Bayscape

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

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

Bayscape Condominium at Bonita Beach: 4 Bay-Side Homes at 25815 Hickory Blvd

Bayscape is a four-home, bay-side condominium at 25815 Hickory Blvd inside Bonita Beach in Bonita Springs, Florida, built in 1982 according to Lee County’s property roll. The county lists each home at 1,778 heated square feet with three bedrooms and three baths, and FEMA maps the building in Zone AE with a base flood elevation of 11 feet.

The full legal name is Bayscape Condominium Association, Inc., but the county, the state and the people who live there say Bayscape, so this page does too. It is one of the smallest condominium associations on the Bonita Beach strip. Most of Hickory Blvd is mid-rise and high-rise concrete with 40 to 360 homes under one roof or one gate. Bayscape is four large homes in one building, on the bay side of the road, with the Gulf side of the island only a short walk away.

McGreevy and Comisar list and sell homes on Bonita Beach, and this page is the audit we hand to a seller or a buyer before either one decides. We wrote it the way we would brief a client we were representing. Every fact carries a source, every conflict between two public records is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Where Bayscape is, precisely

Bayscape sits on the east, or bay, side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. The four homes share the street address 25815 Hickory Blvd, Bonita Springs, FL 34134, according to the Lee County Property Appraiser’s roll, and the roll’s land-on field says Bay for every Bayscape parcel. On Hickory Blvd the odd street numbers run along the bay side and the even numbers along the Gulf side: in the county roll, 906 of the 909 condominium parcels on Hickory Blvd that carry a land-on entry follow that pattern.

The county’s map service places the building inside the City of Bonita Springs, with FEMA community number 120680. Measured in a straight line from the county’s park layer to the building’s map point, Little Hickory Island Park, which the county also calls Bonita Beach Access 10, is about 477 meters away, and Bonita Beach Access 9 is about 734 meters away. Those are our measurements, not walking routes, and the county’s beach lots changed their rules this fall, which we cover under daily logistics. Our audit of Sea Isles, another bay-side building, covers the next stretch of road to the south.

Bayscape is not Seascape: the building across the road

Two names on this stretch of Hickory Blvd are easy to confuse. Seascape is a 136-unit Gulf-side condominium at 25800 to 25820 Hickory Blvd, directly across the road from Bayscape’s 25815. Bayscape is a four-home building on the bay side. They have different declarations, different associations, different flood and insurance histories and different price records, and a search for one will sometimes return the other. When a listing or a document says Seascape, it does not describe Bayscape, and the reverse is also true.

Four homes or five parcels? What the records say

The state’s condominium record counts 4 units. The county roll carries 5 parcels under the same legal reference: four home parcels, numbered 1 through 4, and one common-area parcel that the county names Bayside Condo. The fifth parcel is not a home. The next section explains the Bayside name, and every sale on this page belongs to one of the four homes.

Quick reference, Bayscape

Why McGreevy and Comisar Are the Best Realtor for Bayscape

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

Recent Bayscape track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Bayscape resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: the newest sale in Lee County’s qualified-sales file for Bayscape is dated February 14, 2025, so the county record shows no qualified sale in the twelve months before October 1, 2026, and the roll’s latest recorded sale on every one of the four homes agrees. We tracked every one of the 10 Bayscape closings in the county record, and the latest recorded sale on each of the 4 homes, for this page.

Honors and recognition:

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

Selling your Bayscape home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-bayscape-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Bayscape at Bonita Beach condo has the recorded sales, the costs and the documents.

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

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

Living in Bayscape as a Homebuyer

A Bayscape homebuyer gets one of four large bay-side homes in a single 1982 building, across Hickory Blvd from Seascape and under half a kilometer, in a straight line, from a county beach park. The trade is a thin public record: no association website, fee schedule, posted rules or reserve documents that we could find.

Data updated: October 2026

What the public record says Bayscape offers

The county roll and the state records describe a small, uniform property. Four homes share one street address, and the county lists every one at 1,778 heated square feet, three bedrooms and three baths, so a buyer is choosing a floor, a view and a condition from a very short menu. At 1,778 square feet each, the homes are large for a Hickory Blvd condominium: the sale lists in our county data for Sea Isles, Ambassador, Casa Bonita I and II, Windsong and The Egret show homes of about 1,030 to 1,430 square feet. We found no association description of amenities, and the amenities section below says what we could and could not establish.

Who Bayscape suits

Bayscape suits a buyer who wants a large three-bedroom, three-bath home on Little Hickory Island without the scale, the staff and the budget of a tower. It suits a buyer who is comfortable reading a small association’s documents before making an offer, who values having three neighbors instead of three hundred, and who is happy with a short walk to the Gulf beach. It also suits a buyer who understands the flood map, because the entire strip sits in a mapped flood hazard area and this building’s ground is lower than the 11 foot base flood elevation by roughly 5.8 to 6.8 feet.

Who should look harder before buying

Bayscape does not suit a buyer who needs a published fee schedule, a posted rules document and a visible reserve policy on day one, because we could not find any of them. It does not suit a buyer who needs guaranteed short-term rental rights, because the City’s rental permit rules and the association’s own rules both apply, and neither is simple. And it does not suit anyone who will not look closely at a four-home association’s finances: with four owners, one large repair or one owner who stops paying moves every other owner’s costs, and a lender’s review of the project can turn on that.

The three document requests every Bayscape buyer should make

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

• The current budget and the most recent annual financial statement, so you can see what the assessments fund, what the reserve line holds and how the association’s cash compares with its bills.
• Every special assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice.
• The association’s insurance summary, including the flood policy declarations page, and the contract statement about milestone inspections and reserve studies. Contracts signed after December 31, 2024 must carry a conspicuous statement saying whether the association is required to have those items and has completed them, or is not required to have them. For a four-home building, a statement that they are not required is plausible, and the section on milestone inspections explains why.

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

Is Bayside the Same as Bayscape? The Bayside Condo Name on Hickory Blvd Explained

Bayside is not a separate condominium. Lee County’s property roll uses the name Bayside Condo for the one common-area parcel at 25815 Hickory Blvd, and that parcel carries the same Official Records reference, Book 1762, Page 306, as the four Bayscape homes. A reader searching for a Bayside condo on Hickory Blvd is looking at Bayscape.

Data updated: October 2026

What the county roll shows

The Lee County Property Appraiser’s roll, exported September 27, 2026, holds five parcels at 25815 Hickory Blvd. Four are home parcels with the short legal description Bayscape Condominium, Official Records Book 1762, Page 306, Unit 1 through Unit 4. The fifth, folio 10236407, carries the short legal description Bayside Condo, Official Records Book 1762, Page 306, Common Elements, with the state’s land-use code 09 for common areas, and it has no year built and no heated area. Same address, same book and page, same bay-side location: one recorded instrument, two spellings of the name.

What the county’s building layer adds

Lee County’s building footprint layer lists one building at 25815 Hickory Blvd, with four residential units, built in 1982. Its subdivision or condominium name field says Bayscape, and its parent folio is 10236407, the parcel the roll calls Bayside Condo. So the county’s own building record ties the Bayside-named parcel to the Bayscape building. We did not find any second building, any fifth home or any separate Bayside structure at that address.

What the state records say

The Division of Florida Condominiums, Timeshares, and Mobile Homes lists Bayscape Condo as project PR1S002884 with 4 units. We searched the state’s condominium extract for the word Bayside, and it returns 20 projects statewide: 6 in Collier County, 4 in Pinellas, 4 in Hillsborough, 3 in Sarasota, 2 in Lee and 1 in Manatee. None is on Hickory Blvd. The two in Lee County are a Bayside Villas project at South Seas Plantation on Captiva and Estero Bayside on Island Pines Way at Fort Myers Beach. We ran the same search for the word Bayscape as a control, and it returned the one Bayscape project, so the extract can find a name that is there.

Other Bayside names in Lee County

Searching for Bayside leads to unrelated places, so a few clarifications matter. The county’s building layer carries Bayside Villas Phase I and II, which includes an 18-unit, three-story building from 1979 in northwestern Lee County, and a manufactured-home community named Bayside Estates. We measured the Bayside Villas building at about 23 miles from Bayscape in a straight line. Neither is on Bonita Beach, and neither has anything to do with the building on Hickory Blvd.

Our reading, and how to search for it

Our reading, not a document we pulled, is that Bayside is a second spelling of the property’s name that the county’s legal-description records carried onto the common parcel. We have not read the recorded declaration at Official Records Book 1762, Page 306, and the Lee County Clerk’s records are the place to confirm which name the instrument uses. If you are searching, these all point to the same building: Bayscape, Bayscape Condominium, Bayscape Condo, Bayside Condo at 25815 Hickory Blvd, and 25815 Hickory Blvd, Bonita Springs, FL 34134.

