Beachwood on the Bay

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

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Beachwood on the Bay at Bonita Beach: 15 Bay-Side Units in a Five-Story Building From 1982

Beachwood on the Bay is a 15-unit, five-story condominium at 26371 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. The county dates it to 1982 and shows all 15 units at 1,073 square feet on bay-side land.

Sellers and buyers are the readers this page is written for, and we put the building-level facts first.

This page is our own audit of a very small building, built from public records. We read the Florida Department of Business and Professional Regulation’s condominium extract and its fee payment history, the Florida Division of Corporations filing, the Lee County Property Appraiser roll for all 16 parcels and every sale on them, the county’s building footprint layer, and the FEMA National Flood Hazard Layer at the building. We found no association website and no posted declaration, so where a governing document would normally answer a question, this page says so and names the document that will.

Beachwood on the Bay is a different association from the Gulf-side buildings across the road and from the larger bay-side communities nearby, Bay Harbor Club and Sea Isles. The name is also shared with other Florida condominiums, which a later section sorts out.

Where Beachwood on the Bay is, precisely

The building is at 26371 Hickory Blvd, Bonita Springs, Florida 34134, on the bay side of the road. The county’s legal description for each unit reads “Beachwood on the Bay Condo, Official Records Book 1567, Page 2110, Unit” followed by the unit number, and the common elements and pool are a separate parcel described by the same book and page. On Hickory Blvd the odd street numbers we checked in the county roll, 26371 here, 26235 at Bay Harbor Club and 26131 at Sea Isles, are on the bay side, and the even numbers, such as Windsong at 26370, are on the Gulf side. That is our observation of the roll and not a county rule.

By our straight-line measurement from the county roll coordinates, Windsong is about 0.06 mile away, The Egret about 0.07 mile and Ambassador about 0.11 mile, all on the Gulf side. The nearest bay-side neighbor is Bay Harbor Club at about 0.18 mile.

Quick reference, Beachwood on the Bay

Why McGreevy and Comisar Are the Best Realtor for Beachwood on the Bay

If you’re searching for the best realtor for Beachwood on the Bay in Bonita Beach, Bonita Springs, whether you’re ready to sell your Beachwood on the Bay 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.

Our work on Bonita Springs condominiums is collected on our page for the best real estate agents in Bonita Springs, and this page is the building-level proof behind it.

Recent Beachwood on the Bay track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull for this building has not been run, so we publish no resale count, no share of transactions and no sale-to-list ratio rather than estimate one. What we can publish is the county record, which follows in the market sections.

We tracked every one of the 26 Beachwood on the Bay closings in the county record, and every other transfer the county roll shows on all 15 unit parcels, so the numbers below come from recorded deeds and not from a listing feed.

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Selling your Beachwood on the Bay home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

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What Is It Like to Live at Beachwood on the Bay as a Homebuyer?

Living at Beachwood on the Bay means owning one of 15 identical 1,073 square foot, two-bedroom apartments in a five-story building from 1982, on the bay side of Hickory Blvd, with the Gulf-side buildings and the beach across the road. Owners tend to know each other, and every unit is the same size.

The honest daily picture

Beachwood on the Bay is one of the smallest buildings on a strip of much larger neighbors. Bay Harbor Club has 102 unit parcels on the county roll and Sea Isles has 83, so a Beachwood owner lives beside buildings that are five to seven times larger. The sense of place is a quiet bay-front block of 15 homes, not a resort campus, and the legal descriptions on the county roll show that some units carry a garage designation and some carry a dock number.

We could not find the association’s own description of its amenities, quiet hours or guest rules, because we found no association website. What we can say from the public record is the size, the age, the unit layout, the flood geometry, the sales history and the garage and dock pattern, and all of it is on this page. Everything else is routed to the documents a buyer is entitled to receive.

Who buys here

The county roll shows an owner base with real turnover and some very long holds. Counting the latest recorded transfer of any kind on each of the 15 units, five are dated 1999 or earlier, two are dated 2000 to 2009, three are dated 2010 to 2019 and five are dated 2020 or later (arithmetic in the number audit below). Only one of the 15 parcels carries a homestead exemption on the roll, and the owner mailing addresses we counted are six in Florida and nine elsewhere, with four in Delaware and the rest in New York, Massachusetts, Missouri, Virginia and Ontario, Canada. We publish those counts without names.

What Does the Beachwood on the Bay Market Snapshot Show?

Beachwood on the Bay has one qualified sale in the last 60 months: unit 501 at $528,000 on April 28, 2025, or $492.08 per square foot. No window up to 60 months holds the 10 sales a median needs, so we publish none and list every sale. The county file holds 26 qualified sales since 1982. Southwest Florida MLS figures are not published here.

Data updated: October 2026

Southwest Florida MLS figures

Closed sales, median price, price per square foot, days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-01).

Active listings, median list price and months of supply: Information not available at time of publishing (checked 2026-10-01).

County recorded sales, the figures we can stand behind

The county sales index was built on October 1, 2026, and its newest recorded sale for this building is dated April 28, 2025. We use the county’s presentation rule: lead with the first window of 12, 24, 36 or 60 months that holds at least ten sales, and when none does, list every sale of the last 60 months. For this building none does, so the table below lists the one sale in the last 60 months and the sections that follow list the rest. The record is complete from 2009 and partial before: the county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on. A count since 2009 is a complete count, and an all-recorded-history count is a count of what the file holds, never a claim of every sale ever.

Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries deed consideration, which is the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale. We never average them.

What the full-history median hides

We do not publish a median across the whole file, because it would blend the early 1980s and the 2020s, and the part of the record before 2009 is partial. The county file holds 26 qualified sales since April 1982, and the decade table below is a history, not a price signal. The two highest prices on record, $630,000 for unit 401 in July 2006 and $580,000 for unit 304 in September 2005, sit in the partial pre-2009 part of the file, and the first is 19.3 percent above the newest sale (630,000 less 528,000, divided by 528,000). The complete part of the record, 2009 onward, holds 10 sales, the first dated January 11, 2011, and we publish no median for them because three are dated before 2015 and would mix with today’s prices.

Why the shorter windows do not get a median

The county file holds 0 qualified sales in the last 12 months, 1 in the last 24 months, 1 in the last 36 months and 1 in the last 60 months. The one sale in those windows is unit 501 at $528,000 on April 28, 2025, about 17 months before the date of this page. A median of one price is not a market statistic, so we list the sale and do not summarize it.

Three years with no qualified sale

The county file has no qualified Beachwood on the Bay sale dated in 2022, 2023 or 2024, and nothing between unit 402’s sale on September 16, 2021 and unit 501’s on April 28, 2025. That is a gap of about 43 months. The roll shows no other transfer in those years either, so the quiet was not hidden by deed-only transfers. What the gap tells a seller is that this building trades in short bursts, so a unit that lists in a quiet year has few recent comparables and the pricing work has to lean on older, adjusted sales and on the neighbors.

What Have Beachwood on the Bay Units Actually Sold For?

The county’s qualified record holds 26 Beachwood on the Bay sales since April 1982, and we list every one of them because a building this small has too few sales to summarize. The newest is $528,000 in April 2025, or $492.08 per square foot, and the record is complete from 2009 and partial before.

Data updated: October 2026

Every qualified sale, newest first

How to read the table

Sales dated before July 1997 carry a month and not a day in the county file, because the older records are keyed to the deed book and page, so we show the month. We compute price per square foot only for the ten sales since 2011, the part of the record the county file holds in full, and each figure is the sale price divided by 1,073. Sales dated before 2009 come from the partial part of the record, so a unit’s earlier sale may be missing from the table.

What the recent pattern shows

The six sales since June 2019 split into two groups. Four sold between $375,000 and $420,000 across 2019 and 2020, and two sold at $525,000 and $528,000 in September 2021 and April 2025. The two top sales are both units that carry a garage and a dock in the county legal description, units 402 and 501, and both are on upper floors. Two of the 2020 sales at $418,000 and $420,000 were for units with neither a garage nor a dock, so the pattern is suggestive and not proof, and the time of sale confounds it. A seller should see the deed behind every one of these.

What this means for a seller

Pricing a Beachwood on the Bay unit means reading six recent sales, two of which are about 43 months apart at the top of the range. We price from the nearest like unit by floor, garage and dock, then test the number against Bay Harbor Club and Sea Isles, because a buyer who sees Beachwood on the Bay will also see those. The two newest prices, $525,000 and $528,000, are the ceiling the county record supports since 2009, and a seller who prices above them needs a reason the deeds do not show.

What Do Repeat Sales Say About Price Moves at Beachwood on the Bay?

Two Beachwood on the Bay units have sold more than once in the county’s qualified record since 2011: unit 501 twice and unit 402 three times. Unit 501 rose 55.3 percent between March 2013 and April 2025, and unit 402 rose from $300,000 in 2013 to $525,000 in 2021, a gain of 75 percent in about eight years.

Data updated: October 2026

The pairs

What the pairs show and what they do not

The pairs show that the two units that set the building’s price ceiling, 402 and 501, both bought in 2013 at $300,000 and $340,000, and both resold at $525,000 and $528,000. They do not show why. Between 2013 and 2021 the market moved, and so may the units, and the county record does not show renovations, assessments or what a buyer paid on top of the deed. A repeat-sale pair is a fact about two prices, and we do not turn it into a rule.

One row spans two others and unit 501’s two pairs run in sequence, so the five rows hold four separate price moves, not five. The 1999 leg comes from the partial pre-2009 part of the record, so a sale between 1999 and 2013 may be missing. We do not compare 1999 dollars with 2013 dollars without an inflation adjustment, and we did not make one.

