Dolphin Way of Hickory Point

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

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

Dolphin Way of Hickory Point at Bonita Beach: 75 Gulf-Side Condos in Three Buildings on Hickory Blvd

Dolphin Way of Hickory Point is a 75-unit, three-building Gulf-side condominium inside Bonita Beach in Bonita Springs, Florida, at 25830, 25840 and 25850 Hickory Blvd on Little Hickory Island. Lee County’s rolls date two buildings to 1975 and one to 1976, and the State of Florida lists the project as recorded in 1977.

Dolphin Way is the small, older, lower-priced neighbour of Seascape at the north-west end of the strip, and the public record about it is thinner than most. The association has no public website that we could find, and its declaration, rules and budget are not posted anywhere we could read. What the record does hold is unusually specific: every unit and every recorded sale on the county roll, the state’s corporate and condominium filings, federal flood maps that split the site into four bands, state coastal permits for the restoration, federal court dockets, and two newspaper and television reports on what Hurricane Ian cost the owners.

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

Where Dolphin Way is, precisely

Dolphin Way occupies the Gulf side of Hickory Blvd, where even street numbers face the Gulf of Mexico and odd numbers face the bay. Seascape is the next property to the north at 25800 to 25820, and Casa Bonita II is the next to the south at 25870. Lee County’s condominium parcel record gives the Dolphin Way land as 3.50 acres, which we read from the county’s subdivision and condominium layer.

The strip is inside the City of Bonita Springs. Lee County’s city limits layer returned the City of Bonita Springs, flood community number 120680, at all three buildings when we queried it on October 1, 2026, and the Lee County Property Appraiser lists every Dolphin Way parcel in the City of Bonita Springs and Bonita Springs Fire taxing district with ZIP 34134. The beach parks along the road are Lee County Parks property inside the City, which is why parking rules and permit rules come from two different governments on this page.

Three street numbers, one association

Public sources disagree about the address, so we settled it from the county roll, unit by unit. The roll carries 27 unit parcels at 25850 Hickory Blvd, which the county letters Building A, 21 at 25840, Building B, and 27 at 25830, Building C. That is 75 units, and 27 plus 21 plus 27 equals 75. A 76th parcel is the common element, which the county describes as pool and tennis.

The state’s condominium registry shows one address, 25840 Hickory Blvd, for all 75 units, and that is the building a 2025 state coastal permit gives as the association’s own address. Our own Bonita Beach page describes Dolphin Way as three gated mid-1970s beachfront buildings at 25830 to 25850, and the roll, the county’s building footprints and a 2024 television report that mentions the gates all support that description.

Dolphin Way and Seascape: one beginning, two associations

Dolphin Way and Seascape were planned together and are governed separately. The State of Florida’s corporate record for the association shows the Dolphin Way corporation was filed on April 25, 1978 under the name Seascape of Hickory Point Condominium Association, Inc. and took its present name by an amendment filed July 5, 1991. Seascape’s own association is a different corporation with a different document number. We cover the history, and one point where two sources disagree about the decade, in the origins section below.

If a contract, an estoppel certificate or an insurance quote for a Dolphin Way unit names Seascape, or the reverse, stop and fix it before closing. Our Seascape page covers the three buildings next door.

Quick reference, Dolphin Way of Hickory Point

Why McGreevy and Comisar Are the Best Realtor for Dolphin Way of Hickory Point

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

Recent Dolphin Way track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Dolphin Way resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: Lee County’s qualified record shows four Dolphin Way sales since October 2025, between $275,000 and $495,000, and 11 in the last 24 months. We tracked every one of the 181 Dolphin Way closings in the county record for this page, back to 1974.

Honors and recognition:

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

Selling your Dolphin Way home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-dolphin-way-of-hickory-point-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Dolphin Way of Hickory Point condo has the recorded sales, the costs and the documents.

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

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

Living in Dolphin Way of Hickory Point as a Homebuyer

A Dolphin Way homebuyer gets one of 75 homes in three low buildings on the Gulf side of Hickory Blvd, most of them one-bedroom units of 624 square feet, at the lowest recorded prices among the Gulf-side associations at this end of the strip. The trade is age, a documented Hurricane Ian restoration and special assessments that must be priced in.

Data updated: October 2026

What the records say Dolphin Way offers

No association website describes Dolphin Way, so the description has to come from public records. The county’s legal description of the common element reads pool and tennis. Every one of the 75 unit records on the roll carries the county’s pool flag. The roll places every unit on the Gulf. The history page of the neighbouring Seascape association says that Seascape and Dolphin Way are “the only condominiums on the beach that offer Gulf-front views from every unit,” and an August 2024 Fort Myers News-Press report says every Dolphin Way condominium has the same unobstructed view of the sand and surf.

Those last two statements are a neighbour’s description and a reporter’s, not measurements. The county’s building footprints are consistent with them: two saw-tooth buildings set at right angles to the shoreline with a third building between them, all opening onto a court that faces the Gulf. We describe the layout in the buildings section.

Who Dolphin Way suits

Dolphin Way suits a buyer who wants a Gulf-side address at the smallest scale and the lowest entry price this end of Hickory Blvd offers. Fifty-three of the 75 homes are one-bedroom units under 700 square feet, and the six one-bedroom sales in the county’s last 24 months ran from $275,000 to $495,000. It suits a seasonal owner: only 10 of the 75 units carry a homestead exemption on the roll, and the owners’ mailing addresses span 20 states.

Who should look harder before buying

Dolphin Way does not suit a buyer who needs a published fee schedule, because none is public. It does not suit a buyer who needs guaranteed rental rights, because the declaration’s leasing terms are not public either. And it does not suit anyone who would be surprised by a special assessment. Press reports put each owner’s Hurricane Ian assessments above $50,000 by mid-2024, with more expected, and the association’s flood insurance suits were still open in federal court when we checked.

The three document requests every Dolphin Way buyer should make

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

• The current budget and the most recent annual financial statement, with the quarterly assessment for the specific unit and any loan the association is repaying.
• Every special-assessment notice since September 2022, with the stated purpose, the payment schedule and the unit’s ledger, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice.
• The milestone inspection summary and the structural integrity reserve study, or the statement that none is complete, together with the insurance summary and the status of the insurance litigation.

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

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

The county record gives a range, and the range at Dolphin Way is wide because a 624 square foot one-bedroom and a 984 square foot end unit are different products. We price from the nearest like unit, by building, floor and size. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call. For Dolphin Way, a Bonita Beach condominium of 75 homes where 11 qualified sales closed in the last 24 months, every comparable matters.

Dolphin Way of Hickory Point Market Snapshot: What Have Units Sold For?

Dolphin Way of Hickory Point recorded 11 qualified sales in Lee County’s record in the 24 months since October 2024: a median of $460,000, a low of $275,000, a high of $1,000,000 and a median of $510.20 per heated square foot. These are county records of qualified sales, not Southwest Florida MLS closings.

Data updated: October 2026

The county recorded-sales record, window by window

We widen the window until it holds at least 10 qualified sales, then lead with that window and show the others beside it. At Dolphin Way the first window with 10 or more is 24 months. The county file was built October 1, 2026 from the September 27, 2026 roll, and its newest Dolphin Way sale is dated July 8, 2026. All 11 are resales and none is a builder’s first sale.

The 36-month row is identical to the 24-month row for a reason that matters more than the numbers: the county file holds no qualified Dolphin Way sale between July 29, 2022 and February 4, 2025. That is 921 days with no qualified sale, and it spans Hurricane Ian and the restoration that followed.

Qualified sales are a county record, not MLS. The Lee County Property Appraiser codes each deed, and only transfers the state treats as arm’s length count. The record is complete from 2009, because the state’s sale files add every recorded sale from that year on, and partial before 2009, because the roll keeps only each unit’s last four sales. The qualification codes are in the Property Appraiser’s transfer code list.

Every qualified sale of the last 24 months

Four of the eleven are in Building C at 25830, four in Building B at 25840 and three in Building A at 25850.

Why the range runs from $275,000 to $1,000,000

The range is wide because the unit mix is wide. Six of the eleven sales are one-bedroom units of 624 or 626 square feet, and they ran from $275,000 to $495,000. The median of these 6 sales is $362,000. Five are larger homes, of 944 to 1,299 square feet, and they ran from $460,000 to $1,000,000. The median of these 5 sales is $500,000.

The $1,000,000 sale is unit 209 in Building C, a 984 square foot two-bedroom at the end of the saw-tooth row. The same unit sold for $448,700 in January 2010 and $659,500 in July 2015, so its price has more than doubled across three recorded sales. The 984 square foot end units are a product of their own. Six exist, one on each of the three floors of Buildings A and C, and in each year since 2009 in which one has sold, 2010, 2015, 2021 and 2025, it was that year’s highest Dolphin Way price.

Price per square foot runs the other way. The six one-bedroom sales have a median of $580.13 per square foot among themselves, and the five larger homes $507.42, because a small unit carries the same Gulf-side address on fewer square feet. A blended price per square foot is close to useless here. Compare a one-bedroom with one-bedrooms.

The floor a unit sits on shows in the prices

Among the six one-bedroom sales, the three on the first floor were the three lowest, at $275,000, $295,000 and $359,000. The three on the third floor were higher, at $365,000, $425,000 and $495,000. Six sales cannot prove a rule, and condition and renovation differ from unit to unit. The pattern is still worth knowing, because press accounts of Hurricane Ian describe first-floor units filled with water, sand and mud, and a first-floor buyer carries a different flood conversation than a third-floor buyer.

How today compares with 2021, the last full year before Ian

Calendar 2021 is the only single year in the county file with 10 Dolphin Way sales, so it is the one pre-storm year we can summarize with a median. The 10 sales of 2021 had a median of $413,250, a range of $380,000 to $755,000 and a median of $648.64 per heated square foot. Eight of those ten were one-bedroom units, and the median of those 8 sales is $407,250.

Set against the six one-bedroom sales of the last 24 months, at a median of $362,000, the like-for-like comparison is lower today by $45,250, or 11.1 percent. Both sides of that comparison are small samples, and three of the six recent sales are first-floor units, so read it as a direction and not a measurement.

Sales by year since 2009, the complete part of the record

This table is history, not a price signal. Each row is one calendar year of qualified sales, and the middle column is only the median of that year’s handful of sales. Two years, 2016 and 2019, and the two years after Ian, 2023 and 2024, have no qualified sale at all.

The eighteen rows add to 63 qualified sales since January 2009, and 42 different units account for them. The low point of the record is 2012, when five one-bedroom units sold between $190,000 and $250,000. The one sale of 2022, a one-bedroom on the third floor of Building A at $610,000 on July 29, was the last qualified sale before the storm.

The whole county file, as a count

The county file holds 181 qualified Dolphin Way sales since October 1974. We publish that as a count only. The 118 sales before 2009 are a partial record, since the roll keeps each unit’s last four sales and nothing earlier, and a median across fifty years of prices would describe no market that ever existed. The earliest sale in the file is a one-bedroom in Building C at $28,500.

