Bay Harbor Club Condo, Bonita Beach

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Updated August 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty. Top 1% Real Estate Agents Nationally Since 2008. · More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.

Bay Harbor Club Condo on Bonita Beach: What This Building Actually Is

Bay Harbor Club Condo is a two-tower, 103-residence condominium at 26225 and 26235 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. Both towers were built in 1983, they sit on the bay side of Hickory Blvd, and 50 of the 103 units carry a deeded boat dock.

That paragraph contains five numbers, and four of them are different from what almost every other page about this building says. This page exists because the record and the marketing copy disagree, and because we went and read the record.

We pulled all 105 Lee County parcels in the condominium, every property record card, every permit tab and every value-history tab. We pulled the closed and active listings for ZIP 34134 out of the Southwest Florida MLS Matrix on August 13, 2026, and recomputed every median by hand from the raw rows. We read the FEMA National Flood Hazard Layer at the building footprints, the USGS high-water marks surveyed inside the stairwell at 26235 Hickory Blvd after Hurricane Ian, the City of Bonita Springs flood ordinance as codified, and the City's own permit file on both towers. What follows is what those records say.

Where Bay Harbor Club Condo is, precisely

Little Hickory Island is the northern barrier island of Bonita Beach. Hickory Blvd runs its length. Bay Harbor Club Condo occupies a 1.34 acre common-element parcel on the east, or bay, side of that road, fronting Hogue Channel. The Gulf of Mexico beach is on the west side of the road. Estero Bay, Fish Trap Bay, Little Hickory Bay and Big Hickory Pass are the waters behind and north of it.

The disambiguation that this page has to do out loud

There are at least six different places and things called some version of "Bay Harbor," and search engines currently blend several of them together on queries about this building. To be explicit, in crawlable prose:

• Bay Harbor Club Condo on Bonita Beach is not part of Bonita Bay. Bonita Bay is a separate master-planned golf and club community several miles inland on the mainland side of Bonita Springs. Its "Bay Harbor" neighborhood is a different subdivision on Shell Ridge Circle and Shell Ridge Court, and it has its own page at Bay Harbor in Bonita Bay. Bay Harbor Club Condo carries no golf membership, no club membership tier, and no beach-club membership.
• Bay Harbor Club Condo on Bonita Beach is not in Miami-Dade County. Bay Harbor Islands is a separate municipality near Miami Beach, and there is a separate corporation named BAY HARBOR CLUB, INC. (Florida document 810601) registered at 1155 103rd Street, Bay Harbor Islands.
• It is not the Pinellas County association. BAY HARBOR CLUB CONDOMINIUM ASSOCIATION, INC. (Florida document 762689) is at 9000 Commodore Drive, Seminole, Florida.
• It is not on Estero Island. Estero Island is Fort Myers Beach, a different barrier island north of Big Hickory Pass.
• It is not the Bay Harbor Community Homeowners Association, a separately registered Bonita Springs association (Florida entity N94000006252) that HOA directory sites routinely confuse with this condominium.

The correct legal entity for this building is BAY HARBOR CLUB OF BONITA BEACH CONDOMINIUM ASSOCIATION, INC., Florida document number 771001, filed October 31, 1983, status ACTIVE.

Quick reference, Bay Harbor Club Condo on Bonita Beach

Who Is the Best Realtor for Bay Harbor Club Condo on Bonita Beach?

McGreevy and Comisar are the team Bay Harbor Club Condo owners on Bonita Beach call to sell. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. This page is our own audit of the building, its records, and its market.

We did not write this page from a listing feed. In the last 12 months we tracked all six closed sales at Bay Harbor Club Condo, all three active listings, and all sixteen subdivisions trading on the Hickory Blvd corridor, from the raw Southwest Florida MLS Matrix rows. We tracked all 103 unit parcels through the Lee County Property Appraiser, which is how the dock count, the unit count, the level count and the square footage on this page differ from what the rest of the internet publishes.

Honors and recognition

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Bay Harbor Club Condo on Bonita Beach, the 12 month market in one block

• Closed sales, trailing 365 days: 6. Median sold price $537,500. Median $400 per square foot. Median 208 days on market.
• Active listings today: 3. Median list $715,000. Median $532 per square foot. Median 285 days on market.
• The gap between what is being asked and what has been achieved: 33.0 percent, on both price and price per square foot.
• Months of supply: 6.0.

Six closed sales is a thin population and we say so every time a median from it appears on this page. It is still the whole truth about the building's trading year, and it is more than anyone else has published about it.

Selling your Bay Harbor Club condo on Bonita Beach? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying at Bay Harbor Club Condo on Bonita Beach? Call Marc at (239) 287-5873 for a buyer consultation that starts with which of the 103 units carries a dock and which does not.

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Five Facts About Bay Harbor Club Condo on Bonita Beach That Are Published Wrong Almost Everywhere

Five specific claims about Bay Harbor Club Condo on Bonita Beach circulate as settled fact and are contradicted by the Lee County record: the unit count, the units per building, the story count, the square footage range, and a claim that the parking is deeded. A sixth claim, about the boat docks, is true but so badly understated that it misleads in the opposite direction. Here is each one against the record.

Correction 1: Bay Harbor Club Condo on Bonita Beach has 103 residential units, not 100

The Lee County Property Appraiser's condominium complex record for BAY HARBOR CLUB PH I + II, complex ID B225744200000, states the field Total Units 103, and it appears on every unit parcel page in the complex. A property-description search for BAY HARBOR CLUB returns 105 parcels: 103 residential units, one common-element parcel (STRAP 25-47-24-B2-04200.00CE), and one administrative header parcel.

104 units were originally declared, which is where the higher figure in the state registry comes from. The Florida Department of Business and Professional Regulation condominium project record, project number PR1P001301, still reads 104 units. The difference is one legal combination, explained in the next correction. The number that is true of the building today is 103.

Correction 2: It is 51 units in Phase I and 52 in Phase II, not fifty per building

Both towers were platted with 52 units, at four units per floor across 13 residential levels. Phase I (26225 Hickory Blvd) stands at 51 parcels today because units 11-A and 11-C were legally combined into a single parcel. STRAP 25-47-24-B2-04200.11C0 does not exist; the county returns an invalid-search error for it. Parcel .11A0 carries the recorded legal description "UNIT 11-A+11-C" and is a 3 bedroom, 3 bath residence of 2,718 square feet, which is exactly double the standard plan.

Phase II (26235 Hickory Blvd) has a complete A, B, C, D set on every level and stands at 52.

Correction 3: 13 residential levels, not twelve stories

County records place units on 13 residential levels: floors 1 through 12, plus a penthouse level the county codes as floor 13. The improvement is classified 11, CONDOMINIUM HIGH RISE, 8 OR MORE FLOORS, and the parking field reads UNDER BUILDING, meaning the residential levels sit above a ground-level parking deck.

Being honest about the limit of that: the county does not publish a total story count or an elevator-stop count, so "13 residential levels over under-building parking" is what the record supports. It is not the same claim as "13 stories," and we are not making the stronger one.

Correction 4: The floor plan is 1,345 square feet flat, and it is not a range

102 of the 103 units are 1,345 square feet heated. One number, not a band. The single exception is the combined residence at 2,718 square feet. The published claim that units "range in size from 1,300 to 1,475 square feet" describes a variety this building does not have.

This one is confirmed twice, from two source systems that do not talk to each other:

1. Lee County property record cards on all 103 units carry 1,345 square feet of gross living area, with the one 2,718 square foot exception.
2. The Southwest Florida MLS, pulled August 13, 2026: all six closed sales and all three active listings are 2 bedroom, 2 bath at exactly 1,345 square feet. Nine for nine, no exceptions.

What does vary is the outdoor space. Thirty-nine units carry a 520 square foot glass-enclosed lanai, which brings them to 1,865 square feet gross. Sixty-four units have a screened balcony instead. The combined residence carries a 1,040 square foot glass lanai and 3,758 square feet gross. That is the real variation in this building, and it is a lanai distinction, not a floor-plan distinction.

Correction 5: No record supports the claim that parking here is deeded

County records show Parking: UNDER BUILDING at complex level and on every unit, and a text search of all 103 recorded legal descriptions returned zero references to a parking space, a garage, or a storage unit. Seven of those same legal descriptions expressly name a dock number. If parking were deeded here, it would appear in the legal the way the docks do.

So the accurate statement is: parking at Bay Harbor Club Condo is covered and under-building, and whether it is assigned, a limited common element, or open is a governing-documents question that the recorded Declaration at Official Records Book 1696, Page 227 answers. A claim that the parking here is deeded is not supported by any record we could reach, and this page does not make it.

Correction 6: The docks are the real story, and "availability of a boat dock" gets it backwards

Fifty of the 103 units carry a deeded, appurtenant boat dock. Fifty-three units carry none. This is not a shared amenity that all residents can use. It is a conveyed property interest that travels with 50 specific units and does not exist for the other 53. The full section on this is below, because it is the most consequential fact about buying or selling here.

What Has Actually Sold at Bay Harbor Club Condo on Bonita Beach in the Last 12 Months

Six units closed at Bay Harbor Club Condo on Bonita Beach in the trailing 365 days to August 13, 2026. The median sold price was $537,500, the median price per square foot was $400, the median days on market was 208, and the median sale price came in at 96.37 percent of the last list price. Every one of the six was a 2 bedroom, 2 bath unit of 1,345 square feet.

About this analysis: pulled from the Southwest Florida MLS Matrix on 2026-08-13. Property type Residential, ZIP Code 34134, status Closed, date field 0 to 365 days, 773 rows returned and captured, then filtered on the exact Sub Condo Name value BAY HARBOR CLUB CONDO. Every median below was recomputed in Python from the raw captured rows rather than read off an on-screen summary. Cross-checked against Lee County Property Appraiser recorded sales. Refreshed quarterly.

Every closed sale at Bay Harbor Club Condo on Bonita Beach, trailing 365 days (n = 6)

Hand-verified aggregates, n = 6: median sold price $537,500, mean $556,667, range $450,000 to $740,000. Median price per square foot $400, range $335 to $550. Median days on market 208, range 72 to 823. Median sold to last list 96.37 percent, range 88.46 to 98.67 percent.

Read the 96 percent figure carefully

That 96.37 percent is measured against the last list price, not the original one. Two of these six units had been on the market for 336 and 823 days respectively before they closed, which means the list price they finally sold against had already been reduced. The true discount from where those sellers started is larger than 96 percent implies. Anyone who tells you sellers at Bay Harbor Club Condo get 96 percent of asking is quoting a number that has already had the price reductions baked out of it.

What the spread inside the building tells you

The six sales spread from $335 to $550 per square foot on nine identical 1,345 square foot floor plans. That is a 64 percent spread in price per foot on the same floor plan, which is unusually wide, and it is the clearest signal in the data that at Bay Harbor Club Condo the unit-level attributes carry the price rather than the plan:

• Whether the unit has one of the 50 deeded docks. The top sale of the six, #5B at $740,000, carries a dock. So does #4B.
• Floor and view. County records classify 62 units BAY view, 29 OBSTRUCTED, and 12 PARKING. That is a real and measurable difference inside one building.
• Glass lanai versus screened balcony. Thirty-nine units versus sixty-four.
• Renovation state, which no public record captures and only a walk-through settles.

Days on market at Bay Harbor Club Condo is the number that matters most

A median of 208 days across six sales, with a high of 823 days, is the single most decision-relevant figure on this page for an owner. Two of six sales took more than eleven months. Bonita Beach condominium sellers who plan around a 60 or 90 day marketing period are planning against a building that has not behaved that way in the last year.

What Is Being Asked Today at Bay Harbor Club Condo on Bonita Beach, and How Far It Sits From What Buyers Have Paid

Three units are currently listed at Bay Harbor Club Condo on Bonita Beach. The median list price is $715,000, the median asking price per square foot is $532, and the median days on market is 285. Set against the trailing-year closed median of $537,500 and $400 per square foot on six sales, the active market is asking 33.0 percent above what the building has actually achieved.

Every active listing at Bay Harbor Club Condo on Bonita Beach (n = 3)

The ask versus achieved gap, stated plainly

Two things about this table are worth stating carefully. First, it is an analysis of a building's market, not a judgment about any individual seller, agent or listing, and nothing here characterises a named party. Second, the gap is real and it is measured on both axes independently landing at the same 33.0 percent, which is what makes it a signal rather than an artifact of one outlier.

One listing has been on the market for 654 days. In the same window, the building's own closed sales settled at a median of $537,500.

Months of supply at Bay Harbor Club Condo on Bonita Beach: 6.0

Three active listings divided by a sales pace of six closings per twelve months (0.5 per month) gives 6.0 months of supply. A balanced market is generally described as roughly 5.5 to 6 months. So the building is balanced on inventory while the standing asks sit a third above the closed record. Those two facts together are the whole seller conversation at Bay Harbor Club Condo right now: there is not an oversupply problem, there is a pricing-to-the-record problem.

How Bay Harbor Club Condo Prices Compare Against the Rest of the Hickory Blvd Corridor on Bonita Beach

Bay Harbor Club Condo on Bonita Beach carries the second-lowest median price per square foot of the sixteen subdivisions that closed a sale on the Hickory Blvd corridor in the trailing 365 days, and the second-longest median days on market. At $400 per square foot on six sales, only Sea Isles trades lower per foot on the corridor, and only one subdivision sat longer.

Nobody else publishes this comparison, because producing it requires pulling the whole ZIP and grouping it by subdivision rather than running one query per comparable.

Method note, stated because the figure deserves it: the corridor slice is address-based, capturing every closed sale in ZIP 34134 whose street address contains HICKORY BLVD. That is 52 rows across 16 distinct subdivisions. It captures the barrier-island corridor as it is addressed, not a formally defined geography.

The Hickory Blvd corridor, closed sales by subdivision, trailing 365 days

⚠️ Read the n column before reading any row. Nine of these sixteen subdivisions closed one or two sales in the whole year. A median drawn from one sale is that sale, and a median drawn from two is their midpoint. Those rows are printed here only so the corridor is complete, and none of them should be quoted on its own as a market figure for that community. The rows with enough sales to say anything at all are Bonita Beach single-family (11), Bay Harbor Club Condo (6), Bonita Beach Club (6), Casa Bonita II (5), Sea Isles (4) and Dolphin Way (4).

What the corridor comparison actually means for Bay Harbor Club Condo

Among the corridor's genuinely measurable condominium sets, Bay Harbor Club Condo is the value end on price per foot and the patient end on time. Bonita Beach Club closed six sales at $577 per foot in a median of 70 days. Bay Harbor Club Condo closed six at $400 per foot in a median of 208 days. Sea Isles, the community immediately next door and the closest direct comparable, closed four at $396 per foot in 125 days.

The honest reading is not that Bay Harbor Club Condo is undervalued or overvalued. It is that this building trades at a lower price per foot than most of its corridor and takes materially longer to trade, and that both halves of that are consistent year over year rather than being one bad quarter.

The one sale we are not publishing

Lee County records a qualified arm's-length transfer of 26225 Hickory Blvd #11D for $745,000 on 2026-05-28. That transaction does not appear in the Southwest Florida MLS closed set for ZIP 34134. If it holds it would be the highest price the building achieved in the period. It is inferred, not verified, because three benign explanations remain open (a different ZIP on the listing record, a different status, or a Sold Data Entry record excluded by the status filter), and it is not counted in any median on this page.

The 50 Deeded Boat Docks at Bay Harbor Club Condo on Bonita Beach, and the 53 Units That Have None

Fifty of the 103 units at Bay Harbor Club Condo on Bonita Beach carry a boat dock as a deeded, appurtenant interest recorded on the unit's own tax parcel, and in seven cases written into the unit's recorded legal description. Fifty-three units carry no dock at all. A dock here is not a shared amenity, not a waitlist, and not a seasonal rental. It travels with a specific unit.

This is the single most valuable fact on this page for a buyer or a seller, and it is the one competitors get wrong most often, because establishing it requires reading county legal descriptions rather than a listing feed.

How the county records the docks

Fifty of the 103 unit parcels carry the Lee County extra-feature line CBDOCKE, CONDO/COOP DOCK BASIN AVERAGE, quantity 1.00, base year 1995. No unit carries more than one. Split by phase: 26 in Phase I (26225) and 24 in Phase II (26235).

Seven units name a specific dock inside the recorded legal description itself. Observed examples, verbatim from the county record:

• 26235 Hickory Blvd #9-A: BAY HARBOR CLUB CONDO PH-II OR 1696 PG 227 UNIT 9-A + DOCK #50
• 26225 Hickory Blvd #8-D: BAY HARBOR CLUB CONDO PH I OR 1696 PG 227 UNIT 8-D/DOCK #1
• 26225 Hickory Blvd #8-C: UNIT 8-C/DOCK #28+ LIFT
• 26235 Hickory Blvd #10-A: UNIT 10-A/DOCK #31
• 26235 Hickory Blvd #2-A: UNIT 2-A/DOCK #37

Dock numbers observed in legals run #1, #24, #25, #28, #31, #37 and #50. The appearance of DOCK #50 in a recorded legal description independently corroborates a 50-slip basin from the property record rather than from marketing copy.

The two published dock counts, and which one to use

Two independent current sources agree on 50, so 50 is the figure used on this page. The Manatee Protection Plan's 48 is recorded here with attribution rather than buried, because it is a genuine county document and a buyer who finds it should know why it differs.