Transfers the county did not count

The county roll carries 33 transfers on the 15 unit parcels, and 26 of them are qualified sales, so 7 are not counted and we use none of them in any figure. Five are early deeds that carry the county’s disqualified code for dates through 2008: unit 502 at $108,000 in June 1982, unit 402 at $131,000 in June 1989, unit 201 at $95,000 in April 1991, unit 404 at $132,000 in May 1992 and unit 401 at $140,500 in April 1994. The other two are unit 304 at $360,000 in November 2004, a deed that precedes the qualified $580,000 sale of the same unit in September 2005, and unit 203 at $225,000 in December 2012. We do not know why the county left those two out, and we publish all seven so a reader knows they exist.

Do Garages and Docks Change What a Beachwood on the Bay Unit Is Worth?

Eight Beachwood on the Bay units carry a garage designation in the county’s legal description and seven carry a dock number, and seven units carry both. The county values those seven at an average of $395,103 against $343,399 for the other eight, a difference of $51,704, though the recorded sales do not show a clean premium.

Data updated: October 2026

What the legal descriptions say

The county roll’s physical fields for garage and boat dock are blank for every unit, so the only trace of either is in the legal description text. Eight unit legals add a garage code: unit 403 K-5, unit 202 B-8, unit 401 I-3, unit 502 N-1, unit 302 F-6, unit 501 M2, unit 402 J-7 and unit 404 L-9. Seven add a dock number: unit 403 dock 8, unit 401 dock 7, unit 502 dock 3, unit 302 dock 6, unit 501 dock 2, unit 402 dock 1 and unit 404 dock 10. Seven units, 201, 203, 204, 301, 303, 304 and 503, show neither.

What the numbers imply and what they do not

The garage codes run from letter B to letter N, which suggests the building or its grounds hold more garage spaces than the eight that appear in legal descriptions, and the dock numbers run from 1 to 10, with numbers 4, 5 and 9 absent from all 15 legals. We cannot tell who holds the missing garages or docks, whether they are limited common elements assigned by the declaration, or whether they are owned outright. Those answers are in the declaration, the plat and the unit deeds, and they decide whether a garage or dock transfers with the unit.

The county’s own value pattern

On the roll dated September 27, 2026, the county’s just value for the seven garage-and-dock units is $395,811 on six of them and $390,854 on unit 502, an average of $395,103. For the eight other units, it runs from $322,841 to $372,165, an average of $343,399. The county is therefore assessing the garage-and-dock group about 15.1 percent higher (51,704 divided by 343,399). Just value is a mass-appraisal figure and not a sale price, and we cite it only as the county’s view of the pattern.

What the sales show

Among the six sales from June 2019 on, the three garage-and-dock units sold at $382,000, $525,000 and $528,000, a mean of $478,333, and the three other units at $375,000, $418,000 and $420,000, a mean of $404,333. That is $74,000 more for the garage-and-dock group, but the two highest prices are also the two newest, so time and floor are mixed in with the garage and dock. In 2020, the garage-and-dock unit 403 sold at $382,000 while two units with neither sold at $418,000 and $420,000. We do not claim a premium, and we ask a seller to tell us exactly what the garage and dock include.

Why this matters when you list or buy

For a seller with a garage and dock, the first question is whether both convey and how the deed and the declaration describe them. For a buyer without them, the question is whether a garage or dock can be assigned, leased or bought from another owner. If the association controls dock assignments, the rules, any waitlist and any fee are part of the package the estoppel and the declaration describe. We do not state any of that here, because none of it is published.

Which Beachwood Is This? Several Names, Different Properties

Beachwood on the Bay at 26371 Hickory Blvd is the only Florida condominium by this name that appears in the county roll for Bonita Beach. The state’s condominium extract also lists Beachwood Apts in Naples and Beechwood Cove in Sarasota, and a web search for the name returns many places in other states, so a buyer should confirm the address.

Data updated: October 2026

The other names in the state record

The Florida Department of Business and Professional Regulation’s condominium extract, downloaded October 1, 2026, lists three similar names. Beachwood on the Bay, a Condo, has 15 units. Beachwood Apts., in Naples in Collier County, has 12 units and a 1972 recording date. Beechwood Cove, a Condo, in Sarasota, has 7 units and a 1983 recording date, and its association is spelled Beachwood Cove in the same record. None is related to the building on Hickory Blvd.

The state record has errors for this building

The state’s extract lists Beachwood on the Bay under Collier County with the ZIP code 33923, and the building is in Lee County at 34134. A buyer’s title agent or lender who relies on the state’s county field could look in the wrong county, so use the legal description and the Lee County parcel records. The state record’s recording date for the building is January 1, 1981, a round date that looks like a placeholder, which the next section explains.

How Did Beachwood on the Bay Begin? The Declaration, the Corporation and the First Deeds

Beachwood on the Bay’s declaration is recorded at Lee County Official Records Book 1567, Page 2110, and the earliest deeds on the county roll are dated April 1982. The state’s records give 1981 for the recording and for the corporation, and the county dates the building to 1982, so we show every date and say which agency gave it.

Data updated: October 2026

Four dates that do not match, and why we show all of them

The state condominium record gives January 1, 1981 as the recording date, which looks like a placeholder. The Florida Division of Corporations record for Beachwood on the Bay, Inc. shows a filing date of December 16, 1981. The Lee County Property Appraiser shows 1982 as the year built for the building and all 15 units. The earliest deeds on the county roll are dated April 1982, in Official Records Book 1601, Page 666 and Book 1603, Page 1265.

Official Records book numbers rise with time, and the declaration’s Book 1567 is lower than the April 1982 deeds’ Books 1601 and 1603, so we infer the declaration was recorded before April 1982. The books turned over about 13 numbers between April and June 1982 (Book 1601 to Book 1614 on the roll), which suggests the declaration came months earlier, a timing that fits the state’s 1981 dates. That is an inference from book numbers, and we did not read the recording stamp.

The legal description and the plat

Each unit’s legal description reads Beachwood on the Bay Condo, Official Records Book 1567, Page 2110, plus the unit number and any garage or dock designation. The common elements and the pool are a separate parcel described by the same book and page, with a county land area of 0.695 acre. Fifteen units on 0.695 acre is 21.6 units per acre, if that parcel is the whole site, which we label an inference because the plat would say.

Who runs the association today

The state’s corporate record shows Beachwood on the Bay, Inc. as active, restated on May 23, 2002, with an annual report filed in 2026, and a management company listed in its agent role. The state’s condominium record lists a managing entity named Beachwood on the Bay Condo Assn, in care of Cambridge Management of SWFL in Bonita Springs. A care-of line shows where mail goes and not who manages today, and the mailing address on the corporate filing differs from the one on the condominium record, so confirm the current manager from the estoppel certificate or the association. We do not name any officer or director.

What Does the Beachwood on the Bay Building Look Like, and What Is Inside the Units?

Beachwood on the Bay is one five-story building of 15 two-bedroom, two-bath units of 1,073 square feet each, built in 1982 on the bay side of Hickory Blvd. The county classes it as a mid-rise and flags a pool on every unit parcel. Units are numbered 201 to 204, 301 to 304, 401 to 404 and 501 to 503.

Data updated: October 2026

Floor-by-floor unit count

No unit is numbered in the 100s, so we infer the ground level is parking, garages and common space. The fifth floor has three units where the floors below have four, and the county record does not say what is in the fourth position. The plat would show it, and we did not see the plat.

One floor plan, 1,073 square feet

Every unit is 1,073 square feet heated with two bedrooms and two baths, per the county roll, and 15 times 1,073 is 16,095, which equals the county’s effective area for the building. One plan means every comparable sale is a true comparable on size, and price per square foot compares unit to unit. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area in the disclosure package.

What the county says the building is worth

The county’s two layers disagree by about 5 percent. The roll’s just value for the 15 units sums to $5,512,914, an average of $367,528 a unit, and the footprint layer’s sum of unit values is $5,234,434, an average of $348,962. The $278,480 difference (5,512,914 less 5,234,434) is 5.1 percent of the roll figure. The latest qualified sale, $528,000, is 43.7 percent above the roll average (528,000 divided by 367,528 is 1.437), which says the county’s assessed values are well below what upper-floor units with a garage and dock have fetched.

What Amenities Does Beachwood on the Bay Have, and What Is Not Published?

Beachwood on the Bay has a pool, according to the county roll’s pool flag on all 15 unit parcels and the separate common elements and pool parcel. The association has no website we could find, so its hours, rules, dock arrangements, storage, gym or clubhouse, if any, are not published. Ask the manager for the amenity list.

Data updated: October 2026

What the statute expects an association to post

Under Florida Statutes section 718.111(12)(g), a condominium association managing 25 or more units must post digital copies of its governing documents, budget and other specified records on a website or a mobile application. Beachwood on the Bay has 15 units, so it is under that threshold and is not required to have one. Our not finding a site is therefore expected and is not a mark against the association, but it does mean every document has to be requested.

Docks and the bay

The bay side of the building means the water view and the dock numbers in seven unit legals. Whether the docks are individual, whether they take a boat of any size, whether lifts are allowed and what the bay depth is are not published. A boat owner should ask for the dock rules and the depth before offering, and should ask about any county or state permit that the docks hold.

