Kinleyland: 30 bay-front and canal homes and lots on Kings Kew and Queens Kew at the south end of Little Hickory Island, Bonita Springs. Recorded sales, MLS closings, FEMA AE 10 flood, zoning and boating, from McGreevy and Comisar.
Home › Bonita Springs › Bonita Beach › Little Hickory Island › Kinleyland
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Kinleyland is a 30-lot recorded subdivision of bay-front and canal-front homes inside Little Hickory Island in Bonita Springs, Florida. It sits at the south end of the island, off Hickory Boulevard near the Bonita Beach Road bridge, on two short streets, Kings Kew and Queens Kew. Every one of its 30 lots touches water: the county roll puts 15 on open bay water and 15 on canals. The roll counts 27 houses and 3 vacant lots.
This is our guide to Kinleyland for sellers first and buyers second. McGreevy and Comisar list and sell homes across Bonita Springs and Bonita Beach from our office at 24031 S Tamiami Trl #101, and we wrote this page the way we brief a client before a listing appointment or an offer: every figure carries its source and its date, every gap in the public record is named, and nothing is estimated. Our Little Hickory Island community guide covers the whole island around it, and our Bonita Beach guide covers the beach market.
The Lee County Property Appraiser's plat layer draws Kinleyland as a 12.89-acre recorded subdivision in Section 31, Township 47 South, Range 25 East, Plat Book 29, Page 91. Kings Kew runs the length of the plat with 22 lots, and Queens Kew branches from it with 8. Kinleyland lies inside the City of Bonita Springs, so the City sets the zoning, issues the building, dock and seawall permits and runs the floodplain rules. The condominium buildings of Bonita Beach and Tennis Club stand just south along Bonita Beach Road SW.
| Item | Public record |
|---|---|
| Streets | Kings Kew (22 lots) and Queens Kew (8 lots) |
| Parcels | 30: 27 single-family houses and 3 vacant lots (Lee County roll, October 2026) |
| Plat | Kinleyland, Plat Book 29, Page 91 (12.89 acres) |
| Water | 15 bay-front lots and 15 canal lots |
| Year built | 1974 to 2019, median 1987 |
| Heated area | 1,344 to 3,800 square feet, median 2,221 |
| Lot size | median 0.293 acre, about 12,800 square feet |
| Association | none on the Florida Division of Corporations record (checked October 17, 2026) |
| Zoning | RS-1 residential single-family on all 30 lots (City of Bonita Springs) |
| FEMA flood zone | AE, base flood elevation 10 feet; panel 12071C0654G |
| Evacuation zone | Zone A |
| Wind design speed | 170 mph |
Little Hickory Island is a patchwork of nine recorded sections, and Kinleyland is one of the few that reads as a neighborhood of its own: a separate plat with its own two-street pocket of canals, its own name in the Southwest Florida MLS, and a price band that clusters tightly. Every Kinleyland house the county qualified in the 60 months to September 25, 2026 sold between $1,800,000 and $2,100,000. A seller pricing a Kinleyland house is not pricing a Gulf-front estate on Hickory Boulevard, so Kinleyland needs its own comparables, its own flood reading and its own boating notes.
If you're searching for the best realtor for Kinleyland on Little Hickory Island, Bonita Springs, whether you're ready to sell your Kinleyland home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc, and we are the #5 real estate team in Florida (RealTrends 2026).
Recent Kinleyland track record: In the 60 months to October 27, 2026 we tracked every Kinleyland closing in the Southwest Florida MLS and every qualified sale in the Lee County record. The MLS shows six closings, from $1,800,000 to $2,195,000, the most recent in January 2026 at $1,937,500 after 30 days on market. No Kinleyland house was listed for sale or pending on October 27, 2026.
Honors and recognition:
Selling your Kinleyland home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072. Our guides to selling a home in Bonita Springs and to what a Bonita Springs home is worth cover the steps and the pricing method.
Buying in Kinleyland? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Southwest Florida or read our guide to buying a home in Bonita Springs.
McGreevy and Comisar is a top-reviewed Kinleyland realtor. Read the five-star reviews on Google.
Living in Kinleyland as a homebuyer means owning a house on the water at the quiet south end of Little Hickory Island, with a seawall behind most lots, a pool on most, the Gulf beaches a short drive away and no association, gate or monthly fee. The trade is that every house sits in a FEMA flood zone, most houses are 35 to 50 years old, and the comparable sales are few.
