Gulf Harbor, Bonita Beach

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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.

Gulf Harbor at Bonita Beach: 8 Bay-Side Condominiums at 25875 Hickory Blvd

Gulf Harbor is an eight-home, bay-side condominium in a single building at 25875 Hickory Blvd inside Bonita Beach in Bonita Springs, Florida, built in 1985 according to Lee County’s property roll. FEMA maps the building in Zone AE with a base flood elevation of 11 feet.

This page is about the Gulf Harbor on Hickory Boulevard on Little Hickory Island, and only that one. It is not the Gulf Harbor condominium community in Naples and it is not the Fort Myers community of a similar name. Those are different places with their own associations, and a search for the bare words Gulf Harbor will mix all of them together, which is one reason we wrote this page.

Gulf Harbor is small by the standards of Hickory Boulevard. Most of the strip is mid-rise and high-rise concrete with 40 to 360 homes under one roof or one gate. Gulf Harbor has eight, two on each of four residential levels, and it sits on the bay side of the road a short walk from the nearest county beach access. McGreevy and Comisar list and sell homes here, and this page is the audit we hand to a seller or a buyer before either one decides. Every fact carries a source, every conflict between two public records is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Which Gulf Harbor is this?

The only Gulf Harbor on this page is the eight-unit condominium that Lee County’s roll describes as GULF HARBOR CONDO, with the recorded declaration at Official Records Book 1761, Page 2422, and the street address 25875 Hickory Blvd, Bonita Springs, FL 34134. The state’s condominium division lists it as Gulf Harbor, A Condo, project PR1S005348. We confirmed that it is on the Bonita Beach strip by its address and its county legal description, not by its name, because the name is shared with places in other cities.

Where Gulf Harbor is, precisely

Gulf Harbor sits on the east, or bay, side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. The county’s parcel layer places all eight homes at one point and tags every parcel Bay in its land-on field. On Hickory Blvd the odd street numbers run along the bay side and the even numbers along the Gulf side: in the county roll, 906 of the 909 condominium parcels on Hickory Blvd that carry a land-on entry follow that pattern, and 25875 is an odd number. The county’s map service places the building inside the City of Bonita Springs, FEMA community number 120680, and the county’s tax-district field reads City of Bonita Springs and the Bonita Springs Fire District.

Measured in a straight line from the county’s beach-access layer to the building, Little Hickory Island Park, which the county also calls Bonita Beach Access 10, is about 303 meters to the south-southeast, Access 9 is about 560 meters away and Access 8 about 929 meters. Those are our measurements, not walking routes, and the county’s beach lots changed their rules this fall, which we cover under daily logistics. Casa Bonita Royale is next door at 25901 Hickory Blvd, and the Gulf-side towers Casa Bonita II at 25870 and Casa Bonita Grande at 25900 face it across the road.

Eight homes or nine parcels? What the records say

The state’s condominium record counts 8 units. The county roll carries 9 parcels under the association’s legal description: eight home parcels, numbered 201, 202, 301, 302, 401, 402, 501 and 502, and one common-element parcel of about 0.47 acre. The ninth parcel is not a home. Two homes on each of four levels also add up to eight, and the county’s building layer lists the same eight residential units in one building. Every sale on this page belongs to one of the eight homes.

Quick reference, Gulf Harbor

Why McGreevy and Comisar Are the Best Realtor for Gulf Harbor

If you’re searching for the best realtor for Gulf Harbor in Bonita Beach, Bonita Springs, whether you’re ready to sell your Gulf Harbor 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 Gulf Harbor 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 Gulf Harbor 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-sales file for Gulf Harbor shows one sale in the twelve months before October 1, 2026, unit 501 at $820,000 on March 3, 2026, so the county record shows one qualified sale in that window. We tracked every one of the 26 Gulf Harbor closings in the county record, and the latest recorded sale on each of the 8 homes, for this page.

Honors and recognition:

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

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

Buying a home in Gulf Harbor? 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 Gulf Harbor as a Homebuyer

A Gulf Harbor homebuyer gets one of eight bay-side condominiums in a single four-level building, built in 1985, a few hundred meters from a public Gulf beach access. The trade is a thin public record: one qualified sale in five years, no association website, no published fee schedule and a state record that flags the annual fee as unpaid.

Data updated: October 2026

What the public record says Gulf Harbor offers

The county roll and the state records describe a small property, not a brochure. Eight homes share one street address and one building, two to a level. They come in two heated sizes, 1,417 square feet for the six homes on levels two through four and 1,560 square feet for the two top-level homes, 501 and 502, and the county’s parcel page for unit 501 lists two bedrooms and two baths, while our roll extract carries no bedroom counts for the other seven. The county’s parcel layer flags a pool and a boat dock on all eight homes, which we read as shared features of the association, not eight private ones, and the amenities section below says what that does and does not prove. A buyer is choosing a level, a unit line and a condition from a very short menu.

Who Gulf Harbor suits

Gulf Harbor suits a buyer who wants a bay-side home on Little Hickory Island in a building of eight owners, who values being a short drive or walk from county Gulf access without paying for a tower’s amenity package, and who is comfortable reading a small association’s documents before making an offer. It also suits a buyer who likes living above the ground level: the unit numbers start at 201, which we read as homes beginning one level up, and we did not verify any view. And it suits a buyer who can live with the flood map, because the building is in a mapped flood hazard area.

Who should look harder before buying

Gulf Harbor does not suit a buyer who needs a published fee schedule, a posted rules document and a visible reserve policy on day one, because we could not find any of them. It does not suit a buyer who needs guaranteed short-term rental rights or a particular pet allowance, because those terms are not public either. And it does not suit anyone who will not look closely at a very small association’s finances: with eight owners, one large repair or one owner who stops paying moves every other owner’s costs, and the state’s own record shows the association’s annual state fee for 2025 as not recorded paid, which is a question to put to the manager before signing.

The three document requests every Gulf Harbor buyer should make

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

• The current budget and the most recent annual financial statement, so you can see what the assessments fund, what the reserve line holds and how the association’s cash compares with its bills.
• The milestone inspection summary and the structural integrity reserve study, or the association’s written statement of where each stands, because a 1985 building of four levels is inside both statutes on its face.
• The association’s insurance summary and every special assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice.

Buying at Gulf Harbor? 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.

Gulf Harbor Market Snapshot: What Have Condos Sold For?

Gulf Harbor has one qualified sale in the last 60 months on Lee County’s corrected record: unit 501, a 1,560 square foot home, for $820,000 on March 3, 2026, or $525.64 per heated square foot. The county file holds 26 qualified sales since 1985. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Data updated: October 2026

How to read the county record

The county record is complete from 2009 and partial before it. The Lee County Property Appraiser’s roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on. A count of sales since 2009 is therefore a complete count, and a count of all recorded history is a count of what the file holds, never a claim of every sale ever made. We use the file the county’s own transfer code list requires: for sales dated through December 31, 2008 the county’s transfer code list treats code 06 as the qualified arm’s-length code, and from January 1, 2009 codes 01 and 02 are the qualified codes. The file was corrected and rebuilt on October 1, 2026 from the roll exported September 27, 2026.

The county windows, and why we list the sales instead of a median

The method widens the window until it holds 10 qualified sales, and for Gulf Harbor no window up to 60 months does. With fewer than 10 sales, a median is not a price signal, so we list the sale and state counts only.

The one qualified sale in the last 60 months

That sale is a resale of the same top-level home that sold for $900,000 on January 3, 2020. The price per heated square foot is $820,000 divided by 1,560, or $525.64. One sale is a data point, not a market, and the section on repeat sales below shows what the same homes did over longer stretches.

All nine qualified sales since 2009, one by one

Because the record is complete from 2009, this table is the whole recorded market for the building in that period. The file shows no qualified sale in 2009 through 2013 or in 2021 through 2025.

The nine prices add to $5,861,500. We do not publish a median of them as a price signal, because the nine span twelve years and two very different markets: the three sales in early 2014 closed near $350 per heated square foot, and the 2019 and 2020 sales closed at $494 to $577.

Twenty-six sales since 1985, by period

The county file holds 26 qualified Gulf Harbor sales, the first dated February 1985. Before 2009 the file is partial, so this table is a labelled history by period and not a trend line, and the ranges mix different homes and different markets.

