Hickory Shores Condo

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

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Hickory Shores Condo on Bonita Beach: 23 Gulf-Side Units in a Five-Story Building From 1974

Hickory Shores Condo is a 23-unit, five-story Gulf-side condominium at 26236 Hickory Blvd on Little Hickory Island, inside Bonita Beach in Bonita Springs, Florida. Built in 1974 according to the Lee County Property Appraiser, it is one of the older buildings on the strip and one of the shorter ones, at five stories against 7 to 11 for most of the Gulf-side buildings we checked in the county footprint layer. Sellers deciding who should list a unit here, and buyers deciding whether to own one, are the readers this page is written for, and we put sellers first because the unit-level facts below decide how a listing should be priced.

This page is our own audit of the building, built from public records. We read the Florida Department of Business and Professional Regulation’s condominium extract, the association’s Florida Division of Corporations filing, the Lee County Property Appraiser roll for all 23 parcels, the county’s building footprint layer, the FEMA National Flood Hazard Layer at the building, and the county’s recorded-sales history. We did not find an association website or a posted declaration, so wherever a governing document would normally answer a question, this page says so plainly and names the document that will.

What this page covers is one condominium and nothing else. We checked the county roll for every parcel whose legal description mentions Hickory Shores, and all 23 of them are the same condominium, so there is no single-family side to this name in Lee County. The section titled “Is Hickory Shores Condo All Condominiums?” shows the check and sorts out four other places that share the name.

Hickory Shores Condo is a different association from Windsong, from the Casa Bonita buildings, from Casa Bonita Grande and from the larger Seascape and Bonita Beach Club communities to the north, and from the Bay Harbor Club and Sea Isles buildings on the bay side of the road.

Where Hickory Shores Condo is, precisely

The building is at 26236 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of the road. The county roll codes the land on all 23 parcels as GULF. The roll’s legal description for each unit reads “Hickory Shores Condo OR 1072 PG 851”, followed by the unit number, which is the recorded declaration. The common area is a separate parcel described as “Hickory Shores Condo OR BK 2644 PG 2043 CE: Pool”, which is the county’s own note that the common elements include a pool.

On the street, Hickory Shores Condo sits in the middle of a dense run of condominiums. By our straight-line measurement from the county roll coordinates, Ambassador is about 0.05 mile away, Silver Sands of Bonita Beach about 0.10 mile and The Egret about 0.12 mile. Windsong is about 0.15 mile away, and the Casa Bonita buildings and Seascape are north of the building, between 0.25 and 0.51 mile.

Quick reference, Hickory Shores Condo

Why McGreevy and Comisar Are the Best Realtor for Hickory Shores Condo

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

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

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

We tracked every one of the 45 qualified Hickory Shores Condo sales the county file holds since 1975, and every transfer the county roll shows on all 22 unit parcels, so the numbers below come from the recorded deeds and not from a listing feed.

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Selling your Hickory Shores Condo home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

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What Is It Like to Live at Hickory Shores Condo as a Homebuyer?

Living at Hickory Shores Condo means owning one of 23 apartments in a five-story, Gulf-side building from 1974, on the Gulf side of Hickory Blvd, between Ambassador and the Casa Bonita buildings. Most units are about 1,270 square feet with two bedrooms and two baths, and the building is small enough that owners tend to know each other.

The honest daily picture

Hickory Shores Condo is a compact building in a dense run of mid-size and tall buildings. Ambassador, Silver Sands, The Egret and Windsong are all within about 800 feet, so the sense of place is a Gulf-front residential block and not a resort campus. Hickory Blvd is the only road on the island, so every trip to groceries, medical care or the interstate begins by crossing the bridge to the mainland, which the daily logistics section covers.

We could not find the association’s own description of its amenities, quiet hours or guest rules, because it has no website that we located. What we can say from the public record is the size, the age, the unit mix and the flood geometry, and those are in this page. Everything else is routed to the documents a buyer is entitled to receive.

Who buys here

The county roll shows an owner base that is mostly seasonal or investor-held. Only 3 of the 22 unit parcels carry a homestead exemption, which is 14 percent (3 divided by 22), and 12 of the 22 show a mailing address outside Florida on the roll, with the rest in Florida. A mailing address is not proof of where someone lives, so we use those figures only to say that many owners are not at the building every week. Eight of the 22 units have a recorded transfer dated 2021 or later, which is 36 percent of the building in under six years.

What Does the Hickory Shores Condo Market Snapshot Show?

The Hickory Shores Condo county recorded-sales file shows 4 qualified sales in the last 60 months (since October 2021), from $637,000 to $2,000,000, and no window of 12, 24, 36 or 60 months holds the 10 sales a median needs, so we list the sales and state no median. The newest is unit 20 at $2,000,000 on March 16, 2026, and the file holds 45 qualified sales since 1975. Southwest Florida MLS figures for Hickory Shores Condo are not published here.

Data updated: October 2026

Southwest Florida MLS figures

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

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

County recorded sales, the figures we can stand behind

The county sales file was read on October 1, 2026 from the Lee County Property Appraiser roll dated September 27, 2026 and the county’s sales data file, and its newest recorded sale for this building is dated March 16, 2026. No window of 12, 24, 36 or 60 months holds ten sales for this building, so under our rule we list every qualified sale of the last 60 months in the table below and state no median. The record is complete from 2009 and partial before 2009: the county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on. A count since 2009 is therefore a complete count, and the 45 sales the file holds since 1975 are what the file holds, not every sale ever made.

Across all recorded history the file holds 45 qualified sales on 23 matched parcels since 1975, of which 2 are builder-direct first sales of new units (March 1975, $62,500 and $68,000) and 43 are resales.

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

Why the all-history median understates today

We publish no all-history median. The county file’s 45 sales run from March 1975, when the first two units sold new at $62,500 and $68,000, to March 2026, and one figure for that span would blend 1975 deeds with 2026 deeds and say little about today. Of the 45 sales, 23 are dated 2006 or earlier, the partial part of the record, and 22 are dated 2010 or later, and the file holds none in 2009. A better read is by era, which a table later on this page provides.

Why the shorter windows do not get a median

The county file holds only 1 qualified sale in the last 12 months, 1 in the last 24 months, 3 in the last 36 months and 4 in the last 60 months. A median of one, three or four prices is not a market statistic, so those windows are listed here as sales and not summarized, and the 4 sales of the 60-month window run from $637,000 to $2,000,000. The 12-month and 24-month window holds unit 20 at $2,000,000 on March 16, 2026. The 36-month window adds unit 10 at $950,000 on October 20, 2023 and unit 9 at $950,000 on October 26, 2023. The 60-month window adds unit 18 at $637,000 on October 15, 2021.

Three transfers the county did not code as qualified

The roll also shows three recent transfers that the county did not mark as qualified sales, so none of them is in the qualified counts and lists above. They are unit 23 at $749,000 in January 2022, unit 8 at $1,245,000 in July 2022 and the combined units 16 and 17 at $2,395,000 in May 2024. A transfer can be left out of the qualified file for several reasons that the county does not print, so we do not guess why. What the three show is that prices in this building range widely depending on the unit, and the roll-based table later on this page includes them with that label.

What Have Hickory Shores Condo Units Actually Sold For Since 2015?

Sixteen Hickory Shores Condo units show a qualified recorded sale since January 2015, priced from $332,000 to $2,000,000, and the table lists each one with the price per square foot we computed on the unit’s own heated area. We use the mean of per-sale ratios, not a ratio of means.

Data updated: October 2026

How to read the table

The mean of the sixteen per-sale ratios is $500.5 per square foot and the median is $442.5. The range runs from $259.8 at unit 10 in October 2015 to $1,043.3 at unit 20 in March 2026. Fifteen of the sixteen sales are on the standard 1,269 or 1,278 square foot plan, so for those sales price per square foot is nearly the same as price, and the spread comes from condition, view, floor and timing. The sixteenth, unit 20, is a 1,917 square foot three-bedroom unit and is a different product.

Three eras, one building

Splitting the 22 qualified sales since 2010 by era shows how far the building has moved.

The median of these sales moved from $435,000 (6 sales) to $465,500 (8 sales) between the first two eras, and then to $685,000 (8 sales), which is 47 percent above the middle era (685,000 divided by 465,500 is 1.47). The 2020 to 2026 era includes the $2,000,000 sale of the enlarged unit 20, so we also show the standard-plan result: seven qualified sales on the 1,269 and 1,278 square foot plans since 2020 have a median of $645,000 (the median of these 7 sales) and a mean of $542.4 per square foot, with a range of $465,000 to $950,000.

