Hickory Harbour
Hickory Harbour: 51 condominium homes in one three-story building on Little Hickory Bay at 226 3rd Street, Bonita Springs. Recorded sales, MLS closings, Zone AE flood, milestone inspection and SIRS status.
Hickory Harbour: 51 condominium homes in one three-story building on Little Hickory Bay at 226 3rd Street, Bonita Springs. Recorded sales, MLS closings, Zone AE flood, milestone inspection and SIRS status.
Home › Bonita Springs › Bonita Beach › Little Hickory Shores › Hickory Harbour
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Hickory Harbour is a 51-unit, three-story waterfront condominium inside the neighborhood of Little Hickory Shores in Bonita Beach, Florida. It sits on Little Hickory Bay on land in the Little Hickory Shores Unit 2 folio range, just west of West Avenue and the Bonita Shores street grid, so it shares the schools and services of both neighborhoods but neither platted house grid, and it has its own association and recorded declaration. The county roll dates the homes to 1983 and 1984 and records 1,083 square feet for every one of the 51 units.
This is our guide to Hickory Harbour for sellers first and buyers second. McGreevy and Comisar list and sell homes across Bonita Springs and Bonita Beach from our office at 24031 S Tamiami Trl #101, and we wrote this page the way we brief a client before a listing appointment or an offer: every figure carries its source and its date, every gap in the public record is named, and nothing is estimated. Our Little Hickory Shores community guide covers the neighborhood around the building, and our Bonita Shores guide covers the grid east of West Avenue.
The county's parcel map draws one shared footprint for every Hickory Harbour unit. Hickory Harbour is on the water: the building sits on Little Hickory Bay, west of West Avenue. Whether a particular unit carries a boat slip or dock right is a question the declaration and the association's rules answer, and this page did not read them. Collier County, not a city, governs the property: it is unincorporated Collier County with a Bonita Springs 34134 mailing address, and the county's own GIS layers place it in hurricane evacuation Zone A and seaward of the county Coastal High Hazard Area line along West Avenue, which places it inside the Coastal High Hazard Area.
| Item | Public record |
|---|---|
| Address | 226 3rd Street, Bonita Springs, FL 34134 |
| Homes | 51 condominium units (county roll, state condominium record and county subdivision table agree) |
| Buildings | One three-story building with 17 units on each floor |
| Year built | 1983 and 1984 (Collier County roll) |
| Unit sizes | 1,083 square feet for every one of the 51 units of county heated area |
| Association | Hickory Harbour Condominium Association, Inc., Florida document 762030, filed February 18, 1982, active |
| State condominium record | PR1P003730, recorded November 17, 1982 |
| Zoning | RMF-12, residential multi-family, Collier County |
| FEMA flood zone | Zone AE, base flood elevation 11 feet (2024 effective map) |
| Evacuation zone | Zone A |
| Schools | Naples Park Elementary, North Naples Middle, Aubrey Rogers High |
Crossing from the Bonita Shores houses into Hickory Harbour changes almost everything a buyer signs: the legal regime becomes Florida's condominium act, Chapter 718, a board approves sales and leases, a budget and reserves set a monthly cost, and a seller owes the buyer a statutory document package. The neighborhood guide cannot carry that detail for three separate associations, so each condominium has its own page.
If you're searching for the best realtor for Hickory Harbour in Little Hickory Shores, Bonita Springs, whether you're ready to sell your Hickory Harbour 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, and we are the #5 real estate team in Florida (RealTrends 2026).
Recent Hickory Harbour track record: In the 60 months to October 3, 2026 we tracked every Hickory Harbour closing in the Southwest Florida MLS and every qualified sale in the Collier County record: The Southwest Florida MLS shows four Hickory Harbour closings in the 60 months to October 3, 2026, from $550,000 to $595,000; the median of these four closings is $570,000. Two units were listed for sale on October 3, 2026, at $599,000 and $649,000.
Honors and recognition:
Selling your Hickory Harbour home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Hickory Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Hickory Harbour realtor. Read the five-star reviews on Google.