Data updated: October 2026
Kinleyland suits a buyer who wants a one-story house on a canal or the bay with room for a pool and a boat, at a price below the Gulf-front estates of Hickory Boulevard. It suits a buyer comfortable with an older house who plans to renovate within the City's 50 percent rule, or to rebuild to the current flood map. Twenty-two of the 30 lots carry a pool and 25 a seawall on the 2026 roll.
A buyer who needs a deep run of recent comparable sales should look closely: the county recorded six qualified Kinleyland sales in 60 months. A buyer with a tall or deep-draft boat should read the bridge clearances and the back-bay depths before falling for a dock. A buyer looking at a house built before the current flood maps should price the flood policy and the substantial improvement rule before writing an offer.
Before any showing we pull the Kinleyland recorded sales, the flood zone of the lot and the dock and seawall permits so you see the house's numbers first. Selling? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with how we represent buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008. Comparing agents across the city? See our guide to the best real estate agents in Bonita Beach.
Kinleyland sells rarely and in a narrow band. Two records count the sales: the Lee County sale file, which lists deeds the state codes as qualified arm's-length sales, and the Southwest Florida MLS, which lists closings that went through a listing broker. They overlap closely here, and both are shown.
Data updated: October 2026 (Lee County sales to September 25, 2026; Southwest Florida MLS pulled October 27, 2026)
| Window to September 25, 2026 | Qualified house sales | Range |
|---|---|---|
| 12 months | 1 | $1,937,500 |
| 24 months | 4 | $1,900,000 to $2,100,000 |
| 60 months | 6 | $1,800,000 to $2,100,000 |
With fewer than ten sales in each window, we list the sales rather than state a median. We tracked every qualified Kinleyland deed in the county file, which holds 37 qualified house sales since December 1978.
| Month | Price | Street | Built | County heated sq ft | Bedrooms |
|---|---|---|---|---|---|
| April 2022 | $1,995,000 | Kings Kew | 1981 | 1,726 | 3 |
| June 2023 | $1,800,000 | Queens Kew | 1979 | 1,440 | 2 |
| April 2025 | $2,100,000 | Kings Kew | 1982 | 1,620 | 4 |
| June 2025 | $1,900,000 | Queens Kew | 1974 | 2,221 | 3 |
| August 2025 | $2,000,000 | Kings Kew | 1996 | 3,671 | 3 |
| January 2026 | $1,937,500 | Kings Kew | 1988 | 1,671 | 2 |
Every one of the six was a resale of an older house; none was the first sale of a new house.
| Month | Street | Bedrooms (MLS) | MLS living area | Final list price | Sold price | Days on market |
|---|---|---|---|---|---|---|
| April 2022 | Kings Kew | 3 | 2,801 | $2,195,000 | $2,195,000 | 137 |
| June 2023 | Queens Kew | 2 | 2,186 | $2,400,000 | $1,800,000 | 22 |
| April 2025 | Kings Kew | 5 | 3,112 | $2,295,000 | $2,100,000 | 83 |
| June 2025 | Queens Kew | 3 | 2,221 | $2,399,000 | $1,900,000 | 47 |
| August 2025 | Kings Kew | 5 | 3,671 | $2,349,900 | $2,000,000 | 162 |
| January 2026 | Kings Kew | 5 | 3,095 | $2,100,000 | $1,937,500 | 30 |
Six MLS closings in 60 months. Sale-to-list ran from 75.0 percent to 100 percent, and days on market from 22 to 162. The MLS files three of the six under the name Kinleyland and three under Bonita Beach, so we matched them by street.
On the April 2022 sale the county deed records $1,995,000 and the MLS records a $2,195,000 closing price (MLS pulled October 27, 2026); the county records the deed consideration and the MLS records the reported closing price, so this page prints the deed figure as the sale price. MLS living area and the county's heated area also measure different things, so the bedroom and size columns differ between the two tables.
No Kinleyland house was listed for sale or pending in the October 27, 2026 MLS pull, which covered active and pending listings.
The county counted one qualified Kinleyland sale in each of 2016, 2017, 2021, 2022 and 2023, two in 2019, three in 2025 and one so far in 2026. Prices moved from $590,000 in 2017 and $695,000 to $1,050,000 in 2019 to $1,800,000 to $2,100,000 since 2023.
