Pelican Pointe

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

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Pelican Pointe Condominium on Bonita Beach: 10 Gulf-Side Residences at 26130 Hickory Blvd, Built 1983

Pelican Pointe is a 10-unit Gulf-side condominium at 26130 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. The county roll puts it at 1983 and shows ten large two-bedroom, two-bath apartments of 1,643 to 1,890 square feet, which makes it the smallest Gulf-side condominium on the strip by parcel count, with large units for a building of its age. Sellers deciding who should list a residence 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 11 parcels, the county’s building footprint layer, the FEMA National Flood Hazard Layer at the building, and the county’s recorded-sales files for every transfer on every unit. 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.

Pelican Pointe is a different property from the larger Seascape and Bonita Beach Club communities to the north on Hickory Blvd, and from Ambassador, The Egret and Casa Bonita Grande nearby. Several other Florida condominiums carry a name that sounds the same, so a later section sorts them out.

Where Pelican Pointe is, precisely

The building is at 26130 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of the road, and the county roll codes the land on all ten unit parcels as GULF. The county roll’s legal description for each unit reads “Pelican Pointe Condo OR 1877 PG 0943 Unit” followed by the unit letter and number, and the common area is a separate parcel at 26132 Hickory Blvd described by Official Records Book 1666, Page 4474 and Official Records Book 1877, Page 0941.

Pelican Pointe sits between two neighbors. Silver Sands of Bonita Beach, at 26140 Hickory Blvd, is about 0.03 mile away by straight line from the county roll coordinates, and Sea Isles, on the bay side of the road at 26131, is about 0.09 mile away. The Casa Bonita buildings and Seascape lie north along Hickory Blvd, and Ambassador and The Egret lie south.

Quick reference, Pelican Pointe Condominium

Why McGreevy and Comisar Are the Best Realtor for Pelican Pointe

If you’re searching for the best realtor for Pelican Pointe in Bonita Beach, Bonita Springs, whether you’re ready to sell your Pelican Pointe 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 Pelican Pointe 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, and it shows no recorded sale of a Pelican Pointe unit in the last 12 months.

We tracked every one of the 13 Pelican Pointe sale records in the county file, and every transfer the county sales files show on all ten unit parcels, so the numbers below come from recorded deeds and not from a listing feed.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Selling your Pelican Pointe home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Pelican Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read our buyer guide.

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What Is It Like to Live at Pelican Pointe as a Homebuyer?

Living at Pelican Pointe means owning one of ten large Gulf-side apartments, most of them 1,860 square feet, in a building from 1983 on the Gulf side of Hickory Blvd on Little Hickory Island. With only ten homes on the roll, the building is small enough that every owner is a neighbor and every vote counts.

The honest daily picture

Pelican Pointe is a compact building on a street of much bigger ones. Silver Sands is next door at 24 units, Sea Isles across the road holds 83 parcels, and Casa Bonita I, about 0.12 mile north, holds 54, so the sense of place is a quiet 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 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 layout 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 not Florida-based. Of the ten unit parcels, the owner’s mailing address on the 2026 roll is in Florida for three, in Ohio for two, in Minnesota for two, in Massachusetts for one and in Michigan for one, and one is a mailing address in Switzerland. None of the ten units carries a homestead exemption on the roll. A mailing address is not proof of how often a unit is used, so we treat this as a pattern to ask about and not as a fact about any owner, and we name no owner.

Who should look elsewhere

If you want a resort campus with staff, an amenity deck you can read about before you visit, or rental, pet and fee rules posted for anyone to read, Pelican Pointe asks you to do more work than most. Larger communities such as Bonita Beach Club and Seascape publish more, and we compare Pelican Pointe with its closest peers further down this page.

What Does the Pelican Pointe Market Snapshot Show?

The county’s recorded-sales file lists 13 Pelican Pointe sale records since February 1986, with a median of $750,000, a low of $40,000 and a high of $1,375,000. Only seven of the 13 are clean single-unit sales dated since 2009, and the newest is dated April 14, 2023. Southwest Florida MLS figures for Pelican Pointe 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 index was built on September 30, 2026, and its newest recorded sale for this building is dated April 14, 2023. We use the first window that holds at least ten sales, which for this building is all recorded history since February 1986. Shorter windows hold too few sales to support a median.

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 we do not stop at the file’s headline numbers

A strict match on the association’s legal description keeps other buildings out of the file: the match returned exactly the 11 parcels on the county roll and no others. The numbers still need care, because three things in the file are not what they first look like. Six of the 13 records are dated before 2009, and the county’s own transfer-code list says the meaning of its codes changed on January 1, 2009, so a code that means qualified today meant disqualified in 1992. One recorded transfer of $1,175,000 in February 1986 appears on three units, so it is counted three times. And the $40,000 low is a 1992 deed on unit 5B coded as disqualified under the pre-2009 list.

What is left when the file is cleaned

Seven records are single-unit sales dated since 2009 with a qualified code and a price you can compare, and they carry a median of $750,000, a low of $625,000 and a high of $1,375,000. Seven is under ten, so the next section lists every one of them as a sale and we publish no further statistics on them than the range and the median.

More than three years with no qualified sale

As of October 1, 2026, the newest qualified sale in the county file is 3.5 years old (April 14, 2023). The roll does show a transfer on unit 3B on February 20, 2024 for $1,285,000, but the county carries it with a code that takes it out of the qualified set, and the roll shows a number of nominal-amount transfers at $0 to $200 that look like deed-only or family transfers. We use none of them in a median. What the gap tells a seller is that the building trades rarely, so a unit that lists here has very few recent comparables and the pricing work has to lean on adjusted sales from older years and on the neighboring buildings.

What Have Pelican Pointe Units Actually Sold For?

Seven Pelican Pointe sales since 2009 are clean enough to compare, priced from $625,000 to $1,375,000, and the table lists each one with the price per square foot we computed on the unit’s own heated area. We list them one by one because fewer than ten sales cannot support a market statistic.