Bayscape Market Snapshot: What Have Homes Sold For?

Bayscape recorded 1 qualified sale in the last 60 months in Lee County’s record, $899,000 on February 14, 2025, and the file holds 10 qualified sales since 1996. No window up to 60 months reaches 10 sales, so we list every sale instead of leaning on a median. These are county records, not Southwest Florida MLS closings.

Data updated: October 2026

The 60-month window: one qualified sale

The county’s qualified-sales file was built October 1, 2026 from the Lee County Property Appraiser’s roll of September 27, 2026 and the state’s sale data files. We checked each window the way our method requires: the 12-month window, since October 2025, holds 0 qualified sales; the 24-month window, since October 2024, holds 1; the 36-month window holds the same 1; and the 60-month window, since October 2021, holds the same 1. The first window with 10 or more sales was never reached. Here is the one sale in the last 60 months.

One sale is not a market. It is a data point: a 1,778 square foot, three-bedroom home sold for $899,000, which is $505.62 per heated square foot on the county’s number, and that was the last qualified sale recorded in the building before October 1, 2026.

All ten sales on the county file, newest first

The table below is a labelled history, not a price signal. The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on. So the record is complete from 2009 and partial before 2009: counts since 2009 are complete counts, and the pre-2009 rows are what the file holds, not a claim of every sale ever made. The three sales from 1996 to 1999 come from the roll’s sale history, and we read them with Lee County’s own transfer code list, which treats code 06 as the qualified arm’s-length code for sales dated through 2008 and codes 01 and 02 from 2009 on, per the county’s transfer code list.

We do not publish a median across the whole file, because the sales run from 1996 to 2025 and a median that mixes 1990s and 2020s prices would say nothing about what a home is worth now. All ten were resales: the county file shows no builder-direct sale.

Repeat sales by home

Every one of the four homes appears in the file at least twice, which makes repeat sales the most useful comparison on the page.

Three stories stand out. Unit 1 sold three times in 908 days, from $500,000 to $648,777, a gain of $148,777 or 29.8 percent in 402 days, and then to $715,000, a further $66,223 or 10.2 percent in 506 days. Unit 3 went the other way: it sold for $670,000 on October 5, 2018 and for $590,000 on August 12, 2019, which is $80,000 or 11.9 percent less after 311 days. And unit 4 sold for $213,500 in 1999 and $899,000 in 2025. The county record cannot say why any of these moved as they did. Renovation, condition, position in the building, motivated sellers and the buyer’s circumstances are the usual candidates, which is why we walk a home before we price it.

Sales by year

Six of the ten sales fall in three years, 2018, 2019 and 2020, and there is nothing recorded between December 2, 2020 and February 14, 2025, a gap of 1,535 days.

Seven sales since 2018, and what the median of them says

If we limit the file to sales since January 2018, we have 7 sales, from $500,000 to $899,000, and the median of these 7 sales is $650,000, or $365.58 per heated square foot. Seven is under ten, so we state it only as the median of these 7 sales and never as the price of a Bayscape home. Six of the seven fall in the 2018 to 2020 stretch, and the seventh is the 2025 sale at $899,000, which is $249,000 above that median. A seller using the median would under-price the newest sale, and a buyer using the newest sale would over-pay against the six older ones. That is why we price from the nearest like sale and the home’s condition.

What the county’s square footage means

The county lists every Bayscape home at 1,778 heated square feet, and four times 1,778 is 7,112, which is exactly the effective area the county’s building layer gives for the whole building. When four homes carry the identical figure and the figures add up to the building total to the square foot, the likeliest explanation is that the county split the building into four equal parts, not that each home was measured. That is our inference. It means every price per square foot figure on this page inherits the same caveat, and a buyer who cares about the exact interior measurement should ask for the plans, an appraisal or an independent measurement.

What the qualified file leaves out

Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. For Bayscape, the roll’s latest recorded sale on each of the four homes matches a sale in the qualified file, so we found no recorded sale that the qualified file leaves out. Because the roll keeps only each home’s last four sales and the state’s sale files start in 2009, a sale before 2009 that is not one of a home’s last four would not appear at all.

What the MLS would add, and why it is missing

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

Every home’s latest recorded sale on the roll

The county roll shows the most recent recorded sale on each parcel. We list all four with no median, because each parcel shows only its latest sale.

None of the four shows a sale dated on or after October 1, 2025, so the roll and the qualified file agree that no recorded sale falls in the last twelve months. The newest, unit 4, is 594 days before October 1, 2026.

How much of Bayscape has changed hands since Hurricane Ian?

One of Bayscape’s four homes, unit 4, shows a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 25.0 percent of the building. The other three homes, units 1, 2 and 3, have not recorded a sale since 2019 or 2020. That is a floor, because a home that sold twice since Ian would show only its last sale, and with four homes a single sale moves the share by 25 points.

Bayscape against its strip neighbors, on county recorded sales

The yardstick is the county’s qualified record in each association’s own window, with the number of sales beside it, plus the year built, the unit count and the FEMA zone. Bayscape and most of its small neighbors never reached 10 sales in 60 months, so their medians are not stated and each range stands for the sales listed in our county data. Treat the comparison as directional, not exact.

Bayscape’s single recent sale at $899,000 sits above the top of every other bay-side range in the table, $833,000 at Sea Isles and $750,000 at Bay Harbor Club, and it is the only recorded sale among them for a three-bedroom home of 1,778 square feet. Per square foot it is $505.62, between Beachwood on the Bay’s $492.08 in April 2025 and Palm Bay Estates’ $556.52 in April 2025, and well above Bay Harbor Club’s median of $412.64 in its 24-month window. The comparison favors no building, because one sale against 12 is not a ranking.

Ready to Sell at Bayscape on Bonita Beach? Four Homes and Ten Recorded Sales Since 1996: Start With a Free Valuation

If you own one of the four Bayscape homes, the public record gives a buyer very little to go on, and that is your opportunity. Request your free Bayscape home valuation and we will come back with the nearest comparable recorded sales, the repeat-sale history for your unit and the document gaps that could affect your price, or call Jesse direct at (239) 898-6072. If you are buying on Bonita Beach, call Marc at (239) 287-5873.

Where Did Bayscape Come From? Origins, Declaration and Plat

Bayscape was built in 1982 according to Lee County’s roll, its first association corporation was filed on May 4, 1982, the state lists a four-unit project recorded January 4, 1985, and a second corporation was filed on May 10, 1996. Those four dates are the public outline of the property’s origin, and they do not line up neatly.

Data updated: October 2026

Four dates, three records

The 1982 corporation and what it tells a buyer

The first Bayscape corporation was filed in May 1982, the same year the county roll gives as the year built, and about two and a half years before the state’s record of the condominium. That sequence is common: a developer forms the association corporation while the building is under construction and records the declaration of condominium later. It is our inference, not a document we read. The 1982 corporation listed a principal address in Naples, a registered agent in Fort Myers and three officer or director positions, and it filed annual reports in 1983, 1984 and 1985. Florida’s records show it was involuntarily dissolved on November 14, 1986, and the state’s page for it says no images are available for that filing.

The 1985 record and Official Records Book 1762, Page 306

The state’s condominium division lists Bayscape Condo as project PR1S002884 with 4 units, status Approved and secondary status Recorded, with a recorded date of January 4, 1985. The county roll’s legal descriptions for all five parcels cite Official Records Book 1762, Page 306. That is the recorded instrument a buyer’s attorney will want, because the declaration of condominium defines the units, the common elements, the shares of expenses and the rules. We have not read it, and we say so again under what we could not verify. For scale, the county’s legal description for Palm Bay Estates cites Book 1796 and the state dates that project to August 1, 1985, so Bayscape’s lower book number is consistent with its earlier January 1985 date, though that is an inference from book numbers and not a document we read.

The 1996 corporation: two corporations, one condominium

Bayscape Condominium Association, Inc. appears twice in the Florida corporate record. The first, document 763116, was filed in 1982 and dissolved in 1986. The second, document N96000002609, was filed on May 10, 1996, is active today and carries the same name. A reader sees the gap, nine and a half years between November 1986 and May 1996 with no active Bayscape corporation in the state’s search results, and wonders what ran the building in between. We cannot say. Florida Statute 718.111 provides that the operation of a condominium is by the association, which must be a Florida corporation for profit or not for profit, so a buyer’s attorney should read the 1996 articles of incorporation and ask how the association’s authority was continued. We draw no legal conclusion and publish only what the two filings show.

Two reinstatements

The 1996 corporation was reinstated on October 17, 2007 and again on October 4, 2010. In Florida’s corporate records a reinstatement follows a lapse, and a lapse follows a missed annual report. Our reading is that the association missed an annual report in 2007 and again in 2010, and the record shows an annual report filed in every year from 2011 through 2026, most recently on January 13, 2026. With four owners, a missed deadline is easy to understand, and a buyer should simply confirm that the corporation is active, which today it is.