The county recorded one Kinleyland lot sale in the 60 months, $1,100,000 in April 2024 on Kings Kew. The three vacant lots carry 2026 just values of $715,791, $831,230 and $1,381,484.
| Group | Houses | 2026 just value |
|---|---|---|
| All Kinleyland houses | 27 | median $1,484,747 |
| Range | 27 | $924,152 to $2,958,709 |
Just value is the county's assessment, not a price: the six qualified sales in 60 months all closed at $1,800,000 or more. Request a free home valuation for a price on your own house.
Kinleyland came from a recorded subdivision plat, Plat Book 29, Page 91 of the Lee County public records, covering 12.89 acres at the south end of Little Hickory Island. The Property Appraiser's plat layer lists it by that name and book and page, and every one of the 30 lots carries "Kinleyland PB 29 PG 91" in its legal description.
The plat laid out Kings Kew and Queens Kew with canals cut between the lots and the bay along the outer edge. The street names are the plat's own. The recording year is not a field on the Property Appraiser's layer; the plat book in the Clerk's records holds it, and the oldest Kinleyland houses on the roll date to 1974.
The roll dates six houses to the 1970s, ten to the 1980s, six to the 1990s, two to the 2000s and three to the 2010s, the newest in 2019. The 1980s were the peak building decade, and three lots remain vacant.
A recorded plat gives every lot a lot-and-plat legal description, plat monuments for the survey and dedicated streets. Title work runs from the plat and the deed chain, and the title commitment will list the plat's easements and any recorded restriction as exceptions.
Kinleyland has no homeowners' association, no master association and no shared amenity that we could locate on the state corporation record. A search of the Florida Division of Corporations for Kinleyland on October 17, 2026 returned no association. Three bodies shape what an owner can do instead: the City of Bonita Springs, the plat and deeds, and the state rules for building over the water.
Kinleyland lies inside the City limits. The City's Land Development Code sets the RS-1 zoning on all 30 lots, the setbacks, the dock and seawall rules and the floodplain rules, and the City issues the permits. Height on the island is limited to 35 feet above the minimum flood elevation and 40 feet absolute under section 4-1874(1), which the City's height explainer illustrates.
The RS-1 district standards the City adopted in Ordinance 20-12 call for a minimum lot of 7,500 square feet, 75 feet wide and 100 feet deep, a 7.5-foot side setback, a 20-foot rear setback, a 25-foot setback from water other than the Gulf, and 40 percent lot coverage. Kinleyland's lots, at a median 0.293 acre, are well above the minimum.
The plat and any recorded deed restriction bind the lots; a title search on the specific lot is the only way to know. Docks and seawalls on the bay touch state sovereign submerged lands, so larger work may need a Florida Department of Environmental Protection authorization in addition to the City permit, as the department's dock permitting guide explains.
There is no monthly fee, no approval of a buyer or tenant, no architectural review board and no shared amenity. There is also no one to maintain a shared canal or carry a common insurance policy. Each owner maintains their own seawall and dock.
The homes in Kinleyland are mostly one-story single-family houses of the 1970s, 1980s and 1990s on lots of about 0.29 acre, with a pool on most lots and a seawall on 25 of the 30. The Lee County roll records heated area from 1,344 to 3,800 square feet, with a median of 2,221.
Eleven houses have 1,344 to 1,896 square feet of heated area, nine have 2,062 to 2,903, and seven have 3,022 to 3,800. The largest houses are the newer and the rebuilt ones.
Three bedrooms is the most common count on the roll (19 houses), then two (5), four (2) and five (1). Twenty-one houses are one story and six are two stories.
The roll shows a pool on 22 lots and a seawall on 25. The dock field is filled on only 6 lots, which undercounts the docks you can see from the water; ask for the dock permit rather than relying on the roll flag.
A 1970s ranch can sit next to a 2010s house built to the current flood map. Newer houses are built up to or above the design flood elevation, often with parking and storage below the living floor. Older houses sit closer to grade, and their lowest floor can be below the base flood elevation, which matters for the flood policy and for any renovation.
No production builder sells in Kinleyland. The three houses built since 2010 (two in 2015 and one in 2019) are custom builds on individually owned lots. The roll does not name builders; the City permit record does, by address.
Every Kinleyland lot is on the water, but the bay front and the canals are different purchases. The 15 bay-front lots trade protected dockage for open views, and the 15 canal lots trade the view for shelter. On Kings Kew the split is 10 bay and 12 canal; on Queens Kew it is 5 bay and 3 canal.
The bay-front lots look out over the open back bay between Little Hickory Island and the mainland. They carry the views, and they take more of a storm's wind-driven water.