The five periods add to 26. The county file classes 4 of the 26 as builder-direct first sales, all dated February 1985 to October 1986, and the other 22 as resales.

Repeat sales: what the same homes did

Four homes appear in the file more than once since 2009, and one more repeat spans the 2004 to 2020 stretch. The pairs are the closest thing the record offers to a like-for-like comparison.

Unit 501 is the most telling home on the roll. It sold at $585,000 in 2016, $900,000 in 2020 and $820,000 in 2026, so over 9.8 years it is up $235,000, or 40.2 percent, and it gave back $80,000 from its 2020 peak. We read that as one home’s story and not as a building-wide price index.

Every home’s latest recorded sale on the roll

The roll shows the most recent recorded sale on each parcel. We list all eight with no median, because each parcel shows only its latest sale. For every home the latest roll sale is also a qualified sale in the county file.

Seven of the eight homes have not been recorded as sold in the last five years. Unit 201’s last recorded sale is more than 27 years old, which usually means a long-term owner, a trust, or a transfer that the state does not class as a sale, and we do not guess which. For a seller this matters because the nearest recent comparable for most homes here is one sale, 501, and it is a different floor plan.

What the qualified file leaves out

Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. They also leave out what happens inside a sale, such as concessions, furnishings and condition, which is why we walk a home before we price it.

What the MLS would add, and why it is missing

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

How much of Gulf Harbor has changed hands since Hurricane Ian?

One of Gulf Harbor’s eight homes, unit 501, shows a latest recorded sale dated after September 28, 2022, the day Hurricane Ian made landfall, which is 12.5 percent of the building. That is a floor, because a home that sold twice since Ian shows only its last sale, and with eight homes a single sale moves the share by 12.5 points. A July 2025 Gulf Coast News Now report quotes a board officer at the neighboring Seascape saying about 10 percent of its owners sold after the storm, so Gulf Harbor’s turnover since Ian is in the same range, on a very small base.

Gulf Harbor against its strip neighbors, on the county record

The yardstick is the county’s qualified record: the window each association needed, the number of sales in it, the range and the all-history count with its first year, plus the FEMA zone and the year built. Where an association has fewer than 10 sales in 60 months, no median is stated, in line with our method. The figures are copied from the county table built on October 1, 2026.

Gulf Harbor shares its flood zone, its bay side and its 1985 build year with Palm Bay Estates, and both are eight-home associations where a single sale changes the story. The one Gulf Harbor sale in five years, at $820,000, sits above the two Palm Bay Estates sales, which closed at $640,000 and $525,000 in 2025, but those are different homes and sizes, and we compare them directionally only. The Gulf-side tower across the road, Casa Bonita II, is mapped in a more severe flood zone and has traded at higher prices on a wider set, which is the point of the table: the same road holds very different products.

Where Did Gulf Harbor Come From? Origins, Declaration and Plat

Gulf Harbor’s condominium was recorded on January 2, 1985, according to the state’s condominium record, and its declaration is cited by Lee County at Official Records Book 1761, Page 2422. The first recorded unit sale followed on February 1, 1985. We did not read the declaration itself, because the Clerk’s records system would not open for us.

Data updated: October 2026

January 1985: the state record and the county record agree

Two public records date Gulf Harbor to the start of 1985. The state’s condominium division shows the project recorded on 01/02/1985, which we read as January 2, 1985 (the state’s files print dates month first). The county’s roll shows 1985 as the first year the homes appear on the tax roll and as the year built, and the county’s building layer carries the same year. The county’s sales file adds a third marker: the first recorded sale on the roll is unit 402, for $187,900, on February 1, 1985, recorded at Official Records Book 1766, Page 2647. A first sale one month after the project’s recording is what a new condominium looks like in the record.

The builder-direct sales, 1985 to 1986

The county’s file classes four Gulf Harbor sales as builder-direct first sales: unit 402 at $187,900 in February 1985, unit 301 at $195,500, unit 201 at $217,000 and unit 302 at $196,000, the last of them in October 1986. The other four homes, 202, 401, 501 and 502, do not show a builder-direct sale in the file, which can mean the file does not hold it or that the home first sold another way. We do not guess which. The four prices are what a 1,417 square foot home cost at the start, and they put the 2014 and 2026 sales in the market snapshot above in context: the 2026 sale of unit 501 at $820,000 is about 4.4 times the $187,900 of the first 1985 sale, though for a larger home.

The declaration: where it is and what we did not read

The county’s legal description for every home reads “GULF HARBOR CONDO OR 1761 PG 2422,” so the declaration of condominium is cited at Official Records Book 1761, Page 2422. The Lee County Property Appraiser’s parcel page links to a Clerk’s search by that book and page. The Clerk’s Official Records system did not return for our scripted requests, so we have not read the declaration, any amendment, the bylaws or the rules. Everything this page says about the association’s rules is therefore a statement of what to ask, not what the documents say. A buyer or seller can pull the instrument from the Lee County Clerk’s Official Records search or ask the seller for the statutory document package.

The two books are close. The first sale is recorded five books after the declaration, which is consistent with the two instruments having been recorded within weeks of each other. That is an inference from the numbers and not something we read in either document.

Why the plat and the common-element parcel matter

A condominium’s survey and plot plan is ordinarily recorded as an exhibit to the declaration, and it is the document that shows the building, the grounds and anything the owners share. We did not read Gulf Harbor’s. The county’s parcel layer shows what the plat probably divides. The common-element parcel, folio 10462871, covers 20,654 square feet, about 0.47 acre, and is the parcel the county’s building layer attaches the building to. Separately, the county flags all eight home parcels as having a pool and a boat dock, which we read as indicators of shared features and not as proof of any owner’s right to use them. Each of the eight home parcels is listed at 4,965 square feet, the same figure as the building’s footprint, which reads as the county repeating the footprint on every stacked home and not as eight separate lots, our inference. The practical point is that an owner owns the air space of the home plus a share of the common elements, and the declaration and plat say what the share and the common elements are.

The address conflict: 25998 or 25875 Hickory Blvd?

The state’s condominium record prints the project at 25998 Hickory Blvd, Bonita Beach, FL 33923. The county’s roll, parcel layer and building layer all print 25875 Hickory Blvd, Bonita Springs, FL 34134. We tested the state’s number and found no parcel at 25998 or 25996 Hickory Blvd on the county’s parcel layer, while a control query for 26000 Hickory Blvd returned the Gulf-side Casa Bonita I parcels, so the empty result is real. The state’s ZIP, 33923, is the older Bonita Beach ZIP, and the state’s record for a neighboring association, Palm Bay Estates, also prints a 33923 address that does not match its county street number. We publish both addresses, attribute each to its source and use 25875 as the physical address because it matches a parcel. Which address the declaration uses is a question only the recorded instrument settles, and it matters if you search the Clerk’s index by street number.

Ready to Sell at Gulf Harbor on Bonita Beach? Eight Homes and One Recorded Sale in Five Years: Start With a Free Valuation

The county record gives a seller one comparable in five years and a handful of older ones, which is why the nearest like home and the condition of yours matter more here than any average. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call. Buyers can reach Marc at (239) 287-5873 or start on our buyer page.

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

Gulf Harbor’s association could not be tied to a Florida corporate record, and the state’s condominium division shows it as Approved with a secondary status of Delinquent, managed in care of Mitchell Association Management Group of Sarasota. We read the delinquency as a missing 2025 state fee, which is an administrative flag and not a finding about the association’s finances.

Data updated: October 2026

What the Sunbiz record says, and why we did not use a similar name

On October 1, 2026 we searched the Florida Division of Corporations’ entity-name index for Gulf Harbor, Gulf Harbor Condo, Gulf Harbor Condo Assn and Gulf Harbor Of. None of the results was a corporation called Gulf Harbor Condo Assn Inc, Gulf Harbor Condo Association, Gulf Harbor, A Condominium or Gulf Harbor of Bonita Beach. The one active condominium association in the results is a corporation with a Naples address, and it belongs to the Naples community of the same name, not to this building, so we do not use it or cite it. The Sunbiz site cannot be searched by street address, so we could not look up 25875 Hickory Blvd directly. The association’s corporate record is therefore unresolved. The route to it is the recorded declaration, which names the corporation, and then a Sunbiz search on that exact name. Until then, treat any Sunbiz page you find for a different Gulf Harbor as a different place.