Living in Hickory Harbour as a homebuyer means owning one of 51 condominium units at 226 3rd Street, sharing the building and its costs with the other owners through Hickory Harbour Condominium Association, Inc., and living on the Bonita Shores side of Bonita Beach Road, about 1.8 miles by road from Bonita Beach Park.
Data updated: October 2026
Hickory Harbour suits a buyer who wants to live on Little Hickory Bay in a three-story building, accepts Zone AE flood insurance and SIRS reserve funding as the price of the water, and wants a uniform floor plan with easy comparables. Roughly 18 percent of the units (9 of 51) carry a homestead exemption on the 2026 preliminary roll, so most owners are seasonal residents or investors, and 16 of the 51 owners have a Florida mailing address.
A buyer who needs a deep run of recent comparable sales should look closely: The county recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. A buyer who needs a particular pet allowance or rental schedule must read the declaration and rules before writing an offer. A buyer who expects an amenity package like a master-planned community's should know that no public document lists one here.
Florida gives condominium buyers a statutory right to the association's documents at the seller's expense under section 718.503. For Hickory Harbour, ask first for these four:
Before any showing we pull the Hickory Harbour recorded sales, the flood zone and the association filings so you see the building's numbers first. Buying? Call Marc at (239) 287-5873 or start with how we represent buyers. Selling? Request a free home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Comparing agents across the city? See our guide to the best real estate agents in Bonita Beach.
Hickory Harbour units sold in the county record and the Southwest Florida MLS at prices that reflect the building's age, size and position. The county recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. The MLS view adds days on market, list prices and current listings.
Data updated: October 2026 (Collier County roll and sales to August 17, 2026; Southwest Florida MLS pulled October 3, 2026)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm's-length transfer of an improved unit. We tracked every qualified Hickory Harbour sale on the roll exported August 29, 2026. Because fewer than ten sales fall in any window up to 60 months, the sales are listed rather than summarized:
| Recorded (deed date) | Price | County heated area (sq ft) |
|---|---|---|
| December 16, 2021 | $560,000 | 1,083 |
| July 8, 2024 | $595,000 | 1,083 |
| May 23, 2025 | $375,000 | 1,083 |
| June 2, 2025 | $494,500 | 1,083 |
| March 31, 2026 | $580,000 | 1,083 |
The county file holds 69 qualified Hickory Harbour sales since December 1982, including ten first sales from the developer in 1982 and 1983. The county also recorded priced deeds it did not qualify as arm's-length sales, including $520,000 (April 2023), $601,600 (March 2024), $482,000 (May 2026) and $425,000 (June 2026); they are left out of every county figure above.
The Southwest Florida MLS shows four Hickory Harbour closings in the 60 months to October 3, 2026, from $550,000 to $595,000; the median of these four closings is $570,000. Two units were listed for sale on October 3, 2026, at $599,000 and $649,000.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|
| December 2021 | 1,100 | $560,000 | $560,000 | 8 |
| July 2024 | 1,038 | $625,000 | $595,000 | 8 |
| December 2025 | 1,083 | $599,999 | $550,000 | 113 |
| September 2026 | 1,083 | $599,000 | $580,000 | 100 |
Where the county deed and the MLS disagree on a sale, the county records the deed consideration and the MLS records the reported closing price; the two series also differ because the MLS carries sales the county did not qualify and sales newer than the county extract.
| Year | Qualified county sales | Median |
|---|---|---|
| 2015 | 3 | $287,500 |
| 2018 | 2 | $331,750 |
| 2019 | 3 | $335,000 |
| 2020 | 5 | $358,000 |
| 2021 | 5 | $405,000 |
| 2024 | 1 | $595,000 |
| 2025 | 2 | $434,750 |
| 2026 to August 17 | 1 | $580,000 |
Hickory Harbour prices climbed from a $287,500 county median in 2015 to $358,000 in 2020 and $405,000 in 2021, and the recorded sales since 2024 sit mostly between $494,500 and $595,000, with one $375,000 sale in May 2025 as the outlier.