A coincidence we noticed and do not rely on

The first sale in the county file, unit 3 for $169,500, is dated May 1, 1996, nine days before the second corporation was filed on May 10, 1996. It may be nothing. It may also reflect an owner or a buyer organizing the association after a change of hands. The records do not say, and we do not build anything on it.

What was here before

We found no public document describing what stood on this lot before the 1982 building, and we do not guess. The county’s earliest sale in this building is 1996.

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

Bayscape Condominium Association, Inc. is an active Florida not-for-profit corporation, document N96000002609, filed May 10, 1996, with its most recent annual report filed January 13, 2026. The state’s condominium record shows four units, no management company, and an annual state fee paid every year from 2022 through 2026.

Data updated: October 2026

What the Sunbiz record says

The Florida Division of Corporations record for document N96000002609 shows a not-for-profit corporation, status active, a federal employer identification number on file, and a principal address of 25815 Hickory Blvd, unit 3, Bonita Springs, FL 34134, last changed April 5, 2025. The mailing address is in Maryland, which the filing changed on the same date. The registered agent is an individual at the same unit 3 address, changed March 18, 2024. The filing lists two officer or director positions, a president and a treasurer. We do not name individuals on this page. The annual reports run from 1997 through 2026, with a resignation filing for an officer or director on November 19, 2020.

What an out-of-state mailing address suggests

The president’s listed address is a Bayscape unit, and the treasurer’s mailing address, which the state’s condominium record also shows as the managing entity’s contact, is in Maryland. Our reading, which is an inference and not a statement of anyone’s residence, is that the association is run by its owners without a management company, and that at least one owner who handles its paperwork does not live at the property full time. For a buyer this is useful and ordinary: it means estoppel requests, document requests and insurance questions go to an owner-officer, so allow more time than you would with a staffed management office.

The state condominium record, and the manager question

The Division of Florida Condominiums, Timeshares, and Mobile Homes public records list project PR1S002884, file number 55406, named Bayscape Condo, in Lee County, 4 units, recorded January 4, 1985, with primary status Approved and secondary status Recorded. The managing entity is Bayscape Condo Assn Inc, in care of its treasurer. Neither the state’s record nor the Sunbiz record names a management company, so we do not claim there is one. The estoppel certificate is the reliable current answer on who to contact.

The address conflict

The state’s record gives the project’s street as Box 1338-A Hickory Blvd., Bonita Springs, FL 33923, a post-office-box style entry in a ZIP code that does not match the county’s 34134. The Lee County roll gives the street address as 25815 Hickory Blvd, Bonita Springs, FL 34134, and Sunbiz agrees with the county. We read the state’s street field as a legacy entry from the 1980s that was never updated. We publish both and use the county’s address, because it is where the building stands.

The state’s annual fee record: paid every year

The state’s condominium division bills each association $4 per unit each year. For Bayscape’s 4 units that is $16, and the division’s payment history for billing years 2022 through 2026 shows $16 billed every year, $16 paid in 2022, $17.60 paid in 2023, $16 paid in 2024, $16 in 2025 and $16 in 2026, with $0 pending in every year. The $17.60 is $1.60 above the bill, exactly 10 percent, and our reading is that it included a late-payment penalty. The division’s extract marks the project Recorded and not Delinquent.

How many board members does a four-home association need?

The Sunbiz filing lists two officer or director positions. Florida Statute 718.112 provides that, unless the bylaws say otherwise, the board of a condominium with five or fewer units that is a not-for-profit corporation shall consist of not fewer than three members. A Sunbiz annual report is not a board roster, it lists only the positions the association chose to report, and the bylaws control. We draw no conclusion, and we list the question for the estoppel and the minutes: how many directors does the board have, and how are vacancies filled?

Is there an association website?

We found no association website, portal or public document page for Bayscape. Florida Statute 718.111 requires a website or app with digital copies of official records only for an association managing a condominium with 25 or more units, so a four-home association is not required to have one, and its absence says nothing about how the building is run.

The size of the association is itself a fact

Four owners means four votes on everything. It means a single unit’s sale changes a quarter of the membership, a single owner’s delinquency changes a quarter of the budget’s funding, and a single owner’s absence can make a quorum hard to reach. It also means decisions can be quick when the four agree. A buyer should treat the association’s size as a feature and a risk and read the documents with both in mind.

What Are the Bayscape Buildings Like? One Building, Four Homes

Bayscape is one building with four homes, built in 1982, which Lee County’s building layer calls a condominium town house with a total effective area of 7,112 square feet. The county lists each home at 1,778 heated square feet, three bedrooms and three baths, and the story count is not settled by the record.

Data updated: October 2026

One building, four equal homes

The county’s building layer holds one footprint at 25815 Hickory Blvd for the whole condominium: four residential units, an effective area of 7,112 square feet, a ground footprint of 4,566.5 square feet, a 1982 actual and effective year built, and a use type of condominium with the description town house. The county’s sales file lists every Bayscape home at 3 bedrooms and 3 baths, and the roll lists every home at 1,778 heated square feet. That uniformity, discussed in the market snapshot, suggests four near-identical homes, not a mix of floor plans.

How many stories? Two county numbers that do not agree

The county’s maximum stories field says 1. The county’s two area figures say something different: the building’s ground footprint is 4,566.5 square feet and its effective area is 7,112, which is 1.56 times the footprint. An effective area larger than the footprint is hard to square with one level, so the building more likely has two levels, perhaps with the homes paired side by side or stacked, or has an upper level over part of the footprint. We do not know which. We report both numbers, we do not assert a story count, and we ask a buyer to confirm the layout from the plans or in person. The story count matters because Florida’s milestone inspection and reserve study rules turn on it, which the milestone section explains.

The size

Each home is listed at 1,778 heated square feet. Four times 1,778 is 7,112, the building’s effective area. A building of four homes whose unit areas sum exactly to the whole building’s effective area is not what one expects if the county had measured the interiors, so we treat 1,778 as the county’s allocation, and we recommend a measurement before pricing a home to the square foot.

Lots, the common parcel and the water

Lee County’s parcel layer shows the four unit parcels as identical shapes of 4,566.5 square feet each, the same polygon as the building’s footprint, which is how the county draws condominium units that share one footprint. It is not a lot size per home. The common-area parcel, which the county calls Bayside Condo, is a separate folio. The county tags every Bayscape parcel as bay side, and we did not find a document that says whether the association has a dock, a seawall, a boat lift or a launch, who owns it or who pays to maintain it.

Garages, parking and storage

Parking, garages, storage rooms and whether any space is deeded to a unit are not published. In a four-home building these are usually assigned in the declaration or by recorded exhibit, and they matter more than they do in a tower because every space is somebody’s. Ask for the declaration’s parking and storage sections and the plans.

Views

Bayscape is on the east side of Hickory Blvd, so the bay-side orientation is the county’s, and the Gulf is across the road behind Seascape. We do not claim a view from any floor or unit, because floor, orientation and obstruction by neighboring buildings are not in the public record, and in a four-home building they can differ by home.

What Amenities Does Bayscape Have?

Bayscape’s amenities are not published: we found no association website, brochure or rules document that lists a pool, dock, clubhouse, gate or storage. The county shows one common-area parcel for the building, so the four homes share grounds, but what stands on them is a question for the association’s officers.

Data updated: October 2026

What the record shows and does not show

The county’s common-area parcel, which it names Bayside Condo, carries a land-use description of condominium common elements and no specific amenity. Nothing in the roll, the state’s records or the corporate filings lists a pool, tennis court, clubhouse, fitness room, dock or gate. We do not infer any from the neighborhood. Several larger neighbors publish long amenity lists, and Bayscape does not, so the absence of a list is a fact about the public record and not a statement that nothing exists. For a building of four homes the realistic range runs from landscaped grounds and parking to a shared dock, and the declaration and its exhibits are the documents that say which.

Beach access across the road

The nearest public Gulf access is a short walk. By our straight-line measurement from the county’s access-point layer to the building’s map point, Little Hickory Island Park, which the county also calls Bonita Beach Access 10 at 26082 Hickory Blvd, is about 477 meters away, and Bonita Beach Access 9 at 26220 Hickory Blvd is about 734 meters away. The county’s beach page says Accesses 2 through 9 are free to park and allow no pets, and the logistics section below covers the dated lot closures at Little Hickory Island Park. Whether Bayscape owners have any private path to the sand is a declaration question.