The state condominium record, line by line

The Division of Florida Condominiums’ public extract lists the project as Gulf Harbor, A Condo, project number PR1S005348, in Lee County, with 8 units and a recorded date of 01/02/1985. Its primary status is Approved. Its secondary status is Delinquent. The managing entity is listed as Gulf Harbor Condo Assn Inc, in care of Mitchell Assn Mgmt Group LLC at 5942 Palmer Blvd in Sarasota. The extract is a state database, and the street address it prints, 25998 Hickory Blvd, does not match the county’s, as the address section above explains.

What the Delinquent flag means, and what it does not

The state’s payment history for the project shows $32 billed and $32 paid for each of 2022, 2023 and 2024. For 2025 it shows $32 billed, $0 paid and a pending amount due of $35.20, and the 2026 row is present with blank amounts. The $32 is the statutory annual fee of $4 for each of the 8 units. The $35.20 is $32 plus a 10 percent penalty of $3.20. Under Florida Statute 718.501, an association that does not pay the fee by March 1 is assessed a 10 percent penalty and does not have standing to maintain or defend any court action until the fee and penalty are paid. Our reading, from the extract fetched October 1, 2026, is that the 2025 fee is not recorded as paid. That does not say whether the association has money, owes its vendors or has a dispute. It does say that a buyer should ask for the receipt, because an association without standing may not be able to pursue a delinquent owner in court until the fee is cleared.

Who manages Gulf Harbor? The route to the answer

The state’s extract names Mitchell Association Management Group LLC, with a Sarasota address, in care of the association. We found no association website, notice or listing that confirms the firm is the current manager, and we could not confirm the firm’s own corporate record through our tools. The reliable current answer is the estoppel certificate, which names the association’s contact, and we ask for it in writing. Whether the association is self-managed, uses this firm or has changed firms since the state record was last updated is not something we can say.

Is there an association website?

We found no Gulf Harbor association website, owner portal or public notice page. Florida requires an association website only for associations of 25 or more units, so the absence is not a violation and is expected for an eight-home building. It does mean the budget, the minutes and the rules are not public, and a buyer gets them from the seller or the manager.

The size of the association is itself a fact

Eight homes means a state fee of $4 times 8, or $32 a year, and eight votes. The county’s roll shows owner mailing addresses in six states outside Florida for six of the eight homes, Ohio, Indiana, North Dakota, Maryland, Minnesota and New Jersey, and in Florida for the other two, and homestead exemptions on two homes, units 401 and 502. We read that as a mostly seasonal or second-home owner base, our inference from mailing states, and we draw no conclusion about any one owner. For a buyer it means meetings, quorum and decisions depend on a handful of people, many of whom live elsewhere.

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

What Is the Gulf Harbor Building Like? One Mid-Rise, Eight Homes, Two a Level

Gulf Harbor is one building with eight homes, two on each of four residential levels, built in 1985 according to the county. Six homes have 1,417 heated square feet and two have 1,560, and the county’s records disagree on how many floors the building has, so we publish all three readings and the reason none of them is below three.

Data updated: October 2026

One building, two homes a level

The county’s building layer holds one Gulf Harbor footprint, described as a condominium mid-rise of 4 to 7 floors, with 8 residential units, built in 1985, and a ground footprint of about 4,965 square feet. The home parcels are numbered 201, 202, 301, 302, 401, 402, 501 and 502, so the roll shows two homes on each of levels 2 through 5. There is no home numbered in the 100s, which means the first level is not a residential level on the roll. What stands on it, parking, storage, an entry or open space, is not published, and we do not guess.

The size mix

The county roll gives heated area for every home. Six homes, units 201, 202, 301, 302, 401 and 402, are 1,417 square feet each. The two top-level homes, 501 and 502, are 1,560 square feet each. Six times 1,417 is 8,502 and two times 1,560 is 3,120, which add to 11,622 square feet, the same figure as the county’s effective area for the building, so the roll and the footprint layer agree to the square foot. The county’s parcel page for unit 501 lists two bedrooms and two baths. We did not read the other homes’ pages for layouts, so we state no layout for them.

How many floors? Three readings

The county’s own layers do not agree, and a buyer should know why.

Our reading is four residential levels, 2 through 5, over a first level that carries no home. Every one of the three readings is three or more stories, and three habitable stories is the threshold in the milestone inspection and structural reserve study statutes discussed below, so we treat those statutes as applying until a document says otherwise. The county’s story count is a tax record, not a determination under the Florida Building Code.

What is on the ground level, and where the homes begin

The roll’s numbering begins at 201, so the homes begin one level above the first. That is consistent with the homes standing over parking or another non-residential level, which is our inference from the numbers and not a fact we read. The first level also matters for flood, because it is the level that the base flood elevation of 11 feet reaches first. The flood section below gives the ground elevation, about 5 feet, and the base flood elevation, and says why the lowest floor of the homes matters more than the ground.

The lot, the common parcel and the bay

The county tags every home parcel as sitting on the bay and puts the building on a common-element parcel of 20,654 square feet. The owners share the grounds on that parcel and whatever the declaration lists, which may include stairs, a roof, a pool and a dock. Whether the building has an elevator is not published, and for a four-level residential building that is a first question, because an elevator is one of the larger recurring costs and one of the larger repairs.

What Amenities Does Gulf Harbor Have?

Gulf Harbor’s amenities are not published: we found no association website, brochure or rules document. The county flags all eight home parcels as having a pool and a boat dock, which are indicators of shared features and not proof of what an owner may use. The nearest county beach access is about 303 meters away.

Data updated: October 2026

What the record shows and does not show

Lee County’s parcel layer sets a pool flag and a boat-dock flag to yes on all eight home parcels. We read these as the county’s feature indicators for the project. They do not say where the pool or the dock is, who owns it, what shape it is in or whether any owner has an assigned right to use it. We saw no other amenity in any public record: no clubhouse, fitness room, gate or elevator is documented. The absence of a list is a fact about the record and not a statement that nothing exists. For a building this size, the realistic range is a modest pool deck and a dock on the bay, and the declaration and plat are the documents that say which.

Beach access, measured

The county’s beach-access layer gives straight-line distances from the building’s center to the nearest public Gulf accesses, and these are our measurements and not walking routes.

The county’s Parks pages said on October 1, 2026 that the Little Hickory Island Park lot and amenities closed on September 8, 2026 while pedestrian access continues, so the closest access is a walk and not a drive. The logistics section covers parking and the dates.

Docks, the bay and what a dock right means

If a home is marketed with a dock or a slip, ask for the recorded instrument that conveys it. In some Florida condominiums a dock is a limited common element assigned to one unit, in others it is a shared asset and in others it belongs to a separate entity. Our audit of Bay Harbor Club found 50 deeded docks among 103 units, which shows how much the answer varies within one association. The county’s boat-dock flag on all eight Gulf Harbor homes does not tell you which of these applies. A buyer who wants to keep a boat here should ask for the dock’s assignment, its condition, its permit and the budget line that maintains it.

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

What Does the Gulf Harbor Fee Bundle Cover?

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

Data updated: October 2026

What is documented, and how far it goes

The only dollar figure the public record gives for the association is its annual state fee of $32, which is $4 for each of eight units. Nothing we read states the monthly or annual assessment, the unit shares or the items the assessment pays for. We did not use association fees or fee lists from commercial listing sites, because they are marketing text keyed in for a listing and not association documents. Their content is a lead for the Southwest Florida MLS pull that was parked on the publication date, and we list it among the figures to verify.

What the budget should tell you

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

• Property and flood insurance, which has driven fee growth along the Gulf coast, and the windstorm deductible.
• Reserve contributions for the roof, painting, paving and any structural items the statute lists, and whether reserves are funded or waived.
• Elevator maintenance, if there is an elevator, and any stair or balcony repair.
• Utilities the association pays, such as water, sewer, trash and any bulk cable or internet.
• Pool, dock and seawall upkeep, if the building has them.
• Management and professional fees, and any loan repayment or special assessment installment.

How shares work, and what they would mean at Gulf Harbor

Assessments are normally apportioned by each home’s share of the common expenses in the declaration. At Gulf Harbor the homes are two sizes, so the formula matters. If every home paid an equal share, each would carry 12.5 percent. If shares followed heated area, a 1,417 square foot home would carry 1,417 divided by 11,622, or 12.19 percent, and a 1,560 square foot home 13.42 percent. These are illustrations of the two common methods and not Gulf Harbor’s shares, which only the declaration states. On a $100,000 project the equal split is $12,500 a home, and the area split is $12,192 for a 1,417 square foot home and $13,423 for a 1,560 square foot home, a difference of about $1,230.