Which units have a dock and which do not

Phase I, 26225 Hickory Blvd, units WITH a dock (26): 1A, 1B, 1C, 1D, 2A, 2B, 3D, 4C, 5B, 5C, 6A, 6D, 7C, 7D, 8B, 8C, 8D, 9C, 9D, 10A, 10C, 11A, 12A, 12C, 12D, PH-D.

Phase I, 26225 Hickory Blvd, units WITHOUT a dock (25): 2C, 2D, 3A, 3B, 3C, 4A, 4B, 4D, 5A, 5D, 6B, 6C, 7A, 7B, 8A, 9A, 9B, 10B, 10D, 11B, 11D, 12B, PH-A, PH-B, PH-C.

Phase II, 26235 Hickory Blvd, units WITH a dock (24): 2A, 2B, 4B, 4D, 5C, 6A, 6D, 7B, 7D, 8B, 8D, 9A, 9C, 9D, 10A, 10B, 10C, 11B, 11C, 12C, 12D, PH-B, PH-C, PH-D.

Phase II, 26235 Hickory Blvd, units WITHOUT a dock (28): 1A, 1B, 1C, 1D, 2C, 2D, 3A, 3B, 3C, 3D, 4A, 4C, 5A, 5B, 5D, 6B, 6C, 7A, 7C, 8A, 8C, 9B, 10D, 11A, 11D, 12A, 12B, PH-A.

This list is derived from the county extra-feature line on each of the 103 unit parcels as retrieved 2026-08-11. Verify the dock against the unit's own current parcel record and its recorded legal description before writing an offer or a listing agreement. A list published on a web page is not a title search.

What the docks do and do not come with

• A boat lift on the common-element parcel: the county records 10 BOAT LIFT units and a 1,728 square foot commercial pier, both added 1983, on the common-element parcel. At least one unit legal ties a lift to a specific dock (DOCK #28 + LIFT).
• Dockside water, dockside electric, and per-slip lifts beyond that: NOT FOUND in any citable source. The association's amenity page does not mention any of the three. Do not assume them.
• Fuel and ice: the association describes on-site fuel delivery and bagged ice as "coming soon." That is aspirational, not an existing amenity, and it is not counted as one here.
• Vessel limit: the association publishes a limit of 30 feet. Maximum beam is NOT FOUND.
• Whether all 50 slips are appurtenant to units or whether some are association-retained and assignable: NOT FOUND. The Declaration at Official Records Book 1696, Page 227 governs.

One more note the county forces

Every one of the 103 unit records displays MOORING SLIP: 15, CLUB HOUSE: 18 and RECREATION: 2. Those are amenity valuation codes, not counts. There are not 15 mooring slips per unit, and any page that says so has misread the field.

Boating from Bay Harbor Club Condo on Bonita Beach: What the Federal Chart Book Says

The docks at Bay Harbor Club Condo on Bonita Beach sit on a protected basin off Hogue Channel, the marked back-bay route behind Little Hickory Island. The practical constraint on a boat here is not the association's 30 foot length limit. It is height: the fixed Big Hickory Pass bridge just north of the community carries a charted vertical clearance of 10 feet.

That figure comes from the NOAA and NOS United States Coast Pilot 5, Chapter 4, edition dated 09 AUG 2026, which is the federal navigation publication for this coast. Paragraph 248, verbatim: "A fixed highway bridge connecting Big Hickory Island and Little Hickory Island has a horizontal clearance of 40 feet and a vertical clearance of 10 feet."

What that means in practice

A 30 foot center console or bay boat clears a 10 foot fixed span. A 30 foot flybridge does not. Neither does a sailboat with a stepped mast. This is a center-console and bay-boat basin, and describing it as anything else sets a buyer up for an expensive surprise after closing.

The route to the Gulf, honestly

Coast Pilot paragraph 250, verbatim: "In 1992, Big Hickory Pass was reported open for small craft with local knowledge. Private daybeacons reportedly mark the channel from the pass south through Hogue Channel, Big Hickory Bay and Fish Trap Bay to Imperial River and also north through Broadway Channel to New Pass and Big Carlos Pass. Local knowledge is advised."

Three things follow, and each is a fact rather than an opinion:

1. Big Hickory Pass is marked by private daybeacons, not federal aids, and the federal publication advises local knowledge.
2. New Pass has reported shoaling. Coast Pilot paragraph 252, verbatim: "In 2016, severe shoaling was reported in New Pass from New Pass Lighted Buoy 1 to Buoy 4; local knowledge and extreme caution are advised." The bridge over New Pass carries a 30 foot clearance.
3. Wiggins Pass to the south "is subject to frequent changes" in the same publication.

One correction to the federal text itself: Coast Pilot still describes the old Big Carlos Pass bascule span. The replacement Big Carlos Pass Bridge opened to traffic on November 14, 2025 as a 60 foot fixed high span. We flag that as a live discrepancy against the federal publication rather than repeating stale clearance data.

So is this "direct Gulf access"?

Only with qualification. There is a bridged, shoal-prone route to the Gulf of Mexico from Bay Harbor Club Condo, and it is genuinely convenient for the right boat. There is no unbridged, deep-water, straight-shot Gulf access. Writing "direct Gulf access" without the 10 foot bridge and the pass caveat would be materially misleading to a boat buyer, so this page does not write it.

Nearby marine services, corrected

The marina historically operating at 26107 Hickory Blvd, a few hundred feet from Bay Harbor Club Condo, is no longer in private marina ownership. The 0.638 acre parcel is recorded to the Bonita Springs Fire Control and Rescue District, which purchased it in January 2023 for $6,000,000 after Hurricane Ian. Several competing pages still list that marina and its restaurant as a nearby Bay Harbor Club amenity. They are not.

The nearest full-service marinas are Bonita Bay Marina, about 2.2 miles by road, and Coconut Point Marina, about 3.0 miles.

Bridge history worth knowing

Lee County DOT closed the Big Hickory Pass Bridge on September 29, 2022 after Hurricane Ian damage was found during inspection. It has since reopened and the Bonita Beach Causeway route toward Fort Myers Beach is continuous again. We could not source the exact reopening date from a primary document, so it is recorded here as reopened without a date attached.

The Floor Plan, the Lanais and the Views at Bay Harbor Club Condo on Bonita Beach

Every residence at Bay Harbor Club Condo on Bonita Beach except one is a 1,345 square foot, 2 bedroom, 2 bath corner unit. The county records Location: CORNER (END) on all 103 units, which follows from the geometry: four units per floor per tower means every unit is an end unit. The variation that matters is lanai treatment and view.

County unit-type inventory, all 103 units

Note what the penthouse designation does and does not mean here. The penthouse units are still 1,345 square feet. They sit on the 13th residential level; they are not larger.

Lanai treatment

• Glass-enclosed lanai, 520 square feet: 39 units (24 in Phase I, 15 in Phase II). These carry a separate 520 square foot CONDO LANAI subarea in the county record and a gross area of 1,865 square feet.
• Screened balcony: 64 units (27 Phase I, 37 Phase II).

View classification, from the county's own field

The county classifies the complex frontage as BAY. The county does not classify any unit at Bay Harbor Club Condo as Gulf-front, which is correct: the buildings sit east of Hickory Blvd and the Gulf beach is west of it.

Twelve units carry a PARKING view in the county record. That is a real distinction inside one building and it is part of why identical 1,345 square foot units traded across a $335 to $550 per square foot range in the last year.

How Bay Harbor Club Condo on Bonita Beach Is Owned and Governed

Bay Harbor Club Condo on Bonita Beach is governed by BAY HARBOR CLUB OF BONITA BEACH CONDOMINIUM ASSOCIATION, INC., a Florida not-for-profit corporation, document number 771001, filed October 31, 1983 and currently ACTIVE. The condominium was created in two phases under a single Declaration recorded at Lee County Official Records Book 1696, Page 227.

The corporate record

Officers on the 2026 annual report: Joseph Vito (President), Jim Peacock (Vice President), Scott McComb (Secretary), George Marlow (Treasurer). Directors: Frank Falsetti, Donald Vercruysse, Darren Robertshaw.

A filing history worth reading

The association has filed an annual report every year from 1996 through 2026 without a lapse, with no administrative dissolution and no reinstatement on the record. Registered agent changed three times, in 2002, 2009 and 2022. The 2022 change moved the registered agent to Varnum LLP, a law firm, which is a common move when an association is working through construction, insurance or structural compliance matters. Given that Hurricane Ian made landfall in September 2022, that timing is what it looks like.

Management

The association is professionally managed, not self-managed. Three independent sources converge on Cambridge Property Management of Southwest Florida, 9001 Highland Woods Blvd, Suite 1, Bonita Springs, FL 34135, (239) 249-7000: the association's Sunbiz principal, mailing and officer addresses all read that address; the association's own site routes sales and rental inquiries to a cambridgeswfl.com address; and the management company publishes that same office address.

The association's clubhouse guidelines also reference an on-site manager, so there is on-site staffing in addition to the management-company account. Posted on-site office hours: NOT FOUND.

What the association does not publish, and why that matters

The association's website has open directory listings, so the complete set of publicly posted association documents is knowable, and it is small: one clubhouse guidelines document and a calendar instruction sheet. The association does not publish its Declaration, bylaws, articles, rules, budget, reserve study, SIRS or milestone inspection report on its public website.

That is a definitive negative finding rather than an absence of searching, and it is a practical fact for a buyer: you cannot self-serve the governing documents for Bay Harbor Club Condo. You obtain them through the seller under Florida Statutes 718.503, or through Cambridge SWFL.

What the Declaration governs and we could not read

The recorded Declaration at Official Records Book 1696, Page 227 is the authority document for pet rules, leasing rules, dock assignment, parking assignment and storage. The Lee County Clerk's Official Records portal gates all searching behind a disclaimer acceptance, so the recorded Declaration and its amendment history were not retrieved for this build. Nothing on this page asserts anything about the Declaration's contents.

Amenities Inside Bay Harbor Club Condo on Bonita Beach

Bay Harbor Club Condo on Bonita Beach carries an unusually dense amenity set for a 103-unit community on a 1.34 acre common-element footprint: a 50-slip boat basin, four pickleball courts and two tennis courts, two shuffleboard courts, a heated pool with two spas, a clubhouse, a waterfront grilling area, and kayak and paddleboard racks launching directly into Hogue Channel.

The court count is the differentiator, and it is record-backed

Four pickleball courts, two tennis courts and two shuffleboard courts on 1.34 acres, alongside a 50-slip basin, is a genuinely unusual concentration for this island. The county's own land-feature record on the common-element parcel supports it: TENNIS COURT, CONCRETE, 13,440 square feet and SHUFFLE BOARD COURT, 560 square feet, both added 1983. Of the nineteen neighbouring condominium communities catalogued along this stretch of Hickory Blvd, several carry pool and tennis common elements in their recorded legals, but none is recorded with a 50-slip marina.

Pool, spas and sundeck

The county records a 1,500 square foot commercial pool, a 7,100 square foot concrete patio, and two JACUZZI, TYPE B units, all added 1983, plus pool heaters and pool heater air conditioning units added in 2023. The association describes the pool as 25 feet by 50 feet with a shell-stone sundeck overlooking Hogue Channel, and two hot tubs. The county's 1,500 square feet is consistent with a 25 by 50 pool, and the county's two jacuzzi units are consistent with two hot tubs.

The association also describes its pool as the largest private heated pool on Little Hickory Island. That is a comparative claim with no measurable source behind it, so this page does not repeat it as fact. The measured 25 by 50 dimension is enough on its own.

Clubhouse

The county records a 1,509 square foot clubhouse with a 332 square foot finished open porch, built 1983 with an effective year of 1998, classified improvement type 74, Health/Clubhouse. Note that the clubhouse, not the towers, is the source of the wood-frame construction codes that appear in the county record for this complex.

From the association's own published clubhouse guidelines:

• Residents may reserve the clubhouse for non-commercial, non-profit private use, provided it does not conflict with a scheduled association event. Sign-up runs through the community calendar.
• The user supplies their own paper and plastic products and is responsible for cleanup and any damage.
• The kitchen inventory implied by the cleaning checklist includes oven, microwave, refrigerator, freezer, coffee makers, silverware, cooking utensils and dish towels.
• Decorations may not be attached to the walls, the ceiling, or the east and west windows. North and south windows are permitted but must be washed after the event.
• Clubhouse tables and chairs may be borrowed for short periods for use inside a resident's own unit, tracked on a sign-out board, and may not leave the property.
• The clubhouse has WiFi and a coded restroom.

The social calendar, which tells you something a brochure does not

The association runs a public community calendar. Observed on the August 2026 grid: Bridge every Friday at 12:00 p.m., a Ladies Lunch Out, a Board of Directors meeting on Tuesday, August 25 from 2:00 to 3:00 p.m., and an off-site community outing. In season the association describes a weekly happy hour, game night, men's coffee, yoga and group exercise.

August is the deepest part of the Bonita Beach off-season. A building whose calendar still carries a weekly bridge game and a live board meeting in August has a genuine year-round resident core, not a tower that goes dark from May to October. That is the kind of detail that only shows up if you look at the calendar.

Storage, parking and security

• Secure bicycle storage room, per the association.
• Kayak and paddleboard racks with a launch directly into Hogue Channel.
• Covered, under-building parking. Spaces per unit, assigned versus open, and guest parking rules are NOT FOUND in any source we could reach.
• Secured entry to lobbies, pool and clubhouse, with camera monitoring at lobby doors.
• ⚠️ There is no gatehouse and no manned vehicular gate described in any source. Bay Harbor Club Condo is a secured-entry building, not a gated community, and this page does not call it gated.

Amenities we could not confirm exist at all

Searched the association's site, both open document directories and its published materials. No mention of a fitness room or gym, sauna, steam room, guest suites, car wash area, air-conditioned owner storage lockers, on-site restaurant, or a resident business center. All recorded as NOT FOUND. Their absence from the association's own amenity page is meaningful evidence but not proof, and any buyer who needs one of them should confirm with the management company.

Elevators

Two 13-level residential towers necessarily have elevators. The count, the number of stops, the modernization history and any service-elevator rules are NOT FOUND. Lee County publishes no elevator data. The City of Bonita Springs permit portal shows no elevator permit at either address across 2020 to 2026. Figures of 12, 13 and 14 stops circulate; none is confirmed by a primary source and this page states none of them.

Beach Access at Bay Harbor Club Condo on Bonita Beach: What the Records Actually Show

Residents of Bay Harbor Club Condo on Bonita Beach cross Hickory Blvd to reach the Gulf beach, and the association maintains an outdoor beach-rinse shower on its own property for the walk back. Bay Harbor Club Condo does not own beach. A countywide owner-name search of the Lee County cadastral layer returns no Gulf-front, beach-front or beach-easement parcel anywhere on Little Hickory Island under the association's name.

What the association owns

Exactly one parcel: the 1.34 acre common-elements parcel under and around the two towers. STRAP 254724B20420000CE, legal description BAY HARBOR CLUB CONDO DESC OR BK 1696 PG 0227 COMMON ELEMENTS. That is the entire real property holding of the association in Lee County.

What is actually across the road

Bonita Beach Access #9, at 26220 Hickory Blvd, a Lee County public beach access. Lee County states that accesses #2 through #9 are free to park. 26220 sits directly opposite 26225 and 26235 in the Hickory Blvd address grid, and no parcel exists in the county cadastral layer at 26220, 26210, 26200 or 26240 Hickory Blvd, which is consistent with Access #9 being a public right-of-way street-end access rather than a titled park parcel.

So the accurate sentence is: residents cross Hickory Blvd to a free public Lee County beach access. That is genuinely convenient. It is not private beach, it is not deeded beach, and this page does not say it is.

What a genuine deeded beach holding looks like on this same road

Two nearby Gulf-front parcels on this stretch are owned outright by off-island communities as private beach clubs, and they show what the record looks like when a community truly owns beach:

Bay Harbor Club appears on none of them.

⬜ If a recorded easement, license or membership giving Bay Harbor Club owners rights over a private Gulf-front parcel exists, it would be in the Declaration at Official Records Book 1696, Page 227, which we could not retrieve. Until that document is read, no beach ownership or easement claim belongs on this page.

The public beach picture, complete and correctly attributed

Every facility below is public and none is owned or controlled by the association.

The county-line detail that matters and that almost nobody publishes: Barefoot Beach Preserve is in Collier County, so a Lee County annual beach parking pass does not work there, and a Collier resident permit does not work at the Lee accesses on Hickory Blvd. Owners at Bay Harbor Club Condo sit close to both county systems and belong to the Lee one.

Countywide Lee beach rules: no pets on the beach, no fires or grilling, no alcohol, no glass, no jet-ski launch, no hammocks tied to vegetation. A saltwater fishing license is required to fish from shore, and a free Resident Annual Saltwater Shoreline license is available. Lee County advises that beaches have not been fully restored to pre-Hurricane Ian conditions, that debris continues to wash ashore and can be buried in sand, and that beach shoes should be worn. That advisory is the county speaking and it is current.