Water access, docks and the bay side

The county tags every Bayscape parcel as bay side. We did not find a document that says whether the association has a dock, a boat lift, a seawall or a launch, who owns it or who pays to maintain it. If a home is marketed with a dock or a slip, ask for the instrument that conveys it. In some Florida condominiums a dock is a limited common element assigned to one home, in others it is a shared asset, and in others it belongs to a separate entity. Our audit of Bay Harbor Club found 50 deeded docks among its 103 units, which shows how much the answer can vary and why a listing’s wording is not enough.

What Does the Bayscape Fee Bundle Cover?

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

Data updated: October 2026

What is documented, and how far it goes

The only dollar figure the public record gives for the association is its annual state fee of $16, which is $4 for each of four units. Nothing we read states Bayscape’s monthly or annual assessment, the unit shares or the items the assessment covers. Commercial listing sites can carry an association fee and a list of included services for a home here, and we did not use them, because they are marketing text keyed in for a listing and not association documents. They are a lead for the Southwest Florida MLS pull that was not available on the publication date, and we list them among the figures to verify.

What the budget should tell you

The primary document is the budget. Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. For a small, bay-side building, read the budget for these lines:

• Property and flood insurance, which has been the main driver of fee growth along the Gulf coast, and the windstorm deductible.
• Reserve contributions for the items the association owns, such as the roof, paving, drainage and any seawall or dock, and whether reserves are funded or waived.
• Utilities that the association pays, such as water, sewer, trash and any bulk cable or internet.
• Landscaping, pest control, lighting and common-area electric.
• Management or bookkeeping fees and professional fees, which for an owner-run association may be small.
• Any loan repayment or special assessment installment.

How condominium shares work, and why they are simple here

Assessments are normally apportioned by each home’s share of the common expenses in the declaration. At Bayscape all four homes carry the same county area of 1,778 square feet, so an equal split and a split by heated area give the same answer: each home would carry 1 divided by 4, or 25.0 percent. We cannot say that the declaration uses either method, because shares are set by the declaration and only the declaration states them. A buyer should still confirm the percentages in writing, because they decide who pays when the association’s costs rise.

The management company

Neither the state’s condominium record nor the Sunbiz record names a management company, as the association filings section explains. The estoppel certificate is the reliable current answer, and we ask for it in writing.

What Are the Layered Costs of Owning at Bayscape?

Owning at Bayscape layers several costs on top of the price: the assessment, any special assessment, property tax, your own condominium insurance, an estoppel fee at sale and a deed tax at closing. At the $899,000 of the newest recorded sale, Florida’s deed stamp tax alone is $6,293. Each layer has a different payer and document.

Data updated: October 2026

The estoppel certificate

An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The statute provides that the fees are adjusted every five years for inflation. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.

The certificate is where a Bayscape buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. Because the declaration and rules are not public, the estoppel is the first place those terms will show. With no management company on record, plan for the request to go to an owner-officer and allow time.

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At the $899,000 recorded in February 2025 that is 8,990 hundreds times $0.70, or $6,293. At $650,000, the median of the seven sales since 2018, it is 6,500 hundreds times $0.70, or $4,550, and at $715,000, the December 2020 sale, it is $5,005. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

Property tax on a Bayscape home is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each home’s assessed value, exemptions and the taxing authorities, which include the City of Bonita Springs. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value.

Your own policy

An association’s master policy does not cover everything inside a home, an owner’s personal property or loss assessment charged to the owner. Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section. How the master policy is split between the association and each owner depends on the declaration, and in a four-home building the split can decide whether one owner’s claim becomes everyone’s deductible.

Special Assessments and Loans at Bayscape: What Is Public

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

Data updated: October 2026

What we looked for

We looked for an association website, owner letters, assessment notices and press coverage naming Bayscape. We found the corporate and state records described above and no association documents. We make no statement about any assessment at Bayscape from the experience of other buildings on the strip.

What a special assessment notice must say

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

Why a special assessment weighs more in a four-home association

Fewer owners means each one carries a bigger slice of every project. As an illustration, not a Bayscape figure, a $100,000 project divided equally among four homes is $25,000 each. The same $100,000 across a 60-home building is $1,667 per home. Because all four Bayscape homes carry the same county area, an equal split and an area split agree, and the number a buyer would owe is simple to compute once a project is priced. The arithmetic is why a small association’s reserve policy, roof age and drainage and seawall condition deserve more attention than they would in a large one.

How we would price one in

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

Declaration, Bylaws, Rules and Approvals at Bayscape

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

Data updated: October 2026

What a buyer can read before contract

Three public sources carry real governance content for Bayscape. The county roll’s legal descriptions cite Official Records Book 1762, Page 306, which points to the recorded instrument. The Division of Corporations record and the state’s condominium public records identify the entity and the project. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing.

Meetings, notice and owner votes in a very small association

The statute sets the baseline even when a property has not published its own rules. Board meetings require 48 hours’ posted notice, and meetings on a special assessment or a rule that changes unit use require 14 days’ notice, under Florida Statute 718.112. That statute also lets an association of 10 or fewer units, by a majority vote of the total voting interests, provide for different voting and election procedures in its bylaws. Bayscape has four units, so its bylaws may do so, and a buyer should read how directors are chosen and how owners vote.

Who is responsible for what inside and outside a home

The line between association and unit-owner responsibility, for items such as the roof, exterior walls, windows, doors, air handlers, plumbing and electrical, is set by the declaration and by Florida Statute 718.113 as to maintenance, and a declaration can place some items on the owner and others on the association. In a single building of four homes, the roof and exterior walls are the big-ticket items, and the declaration decides whether the association or the four owners bear them. Bayscape’s declaration is not public, so we do not say where its line falls.

How a declaration is amended and how rules are enforced

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

Approvals, transfer and applications

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

Your right to inspect the records

Beyond the seller’s package, Florida Statute 718.111 gives unit owners a right to inspect and copy the association’s official records, including the budget, financial reports, meeting minutes and insurance policies.

Can You Rent Out a Bayscape Home?

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

Data updated: October 2026

What the association has published

Nothing we read states a Bayscape minimum lease length. The first question for the association’s officer is the declaration’s leasing article, any amendments, and the application and fee for a lease. A buyer who plans to rent should have that answer in writing before the contract’s inspection period ends, because a lease restriction in a small building can be decisive and cannot be negotiated away by a listing.

The state license trigger

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

Tourist tax

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

The City rental permit, and why a four-home building is not exempt

The City of Bonita Springs runs a rental permit program. As we read the City’s page, the permit applies to non-owner-occupied single-family, duplex or multi-family dwellings, with a fee of $100 per unit, a three-year term and a Code Enforcement inspection, and it exempts properties of more than six dwelling units regulated under Chapter 718 or 719 of the Florida Statutes. Bayscape has four units, which is not more than six, so the exemption does not appear to apply and an owner who rents a home appears to need the permit. That is our reading of the City’s page and not a determination, and the page states no minimum rental period. Confirm the current rule with the City before you rely on it.

Are Pets Allowed at Bayscape?

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

Data updated: October 2026

What to ask

Ask the association’s officer for the pet section of the rules and any pet registration form. Ask whether the limit is by weight, count or breed, whether it applies to guests and tenants, and where pets may be walked on the grounds.

Assistance animals

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

Beach rules for dogs

Dog rules on the public beaches near Bayscape are set by Lee County Parks and the City, not by the association. As of October 1, 2026, the county’s page for Bonita Beach Accesses 2 through 9 said no pets are allowed, and the page for Little Hickory Island Park listed no pets. Rules differ by beach, so check the Lee County beaches pages for the access you plan to use.

What Did Hurricane Ian Do Near Bayscape?

Hurricane Ian’s surge reached the Bayscape block: the U.S. Geological Survey surveyed four high-water marks within 720 meters, at 11.3 to 12.2 feet above the datum. Against Bayscape’s bare ground that implies roughly 6.1 to 8.0 feet of water, by our arithmetic. No Bayscape document describes its own damage.

Data updated: October 2026

What we did not find

No owner letter, board update, loan notice or press story about the Bayscape building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that any home took water or that it did not. The county roll’s latest-sale dates show one Bayscape home, unit 4, trading since the storm, which is consistent with an ordinary resale market and says nothing about damage.

The closest surveyed marks

The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest the Bayscape map point. Distances are straight-line from that point, and elevations are feet above the NAVD88 datum. The height above ground is as the survey published it for each mark’s own location.

Ground at the building’s map point and four more points on its footprint is 4.25 to 5.21 feet above the same datum, according to the USGS elevation service. Subtracting gives 11.3 minus 5.21, or 6.09 feet, to 12.2 minus 4.25, or 7.95 feet, of water above Bayscape’s bare ground. That is our arithmetic from neighbors’ marks, not a measurement taken at the building, and a floor raised above the ground would have met less water. We use the marks’ elevations and not their heights above ground for the comparison, because the survey records a mark’s height above the ground at that mark’s own building.