The management company

The state’s record names Mitchell Association Management Group of Sarasota in care of the association, as the association filings section explains, and we could not confirm it is current. The estoppel certificate is the reliable current answer.

What Are the Layered Costs of Owning at Gulf Harbor?

Owning at Gulf Harbor 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 $820,000 of the one recent sale, Florida’s deed stamp tax alone is $5,740.

Data updated: October 2026

The estoppel certificate

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

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

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At $820,000 that is 8,200 hundreds times $0.70, or $5,740. At the $900,000 of the January 2020 sale of unit 501 it is 9,000 hundreds times $0.70, or $6,300. 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 Gulf Harbor home is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each home’s assessed value, exemptions and taxing authorities, which here are the City of Bonita Springs and the Bonita Springs Fire District. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. Ask us for a tax estimate at your purchase price when you are ready.

Your own policy

An association’s master policy does not insure everything inside a home, an 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 the insurance section discusses. How the master policy is split between the association and each owner depends on the declaration.

Special Assessments and Loans at Gulf Harbor: What Is Public

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

Data updated: October 2026

What we looked for

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

What a special assessment notice must say

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

Why a special assessment weighs more in an eight-home association

Fewer owners means each one carries a bigger slice of every project. As an illustration, not a Gulf Harbor figure, a $100,000 project divided equally among eight homes is $12,500 each, while the same $100,000 across a 60-home building is $1,667 per home. A four-level building also has the big items a one-story building does not, such as a roof over four levels, any elevator, stairs and balconies, and structural concrete, so a small association’s reserve policy deserves more attention here than in a large one that spreads the same repair across many owners.

How we would price one in

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

Declaration, Bylaws, Rules and Approvals at Gulf Harbor

Gulf Harbor’s declaration, articles, bylaws and rules are not posted publicly that we could find, and the Clerk’s records system would not return for us. A buyer can read the statutory document package the seller must provide and the one Official Records reference on the county roll. Approval, transfer and leasing terms are unknown until the documents arrive.

Data updated: October 2026

What a buyer can read before contract

Three public sources carry governance content for Gulf Harbor. The county roll’s legal description cites Official Records Book 1761, Page 2422 for the declaration. The state’s condominium public records identify the project 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.

Meetings, notice and owner votes in a very small association

The statute sets the baseline even when a property has not published its own rules. Board meetings require 48 hours’ posted notice, and meetings on a special assessment or a rule that changes unit use require 14 days’ notice, under Florida Statute 718.112. That statute also lets an association of 10 or fewer units, by a majority vote of the total voting interests, provide for different voting and election procedures in its bylaws. Gulf Harbor has eight units, so its bylaws may do so, and a buyer should read how directors are chosen and how owners vote. With most owner mailing addresses outside Florida, the quorum and proxy rules matter more than they would in a resident-owned building.

Who is responsible for what inside and outside a home

The line between association and unit-owner responsibility, for items such as the roof, exterior walls, windows, doors, balconies, air handlers, plumbing and electrical, is set by the declaration and by Florida Statute 718.113 as to maintenance, and a declaration can place some items on the owner and others on the association. In a stacked building, the roof, the structure, the balconies and the windows are the big-ticket items, and the declaration decides who pays for each. Gulf Harbor’s declaration is not public, so we do not say where its line falls.

How a declaration is amended and how rules are enforced

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

Approvals, transfer and applications

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

Your right to inspect the records

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

Can You Rent Out a Gulf Harbor Home?

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

Data updated: October 2026

What the association has published

Nothing we read states a Gulf Harbor minimum lease length. The first question for the manager is the declaration’s leasing article, any amendments, and the board’s rental application and fee. The strip associations whose rules we could read set a floor of 30 days, and Gulf Harbor’s own rule can only come from its own documents.

The state license trigger

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

Tourist tax

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

The City rental permit

The City of Bonita Springs runs a rental permit program. As we read the City’s page, the permit applies to non-owner-occupied single-family, duplex or multi-family property, and it exempts properties of more than six dwelling units regulated under Chapter 718. Gulf Harbor’s eight units in one building exceed six, which points to the exemption. Confirm the current rule with the City before you rely on that reading.

Are Pets Allowed at Gulf Harbor?

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

Data updated: October 2026

What to ask

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

Assistance animals

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

Beach rules for dogs

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

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

What Did Hurricane Ian Do Near Gulf Harbor?

Hurricane Ian’s surge reached the Gulf Harbor block: the U.S. Geological Survey surveyed marks within 556 meters of the building at 11.3 to 12.2 feet above the datum, one of them inside a home next door. Against Gulf Harbor’s bare ground that implies roughly 6.1 to 7.3 feet of water, by our arithmetic.

Data updated: October 2026

What we did not find

No owner letter, board update, loan notice or press story about the Gulf Harbor building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that any home took water or that it did not. The county roll shows one Gulf Harbor home, unit 501, with a latest recorded sale after the storm, which is consistent with an ordinary resale market and says nothing about damage.

The closest surveyed marks

The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest Gulf Harbor. Distances are straight-line from the building’s center, and elevations are feet above the NAVD88 datum.

Ground at the five points we sampled on the building’s footprint is 4.88 to 5.23 feet above the same datum, according to the USGS elevation service. Using the four nearest marks, 11.3 to 12.2 feet, subtracting gives 11.3 minus 5.23, or 6.07 feet, to 12.2 minus 4.88, or 7.32 feet, of water above Gulf Harbor’s bare ground. That is our arithmetic from neighbors’ marks, not a measurement taken at the building. The mark next door is inside unit 107, which by its number looks like a first-level home, so its 2.53 feet above ground is probably a floor-level reading and not a ground reading, our inference. A floor raised above the ground meets less water.

How high was the water? Numbers that disagree

Published surge numbers differ. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. Other agency documents we read describe higher figures for the same coast. We quote the Hurricane Center’s range because it is a published, sourced range, and we treat the surveyed marks above as the closest evidence for this block.

What to ask the seller

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

Gulf Harbor Flood Zone, Storm Posture and Insurance

FEMA’s flood map places the Gulf Harbor building in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts it in Zone A. Ground under the building is about 5 feet, roughly 6 feet below that line; floor heights, which are not published, decide each home’s position.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at five points inside the building’s footprint, the center and four points near its corners, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum, a coastal floodplain, and the same panel. Lee County’s evacuation zone map returned Zone A and surge zone 1 at the same points, and the county’s layers place the building inside the City of Bonita Springs.

Base flood elevation against the ground

Ground at the five points is 4.88, 4.99, 5.03, 5.19 and 5.23 feet. The base flood elevation minus ground is therefore 5.77 to 6.12 feet. Whether that matters to a particular home depends on the floor. The homes begin on the second level of the roll’s numbering, so each stands at least one level above the ground, but floor heights are not published and we did not find an elevation certificate for the building, and the certificate, which a licensed surveyor prepares, records the lowest floor against the base flood elevation. It is the single most useful flood document to ask for, and it also tells you what is on the ground level.

The City’s rules after damage

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Gulf Harbor that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s ordinance amending Chapter 10, Building Codes and Standards, adopted in 2022 carries the definitions of substantial damage and substantial improvement. The ordinance also records that Lee County joined the National Flood Insurance Program on September 19, 1984 and the City on August 16, 2002. The county roll dates the building to 1985, after the county’s entry, but we did not read the permits and we do not state which flood map governed construction. Whether the City made a substantial damage determination is not published, and the EnerGov portal lets anyone search permits by address.

The City’s flood rating and your flood insurance

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

Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. For eight units that formula caps at $2,000,000, our arithmetic from the brochure. Gulf Harbor’s flood policy, limit and carrier are not published. Ask the manager for the declarations page, and ask each seller whether the unit owner carries a separate contents and loss-assessment policy.

Wind, the master policy and what insurance costs

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

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

Storm posture for owners

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

Helene and Milton in 2024

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

Milestone Inspections and Reserve Studies at Gulf Harbor

Gulf Harbor appears to fall inside Florida’s milestone inspection and structural reserve study laws, because every county reading of its height is three stories or more and the building dates to 1985. No document we found says whether either has been completed. That status is the first thing to ask the manager and the seller for.