The canal lots sit on the dead-end canals cut between the streets. They have protected dockage and a shorter fetch in a storm.
| Item | Bay front | Canal |
|---|---|---|
| Lots | 15 | 15 |
| Kings Kew | 10 | 12 |
| Queens Kew | 5 | 3 |
| FEMA zone on the house footprints | AE 10 | AE 10 |
FEMA maps the whole plat in the same AE 10 zone, so the choice between bay and canal is about view, dockage and exposure, not about the flood zone.
Kinleyland is a boating neighborhood first, with water behind every lot. The question for a buyer is which way and how big: the Gulf passes north of the island sit under bridges of very different heights, and the back bay is shallow outside the marked channels.
The NOAA Coast Pilot 5 lists the Hickory Boulevard bridge over Big Hickory Pass, at the north end of the island, at 10 feet of vertical clearance, so only smaller boats run it, and New Pass farther north at 30 feet. The Florida Department of Environmental Protection adopted an inlet management plan for Big Hickory Pass in June 2026. The NOAA nautical charts show the marked channels.
The back bay is shallow outside the marked channels. Draft, tide and the route from the canal mouth to the channel decide whether a given boat works from a given dock. Ask the seller which boat they kept there and run the route at low tide before closing.
Lee County waters carry manatee protection zones with seasonal slow-speed rules; the county's manatee zone map shows them. Saltwater fishing rules, including the snook season, come from the Florida Fish and Wildlife Conservation Commission.
A dock or lift is a structure with its own permit history. The City's Ordinance 23-11 limits a dock to 25 percent of the waterway width, 20 percent in the aquatic preserve, and sets canal side setbacks; the City's dock permitting notice explains the changes.
Kinleyland has no clubhouse, pool or gate of its own. Its amenities are public: the Lee County beach park and the numbered Bonita Beach accesses along Hickory Boulevard, the state park at Lovers Key to the north, the preserve south of Bonita Beach Road, and the shops and restaurants of Bonita Springs and Estero on the mainland.
Lee County's Bonita Beach Park sits at the south end of Hickory Boulevard by Bonita Beach Road. Lee County reports its parking lot and amenities closed from September 8, 2026 for Hurricane Ian construction, with pedestrian access open (Lee County Ian progress page). The City lists the numbered Bonita Beach accesses along Hickory Boulevard.
Lovers Key State Park is 10 minutes and 5.1 miles north by road, $8 per vehicle. Barefoot Beach Preserve in Collier County is 13 minutes and 2.8 miles south.
Coconut Point in Estero is 15 minutes and 8.1 miles away, and Fifth Avenue South in Naples is 28 minutes and 16.0 miles, at free-flow speed.
With no association fee, the cost of owning in Kinleyland comes down to property tax, insurance and the upkeep of the water side of the lot. Each varies more from house to house than in a planned community, so a buyer prices them for the specific house before writing an offer.
Data updated: October 2026
Kinleyland lots are in taxing district 017, City of Bonita Springs and Bonita Springs Fire, at a total of 12.7970 mills for 2025 and 12.8217 proposed for 2026, set through the TRIM process. On a $1,937,500 taxable value, 12.7970 mills is about $24,794.19 a year before exemptions and non-ad valorem charges. A buyer's assessment resets toward the purchase price at the next January 1 under section 193.155 (homestead) or section 193.1554 (non-homestead), so the seller's bill is not the buyer's. Twelve of the 27 houses carry a homestead exemption under section 196.031.
Every Kinleyland lot is in a FEMA special flood hazard area, so a lender requires flood insurance. The National Flood Insurance Program caps building coverage at $250,000 and contents at $100,000, with a 30-day waiting period, as FEMA's NFIP questions and answers explain; FEMA flood insurance prices each building on its own features. Citizens Property Insurance requires flood coverage on its policies in special flood hazard areas.
The design wind speed is 170 mph and the island is a wind-borne debris region. Insurers price wind on the roof's age and shape, the opening protection and the mitigation features, so a wind mitigation inspection is worth ordering before an offer is final.
With 25 seawalls on the roll and no association, each owner carries the seawall, dock and lift. A seawall cap, a new panel run or a lift motor are the common repairs; a full seawall replacement needs a City permit.
| Item | Who customarily pays in Lee County | On $1,937,500 (the January 2026 county sale) |
|---|---|---|
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $13,562.50 |
| Owner's title policy, promulgated rate (Rule 69O-186.003) | Seller, by Lee custom | $7,418.75 |
| Mortgage documentary stamps, 35 cents per $100 (section 201.08) | Buyer | on the loan amount |
| Intangible tax, 2 mills (section 199.133) | Buyer | on the loan amount |
The contract controls who pays what.