Parking, garages and storage

The roll does not describe parking. Eight unit legals include a garage code, which tells us garage space exists and is tied to those units in the county’s description. Condominium parking is usually assigned or limited by the declaration, and storage is often a limited common element. Ask how many vehicles a unit may park, where a guest parks and whether any spaces can be rented, and read the parking space number on the estoppel certificate, which the statute prescribes.

Beach access

The building is on the bay side of Hickory Blvd. Whether the association owns a path to the Gulf, holds an easement or relies on the public accesses is a question for the declaration and the plat, and we do not state it. For public access, the Lee County Parks pages list Bonita Beach Access 8 at 26410 Hickory Blvd, the closest street number to Beachwood on the Bay’s 26371, and the daily-life section below describes the 2026 parking closures.

What Does the Beachwood on the Bay Fee Bundle Cover, and What Is Not Published?

Beachwood on the Bay does not publish its regular assessment or what the assessment covers, so we state no dollar figure. Under Florida Statutes section 718.503 a buyer receives the budget with the declaration, and the estoppel certificate states the exact amount owed on a unit. Those papers answer the question.

Data updated: October 2026

What the law says an assessment pays for

Florida Statutes section 718.115 provides that common expenses are the expenses of operating and maintaining the common elements and the association, shared among owners in the proportions the declaration sets, and that water and sewer service through a master meter and fire-safety equipment required by government are common expenses even if the declaration does not list them. Which of those the association actually pays, and whether it also pays for insurance, cable, trash, landscaping, the pool, the elevator and the docks, is a matter of the budget.

What the neighbors publish, for orientation only

Two neighbors publish their assessments, and neither figure is Beachwood on the Bay’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.06 mile from Beachwood on the Bay, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter.

Why a 15-unit building budgets differently

This is our reasoning and not a published fact. A building with 15 owners spreads fixed costs, such as the master insurance premium, an annual financial report, an elevator contract, management and a structural reserve study, across far fewer units than a 100-unit building does, so the per-unit cost of each fixed item can be higher. The opposite can also be true if the building has few amenities. Only the budget tells which. As an illustration only, if Beachwood on the Bay’s 15 units paid the same as the two neighbors’ figures above, the building would collect $182,280 to $224,160 a year (15 x 12,152 and 15 x 14,944).

What Other Costs Layer on Top of the Beachwood on the Bay Regular Assessment?

Costs beyond the Beachwood on the Bay regular assessment can include an estoppel fee capped at $250 plus $100 if expedited, a transfer fee capped at $150 per applicant if the declaration requires approval, any special assessment, the state’s $4-per-unit annual fee paid by the association, and the owner’s own insurance and taxes.

Data updated: October 2026

The estoppel certificate

Florida Statutes section 718.116 lets an association charge a reasonable fee for the estoppel certificate of no more than $250 if no amount is owed on the unit, plus $100 if it is requested on an expedited basis and delivered within 3 business days, and no more than $150 additional if a delinquency exists. The certificate states the assessment, any special assessments, any amounts owed and the parking space number. In the largest case the fees add to $500 (250 + 100 + 150). The statute adjusts these caps for inflation every five years, and the contract should say who pays.

Transfer and approval fees

Florida Statutes section 718.112(2)(k) says an association may charge a fee in connection with the sale or lease of a unit only if the association is required to approve the transfer and the declaration, articles or bylaws provide for the fee. The fee may not exceed $150 per applicant, adjusted for inflation every five years. If the Beachwood on the Bay declaration does not require approval, the statute allows no transfer fee. If it does, a fee above the cap would not be allowed.

Special assessments

We found no public record of a special assessment at Beachwood on the Bay, and we state none. The record of one, if there is one, is in the board minutes and the estoppel certificate. In a 15-unit building each owner’s share of any project is large: as an illustration only, a $150,000 project split equally is $10,000 per unit (150,000 divided by 15) and a $1,500,000 project is $100,000 per unit. We do not predict a project. We show the arithmetic because the size of the building makes a single repair visible on every owner’s statement.

The state’s annual fee

Every residential condominium association pays the state a $4-per-unit annual fee under Florida Statutes section 718.501, which is $60 a year for 15 units (15 x $4). The state’s payment history shows $60 billed and $60 paid for each of 2022, 2023, 2024 and 2025, and a blank row for 2026. The next section explains what the state’s “Delinquent” flag means.

Taxes

Property tax is billed separately on each unit by the county, and the amount depends on the owner’s homestead status and the assessed value. The roll shows only one of the 15 units, unit 404, with a homestead exemption, of $51,411. The unit just values on the roll average $367,528, and a buyer’s tax bill after a sale is based on what the county does next, not on that average. The taxing district on the roll is the City of Bonita Springs and the Bonita Springs Fire District. Lee County’s Tax Collector publishes tax bills by parcel, and the Property Appraiser’s parcel record for the common elements and pool shows the land the owners hold together.

What Do the Beachwood on the Bay Declaration, Bylaws and Rules Say, and How Do You Read Them?

The Beachwood on the Bay declaration is recorded at Lee County Official Records Book 1567, Page 2110, and we did not read it, because no public copy turned up. A buyer receives the declaration, articles, bylaws and rules in the disclosure package, and this section explains the buyer’s rights and how an owner gets records.

Data updated: October 2026

What a buyer must be given

Under Florida Statutes section 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them.

How an owner gets records

Florida Statutes section 718.111(12) says the association’s records must be made available to an owner within 10 working days after a written request, and a failure to produce them within that time creates a rebuttable presumption of willful noncompliance, with minimum damages of $50 per calendar day for up to 10 days. A buyer under contract is not yet an owner, which is why the seller’s request and the estoppel route matter, and why a seller who asks for the records early sells faster.

What we will not guess

We do not state the quiet hours, guest limits, renovation window, vehicle rules, flag and grill rules, fine schedule, smoking rule, window-covering rule or rules on flooring for Beachwood on the Bay. Each of those is a line in a document that we did not read. A buyer who cares about any of them, especially flooring in an upper-floor unit, should read the exact text before making an offer.

What Approvals Might Beachwood on the Bay Require Before a Sale or Lease Closes?

Whether Beachwood on the Bay requires board approval of a sale or a lease is set by its declaration, which we did not read. If the declaration requires approval, Florida Statutes section 718.112(2)(k) lets the association charge a fee of no more than $150 per applicant. If it does not, the statute allows no transfer fee at all.

Data updated: October 2026

Why the answer changes the closing calendar

Many older Gulf-coast condominiums screen buyers and tenants. Where a board has that power, the declaration usually sets a notice period before closing and a deadline for the board to answer, and a transfer that skips the step can be voidable. Neighboring buildings show the range: our Casa Bonita Grande page documents a building where the declaration requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. Beachwood on the Bay may be the same, shorter, longer or have no approval at all.

What to ask for, in this order

Ask the association whether it requires approval of a sale or a lease, the notice period, the application, the fee, the interview requirement if any, and the board’s deadline to act. Put the answers in the contract’s closing timeline. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied.

Right of first refusal

Some condominium declarations give the association or other owners a right of first refusal on a sale. We found no source for Beachwood on the Bay either way, and we do not state one. In a 15-unit building, where every owner may know every other, the question is worth asking early. The declaration answers it in one reading.

What Are the Beachwood on the Bay Rental Rules?

The Beachwood on the Bay rental rules are not published, and we state no minimum lease term. Every neighboring building whose documents we could read, Casa Bonita Grande, Bonita Beach Club and Windsong, sets a 30-day minimum, but the declaration here is the source and we have not read it.

Data updated: October 2026

What neighbors on the strip do

What the ownership pattern suggests

The roll gives a hint and not an answer. Only one of the 15 parcels carries a homestead exemption, which means the county does not treat the other 14 as an owner’s permanent Florida residence, and nine owner mailing addresses are outside Florida. That is consistent with a building of second homes, seasonal residents and rentals, and it is also consistent with owners who file a different residency. A buyer who wants a quiet owner-occupied building and a buyer who wants a rental unit should both ask what the rules actually allow.

The statute that protects existing owners

Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1982 building whose rental rules may have changed several times, the history of the amendments, not just the current text, decides whether a rule binds a particular owner.

Public rules outside the association

The City of Bonita Springs rental permit applies to owner-held small properties and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes the 15 units here. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium, so a landlord should register and file as the County requires. Stays of less than 30 days can also trigger Florida’s public lodging rules and the licensing described in the state’s vacation rental guide. We cite these as context and do not apply them to a specific unit.

What Are the Beachwood on the Bay Pet Rules?

The Beachwood on the Bay pet rules are not published, and we state no weight limit, number or breed rule. Pet rules on this strip run from one small pet for owners only to broader allowances, and this building’s declaration and rules are the source. A buyer with a dog should read them first.

Data updated: October 2026

What neighbors do

The two neighbors whose documents we could read both limit pets. Windsong’s declaration lets an owner keep one pet carried or leashed and bars pets of any kind in leased units, and Casa Bonita Grande limits owners to one pet of 30 pounds or less. Those facts show the usual range, and they say nothing about Beachwood on the Bay.

Assistance animals

Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation. A pet rule does not decide that request. A buyer or tenant who relies on an assistance animal should raise it with the association early and in writing.

The beach and the county rules

Lee County’s beach accesses have their own pet rules, which the County’s park pages state. Accesses 2 through 9 are free to park and the County lists no pets allowed at them, while the County lists pets as allowed at Access 1 and at Access 10, Little Hickory Island Park. Check the county pages for the beach you plan to use, and the association’s own rules for any private path or the dock area.

What Flood Zone Is Beachwood on the Bay In?