Data updated: October 2026

What the county’s building record shows

The county’s building layer lists one Gulf Harbor building of four stories, built in 1985, and its parcel layer lists three stories on six homes and four on the top two. The floors section above gives all three readings, and each is three or more. That is a county tax record, not a determination under the Florida Building Code, and the statutes turn on the code’s count of habitable stories, so we say what the county shows and no more.

The statutes

Florida Statute 553.899 applies its milestone inspection to buildings of three habitable stories or more, and it sets the first inspection at 30 years after the certificate of occupancy, with a deadline of December 31, 2024 for buildings that reached 30 years before July 1, 2022, and an option for a local government to require it at 25 years. By our reading, a 1985 building reached 30 years in 2015, which is before July 1, 2022, so its first inspection would have been due by December 31, 2024. Florida Statute 718.112 excludes buildings under three stories and one- to four-family dwellings from the structural integrity reserve study requirement, and requires the study by December 31, 2025 for buildings of three stories or higher, with a later date of no more than December 31, 2026 when it is done together with a milestone inspection that falls due on or before that date. A 2025 law, House Bill 913, moved the general deadline from December 31, 2024. We read the statutes as text on October 1, 2026, and a building’s lawyer or engineer decides how they apply to it.

What this means for a small association

An eight-home association pays for a milestone inspection, a structural reserve study and any repair they identify with eight owners’ money. The reserve study sets the schedule for the roof, the structure, the waterproofing, the windows and the paving, and a building that has not funded those items can face large assessments quickly. The state’s delinquency flag on the association’s annual fee, described in the filings section, is a reason to ask early whether the reports exist. We are not saying they do not. We are saying the public record shows neither, and a buyer should not assume either.

What the contract says

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

The Citizens question

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

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

Which Schools Serve Gulf Harbor? Check by Address

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

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter 25875 Hickory Blvd. Run it for the current school year and again if the district approves a new enrollment plan. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone. The district page says the 2026 to 2027 plan was approved on December 1, 2025, and we did not read that version.

What zone Q lists in the plan we read

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

What we do not claim

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

City Permits, Zoning and Coastal Rules at Gulf Harbor

Gulf Harbor sits inside the City of Bonita Springs, so building permits and zoning come from the City, while the state’s coastal construction control line and Lee County’s coastal layers add rules. The building is landward of both control lines we queried. We did not confirm the City’s zoning district, and we say where to confirm it.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a building, a home’s electrical or plumbing, and restoration after storm damage require City permits. The City’s self-service portal, EnerGov, lets anyone search permits by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. For any home you plan to buy, search 25875 Hickory Blvd and ask the seller to close out any open permit. Open permits can complicate a closing and a lender’s review.

Zoning: not confirmed here

Lee County’s parcel layer tags the Gulf Harbor parcels with the City of Bonita Springs as the zoning authority, and we did not confirm the City’s district. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and a buyer who needs a specific use, an addition or a dock should confirm it in writing.

The coastal construction control line

The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line, and its program page explains the rules. On October 1, 2026 we measured from the building to the state’s 1991 line in the department’s map service and found the nearest point 23 meters from the building’s center, on the Gulf side of the footprint, which puts the building landward of the line. Lee County’s 1978 line is about 120 meters away, also with the building landward. That is our reading of two map layers, not a permit determination. Whether any Gulf Harbor structure holds a state coastal permit is not published, and the association manager is the one to ask.

Lee County’s coastal layers

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

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

Living at Gulf Harbor means a county beach access about 303 meters away, a Hickory Blvd address on the bay side, and City and county services for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.

Data updated: October 2026

Beach access and public lots, checked October 1, 2026

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

• Little Hickory Island Park, Access 10, 26082 Hickory Blvd: the lot and amenities were closed from September 8, 2026, pedestrian access continued, the page suggested the LeeTran on-demand service, parking was $2 an hour when the lot is open, the county annual pass was valid, and no pets, fires or grilling were allowed.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9, including Access 9 at 26220 Hickory Blvd and Access 8 at 26410 Hickory Blvd, says no pets and no fires or grilling are allowed, and warns that the beaches have not been restored to their condition before Ian.
• Bonita Beach Park, 27954 Hickory Blvd: the lot and amenities were closed from September 8, 2026, and the page said the annual subscription is not accepted there.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026.

A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots. Gulf Harbor, at 25875, sits just north of Access 10 at 26082, the nearest access, which had a closed lot on the date we checked.

How far is the sand?

By our straight-line measurement from the county’s access-point layer to the building, Little Hickory Island Park is about 303 meters, Access 9 about 560 meters and Access 8 about 929 meters. These are our measurements and not walking routes. Whether an owner can walk through the association’s grounds to the street, and whether the building has any private path to the sand, are declaration and site questions we could not settle from public records.

Roads and bridges

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

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 Gulf Harbor uses county collection or a private contract is not published. The county roll lists the homes under ZIP 34134, and the arrangement for mail delivery is not described in anything we read.

Water, sewer, power and internet

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

Getting around

We did not run drive-time routes for this page, so we state no commute times. The LeeTran bus system and its on-demand service operate in the area, and the county’s Parks page names the on-demand service as the way to reach the closed Little Hickory Island lot.

Beach Nourishment, Erosion and Sea Turtle Season Near Gulf Harbor

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

Data updated: October 2026

Beach nourishment and erosion

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

Sea turtle nesting

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

Why this matters to an owner

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

How We Researched Gulf Harbor, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked all nine Gulf Harbor parcels in the Lee County roll, the 26 qualified sales in the county’s file since 1985 and every state filing we could open, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for the eight homes and the common-element parcel and read each home’s heated area from the roll. We tracked the building’s footprint in the county’s building layer and checked that the eight heated areas add up to the layer’s effective area, 11,622 square feet. We read the county’s recorded-sales file, rebuilt on October 1, 2026 from the roll exported September 27, 2026, and kept its window and qualification rules intact. We read the state’s condominium extract and its payment history for the association, and we searched Sunbiz four ways for a corporate record. We queried FEMA’s National Flood Hazard Layer at five points inside the footprint, Lee County’s evacuation, parcel, coastal and school layers, the state’s coastal construction control line and the U.S. Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Four things stood out. Unit 501 sold for $585,000 in 2016, $900,000 in 2020 and $820,000 in 2026, so it is up 40.2 percent over 9.8 years and gave back $80,000 from its peak. The state’s address for the building, 25998 Hickory Blvd, matches no parcel on the county’s map, and our control query for the next street number returned real parcels. The county’s three records of the building’s height give three different counts. And the state’s condominium record flags the association as Delinquent for what looks like a $32 annual fee, which is a small number with an outsized consequence if it is real.

What we could not get

We could not pull Southwest Florida MLS data for Gulf Harbor, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve documents or any insurance document, because the Clerk’s records system did not open for us and the association publishes nothing. We list these gaps again, in one place, at the end of the page.

Comparable Associations on the Strip: Gulf Harbor vs Palm Bay Estates

Palm Bay Estates is the closest comparable to Gulf Harbor on this strip: both are eight-home, bay-side condominiums built in 1985 in FEMA Zone AE at 11 feet. They differ in structure, in how far each is from the sand, in how many homes have sold lately and in what the state’s condominium record says.

Data updated: October 2026

Gulf Harbor versus Palm Bay Estates, side by side

Palm Bay Estates is eight homes in four one-story, two-home buildings on the bay side, and our page on it audits its record. Sales figures below come from the county’s corrected table of October 1, 2026.

The two sets of sales are different lengths of time and different homes, so we compare them directionally and never as a ranking. With only a handful of sales on each side, a single home moves either record.

When Gulf Harbor is the better fit

Choose Gulf Harbor if a stacked, upper-level home with a small association and a bay-side address is the point, if the larger 1,560 square foot top-level homes appeal to you, and if you are comfortable doing the document work this page describes, including the milestone and reserve study questions. A building with four residential levels can put the living floor farther above the ground than a one-story building does, though we did not read an elevation certificate for either.

When Palm Bay Estates is the better fit

Choose Palm Bay Estates if one-story living, the shortest walk to the sand and a state record with fees recorded paid matter more than height. It sits outside the three-story test on its face, so its building-level questions are fewer. Read our Palm Bay Estates page for its own audit.