How high was the water? Numbers that disagree

Published surge numbers differ. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. Other agency documents describe higher figures for the same coast. We quote the Hurricane Center’s range because it is a published, sourced range, and we treat the surveyed marks above as the closest evidence for this block. Our derived 6.1 to 8.0 feet sits at or below the low end of the Hurricane Center’s regional range, and we do not explain the difference, because a regional range and a point estimate from neighbors’ marks measure different things.

What to ask the seller

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

Bayscape Flood Zone, Storm Posture and Insurance

FEMA’s flood map places the Bayscape building in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. Whether any one home sits above or below that line depends on floor heights, which are not published.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points on land, the county’s four-home parcel point, the building footprint’s center and three of its corners, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum and the same panel. A sixth point, the footprint’s northeast corner, fell on water and is excluded. Lee County’s evacuation zone map layer returned Zone A and surge zone 1, and the county’s layers place the building inside the City of Bonita Springs.

Base flood elevation against the ground

Ground at the five land points is 5.21, 4.86, 4.40, 4.61 and 4.25 feet. The base flood elevation minus ground is therefore 5.79 to 6.75 feet. That does not mean the living floors are that far under the line, because a home can stand on a raised slab, stem wall or fill, and we did not find an elevation certificate for the building. The elevation certificate, which a licensed surveyor prepares, records the lowest floor against the base flood elevation, and it is the single most useful flood document to ask for.

The City’s rules after damage

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Bayscape that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s ordinance amending Chapter 10, Building Codes and Standards, adopted in 2022 carries the definitions of substantial damage and substantial improvement. The ordinance also records that Lee County joined the National Flood Insurance Program on September 19, 1984 and the City on August 16, 2002. The county roll dates the building to 1982, before the county’s entry, and we did not read the permits or state which flood map governed its construction. Whether the City made a substantial damage determination for any home is not published, and the EnerGov portal lets anyone search permits by address.

The City’s flood rating and your flood insurance

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

Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. For four units the unit-based cap would be $1,000,000, and the brochure we read does not address buildings of four or fewer units, so whether Bayscape is written on that form or rated another way is a question for the insurer, and we did not verify it. Bayscape’s flood policy, limit and carrier are not published. Ask the association’s officer for the declarations page, and ask each seller whether the unit owner carries a separate contents and loss-assessment policy.

Wind, the master policy and what insurance costs

Bayscape’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies.

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

Storm posture for owners

Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Before any storm, owners should know the shutter or impact-glass status, the vehicle rules for the parking area and the contact path for the association. The association’s own storm plan is not published. After a declared emergency, Florida Statute 718.1265 lets a board hold meetings by video and levy special assessments without an owner vote, unless the documents say otherwise, so a buyer should ask whether the declaration restricts those powers.

Helene and Milton in 2024

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

Milestone Inspections and Reserve Studies at Bayscape

Bayscape is a single building of four homes, and Florida’s milestone inspection and reserve study laws exclude four-family dwellings of three or fewer habitable stories. The county’s story count is unsettled, so we cite the statutes, state our reading and name what to request, because roofs, reserves and insurance matter either way.

Data updated: October 2026

What the county’s building record shows

The county’s building layer lists one Bayscape footprint as a four-unit condominium town house, built in 1982, with a maximum-stories field of 1. The same record gives an effective area of 7,112 square feet against a footprint of 4,566.5 square feet, a ratio of 1.56, which fits two levels better than one. We found nothing that points to three. That is a county tax record, not a determination under the Florida Building Code, and the statute turns on the code’s count of habitable stories, so we say what the county shows and no more.

The statutes

Florida Statute 553.899 applies its milestone inspection to buildings three habitable stories or more in height, as the Florida Building Code determines the count, and it excludes one-, two-, three- and four-family dwellings with three or fewer habitable stories. Florida Statute 718.112 excludes buildings under three stories and one- to four-family dwellings with three or fewer habitable stories from the structural integrity reserve study requirement, and requires the study by December 31, 2025 for buildings three stories or higher. A 2025 law, House Bill 913, moved that deadline from December 31, 2024. A building with four homes appears to be a four-family dwelling in the statutes’ terms, which is our reading and not a legal opinion.

Why this does not end the conversation

A building outside the milestone and reserve study rules can still have a failing roof, rotted fascia, a termite problem or an underfunded reserve. For a four-home association the roof is often the single largest shared cost. Ask the association’s officer for the roof’s age and any replacement quote, the reserve balance, and whether the budget funds reserves at all.

What the contract says

Contracts for condominium units signed after December 31, 2024 must carry a conspicuous statement under Florida Statute 718.503 about whether the association is required to have a milestone inspection or reserve study and whether it has completed one. The statute provides two forms, one for an association that is required and has not completed it and one for an association that is not required. Read which form your contract uses and ask the seller why. The state’s condominium resources explain the inspection rules.

The Citizens question

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

Which Schools Serve Bayscape? Check by Address

Lee County’s school proximity layer, queried on October 1, 2026 for the Bayscape building, returned elementary zone Q for the 2026 to 2027 year. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its plan every year.

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter 25815 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.

What zone Q lists in the plan we read

In the 2024 to 2025 enrollment plan, elementary zone Q lists Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. Middle and high school assignment comes from the locator for the address, and the district’s sites for Bonita Springs Middle, Three Oaks Middle and Bonita Springs High School show what each offers. A zone letter in 2026 may map to a different set of schools than the same letter in 2024, so treat this as a map to the question and not as the answer.

What we do not claim

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

City Permits, Zoning and Coastal Rules at Bayscape

Bayscape sits inside the City of Bonita Springs, so building permits and zoning come from the City, while the state’s coastal construction control line and Lee County’s coastal layers add rules. We did not confirm the City’s zoning district for the parcels, and we say where to confirm it.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a building, a home’s electrical or plumbing, and restoration after storm damage require City permits. The City’s self-service portal, EnerGov, lets anyone search permits by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. For any home you plan to buy, search 25815 Hickory Blvd and ask the seller to close out any open permit. Open permits can complicate a closing and a lender’s review.

Zoning: not confirmed here

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

The coastal construction control line

The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line, and its program page explains the rules. Our comparison of the building’s map point with the state’s 1991 line places that line about 38 meters away, with the building landward of it, and Lee County’s 1978 line about 143 meters away, also with the building landward. Whether any Bayscape structure holds a state coastal permit is not published, and the association’s officer is the one to ask.

Lee County’s coastal layers

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

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

Living at Bayscape means a county beach park about 477 meters away in a straight line, a Hickory Blvd address on the bay side, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.

Data updated: October 2026

Beach access and public lots, checked October 1, 2026

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

• Little Hickory Island Park, 26082 Hickory Blvd: the lot was closed from September 8, 2026, pedestrian access continued, parking was $2 per hour where open and no pets were allowed.
• Bonita Beach Access 9 and the other accesses 2 through 9: the county page lists free parking, says no pets and no fires or grilling are allowed, and warns that the beaches have not been restored to their condition before Ian.
• Bonita Beach Park, 27954 Hickory Blvd: the lot and amenities were closed from September 8, 2026 for Hurricane Ian repair construction, pedestrian access was through Access 1, and the page said the county’s annual parking subscription is not accepted there.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026 for Ian repair construction, with pedestrian access remaining.

A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots, so confirm the pass for the lot you plan to use.

How far is the sand?

By our straight-line measurement from the county’s access-point layer to the building’s map point, Little Hickory Island Park is about 477 meters away, Access 9 is about 734 meters, Big Hickory Island Preserve about 1,073 meters, Access 8 about 1,101 meters, Access 7 about 1,463 meters and Access 6 about 1,831 meters. Those are straight lines, not walking routes, and the county’s access-point layer carries an old status field from the storm that we ignored. Whether an owner can walk to the sand without crossing Hickory Blvd is a site question we could not settle from public records.

Roads and bridges

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

Trash, recycling and mail

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

Water, sewer, power and internet

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

Getting around

Public map routing from the building’s map point to three approximate destination points, with no traffic, gives the estimates below. They come from the open routing service OSRM and are not official figures.

The LeeTran bus system and its on-demand service operate in the area.

Beach Nourishment, Erosion and Sea Turtle Season Near Bayscape

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

Data updated: October 2026

Beach nourishment and erosion

The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. The state’s critically eroded beaches report covers Little Hickory Island. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. We did not confirm completion or whether the project reaches the beach nearest Bayscape. WGCU reported erosion in Bonita Springs after Milton.

Sea turtle nesting

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

Why this matters to an owner

The City says it mails an annual letter to beach-adjacent property owners about nesting rules, and it enforces a sea turtle conservation code. Whether a Bayscape home counts as beach-adjacent for that mailing is not something we confirmed. An owner should ask the association about exterior lighting rules, and a buyer who wants to add or change lighting should check them first.