Data updated: October 2026

How to read the table

The mean of the seven per-sale ratios is $496.7 per square foot and the median is $408.6, and the range runs from $338.7 at unit 1A in 2014 to $836.9 at unit 2B in 2023. Because the units come in three sizes, the ratio is computed with each unit’s own heated area from the county roll, which is the county’s number and not the declaration’s. A county heated figure and an owner’s measured figure can differ, so ask for the unit’s own figures in the disclosure package.

The seven fall into two groups with a wide gap between them. Five sales from 2013 to October 8, 2020 sit between $625,000 and $760,000. Two sales, on October 22, 2020 and April 14, 2023, sit at $1,270,000 and $1,375,000. Unit 5B appears in both groups, selling for $725,000 in 2017 and for $1,270,000 in 2020, which the repeat-sales section examines.

Two sales two weeks apart, $510,000 apart

On October 8, 2020 unit 2A, an 1,860 square foot A unit, sold for $760,000, and on October 22, 2020 unit 5B, an 1,890 square foot unit, sold for $1,270,000. The difference is $510,000 (1,270,000 less 760,000) on heated areas that differ by 30 square feet. The county record does not say why. Floor, view, condition and whether the work done to a unit was complete are the usual candidates, and none is something the roll carries. For a seller, the message is that a Pelican Pointe unit cannot be priced from the building’s last sale, and that the specific unit’s condition decides which of these two price levels it belongs near.

Records the county did not count, and why

Three records are shown here so a reader can see what was set aside. Unit 5A transferred on March 31, 2017 for $462,500 under transfer code 16, which the county’s list defines (the state’s sale qualification codes follow the same scheme) as a transfer of less than 100 percent undivided interest, so the price is not a full-unit price. Unit 3B transferred on February 20, 2024 for $1,285,000, which is $782.1 per square foot on 1,643 square feet; the county’s 2024 sales file carried it as code 01, and its 2025 file and the current roll carry code 03, which the list defines as qualified at transfer but with the physical property characteristics changed significantly afterward or included at transfer. Unit 2B’s April 14, 2023 sale is counted above because the 2023 file and the current roll carry code 01, but the county’s 2024 file shows the same deed with code 37, which the list defines as a property not exposed to the open market. We count it and flag it, and a careful appraiser would weigh it with the 3B record.

What this means for a seller

A listing at Pelican Pointe should be priced against specific units of the same line and condition, not against a building average. The A line (1,860 square feet) and the B line (1,643 square feet) do not belong in the same per-square-foot comparison without adjustment, and a unit that has been renovated since its last sale belongs in a third 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. Of the ten units, two show a latest sale dated 1999 or earlier (3A in 1990 and 4A in 1986), one shows 2002 (4B), three show 2010 to 2019 (1A in 2014, 5A in 2017 and 1B in 2019), two show 2020 (2A and 5B) and two show 2021 or later (2B in 2023 and 3B in 2024). Five units have a latest sale dated 2019 or later, with prices of $750,000, $760,000, $1,270,000, $1,285,000 and $1,375,000, and the median of those five is $1,270,000. Without unit 3B, whose county code is not qualified, the median of the other four is $1,015,000 (the mean of $760,000 and $1,270,000).

Selling at Pelican Pointe? 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 Pelican Pointe?

Two Pelican Pointe units show a clean pair of sales since 2009. Unit 2B went from $625,000 in April 2013 to $1,375,000 in April 2023, a gain of 120.0 percent in 10 years, and unit 5B went from $725,000 in September 2017 to $1,270,000 in October 2020, a gain of 75.2 percent in 3.1 years.

Data updated: October 2026

The pairs

Two older pairs under the pre-2009 codes

Two more pairs reach back into the years before 2009, and they come with a caution. The county’s list says that before 2009 code 06 meant a qualified fair-market arm’s-length sale of one parcel, so the 1994 deeds below are qualified under the list that applied to them. Unit 2B went from $245,000 in January 1994 to $625,000 in April 2013, which is 155.1 percent in 19.3 years, and unit 1A went from $245,000 in November 1994 to $630,000 in October 2014, which is 157.1 percent in 19.9 years. The county’s own sales tool does not count the 1994 deeds, because it applies the post-2009 meaning of its codes to every year, so these two pairs appear in no median on this page.

What the pairs show and what they do not

Two clean pairs are not a trend, and pairs ignore carrying costs, assessments and improvements, so none of these percentages is a return on investment. What the pairs do show is the scale of the move: the same unit at two points a decade apart more than doubled, and a second unit rose 75 percent in about three years. Unit 5B’s rise from $725,000 to $1,270,000 in three years is exactly the kind of jump that often means work was done between the sales, and the county record does not say. A buyer of a unit that sold at a high level should ask what was done and with what permits, and a seller who did the work should have the permits and approvals in hand.

Does the level change the price?

Data updated: October 2026

With seven sales, the honest answer is that the record cannot separate level from condition. The two highest prices, $1,270,000 on level 5 and $1,375,000 on level 2, sit on opposite ends of the building. The lowest price per square foot, $338.7, is a level 1 unit in 2014, and the second lowest, $380.4, is a level 2 unit in 2013. We use the level only as a question to ask on a specific unit, since the roll carries no view, condition or renovation data.

What Does the County Roll Say About Each Pelican Pointe Unit Today?

The 2026 county roll values the ten Pelican Pointe units at a total just value of $7,874,052, an average of $787,405 per unit, with no homestead exemption on any unit. Each unit’s roll value is an appraisal basis and not a price, and for the units that sold recently it sits well below the sale price.

Data updated: October 2026

Unit by unit

Anyone can pull these records in the Property Appraiser’s property search by the unit’s address or strap number.

What the roll does and does not tell you

The county gives every A unit the same value and every B unit the same value, with unit 5B slightly higher, which tells us the roll values the units by size and line and not by condition or by level. That is why the roll value of unit 2B, $735,635, is 53.5 percent of its $1,375,000 sale (735,635 divided by 1,375,000), and why unit 3B’s is 57.2 percent of its $1,285,000 transfer. A roll value is not a price, a floor or a ceiling, and a seller should not read the county’s figure as one.

Which Pelican Point Is This? Name Check Before You Search

Pelican Pointe at 26130 Hickory Blvd is one of at least five Florida condominiums whose names sound alike, and none of the others is on Bonita Beach. The state record also lists projects named Pelican Point in Cape Coral and Naples and Pelican Pointe Beach Homes in Pinellas County.

