Ambassador

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.

Ambassador Condominium at Bonita Beach: 60 Gulf-Side Homes at 26300 Hickory Blvd

Ambassador is a 60-unit Gulf-side condominium at 26300 Hickory Blvd inside Bonita Beach in Bonita Springs, Florida, built in 1982 according to Lee County’s property roll. Every home is between 1,203 and 1,263 square feet of heated area, and FEMA maps the building in Zone AE with a base flood elevation of 11 feet.

The full legal name is The Ambassador Condominium of Bonita Beach Association, Inc., but the county, the state and the people who live there say Ambassador, so this page does too. It is a mid-strip building: smaller than the club-style campuses to the south, newer than the 1970s buildings around it, and with a recorded-sales history that goes back to 1982. It is also a building where the public record is thin. We found no association website, and we did not find the declaration, the budget, the rules, a reserve study or a milestone inspection summary in public.

We wrote this page the way we would brief a buyer or a seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Where Ambassador is, precisely

Ambassador sits on the Gulf side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. All 60 homes share the street address 26300 Hickory Blvd, Bonita Springs, FL 34134, according to the Lee County Property Appraiser’s roll, and the county’s map service places the parcels inside the City of Bonita Springs with FEMA community number 120680. At 26235 Hickory Blvd, about 264 meters away, is Bay Harbour II, a different condominium and the site of two surveyed Hurricane Ian high-water marks that we use later.

The county’s public beach accesses are close by. Measured from the county’s access-point layer to the building’s map point, Access 9 is about 125 meters to the north, Access 8 is about 242 meters to the south and Access 7 is about 609 meters away. Those are our straight-line measurements, not walking routes, and the beach lots have changed their rules this fall, which we cover under daily logistics.

Ambassador and the other places that share the name

The bare word Ambassador is crowded. Search suggestions for it lead to a bridge, to hotels and condominiums in other cities and states, and to a long list of businesses. On the strip, the only suggestions that clearly point here are searches for the Ambassador condo at Bonita Beach. For our purposes the only Ambassador is the building at 26300 Hickory Blvd, Bonita Springs, Florida 34134, and the only legal entity is the Florida not-for-profit corporation named above, Sunbiz document 761726.

One building or several? What we can and cannot say

The county shows one street address, one common-element parcel and a single run of unit numbers from 201 to 1006 plus six penthouse units, which reads as one building. The roll does not state a building count or a story count, so that reading is our inference. The unit numbers imply ten residential floors above a ground level for entry and parking, and a buyer should confirm the habitable story count with the association because the milestone and reserve rules turn on it.

Quick reference, Ambassador Condominium

Why McGreevy and Comisar Are the Best Realtor for Ambassador

If you’re searching for the best realtor for Ambassador in Bonita Beach, Bonita Springs, whether you’re ready to sell your Ambassador home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Ambassador track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Ambassador resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: Lee County’s qualified record shows two Ambassador sales in the last 12 months, since October 2025, at $712,500 and $1,147,000, and four in the last 60 months. We tracked every one of the 119 qualified Ambassador sales in the county file since 1982, which is complete from 2009 and partial before, and every Ambassador unit’s latest recorded sale on the roll, for this page.

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

Selling your Ambassador home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Ambassador? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers on the Gulf coast.

Jesse McGreevy is a top-reviewed Bonita Beach realtor. Read the five-star reviews on Google.

Living in Ambassador as a Homebuyer

An Ambassador homebuyer gets a 60-home Gulf-side condominium of uniform size on Hickory Blvd, a building the county dates to 1982, a short walk from public beach accesses. The trade is a thin public record: no association website, no published fee schedule and no posted milestone or reserve documents that we could find.

Data updated: October 2026

What the public record says Ambassador offers

The county roll and the state records describe a building, not a brochure. Sixty condominium homes share one address. Each unit is 1,203, 1,213, 1,253 or 1,263 square feet of heated area, so a buyer is choosing a floor, an orientation and a condition, not a floor plan from a menu of thirty. Two unit records mention a numbered garage, which suggests some homes carry an assigned garage space. We found no association description of amenities, and the amenities section below says what we could and could not establish.

Who Ambassador suits

Ambassador suits a buyer who wants a mid-sized, single-size-class Gulf-side condominium, who is comfortable getting the documents before the offer and who values a walkable position between two county beach accesses. It also suits a buyer who likes the idea of a building with one set of floor plans, because comparing two units is easier when the heated areas are within 60 square feet of each other.

Who should look harder before buying

Ambassador does not suit a buyer who needs a published fee schedule, a posted reserve study and a public rules document on day one, because we could not find any of them. It does not suit a buyer who needs guaranteed short-term rental rights, because the rental terms are not public. And it does not suit anyone who is not willing to pay for a careful document review, because a 1982 building on the Gulf owes its owners the milestone inspection and reserve study discussed below.

The three document requests every Ambassador buyer should make

Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. For Ambassador, ask for three things first:

• The current budget and the most recent annual financial statement, so you can see what the assessments are funding and what the reserve line holds.
• Every special assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice.
• The milestone inspection summary and the structural integrity reserve study, or the statement that none is complete. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, those items.

Buying at Ambassador? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.

Ambassador Market Snapshot: What Have Units Sold For?

Ambassador units recorded 4 qualified sales in the last 60 months in Lee County’s county record, from $712,500 to $1,147,000, and the newest is dated April 14, 2026. Four is too few for a median to mean much, so we list every one of them below. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Data updated: October 2026

The county recorded-sales record

We widened the window as far as our method allows, from 12 to 24, 36 and 60 months, looking for 10 qualified sales. The 12, 24 and 36 month windows each hold 2 sales and the 60 month window holds 4, so no window reaches 10 and we list every sale of the last 60 months instead. The county file was built October 1, 2026 and its newest recorded Ambassador sale is dated April 14, 2026.

The median of these 4 sales is $987,000, the average of the middle two prices, $970,000 and $1,004,000, and we offer it only as the median of these 4 sales. Unit 906 appears twice, in July 2023 and again in December 2025, and the two prices are $143,000 apart. Beyond those four, the county file holds 119 qualified Ambassador sales since 1982, 19 of them first sales of new homes from 1982 and 1983 and 100 resales. The file is complete from 2009 and partial before 2009, because the county roll keeps only each unit’s last four sales, so we use that count and its first year and draw no price signal from the early decades.

Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. They also exclude the two highest latest-sale prices on the roll, which we list below, so the qualified record understates the top of Ambassador’s range.

What the MLS would add, and why it is missing

Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings and months of supply, our team’s share of Ambassador transactions, and any split by floor or orientation. We are not estimating them from the county record, because the two sources measure different things.

Every latest recorded sale on the roll since September 2021

The county roll also shows the most recent recorded sale on each parcel, whether or not the state classed it as qualified. Eleven Ambassador parcels have a latest sale dated since September 1, 2021. We list all of them with no median, because the list mixes qualified sales with transfers the county file excludes, and because each parcel shows only its latest sale, so a unit that sold twice in the period appears once.

Two of those prices, $1,375,000 and $1,450,500, are above the $1,147,000 high in the county’s qualified file, so they cannot be part of the qualified set. Only two of the eleven are dated in the last 12 months, since October 1, 2025: unit 906 at $1,147,000 and unit 704 at $712,500. The spread between them, $434,500, is a reminder that a floor, a view and a condition can move a price more than the building does.

How much of Ambassador has changed hands since Hurricane Ian?

Eight of Ambassador’s 60 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 13.3 percent of the building. That is a floor, because a parcel that sold twice since Ian shows only its last sale. By comparison, a July 2025 Gulf Coast News Now report quotes a board officer at the neighboring Seascape saying about 10 percent of its owners sold after the storm.

How long owners hold: a clue in the latest-sale dates

Of the 59 Ambassador parcels with a latest recorded sale date, 23 show a date in the 1980s or 1990s, 10 in the 1980s and 13 in the 1990s. That is 39 percent of the building. A latest sale in 1995 does not prove the same family still owns the unit, but it does mean no recorded sale has happened since, which is consistent with long ownership. The other 36 split 9 in the 2000s, 11 in the 2010s and 16 since 2020.

Ambassador against four strip neighbors, on recent recorded sales

The yardstick here is each association’s qualified county sales in the first window of 12, 24, 36 or 60 months that holds 10 or more, and when none does, every qualified sale of the last 60 months. The windows differ for that reason, so treat the comparison as directional, not exact. A median appears only where the window holds 10 or more sales.

Ambassador’s four sales, $712,500 to $1,147,000, reach higher than the top sale in the Seascape window ($850,000), the Bay Harbor Club window ($750,000) and the Bonita Beach Club window ($1,075,000). Casa Bonita Grande’s 3 sales in 60 months, $900,000 to $1,010,000, fall inside Ambassador’s range. With 4 and 3 sales, neither building has a median we would publish, so the closest comparison is unit by unit, and we make it in the comparison section below.

What Is Your Ambassador Condo Worth? Get a Free Valuation From People Who Read the Record

The county record gives you a range, but it cannot tell you which floor, which orientation, which size and which condition your own unit belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.

Where Did Ambassador Come From? Origins, Declaration and Plat

Ambassador was incorporated as a Florida not-for-profit association on February 3, 1982, according to the state’s corporate record, the state’s condominium division lists a 60-unit project recorded January 1, 1982, and Lee County’s roll dates the building to 1982. Those three dates agree, and no document we read tells the story behind them.