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

We built this page from primary records, not a listing feed. We tracked every one of the 5 Bayscape parcels in the Lee County roll, the 10 recorded sales on the county file and every state filing we could open, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for the four homes and the common-area parcel and read each home’s heated area from the roll. We read the county’s building layer and matched the one Bayscape footprint to the common-area parcel by its folio number. We read the county’s recorded-sales index, built October 1, 2026, and kept its window and qualification rules intact. We opened the Florida corporate records for both Bayscape corporations and the annual reports, and we read the state’s condominium extract and its payment history for the association. We searched the state’s extract for every project named Bayside to settle the name question. We queried FEMA’s National Flood Hazard Layer at five land points on the building, Lee County’s evacuation, city, coastal and school layers and the U.S. Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Three things stood out. The Bayside Condo parcel that appears beside Bayscape on the county roll is not a different condominium: it is the building’s common-area parcel, tied to the same recorded book and page and to the county’s one Bayscape footprint. Two Florida corporations, filed 14 years apart, carry the Bayscape name, and the first was dissolved in 1986. And in the last 60 months the county shows a single sale, $899,000 for a 1,778 square foot home, which is $505.62 per heated square foot and the highest price on the building’s file, so the building’s record says a lot about one transaction and very little about a market.

What we could not get

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

Comparable Associations on the Strip: Bayscape vs Palm Bay Estates

Palm Bay Estates is the closest comparable to Bayscape on product and position: both are small, bay-side, low-rise condominiums in FEMA Zone AE at 11 feet, with large three-bedroom homes in the county record. They differ in size, home size, year built and distance to the sand.

Data updated: October 2026

Bayscape versus Palm Bay Estates, side by side

Palm Bay Estates is an eight-home bay-side condominium at 26773 Hickory Blvd, and our page on it audits its record in the same format.

Both windows are far too short to rank, so we compare the ranges directionally.

When Bayscape is the better fit

Choose Bayscape if the point is a large home of 1,778 square feet at the county’s number, an association of four owners and a short walk to Little Hickory Island Park, and if you are comfortable doing the document work this page describes. With only four owners, one decision can move the budget, and one sale moves the share of recent trades by 25 points.

When Palm Bay Estates is the better fit

Choose Palm Bay Estates if you want a county-recorded one-story home, a choice among four home sizes, a deeper recent sales record of 2 sales in 60 months, or the shortest walk to a county beach access. Read our Palm Bay Estates page for its own audit.

Decision table: which one for which buyer

The other strip neighbors

Medians are stated only where a window reached 10 sales. The figures below are copied from our county sales files for each association, and county windows differ, so they describe each record and not a ranking.

Seascape is a 136-unit Gulf-side condominium directly across Hickory Blvd, and its page covers its own record. Within about 116 and 253 meters of Bayscape’s map point by our straight-line measurement are Snook Harbor and Casa Bonita Royale, which we audit on their own pages as they are published.

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

Pros and Cons of Owning at Bayscape

Bayscape offers four large bay-side homes in one building, a county beach park about 477 meters away and a very small association, and its costs are an unpublished fee schedule, a one-sale recent record, a 1982 building and the flood and insurance pressure of Zone AE. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. Four homes at one address, small enough that every owner has a voice and every decision is personal.
• Large homes. The county lists each home at 1,778 heated square feet with three bedrooms and three baths, larger than every home at Palm Bay Estates, the nearest comparable.
• Bay side. The county roll lists all five Bayscape parcels on the bay side of Hickory Blvd.
• Beach access on foot. The nearest county beach park is about 477 meters away, per our measurement.
• Uniform product. Four identical county records make comparison simple: one home’s sale is a fair guide to another’s, subject to floor, condition and position.
• Clean state record. The state shows the association Approved and Recorded, with every annual fee billed for 2022 through 2026 shown as paid.

What gives us pause

• A thin public record. No association website, fee schedule, rules, budget or reserve document was found, and the county file holds one sale in the last 60 months.
• A thin sales record. With 1 qualified sale in 60 months, a seller or buyer has almost no recent comparable inside the building.
• Flood and surge. FEMA Zone AE at 11 feet, evacuation Zone A, and Ian marks of 11.3 to 12.2 feet within 720 meters.
• Age and story count. The building dates to 1982, so roofs, windows and shared systems deserve a documented review, and the county’s story count is unsettled.
• Insurance cost. Statewide condominium premiums have moved sharply, and this association’s own are not published.
• Small-association risk. Four owners share every cost, so one large repair can mean a large share per home.

How to weigh it

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

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

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

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

Selling credentials

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

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

Recent Bayscape sold-listing stats

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Bayscape closed-sale count, dollar volume, average days on market and sale-to-list ratio was not available on the publication date, so we show the public record instead. Lee County’s qualified record shows 1 Bayscape sale in the last 60 months, $899,000 on February 14, 2025, and none dated in the 12 months before October 1, 2026. That sale is 594 days old. A sample this small is why each Bayscape comparable matters.

Why selling at Bayscape is different

A Bayscape sale is a documents sale and a one-comparable sale. The buyer’s attorney and lender will ask for the budget, the reserve balance, any special assessment and the insurance summary, and a home that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.

Price follows floor, position, condition and the nearest comparable, and the record inside the building is thin. All four homes carry the same 1,778 square feet at the county’s number, so the building offers no size spread to explain price, and the spread in the file, from $500,000 in 2018 to $899,000 in 2025, comes from time, condition and negotiation. We price from the building’s own sales, from the neighboring associations in the county record, and we adjust for condition. Condominium projects with missing documents, special assessments or insurance questions can narrow the pool of financed buyers, so we confirm early what a buyer’s lender will ask.

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

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

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Bayscape. Our guide to selling a Bayscape at Bonita Beach condo has the recorded sales, the costs and the documents.

Bayscape seller mini-FAQ

Six questions Bayscape owners ask us before they list.

How much is my Bayscape home worth?

It depends on floor, position and condition, and the county record is thin: 10 qualified sales since 1996, one of them in the last 60 months at $899,000. We use the nearest like sale, not a median. A free valuation from our team gives you the comparables and the adjustments.

What do I owe the association when I sell?

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

Will the thin public record hurt my sale price?

Not by itself, but a buyer will ask what you can document. The public record shows no association website, fees or rules, so a seller who brings the budget, the rules and the estoppel turns an unknown into an answer. We gather them before we list.

Which documents do I need to give a Bayscape buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, all at your expense under Florida Statute 718.503.

Does my floor or position in the building change the price?

It can. The county gives every home the same 1,778 square feet, so size does not separate them on paper, and floor, orientation, parking and condition do. We price from the nearest like sale and adjust for what the record cannot show.

How do I start?

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

Your Local Real Estate Experts

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

Honors and recognition

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

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

Contact Jesse and Marc

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

About our team

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

Frequently Asked Questions, Buyer Edition

When was Bayscape built?

The county roll and the county’s building layer date the building to 1982, and the state’s condominium record shows the project recorded on January 4, 1985. The corporation filed in 1982 was dissolved in 1986, and the one active today was filed in 1996. We report the dates as they appear without reconciling them.

How many homes does Bayscape have?

Four, in one building, according to the state’s record and the county’s building layer. The county shows five parcels under the same legal reference, which are the four homes and a common-area parcel it calls Bayside Condo.

Is Bayscape on the Gulf?

No, it is on the bay side of Hickory Blvd. The county tags every Bayscape parcel as bay side. The nearest county beach park, Little Hickory Island Park, is about 477 meters away in a straight line.

Is Bayscape the same as Seascape or Bayside?

No. Seascape is a 136-unit Gulf-side condominium across the road. The Bayside Condo parcel on the county roll is Bayscape’s own common-area parcel, tied to the same recorded book and page, and the state has no Bayside project on Hickory Blvd.

Are there homes for sale at Bayscape on Bonita Beach?

Active-listing counts come from the Southwest Florida MLS, which was not available when we published, so we do not show them. The county’s file records 10 sales since 1996 and 1 in the last 60 months. Ask us for a current search and we will run it for you.

What are the HOA fees at Bayscape?

Not published. We found no association website, budget or rules, and we did not use fee figures from listing text. The estoppel certificate and the budget state the current assessment, and we request both before you make an offer.

What does the Bayscape fee include?

Not published. Which costs the association pays, such as insurance, the roof, grounds or water, is set by the declaration and the budget. Ask the association’s officer for the budget line items, and compare them with what the home’s owner pays separately.

Does Bayscape have a pool or a gym?

No amenity list is public. The county shows a common-area parcel, but nothing on the record names a pool, a gym or a dock. Ask the association’s officer and the declaration, and do not assume from the neighborhood.

Can you rent out a Bayscape home?