Four years with no qualified sale

The county file has no qualified Hickory Shores Condo sale dated in 2019, 2022, 2024 or 2025, and none in 2009. Its other 23 qualified sales are dated 1975 to 2006, the partial part of the record. The roll does show transfers in 2022 and 2024 that the county did not mark as qualified, which are listed earlier on this page. What the gaps tell a seller is that this building trades in short bursts, so a unit that lists in a quiet year has few recent comparables and the pricing work has to lean on older, adjusted sales and on the neighbors.

What this means for a seller

A listing at Hickory Shores Condo should be priced against units of the same plan and condition, not against a building average. A standard 1,269 or 1,278 square foot unit, the 1,917 square foot unit and the 2,556 square foot combined unit do not belong in the same comparison, and a unit that has been renovated since its last sale belongs in another group. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.

Data updated: October 2026

What the county roll shows by latest sale

The county roll lists the latest recorded sale on each unit parcel, whether or not the county coded it qualified. Eight of the 22 units show a latest sale dated January 2021 or later, 2 show 2020, 6 show 2010 to 2019, 2 show 2000 to 2009 and 4 show 1999 or earlier, which adds to 22 (8 plus 2 plus 6 plus 2 plus 4). The eight latest sales since 2021 are listed below.

With eight values, the median of these eight sales is the mean of the fourth and fifth sorted prices, ($950,000 + $950,000) / 2 = $950,000, and the mean of the eight per-sale ratios is $755.2 per square foot. The median of the five qualified sales since 2021 alone is the same $950,000. We use this roll basis for the benchmark table against the neighbors, because it is the same basis we use for every other building.

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

What Do Repeat Sales Say About Price Moves at Hickory Shores Condo?

Because most Hickory Shores Condo units share one of two nearly identical plans, repeat sales of one unit are a fair read of price movement. The county file holds twenty-five consecutive qualified pairs, nine of them with both sales dated 2010 or later, and the four of those nine separated by five or more years all show gains, from 31.1 percent to 158.1 percent.

Data updated: October 2026

The pairs

What the pairs show and what they do not

Unit 10 more than doubled in 2.8 years, from $465,000 in December 2020 to $950,000 in October 2023, and the county record does not say why. A jump that large over a short span usually means work was done between sales, or that the first price was low for its time, and the county does not tell us which. Unit 7 gained 19.6 percent in under a year in 2015. Pairs ignore carrying costs, assessments and improvements, so none of these percentages is a return on investment.

The pairs with both sales dated 2010 or later and separated by five or more years are units 15, 18, 10 and 20. They gained 36.5 percent over 6.4 years, 31.1 percent over 6.0 years, 40.1 percent over 5.2 years and 158.1 percent over 13.2 years. The two declines among those nine pairs, unit 4 at 7.1 percent and unit 6 at 1.5 percent, each came within two years of the earlier sale. Two older pairs also fell: unit 15 from $655,000 in April 2004 to $480,000 in June 2010 (26.7 percent over 6.2 years) and unit 23 from $749,000 in July 2005 to $520,000 in December 2014 (30.6 percent over 9.4 years). A pair whose earlier sale is dated before 2009 sits in the partial part of the record and may skip a sale the file does not hold. The four pairs that span 20 years or more, units 18, 3, 7 and 13 at 20.3 to 28.4 years, compare 1988 to 1995 deeds with 2013 to 2020 deeds, so they show how far the building has come and not how it will move next.

How the prices moved by year

Years from 2010 not shown have no qualified sale in the county file. With one to four sales a year, a yearly median is a description of those sales and not a market index, and the 2012, 2018 and 2026 rows are single sales of units 20, 4 and 20 respectively.

Is Hickory Shores Condo All Condominiums? What This Page Covers and What It Does Not

Yes. Every Lee County parcel whose legal description mentions Hickory Shores is part of the Hickory Shores Condo condominium, 23 parcels in all, and the county roll holds no single-family Hickory Shores. This page covers that one 23-unit building at 26236 Hickory Blvd. Four other places share part of the name, and they are not covered here.

Data updated: October 2026

The check we ran

We scanned the full Lee County Property Appraiser roll dated September 27, 2026 for any parcel with “Hickory Shores” in its legal description. Exactly 23 rows matched, and every one begins “Hickory Shores Condo”. Twenty-one read “OR 1072 PG 851 Unit” followed by a unit number, one reads “Units 16 + 17”, and one is the common-element parcel, “OR BK 2644 PG 2043 CE: Pool”. We matched sales strictly on that legal description, so no parcel from another community can enter a figure on this page.

How 23 units become 22 residential parcels and one common parcel

The state condominium record counts 23 units. The county roll carries 22 residential unit parcels, because units 16 and 17 are combined into one parcel of 2,556 square feet, and one common-element parcel, which is 23 parcels in all (22 plus 1). The two counts agree once the combined parcel is counted as two declared units (21 single-unit parcels plus 2 units in the combined parcel is 23 units).

The other places that share the name

How Did Hickory Shores Condo Begin? The Declaration, the Plat and the Association

Hickory Shores Condo began with a declaration recorded in Lee County Official Records Book 1072, Page 851, which the state condominium record dates to January 29, 1975. The county puts the building’s year built at 1974, and the association corporation, Hickory Shores, Inc., was filed with the state on December 30, 1974.

Data updated: October 2026

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

The county roll lists 1974 as the year built for 21 of the 22 unit parcels and 2018 for the combined units 16 and 17. The state condominium record shows the project recorded on January 29, 1975, with a status of approved and recorded. The Florida Division of Corporations shows the current not-for-profit corporation filed December 30, 1974, which is before the declaration was recorded, and restated articles filed June 22, 2015. The earliest deeds the county roll carries for the building are dated March 1975, on units 11 and 22.

Those dates describe different events. A building can be finished, an association can be incorporated in advance of the declaration, and the declaration can be recorded a few weeks later, with the first deeds following within weeks. The declaration and the articles are the documents that settle the sequence, and we did not read them.

The older club corporation

The state also lists an earlier corporation, Hickory Shores Condominium Club, Inc., filed August 8, 1973, with a principal address of 26236 Hickory Blvd, the same street address as the building. It was administratively dissolved on August 23, 1996, and its last annual report was filed in 1995. The state record for the older entity shows the same federal employer identification number as the current corporation, which is how we tie the two together without printing the number. We do not know why a club corporation existed a year before the building’s year built, or what became of its assets, and the articles are the place to look.

The legal description and the plat

The county roll’s short legal description for every unit is “Hickory Shores Condo OR 1072 PG 851”, followed by the unit number. The common-element parcel is described as “Hickory Shores Condo OR BK 2644 PG 2043 CE: Pool”, which points to a second recorded instrument that we did not read. A buyer who wants the dimensions, the unit boundaries and the location of the common elements will find them in the declaration and its exhibits, which are on file with the Lee County Clerk of the Circuit Court.

Who runs the association today

The state’s filing shows annual reports filed April 6, 2024, March 29, 2025 and April 10, 2026, so the association has kept its corporate status current for each of the last three years. The filing lists five officer or director positions, whom we do not name. The principal address changed on March 29, 2025 to a Fort Myers street address that we cannot tie to a named manager, and the mailing address and registered agent are in care of Sentry Management Inc in Longwood. The state condominium record lists the same Longwood street address for the managing entity, which is how we tie the corporation to the building. A care-of line shows where the association receives mail and does not by itself prove who manages the building today, so confirm that with the estoppel certificate.

The state fee record

The state’s payment history for the project shows $92 billed and $92 paid in each year from 2022 through 2026, with nothing pending. The amount is exactly 23 units times $4 (23 multiplied by 4 is 92). That record says the association’s annual state filing fee is paid up. It says nothing about the association’s budget, reserves or assessments.

Ownership structure

Each owner holds title to a unit and an undivided share of the common elements, which is how a Florida condominium is defined under Florida Statutes section 718.103. If the declaration divided the shares equally among 23 units, each owner would hold 4.3 percent (1 divided by 23). That is arithmetic and not a reading of the declaration, and because the units range from 1,269 to 2,556 square feet, the shares may instead follow unit size. The declaration sets the actual shares and votes.