The county records 1,083 square feet for every one of the 51 units, so within the building the plan size is the first adjustment, and floor level and bay view are the next. A unit's price also carries the building's finances: a special assessment, an underfunded reserve or a pending repair moves every unit's value at once.
Hickory Harbour came from a recorded condominium declaration on Bonita Shores era land: The state records the condominium as recorded on November 17, 1982; this page did not read the declaration itself. The state's condominium division lists the project as PR1P003730, recorded November 17, 1982, and the association was incorporated on February 18, 1982.
Hickory Harbour was the first of the three condominiums near the Bonita Shores grid: its association was filed in February 1982, the state records the condominium in November 1982, and the county roll shows the first ten sales from the developer in December 1982 and 1983. The county zoning atlas sheet labels it Hickory Harbor, fronting Third Street west of West Avenue.
The Department of Business and Professional Regulation lists Hickory Harbour as condominium project PR1P003730, 51 units, status Approved and Recorded. The state record carries an old address of 225 3rd Street and a county field of Lee, which is an error in the state data: the parcels are on the Collier County roll.
The recording date sets which version of Florida's condominium act and building code applied when the building was approved, and the declaration's amendments since then set the rules a buyer lives under today. Ask for the declaration with every recorded amendment, not a summary.
Hickory Harbour is run by Hickory Harbour Condominium Association, Inc., a Florida not-for-profit corporation, document 762030, filed February 18, 1982 and active on the state's corporate register on October 17, 2026. The association lists the property itself as its principal address, in care of the property manager at Unit 108, and a Naples law firm, Varnum LLP, as its registered agent since April 30, 2024.
Data updated: October 2026
The record shows annual reports filed in 2024, 2025 and 2026. The officers listed there change with each annual report; the record is public at the Florida Division of Corporations under document 762030.
Under section 718.112 the board adopts the annual budget, funds reserves and calls owner votes, and under section 718.111 it keeps the official records and insures the condominium property. Sales and leases need the approval the declaration describes.
Start with the manager named on the Sunbiz record and ask for the estoppel certificate, the budget and the application package. A buyer's or seller's agent normally makes the request; the cost and timing of the estoppel certificate are set by section 718.116.
The Hickory Harbour buildings are one three-story building with 17 units on each floor, built in 1983 and 1984 according to the Collier County roll, with 1,083 square feet for every one of the 51 units of county heated area. The roll's 2026 preliminary just value per unit has a median of $366,149, from $328,149 to $382,149.
Data updated: October 2026 (Collier County 2026 preliminary roll, exported August 29, 2026)
| Plan | County heated area | Units |
|---|---|---|
| Unit plan | 1,083 sq ft | 51 |
Bedroom and bath counts are not carried on the county's condominium unit records; MLS listings for Hickory Harbour show two bedrooms and two baths.
The roll's unit numbering shows three floors: units 101 to 117 on the first floor, 201 to 217 on the second and 301 to 317 on the third.
A 1983 and 1984 building is more than forty years old, so roofs, windows, plumbing and electrical systems have reached or passed one replacement cycle; the permit history on the county CityView portal and the reserve schedule show what has been done.
The just value is the Property Appraiser's mass appraisal for tax purposes, set as of January 1 and reduced for costs of sale. It is useful for comparing units in the building, not for pricing one; recorded sales do that.
Hickory Harbour's documented amenities are few, because the public record is thin: USTA Florida lists Hickory Harbour Condominium at 226 3rd Street as a registered tennis facility. No public association document lists the other shared amenities, so this page does not name them. What the neighborhood offers is close at hand: Bonita Beach Park is about 1.8 miles by road and Barefoot Beach Preserve about 3.4 miles.
We do not list amenities from portal listings or brokerage summaries; a shared amenity is named on this page only when a primary or public source records it. The declaration and the association's rules define the common elements, and they are in the section 718.503 package.
The community boat ramp near Bonita Shores belongs to a separate corporation, Bonita Shores Boating Area, Inc., filed in 1972, on Little Hickory Shores land; access has been a paid membership, not something a condominium unit conveys, and the Florida Division of Corporations lists the corporation as administratively dissolved on September 25, 2026 for not filing its annual report. Hickory Harbour is on the bay itself, so any dock or slip right there comes from its own declaration, not the ramp.