Data updated: October 2026

1982: three records, one year

The Florida Division of Corporations shows The Ambassador Condominium of Bonita Beach Association, Inc. as document 761726, filed February 3, 1982. The Division of Florida Condominiums, Timeshares, and Mobile Homes public records list the project as Ambassador A Condo, 60 units, with a recording date of January 1, 1982. The Lee County Property Appraiser’s roll at leepa.org carries 1982 as the year built on all 60 unit parcels.

We read the January 1 recording date with caution. A date that falls exactly on New Year’s Day can be a placeholder in older state databases, so we publish it as the state’s field and do not treat it as a closing date. A recording date and a certificate-of-occupancy date are also different events. Both the corporate filing and the roll point to 1982, so we use 1982 as the year for age and for the milestone discussion below, and we say so each time.

The declaration reference on the county roll

Every Ambassador parcel’s legal description on the county roll begins with the words Ambassador Condo and cites Official Records Book 1583, Page 1149. In Florida, the legal description of a condominium unit normally points to the recorded declaration, so that reference is the best public pointer to Ambassador’s declaration. We did not pull the recorded instrument for this page, and we cannot say whether the declaration has been amended since 1982. The statutory document package under Florida Statute 718.503 must include the declaration and its amendments, and the seller bears the cost of producing it.

The letter A in the state’s project name

The state’s project record reads Ambassador A Condo, while the county, the corporation and the residents say Ambassador. We do not know what the A stands for. It could be a phase letter, a building letter or a legacy of how the state keyed the record. The county roll shows no second Ambassador condominium on the strip, and the state record has 60 units, which matches the county’s 60 unit parcels, so we treat them as the same project. A buyer’s attorney should confirm that on the recorded declaration.

Why the plat and the common-element parcel matter

The county’s parcel layer shows a separate common-element parcel for Ambassador, folio 10236174, coded as common elements in the county’s land-use field and covering about 2.95 acres in the layer. The 60 unit parcels are each shown at about 0.21 acre in the same layer, which is a county allocation of land among units and not a measurement of anything a unit owner can stand on. The common-element parcel is why the county’s map service returns 61 parcels at the building’s point while the state and the county’s own roll count 60 units. We did not pull the recorded plat or survey exhibit, which is the document that shows exactly where each unit, each limited common element and each garage sits.

What was here before

We found no public account of what stood on the site before 1982. The first recorded sales in the county file start in February 1982, and 19 of the 119 are builder-direct first sales, which tells us the units were first sold in a sales program and not as one block. We do not know the developer’s name from the public record and do not guess it.

Ambassador Association Filings: Sunbiz, the State Condominium Record and Who Manages It

The association is active at the Florida Division of Corporations, its latest annual report was filed March 5, 2026, and the state’s condominium division lists it as approved but delinquent on its annual fee record. Two public records name two different management companies, and this page prints both.

Data updated: October 2026

What the Sunbiz record says

The corporate record for document 761726 shows a Florida not-for-profit corporation, filed February 3, 1982, with the status active. Its last event is a reinstatement on February 15, 2001, which usually means the corporation lapsed at some point before then and was restored. The principal address is 26300 Hickory Blvd. Annual reports were filed April 16, 2024, March 28, 2025 and March 5, 2026. The March 5, 2026 filing lists five officer and director positions and puts the mailing address and the registered agent at Cambridge Management, 9001 Highland Woods Blvd, Suite 1, Bonita Springs, FL 34135. The March 28, 2025 filing shows the same agent address, which Sunbiz records as changed on March 28, 2025. We do not name individuals on this page.

The state condominium record, and the conflict on management

The state’s condominium public records list the project under file 59347 with 60 units and the managing entity Ambassador Condo of Bonita Beach Asn Inc, in care of Suitor and Associates in Fort Myers. That conflicts with Sunbiz, which names Cambridge Management in Bonita Springs. A registered-agent address is not proof of who manages the building day to day, and the state’s contact data can be years old. We publish both and do not choose. The estoppel certificate names the manager that issues it, so the current answer is on the first document a buyer will see.

The address conflict

The state’s condominium extract gives the project’s address as 25791 Hickory Blvd. Lee County and Sunbiz both say 26300 Hickory Blvd, and the county’s map shows all 60 parcels at 26300. We treat 26300 as the building’s address and the state’s 25791 as a legacy or mailing field. If a document, an estoppel or an insurance quote shows 25791, a buyer should ask the association to confirm it refers to the same building.

What the Delinquent flag on the state record probably means

The state’s extract lists Ambassador’s status as Approved and Delinquent. The state’s payment history for the association shows $240 billed, $240 paid and $0 due for each of the billing years 2022 through 2025, and a blank row for 2026. Under Florida Statute 718.501, an association pays the division $4 per residential unit each year, and 60 times $4 is $240. If the fee is not paid by March 1, the statute adds a 10 percent penalty and says the association lacks standing to maintain or defend court actions until it pays. Our reading is that the 2026 fee is not recorded as paid in the state’s extract. That is our reading of an administrative record and not a legal finding, and the extract can lag a payment. A buyer can ask the manager for the current state fee receipt.

Is there an association website?

We found none. Florida requires a condominium association that manages 25 or more units to post its key documents on a website or in a mobile application, and the statute allows an owners-only portal, according to Florida Statute 718.111. Ambassador has 60 units, so a portal may exist behind a login that we could not see. A buyer’s agent can ask the manager where the documents are posted.

What Is the Ambassador Building Like? Floors, Units and Sizes

Ambassador has 60 homes at 26300 Hickory Blvd: 54 on floors numbered 2 through 10, six on the top level labeled penthouse, and every unit between 1,203 and 1,263 square feet of heated area, according to Lee County’s roll. The unit numbers imply ten residential floors, which is our inference and not a published story count.

Data updated: October 2026

Floor by floor

The roll gives unit numbers but not stories. We read floors from the numbers: units 201 to 206 are the second floor, and the pattern repeats with six units per floor up to 1001 to 1006 on the tenth. The top six are labeled Penthouse 1 through Penthouse 6 in the county’s legal descriptions and carry the unit numbers 1101 to 1106 in the site addresses. Nine floors at six units each is 54, and six penthouse units bring the total to 60. There is no floor numbered 1 in the roll, which suggests the ground level is entry, parking and storage and not residential. Counting that ground level, the building has 11 levels, which is the count our Casa Bonita Grande page uses when it compares the two buildings. Either way, the number is inference, and the habitable story count is the figure the statute uses.

The size mix

All 60 units fall within 60 square feet of each other. By the roll, 18 units are 1,203 square feet, 2 are 1,213, 36 are 1,253 and 4 are 1,263. The counts add to 60: 18 plus 2 plus 36 plus 4. Heated area totals 74,240 square feet, which is a mean of 1,237.3 per unit and a median of 1,253. The mean sits below the median because the 20 smallest units pull it down.

Bedroom and bath counts are not in the roll extract we used. Confirm them on each unit’s property record card before you compare prices per square foot, and remember that heated area is the county’s measurement and not an architect’s.

Penthouses

The six top-level homes are numbered 1101 to 1106 on the roll, and the county’s heated areas for them are within the same 1,203 to 1,263 range as the rest of the building. We therefore do not assume the penthouse level is a different product with a different footprint. The two highest latest sales on the roll are $1,375,000 for Penthouse 3 in March 2022 and $1,450,500 for unit 905, a ninth-floor number, in May 2022, which shows that the top level is not the only route to a high price.

Garages

Two unit records name a garage in the legal description: unit 1004 with garage 15 and unit 1005 with garage 18. A garage number as high as 18 means there are at least 18 numbered garage spaces. Whether those are deeded, assigned, limited common elements or something else, and how many other units hold one, is a declaration question that the county roll cannot answer. A buyer who wants a garage should ask whether it is conveyed with the unit and whether it can be sold separately.

Six vertical lines

Six units per floor suggests six vertical lines, units ending in 1 through 6. The roll does not label which way any line faces, and we do not claim which lines face the Gulf, which face the bay and which face along the road. Since the building is on the Gulf side of Hickory Blvd, the view and sun exposure are the questions a buyer should answer by standing in the specific unit at the time of day the offer is being made.

Selling at Ambassador? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

What Amenities Does Ambassador Have?

Ambassador’s amenities are not published: we found no association website, brochure or rules document that lists a pool, fitness room, clubhouse, gate or storage. The county shows a 2.95-acre common-element parcel, so the building has shared grounds, but what stands on them is a question for the association manager.

Data updated: October 2026

What the record shows and does not show

The county’s common-element parcel carries a land-use code for common elements, not for a specific amenity. Nothing in the roll, the state’s records or the corporate filings lists a pool, tennis court, clubhouse or fitness room. We do not infer them from the building’s age or its neighbors. Several nearby associations publish long amenity lists, and Ambassador does not, so absence of a list is a fact about the public record and not a statement that nothing exists.

Beach access

The nearest public beach accesses are close by on foot. Measured in a straight line from the county’s access-point layer, Access 9 near 26220 Hickory Blvd is about 125 meters north of the building’s map point, Access 8 near 26410 Hickory Blvd is about 242 meters south and Access 7 is about 609 meters away. Whether Ambassador has its own path to the sand across its common elements is a question for the declaration and the plat. The logistics section covers parking and the dated closures.