Beachwood on the Bay is in FEMA flood zone AE with a base flood elevation of 11 feet at all five test points we ran inside the building’s footprint, on panel 12071C0651G effective November 17, 2022. No point returned the higher-hazard VE zone. The building is also in Lee County Evacuation Zone A.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer, the layer behind the FEMA Flood Map Service Center, on October 1, 2026 at five points inside the county’s building footprint polygon, the centroid and four interior points. All five returned flood zone AE, a base flood elevation of 11.0 feet and the zone subtype coastal floodplain. We did not find a zone boundary crossing the building, and several Gulf-side buildings north of here are mapped in the higher-hazard VE zone in the same layer, according to our research for neighboring pages. The FEMA map service also returned a Collier County panel dated May 16, 2012 because the layers overlap near the county line, and we quote the Lee County panel, which is the one that governs this address.

Ground elevation and the design flood elevation

The federal 3D Elevation Program puts bare-earth ground at three interior points at 4.88, 4.64 and 5.18 feet NAVD88, an average of 4.9 feet, and our second research pass read about 5.0 feet. The base flood elevation of 11 feet is therefore 5.8 to 6.4 feet above the ground (11 less 5.18 and 11 less 4.64), and 6.1 feet above the average. The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 12 feet here and 7.1 feet above the average ground (12 less 4.9). That rule is in the City’s notice on substantial damage and substantial improvement and applies to a building that is substantially damaged or substantially improved.

Coastal construction control lines

From our point check against the state’s map layers, the building sits landward of the state’s 1991 coastal construction control line by about 34 meters and landward of the 1978 line by about 106 meters. A major rebuild or addition near a Gulf-side line can require a state coastal construction permit in addition to the City permit, and whether that applies to a bay-side lot this far landward is for the City and the state to say, so we label any such need an inference. The state’s coastal construction control line program explains the process.

Built before the first flood map

The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts Beachwood on the Bay’s year built at 1982, so the building predates the first map. Flood insurance people call that pre-FIRM. It means the building was not designed to a flood map, and the lowest floor’s elevation on an elevation certificate is the document that tells an insurer and a buyer how it compares with the base flood elevation.

City community rating

The City of Bonita Springs is rated Class 5 in the Community Rating System, which carries a 25 percent discount on flood insurance premiums in special flood hazard areas, per the FEMA Community Information System table and FEMA’s Community Rating System guide. The City’s own page notes that FEMA announced in 2024 that it planned to revise the rating. Whether the discount applies to a particular policy is a rating question for the insurance agent.

Evacuation

Lee County has evacuation zones A through E, and Beachwood on the Bay is in Zone A, with a storm surge zone of 1 on the county’s evacuation zones layer, last edited March 11, 2025. The county’s city limits layer puts the building in the City of Bonita Springs, and Lee County’s flood information page explains the local rules. Zone A is the first to be ordered out. The County’s evacuation zone map lets anyone check an address.

Selling at Beachwood on the Bay? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Did Hurricane Ian, Helene and Milton Do Near Beachwood on the Bay?

Hurricane Ian’s surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, and the U.S. Geological Survey surveyed excellent-quality high-water marks of 11.3 to 11.7 feet NAVD88 within half a mile of Beachwood on the Bay. We found no public damage or repair record specific to the building.

Data updated: October 2026

What Ian did on the strip

The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database lists surveyed marks on Little Hickory Island that were measured in October 2022, and we pulled them with the Ian high-water mark query. Local reporting from WINK News, the Tampa Bay Times and WUSF documented the storm’s effect on the island, and Lee County’s own after-action report records the response.

The surveyed marks nearest the building

The distances are our straight-line measurements from the building’s coordinate. A fifth mark on the exterior wall at 26235 Hickory Blvd reads 12.2 feet and is rated fair, so we leave it out of the table.

Putting the Ian marks next to the building’s map

The four excellent marks range from 11.3 to 11.7 feet, which is 0.3 to 0.7 foot above the 11-foot base flood elevation that applies at Beachwood on the Bay (11.3 less 11 and 11.7 less 11). If the water surface at the building was in the same range, it stood about 6.4 to 6.8 feet above the 4.9-foot average ground (11.3 less 4.9 and 11.7 less 4.9). That is our inference and not a measurement at the building, because none of the marks is at Beachwood on the Bay.

What the building’s design means in a surge

Beachwood on the Bay’s residential units start on the second floor, because no units are numbered in the 100s. We infer that the ground level is parking, garages and storage, and that surge water in a storm like Ian reaches that level before it reaches a residence. Whether the second floor sat above the Ian water line depends on the first story’s height, which the elevation certificate gives and the public record does not.

Helene and Milton

The National Hurricane Center reports storm surge of 3 to 5 feet above ground for Helene from south of Englewood to Bonita Beach, and 4 to 6 feet above ground for Milton from south of Boca Grande through Bonita Beach. Local reporting after Milton described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach, per the City’s assessment as reported by WGCU.

What we do not know

We do not know what Ian or the later storms did to Beachwood on the Bay’s common areas, whether the association filed insurance or flood claims, or what repairs it funded. We found no public record of either, and we treat any marketing remark about post-storm work as marketing and not as a record. Ask for the repair history, the claims history and the cost, and read the budget for how the work was paid.

What Is the 50 Percent Rule and Why Does It Matter at Beachwood on the Bay?

The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, which is 12 feet at Beachwood on the Bay.

Data updated: October 2026

What counts toward the 50 percent

The City’s substantial damage and substantial improvement notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period, and that the accumulation period begins at the first permitted improvement after November 18, 1992. For a condominium, the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can.

Why a buyer should care

If a future storm damages the building badly, the 50 percent test is made against the whole structure, and a building that fails it must be elevated or rebuilt to current flood standards. Raising a 1982 building that is about 6 feet below the design elevation is, in our judgment, rarely practical. That is a risk to understand, not a prediction. The City’s flood hazard reduction ordinance sets the foundation and elevation requirements for rebuilding.

How Is Beachwood on the Bay Insured, and What Does the Owner Insure?

The association’s master policy is Beachwood on the Bay’s principal building insurance, and its terms are not published. The declaration allocates coverage between association and owner, so a buyer should request the declarations page and ask an agent what the deductible and loss assessment exposure mean in dollars. Owners carry their own HO-6 and contents coverage.

Data updated: October 2026

What the master policy does and does not do

Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. We do not state the carrier, limits, premium or deductible, because none are published.

Flood coverage for a condominium building

FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 15 units that ceiling would be $3,750,000 (15 times $250,000). For scale only, the county’s just value for the 15 units sums to $5,512,914, so the federal ceiling is 68 percent of that figure (3,750,000 divided by 5,512,914), and just value is not replacement cost. Whether the association carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.

The statewide premium trend, as context only

The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent (147,381 divided by 72,570 is 2.03), and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across many building sizes, and they are not Beachwood on the Bay’s premium. For scale, a statewide average of $135,100 spread across 15 units would be $9,007 a unit (135,100 divided by 15), though a 15-unit building would normally insure for far less than the statewide average building.

What owners carry themselves

Owners should carry an HO-6 policy with loss assessment coverage and contents coverage, and for a unit in an AE area a separate flood policy (see FloodSmart) for contents and interior improvements, which a lender or the owner may want. Sellers should know that Florida Statutes section 689.302 requires a flood disclosure to be delivered at or before the time the contract is signed, covering known flood damage during ownership, any flood insurance claim and any flood assistance received.

Selling at Beachwood on the Bay? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Milestone Inspection and Structural Reserve Study Rules, and How Do They Apply to Beachwood on the Bay?

Beachwood on the Bay is a five-story building completed in 1982, so under Florida Statutes section 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025. That is our inference from the year built and floors, and the association’s actual status is not published.

Data updated: October 2026

The arithmetic of the deadline

The county year built is 1982, and 1982 plus 30 is 2012. Section 553.899 says a building that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024, and the date counts from the certificate of occupancy, which we did not see. The building has five stories per the county’s footprint record, and even if the ground level is parking and not a habitable story, four habitable stories still clear the threshold of three. The statute exempts buildings under three stories and small one-to-four family dwellings, and a 15-unit building is neither.

The structural integrity reserve study

Florida Statutes section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings of three habitable stories or more. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025, and the statute puts an outside date of December 31, 2026 on an association that combines the study with a milestone inspection due on or before that date. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item whose replacement cost is over $25,000. The association’s structural reserves must be based on its findings. A committee summary of House Bill 913 of 2025 describes the legislation behind the current deadlines.

What the study means in a 15-unit building

The reserve study turns a building’s age into a dollar figure that is divided among owners. As an illustration only, if a study showed $750,000 in structural items needing funding, the equal share per unit would be $50,000 (750,000 divided by 15). We do not state any figure for Beachwood on the Bay. We show the arithmetic because in a building with 15 owners the study’s result lands on each owner’s budget with little cushion.

What to ask for

The state posts milestone and reserve study guidance on its condominium inspections page and its structural integrity reserve study reporting page. Request the milestone inspection summary, the structural integrity reserve study, the current budget with reserve schedule, the last two years of assessments and special assessments, and any engineering reports. Ask whether the City of Bonita Springs, as the local enforcement agency, issued a notice and when the association responded. A 1982 building is in the age group that these laws were written for, and a seller who has the documents in hand at listing avoids discovering a gap at a buyer’s inspection.

Selling at Beachwood on the Bay? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Does the State’s Delinquent Flag on Beachwood on the Bay Mean?

The Florida Department of Business and Professional Regulation lists Beachwood on the Bay’s secondary status as Delinquent, and its payment history shows the association’s 2026 annual fee of $60 is not recorded as paid. Our reading is that the flag refers to that fee, a $4-per-unit charge on 15 units, and not to any owner’s account.