What Does the Hickory Shores Condo Building Look Like, and What Is Inside the Units?

Hickory Shores Condo is a five-story, 23-unit Gulf-side building. The county roll shows 8 units of 1,269 square feet, 12 of 1,278, one three-bedroom unit of 1,917 and the combined units 16 and 17 at 2,556, and classes the structure as a mid-rise condominium with an effective area of 29,961 square feet.

Data updated: October 2026

The unit mix

The totals reconcile. Eight units at 1,269 is 10,152 square feet, twelve at 1,278 is 15,336, and adding 1,917 and 2,556 gives 29,961 (10,152 + 15,336 + 1,917 + 2,556), which is exactly the county building record’s effective area. The county’s building total and its unit figures agree.

What the county says about the stories

The county’s building footprint record puts Hickory Shores Condo at five stories and 22 residential units, and describes it as a condominium, mid rise, 4 to 7 floors. The roll shows five stories on 21 unit parcels and four on the combined units 16 and 17. The unit numbers run 1 through 23 and do not encode floors, so we cannot say which units are on which level, and we do not infer a floor premium. Ask the manager for the floor plan and the unit’s level.

The footprint and the surrounding ground

The county’s footprint polygon for the building covers about 21,158 square feet, and our independent area calculation from the same polygon gives 21,247 square feet, within 0.4 percent. The polygon is much larger than one floor’s share of the heated area (29,961 divided by 5 is about 5,992 square feet), which suggests that ground-level parking, storage, stairs, walkways or other covered space account for much of it. That is our inference. The footprint matters for one practical reason that the flood section develops: the FEMA flood-zone boundary runs through it.

What the county says the building is worth

The county’s building record sums its estimated unit values at $14,893,670, which averages $676,985 per unit parcel (14,893,670 divided by 22). The values run from $592,457 on a 1,269 square foot unit to $1,338,169 on the combined unit. A standard 1,278 square foot unit is carried at $641,538, and the two October 2023 sales on that plan were $950,000, which is 48 percent above the county’s figure (950,000 divided by 641,538 is 1.48). That is an appraisal basis and not a price, and a seller should not read the county’s figure as a floor or a ceiling.

Two units that are not on the standard plan

The roll implies that at least two owners changed their unit boundaries. Units 16 and 17 appear as one parcel of 2,556 square feet, exactly twice the 1,278 square foot standard unit, with a year built of 2018. Unit 20 is 1,917 square feet with three bedrooms, exactly one and a half times the standard unit (1,917 divided by 1,278 is 1.5). We label that our reading of the roll and not a statement from the association. The combined unit sold for $2,395,000 in May 2024, and unit 20 sold for $2,000,000 in March 2026, which are the two highest recorded prices in the building.

What Amenities Does Hickory Shores Condo Have, and What Is Not Published?

Hickory Shores Condo has no association website that we could find, so the amenity list is not published by the association. The county roll shows a pool, and the common-element parcel’s legal description reads “CE: Pool”. Everything else is a lead to confirm. Ask the manager for the amenity list and its rules.

Data updated: October 2026

What the statute expects an association to post

Under Florida Statutes section 718.111(12)(g), a condominium association managing 25 or more units must post digital copies of its governing documents, budget and other specified records on a website or a mobile application. Hickory Shores Condo has 23 units, which is under that threshold, so the statute does not require it to have a website, and our not finding one is not a compliance gap. It does mean a buyer should ask for the records directly on day one, and the right to inspect them still applies.

The pool

The county roll flags a pool on every unit parcel, and the common-element parcel’s legal description names it. Who may use the pool, the hours, the guest limits, any age rule and the rules for children are in the declaration or the rules, which we did not read. Ask whether the pool has been resurfaced or rebuilt since Hurricane Ian, and ask for its operating rules before you assume your guests can use it.

Beach access

The building is on the Gulf side of Hickory Blvd, and the county roll codes every parcel as Gulf. Whether the association owns a private beach path, holds an easement or relies on public access is a question for the declaration and the plat, and we do not state it. The state’s coastal construction control lines run through the building site, which the flood section describes. For public access, Lee County Parks lists Little Hickory Island Park, also called Bonita Beach Access 10, at 26082 Hickory Blvd, north of Hickory Shores Condo on the same road.

Parking and storage

The roll does not show assigned parking or storage. Condominium parking is usually assigned or limited by the declaration, and storage lockers are often limited common elements. Ask whether a unit comes with a covered space, an open space or none, how many vehicles are allowed, and where a guest parks. The unit’s parking space number appears on the estoppel certificate form that the statute prescribes, so it is on the paper you will already receive.

Elevators, stairs and storm operation

A five-story building of this size normally has an elevator, but the number, the age and the storm procedures are not published. Ask whether the elevator has been modernized, whether it is parked on an upper floor in a storm, and whether the building has a standby generator, since an upper-floor owner depends on all three after a major storm.

What Does the Hickory Shores Condo Fee Bundle Cover, and What Is Not Published?

Hickory Shores Condo does not publish its regular assessment or what the assessment covers, and we state no dollar figure. Under Florida Statutes section 718.503 a buyer receives the declaration, budget and frequently asked questions document, and the estoppel certificate states the exact amount owed on a unit. Those papers answer the question.

Data updated: October 2026

What the law says an assessment pays for

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

What the neighbors publish, for orientation only

Two neighbors publish their assessments, and neither figure is Hickory Shores Condo’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.15 mile from Hickory Shores Condo, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for Hickory Shores Condo.

Reserves under the current law

A building of three or more habitable stories must have a structural integrity reserve study, and under Florida Statutes section 718.112(2)(g) the association’s reserve budget for the structural items must be based on that study. The owners’ ability to waive structural reserves is restricted, which means a building cannot simply vote to skip them. The practical result for a 1974 building is that reserve contributions have moved from optional to required, and a buyer should expect the assessment to reflect that.

What a small building means for the budget

With 23 units, each owner carries a larger share of every fixed cost and every project than an owner in a 100-unit building does. As an illustration only, a $1,000,000 repair assessed equally across 23 units would be $43,478 per unit (1,000,000 divided by 23), while the same repair across 198 units, the size of Bonita Beach Club, would be $5,051 (1,000,000 divided by 198). The illustration says nothing about what Hickory Shores Condo has planned. It does show why a small building’s reserve study and budget deserve a careful read before an offer.

What Other Costs Layer on Top of the Hickory Shores Condo Regular Assessment?

Costs beyond the Hickory Shores Condo regular assessment can include an estoppel fee capped at $250 plus $100 if expedited, a transfer fee capped at $150 per applicant if the declaration requires approval, any special assessment, and the owner’s own insurance and taxes. Which apply here comes from the declaration and the estoppel certificate.

Data updated: October 2026

The estoppel certificate

Florida Statutes section 718.116 lets an association charge a reasonable fee for the estoppel certificate of no more than $250 if no amount is owed on the unit, plus $100 if it is requested on an expedited basis and delivered within 3 business days, and no more than $150 additional if a delinquency exists. The certificate states the assessment, any special assessments, any amounts owed and the parking space number. In the largest case the fees add to $500 (250 + 100 + 150). Either side can be asked to pay it in a contract, so the contract should say.

Transfer and approval fees

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

Special assessments

We found no public record of a special assessment at Hickory Shores Condo, and we state none. The record of one, if there is one, is in the board minutes and the estoppel certificate. Under the statute quoted above, the notice of a meeting that considers a special assessment must say so and give its estimated cost and purpose. Ask the board in writing whether any assessment is approved, proposed or being discussed, and ask what repairs the building has done since 2022.

Taxes

Property tax is billed separately on each unit by the county, and the amount depends on the owner’s homestead status and the assessed value. The county’s estimated unit values for the building average $676,985, per the footprint record, and only 3 of the 22 unit parcels carry a homestead exemption. A buyer’s tax bill after a sale is based on what the county does next, not on that average. Lee County’s Tax Collector publishes tax bills by parcel.

What Do the Hickory Shores Condo Declaration, Bylaws and Rules Say, and How Do You Read Them?

The Hickory Shores Condo declaration is recorded at Lee County Official Records Book 1072, Page 851, and we did not read it, because no public copy turned up. A buyer receives the declaration, articles, bylaws and rules in the disclosure package, and this section maps what each document settles.