Kinleyland sits in FEMA Zone AE with a base flood elevation of 10 feet on FEMA's own National Flood Hazard Layer, read October 17, 2026, on panel 12071C0654G, effective November 17, 2022. Laid over Lee County's building footprints, 26 of the 27 house footprints are wholly AE 10, and one is 95.5 percent AE 10 with a 4.5 percent edge in AE 11.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County hazard layers queried October 17, 2026)
We queried FEMA's National Flood Hazard Layer directly, the flood zone at Kings Kew and the FIRM panel, and laid the zone polygons over the county's building footprints. FEMA's letter of map revision layer shows no revision over Kinleyland; the nearest, 23-04-1949P, lies at the Seascape condominiums about 2.4 km north. FEMA's Map Service Center holds the printed panel.
The City of Bonita Springs sets the design flood elevation at the base flood elevation plus one foot, 11 feet NAVD88 in Kinleyland, in its Flood Hazard Reduction ordinance 22-05. A repair or renovation that costs 50 percent or more of a building's market value is a substantial improvement, and the house must then meet the current flood rules, as the City's substantial damage notice explains. The City's flood protection page and flood information page cover elevation certificates and permits.
Lee County's hazard layers place Kinleyland in evacuation Zone A and storm surge zone 1, and give a design wind speed of 170 mph in a wind-borne debris region. Zone A is the first zone ordered out for a surge threat.
Hurricane Ian made landfall on September 28, 2022; the National Hurricane Center's tropical cyclone report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. The City's Hurricane Ian page covers the recovery permits. Ask the seller for any substantial damage letter, the permits pulled after Ian and the elevation certificate.
A seller owes the buyer the written flood disclosure in section 689.302. FEMA's coastal construction manual explains how coastal houses are elevated.
Kinleyland is served by the School District of Lee County, which assigns students through choice zones rather than a single attendance line. The district's proximity-zone layer for 2026-27 puts a Kings Kew address in elementary zone Q, middle zone GG and high school zone South 3.
The district's 2026-27 student enrollment plan lists zone Q elementary choices as Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; zone GG middle choices as Bonita Springs Middle and Three Oaks Middle; and South 3 high school choices as Bonita Springs High, Estero High and South Fort Myers High. The zones come from the district's proximity zone layer.
| School | Drive (free-flow) |
|---|---|
| Bonita Springs Middle | 11 min / 5.3 mi |
| Spring Creek Elementary | 11 min / 5.7 mi |
| Bonita Springs High | 16 min / 8.5 mi |
Families confirm the assignment with the School District of Lee County before contracting; Bonita Springs Elementary is another zone Q choice, and Florida's school grades are published by the Department of Education.
Kinleyland is zoned RS-1, residential single-family, on all 30 lots, under the City of Bonita Springs Land Development Code. A rebuild or major renovation needs City building and floodplain permits, and anything on the water side needs a dock or seawall permit.
A new house must have its lowest floor at or above the City's design flood elevation, 11 feet NAVD88 here, and stay within the height limit of 35 feet above the minimum flood elevation. Most new houses on the island lift the living floor over parking and storage.
Repairs and improvements that cost 50 percent or more of the building's market value trigger the substantial improvement rule; below that line an older house can be renovated without being raised. The City's substantial damage notice explains how the 50 percent is measured.
The State's coastal construction control line locator shows the line that governs Gulf-front construction under section 161.053; Kinleyland's bay and canal lots lie on the back side of the island.
You can rent out a Kinleyland home under the City of Bonita Springs rental permit rules and the state transient-rental rules; there is no association rule to read. Every owner who rents a non-owner-occupied single-family home needs a City rental permit: $100 per unit, an inspection, valid three years.
The City's rental permit page and Code Chapter 12, Article VI set the permit for short and long rentals alike.
A home rented more than three times a year for less than 30 days is a transient rental that needs a license from the Florida Division of Hotels and Restaurants under section 509.242. Stays of six months or less owe the Lee County tourist development tax.
Price a rental plan from the permit costs, the flood and wind premiums and a real rental history, not from a portal's rent estimate.
