We value your Windsong 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 Windsong at Bonita Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 24 condominium homes at 26370 Hickory Blvd, the single Gulf-side tower inside Bonita Beach, the barrier-island strip of Bonita Springs, Florida. It is the Hickory Blvd building, not a Windsong in Fort Myers, Lake Worth, the Panhandle or anywhere else that shares the name, although the association’s legal name does carry the words “of Fort Myers Beach.”
Here is the short answer. In the 12 months to October 1, 2026 the county recorded 2 qualified sales at Windsong, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both for 1,034-square-foot homes, and the same 2 sales fill every window out to 60 months. Two sales are fewer than the 10 the method needs, so we list both and state the median only as the median of these 2 sales, the mean of $620,000 and $680,000, which is $650,000. The two prices sit $60,000 apart, 8.8 percent, for matching homes 88 days apart, so your home’s value starts with its floor, view, condition and documents, not with a building number.
Read this guide beside our guide to selling your Windsong at Bonita Beach condo if you are deciding whether to list, and our guide to buying a Windsong at Bonita Beach condo if you are also buying. Every figure comes from recorded sales, the county roll, the association’s own posted documents, FEMA, the U.S. Geological Survey and the state’s filings. Where the Southwest Florida MLS would add a figure, we say it was not available and we do not estimate it. 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 Windsong.
A Windsong condo is worth what its own record and the nearest like sale support, adjusted for floor, view, condition, the association’s documents and flood cost. The county recorded 2 qualified sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, so we list both and publish only the median of these 2.
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 Windsong sale in the county file is dated June 8, 2026.
| Yardstick | Qualified sales | What it shows |
|---|---|---|
| County, last 12 months (since October 2025) | 2 | $680,000 on March 12, 2026 and $620,000 on June 8, 2026 |
| County, last 24, 36 and 60 months (since October 2024, October 2023 and October 2021) | 2 | The same 2 sales; the median of these 2 sales is $650,000 |
| County, since 2009 (a complete count) | 11 | Listed in full below, from June 2014 to June 2026; no median published |
| County, all recorded history since July 1978 | 52 | A count of what the file holds, partial before 2009; no median published |
| Southwest Florida MLS, closings, days on market, sale-to-list | not available | Information not available at time of publishing (checked 2026-10-01). |
With 2 sales in every window, the median of these 2 is shown only so the windows line up. A median of the 52 sales on file since 1978 would blend 1978 dollars with 2026 dollars, so we do not publish one.
These are the eight facts about Windsong condo values that matter most in October 2026, each explained in the section that covers it.
This guide runs from the short answer and our method through the sales record, the building’s documents, fees and insurance, a comparison with Seascape 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 Windsong at Bonita Beach Condo Worth in 2026? · Why Value Your Windsong at Bonita Beach Condo With McGreevy and Comisar? · Get Your Free Windsong at Bonita Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Windsong at Bonita Beach Condo Values? · How Do We Value a Windsong at Bonita Beach Condo?
The Record and the Building: What Did Windsong at Bonita Beach Condos Sell For in the Last Five Years? · What Is a Windsong at Bonita Beach Condo Worth by Building, Floor, Size and Plan? · Are Windsong at Bonita Beach Condo Values Rising or Falling? · One Condo’s Public Record · What Moves a Windsong at Bonita Beach Condo’s Value Up or Down? · How Does Board Approval Affect the Value of a Windsong at Bonita Beach Condominium? · Does the Milestone Inspection and Reserve Study Affect Windsong at Bonita Beach Condo Value? · How Do Fees, Reserves, Assessments and Insurance Affect Windsong at Bonita Beach Condo Value? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons and Net Proceeds: Windsong at Bonita Beach vs Seascape: Which Holds Its Value Better? · How Do Windsong at Bonita Beach Values Compare With the Rest of the Bonita Beach Strip? · What Will You Net When You Sell? · Want a Free In-Person CMA?
Answers, Reviews and Sources: Frequently Asked Questions, Windsong 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 Windsong at Bonita Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Windsong condos from the building’s own recorded sales, county roll and posted documents, 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 documents 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, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 52 Windsong sales in the county record since 1978, and the latest recorded sale on each of the 23 homes that carry one, out of the 24 parcels on the roll. We read the association’s 151-page scan of its declaration, bylaws, articles and amendments, its one-page buyer FAQ sheet and its seven-page sales application, and we queried FEMA’s flood map, the county’s evacuation layer and the U.S. Geological Survey’s elevation and Hurricane Ian marks for the building point.
We have not pulled the Southwest Florida MLS for this page, so we do not state a McGreevy and Comisar closing inside Windsong, and none is implied. Our own Windsong closing history from the MLS: Information not available at time of publishing (checked 2026-10-01).
To get a free Windsong condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from your home’s own recorded sales and the nearest like sale, then confirm it with a short in-person walk-through if you want one.
You get a range, the recorded Windsong sales we used with their dates, sizes and prices, and the adjustments we made for floor, view, condition and flood zone. We need your home’s heated square feet and floor, the year of any window, slider or air-conditioning work, any wind-mitigation report or elevation certificate, and any estoppel certificate or budget you hold. Windows, sliders and air conditioning are the owner’s cost at Windsong, so their dates carry weight.
Request your free Windsong at Bonita Beach home valuation or call Jesse direct at (239) 898-6072, text or call.
An online estimate misses Windsong condo values because a model has two sales in 60 months to learn from, cannot see a floor, a Gulf view or a window and slider date, and never reads the association’s documents. Treat an online estimate 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 52 Windsong sales in 48 years and 2 in the last 60 months. On the one plan that sold in 2026, a March sale of $680,000 and a June sale of $620,000 are 88 days apart and $58.03 a foot apart, and nobody can tell you from the record why.