Data updated: October 2026

What each document governs

The declaration creates the condominium and sets unit boundaries, ownership shares, use restrictions, the maintenance split between owner and association, the insurance duties, approval rights over sales and leases, and the procedure to amend. The articles of incorporation create the association. The bylaws set the board, the meetings, the voting and the budget process. The rules, which the board can adopt more easily than an amendment, cover everyday matters such as quiet hours, guest limits, move-in procedures, pool hours, parking and renovation windows. When two documents conflict, the declaration usually controls, and in our work on neighboring buildings the documents have disagreed with each other often enough that we read all of them side by side.

What a buyer must be given

Under Florida Statutes section 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. Any purported waiver of that right is of no effect. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them.

How an owner gets records

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

Why a 23-unit association is a records question

An association with fewer than 25 units is not required to post its records online, so at Hickory Shores Condo the records are likely to sit with the manager or the board. That makes the order of requests important. A seller can ask the manager for the declaration, bylaws, rules, current budget, reserve study, milestone summary and insurance summary in one written request, and a buyer can ask the seller for the same package. Doing it before listing turns a week of chasing into a day.

What we will not guess

We do not state Hickory Shores Condo’s quiet hours, guest limits, renovation window, vehicle rules, flag and grill rules, fine schedule, smoking rule, window-covering rule or its rules on flooring. Each of those is a line in a document that we did not read. A buyer who cares about any of them, especially flooring in an upper-floor unit, which is a common source of disputes in older concrete buildings, should read the exact text before making an offer.

What Approvals Might Hickory Shores Condo Require Before a Sale or Lease Closes?

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

Data updated: October 2026

Why the answer changes the closing calendar

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

What to ask for, in this order

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

What Are the Hickory Shores Condo Rental Rules?

The Hickory Shores Condo rental rules are not published, and we state no minimum lease term. Every neighboring building whose documents we could read, Casa Bonita Grande, Bonita Beach Club and Windsong, sets a 30-day minimum, so nightly rentals are unusual on this strip, but the Hickory Shores Condo declaration is the source and we have not read it.

Data updated: October 2026

What neighbors on the strip do

The statute that protects existing owners

Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1974 building whose rental rules may have changed several times, the history of the amendments, not just the current text, decides whether a rule binds a particular owner.

Who rents here

The roll shows that 19 of the 22 unit parcels carry no homestead exemption, and 12 of the 22 show an out-of-state mailing address. Neither fact says a unit is rented, because a seasonal owner who uses the unit personally also has no homestead. It does mean that the building’s owners are mostly not full-time residents, which makes the rental and guest rules matter to a large share of them.

Public rules outside the association

The City of Bonita Springs rental permit applies to owner-held small properties and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes Hickory Shores Condo’s 23 units. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium, so a landlord should register and file as the County requires. Stays of less than 30 days can also trigger Florida’s public lodging rules and the licensing described in the state’s vacation rental guide. We cite these programs and do not give tax or legal advice.

What an investor should ask first

An investor should ask for the minimum lease, the maximum term, whether subleasing is allowed, whether the board approves tenants, the tenant application fee, whether a tenant may use the pool and other amenities, any cap on the number of rented units, and the history of any rental amendment. Those eight answers decide whether a unit at Hickory Shores Condo fits a rental plan, and they decide the buyer pool a seller can reach.

What Are the Hickory Shores Condo Pet Rules?

The Hickory Shores Condo pet rules are not published, and we state no weight limit, number or breed rule. Pet rules in condominiums on this strip run from one small pet for owners only to broader allowances, and the Hickory Shores Condo declaration and rules are the source. A buyer with a dog should read them before making an offer.

Data updated: October 2026

What neighbors do

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

Assistance animals

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

What Flood Zone Is Hickory Shores Condo In?

Hickory Shores Condo is in FEMA flood zone AE, base flood elevation 11 feet, at four of five points we tested on the building, and about 23 percent of the footprint falls in zone VE, base flood elevation 13 feet, by our overlay. The panel is 12071C0651G, effective November 17, 2022, and the building is in Evacuation Zone A.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer at the building on October 1, 2026. At the county’s coordinate for the unit parcels, and at points 15 meters north, 15 meters south and 15 meters east of it, the layer returns zone AE with a base flood elevation of 11 feet. A point 15 meters west of the coordinate returns zone VE with a base flood elevation of 13 feet, and so does the coordinate for the common-element parcel. Points 5 and 10 meters west return AE, and points 25 and 40 meters west return VE, so the AE and VE boundary runs between 10 and 15 meters west of the building’s center.

To see how much of the building the line crosses, we overlaid the county’s building footprint polygon on the FEMA zone polygons at 0.4 meter spacing, which gave 12,340 sample points. Of those, 23.3 percent fall in VE 13, about 461 square meters, and 76.7 percent fall in AE 11, about 1,513 square meters. The two sums are about 1,974 square meters, or about 21,250 square feet, which matches the county footprint area of 21,158 square feet within half a percent. We call this our overlay and not a FEMA determination. FEMA’s map and the county’s footprint come from different sources, each with its own positional error, so the split is indicative and a surveyor’s elevation certificate is the document that counts. The FEMA service also returned an overlapping Collier County panel at the same points, which we do not use, because the building is in Lee County.

Why a split zone matters

A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who is asking and which rule applies, and we do not state which one governs Hickory Shores Condo. What we can say is that a buyer’s insurance agent and lender should run the address through their own flood zone determination and that the association’s elevation certificate and its flood policy are the right documents to ask for.

Ground elevation and the design flood elevation

The federal 3D Elevation Program puts bare-earth ground at the county’s coordinate for the building at 7.1 feet NAVD88, and between 6.4 and 7.1 feet at the five points we tested. The base flood elevation of 11 feet is 3.9 feet above the ground at the coordinate (11 minus 7.1) and 4.6 feet above the lowest of the five points (11 minus 6.4). At the common-element parcel, where the ground reads 6.6 feet, the VE base flood elevation of 13 feet is 6.4 feet above it (13 minus 6.6). The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 12 feet in the AE area and 14 feet in the VE area (11 plus 1 and 13 plus 1). That rule is in the City’s notice on substantial damage and substantial improvement and applies to a building that is substantially damaged or substantially improved.

Coastal construction control lines

From our agent’s point check against the state’s map layers, the building sits seaward of the 1991 state coastal construction control line by about 54 meters and landward of the 1978 line by about 22 meters. A major rebuild or addition near a Gulf-side line can require a state coastal construction permit in addition to the City permit, and we label that our inference from the line geometry. The state’s coastal construction control line program explains the process. The same check put the nearest FEMA Limit of Moderate Wave Action line about 336 meters from the building.

Built before the first flood map

The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts Hickory Shores Condo’s year built at 1974, so the building predates the first map. Flood insurance people call that pre-FIRM. It means the building was not designed to a flood map, and the lowest floor’s elevation on an elevation certificate is the document that tells an insurer and a buyer how it compares with the base flood elevation.

Evacuation

Lee County has five evacuation zones, A through E, and Hickory Shores Condo is in Zone A, the first to be ordered out. The County’s layer places the building in surge zone 1. The County’s evacuation zone map lets anyone check an address.

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

What Did Hurricane Ian, Helene and Milton Do Near Hickory Shores Condo?

Hurricane Ian’s surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, and the U.S. Geological Survey surveyed high-water marks of 11.3 and 12.2 feet NAVD88 at the Bay Harbour building across the road. We found no public damage or repair record specific to Hickory Shores Condo for Ian, Helene or Milton.

Data updated: October 2026

What Ian did on the strip

The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database records surveyed marks of 11.3 and 12.2 feet NAVD88 at 26235 Hickory Blvd, the bay-side Bay Harbour II building about 0.15 mile from Hickory Shores Condo, and a mark of 11.3 feet, 2.53 feet above the floor, inside a ground-floor unit at 25901 Hickory Blvd. All of those numbers are regional or neighboring, and none is a measurement at Hickory Shores Condo. Local reporting from WINK News, the Tampa Bay Times and WUSF documented the storm’s effect on Little Hickory Island, and Lee County’s own after-action report is the County’s account of the response.