Data updated: October 2026

What the record shows

The state’s payment history extract, downloaded October 1, 2026, shows $60 billed and $60 paid with $0 pending for each of 2022, 2023, 2024 and 2025, and a 2026 row with no amounts. The state’s condominium extract lists the association’s primary status as Approved and its secondary status as Delinquent. We treat the second status as our reading of the payment history and not as a legal finding, because the state does not explain the flag in the extract.

What the statute says about the fee

Florida Statutes section 718.501(2)(a) sets the annual fee at $4 per residential unit, which is $60 for 15 units. If the fee is not paid by March 1, a penalty of 10 percent applies, which is $6 on $60 (60 times 0.10), and the association may not sue in court until the fee and penalty are paid. The amounts are tiny, and the lesson is not the dollars.

Why a buyer should still ask

A small unpaid fee can mean a one-time oversight or a management gap. It does not tell us which. A buyer’s agent can ask the association whether the 2026 fee has been paid and whether the state’s record has been updated, and a seller can answer that before a buyer asks. The same record also carries the wrong county and ZIP code for the building, which suggests the state’s file for this association has not been actively maintained, though it may be the state and not the association that has not updated it.

Which Lee County Schools Serve Beachwood on the Bay?

Beachwood on the Bay is served by Lee County schools assigned through the district’s choice-based proximity plan, not a single attendance boundary. Our reading of the 2024-2025 plan puts the strip in elementary zone Q and middle zone GG, labeled inferred and not confirmed by the district for 26371 Hickory Blvd.

Elementary and middle schools

In the 2024-2025 Student Enrollment Plan, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, with barrier island schools as optional. Zone GG lists Bonita Springs Middle and Three Oaks Middle, with the Sanibel School as an optional school. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat at one school.

How to confirm for a specific unit

Use the district’s school zone page and the School Site Locator for Lee County, enter 26371 Hickory Blvd, and print the result for your file. The district updates its plan each year and we checked the 2024-2025 edition, so verify the current year before a purchase decision depends on it.

What Do Lee County and the City of Bonita Springs Require for Permits and Zoning at Beachwood on the Bay?

Beachwood on the Bay is inside the City of Bonita Springs, so building permits, flood-plain rules and substantial-damage determinations come from the City’s Community Development Department and not from unincorporated Lee County. We confirmed the jurisdiction by testing the building’s coordinates against the Lee County city-limits layer, which returned the City.

Permits for unit work

Interior alterations, window and door replacement, and electrical and plumbing work generally need City permits and licensed contractors, and in a condominium they also need association approval under the declaration. The City’s online permitting portal is where permit applications and status are handled, and its Community Development site lists forms. Ask the City which permits your scope needs before you sign a contractor, and ask the association for its renovation rules before you plan the schedule.

Zoning

We did not retrieve the City’s zoning district for 26371 Hickory Blvd, and the zoning field on the county roll is blank for this building, so we state no zoning district. The City’s zoning map and a zoning verification letter are the sources, and a buyer who relies on height, density or rebuild rights should obtain the letter.

What Is Daily Life Like Around Beachwood on the Bay?

Daily life at Beachwood on the Bay runs on Hickory Blvd. The Gulf beach is across the road, public county accesses are a short drive along the same road, and groceries, medical care and the interstate are on the mainland via Bonita Beach Road. Plan on about 25 to 27 miles to Southwest Florida International Airport by our map-routing estimate.

Data updated: October 2026

Public beach access and the 2026 parking closures

Lee County Parks and Recreation closed the parking at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10 (Little Hickory Island Park, 26082 Hickory Blvd) on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County pages for Access 1 and Access 10 describe the details. The County’s page for Accesses 2 through 9 lists Access 8 at 26410 Hickory Blvd and Access 9 at 26220 Hickory Blvd as free to park, with no pets allowed, and hours from dawn to dusk. WGCU reported the closures, and the County’s unified parking payment notice describes paid parking at the sites that remain open. We checked the County pages on October 1, 2026.

What this means for an owner

Access 8’s street number, 26410, is the closest to Beachwood on the Bay’s 26371 of any county access we found, and we state street numbers only and not a walking distance, because we did not measure a route. An owner who has a beach path or parking of their own is less exposed to the public lot closures than a visitor. Whether Beachwood on the Bay has either is a question for the declaration and the rules. Guest parking, if any, is set by the association. The City’s beach access page lists the City’s own access points.

Getting around

Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status, so we do not describe a through route to Fort Myers Beach. Our map-routing estimate is 16 to 19 miles to the Naples Pier, and we label both distance figures as estimates and not official figures. LeeTran runs bus and on-demand service in the area.

Water, power, trash and mail

Bonita Springs Utilities serves the City, including Little Hickory Island, and Florida Power and Light supplies electricity. Whether water and sewer are billed through the association or to each unit is not published. Residential collection by Lee County is described on the Solid Waste page, and in a building of this size the association’s own trash arrangement governs. The mailing ZIP is 34134, though the state’s condominium record carries 33923 for the project.

Evacuation

Beachwood on the Bay is in Evacuation Zone A. Plan to leave early, because Hickory Blvd is a barrier island road, and the County’s evacuation page and emergency management site describe the process. The State’s Division of Emergency Management publishes statewide guidance.

What Surrounds Beachwood on the Bay on Hickory Blvd?

Beachwood on the Bay sits within about 0.3 mile of eight other condominium associations on Hickory Blvd, and Windsong, The Egret and Ambassador are each within about 0.11 mile by straight line. The county roll lists unit counts and years built for each building, and the table ranks them by distance from Beachwood on the Bay.

Data updated: October 2026

The neighbors by distance

What the density means

A buyer comparing units will walk through several buildings in a weekend, so a seller should know which neighbors’ prices a buyer will see. Of the neighbors within half a mile, five are bay side, Bay Harbor Club, Sea Isles, Solenzara, Casa Bonita Royale and Palm Bay Estates, and Beachwood on the Bay is smaller than all of them except Palm Bay Estates (8 units) and Solenzara (12 units). The benchmark below sets the nearest ones next to Beachwood on the Bay on one yardstick.

How We Researched Beachwood on the Bay, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 15 Beachwood on the Bay unit parcels, all 33 transfers on the county roll, the 26 qualified sales and the state’s filings, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves on October 1, 2026.

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 county roll for the building and counted units, floors and heated area by hand. We downloaded the state’s condominium extract and its fee payment history and read the building’s record and its neighbors’. We read the association’s corporate filing. We queried the county’s building footprint layer for the building’s story count and area. We queried FEMA’s National Flood Hazard Layer at five points in the building. We pulled the U.S. Geological Survey’s Hurricane Ian high-water marks and measured them against the building. We ran the county’s recorded-sales history with a strict match on the building’s legal description, after checking that the county file held only this building. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Five things stood out. The county’s qualified record has no Beachwood on the Bay sale in 2022, 2023 or 2024, and none inside the last 12 months. The same-size Gulf-side units a few hundred feet away sold for much more: the median of The Egret’s 6 sales in the last 60 months is $712,000, against the one sale here at $528,000. The county’s legal descriptions tie garages to eight units and docks to seven, while its physical garage and dock fields are blank. The state’s record shows the building in the wrong county and flags the association delinquent on a $60 fee. And four surveyed Hurricane Ian marks within half a mile all fall within 0.7 foot of the 11-foot base flood elevation.

Which Is Right: Beachwood on the Bay or Bay Harbor Club?

Choose Beachwood on the Bay if you want a small 15-unit bay-side building with one 1,073 square foot plan and a recorded sale below Bay Harbor Club’s median, and you accept more document work. Choose Bay Harbor Club for larger units, a 102-unit building that shares costs across more owners, and more recorded sales to price from.

Data updated: October 2026

Side by side, on one yardstick

The yardstick for every row below is the county’s presentation rule: the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, and where none does, the last 60 months with no median stated. The window is stated in every row, and every sales figure is from the county index built October 1, 2026. Distances are from Beachwood on the Bay.

A median of fewer than 10 sales is never a price signal, so those rows state none here and their small-group medians appear only as the median of these n sales in the text below. See list means the sales are listed one by one, which this page does for Beachwood on the Bay only.

What the benchmark shows

Bay Harbor Club is the only building in this comparison whose window holds 10 or more sales: its 12 sales in 24 months have a median of $555,000 and a range of $450,000 to $750,000. Beachwood on the Bay’s one sale in 60 months, $528,000, is $27,000 below that median (555,000 less 528,000, which is 4.9 percent of 555,000) and inside that range. Most of any gap is size. Beachwood on the Bay’s 1,073 square feet is smaller than the smallest Bay Harbor Club unit at 1,345 square feet, which is 25.3 percent larger (272 divided by 1,073). Measured per square foot, the picture changes: Beachwood on the Bay’s one sale at $492.08 is $79.44 above Bay Harbor Club’s median of $412.64 (19.3 percent of 412.64), which is why one sale cannot carry a conclusion. Sea Isles has 8 sales in 60 months, fewer than 10, so its figure is the median of these 8 sales, $610,000, with a range of $395,000 to $833,000, and Beachwood on the Bay’s one sale is $82,000 below it.