Three roll entries the county does not count as qualified

The roll also shows three recent transfers that are not in the qualified record, and we list them so a reader who looks up a unit is not surprised. Unit 104 in Building B is on the roll at $1,000,000 on May 12, 2022 and unit 208 in Building A at $500,000 on August 18, 2022. Both carry the county’s override code 03, which the transfer code list defines as a transfer that was arm’s length when made, where the physical property changed significantly afterward, and the list gives disaster as an example. Both closed within five months before Hurricane Ian. Unit 204 in Building B is on the roll at $275,000 on August 30, 2024 with code 16, a transfer of less than a 100 percent interest.

None of the three enters any median on this page.

What the MLS would add, and why it is missing

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

Dolphin Way against its strip neighbours, on county recorded sales

The yardstick is each association’s own county record: the first window that holds 10 qualified sales, with the median price and the median price per heated square foot. Where an association has fewer than 10 sales in 60 months we say so and give no median. The windows differ, so read the table as directional.

Dolphin Way has the lowest median of the four associations with enough sales to state one, and the lowest low. That fits its unit mix, since a median Dolphin Way home is a 624 square foot one-bedroom while a median Seascape home is 1,075 square feet. On price per heated square foot Dolphin Way sits above Bay Harbor Club and below Seascape and Bonita Beach Club.

What the county’s own valuation says

The Property Appraiser’s just value on the most recent roll is $280,668 for most of the 624 square foot one-bedroom units, $354,207 to $409,706 for the two-bedroom units and $656,814 for the penthouse. The 75 units add to $23,672,057. An assessor’s just value is a mass-appraisal figure set as of January 1, not a sale price, and we print it only so a buyer knows what the tax roll starts from.

Where Did Dolphin Way Come From? Origins, Declaration and Plat

Dolphin Way of Hickory Point began as the first three buildings of the development that also produced Seascape, according to the Seascape association’s history, and the State of Florida’s corporate record shows the Dolphin Way association was called Seascape of Hickory Point Condominium Association, Inc. from its 1978 filing until a name change filed July 5, 1991.

Data updated: October 2026

What the state corporate record shows

The Florida Division of Corporations detail page for document 742563 shows a Florida not-for-profit corporation filed April 25, 1978, with active status and annual reports filed in 2024, 2025 and on March 3, 2026. Its event history lists three events: a name change amendment filed July 5, 1991, which states that the old name was Seascape of Hickory Point Condominium Association, Inc., and amendments filed April 21, 2016 and March 24, 2021. The record also shows a reinstatement on September 22, 2003.

Seascape’s association is a separate corporation, Seascape of Little Hickory Island, Inc., document 742862, filed May 11, 1978. So the two corporations were created sixteen days apart in the spring of 1978, and both carried the Seascape name for the next thirteen years.

What the Seascape association’s history says

The Seascape history page tells the story from the other side of the property line. The complex was to be six buildings lettered A through F. The original developer could not finance the project after the first three buildings were constructed, and a second builder completed the remaining three with added floors and laundry inside the units. The second phase, the page says, was originally meant to duplicate the first, “with three and five floors of condominiums and shared laundry facilities off the walkways.” That description matches the county roll for Dolphin Way exactly: two buildings of three floors and one of five levels.

The same page says that in the 1980s the residents of buildings A, B and C decided to separate from Seascape, formed their own association and adopted the name Dolphin Way.

Where the two sources disagree

The Seascape page dates the separation to the 1980s. The state record shows a separate corporation for these three buildings from April 1978 and dates the Dolphin Way name to an amendment filed in July 1991. Both can be partly right, since a vote to separate, an amended declaration and a corporate name change are different events that can fall in different years. We publish the state’s dates as the record and the Seascape page’s decade as that association’s recollection. Nothing we read supports calling Dolphin Way a later spin-off in the corporate sense: its corporation is older than Seascape’s by sixteen days.

1974, 1975, 1977 or 1978: four dates, four different events

A buyer will meet four different years for Dolphin Way, and each belongs to a different event.

• 1974. Every unit’s legal description on the county roll cites Official Records Book 1049, Page 185. The county’s earliest Dolphin Way sale, in October 1974, is recorded in Book 1060, so Book 1049 dates to 1974 by the sequence of the county’s own book numbers. That is our dating by sequence, not a reading of the instrument.
• 1975 and 1976. The roll gives 1975 as the year built for all 54 units in Buildings A and C, and 1976 for Building B.
• 1977. The state’s condominium registry extract lists the project as recorded February 14, 1977.
• 1978. The association’s corporation was filed April 25, 1978.

We print all four. For the inspection rules later on this page the differences change nothing, because every one of these years puts the buildings past 30 years of age long before 2022.

The recording references on the roll

Seventy-three of the 75 unit legal descriptions cite two instruments, Official Records Book 1049, Page 185 and Book 2235, Page 2660. The two remaining units, 401 and 402 in Building B, add a third, Book 1682, Page 4556. The common element parcel cites Book 2667, Page 939, and the county’s condominium parcel record adds Condominium Plat Book 5, Page 20.

By the same book-sequence dating, Book 1682 falls in mid-1983, Book 2235 in mid-1991 and Book 2667 in early 1996. Book 2235 therefore lines up with the July 1991 name change, and Book 1682 lines up with the 1983 year the roll attaches to units 401 and 402. We have not read the four instruments. A buyer’s attorney should pull them from the Lee County Clerk of the Circuit Court and confirm which is the declaration, which are amendments and whether a later restatement exists. The statutory document package under Florida Statute 718.503 must include the declaration and its amendments, and the seller bears the cost of producing it.

The 2016 change to the articles

The amendment filed with the state on April 21, 2016 is a public document. It amends Article VI of the articles of incorporation so that the officers are appointed by the Board of Governors at the first board meeting after each annual meeting of the owners, where the struck-through earlier wording reads as an annual election by the members. The filing says the amendment was adopted March 30, 2016 and recorded April 7, 2016. The March 2021 amendment only changed the registered agent. Neither filing touches leasing, pets or assessments, which live in the declaration and rules.

What Are the Three Dolphin Way Buildings and Their Homes Like?

Dolphin Way’s 75 homes sit in three buildings on 3.50 acres: Building A at 25850 Hickory Blvd with 27 units on three floors, Building B at 25840 with 21 units on four floors plus a penthouse, and Building C at 25830 with 27 units on three floors, according to Lee County’s roll. Heated areas run from 624 to 2,030 square feet.

Data updated: October 2026

Building by building

The roll states a story count for each unit record, three for every unit in A and C, four for the numbered units in B and five for the penthouse. We also read floors from the unit numbers, and the two agree. Neither is a certificate of occupancy. A buyer should confirm the habitable story count with the association, because the number of habitable stories decides whether the milestone and reserve study rules below apply.

The three buildings add to 75: 27 plus 21 plus 27. The county’s building footprint layer carries the same unit counts, labels all three as mid-rise condominium buildings and gives each a footprint of about 8,100 to 8,200 square feet.

The unit-size mix

Across the 75 units the roll shows 56,458 heated square feet, an average of 752.8 per unit and a median of 624. The median sits well under the average because 42 of the 75 homes are the same 624 square foot one-bedroom plan. By bedroom count the roll shows 53 one-bedroom, one-bath units, 20 two-bedroom, two-bath units and 2 three-bedroom, three-bath units, and 53 plus 20 plus 2 equals 75.

Buildings A and C are twins. Each floor has nine homes in a row: a 626 square foot one-bedroom in the 01 position, seven 624 square foot one-bedrooms in positions 02 through 08, and a 984 square foot two-bedroom in the 09 position. Each of those two buildings totals 17,934 heated square feet.

Building B is the larger-unit building. Floors one through three each have five homes: 1,029 square foot two-bedrooms in the 01 and 05 positions, 944 square foot two-bedrooms in 02 and 04, and a 690 square foot one-bedroom in 03. Building B totals 20,590 heated square feet.

The fourth floor of Building B and the penthouse

The fourth floor of Building B breaks the pattern. Unit 401 is a 1,299 square foot three-bedroom, three-bath home and unit 402 is a 690 square foot one-bedroom, where the floors below have 1,029 and 944 square feet in those positions. The roll gives both units a newest-construction year of 1983 against 1976 for the rest of the building, and their legal descriptions add the 1983-era recording reference discussed above. Our reading is that the line between the two units was moved in 1983. That is an inference from the roll, and the recorded amendment is the document that would confirm it.

The penthouse is the largest home in Dolphin Way at 2,030 square feet, with three bedrooms and three baths, and the only unit the roll places on a fifth level. Its last qualified sale in the county file is from 1977, so no recent qualified price exists for it. We would not use any other Dolphin Way sale as a comparable for it, or the reverse.

The site: footprints, acreage and frontage

The county’s condominium parcel record gives Dolphin Way 3.496 acres. The three building footprints add to about 24,529 square feet, which is 16.1 percent of the land, and 75 homes on 3.496 acres is about 21.5 homes per acre. Seascape next door has 136 homes on 5.47 acres by the same county layer, about 24.9 per acre, so Dolphin Way is the less dense of the two.

Measured on the county’s parcel outline, the land has about 391 feet on Hickory Blvd and about 373 feet along its Gulf-side line, with a north line of about 424 feet shared with Seascape and a south line of about 378 feet shared with Casa Bonita II. A parcel line is not the water line, and the width of dry beach in front of the property changes with storms and nourishment.

How the three buildings sit on the land

The county footprints show an open court facing the Gulf. Buildings A and C are saw-tooth buildings about 210 feet long, set at roughly right angles to the shoreline on the south and north sides of the land, and their stepped faces look into the court between them. Building B is a plain rectangle, about 137 feet by 60 feet, set parallel to the road at the back of the court. Seascape’s history page credits the saw-tooth design to an architect trained at the Frank Lloyd Wright school, and Seascape’s Building D next door has nearly the same footprint as Dolphin Way’s A and C.

The stepped faces are how a building that runs away from the water still gives each home a view toward it. The county footprint of A and of C is deepest at the Gulf end, which is consistent with the larger 984 square foot home in each row being the Gulf-end home. The roll does not say which end the 09 position is, so confirm it on the condominium plat or in person.

What the 2025 county aerial shows

We looked at Lee County’s 2025 aerial imagery, as served in a public imagery basemap that identifies its source as Lee County 2025. It shows the three buildings as described, surface parking beside each of them, two driveway connections to Hickory Blvd, and a fenced rectangular enclosure with an empty pool shell in the court on the Gulf side of Building B. Building B’s roof shows two different colours. The open ground between Building B and Hickory Blvd is bare sand in that image, and we could not make out a marked tennis court anywhere on the property.

An aerial photograph is a moment in time, and a state coastal permit for restoration work was issued months after the imagery date, so treat this as what the property looked like in early 2025 and ask what has changed.