The other Pelicans, from the state record

The state condominium extract, downloaded October 1, 2026, lists these separate projects. Each has its own declaration, board and budget, and a fee, a rule or a sale at one says nothing about another.

How Did Pelican Pointe Begin? The Declaration, the 1986 Deeds and the Association

Pelican Pointe began with a condominium declaration that the state condominium record shows as recorded on April 18, 1983, the same year the county roll gives as the year built. The county sales file shows the first unit-level deeds in February 1986, and the association’s corporation was filed with the state on September 14, 1981.

Data updated: October 2026

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

The county roll lists 1983 as the year built for the building and for all ten units, and the state condominium record shows the project recorded on April 18, 1983, with a status of approved and recorded. The Florida Division of Corporations lists Pelican Pointe on the Gulf Association, Inc. as filed on September 14, 1981, which is 19 months before the state’s recording date (September 1981 to April 1983), a gap that is ordinary when an association is formed before a declaration is recorded. The corporation’s record also shows a reinstatement dated July 12, 1988, which is the kind of entry the state makes when a dissolved corporation is revived, and an annual report filed for 2026. The county’s own parcel-creation year for the units is 1984. The earliest unit-level deeds in the county sales files are dated February 1986, almost three years after the year built.

We do not know why unit-level deeds begin in 1986 for a building the roll dates to 1983. A building can sit unsold, be held as one asset, or be conveyed in a bulk transaction before units are deeded out individually, and the county record does not say which happened here. The declaration and the first deeds are the documents that settle it, and both are on file with the Lee County Clerk of the Circuit Court.

The first deeds in the county record

The county’s sales data files show five unit-level deeds recorded in February 1986, at prices from $150,000 to $167,000: unit 1B at $150,000, unit 2A at $150,000, unit 4A at $154,000, unit 5B at $155,000 and unit 2B at $167,000. The median of those five is $154,000 (the third of five sorted values). One further instrument, recorded in the same month at Official Records Book 1833, Page 0801, carries a price of $1,175,000 and appears on the sale lists of units 1B, 2A and 4A, which tells us it covered more than one parcel at once. The county’s code for it, 02, was defined before 2009 as a qualified sale of multiple parcels.

None of these February 1986 deeds is a qualified sale in the county’s filter, so they appear in no median on this page, and we show them only because they date the building’s sales history. The latest recorded price on the roll, $1,375,000 in April 2023, is about nine times that $154,000 median (1,375,000 divided by 154,000 is 8.9), though the units are not all the same size and the dollar has changed a great deal in 37 years. Nearly four decades of price history is a record of where the building has been, not a statement of what a unit will do next.

The legal description and the plat

The county roll’s short legal description for every unit is “Pelican Pointe Condo OR 1877 PG 0943 Unit” plus the unit letter and number. The common-area parcel at 26132 Hickory Blvd is described as “Pelican Pointe Condo Common Area Desc OR Bk 1666 Pg 4474 + OR Bk 1877 Pg 0941”. Two recorded instruments are therefore cited. Official Records book numbers rise with time, and the February 1986 deeds sit in Book 1833, so Book 1666 appears to be earlier than the first deeds and Book 1877 later, which suggests that the second instrument is an amendment, restatement or re-recording of the first. That is our inference from the numbers and not a reading of either document. A buyer who wants the unit boundaries, the plot plan and the location of the common elements will find them in the recorded declaration and its exhibits at the Lee County Clerk.

Who runs the association today

The state’s filing for Pelican Pointe on the Gulf Association, Inc., document 760018, shows an active corporation with an annual report on file for 2026, and it lists the association’s agent as a management company in care of NextGen Community Management in Estero. The state condominium record lists the association itself as the managing entity, at an Estero address. The county roll’s owner record for the common-area parcel shows the association with a care-of line for Sentry Management Inc. in Longwood, Florida. Those are three records pointing at two management companies in two cities.

We cannot tell from outside which, if either, manages the building today. A care-of line shows where the association receives mail and does not by itself prove who manages, and management contracts change. Confirm the current manager from the estoppel certificate or by asking the association in writing.

What Does the Pelican Pointe Building Look Like, and What Is Inside the Units?

Pelican Pointe is a 10-unit Gulf-side building with two apartments on each of five numbered levels, 1A through 5B. The county roll shows two bedrooms and two baths on every unit, in three sizes of 1,860, 1,643 and 1,890 square feet, and the county’s building record classes the structure as a mid-rise condominium of four to seven floors.

Data updated: October 2026

Unit by line: the A units and the B units

The county’s building record carries an effective area of 17,762 square feet, and the unit figures above add to exactly that number (9,300 + 6,572 + 1,890 = 17,762), so the county’s building total and its unit figures agree. The average unit is 1,776 square feet (17,762 divided by 10), and an average level holds 3,552 square feet of heated space (17,762 divided by 5).

Three sizes, and what that means for comparing units

Pelican Pointe has three floor-plan sizes and not one, so a price per square foot compares most cleanly within a line. The 1,860 square foot A units and the 1,643 square foot B units differ by 217 square feet (1,860 less 1,643), and the A units are 13.2 percent larger. Unit 5B is the largest at 1,890 square feet, 30 square feet more than an A unit, and the only unit that does not repeat on another level.

Five levels or six stories?

The county’s unit numbering runs from 1 to 5, and by that numbering the building has five residential levels. The county’s building footprint record says the building has a maximum of 6 stories, and the roll’s own unit records split on the question: the eight units on levels 1 to 4 each show a maximum of 5 stories, while the two top-level units, 5A and 5B, show 6. Taken together, the pattern is consistent with a ground level that holds no residences, with the five numbered levels above it on stories 2 to 6, and we label that our inference. A ground level used for parking or a lobby, a roof-level structure or a numbering convention could also explain the extra story, and we do not know which applies. For the milestone and reserve study rules, which apply at three habitable stories or more, the difference does not change the answer, and the milestone section explains why. The plans and the certificate of occupancy are the documents that settle the story count.