An automated estimate cannot see the board’s approval clock, the barred For Sale signs, the 30-day lease floor, the one-pet rule, an unpublished budget, a reserve study or the insurance premium a buyer will be quoted. Those decide whether a price holds through the contract. As Top 1% Real Estate Agents Nationally Since 2008, we list every sale and every gap instead of hiding them behind one number.
We value a Windsong condo in five steps: the home’s own recorded sales, the nearest like sale, the strip as a sense check, adjustments for floor, view, condition and the association’s documents, and a range with its arithmetic shown. The result is a range we can defend line by line.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The home that sold for $680,000 on March 12, 2026 sold for $550,000 on January 29, 2021, $450,000 on May 6, 2004 and $145,000 on June 1, 1989. The home that sold for $620,000 on June 8, 2026 sold for $580,000 on June 26, 2017. With 2 sales in 60 months, the nearest like sale is usually one of those two. For a 1,062-square-foot home it is $570,000 on August 14, 2019, which is 2,605 days, or 7.13 years, before October 1, 2026.
We compare the building with its neighbors but do not borrow their prices; the strip table and the Seascape section below show each in its own window. Buyers pay for a higher floor and a clear Gulf view, recent windows, sliders and air conditioning, confirmed parking and a storage locker, an elevation certificate that helps and an association whose budget, reserve study and insurance are in order. They discount for what they cannot see.
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. Information not available at time of publishing (checked 2026-10-01).
The simplest idea is to multiply a recorded price per heated square foot by a home’s size. The March 2026 price scales to $698,414 for a 1,062-square-foot home (680,000 divided by 1,034, times 1,062) and the June 2026 price to $636,789. Those answers differ by $61,625, from two sales of the same plan. The record’s own 1,062-square-foot sale of $570,000 in 2019 is $536.72 a foot, which would put a 1,034-square-foot home at $554,972. Floor, condition and timing moved the price per foot by more than size did.
If you own a Windsong condo and are thinking about selling, request your free Windsong at Bonita Beach home valuation or use the valuation form on this page. Call Jesse direct at (239) 898-6072, text or call.
Over the last five years the county recorded 2 Windsong condo sales, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both inside the last 12 months. Since July 1978 the file holds 52 qualified sales. With fewer than ten sales in any window, we list every sale and publish only the median of these 2.
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. No window up to 60 months reached 10 qualified sales.
| County window | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| Last 12 months (since October 2025) | 2 | $650,000 (the median of these 2 sales) | $620,000 | $680,000 |
| Last 24 months (since October 2024) | 2 | $650,000 (the median of these 2 sales) | $620,000 | $680,000 |
| Last 36 months (since October 2023) | 2 | $650,000 (the median of these 2 sales) | $620,000 | $680,000 |
| Last 60 months (since October 2021) | 2 | $650,000 (the median of these 2 sales) | $620,000 | $680,000 |
| All recorded history (since July 1978) | 52 | not published | not published | not published |
Both were 1,034-square-foot homes, which the county’s sales file lists as two-bedroom, 2.0-bath homes built in 1979. We show the floor as read from the unit number and no unit numbers.
| Date | Price | Heated sq ft | Price per heated sq ft | Floor, from the unit number | Days before October 1, 2026 |
|---|---|---|---|---|---|
| March 12, 2026 | $680,000 | 1,034 | $657.64 | 8 | 203 |
| June 8, 2026 | $620,000 | 1,034 | $599.61 | 7 | 115 |
The median of these 2 sales is $650,000, the mean of the middle pair, $620,000 and $680,000. The prices are 88 days apart, $60,000 apart and $58.03 per heated square foot apart. No qualified sale is recorded between June 28, 2021 and March 12, 2026, a gap of 1,718 days.
Because the record is complete from 2009, this table is a full count: 11 qualified sales, none dated between January 2009 and June 4, 2014. We show no median, because the list runs from 2014 to 2026.
| Date | Price | Heated sq ft | Price per heated sq ft | Floor, from the unit number |
|---|---|---|---|---|
| June 8, 2026 | $620,000 | 1,034 | $599.61 | 7 |
| March 12, 2026 | $680,000 | 1,034 | $657.64 | 8 |
| June 28, 2021 | $631,000 | 1,034 | $610.25 | 4 |
| January 29, 2021 | $550,000 | 1,034 | $531.91 | 8 |
| November 20, 2020 | $615,000 | 1,034 | $594.78 | 5 |
| September 6, 2019 | $615,000 | 1,034 | $594.78 | 9 |
| August 14, 2019 | $570,000 | 1,062 | $536.72 | 5 |
| June 26, 2017 | $580,000 | 1,034 | $560.93 | 7 |
| September 18, 2015 | $575,000 | 1,034 | $556.09 | 9 |
| April 3, 2015 | $460,000 | 1,062 | $433.15 | 7 |
| June 5, 2014 | $515,000 | 1,062 | $484.93 | 9 |
Eight of the 11 sales were of the 1,034-square-foot plan and 3 of the 1,062-square-foot plan. Eight were on floors 7 through 9, three on floors 4 through 6 and none on floors 2 or 3. The highest price in the whole county file, $680,000, is the March 2026 sale.
Qualified Department of Revenue sales are a county record, not an MLS record. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county roll shows the latest recorded sale on each parcel whether or not it qualified, and four of those since 2009 are not in the qualified file.
| Date on the roll | Heated sq ft | Recorded price |
|---|---|---|
| November 5, 2010 | 1,062 | $349,000 |
| May 3, 2022 | 1,062 | $775,000 |
| July 18, 2024 | 1,034 | $175,000 |
| August 26, 2024 | 1,062 | $742,000 |
We do not use any of the four as a comparable, we did not pull the deeds and we do not guess why the state left them out. A buyer’s agent who cites $775,000 or $742,000 as a Windsong price will meet our answer that a deed would have to be read first.