Gulf views from every home: a claim and a check

Two sources say every Dolphin Way home looks at the Gulf: the Seascape history page and the 2024 News-Press report. The roll lists all 75 parcels on the Gulf, and the court layout is consistent with the claim. We have not stood in all 75 homes. A view from the back of the court in Building B is a different view from the Gulf end of Building A, and a buyer paying for a view should stand in the unit.

Who owns at Dolphin Way

We counted the roll’s ownership fields, without names. Ten of the 75 units carry a homestead exemption, which is 13.3 percent, so 65 of the 75 homes are not a homesteaded primary residence on the roll. Owner mailing addresses fall in 20 states. Florida has 19, and 12 of those use the 34134 ZIP itself. Indiana and Wisconsin have 9 each, Minnesota 7, New York 5 and Ohio 4. Nine Midwestern states together account for 37 of the 75, just under half.

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

What Amenities Does Dolphin Way of Hickory Point Have?

Dolphin Way’s documented amenities are a swimming pool and a tennis area in the common element, direct access to the Gulf beach, entry gates and surface parking, according to county records and press reports. No association document lists them, and Hurricane Ian destroyed or damaged several, so each one needs a current-status check.

Data updated: October 2026

The pool

The county’s legal description of the common element names a pool, and the roll flags a pool on all 75 unit records. The 2024 News-Press report says Ian’s surge carried the one-story pool house out to sea and filled the pool with debris, and that in August 2024 the pool sat behind a barricade. A May 2024 FOX 4 report said the pool had yet to reopen. The 2025 aerial shows a fenced enclosure with an empty pool shell. Whether the pool has reopened since, and whether the pool house was rebuilt, is not published. Ask the manager, and ask for the pool’s operating permit.

Tennis

The county’s legal description also names tennis. We could not identify a marked court on the 2025 aerial, and no source we read describes a court in use. Pickleball striping, lighting and reservations are not published. Treat tennis as a recorded common-element use, not as a confirmed working amenity, until the association confirms it.

The beach

The land runs to a Gulf-side parcel line about 373 feet long, and owners reach the sand on foot from the court. State records show a 1996 field permit for a walkway or boardwalk at 25840 Hickory Blvd and a 2021 coastal permit to repair or reconstruct sand retaining walls, both discussed in the permits section. Beach chairs, storage and any beach rules are not published.

Gates, parking, storage and laundry

FOX 4’s May 2024 report described the gates as still heavily damaged, which confirms the property is gated and says nothing about the gates today. The News-Press report describes eight-foot steel lockers that lined the parking lot before the storm and were carried away. The roll shows no garage or carport flag on any unit, and the aerial shows surface parking. Whether each unit has an assigned space, how guest parking works and whether storage lockers were replaced are questions for the manager.

The Seascape history page says the first phase of the development, the three buildings that are now Dolphin Way, was built with shared laundry facilities off the walkways, where the later Seascape buildings put laundry inside the units. Whether any Dolphin Way unit has since added its own washer and dryer is a unit-by-unit question, and the rules decide whether that is permitted.

Elevators

The News-Press report lists repairing and replacing the elevators among the work owners paid for after Ian, so the buildings have elevators. Their number, age and service contract are not published.

What we do not list

We list only what a county record, a state record or a named news report supports. We do not list a clubhouse, a fitness room, a dock or boat slips, because no source we read describes one at Dolphin Way, and the roll shows no dock flag on any unit. Seascape, next door, has a bay-side dock, which is one of the real differences between the two.

What Does the Dolphin Way Fee Bundle Cover?

The Dolphin Way association has not published its current assessment or a list of what the assessment covers, and it has no public website that we could find. One figure is in print: an August 2024 News-Press report in which an owner of a fourth-floor home said quarterly dues had doubled, from $2,450 to $4,895.

Data updated: October 2026

What is documented, and how far it goes

The News-Press report of August 8, 2024 quotes one owner, of a fourth-floor condominium, saying the quarterly dues had doubled from $2,450 to $4,895. Four quarters at $4,895 is $19,580 a year, and four at $2,450 is $9,800. That is one owner’s statement about one unit in mid-2024. Every unit on the fourth floor is in Building B, where the homes are larger than the one-bedroom plans that make up most of Dolphin Way, and condominium assessments are normally apportioned by each unit’s share of the common expenses in the declaration. A 624 square foot one-bedroom would not be expected to pay what a fourth-floor home in Building B pays. Nothing we read states the shares.

The fee schedule, what it covers and the reserve funding are not published. We print the one reported figure with its attribution and no more. The only reliable current answer is the budget and the estoppel certificate for the specific unit.

What the budget should tell you

Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. For Dolphin Way, read the budget for these lines:

• Property and flood insurance. Three buildings mean three flood policies, and the association has been in litigation with its flood carrier since February 2024.
• Loan repayment. The News-Press reported that the board took out two small business loans totaling $5 million for the restoration.
• Reserve contributions, including the structural integrity reserve lines required for buildings of three or more habitable stories.
• Utilities, such as water, sewer, trash and any bulk cable or internet.
• Elevator maintenance, pool service, landscaping, pest control, gate and access control.
• Management and professional fees, including legal fees for the insurance claims.

One fee the state publishes

The State of Florida charges each condominium association an annual fee of $4 per residential unit under Florida Statute 718.501. The state’s payment history extract shows Dolphin Way billed $300 a year from 2022 through 2026, which is 75 units at $4 and one more confirmation of the unit count, with nothing pending. The 2024 row shows $330 paid against the $300 bill, which equals the bill plus the 10 percent penalty the statute sets for payment after March 1. The extract does not say why.

The management company

The association’s state filings give its principal and mailing address in care of Gulf Breeze Management Services of SWFL at an office in Bonita Springs, and the state condominium registry lists the same firm as the route to the managing entity. The 2026 annual report, filed March 3, 2026, repeats it. That is evidence of who receives the association’s mail, not a copy of a management contract. The manager named on the estoppel certificate is the current answer, and that is the office to ask for the budget, the rules and the application forms.

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

What Are the Layered Costs of Owning at Dolphin Way?

Owning at Dolphin Way layers several costs on top of the price: the association assessment, any special assessment, property tax, your own condominium insurance, an estoppel certificate fee at sale and a deed tax at closing. At the county median of $460,000, Florida’s deed stamp tax alone is $3,220. Each layer has a different payer and a different document.

Data updated: October 2026

The estoppel certificate

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

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

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At the $460,000 county median that is 4,600 hundreds times $0.70, or $3,220.00. At $275,000, the low of the last 24 months, it is $1,925.00, and at $1,000,000, the high, it is $7,000.00. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

Property tax on a Dolphin Way unit is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each unit’s just value, assessed value and exemptions, in the City of Bonita Springs and Bonita Springs Fire taxing district. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. With only 10 homesteaded units in the building, most Dolphin Way homes are already taxed without the homestead cap. Ask us for a tax estimate at your purchase price when you are ready.

Your own policy

An association’s master policy does not cover everything inside a unit, a unit owner’s personal property or a loss assessment charged to the owner. Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section. Loss assessment coverage deserves a specific question to your agent at Dolphin Way, given the assessment history below.

Move-in fees, deposits and application fees

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

Dolphin Way’s Hurricane Ian Special Assessments: What the Press and the Courts Record

Dolphin Way’s owners paid three special assessments after Hurricane Ian that totaled more than $50,000 for each owner by mid-2024, according to a television report and a newspaper report, and the association sued its flood insurer in federal court in February 2024. No assessment notice is public, so every figure here is a reported figure.

Data updated: October 2026

What the News-Press reported in August 2024

The Fort Myers News-Press report of August 8, 2024, updated August 15, says its reporter interviewed six owners, including current and former board members, and reviewed the association’s insurance contracts, board minutes and assessment details. Its figures:

• Each of the 75 owners had paid more than $50,000 in special assessments over the preceding year and ten months, and more than that again in quarterly fees.
• Special assessments to owners totaled just under $4 million, and the board had taken out two small business loans totaling another $5 million.
• Owners had spent roughly $9 million on repairs, and it took $1 million to fix the pipes that ran below a building.
• One building’s roof remained unrepaired, the pool sat behind a barricade and dozens of windows still needed replacement.
• One owner said residents anticipated another $60,000 coming due in winter 2025.

The report’s arithmetic is internally consistent on one point: 75 owners at a little over $50,000 each is a little over $3.75 million, which fits “just under $4 million.”

What FOX 4 reported in May 2024

A FOX 4 report dated May 1, 2024 gives an owner’s account three months earlier: three different assessments totaling more than $52,000 for each homeowner, $8.6 million of the owners’ own money spent so far, and insurance claims of more than $17 million filed with two different insurance companies, of which $1.5 million had been received. The report says the association had filed a lawsuit against one insurance company and was planning another.

Where the reports differ

We print both columns. They are three months apart, they quote different people, and neither is an association document. The assessment figures agree closely. The repair-spending figures do not define who paid in the same way. The insurance figures describe different sets of claims.

The flood insurance suits in federal court

Court dockets are a primary record. On February 6, 2024 the association filed three suits against its flood insurance carrier in the U.S. District Court for the Middle District of Florida, Fort Myers Division, numbered 2:24-cv-00114, 2:24-cv-00115 and 2:24-cv-00117. The complaint in the second case names the insured property as 25840 Hickory Blvd, Building B, pleads a Standard Flood Insurance Policy under the National Flood Insurance Program, gives September 28, 2022 as the date of loss, and alleges breach of the insurance contract in a dispute over the actual cash value of the loss. Three suits for three buildings is consistent with one flood policy per building, although we read only the Building B complaint.

The court consolidated the cases on May 10, 2024 into the lead case, 2:24-cv-00114. That docket, as mirrored by a public court-records archive that may lag the court’s own system, shows mediation notices in 2024 and 2025, orders on motions to stay in November 2025 and May 2026, and status reports filed July 1 and August 31, 2026. We found no judgment or dismissal on it. A complaint is one side’s allegation, and we take no position on the merits.

The wind claim

The News-Press report describes a separate dispute with the association’s wind carrier: a first offer of $250,000, a later offer of $500,000, both rejected by the owners, a civil remedy notice, and mediation scheduled for late July 2024. The reporter wrote that the wind policy carried a hard limit of $250,000 on damage from wind-driven rain. We could not read the policy, and we found no public record of how that claim ended.

What to ask before you make an offer

Ask the association manager for every special-assessment notice issued since September 2022, the amount charged to the specific unit, the unpaid balance, the balance and terms of the association’s loans, and whether any further assessment has been authorized or is expected when the insurance cases end. Under Florida Statute 718.116, a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, which is why the estoppel certificate must show the unit’s ledger. The statute also requires that funds raised by a special assessment be used only for the purpose stated in the notice.

An insurance recovery cuts both ways for a buyer. If the association recovers money, how it is used, whether to repay loans, refund owners or fund reserves, is a board and document question. Ask it in writing.