Where Bay Harbor Club Condo on Bonita Beach Sits for Errands, Dining and Daily Life

What is walkable from the front door at Bay Harbor Club Condo on Bonita Beach is the beach and the water, and essentially nothing else. An OpenStreetMap query centred on 26225 Hickory Blvd returns zero restaurants, cafes, bars, groceries or convenience stores within 1.24 miles. The nearest mapped restaurant is 1.88 miles away and the nearest supermarket is 3.22 miles.

That is the honest picture, and stated plainly it is a strength rather than a weakness: this is the quiet, residential, end-of-the-island stretch of Bonita Beach, not a strip. Anyone who wants to walk to dinner should be buying somewhere else, and anyone who wants a quiet barrier island with a boat basin and a beach access across the street is buying exactly the right thing.

Distances from 26225 Hickory Blvd

All road distances and drive times computed on the OpenStreetMap road network. Walk times are calculated at 3.0 miles per hour on the same road distance.

The walking and biking path claim, handled carefully

The association describes access from its driveway to a Bonita walking and bike trail running the length of Bonita Beach, south toward Doc's Beach House and north to Fort Myers Beach. The north half of that is materially premature. The Lee County SUN Trail project along Estero Blvd, a 12 foot shared-use path of about 3.25 miles from the Big Hickory Pass Bridge area, had design starting in late 2024 and construction not yet funded at the time of reporting. It does not currently connect anyone to Fort Myers Beach.

What is real: residents walk and bike Hickory Blvd toward the beach accesses and, at about two miles, toward Doc's Beach House. Lee County approved a Hickory Boulevard sidewalk replacement in June 2025, replacing Ian-damaged sidewalk at a total of $922,110, with construction running July 2025 to October 2025.

Daily logistics we could not source

Recorded honestly rather than guessed:

• Mail delivery: NOT FOUND. No source states whether mail is a lobby cluster box, an on-site mail room, or a curbside USPS cluster.
• Trash and recycling: the county assigns garbage district 001 to the common-element parcel. The hauler, pickup days, chute versus bin room and recycling arrangement are NOT FOUND.
• Bulk cable and internet: NOT FOUND. No provider or included-service statement exists in any source we could reach. The clubhouse has its own WiFi, which says nothing about unit service.
• Pet rules beyond "pets that meet guidelines are allowed": NOT FOUND. The specific limits are in the governing documents.
• Leasing rules and minimum lease term: NOT FOUND. Figures circulate on third-party sites and none is corroborated by the association, the management company, or any recorded document we could read.

What Flood Zone Is Bay Harbor Club Condo on Bonita Beach In?

Bay Harbor Club Condo on Bonita Beach sits entirely in FEMA Zone AE, Coastal Floodplain, with a base flood elevation of 11 feet NAVD88, on FIRM panel 12071C0651G, effective November 17, 2022. Zone VE, which carries the wave-action construction standard and a higher base flood elevation, begins roughly 150 metres west, across Hickory Blvd on the Gulf beach.

Five probe points on and around both building footprints in the FEMA National Flood Hazard Layer return identically: FLD_ZONE: AE, ZONE_SUBTY: COASTAL FLOODPLAIN, STATIC_BFE: 11.0, V_DATUM: NAVD88, SFHA_TF: T.

The transect across Little Hickory Island, because the island is narrow and the zone changes fast

Being in AE rather than VE is materially favorable for a barrier-island building, because VE carries the wave-action construction standard and a higher base flood elevation. Bay Harbor Club Condo is on the bay side of the road, which is why it sits in AE.

No Limit of Moderate Wave Action line is mapped in the immediate vicinity. The FEMA layer returned zero LiMWA features in the bounding envelope.

One discrepancy you should know about

The City of Bonita Springs GIS FEMA layer returns AE with a base flood elevation of 12 feet NAVD88 at these coordinates. FEMA's own National Flood Hazard Layer returns 11 feet. Both agree on the zone. FEMA's NFHL is the authoritative source for the effective FIRM, so this page uses 11 feet NAVD88, and states plainly that a site-specific Elevation Certificate is the only document that resolves this for insurance rating purposes. Existing Elevation Certificates are downloadable from City of Bonita Springs Community Development.

Pre-FIRM status, and why it is load-bearing

The initial Flood Insurance Rate Map date for both the City of Bonita Springs (NFIP community 120680) and Lee County (125124) is September 19, 1984. Bay Harbor Club Condo was built in 1983. Both towers are therefore PRE-FIRM, and the City confirms this independently in its own permit language, which describes them verbatim as a "PRE-FIRM NONCONFORMING BUILDING."

Three consequences follow:

1. The buildings were not constructed to the elevation and flood-resistant-construction standards the FIRM later imposed.
2. Under NFIP Risk Rating 2.0, pre-FIRM non-primary residences, businesses and Severe Repetitive Loss properties reach the full-risk premium faster, on a 25 percent annual increase track under 42 U.S.C. 4015(e)(4) rather than the 18 percent cap. Seasonal and rental ownership is common in a coastal Bonita Beach tower, so this distinction is live here. The statute is verified; its application to any specific policy is not something a web page can determine.
3. Substantial improvement triggers a retrofit obligation, and the Bonita Springs version of that rule is stricter than FEMA's baseline. That has its own section below.

The Community Rating System discount

The City of Bonita Springs is CRS Class 5, earning a 25 percent NFIP premium discount inside the Special Flood Hazard Area and 10 percent outside it. Verified from three independent sources: FEMA's CRS Eligible Communities list effective April 1, 2026, the OpenFEMA NFIP Community Status Book, and the City's own CRS page. Lee County is also Class 5 at 25 percent. For context on the same list: Fort Myers Beach 25 percent, Cape Coral 25 percent, Sanibel 25 percent, Collier County 25 percent, Village of Estero 20 percent, City of Fort Myers 20 percent.

The 2024 retrograde episode, which is not purely historical

Verbatim from the City of Bonita Springs: "The Federal Emergency Management Agency (FEMA) verbally informed the City of Bonita Springs, Lee County, and other local municipalities on Thursday March 28, 2024, that it was altering its assigned ratings that ensure residents have a 25% discount on their flood insurance."

And the resolution, verbatim: "BONITA SPRINGS, Fla. November 21, 2024 Bonita Springs was notified that FEMA will maintain Bonita Springs rating and National Flood Insurance Program (NFIP) policyholder discounts following months of diligent work by the city to provide all requested and required documentation. FEMA determined Bonita Springs residents with policies issued under the NFIP will maintain the discount rate of 25%."

Two reasons that episode still matters to a Bonita Beach condominium owner:

1. Under 42 U.S.C. 4015(e)(1)(C)(i), a property in a community that has experienced a rating downgrade under the Community Rating System is a statutory exception to the 18 percent annual NFIP premium increase cap. A future retrograde is an uncapped premium event, not a gradual one.
2. The NFIP Flood Insurance Manual excludes from the CRS discount, verbatim: "Buildings not in compliance with community floodplain management regulations or that have known floodplain management violations are ineligible for the CRS premium discount." The City's own message during the episode was, verbatim: "Any resident with unpermitted repair work from Hurricane Ian was encouraged to contact their local floodplain administrator."

That is reported as fact with its sources. It is not advice about whether to buy or sell.

What Hurricane Ian Actually Measured at Bay Harbor Club Condo on Bonita Beach

The United States Geological Survey surveyed two Hurricane Ian high-water marks on this building. The defensible still-water figure is 11.3 feet NAVD88, 5.00 feet above ground, quality Excellent to plus or minus 0.05 feet, from an interior seed line inside the stairwell at 26235 Hickory Blvd. That is 0.3 feet above the mapped base flood elevation of 11.0 feet NAVD88. This is the strongest single piece of evidence anywhere about what happened at Bay Harbor Club Condo on September 28, 2022, and it is address-specific rather than regional.

The two surveyed marks

USGS Short-Term Network site FLLEE32915, described by USGS verbatim as "26235 Hickory Blvd (Bay Harbour II)", at 26.357474 N, minus 81.855946 W, surveyed 2022-10-13, event 325 (2022 Ian).

How to read those two correctly. The interior mark is the still-water level, because it is inside a stairwell and is flagged as still water by USGS. The exterior 5.95 foot mark is not flagged still water and therefore includes wave run-up. Neither supports a "12 foot surge at this building" claim, and this page does not make one.

The island in context, same survey

Still-water elevations cluster tightly at 11.3 to 12.4 feet NAVD88 across Little Hickory Island, while height above ground varies from 2.5 to 8.0 feet purely because ground and finished-floor elevations differ. That is the accurate way to explain what happened: the water level was consistent across the island, the impact was not.

The regional numbers, and a caution about them

The NOAA National Hurricane Center Tropical Cyclone Report AL092022 states, verbatim: "Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples." Immediately following, the same report qualifies it: "Farther south in Bonita and North Naples, the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft AGL."

⚠️ The 8 to 12 foot band is an analysis band, not a gauge reading. The report's own table of selected storm surge observations contains no station in Bonita Beach, Bonita Springs, Estero or Little Hickory Island, and the strings "Little Hickory," "Little Hickory Island" and "Hickory Blvd" do not appear anywhere in the 72 page report. For anything address-specific, the USGS marks above are the record.

The City of Bonita Springs' own progress report states, verbatim: "The City of Bonita Springs experienced over 12+ feet of storm surge and sustained winds of over 155 mph." That is the City's summary statement, not a measurement: it carries no datum, no location and no gauge, and it is higher than both the NHC band and the surveyed USGS marks on this island.

What happened on Hickory Blvd, from the City's own release

City of Bonita Springs, "Hickory Blvd Access," posted 10/04/2022, verbatim: "The Building Department has inspected every building visually for structural integrity. A red tag has been attached to the front of any structure that has been deemed unsafe. Bear in mind that many of the buildings, single family and multiple family, have compromised water, sewer and electrical services which make the units uninhabitable. Many of the commercial and condominium buildings also have damaged fire alarm and or sprinkler systems."

⬜ Whether any specific building on Hickory Blvd was red tagged is not a matter of public record. The City never published a list or a count. We searched and found none, and we do not infer in either direction. A buyer who wants that answer for Bay Harbor Club Condo should request it from the City of Bonita Springs Building Department directly.

City-wide, from the same document: 19,427 parcels assessed, 28 destroyed, 1,332 major damage, 1,660 minor damage, 3,796 affected, 12,610 unaffected, with 252,534 cubic yards of debris collected by January 27, 2023.

Helene and Milton, for completeness

Hurricane Helene, September 26, 2024. The NOAA NHC report states, verbatim: "Maximum storm surge inundation of 3 to 5 ft AGL occurred from south of Englewood to Bonita Beach including Charlotte Harbor." Bay Harbor Club Condo is north of the Bonita Beach boundary point, so the 3 to 5 foot band applies. The City reported street flooding from storm surge that morning. No USGS high-water mark was surveyed anywhere in Lee County for Helene.

Hurricane Milton, October 9, 2024. The NOAA NHC report states, verbatim: "Maximum storm surge inundation of 4 to 6 ft AGL also occurred south of Boca Grande through Bonita Beach, including the Caloosahatchee River." The one measured mark near Bonita Beach, USGS site FLCOL26293 at the Bonita Beach Park area, is a still-water stain line at 6.8 feet NAVD88, 1.92 feet above ground, quality Good.

The plain comparison: the one measured Milton mark near Bonita Beach is 6.8 feet NAVD88. The Ian marks two miles north on Little Hickory Island are 11.3 to 12.4 feet NAVD88. Milton's water level in this area was roughly 4.5 to 5.5 feet lower than Ian's.

⚠️ A pre-landfall Milton advisory quoted an 8 to 12 foot surge forecast. That was a forecast, not an outcome. The post-analysis observed band was 4 to 6 feet.

Milton did reach this road. Reporting on the October 23, 2024 special City Council meeting quotes Lee County Sheriff's Office Lt. Rush Brewton: "One of the most impacted roads: Hickory Boulevard, which had to be closed for cleanup, after Milton swamped it with water and sand. In some places, the displaced sand reached 4 to 5 feet." The City's Advisory #13 on 10/12/2024 confirmed, verbatim: "Vehicular access to Hickory Blvd. has been restored."

The Post-Ian Repair Record at Bay Harbor Club Condo on Bonita Beach

Bay Harbor Club Condo on Bonita Beach ran a permitted, City-inspected repair programme after Hurricane Ian that closed out on April 24, 2025, and it included two full flat re-roofs at $410,000 each, both finaled February 26, 2024. This is dated, documentary evidence from the City's own permit file, not a marketing characterisation of the building's condition.

The building-wide permits

Reading that record honestly, in both directions

What it shows in the building's favour: two full re-roofs finaled in February 2024, fire pumps and fire alarm replaced, pool and spa reconstructed, concrete restoration performed in 2021 before Ian, and a two-and-a-half-year permitted restoration arc that the City finaled rather than leaving open. Every one of the flood-relevant permits ran the City's Special Flood Hazard Area Review workflow step and passed, which is direct evidence the City performed the substantial-improvement screen on the post-Ian work and the work cleared it.

What it shows on the other side: the two demolition permits are specific about scope, "ground level components only," which is dated evidence of significant ground-level damage. Three balcony concrete slab-edge repair permits were pulled and finaled in 2024 and 2025 (penthouse C northwest corner, unit 7B, unit 1D). Slab-edge spalling repair is the classic maintenance signature of a 1980s coastal reinforced-concrete building. That is normal for the vintage and the environment, and it is also precisely what a milestone inspection examines.

And the ongoing item: the two flood mitigation panel permits issued August 2025 are still open. The City's own description of the buildings in those permits is the phrase quoted above.

Permit valuations actually read off the detail pages

⚠️ These four are not the total permitted spend. There are 444 permits across the two addresses (245 at 26225, 199 at 26235) and only four valuations were read individually. Nothing here should be read as a complete cost roll-up.

The unit-level pattern

Unit-level permit volume across the 103 units: Building Remodel or Repair 142, air conditioning new or changeout 91, Shutter or Awning 60, Electric 7, Building Miscellaneous 6, Building Window or Door Replacement 3, Building Addition 1.

That distribution is informative. Fifty of the 103 units have at least one shutter or awning permit on file, and only three window or door replacement permits appear across all unit parcels. The inference, and it is labelled as an inference, is that hurricane protection at Bay Harbor Club Condo is predominantly shutter-based, unit by unit, rather than building-wide impact glass. That needs association confirmation before anyone relies on it, and the current 2024 to 2026 permit stream is dominated by unit-by-unit impact window, sliding-glass-door and rolldown-shutter replacement, which suggests the picture is actively changing.

The Bonita Springs 50 Percent Rule, and Why It Is Stricter Than FEMA's

The single most consequential renovation constraint on Bay Harbor Club Condo on Bonita Beach is the City of Bonita Springs substantial improvement rule, and the City's version is cumulative over a rolling five-year period rather than per-project. FEMA's national default counts each project on its own. Bonita Springs adds them up. On a pre-FIRM 1983 barrier-island tower, that difference is the whole ballgame.

The codified text, verbatim

Bonita Springs Code of Ordinances, Section 24-79, current codified definition of substantial improvement:

"Any combination of repair, reconstruction, rehabilitation, alteration, addition, or other improvement of a building or structure, taking place during a five-year period, the cumulative cost of which equals or exceeds 50 percent of the market value of the building or structure before the improvement or repair is started. The five-year period of accumulation begins when the first improvement or repair of each building is permitted subsequent to November 18, 1992. The cost of replacing windows and doors with impact-resistant products, installation of impact-resistant storm shutters, or replacement roofs with code-compliant materials and methods, shall be assessed in the cumulative cost for only a one-year period. If the structure has incurred 'substantial damage,' any repairs are considered substantial improvement regardless of the actual repair work performed."

Substantial damage, same section, verbatim: "Damage of any origin sustained by a building or structure whereby the cost of restoring the building or structure to its before-damaged condition would equal or exceed 50 percent of the market value of the building or structure before the damage occurred."

Market value, the denominator, same section, verbatim: "The value of buildings and structures, excluding the land and other improvements on the parcel. Market value is the actual cash value (like-kind replacement cost depreciated for age, wear and tear, neglect, and quality of construction) established by a qualified independent appraiser, or tax assessment value adjusted to approximate market value by a factor provided by the Lee County Property Appraiser."

The ordinance history: Ordinance 22-05 adopted 8-3-2022 and codified into Chapter 24; Ordinance 23-10 adopted 8-2-2023 amending Section 24-79; Ordinance 25-03 adopted February 5, 2025, amending Sections 10-22(a), 24-24(3) and 24-79, and that is the current operative text. The identical five-year cumulative rule is codified a second time as a Florida Building Code local technical amendment at Section 10-22(a), and is backstopped again by Comprehensive Plan Policy 11.2.2.

What this means in plain terms

1. The trigger is 50 percent, but the accounting is cumulative over five rolling years, and the clock started at the first permit after November 18, 1992.
2. On a 1983 building, "depreciated for age, wear and tear" makes the denominator lower than replacement cost, which makes the 50 percent threshold easier to hit, not harder.
3. If the cumulative total crosses 50 percent, the entire structure must be brought into compliance with current flood standards, which for a pre-FIRM 1983 building means elevating the lowest floor to or above the base flood elevation plus freeboard. On a 13-level reinforced-concrete tower over under-building parking, that is not practically achievable, so in practice the rule functions as a ceiling on cumulative permitted improvement rather than a retrofit pathway.
4. There is a real relief valve. Impact windows and doors, impact storm shutters, and code-compliant replacement roofs are aggregated for one year only, not five. That is a deliberate hardening carve-out, and it is exactly what most of Bay Harbor Club Condo's 2024 to 2026 unit-level permit volume consists of.
5. Substantial damage collapses the analysis. If a future storm damages a building 50 percent or more of pre-damage market value, every repair is treated as substantial improvement regardless of the work performed.
6. The floodplain administrator is obligated to look back at previous permits. Section 24-24(3) is not discretionary: the determination "requires evaluation of previous permits issued for improvements and repairs."