Putting the Ian marks next to the building’s map

The USGS marks of 11.3 and 12.2 feet are 0.3 and 1.2 feet above the 11-foot base flood elevation that applies to the AE part of the site (11.3 minus 11 and 12.2 minus 11), and 1.7 and 0.8 feet below the 13-foot elevation that applies to the VE part (13 minus 11.3 and 13 minus 12.2). Against the 7.1 feet of ground at the building’s coordinate, the marks are 4.2 and 5.1 feet higher (11.3 minus 7.1 and 12.2 minus 7.1). Because the marks are at other buildings, those are comparisons of datum and not a statement of what the water did at Hickory Shores Condo. They do show that Ian’s water at the strip was in the same range as the map’s base flood elevations.

Helene and Milton

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

What we do not know

We do not know what Ian or the later storms did to Hickory Shores Condo’s common areas, whether the association filed insurance or flood claims, or what repairs it funded. Ask for the repair history, the claims history and the cost, and read the budget for how the work was paid. A seller who owned a unit through Ian should also expect the flood disclosure questions described in the insurance section.

What Is the 50 Percent Rule and Why Does It Matter at Hickory Shores Condo?

The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, 12 feet or 14 feet at Hickory Shores Condo.

Data updated: October 2026

What counts toward the 50 percent

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

Why a buyer should care

If a future storm damages the building badly, the 50 percent test is made against the whole structure, and a building that fails it must be elevated or rebuilt to current flood standards, which in our judgment is rarely practical for a building of this age. That is a risk to understand, not a prediction. The City’s flood hazard reduction ordinance also sets pile or column foundation requirements in VE and coastal A zones, which is why a split-zone footprint is worth a conversation with the City before any major project.

How Is Hickory Shores Condo Insured, and What Does the Owner Insure?

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

Data updated: October 2026

What the master policy does and does not do

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

Flood coverage for a condominium building

FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 23 units that ceiling would be $5,750,000 (23 times $250,000). Whether Hickory Shores Condo carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.

The statewide premium trend, as context only

The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent (147,381 divided by 72,570 is 2.03), and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across many building sizes, and they are not Hickory Shores Condo’s premium.

What owners carry themselves

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

What Are the Milestone Inspection and Structural Reserve Study Rules, and How Do They Apply to Hickory Shores Condo?

Hickory Shores Condo is a five-story building completed in 1974, so under Florida Statutes section 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025. That is our inference from the year built and the stories, and the association’s actual status is not published.

Data updated: October 2026

The arithmetic of the deadline

The county year built is 1974, and 1974 plus 30 is 2004. Section 553.899 says a building that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024, and the date counts from the certificate of occupancy, which we did not see. The county puts the building at five stories, and even if the ground level is parking and not habitable, four habitable stories would still clear the three-story threshold. The statute lets a local enforcement agency set a 25-year interval in places such as salt-water locations, and that option does not change the result because 30 years has long passed.

What a milestone inspection is

Phase 1 is a visual inspection by a licensed architect or engineer. Phase 2 happens only if substantial structural deterioration is found, and the statute then sets deadlines for progress reports and for repairs to begin. The association delivers the inspector-prepared summary to unit owners and posts it, and the statute calls for repeat inspections every 10 years.

The structural integrity reserve study

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

The state’s reporting database

The same statute requires the association, within 45 days after it receives the study, to give the state’s condominium division a statement that the study was completed and was provided to owners. The division publishes the submissions in a public database on its structural integrity reserve study reporting page, which splits them into those submitted before July 2025 and those submitted from July 2025. We could not query that database from our research tools, so we do not state whether Hickory Shores Condo appears in it. Anyone can search it by condominium name, and a buyer or seller should check it before the first showing.

What we do not publish

We do not state whether Hickory Shores Condo completed a milestone inspection or a structural integrity reserve study, what either found, or what the association has reserved or assessed. Under Florida Statutes section 718.503, a buyer is entitled, at the seller’s expense, to a copy of the inspector-prepared milestone summary if applicable and the most recent reserve study or a statement that none has been completed. A resale contract entered into after December 31, 2024 for a unit in a building that is required to have completed a milestone inspection or reserve study and has not must carry a conspicuous statement saying so.

What to ask for

Request the milestone inspection summary, the structural integrity reserve study, the current budget with reserve schedule, the last two years of assessments and special assessments, and any engineering reports. Ask whether the City of Bonita Springs, as the local enforcement agency, issued a notice and when the association responded. A 1974 building is in the age group that these laws were written for, and a seller who has the documents in hand at listing avoids discovering a gap at a buyer’s inspection.

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

Which Lee County Schools Serve Hickory Shores Condo?

Hickory Shores Condo is served by Lee County schools assigned through the district’s choice-based proximity plan, not a single attendance boundary. Our reading of the 2024-2025 plan puts the strip in elementary zone Q and middle zone GG, labeled inferred and not confirmed by the district for 26236 Hickory Blvd.

Elementary and middle schools

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

High school

The district’s South Zone, south of Martin Luther King Jr. Boulevard and the Caloosahatchee River, holds the high schools that serve this area. Bonita Springs High School offers the FGCU Collegiate and Cambridge programs, per the plan. High school assignment uses sub-zones, so use the district’s locator.

How to confirm for a specific unit

Use the district’s school zone page and the School Site Locator for Lee County, enter 26236 Hickory Blvd, and print the result for your file. The district updates its plan each year and we checked the 2024-2025 edition, so verify the current year before a purchase decision depends on it.

What Do Lee County and the City of Bonita Springs Require for Permits and Zoning at Hickory Shores Condo?

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

Permits for unit work

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

Zoning

We did not retrieve the City’s zoning district for 26236 Hickory Blvd. The county’s roll labels the parcels as inside the City of Bonita Springs and carries no zoning district, which is consistent with a City parcel, so we state no zoning district. The City’s zoning map and a zoning verification letter are the sources, and a buyer who relies on height, density or rebuild rights should obtain the letter.

What Is Daily Life Like Around Hickory Shores Condo?

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

Public beach access and the 2026 parking closures

Lee County Parks and Recreation closed the parking at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10 (Little Hickory Island Park, 26082 Hickory Blvd) on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County pages for Access 1 and Access 10 describe the details. WGCU reported the closures, and the County’s unified parking payment notice describes paid parking at the sites that remain open. We checked the County pages on October 1, 2026.

What this means for an owner

An owner who has a beach path or parking of their own is less exposed to the public lot closures than a visitor. Whether Hickory Shores Condo has either is a question for the declaration and the rules. Guest parking, if any, is set by the association. Closures matter more to a buyer who expects to use the public beach for guests, and the City’s beach access page lists the City’s own access points.

Getting around

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

Water, power, trash and mail

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

What Surrounds Hickory Shores Condo on Hickory Blvd?

Hickory Shores Condo sits within about a quarter mile of nine other associations on Hickory Blvd, and Ambassador, Silver Sands of Bonita Beach and The Egret are each within about 0.12 mile by straight line. The county’s records list units, stories and years built for each building, and the table ranks them by distance.

Data updated: October 2026

The neighbors by distance

How we measured

Distances are straight-line miles from the county roll coordinate for Hickory Shores Condo’s unit parcels to the average coordinate of each association’s roll parcels, computed by us. They are not walking or driving distances. Units, stories and years built come from the Lee County building footprint layer for each address. The county roll’s land-on field codes Beachwood on the Bay, Sea Isles and Bay Harbor Club as bay side and every other building in the table as Gulf side.

What the heights tell you

Of the thirteen neighbors in the table, only Beachwood on the Bay, at five stories, Pelican Pointe, at six, and two of Seascape’s three buildings, at five, are close to Hickory Shores Condo’s five stories, and Beachwood is on the bay side. Ambassador, 0.05 mile away, is 11 stories. That difference matters for views, for the wind and surge exposure of the upper floors, for the cost of any elevator and structural work, and for how many owners share it.

How We Researched Hickory Shores Condo, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 22 Hickory Shores Condo unit parcels, every one of the 45 qualified sales in the county file and the state’s condominium and corporate filings, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves on October 1, 2026.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We scanned the whole county roll for every parcel with Hickory Shores in its legal description and counted units, floors and heated area by hand. We downloaded the state’s condominium extract, read the building’s record and payment history, and read the association’s corporate filing and annual reports. We queried the county’s building footprint layer for the building and every neighbor in the table, queried FEMA’s flood layer at five points on the building and overlaid the footprint on it, ran the recorded-sales file with a strict match on the legal description, and re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Five things stood out. The condominium that the county calls Hickory Shores is the only Hickory Shores in the Lee roll, with no single-family side, even though the name appears elsewhere in Florida. Two units have been changed from the original plan: units 16 and 17 are one 2,556 square foot parcel built in 2018, and unit 20 is a 1,917 square foot three-bedroom. The FEMA flood-zone boundary runs through the building, with about 23 percent of the footprint in VE and 77 percent in AE by our overlay. The county’s qualified record has no Hickory Shores Condo sale in 2022, 2024 or 2025, although the roll shows $1,245,000 and $2,395,000 transfers in 2022 and 2024. And the building, at five stories, is shorter than most of its neighbors, which the county puts at 8 to 13 stories.