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

Declaration, Bylaws, Rules and Approvals at Dolphin Way

Dolphin Way’s declaration, bylaws and rules are not posted anywhere we could read, and the association has no public website that we found. A buyer can read the statutory document package the seller must provide, the association’s corporate filings with the State of Florida, and the recorded instruments at the Lee County Clerk.

Data updated: October 2026

What a buyer can read before contract

Four public sources carry real governance content. The state corporate record shows the association’s status, its filing history and its name change. The 2016 articles amendment shows how officers are chosen. The state condominium registry identifies the project, its 75 units and its managing entity. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing.

The board

The state record lists seven officer and director entries for the association, all in care of the management office: a president, a vice president, a secretary and four further directors. The articles call the board the Board of Governors. We do not name officers on this page, and the annual report on file with the state is the place to see who they are today.

Who is responsible for what inside a unit

The line between what the association maintains and what a unit owner maintains is drawn in the declaration, which we have not read. After a flood that line matters a great deal: drywall, cabinets, electrical panels, air handlers, windows and sliding doors can fall on either side of it. The News-Press report says dozens of windows still needed replacement in August 2024 without saying who pays for them. A buyer’s attorney should read the maintenance and insurance articles of the declaration before the inspection period ends.

Approvals, transfer and applications

Dolphin Way’s sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are not published. The estoppel certificate is where they would appear, because Florida Statute 718.116 requires it to state any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the insurance contacts. Request it early in the contract period.

Your right to inspect the records

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

Can You Rent Out a Dolphin Way Condo?

Dolphin Way’s rental rules are not published: no public document states a minimum lease term, a cap on rentals or an approval process. Separately, Florida, Lee County and the City of Bonita Springs each regulate short rentals through licensing, tourist taxes and permits, and each applies on top of whatever the declaration allows.

Data updated: October 2026

What the public record shows about renting here

The record shows that owners rent, and not on what terms. In the News-Press report an owner describes using his home a few months a year and renting it the rest, with the rent covering the quarterly dues. The roll shows only 10 homesteaded units of 75. Neither fact tells you the minimum lease length, how many times a year a unit may be leased or whether the board approves tenants. The first question for the manager is the declaration’s leasing article, any amendments and the rental application and fee.

One rule of Florida law is worth knowing before you read that article. Under Florida Statute 718.110, an amendment that prohibits rentals or changes the permitted rental term or frequency applies only to owners who consent to it and to owners who take title after it takes effect. So the date of a leasing amendment, and the date the seller bought, can both matter.

The state license trigger

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

Tourist tax

Lee County levies a tourist development tax on rentals of six months or less, at 5 percent according to the Department of Revenue’s tourist development tax rate sheet. Owners who rent short-term must register and remit. A platform may collect some taxes, and who does is a question for your tax adviser.

The City rental permit

The City of Bonita Springs runs a rental permit program. As we read the City’s page, condominiums of more than six units are exempt from the City permit. Dolphin Way has 75 units. Check the current rule with the City before you rely on it.

Why rental rules affect insurance and resale

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

Are Pets Allowed at Dolphin Way of Hickory Point?

Dolphin Way’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. A 2024 newspaper report mentions one owner couple living there with cats, which shows only that some pets were permitted to some owners. Federal and Florida law protect assistance animals separately from any pet rule.

What to ask

Ask the manager for the pet section of the rules and any pet registration form. Ask whether the limit is by weight, count or species, whether owners and tenants are treated the same way, and where pets may be walked on the property. On this strip the answer varies widely from one association to the next: Bonita Beach Club, two doors north, publishes a rule that allows no dogs at all, which we cover on that page.

Assistance animals

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

Beach rules for dogs

Dog rules on the public beaches near Dolphin Way are set by Lee County Parks and the City, not by the association. The county’s pages for the Bonita Beach accesses say no pets are allowed. Check the Lee County beaches pages for the beach you plan to use.

Hurricane Ian at Dolphin Way: What the Record Shows

Hurricane Ian struck southwest Florida on September 28, 2022, and at Dolphin Way the public record shows first-floor homes flooded, the pool house and storage lockers carried away, utilities torn out, and owners unable to move back fully until about fifteen months later. All three buildings remained standing, according to the News-Press.

Data updated: October 2026

What the two news reports describe

The News-Press report describes a 12-foot surge that tore out the landscaping, swept the one-story pool house out to sea, removed eight-foot steel lockers that lined the parking lot, filled the pool with debris and pulled down plumbing and electrical lines. It says winds damaged roofs, broke windows, ripped away stairs and filled first-floor condominiums with water, sand and mud. It also says all three buildings remained standing and that few of the condominiums were waterlogged, which it attributes to the elevated design.

The FOX 4 report quotes an owner who put the water at “probably 10 to 12 feet,” says everything on the bottom floor was destroyed and that the electrical rooms floated away, and says owners could not fully move back in until January 2024. A Naples Daily News report from September 30, 2023 opens with a Dolphin Way owner who, almost a year after the storm, still could not use her home, behind the tall metal fences then lining Hickory Blvd.

The dates owners returned

The two reports give two dates that sit a month apart. The News-Press says the condominiums did not pass inspection until December 2023. FOX 4 says residents could not fully move back in until January 2024. Either way, the buildings were out of use for about fifteen months, from September 2022 to the turn of 2024, and that is the gap in the county’s sales record described in the market snapshot.

The nearest surveyed high-water mark

The closest surveyed mark is in the U.S. Geological Survey’s high-water mark database: 11.3 feet above the NAVD88 datum, rated excellent, with water 2.53 feet deep inside a ground-floor unit at 25901 Hickory Blvd, a different building on the bay side of the road. By our calculation that mark is about 400 feet from Building A, 470 feet from Building B and 630 feet from Building C.

The land at Dolphin Way’s three buildings is about 6.0 to 6.1 feet above the same datum according to the USGS elevation service, whose data here dates from a 2018 survey. So 11.3 minus about 6.0 to 6.1 gives roughly 5.2 to 5.3 feet of water above the ground at the buildings. That is our arithmetic from a mark across the street, not a measurement taken at Dolphin Way, and wave action on the Gulf face is not captured by a still-water mark.

Why the published surge numbers differ

Published surge figures for this coast disagree, and we print them with their sources. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of 12 to 18 feet above ground level. Lee County’s after-action report records that the forecast for this coast rose to 12 to 18 feet on the morning of the storm, which was a forecast and not an observation. The owner quoted by FOX 4 said 10 to 12 feet. These are different measures taken at different places and times. Local reporting after the storm, including WINK News and the Tampa Bay Times, described destroyed and heavily damaged homes on Little Hickory Island.

What the state coastal permits add

The Florida Department of Environmental Protection issued coastal construction permit LE001989 for a project its file names Dolphin Way Condominium Restoration, at 25830, 25840 and 25850 Hickory Blvd. The application was received February 28, 2025, the permit was issued with a notice to proceed on July 9, 2025, and it expired July 9, 2026. The state’s summary shows final certification entries dated April 20, 2026. The summary does not describe the work, so the scope, whether it was the pool area, the dune and beach walkway or site work seaward of the control line, is a question for the manager. It does show that restoration seaward of the state’s control line was still being permitted in 2025.

What has not been published

At Seascape next door the association posted its storm letters, and a reader can follow the restoration month by month. Dolphin Way has published nothing comparable, so the timeline above is assembled from two newsrooms, a federal survey, a state permit file and three court dockets. A buyer should ask the manager for the engineer’s reports, the permit list and the certificate of completion for each building.

Dolphin Way Flood Zone, Storm Posture and Insurance

FEMA’s flood map does not give Dolphin Way one zone. Our October 1, 2026 queries put Building B in Zone AE with an 11-foot base flood elevation, Buildings A and C across the line between AE 11 and AE 12, and the VE 13 coastal high-hazard line at the Gulf end of Building A, all on panel 12071C0651G.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at a point in each building and then laid the flood zone outlines over the county’s building footprints and the condominium parcel. The panel is 12071C0651G, effective November 17, 2022, and all elevations are in feet, NAVD88.

The point queries alone would have reported AE 11, AE 11 and AE 12 and missed the rest. For a building that sits across a zone line, a single point answers the wrong question.

Four flood bands from the road to the water

Walking from Hickory Blvd to the Gulf, the map crosses four bands in order: AE with an 11-foot base flood elevation, AE 12, VE 13 and VE 16. Of the 3.50-acre condominium parcel, 46.6 percent is AE 11, 23.8 percent is AE 12, 12.5 percent is VE 13 and 17.0 percent is VE 16. The two VE bands are the Gulf-side third of the land: the beach, the dune and part of the court.

That places Dolphin Way exactly at the transition on this stretch of the strip. Seascape to the north returned AE 12 at all three of its buildings, and Casa Bonita II to the south is mapped VE 13.

Building A and the VE 13 line

Zone VE is FEMA’s coastal high-hazard zone, where the map adds wave action to the flood. FEMA’s floodplain management study guide explains that V zones carry special building standards on top of the A zone rules.

By the county’s footprint, three corners at the Gulf end of Building A fall inside the VE 13 outline, by 4.3, 7.8 and 8.6 feet. Building C’s footprint stops about 5 feet short of a VE 13 outline. Both distances are inside the drawing accuracy of a county footprint and a flood map, so we do not state that Building A is a VE-zone building. We state that the map and the footprint overlap at that corner, and that the question is real. An elevation certificate and the City’s floodplain administrator settle which zone governs each building for permitting, and the insurer’s rating settles it for premiums. Ask the manager for the elevation certificate for each building, not for the property as a whole.

Ground elevation and what the base flood elevation means here

The USGS elevation service returned bare-ground elevations of 6.12 feet at Building A, 6.03 at Building B and 6.06 at Building C, from a 2018 survey. The base flood elevation is therefore roughly 4.9 to 6.2 feet above the ground at the buildings, depending on which band a point falls in. FEMA’s map is a regulatory map. It does not say whether a particular floor is above or below the base flood elevation, and the press accounts of Ian are the best evidence that the first living floor was not above the water in 2022.

What the City requires after damage

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Dolphin Way that points to 12 or 13 feet NAVD88 in the AE bands and 14 feet where VE 13 applies. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for any Dolphin Way building after Ian is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.

The City’s flood rating and the association’s flood policies

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

Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. The policy is written per building. For Dolphin Way the arithmetic ceilings are $6,750,000 each for the 27-unit Buildings A and C and $5,250,000 for the 21-unit Building B, which is $18,750,000 across the three. The court complaint we read confirms a Standard Flood Insurance Policy on Building B in 2022. The current limits, deductibles and carriers are not published. Ask the manager for the declarations page of each building’s policy.

Wind, the master policy and what insurance costs

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

Dolphin Way’s own insurance history is told in the press and the courts: a wind claim met with offers the owners rejected, a wind policy the newspaper says capped wind-driven rain at $250,000, and three flood suits. Those are reasons to read the current policies closely, and they are also a reason the next renewal may look different from the last. The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Dolphin Way applied.