The footprint and the surrounding ground

The county’s footprint polygon for the building covers about 522 square meters, which is about 5,620 square feet, and it is drawn with only seven corners, so it is a simple outline. That footprint is larger than the 3,552 square feet of heated space on an average level, which is consistent with balconies, stairs, lobby and ground-level space beyond the heated area. 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 $7,874,052, which averages $787,405 per unit (7,874,052 divided by 10). That is an appraisal basis and not a price, and it sits about 38 percent below the $1,270,000 median of the five units with a latest sale in 2019 or later (787,405 divided by 1,270,000 is 0.62). A seller should not read the county’s figure as a floor or a ceiling.

Construction, windows and what is not published

We do not have the building’s construction type, roof history, window specifications, elevator count or plumbing materials, because those facts live in the declaration, the inspection reports and the permit file. A 1983 mid-rise on a barrier island is the kind of building whose roof, balconies, windows, elevator and piping are the likeliest places for a major project, so ask what has been done and when.

What Amenities Does Pelican Pointe Have, and What Is Not Published?

Pelican Pointe has no association website that we could find, so the association publishes no amenity list. The county roll flags a pool on all ten unit records and shows a common-area parcel of about 0.69 acre, but we state no clubhouse, parking or storage detail, because no primary document we could read describes them.

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. Pelican Pointe has 10 units, so that mandate does not apply to it, and not finding a website is therefore not a sign of non-compliance. It does mean the documents come by request, so a prospective buyer should ask the manager for them on day one, and a seller should have them in hand before listing.

The common-area parcel

The county’s land record for the common-area parcel gives two different areas: about 0.69 acre by the county’s GIS measure and 0.47 acre in the roll’s own land-unit field. We use neither as a fact about the amenities. On 0.69 acre, ten units work out to about 14.5 units per acre (10 divided by 0.69), a density that says the grounds are modest in size.

Beach access

The building is on the Gulf side of Hickory Blvd, and the county roll codes every unit 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 sit close to the building, which the flood section describes. For public access, Lee County Parks lists Bonita Beach Access 9 at 26220 Hickory Blvd and Bonita Beach Access 10, also called Little Hickory Island Park, at 26082 Hickory Blvd. By street number those two bracket Pelican Pointe at 26130, one on each side, and we have not measured the walk.

Pool, clubhouse and outdoor areas

The county roll flags a pool on all ten unit records. In a condominium that usually means a shared pool recorded against each unit, but the roll does not describe it, so we treat it as a lead to confirm and not a measured amenity. If the building has a pool, a clubhouse, a barbecue area or a picnic area, the declaration or the rules will set who may use them, the hours, guest limits and any age rules. Ask for the amenity list and the rules, and read them before you assume your guests, your grandchildren or your dog can use a given space.

Parking and storage

The roll does not show assigned parking or storage, and the roll’s building record for each unit lists no garage or carport. 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.

What Does the Pelican Pointe Fee Bundle Cover, and What Is Not Published?

Pelican Pointe 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 for this building.

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 elevator and any pool, is a matter of the budget.

What the neighbors publish, for orientation only

Two neighbors publish their assessments, and neither figure is Pelican Pointe’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 0.28 mile from Pelican Pointe, 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 Pelican Pointe, whose units are larger than either neighbor’s two-bedroom units.

Why a small building’s budget behaves differently

A ten-unit association spreads every dollar of cost across ten owners, so a single large item, such as a roof, an elevator replacement or an insurance renewal, moves each owner’s share more than it would in a 200-unit community. A $100,000 cost shared equally is $10,000 per unit at Pelican Pointe (100,000 divided by 10) against $500 per unit across 200 units. That is arithmetic and not a prediction, and it is the reason a buyer should read the reserve study and the insurance renewal history before an offer.

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. For a budget adopted on or after December 31, 2024, the owners of an association that must obtain the study may not vote to provide no reserves or less reserves for those items. The practical result for a 1983 building is that reserve contributions for the structural items have moved from optional to required, and a buyer should expect the assessment to reflect that.

What Other Costs Layer on Top of Pelican Pointe’s Regular Assessment?

Costs beyond Pelican Pointe’s 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 at Pelican Pointe 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 Pelican Pointe’s 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 Pelican Pointe, 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 2026 roll’s just values run from $735,635 to $903,922 per unit, and with no homestead exemption on any unit the taxable value equals the just value. A buyer’s tax bill after a sale is based on what the county does next and not on those figures.

Insurance costs the owner carries

The owner’s cost beyond the assessment includes an HO-6 policy, loss assessment coverage and, for many owners, a flood policy for contents and improvements. The insurance section below describes the master policy, which the association buys through the assessment.

Selling at Pelican Pointe? 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 the Pelican Pointe Declaration, Bylaws and Rules Say, and How Do You Read Them?

Pelican Pointe’s declaration is cited on the county roll at Lee County Official Records Book 1877, Page 0943 and Book 1666, Page 4474, 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, parking and renovation windows. When two documents conflict, the declaration usually controls, so read all of them side by side.

What a buyer must be given

The state’s condominium frequently asked questions summarize the buyer’s rights. 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

The state’s condominium public records page shows what the regulator itself holds. 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.

How a ten-unit association may govern itself differently

The statute gives very small associations some room. Under section 718.112, a board has five members unless the condominium has five or fewer units, so a ten-unit association would ordinarily have a five-member board unless its bylaws say otherwise, and an association of 10 or fewer units may, by a majority vote of the total voting interests, provide for different voting and election procedures in its bylaws. Pelican Pointe has exactly 10 units, so that option is open to it. Whether the association has used it is a bylaws question we cannot answer from public records.

What we will not guess

We do not state Pelican Pointe’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-level unit, which is a common source of disputes in older concrete buildings, should read the exact text before making an offer.

What Approvals Might Pelican Pointe Require Before a Sale or Lease Closes?

Whether Pelican Pointe 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. Pelican Pointe 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.

Right of first refusal

Some condominium declarations give the association or other owners a right of first refusal on a sale. We found no source for Pelican Pointe either way, and we do not state one. In a ten-owner building a right of first refusal is easy to administer, which is one reason to ask. The declaration answers it in one reading.

What Are the Pelican Pointe Rental Rules?

Pelican Pointe’s 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 Pelican Pointe’s own 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 1983 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.