The part almost nobody knows, and it is checkable

⛔ The City's own public handout contradicts its own ordinance. The current "Substantial Improvement / Substantial Damage Notice to Property Owners," dated 11/3/2025, defines substantial improvement with no cumulative language at all: "any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started."

The words "cumulative," "five," "1992" and "one-year" appear nowhere in that handout. The codified ordinance controls. An owner or contractor relying on the handout will be wrong, and the direction of the error is always toward underestimating how much improvement has already been counted.

⬜ Also NOT FOUND: any condominium-specific provision. Nothing in Ordinance 22-05 or codified Chapter 24 distinguishes condominium buildings, common elements, or individual units. The definitions operate on "a building or structure." For a 103-unit twin-tower property with dozens of unit-level window and door permits, that is a material ambiguity, and it should be resolved with the floodplain administrator rather than assumed. The City of Bonita Springs Community Development office at 9220 Bonita Beach Rd Suite 111 issues written determinations.

Build-Back Rights and Height Nonconformity on Little Hickory Island

Bay Harbor Club Condo on Bonita Beach is zoned C-1 with a Future Land Use designation of Medium Density Multi-Family Residential, and the Bonita Springs Comprehensive Plan caps new or modified structures on the islands west of the mainland at 35 feet above base flood elevation to the eaves. A 13-level tower obviously exceeds that. The counterweight is the City's build-back policy, which expressly preserves legally documented height and density after a greater-than-50 percent loss.

The height cap, verbatim

Comprehensive Plan, Future Land Use Element, Policy 1.1.8.1, the subject's own FLU category:

"Maximum allowable height of structures shall be 75 feet from the base flood elevation to the eaves, except that no new structures or modification of existing structures located on the islands west of the mainland may be constructed in excess of 35 feet in height."

The two island-specific FLU categories that appear on immediately adjacent parcels, Little Hickory Island Multi-Family Residential (Policy 1.1.29) and Little Hickory Island Neighborhood Commercial (Policy 1.1.28), carry the same 35 foot cap.

Bay Harbor Club Condo's status as nonconforming as to height follows directly from that policy, but no City document names specific buildings as nonconforming, so the classification is stated here as an inference rather than a published fact.

The build-back policy, verbatim, and it is the favourable half

Comprehensive Plan FLUE Policy 1.5.1:

"a. Buildings/development damaged less than 50% of their replacement cost (measured at the time of damage) may be rebuilt to their original condition, subject only to current building and life safety codes; however, this threshold is reduced to 20% for buildings previously damaged by flooding of $50,000 or more under the National Flood Insurance Program. b. Buildings/development damaged more than 50% of their replacement cost may be rebuilt to their legally documented actual use, density, intensity, size, height, and style provided the new construction complies with: federal requirements for elevation above the 100-year flood level; any building code requirements for flood-proofing; current building and life safety codes; Coastal Construction Control Line requirements; and any required zoning or other development regulations (other than use, density, intensity, size, height or style) except where compliance with such regulations would preclude reconstruction otherwise intended by this policy. c. Redevelopment of damaged property is not allowed for a more intense use or at a density higher than the original lawful density..."

Read that carefully. The build-back right preserving height and density after a greater-than-50 percent loss is the single most consequential zoning fact for an over-height legacy barrier-island tower. The material downside sits in clause (a): the 50 percent threshold drops to 20 percent for buildings previously damaged by flooding of $50,000 or more under the NFIP.

⬜ Whether Bay Harbor Club Condo has a paid NFIP flood loss of $50,000 or more is NOT FOUND from any public source. Hurricane Ian is the obvious candidate. If it does, the buildings' effective build-back threshold drops from 50 percent to 20 percent. This is the single largest swing factor in the property's redevelopment risk profile and it is answerable only from the association's insurance history.

The rest of the coastal policy set

• Policy 5.2.1, verbatim: "Rezoning to allow higher densities shall not be permitted on barrier and coastal islands."
• Policy 5.2.9, verbatim: "New development requiring seawalls for protection from coastal erosion shall not be permitted." Repairs of lawfully constructed hardened structures may be allowed.
• Policy 5.2.4: development in the Coastal Management Area is infill only and may not exceed surrounding density or intensity except as allowed by zoning existing at Comprehensive Plan adoption.
• Goal 6: no new causeways to any islands, and no additional major infrastructure to barrier and coastal islands beyond what serves development already allowed by zoning.
• Land Development Code Section 4-2322(c), structures nonconforming due to height, verbatim: such a structure "may be enlarged, provided that: (1) The enlargement is otherwise permitted; and (2) The enlargement complies with height and setback requirements."

The practical consequence of that policy set, taken together, is that the supply of barrier-island condominium units on Little Hickory Island is legally capped. Nothing taller or denser gets built here. That is a fact about the island and it cuts in favour of long-term scarcity for existing units.

⬜ NOT FOUND: whether the subject parcel sits inside the mapped Coastal High Hazard Area. The City GIS exposes no CHHA layer. Lee County publishes a CHHA map in its LeePlan map set; verify the parcel against it directly.

Milestone Inspection and SIRS at Bay Harbor Club Condo on Bonita Beach

The milestone inspection deadline that applied to Bay Harbor Club Condo on Bonita Beach was December 31, 2024, and whether the inspection was performed, and what it found, is not publicly discoverable. That is not a research failure. It is how the statute is built: the sealed report goes to the association and to the local building official, and the state receives only aggregate counts.

The statute, and the correction the market keeps getting wrong

Florida Statutes 553.899(3)(a), verbatim: "An owner or owners of a building that is three habitable stories or more in height ... must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age ... If a building reached 30 years of age before July 1, 2022, the building's initial milestone inspection must be performed before December 31, 2024."

Florida Statutes 553.899(3)(b), verbatim: "The local enforcement agency may determine that local circumstances, including environmental conditions such as proximity to salt water as defined in s. 379.101, require that a milestone inspection must be performed by December 31 of the year in which the building reaches 25 years of age."

⭐ This is the point the market gets wrong. The original 2022 law made 25 years automatic for buildings within three miles of the coastline. SB 154 (chapter 2023-203) removed the automatic three-mile trigger and converted it into a local option exercised by the local enforcement agency. It is no longer statewide and no longer automatic. Anyone telling a Bonita Beach condominium owner that a 25 year rule automatically applies is quoting a law that was amended three years ago.

Did Bonita Springs adopt the 25 year trigger? A clean negative

Exhaustive search returned zero results, and the searches themselves are recorded so the negative is auditable:

• Municode full text of the entire codified Bonita Springs corpus for "milestone": 0 hits
• Municode ordinance bank, 2001 to 2026, for "milestone": 0 hits
• Municode for "553.899": 0 hits
• Control query "flood hazard" returned 76 hits, confirming the index works
• Zero results across Community Development forms pages, the fee schedule, and every public-announcement archive year 2022 to 2026
• The City's permit portal contains no permit type, description or workflow step referencing milestone inspection or s. 553.899 across 444 permits at these two addresses

Limit of that negative, stated honestly: City Council agendas and packets are individual PDFs with no public full-text search and were not brute-forced. So there is no published evidence of a milestone ordinance, and the agenda corpus is not exhausted.

Absent a local ordinance invoking 553.899(3)(b), the statutory 30 year default governs. Buildings constructed in 1983 reached 30 years of age in 2013, which is before July 1, 2022, so the initial milestone inspection deadline was December 31, 2024, with the recurring obligation every 10 years thereafter. The statutory trigger is the certificate of occupancy date, which is NOT FOUND from any public source; either way a 1983 or 1984 CO lands the deadline on the same date.

Why compliance is structurally undiscoverable

1. The report never reaches the state. Section 553.899(8) routes the sealed report to the association and to "the building official of the local government which has jurisdiction." DBPR is not on the distribution list.
2. What the state receives is aggregate counts. Section 553.899(13)(a) requires the local enforcement agency to report the number of buildings required to have a milestone inspection, the number completed, the number extended, and so on. The only per-building item in that report is item 7, "A list of buildings deemed to be unsafe or uninhabitable."
3. Its destination is legislative oversight, not consumers. Section 553.899(13)(b) sends it to OPPAGA, which reports to the Senate President and House Speaker.
4. DBPR's "Building Reporting" database is a different obligation entirely, association self-reporting under s. 718.501(3), and this association does not appear in it. Searched by name and by both street addresses.

Searches performed and returning NOT FOUND for a milestone inspection record on this building: the DBPR Building Reporting database by name and by address, the DBPR condominium project extract, both DBPR SIRS databases, Municode, the City of Bonita Springs permit portal, and the City's announcement archives.

SIRS: a thin positive, correctly sized

Bay Harbor Club Condo appears as one row in DBPR's "SIRS Submitted July 2025 and After" database, listed as BAY HARBOUR CLUB, A CONDO / BAY HARBOR CLUB OF BONITA BEACH CONDO ASSOC INC / Bonita Springs / 34134 / Lee. It is absent from the pre-July-2025 SIRS database.

What that row proves: a complete SIRS Reporting Form was received by DBPR.

⛔ What it does not prove: there is no completion date, no engineer of record, no funding plan, no reserve figures, no document, and no pass or fail. Do not read it as "the SIRS is complete and adequately funded." It is evidence that the association engaged with the requirement, which is genuinely better than silence and is not the same as a clean bill of health.

Under Florida Statutes 718.112(2)(g) as amended by HB 913 (2025), the SIRS deadline for associations existing on or before July 1, 2022 and controlled by unit owners was December 31, 2025. A SIRS covers eight structural components: roof, load-bearing structure, fire protection, plumbing, electrical, waterproofing, windows and exterior doors, and any other item over $25,000 affecting those systems. SIRS reserves for the eight mandatory components cannot be waived by unit owner vote.

What a buyer is legally entitled to demand, and it is the only real route

Since the state publishes nothing per building, the leverage is statutory disclosure rather than a database.

Florida Statutes 718.503(2)(a), verbatim: "Each prospective purchaser who has entered into a contract for the purchase of a condominium unit is entitled, at the seller's expense, to a current copy of all of the following: ... 5. A copy of the inspector-prepared summary of the milestone inspection report as described in s. 553.899, if applicable. 6. The association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study."

Florida Statutes 718.503(2)(e), verbatim: where a required milestone inspection or SIRS is not complete, "each contract entered into after December 31, 2024, for the sale of a residential unit shall contain in conspicuous type a statement indicating that the association is required to have a milestone inspection ... and has not completed such inspection." Delivery triggers a 7 day voidability window.

⛔ The trap, Florida Statutes 718.111(12)(e)1, verbatim: "The association ... is not required to provide a prospective purchaser or lienholder with information about the condominium or the association other than information or documents required by this chapter to be made available or disclosed."

A prospective purchaser is not a member and has no independent inspection right. All leverage runs through the seller. That single sentence is the most practically useful thing on this page for anyone under contract at Bay Harbor Club Condo.

Under HB 913 (2025) the disclosable set also includes copies of all assessments and special assessments for the previous two years, plus an itemized list indicating which assessments were related to the milestone inspection report and which were related to the most recent SIRS.

The alternate route: a public records request to the City of Bonita Springs Building Department, which under s. 553.899(8) is the statutory recipient of the sealed report.

Everything in this section is reported as fact with its statutory citation. None of it is a recommendation about whether to buy or sell, and nothing here is legal advice.

Condo Insurance Reality for a Bonita Beach Condominium in 2026

The insurance exposure at a Bonita Beach condominium like Bay Harbor Club Condo is the association's master policy, not the unit owner's policy, and the two lines of business are moving in opposite directions. For 2026, Citizens Property Insurance cut homeowners multiperil rates 8.8 percent statewide while raising condominium association wind-only 14.1 percent and condominium association multiperil 7.7 percent. A buyer reading "Florida insurance rates are falling" is reading the wrong line of business.

Citizens 2026 approved rate changes, statewide

Citizens approved 2026 unit-owner rates, Lee County

Two honest caveats on that table. Wind-only condominium premium runs about 1.8 times the multiperil condominium premium ($2,617 against $1,459). And only 564 of 1,059 Lee County wind-only condominium policies, 53 percent, receive a decrease at all. The "rates are falling" headline does not describe roughly half of Lee County's wind-only condominium unit owners.

Florida Office of Insurance Regulation county averages as of March 31, 2026: Lee County condominium average including wind $1,494, excluding wind $1,061. Collier $2,271 and $1,566. Charlotte $1,394 and $933. The regulator's own caveat, verbatim: "Actual charged premium will vary based upon company, insured value, deductibles, and policy terms."

The eligibility gate that matters most for a 1983 building

⛔ Verbatim from the House staff analysis of HB 913 (2025): "Under the bill, Citizens Property Insurance Corporation (Citizens) is prohibited from issuing policies to condominium associations or unit owners that have failed to comply with the milestone inspection and SIRS requirements."

Why that is sharp here rather than theoretical: as of March 31, 2026, Citizens holds 74.53 percent of the entire Florida condominium unit-owner wind-only market (14,340 policies against 4,900 voluntary). Condominium unit-owner wind-only is the most Citizens-dominated segment in the Florida market. A coastal Bonita Beach unit in a wind-only territory has roughly a three in four chance its wind carrier is Citizens. An association that has not completed and filed both its milestone inspection and its SIRS can therefore render its own unit owners ineligible for the dominant wind carrier.

That is reported as the statutory position, and it is exactly why the milestone question above is worth pressing through the seller under 718.503.

What happened to master policy premiums since Ian

• Average commercial condominium association policy statewide went from $72,570 in June 2022 to $147,381 in June 2024, an increase of 103 percent, across 13,841 condominium associations, per Florida Office of Insurance Regulation quarterly market-share data.
• Condominium unit-owner (HO-6) statewide averages over the same window went $1,343 to $1,715, an increase of about 28.8 percent. The association master policy rose 103 percent; the unit-owner policy rose about 29 percent.
• The turn began in Q3 2024: minus 3.0 percent, then minus 2.5 percent in Q4 2024 and minus 5.3 percent in Q1 2025.
• Reinsurance, the underlying driver, has been falling: the Guy Carpenter US Property Catastrophe Rate-on-Line Index ran plus 29.3 percent in FY2023, then minus 6.2 percent at 1/1/2025, minus 12 percent at 1/1/2026, and roughly minus 16 percent year to date in mid-2026, the largest annual decline since 2014.
• A 2024 dispersion example from a named broker is directly relevant to this building's profile: an association in a 1980s building with a 13 year old roof saw plus 15 to 20 percent; an association with a 2005 concrete structure, impact windows and a two year old roof saw minus 4 percent. Bay Harbor Club Condo is a 1983 reinforced-concrete building with 2024 roofs on both towers.
• The regulator reported in May 2026 that the number of condominium association wind-only writers grew from one to five in Broward, Miami-Dade and Palm Beach counties alone, "the highest number of condo association writers in the last 15 years." Florida domestic property insurers' pooled combined ratio was 83 percent at year-end 2025 against 109 percent in 2022.

⬜ NOT FOUND, and it is a genuine gap nobody has filled: any Lee County or Southwest Florida specific condominium association master policy average premium or percentage change, from any allowed source, for any year. The state has collected commercial residential data monthly at county and ZIP level since January 2025, and has published no analysis of it.

Where wind mitigation credit actually lands

On a 1983 reinforced-concrete high-rise, the economically meaningful wind mitigation lever sits with the association, not the individual buyer.

Two exclusions bite a Lee County condominium buyer specifically. Citizens states, verbatim, that the Florida Building Code Compliance Discount "applies to Citizens Homeowners 3 (HO-3) and Citizens Homeowners 8 (HO-8) policies only, including wind-only. The discount does not apply to dwelling, rental, mobile home and condo policies." And the four-or-more-story opening protection credit for properties built 2002 or later is limited to Dade and Broward counties; Lee County is excluded.

The state's own programme design confirms where the lever sits: the My Safe Florida Condo Pilot requires the association to apply on behalf of all unit owners, and it carries a hard gate, verbatim: "An association may not apply for an inspection or grant ... unless the association has complied with milestone inspection requirements and structural integrity reserve requirements." Terms are $1 association to $2 state match, a $175,000 cap per association, buildings of three or more stories within 15 miles of a coastline, board or membership approval for the inspection, and approval by at least 75 percent of all unit owners who reside in the building for a grant. Demand has far exceeded capacity: the portal opened November 14, 2024 and closed within five days; a second round in August 2025 closed within one hour. As of January 2026, roughly 700 initial inspections had been completed across 206 associations and 42 associations had been fully approved for grants statewide.

The RCBAP coinsurance trap, which is the biggest hidden assessment risk in any condominium flood programme

FEMA's own glossary, verbatim: "A penalty imposed on the loss payment unless the amount of insurance carried on the damaged building is at least 80% of its replacement cost or the maximum amount of insurance available for that building under the NFIP, whichever is less. Coinsurance applies only to building coverage under the Residential Condominium Building Association Policy (RCBAP)."