The Southwest Florida MLS is where closed-sale counts, days on market, sale-to-list ratios, active listings and months of supply live. Information not available at time of publishing (checked 2026-10-01). We do not estimate those figures from the county record, because the two sources measure different things.
Windsong is one tower of 24 condominium homes in two plans, 16 of 1,034 square feet and 8 of 1,062, with three homes on each floor from the second through the ninth by unit number. The record splits by plan and floor only in counts, because 11 qualified sales since 2009 are too few to price a floor.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Unit numbers on the roll run from 201 to 903: units 01, 02 and 03 on each of eight floors. The roll gives no story count, so nine levels is our inference from the highest unit number. The 01 and 03 lines are the 1,034-square-foot plan and the 02 line is the 1,062-square-foot plan.
| Plan | Homes | Heated sq ft | Qualified sales since 2009 | Latest qualified sale | Price | Price per heated sq ft |
|---|---|---|---|---|---|---|
| 01 and 03 lines | 16 | 1,034 | 8 | June 8, 2026 | $620,000 | $599.61 |
| 02 line | 8 | 1,062 | 3 | August 14, 2019 | $570,000 | $536.72 |
The 24 homes total 25,040 heated square feet, a mean of 1,043.3 per home, and the plans differ by 28 square feet, 2.7 percent. No qualified 1,062-square-foot sale is recorded since August 14, 2019, 2,605 days before October 1, 2026, so a 02-line owner has the oldest comparable in the building. We have not seen a floor plan.
| Floor band, from unit numbers | Homes | Qualified sales since 2009 | Latest qualified sale in the band |
|---|---|---|---|
| Floors 2 and 3 | 6 | 0 | none since 2009 |
| Floors 4 through 6 | 9 | 3 | $631,000 on June 28, 2021 |
| Floors 7 through 9 | 9 | 8 | $620,000 on June 8, 2026 |
These are counts and not a price curve. The two 2026 sales were on the seventh and eighth floors and sold $60,000 apart, so floor alone did not set the price. Check the view on the floor in question, because we have not stood in all 24 homes.
The restated declaration gives each home an exclusive right to a covered parking space and a storage locker on the ground level, and the right passes with the home. Confirm the numbers on your deed or with the manager. The county file carries no windows, sliders, air-conditioning age, kitchens, baths or finish, and an owner’s dated list of work is worth more than any adjustment we could make from public data.
On the record the direction is up over the long run and mixed in the short run. The 1,034-square-foot home that sold for $550,000 in January 2021 sold for $680,000 in March 2026, up 23.6 percent, while the June 2026 price of $620,000 is $11,000 below a June 2021 price of $631,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A trend needs many sales, and Windsong has had 11 since 2009. We describe the direction of each pair and forecast nothing. The table below groups every qualified sale by period and is a history table, not a price signal.
| Period | Qualified sales | Lowest and highest price | What the period covers |
|---|---|---|---|
| 1978 to 1999 | 33 | $57,800 to $295,000 | Partial record before 2009 |
| 2000 to 2008 | 8 | $400,000 to $565,000 | Partial record before 2009 |
| 2009 to 2013 | 0 | none | Complete count |
| 2014 to 2019 | 6 | $460,000 to $615,000 | Complete count |
| 2020 to 2025 | 3 | $550,000 to $631,000 | Complete count; all in 2020 and 2021 |
| 2026 to October 1 | 2 | $620,000 to $680,000 | Complete count |
Five pairs of consecutive sales in the county file have a later leg in 2009 or after. Annual rates use the days between sales divided by 365.25, compounded.
| Plan | From | To | Change | Days between | Annual rate |
|---|---|---|---|---|---|
| 1,034 sq ft | January 29, 2021, $550,000 | March 12, 2026, $680,000 | +$130,000, or +23.6% | 1,868 | 4.24% |
| 1,034 sq ft | May 6, 2004, $450,000 | January 29, 2021, $550,000 | +$100,000, or +22.2% | 6,112 | 1.21% |
| 1,034 sq ft | June 26, 2017, $580,000 | June 8, 2026, $620,000 | +$40,000, or +6.9% | 3,269 | 0.75% |
| 1,034 sq ft | July 7, 2004, $565,000 | September 18, 2015, $575,000 | +$10,000, or +1.8% | 4,090 | 0.16% |
| 1,062 sq ft | December 12, 2008, $450,000 | June 5, 2014, $515,000 | +$65,000, or +14.4% | 2,001 | 2.49% |
Three of the pairs start before 2009, so a sale between the two legs could be missing from the file. Five pairs describe five homes, so read them as cases and not a rate.
Windsong’s recorded top price is its newest, the two latest sales of one plan disagree by $60,000, and two qualified-sale droughts, 5.48 years from December 2008 to June 2014 and 4.70 years from June 2021 to March 2026, mean a seller’s comparables are often old. A strong March 2026 price is not a guarantee for the next sale, and a 2021 price is not a floor.
One Windsong condo’s public record shows how far a price can move: the 1,034-square-foot home on the eighth floor, by unit number, sold for $145,000 on June 1, 1989, $450,000 on May 6, 2004, $550,000 on January 29, 2021 and $680,000 on March 12, 2026. The county file explains none of the four 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 is one of four Windsong homes with four qualified sales in the file and the only one with a sale in 2026. It is a two-bedroom, 2.0-bath condominium of 1,034 heated square feet with the same one twenty-fourth share of the common elements as every other home.
| Date | Price | Price per heated sq ft | Change from the sale before | Days between |
|---|---|---|---|---|
| June 1, 1989 | $145,000 | $140.23 | Not applicable | Not applicable |
| May 6, 2004 | $450,000 | $435.20 | +$305,000, or +210.3% | 5,453 (14.93 years) |
| January 29, 2021 | $550,000 | $531.91 | +$100,000, or +22.2% | 6,112 (16.73 years) |
| March 12, 2026 | $680,000 | $657.64 | +$130,000, or +23.6% | 1,868 (5.11 years) |
From 1989 to 2026 the price rose 369.0 percent, and from 2004 to 2026 it rose $230,000, or 51.1 percent. The home that sold for $620,000 on June 8, 2026 had sold for $580,000 on June 26, 2017, up 6.9 percent over 8.95 years, and neither chain explains the $60,000 gap between the two 2026 sales.