Public rules outside the association

The City of Bonita Springs rental permit applies to non-owner-occupied properties of up to six units and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes Pelican Pointe’s ten 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 common areas, any cap on the number of rented units, and the history of any rental amendment. Those answers decide whether a unit at Pelican Pointe fits a rental plan, and they decide the buyer pool a seller can reach. With seven of ten owners on the roll using a mailing address outside Florida, a rental clause also decides how comfortable an out-of-state owner is leaving the unit empty between stays.

Selling at Pelican Pointe? 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 Flood Zone Is Pelican Pointe In?

Pelican Pointe is in FEMA flood zone AE, base flood elevation 11 feet, at the county’s point for the unit parcels, and about 14 percent of the building footprint, along the Gulf edge, falls in zone VE, base flood elevation 13 feet, by our overlay. The building is in Evacuation Zone A.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer, the same data the FEMA Flood Map Service Center displays, at the building on October 1, 2026. At the county’s coordinate for the unit parcels, and at points 8 meters north and 8 meters south of it, the layer returns zone AE with a base flood elevation of 11 feet. At a point 8 meters west of that coordinate, toward the Gulf, it returns zone VE with a base flood elevation of 13 feet, and it returns VE 13 at the coordinate for the common-area parcel at 26132 Hickory Blvd as well. The zone boundary therefore runs through the building site, with the Gulf side in VE and the road side in AE. The layer’s FIRM panel for the point is 12071C0651G, effective November 17, 2022, and it also returns an overlapping Collier County countywide panel, which we do not use because the City of Bonita Springs, in Lee County, is the governing community.

To see how much of the building the line crosses, we overlaid the county’s building footprint polygon on the FEMA zone polygons and computed the exact intersection. The footprint is 522.1 square meters. Of that, 73.2 square meters, or 14.0 percent, falls in VE 13, about 788 square feet, and 448.9 square meters, or 86.0 percent, falls in AE 11, about 4,832 square feet. The two parts add back to the full footprint of about 5,620 square feet. A third mapped polygon, VE with a base flood elevation of 16 feet, lies seaward and does not touch the footprint. 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.

Why a split zone matters

The federal FloodSmart program and the Lee County flood information page both explain how a zone drives the coverage a buyer’s lender requires. 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 Pelican Pointe. 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. The share in the VE part is smaller here than at some neighbors, and a smaller share is no guarantee of a different rating.

Ground elevation and the design flood elevation

The federal 3D Elevation Program puts bare-earth ground at the county’s coordinate for the unit parcels at 5.4 feet NAVD88. The base flood elevation of 11 feet is 5.6 feet above that ground (11 minus 5.4), and the VE base flood elevation of 13 feet is 7.6 feet above it (13 minus 5.4), if the same ground level applies across the footprint. 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 the state’s map layers (see the Department of Environmental Protection’s erosion report for the beach context), the building sits seaward of the 1991 state coastal construction control line by about 60 meters and landward of the 1978 line by about 20 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.

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 Pelican Pointe’s year built at 1983, so the building appears to predate the first map. Flood insurance people call that pre-FIRM. The National Flood Insurance Program uses the date of construction or permit and not the roll’s year, so the label is our inference. It means the building was probably 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.

What Did Hurricane Ian, Helene and Milton Do Near Pelican Pointe?

Hurricane Ian’s surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, and the nearest surveyed U.S. Geological Survey high-water mark, about 0.07 mile from Pelican Pointe, was 11.7 feet NAVD88. We found no public damage or repair record specific to Pelican Pointe 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 13 surveyed marks for Ian in the area around the strip. 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 nearest mark next to Pelican Pointe’s map

The Short-Term Network’s event list holds the Ian record. The closest survey mark to Pelican Pointe is about 117 meters, or 0.07 mile, away, on a wall inside the Hickory Island center, and it reads 11.7 feet NAVD88, 5.2 feet above the ground at that spot, with the survey’s top quality rating. Two marks at Bay Harbour II, 26235 Hickory Blvd, about 0.17 mile away, read 11.3 and 12.2 feet, and a mark inside a ground-floor unit at 25901 Hickory Blvd, about 0.21 mile away, reads 11.3 feet NAVD88, 2.53 feet above the floor.

The 11.7 foot mark is 0.7 foot above the 11-foot base flood elevation that applies to most of Pelican Pointe’s footprint (11.7 minus 11) and 1.3 feet below the 13-foot elevation that applies to the Gulf edge (13 minus 11.7). Against Pelican Pointe’s own ground of 5.4 feet, 11.7 feet is 6.3 feet above ground (11.7 minus 5.4), if the same water level had reached the building. Because the marks are at other buildings, those are comparisons of datum and not a statement of what the water did at Pelican Pointe. They do show that Ian’s water at the strip was in the same range as the map’s base flood elevations.

What the building’s design means in a surge

Whether Pelican Pointe’s lowest residential level sits above a parking or lobby level is the question the story count raises. The roll’s pattern of 5 stories for the lower units and 6 for the top-level units is consistent with a ground level that holds no residences, and if so, surge water in a storm like Ian reaches that level before it reaches a residence. That is our inference. The elevation certificate gives the exact floor heights, and the association’s repair history says what the ground level lost.

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 Pelican Pointe’s common areas, whether the association filed insurance or flood claims, or what repairs it funded. The county roll shows no sale-qualification change that would tell us, and the sales record is silent on repairs. Ask for the repair history, the claims history and the cost, and read the budget for how the work was paid.

What Is the 50 Percent Rule and Why Does It Matter at Pelican Pointe?

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 Pelican Pointe.

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 mid-rise 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.

Build-back and the declaration

The declaration’s provisions on reconstruction, on what share of the units must be uninhabitable before the association may decide not to rebuild, and on termination are the documents that decide what happens after a very large loss. We did not read them. Florida Statutes section 718.117 on termination was amended in recent years, so the statute and the declaration should be read together by an attorney. In a ten-unit building, the vote needed to terminate or to decide not to rebuild is a small number of owners, which is one more reason to read the clause.

How Is Pelican Pointe Insured, and What Does the Owner Insure?

