, name the window and the count beside every figure, and list the sales when a group is smaller than ten. For a two-bedroom condo of 1,075 to 1,101 square feet in Building E, the comparables are the recorded two-bedroom sales since 2025, from $600,000 to $850,000, not the complex median.

Step two: adjust for what Seascape buyers pay for

Buyers pay for a restored unit with documents in order, a clear assessment history, a floor and outlook they like and a unit size that suits them, and they discount for a higher carry. We adjust from paired sales, not a formula. Two 1,075 square foot condos recorded $600,000 on 30 April 2026 and $850,000 on 1 May 2026 in the same building, a $250,000 spread. The record does not say why, though the higher sale was a sixth-floor condo and the lower a second-floor one, and one pair of sales is not a schedule of floor premiums.

Step three: time and season

We weight the newest sales. The median of these 6 sales of the last 12 months is $625,000, the mean of $600,000 and $650,000, against $592,500 on 10 sales over 60 months, and eleven of the 18 roll transfers since September 2021 fall from April to June.

Step four: the competition this week

Active and pending Seascape listings, months of supply and list-price history: Information not available at time of publishing (checked 2026-10-01). We give you that picture with your range when you ask, from the Southwest Florida MLS, and we will not estimate it from the county record.

A worked example: a one-bedroom condo of about 700 square feet

The record holds two qualified one-bedroom sales in 60 months, $385,000 for 783 square feet on 1 April 2025 and $370,000 for 686 square feet on 14 April 2025, and no median is reported for two. The roll also shows five one-bedroom transfers of 700 to 783 square feet between June 2022 and June 2024 at $475,000 to $699,000 that the qualified file leaves out. We would ask which set a buyer’s appraiser will weigh before we quote a range, and the record alone does not say.

Thinking of selling your Seascape condo? Get your number first

If you own a Seascape condo and are thinking about selling, request your free Seascape condo valuation with the valuation form on this page, or read our guide to selling a Seascape condo. Call Jesse direct at (239) 898-6072, text or call, and we will send a range built from the sales of your own building and bedroom count.

What Did Seascape at Bonita Beach Condos Sell For in the Last Five Years?

In the 60 months to 1 October 2026 the county recorded 10 qualified Seascape at Bonita Beach condo sales, from $370,000 to $850,000 at a $592,500 median, and 6 closed in the last 12 months, the median of these 6 sales being $625,000. The county file stops at 25 June 2026.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Every qualified sale of the 60 months is listed below, oldest first, with the building address, bedroom count, heated area and price per heated square foot. We show no unit numbers. Because the count is 10, the 60-month median is a fair summary of the group, and because the group is thin we want you to see each sale behind it.

The last 12 months: six sales

Six of the ten sales fell in the 12 months to 1 October 2026. One was $500,000 in Building D on 10 October 2025 and one was $585,000 in Building F on 17 March 2026. The other four were Building E two-bedrooms at $600,000, $850,000, $696,550 and $650,000, closed between 30 April and 25 June 2026. The median of these 6 sales is $625,000, the mean of $600,000 and $650,000, and the range is $500,000 to $850,000.

One Building E two-bedroom of 1,101 square feet sold on 7 August 2025 and again on 25 June 2026, both times for $650,000.

The 18 recorded transfers on the county roll

The county’s parcel roll keeps the latest recorded sale of every parcel, and 18 of the 136 Seascape unit parcels have a latest sale dated on or after 1 September 2021. Nine of those 18 are in the qualified set above. The other nine are not, and the roll does not say why the county leaves them out. We show all 18 so that you can see what a model trained on the qualified file never sees.

The roll keeps only the latest sale per parcel, so the 7 August 2025 sale of the Building E 1,101 square foot condo does not appear, because it sold again on 25 June 2026. The nine transfers outside the qualified set all fall between June 2022 and December 2024, the years in which the qualified file holds no Seascape sale.

What the 2022 to 2024 transfers and the 2025 sales suggest

Five one-bedroom transfers of 700 to 783 square feet on the roll, between June 2022 and June 2024, ran from $475,000 to $699,000. The two qualified one-bedroom sales in April 2025 were $385,000 for 783 square feet and $370,000 for 686 square feet. A 783 square foot Building E one-bedroom transferred at $550,000 on 6 June 2024, and another sold for $385,000 on 1 April 2025, a difference of $165,000.