Not published. The declaration’s leasing article controls, and Florida, Lee County and the City each add licensing and tax rules on top. As we read the City’s rental permit page, a four-unit building is not exempt from the permit, so confirm with the City.

Are pets allowed at Bayscape?

Pet rules are not published. The county’s beach accesses nearby do not allow pets. Ask for the pet section of the rules and any registration form before you offer.

What flood zone is Bayscape in?

FEMA’s map shows Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s map shows evacuation Zone A. A lender will require flood insurance on a mortgage in this zone.

Does Bayscape have a management company?

Not on the public record. Neither the state’s condominium record nor the Sunbiz record names one, and the filings suggest an owner-run association. Confirm the current contact in the estoppel certificate.

Has Bayscape had special assessments?

We found none in public records. Special assessment notices are association documents, so the estoppel certificate, the budget and the minutes are where they would appear. Ask for every notice since 2022 with its stated purpose and payment schedule.

Has Bayscape done its milestone inspection and reserve study?

A four-home building of three or fewer habitable stories falls within the statutes’ exclusion for four-family dwellings, which is our reading. The county’s story count is unsettled, so ask the association and the City’s building official, and ask about the roof and reserves regardless.

Which schools serve Bayscape?

Lee County’s school layer returned elementary zone Q for the building on October 1, 2026. The district’s address locator controls the answer for any one home, and the plan changes every year.

How big are the homes at Bayscape?

The county roll shows 1,778 heated square feet for each of the four homes, with three bedrooms and three baths. Because four times 1,778 equals the building’s effective area of 7,112, we think the county split the building equally, so ask for plans before pricing to the square foot.

What have Bayscape homes sold for?

The county’s qualified file shows one sale in the last 60 months, $899,000 on February 14, 2025, and nine earlier sales from $169,500 in 1996 to $715,000 in 2020. These are county records and not MLS closings.

Who is the best realtor for Bayscape?

McGreevy and Comisar lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition. Call Marc at (239) 287-5873 for a buyer consultation.

Frequently Asked Questions, Seller Edition

How much is my Bayscape home worth right now?

The county’s qualified record shows one sale in the last 60 months, $899,000 on February 14, 2025, and your home’s value depends on floor, position and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Bayscape homes sold for recently?

The newest qualified sale is $899,000 for unit 4 on February 14, 2025, and before that $715,000 for unit 1 on December 2, 2020. These are county recorded prices, not MLS closings, and the newest is 594 days old as of October 1, 2026.

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

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

Who pays for the estoppel certificate when I sell?

The seller customarily requests it, and the association may charge a capped fee: up to $299 for the certificate, up to $119 more if expedited in 3 business days and up to $179 more if the home is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation by the Florida DBPR. The contract controls who pays, so confirm the current schedule with the association.

What documents must I provide a Bayscape buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, all at your expense under Florida Statute 718.503. Add a milestone or reserve study document only if one applies.

How long does a Bayscape buyer have to cancel?

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

Will the milestone inspection or reserve study affect my sale?

Probably not as a requirement, because four-family dwellings of three or fewer habitable stories are excluded, which is our reading. Your contract must still carry the conspicuous statement about whether the association is required to have them, and a buyer may ask about the roof and reserves.

Will the flood zone and storm history affect my price?

A buyer’s lender and insurer will look at Zone AE and the building’s elevation, and a buyer will ask about Ian. An elevation certificate and any claim and permit history, shown up front, let a buyer price the risk instead of assuming the worst.

Do I have to disclose flood history when I sell?

Yes. Florida requires a seller of residential property to give the buyer a flood disclosure under Florida Statute 689.302. Answer it completely and keep the supporting claims and repair records.

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

In Lee County the seller customarily pays the deed tax, and the contract controls. At 70 cents per $100 it is $6,293 on $899,000, $4,550 on $650,000 and $5,005 on $715,000.

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

In Lee County the seller customarily pays the owner’s title insurance policy, and the contract controls. Ask your title company for the premium on your price, and decide early whether you want to negotiate the point.

Do Bayscape buyers need association approval?

Not published. The declaration and the estoppel certificate say whether a sale needs board approval, an application or a right of first refusal. In a four-home building, ask early, because a short delay can matter.

Can my buyer rent the home after closing?

That depends on the declaration’s leasing article, which we could not read, and on the City’s rental permit, which as we read it applies to a four-unit building. Tell a buyer who plans to rent to confirm both before they commit.

Does a dock or bay access transfer with my home?

Only if the documents convey it, and we found none that does. If your listing mentions a dock, bring the instrument that shows what the home owns, because a buyer’s attorney will ask.

How does the 1982 build year affect my listing?

Buyers and insurers look at roof age, windows, plumbing and electrical in a building of that age. Documents that show what has been replaced, with permits, answer the question before it is asked.

Does the price of one Bayscape home set the price of another?

It is the best guide inside the building, but it is not a rule. The four homes carry the same county square footage, so the differences come from floor, position, condition and timing, and a sale five years ago is a weaker guide than a recent one.

Do the 1990s sales set the value of my home?

No. The 1996, 1997 and 1999 sales, $169,500, $182,000 and $213,500, are part of the record but reflect a different market, and we do not use them to price a home today.

Does my unit number matter to the price?

The county treats all four homes alike, and a buyer will care about which floor and which side of the building. Tell us where your home sits, and we will say what the record can and cannot show about it.

How should I price my home when the sales are so few?

We use the building’s own recent sale, the neighboring associations’ county records, current listings once the MLS pull is available, and the condition of your home. With one sale in 60 months, the neighbors matter as much as the building.

How does the small size of the association affect my sale?

A buyer will weigh a four-owner association’s finances closely, because one owner’s delinquency or one large repair moves everyone’s costs. A seller who shows the budget, the reserve balance and the insurance summary calms that concern.

How long will my Bayscape home take to sell?

We cannot say from public records, and the Southwest Florida MLS days-on-market figure for Bayscape was not available when we published. Condition, price and documents set the pace, and we give you a range from the nearest comparables when we meet.

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

We do not have Bayscape-specific data to answer that, and one sale in 60 months cannot show a season. Seasonal buyer demand along the Gulf coast is a reasonable consideration, so ask us for the current picture before you pick a date.

Should I repair or update my home before selling?

Fix what a buyer’s inspector will find and what a lender will flag, and keep receipts and permits. We tell you which updates the nearest comparables reward and which they do not, before you spend.

Do I need open permits closed before I sell?

It helps a great deal. Open permits can complicate a closing and a lender’s review, and the City’s EnerGov portal lets anyone search by address. We check yours before we list.

How does a special assessment in progress affect my closing?

The estoppel certificate shows it, and the contract decides who pays installments that come due. A buyer will want the purpose, the amount per home and the schedule in writing.

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

You can sell to anyone the documents allow, but a short-term rental needs the declaration’s permission, a state license under Florida Statute 509.242 and tourist tax registration. As we read the City’s rules, a rental permit also applies. Tell investors to check all of it first.

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

The lender reviews the project: owner-occupancy, delinquencies, insurance, reserves and any litigation, and a lender’s rules for small projects vary. We confirm early what a buyer’s lender will ask, and a cash buyer avoids the review.

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

Not always. The county’s qualified file is a Department of Revenue record of recorded sales, and the MLS records the closed price and terms reported by agents. We show county records on this page because the MLS pull was not available.

How accurate are online home value estimates for Bayscape?

Treat them with caution. With four identical county records and one sale in 60 months, an automated estimate has almost nothing to calibrate against. A comparative analysis from our team uses the building’s sales and the neighbors’ records.

What does it cost to sell my Bayscape home?

The main items are the commission, which is negotiable and set in the listing agreement, the deed tax, the owner’s title policy, the estoppel fee, any unpaid assessments and your payoff. Ask for a net sheet at your price and we will prepare one.

Do I owe capital gains tax when I sell?

That depends on your basis, how long you owned and whether the home was your primary residence, so ask your tax adviser. We can give you the recorded sale history for your home to help you reconstruct your basis.

What if the state’s address for my association does not match the county’s?

It is a known conflict. The state’s condominium record gives a post-office-box style street entry with a ZIP code of 33923, and the county and Sunbiz give 25815 Hickory Blvd, 34134. Use the county’s address in the contract and keep the state’s entry in the file.

Will a buyer confuse Bayscape with Seascape or Bayside?

Sometimes, and we correct it up front. Seascape is the 136-unit Gulf-side building across the road, and the Bayside Condo parcel is Bayscape’s own common-area parcel. Making the distinction in your listing materials avoids a wrong comparable.

Does the flood zone affect my buyer’s insurance?

Yes. A lender will require flood insurance on a financed purchase in Zone AE, and the premium depends on the building’s elevation and the policy structure. An elevation certificate, if one exists, helps a buyer’s agent get an accurate quote.