Daily life in Kinleyland runs on City of Bonita Springs services: Bonita Springs Utilities for water and wastewater, the Bonita Springs Fire Control and Rescue District for fire and rescue, and Hickory Boulevard and Bonita Beach Road for every trip off the island.
| Destination | Drive (free-flow) |
|---|---|
| Southwest Florida International Airport (RSW) | 36 min / 25.0 mi |
| NCH North Naples Hospital | 14 min / 8.0 mi |
| Gulf Coast Medical Center | 31 min / 18.4 mi |
| Coconut Point, Estero | 15 min / 8.1 mi |
| Fifth Avenue South, Naples | 28 min / 16.0 mi |
| Lovers Key State Park | 10 min / 5.1 mi |
| Barefoot Beach Preserve | 13 min / 2.8 mi |
Source: OSRM public router, OpenStreetMap road network, free-flow speeds, queried October 17, 2026; season traffic adds time.
Kinleyland sits at the south end of the island, closest to the Bonita Beach Road bridge to the mainland. The other route runs north over Big Hickory Pass toward Lovers Key and Fort Myers Beach.
Kinleyland and Carolands are the two canal-and-bay neighborhoods of Little Hickory Island, and they differ on the points a buyer feels: size, flood zone, price band and the depth of the sales record. Carolands is the larger street off McLaughlin Boulevard, mid-island; Kinleyland is the smaller plat at the south end.
Data updated: October 2026
| Yardstick | Kinleyland | Carolands |
|---|---|---|
| Parcels | 30 (27 houses, 3 lots) | 80 (68 houses, 12 lots) |
| Water | 15 bay, 15 canal | 29 bay, 51 canal |
| Recorded plat | Plat Book 29, Page 91 | unrecorded subdivision |
| Year built | 1974 to 2019, median 1987 | 1966 to 2024, median 1991 |
| Median heated area | 2,221 sq ft | 2,749 sq ft |
| County qualified sales, 60 months | 6, $1,800,000 to $2,100,000 | 6, $1,600,000 to $7,700,000 |
| FEMA zone | AE 10 | AE 10 or 11 on the canals, VE 12 on most of the bay front |
| Homestead share | 12 of 27 houses | 45 of 68 houses |
| Association | none | none |
The Carolands figures are from the Lee County roll and sale file of October 2026, the same sources as the Kinleyland figures.
Choose Kinleyland for a tighter price band, a single AE 10 flood zone and a quieter two-street pocket near the Bonita Beach Road bridge; choose Carolands for larger and newer houses, more bay frontage and a wider range of price points, accepting the VE zone on most of its bay front.
Buyers who want a condominium rather than a house can look at Bonita Beach and Tennis Club just south of Kinleyland, at Bonita Beach Plantation House on Bonita Beach Road SW, or at the Gulf-side buildings covered in our Bonita Beach guide.
The pros and cons of owning in Kinleyland come straight from the records on this page: what the county, the City, FEMA and the MLS show about the lots, the houses and the exposure, set side by side so a buyer can weigh them before an offer.
If you're searching for a Kinleyland listing agent, or thinking, 'I need someone to sell my Kinleyland home...', McGreevy and Comisar bring the plat's full record to your listing: the county sales, the MLS history, the flood zone of your lot and the dock and seawall permits your buyer will ask for.
Listing-agent credentials:
In the 60 months to October 27, 2026 we tracked every Kinleyland sale in the county and MLS records: six MLS closings from $1,800,000 to $2,195,000, sale-to-list from 75.0 to 100 percent and 22 to 162 days on market. The county qualified six house sales in the 60 months to September 25, 2026, from $1,800,000 to $2,100,000, the latest at $1,937,500 in January 2026.
Kinleyland buyers compare bay against canal, one story against two, and an older house against the cost of rebuilding to the 11-foot design flood elevation. We price your house against the same water and age band, bring the elevation certificate and the seawall permits to the first showing, and show buyers the six recorded sales. In Lee County the seller customarily pays the owner's title policy and the deed stamps; the contract controls.
Request a free home valuation and we will price your house against the recorded Kinleyland sales for your water and size band. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Southwest Florida's seasonal buyers arrive in winter; we time the listing so the house is photographed, priced and documented before they do.
No. Every Kinleyland lot is in Zone AE; buyers price the flood policy, so the elevation certificate is the document that moves the sale.
Yes, subject to the lease; the buyer takes the house subject to it.
In Lee County the seller customarily pays the owner's title policy and the deed stamps; the contract controls.