A Windsong condo’s value moves with its floor and view, the dates of its windows, sliders and air conditioning, its flood and insurance cost, the association’s documents and a buyer’s ability to finance a 24-home project. The record measures plan and counts floors, and we adjust the rest 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 declaration puts windows, glass, screens, sliding glass doors, entrance doors and all air-conditioning and heating equipment serving the home on the owner, and it puts the exterior walls, the wiring to the breaker panel and rough plumbing on the association. Their age and receipts are part of the price.
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the Windsong parcel point. It returned Zone AE with a base flood elevation of 11.0 feet on the NAVD88 datum and a special flood hazard area flag, on Lee County’s panel 12071C0651G, effective November 17, 2022. Lee County’s evacuation map returned Zone A. The U.S. Geological Survey puts bare ground at 6.54 feet at the point, so the base flood elevation sits about 4.5 feet above the ground. Where a home’s floor sits against that line is an elevation-certificate question, and we found no certificate for the building.
No Windsong letter, order or press report that we found documents the building’s own Ian damage, so this page claims none. The National Hurricane Center put maximum inundation at 8 to 12 feet above ground at Bonita Beach, and the nearest surveyed high-water mark, 184 meters away, read 11.6 feet above the datum. Against Windsong’s bare ground that implies roughly 4.8 to 5.1 feet of water, by our arithmetic, not a measurement at Windsong. Silence in the public record does not mean the building was untouched, and it does not mean it was damaged.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which for Windsong points to 12 feet NAVD88, and it requires a building with damage costing 50 percent or more of its pre-damage market value to be brought to that elevation. Whether the City made a substantial damage determination for Windsong is not published.
Board approval affects value because every Windsong buyer, and every long-term tenant, needs the board’s written approval, which adds a 30-day notice and a board clock of up to 60 days to the closing and bars For Sale signs on the property. Buyers price that wait and that process into their offers.
Data updated: October 2026 (association documents posted at windsongcondo.com and read 1 Oct 2026; Florida Statutes 718.503 and 718.116)
The association posts a 151-page scan of its declaration, bylaws, articles and amendments from 1977 to 2011, a one-page buyer FAQ sheet dated October 1, 2026 and a seven-page sales application, and we read all three. That openness helps a seller, because most of what a buyer will ask is already written down.
Section 14 of the restated declaration says no owner may sell or give away a home without the board’s prior written approval. The seller gives written notice at least 30 days before the intended closing, with the buyer’s name and a copy of the contract. The board may require an interview and must act within 30 days after it has everything it asked for, or no later than 60 days after the notice, whichever comes first. If it does neither, the failure to act is deemed approval. The application form promises an answer within 14 days, so plan for both.
Approval may be withheld only for good cause, by a majority of the whole board after a written opinion of counsel. The declaration lists five causes, among them a felony conviction involving violence, controlled substances or dishonesty, a record of financial irresponsibility, false information, and a sale concluded without seeking approval. Fair housing law applies on top. If the board disapproves without good cause and the seller made a written demand with the original notice, the board must name an approved purchaser at the same price within 30 days, or the original buyer is deemed approved.
Section 12.5 bars For Sale, For Rent and Open House signs anywhere on the property. A Windsong listing relies on the Southwest Florida MLS, our own marketing and showings by appointment, which favors a seller who prepares documents and access before the first showing.
Only whole homes may be leased, for at least 30 days or one calendar month, whichever is less, with 10 days’ notice to the board for a lease up to a year and 20 days for a longer one. The board can suspend an owner’s right to lease short term for up to six months per violation. The rental share of the building is not published, and an investor buyer will ask.
The association is Windsong Condominium Association, Inc., of Fort Myers Beach, Florida, though the building is on Hickory Blvd in Bonita Springs, ZIP code 34134. A November 1997 corrective amendment says the wording was a scrivener’s error. If an estoppel certificate or insurance quote names Fort Myers Beach, it is quoting the corporation’s name, and we confirm that before the contract.
It can, and the record cannot say how. Windsong’s roll year of 1979 means the tower reached 30 years in 2009, so if it has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. No Windsong result is public.
Data updated: October 2026 (Florida Statutes 553.899, 718.112 and 718.503, House Bill 913 of 2025; no Windsong report published, checked 1 Oct 2026)
We read the floors from unit numbers, 2 through 9, so the story count is inferred, and a certificate of occupancy would settle it.
Florida Statute 553.899 requires a milestone inspection of a building of three or more habitable stories by December 31 of the year it reaches 30 years, and Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years. House Bill 913 of 2025 moved the study deadline from December 31, 2024 to December 31, 2025. These dates tell you what Windsong owed, not whether the building passed or failed, and we assert neither.
A buyer’s lender and insurer ask whether the inspection and study are done and what they found. Under Florida Statute 718.503 the seller must give the buyer the summary and the study, or a statement that none is complete. Before you list, ask the manager for the milestone summary, the reserve study, the reserve line in the current budget and any special assessment the study triggered. A short written answer removes a reason to discount.
Fees affect value because a buyer prices the whole carry, not only the mortgage payment. The association’s October 1, 2026 buyer FAQ sheet states $3,736 per quarter, $14,944 a year, which is 2.41 percent of the $620,000 sale and 2.20 percent of the $680,000 sale, and insurance in a Zone AE tower can matter as much.