The coastal construction control line

The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line, and its program page explains the rules. Using the state’s 1991 line and Lee County’s 1978 line, we found all three Dolphin Way footprints between the two: seaward of the 1991 line by about 100 to 310 feet and landward of the 1978 line. The Gulf ends of Buildings A and C come within about 17 and 27 feet of the 1978 line. Being seaward of the 1991 line puts the buildings inside the state’s regulated zone, which is why the restoration needed the state permits listed in the permits section as well as City permits.

Storm posture for owners

Lee County’s evacuation zone layer returned Zone A, the first of five surge zones, for all three buildings. The county orders evacuation by zone on its evacuation page. Before any storm, owners should know the building’s shutter or impact-glass status, the elevator shutdown plan, the vehicle-removal rule and the contact path for the manager. Dolphin Way’s own storm plan is not published. For a model of what a plan can say, Bonita Beach Club publishes a unit-owner hurricane preparation document. Ask Dolphin Way’s manager for the equivalent.

Helene and Milton in 2024

In 2024 the National Hurricane Center reported surge up to 3 to 5 feet above ground from south of Englewood to Bonita Beach in Hurricane Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach in Hurricane Milton. Those are regional ranges. Both storms arrived within a year of the owners’ return, and we found no Dolphin Way document describing damage from either. Ask the manager and the seller directly, because a flood disclosure is owed at contract.

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

Milestone Inspection and SIRS: What 1975 and 1976 Buildings Owe

Dolphin Way’s three buildings reached 30 years of age in 2005 and 2006, so if each has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. The roll shows three, three and five levels, so the story count is the first question.

Data updated: October 2026

The statute and the date logic

Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. With roll years of 1975 and 1976, Dolphin Way’s buildings reached 30 in 2005 and 2006. The local enforcement agency may also require the inspection at 25 years where conditions such as salt water proximity warrant it, and we do not know whether the City did.

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

Why the story count matters at Dolphin Way

Buildings A and C sit exactly on the threshold. The roll gives every unit in them three stories, the unit numbers run from the 100s to the 300s, and the statute applies at three habitable stories or more. The county’s footprint layer labels all three buildings mid-rise, four to seven floors, which may count a ground level. Building B, with four numbered floors and a penthouse, is past the threshold on any reading. Habitable stories as the building code defines them control, not the roll, so the question for the manager is direct: did the association treat all three buildings as subject to the milestone inspection and the reserve study, and on what dates?

What these dates do and do not tell you

They tell you what the buildings owed, on the roll’s years and our reading of the floors. They do not tell you that any building passed or failed, and we assert neither. No Dolphin Way milestone summary or reserve study is public. The buildings also went through a major restoration under permit from 2022 to 2025, and an inspection within the prior five years can in some cases stand in for part of the visual study. We have no document saying that applied here.

The Citizens question

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

What to ask for

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

Which Schools Serve Dolphin Way? Check by Address

The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Dolphin Way on this page. The district’s school locator, run against 25830, 25840 or 25850 Hickory Blvd, controls the answer for any specific unit.

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter the street address of the unit. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.

What the enrollment plan says about the area

In the 2024 to 2025 enrollment plan we read, the elementary schools listed for the proximity zone that holds Bonita Springs addresses include Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, with some barrier-island schools open on request. The plan does not state which zone a Hickory Blvd address falls in, so we infer the zone and do not rely on it. The district page says the 2026 to 2027 plan was approved on December 1, 2025 and changes high school transportation, and we did not read that version.

What we do not claim

We do not publish school grades or test scores here, because a grade attaches to a school and not to a building, and the zoned school can change. With 53 one-bedroom homes of 75 and 10 homesteaded units, Dolphin Way is not a building most families with school-age children shortlist, and for the ones who do, the locator result and a conversation with the district are the answer.

City Permits, Zoning and Coastal Rules at Dolphin Way

Dolphin Way sits inside the City of Bonita Springs, so building permits, code enforcement and zoning for the three buildings come from the City’s Community Development Department, while the State of Florida’s coastal construction control line adds a second permit for work on the Gulf side. State records list four coastal permits at these addresses since 1996.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a building, a unit’s electrical or plumbing, and restoration after storm damage require City permits. The City runs a self-service portal, EnerGov, where permits can be searched by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. For any unit you plan to buy, search all three street numbers as well as the unit, because association-level permits for a building are filed against the building address, and ask the seller to close out any open unit permit.

The state coastal permits on file

We queried the Florida Department of Environmental Protection’s coastal permit layer for the Dolphin Way addresses on October 1, 2026.

The 2021 retaining-wall permit predates Hurricane Ian by seventeen months, and the state’s file shows construction status entries dated September 2021 and August 2022, which suggests the sand retaining walls on the Gulf side were repaired or rebuilt shortly before the storm. Whether they survived it is not in the state’s summary. The same layer shows older seawall, revetment and sandbag permits from 1980 to 1982 mapped along this shoreline with locations given only as Hickory Boulevard or Hickory Point, and we do not assign those to Dolphin Way.

Zoning: not confirmed here

Lee County’s zoning and future land use layers returned nothing at the Dolphin Way points when we queried them on October 1, 2026, which is what we would expect for land inside a city, since the county layers cover unincorporated areas. We did not confirm the City’s zoning district for the parcel. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and it matters most to anyone asking what could be rebuilt on the land after a total loss.

Lee County’s coastal layers

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

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

Living at Dolphin Way means walking from the court to the sand, using the county’s public beach lots only for guests and for beach days elsewhere on the strip, and relying on the City and county for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.

Data updated: October 2026

Beach access and public lots, checked October 1, 2026

Dolphin Way owners reach the beach on foot from their own land. The county’s public lots matter for visitors, for guests and for owners who want a different beach. We re-read the Lee County Parks pages on October 1, 2026, and they said the following. The pages change, so check them again before you go.

• Bonita Beach Park, 27954 Hickory Blvd: parking lot and amenities closed for construction from September 8, 2026, $2 per hour when open, and the page says the county’s annual parking subscription is not accepted at this park.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page says the parking lot closes November 1, 2026 for construction, with pedestrian access remaining, and that the annual parking pass is valid.
• Little Hickory Island Park, also called Access 10, 26082 Hickory Blvd: parking lot and amenities closed from September 8, 2026, pedestrian access to the beach remaining, annual pass valid. This is the nearest county lot to Dolphin Way.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9.

A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice.

Parking at the property

The 2025 county aerial shows surface parking beside all three buildings and two driveway connections to Hickory Blvd, and the roll shows no garage or carport on any unit. How many spaces each unit is assigned, where guests park and whether trailers or oversize vehicles are allowed are rule questions we could not read. On a 3.50-acre parcel with 75 homes, guest parking is worth asking about before a holiday week, not during one.

Beach nourishment and erosion

The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. The state’s permit file places Dolphin Way at monument R227, inside that stretch. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. The Bureau of Ocean Energy Management’s finding of no significant impact for the county’s project covers the same stretch. We did not confirm completion. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. The Seascape history page adds a local footnote: erosion was once severe enough that Bonita Beach owners along the strip voted to assess themselves $5,000 each for a renourishment project.

Roads and bridges

The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement for it, so we do not claim a through route north to Fort Myers Beach. Check the county’s transportation pages before planning a route that depends on it. WGCU reported the City’s road assessment after Milton in October 2024.

Trash, recycling and mail

Lee County Solid Waste’s contracted haulers serve the City of Bonita Springs, according to a WGCU report on the county’s seasonal schedule and the county’s solid waste page. Whether Dolphin Way’s buildings use county collection or a private contract is not published. Mail uses ZIP 34134. Where the mailboxes are, and whether they were replaced after the storm, is a question for the manager.

Water, sewer, power and internet

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

Getting around

Map routing from the north end of the strip, with no traffic, gives about 27 miles and 40 minutes to Southwest Florida International Airport, about 19 miles and 35 minutes to the Naples Pier, and about 8 miles and 16 minutes to Interstate 75 at Bonita Beach Road. Those are estimates from a public routing service and not official figures. The LeeTran bus system and its on-demand service operate in the area.

How We Researched Dolphin Way, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 75 Dolphin Way unit parcels on the Lee County roll and every one of the 181 qualified sales in the county file, and we queried FEMA, the State of Florida, 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 roll record for every unit and counted units, floors, bedrooms and heated area by hand. We read the county’s recorded-sales file, built October 1, 2026, and kept its qualification rules intact. We read the association’s corporate record, its event history and two filed amendments at the Division of Corporations, and the project’s rows in the state condominium registry and its fee payment history. We overlaid FEMA’s flood zone outlines on the county’s building footprints, measured each building against the state’s coastal construction lines, and measured the distance to the nearest federal high-water mark. We read two state coastal permit files, one federal complaint and three federal dockets, and we looked at the county’s 2025 aerial imagery. We re-read the Lee County Parks beach pages the same day.

What we found that surprised us

Four things stood out. The association the neighbours describe as a 1980s breakaway has a corporate record that is sixteen days older than Seascape’s and carried the Seascape name until 1991. The flood map does not treat the three buildings alike, and a single point query would have hidden that. The county file holds no qualified sale for 921 days around the storm, and two sales from the summer of 2022 were re-coded by the county afterward. And the only public figure for the fee is one owner’s sentence in a newspaper.

What we could not get

We could not pull Southwest Florida MLS data for Dolphin Way, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because the association does not post them and has no public website that we found. We did not pull the recorded instruments from the Lee County Clerk. We list these gaps again, in one place, near the end of the page.

Comparable Associations on the Strip: Dolphin Way vs Seascape

Seascape is Dolphin Way’s closest comparable and its next-door neighbour: both sit on the Gulf side of Hickory Blvd at the north-west end of Little Hickory Island, and they began as one six-building plan. They differ in size, unit mix, age, flood mapping, amenities and price, and a buyer choosing between them is choosing between two different products.

Data updated: October 2026

Dolphin Way versus Seascape, side by side

Seascape is the 136-unit, three-building condominium at 25800, 25810 and 25820 Hickory Blvd. Its facts below come from our Seascape page, the Seascape association’s own site and the same county and federal layers we used for Dolphin Way.

The Seascape assessment notices are public on its site: the January 2023 notice and the September 2023 notice, and neither says whether its amount is per unit. The dock order is the state’s 2019 declaratory statement.

When Dolphin Way is the better fit

Choose Dolphin Way if the goal is a Gulf-side home at the lowest recorded price on this end of the strip, if a one-bedroom of about 624 square feet is enough, and if a 75-home association suits you better than a 136-home one. Its two three-floor buildings are lower than anything at Seascape, its land is less densely built, and its court opens straight onto the beach. You must be comfortable buying on documents you request and read yourself, because the association publishes nothing.

When Seascape is the better fit

Choose Seascape if you want a two-bedroom plan as the norm, a boat slip option, a newer building by a few years, a single flood zone across all three buildings, and an association that posts its letters. Its county median is higher, $592,500 against $460,000, on larger homes and a longer window.