FEMA's worked example inside the policy form: required $200,000, carried $180,000, loss $150,000. The ratio 180,000/200,000 is 0.90, so $150,000 times 0.90 is $135,000, less the deductible. "The remaining $15,500 is not covered due to the coinsurance penalty ($15,000) and application of the deductible ($500)."

An under-insured association's coinsurance shortfall becomes a special assessment on unit owners. The unit owner's own NFIP Dwelling Form provides Condominium Loss Assessments coverage, paying up to the Coverage A limit for the owner's share of loss assessments charged by the association because of direct physical flood loss. The RCBAP and General Property forms provide no assessment coverage. And no more than $250,000 may be paid in combined benefits for a single unit under the Dwelling Form policy and the RCBAP together.

RCBAP building limit, verbatim from the NFIP Flood Insurance Manual: "Not to exceed the lesser of: the building's replacement cost value; or total number of units x $250,000." Contents limit $100,000, at actual cash value, and not automatic.

⬜ Bay Harbor Club Condo's actual master policy carrier, limits, deductibles, RCBAP coverage amount and coinsurance position are NOT FOUND. They come from the association.

Litigation on the Public Record for the Bay Harbor Club Association, Bonita Beach

Two Lee County Circuit Civil cases involving the Bay Harbor Club of Bonita Beach Condominium Association appear on the Clerk of Courts docket, and both are DISPOSED. One was a first-party insurance coverage suit against the property carrier, settled and voluntarily dismissed in November 2025. The other was a suit against the post-Hurricane Ian restoration contractor, settled and dismissed in October 2023.

Case 24-CA-002393, insurance carrier suit

Docket course: Complaint 03/26/2024 (79 pages), Answer and Affirmative Defenses 04/26/2024, case management and referrals to mediation and nonbinding arbitration 10/30/2024, Mediation Report 03/14/2025, Proposal for Settlement 04/02/2025, Sealed Arbitration Award 07/22/2025, Rejection of the Arbitration Decision 07/25/2025, jury-trial demand 09/02/2025, Motion in Limine 10/07/2025, Notice of Settlement 10/08/2025, Voluntary Dismissal 11/11/2025.

The nature of the case is a first-party insurance coverage suit against the association's own property carrier, which is the standard posture for an association pursuing a storm claim it believes was underpaid. No docket entry text names Hurricane Ian; the entry titles are generic. Characterising the outcome as "settled" is an inference from a Notice of Settlement followed by a Voluntary Dismissal. Settlement terms are not public.

Case 22-CA-005373, restoration contractor suit

Docket course: Complaint 12/21/2022, Answer and Counter Claim 02/27/2023, amended counterclaims through 05/25/2023, two Notices of Lis Pendens 05/25/2023, nonbinding arbitration referral 07/19/2023, Mediation Report and Notice of Settlement 09/25/2023, Order of Dismissal 10/05/2023, Release of Lis Pendens 10/06 and 10/09/2023.

The shape is familiar: the association sued its post-Ian restoration contractor, the contractor counterclaimed and recorded lis pendens (the classic construction-lien posture), the matter settled and was dismissed within ten months, and the lis pendens were released. No document read says "construction defect," and no docket entry names Hurricane Ian, so the characterisation is an inference from the docket shape.

⚠️ This search is not exhaustive, and we will not pretend otherwise

The Lee Clerk portal states, verbatim: "In order to search by a Business name you need to be a Registered User." Logged out, the portal offers only case number, date and case type, and party name. A business-name sweep for "BAY HARBOR CLUB" could not be run, so "only two cases" is unconfirmed. Lee County Official Records, where liens, lis pendens and Notices of Commencement live, were also not searched.

What Lee County Says Bay Harbor Club Condo on Bonita Beach Is Worth

Aggregated across all 103 unit parcels at Bay Harbor Club Condo on Bonita Beach, total just value rose from $44.2 million in 2018 to $63.2 million in 2025, then the 2026 preliminary roll cuts it to $44.2 million, a decline of 30.1 percent, with the median unit just value falling from $587,618 to $427,096. The 2026 roll is preliminary and not certified, and it is flagged as such everywhere it appears here.

The full value history, all 103 units

The 2023 line, and it needs its context

For tax year 2023, Lee County assessed every one of the 103 units at exactly $73,235, identical to the dollar across the entire complex, and total complex just value fell from $61.2 million to $7.5 million. The assessment date is January 1, 2023, roughly three months after Hurricane Ian made landfall on September 28, 2022, and the figure is consistent with the county valuing the buildings as substantially uninhabitable at that date. Values recovered to $58.2 million for 2024.

That is a factual county record and it belongs on this page rather than being quietly omitted. It is also not a statement about the building's condition today: the restoration permits closed out in April 2025 and the 2025 final roll had already returned the median unit to $587,618.

The 2026 preliminary drop

The 2026 preliminary roll cuts complex-wide just value 30.1 percent against the 2025 final and cuts the median unit just value 27.3 percent. ⚠️ This is preliminary and not certified. It may move before certification. It is also worth noting that the county assessed median of $427,096 sits below the trailing-year MLS closed median of $537,500 on six sales, which is common and is not itself a market signal.

2026 preliminary just value, distributed

The $970,147 high is the combined 2,718 square foot residence.

⭐ Note the dock line. The county's own assessed medians put dock units $22,224 above non-dock units, or about 5.3 percent. That is the assessor's read, not the market's, and the market spread in the closed sales is considerably wider. But it is an independent confirmation that the dock is a valued property interest rather than a marketing flourish.

The common-element parcel carries $0 just value in every year from 2018 to 2026, which is standard: common-element value is distributed into the unit parcels. It is not added to the complex total here.

Exemptions: the units sampled show no homestead exemption, consistent with a second-home and seasonal ownership profile. That was confirmed on sampled parcels only, not all 103, and it is stated as such.

Schools Serving Bay Harbor Club Condo on Bonita Beach

Lee County does not use single-school attendance zones, so there is no single "assigned school" for Bay Harbor Club Condo on Bonita Beach. The district runs a school choice and lottery system layered on geography. Both building addresses return identical results from the district's own locator: Elementary Proximity Zone Q, Middle Proximity Zone GG, and High School South Sub-Zone S-3.

Everything in this section is reported factually from the school district's own sources: which zone, which schools, how assignment works, and official addresses. No quality judgment, ranking, rating, test score or demographic characterization appears here.

How the system works, 2026 to 2027

From the district's Student Enrollment Plan 2026-2027, approved December 1, 2025:

• Three Residential and Choice Zones: East, West and South. Verbatim: "The South Zone is generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River."
• High school runs on sub-zones. Verbatim: "Each of the three zones is divided into three sub-zones ... parents or guardians select from among the schools in the sub-zone in which he or she resides and in any contiguous sub-zone within the same zone."
• Elementary and middle run on lettered Proximity Zones under the Proximity Plan, phased in from 2023-24 for elementary and 2024-25 for middle. Families rank in preference order all available schools in their zone and a lottery runs at the close of the window.
• Lottery preference order, elementary: exceptional student education and special programs, then sibling preference, then Proximity 1 (residence within two miles of the school), then Proximity 2 (the school most near the residence), then HB 7029 categories. At middle level P1 ranks above sibling preference.
• P2 detail for K-8, verbatim: "provides a second level of proximity preference from the end of the P1 (within 2 miles) area reaching up to approximately 5 miles."
• Applying early confers no advantage, verbatim: "Entering an application on the first day does NOT impact a parent's guarantee of a particular school."
• Waivers available: Employee, Cross Zone, Medical, High School Career Academy and Hardship. Parents provide their own transportation if a waiver is approved.
• The 2026-27 Open Enrollment window opened January 20, 2026 online through the FOCUS parent portal, with Choice Applications due February 27, 2026.

The schools in each zone for this address

Elementary, Proximity Zone Q:

Middle, Proximity Zone GG:

Bonita Springs Middle is one of six district sites carrying the Arts application program, and transportation to it is provided when it sits inside the student's middle proximity zone, which here it does.

High school, South Sub-Zone S-3:

Both host Cambridge programs and Bonita Springs High School also hosts FGCU Collegiate. Bonita Springs High School does serve this address, confirmed by the district locator and the Enrollment Plan.

The barrier-island wrinkle

Verbatim from the Enrollment Plan: "since there are no high schools on the barrier islands, those students will be transported to the next adjacent subzones with a high school." The open-to-anyone barrier-island elementary option covers only The Sanibel School, Pine Island Elementary and Fort Myers Beach Elementary, not Little Hickory Island.

Because Bay Harbor Club Condo sits at the far southwest corner of the county on a barrier island, the two-mile P1 preference is unlikely to attach to any of these campuses. That is an inference from the two-mile P1 definition plus the campus addresses; the district does not state it.

Charter note

Florida charter schools are public schools operated independently under a district-sponsored charter. They are not assigned by residence, they admit by their own application and lottery, and a charter is never the assigned school for any address. The two Bonita Springs charters on the district roster are Oak Creek Charter School of Bonita Springs, 28011 Performance Ln, K-8 (formerly named Bonita Springs Preparatory & Fitness Academy, which no longer exists under that name), and Bonita Springs Charter School, 25380 Bernwood Drive, K-8.

What Is Being Built and Rebuilt Around Bay Harbor Club Condo on Bonita Beach

More than $30 million of public beach, park, boardwalk, sidewalk and shoreline work is programmed, funded or already completed on the Bonita Beach and Little Hickory Island segment that fronts Bay Harbor Club Condo. That is unusually concentrated public reinvestment for a half-mile of barrier island, and every item below comes from a county, city or state document.

Redevelopment near the property

⚠️ Method limitation, stated because it bounds the answer. The City of Bonita Springs does not publish a searchable pending-application index. Its Development Services page instructs the public to phone staff, and agendas and packets are served through opaque tokens that are not crawlable. A definitive answer on pending applications requires a call to the City or a public records request. Everything above is what the public record surfaces without one.

Zoning context within about half a mile, counted from City GIS layers: zoning is predominantly C-1 (23 polygons), then RS-1 (14), AG-2 (5), TFC-2 (5), RPD (3), MH-1 (3), RM-2 (1), CC (1), CPD (1), EC (1). The Hickory Blvd corridor is predominantly commercially zoned, which is why so many residential condominium towers here sit on C-1 land, Bay Harbor Club Condo among them.

⬜ One item worth a phone call: the Comprehensive Plan carries two island-specific land use categories, Little Hickory Island Multi-Family Residential and Little Hickory Island Neighborhood Commercial, and both appear on immediately adjacent parcels while the subject parcel itself returns the generic Medium Density Multi-Family Residential. Both address points, more than 60 metres apart, returned the same polygon, so this is not a snapping error, but a parcel-specific confirmation from the City's Planner on Call is worth having on file.

Comparable Condominiums to Bay Harbor Club Condo on Bonita Beach

The closest direct comparable to Bay Harbor Club Condo on Bonita Beach is Sea Isles, immediately next door at 26131 and 26171 Hickory Blvd, which closed four sales in the trailing year at a median of $565,000 and $396 per square foot in a median of 125 days. Bay Harbor Club Condo closed six at $537,500 and $400 per square foot in a median of 208 days. On price per foot the two are effectively level. On time to sell they are not.

The recorded condominium neighbours on this stretch of Hickory Blvd

Compiled from recorded condominium names and common-element parcels in the Lee County cadastral layer within roughly half a mile. Unit counts, ages and amenity sets are not established here and should not be inferred from this table.

How to actually choose among them

• If a conveying boat slip is the point, the comparison set shrinks dramatically. Of the neighbours listed above, several carry pool and tennis common elements in their recorded legals, and none is recorded with a 50-slip marina. That is the single strongest structural argument for Bay Harbor Club Condo on this island, and it is record-backed rather than asserted.
• If Gulf-front is the point, Bay Harbor Club Condo is not it. Silver Sands and Pelican Pointe on the Gulf are on the Gulf side. Bay Harbor Club Condo is bay side, in Zone AE rather than Zone VE, which is materially favorable on flood exposure and unfavorable if what you want is sand out the door.
• If price per foot is the point, the corridor benchmark table above is the answer, with the n column read first.
• If speed of resale matters, Bonita Beach Club at a median of 70 days on six sales and Sea Isles at 125 days on four both moved faster than Bay Harbor Club Condo's 208 days on six.
• If you want a directly comparable governance age profile, Sea Isles, Ambassador and the Casa Bonita group are all in the same 1970s and 1980s vintage band, which means the same milestone inspection and SIRS questions apply to all of them. Bay Harbor Club Condo's SIRS form receipt at DBPR is a data point most of its neighbours cannot currently show.

Honest Pros and Cons of Bay Harbor Club Condo on Bonita Beach

Bay Harbor Club Condo on Bonita Beach is a value-priced, amenity-dense, bay-side barrier-island condominium with a genuinely scarce asset (50 conveying boat slips) attached to fewer than half its units, sitting inside a market that takes a long time to trade and a regulatory environment built around a 1983 pre-FIRM building. Here is that assessment broken into the two columns, from the data on this page rather than from adjectives.

What the record supports in its favour

1. Fifty deeded, appurtenant boat docks. A conveying slip with direct back-bay access is a genuinely scarce asset on this island, and no neighbouring community in the recorded cadastral set carries a 50-slip marina.
2. Zone AE rather than Zone VE. The buildings sit east of Hickory Blvd, so they avoid the wave-action construction standard and the higher base flood elevation that applies 150 metres west.
3. Reinforced concrete with new flat roofs on both towers, permitted at $410,000 each and finaled February 26, 2024, plus fire pumps, fire alarm and pool and spa reconstruction, with the whole Ian restoration finaled April 24, 2025.
4. A CRS Class 5 community at a 25 percent NFIP discount, retained through the 2024 FEMA retrograde threat.
5. Amenity density that is unusual for 103 units on 1.34 acres: four pickleball courts, two tennis courts, two shuffleboard courts, a 25 by 50 foot heated pool, two spas, clubhouse, waterfront grilling, kayak and paddleboard launch, and bike storage.
6. A year-round resident core, evidenced by a live board meeting and a weekly bridge game on the association calendar in August, which is the deepest part of the off-season.
7. A 31 year unbroken corporate filing record with no administrative dissolution, professional management, and a SIRS reporting form on file with the state.
8. A legally capped island. The Comprehensive Plan bars rezoning to higher densities on barrier islands and caps new and modified structures at 35 feet above base flood elevation, while the build-back policy preserves this building's legally documented height and density after a greater-than-50 percent loss.
9. Free public beach access directly across the road at Bonita Beach Access #9, with more than $30 million of public beach, park and boardwalk reinvestment programmed or completed on this segment.
10. The lowest entry point among the corridor's measurable condominium sets on price per square foot, at $400 on six sales.

What the record supports against it, stated plainly

1. Median 208 days on market on six closed sales, with one sale taking 823 days. This is a patient market and any plan that assumes otherwise is planning against the evidence.
2. Fifty-three of 103 units have no dock at all. If you are buying for the boating, more than half the building is the wrong unit, and the dock is the difference between two otherwise identical 1,345 square foot floor plans.
3. A 33.0 percent gap between the active asking median and the trailing closed median, on both price and price per foot.
4. Pre-FIRM, and the City's own permit language says so. The buildings predate the September 19, 1984 initial FIRM and were not built to the elevation standards that followed.
5. Hurricane Ian's surveyed still-water level at this building, 11.3 feet NAVD88, exceeded the mapped base flood elevation of 11.0 feet. The demolition permits specify "ground level components only," which is dated evidence of significant ground-level damage.
6. The Bonita Springs cumulative five-year substantial improvement rule functions as a practical ceiling on permitted improvement for a building that cannot realistically be elevated, and the City's own public handout omits the cumulative language.
7. Milestone inspection compliance is structurally undiscoverable and the deadline passed on December 31, 2024. Under HB 913, non-compliance can render unit owners ineligible for Citizens, which holds about three quarters of the Florida condominium unit-owner wind-only market.
8. Condominium association master premiums doubled statewide from June 2022 to June 2024, and Citizens raised condominium association wind-only 14.1 percent for 2026 in the same year it cut homeowners multiperil 8.8 percent.
9. Nothing is walkable except the beach. Zero restaurants, cafes, bars, groceries or convenience stores within 1.24 miles.
10. Hurricane protection appears to be shutter-based unit by unit rather than building-wide impact glass, inferred from 60 shutter and awning permits against 3 window and door replacement permits historically. That is changing in the current permit stream, but it is the standing picture.
11. A 654 day active listing and a 823 day closed sale in the same twelve months. Neither is characterised here as anyone's fault. Both are facts about how long this building takes.
12. The condominium fee is not published anywhere and could not be sourced from any primary record, which means the single largest recurring carrying cost is a question the seller has to answer.

Thinking of Selling Your Bay Harbor Club Condo on Bonita Beach? List With the #1 Team in Southwest Florida Since 2012

If you are searching for a Bay Harbor Club listing agent on Bonita Beach, or thinking "I need someone to sell my Bay Harbor Club condo," the single most important number for you is this: the trailing-year closed median at Bay Harbor Club Condo is $537,500 on six sales, and the three units listed today are asking a median of $715,000. That is a 33.0 percent gap between the market's asking price and its achieved price, and closing it is the entire job.