The record does not say why. It could reflect the market, a different condition or a different set of terms, and we will not guess which. What it tells an owner is that the right one-bedroom comparable depends on which of those sales a buyer’s appraiser accepts, and we ask that question before we quote a range.

The Southwest Florida MLS view

Closed sales, median days on market and sale-to-list ratio for Seascape, last 12 months: Information not available at time of publishing (checked 2026-10-01). When you ask for a valuation we add that picture from the Southwest Florida MLS, and we do not estimate it from the county record.

What Is a Seascape at Bonita Beach Condo Worth by Building, Floor, Size and Plan?

A Seascape condo’s value follows bedroom count first, then building and floor. In the 60 months to 1 October 2026 the two one-bedroom sales were $370,000 and $385,000, and the median of these 8 two-bedroom sales was $625,000. Building E holds 7 of the 10 sales, and none is a three-bedroom penthouse.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Seascape has 136 condominiums in three buildings, and the county roll gives each parcel’s bedroom count and heated area. The plan mix is simple: 44 one-bedrooms of 686 to 783 square feet, 90 two-bedrooms of 1,009 to 1,154 square feet and 2 three-bedroom penthouses of 2,117 square feet.

Building by building

The three buildings are lettered D, E and F in county records, at 25820, 25810 and 25800 Hickory Blvd. Building E is the largest, with 62 of the 136 units, and it holds 7 of the 10 qualified sales in the 60 months. Building D holds 1 and Building F holds 2.

Floor by floor

We read each condo’s floor from the first digit of its unit number, which is an inference, not a published fact. The median of these 7 sales on floors 1 and 2 is $600,000 and of these 3 sales on floors 5 and 6 is $585,000, but that comparison mixes both one-bedrooms and two-bedrooms and different years. Among the two-bedrooms alone, the median of these 5 sales on floors 1 and 2 is $650,000 and of these 3 sales on floors 5 and 6 is $585,000, a group that includes the $850,000 sale.

We do not claim a floor premium from three and five sales; we ask whether your outlook and storm repair status beat the sale we compare you to.

The two penthouses

Seascape has two three-bedroom penthouses of 2,117 square feet in Building E, each with a county just value of $827,864. No penthouse appears in the 60-month qualified sales. The roll shows one Building E penthouse transferring for $1,975,000 on 16 December 2024, a transfer the county does not count among its qualified sales. A penthouse valuation therefore starts with that one transfer and a walk-through, not a median.

Are Seascape at Bonita Beach Condo Values Rising or Falling?

Seascape condo prices are higher in 2026 than in 2021 on the recorded sales: the median of these 5 sales to 25 June 2026 is $650,000, against $422,000, the median of these 8 sales, in 2021. Price per heated square foot rose 10.8 percent, so part of the gain is a change in the mix of sales.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Every year since 2009 has under ten sales, so each yearly median below is the median of that year’s sales, shown beside its count and never as a trend line. The county’s qualified file holds no sale in 2009, 2010, 2022, 2023 or 2024.

Year by year

Read the table as a record, not a chart. The 2026 row is all two-bedrooms and ends on 25 June, and the 2021 row mixes one-bedrooms and two-bedrooms, which is why the median price rose 54 percent while the median price per heated square foot rose 10.8 percent.

What repeat sales of the same condo show

The cleanest test of value is the same condo sold twice. Thirteen condos have two recorded sales both dated since 2009, the span over which the county record is complete. None lost money, one ended flat, and the median result was a gain of 30.9 percent over a median hold of 4.30 years, which is 4.38 percent a year.

Two of the 13 pairs ended within 1.3 percent of their purchase price: a Building F two-bedroom held 2.92 years and gained 1.3 percent, and the Building E condo that sold for $650,000 on 7 August 2025 and again for $650,000 on 25 June 2026.

What the buyers of 2004 and 2005 saw

Seven repeat pairs have a first sale in 2004 or 2005. Five of the seven ended below the purchase price, from a 6.1 percent loss on a 16.56-year hold to a 38.7 percent loss on a 9.88-year hold, and two ended higher, at 3.4 percent and 45.0 percent. The county’s record is partial before 2009, so more 2004 and 2005 sales may exist than these pairs show, and we report them as what they are, recorded pairs.