Decision table: which one for which buyer

The other strip neighbors

County windows differ by neighbor, so the figures in the market snapshot above describe each record and not a ranking. Bay Harbor Club is the large bay-side tower complex and the only neighbor with a 24-month window of 12 sales. Sea Isles is an 84-unit bay-side association built in 1980. Beachwood on the Bay is a 15-unit bay-side association. Casa Bonita Royale is the next-door building at 25901 Hickory Blvd, and Casa Bonita II is a Gulf-side tower in a more severe flood zone.

Selling at Gulf Harbor? 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 Gulf Harbor

Gulf Harbor offers eight upper-level, bay-side homes in one building, a small association and a beach access within about 303 meters. Its costs are an unpublished fee schedule, a very thin sales record, a 1985 building with milestone and reserve study questions, a state delinquency flag, and the flood and insurance pressure of Zone AE. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. Eight homes in one building, small enough that every owner has a voice and every decision is personal.
• Bay side. The county roll tags all eight home parcels as on the bay, on the bay side of Hickory Blvd.
• Height. Homes begin on level 2 and run to level 5, so every home is above the ground level, and the top two homes are the largest.
• Beach on foot. The nearest county access is about 303 meters away in a straight line.
• Consistent size. Six homes of 1,417 square feet and two of 1,560 make the comparison between homes simple, and the county’s heated areas add up to the building’s 11,622 square foot total.
• A real record to read. Twenty-six qualified sales since 1985 and a state project record give a buyer something to check.

What gives us pause

• A very thin recent record. One qualified sale in the last 60 months, and seven of eight homes without a recorded sale in the last five years.
• A state flag. Delinquent on the state’s condominium record, because the 2025 annual fee is not recorded as paid.
• Unresolved identity records. The state’s address does not match the county’s, and we could not tie the association to a Sunbiz record.
• Milestone and reserve study questions. A 1985 building of three or more stories has statutory inspection and reserve study duties, and no public document shows them done.
• Flood and surge. FEMA Zone AE at 11 feet, evacuation Zone A, and Ian marks of 11.3 to 12.2 feet within 556 meters.
• Insurance cost. Statewide condominium premiums have moved sharply, and this association’s own are not published.
• Small-association risk. Eight owners share every cost, so one large repair can mean a large share per home.

How to weigh it

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

Selling at Gulf Harbor? 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 Gulf Harbor Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Gulf Harbor listing agent, or thinking, “I need someone to sell my Gulf Harbor home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Gulf Harbor 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 Gulf Harbor 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 Gulf Harbor 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 Gulf Harbor 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 one Gulf Harbor sale in the last 60 months, unit 501 at $820,000 on March 3, 2026, and 26 sales since 1985. That sale is 212 days before October 1, 2026. A record this small is why each Gulf Harbor comparable matters.

Why selling at Gulf Harbor is different

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

Price follows level, size and condition, and the record is thin. The six lower homes are 1,417 square feet and the two top-level homes are 1,560, and the one recent sale was a top-level home. We price from the nearest like home in the county record and from the neighboring associations, and we adjust for condition. Condominium projects with missing documents, special assessments or a state delinquency flag can narrow the pool of financed buyers, so we confirm early what a buyer’s lender will ask.

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

Request your free Gulf Harbor home valuation and we will come back with the nearest comparable recorded sales, the level and size 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 Gulf Harbor.

Gulf Harbor seller mini-FAQ

Six questions Gulf Harbor owners ask us before they list.

How much is my Gulf Harbor home worth?

It depends on level, size and condition, and the county record is thin: nine qualified sales since 2009, from $495,000 to $900,000, and one in the last five years. We use the nearest like home, not an average. A free valuation from our team gives you the comparables and the adjustments.

What do I owe the association when I sell?

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

Will the thin public record hurt my sale price?

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

Which documents do I need to give a Gulf Harbor buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, all at your expense under Florida Statute 718.503, plus the milestone inspection and reserve study status the contract must state.

Does my level or size change the price?

Yes, probably, though the record is thin: the top-level homes are larger, and unit 501 holds both the highest recorded price, $900,000 in 2020, and the most recent sale, $820,000 in 2026. One home is a sample of one. We price each home from the nearest like sale and adjust for level, view and condition.

How do I start?

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

Your Local Real Estate Experts

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

Honors and recognition

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

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

Contact Jesse and Marc

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

About our team

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

Frequently Asked Questions, Buyer Edition

When was Gulf Harbor built?

The county roll dates the building to 1985, and the state’s condominium record shows the project recorded on January 2, 1985. The first sale in the county’s file is dated February 1, 1985.

How many homes does Gulf Harbor have?

Eight homes in one building, two on each of four residential levels, according to the state’s record and the county’s building layer. The county shows nine parcels, which are the eight homes plus a common-element parcel of about 0.47 acre.

Which Gulf Harbor is this?

The Gulf Harbor at 25875 Hickory Blvd on Little Hickory Island in Bonita Springs. It is not the Naples or Fort Myers community of a similar name.

Is Gulf Harbor on the Gulf?

No, it is on the bay side of Hickory Blvd. The county tags every home parcel as on the bay. The nearest county Gulf access, Little Hickory Island Park, is about 303 meters away in a straight line.

How many floors does Gulf Harbor have?

The county’s records give three readings: four stories in the building layer, three or four by home in the parcel layer, and four residential levels in the unit numbering. Each is three or more.

Are there homes for sale at Gulf Harbor on Bonita Beach?

Active-listing counts come from the Southwest Florida MLS, which was not available when we published, so we do not show them. Information not available at time of publishing (checked 2026-10-01). Ask us for a current search and we will run it for you.

What are the HOA fees at Gulf Harbor?

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

What does the Gulf Harbor fee cover?

Not published. Which costs the association pays, such as insurance, roofs, grounds, water or an elevator, is set by the declaration and the budget. Ask the manager for the budget line items, and compare them with what the owner pays separately.

Does Gulf Harbor have a pool or a dock?

The county flags all eight home parcels as having a pool and a boat dock. That is a county feature indicator, not proof of what an owner may use. The declaration says who owns, uses and maintains each.

Can you rent out a Gulf Harbor home?

Not published. The declaration sets any minimum lease term or approval, and Florida, Lee County and the City of Bonita Springs add licensing, tourist tax and permit rules. The City’s rental permit page exempts properties of more than six units under Chapter 718, which points to an exemption for eight units, and we say to confirm it.

Are pets allowed at Gulf Harbor?

Not published. Pet limits come from the declaration and rules, and assistance animals are protected separately under federal fair housing law. Lee County’s beach accesses near the building allow no pets.

What flood zone is Gulf Harbor in?

FEMA Zone AE with a base flood elevation of 11 feet, on panel 12071C0651G effective November 17, 2022, and Lee County evacuation Zone A. Ground under the building is about 5 feet.

Do Gulf Harbor owners need flood insurance?

A lender will generally require flood insurance on a financed home in Zone AE, and the association’s own flood policy is not published. Ask the manager for the declarations page and ask what the unit owner must carry separately.

Has Gulf Harbor had special assessments?

None is public. We found no notice, loan disclosure or board letter. The estoppel certificate, the budget and the minutes are the way to the answer.

Who manages Gulf Harbor?

The state’s record names Mitchell Association Management Group LLC of Sarasota in care of the association. We could not confirm it is current, and the estoppel certificate names the current contact.

Has Gulf Harbor done its milestone inspection and reserve study?

Not published. A 1985 building of three or more stories appears to fall under both laws, and the first milestone inspection would have been due by December 31, 2024, by our reading. Ask for the reports.

Why does the state show Gulf Harbor as Delinquent?

The state’s payment history shows the 2025 annual fee of $32 billed and not recorded as paid, with $35.20 pending. We read that as an administrative flag and not a finding about finances, and we suggest asking for the receipt.

Which schools serve Gulf Harbor?

Lee County’s layer returns elementary zone Q for the building. The district’s locator controls the answer for an address, so enter 25875 Hickory Blvd for the current year.

How big are the homes at Gulf Harbor?

Six homes are 1,417 square feet and the two top-level homes, 501 and 502, are 1,560 square feet, heated area from the county roll.

What have Gulf Harbor homes sold for?