What we could not get

We could not pull Southwest Florida MLS data for Hickory Shores Condo, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because we found no public copy. We could not query the state’s structural reserve study database from our research tools. We list these gaps again, in one place, near the end of the page.

Which Is Right: Hickory Shores Condo, Windsong or The Egret?

Choose Hickory Shores Condo if you want a small 23-unit, five-story building with standard units of about 1,270 square feet and are willing to do the document work. Choose Windsong for a similar 24-unit building that publishes an association FAQ, or The Egret for 1,058 square feet in a 40-unit, nine-story building.

Data updated: October 2026

Side by side, on one yardstick

The yardstick for every row below is the county’s qualified-sales file under our window rule: the first window of 12, 24, 36 or 60 months that holds 10 or more qualified sales, and, where none does, the last 60 months with the range of prices and no median. Each row states its window, and a median appears only where the window holds 10 or more sales. This replaces an earlier roll-based yardstick, each unit’s latest recorded sale since January 2021 under any coding, which mixed in transfers the county did not code qualified.

What the benchmark shows

Only two of the nine buildings in the table, Bay Harbor Club and Bonita Beach Club, hold 10 or more qualified sales in their windows, so they are the only two with a median here: $555,000 over 24 months for Bay Harbor Club (12 sales) and $690,000 over 24 months for Bonita Beach Club (17 sales). Hickory Shores Condo has 4 sales in 60 months, from $637,000 to $2,000,000, and the same window for the other small buildings reads $620,000 to $680,000 at Windsong (2 sales), $575,000 to $970,000 at The Egret (6 sales), $712,500 to $1,147,000 at Ambassador (4 sales) and $900,000 to $1,010,000 at Casa Bonita Grande (3 sales).

Three of the four Hickory Shores Condo sales are on the standard 1,269 and 1,278 square foot plans, at $637,000, $950,000 and $950,000, which sit inside or close to the ranges of those four neighbors. The fourth, unit 20 at $2,000,000, is the 1,917 square foot three-bedroom unit and is above every price in the table. Our honest reading is that a standard Hickory Shores Condo unit has been priced in the same range as its small neighbors, and that the building’s top figure is driven by one unusual unit. With 4 sales that is a reading of a few deeds and not a market statistic.

Why the gaps, and what we do not know

The record shows the gaps and does not explain them. The candidates are condition and renovation level, the unit size, the flood zone mix, fees and special assessments, the published governing documents that buyers can see at Windsong, and the fact that Hickory Shores Condo has had few recent qualified sales. Every one of those is something we would ask about before pricing a unit, and none is something we can read off the county roll. A 1,278 square foot unit at Hickory Shores Condo is about 21 percent larger than a 1,058 square foot unit at The Egret (1,278 divided by 1,058 is 1.21), and 20 to 24 percent larger than Windsong’s 1,034 to 1,062 square foot units, so the same dollar price buys more space here.

Two cautions on this table

Windows differ by building, 24 months for two and 60 months for the rest, and a range of a handful of sales is a list of those sales and not a market statistic. The county file is complete from 2009 and partial before 2009, and every window in this table sits inside the complete part. The Southwest Florida MLS figures that would let us compare days on market and sale-to-list across these buildings are not published here: Information not available at time of publishing (checked 2026-10-01).

Decision table

Why we do not rank them

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

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

What Are the Honest Pros and Cons of Hickory Shores Condo?

The strengths of Hickory Shores Condo are a small 23-unit Gulf-side building, standard units of about 1,270 square feet, a height of five stories and a corporate and state-fee record that is current. Its drawbacks are a 1974 age, a flood boundary through the footprint, thin recent sales and almost no public documents.

Pros

• A Gulf-side address on Little Hickory Island, with a county land-on code of Gulf on every parcel.
• A small building of 23 units, so owner meetings are manageable and each owner has a real voice.
• Standard two-bedroom, two-bath units of 1,269 and 1,278 square feet, about a fifth larger than the units at The Egret and Windsong.
• A choice of plans, including a 1,917 square foot three-bedroom and a 2,556 square foot combined unit, where The Egret has a single plan.
• Shorter than most of its neighbors: five stories, against 8 to 11 at Ambassador, Silver Sands, The Egret, Windsong and the Casa Bonita buildings.
• A pool on the common-element parcel, per the county’s own legal description.
• Annual reports filed with the state in 2024, 2025 and 2026, and the state’s annual condominium fee paid every year from 2022 through 2026.
• Prices have risen: the median of the 6 qualified sales in 2010 to 2014 was $435,000, of the 8 in 2015 to 2019 was $465,500 and of the 8 in 2020 to 2026 was $685,000.

Cons

• Built in 1974, one of the older buildings on the strip, and subject to the milestone inspection and reserve study rules with no public status that we could find.
• The FEMA boundary runs through the footprint, about 23 percent of it in VE 13, the building is pre-FIRM and it is in Evacuation Zone A.
• One qualified sale in the last 24 months, and none in 2022, 2024 or 2025, so recent comparables are thin.
• Four different unit types, so comparables are uneven, and a seller of an unusual unit has few direct comps.
• No association website found, no posted declaration, rules, budget or fees, so every document must be requested.
• The management company appears only as a care-of line on a state filing, and the state record’s address and ZIP differ from the county’s.
• Dues, rental rules and pet rules are unknown to us, and a buyer must obtain them.
• With only 23 owners, a special assessment lands harder per unit than it would in a large building.

Who this suits

Hickory Shores Condo suits a buyer who wants a Gulf-side two-bedroom with more room than its immediate neighbors offer, accepts a 1974 building and is willing to read the governing documents carefully before offering. It is less suited to a buyer who needs a published fee schedule on day one, a large building spreading costs across hundreds of owners, or a building that is clearly outside the coastal high-hazard zone.

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

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

If you’re searching for a Hickory Shores Condo listing agent, or thinking, ‘I need someone to sell my Hickory Shores Condo home…’, the first thing to know is that this building sells on its documents, on a thin record of recent sales and on a flood map that a buyer’s insurer will read closely. McGreevy and Comisar prepare for each of those before a unit goes on the market.

Our listing credentials

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

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

What the last 12 months look like at Hickory Shores Condo

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

We tracked every one of the 5 Hickory Shores Condo closings since January 2021 in the county record, and one carries a date inside the last 12 months: unit 20 on March 16, 2026 at $2,000,000. One is a thin population, so we list the sale and publish no median for the window. No window of 12, 24, 36 or 60 months supports a median, because they hold 1, 1, 3 and 4 qualified sales, so we list the last 60 months in the market sections above, from $637,000 to $2,000,000.

What is different about selling at Hickory Shores Condo

The documents are not public, so you gather them first. We found no association website or posted declaration, rules or budget, and with 23 units the association is below the 25-unit threshold at which the statute requires a website. A buyer is entitled to the declaration, articles, bylaws, rules, budget, financial statement, milestone summary, reserve study and the frequently asked questions document, at the seller’s expense, and a seller who has them ready at listing sells faster than one who is chasing a manager after the contract.

The comparables are uneven, so the pricing work is real work. The county’s qualified record has one sale in the last 24 months and none in 2022, 2024 or 2025. Units here come in four plans, and the standard 1,269 and 1,278 square foot units, the 1,917 square foot three-bedroom and the 2,556 square foot combined unit do not share a price per square foot. We price from the nearest like unit and from the neighbors, and adjust older sales in a way we can show you.

The map matters. The FEMA flood boundary runs through the footprint by our overlay, so the building’s zone, its elevation certificate and its flood policy are the first things a careful buyer’s agent and lender will ask for. We help you find them before the first showing.

A small association concentrates the questions. With 23 owners, any pending special assessment or reserve gap is a larger per-unit number, and a buyer will ask about it. We ask the board in writing, before pricing, what has been approved, proposed or discussed.