One Seascape at Bonita Beach Condo’s Public Record

One Building E two-bedroom of 1,075 square feet on the sixth floor has four recorded sales: $170,000 in April 1992, $170,000 in September 1994, $575,000 on 10 July 2019 and $850,000 on 1 May 2026. The last two are 6.81 years and 47.8 percent apart, and the 2026 price is the highest in the 60-month record.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

We show one condo’s complete public record because it makes the method concrete. We give the building address and the plan, not the unit number, because the point is the pattern and not whose condo it is.

Every recorded sale

What the record teaches a seller

The county roll keeps the last four recorded sales of each parcel, and this parcel shows exactly four, so no sale sits between 1994 and 2019 or between 2019 and 2026. From 1994 to 2019 the price rose from $170,000 to $575,000, a gain of 238.2 percent over about 24.85 years. From 2019 to 2026 it rose 47.8 percent in 6.81 years, about 5.91 percent a year.

The 2026 sale of this condo for $850,000 closed one day after a second-floor 1,075 square foot condo in the same building sold for $600,000, and another second-floor condo of the same size sold for $696,550 25 days later. The sixth-floor condo brought $250,000 and $153,450 more than the two second-floor condos, and one comparison cannot tell us how much of that is the floor, the outlook or the condition. It does tell a seller what to ask a buyer’s appraiser: which sales are you using, and how do you adjust for floor?

What Moves a Seascape at Bonita Beach Condo’s Value Up or Down?

Seven things move a Seascape condo’s value: bedroom count and size, building and floor, restoration status after Hurricane Ian, the assessment history and fee level, the flood and insurance position, the documents a buyer can read, and a boat slip if the condo has one. The sales record prices the first two, and we adjust the rest by hand.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Bedroom count and size

Bedroom count is the biggest step in the record: $370,000 and $385,000 for the two one-bedroom sales and $625,000 as the median of these 8 two-bedroom sales. Within the two-bedrooms the sizes are close, 1,011 to 1,101 square feet in the sales, so size inside the plan moves the price less than building, floor and condition.

Building and floor

Building E holds 7 of the 10 qualified sales, and its four sales from April to June 2026 include the $850,000 high. Floor is read from the unit number, and the sixth-floor 1,075 square foot condo sold for $850,000 while two second-floor condos of the same size sold for $600,000 and $696,550. That is a pattern worth testing, not a rule.

Hurricane Ian restoration and the paperwork

Seascape’s own letters describe a multi-year recovery. The November 11, 2022 board letter says the site was not inhabitable and sets out the restoration sequence, and the March 20, 2023 letter covers temporary power, the vault room, air conditioning and the site architect and engineer. Whether your own condo was fully restored, who paid for the interior and what permits closed are the questions a buyer asks first.

Flood zone and elevation

FEMA’s flood map places all three buildings in Zone AE with a base flood elevation of 12 feet on panel 12071C0651G, effective November 17, 2022, and Lee County puts them in evacuation Zone A. The three building points read 5.99, 6.04 and 6.17 feet of ground elevation, so the base flood elevation sits roughly 5.8 to 6.0 feet above ground. The map does not say whether a given condo is above or below it.

A boat slip

A 2019 state order, DS 2019-044, held that Seascape’s bay-side dock, 20 slips in all, is a common element, and the declaration as quoted in the order makes each of the 19 slip assignees responsible for a one-nineteenth share of dock costs. A condo with an assigned slip can be worth more to a boater and costs a quarterly dock fee, and the current fee is a question for the manager.

How Do Fees, Reserves, Assessments and Insurance Affect Seascape at Bonita Beach Condo Value?

Seascape does not publish its fee schedule, so a buyer prices fees from two documents: a February 2023 board letter that mentions a $10,613 annual assessment and a June 2026 news report that quotes $13,000 a year. Two special assessments are public, $10,000 and $15,000 in 2023. These figures measure different things, and we do not average them.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

What is published, and what is not

The public association site gives no current assessment, no list of what it covers, no management company, no budget, no rental rules and no estoppel terms. The documents that exist are letters to owners, a state order and a news report. The seller must furnish the budget and the other documents under Florida Statute 718.503, and the estoppel certificate is where a buyer sees the unit’s ledger.

How the fee figures compare with price

The $13,000 press figure is $1,083.33 a month, and it is 2.19 percent of the $592,500 median price. The $10,613 letter figure is 1.79 percent of the same median. We show these for scale only, because one is a 2023 annual assessment of unstated basis and the other is a 2026 quoted figure, and neither is a schedule by unit size. Condominium assessments are usually apportioned by each unit’s share in the declaration, so a 686 square foot condo and a 2,117 square foot penthouse would not be expected to pay the same.