The other strip neighbours

Casa Bonita II, the next property south, is a 54-unit 1973 condominium mapped VE 13, with eight qualified sales in 60 months between $675,000 and $1,305,000, a higher price band on larger homes. Bonita Beach Club, north of Seascape, is the 198-unit gated community with published dues and rules. Casa Bonita I and Casa Bonita Grande continue the Gulf side to the south, and our Casa Bonita overview sorts out which tower is which. On the bay side, Bay Harbor Club trades the beach walk for docks and a lower county price per square foot, and Sea Isles is the 1980 bay-side alternative. A buyer who wants a house and not a condominium should read our page on Bonita Shores.

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

Pros and Cons of Owning at Dolphin Way of Hickory Point

Dolphin Way offers the lowest recorded entry price among the Gulf-side condominiums at this end of Bonita Beach, in three low buildings around a court that opens onto the sand, and its costs are an unpublished fee schedule, heavy Hurricane Ian assessments, open insurance litigation and the inspection and reserve duties of 1975 and 1976 buildings.

Data updated: October 2026

What we like

• Price of entry. Six one-bedroom sales in 24 months between $275,000 and $495,000, on the Gulf side of Hickory Blvd.
• Scale. Seventy-five homes, three buildings, 3.50 acres, and about 373 feet of Gulf-side parcel line.
• Low buildings. Two buildings of three floors and one of four floors plus a penthouse.
• Orientation. A court layout and saw-tooth faces that two sources say give every home a Gulf view.
• Restored systems. Press reports describe new pipes, restored electricity, rebuilt stairs and repaired or replaced elevators, subject to checking what was finished.
• A market that has reopened. Eleven qualified sales since February 2025 after a 921-day gap.

What gives us pause

• Assessments. More than $50,000 per owner by mid-2024, per two news reports, with one owner expecting more.
• Open insurance litigation. Three flood suits consolidated in federal court and no public resolution of the wind claim.
• No published documents. No public fee schedule, rental rule, pet rule, budget or reserve study.
• Fees. One owner reported quarterly dues of $4,895 in 2024, and the association has loans to repay.
• Flood mapping. AE 11 and AE 12, evacuation Zone A, and the VE 13 line at the Gulf end of Building A.
• Age. Buildings from 1975 and 1976 owe milestone and reserve study work that a buyer must read.
• Amenity status. The pool was still closed in the last reports we found, and we could not see a tennis court on the 2025 aerial.
• Small homes. A 624 square foot one-bedroom limits who the next buyer will be.

How to weigh it

For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the loan terms, the reserve study, the assessment ledger, the insurance summary and the litigation status can price Dolphin Way on facts, and the recent sales say buyers are doing that. A buyer who cannot get those documents should treat that as information too.

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

Thinking of Selling Your Dolphin Way of Hickory Point Home? List With the #1 Team in Southwest Florida Since 2012

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

Selling credentials

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

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

Recent Dolphin Way sold-listing stats

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Dolphin Way closed-sale count, dollar volume, average days on market and sale-to-list ratio was parked on the publication date, so we show the public record instead. Lee County’s qualified record shows 11 Dolphin Way sales in the 24 months since October 2024, with a median of $460,000 and a median of $510.20 per heated square foot, and four of them since October 2025. In a 75-home building, each comparable matters.

Why selling at Dolphin Way is different

A Dolphin Way sale is a documents sale, more than almost anywhere else on the strip. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, every special assessment since 2022, the milestone inspection summary, the insurance summary and the status of the litigation, and the association posts none of it. A unit that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.

Price follows the plan and the floor. A 624 square foot one-bedroom, a 944 or 1,029 square foot two-bedroom in Building B and a 984 square foot end unit are three different markets, and the last 24 months ran from $275,000 to $1,000,000 across them. Among one-bedrooms, the first-floor sales were the three lowest. We price from the nearest like unit in the county record, then adjust for floor, position in the row, renovation and view.

Financing is the third difference. A project with recent storm damage, special assessments, association loans and open insurance litigation draws close review from lenders, so we find out early what a buyer’s lender will ask and whether the manager will complete the condominium questionnaire. A seller who knows that answer before listing prices and negotiates with fewer surprises.

★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review

What Is Your Dolphin Way of Hickory Point Home Worth? Get a Free Valuation in 60 Seconds.

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

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Dolphin Way. Buyers can start with our buyer page. Our guide to selling a Dolphin Way of Hickory Point condo has the recorded sales, the costs and the documents.

Dolphin Way seller mini-FAQ

Six questions Dolphin Way owners ask us before they list.

How much is my Dolphin Way condo worth?

It depends on the plan, the floor, the position in the row and the condition. The county record shows one-bedroom sales from $275,000 to $495,000 and larger homes from $460,000 to $1,000,000 in the last 24 months. We use the nearest like unit, not the median. A free valuation from our team gives you the comparables and the adjustments.

What do I owe the association when I sell?

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

Will the Hurricane Ian assessments hurt my sale price?

We cannot measure it without MLS data, and we do not guess. What the county record shows is that one-bedroom sales since February 2025 have a lower median than the one-bedroom sales of 2021. Buyers will ask about every assessment, and a seller with the notices, the payment history and the loan terms ready removes uncertainty.

Which documents do I need to give a Dolphin Way buyer?

The seller must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at the seller’s expense under Florida Statute 718.503.

Does my floor change the price?

The recent record says yes for one-bedrooms: three first-floor sales at $275,000, $295,000 and $359,000 against three third-floor sales at $365,000, $425,000 and $495,000. Six sales are a small sample and condition varies, so we compare your unit with the nearest sale on your floor.

How do I start?

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

What Our Clients Say About Working With Us

Jesse McGreevy and Marc Comisar are top-reviewed Bonita Beach realtors. Every quote on this page is a genuine five-star Google review from our wider Southwest Florida client base, not a review about Dolphin Way specifically. Read the five-star reviews on Google.

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review

Your Local Real Estate Experts

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

Honors and recognition

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

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

Contact Jesse and Marc

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

About our team

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

Frequently Asked Questions, Buyer Edition

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

When was Dolphin Way of Hickory Point built?

Lee County’s roll gives 1975 as the year built for Buildings A and C and 1976 for Building B. The declaration’s recording reference dates to 1974 by the county’s book sequence, the state lists the project as recorded February 14, 1977, and the association’s corporation was filed April 25, 1978. Each date is a different event.

How many units does Dolphin Way have?

Dolphin Way has 75 units in three buildings: 27 in Building A at 25850 Hickory Blvd, 21 in Building B at 25840 and 27 in Building C at 25830. The state registry says 75, the county roll has 75 unit parcels, and the state bills the association for exactly 75 units each year.

Is Dolphin Way the same as Seascape?

No. Dolphin Way and Seascape are separate associations with separate corporations and separate state registrations. They share a beginning: the Dolphin Way association was named Seascape of Hickory Point Condominium Association, Inc. until a name change filed July 5, 1991, and Seascape’s history describes them as two phases of one plan.

Is Dolphin Way on the Gulf?

Yes. All 75 unit parcels are on the Gulf side of Hickory Blvd on the county roll, and the land has about 373 feet of Gulf-side parcel line. Two sources say every home has a Gulf view. The view from the back of the court differs from the view at the Gulf end, so check it in person.

Are there condos for sale on Hickory Blvd at Dolphin Way?

Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. We cannot state a live inventory count on this page, because that figure comes from the MLS and it was not available at the time of publishing. The county recorded 11 qualified sales here in 24 months.

How much do Dolphin Way condos cost?

In the county’s last 24 months, one-bedroom units of 624 to 626 square feet sold from $275,000 to $495,000 and larger homes from $460,000 to $1,000,000. The median of all 11 qualified sales is $460,000, and the median per heated square foot is $510.20. These are county recorded prices, not MLS figures.

What are the HOA fees at Dolphin Way?

The current assessment is not published. The only figure in print is one owner’s statement in an August 2024 newspaper report that quarterly dues on a fourth-floor home had doubled from $2,450 to $4,895. That is not a fee schedule by unit. Ask the manager for the budget and the estoppel certificate for the specific unit.

Are there special assessments at Dolphin Way?

Yes, by press accounts. A May 2024 television report and an August 2024 newspaper report both put the Hurricane Ian special assessments above $50,000 per owner across three assessments, and one owner expected more in 2025. No notice is public. Ask for every notice since September 2022 and the unit’s ledger.

What is a condo special assessment?

A special assessment is a charge an association levies on owners beyond the regular budgeted assessment, usually for an expense the budget and reserves do not cover. Florida law requires the notice to state its specific purpose and requires the money to be used for that purpose. At Dolphin Way the reported assessments paid for storm restoration.

Can you rent out a condo at Dolphin Way?

Dolphin Way’s rental rules are not published, so we cannot state a minimum lease term or a cap. A 2024 newspaper report describes an owner renting his home most of the year, which shows renting occurs. The declaration controls the terms, state law requires a license for frequent short rentals, and Lee County levies a tourist tax.

Does Dolphin Way allow pets?

Dolphin Way’s pet rules are not published. A 2024 newspaper report mentions owners living there with cats, which is not a statement of the rule. Assistance animals are protected under federal fair housing law regardless of a pet policy. Ask the manager for the pet section of the rules before you make an offer.

What flood zone is Dolphin Way in?

FEMA’s map splits the property. Building B is in Zone AE with an 11-foot base flood elevation, Buildings A and C sit across the line between AE 11 and AE 12, and the VE 13 line touches the Gulf-end corner of Building A’s county footprint. The panel is 12071C0651G, effective November 17, 2022. Lee County places all three buildings in evacuation Zone A.

Is Bonita Springs in a flood zone?

Much of it is, and all of the Bonita Beach strip is. Every Dolphin Way building is in a FEMA Special Flood Hazard Area, either Zone AE or, at one corner, Zone VE. The City of Bonita Springs holds a Class 5 Community Rating System rating, which carries a 25 percent discount on National Flood Insurance Program premiums, per the City.

Did Dolphin Way flood in Hurricane Ian?

Yes. A News-Press report says the surge filled first-floor condominiums with water, sand and mud and carried away the pool house, and a FOX 4 report says everything on the bottom floor was destroyed. The nearest surveyed federal high-water mark, across the street, was 11.3 feet NAVD88. All three buildings remained standing.

Is the pool open at Dolphin Way?

We could not confirm it. Reports from May and August 2024 said the pool had not reopened, and the county’s 2025 aerial shows a fenced enclosure with an empty pool shell. A state coastal permit for restoration work ran from July 2025 to July 2026. Ask the manager for the pool’s current status and operating permit.

Does Dolphin Way have a milestone inspection and reserve study?

If each building has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. Buildings A and C have three floors on the roll, so the story count matters. No summary or study is public, and we assert no result.

What does SIRS stand for in condos?

SIRS stands for structural integrity reserve study. Florida requires one at least every 10 years for each condominium building of three or more habitable stories. It lists major structural components, their remaining useful life and the reserve funding needed to replace them. The seller must give a buyer the study or a statement that none is complete.