Data updated: October 2026 (association FAQ sheet dated 1 Oct 2026, Florida Statutes 201.02 and 718.116, Florida OIR and Citizens filings, checked 1 Oct 2026)
The table lists the documented layers with the amount, the period and who pays. Where the amount is not published, the document that answers it is named.
| Layer | Amount | Period | Who pays |
|---|---|---|---|
| Association assessment | $3,736 per quarter, $14,944 a year, per the FAQ sheet; the sheet does not say whether it applies to every home | Quarterly | Each owner |
| Due dates | The FAQ lists January 1, April 1, July 1 and September 1; the 1997 bylaws say January, April, July and October; the estoppel certificate states the dates billed | Quarterly | Each owner |
| Special assessments | None found in public records; the bylaws let the board levy up to 15 percent of the annual budget in a year without an owner vote | If levied | Each owner |
| Buyer application | $150 non-refundable fee plus $50 per adult applicant for a background check, paid to the management company | One time, at purchase | The buyer |
| Master insurance, wind and flood | Not published; the insurance summary answers it | Yearly | The association, shared among owners |
| Estoppel certificate | Up to $299, plus up to $119 if expedited and up to $179 more if delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR | One time, at sale | Customarily the seller; the contract controls |
| Deed documentary stamp tax at $0.70 per $100 | $4,340 at $620,000 and $4,760 at $680,000 | One time, at sale | Customarily the seller in Lee County; the contract controls |
The yearly figure is four quarters at $3,736, $14,944, which is $1,245.33 a month. The 1,034-square-foot homes pay about $14.45 per square foot of heated area per year against $14.07 for the 1,062-square-foot homes, because the declaration gives every home an equal one twenty-fourth share. That is arithmetic on the FAQ’s figure, not a published budget, and a buyer should compare it with the actual budget.
If every home pays $3,736, the association collects $358,656 a year, and 15 percent of that is about $53,798, or about $2,242 per home, the most the board could levy in a year without an owner vote. After storm damage the declaration lets the board levy a casualty assessment without an owner vote. With 24 owners sharing every large bill, a buyer reads the budget, the reserve study and the insurance declarations together.
Windsong’s carriers, deductibles and premiums are not published. Florida’s Office of Insurance Regulation data shows the statewide average premium per 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, which are our sums from the quarterly data. Statewide averages say nothing about one association.
FEMA’s summary of coverage puts the National Flood Insurance Program building limit for a residential condominium building at the lesser of replacement cost or $250,000 times the number of units, which for 24 units is $6,000,000. Whether Windsong is written on that form is a question for its insurer. The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on flood premiums, per FEMA’s notice of November 21, 2024.
The association’s public site names Golden Property Management Services, LLC of Naples as manager and routes applications and estoppel requests through that office. Under Florida Statute 718.116 the association must issue the certificate within 10 business days of a request. The certificate shows the status of every assessment, any open violation and the insurance contacts. See the Florida DBPR estoppel fee schedule for the published amounts.
No. The county’s just value is a mass-appraisal figure for property tax, not a price, and a recorded sale is a price, not a value. Windsong’s roll carries the latest recorded sale on 23 of its 24 homes, and those dates run from 1978 to 2026, so most of them are too old to price a home today.
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 Property Appraiser’s site at leepa.org shows each home’s just and assessed values and exemptions, and we did not use the 2026 values as a price signal here.
| Decade of the latest recorded sale | Homes |
|---|---|
| 1970s | 2 |
| 1980s | 1 |
| 1990s | 3 |
| 2000s | 4 |
| 2010s | 6 |
| 2020s | 7 |
| No sale shown | 1 |
Nine of the 23 latest sales are dated since January 2019 and only five since September 2021. Four of the 24 homes, 16.7 percent, show a latest sale on or after September 28, 2022, the day Hurricane Ian made landfall. A buyer’s appraiser will lean on the same two 2026 sales we do.
A buyer should not carry a seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. We tell a Windsong buyer to ask us for a tax estimate at the purchase price, and we tell a seller that the county’s number is a floor and a check, never the listing price.
On the record, neither holds its value better, because Windsong has 2 sales in 60 months and Seascape has 10 at a $592,500 median. Windsong’s two prices, $620,000 and $680,000, sit above that median, but the two Gulf-side condominiums differ in size, floor plans, fees, documents and storm history more than a price history can show.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is the closest Gulf-side neighbor: a 136-unit, three-building condominium at the north-west point of Little Hickory Island, built in 1979 on the county roll, with its nearest building about 988 meters from Windsong. Owners there should read our Seascape at Bonita Beach condo valuation guide. Windsong’s window holds 2 sales and Seascape’s holds 10, so we compare prices directionally and never as a ranking.
| Question | Windsong | Seascape |
|---|---|---|
| Homes | 24 in one tower | 136 in three buildings |
| Built, per the county roll | 1979 | 1979 (1978 per the association) |
| Heated area, per the county file | 1,034 and 1,062 sq ft | 686 to 2,117 sq ft |
| FEMA zone and base flood elevation | AE, 11 ft | AE, 12 ft |
| Qualified sales, last 60 months | 2: $680,000 and $620,000, $657.64 and $599.61 per sq ft | 10: $370,000 to $850,000 |
| Median in that window | $650,000 (median of these 2 sales) | $592,500, $568.39 per sq ft |
| County file, all recorded history | 52 qualified sales since 1978 | 269 qualified sales since 1978 |
| Association fees | $3,736 per quarter, $14,944 a year, per the October 2026 FAQ | Not published; a 2023 letter mentions $10,613 a year and a 2026 press quote $13,000, per our Seascape page |
| Governing documents | 151-page set, FAQ and application posted publicly | Declaration, bylaws and rules not posted publicly, per our Seascape page |
| Storm record | No public letters | Board letters describe a multi-year restoration and three Ian special assessments, per our Seascape page |
Each qualified Seascape sale since October 2021, with no building numbers or units, so you can set the two Windsong prices beside homes of nearly the same size.