Against the six recorded sales of the last 60 months, adjusted for bay or canal, size, age, the lowest floor elevation and condition.
Our three guides to Kinleyland go deeper on each step: the Kinleyland seller's guide covers pricing, timing and net proceeds; the Kinleyland home valuation page explains how we value a Kinleyland home from recorded sales and the Southwest Florida MLS; and the Kinleyland buyer's guide covers the buying steps, the documents to read and insurance.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. These reviews are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc demonstrated much expertise in the real estate market of sw fla. He communicated readily and returned calls promptly. For me what separated Marc from other realtors was his ability to asses our particular needs , find the right match for house and community, and his support throughout the process of locating, buying, and closing on our property. I worked with many realtors and I truly feel that Marc is the best.thankyou Marc we are so happy in our new home and in our new community. You were so right-a goodness of fit for us!!!" Verified Zillow review
★★★★★ "very professional and informative . Mark never hesitated showing me a variety of properties that i was interested in checking out. he was very forthcoming in sharing his extensive knowledge of the area." Verified Zillow review
★★★★★ "Jesse helped us buy a home and with his constant communication made it very pleasant and easy. Not too mention the deal we got.....thank you!!!!!" Verified Zillow review
Your local real estate experts for Kinleyland are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. The partner who prices your home is the partner at your closing.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
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#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
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. More about us is on the McGreevy and Comisar about page, and you can follow us on Facebook and Instagram.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes, and the brokerage relationship rules in section 475.278.
These are the questions Kinleyland buyers ask, answered from the public records on this page. For your own purchase, call Marc at (239) 287-5873.
Kinleyland is a 30-lot recorded subdivision at the south end of Little Hickory Island, on Kings Kew and Queens Kew off Hickory Boulevard near the Bonita Beach Road bridge, inside the City of Bonita Springs.
Yes. The county roll puts 15 of the 30 lots on open bay water and 15 on canals.
27 houses and 3 vacant lots on the 2026 Lee County roll.
No association appears on the Florida Division of Corporations record; the City of Bonita Springs, the plat and any recorded deed restriction govern.
The county qualified six house sales in the 60 months to September 25, 2026, from $1,800,000 to $2,100,000; the latest was $1,937,500 in January 2026.
None was listed or pending in the Southwest Florida MLS pull of October 27, 2026; call Marc at (239) 287-5873 to hear about the next one.
Zone AE with a 10-foot base flood elevation on FEMA's National Flood Hazard Layer, panel 12071C0654G, effective November 17, 2022; one house footprint touches AE 11 at an edge.
Yes, Lee County evacuation Zone A and storm surge zone 1.
A lender requires it in a special flood hazard area; NFIP building coverage caps at $250,000, and private carriers also write in Lee County.
Yes, with a City rental permit ($100, inspection, valid three years) and, for short stays, a state transient license and the Lee County tourist tax.
Yes. RS-1 zoning allows a single-family house; the lowest floor must reach the 11-foot design flood elevation, within the island height limit.
35 feet above the minimum flood elevation and 40 feet absolute under Land Development Code section 4-1874(1), with no variance.
Lee County choice zones Q, GG and South 3, which include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High among the choices.
Bonita Beach Park and the numbered beach accesses are at the south end of Hickory Boulevard, a short drive; Lovers Key is 10 minutes north.
Yes, behind most houses; check the dock permit, the lift and the route to the channel at low tide.
North through the back bay to Big Hickory Pass, under a bridge listed at 10 feet of clearance, or New Pass at 30 feet, per NOAA Coast Pilot 5.
12.7970 mills for 2025 in the City of Bonita Springs district; a buyer's assessment resets toward the purchase price.
RS-1, residential single-family, on all 30 lots.
Built 1974 to 2019, median 1987.
1,344 to 3,800 square feet of heated area, median 2,221.
No; it is a recorded plat with no association and no gate.
A bay lot has the view; a canal lot has sheltered dockage. FEMA maps both in AE 10 here.
The National Hurricane Center put maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach; ask for the house's post-Ian permits.
Work costing 50 percent or more of the building's market value is a substantial improvement, and the house must then meet the current flood rules.
Southwest Florida International Airport is 36 minutes and 25.0 miles at free-flow speed.
Kinleyland is smaller (30 lots against 80), mapped wholly AE 10, and sold between $1,800,000 and $2,100,000 in 60 months; Carolands has larger houses and VE 12 on most of its bay front.