Is buying a condo in Florida a good idea?

It depends on the building and on you. Florida condominium ownership now carries more inspection, reserve and insurance cost than it did a few years ago, so the building’s documents matter more than ever. A well-documented building with funded reserves can be a good purchase. We help buyers read the file before the offer.

Are beach condos a good investment?

We do not predict returns. At Dolphin Way the county record shows a one-bedroom median of $407,250 on eight sales in 2021 and $362,000 on six sales in the last 24 months, with large assessments in between. A buyer who rents should account for unpublished rental rules, the tourist tax and insurance costs. Ask us for the comparables.

What is the difference between Dolphin Way and Casa Bonita II?

Casa Bonita II is the next property south, a 54-unit 1973 condominium that the flood map places in Zone VE 13, where its eight qualified sales in 60 months ranged from $675,000 to $1,305,000 on homes of about 1,060 to 1,150 square feet. Dolphin Way is 75 smaller homes in three lower buildings at lower prices. Our Casa Bonita II page has the detail.

Frequently Asked Questions, Seller Edition

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

How much is my Dolphin Way condo worth right now?

The county’s qualified record shows 11 Dolphin Way sales in 24 months, from $275,000 to $1,000,000, with a median of $460,000. Your unit’s value depends on plan, floor, position and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Dolphin Way condos sold for recently?

The four qualified sales since October 2025 are $425,000 for a third-floor one-bedroom in Building A, $275,000 for a first-floor one-bedroom in Building C, $479,000 for a second-floor two-bedroom in Building B and $495,000 for a third-floor one-bedroom in Building A. The median of these 4 sales is $452,000. These are county recorded prices.

What is the price per square foot at Dolphin Way?

The median of the 11 qualified sales in 24 months is $510.20 per heated square foot. One-bedroom units ran higher, with the median of those 6 sales at $580.13, and larger homes lower, with the median of those 5 sales at $507.42. Use the figure for your own plan, not the blend.

Why did one Dolphin Way condo sell for $1,000,000?

That sale, on March 7, 2025, was unit 209 in Building C, a 984 square foot two-bedroom at the end of the row. The same unit sold for $448,700 in 2010 and $659,500 in 2015. Only six homes have that plan. It is not a comparable for a 624 square foot one-bedroom.

Are Dolphin Way prices lower than before Hurricane Ian?

For one-bedrooms, the county record says yes: the median of 8 one-bedroom sales in 2021 is $407,250, and the median of 6 one-bedroom sales in the last 24 months is $362,000, which is 11.1 percent lower. Both samples are small and three recent sales were first-floor units, so read it as a direction.

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

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

Who pays for the estoppel certificate when I sell?

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

What is a condo estoppel?

An estoppel certificate is the association’s signed statement of what a unit owes on a given date, including regular assessments, special assessments, fees and any transfer charges. The association is bound by it once it is issued. Title agents require it at closing, and Florida law gives the association 10 business days to produce it.

What documents must I provide a Dolphin Way buyer?

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

How long does a Dolphin Way buyer have to cancel?

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

Will the milestone inspection or reserve study affect my sale?

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

What is the milestone inspection?

A milestone inspection is a structural inspection Florida requires for condominium buildings of three or more habitable stories, first at 30 years of age and every 10 years after. A licensed engineer or architect performs a visual Phase 1, and a Phase 2 follows only if substantial structural deterioration is found. Sellers must give buyers the summary.

Does Florida still have a 40-year recertification for condominiums?

The statewide rule is now the milestone inspection, which applies at 30 years, or at 25 where a local agency requires it near salt water. Some counties ran their own 40-year programs before the state law. For Dolphin Way, built in 1975 and 1976, the state’s 30-year rule and its December 31, 2024 deadline are the ones that apply.

Will the Hurricane Ian history reduce my price?

We cannot measure it without MLS data, and we do not guess. Buyers will ask about the storm, the restoration, the assessments, the loans and the insurance cases. A unit with documents, permits closed and a clear assessment ledger sells on those facts. Twelve of the 75 units show a recorded transfer since the storm, so owners are selling.

Do I have to disclose flood history when I sell?

Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, whether they have knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received. First-floor units that flooded in Ian will likely have yes answers. Answer accurately and keep the paperwork.

Is a seller’s property disclosure required in Florida?

Florida law requires a seller to disclose known facts that materially affect the value of a home and are not readily observable, and since October 2024 it requires the specific flood disclosure described above. Condominium sellers must also deliver the association documents the statute lists. We prepare all three with you before the first showing.

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

The seller customarily pays, and the contract controls. Florida’s deed tax is 70 cents per $100 of consideration under Florida Statute 201.02. At $460,000, the county median, that is $3,220.00, at $275,000 it is $1,925.00 and at $1,000,000 it is $7,000.00.

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

In Lee County the seller customarily pays for the buyer’s owner’s title insurance policy, and the contract controls. Agree the title agent, the premium and the closing-cost allocation in the purchase contract before you accept an offer, because it is a negotiated term and not a rule.

Do Dolphin Way buyers need association approval?

Dolphin Way’s approval requirements are not published. The estoppel certificate states any board approval requirement, right of first refusal, transfer fee or capital contribution under Florida Statute 718.116. We request it at the start of the contract period so approvals do not delay closing.

Can my buyer rent the unit after closing?

That depends on the declaration and rules, which are not public. State and county rules also apply: a license for vacation rentals of under 30 days more than three times a year, and the county tourist tax. Tell prospective investor buyers early that the rental rules are a document question, so they can read them before offering.

How does the 1975 or 1976 build year affect my listing?

Both years put the building past 30, so the milestone inspection and reserve study rules apply if the building has three or more habitable stories. They also make the building older than the 1984 flood map. Buyers will ask what was replaced in the restoration, so a list of new systems with permit numbers is worth more than the year.

Which Dolphin Way building sells for the most?

Building B has the larger plans, so its sales run higher in dollars: $460,000 to $525,000 on four sales in 24 months. Buildings A and C hold the one-bedrooms, from $275,000 to $495,000, and the six 984 square foot end units, one of which sold for $1,000,000. Per square foot, the small units in A and C run highest.

Do the end units in Buildings A and C sell for more?

Yes, on the record we have. The 984 square foot two-bedroom in the 09 position has been the highest Dolphin Way sale in each year since 2009 in which one sold: $448,700 in 2010, $659,500 in 2015, $755,000 in 2021 and $1,000,000 in 2025. Only six of them exist.

How should I price a first-floor unit?

From the first-floor sales, not the building median. The three first-floor one-bedroom sales in 24 months were $275,000, $295,000 and $359,000, below the three third-floor sales. Buyers ask what flooded, what was replaced and what flood insurance costs, so restoration records and an elevation certificate help a first-floor listing most.

How long will my Dolphin Way condo take to sell?

Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS, and we will not estimate it from the county record. What we can show is the pace of recorded sales: 8 in 2025 and 3 in 2026 through July 8, after none in 2023 or 2024.

How long does it take to sell a condo in Florida?

It varies by building, price and documents, and we do not publish a statewide number we cannot source. For a building like Dolphin Way, the time a lender needs to review the project and the time the manager needs to answer the questionnaire and estoppel request are as important as marketing time. Starting those early shortens the sale.

When is the best time to list at Dolphin Way?

Of the 11 qualified sales in 24 months, three closed in March, three in June, two in July and one each in February, August and December. A closing follows a contract by a month or more, so winter and spring showings produced most of them. With 10 homesteaded units of 75, buyers here are largely seasonal.

Are Florida condo prices dropping?

We publish only what we can source for this building. At Dolphin Way the one-bedroom median fell from $407,250 on eight sales in 2021 to $362,000 on six sales in the last 24 months, while the 984 square foot end unit rose to $1,000,000. Older coastal buildings with assessments have faced the most pressure. Ask us for current comparables.

Should I repair or renovate my unit before selling it?

Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues, and anything the association requires. The county record cannot tell us which sales were renovated or what each renovation cost, so ask us for the nearest comparable sales, and what we know of their condition, before you spend.

Do I need open permits closed before I sell?

Yes, it is wise. An open permit can delay a closing and worry a lender. The City’s EnerGov portal lets anyone search permits by address, and we recommend you search yours before you list. If work was done after Ian, make sure the final inspection is on file.

How does a special assessment in progress affect my closing?

The estoppel certificate will show what is due and what is scheduled, and the contract decides who pays installments that fall after closing. Buyers often negotiate the price or a credit. Disclose any pending or expected assessment in writing early, because it will appear on the estoppel anyway.

What happens to my sale if the association wins its insurance case?

A recovery belongs to the association, and the board and the documents decide whether it repays loans, funds reserves or is credited to owners. Whether a credit follows the unit or the owner who paid the assessment is a contract point. If a recovery is possible, address it in the purchase contract and ask the association’s counsel how it will be handled.

Are special assessments for condos tax deductible?

Usually not as a current deduction for a personal residence, though an assessment for a capital improvement can add to your basis and reduce gain on sale, and rental owners follow different rules. That is general information, not tax advice. Keep every assessment notice and proof of payment, and give them to your tax adviser before you list.

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

Lenders review the condominium project as well as the buyer. They typically ask about the budget, reserves, insurance, special assessments, delinquencies, association loans and litigation, and Dolphin Way has several of those to explain. Ask the manager how long the questionnaire takes, and expect some buyers to pay cash.

Can an owner of several units, or an investor, buy my unit?

You can sell to anyone the declaration allows. Whether the documents limit the number of units one owner may hold, or require approval of an entity buyer, is not public. Lenders also look at investor concentration in a project. We confirm the rule with the manager before we show the unit to an investor.

Can a condo complex be sold as a whole?

Florida law allows a condominium to be terminated and sold by a vote of the owners under a statutory process with a high approval threshold and protections for dissenting owners. We know of no such plan at Dolphin Way, and nothing in the public record suggests one. An individual seller’s sale does not depend on it.

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

Not always. The county’s file shows the recorded price of qualified sales, while the MLS shows the list price, the closed price and concessions. The two measure different things, which is why this page marks MLS figures unavailable and does not blend them. Ask us for both when we prepare your valuation.

How accurate are online home value estimates for Dolphin Way?

They are weakest where a building’s units differ widely and its history is unusual. Dolphin Way’s sales span $275,000 to $1,000,000 in 24 months, with no sales at all for two and a half years before that, and floor, plan and assessment history are not visible to automated models. Compare with the nearest like recorded sale.

What does it cost to sell my Dolphin Way condo?

Expect the estoppel certificate fee, the document package, the deed tax at 70 cents per $100, the owner’s title policy where the contract assigns it to you, prorated and outstanding assessments and the commission you agree with your agent. Any Dolphin Way transfer fee or capital contribution is not published, and the estoppel will show it.

Do I owe capital gains tax when I sell?