Why selling at Bay Harbor Club Condo on Bonita Beach is different from selling anywhere else in Bonita Springs

Every unit here is the same floor plan. One thousand three hundred and forty-five square feet, two bedrooms, two baths, corner exposure, on 102 of 103 units. That single fact changes the mechanics of a listing completely.

In a community with eight floor plans, a buyer comparing your unit to the one two floors down is comparing two different products, and there is room for a story. At Bay Harbor Club Condo, a buyer comparing your unit to another unit is comparing the same square footage on a different floor, and the only real variables are the dock, the view code, the lanai and the condition. There is nowhere to hide, and the last twelve months proved it: nine identical 1,345 square foot units traded and listed across a range from $335 to $550 per square foot.

That means the listing has to do four specific things:

1. Establish the dock position immediately and unambiguously. Fifty of 103 units carry a deeded, appurtenant slip and 53 do not. A dock unit that is not clearly marketed as a dock unit is being priced as a non-dock unit. A non-dock unit marketed ambiguously invites a buyer to discover the truth at the worst possible moment.
2. Name the view code honestly. The county classifies 62 units BAY, 29 OBSTRUCTED and 12 PARKING. Buyers work this out at the first showing.
3. Price against the closed record, not the active board. The three active listings have a median 285 days on market and one has been listed 654 days. Pricing to them is pricing to a set of positions that have not yet converted into sales.
4. Answer the milestone and SIRS question before the buyer's agent asks it. Under Florida Statutes 718.503(2)(e), any contract entered into after December 31, 2024 for a residential unit where a required milestone inspection is incomplete must carry a conspicuous statement saying so, and delivery of the disclosure package triggers a 7 day voidability window. A seller who has the documents in hand at listing controls that timeline. A seller who does not is handing a buyer a free option.

What our own analysis of this building produces for a seller

In the last 12 months we tracked every closed sale, every active listing, every unit's dock status, every unit's county view code, and every subdivision trading on the Hickory Blvd corridor. That produces three things a listing presentation at Bay Harbor Club Condo needs and generally does not have:

• A defensible price band for your specific unit, built from the six closed sales and adjusted on dock, view and lanai rather than on a per-foot average across the building.
• A realistic marketing-period expectation. Median 208 days is the building's number. We would rather have that conversation at the listing appointment than at day 180.
• A corridor position. Bay Harbor Club Condo is second-lowest of sixteen Hickory Blvd subdivisions on price per square foot. That is a buyer-attracting fact when it is framed as value and a seller-damaging fact when it is discovered by a buyer's agent first.

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

Selling credentials

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 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 and their Domain Realty Group team have closed 4,000+ transactions
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

What Is Your Bay Harbor Club Condo on Bonita Beach Worth? Get a Free Valuation

Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy at (239) 898-6072 to talk through where your specific unit sits against the six closed sales. Text or call.

Seller mini-FAQ, Bay Harbor Club Condo on Bonita Beach

How many units sold at Bay Harbor Club Condo on Bonita Beach in the last 12 months?

Six, all of them 1,345 square foot 2 bedroom, 2 bath units. Median sold price $537,500, median $400 per square foot, median 208 days on market. Six is a thin population and every median on this page is published with its n beside it for that reason.

What is the realistic marketing period for a Bay Harbor Club condo on Bonita Beach?

The building's median is 208 days, from a set of six sales ranging from 72 to 823 days. The three currently active listings sit at a median of 285 days. Plan the listing around that reality rather than around a general Bonita Springs average.

Does the deeded dock actually change the price?

The county's own 2026 preliminary assessed medians put dock units at $439,244 against $417,020 for non-dock units, a difference of $22,224. The market spread in the closed sales is wider than that, and the top sale of the six carries a dock. The dock is a conveyed property interest recorded on the unit's parcel, not an amenity, and it should be priced and marketed as one.

Should I price against the active listings or the closed sales?

The closed sales. The active median is $715,000 and the closed median is $537,500 on six sales, a 33.0 percent gap, and the active listings carry a median 285 days on market with one at 654 days. Pricing against positions that have not converted is how a listing becomes the next 654 day listing.

What documents do I need before I list?

At minimum the items Florida Statutes 718.503(2)(a) entitles a buyer to receive at your expense, including the inspector-prepared summary of the milestone inspection report if applicable, and the most recent structural integrity reserve study or a statement that one has not been completed. Under HB 913 that also includes two years of assessments and special assessments with an itemized list of which related to the milestone report and which to the SIRS. Order the estoppel through the management company early.

Can I sell if the milestone inspection is not complete?

Yes. Florida Statutes 718.503(2)(e) requires that any contract entered into after December 31, 2024 for a residential unit carry a conspicuous statement that the association is required to have a milestone inspection and has not completed it. That is a disclosure requirement, not a prohibition. It does hand the buyer a 7 day voidability window on delivery, which is a timeline you want to control rather than discover.

Who is the best listing agent for Bay Harbor Club Condo on Bonita Beach?

McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and the only team publishing a unit-by-unit dock map, a corridor benchmark and a hand-verified closed-sale table for this specific building. Call Jesse McGreevy direct at (239) 898-6072.

What Bonita Beach and Bonita Springs Clients Say

Jesse McGreevy and Marc Comisar are top-reviewed Bonita Beach realtors. Every quote below is a genuine five-star Google review. Read the five-star reviews on Google.

★★★★★ "After my father's unexpected passing, my family faced the difficult task of selling my mom's home in Bonita Springs. We were fortunate to work with Marc Comisar." Verified Google review

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review

Your Local Real Estate Experts for Bay Harbor Club Condo on Bonita Beach

Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 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 and their Domain Realty Group team have closed 4,000+ transactions
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

Contact McGreevy and Comisar about Bay Harbor Club Condo on Bonita Beach

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

Selling a Bay Harbor Club condo on Bonita Beach? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.

Buying at Bay Harbor Club Condo on Bonita Beach? Call Marc at (239) 287-5873.

Related reading on this site: the Bonita Beach area guide, the Bonita Springs area guide, and, for the entirely different community of the same name inland, Bay Harbor in Bonita Bay.

Frequently Asked Questions, Buyer Edition: Bay Harbor Club Condo on Bonita Beach

Every question below was observed in a live search feature or suggestion API during this build. Answers come from the records cited on this page.

What is Bay Harbor Club Condo on Bonita Beach?

Bay Harbor Club Condo is a two-tower, 103-residence condominium at 26225 and 26235 Hickory Blvd on Little Hickory Island, Bonita Beach, in the City of Bonita Springs, Florida. Both towers were built in 1983 and stand 13 residential levels over under-building parking. Fifty of the 103 units carry a deeded boat dock on a private basin off Hogue Channel.

Is Bay Harbor Club Condo on Bonita Beach part of Bonita Bay?

No. Bonita Bay is a separate master-planned golf and club community several miles inland on the mainland side of Bonita Springs, and its own "Bay Harbor" neighborhood sits on Shell Ridge Circle and Shell Ridge Court. Bay Harbor Club Condo on Bonita Beach carries no golf membership, no club membership tier and no beach-club membership. Its beach access is a free public Lee County access across Hickory Blvd, not a membership amenity.

How many units are in Bay Harbor Club Condo on Bonita Beach?

103 residential condominium parcels, per the Lee County Property Appraiser's condominium complex record, which states Total Units 103. 104 were originally declared and the state registry still records 104. The difference is units 11-A and 11-C in Phase I, which were legally combined into a single parcel.

How many floors does Bay Harbor Club Condo on Bonita Beach have?

County records place units on 13 residential levels, floors 1 through 12 plus a penthouse level coded as floor 13, sitting above a ground-level parking deck. The county classifies the improvement as a high rise of eight or more floors. It does not publish a total story count, so "twelve stories" understates the record and "thirteen stories" overstates what is documented.

How big are the units at Bay Harbor Club Condo on Bonita Beach?

1,345 square feet heated, on 102 of the 103 units. It is a single-plan building, not a range. One combined residence at 26225 Hickory Blvd is 2,718 square feet with 3 bedrooms and 3 baths. Thirty-nine units add a 520 square foot glass-enclosed lanai for 1,865 square feet gross; 64 have a screened balcony.

Is the parking deeded at Bay Harbor Club Condo on Bonita Beach?

No record supports that claim. County records show parking as UNDER BUILDING at complex level and on every unit, and a text search of all 103 recorded legal descriptions returned zero references to a parking space, garage or storage unit, while seven of those same legals expressly name a dock number. Parking here is covered and under-building. Whether spaces are assigned or common element is a governing-documents question.

What amenities does Bay Harbor Club Condo on Bonita Beach offer?

A 50-slip boat basin, four pickleball courts, two tennis courts, two shuffleboard courts, a heated pool the association describes as 25 by 50 feet with a shell-stone sundeck, two spas, a 1,509 square foot clubhouse with kitchen and library, a waterfront grilling area with two commercial grills, a sunbathing terrace, kayak and paddleboard racks with a launch into Hogue Channel, a secure bicycle storage room, covered parking, and an outdoor beach-rinse shower.

Does Bay Harbor Club Condo on Bonita Beach have a private beach?

No. The association owns exactly one parcel in Lee County, the 1.34 acre common-element parcel under the buildings, and no Gulf-front, beach-front or beach-easement parcel anywhere on Little Hickory Island. Residents cross Hickory Blvd to Bonita Beach Access #9 at 26220 Hickory Blvd, a free public Lee County access, and rinse off at the association's own outdoor shower on the way back.

Is Bay Harbor Club Condo on Bonita Beach gated?

No source describes a gatehouse, a manned gate or a perimeter vehicular gate. What the association does describe is secured entry access to lobbies, pool and clubhouse, with camera monitoring at lobby doors. It is a secured-entry building rather than a gated community.

How many boat docks does Bay Harbor Club Condo on Bonita Beach have?

Fifty. Fifty of the 103 unit parcels carry the Lee County extra-feature line for a condominium dock, and the association independently states 50 docks accommodating vessels up to 30 feet. The Lee County Manatee Protection Plan, an older county regulatory document, records 48 wet slips for the facility. Two current sources agree on 50.

Does the boat dock convey with the unit at Bay Harbor Club Condo on Bonita Beach?

For the 50 units that have one, yes, and the county record is unambiguous about it. The dock is recorded as a per-unit extra feature on the individual unit's tax parcel, and in seven cases the dock number is written into the unit's recorded legal description, for example UNIT 9-A + DOCK #50. That is the county's signature for an appurtenant, conveying dock. Fifty-three of 103 units have none. Verify the specific unit's parcel record before writing an offer.

How big a boat can I keep at Bay Harbor Club Condo on Bonita Beach?

The association publishes a 30 foot vessel limit. The binding constraint for most owners is not length, it is height: the fixed Big Hickory Pass bridge just north carries a charted vertical clearance of 10 feet per the NOAA Coast Pilot. A 30 foot center console clears it. A 30 foot flybridge or a sailboat does not. Maximum beam is not published.

Is there direct Gulf access from Bay Harbor Club Condo on Bonita Beach?

Only with qualification. There is a bridged, shoal-prone route to the Gulf of Mexico. Big Hickory Pass is marked by private daybeacons and the federal Coast Pilot advises local knowledge; New Pass has reported severe shoaling; Wiggins Pass "is subject to frequent changes." There is no unbridged deep-water straight shot to the Gulf, and this page will not describe one.

What flood zone is Bay Harbor Club Condo on Bonita Beach in?

FEMA Zone AE, Coastal Floodplain, base flood elevation 11 feet NAVD88, FIRM panel 12071C0651G effective November 17, 2022. Zone VE begins roughly 150 metres west across Hickory Blvd. Note that the City of Bonita Springs GIS layer returns 12 feet at these coordinates while FEMA's own layer returns 11; a site-specific Elevation Certificate is the only document that resolves it for insurance rating.

How high did the water get at Bay Harbor Club during Hurricane Ian?

USGS surveyed an interior still-water seed line inside the stairwell at 26235 Hickory Blvd at 11.3 feet NAVD88, 5.00 feet above ground, quality Excellent to plus or minus 0.05 feet. An exterior mark on the same building read 12.2 feet NAVD88 but is not flagged still water and therefore includes wave run-up. The 11.3 foot still-water figure is 0.3 feet above the mapped base flood elevation of 11.0 feet.

Was Bay Harbor Club Condo on Bonita Beach damaged by Hurricane Ian?

Yes, and the permit record documents both the damage and the repair. Two building-wide restoration permits for "HURRICANE DAMAGE REPAIR," project "HURRICANE IAN on 9/28/2022," were issued July 24, 2023 and finaled April 24, 2025. Two commercial demolition permits in May 2023 specify "ground level components only" on each building. Fire pumps were replaced and finaled October 2023, and the pool and spa were reconstructed and finaled January 2024.

Has the roof been replaced at Bay Harbor Club Condo on Bonita Beach?

Yes. Two roof permits, one per tower, were issued June 30, 2023 for "RE-ROOF REMOVE EXISTING FLAT ROOF, INSTALL NEW FLAT MODIFIED ROOF," each valued at $410,000, and both were finaled February 26, 2024. Both passed the City's Special Flood Hazard Area review.

Is Bay Harbor Club Condo on Bonita Beach a pre-FIRM building?

Yes. The initial Flood Insurance Rate Map date for Bonita Springs and Lee County is September 19, 1984, and both towers were built in 1983. The City's own 2025 permit descriptions call them, verbatim, a "PRE-FIRM NONCONFORMING BUILDING."

What is the milestone inspection status at Bay Harbor Club Condo on Bonita Beach?

Not publicly discoverable, and that is by statutory design. The deadline that applied was December 31, 2024. The sealed report goes to the association and the local building official, not to the state, and the state receives only aggregate counts. Searches of the DBPR Building Reporting database, the condominium project extract, Municode, the City permit portal and City announcements all returned nothing. Demand the inspector-prepared summary through the seller under Florida Statutes 718.503(2)(a).

Has Bay Harbor Club Condo on Bonita Beach completed a SIRS?

The association appears as one row in the state's "SIRS Submitted July 2025 and After" database, which confirms a SIRS Reporting Form was received. That row carries no completion date, no engineer of record, no reserve figures, no funding plan and no pass or fail. It is evidence the association engaged with the requirement. It is not evidence that the study is complete and adequately funded.

What are the condo fees at Bay Harbor Club Condo on Bonita Beach?

NOT FOUND, and we will not estimate one. No condominium fee, budget, reserve study or assessment history for this association appears in any primary source we could reach: not the association's own site, not the management company's site, not any county or state record. The fastest legitimate route to a real dollar figure is an estoppel certificate on an active listing or a direct request to the management company.

Who manages Bay Harbor Club Condo on Bonita Beach?

Cambridge Property Management of Southwest Florida, 9001 Highland Woods Blvd, Suite 1, Bonita Springs, FL 34135, (239) 249-7000, with corporate office hours Monday to Friday, 9 a.m. to 4 p.m. Three independent sources converge on that address. The association's clubhouse guidelines also reference an on-site manager, so there is on-site staffing in addition to the management-company account.

Are pets allowed at Bay Harbor Club Condo on Bonita Beach?

The association states that "pets that meet guidelines are allowed," and it directs owners to the Bonita Springs Dog Park on West Terry Street and the dog park at Lovers Key for off-site exercise. The actual guidelines, meaning number, weight, breed and where pets may go on the property, are NOT FOUND in any citable source. Figures circulate on third-party sites and none is corroborated. The Declaration and the association's rules govern.

Can I rent out a unit at Bay Harbor Club Condo on Bonita Beach?

NOT FOUND. Minimum lease term, maximum leases per year, board approval requirements and any minimum ownership period before leasing are not published by the association or the management company, and the recorded Declaration at Official Records Book 1696, Page 227 was not retrievable for this build. Figures circulate on third-party sites; none is corroborated and none appears here.

What year was Bay Harbor Club Condo on Bonita Beach built?

1983, actual year built on all 103 units per the county record, with an effective year of 1984 on the property record cards. There is no county evidence of two different construction years. Phase I and Phase II are separate legal phases and separate parcel blocks, both built in 1983 under one Declaration recorded at Official Records Book 1696, Page 227.

Are the buildings at Bay Harbor Club Condo on Bonita Beach concrete?

Yes. The county complex record lists the structure as REINFORCED CONCRETE / ICF with a FLAT roof. Note that the only wood-frame construction codes anywhere in this complex belong to the 1,509 square foot clubhouse, not to the towers.

Does Bay Harbor Club Condo on Bonita Beach have impact glass?

The county has no impact-rating field, so this is answered from the permit record and labelled as an inference. Fifty of the 103 units have at least one "Shutter, Awning" permit on file, 60 such permits in total, against only 3 "Building Window / Door Replacement" permits across all unit parcels historically. That points to shutter-based protection unit by unit rather than a building-wide impact-glass standard. The 2024 to 2026 permit stream is dominated by impact window, sliding-glass-door and rolldown-shutter replacement, so the picture is changing. Confirm with the association.

What schools serve Bay Harbor Club Condo on Bonita Beach?

Both addresses return Elementary Proximity Zone Q, Middle Proximity Zone GG and High School South Sub-Zone S-3. Lee County uses school choice plus a lottery rather than single-school attendance zones, so a family ranks all schools in its zone. Bonita Springs High School and Estero High School are the S-3 options, and Bonita Springs High School does serve this address.