Garage and parking

Two unit records mention numbered garages, as covered above. Guest parking, assigned spaces and any rule on vehicles are not published. These are the details that matter for a building with 60 homes and one street address, and the rules document is where they will be.

Questions to ask about amenities

Ask whether there is a pool and who maintains it, whether there is a fitness room, a clubhouse or a gate, what storage exists and whether it is assigned. Ask whether the amenities are open now, because the coastal buildings on this strip have all had to restore common areas after Ian, and ask when each amenity was last permitted and inspected. Request any amenity rules at the same time as the budget.

What Does the Ambassador Fee Bundle Cover?

Ambassador’s current assessment, and the list of what it covers, are not published. We found no budget, no fee schedule and no listing-free source that states them, so we give no dollar figure. The route to the number is the seller’s document package, which must include the budget under Florida Statute 718.503.

Data updated: October 2026

What is documented, and how far it goes

Nothing we read states Ambassador’s monthly or annual assessment, the unit shares or the items the assessment covers. We saw search results from commercial listing sites that appear to carry an association fee and a list of included services for Ambassador, and we did not use them, because they are marketing text keyed in for a listing and not association documents. Their content is a lead for the MLS pull that was parked on the publication date, and we list it among the figures to verify.

What the fee schedule should tell you

The primary document is the budget. Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. Read the budget for these lines:

• Property and flood insurance, which has been the main driver of fee growth in Gulf-front buildings.
• The reserve contributions, including the structural integrity reserve study line required for buildings of three or more stories.
• Utilities, such as water, sewer, trash and any bulk cable or internet.
• Elevator maintenance, landscaping, pest control and any security or access control.
• Management fees and professional fees.
• Any loan repayment or special assessment installment.

How condominium shares work

Assessments are normally apportioned by each unit’s share of the common expenses in the declaration. At Ambassador all 60 units are within 60 square feet of one another, so an equal split is plausible, but the declaration may assign shares by another formula. We do not know which, and the budget’s per-unit schedule will show it.

Florida’s right to inspect the books

A unit owner can inspect and copy the association’s official records, including the budget, financial statements, meeting minutes and insurance policies. Florida Statute 718.111 says the association must provide them within 10 working days of a written request, and sets minimum damages of $50 per calendar day, for up to 10 days, for willful failure. A prospective buyer has no such right until closing, which is why the seller’s package matters.

The management company

Two public records name two firms, as the association filings section explains. The estoppel certificate is the reliable current answer, and we ask for it in writing.

Selling at Ambassador? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

What Are the Layered Costs of Owning at Ambassador?

Owning at Ambassador layers several costs on top of the price: the association assessment, any special assessment, property tax, your own condominium insurance, an estoppel certificate fee at sale and a deed tax at closing. At $712,500, the price of the newest qualified sale, Florida’s deed stamp tax alone is $4,987.50. Each layer has a different payer and a different document.

Data updated: October 2026

The estoppel certificate

An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The statute caps the fee at $250 when nothing is owed, adds $100 if the certificate is expedited and delivered within 3 business days, and allows up to $150 more if the unit is delinquent. It also provides that the fees are adjusted every five years for inflation, so confirm the current amount on the state’s published schedule. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.

The certificate is where an Ambassador buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. Because Ambassador’s declaration and rules are not public, the estoppel is the first place those terms will show.

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At $712,500, the newest qualified sale (unit 704, April 14, 2026), that is 7,125 hundreds times $0.70, or $4,987.50. At the $1,147,000 high in the county’s qualified record it is 11,470 hundreds times $0.70, or $8,029. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

Property tax on an Ambassador unit is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each unit’s assessed value, exemptions and the taxing authorities, which include the City of Bonita Springs. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. Ask us for a tax estimate at your purchase price when you are ready.

Your own policy

An association’s master policy does not cover everything inside a unit, a unit owner’s personal property or loss assessment charged to the owner. Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section.

Move-in fees, deposits and application fees

Ambassador’s application process, any move-in deposit, any transfer fee and any capital contribution are not published. They will appear in the estoppel certificate or in the declaration and rules, which is why the document request comes first.

Special Assessments and Loans at Ambassador: What Is Public

No Ambassador special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, so we cannot say whether the association has levied one. The route to the answer is the estoppel certificate, the budget and the minutes, and the statute says what a notice must contain.

Data updated: October 2026

What we looked for

We looked for an association website, owner letters, assessment notices and press coverage naming Ambassador. We found the corporate and state records described above and no association documents. Neighboring Seascape published a series of Hurricane Ian assessment letters, and a local news report put the per-owner cost there near $50,000, but nothing similar is public for Ambassador. We use the Seascape reporting only as context for what Gulf-front buildings on this strip have faced, and not as a statement about this building.

What a special assessment notice must say

Florida Statute 718.116 requires the written notice of a special assessment to state its purpose. Under Florida Statute 718.112, a board meeting at which a special assessment will be considered requires 14 days’ mailed or delivered notice and a posted agenda. A buyer who sees a notice should check that both are in order.

Who owes an assessment at closing

A buyer who closes becomes jointly and severally liable with the seller for assessments that came due before the transfer, under Florida Statute 718.116, which is why the estoppel certificate lists every open balance and why closing agents insist that it be paid at closing. If an installment is due after closing, the contract should say who pays it.

How we would price one in

If an Ambassador buyer finds a recent or pending special assessment, we ask four questions. What is the stated purpose, and is it maintenance, a reserve catch-up or storm repair? How much has been paid and how much remains per unit? Is the work finished and permitted? And what does it say about the reserve funding? A buyer can then negotiate with facts, and a seller can show the same facts to a buyer.

Declaration, Bylaws, Rules and Approvals at Ambassador

Ambassador’s declaration, articles, bylaws and rules are not posted publicly that we could find. A buyer can read the statutory document package the seller must provide, the Official Records reference on the county roll and the corporate filings. Approval, transfer and leasing terms are therefore unknown until the documents arrive.

Data updated: October 2026

What a buyer can read before contract

Three public sources carry real governance content for Ambassador. The county roll’s legal description cites Official Records Book 1583, Page 1149, which points to the recorded declaration. The Division of Corporations record and the state’s condominium public records identify the entity and the project. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing.

Meetings, notice and owner votes

The statute sets the baseline even when a building has not published its own rules. Board meetings require 48 hours’ posted notice, and meetings on a special assessment or a rule that changes unit use require 14 days’ notice, under Florida Statute 718.112. Owners can vote in person, by proxy or, where the association has adopted electronic voting, online. We do not know how Ambassador votes, and the bylaws will say.

Who is responsible for what inside a unit

The line between association and unit-owner responsibility, for items such as windows, balcony doors, air handlers, plumbing and electrical, is set by the declaration and by Florida Statute 718.113 as to maintenance, and a declaration can place some items on the owner and others on the association. Ambassador’s declaration is not public, so we do not say where its line falls.

How a declaration is amended and how rules are enforced

A declaration is amended by the method it provides, and if it provides none, Florida Statute 718.110 allows amendment by owners of at least two-thirds of the units on most matters. That is why we ask for every recorded amendment and not just the original 1982 instrument. Under Florida Statute 718.303, each owner, tenant and invitee must comply with the chapter, the declaration and the rules, and a fine may not exceed $100 per violation or $1,000 in the aggregate, after notice and an opportunity for a hearing.

Approvals, transfer and applications

Ambassador’s sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are not published. The estoppel certificate is where they would appear, because Florida Statute 718.116 requires it to state any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the insurance contacts. Request it early in the contract period. Disputes with an association over how a request was handled can go through the dispute-resolution process in Florida Statute 718.1255.

Your right to inspect the records

Beyond the seller’s package, Florida Statute 718.111 gives unit owners a right to inspect and copy the association’s official records, including the budget, financial reports, meeting minutes and insurance policies. A buyer who becomes an owner can use that right after closing, and a buyer’s agent can ask the manager what is available before.

Can You Rent Out an Ambassador Condo?

Ambassador’s rental rules are not published: we found no minimum lease term, rental cap or approval process. Separately, Florida, Lee County and the City of Bonita Springs each regulate short rentals through licensing, tourist taxes and permits, and each applies whatever the declaration allows.

Data updated: October 2026

What the association has published

Nothing we read states an Ambassador minimum lease length. The first question for the manager is the declaration’s leasing article, any amendments, and the board’s rental application and fee. Many buildings on this strip set a 30-day or longer minimum and some set a longer waiting period for new owners, and Ambassador’s own rule can only come from its documents.

The state license trigger

Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. Such a unit needs a license from the state’s hotels and restaurants division. The statute applies on top of any association restriction, so a license does not create a right to rent that the declaration denies.

Tourist tax

Lee County levies a tourist development tax on rentals of six months or less, at 5 percent, administered by the Clerk’s Inspector General office, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s tourist development tax rate sheet. Owners who rent short-term must register and remit, and the Clerk’s page says an owner stays responsible for remittance if a dealer fails to collect. Whether a platform collects some taxes for you is a question for your tax adviser.

The City rental permit

The City of Bonita Springs runs a rental permit program. As we read the City’s page, condominiums of more than six units are exempt from the City permit. Ambassador has 60 units. Confirm the current rule with the City before you rely on it.

Why rental rules affect insurance and resale

Rental frequency matters beyond the declaration. Citizens Property Insurance Corporation’s commercial residential eligibility bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed, and Ambassador’s rental share is not published. A buyer who plans to rent should ask for the association’s rental rules and the insurer’s transient-use disclosure together.