The same-size Gulf-side units tell a different story. Windsong, with units of 1,034 to 1,062 square feet 0.06 mile away, has 2 sales in 60 months, and the median of these 2 sales is $650,000, which is $122,000 above Beachwood on the Bay’s one sale (650,000 less 528,000). The Egret, at 1,058 square feet for every unit, has 6 sales, and the median of these 6 sales is $712,000, which is $184,000 above (712,000 less 528,000). Those Gulf-side buildings were built 3 to 10 years earlier and differ in floors, views and fees, so the gap is a fact about prices and not about worth, and both medians come from fewer than 10 sales.

Why the gap, and what we do not know

The record shows the gap and does not explain it. The candidates are the Gulf-side address against a bay-side one, condition and renovation level, the garage and dock mix, the building’s size and fees, flood and insurance cost, special assessments, and the fact that Beachwood on the Bay has had few recent sales. Every one of those is something we would ask about before pricing a unit, and none is something we can read off the county roll.

Decision table

Why we do not rank them

Each building’s rules, fees and finances are different. A building that publishes less is not worse, but a buyer has to ask more. Ask each association for the same five documents: the declaration, the current budget, the master insurance summary, the milestone and structural reserve documents, and the last two years of assessments.

Selling at Beachwood on the Bay? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Honest Pros and Cons of Beachwood on the Bay?

The strengths of Beachwood on the Bay are a small 15-unit bay-side building, one clean 1,073 square foot floor plan, garage and dock designations on some units and a recorded sale below its larger neighbors’ medians. Its drawbacks are its 1982 age, thin recent sales, an AE 11 flood zone at the ground and almost no public documents.

Data updated: October 2026

Pros

• A bay-side address on Little Hickory Island, with the county’s land code of bay on every unit parcel.
• A small building of 15 units, which keeps owner meetings manageable.
• One floor plan, 1,073 square feet with two bedrooms and two baths, so every comparable is a true comparable on size.
• Garage designations on eight units and dock numbers on seven in the county’s legal descriptions.
• A recorded sale of $528,000 in the last 60 months, below Bay Harbor Club’s $555,000 median (24 months) and the median of these 8 sales at Sea Isles, $610,000 (60 months).
• The flood map returned only AE 11 at the building, with no VE zone at any test point.
• A state and corporate record that shows the association active, with the state’s fee paid for 2022 through 2025.
• A pool on the common elements parcel.

Cons

• Built in 1982, and subject to the milestone inspection and reserve study rules with no public status.
• No qualified sale in 2022, 2023 or 2024, and one qualified sale after September 2021, so recent comparables are thin.
• Pre-FIRM, in Evacuation Zone A, with ground about 6 feet below the base flood elevation.
• Only one floor plan, so no larger unit to trade up to inside the building.
• No association website, no posted declaration, rules, budget or fees, so every document must be requested.
• With 15 owners, one special assessment or one delinquent owner has a large effect on each owner’s costs.
• The state record shows the 2026 fee unpaid, the wrong county and a placeholder date.
• Dues, rental rules and pet rules are unknown to us, and a buyer must obtain them.

Who this suits

Beachwood on the Bay suits a buyer who wants a bay-side two-bedroom with a possible garage and dock at a recorded price below its larger neighbors’ medians, accepts a 1982 building and is willing to read the governing documents carefully before offering. It is less suited to a buyer who needs a large floor plan, a published fee schedule on day one or a building with a deep record of recent sales.

Selling at Beachwood on the Bay? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

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

If you’re searching for a Beachwood on the Bay listing agent, or thinking, ‘I need someone to sell my Beachwood on the Bay home…’, the first thing to know is that this building sells on its documents, on a thin record of recent sales and on a Gulf-side price gap that every buyer’s agent will bring up. McGreevy and Comisar prepare for each before a unit goes on the market.

Our listing credentials

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

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

What the last 12 months look like at Beachwood on the Bay

Southwest Florida MLS count, dollar volume, days on market and sale-to-list ratio for the last 12 months: Information not available at time of publishing (checked 2026-10-01).

We tracked every one of the 26 Beachwood on the Bay closings in the county record, and none is dated inside the last 12 months. The newest is unit 501 at $528,000 on April 28, 2025. The county file can trail the Southwest Florida MLS by weeks, so a recent closing may exist that the county has not yet recorded. No window up to 60 months holds the 10 sales a median needs, so we publish none: the one sale in the last 60 months is unit 501 at $528,000, and the sales table above lists the nine before it since 2011.

What is different about selling at Beachwood on the Bay

The documents are not public, so you gather them first. We found no association website or posted declaration, rules or budget. A buyer is entitled to the declaration, articles, bylaws, rules, budget, financial statement, milestone summary, reserve study and the frequently asked questions document, at the seller’s expense, and a seller who has them ready at listing sells faster than one who is chasing a manager after the contract.

The comparables are thin, so the pricing work is real work. The county’s qualified record has no Beachwood on the Bay sale in 2022, 2023 or 2024 and one since September 2021. We price from the nearest like unit, by floor, garage and dock, and test it against Bay Harbor Club and Sea Isles.

Your garage and dock are part of the story. The county ties a garage to eight units and a dock to seven. We confirm in the declaration and the deed exactly what yours includes and feature it, since a buyer who wants a boat will not find many bay-side units at this size.

The Gulf-side gap is the buyer’s first question. Same-size units at Windsong and The Egret show a median of these 2 sales of $650,000 and a median of these 6 sales of $712,000 in the last 60 months, against our one sale of $528,000 here, and we prepare an honest answer on bay side, building size and condition.

Title is customary on the seller side in Lee County. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls. Collier County custom is different, and we do not apply it here.

What Is Your Beachwood on the Bay Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then talk to Jesse direct at (239) 898-6072, text or call. We will walk through the sales above against your unit.

A dedicated Beachwood on the Bay seller page is planned and will sit below this one.

Seller mini-FAQ, Beachwood on the Bay

How much will it cost to sell my Beachwood on the Bay unit?

Seller costs include the commission you agree, the owner’s title policy that is customary on the seller side in Lee County, deed stamps, the estoppel certificate fee and any prorated assessments. The estoppel is capped by Florida Statutes section 718.116 at $250 when there is no delinquency, plus $100 if expedited. We itemize each line at the listing appointment.

Does the buyer need to be approved before closing at Beachwood on the Bay?

That depends on the declaration, which we have not read. If it requires approval, the statute caps the fee at $150 per applicant and the contract timeline has to include the board’s notice period. If it does not, no approval step exists. We ask the manager in writing before we set a closing date.

Can my buyer rent the unit weekly?

Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum, and the Beachwood on the Bay rule is in its declaration. A buyer who needs weekly rental income should have the rental clause in hand before making an offer.

What is the pet limit for a buyer?

The Beachwood on the Bay pet rule is not published. Neighbors that publish theirs limit owners to one small pet or one pet carried or leashed, and bar pets in rented units. The declaration or rules are the source, and we help a buyer with a pet confirm the rule first.

How long will my Beachwood on the Bay unit take to sell?

The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The county record shows the building trades in short bursts, so plan the timeline from the contract date and from how quickly the documents reach the buyer.

Who is the best listing agent for Beachwood on the Bay?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the team that published the record-level audit on this page. Call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts for Beachwood on the Bay

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

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

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

Contact McGreevy and Comisar about Beachwood on the Bay

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

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

Buying at Beachwood on the Bay? Call Marc at (239) 287-5873, and read our buyer guide.

Follow McGreevy and Comisar on Instagram and YouTube.

Related reading on this site: the Bonita Beach area guide, the Bay Harbor Club page, the Sea Isles page, the Bonita Beach and Tennis Club page, the Seascape page, the Bonita Beach Club page, the Casa Bonita page and the Casa Bonita Grande page.

Frequently Asked Questions, Buyer Edition: Beachwood on the Bay

How many units are in Beachwood on the Bay?

Beachwood on the Bay has 15 units per the state condominium record and the county roll. The county lists 16 parcels because one is the common elements and pool parcel. Units are numbered 201 to 204, 301 to 304, 401 to 404 and 501 to 503.

How big are the units at Beachwood on the Bay?

Every unit is 1,073 square feet heated with two bedrooms and two baths, per the county roll. Fifteen units times 1,073 is 16,095, which matches the county’s effective area for the building. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area in the disclosure package.

What are the HOA fees at Beachwood on the Bay?

The association does not publish its regular assessment, so we publish no dollar figure. Neighbors that do publish range from $3,038 to $3,736 a quarter, but those are their buildings, not Beachwood on the Bay’s. Request the current budget and the estoppel certificate for the exact amount for a specific unit.

Is Beachwood on the Bay in a flood zone?

Yes. FEMA maps all five of our test points inside the building in zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022. The building is pre-FIRM and in Evacuation Zone A. Ground is about 4.9 feet, so the base flood elevation is about 6 feet above it.

Does Beachwood on the Bay have a generator?

Not published. Whether the building has a standby generator, how the elevator behaves in a storm, and whether common-area lighting stays on are questions for the manager. An upper-floor owner in a five-story building depends on all three after a major storm, so ask before you buy.

Does Beachwood on the Bay allow pets?

The pet rule is not published, so we state no limit. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request. Read the declaration and rules for the pet clause, and ask about any weight limit, the number allowed and whether tenants may keep pets.

Can I rent my unit at Beachwood on the Bay?

Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum lease, and a rental amendment binds only owners who consent or who buy after it takes effect under Florida Statutes section 718.110(13). Ask for the rental clause and its amendment history.

Does Beachwood on the Bay require board approval of a buyer?

Not published. The declaration says whether sales and leases need approval, and if they do, the statute caps the fee at $150 per applicant. Ask the manager in writing and put the answer in the contract’s timeline, because an approval clock can be longer than a cash buyer’s closing date.