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

What Is Your Hickory Shores Condo Home Worth? Get a Free Valuation in 60 Seconds.

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

A dedicated Hickory Shores Condo seller page is planned and will sit below this one.

Seller mini-FAQ, Hickory Shores Condo

How much will it cost to sell my Hickory Shores Condo unit?

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

Does the buyer need to be approved before closing at Hickory Shores Condo?

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

Can my buyer rent the unit weekly?

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

What is the pet limit for a buyer?

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

How long will my Hickory Shores Condo unit take to sell?

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

Who is the best listing agent for Hickory Shores Condo?

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

Your Local Real Estate Experts for Hickory Shores Condo

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

Honors and recognition

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

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

Contact McGreevy and Comisar about Hickory Shores Condo

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

Selling a Hickory Shores Condo home? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.

Buying at Hickory Shores Condo? Call Marc at (239) 287-5873, and read our buyer guide.

Follow McGreevy and Comisar on Instagram and YouTube.

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

Frequently Asked Questions, Buyer Edition: Hickory Shores Condo

How many units are in Hickory Shores Condo?

Hickory Shores Condo has 23 declared units per the state condominium record. The county roll carries 22 residential unit parcels, because units 16 and 17 are combined into one parcel, plus one common-element parcel at the same address. Units are numbered 1 through 23, and the numbers do not encode floors.

When was Hickory Shores Condo built?

The Lee County Property Appraiser shows 1974 as the year built for 21 unit parcels, and 2018 for the combined units 16 and 17. The state record shows the declaration recorded January 29, 1975, and the corporation that runs the association was filed December 30, 1974. We use 1974 and show the other dates because they are different events.

How many floors does Hickory Shores Condo have?

Five stories, per the county’s building footprint record, which classes the building as a mid-rise condominium of four to seven floors. The roll shows four stories for the combined units 16 and 17. Unit numbers do not encode floors, so ask the manager for a floor plan and the level of any unit you are considering.

How big are the units at Hickory Shores Condo?

Eight units are 1,269 square feet and twelve are 1,278, all with two bedrooms and two baths. Unit 20 is 1,917 square feet with three bedrooms and two baths, and the combined units 16 and 17 are 2,556 square feet. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area in the disclosure package.

Is Hickory Shores Condo all condominiums, or is there a single-family part?

It is all condominium. Every one of the 23 county parcels with Hickory Shores in the legal description is part of the same 23-unit condominium, and the roll has no single-family Hickory Shores. A homeowners association with a similar name is registered in Gulf Breeze, and Little Hickory Shores is a separate Collier County subdivision.

What are the HOA fees at Hickory Shores Condo?

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

What does the Hickory Shores Condo assessment cover?

Not published. By statute, common expenses are the costs of operating the common elements and the association, shared as the declaration sets, and water and sewer through a master meter and required fire-safety equipment count even if the declaration is silent. The budget lists what the Hickory Shores Condo board actually pays for.

Is Hickory Shores Condo in a flood zone?

Yes. FEMA maps four of five points we tested on the building in zone AE with a base flood elevation of 11 feet NAVD88, and part of the footprint, about 23 percent by our overlay, falls in zone VE with a base flood elevation of 13 feet, on panel 12071C0651G effective November 17, 2022. The building is also in Evacuation Zone A.

Does Hickory Shores Condo have a pool?

The county roll flags a pool on every unit parcel, and the common-element parcel’s legal description reads “CE: Pool”. The association’s pool rules, hours and guest limits are not published, so ask for them in the disclosure package and read them before you assume your guests can use it.

Does Hickory Shores Condo allow pets?

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

Can I rent my unit at Hickory Shores Condo?

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

Does Hickory Shores Condo require board approval of a buyer?

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

What do I receive before I buy at Hickory Shores Condo?

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

Has Hickory Shores Condo done its milestone inspection and reserve study?

Not published. A five-story building completed in 1974 was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of the statute. Request the summary and the study, and check the state’s public reserve study database by building name.

How much have Hickory Shores Condo units sold for?

The county file shows 4 qualified sales in the last 60 months, from $637,000 to $2,000,000, and 45 qualified sales since 1975. No window of 12, 24, 36 or 60 months holds 10 sales, so we state no median. The most recent is unit 20 at $2,000,000 on March 16, 2026. Southwest Florida MLS figures are not published here.

Who manages Hickory Shores Condo?

The state filings show the association’s mailing address and registered agent in care of Sentry Management Inc in Longwood, and the state condominium record lists the same address for the managing entity. A care-of line shows where mail goes and not who manages today, so confirm the current manager from the estoppel certificate or the association.

How do I buy at Hickory Shores Condo?

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

Frequently Asked Questions, Seller Edition: Selling a Hickory Shores Condo Home

Who is the best listing agent for a Hickory Shores Condo home?

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

How much is my Hickory Shores Condo unit worth?

It depends on your unit’s plan and condition. The county shows 8 units with a latest recorded sale since 2021, priced from $637,000 to $2,395,000, and 5 qualified sales since 2021, from $637,000 to $2,000,000. We build a unit-specific price from the deeds in a free valuation at mcgreevyandcomisar.com/home-valuation.

What is the median sale price at Hickory Shores Condo?

No window of 12, 24, 36 or 60 months holds the 10 qualified sales a median needs, so we state none for the building. The 4 qualified sales in the last 60 months run from $637,000 to $2,000,000, and the median of these 4 sales is $950,000. The Southwest Florida MLS median is not published here: Information not available at time of publishing (checked 2026-10-01).

What have Hickory Shores Condo units sold for recently?

Qualified sales since 2023 are unit 10 at $950,000 on October 20, 2023, unit 9 at $950,000 on October 26, 2023 and unit 20 at $2,000,000 on March 16, 2026. The county also shows transfers of unit 23, unit 8 and the combined units 16 and 17 that it did not code qualified. The tables earlier on this page list them all.

How long does it take to sell a Hickory Shores Condo unit?

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

Do I need association approval to sell my Hickory Shores Condo unit?

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

Does Hickory Shores Condo have a right of first refusal?

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

What is an estoppel certificate and what does it cost at Hickory Shores Condo?

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

How fast must the Hickory Shores Condo association issue the estoppel certificate?

Within 10 business days of a written or electronic request from the owner or the owner’s designee, per section 718.116. If the association is late, it may not charge a fee for the certificate. The statute also requires the association to designate a person or entity on its website to receive requests, so ask for that address.

What documents must I give a Hickory Shores Condo buyer?

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

Can a Hickory Shores Condo buyer cancel after signing?

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

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

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

What if Hickory Shores Condo has a special assessment when I sell?

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

Who pays the special assessment at closing in Lee County?

The contract controls. We negotiate it up front: who pays installments due before closing, who pays amounts due after, and how a proposed but unadopted assessment is treated. Do not leave it to the closing agent to decide. The estoppel certificate sets out what the association says is owed.

Does the split flood zone affect my Hickory Shores Condo sale?

It can affect a buyer’s insurance quote and the lender’s flood determination, and so the buyer’s monthly cost. We cannot say how much without insurance quotes. We recommend you obtain the elevation certificate if one exists, so an insurer can rate the building from facts and not from a map line.

Will my buyer be able to get insurance at Hickory Shores Condo?

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

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

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

What closing costs does a Hickory Shores Condo seller pay?

Typically the commission you agree, the owner’s title policy, deed stamps, the estoppel fee and prorated assessments. Deed stamps are 70 cents per $100 under section 201.02, so a $950,000 sale is $6,650 (950,000 divided by 100, times 0.70). We itemize every line in the listing appointment.

Should I renovate before I sell my Hickory Shores Condo unit?

Not without a comparison. The recorded sales do not tell us what a renovation added, so we compare a renovated unit’s price with a like unit that was not before we advise spending. Check association approval, permits and the building’s work windows first. Units 10, 9 and 8 are the recent sales we would study.

Does my unit’s plan change the price at Hickory Shores Condo?

Yes. Standard 1,269 and 1,278 square foot units sold from $332,000 to $950,000 since 2015, while the 1,917 square foot unit 20 sold for $2,000,000 and the combined units 16 and 17 transferred at $2,395,000. We price each plan from its own sales and never from a building average.

How should I price with so few recent sales?