Are Pets Allowed at Ambassador?

Ambassador’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Federal and Florida law protect assistance animals separately, and every other pet rule lives in the declaration or the rules, which a buyer confirms through the estoppel and the association manager.

Data updated: October 2026

What to ask

Ask the manager for the pet section of the rules and any pet registration form. Ask whether the limit is by weight, count or breed, whether it applies to guests and tenants, and where pets may be walked on the grounds and in the garage. Ask whether the rules were adopted by the board or written into the declaration, because that changes how hard they are to amend.

Assistance animals

An assistance animal is not a pet under federal fair housing law. The U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. A buyer who relies on an assistance animal should raise it with the association through the process in the rules, not through the pet registration.

Beach rules for dogs

Dog rules on the public beaches near Ambassador are set by Lee County Parks and the City, not by the association. As of October 1, 2026, the county’s page for Bonita Beach Park said pets are not allowed there. Rules differ by beach, so check the Lee County beaches pages for the access you plan to use.

Hurricane Ian Near Ambassador: What the Public Record Shows

Hurricane Ian struck southwest Florida on September 28, 2022. We found no Ambassador-specific damage report, assessment letter or insurance claim, so this section gives the surveyed high-water marks within 700 meters, the official surge ranges and the one arithmetic comparison we can make from them, and labels each.

Data updated: October 2026

What we did not find

No Ambassador owner letter, board update, loan notice or press story about the building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that the building flooded or that it did not. The county roll’s latest-sale dates show eight Ambassador parcels trading since the storm, which is consistent with an ordinary resale market and says nothing about damage.

The closest surveyed marks

The U.S. Geological Survey’s high-water mark database for Ian holds two marks at Bay Harbour II, 26235 Hickory Blvd, about 264 meters from Ambassador’s map point: one at 11.3 feet above the NAVD88 datum, 5.0 feet above ground, rated excellent, and one at 12.2 feet, 5.95 feet above ground, rated fair. A further mark about 633 meters away, inside a ground-floor unit at 25901 Hickory Blvd, reads 11.3 feet with 2.53 feet of water inside. Ground at Ambassador’s map points is 7.25 to 7.55 feet above that datum according to the USGS elevation service, so 11.3 minus 7.25 to 7.55 gives roughly 3.75 to 4.05 feet of water above Ambassador’s bare ground. That is our arithmetic from a neighbor’s mark, not a measurement taken at Ambassador.

How high was the water? Numbers that disagree

Published surge numbers differ, and we print them with their sources rather than choose one. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of “an unprecedented 12 to 18 feet above ground level.” Lee County’s after-action report adds that the forecast surge for the Englewood to Bonita Beach stretch rose to 12 to 18 feet above ground on the morning of the storm, which was a forecast and not an observation. These are different measures taken at different places and times, and none is a gauge reading at Ambassador.

Local reporting on the strip

Reporting after the storm, including WINK News and the Tampa Bay Times, described destroyed and heavily damaged homes on Little Hickory Island and sand and debris on Hickory Blvd. Those reports describe the island, not Ambassador.

What to ask the seller

Ask whether the building or the unit took water, whether any insurance claim was filed and paid, whether the association levied a special assessment for storm work and whether every permit is closed. Florida requires a seller to disclose flood history under Florida Statute 689.302, and a buyer who gets the answers in writing has what a lender and an insurer will ask for.

Ambassador Flood Zone, Storm Posture and Insurance

FEMA’s flood map places Ambassador in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts the building in Zone A. A unit’s actual risk depends on floor elevations, which are not published.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points: the building’s map point and four points about 15 meters north, south, east and west of it. All five returned Zone AE, a base flood elevation of 11.0 feet and the panel above. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1, and the City-limits layer returned the City of Bonita Springs, community number 120680. The ground elevations we read were between 7.25 and 7.55 feet, so the base flood elevation is roughly 3.5 to 3.8 feet above the bare ground. FEMA’s flood map is a regulatory map, and it does not say whether a particular unit is above or below the base flood elevation.

AE or VE: why Ambassador’s zone matters

Ambassador is in Zone AE, where FEMA expects waves under three feet, and not in Zone VE, the coastal high-hazard zone. Casa Bonita Grande and some other Gulf-front buildings further south are mapped in VE with a base flood elevation of 13 feet. The difference changes the construction standard for new work and the way insurers rate a building. The county’s own coastal layer still lists the site as a Coastal High Hazard Area, so the two classifications should not be confused.

What the City requires after damage

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Ambassador that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for Ambassador is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.

The City’s flood rating and your flood insurance

The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024. FEMA’s CRS guide explains how class ratings translate to discounts.

Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share, and up to $30,000 for increased cost of compliance. For 60 units the arithmetic ceiling is $15,000,000, which is no more than about $202 per square foot of Ambassador’s 74,240 heated square feet of unit area, and less per square foot of total building area. Ambassador’s flood policy, limit and carrier are not published. Ask the manager for the declarations page.

Wind, the master policy and what insurance costs

Ambassador’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. 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, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies.

The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Ambassador applied.

Storm posture for owners

Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Before any storm, owners should know the building’s shutter or impact-glass status, the elevator shutdown plan, the vehicle-removal rule for the garage and parking area and the contact path for the manager. Ambassador’s own storm plan is not published. After a declared emergency, Florida Statute 718.1265 lets a board hold meetings by video and levy special assessments without an owner vote, unless the documents say otherwise, so a buyer should ask whether the declaration restricts those powers. For a model of what a plan can say, Bonita Beach Club publishes a unit-owner hurricane preparation document that names its evacuation zone, requires vehicles to be removed and lists what owners should do with balconies and water service. Ask Ambassador’s manager for the equivalent.

Helene and Milton in 2024

In 2024 the National Hurricane Center reported surge up to 3 to 5 feet above ground from south of Englewood to Bonita Beach in Hurricane Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach in Hurricane Milton. Those are regional ranges. They are lower than the Ian figures above, and we found no Ambassador-specific document describing damage from either storm.

Selling at Ambassador? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Milestone Inspection and SIRS: What a 1982 Building Owes

Ambassador reached 30 years of age in 2012, so if the building 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. We read the floors from unit numbers, so both the story count and the dates are inferred.

Data updated: October 2026

The statute and the date logic

Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. Ambassador’s year built of 1982 means it reached 30 in 2012, which is before that date. The local enforcement agency may also require the inspection at 25 years where local conditions such as salt water proximity warrant it, and we do not know whether the City did.

Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories, and for existing associations by December 31, 2025, with a limited window to December 31, 2026 for an association completing it together with a milestone inspection. A 2025 law, House Bill 913, moved the SIRS deadline from December 31, 2024 to December 31, 2025.

What these dates do and do not tell you

They tell you that Ambassador owed the inspection and the study by the dates above if its building meets the three-story test, and the unit numbers imply ten residential floors. They do not tell you that the building passed or failed, and we assert neither. No Ambassador milestone summary or reserve study is public in anything we read. A prior inspection within five years can in some cases substitute for part of the visual study, but we have no document saying that applied.

What the reserve study changes

The structural integrity reserve study must cover, at a minimum, the roof, the structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors, and the budget must reflect the funding it recommends. For a Gulf-front building that is 44 years old, the study may be the single biggest determinant of future assessments, which is why we ask for it before anything else.

The Citizens question

The committee analysis of House Bill 913 described a provision prohibiting Citizens from insuring buildings without a completed milestone inspection and reserve study, and the House’s final summary says the enrolled bill does not include it. Read the committee analysis and the final-version summary together, and do not assume coverage will be refused or guaranteed on that basis.

What to ask for

Ask the manager for the milestone inspection summary, the Phase 1 and any Phase 2 report, the reserve study, the current budget’s reserve line and any special assessment that the study triggered. Florida Statute 718.503 requires the seller to provide the summary and the study or a statement that none is complete, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or reserve study. The state’s condominium resources explain the inspection rules.

Which Schools Serve Ambassador? Check by Address

Lee County’s school proximity layer, queried on October 1, 2026 for Ambassador’s map point, returned elementary zone Q, middle school zone GG and a high school zone labeled South 3. The School District of Lee County’s address locator controls the answer for any specific unit, and the district revises its plan annually.

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter 26300 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone. The district page says the 2026 to 2027 plan was approved on December 1, 2025, and we did not read that version.

What the zone codes mean in the plan we read

In the 2024 to 2025 enrollment plan we read, elementary zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle school zone GG lists Bonita Springs Middle and Three Oaks Middle, and Bonita Springs High School offers programs for students in the area. The district’s school sites include Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. A zone code in 2026 may map to a different set of schools than a zone code in 2024, so treat this as a map to the question and not as the answer.

Barrier-island schools and choice

Some barrier-island schools are open on request, according to the enrollment plan. Whether a request is granted depends on space and on the district’s rules for that year. A buyer with school-age children who is counting on a particular school should confirm it in writing with the district before making an offer.

What we do not claim

We do not publish school grades or test scores here, because a grade attaches to a school and not to a building, and the assigned school can change. The locator result and a conversation with the district are the answer. Ask us and we will run the address with you.

County and City Permits, Zoning and Coastal Rules at Ambassador

Ambassador sits inside the City of Bonita Springs, so building permits, code enforcement and zoning come from the City’s Community Development Department, while the State of Florida’s coastal construction control line and Lee County’s coastal layers add further rules. We did not confirm the zoning district, and we say where to confirm it.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a building, a unit’s electrical or plumbing, and restoration after storm damage require City permits. The City runs a self-service portal, EnerGov, where permits can be searched by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. For any unit you plan to buy, search the address and ask the seller to close out any open permit. Open permits can complicate a closing and a lender’s review.