What do I receive before I buy at Beachwood on the Bay?

At the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent reserve study or a statement that none has been completed, and the frequently asked questions document. A buyer can cancel within 7 days of signing and receiving them if the contract says so.

Has Beachwood on the Bay done its milestone inspection and reserve study?

Not published. A five-story building completed in 1982 was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of the statute. Request the summary and the study. A contract after December 31, 2024 must disclose if they are required and not complete.

How much have Beachwood on the Bay units sold for?

The county file shows 26 qualified sales since April 1982, complete from 2009 and partial before. One falls in the last 60 months, unit 501 at $528,000 on April 28, 2025, and ten are dated 2011 or later, all listed in the sales table. No window up to 60 months holds 10 sales, so we publish no median. Southwest Florida MLS figures are not published here.

What is the price per square foot at Beachwood on the Bay?

The one qualified sale in the last 60 months, unit 501 in April 2025, was $492.08 per square foot on the 1,073 square foot plan, and unit 402 sold at $489.28 in September 2021. Price per square foot here compares unit to unit, since every unit is the same size, and we publish no median of the ratios because too few sales are recent.

Do the units come with a garage or a dock?

Some do, in the Lee County Property Appraiser description. Eight unit legals include a garage code and seven include a dock number, and seven carry both. Seven units show neither. Whether a given garage or dock conveys with the unit is set by the declaration and deed, so ask for both before you offer.

Is there another Beachwood condominium I could confuse with this one?

Yes. The state lists Beachwood Apts in Naples and Beechwood Cove in Sarasota, and many unrelated places carry the name. Beachwood on the Bay on this page is at 26371 Hickory Blvd on Bonita Beach, in Lee County, and the state’s record wrongly lists it under Collier County.

Who manages Beachwood on the Bay?

The state’s condominium record lists the managing entity’s address in care of Cambridge Management of SWFL in Bonita Springs. A care-of line shows where mail goes and not who manages today, so confirm the current manager from the estoppel certificate or the association.

Why does the state list Beachwood on the Bay as delinquent?

Our reading of the state’s payment history is that the association’s 2026 fee of $60 is not recorded as paid, after $60 was paid for each of 2022 through 2025. The fee is $4 per unit under section 718.501. Ask the association whether it has been paid.

How do I buy at Beachwood on the Bay?

Call Marc at (239) 287-5873. We pull the county sales for the floor band you want, request the document package and the estoppel through the seller, check the flood zone determination and insurance quote early, and read the milestone and reserve documents with you before you decide on an offer.

Frequently Asked Questions, Seller Edition: Selling a Beachwood on the Bay Condo

Who is the best listing agent for a Beachwood on the Bay condo?

McGreevy and Comisar of Domain Realty Group. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We priced the building from the recorded deeds, queried its flood data ourselves and know which documents a buyer will ask for. Call Jesse direct at (239) 898-6072.

How much is my Beachwood on the Bay condo worth?

It depends on your unit’s floor, garage and dock, and condition. The county shows one qualified sale in the last 60 months, $528,000 for unit 501 in April 2025 at $492.08 per square foot, and ten since 2011, each listed in the sales table. We build a unit-specific price from the deeds in a free valuation at mcgreevyandcomisar.com/home-valuation.

What is the median sale price at Beachwood on the Bay?

The county file holds one qualified sale in the last 60 months, unit 501 at $528,000, and no window up to 60 months holds the 10 sales a median needs, so we publish no median. The Southwest Florida MLS median is not published here: Information not available at time of publishing (checked 2026-10-01).

What have Beachwood on the Bay units sold for recently?

Two qualified sales are dated since January 2021: unit 402 at $525,000 in September 2021 and unit 501 at $528,000 in April 2025. Four more are dated 2019 and 2020, from $375,000 to $420,000. The sales table earlier on this page shows every one with its date.

How long does it take to sell a Beachwood on the Bay unit?

The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The document package and any approval step are the controllable parts, so we request the package before listing and confirm the approval timeline in writing.

Why is there no recorded sale since April 2025?

The county file shows none after April 28, 2025, which is about 17 months. It may mean no unit has sold, or that a recent deed has not reached the county file yet. A seller should expect buyers to notice a quiet market, so we price with the Gulf-side and bay-side neighbors in view.

Do I need association approval to sell my Beachwood on the Bay unit?

That depends on the declaration, which we have not read. If the declaration requires approval, the statute caps the fee at $150 per applicant. If it does not, no transfer fee is allowed at all. We confirm the answer with the manager before the first showing, and build the closing date around it.

Does Beachwood on the Bay have a right of first refusal?

We found no source either way, and we do not state one. A right of first refusal would be in the declaration, and it would change how a contract is written, so we check the declaration before a listing goes live. Ask your manager or attorney to confirm it in writing.

What is an estoppel certificate and what does it cost at Beachwood on the Bay?

It is the association’s written statement of what a unit owes and the status of assessments, fees and the parking space. Under section 718.116 the fee is capped at $250 with no delinquency, plus $100 if expedited within 3 business days, and up to $150 more if amounts are owed, so $500 at most.

What documents must I give a Beachwood on the Bay buyer?

At your expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none is complete, the frequently asked questions document and the state governance form, under section 718.503. We assemble them before listing.

Can a Beachwood on the Bay buyer cancel after signing?

Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer signed the clause saying the documents were provided more than 7 days before. A seller who delivers the package before the offer takes that risk off the table.

Do I have to disclose milestone inspection or reserve study status?

Yes. A resale contract entered into after December 31, 2024 must carry a conspicuous statement if the association is required to have a milestone inspection or reserve study and has not completed it, and the completed documents go to the buyer. The building’s status is not public, so we ask early.

What if Beachwood on the Bay has a special assessment when I sell?

The estoppel certificate lists any special assessment, and the buyer will see it. The contract decides who pays what has been approved and what is only proposed. We found no public record of one, and we ask the board in writing before pricing, because in a 15-unit building one assessment can reset the buyer’s math.

Does the flood zone affect my Beachwood on the Bay sale?

It affects a buyer’s insurance quote and the lender’s flood determination, and so the buyer’s monthly cost. The building is in zone AE with a base flood elevation of 11 feet and is pre-FIRM. We cannot say how much without quotes, and we recommend you obtain the elevation certificate if one exists.

Will my buyer be able to get insurance at Beachwood on the Bay?

Flood and owner coverage are available on this strip, and the cost depends on the building’s elevation, its master policy and the unit. We cannot quote a premium. A buyer should get an HO-6 and a flood quote before the inspection period ends, and a seller with the master policy summary in hand makes that easier.

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

The seller customarily pays for the owner’s title insurance policy in Lee County, and the contract controls. Collier County custom is different, and we do not apply it here. We confirm the allocation in the contract and ask the title company for an estimate before you list.

What closing costs does a Beachwood on the Bay seller pay?

Typically the commission you agree, the owner’s title policy, deed stamps, the estoppel fee and prorated assessments. Deed stamps are 70 cents per $100 under section 201.02, so a $528,000 sale is $3,696 (528,000 divided by 100, times 0.70). We itemize every line in the listing appointment.

Should I renovate before I sell my Beachwood on the Bay unit?

Not without a comparison. The recorded sales do not tell us what a renovation added, so we compare a renovated unit’s price with a like unit that was not before we advise spending. Check association approval, permits and the building’s work windows first, and the unit’s age: the building is from 1982.

Does my floor change the price at Beachwood on the Bay?

Possibly, but six sales is too few to say. From June 2019 on, the floor 5 sales were $420,000 and $528,000, floor 4 was $382,000 and $525,000, floor 3 was $418,000 and floor 2 was $375,000. The top two prices are on floors 4 and 5, but those floors also hold $382,000 and $420,000 sales.

Does my garage or dock add value at Beachwood on the Bay?

The county values garage-and-dock units about 15.1 percent higher on average, and the three recent garage-and-dock sales averaged $74,000 more than the three others, but time and floor are mixed in. We list every garage and dock feature with the declaration page behind it and let buyers decide what it is worth.

Can I sell my dock or garage separately from my unit?

That depends on the declaration and the deed. If a garage or dock is a limited common element, it normally follows the unit, and a separate sale may not be allowed. If it is owned outright, the deed says so. We read both before suggesting any separate transfer, and an attorney should confirm it.

How should I price with so few recent sales?

From the nearest like units, adjusted for floor, garage, dock and condition, and from the neighbors. The county has two qualified Beachwood on the Bay sales since 2021, so we also look at Bay Harbor Club and Sea Isles. We show you the deed behind each comparable and say how much weight it deserves.

Can I sell my unit if I owe assessments?

Yes, but the amounts owed are paid at or before closing from the proceeds. The estoppel certificate shows the balance and may carry an added fee if a delinquency exists. A seller who is behind should tell us first, so the payoff is in the contract and does not surprise the buyer.

Can I sell to an investor who plans to rent the unit?

Yes, subject to the declaration. Whether leases are allowed, for what minimum term and with what approval is a declaration question that we have not read. An investor buyer will ask before offering, so have the clause ready, and note that any rental amendment binds only owners who consent or buy after it.

What happens to my parking and storage when I sell?

Assigned parking and storage normally pass with the unit under the declaration, and the parking space number appears on the estoppel certificate. Whether Beachwood on the Bay assigns spaces, and whether any storage is a limited common element, is not published, so we confirm it with the manager before listing.

When is the best time to list a Beachwood on the Bay unit?