From the nearest like units, adjusted for plan and condition, and from the neighbors. The county has one qualified sale in the last 24 months, so we also look at Windsong at 0.15 mile, The Egret at 0.12 mile and Ambassador at 0.05 mile. We show you the deed behind each comparable and say how much weight each deserves.

Can I sell my Hickory Shores Condo unit if I live out of state?

Yes. Twelve of the 22 unit parcels show an out-of-state mailing address on the county roll, and closings are routinely handled with a power of attorney or a remote notary. Confirm the method with the title company early, and have the association’s estoppel and documents delivered to us and not to your mailbox.

Can I sell the combined units 16 and 17, or the enlarged unit 20, like a standard unit?

Not on the same terms. Those two units are different products from the 1,269 and 1,278 square foot plans, and the county shows them at $2,395,000 and $2,000,000 in their latest transfers. Buyers for them are fewer, so we price from their own histories and from larger units nearby, and we ask the association for any amendment or approval that created them.

What do I do if my buyer’s lender asks about the building’s flood zone?

Give the lender the elevation certificate and the master flood policy summary if the association has them, and tell us early. The lender will run its own determination, and this building’s footprint straddles AE and VE by our overlay, so a determination that disagrees with ours should be settled with documents and not with argument.

Can I sell my unit if I owe assessments?

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

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

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

What happens to my parking and storage when I sell?

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

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

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

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

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

What if I inherited my Hickory Shores Condo unit and want to sell?

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

Who pays any transfer or approval fee in a Hickory Shores Condo sale?

Not published. If the declaration requires approval, the statute caps the fee at $150 per applicant, and the contract says whether the buyer or the seller bears it. The estoppel certificate shows any fee the association charges. We put the allocation in the contract before the buyer applies.

Can a buyer get a loan on a Hickory Shores Condo unit?

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

How do I get a free valuation of my Hickory Shores Condo unit?

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

What We Could Not Verify About Hickory Shores Condo

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

Southwest Florida MLS market figures

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

The declaration, bylaws, rules and approvals

We did not read the declaration recorded at Official Records Book 1072, Page 851, the second instrument at Official Records Book 2644, Page 2043, the articles, the bylaws or the rules, so we state no rental term, pet rule, approval requirement, right of first refusal, use restriction or fine schedule. The Lee County Clerk’s official records hold the declaration, and the estoppel certificate and the disclosure package under Florida Statutes section 718.503 are the routes to the rest.

Regular assessment and any special assessment

The association does not publish its budget or its assessment that we could find. The route is the estoppel certificate and the current budget. We state no dollar figure for dues, and the two neighbor figures on this page are labeled as theirs.

Milestone inspection and structural reserve study status

We do not state whether either was completed or what it found, and we could not query the state’s reserve study database from our research tools. Under Florida Statutes sections 718.111(12) and 718.503, a buyer can request the documents, and a resale contract after December 31, 2024 must disclose when a required one is not complete.

Who manages the building today

The corporate filing and the state condominium record both show a care-of line at a Longwood management company, and the filing’s principal address changed in 2025 to a Fort Myers address that we cannot tie to a manager. We cannot say from outside who the current manager is.

Amenities, parking, storage, floors and beach path

We found no association description of its amenities. The county shows a pool, and we have not confirmed anything else. The unit numbers do not encode floors, so we cannot say which units are on which level. Parking and storage assignments, the ground-level use and the status of any beach path are in the declaration and plat.

Address, ZIP and corporate history

The state condominium record carries the address 25759 Hickory Blvd and ZIP 33923, while the county and the postal address use 26236 Hickory Blvd and 34134, and we use the county’s. The state shows the current corporation filed in 1974 and an older club corporation dissolved in 1996, and we did not read the articles of either.

Zoning, the master policy and the Big Hickory Pass bridge

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

Sources and Authoritative References

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

Association, corporate and state condominium records

1. Florida DBPR, condominium and cooperative extract (Condo_CW), downloaded October 1, 2026
2. Florida DBPR, condominiums and cooperatives
3. DBPR condominium public records
4. DBPR condominium inspections and milestone information
5. DBPR structural integrity reserve study reporting
6. DBPR vacation rental and transient public lodging guide
7. Florida Division of Corporations, Sunbiz
8. Windsong Condominium, association FAQ dated October 1, 2026
9. Bonita Beach Club, FY2027 quarterly dues memo

Lee County Property Appraiser, Clerk and Tax Collector

10. Lee County Property Appraiser
11. Lee County Property Appraiser, property search
12. Lee County Property Appraiser, Hickory Shores Condo common-element parcel record
13. Lee County GIS, building footprints layer
14. Lee County GIS, city limits layer
15. Lee County GIS, evacuation zones layer
16. Lee County Tax Collector
17. Lee County Clerk of the Circuit Court, official records (the office that holds the recorded declaration; its website refused automated checks on 2026-10-01, so no link is given)

Florida statutes

18. Florida Statutes section 718.103, definitions
19. Florida Statutes section 718.110, amendment of the declaration
20. Florida Statutes section 718.111, the association, official records and insurance
21. Florida Statutes section 718.112, bylaws, transfer fees and structural reserve study
22. Florida Statutes section 718.115, common expenses
23. Florida Statutes section 718.116, assessments and estoppel certificates
24. Florida Statutes section 718.117, termination
25. Florida Statutes section 718.503, disclosures to buyers
26. Florida Statutes section 718.504, prospectus and frequently asked questions
27. Florida Statutes section 553.899, milestone inspections
28. Florida Statutes section 689.302, flood disclosure
29. Florida Statutes section 509.242, public lodging establishments
30. Florida Statutes section 201.02, tax on deeds
31. Committee summary of House Bill 913 of 2025, condominium safety

Other state agencies and programs

32. Florida Office of Insurance Regulation
33. Florida OIR, residential market share reports
34. Florida OIR, statewide summary by company and policy type, second quarter 2022
35. Florida OIR, statewide summary, second quarter 2024
36. Florida OIR, statewide summary, second quarter 2026
37. Citizens Property Insurance, 2026 rate and rule changes
38. Florida CFO, My Safe Florida Condo
39. Florida Division of Emergency Management
40. Florida Department of Environmental Protection, coastal construction control line
41. Florida Department of Revenue, tourist development tax rates

Federal sources

42. FEMA National Flood Hazard Layer, map service
43. FEMA NFIP summary of coverage, residential condominium buildings
44. FEMA NFIP Community Rating System guide, 2023
45. U.S. Geological Survey, 3D Elevation Program point query at the building
46. U.S. Geological Survey Short-Term Network, storm events
47. U.S. Geological Survey, Hurricane Ian high-water marks, Florida
48. National Hurricane Center
49. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
50. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
51. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
52. Bureau of Ocean Energy Management, Lovers Key and Bonita Beach nourishment
53. U.S. Department of Housing and Urban Development, assistance animals

Lee County government

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

City of Bonita Springs, utilities and schools

69. City of Bonita Springs
70. City of Bonita Springs, FEMA and Community Rating System
71. City of Bonita Springs, Bonita Beach access
72. City of Bonita Springs, rental permits
73. City of Bonita Springs, post-storm permitting guide
74. City of Bonita Springs, Hurricane Ian permitting
75. City of Bonita Springs, Hurricane Ian progress report
76. City of Bonita Springs, substantial damage and substantial improvement notice
77. City of Bonita Springs, Ordinance 22-05, flood hazard reduction
78. City of Bonita Springs Community Development
79. City of Bonita Springs, online permitting portal
80. City of Bonita Springs, code of ordinances
81. Bonita Springs Utilities, service area
82. Florida Power and Light
83. Lee County Schools, 2024-2025 Student Enrollment Plan
84. Lee County Schools, school zones
85. School Site Locator for Lee County

News reporting

86. WGCU, parking closures at Bonita and Fort Myers beaches, September 9, 2026
87. WGCU, Bonita Springs assesses Milton’s impact, October 10, 2024
88. WINK News, Lee commissioners award millions to nourish Lovers Key and Bonita Beach
89. WINK News, damage around Bonita Beach after Hurricane Ian
90. Tampa Bay Times, Hurricane Ian and Little Hickory Island, September 29, 2022
91. WUSF, Bonita Springs recovers from Hurricane Ian, October 1, 2022
92. Gulfshore Business, Lee approves $134 million for beaches, parks and pier projects

Downloadable Documents and Primary Sources You Can Read Yourself

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

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

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 Hickory Shores Condo. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.