The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with annual dues, not a homeowners' association; it does not approve sales or set condominium rules.
Hickory Harbour condo fees are set by the association's annual budget, and no public record we could read states the current amount: there is no association website, the Sunbiz and state records do not carry budgets, and member-only records are not ours to summarize. The budget and the estoppel certificate state the fee.
Data updated: October 2026
Under section 718.112 the budget covers the association's operating expenses, insurance on the condominium property and reserves. Which utilities, cable or internet the fee includes is a line in the budget, and we do not assert it without the document.
Ask for the current adopted budget and an estoppel certificate under section 718.116, which states the regular assessment, any special assessment and whether the account is current.
The monthly or quarterly Hickory Harbour assessment is not published in any record we could read on the publication date; it is in the budget and the estoppel certificate.
Owning at Hickory Harbour layers four costs on the purchase price: the association assessment, property taxes at 9.5058 mills for 2025 in Collier millage area 170, an HO-6 unit-owner insurance policy, and any special assessment the board adopts. The median 2026 preliminary tax bill per unit on the county export is $3,367.32.
Data updated: October 2026
The 2025 rates for millage area 170 sum to 9.5058 mills, about $950.58 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. A buyer's taxable value resets toward the purchase price at the next January 1 under section 193.155 (homestead) or section 193.1554 (non-homestead), so the seller's bill is not the buyer's.
The association insures the building; the owner insures the interior and contents with an HO-6 policy under section 718.111. In Zone AE the master flood policy matters to every lender. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page.
| Item | Who customarily pays in Collier County | On $580,000 (the most recent recorded sale) |
|---|---|---|
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $4,060 |
| Owner's title policy, promulgated rate (Rule 69O-186.003) | Buyer, by Collier custom | $2,975 |
| Mortgage documentary stamps, 35 cents per $100 on a $464,000 loan (section 201.08) | Buyer | $1,624 |
| Intangible tax, 2 mills on the loan (section 199.133) | Buyer | $928 |
| Estoppel certificate (section 718.116) | By contract | Capped by statute |
The contract controls who pays what.
A special assessment must state its purpose in the written notice. Ask for every special assessment notice since Hurricane Ian in September 2022 and for any loan the association has taken.
Hickory Harbour is governed by its recorded declaration of condominium, its articles and bylaws, and its rules, all of which bind owners and tenants under section 718.303. The state records the condominium as recorded on November 17, 1982; this page did not read the declaration itself. A buyer receives current copies in the section 718.503 package.
Whether Hickory Harbour approves sales as well as leases is set by its declaration, which this page did not read. Approvals are subject to federal and Florida fair-housing law.
Section 718.303 lets an association fine up to $100 per violation or $1,000 in the aggregate after notice and a hearing, and a fine may not become a lien on the unit. The association may enforce the declaration directly against a tenant.
Read every recorded amendment, not only the original declaration. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect.
You can rent out a Hickory Harbour condo only within the declaration's leasing rules and Collier County's registration rules. This page did not read the Hickory Harbour declaration, so it does not state the minimum lease, lease frequency or approval rules; they are in the declaration and rules that section 718.503 entitles a buyer to receive.
Data updated: October 2026
| Rule | What the record says |
|---|---|
| Minimum lease term | In the declaration; not read for this page |
| Leases per year | In the declaration; not read for this page |
| Approval | In the declaration; ask the manager |
| County registration | Rentals of six months or less register with Collier County |
| State law | Section 509.032(7) leaves condominium declarations in force |
Source: the Hickory Harbour declaration, which this page did not read. Ask for the declaration, the rules and any leasing application before you write an offer that depends on rental income.
Unincorporated Collier County requires registration of vacation rentals of six months or less (registration page), and section 509.032 leaves condominium declarations in force even where local bans are preempted.
Until the Hickory Harbour declaration is read, treat any rental plan as unproven. Price a rental plan from the declaration, not from a portal's rent estimate.