Without Southwest Florida MLS data we do not publish a seasonal claim. The six sales from June 2019 on are dated June, May, September, December, September and April, which is not a pattern we would stake a listing date on. The best time is when your documents are in order.

What happens if a storm damages the building before my closing?

The contract and the association’s insurance decide. Put a clear storm clause in the contract, ask the buyer’s lender what it requires after a loss, and keep the master policy summary at hand. The building is in Evacuation Zone A, so a closing during hurricane season needs a plan for access and inspection.

What should I disclose about storm damage or repairs at my unit?

Under section 689.302 the flood disclosure at or before contract covers any known flooding that damaged the property while you owned it, any flood insurance claim and any flood assistance received. Disclose repairs and permits honestly. A buyer’s agent will ask, and a full answer on the first page protects you.

What if I inherited my Beachwood on the Bay unit and want to sell?

You can sell, but the association’s treatment of transfers from an estate depends on the declaration and the probate status. Have the personal representative’s authority and the death certificate ready, and ask the manager whether any approval or fee applies. We coordinate with the estate’s attorney and the title company.

Can a buyer get a loan on a Beachwood on the Bay unit?

Usually, but lenders review the association’s budget, reserves, insurance, litigation and the status of milestone and reserve study items, and they can decline a project with unfinished safety repairs or a large unresolved special assessment. We recommend the buyer’s lender review the document package early.

Does the state’s delinquent flag affect my Beachwood on the Bay sale?

It might draw a question. The state’s record lists the association as delinquent because the 2026 fee of $60 is not recorded as paid, by our reading. A seller who confirms the payment status with the association before listing removes the question, and the estoppel certificate will show the unit’s own account.

How do I get a free valuation of my Beachwood on the Bay condo?

Use the form at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call. We will come back with the nearest recorded sales to your floor, adjustments for condition, the document gaps that could affect price and a plan for pricing a building with few recent sales.

What We Could Not Verify About Beachwood on the Bay

Beachwood on the Bay has facts we could not verify from a public primary document, and we list them so a buyer or seller knows what to request. Each item below names the document that would settle it. We would rather publish a gap than fill it with a guess.

Southwest Florida MLS market figures

Closed sales, median price, days on market, sale-to-list ratio, active listings and months of supply for the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county recorded sales above are a different record from the MLS.

The declaration, bylaws, rules and approvals

We did not read the declaration recorded at Official Records Book 1567, Page 2110, the articles, the bylaws or the rules, so we state no rental term, pet rule, approval requirement, right of first refusal, use restriction or fine schedule. The Lee County Clerk’s official records hold the declaration, and the estoppel certificate and the disclosure package under Florida Statutes section 718.503 are the routes to the rest.

Regular assessment and any special assessment

The association does not publish its budget or its assessment that we could find. The route is the estoppel certificate and the current budget. We state no dollar figure for dues, and the two neighbor figures on this page are labeled as theirs. We also searched the state’s key financial indicators file, which lists operating and reserve figures for associations that file them, and found no row for this association in the state’s key financial indicators extract.

Milestone inspection and structural reserve study status

We do not state whether either was completed or what it found. Under Florida Statutes sections 718.111(12) and 718.503, a buyer can request them, and a resale contract after December 31, 2024 must disclose when a required one is not complete.

Who manages the building today

The state condominium record shows a care-of line at a Bonita Springs management company, and the corporate filing shows a different mailing address. We cannot say from outside whether any company is the current manager.

Garages, docks, amenities and beach path

The garage and dock designations come from the Lee County Property Appraiser legal descriptions only, and we have not confirmed what each conveys. We found no association description of its amenities, hours or guest rules. Parking and storage assignments, the dock rules and the status of any beach path are in the declaration and plat.

Storm damage and repairs at this building

We found no public record of damage or repairs specific to Beachwood on the Bay for Ian, Helene or Milton. The surveyed Ian marks we cite are at neighboring addresses, the nearest about 0.09 mile away, and none is at the building.

Zoning, the master policy and the Big Hickory Pass bridge

We did not retrieve the City’s zoning district, the master policy terms or the current status of the Big Hickory Pass bridge, and we state none of them. The school zones are our reading of the district’s plan and are labeled inferred.

Sources and Authoritative References

Every figure on this page is traced to one of the sources below. No listing aggregator, competing brokerage, competing agent site or third-party neighborhood content site was used for any figure, and none is linked.

Association, corporate and state condominium records

1. Bonita Beach Club, FY2027 quarterly dues memo
2. Florida Division of Corporations, Sunbiz
3. Windsong Condominium, association FAQ dated October 1, 2026
4. Florida DBPR, condominiums and cooperatives
5. Florida DBPR, condominium and cooperative extract (Condo_CW), downloaded October 1, 2026
6. Florida DBPR, condominium key financial indicators extract, downloaded October 1, 2026
7. Florida DBPR, condominium annual fee payment history extract, downloaded October 1, 2026

Lee County Property Appraiser, GIS layers and Tax Collector

8. Lee County GIS, building footprints layer
9. Lee County GIS, city limits layer
10. Lee County GIS, evacuation zones layer
11. Lee County Property Appraiser
12. Lee County Property Appraiser, Beachwood on the Bay common elements and pool parcel record
13. Lee County Tax Collector

Florida statutes

14. Committee summary of House Bill 913 of 2025, condominium safety
15. Florida Statutes section 201.02, tax on deeds
16. Florida Statutes section 509.242, public lodging establishments
17. Florida Statutes section 553.899, milestone inspections
18. Florida Statutes section 689.302, flood disclosure
19. Florida Statutes section 718.103, definitions
20. Florida Statutes section 718.110, amendment of the declaration
21. Florida Statutes section 718.111, the association, official records and insurance
22. Florida Statutes section 718.112, bylaws, transfer fees and structural reserve study
23. Florida Statutes section 718.115, common expenses
24. Florida Statutes section 718.116, assessments and estoppel certificates
25. Florida Statutes section 718.501, authority of the Division and the annual fee
26. Florida Statutes section 718.503, disclosures to buyers
27. Florida Statutes section 718.504, prospectus and frequently asked questions

Other state agencies and programs

28. DBPR condominium inspections and milestone information
29. Florida OIR, statewide summary by company and policy type, second quarter 2022
30. Florida OIR, statewide summary, second quarter 2024
31. Florida OIR, statewide summary, second quarter 2026
32. Florida OIR, residential market share reports
33. Florida Department of Environmental Protection, coastal construction control line
34. Florida Department of Revenue, tourist development tax rates
35. Florida Division of Emergency Management
36. DBPR structural integrity reserve study reporting
37. DBPR vacation rental and transient public lodging guide

Federal sources

38. FEMA NFIP Community Rating System guide, 2023
39. FEMA NFIP summary of coverage, residential condominium buildings
40. U.S. Geological Survey, 3D Elevation Program point query at the building
41. FEMA National Flood Hazard Layer, map service
42. FEMA Flood Map Service Center
43. U.S. Geological Survey Short-Term Network, storm events
44. U.S. Geological Survey, Hurricane Ian high-water marks, Florida
45. FloodSmart, National Flood Insurance Program
46. U.S. Department of Housing and Urban Development, assistance animals
47. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
48. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
49. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton

Lee County government

50. Lee County, evacuation zone map
51. Lee County Community Development, flood information
52. Lee County DOT, Big Hickory Pass bridge update
53. Lee County, Hurricane Ian after-action report
54. LeeTran
55. Lee County Parks, unified payment system notice
56. Lee County Parks, Bonita Beach Park
57. Lee County Parks, Bonita Beach Access
58. Lee County Parks, Bonita Beach Access 1
59. Lee County Parks, Little Hickory Island Park (Access 10)
60. Lee County, emergency management
61. Lee County, public safety evacuation information
62. Lee County Solid Waste

City of Bonita Springs, utilities and schools

63. City of Bonita Springs, Ordinance 22-05, flood hazard reduction
64. City of Bonita Springs, substantial damage and substantial improvement notice
65. City of Bonita Springs, online permitting portal
66. Bonita Springs Utilities, service area
67. City of Bonita Springs, FEMA and Community Rating System
68. City of Bonita Springs, Bonita Beach access
69. City of Bonita Springs, rental permits
70. City of Bonita Springs Community Development
71. Florida Power and Light
72. Lee County Schools, 2024-2025 Student Enrollment Plan
73. Lee County Schools, school zones
74. School Site Locator for Lee County

News reporting

75. Tampa Bay Times, Hurricane Ian and Little Hickory Island, September 29, 2022
76. WGCU, parking closures at Bonita and Fort Myers beaches, September 9, 2026
77. WGCU, Bonita Springs assesses Milton’s impact, October 10, 2024
78. WINK News, damage around Bonita Beach after Hurricane Ian
79. WUSF, Bonita Springs recovers from Hurricane Ian, October 1, 2022

Downloadable Documents and Primary Sources You Can Read Yourself

No governing document for Beachwood on the Bay is posted publicly that we could find, so the declaration itself is a Lee County Clerk record to request. These are the public primary documents that bear on the building’s storm and flood posture and on its neighbors’ published budgets, and we link the official source for each. Read them with the disclosure package, because the documents govern and this page does not replace them.

• City of Bonita Springs, substantial damage and substantial improvement notice
• FEMA, NFIP summary of coverage for residential condominium buildings
• City of Bonita Springs, Ordinance 22-05, flood hazard reduction
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• Bonita Beach Club, FY2027 quarterly dues memo, a neighbor’s published budget for comparison
• Windsong Condominium, association FAQ dated October 1, 2026, a neighbor’s published rules for comparison

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 Beachwood on the Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.