One qualified sale in the last 60 months: unit 501 at $820,000 on March 3, 2026. Since 2009 the file holds nine, from $495,000 to $900,000, and we list them one by one above because nine across twelve years is not a median.

Who is the best realtor for Gulf Harbor?

McGreevy and Comisar, led by Jesse McGreevy and Marc Comisar of Domain Realty Group, with Top 1% Real Estate Agents Nationally Since 2008 recognition, #1 Team in Southwest Florida since 2012, and a documents-first audit for every building we list. See our about page, or call Marc at (239) 287-5873 if you are buying.

Frequently Asked Questions, Seller Edition

How much is my Gulf Harbor home worth right now?

We cannot give a number without a look at the home, and the public record gives a range and not a price. One qualified sale in the last 60 months, $820,000 for a top-level 1,560 square foot home, and eight older sales since 2009 are the nearest evidence. A free valuation from our team tightens that with condition, level and view.

What have Gulf Harbor homes sold for recently?

The county’s qualified file shows one sale in the last 60 months, unit 501 at $820,000 on March 3, 2026, or $525.64 per heated square foot. Before it, the most recent were unit 401 at $700,000 in September 2020 and unit 501 at $900,000 in January 2020. The market snapshot above lists all nine since 2009.

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

You owe unpaid assessments through closing, and the estoppel certificate states what is owed. Who pays the unpaid balance of an assessment that is being paid in installments is a contract term, and the declaration and the contract decide it. We read the assessment notice and the estoppel before we advise a price.

Who pays for the estoppel certificate when I sell?

The statute caps the fee, $250 when nothing is owed, plus $100 if expedited and up to $150 more if the unit is delinquent, under Florida Statute 718.116, and the contract says who pays it. In practice the seller commonly orders it, and we request it early because the association has 10 business days.

What documents must I provide a Gulf Harbor buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and the milestone inspection and reserve study statement, under Florida Statute 718.503. A buyer who does not receive them before signing has seven days after receiving them to cancel.

How long does a Gulf Harbor buyer have to cancel?

Seven days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents if they were not delivered before the contract was signed. We deliver them before the contract so the clock does not run late.

Will the milestone inspection or reserve study affect my sale?

It can. A building of three or more stories that has not shown a completed milestone inspection or reserve study gives a buyer and a lender a reason to ask questions, and the contract must state the status. Get the reports, or the manager’s written status, before you list.

Will the flood zone and storm history affect my price?

The zone is a fact for every home in the building: FEMA Zone AE, 11 feet. What moves price is the home’s own record, whether it took water, the insurance claim and the work done since. A seller with documents and permits closed is in a better position than one without.

Do I have to disclose flood history when I sell?

Yes. Florida Statute 689.302 requires a seller to disclose flood history, and we help you gather the answers in writing.

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

The seller customarily pays it, and the contract controls. At $820,000 the tax at 70 cents per $100 is $5,740, under Florida Statute 201.02.

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

The seller customarily pays for it in Lee County, and the contract controls. We confirm it in the contract before you sign.

Do Gulf Harbor buyers need association approval?

Not published. The estoppel certificate must state any board approval or right of first refusal, so we request it first. If approval is required, we start the application early because it sets the closing date.

Can my buyer rent the home after closing?

That depends on the declaration’s leasing article, which is not public, and on state, county and City rules. A buyer who intends to rent should read the article before contract.

Does a dock or pool transfer with my home?

Only if the declaration or a recorded instrument gives your home a right to it. The county flags all eight homes as having a pool and a dock, which does not tell us who has what rights. We confirm the dock’s assignment before we market it.

How does the 1985 build year affect my listing?

A 1985 building draws questions about the roof, windows, plumbing and structure, and about the milestone inspection and reserve study. The answer is documents: the reports, the roof’s age and the budget’s reserve line.

Which level sells for the most at Gulf Harbor?

The record is too thin to rank levels. The highest recorded price is unit 501, on the top level, at $900,000 in January 2020, and the most recent sale is the same home at $820,000 in March 2026. One home is not a trend.

Do the 2014 sales set the value of my home?

No. The three early 2014 sales closed near $350 per heated square foot, and the 2019 and 2020 sales closed at $494 to $577. A 2014 price is context for the home’s history and not a comparable for today.

Does my level or building position matter to the price?

Likely, but we price it from the evidence. Homes begin on level 2 and run to level 5, the top two are larger, and the view and the floor height above the flood line are things a buyer will weigh. We walk the home and compare it with the nearest like sale.

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

We price from the nearest like home, the neighboring associations’ records and the condition, and we say plainly that the sample is small. One sale in five years is a data point, and we explain what it does and does not show.

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

Eight owners mean every decision and every cost is shared by few. A buyer’s lender will read the budget and the owner-occupancy mix closely, and a state delinquency flag or a missing reserve study can narrow the pool. We bring the documents so those questions are answered before an offer.

How long will my Gulf Harbor home take to sell?

Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS, which was parked on the publication date. We will pull it for the nearest comparable homes when you ask.

What is the best time of year to list at Gulf Harbor?

We have no Gulf Harbor seasonal data in the public record, and the MLS pull that would show it was parked. Ask us for the Bonita Beach seasonal pattern from the MLS and we will run it before we recommend a date.

Should I repair or update my home before selling?

Fix what a buyer’s inspector will find and what the association’s rules require, and document the rest. We walk the home and tell you which updates pay back and which do not, based on the nearest comparable sales.

Do I need open permits closed before I sell?

Yes, we recommend it. Open permits can complicate a closing and a lender’s review. Search your address, 25875 Hickory Blvd, on the City’s EnerGov portal and close any open permit first.

How does a special assessment in progress affect my closing?

It changes the estoppel figures, the lender’s review and the contract terms about who pays the balance. We read the notice first, and we tell you what it does to price and timing.

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

Only if the declaration allows it, and the buyer would also need a state license under Florida Statute 509.242 and a tourist tax registration. The declaration is not public, so we read it before we market the home to investors.

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

The association’s budget, reserve status, any special assessment, the insurance, the milestone inspection and reserve study status, and the owner-occupancy mix. A state delinquency flag or a missing reserve study can narrow the lenders willing to finance, so we confirm early.

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

Not always. The county’s file is qualified Department of Revenue sales, and it can lag a closing by weeks and excludes transfers the state does not treat as arm’s length. The MLS shows list price, days on market and concessions, which the county does not.

How accurate are online home value estimates for Gulf Harbor?

Treat them as a rough guide at best. With one sale in five years and two sizes of home, an automated estimate has little to work from, so it can land well off the price a buyer will pay. We price from the nearest like sale and the home’s condition.

What does it cost to sell my Gulf Harbor home?

The main items are the commission, which is negotiable, the deed stamp tax, the owner’s title policy, the estoppel fee and any assessment balance. At $820,000 the deed tax alone is $5,740 and the estoppel fee is up to $250 when nothing is owed. We give you a net sheet before you list.

Do I owe capital gains tax when I sell?

That is a question for your tax adviser, because it depends on your basis, how long you owned and whether the home was your primary residence. Two of the eight homes carry a homestead exemption on the county roll, which suggests the others are not primary residences, our inference, and the tax treatment differs.

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

It does not block a sale. The state’s record prints 25998 Hickory Blvd and the county prints 25875, and we use 25875 because it matches a parcel. Your title agent and the declaration settle which address appears on closing documents.

Does the state’s Delinquent flag hurt my sale?

It can prompt questions, and the answer is a receipt. The flag appears to come from the 2025 annual fee of $32 not recorded as paid, with $35.20 pending. If the association has paid, we ask the manager for proof so the buyer sees it.

Does the flood zone affect my buyer’s insurance?

Yes. A financed home in Zone AE generally needs flood insurance, and the premium depends on the building’s rating, the elevation certificate and coverage. We ask the manager for the declarations page and the elevation certificate before we list.

Can I sell my Gulf Harbor home from out of state?

Yes. Six of the eight homes show owner mailing addresses outside Florida on the county roll, and the process works remotely with electronic signatures and a remote closing. We coordinate the documents, the manager and the closing agent for you.

Why should I list Gulf Harbor with McGreevy and Comisar?

We are the #1 Team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition, and we treat a small building’s documents the way a buyer’s attorney will. Call Jesse at (239) 898-6072, or read our about page.

How do I get a free Gulf Harbor valuation?