| Date | Price | Heated sq ft | Price per heated sq ft |
|---|---|---|---|
| November 30, 2021 | $575,000 | 1,075 | $534.88 |
| April 1, 2025 | $385,000 | 783 | $491.70 |
| April 14, 2025 | $370,000 | 686 | $539.36 |
| August 7, 2025 | $650,000 | 1,101 | $590.37 |
| October 10, 2025 | $500,000 | 1,011 | $494.56 |
| March 17, 2026 | $585,000 | 1,011 | $578.64 |
| April 30, 2026 | $600,000 | 1,075 | $558.14 |
| May 1, 2026 | $850,000 | 1,075 | $790.70 |
| May 26, 2026 | $696,550 | 1,075 | $647.95 |
| June 25, 2026 | $650,000 | 1,101 | $590.37 |
Eight of the ten sales were of homes of 1,011 to 1,101 square feet, the closest Seascape sizes to Windsong’s 1,034 and 1,062. The median of those 8 sales is $625,000, and their range is $500,000 to $850,000, so Windsong’s $620,000 and $680,000 sit inside it. The other two sales, 783 and 686 square feet, were $385,000 and $370,000. Eight sales are too few for a median to be more than a description, and the highest, $850,000, is $153,450 above the next.
Windsong is the stronger case if you want a small building of 24 homes, a posted declaration, FAQ and application you can read before offering, a stated assessment and a documented 30-day rental floor. Its recorded prices per heated square foot, $599.61 and $657.64, are above Seascape’s $568.39 median. Seascape is the stronger case if you want a bay-side boat slip option, a wider range of sizes, tennis and pickleball, or a larger owner base to share costs. Read our Seascape guide for its own audit.
Windsong is one of two 24-home condominium associations on the Bonita Beach strip, with Silver Sands of Bonita Beach, and eight of the other 21 are smaller. Its two recorded prices, $620,000 and $680,000, sit inside the ranges of seven other associations. Each association is measured in its own window, so the table compares directionally.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Each row uses the first county window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, with the window and the count beside every figure. Where no window reaches 10, the row is the last 60 months, and a median of fewer than 10 sales appears only as the median of those sales. The roster is 23 condominium associations; Bonita Resort and Club at 26101 Hickory Blvd, which the county itself calls a time-share, is not in it.
| Association | Homes | Built | County window used | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
| Snook Harbor | 3 | 2001 | 60 months, fewer than 10 | 1 | $1,950,000 (the single sale) | $1,950,000 | $893.68 (the single sale) |
| Bonita Beach Club | 198 | 1977 to 2009 | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 |
| Seascape | 136 | 1979 | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 |
| Bay Harbor Club | 104 (103 on the roll) | 1983 to 1984 | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Sea Isles | 84 | 1980 | 60 months, fewer than 10 | 8 | $610,000 (median of these 8 sales) | $395,000 to $833,000 | not stated |
| Bonita Beach and Tennis Club | 360 | 1977 to 1980 | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Ambassador | 60 | 1982 | 60 months, fewer than 10 | 4 | $987,000 (median of these 4 sales) | $712,500 to $1,147,000 | not stated |
| Casa Bonita I | 54 | 1973 | 60 months, fewer than 10 | 8 | $824,500 (median of these 8 sales) | $550,000 to $1,215,000 | not stated |
| Casa Bonita II | 54 | 1973 | 60 months, fewer than 10 | 8 | $749,500 (median of these 8 sales) | $675,000 to $1,305,000 | not stated |
| Casa Bonita Grande | 54 | 1976 | 60 months, fewer than 10 | 3 | $945,000 (median of these 3 sales) | $900,000 to $1,010,000 | not stated |
| Casa Bonita Royale | 40 | 1979 | 60 months, fewer than 10 | 2 | $505,000 (median of these 2 sales) | $490,000 to $520,000 | not stated |
| The Egret | 40 | 1972 | 60 months, fewer than 10 | 6 | $712,000 (median of these 6 sales) | $575,000 to $970,000 | not stated |
| Windsong | 24 | 1979 | 60 months, fewer than 10 | 2 | $650,000 (median of these 2 sales) | $620,000 to $680,000 | not stated |
| Silver Sands of Bonita Beach | 24 | 1982 | 60 months, fewer than 10 | 1 | $1,400,000 (the single sale) | $1,400,000 | not stated |
| Hickory Shores Condo | 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 |
| Beachwood on the Bay | 15 | 1982 | 60 months, fewer than 10 | 1 | $528,000 (the single sale) | $528,000 | not stated |
| Pelican Pointe | 10 | 1983 | 60 months, fewer than 10 | 1 | $1,375,000 (the single sale) | $1,375,000 | not stated |
| Palm Bay Estates | 8 | 1985 | 60 months, fewer than 10 | 2 | $582,500 (median of these 2 sales) | $525,000 to $640,000 | not stated |
| Gulf Harbor (Hickory Blvd) | 8 | 1985 | 60 months, fewer than 10 | 1 | $820,000 (the single sale) | $820,000 | not stated |
| Bayscape | 4 | 1982 | 60 months, fewer than 10 | 1 | $899,000 (the single sale) | $899,000 | not stated |
| Bonita Beach Plantation House | 48 | 1985 | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 |
| Dolphin Way of Hickory Point | 75 | 1975 to 1983 | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 |
| Solenzara | 12 | 2003 to 2006 | 60 months, fewer than 10 | 1 | $1,500,000 (the single sale) | $1,500,000 | not stated |
Both of Windsong’s recorded prices sit inside the ranges of Bonita Beach Club, Seascape, Bay Harbor Club, Sea Isles, Casa Bonita I, The Egret and Dolphin Way of Hickory Point, each in its own window. They sit above the whole range at Bonita Beach and Tennis Club and below the ranges of Ambassador and Casa Bonita Grande.