Zoning: not confirmed here

Lee County’s parcel layer tags the Ambassador parcels with the City of Bonita Springs as the zoning authority, and it leaves the zoning district blank. Lee County’s future land use layer covers unincorporated areas, so a blank there is what we would expect for land inside a city. We did not confirm the City’s zoning district for the parcel. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and a buyer who needs a specific use or an addition should confirm it in writing.

The coastal construction control line

The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line. Its coastal construction control line page explains the program. Our comparison of the building’s map point with the state’s 1991 line and Lee County’s 1978 line found the 1991 line about 44 meters away and the 1978 line about 31 meters away, and places the building seaward of the 1991 line and landward of the 1978 line, which would put it inside the regulated zone of the newer line. A new building, major addition or reconstruction on that side generally needs a state permit in addition to the City permit. Whether any Ambassador structure holds such a permit is not published, and the association manager is the one to ask.

Lee County’s coastal layers

Lee County’s geographic data layers returned “High hazard” for the Coastal High Hazard Area at the building’s point, and “Coastal Building Zone (ORD 94-22)” for the Coastal Building Zone layer. These are county layers, and the City of Bonita Springs has its own code. Whether and how the City applies them to Ambassador is a question for the City’s Community Development Department. We report the results as queried and no more.

Work inside a unit

A unit owner who replaces windows, a sliding door, an air handler or a water heater, or who remodels a kitchen or bath, will typically need both association approval and a City permit. The association’s approval process is in the rules, which we have not seen. The City’s permit history for the address shows whether the previous owner’s work was permitted, and a buyer should search it before closing.

Daily Logistics: Beach Access, Parking, Trash, Mail, Utilities and Getting Around

Living at Ambassador means two county beach accesses within about 250 meters on foot, a mid-strip position on Hickory Blvd, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.

Data updated: October 2026

Beach access and public lots, checked October 1, 2026

Lee County Parks pages, which we re-read on October 1, 2026, said the following. The pages change, so check them again before you go.

• Bonita Beach Park, 27954 Hickory Blvd: the lot and amenities were closed from Tuesday, September 8, 2026 for Hurricane Ian repair construction, pedestrian access was through Access 1, parking was $2 per hour when open, the annual pass was not accepted and pets were not allowed.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026.
• Little Hickory Island Park, 26082 Hickory Blvd: the lot was closed from September 8, 2026, pedestrian access continued and the annual pass is valid.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9, including Access 8 at 26410 Hickory Blvd and Access 9 at 26220 Hickory Blvd, and warns that the beaches have not been restored to their condition before Ian.

A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots. Ambassador’s street number, 26300, sits between Access 9 at 26220 and Access 8 at 26410, and both are free-parking accesses, according to the county page.

How far is the sand?

By our straight-line measurement from the county’s access-point layer to the building’s map point, Access 9 is about 125 meters north, Access 8 is about 242 meters south and Access 7 is about 609 meters away. The county’s access-point layer carries an old status field from the storm that we ignored. Whether a unit’s owner can walk through the building’s own grounds to the sand is a declaration question.

Roads and bridges

The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement for it, so we do not claim a through route to Fort Myers Beach. On May 20, 2026 the City of Bonita Springs council approved a contract for a Hickory Boulevard roundabout site improvement project, and the item we read does not say where on Hickory Blvd it is, so do not assume it affects Ambassador.

Trash, recycling and mail

Lee County Solid Waste’s contracted haulers serve the City of Bonita Springs, according to a WGCU report on the county’s seasonal schedule and the county’s solid waste page. Whether Ambassador uses county collection or a private contract is not published. Mail uses ZIP 34134, and the building’s mail arrangement is not described in anything we read.

Water, sewer, power and internet

Bonita Springs Utilities lists the City of Bonita Springs in its water and wastewater service area, and Florida Power and Light is the electric utility. Who provides cable or internet to Ambassador, and whether it is bulk-billed through the association, is not published.

Getting around

Map routing from a mid-strip point at Ambassador, with no traffic, gives about 26.6 miles and 39 minutes to Southwest Florida International Airport, about 18.6 miles and 33 minutes to the Naples Pier, about 17.9 miles and 32 minutes to Fifth Avenue South in Naples and about 7.6 miles and 14 minutes to Interstate 75 at exit 116. Those are estimates from a public routing service and not official figures. The LeeTran bus system and its on-demand service operate in the area.

Beach Nourishment, Erosion and Sea Turtle Season Near Ambassador

The beach in front of Ambassador is shaped by a state and county nourishment program, by storm erosion and by sea turtle nesting from May 1 through October 31. The City reported 187 nests on Little Hickory and Big Hickory Island in 2025, and lighting rules apply to beach-side property.

Data updated: October 2026

Beach nourishment and erosion

The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. The Bureau of Ocean Energy Management’s finding of no significant impact for the county’s project covers the same stretch. We did not confirm completion or whether it reaches the beach at Ambassador. WGCU reported that Milton caused 30 to 35 feet of erosion at the south end of Bonita Beach. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. We found no Ambassador-specific erosion measurement.

Sea turtle nesting

The City’s sea turtle awareness page says nesting season runs from May 1 through October 31, with the City’s guidelines applying from 9 PM to 7 AM, and that lights visible from the beach should be shut off or shielded. A February 2026 City item, Turtle Time presented marine turtle nesting data for the 2025 season, reports 187 nests on Little Hickory Island and Big Hickory Island, 381 non-nesting emergences, five nests relocated after tides exposed the eggs and 17 nests disoriented primarily because of non-compliant lighting.

Why this matters to an owner

The City says it mails an annual letter to beach-adjacent property owners about nesting rules, and the City enforces a sea turtle conservation code. An owner of a Gulf-side unit should ask the association about balcony and exterior lighting rules, and a buyer who wants to add or change lighting should check them first. The same page says fires are not permitted on the beach.

How We Researched Ambassador, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 60 Ambassador unit parcels in the Lee County roll, every one of the 119 qualified sales in the county’s recorded-sales file since 1982 (complete from 2009, partial before) and every state filing we could open, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for all 60 units and counted floors, units and heated area by hand from the roll. We read the county’s recorded-sales index, built October 1, 2026, and kept its window and its qualification rules intact. We opened the Florida corporate record and two annual filings, and we read the state’s condominium extract and its payment history for the association. We queried FEMA’s National Flood Hazard Layer at five points, Lee County’s evacuation, parcel, coastal and school layers and the U.S. Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Three things stood out. The county’s map service returns 61 parcels at the building and the state counts 60 units, and the difference is a common-element parcel, which we found in the parcel layer. The two public records that name a manager name different companies. And 23 of the 59 parcels with a latest sale date show it in the 1980s or 1990s, which is a long tail of ownership that the market statistics do not show.

What we could not get

We could not pull Southwest Florida MLS data for Ambassador, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because we found no public copy. We list these gaps again, in one place, at the end of the page.

Comparable Associations on the Strip: Ambassador vs Casa Bonita Grande

Casa Bonita Grande is the strip’s closest comparable to Ambassador on price: its 3 qualified sales in 60 months, $900,000 to $1,010,000, fall inside Ambassador’s 4, $712,500 to $1,147,000, and both are Gulf-side and mid-sized. They differ in age, unit count, FEMA zone and how much each association publishes.

Data updated: October 2026

Ambassador versus Casa Bonita Grande, side by side

Casa Bonita Grande is a 54-unit Gulf-side condominium at 25900 Hickory Blvd, according to its state condominium record, and our page on it reads its declaration and 2024 rules, which Ambassador’s public record does not allow.

The Casa Bonita Grande sales counts and ranges come from the county’s recorded-sales file, and its other figures come from our own page on that building, which cites its declaration and rules. The unit counts are 60 for Ambassador from the state and county records and 54 for Casa Bonita Grande from its state condominium record. We compare the two buildings on their last 60 months because a median of fewer than 10 sales is not a price signal, and the all-history counts show how much each file holds, not how the buildings compare.

When Ambassador is the better fit

Choose Ambassador if a newer building, a lower base flood elevation on the FEMA map and a single size class matter to you, if a mid-strip Gulf-side address between two county beach accesses is the point, and if you are comfortable doing the document work this page describes. It also has 60 units sharing costs, against 54 at Casa Bonita Grande.

When Casa Bonita Grande is the better fit

Choose Casa Bonita Grande if you want public governing documents you can read before you offer, a documented rental minimum and a wider choice of floor plans. Its VE 13 flood zone and 1976 build year are the trade, and its pet rule is strict. Read our Casa Bonita Grande page for its own audit.

Decision table: which one for which buyer

The other strip neighbors

Seascape is a 136-unit Gulf-side condominium whose public letters document a multi-year storm recovery and special assessments. Bonita Beach Club is a gated 198-unit community with published dues. Bay Harbor Club sits on the bay side of Hickory Blvd with towers built 1983 to 1984 on the roll, in AE 11 like Ambassador. Bonita Beach and Tennis Club is a 360-unit community by the state record, with 359 unit parcels on the roll, built 1977 to 1980, whose 20 qualified sales in 12 months have a median of $280,000 and run from $199,900 to $425,000. Sea Isles dates to 1980 on the roll. The Casa Bonita towers include buildings mapped in VE 13.