The 2023 special assessments

The January 17, 2023 notice set $10,000 in two $5,000 payments due February 15 and March 15, 2023. The September 20, 2023 notice calls itself the third special assessment related to Hurricane Ian and set $15,000 in two $7,500 payments due November 1 and December 1, 2023. Neither says whether the amount is per unit or per ownership share. The news report says the rebuild has cost each owner nearly $50,000 in assessments, which we cannot tie to a notice. A buyer and an appraiser will both ask what a specific condo has paid and what remains unpaid.

The insurance market behind the fee

Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, our sums from the quarterly data. Statewide averages say nothing about one association, but they explain why the June 2026 report names insurance as the main driver of fee growth.

Is the Property Appraiser’s Value the Same as Market Value for a Seascape at Bonita Beach Condo?

No. The county’s just value for the 10 Seascape condos sold in the last 60 months ran from 32.6 to 80.9 percent of the sale price, a median of 39.4 percent, and 47.7 percent in aggregate. The county value is a tax-roll figure, not a market price, so do not price a Seascape condo from it.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Florida Statute 193.011 sets the factors a property appraiser weighs in a just valuation, and a market sale is one input among several. The table sets the county’s just value from its parcel roll of 27 September 2026 against each of the 10 recorded prices, and shows how far the county’s value falls short.

The gap in numbers

The median ratio is 39.4 percent, the mean of the middle pair, 38.5 and 40.2 percent. Summed, the ten county values are 47.7 percent of the ten prices. The ten prices total $5,861,550, a mean of $586,155 per sale.

Why the roll does not track price

The six Building E two-bedroom sales all sit between 32.6 and 40.2 percent of price, and the other four sales sit between 68.8 and 80.9 percent. The county values a 1,011 square foot Building D two-bedroom at $404,587, which sold for $500,000, and a 1,075 square foot Building E two-bedroom at $231,262, which sold for $600,000. The county ranks the buildings the opposite way from the market, and the roll does not say why. We do not guess the cause.

Seascape vs Bonita Beach Club: Which Holds Its Value Better?

On the record, Bonita Beach Club holds the higher price and the larger per-square-foot gain: its 24-month median is $690,000 on 17 sales against $592,500 on 10 sales over 60 months at Seascape, and its median price per heated square foot rose 15.0 percent from 2021 to 2026 against 10.8 percent. The windows differ, so the comparison is directional.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Bonita Beach Club is the closest comparable: 198 condominium units, also on the Gulf side of Hickory Blvd, also in FEMA Zone AE at 12 feet. The two differ in size, in what is published about fees and rules and in how recently each has sold. Bonita Beach Club’s first window with ten or more qualified sales is 24 months, and Seascape’s is 60.

Seascape vs Bonita Beach Club value decision table

What the comparison says about value

Bonita Beach Club has the deeper record, the higher median in its window and the larger gain per square foot from 2021 to 2026. Seascape’s 2026 figure is the median of these 5 sales, $650,000, which is 4.3 percent below $679,125, the median of these 6 Bonita Beach Club sales in 2026, but the two are made of different sizes and sales, and we do not rank them on that. Bonita Beach Club publishes its dues and its rental minimum, and Seascape does not, which makes Bonita Beach Club easier to value and Seascape easier to value wrongly.

If you own at Bonita Beach Club instead

Owners there should read our Bonita Beach Club home valuation guide, which prices that association from its own record. If you own elsewhere on the strip, the next section shows where each association sits.

How Do Seascape at Bonita Beach Condo Values Compare With the Rest of the Bonita Beach Strip?

Seascape sits in the middle of the Bonita Beach strip. Its 60-month median is $592,500 on 10 sales, against $690,000 on 17 sales at Bonita Beach Club (24 months), $555,000 on 12 sales at Bay Harbor Club (24 months) and $280,000 on 20 sales at Bonita Beach and Tennis Club (12 months).

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Each association is measured on the same rule: the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales. Where no window reaches ten, the table shows the 60-month count and writes the median only as the median of those sales.