Pets at Hickory Harbour are governed by the declaration and the association's rules, and this page did not read the Hickory Harbour declaration or rules, so it does not state a pet rule. A buyer with a pet should ask for the rules and the application before writing an offer.
Federal and Florida fair-housing law require an association to make reasonable accommodations for assistance animals regardless of a pet rule.
Ask whether pets are allowed, how many, any size or weight limit, whether tenants may keep pets, and whether a pet registration or fee applies.
Hickory Harbour is in Zone AE, coastal floodplain, with a base flood elevation of 11 feet, across the whole parcel polygon, on FEMA's own National Flood Hazard Layer, read October 17, 2026 (the same zone as Collier County's copy of the 2024 effective map), and the whole Bonita Shores area is in hurricane evacuation Zone A. The building is seaward of the county Coastal High Hazard Area line along West Avenue, which places it inside the Coastal High Hazard Area.
Data updated: October 2026 (FEMA National Flood Hazard Layer, and Collier County evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
Because the building is in a special flood hazard area, a federally backed mortgage requires flood coverage on the building, normally through the association's master flood policy, and the building's elevation certificate is the key document for both the master premium and the unit owner's policy. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024; preliminary panels were issued March 20, 2025, so a later map can change the zone.
Zone A is the first zone ordered out in a storm surge evacuation; sign up for AlertCollier. The Coastal High Hazard Area is the county's planning line for the most surge-exposed land; Hickory Harbour sits inside it, west of West Avenue.
A federally backed mortgage on a unit in Zone AE requires flood coverage on the building, normally the master flood policy. Citizens does not require flood insurance on a condominium unit-owner policy. Wind coverage and the building's wind-mitigation features drive the master premium; the Office of Insurance Regulation explains wind mitigation.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Hickory Harbour-specific damage; the association's insurance claims, repair permits and any assessment notices since 2022 are the documents to read, and a seller owes the buyer the flood disclosure in section 689.302.
Milestone inspections and structural integrity reserve studies at Hickory Harbour follow from its height: Florida's milestone law in section 553.899 and the SIRS rule in section 718.112(2)(g) both apply to condominium buildings of three or more stories, and the Hickory Harbour buildings are three stories.
Data updated: October 2026 (Collier County milestone register queried October 17, 2026; DBPR SIRS page read October 17, 2026)
Hickory Harbour is on the Collier County milestone inspection register as application PL20230005657, with a status of Milestone Completed, Cycle Completed, and a next milestone inspection year of 2034, according to the county's milestone layer queried October 17, 2026. Collier County's Milestone Inspections page and its status dashboard are the public record.
As a three-story condominium building, Hickory Harbour is inside the structural integrity reserve study requirement of section 718.112(2)(g): the association had to complete its SIRS by December 31, 2025 and report it to the Department of Business and Professional Regulation within 45 days. We could not query the state's SIRS database on the publication date, so this page does not state whether a study has been filed; ask for the study or the association's statement, which section 718.503 entitles a buyer to receive. The DBPR SIRS page states the December 31, 2025 deadline under the 2025 law and links the public SIRS database.
We never describe the contents of an association's member-only records, such as a reserve study, an inspection report or board minutes. The statute gives a buyer the right to them, and that is the route.
Schools serving Hickory Harbour are assigned by Collier County Public Schools by address: the district's zone tool returns Naples Park Elementary School, North Naples Middle School and Aubrey Rogers High School for Bonita Shores addresses, with no pending rezone flag for 2026-27 when our Bonita Shores research queried it.
| Level | School | Address | Drive from the grid |
|---|---|---|---|
| Elementary | Naples Park Elementary School | 685 111th Ave N, Naples | 6.1 mi, about 12 min |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples | 7.4 mi, about 15 min |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples | 7.5 mi, about 15 min |
Confirm the assignment for the unit's exact address in the district's zone locator before you rely on it; boundaries change. Aubrey Rogers High School opened in August 2023 and replaced Gulf Coast High School for this area.