Selling at Ambassador? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Pros and Cons of Owning at Ambassador

Ambassador offers a mid-sized Gulf-side condominium with a single size class, a lower flood-map class than the Casa Bonita towers and two free-parking beach accesses within 250 meters, and its costs are an unpublished fee schedule, a 1982 building’s milestone and reserve obligations and the insurance pressure common to Gulf-front buildings. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. Sixty homes at one address, large enough to share costs and small enough to know the building.
• Gulf side. The county roll lists all 60 parcels on the Gulf side of Hickory Blvd.
• Beach access on foot. Two free-parking county accesses are about 125 and 242 meters away, per our measurements.
• Uniform product. All units are 1,203 to 1,263 square feet, which makes comparables easy.
• A lower flood-map class. AE 11, against VE 13 for the Casa Bonita buildings.
• A long sales record. 119 qualified sales on file since 1982, complete from 2009 and partial before, so the building has been tested by several market cycles.

What gives us pause

• A thin public record. No association website, fee schedule, rules, budget, reserve study or milestone summary was found.
• Conflicting management records. The state and Sunbiz name different firms, and the state’s address differs from the county’s.
• A delinquent flag. The state’s extract shows Delinquent status, which we read as an unpaid 2026 state fee that the extract may not yet show as paid.
• Flood and surge. FEMA Zone AE at 11 feet, evacuation Zone A, and a Hurricane Ian mark of 11.3 feet about 264 meters away.
• Age. A 1982 building owes milestone and reserve study work that a buyer must read.
• Insurance cost. Statewide condominium premiums have moved sharply, and Ambassador’s own are not published.

How to weigh it

For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the special-assessment ledger and the estoppel certificate can price Ambassador on facts. A buyer who cannot get those documents should treat that as information too.

Selling at Ambassador? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Thinking of Selling Your Ambassador Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for an Ambassador listing agent, or thinking, “I need someone to sell my Ambassador home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Ambassador listing the way a buyer’s attorney will read it: documents first, assessments disclosed, and price tied to the county record.

Selling credentials

Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to an Ambassador listing is below.

• 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

Recent Ambassador sold-listing stats

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Ambassador closed-sale count, dollar volume, average days on market and sale-to-list ratio was parked on the publication date, so we show the public record instead. Lee County’s qualified record shows 4 Ambassador sales in the last 60 months, $712,500 to $1,147,000, two of them in the last 12 months, and its roll shows two units with a latest recorded sale dated since October 1, 2025. Small samples like this are why each Ambassador comparable matters.

Why selling at Ambassador is different

An Ambassador sale is a documents sale. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, any special assessment and the milestone inspection summary, and a unit that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.

Price follows the floor, the orientation and the condition. All 60 units are within 60 square feet of one another, so size does not separate them, and the roll’s latest sales since September 2021 run from $550,000 to $1,450,500, so a blended average is useless to a seller. We price from the nearest like unit in the county record and adjust for floor, view and condition. Condominium projects with missing documents, special assessments or insurance questions can narrow the pool of financed buyers, so we confirm early what a buyer’s lender will ask.

What Is Your Ambassador Home Worth? Get a Free Valuation in 60 Seconds

Request your free Ambassador home valuation and we will come back with the nearest comparable recorded sales, the floor adjustments, and the document gaps that could affect your price.

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Ambassador.

Ambassador seller mini-FAQ

Six questions Ambassador owners ask us before they list.

How much is my Ambassador condo worth?

It depends on the floor, orientation, view and condition, and the county record shows a wide spread: 4 qualified sales in the last 60 months from $712,500 to $1,147,000, and latest roll sales since September 2021 from $550,000 to $1,450,500. We use the nearest like unit, not a median. A free valuation from our team gives you the comparables and the adjustments.

What do I owe the association when I sell?

You owe any unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 718.116 the association must issue it within 10 business days and may charge a capped fee. The certificate also shows any transfer fee, capital contribution or approval requirement.

Will the thin public record hurt my sale price?

We cannot promise either way, and we do not have MLS data to measure it. What we know is that buyers will ask for the budget, the reserve study and the milestone summary, and a seller who has them ready removes uncertainty. A unit that arrives with the full package is easier for a lender and a buyer’s attorney to approve.

Which documents do I need to give an Ambassador buyer?

The seller must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, 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.

Does my floor change the price?

Yes, but we have no MLS split by floor to show how much, and the county’s qualified record is too thin to separate them. The roll shows latest sales on the second, third, fourth, seventh, eighth, ninth and tenth floors and at the penthouse level, at very different prices. We compare like with like.

How do I start?

Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your unit number, then pull the nearest comparables and request the document package from the association manager before you decide on price.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Ambassador condominiums and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.

Honors and recognition

Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.

• 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

Contact Jesse and Marc

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

About our team

Learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition

These are the questions Ambassador buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.

When was Ambassador built?

Lee County’s property roll gives 1982 as the year built for all 60 Ambassador parcels, the state’s condominium record shows a recording date of January 1, 1982, and the corporate record shows the association filed on February 3, 1982. We use 1982 and note that no certificate of occupancy is public.

How many units does Ambassador have?

Ambassador has 60 units, according to the state’s condominium record and Lee County’s roll, which lists 60 unit parcels at 26300 Hickory Blvd. The county’s map service returns 61 parcels at the building because one is a common-element parcel that holds the shared land, and it is not a home.

Is Ambassador on the Gulf?

Lee County’s roll lists all 60 Ambassador parcels on the Gulf side of Hickory Blvd, and the building’s map point sits between two public beach accesses about 125 and 242 meters away by our measurement. We have not verified the view from each unit, so a buyer who is paying for a view should check it in person.

Are there condos for sale at Ambassador on Bonita Beach?

Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. We cannot state a live inventory count on this page, because that figure comes from the MLS and it was not available at the time of publishing. The county’s roll shows 11 Ambassador units with a latest sale since September 2021.

What are the HOA fees at Ambassador?

Ambassador’s current assessment is not published, so we give no figure. The budget in the seller’s document package under Florida Statute 718.503 is the primary source, and the estoppel certificate states what a specific unit owes. Information not available at time of publishing (checked 2026-10-01) for any listing-based fee figure.

What does the Ambassador fee include?

What the Ambassador assessment covers is not published. In many Gulf-front buildings it carries insurance, reserves, building maintenance, elevators and some utilities, but Ambassador’s own list is in its budget. Ask for the budget and the master insurance summary together, because insurance is usually the largest line.

Does Ambassador have a pool or a gym?

Ambassador’s amenities are not published, and we did not find a pool, fitness room or clubhouse described in any record. The county shows a 2.95-acre common-element parcel, so shared grounds exist. Ask the manager for the amenity list and the current rules before assuming anything.

Can you rent out an Ambassador unit?

Ambassador’s rental rules are not published, so a buyer who plans to rent should treat the answer as unknown until the declaration and rules arrive. Florida’s vacation-rental license, Lee County’s 5 percent tourist tax and the City’s rental permit rules apply on top of whatever the association allows.

Are pets allowed at Ambassador?

Ambassador’s pet rules are not published, so we cannot state a weight limit or a count. The rules and the estoppel certificate are the sources, and assistance animals are protected separately under federal law. Lee County’s Bonita Beach Park page also says pets are not allowed on that beach.

What flood zone is Ambassador in?

FEMA’s flood map places Ambassador in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, and Lee County’s evacuation map puts it in Zone A. We queried five points around the building on October 1, 2026 and all five returned the same result.

Do Ambassador owners need flood insurance?

A mortgage lender requires flood insurance on a loan secured by a building in a special flood hazard area such as Zone AE, and the association’s master policy and the unit owner’s own policy divide the coverage. Ambassador’s policies are not published, so ask the manager for the declarations pages and ask your lender what it requires.

Has Ambassador had special assessments?

We found no public special assessment notice for Ambassador. That does not mean none exists, because the association does not publish notices that we could find. The estoppel certificate and the budget show any assessment in effect, and Florida requires a notice to state its purpose.

Who manages Ambassador?

Two public records name different companies: the state’s condominium extract names Suitor and Associates in Fort Myers, and the Florida corporate record’s 2025 and 2026 filings name Cambridge Management in Bonita Springs. The estoppel certificate names the manager that issues it, so ask for that in writing.

Has Ambassador done its milestone inspection and reserve study?

Not public, so we cannot say. Florida law required an initial milestone inspection by December 31, 2024 and a structural integrity reserve study by December 31, 2025 for a building of three or more stories that reached 30 years before July 2022. Ambassador, built in 1982, fits that description if its story count is three or more.

Which schools serve Ambassador?

Lee County’s school layers returned elementary zone Q, middle zone GG and a high school zone labeled South 3 for the building’s point on October 1, 2026. The district’s address locator controls the answer, and the plan changes each year, so confirm it for 26300 Hickory Blvd before you rely on it.

Who is the best realtor for Ambassador?

McGreevy and Comisar of Domain Realty Group, which holds the Top 1% Real Estate Agents Nationally Since 2008 recognition. We read the county record, FEMA, the state filings and the statutes before we advise a buyer or seller, and we say plainly where the public record runs out. See our about page for who we are.

Frequently Asked Questions, Seller Edition

These are the questions Ambassador sellers ask before they list, with answers grounded in Florida statutes, county records and the state filings. Where a number needs the Southwest Florida MLS, we say so, because it was not available when this page was published.