The association’s master policy is Pelican Pointe’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 Pelican Pointe’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 10 units that ceiling would be $2,500,000 (10 times $250,000). The county’s estimated value for the building is $7,874,052, so the federal ceiling would equal about 32 percent of that appraisal basis (2,500,000 divided by 7,874,052 is 0.317). The county’s number is not a replacement cost, so the comparison is a prompt and not a finding. Whether Pelican Pointe carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.

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.

Selling at Pelican Pointe? 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 Milestone Inspection and Structural Reserve Study Rules, and How Do They Apply to Pelican Pointe?

Under Florida Statutes section 553.899, a building of three or more habitable stories like Pelican Pointe, built in 1983, needed its first milestone inspection before December 31, 2024, and its structural integrity reserve study by December 31, 2025, by our reading. The association’s actual status is not published.

Data updated: October 2026

The arithmetic of the deadline

The county year built is 1983, and 1983 plus 30 is 2013. 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 roll and the footprint show five or six stories, so the three-habitable-story threshold is met whichever count is right. 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 Pelican Pointe’s 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 where it is required to have a website, 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.

What a ten-unit association pays for this

The state’s condominium inspection and milestone page and its structural integrity reserve study reporting page are where reports are filed. The statute makes the association responsible for the costs of the milestone inspection that relate to the parts of the building it maintains, and a ten-unit association shares those costs among ten owners. An inspection or study that costs $50,000 is $5,000 per unit if shared equally (50,000 divided by 10). That is an illustration of scale and not an estimate for this building, whose costs depend on its size, its condition and the engineer’s scope. The costs of any repairs the study finds are the larger exposure, and they are the reason the study’s findings belong in a buyer’s file before an offer.

What we do not publish

We do not state whether Pelican Pointe 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 1983 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.

What Does a Ten-Unit Association Mean for a Pelican Pointe Buyer or Seller?

A ten-unit association means every owner is a tenth of the vote and, if shares are equal, a tenth of every bill. At Pelican Pointe that makes owner participation, a single owner’s delinquency and one large repair far more consequential than in a big community, and it is why the association’s documents matter more here.

Data updated: October 2026

One owner, one tenth

If the declaration divides shares equally, each Pelican Pointe owner holds 10 percent of the common elements and of the expenses. One unit that stops paying its assessment would leave a gap of 10 percent of the budget (1 divided by 10), against 0.5 percent in a 200-unit community (1 divided by 200). The estoppel certificate shows whether any unit’s account is delinquent for the unit being sold, and the association’s financial statement shows the building-wide picture.

What the statute says about small associations

Under Florida Statutes section 718.111(13), the level of an association’s annual financial report depends on its total annual revenues: compiled statements at $150,000 or more but under $300,000, reviewed statements at $300,000 or more but under $500,000, and audited statements at $500,000 or more, with a simpler report below $150,000. Which tier fits a ten-unit association depends on its budget, which we do not have. The 25-unit website requirement discussed above does not apply, and the five-or-fewer-unit board rule does not apply either, since ten is more than five.

Why owner participation matters more

A board of ten owners or fewer is drawn from the same few people who live in, or own in, the building, so the willingness of owners to serve decides how well the building is run. A buyer visiting the building can ask how many owners attended the last annual meeting, how long the current board members have served and whether the association has a written reserve schedule. Those are questions that cost nothing and say a good deal.

What Is Daily Life Like Around Pelican Pointe?

Daily life at Pelican Pointe runs on Hickory Blvd. The beach is on the Gulf side, two public county accesses are a short distance 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.

The two accesses closest to Pelican Pointe

By street number, the two county accesses nearest Pelican Pointe at 26130 Hickory Blvd are Access 10 at 26082 and Access 9 at 26220. Access 10 is the one whose parking closed on September 8, 2026, so a guest who planned to park there will not be able to. Access 9 is one of Accesses 2 through 9, which the County’s page says are free to park, do not allow pets, fires or grilling, and carry a notice that the beaches have not been restored to pre-Ian conditions and that debris can wash onshore and be hidden by sand, so beach shoes are advised. The Access 2 through 9 page does not mention a closure for Access 9, and a visitor should check the County page the day they go.

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 Pelican Pointe 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.

How We Researched Pelican Pointe, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 13 Pelican Pointe sale records in the county file and every transfer on all ten unit parcels, read the state’s condominium and corporate filings, and 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 pulled the county roll for the building and counted units, levels and heated area by hand. We downloaded the state’s condominium extract and read the building’s record and its neighbors’. We read the association’s corporate filing. We queried the county’s building footprint layer for the building’s story count and area. We queried FEMA’s National Flood Hazard Layer at five points at the building and overlaid the county footprint on its zone polygons. We re-ran the county’s recorded-sales history from the parcel roll and the sales files for each of the ten units, with a strict match on the building’s legal description, and we read the county’s own transfer-code list to decode every code. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Five things stood out. The county’s sales file counts one February 1986 transfer three times and carries a $40,000 deed that its own pre-2009 code list calls disqualified, so the file’s headline figures needed cleaning. Two sales two weeks apart in October 2020 were $510,000 apart. The FEMA flood-zone boundary runs through the building, with about 14 percent of the footprint in VE and 86 percent in AE by our overlay, although the research notes we started with had the building in AE alone. Three public records name three different places for the association’s management. And seven of the ten owners on the roll use a mailing address outside Florida, with none claiming a homestead exemption.

What we could not get

We could not pull Southwest Florida MLS data for Pelican Pointe, 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 list these gaps again, in one place, near the end of the page.

Which Is Right: Pelican Pointe or Ambassador?

Choose Pelican Pointe if you want a ten-unit Gulf-side building with large two-bedroom homes of 1,643 to 1,890 square feet and accept thin sales history and unpublished documents. Choose Ambassador, a 60-unit 1982 building with 1,203 to 1,263 square foot homes, for a deeper sales record and a larger owner base sharing the costs.

Data updated: October 2026

Side by side, on one yardstick

The yardstick for every row below is the county roll’s latest recorded sale on each unit parcel, for sales dated January 2021 or later, with the median price and the mean of per-sale price per square foot. The last column is the county’s qualified-sales file median over its own window, which differs by building and is shown. Pelican Pointe has only two units on this yardstick, so we show it twice, and the second row widens the start date to January 2019.