Reading the table

Four associations reach ten sales within 24 months: Bonita Beach Club, Bay Harbor Club, Bonita Beach and Tennis Club and Dolphin Way of Hickory Point, Seascape’s next-door association. Seascape and Bonita Beach Plantation House need 60 months. Everything else has under ten qualified sales in five years.

What the strip means for a Seascape seller

Your buyer shops the whole strip, so we price your condo against Seascape’s own record first and use the strip to test it. Our Bonita Beach community guide explains each association.

What Will You Net When You Sell Your Seascape at Bonita Beach Condo?

At the $592,500 county median (10 sales, 60 months), a Seascape seller would net about $552,532 before mortgage payoff if the listing offers buyer-agent compensation, or about $567,345 without it. Costs run from $25,614 at $370,000 to $56,574 at $850,000 with compensation.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

The sheet is an illustration, not a quote, and it leaves out your payoff, repairs, association prorations, any unpaid special assessment and tax on a gain. It assumes a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation, Florida deed documentary stamps of $0.70 per $100, and an owner’s title policy at $575 plus $5.00 per $1,000 above $100,000, which Lee County sellers customarily pay. Property tax is left out because we did not source a Seascape millage, and the estoppel line is the $299 current cap for a certificate with nothing owed, the statute’s $250 base as adjusted for inflation and published by the Florida DBPR. 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, subject to conditions.

The same sheet across the recorded range

Want a Free In-Person Seascape at Bonita Beach Condo CMA?

A free in-person comparative market analysis is a walk-through of your Seascape condo and a written value range built from the recorded sales of its own plan, building and floor, the roll transfers we set aside and your association documents. There is no cost, no obligation, and no need to list with us afterwards.

What an in-person CMA includes

We walk the condo, note condition and Ian repairs, read your latest assessment statement and compare the plan’s recorded sales. You receive the range, the sales we used, the sales we set aside and why, and a plan for pricing against the market that week. Request it with the valuation form below.

No obligation, and confidential

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation conversation confidential and never market a condo without a written agreement. Call Jesse direct at (239) 898-6072, text or call, and tell us your building and bedroom count. If you are also buying, read our guide to buying a Seascape condo, see how we represent buyers and call Marc at (239) 287-5873.

Frequently Asked Questions, Seascape at Bonita Beach Home Value Edition

These are the questions Seascape owners ask us most when they want to know what a condo is worth, answered from the county record and the association’s public letters, with the window and the number of sales beside every figure.

What is my Seascape condo worth?

It is worth what recent sales of your bedroom count, building and floor brought, adjusted for condition, storm repairs and fees. The 60-month median is $592,500 on 10 sales, but one-bedrooms sold for $370,000 and $385,000 and the median of these 8 two-bedroom sales was $625,000.

What is the median price of a Seascape condo?

The 60-month median is $592,500 on 10 sales, the first window with ten. The median of these 6 sales in the last 12 months is $625,000, and of these 9 sales in 24 and 36 months $600,000. We never publish an all-history median.

What is the price per square foot at Seascape?

The 60-month median is $568.39 per heated square foot on 10 sales, from $491.70 to $790.70, and the median of these 8 two-bedroom sales is $584.50. Price per square foot varies by plan, so we use it as a cross-check.

Are Seascape prices going up or down?

The median of these 5 sales of 2026 to 25 June is $650,000, against $422,000 for the median of these 8 sales in 2021, and price per heated square foot rose 10.8 percent. The county file has no sale in 2022 to 2024, so we do not call it a trend.

How much is a one-bedroom Seascape condo worth?

The two qualified one-bedroom sales were $385,000 for 783 square feet and $370,000 for 686 square feet, both in April 2025, with no median for two. The roll also shows five one-bedroom transfers at $475,000 to $699,000 between June 2022 and June 2024.

How much is a two-bedroom Seascape condo worth?

The median of these 8 two-bedroom sales is $625,000, the mean of $600,000 and $650,000, from $500,000 to $850,000. Building, floor and condition explain the spread, and the four 1,075 square foot Building E sales since 2021 ran $575,000 to $850,000.

What is a Seascape penthouse worth?

Seascape has two 2,117 square foot penthouses, each with a county just value of $827,864. None sold in the 60-month qualified record, and the roll shows a $1,975,000 transfer on 16 December 2024 that the county does not count as qualified.

What is the highest price a Seascape condo has reached?