Use our free home valuation or call or text Jesse at (239) 898-6072. We will ask for your unit number, then pull the nearest comparables and request the association documents before you set a price.

What We Could Not Verify

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

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Gulf Harbor transactions, the highest-priced MLS sale and any split by level or size are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• MLS listing details. The association fee, the list of what it covers and any management contact that a listing might show were not used, because they are listing text and not association documents. Route: the budget and the estoppel certificate.
• The declaration and its amendments. The county roll cites Official Records Book 1761, Page 2422, which we did not read, because the Lee County Clerk’s Official Records system did not return for scripted requests (the Clerk’s site returns an access error to automated tools). Route: the Clerk of the Circuit Court, or the seller’s package.
• The association’s Sunbiz record. Unresolved: four name searches found no Gulf Harbor Condo Assn Inc, and Sunbiz has no street-address search. Route: the corporate name in the declaration, then a Sunbiz search on that exact name.
• The address the declaration uses. The state prints 25998 Hickory Blvd, 33923, and the county prints 25875 Hickory Blvd, 34134, and no parcel exists at 25998. Route: the declaration and the title agent.
• The number of floors. The county’s layers give four, three or four, and a five-level reading from the unit numbers. Route: the declaration’s plat, the elevation certificate and the City’s building official.
• What is on the ground level. Not published. Route: the plat and the manager.
• Current assessments and what they fund. Not published. Route: the budget and the estoppel certificate from the association manager.
• Special assessments and loans. None found in public. Route: the estoppel certificate, the budget and the minutes.
• Rules. Rental, pet, approval, transfer and parking rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Amenities, the pool, the dock and any elevator. The county flags a pool and a boat dock on all eight homes, and no public document describes them. Route: the manager and the declaration.
• Insurance. Carrier, limits, deductibles, flood policy and premiums are not published. Route: the manager’s insurance summary.
• Milestone inspection and reserve study status. Not published. The building appears to fall under both laws, which is our reading of the statutes and the county’s story counts, not a determination. Route: the manager and the City’s building official.
• The state’s Delinquent flag. We read it as the 2025 annual fee of $32 not recorded as paid, with $35.20 pending, and we do not know whether the association has since paid. Route: the manager, who can show the receipt.
• The current manager. The state’s extract names Mitchell Association Management Group LLC of Sarasota in care of the association, and we could not confirm it is current. Route: the estoppel certificate.
• Storm damage at Gulf Harbor. No building-specific Hurricane Ian, Helene or Milton document is public. Route: the seller’s disclosure and the manager.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• Whether the association has a website or owners-only portal. Florida requires one only for 25 or more units, and we found none. Route: the manager.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• School assignment. The district locator controls it, and the 2026 to 2027 plan was not read. Route: the district’s school site locator.
• Links our tools could not open. The Lee County Clerk and Sunbiz sites return an access error to scripted requests, so we cite them as destinations for a person with a browser and did not read what is behind them.

Sources and Authoritative References

Every link below was checked on October 1, 2026, and the ones we could not open from a script are noted in What We Could Not Verify. We list primary documents first.

Gulf Harbor association records and state filings

1. Division of Florida Condominiums public records: Project record, units, managing entity and payment history.
2. State condominium extract (Condo_CW.csv): Project PR1S005348, 8 units, status, managing entity.
3. Florida Division of Corporations (Sunbiz): Entity-name search home; used for the unresolved corporate record.
4. Lee County Property Appraiser: Parcel roll, heated area, legal descriptions and sale records.
5. Lee County Property Appraiser transfer code list: Qualified sale codes by period.
6. Lee County Clerk of the Circuit Court: Official Records search for Book 1761, Page 2422.
7. Lee County building footprint layer: Footprint, stories, units, year built and effective area.
8. Lee County parcel layer: Nine parcels, acreage, pool and boat dock flags.
9. Lee County beach park entry points layer: Beach access locations used for distances.
10. Gulf Coast News Now, condo terminations report: Neighboring Seascape’s turnover as reported.

Florida statutes and state rules

11. Florida Statute 718.503
12. Florida Statute 718.504 (2025)
13. Florida Statute 718.116
14. Florida Statute 718.501: Annual fee and late penalty.
15. Florida Statute 718.111
16. Florida Statute 201.02
17. Florida Statute 718.112
18. Florida Statute 718.113
19. Florida Statute 718.110
20. Florida Statute 718.303
21. Florida Statute 718.1255
22. Florida Statute 509.242
23. Division of Hotels and Restaurants, vacation rental guide
24. Lee County Clerk, tourist development tax
25. Florida Department of Revenue tourist tax rates
26. U.S. HUD assistance animals
27. Florida Statute 689.302
28. Florida Statute 718.1265
29. Florida Statute 553.899: Milestone inspections.
30. House Bill 913 (2025) bill page
31. Division of Florida Condominiums, inspections
32. House committee analysis of HB 913
33. Final-version summary of HB 913

Flood, storm and insurance sources

34. USGS high-water marks, Hurricane Ian: Surveyed marks near Gulf Harbor.
35. USGS National Map elevation service: Ground elevation at the footprint.
36. National Hurricane Center report, Hurricane Ian: Inundation ranges.
37. FEMA National Flood Hazard Layer: Zone, base flood elevation and panel, queried October 1, 2026.
38. Lee County evacuation zone map: Evacuation and surge zone lookup.
39. Lee County evacuation zones layer: Zone A, surge zone 1.
40. Florida DEP coastal construction control line: State coastal construction permitting.
41. Florida DEP coastal permitting map service: The 1991 control line used for our distance.
42. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
43. City ordinance amending Chapter 10, 2022: Definitions, substantial damage and NFIP entry dates.
44. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
45. FEMA Community Rating System guide: How class ratings translate into discounts.
46. FEMA summary of coverage, condominium building policy: Building limit and coinsurance.
47. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
48. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
49. My Safe Florida Condo program: Wind-mitigation inspections and grants.
50. Lee County evacuation information: Surge zones A through E.
51. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
52. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.

City, county, schools and daily logistics

53. City rental permit program: City rental permit rules.
54. Lee County Parks, Bonita Beach Accesses 2 through 9: Free parking, pets and fires.
55. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
56. Lee County Parks, beaches: Beach park index.
57. Lee County Parks, Little Hickory Island Park: Access 10 lot status checked October 1, 2026.
58. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
59. City of Bonita Springs EnerGov permit portal: Permit search by address.
60. School District of Lee County, school zones: Zone and choice information.
61. Lee County school site locator: Address lookup.
62. School District of Lee County enrollment plan: Choice and proximity zones.
63. Bonita Springs Elementary
64. Pinewoods Elementary
65. San Carlos Park Elementary
66. Spring Creek Elementary
67. Three Oaks Elementary
68. Bonita Springs Middle School
69. Three Oaks Middle School
70. Bonita Springs High School
71. City Hurricane Ian permitting page: Post-storm permitting.
72. City post-storm permitting guide: Permit process after a storm.
73. City of Bonita Springs code of ordinances: Land Development Code on Municode.
74. City Community Development, Planning and Zoning: Zoning and planning resources.
75. WGCU, parking closures, September 9, 2026: Beach lot closures.
76. Lee County Parks payment system notice: Annual pass and payment system.
77. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
78. City Hickory Boulevard roundabout item: Contract award, May 20, 2026.
79. WGCU, solid waste seasonal schedule: City collection by county haulers.
80. Lee County Solid Waste: Collection information.
81. Bonita Springs Utilities service area: Water and wastewater service area.
82. LeeTran: Public transit.
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: Erosion after Milton.
87. City sea turtle awareness page: Nesting season dates and lighting guidelines.
88. City turtle nesting data, 2025 season: 187 nests on Little Hickory and Big Hickory Island.

McGreevy and Comisar pages

89. Jesse McGreevy
90. Marc Comisar
91. About McGreevy and Comisar
92. Bonita Beach community page
93. Bonita Springs area page
94. Palm Bay Estates page
95. Bay Harbor Club page
96. Sea Isles page
97. Beachwood on the Bay page
98. Casa Bonita II page
99. Casa Bonita Grande page
100. Free home valuation
101. Buying with McGreevy and Comisar
102. Best real estate agents in Bonita Springs
103. Jesse McGreevy on Google
104. Domain Realty Group

Downloadable Documents

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

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