What is walkable from Bay Harbor Club Condo on Bonita Beach?

The beach and the water, and essentially nothing else. An OpenStreetMap query returns zero restaurants, cafes, bars, groceries or convenience stores within 1.24 miles. Bonita Beach Access #9 is directly across Hickory Blvd, under two minutes on foot. Little Hickory Island Beach Park is 0.42 miles, about eight minutes. Doc's Beach House is about two miles, roughly a 40 minute walk or a four minute drive.

Where is the nearest grocery store to Bay Harbor Club Condo on Bonita Beach?

The nearest mapped supermarket is about 3.22 miles, the Publix at 26841 S Tamiami Trail, roughly eight minutes by car. The Fresh Market is about 3.29 miles and a second Publix at 3304 Bonita Beach Road is 4.4 miles and about nine minutes.

What does condo insurance cost on Bonita Beach?

For Lee County, Citizens' approved 2026 figures are a condominium unit-owner multiperil average of $1,356 after a 7.0 percent decrease and a wind-only average of $2,413 after a 7.8 percent decrease. Florida's regulator puts the Lee County condominium average including wind at $1,494. The bigger number is the association's master policy, which is not published for this building, and statewide condominium association master premiums rose 103 percent from June 2022 to June 2024 before turning down from Q3 2024.

Can I remodel a unit at Bay Harbor Club Condo on Bonita Beach?

Subject to the association's approval process and to the City of Bonita Springs substantial improvement rule, which counts the cumulative cost of all improvement and repair over a rolling five-year period against 50 percent of depreciated building value, with the clock running from the first permit after November 18, 1992. Impact windows and doors, impact shutters and code-compliant replacement roofs aggregate for one year only. The City's own public handout omits the cumulative language, so it should not be relied on. Ask the City's floodplain administrator for a written determination.

What happens if a storm destroys Bay Harbor Club Condo on Bonita Beach?

Comprehensive Plan Policy 1.5.1 says buildings damaged more than 50 percent of replacement cost "may be rebuilt to their legally documented actual use, density, intensity, size, height, and style" subject to elevation, flood-proofing and current codes. That build-back right is what protects an over-height legacy tower on an island now capped at 35 feet above base flood elevation. The threshold drops from 50 percent to 20 percent for buildings previously damaged by flooding of $50,000 or more under the NFIP, and whether that applies here is NOT FOUND from any public source.

What is the difference between Phase I and Phase II at Bay Harbor Club Condo on Bonita Beach?

Phase I is 26225 Hickory Blvd with 51 units today (52 platted, less the 11-A plus 11-C combination) and 26 of the deeded docks. Phase II is 26235 Hickory Blvd with 52 units and 24 docks. Both were built in 1983 under one Declaration. Phase I carries more glass-enclosed lanais (24 against 15) and the county's 2026 preliminary median just value is close to level between them, at $425,714 and $432,093.

How does Bay Harbor Club Condo compare to Sea Isles on Bonita Beach?

Sea Isles is the immediate neighbour at 26131 and 26171 Hickory Blvd and the closest direct comparable. In the trailing 365 days Sea Isles closed four sales at a median of $565,000 and $396 per square foot in a median of 125 days. Bay Harbor Club Condo closed six at $537,500 and $400 per square foot in a median of 208 days. Price per foot is effectively level; Bay Harbor Club Condo took longer. Sea Isles unit legals show garages; Bay Harbor Club Condo legals show docks.

Is Bay Harbor Club Condo on Bonita Beach a good investment?

That is a judgment nobody should make for you from a web page, so here is the evidence instead. In favour: the second-lowest price per square foot of sixteen Hickory Blvd subdivisions, 50 conveying boat slips that no neighbouring community can match, Zone AE rather than VE, new roofs on both towers, a legally capped island, and $30 million-plus of public beach reinvestment on this segment. Against: a 208 day median marketing period, an undiscoverable milestone position, a pre-FIRM building under a cumulative improvement ceiling, and an unpublished condominium fee. Bring both columns to a conversation with a Realtor who has read the same records.

Where can I see the association's own information about Bay Harbor Club Condo on Bonita Beach?

The association maintains its own website with an amenity description, a public community calendar and a small set of posted notices. It does not publish its Declaration, bylaws, articles, rules, budget, reserve study, SIRS or milestone inspection report, which is a definitive finding rather than an absence of searching: its document directories are openly listed and small. Those documents come through the seller under Florida Statutes 718.503 or through Cambridge Property Management.

Frequently Asked Questions, Seller Edition: Selling a Bay Harbor Club Condo on Bonita Beach

This is the primary conversion path on this page, and it is the lane where search currently serves almost nobody. Every question below was observed in a live search feature or suggestion API during this build.

What is my Bay Harbor Club condo on Bonita Beach worth?

Start from the building's own six closed sales, which ran from $450,000 to $740,000 at $335 to $550 per square foot on identical 1,345 square foot units, with a median of $537,500 and $400 per square foot. Then adjust for the four things that actually move price here: whether the unit carries one of the 50 deeded docks, the county view code (BAY, OBSTRUCTED or PARKING), glass lanai versus screened balcony, and condition. Get a free valuation at mcgreevyandcomisar.com/home-valuation.

Is now a good time to sell a condo on Bonita Beach?

The measurable facts as of August 2026: Bay Harbor Club Condo carries 6.0 months of supply, which is a balanced market by the conventional definition, with three active listings against a six-sale annual pace. The building's median marketing period is 208 days and the active asking median sits 33.0 percent above the closed median. That is a market where correctly priced inventory sells and aggressively priced inventory sits, which is a different situation from a market with too much supply.

Should I sell my Bay Harbor Club condo now or wait?

Nobody should answer that from a web page without knowing your unit and your timeline. What the data says is that the marketing period here is long enough that "waiting" and "listing" are not sequential decisions on the same calendar. A 208 day median means a decision made in August produces a closing well into the following year. Call Jesse McGreevy at (239) 898-6072 and we will run your specific unit against the six closed sales.

Why are Bay Harbor Club listings on Bonita Beach sitting so long?

The measured gap is the most likely explanation and it is arithmetic rather than opinion: the three active listings ask a median of $715,000 while the trailing-year closed median is $537,500 on six sales, a 33.0 percent difference on both price and price per square foot. Two of the six closed sales themselves took 336 and 823 days before they closed. Nothing here characterises any individual seller, agent or listing. It is an observation about the building's market.

What is the sale-to-list ratio at Bay Harbor Club Condo on Bonita Beach, and what does it really mean?

The median is 96.37 percent, and it is measured against the last list price, not the original. Two of the six sales sat 336 and 823 days, which means the price they finally sold against had already been reduced. The true discount from where those sellers started is larger than 96 percent implies, and any listing presentation that quotes 96 percent as "sellers get 96 percent of asking" is quoting a number with the reductions already removed.

Does a deeded dock raise the sale price of a Bay Harbor Club unit on Bonita Beach?

The county's own 2026 preliminary assessed medians put dock units at $439,244 against $417,020 for non-dock units. The market spread in the closed sales is wider, and the highest of the six sales carries a dock. A dock at Bay Harbor Club Condo is a conveyed property interest recorded on the unit's parcel, not a shared amenity, and it should be documented and priced as one.

How do I market a Bay Harbor Club unit on Bonita Beach that has no dock?

Honestly and specifically, because 53 of 103 units are in the same position and there is a real buyer for them. A no-dock unit at Bay Harbor Club Condo is the lowest-cost entry into a bay-side barrier-island building with four pickleball courts, two tennis courts, a 25 by 50 foot heated pool, two spas and a free public beach access across the road. That is a genuinely different buyer from the boater, and the marketing should be aimed at them rather than burying the dock question.

Can I sell my dock separately from my Bay Harbor Club unit on Bonita Beach?

NOT FOUND, and do not assume either answer. The dock is recorded as an appurtenant per-unit feature, and in seven cases it is written into the unit's recorded legal description, which is the county's signature for an interest that travels with the unit. Whether the association permits any transfer of a dock separate from a unit is a governing-documents question answered by the Declaration at Official Records Book 1696, Page 227.

What disclosures are required to sell a condo at Bay Harbor Club on Bonita Beach?

Florida Statutes 718.503(2)(a) entitles a buyer under contract, at the seller's expense, to a current copy of the governing documents plus the inspector-prepared summary of the milestone inspection report if applicable and the association's most recent structural integrity reserve study or a statement that one has not been completed. Under HB 913 (2025) that also includes two years of assessments and special assessments with an itemized list of which related to the milestone report and which to the SIRS. Delivery triggers a 7 day voidability window. This is a description of the statute, not legal advice.

Do I have to disclose flood or hurricane damage when selling my Bonita Beach condo?

Florida sellers owe disclosure of known material defects that are not readily observable. The specific statutory package for a condominium sale is set out in 718.503. Given that USGS surveyed a still-water mark of 11.3 feet NAVD88 inside this building after Hurricane Ian and the City's permit record documents ground-level demolition and a restoration finaled April 24, 2025, the storm history of this building is documented in public records that any buyer's agent can find. Talk to your own attorney about the scope of your disclosure obligation.

How does the estoppel certificate work when selling at Bay Harbor Club on Bonita Beach?

The estoppel comes from the management company, Cambridge Property Management of Southwest Florida, and it states what is owed on the unit at closing: regular assessments, any special assessment balance, and any other charges. Order it early. It is also, in practice, the fastest legitimate route to a documented current fee figure for this building, since no fee is published anywhere public.

Can I sell my Bay Harbor Club condo on Bonita Beach with a special assessment pending?

Yes, and how the assessment is allocated between buyer and seller is a contract term. Under HB 913 the seller's disclosure package already has to carry two years of assessments and special assessments with the milestone and SIRS related items itemized, so a pending assessment is going to surface anyway. Surfacing it on your terms at listing is a stronger position than surfacing it on the buyer's terms at day 40.

What happens if the milestone inspection is not complete when I sell my Bay Harbor Club unit?

Florida Statutes 718.503(2)(e) requires any contract entered into after December 31, 2024 for a residential unit to carry a conspicuous statement that the association is required to have a milestone inspection and has not completed it. That is a disclosure obligation, not a bar to selling. The practical consequence is the 7 day voidability window on delivery, plus the eligibility question under HB 913 about Citizens coverage, which is why having the association's position documented before listing matters.

Does the association's SIRS filing help me as a seller?

It is a modest positive and it should be stated accurately. Bay Harbor Club Condo's association appears as a row in the state's "SIRS Submitted July 2025 and After" database, which confirms a reporting form was received. Many neighbouring 1970s and 1980s buildings on this corridor cannot currently show that. It does not prove the study is complete or the reserves are funded, and overstating it in marketing is the kind of claim that unravels in due diligence.

Should I price my Bay Harbor Club unit off the active listings or off the closed sales?

Off the closed sales. The three active listings carry a median 285 days on market and one has been listed 654 days. An active listing is an asking position, not a transaction. The six closed sales are the only record of what buyers actually paid at Bay Harbor Club Condo on Bonita Beach in the last year.

Why did my Bonita Beach condo get no showings?

In a single-plan building the usual answer is price relative to the identical unit down the hall, because a buyer comparing 1,345 square feet to 1,345 square feet has almost no room to rationalise a premium. The secondary answers here are dock status not being clear in the marketing, the county view code, and photography that does not show the lanai treatment. All four are fixable and all four are cheaper to fix at week two than at month seven.

Should I sell my Bay Harbor Club condo on Bonita Beach as is?

That depends on the unit and the buyer pool, and it is worth pricing both paths before deciding. What the data says is that identical 1,345 square foot units traded from $335 to $550 per square foot in the same twelve months, a 64 percent spread on the same floor plan. Condition is one of the few variables that spread can be attributed to, since the plan, the square footage and the building are constant.

Can I sell my Bay Harbor Club condo on Bonita Beach with a tenant in place?

Generally yes, subject to the lease and to the association's rules on leasing and board approval. The association's leasing rules are NOT FOUND in any public source and live in the Declaration and rules, so this is a question to answer from your own document set before you list, not after you have a contract.

Should I sell my Bay Harbor Club condo or rent it out?

We could not source rental data for this building. No rental pull was run for this build, and Bay Harbor Club's leasing rules, minimum lease term and maximum leases per year are NOT FOUND. Anyone comparing sell against rent here needs those two inputs first: the association's actual leasing rules, and current rental rates for the building. We can pull the rental comparables; the rules come from the association.

Do I need a Realtor to sell my Bay Harbor Club condo on Bonita Beach?

No, Florida does not require one. What this particular building requires is command of a specific document set and a specific data set: the 718.503 disclosure package, the milestone and SIRS position, the dock status recorded on your parcel, the county view code, and six closed sales that are the only real pricing evidence. That is the work, and it is the same work whether an agent does it or you do.

Can I sell my Bonita Beach condo without a Realtor?

You can. Consider what the buyer side will be doing: pulling the parcel record, the permit file, the FEMA layer, the USGS marks and the closed sales, because all of it is public. A seller who has not read the same records is negotiating with less information than the person across the table. If you would rather have that work done and documented for you, call Jesse McGreevy at (239) 898-6072.

How much does it cost to sell a condo at Bay Harbor Club on Bonita Beach?

The line items are brokerage compensation as agreed in the listing agreement, documentary stamp tax on the deed, the estoppel fee charged by the management company, title and closing costs as allocated by contract, any prorated assessments, and any repair or credit negotiated after inspection. Get the estoppel early, because on a 1983 coastal condominium it is the line most likely to contain a surprise.

Does the 2026 preliminary tax roll drop affect what my Bay Harbor Club condo is worth?

The 2026 preliminary roll cuts the median unit just value at Bay Harbor Club Condo 27.3 percent, from $587,618 to $427,096, and cuts complex-wide just value 30.1 percent. ⚠️ That roll is preliminary and not certified, and it may move. Assessed value and market value are different measures: the county's preliminary median sits below the trailing-year MLS closed median of $537,500 on six sales. It affects your tax bill; it is not a market appraisal.

Who buys condos at Bay Harbor Club on Bonita Beach?

The exemption pattern is informative. The units we sampled show no homestead exemption, which is consistent with a second-home and seasonal ownership profile rather than a primary-residence one. That, plus a 1,345 square foot two-bedroom plan and a boat basin, points at a seasonal and second-home buyer pool. Sampled parcels only, not all 103, and stated as such.

Does the Hickory Blvd corridor comparison help me or hurt me as a seller?

Both, and which one depends on who says it first. Bay Harbor Club Condo is second-lowest of sixteen Hickory Blvd subdivisions on price per square foot at $400 on six sales. Framed by your listing, that is a value proposition on a barrier island with a boat basin. Discovered by a buyer's agent and framed by them, it is a discount argument. The number does not change; the sequence does.

What renovations pay off before selling a Bay Harbor Club condo on Bonita Beach?

We have no renovation return data specific to this building and will not invent any. What we can say from the record is that condition is one of the very few variables available, because the plan and the square footage are constant across 102 of 103 units, and that the City's cumulative five-year substantial improvement rule counts permitted work toward a 50 percent ceiling. Check your building's cumulative position with the City's floodplain administrator before commissioning significant permitted work.

How does the substantial improvement rule affect me if I am selling rather than renovating?

Directly, because a sophisticated buyer will ask. The Bonita Springs rule counts the cumulative cost of improvement and repair over a rolling five-year period against 50 percent of depreciated building value, and the floodplain administrator is obligated under Section 24-24(3) to evaluate previous permits. A seller who can tell a buyer where the building stands has removed an unknown. A seller who cannot has left one on the table.

Should I wait until the milestone position is resolved before listing?

That is a judgment call and it depends on your timeline, but note the asymmetry: milestone status is not publicly discoverable, so a buyer cannot resolve it independently either. The seller controls the only route, which is the 718.503 disclosure package. That is a position of leverage if the documents are in hand at listing and a liability if they are chased after a contract.

What is the single biggest mistake sellers make at Bay Harbor Club Condo on Bonita Beach?

On the evidence, anchoring to the active listings. The active median is $715,000, the closed median is $537,500 on six sales, and the active set carries a median 285 days on market with one listing at 654 days. Anchoring to the asking board is how a listing becomes part of the asking board.

How long should I expect my Bay Harbor Club condo on Bonita Beach to be on the market?

The building's median is 208 days, across six sales ranging from 72 to 823. Two of six exceeded eleven months. Plan the listing, the pricing strategy and your own next move around that number rather than around a general Bonita Springs or Lee County average, which describes a different product in a different market.

Can I sell my Bay Harbor Club condo on Bonita Beach at a loss, and what does the record show about that?

The record shows a wide range rather than a uniform direction. The six closed sales ran $450,000 to $740,000, and the county's assessed history shows a collapse to $73,235 per unit on the January 1, 2023 roll immediately after Hurricane Ian followed by a recovery to a $587,618 median on the 2025 final roll. What your unit will bring depends on its dock status, floor, view, lanai and condition far more than on any building-wide trend line, which is exactly why a unit-level analysis matters here.

Who should I call to sell my Bay Harbor Club condo on Bonita Beach?

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We built this page from the county parcel record, the City permit file, the federal flood and navigation data and a hand-verified MLS pull, and we will bring the same work to your listing.

What is the first thing I should do about selling my Bay Harbor Club condo on Bonita Beach?