The district does not provide bus transportation within two miles of a school when the walking route is judged safe; all three schools are farther than that.
Hickory Harbour is zoned RMF-12, Collier County's residential multi-family district, according to the county's zoning layer, while the single-family Bonita Shores lots around the 4th Street condominiums are RSF-4. Renovations inside a unit need association approval under the declaration and, for most work, a county permit.
Land Development Code section 2.03.02 lists multi-family dwellings as a permitted use in RMF-12; hotels and motels belong in the RT district, which is one reason nightly rentals do not fit these buildings.
Collier County issues building permits through its CityView portal, searchable by address. A seller should know the unit's open and closed permits before listing; a buyer's inspector should check them.
Flooring, windows, hurricane shutters and plumbing changes usually need the board's written approval before the permit. The declaration and rules set the standard.
Daily life at Hickory Harbour runs on Collier County services with a Bonita Springs address: county water and fire service, county solid-waste collection under the association's contract, and Bonita Beach Road as the way to the Gulf, US 41 and I-75.
Bonita Beach Park in Lee County, at 27954 Hickory Blvd, is about 1.8 miles and five minutes by road from the grid, and Barefoot Beach Preserve County Park is about 3.4 miles and 12 minutes, according to routes measured for our Bonita Shores guide.
Collier County Utilities serves the building through a 2-inch master water meter and a separate 6-inch fire-line meter on active accounts. North Collier Fire Control and Rescue District covers the area.
A Publix is about 1.4 miles away. The three nearest emergency departments are 5.7, 6.2 and 6.4 miles away across the NCH and Lee Health systems; a freestanding emergency department is not a hospital. Bonita Beach Road carries a six-foot sidewalk on the neighborhood side and an eight-foot shared path on the beach side.
Mail goes to a Bonita Springs 34134 address even though the property is in unincorporated Collier County, which is why county services and Collier County taxes apply.
Hickory Harbour and Shore Woods are the two closest condominium alternatives at Bonita Shores, and they differ on the points a buyer feels: age, plan size, water, flood zone, structural-safety obligations and the depth of the sales record. The table puts the public records side by side.
Data updated: October 2026
| Yardstick | Hickory Harbour | Shore Woods |
|---|---|---|
| Address | 226 3rd Street, west of West Avenue | 64 4th Street, inside the grid |
| Water | On Little Hickory Bay | None |
| Units | 51 | 64 |
| Building | One three-story building | 4 two-story buildings |
| Year built (county roll) | 1983 and 1984 | 1983 and 1984 |
| Unit size (county heated area) | 1,083 sq ft, every unit | 1,231 and 1,461 sq ft |
| County qualified sales, 60 months | 5, median of the five $560,000 | 10, median $313,750 |
| MLS closings, 60 months | 4, median of the four $570,000 | 13, median $317,500 |
| Flood zone | AE, base flood elevation 11 ft | Shaded Zone X |
| Coastal High Hazard Area | Inside | Outside |
| Milestone inspection | Completed, next 2034 | Not required (two-story) |
| SIRS | Required (three stories) | Not required on its face (two-story) |
Choose Hickory Harbour for the bay, the three-story building and a price the water explains; choose Shore Woods for a lower price point, a larger floor plan, shaded Zone X and a building outside the milestone inspection and SIRS regimes.
Buyers who want a single-family house rather than a condominium can buy in the Bonita Shores grid itself, which has no mandatory association; our Bonita Shores guide covers that market, and for condominiums on the Gulf side of the island see our Bonita Beach guide, including buildings such as Hickory Shores and the Bonita Beach and Tennis Club.
The pros and cons of owning at Hickory Harbour come straight from the records on this page: what the county, the state and the MLS show about the building, its sales and its exposure, set side by side so a buyer can weigh them before an offer.
If you're searching for a Hickory Harbour listing agent, or thinking, 'I need someone to sell my Hickory Harbour home...', McGreevy and Comisar bring the building's full record to your listing: the county sales, the MLS history, the association's filings and the flood and structural documents your buyer will ask for.