Windsong’s twin on unit count is Silver Sands of Bonita Beach, a 24-home Gulf-side building built in 1982 and mapped in the high-velocity VE 13 zone, whose one sale in 60 months was $1,400,000 on February 27, 2026, for a 1,743-square-foot home. The difference is size and flood class, not a market verdict. If you own elsewhere in Bonita Springs, our Bonita Springs home valuation guide covers the city, and our Hickory Shores guide covers another Gulf-side neighbor.
At the $680,000 recorded price of March 2026, a Windsong seller would net about $634,166 before mortgage payoff if the listing offers buyer-agent compensation, 6.74 percent in costs, or about $651,166 without it, 4.24 percent. At the $620,000 price of June 2026 the same sheet nets $578,036 or $593,536.
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 or a forecast of your price. It assumes a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, Florida deed documentary stamps of $0.70 per $100, and an owner’s title policy at the state’s promulgated rate, which the Lee County seller customarily pays. Commissions are negotiable and there is no standard rate.
| Item | At $620,000 | At $680,000 | Arithmetic |
|---|---|---|---|
| Sale price | $620,000 | $680,000 | The recorded prices of June 8 and March 12, 2026 |
| Listing commission, 2.75% | -$17,050 | -$18,700 | 2.75% of the price |
| Buyer-agent compensation, 2.5%, if offered | -$15,500 | -$17,000 | 2.5% of the price, if offered |
| Deed documentary stamp tax | -$4,340 | -$4,760 | 6,200 or 6,800 units of $100 at $0.70 |
| Owner’s title policy | -$3,175 | -$3,475 | $575 on the first $100,000, then $5.00 per $1,000 |
| Title search and settlement | -$1,400 | -$1,400 | Estimate |
| Municipal lien search | -$200 | -$200 | Estimate |
| Association estoppel certificate | -$299 | -$299 | Up to $299, the statute’s $250 base as adjusted for inflation and published by the Florida DBPR |
| Estimated total costs, with buyer-agent compensation | -$41,964 | -$45,834 | 6.77% and 6.74% of price |
| Estimated net before payoff, with buyer-agent compensation | $578,036 | $634,166 | Price minus total costs |
| Estimated total costs, without buyer-agent compensation | -$26,464 | -$28,834 | 4.27% and 4.24% of price |
| Estimated net before payoff, without buyer-agent compensation | $593,536 | $651,166 | Price minus total costs |
The sheet leaves out your mortgage payoff, the property tax proration, repairs or credits negotiated in the inspection period, assessments owed through the closing date, any assessment levied 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.
Two lines are specific to this building: the estoppel certificate, which the association’s manager issues and which the statute caps, and the 30-day notice and board clock, which are not a cost in dollars but can delay the closing date on which your proration and any carrying cost depend. We ask the manager early how it handles both.
A free in-person comparative market analysis is a walk-through of your Windsong condo and a written value range built from its own recorded sales, the nearest like sale and your flood, window and association documents. There is no cost, no obligation, and no need to list with us afterwards. Call Jesse direct at (239) 898-6072 or request your free valuation.
These are the questions Windsong owners ask us most about value, answered from the county record, FEMA, the association’s posted documents and the statutes.
It is worth what its own recorded sales and the nearest like sale support, adjusted for floor, view, condition and the association’s documents. The county recorded 2 sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both for 1,034 square feet, so ask for a walk-through valuation.
The only median we state is the median of these 2 sales in the last 60 months, $650,000, the mean of $620,000 and $680,000. We publish no median of the 52 sales since 1978, because they span 1978 to 2026 and would blend different markets.
The two sales of the last 60 months were $657.64 and $599.61 per heated square foot, both on 1,034 square feet. The 1,062-square-foot plan last sold at $536.72 on August 14, 2019.
The county’s qualified file shows June 8, 2026, for $620,000, which is 115 days before October 1, 2026. The prior sale was March 12, 2026, for $680,000, and before that June 28, 2021.
Two in the county’s qualified record, in the 12 months to October 1, 2026. The Southwest Florida MLS count of closed sales is not in this record. Information not available at time of publishing (checked 2026-10-01).
Active and pending listings come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). The county file records 11 sales since 2009, so few of the 24 homes come up in any year.
The record is mixed. The 1,034-square-foot home that sold for $550,000 in January 2021 sold for $680,000 in March 2026, up 23.6 percent, while the June 2026 price of $620,000 is $11,000 below a June 2021 price of $631,000. Two sales are not a trend.
Rarely, on the record. Of 30 consecutive pairs of qualified sales of the same home in the county file, 29 rose and one fell 3.7 percent, from $147,500 in September 1983 to $142,000 in January 1989.
By size alone, 2.7 percent more, but the record cannot confirm it. The 1,062-square-foot plan has 3 qualified sales since 2009 and none since August 14, 2019, while the 1,034-square-foot plan has 8. Floor, view and condition matter more than 28 square feet.
The record cannot say. Eight of the 11 qualified sales since 2009 were on floors 7 through 9, none on floors 2 or 3, and the two 2026 sales, on floors 7 and 8, sold $60,000 apart. Eleven sales are too few for a floor premium, so we adjust for a view we have verified.
On price per square foot, the two Windsong sales of $599.61 and $657.64 are above Seascape’s $568.39 median over 10 sales in 60 months. The buildings differ in size, documents, fees and storm history, and fewer than 10 sales sit behind Windsong’s side.
Treat it as a starting question. A model has 2 sales in 60 months to learn from, cannot see a floor, a view or a window and slider date, and never reads the association’s documents. We compare a home with its own record and the nearest like sale and show the arithmetic.
No. The county’s just value is a mass-appraisal figure for property tax, not a price, and Florida Statute 193.011 lists the factors an appraiser weighs. Use it as a floor and a check.
We do not know. The roll’s latest sale for one 1,034-square-foot home is $175,000 on July 18, 2024, far below every other roll price since 2014, and it is not in the qualified file. We do not use it as a comparable.