The same comparison since 2019

Because only two Pelican Pointe units sold after 2020, the table below widens the start date to January 2019 for the three buildings with the largest units, so each has more than a couple of sales behind it.

What the benchmark shows

Pelican Pointe’s roll median since 2021, $1,330,000, is the highest in the table, but it rests on two units and should not be read as a building average. On the same since-2021 yardstick it is $360,000 above Ambassador’s $970,000 (1,330,000 less 970,000, which is 37.1 percent of 970,000) and $305,000 above Silver Sands’ $1,025,000. On price per square foot, Pelican Pointe’s $809.5 since 2021 is $52.5 above Ambassador’s $757.0 (809.5 less 757.0) but $16.1 below Casa Bonita Grande’s $825.6 (825.6 less 809.5).

Widen to 2019 and the order changes. Pelican Pointe’s median is $1,270,000, which is $555,000 above Ambassador’s $715,000, but its mean of $631.2 per square foot is $71.6 below Ambassador’s $702.8 (702.8 less 631.2). Two units that sold in 2019 and 2020 at $750,000 and $760,000 pull the five-sale average down. The per-square-foot comparison flips depending on the start date, which is what we expect when one side has two or five sales behind it.

Why Pelican Pointe’s recent prices are high, and what we do not know

The record shows the level and does not explain it. The candidates are unit size (the 1,643 to 1,890 square foot homes are about 30 to 57 percent larger than Ambassador’s 1,203 to 1,263 square foot homes), condition and renovation level, floor and Gulf exposure, the smaller building with its own reserve and insurance profile, and plain scarcity: ten units rarely come to market. 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.

Decision table

What Are the Honest Pros and Cons of Pelican Pointe?

Pelican Pointe’s strengths are a small ten-unit Gulf-side building, large two-bedroom homes, the highest recent roll prices on this stretch and a corporate record that is current. Its drawbacks are a 1983 age, a flood boundary through the footprint, almost no recent sales and almost no public documents.

Pros

• A Gulf-side address on Little Hickory Island, with a county view code of Gulf on every unit parcel.
• A small building of ten units, two to a level, which keeps owner meetings manageable.
• Large homes: 1,643, 1,860 and 1,890 square feet with two bedrooms and two baths, against a building average of 1,776 square feet.
• The two newest recorded transfers, in 2023 and 2024, were at $1,375,000 and $1,285,000, or $836.9 and $782.1 per square foot.
• About 86 percent of the footprint falls in AE 11 by our overlay, and the AE 11 base flood elevation is 2 feet lower than the VE 13 at the Gulf edge (13 minus 11).
• An annual report on file with the state for 2026, and an association that has been active since 1981.
• Not subject to the 25-unit website mandate, and a small board can act quickly.

Cons

• Built in 1983, subject to the milestone inspection and reserve study rules with no public status.
• The FEMA boundary runs through the footprint, the building is probably pre-FIRM and it is in Evacuation Zone A.
• No qualified sale since April 2023 and only seven clean sales since 2009, so comparables are thin and a two-week gap in October 2020 shows how far apart two units can price.
• Three sizes of unit, so per-square-foot comparisons need care.
• No association website found and no posted declaration, rules, budget or fees, so every document must be requested.
• Three public records name three different places for the association’s management, and none confirms the current manager.
• Dues, rental rules and pet rules are unknown to us, and a buyer must obtain them.
• With ten owners, one delinquent unit or one large repair is a tenth of the exposure.

Who this suits

Pelican Pointe suits a buyer who wants a large Gulf-side two-bedroom in a very small building, accepts a 1983 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 resort-style amenity package or a building that is clearly outside the coastal high-hazard zone.

Selling at Pelican Pointe? 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 Pelican Pointe Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Pelican Pointe listing agent, or thinking, ‘I need someone to sell my Pelican Pointe 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 Pelican Pointe

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 13 Pelican Pointe sale records in the county file and every transfer on the roll, and none carries a qualified date inside the last 12 months. The newest qualified sale is unit 2B at $1,375,000 on April 14, 2023, and the newest recorded transfer at a price in that range is unit 3B at $1,285,000 on February 20, 2024, which the county does not count as qualified. The sales that support a median are the 7 clean sales since 2009, with a median of $750,000, and the five units with a latest sale in 2019 or later, with a median of $1,270,000.

What is different about selling at Pelican Pointe

The documents are not public, so you gather them first. We found no association website or posted declaration, rules or budget. 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 thin, so the pricing work is real work. The county’s qualified record has no Pelican Pointe sale in 2021, 2022, 2024, 2025 or 2026 and only seven since 2009. We price from the nearest like unit, by line and condition, and adjust the older sales in a way we can show you.

Two price levels sit in the record, and your unit is near one of them. Five clean sales from 2013 to October 2020 sit between $625,000 and $760,000, and two, in October 2020 and April 2023, sit at $1,270,000 and $1,375,000. Which level your unit belongs near depends on condition, and a buyer’s agent will ask for the work done to prove it.

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 ten-unit building has a small board and a short paper trail. One manager, one reserve schedule and a handful of owners mean the estoppel and the building’s documents can be assembled quickly if we start early, and a seller who starts late waits on a very small number of people.

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 Pelican Pointe 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 Pelican Pointe seller page is planned and will sit below this one.

Seller mini-FAQ, Pelican Pointe

How much will it cost to sell my Pelican Pointe 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 Pelican Pointe?

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 Pelican Pointe’s own 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?

Pelican Pointe’s 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. Pelican Pointe’s declaration or rules are the source, and we help a buyer with a pet confirm the rule first.

How long will my Pelican Pointe 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 rarely, so plan the timeline from the contract date and from how quickly the documents reach the buyer.

Who is the best listing agent for Pelican Pointe?

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 Pelican Pointe

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 Pelican Pointe

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

Selling a Pelican Pointe condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.

Buying at Pelican Pointe? 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 Ambassador page, the page for The Egret, the Seascape page, the Bonita Beach Club page, the Casa Bonita Grande page and the Bay Harbor Club page.

Frequently Asked Questions, Buyer Edition: Pelican Pointe

How many units are in Pelican Pointe?