How much is my Ambassador condo worth right now?

The county’s qualified record shows 4 Ambassador sales in the last 60 months, from $712,500 to $1,147,000, and the roll shows two latest sales above the qualified high. Your unit’s value depends on floor, orientation, view and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Ambassador condos sold for recently?

The roll’s latest recorded sales since October 1, 2025 are $712,500 for unit 704 on April 14, 2026 and $1,147,000 for unit 906 on December 29, 2025. These are county recorded prices, not MLS closings, and each parcel shows only its latest sale. Nine more latest sales since September 2021 are listed in the market snapshot.

Do I have to pay off special assessments before I sell?

Not necessarily before you list, but every unpaid assessment through closing must be settled, and the estoppel certificate states the balance. A buyer becomes jointly and severally liable for assessments that came due before closing under Florida Statute 718.116, which is why closing agents insist on payoff.

Who pays for the estoppel certificate when I sell?

The seller customarily requests it, and the association may charge a capped fee: $250 when nothing is owed, $100 more if expedited in 3 business days, and up to $150 more if the unit is delinquent, adjusted every five years under the statute. The contract controls who pays, so confirm the current schedule with the manager.

What documents must I provide an Ambassador buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, all at your expense under Florida Statute 718.503.

How long does an Ambassador buyer have to cancel?

Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer already had them more than 7 days before signing. The right ends at closing. Delivering the package before the contract starts that clock early.

Will the milestone inspection or reserve study affect my sale?

It can. If your building is required to have a milestone inspection or reserve study and has not completed it, the contract must say so in conspicuous type for contracts signed after December 31, 2024. Buyers and lenders read it closely. Ambassador’s status is not public, so request the summary and study early.

Will the flood zone and storm history affect my price?

We cannot measure it without MLS data, and we do not guess. Buyers will ask about the flood zone, any storm damage, the insurance and any assessments. A unit with documents, permits closed and a clear assessment ledger sells on those facts. The roll’s turnover since Ian, 8 of 60 parcels or 13.3 percent, shows owners are still selling.

Do I have to disclose flood history when I sell?

Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, whether they have knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received. Answer accurately and keep the paperwork.

Who pays the deed stamp tax in a Lee County condo sale?

The seller customarily pays, and the contract controls. Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02. At $712,500, the April 2026 qualified sale of unit 704, that is 7,125 hundreds times $0.70, or $4,987.50, and at $1,147,000, the December 2025 sale of unit 906, it is 11,470 hundreds times $0.70, or $8,029.

Who pays for the owner’s title policy in Lee County?

In Lee County the seller customarily pays for the owner’s title insurance policy and selects the title agent, and the contract controls both. A buyer who wants a different title agent can negotiate that, and a buyer’s lender will require its own lender’s policy at the buyer’s cost. Ask your title agent for the quote on the specific price.

Do Ambassador buyers need association approval?

Ambassador’s approval rules are not published. Many Gulf-side associations require an application or interview for a buyer, and the estoppel certificate must state whether a board approval or right of first refusal applies. Ask for it at the start of the contract period, not the end, because approval time can affect the closing date.

Can my buyer rent the unit after closing?

That depends on the declaration’s leasing article, which is not public. Florida, Lee County and the City each add licensing and tax rules on top. A seller who knows the answer, and can show it in the rules, helps an investor buyer decide quickly. We ask for the leasing article before we market to investors.

Does my garage space transfer with my unit?

Two Ambassador unit records name a garage in the legal description, units 1004 and 1005, so a garage can be tied to a unit’s legal description. Whether yours is conveyed with the unit, is a limited common element or is assigned by the association is a declaration question, and the deed and the plat answer it.

How does the 1982 build year affect my listing?

A 1982 building has had more than four decades of wear and has passed the 30-year milestone. Buyers and lenders will ask for the milestone summary, the reserve study and the age of the roof, windows, elevators and plumbing. We gather those facts before we list, because they answer the first question a buyer asks.

Which floor sells for the most at Ambassador?

The roll’s highest latest sales are $1,450,500 for unit 905 and $1,375,000 for Penthouse 3, both in 2022, and the 2025 sale of unit 906 at $1,147,000 is the highest in the qualified file. Eleven latest sales cannot rank ten floors, so we price each unit from the nearest like unit.

Do the 2022 high sales set the value of my unit?

No. The two 2022 latest sales, at $1,375,000 and $1,450,500, are older than the market a buyer is shopping now and sit above the county’s qualified high of $1,147,000. A buyer’s appraiser will look at recent qualified sales of similar units, and we use the same approach. We would not use either as a comparable for another unit.

How should I price my unit when every unit is nearly the same size?

When all 60 units are within 60 square feet of one another, floor, view, condition and any garage separate the prices. We compare each unit with the nearest like sale and adjust for those four things. A unit in a good location with documents in order can price at the top of its band.

How long will my Ambassador condo take to sell?

Information not available at time of publishing (checked 2026-10-01). The median days on market for Ambassador comes from the Southwest Florida MLS, which was parked on the publication date, and we will not estimate it from the county record. We can give you the current figure for comparable Gulf-side condos when you ask for a valuation.

What is the best time of year to list at Ambassador?

We have no MLS seasonality data for Ambassador to show, so we do not claim one. Gulf-front buyers in Southwest Florida often shop in the winter months, but the right time for your unit depends on your documents being ready, and a unit that is ready can list when the paperwork is done.

Should I repair or update my unit before selling?

Fix what a buyer’s inspector will flag as a safety or insurance issue, and keep receipts and permits for everything. Cosmetic updates depend on your price band. We walk the unit with you and rank each repair by what a buyer would pay for it, because not every project returns its cost.

Do I need open permits closed before I sell?

You should. An open or expired permit can complicate a buyer’s lender review and an insurer’s inspection, and the City’s EnerGov portal shows permits by address. We search the address before we list and ask you to close out anything open, so the buyer does not discover it in the contract period.

How does a special assessment in progress affect my closing?

The estoppel certificate lists the balance and the installment dates, and the contract says who pays installments that fall after closing. A buyer will want the notice, the stated purpose and the payment schedule. We recommend a seller disclose at the first showing and have the notice ready for the buyer’s attorney.

Can I sell to an investor who wants to rent short-term?

Only if the declaration allows it. Ambassador’s rental rules are not published, and a license under Florida Statute 509.242 does not override an association’s restriction. A buyer should read the leasing article before offering, and we would confirm it with the manager before we market the unit to investors.

What does a buyer’s lender look at in an Ambassador sale?

The lender will look at the association’s budget and reserves, the percentage of units that are delinquent, any pending litigation, the master insurance and whether the milestone and reserve documents are complete. Where those are not available, some lenders will not approve a loan, which narrows the buyer pool. We confirm early what a lender will ask.

Is the county’s recorded price the same as the MLS price?

Not always. The county records the price in the deed or the documentary stamps, and its qualified-sales file excludes transfers the state does not treat as arm’s length. The MLS reports the closing price entered by the brokerage. They usually agree, and where they do not, we explain why in the comparison.

How accurate are online home value estimates for Ambassador?

Treat them as a starting point. An automated estimate cannot see a floor, a view, a renovation or a garage, and Ambassador’s units span $550,000 to $1,450,500 in the roll’s latest sales since September 2021. A comparison with the nearest like sale, with adjustments, is the method an appraiser uses and the one we use.

What does it cost to sell my Ambassador condo?

The main items are the deed stamp tax, the owner’s title policy, the estoppel certificate fee, any brokerage commission, which is negotiated and which we discuss with you directly, prorated assessments and taxes through closing, and any repairs you agree to. We give you a net sheet before you list, with the actual figures for your price.

Do I owe capital gains tax when I sell?

It depends on your situation. Federal law allows an exclusion of gain on a primary residence that you owned and used for at least two of the last five years, up to $250,000 for a single filer and $500,000 for a married couple filing jointly, and other situations differ. Ask your tax adviser before you sign a contract.

What if the state shows my association as delinquent?

The state’s extract shows Ambassador as approved and delinquent, which we read as the 2026 annual fee of $240 not yet shown as paid. Florida Statute 718.501 says an association that has not paid cannot maintain or defend a court action until it does. Ask the manager for the receipt and keep a copy for your buyer.

Does Ambassador’s flood zone affect my buyer’s insurance?

Yes. Zone AE puts the building in a special flood hazard area, so a buyer’s lender will require flood coverage, and the cost depends on the building’s elevation, the unit’s floor and the policy structure. A buyer can ask us for the FEMA zone, and an insurance agent can price it for the exact unit.

What if my association has not completed its milestone inspection?

Then the contract must say so in conspicuous type for a sale after December 31, 2024, and many buyers will want to know why. The statute puts the duty on the association, but the market notices. Ask the manager for the schedule and the engineer’s report, and share it with a buyer.

Can I sell my Ambassador condo from out of state?

Usually yes. Many sellers close by power of attorney or remote notarization, and the title company will tell you which method it accepts. The estoppel, the document package and the showing logistics can all be handled without a visit. We coordinate those steps for owners who are not in Florida, and ask your title agent about the signing.

Why should I list Ambassador with McGreevy and Comisar?

We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition. For Ambassador we read the county record, FEMA, the state filings and the statutes before we price. Call Jesse at (239) 898-6072 for a conversation.

How do I get a free Ambassador valuation?