In the 60-month qualified record it is $850,000, for a sixth-floor Building E two-bedroom on 1 May 2026. The roll shows two higher transfers outside the qualified set, $887,500 on 2 January 2024 and the $1,975,000 penthouse.

Does Building E sell for more than Building D or F?

Building E holds 7 of the 10 sales, and the median of these 7 sales is $650,000. Building D has 1 sale and Building F has 2, too few to rank, so we compare your condo with sales of its own size first.

Does the floor change my price?

Possibly. A sixth-floor 1,075 square foot condo sold for $850,000 while two second-floor condos of that size sold for $600,000 and $696,550 that spring. With sales this few we do not publish a floor premium.

Is the county’s value my market value?

No. The county’s just value for the 10 homes sold in 60 months is a median 39.4 percent of price, from 32.6 to 80.9 percent. It is a tax-roll figure, not a floor, a ceiling or a starting offer.

Why is the county value so far below Seascape prices?

The roll does not say. It is 32.6 to 40.2 percent of price for the six Building E two-bedroom sales and 68.8 to 80.9 percent for the other four, so the gap is not uniform, and we do not guess the cause.

How accurate is an online estimate for a Seascape condo?

It is a starting question. A model averages one complex in which a 686 square foot one-bedroom sold for $370,000 and a 1,075 square foot two-bedroom for $850,000, and it cannot see assessments, storm repairs, floors or which transfers the county counts.

What if the buyer’s appraisal comes in below the contract price?

The appraiser uses recorded sales, and the qualified file skips Seascape 2022 to 2024 while the roll shows nine transfers in those years. We give you the sales behind your price, roll transfers included, so you can answer an appraisal gap.

How much have Seascape condos appreciated?

Thirteen condos sold twice with both sales since 2009, and the median gain was 30.9 percent over 4.30 years, 4.38 percent a year, from flat to 74.7 percent. Those are owners who sold, and it is not a forecast.

Did anyone lose money selling a Seascape condo?

None of the 13 repeat pairs since 2009 lost money, and one was flat at $650,000 both times. Of 7 pairs whose first sale was in 2004 or 2005, 5 ended below the purchase price, by 6.1 to 38.7 percent, and the pre-2009 record is partial.

How fast do Seascape condos sell?

Median days on market, list-to-sale price and months of supply for Seascape: Information not available at time of publishing (checked 2026-10-01). The county record has no listing dates, so we add the Southwest Florida MLS figures to your valuation when you ask.

What is the sale-to-list ratio at Seascape?

Sale-to-list ratio for Seascape closings in the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county record gives the sale price and not the list price, so we do not estimate it.

How many Seascape condos are for sale now?

Active and pending Seascape listings today: Information not available at time of publishing (checked 2026-10-01). The county roll lists recorded sales, not listings, so we pull the live competition from the Southwest Florida MLS the week we price your condo.

When is the best time to sell a Seascape condo?

Eleven of the 18 roll transfers since September 2021 closed from April to June, 61 percent, and five of the six sales of the last 12 months closed from March to June 2026. With counts this small that is a pattern, not a rule.

What are the Seascape condo fees?

They are not published. A February 6, 2023 board letter mentions a $10,613 annual assessment without saying for whom, and a June 2026 report quotes a board officer on $13,000 a year. The estoppel certificate and budget are the reliable answers.

Were there special assessments at Seascape?

Yes. A January 17, 2023 notice set $10,000 in two $5,000 payments, and a September 20, 2023 notice, the third Ian assessment, set $15,000 in two $7,500 payments. Neither says whether the amount is per unit, and a June 2026 report says the rebuild has cost each owner nearly $50,000.

Who pays the estoppel fee, and how much is it?

Florida Statute 718.116 allows up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. Our net sheet includes the $299 figure, and the contract controls who pays.

How much will I net when I sell?

At $592,500, about $552,532 before payoff with buyer-agent compensation and $567,345 without. At $625,000 it is $582,939 and $598,564, and at $850,000 it is $793,426 and $814,676. The sheet is an illustration, not a quote.

Do I owe capital gains tax on the sale?

You may owe none. Under IRS Topic 701 a seller who owned and used the home as a main home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 on a joint return. Your tax adviser should confirm.

Does my flood zone affect my value?

All three buildings are in FEMA Zone AE with a 12-foot base flood elevation and in evacuation Zone A. Ground reads about 6 feet, so the base flood elevation sits roughly 5.8 to 6.0 feet above it. A buyer’s lender and insurer will ask, so your flood documents help.