In Lee County the seller customarily pays the owner's title policy; the contract controls.
Yes, taxing district 017, City of Bonita Springs and Bonita Springs Fire.
Yes; the lender will require flood insurance and the insurer will want a four-point and wind mitigation inspection.
The newer ones are built to the current flood map; many older houses sit closer to grade, so read the elevation certificate.
These are the questions Kinleyland sellers ask us. For your own sale, call Jesse direct at (239) 898-6072.
Start with the six county-qualified sales of the last 60 months, $1,800,000 to $2,100,000, then adjust for water, size, age and elevation. Request a free valuation at mcgreevyandcomisar.com/home-valuation.
The six MLS closings of the last 60 months took 22 to 162 days on market.
Sale-to-list on the six MLS closings ran from 75.0 to 100 percent.
The county qualified one house sale in the 12 months to September 25, 2026, and four in 24 months.
$2,100,000 in April 2025 in the county record; the MLS records $2,195,000 for the April 2022 closing that the county deed records at $1,995,000.
In Lee County the seller customarily pays the owner's title policy; the contract controls.
Deed stamps of 70 cents per $100, the owner's title policy, the commission and closing fees set by contract, and prorated taxes; on $1,937,500 the stamps are $13,562.50 and the promulgated title premium $7,418.75.
Views usually carry a premium, but with six sales in 60 months the record is too thin to state one; we compare your lot with the nearest match.
Fix what an inspector or insurer will flag; a full renovation must stay under the 50 percent rule unless you plan to elevate.
Often; the assessment resets toward the purchase price at the next January 1, so do not quote your bill as theirs.
Section 689.302 requires a written flood disclosure at or before contract, including known flood claims and federal flood assistance.
Buyers who plan to renovate will ask; give them the elevation certificate so they can measure the line.
We use the six Kinleyland sales first, then the nearest canal and bay sales elsewhere on the island, adjusted for elevation and age.
Before season: list with photographs, documents and pricing ready in the fall.
Yes; price it against the lot's land value and the cost of building to the design flood elevation.
Age, permit history, cap condition and any repair estimate; have them ready.
Have the City permit and inspection on file; buyers and lenders ask for them.
The county records the deed consideration and the MLS records the reported closing price; on the April 2022 sale they differ by $200,000, and we print the deed figure.
Yes; we handle showings and documents, and you can sign and close by mail or remote notarization.
Commission is negotiated between you and your broker and stated in the listing agreement; it is not set by law.
IRS Publication 523 explains the home-sale exclusion for a main home; a second home is taxed differently, so ask your tax adviser.
Order a roof certification and a wind mitigation report before listing so the buyer can bind coverage.
An inspection of roof deck, roof-to-wall connections and opening protection that insurers use for wind credits.
A surveyor's form showing the lowest floor and other elevations against the base flood elevation; flood insurers rate from it.
Request one at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Ask for the agent's read of the six recorded sales, the flood file and the seawall before you sign; we bring all three to the first meeting, as Top 1% Real Estate Agents Nationally Since 2008.
A permitted dock and lift in good condition add to buyer interest on a canal or bay lot; an unpermitted one is a liability.
Yes, subject to the lease; disclose it and the rental permit.
Known defects that materially affect value, any open permits and any flood history.
None was listed or pending in the October 27, 2026 MLS pull, so a well-presented Kinleyland listing has the street to itself.
You can carry your Save Our Homes benefit to a new Florida homestead by filing form DR-501T.
NFIP coverage is available because the City participates in the program; private carriers also write. The elevation certificate drives the price.
What we could not verify for Kinleyland on the publication date is listed here so a reader knows exactly where the public record stops and which document fills each gap before a contract is signed.
Every fact on this page traces to one of these primary sources, read or queried in October 2026. Southwest Florida MLS figures come from a dated Matrix pull of October 27, 2026, which is login only and not linked.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | Design flood elevation and floodplain rules | Open the ordinance |
| Substantial damage and improvement notice | City of Bonita Springs | The 50 percent rule | Open the notice |
| Ordinance 23-11, docks and shorelines | City of Bonita Springs | Dock length and setbacks | Open the ordinance |
| 2026-27 student enrollment plan | School District of Lee County | Choice zones and school lists | Open the plan |
| Homestead application DR-501 | Florida Department of Revenue | Filing homestead after purchase | Open form DR-501 |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying a Save Our Homes benefit | Open form DR-501T |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Kinleyland. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