Use our free home valuation form, or call Jesse direct at (239) 898-6072, text or call. Give us your floor and unit number and we will return the nearest recorded comparables, the adjustments and the document gaps that could affect your price.

What We Could Not Verify

This list gathers every place where this page says a figure or fact is not available. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Ambassador transactions, the highest-priced MLS sale and any split by floor or orientation are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• MLS listing details. The association fee, the list of what it includes and any management contact that a listing might show were not used, because they are listing text and not association documents. Route: the budget and the estoppel certificate.
• Current assessments and what they fund. Not published. Route: the budget and the estoppel certificate from the association manager.
• Special assessments and loans. None found in public. Route: the estoppel certificate, the budget and the minutes.
• The declaration and its amendments. The county roll cites Official Records Book 1583, Page 1149, which we did not pull. Route: the Lee County Clerk of the Circuit Court, or the seller’s package.
• Rules. Rental, pet, approval, transfer and parking rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Amenities. No public list. Route: the manager and the rules.
• Management company. The state’s extract names Suitor and Associates and the Florida corporate record names Cambridge Management. Route: the estoppel certificate.
• The state’s Delinquent flag. We read it as the 2026 annual fee not yet shown as paid, which is our reading and not a finding. Route: the manager’s state fee receipt.
• The state’s address. The state record says 25791 Hickory Blvd and the county says 26300. Route: the Division of Florida Condominiums.
• Insurance. Carrier, limits, deductibles, flood policy and premiums are not published. Route: the manager’s insurance summary.
• Milestone inspection and reserve study status. No document is public, and we do not assert any result. Route: the seller’s statutory package.
• Story count and building count. We infer one building with ten residential floors above a ground level from the unit numbers. Route: the association and the certificate of occupancy.
• Storm damage at Ambassador. No building-specific Hurricane Ian, Helene or Milton document is public. Route: the seller’s disclosure and the manager.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• Whether Ambassador has an owners-only website. Florida requires one for 25 or more units, and we could not see behind a login. Route: the manager.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• School assignment. The district locator controls it, and the 2026 to 2027 plan was not read. Route: the district’s school site locator.

Sources and Authoritative References

Every link below was opened and returned a working page when we checked on October 1, 2026. We list primary documents first.

Ambassador association records and state filings

1. Florida Division of Corporations (Sunbiz): Entity record for document 761726, filed February 3, 1982, active.
2. Sunbiz filing, March 5, 2026: Registered agent, mailing address and five officer and director positions.
3. Sunbiz filing, March 28, 2025: Registered agent and mailing address change.
4. Division of Florida Condominiums public records: State project record, file 59347, 60 units, managing entity and payment history.
5. Lee County Property Appraiser: Parcel roll, year built, heated area, legal descriptions and sale records.
6. Gulf Coast News Now (WBBH), condo terminations report: Neighboring Seascape’s fees, assessments and owner turnover as reported.

Florida statutes and state rules

7. Florida Statute 718.503: Seller document package and buyer voidability.
8. Florida Statute 718.116: Assessments, liability, estoppel certificates, special assessment notices.
9. Florida Statute 718.111: Official records, owner inspection rights and the website requirement.
10. Florida Statute 718.112: Meeting notice and structural integrity reserve study.
11. Florida Statute 718.110: Amendment of the declaration.
12. Florida Statute 718.113: Maintenance of common elements and alterations.
13. Florida Statute 718.303: Owner and occupant compliance, fines and remedies.
14. Florida Statute 718.501: Division authority and the $4 per unit annual fee.
15. Florida Statute 718.1255: Alternative resolution of condominium disputes.
16. Florida Statute 718.1265: Association emergency powers.
17. Florida Statute 718.504 (2025): The frequently asked questions document for buyers.
18. Florida Statute 553.899: Milestone inspections.
19. Florida Statute 509.242: Vacation rental definition and licensing trigger.
20. Florida Statute 689.302: Flood disclosure for sellers.
21. Florida Statute 201.02: Documentary stamp tax on deeds.
22. House Bill 913 (2025) bill page: Legislative history of the 2025 condominium law.
23. House committee analysis of HB 913: Describes the Citizens provision that the final bill omits.
24. Final-version summary of HB 913: Summary of the enrolled bill.
25. Division of Florida Condominiums, inspections guidance: Milestone inspection and reserve study explanations.
26. Division of Hotels and Restaurants, vacation rental guide: Licensing for vacation rentals.
27. Florida Department of Revenue tourist development tax rates: County tourist tax rate sheet.
28. Lee County Clerk, tourist development tax: The 5 percent tax, owner and dealer registration.
29. U.S. HUD assistance animals: Fair housing rules on assistance animals.

Flood, storm and insurance sources

30. FEMA National Flood Hazard Layer: Flood zone, base flood elevation and panel, queried October 1, 2026.
31. FEMA summary of coverage, residential condominium building policy: Building limit, coinsurance and compliance coverage.
32. FEMA Community Rating System guide: How class ratings translate into discounts.
33. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
34. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
35. City ordinance 22-05, Flood Hazard Reduction: Floodplain development rules.
36. USGS high-water marks, Hurricane Ian: Surveyed marks near Ambassador.
37. USGS National Map elevation service: Ground elevation service used for the building points.
38. Lee County evacuation zone map: Evacuation zone and surge zone lookup.
39. Lee County evacuation information: Surge zones A through E.
40. National Hurricane Center report, Hurricane Ian: Inundation ranges.
41. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
42. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.
43. Lee County Hurricane Ian after-action report: Evacuation orders and surge forecasts.
44. City of Bonita Springs Ian progress report: City-wide surge description.
45. BOEM environmental assessment, Lovers Key and Bonita Beach: Surge description and project scope.
46. BOEM finding of no significant impact, Lee County: Beach project decision.
47. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
48. Citizens commercial lines bulletin, September 28, 2023: Transient-use eligibility rules.
49. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
50. My Safe Florida Condo program: Wind-mitigation inspections and grants.
51. Bonita Beach Club unit-owner hurricane preparation: An example of a published storm plan.
52. WINK News, damage around Bonita Beach after Ian: Local reporting, November 2022.
53. Tampa Bay Times, Hurricane Ian on Little Hickory Island: Local reporting, September 2022.

City, county, schools and daily logistics

54. City of Bonita Springs EnerGov permit portal: Permit search by address.
55. City Hurricane Ian permitting page: Post-storm permitting.
56. City post-storm permitting guide: Permit process after a storm.
57. City rental permit program: City rental permit rules.
58. City of Bonita Springs Planning and Zoning: Zoning and planning resources.
59. City of Bonita Springs code of ordinances: Land Development Code on Municode.
60. Florida DEP coastal construction control line: State coastal construction permitting.
61. Florida DEP local government funding request, 2024 to 2025: Bonita Beach nourishment project data.
62. Florida DEP critically eroded beaches report: Little Hickory Island erosion status.
63. WINK News, nourishment contract, September 2024: Contract award.
64. WGCU, Milton impact in Bonita Springs: Erosion after Milton.
65. City sea turtle awareness page: Nesting season dates and lighting guidelines.
66. City turtle nesting data, 2025 season: 187 nests on Little Hickory and Big Hickory Island.
67. City Hickory Boulevard roundabout item: Contract award, May 20, 2026.
68. WGCU, parking closures, September 9, 2026: Beach lot closures.
69. Lee County Parks, beaches: Beach park index.
70. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
71. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
72. Lee County Parks, Little Hickory Island Park: Lot status checked October 1, 2026.
73. Lee County Parks, other Bonita Beach accesses: Free parking at accesses 2 through 9.
74. Lee County Parks unified payment system notice: Annual pass and payment system.
75. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
76. Lee County Solid Waste: Collection information.
77. WGCU, solid waste seasonal schedule: City of Bonita Springs collection.
78. Bonita Springs Utilities service area: Water and wastewater service area.
79. LeeTran: Public transit.
80. School District of Lee County, school zones: Zone and choice information.
81. Lee County school site locator: Address lookup.
82. School District of Lee County enrollment plan: Choice and proximity zones.
83. Bonita Springs Elementary: School site.
84. Pinewoods Elementary: School site.
85. San Carlos Park Elementary: School site.
86. Spring Creek Elementary: School site.
87. Three Oaks Elementary: School site.
88. Bonita Springs Middle School: School site.
89. Three Oaks Middle School: School site.
90. Bonita Springs High School: School site.

McGreevy and Comisar pages

91. Bonita Beach community page: The parent community hub.
92. Bonita Springs area page: Area overview.
93. Best real estate agents in Bonita Springs: Agent guide for the City.
94. Casa Bonita Grande page: Our audit of the closest comparable.
95. Seascape page: Strip neighbor.
96. Bonita Beach Club page: Strip neighbor.
97. Bay Harbor Club page: Bay-side neighbor.
98. Bonita Beach and Tennis Club page: Southern-strip neighbor.
99. Sea Isles page: Strip neighbor.
100. Casa Bonita page: Strip neighbor.
101. Free home valuation: Seller valuation request.
102. Buying with McGreevy and Comisar: Buyer page.
103. About McGreevy and Comisar: Our team.
104. Jesse McGreevy: Agent page.
105. Marc Comisar: Agent page.
106. Domain Realty Group: Our brokerage.
107. Jesse McGreevy on Google: Five-star reviews.

Downloadable Documents

These are the public primary documents behind the association filings and storm sections of this page, hosted by the issuing agency.

Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Ambassador. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.