How does insurance affect what a buyer will pay?

Seascape’s master policy is not published, and a June 2026 report attributes fee growth mostly to insurance. Florida’s statewide average premium per association policy was $72,570 in June 2022, $147,381 in June 2024 and $135,100 in June 2026.

Does Hurricane Ian restoration affect value?

It can. The association’s letters describe a multi-year recovery from a site that was not inhabitable in November 2022. Buyers ask whether your condo is fully restored, what you paid and what permits closed, and answers on paper protect your price.

Does a boat slip add value?

It may for a boater. A 2019 state order held that the bay-side dock, 20 slips in all, is a common element, and each of the 19 slip assignees pays one-nineteenth of dock costs. Ask the manager for the current fee and assignment.

Can a buyer rent a Seascape condo?

Seascape does not publish a lease minimum or rental cap, so a buyer who plans to rent will want the declaration first. Florida Statute 509.242 licenses vacation rentals on top of any association rule, and Lee County levies a tourist tax.

Does the milestone inspection or reserve study affect value?

It can. If each building has three or more habitable stories, an inspection was due before December 31, 2024 and a reserve study by December 31, 2025, and no Seascape report is public. A buyer will ask whether they were done and what they found.

What documents should I gather before a valuation?

Your latest assessment statement, the budget and reserve information, any estoppel, the special assessment notices and your payment record, your insurance and flood documents and any permit records for work after Ian. Seascape publishes none of these.

Does it cost anything to get a valuation from McGreevy and Comisar?

No. A valuation is free and carries no obligation. Use the valuation form or call Jesse direct at (239) 898-6072, and we reply the same day with a range, the sales behind it and the sales we set aside.

Who is the best agent to value my Seascape condo?

The agent who values from the sales of your own plan and tells you which transfers were left out. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Our own Seascape closings: Information not available at time of publishing (checked 2026-10-01).

How is Seascape different from Dolphin Way?

Dolphin Way of Hickory Point is a separate association next door, with a shared history that Seascape’s own history page describes. It has its own record, 11 qualified sales in 24 months at a $460,000 median, so value each condo against its own association.

Is this the Seascape condominium on Hickory Blvd?

Yes. This guide covers Seascape at Bonita Beach, the 136-unit condominium at 25800, 25810 and 25820 Hickory Blvd on Little Hickory Island. It is not the cruise ship of the same name or any similarly named condominium elsewhere.

What Seascape at Bonita Beach Condo Owners Say About Working With Us

Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Seascape sales.

A repeat client on years of service

★★★★★ “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

A buyer on neighborhood knowledge

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

A buyer and seller on professionalism

★★★★★ “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

A client on communication

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

Why Does a Bonita Beach Condo Specialist Matter When You Value Your Home?

A Bonita Beach condo specialist knows which building, bedroom count and floor a condo belongs to, which transfers the county counts as sales, what the estoppel must show and what the flood map means building by building. Buyers pay for that clarity, and a valuation that reflects it holds up through the appraisal.

What a general agent tends to miss

We have seen small facts move a value: a one-bedroom priced from the complex median, county value quoted as if it were price, a fee quoted from one figure when two exist, and a roll transfer left out because a model never saw it. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.

The Bonita Beach context we value with

Our Seascape guide covers the buildings, the dock, the amenities and the association’s public letters, and our Bonita Beach community guide covers the strip. For city-wide context read our Bonita Springs home valuation guide.

If you are buying after you sell

Many Seascape sellers are also buyers, moving within Bonita Beach, trading into a different building or leaving the area. Read our guide to buying a Seascape condo, see how we represent buyers and call Marc at (239) 287-5873 to time the sale and the purchase together.

Thinking of Selling Your Seascape at Bonita Beach Condo? Start With the Right Number

If you are searching for the best agent to value your Seascape condo, or asking “what can I sell my Seascape condo for,” McGreevy and Comisar price from the recorded sales of your own plan. We read every one of the 76 Seascape sales recorded since 2009, and that record starts every valuation we send.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 6 qualified Seascape sales recorded in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Seascape condos.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Seascape recorded sales, last 12 months: 6 qualified county sales at a $625,000 median (the median of these 6 sales), from $500,000 to $850,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026.

What Is Your Seascape at Bonita Beach Condo Worth? Get a Free Valuation in 60 Seconds.