Can I sell my Bayscape home from out of state?

Yes. Many owners sell from elsewhere, and the closing agent can usually arrange signing by mail or remote notarization. Because the association’s officers are owners and not a management office, send the estoppel request early.

Why should I list Bayscape with McGreevy and Comisar?

We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition, and we start with the documents. Call Jesse at (239) 898-6072.

How do I get a free Bayscape valuation?

Use our free valuation form or call Jesse at (239) 898-6072. Tell us your unit number, and we will return the nearest comparable sales and the document gaps that could affect your price.

What We Could Not Verify

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

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Bayscape transactions, the highest-priced MLS sale and any split by floor or position are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• MLS listing details. The association fee, the list of what it includes and any management contact that a listing might show were not used, because they are listing text and not association documents. Route: the budget and the estoppel certificate.
• Current assessments and what they fund. Not published. Route: the budget and the estoppel certificate from the association’s officer.
• Special assessments and loans. None found in public. Route: the estoppel certificate, the budget and the minutes.
• The declaration and its amendments. The county roll cites Official Records Book 1762, Page 306, which we did not pull. Route: the Lee County Clerk of the Circuit Court, or the seller’s package.
• Rules. Rental, pet, approval, transfer and parking rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Amenities, docks and storage. No public list. Route: the association’s officer and the declaration.
• Insurance. Carrier, limits, deductibles, flood policy and premiums are not published. Route: the association’s insurance summary.
• Story count. The county’s maximum-stories field says 1, while its footprint of 4,566.5 square feet against an effective area of 7,112 square feet fits two levels. We state no count. Route: the plans, an elevation certificate or the City’s building official.
• Milestone inspection and reserve study status. The building appears to fall within the four-family exclusion, which is our reading of the statutes and not a determination. Route: the association and the City’s building official.
• Square footage. The county’s 1,778 heated square feet for each home appears to be an equal split of 7,112, which is our inference. Route: plans, an appraisal or an independent measurement.
• Board size. The Sunbiz filing lists two officer or director positions, and the statutory default for a five-or-fewer-unit association is at least three directors unless the bylaws say otherwise. Route: the bylaws and the minutes.
• Storm damage at Bayscape. No building-specific Hurricane Ian, Helene or Milton document is public. Route: the seller’s disclosure and the association.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• City rental permit. Our reading is that a four-unit building is not exempt. Route: the City.
• Whether the association has a website or owners-only portal. Florida requires one only for 25 or more units, and we found none. Route: the association’s officer.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• School assignment. The district locator controls it, and the 2026 to 2027 plan was not read. Route: the district’s school site locator.

Sources and Authoritative References

Every link below returned a working page or file when we checked on October 1, 2026, by command-line request or by page fetch. The Sunbiz links and the Lee County Clerk page refuse a command-line request and load by page fetch. We list primary documents first.

Bayscape association records and state filings

1. Sunbiz record, Bayscape Condominium Association, Inc. (N96000002609): Filed May 10, 1996, active, reinstated 2007 and 2010.
2. Sunbiz record, Bayscape Condominium Association, Inc. (763116): Filed May 4, 1982, involuntarily dissolved November 14, 1986.
3. Sunbiz annual report, January 13, 2026: Agent, addresses and two officer or director positions.
4. Sunbiz annual report, April 5, 2025: Prior-year report with the address change.
5. DBPR condominium extract: Project PR1S002884, 4 units, recorded January 4, 1985, and the Bayside search.
6. DBPR annual fee payment history: Billing years 2022 through 2026.
7. Lee County building footprint layer: One Bayscape footprint, stories, units and year built.
8. Florida Division of Corporations (Sunbiz): Entity search home.
9. Lee County Property Appraiser: Parcel roll, heated area, legal descriptions and sale records.
10. Lee County Property Appraiser: Parcel roll, heated area, legal descriptions and sale records.
11. Division of Florida Condominiums public records: Project record, units, managing entity and payment history.

Florida statutes and state rules

12. Division of Florida Condominiums, inspections
13. Florida Department of Revenue tourist tax rates
14. Florida Statute 718.504 (2025)
15. House Bill 913 (2025) bill page
16. House committee analysis of HB 913
17. Final-version summary of HB 913
18. U.S. HUD assistance animals
19. Lee County Clerk, tourist development tax
20. Florida Statute 0201.02
21. Florida Statute 0509.242
22. Florida Statute 0553.899
23. Florida Statute 0689.302
24. Florida Statute 0718.110
25. Florida Statute 0718.111
26. Florida Statute 0718.112
27. Florida Statute 0718.113
28. Florida Statute 0718.116
29. Florida DBPR estoppel certificate fee schedule
30. Florida Statute 0718.1255
31. Florida Statute 0718.1265
32. Florida Statute 0718.303
33. Florida Statute 0718.503
34. Division of Hotels and Restaurants, vacation rental guide

Flood, storm and insurance sources

34. Lee County evacuation zones layer: Zone A and surge zone 1.
35. Lee County Coastal Building Zone layer: Coastal Building Zone (ORD 94-22).
36. Lee County Coastal High Hazard Area layer: High hazard.
37. FEMA Community Rating System guide: How class ratings translate into discounts.
38. FEMA summary of coverage, condominium building policy: Building limit and coinsurance.
39. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
40. USGS National Map elevation service: Ground elevation at the building points.
41. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
42. FEMA National Flood Hazard Layer: Zone, base flood elevation and panel, queried October 1, 2026.
43. Lee County evacuation zone map: Evacuation and surge zone lookup.
44. My Safe Florida Condo program: Wind-mitigation inspections and grants.
45. USGS high-water marks, Hurricane Ian: Surveyed marks near Bayscape.
46. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
47. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
48. City ordinance amending Chapter 10, 2022: Definitions and NFIP entry dates.
49. Lee County evacuation information: Surge zones A through E.
50. National Hurricane Center report, Hurricane Ian: Inundation ranges.
51. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
52. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.

City, county, schools and daily logistics

53. Lee County city limits layer: City of Bonita Springs, community 120680.
54. Lee County school proximity zones, 2026 to 2027: Elementary zone Q.
55. Lee County park entry points layer: Straight-line beach access distances.
56. Bonita Springs Elementary
57. Bonita Springs High School
58. Bonita Springs Middle School
59. Bonita Springs Utilities service area: Water and wastewater service area.
60. City of Bonita Springs EnerGov permit portal: Permit search by address.
61. Florida DEP coastal construction control line: State coastal construction permitting.
62. Florida DEP critically eroded beaches report: Little Hickory Island erosion status.
63. Florida DEP local government funding request, 2024 to 2025: Bonita Beach nourishment project data.
64. City of Bonita Springs code of ordinances: Land Development Code on Municode.
65. WGCU, solid waste seasonal schedule: City collection by county haulers.
66. Three Oaks Elementary
67. Three Oaks Middle School
68. Pinewoods Elementary
69. OSRM open routing service: Drive-distance estimates.
70. San Carlos Park Elementary
71. Spring Creek Elementary
72. WINK News, nourishment contract, September 2024: Contract award.
73. City Hickory Boulevard roundabout item: Contract award, May 20, 2026.
74. City turtle nesting data, 2025 season: 187 nests on Little Hickory and Big Hickory Island.
75. City Hurricane Ian permitting page: Post-storm permitting.
76. City sea turtle awareness page: Nesting season dates and lighting guidelines.
77. City post-storm permitting guide: Permit process after a storm.
78. City rental permit program: City rental permit rules.
79. City Community Development, Planning and Zoning: Zoning and planning resources.
80. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
81. Lee County Parks payment system notice: Annual pass and payment system.
82. Lee County Parks, beaches: Beach park index.
83. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
84. Lee County Parks, Bonita Beach Accesses 2 through 9: Free parking, pets and fires.
85. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
86. Lee County Parks, beaches: Beach park index.
87. Lee County Solid Waste: Collection information.
88. School District of Lee County enrollment plan: Choice and proximity zones.
89. School District of Lee County, school zones: Zone and choice information.
90. LeeTran: Public transit.
91. Lee County school site locator: Address lookup.
92. WGCU, parking closures, September 9, 2026: Beach lot closures.
93. WGCU, Milton impact in Bonita Springs: Erosion after Milton.

McGreevy and Comisar pages

94. About McGreevy and Comisar
95. Jesse McGreevy
96. Marc Comisar
97. Best real estate agents in Bonita Springs
98. Bonita Beach community page
99. Bonita Springs area page
100. Buying with McGreevy and Comisar
101. Free home valuation
102. Bay Harbor Club page
103. Beachwood On The Bay page
104. Palm Bay Estates page
105. Sea Isles page
106. Seascape page
107. Domain Realty Group
108. Jesse McGreevy on Google

Downloadable Documents

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

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