That depends on your basis, how long you owned, whether the unit was your primary residence and the current tax law, so we cannot answer it here. Talk to a tax adviser before you list, and keep records of purchase price, improvements and assessments, because special assessments can affect your basis.

Does Dolphin Way’s flood zone affect my buyer’s insurance?

Yes. Every building is in a FEMA Special Flood Hazard Area, and lenders generally require flood insurance on federally backed loans there. The association’s flood policy limit for the building also matters. Ask the manager for the declarations page and the elevation certificate for your building, and give both to your buyer early.

Why should I list Dolphin Way with McGreevy and Comisar?

We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition. For Dolphin Way we read the roll, the flood map, the state filings, the court dockets and the permits before we price. Call Jesse at (239) 898-6072 for a conversation.

How do I get a free Dolphin Way valuation?

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

What We Could Not Verify

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

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Dolphin Way transactions and any split by building design are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• Current assessments and what they fund. Not published. One owner’s 2024 figure is in the press. Route: the budget and the estoppel certificate from the association manager.
• Special assessment notices. None is public, and the per-owner totals come from two news reports. Route: the notices and the unit ledger from the manager.
• Association loans. A newspaper reported two loans totaling $5 million. Balance and terms are not public. Route: the financial statements.
• Rules. Rental, pet, parking, approval and transfer rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• The recorded instruments. We dated four recording references by book sequence and did not read them. Route: Lee County Clerk of the Circuit Court, official records.
• Insurance. Carriers, limits and deductibles are not published, and the outcome of the wind claim is not on any record we found. Route: the manager’s insurance summary and a litigation statement.
• Flood zone by building. The county footprint of Building A crosses the VE 13 line by a few feet, inside mapping accuracy. Route: the elevation certificate for each building and the City’s floodplain administrator.
• Milestone inspection and reserve study status. No document is public, and we do not assert any result. Route: the seller’s statutory package.
• Pool, tennis and gate status. Last reported closed or damaged in 2024, and not confirmed since. Route: the manager.
• Scope of the 2025 state coastal permit. The state summary names the project and not the work. Route: the manager or the state’s permit file.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• Which end of Buildings A and C the larger homes occupy. Inferred from the footprint. Route: the condominium plat, Condominium Plat Book 5, Page 20.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.

Sources and Authoritative References

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

Dolphin Way association, state, court and press records

1. Florida Division of Corporations, detail for document 742563: Status, filing date, addresses, annual reports for the Dolphin Way association.
2. Division of Corporations event history, document 742563: The 1991 name change from Seascape of Hickory Point, and the 2016 and 2021 amendments.
3. Articles of amendment filed April 21, 2016: Officers appointed by the Board of Governors.
4. 2026 annual report, filed March 3, 2026: Current addresses and the officer and director list.
5. Florida Division of Corporations (Sunbiz): Entity search for the Seascape association’s record.
6. Division of Florida Condominiums public records: State condominium registry and extracts.
7. State condominium registry extract: Project PR1S015512, 75 units, recorded February 14, 1977.
8. State annual fee payment history extract: $300 billed each year, 2022 to 2026.
9. Lee County Property Appraiser: Parcel roll, year built, heated area, sale records.
10. Lee County Property Appraiser transfer code list: Qualification codes, including codes 03 and 16.
11. U.S. District Court, M.D. Florida, docket 2:24-cv-00114: Lead flood insurance case, docket entries through August 2026.
12. U.S. District Court, M.D. Florida, docket 2:24-cv-00115: Building B flood case, consolidated May 10, 2024.
13. Complaint in 2:24-cv-00115: Insured property, policy type and date of loss.
14. Florida DEP coastal permit LE001989: Dolphin Way Condominium Restoration, issued July 9, 2025.
15. Florida DEP coastal permit LE001693: Sand retaining walls, issued April 27, 2021.
16. Florida DEP coastal permit and control line layers: Permit points and the 1991 control line.
17. Fort Myers News-Press and Naples Daily News, August 8, 2024: Storm damage, assessments, loans, dues and the wind claim as reported.
18. Naples Daily News, September 30, 2023: Owners without access one year after Ian.
19. FOX 4, May 1, 2024: Assessments, spending, claims and the return date as reported.
20. Seascape history page: The six-building plan and the separation of buildings A, B and C.
21. Seascape about page: The neighbouring association’s own description.
22. Seascape special assessment notice, January 17, 2023: Used in the comparison.
23. Seascape special assessment notice, September 20, 2023: Used in the comparison.
24. Final order DS 2019-044, Division of Florida Condominiums: The Seascape dock order.

County and federal mapping layers

25. Lee County building footprints layer: Footprints, unit counts and stories for Buildings A, B and C.
26. Lee County subdivisions and condominiums layer: Condominium parcel, 3.50 acres, plat reference.
27. Lee County city limits layer: City of Bonita Springs, community 120680.
28. Lee County evacuation zones layer: Zone A.
29. Lee County 1978 coastal construction control line layer: The older control line.
30. Lee County Coastal High Hazard Area layer: High hazard at all three buildings.
31. Lee County Coastal Building Zone layer: Coastal Building Zone at all three buildings.
32. FEMA National Flood Hazard Layer: Flood zones, base flood elevations and panel, queried October 1, 2026.
33. USGS high-water marks, Hurricane Ian: The surveyed mark at 25901 Hickory Blvd.
34. USGS National Map elevation service: Ground elevation at the building points.
35. Public imagery basemap carrying Lee County’s 2025 aerials: Site layout as of the imagery date.
36. FEMA floodplain management study guide, unit 5: V zone and A zone building standards.
37. FEMA summary of coverage, residential condominium building policy: Building limit and coinsurance.
38. FEMA Community Rating System guide: How class ratings translate into discounts.

Florida statutes and state rules

39. Florida Statute 718.503: Seller document package and buyer voidability.
40. Florida Statute 718.116: Assessments, liability, estoppel certificates, special assessment notices.
41. Florida Statute 718.111: Association records and owner inspection rights.
42. Florida Statute 718.112: Structural integrity reserve study.
43. Florida Statute 718.110: Amendments, including rental amendments.
44. Florida Statute 718.501: The $4 per unit annual fee and its late penalty.
45. Florida Statute 718.504 (2025): The frequently asked questions document for buyers.
46. Florida Statute 553.899: Milestone inspections.
47. Florida Statute 509.242: Vacation rental definition.
48. Florida Statute 689.302: Flood disclosure for sellers.
49. Florida Statute 201.02: Documentary stamp tax on deeds.
50. Florida DBPR estoppel certificate fee schedule: The inflation-adjusted s. 718.116(8) maximums of $299, $119 and $179.
51. House Bill 913 (2025) bill page: Legislative history of the 2025 condominium law.
52. House committee analysis of HB 913: Describes the Citizens provision that the final bill omits.
53. Final-version summary of HB 913: Summary of the enrolled bill.
54. Division of Florida Condominiums, inspections guidance: Milestone inspection and reserve study explanations.
55. Division of Hotels and Restaurants, vacation rental guide: Licensing for vacation rentals.
56. Florida Department of Revenue tourist development tax rates: County tourist tax rate sheet.
57. U.S. HUD assistance animals: Fair housing rules on assistance animals.

Storm, flood and insurance sources

57. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
58. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
59. City ordinance 22-05, Flood Hazard Reduction: Floodplain development rules.
60. Lee County evacuation zone map: Evacuation zone lookup.
61. Lee County evacuation information: Surge zones A through E.
62. National Hurricane Center report, Hurricane Ian: Inundation ranges.
63. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
64. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.
65. Lee County Hurricane Ian after-action report: Evacuation orders and surge forecasts.
66. City of Bonita Springs Ian progress report: City-wide damage and permit counts.
67. BOEM environmental assessment, Lovers Key and Bonita Beach: Surge description and project scope.
68. BOEM finding of no significant impact, Lee County: Beach project decision.
69. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
70. Citizens commercial lines bulletin, September 28, 2023: Transient-use eligibility rules.
71. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
72. My Safe Florida Condo program: Wind-mitigation inspections and grants.
73. Bonita Beach Club unit-owner hurricane preparation: An example of a published storm plan.
74. WINK News, damage around Bonita Beach after Ian: Local reporting, November 2022.
75. Tampa Bay Times, Hurricane Ian on Little Hickory Island: Local reporting, September 2022.

City, county, schools and daily logistics

76. City of Bonita Springs EnerGov permit portal: Permit search by address.
77. City Hurricane Ian permitting page: Post-storm permitting.
78. City post-storm permitting guide: Permit process after a storm.
79. City rental permit program: City rental permit rules.
80. City of Bonita Springs Community Development: Building, zoning and code enforcement.
81. City of Bonita Springs code of ordinances: Land Development Code on Municode.
82. Florida DEP coastal construction control line: State coastal construction permitting.
83. Florida DEP local government funding request, 2024 to 2025: Bonita Beach nourishment project data.
84. Florida DEP critically eroded beaches report: Little Hickory Island erosion status.
85. WINK News, nourishment contract, September 2024: Contract award.
86. WGCU, Milton impact in Bonita Springs: City assessment after Milton.
87. WGCU, parking closures, September 9, 2026: Beach lot closures.
88. Lee County Parks, beaches: Beach park index.
89. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
90. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
91. Lee County Parks, Little Hickory Island Park: Lot status checked October 1, 2026.
92. Lee County Parks, other Bonita Beach accesses: Free parking at accesses 2 through 9.
93. Lee County Parks unified payment system notice: Annual pass and payment system.
94. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
95. Lee County Solid Waste: Collection information.
96. WGCU, solid waste seasonal schedule: City of Bonita Springs collection.
97. Bonita Springs Utilities service area: Water and wastewater service area.
98. LeeTran: Public transit.
99. School District of Lee County, school zones: Zone and choice information.
100. Lee County school site locator: Address lookup.
101. School District of Lee County enrollment plan: Choice and proximity zones.

McGreevy and Comisar pages

102. Bonita Beach community page: The parent community page.
103. Bonita Springs area page: Area overview.
104. Best real estate agents in Bonita Springs: Agent guide for the City.
105. Seascape page: Our audit of the closest comparable.
106. Casa Bonita II page: The neighbour to the south.
107. Bonita Beach Club page: Gulf-side comparable with published rules.
108. Bay Harbor Club page: Bay-side comparable.
109. Casa Bonita I page: Gulf-side neighbour.
110. Casa Bonita Grande page: Gulf-side neighbour.
111. Casa Bonita overview: Which Casa Bonita is which.
112. Sea Isles page: Bay-side neighbour.
113. Bonita Shores page: Single-family alternative.
114. Free home valuation: Seller valuation request.
115. Buying with McGreevy and Comisar: Buyer page.
116. About McGreevy and Comisar: Our team.

Downloadable Documents

These are public primary documents behind the governance, litigation, sales-record and flood sections of this page, hosted by the issuing agency or court archive.

Southwest Florida MLS figures were not available at publication (checked 2026-10-01), see What We Could Not Verify. County recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Dolphin Way of Hickory Point. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.