Three things, in this order. One: confirm from your own parcel record whether your unit carries one of the 50 deeded docks. Two: request the estoppel and the full 718.503 document package, including the milestone summary and the SIRS or the statement that none exists. Three: get a valuation built off the six closed sales rather than off the asking board, at mcgreevyandcomisar.com/home-valuation or by calling Jesse at (239) 898-6072.

What We Could Not Verify About Bay Harbor Club Condo on Bonita Beach

A page that only tells you what it knows is not being straight with you. Everything below was searched for and not found, and none of it is filled in from impression anywhere on this page.

Not found, and it comes from the association or the seller

• The condominium fee, in dollars. Not on the association site, not on the management company site, not in any county or state record. Also not found: what the fee covers, the current budget, the reserve study (non-SIRS), and any special assessment history including any post-Ian assessment.
• Leasing rules: minimum lease term, maximum leases per year, board approval requirement, application fee, minimum ownership period before leasing.
• Pet policy specifics: number, weight, breed, registration, and where pets may go on the property.
• Age restrictions. No 55-plus or age-restricted designation appears in any primary source. Absence of evidence is not evidence of absence, and this page states neither that the community is nor that it is not age-restricted.
• Parking specifics: spaces per unit, assigned versus open, guest parking count and rules, and any motorcycle, trailer or RV restrictions.
• Dock detail: whether all 50 slips are appurtenant to units or some are association-retained, whether lifts are permitted or installed per slip, whether there is dockside water or electric, whether a waitlist exists for non-dock owners, and the maximum beam.
• The milestone inspection itself, and whether it was performed.
• The substance of the SIRS, including the engineer of record, the component list, the reserve figures and the funding plan.
• The master insurance policy: carrier, limits, deductibles, RCBAP coverage amount and coinsurance position.
• Whether the association has a paid NFIP flood loss of $50,000 or more, which would drop the Comprehensive Plan build-back threshold from 50 percent to 20 percent. This is the single largest swing factor in the redevelopment risk profile.
• Mail delivery arrangement, trash and recycling operations, and bulk cable or internet service.
• Whether a fitness room, sauna, guest suites, car wash area or owner storage lockers exist. None appears on the association's own amenity list.
• Elevator count, stops per tower, and modernization history. Lee County publishes no elevator data and the City permit portal shows no elevator permit at either address across 2020 to 2026.

Not found, and it comes from a recorded document we could not retrieve

The Lee County Clerk's Official Records portal gates all searching behind a disclaimer acceptance, which was not clicked. That leaves the following open:

• The recorded Declaration of Condominium at Official Records Book 1696, Page 227, and every recorded amendment to it.
• The phase amendment creating Phase II.
• The recorded bylaws and articles typically attached as exhibits to the Declaration.
• The original recorded condominium plat (condominium plat book and page).
• The original developer and the original general contractor. No primary source we could reach names either. The Lee County Property Appraiser carries no developer or contractor field and displays only book, page, date, code and price on the original 1984 conveyances, with no grantor names. Do not expect a developer name on this page until Official Records Book 1696, Page 227 is pulled.
• Any recorded lien, lis pendens or Notice of Commencement, which is also where a complete contractor and contract-amount picture would live.

Not found in the public record at all

• Whether either tower was red tagged after Hurricane Ian. The City ran a red-tag programme on this road and never published a list or a count.
• The certificate of occupancy date for each tower, which is the actual statutory trigger for the milestone deadline.
• Whether the City of Bonita Springs adopted the optional 25-year milestone trigger. Exhaustive Municode and City searches returned zero, with a working control query, so the negative is a clean one within the corpus searched. City Council agendas and packets are not full-text searchable and were not exhausted.
• Any condominium-specific provision in the City flood ordinance. Chapter 24 operates on "a building or structure" and never distinguishes condominium buildings, common elements or units.
• Whether the parcel sits inside the mapped Coastal High Hazard Area. The City GIS exposes no CHHA layer.
• Which intersection the awarded Hickory Boulevard roundabout project sits at.
• The current owner of 26107 Hickory Blvd and any pending application on it, which is the most consequential unresolved redevelopment question within half a mile.
• A complete litigation sweep. The Clerk's business-name search requires a registered account, so "only two cases" is unconfirmed.
• A complete permit valuation roll-up. There are 444 permits across the two addresses and four valuations were read individually.
• Any Lee County or Southwest Florida specific condominium association master policy average premium, from any allowed source, for any year.
• The reopening date of the Big Hickory Pass Bridge after its September 29, 2022 closure.

Not measured this build

• Condominium fees were not pulled from the MLS, deliberately. No first-party figure exists and we do not publish a dues number that is not first-party.
• Rentals. No rental pull was run.
• Pending listings. Not pulled.
• ZIP-level market context from SunStats. Not pulled this session.
• The off-MLS transfer of 26225 Hickory Blvd #11D, recorded by the county at $745,000 on 2026-05-28, is inferred and not verified, is not counted in any median on this page, and is not published as a sale.

Downloadable Documents and Primary Sources You Can Read Yourself

Each row below links to the official primary source rather than to a copy.

Sources and Authoritative References

Federal agencies and FEMA

1. FEMA National Flood Hazard Layer ArcGIS REST service, flood hazard zones and FIRM panels: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
2. FEMA Map Service Center: https://msc.fema.gov
3. OpenFEMA NFIP Community Status Book API: https://www.fema.gov/api/open/v1/NfipCommunityStatusBook
4. FEMA, CRS Eligible Communities, effective 04/01/2026: https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf
5. FEMA, Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system
6. FEMA, Risk Rating 2.0: https://www.fema.gov/flood-insurance/risk-rating
7. NFIP Flood Insurance Manual, October 2025: https://www.fema.gov/sites/default/files/documents/fema_rsl_national-flood-insurance-manual_06032025.pdf
8. FEMA, RCBAP Standard Flood Insurance Policy Form F-144
9. FEMA, NFIP Dwelling Form F-122 (condominium loss assessments coverage)
10. FEMA Glossary, coinsurance: https://www.fema.gov/about/glossary/coinsurance
11. 42 U.S.C. 4015, flood insurance premium increase caps and exceptions: https://uscode.house.gov/
12. United States Census Bureau geocoder: https://geocoding.geo.census.gov/geocoder/
13. National Center for Education Statistics, Common Core of Data: https://nces.ed.gov/ccd/schoolsearch/

NOAA and USGS

14. NOAA National Hurricane Center, Tropical Cyclone Report AL092022, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
15. NOAA National Hurricane Center, Tropical Cyclone Report AL092024, Hurricane Helene: https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf
16. NOAA National Hurricane Center, Tropical Cyclone Report AL142024, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
17. NOAA and National Ocean Service, United States Coast Pilot 5, Chapter 4, edition 09 AUG 2026: https://nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C04_WEB.pdf
18. USGS Short-Term Network, Flood Event Viewer, 2022 Ian: https://stn.wim.usgs.gov/fev/#2022Ian
19. USGS STNServices filtered high-water marks API, event 325, Lee County
20. USGS STNServices filtered high-water marks API, event 347, Collier County (Milton)
21. USGS Coastal and Marine Hazards and Resources Program, Big Hickory Beach before and after Hurricane Ian: https://www.usgs.gov/media/before-after/section-big-hickory-beach-and-after-hurricane-ian

State of Florida

22. Florida Statutes 553.899, mandatory structural inspections: https://www.flsenate.gov/Laws/Statutes/2025/553.899
23. Florida Statutes 718.112, condominium association budgets and SIRS
24. Florida Statutes 718.111, official records and purchaser access
25. Florida Statutes 718.503, prospective purchaser disclosure
26. Florida Statutes 627.351(6), Citizens Property Insurance Corporation
27. Florida Statutes 627.0629 and 627.711, wind mitigation discounts and the uniform mitigation form
28. Florida Statutes 215.55871, My Safe Florida Condo Pilot Program
29. HB 913 (2025), House staff analysis: https://www.flsenate.gov/Session/Bill/2025/913/Analyses/h0913c.COM.PDF
30. CS/CS/SB 1028 (2026), Citizens commercial lines eligibility: https://www.flsenate.gov/Session/Bill/2026/1028
31. CS/HB 1497 (2026), My Safe Florida Condo analysis: https://www.flsenate.gov/Session/Bill/2026/1497/Analyses/h1497a.HAT.PDF
32. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026: https://floir.gov/
33. Florida Office of Insurance Regulation, wind mitigation resources: https://floir.gov/consumers/wind-mitigation-resources
34. Florida Office of Insurance Regulation, Hurricane Ian claims data: https://floir.gov/home/ian
35. Florida Office of Insurance Regulation, residential market share reports: https://floir.gov/tools-and-data/residential-market-share-reports
36. Florida Department of Business and Professional Regulation, Division of Condominiums, Timeshares and Mobile Homes: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/
37. Florida DBPR, SIRS reporting databases: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting/
38. Florida DBPR, Building Reporting database: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/building-report/
39. Florida Division of Corporations (Sunbiz), entity search: https://search.sunbiz.org/
40. Florida Department of Financial Services, My Safe Florida Condo: https://myfloridacfo.com/mysafeflhome/mysafefloridacondo
41. Florida Department of Environmental Protection, FY2026-27 Beach Management Funding Assistance Local Government Funding Request: https://floridadep.gov/sites/default/files/FY2026-27_BMFA_Local_Government_Funding_Request.pdf
42. Florida Department of Education, education data portal: https://edudata.fldoe.org/
43. Florida Realtors SunStats: https://sunstats.floridarealtors.org/

City of Bonita Springs

44. City of Bonita Springs, FEMA CRS page and the 2024 retrograde notices: https://www.cityofbonitasprings.org/FEMACRS
45. City of Bonita Springs, flood protection information
46. City of Bonita Springs Code of Ordinances, Chapter 24, Flood Hazard Reduction, via Municode: https://library.municode.com/fl/bonita_springs/codes/code_of_ordinances
47. City of Bonita Springs, Ordinance 22-05, Flood Hazard Reduction, adopted 8-3-2022
48. City of Bonita Springs, Ordinance 25-03, adopted February 5, 2025, amending Sections 10-22(a), 24-24(3) and 24-79
49. City of Bonita Springs Comprehensive Plan, Future Land Use Element and Conservation and Coastal Management Element: https://library.municode.com/fl/bonita_springs/codes/comprehensive_plan
50. City of Bonita Springs Land Development Code, Chapter 4, Article VII, nonconforming structures
51. City of Bonita Springs, Hurricane Ian Progress Report, posted 04/27/2023: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
52. City of Bonita Springs, "Hickory Blvd Access," posted 10/04/2022: https://www.cityofbonitasprings.org/news/what_s_new/10-04-2022_v1
53. City of Bonita Springs, Hurricane Milton Advisory #13, posted 10/12/2024
54. City of Bonita Springs, Hurricane Helene advisory, posted 09/26/2024
55. City of Bonita Springs, City Council approves roundabout on Hickory Boulevard
56. City of Bonita Springs, amended interlocal agreement, south Bonita Beach segment
57. City of Bonita Springs online permitting portal (Tyler Civic Access): https://egweb1.cityofbonitasprings.org/energov/selfservice
58. City of Bonita Springs Community Development, forms, elevation certificates and public records requests: https://www.cityofbonitaspringscd.org/
59. City of Bonita Springs Community Development GIS feature services, zoning, future land use and overlay layers
60. City of Bonita Springs, Future Land Use Map 2040 and Zoning Districts map

Lee County

61. Lee County Property Appraiser, property and legal description search: https://www.leepa.org/Search/PropertySearch.aspx
62. Lee County Property Appraiser, parcel display pages for folios 10236288 through 10236392
63. Lee County Property Appraiser, property record (cost) cards: http://fieldcards.leepa.org/
64. Lee County Property Appraiser, value history and TRIM notices by folio
65. Lee County Property Appraiser, permit tab by folio
66. Lee County Property Appraiser, property and appraisal code lists: https://www.leepa.org/Systems/Codes.aspx
67. Florida Department of Revenue real property transfer and qualification codes, via Lee County: https://www.leepa.org/Docs/Codes/salequalcodes_aft01012023.pdf
68. Lee County Property Appraiser GIS parcel report and cadastral feature service
69. Lee County Clerk of Courts, circuit civil case search: https://matrix.leeclerk.org/
70. Lee County Clerk of Courts, Official Records (gated, not searched): https://or.leeclerk.org/LandMarkWeb
71. Lee County Manatee Protection Plan: https://www.leegov.com/naturalresources/Documents/MPP_final.pdf
72. Lee County Parks, Bonita Beach Accesses #2 to #9: https://www.leegov.com/parks/beaches/bonitabeachaccess
73. Lee County Parks, Little Hickory Island Beach Park, Access #10: https://www.leegov.com/parks/beaches/littlehickory
74. Lee County Parks, Bonita Beach Park: https://www.leegov.com/parks/beaches/bonitabeach
75. Lee County Parks, beaches index and countywide beach rules: https://www.leegov.com/parks/beaches
76. Lee County Natural Resources, commissioners accept increased state grant funding for beach and dune erosion, September 2, 2025: https://www.leegov.com/naturalresources/
77. Lee County DOT, update on the Big Hickory Pass Bridge, 2022: https://www.leegov.com/dot/
78. Lee County flood insurance discounts and CRS: https://www.leegov.com/dcd/flood/firm/insurance/discounts
79. Lee County LeePlan, Coastal High Hazard Area Map 5: https://www.leegov.com/dcd/Documents/Planning/LeePlan/Maps/Map05.pdf

Lee County School District

80. Lee County Schools, Student Enrollment Plan 2026-2027, Board approved December 1, 2025
81. Lee County Schools, school zones page: https://www.leeschools.net/student_enrollment/school_zones
82. Lee County Schools, School Enrollment Zones locator: https://www.schoolsitelocator.com/apps/leecounty/
83. Lee County Schools, transportation optimization: https://www.leeschools.net/support/transportation_optimization
84. Lee County Schools, charter schools roster: https://www.leeschools.net/our_schools/schools/charter_schools
85. Bonita Springs Elementary School: https://bne.leeschools.net/
86. Spring Creek Elementary School: https://spc.leeschools.net/
87. Pinewoods Elementary School: https://pin.leeschools.net/
88. San Carlos Park Elementary School: https://sac.leeschools.net/
89. Three Oaks Elementary School: https://oak.leeschools.net/
90. Bonita Springs Middle Center for the Arts: https://bnm.leeschools.net/
91. Three Oaks Middle School: https://okm.leeschools.net/
92. Bonita Springs High School: https://bnh.leeschools.net/
93. Estero High School: https://est.leeschools.net/

Collier County

94. Collier County Parks, Barefoot Beach Preserve: https://www.collierparks.com/Parks-and-Beaches/Beaches/Barefoot-Beach-Preserve

Insurance carrier and regulator sources

95. Citizens Property Insurance Corporation, 2026 rate and rule changes: https://www.citizensfla.com/
96. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County
97. Citizens Property Insurance Corporation, discounts and eligibility: https://www.citizensfla.com/discounts
98. Citizens Property Insurance Corporation, policies in force: https://www.citizensfla.com/policies-in-force
99. Guy Carpenter US Property Catastrophe Rate-on-Line Index (reinsurance pricing)
100. Swiss Re Institute, Hurricane Ian insured loss estimate

News and journalism

101. Naples Daily News, Hurricane Milton damage in Bonita Springs and the October 23, 2024 City Council meeting: https://www.naplesnews.com/
102. Tampa Bay Times, reporting from Little Hickory Island, September 29, 2022: https://www.tampabay.com/
103. WINK News, damage around Bonita Beach after Hurricane Ian: https://www.winknews.com/
104. WINK News, condominium fee and insurance reporting, Fort Myers associations
105. WGCU, Hickory Boulevard sidewalk replacement approval, June 17, 2025: https://www.wgcu.org/
106. Gulfshore Business, Little Hickory Island Beach Park contract and Hickory Blvd redevelopment coverage: https://www.gulfshorebusiness.com/
107. South Florida Sun Sentinel, analysis of Florida Office of Insurance Regulation condominium association premium data: https://www.sun-sentinel.com/

Association official and mapping

108. Bay Harbor Club of Bonita Beach Condominium Association official website, amenity description and marina: https://bayharborclub.info/
109. Bay Harbor Club community calendar: https://www.bayharborclub.info/calendar.htm
110. Cambridge Property Management of Southwest Florida, office and estoppel: https://cambridgeswfl.com/
111. OpenStreetMap and the Overpass API, mapped points of interest and path geometry near 26225 Hickory Blvd
112. OSRM public routing engine on the OpenStreetMap road network, road distances and drive times

Our own data and assets

113. Southwest Florida MLS Matrix, https://matrix.swflamls.com, closed and active residential pulls for ZIP 34134, 2026-08-13, hand-recomputed
114. McGreevy and Comisar, Bonita Beach area guide
115. McGreevy and Comisar, Bonita Springs area guide
116. McGreevy and Comisar, Bay Harbor in Bonita Bay, a different community
117. McGreevy and Comisar, free home valuation
118. Domain Realty Group, the team site

No listing aggregator, competing brokerage, competing agent site, or third-party "life in the area" content site was used as a source for any figure on this page, and none is linked.

Market data from Southwest Florida MLS, pulled August 2026. McGreevy and Comisar, Best Realtor for Bay Harbor Club Condo on Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.