Listing-agent credentials:
In the 60 months to October 3, 2026 we tracked every Hickory Harbour sale in the county and MLS records. The county recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. In the MLS, two closings, at $550,000 and $580,000 closed in the latest 12 months, and there was two active listings, at $599,000 and $649,000 on October 3, 2026.
Hickory Harbour buyers ask about the master flood policy in Zone AE, the SIRS and its funding, and whether a dock right conveys with the unit. We assemble those answers, from the milestone register to the declaration, before the listing goes live. A condominium sale also needs the estoppel certificate and the association's approval timeline in the contract, and in Collier County the buyer customarily pays the owner's title policy.
Request a free home valuation and we will price your unit against the recorded sales for your plan. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Call Jesse direct at (239) 898-6072, text or call.
Southwest Florida's seasonal buyers arrive in winter; we time the listing so the unit is photographed, priced and documented before they do.
No, but it must be disclosed and allocated in the contract; the estoppel certificate states it.
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
Against the recorded sales for the same plan in the building, adjusted for floor, condition and the building's current finances.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. These reviews are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc was really helpful throughout the long and drawn out shortsale process. He was very responsive whenever I had questions and was always friendly and professional. I highly recommend him for any real estate transaction." Verified Zillow review
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "We have been working with Jesse off and on for the last 5 years. Our situation was a bit unique as we have been in and out of a holding pattern relating to our relocation to SW FL. Jesse has always been responsive and very honest about every property or situation that we have entered. Eventually this relocation will happen and all the work he has put in will pay off." Verified Zillow review
Your local real estate experts for Hickory Harbour are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a few minutes from Bonita Shores. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. The partner who prices your home is the partner at your closing.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. More about us is on the McGreevy and Comisar about page, and you can follow us on Facebook and Instagram.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
These are the questions Hickory Harbour buyers ask, answered from the public records on this page. For your own purchase, call Marc at (239) 287-5873.
Hickory Harbour is a 51-unit, three-story waterfront condominium at 226 3rd Street, Bonita Springs, in unincorporated Collier County, built 1983 and 1984.
It sits just west of the Bonita Shores grid, across West Avenue on Little Hickory Bay, on land in the Little Hickory Shores Unit 2 folio range, and shares the Bonita Shores address, schools and services.
Collier County. The mailing address is Bonita Springs, but the property is unincorporated Collier County and pays Collier taxes.
51, in one three-story building with 17 units on each floor.
In 1983 and 1984, according to the Collier County roll.
The county records 1,083 square feet for every one of the 51 units of heated area.
Three.
The most recent closing on our records was $580,000 in September 2026. The county recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000.
On October 3, 2026 the MLS showed two active listings, at $599,000 and $649,000.
They are not published in any public record we could read; the budget and the estoppel certificate state them.
No public record we could read states one. Ask for every special assessment notice since September 2022.
The association lists the property itself as its principal address, in care of the property manager at Unit 108, and a Naples law firm, Varnum LLP, as its registered agent since April 30, 2024.
This page did not read the Hickory Harbour declaration, so it does not state the minimum lease, lease frequency or approval rules; they are in the declaration and rules that section 718.503 entitles a buyer to receive.
The declaration sets the rule and this page did not read it; Collier County requires registration of rentals of six months or less.
This page did not read the Hickory Harbour declaration or rules, so it does not state a pet rule.
The declaration sets the approval process; ask for the application and timeline before you sign.
Zone AE, base flood elevation 11 feet on the 2024 effective FEMA map.
Yes, hurricane evacuation Zone A.
A federally backed mortgage requires flood coverage on the building in Zone AE, normally the master policy; a unit-owner flood policy is your choice.
Hickory Harbour is on the Collier County milestone inspection register as application PL20230005657, with a status of Milestone Completed, Cycle Completed, and a next milestone inspection year of 2034, according to the county's milestone layer queried October 17, 2026.
Yes; it is a three-story building, and the deadline was December 31, 2025.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High, by the district zone tool for Bonita Shores addresses.
About 1.8 miles by road to Bonita Beach Park.