Enter your details in the valuation form for your free Seascape condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, in the same city as Seascape, and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the building background in our Seascape guide.

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

• Jesse McGreevy: (239) 898-6072 · [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Valuing a Seascape condo? Get a free Seascape condo valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Seascape condo.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

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.

Sources and Authoritative References

Every figure on this page traces to a primary source below: county, city, state and federal records, the association’s own letters and notices and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Seascape sale figures are from the Lee County Property Appraiser sales file and parcel roll of 27 September 2026.

Seascape association records and state filings

1. Seascape of Little Hickory Island, Inc. website.
2. Seascape about page.
3. Seascape history page.
4. Board letter to owners, November 11, 2022.
5. Special assessment notice, January 17, 2023.
6. Board letter to owners, February 6, 2023.
7. Board response letter, February 21, 2023.
8. Board update, March 10, 2023.
9. Board letter, March 20, 2023.
10. Special assessment notice, September 20, 2023.
11. Final order DS 2019-044, Division of Florida Condominiums.
12. Division of Florida Condominiums public records.
13. Florida Division of Corporations (Sunbiz).
14. Gulf Coast News Now (WBBH), condo terminations report.
15. Lee County Property Appraiser.

Florida statutes and state rules

16. Florida Statute 718.503.
17. Florida Statute 718.116.
18. Florida DBPR, estoppel certificate fees adjusted for inflation.
19. Florida Statute 718.111.
20. Florida Statute 718.112.
21. Florida Statute 718.103.
22. Florida Statute 718.504 (2025).
23. Florida Statute 553.899.
24. Florida Statute 509.242.
25. Florida Statute 689.302.
26. Florida Statute 201.02.
27. House Bill 913 (2025) bill page.
28. House committee analysis of HB 913.
29. Final-version summary of HB 913.
30. Division of Florida Condominiums, inspections guidance.
31. Division of Hotels and Restaurants, vacation rental guide.
32. Florida Department of Revenue tourist development tax rates.
33. U.S. HUD assistance animals.

Flood, storm and insurance

33. FEMA National Flood Hazard Layer.
34. FEMA summary of coverage, residential condominium building policy.
35. FEMA Community Rating System guide.
36. City of Bonita Springs FEMA and CRS page.
37. City substantial damage and substantial improvement notice.
38. City ordinance 22-05, Flood Hazard Reduction.
39. USGS high-water marks, Hurricane Ian.
40. USGS National Map elevation service.
41. Lee County evacuation zone map.
42. Lee County evacuation information.
43. National Hurricane Center report, Hurricane Ian.
44. National Hurricane Center report, Hurricane Helene.
45. National Hurricane Center report, Hurricane Milton.
46. Lee County Hurricane Ian after-action report.
47. City of Bonita Springs Ian progress report.
48. BOEM environmental assessment, Lovers Key and Bonita Beach.
49. BOEM finding of no significant impact, Lee County.
50. Florida Office of Insurance Regulation data reports.
51. Citizens commercial lines bulletin, September 28, 2023.
52. Citizens 2026 rate and rule changes.
53. My Safe Florida Condo program.
54. Bonita Beach Club unit-owner hurricane preparation.
55. WINK News, damage around Bonita Beach after Ian.
56. Tampa Bay Times, Hurricane Ian on Little Hickory Island.

City, county, tax and closing-cost records

57. City of Bonita Springs EnerGov permit portal.
58. City of Bonita Springs Community Development.
59. City of Bonita Springs code of ordinances.
60. Lee County Property Appraiser, transfer code list.
61. Florida Statute 193.011, just valuation.
62. Internal Revenue Service, Topic 701, sale of your home.

Neighboring associations

63. Bonita Beach Club FY2027 dues memo.
64. Bonita Beach Club amended rules, January 2026.
65. Bonita Beach Club boat slip ownership.

Downloadable Documents

These official documents bear most directly on what a Seascape condo is worth and what its seller must deliver, from the association’s own notices and letters to the county’s transfer codes. Each link opens the issuing authority’s own copy, so you can check every figure yourself.

Seascape’s declaration, budget and rules are not posted on the association’s public site; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.

Southwest Florida MLS figures were not available at publication (checked 2026-10-01); each place they would sit is marked above. County recorded sales checked October 1, 2026. McGreevy and Comisar, value your Seascape condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.