The association’s buyer FAQ sheet dated October 1, 2026 states regular assessments of $3,736 per quarter, $14,944 a year, and does not say whether that applies to every home. The budget and the estoppel certificate confirm the figure.
We found no special assessment notice in public records as of October 1, 2026, and the FAQ sheet states only the regular assessment. The bylaws let the board levy up to 15 percent of the annual budget in a year without an owner vote. Ask the manager for every notice since 2022.
The seller customarily orders it, and the contract controls. Under Florida Statute 718.116 the association may charge up to $299, up to $119 more if expedited and up to $179 more if the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at the seller’s expense under Florida Statute 718.503, which also gives the buyer a cancellation window.
Yes. The declaration requires prior written approval for every sale or gift. The board must act within 30 days of a complete application or 60 days of the notice, whichever comes first, and silence counts as approval.
No. Section 12.5 of the declaration prohibits For Sale, For Rent and Open House signs anywhere on the condominium property. We market through the Southwest Florida MLS and appointments.
Only whole homes may be leased, for at least 30 days or one calendar month, whichever is less, with 10 days’ notice to the board for a lease up to a year and 20 days for a longer one. No transient use is allowed.
FEMA’s map shows the building in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s map shows evacuation Zone A. We did not find an elevation certificate.
It affects what a buyer pays to carry the home. A lender requires flood insurance on a mortgage in a special flood hazard area. Two sales cannot measure a flood discount, so we ask for the insurance summary before we price.
No Windsong document says. The nearest surveyed high-water mark, 184 meters away, read 11.6 feet above the datum, which implies roughly 4.8 to 5.1 feet above the bare ground, by our arithmetic.
Probably, if the tower has three or more habitable stories, which we infer from unit numbers 2 through 9. The law required a milestone inspection before December 31, 2024 and a reserve study by December 31, 2025, and no Windsong result is public. Buyers and lenders read both.
A lender reviewing a condominium purchase looks at the budget, reserves, litigation, insurance, owner-occupancy and delinquency. The FAQ sheet answers no to litigation over $100,000. We cannot predict a lender’s decision, so we collect the documents before listing.
Expensive and changing. Statewide average premiums per condominium-association policy were $72,570 in mid-2022, $147,381 in mid-2024 and $135,100 in mid-2026 in our sums of Florida’s Office of Insurance Regulation data. Windsong’s own policy is not published.
The median days on market comes from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). We will not estimate it from the county record.
We cannot conclude one. Four of the 11 sales since 2009 were recorded in June, which does not show a season, and we have no MLS seasonality data. Information not available at time of publishing (checked 2026-10-01). Readiness matters more.
At $680,000, the March 2026 price, we estimate $634,166 before payoff with buyer-agent compensation and $651,166 without it, on costs of 6.74 and 4.24 percent. At $620,000 the figures are $578,036 and $593,536. The estimate excludes property tax proration.
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.
The record cannot say. Two 1,034-square-foot homes sold 88 days apart. Floor, view, finish and the buyer’s circumstances can all move a price, which is why we walk a home before we price it.
The City of Bonita Springs, according to the county’s map service, which lists FEMA community number 120680 for the parcel. The association’s legal name says “of Fort Myers Beach,” but the building is in Bonita Springs, FL 34134.
Use our free Windsong at Bonita Beach home valuation or the form on this page, or call Jesse direct at (239) 898-6072, text or call. Give us your home’s size and floor and we will return the sales we used and the adjustments.
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. 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 clients across Southwest Florida, not from Windsong sales.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” 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
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
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A Bonita Beach condo specialist knows which building, plan, floor and recorded sale a condo belongs to, what the estoppel must say, what the flood map means home by home and what a board’s approval clock does to a closing. 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 1,062-square-foot home priced off a 1,034-square-foot sale, a 2021 sale treated as today’s market, or an approval clock left out of the closing date. 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 Windsong community guide covers the building. If you own in another building, 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 Windsong condo, or asking what your Windsong 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 52 Windsong sales in the county record since 1978.
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 Windsong condos, and for the building’s background read our Windsong guide.
Windsong recorded sales, last 60 months: 2 qualified county sales, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, both for 1,034-square-foot homes, and the same 2 in the last 12 months, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS closings and days on market for Windsong: Information not available at time of publishing (checked 2026-10-01). Few Windsong 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 Windsong at Bonita Beach 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 Windsong, 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 Windsong guide. For this page they read the county’s parcel roll, every qualified Windsong sale on the Lee County record, the association’s posted declaration, FAQ sheet and application, FEMA’s flood map for the parcel point and the statutes that set a condominium seller’s duties.
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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 Windsong condo? Get a free Windsong at Bonita Beach 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 Windsong at Bonita Beach.
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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. We do not cite brokerage or listing sites.
Windsong 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 Windsong condo is worth and what its seller must deliver. Each link opens the issuing source.
| Document | Issued | What it is |
|---|---|---|
| Governing documents scan, 151 pages | 1977 to 2011 | Declaration, bylaws, articles of incorporation and recorded amendments |
| Buyer FAQ sheet | October 1, 2026 | Assessment, leasing and litigation answers required by Florida law |
| Florida DBPR estoppel certificate fee schedule | Current posting | The inflation-adjusted estoppel fee amounts |
| City substantial damage and substantial improvement notice | October 27, 2022, per the file name | The 50 percent rule and design flood elevation |
| National Hurricane Center report on Hurricane Ian | Tropical cyclone report | Storm surge and inundation ranges |
| FEMA summary of coverage, condominium building policy | May 2024 edition, per the file name | The building limit and coinsurance that shape a condominium’s flood cover |
| Lee County Property Appraiser transfer code list | Current posting | How the county codes qualified and unqualified sales, the basis of every county figure here |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026. McGreevy and Comisar, value your Windsong condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.