The 2025 rate is 9.5058 mills; the median 2026 preliminary bill per unit is $3,367.32, and a buyer's bill resets toward the purchase price.
Usually, if the building passes the lender's project review; the lender sends the association a questionnaire.
Collier County Utilities serves the building through a 2-inch master water meter and a separate 6-inch fire-line meter on active accounts.
USTA Florida lists Hickory Harbour Condominium at 226 3rd Street as a registered tennis facility. No public association document lists the other shared amenities, so this page does not name them.
Any dock right is set by the declaration, which this page did not read.
The seller provides them under section 718.503; your agent requests them from the manager.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
No public record we read describes it as housing for older persons.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
RMF-12, residential multi-family.
These are the questions Hickory Harbour sellers ask us, answered from the county record, the MLS and Florida law. For your own unit, call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on the plan, floor, condition and the building's finances. The county recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. Request a free valuation for your number.
Eight days for the 2021 and 2024 closings and 100 to 113 days for the 2025 and 2026 closings, in the MLS.
From about 92 percent to 100 percent of final list price across the four MLS closings.
In the MLS, two closings, at $550,000 and $580,000 in the 12 months to October 3, 2026.
$595,000 in July 2024, in both the MLS and the county record.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
The commission you negotiate, deed stamps of 70 cents per $100 ($4,060 on $580,000), prorated taxes and the estoppel certificate.
The declaration, articles, bylaws and rules, the financial statement and budget, the FAQ sheet, and where they apply the milestone summary and the SIRS or a statement that none exists.
Yes. The association issues it under section 718.116; it states assessments and any amount owed.
The declaration sets the approval process; build its timeline into the contract.
Against recorded sales of the same plan, adjusted for floor, condition and the building's current finances.
Every unit has the same 1,083 square foot plan, so the floor and the view are the adjustments.
Only work that a buyer pays for; we show you which before you spend.
It must be disclosed and allocated in the contract; an unknown assessment hurts more than a known one.
It ends at the sale; you may port part of your Save Our Homes benefit to a new Florida homestead.
Usually. The taxable value resets toward the purchase price at the next January 1.
The section 689.302 flood disclosure, including flood insurance claims and federal flood assistance received.
Yes, subject to the lease and the declaration.
They can; read the declaration so your listing states them correctly.
Before season, so the unit is ready when winter buyers arrive.
Ask each agent for the building's recorded sales, the documents your buyer will need and a written plan; ours is on this page.
Yes; a cash buyer avoids the lender project review, which can speed closing.
Possibly; IRS Publication 523 explains the home-sale exclusion. Ask your tax adviser.
Then the buyer needs a different lender or cash; we check the building's financing record before listing.
The county records the deed consideration and qualifies arm's-length sales; the MLS records the reported closing price and days on market.
Known facts that materially affect value and are not readily observable, under Florida case law.
Yes; we handle showings, documents and closing remotely with you.
It is negotiable and set in the listing agreement.
Use our valuation page or call Jesse direct at (239) 898-6072.
Yes. Zone AE, base flood elevation 11 feet shapes the insurance a buyer prices into an offer.
Yes; the buyer receives the milestone summary and the SIRS or a statement, and their funding shows in the budget.
51 units share the building, and on October 3, 2026 the MLS showed two active listings, at $599,000 and $649,000.
Every fact on this page traces to one of these primary sources, read or queried in October 2026. Southwest Florida MLS figures come from a dated Matrix pull of October 3, 2026, which is login-only and not linked.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | What a resale buyer receives | Read section 718.503 |
| Section 553.899, milestone inspections | Florida Legislature | Inspection schedule for buildings of three or more stories | Read section 553.899 |
| HB 913 (2025), enrolled text | Florida Legislature | The December 31, 2025 SIRS deadline | Open the bill PDF |
| Zoning atlas sheet 8505N | Collier County | RMF-12 condominium sites in Bonita Shores | Open the atlas PDF |
| Homestead application DR-501 | Florida Department of Revenue | Filing homestead after purchase | Open form DR-501 |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Hickory Harbour. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