Pelican Pointe has 10 units per the state condominium record and the county roll. The county lists 11 parcels because one is a common-area parcel at 26132 Hickory Blvd. Units are numbered 1A through 5A and 1B through 5B, two on each of five numbered levels.

When was Pelican Pointe built?

The Lee County Property Appraiser shows 1983 as the year built for the building and all ten units. The state condominium record shows the project recorded on April 18, 1983, the association’s corporation was filed in 1981, and the first unit-level deeds in the county sales files are dated February 1986. We use 1983 and show the other dates because they are different events.

How many floors does Pelican Pointe have?

The unit numbers run from 1 to 5, which suggests five residential levels, and the county’s building footprint record says 6 stories, which classes the building as a mid-rise condominium. The roll’s own unit records say 5 stories for the lower units and 6 for the top-level units. We infer a ground level with no residences, and the plans settle it.

How big are the units at Pelican Pointe, and what are the floor plans?

Every unit has two bedrooms and two baths on the county roll, in three sizes: five A units of 1,860 square feet, four B units of 1,643 square feet and unit 5B at 1,890 square feet. The county’s building area of 17,762 square feet equals the sum of the unit areas. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area.

What are the HOA fees at Pelican Pointe?

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 Pelican Pointe’s. Request the current budget and the estoppel certificate for the exact amount for a specific unit.

What does the Pelican Pointe 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 Pelican Pointe’s board actually pays for.

Is Pelican Pointe in a flood zone?

Yes. FEMA maps the county’s point for the unit parcels in zone AE with a base flood elevation of 11 feet NAVD88, and the Gulf edge, about 14 percent of the footprint 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.

Is Pelican Pointe on the Gulf, and are the units Gulf view?

The county roll codes the land on every unit parcel as Gulf, and the building is on the Gulf side of Hickory Blvd. Whether a given unit has a direct Gulf view depends on its line, its level and its orientation, which the roll does not carry. Ask to see the unit and confirm the view in person, and ask about any private beach path.

Does Pelican Pointe have a pool or other amenities?

The county roll flags a pool on all ten unit records, which in a condominium usually means a shared pool, but the association publishes no amenity list and we found no declaration to confirm it. Ask the manager for the amenity list, the pool rules and any limit on guests before you assume a space is available to you.

Does Pelican Pointe allow pets?

Pelican Pointe’s 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 Pelican Pointe?

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 Pelican Pointe 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 Pelican Pointe?

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 Pelican Pointe done its milestone inspection and reserve study?

Not published. A building completed in 1983 with three or more habitable stories 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. A contract after December 31, 2024 must disclose if they are required and not complete.

What are the schools for Pelican Pointe?

Lee County assigns through a choice plan, and we read the strip as elementary zone Q and middle zone GG, which we label inferred. Enter 26130 Hickory Blvd in the district’s school site locator for the current assignment, and verify the year’s plan before a decision depends on it.

How much have Pelican Pointe units sold for?

The county file lists 13 sale records since 1986 with a median of $750,000, and seven of them are clean sales since 2009, priced from $625,000 to $1,375,000. The most recent qualified sale is unit 2B at $1,375,000 on April 14, 2023. Southwest Florida MLS figures are not published here.

What is the price per square foot at Pelican Pointe?

For the seven clean sales since 2009 the mean of per-sale ratios is $496.7 per square foot, ranging from $338.7 to $836.9, and the two newest transfers, in 2023 and 2024, were at $836.9 and $782.1. Units come in three sizes, so each ratio uses the unit’s own heated area from the county roll.

Is Pelican Pointe the same as Pelican Point, Pelican Landing or other Pelican names?

No. The state’s list includes Pelican Point Condo in Cape Coral, Pelican Pointe Beach Homes in Pinellas County and Pelican Point in Naples, and search suggestions also point to Pelican Landing, a separate community in Bonita Springs. Pelican Pointe on this page is at 26130 Hickory Blvd on Bonita Beach, so search by that address.

Who manages Pelican Pointe?

Three public records disagree. The state corporate filing lists a management company in Estero, the state condominium record lists the association itself at an Estero address, and the county roll’s owner record for the common area lists a management company in Longwood. Confirm the current manager from the estoppel certificate or the association.

How do I buy at Pelican Pointe?

Call Marc at (239) 287-5873. We pull the sales history for the line and level 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 Pelican Pointe Condo

Who is the best listing agent for a Pelican Pointe condo?

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 Pelican Pointe condo worth?

It depends on your unit’s line, level and condition. The county shows five units with a latest recorded sale since 2019, priced from $750,000 to $1,375,000, and clean sales since 2009 from $625,000 to $1,375,000. 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 Pelican Pointe?

The county file’s median is $750,000 on 13 sale records since 1986, and the same $750,000 on the seven clean sales since 2009. The five units with a latest sale since 2019 have a median of $1,270,000. The Southwest Florida MLS median is not published here: Information not available at time of publishing (checked 2026-10-01).

What have Pelican Pointe units sold for recently?

The newest qualified sale is unit 2B at $1,375,000 on April 14, 2023, and the newest recorded transfer at a similar price is unit 3B at $1,285,000 on February 20, 2024, which the county does not count as qualified. Before those, unit 5B sold at $1,270,000 and unit 2A at $760,000, both in October 2020.

How long does it take to sell a Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe?

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 Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe 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. Pelican Pointe’s status is not public, so we ask early.

What if Pelican Pointe 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 in a ten-unit building 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 Pelican Pointe 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 Pelican Pointe?

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 Pelican Pointe 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 $1,270,000 sale is $8,890 (1,270,000 divided by 100, times 0.70). We itemize every line in the listing appointment.

Should I renovate before I sell my Pelican Pointe unit?

Not without a comparison. The recorded sales do not tell us what a renovation added, and the October 2020 pair shows two price levels in one month, 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.

Why did two Pelican Pointe units sell $510,000 apart in October 2020?

Unit 2A, 1,860 square feet, sold for $760,000 on October 8, 2020 and unit 5B, 1,890 square feet, sold for $1,270,000 on October 22, 2020. The county record does not say why. Condition, level, view and the work done to a unit are the usual candidates, and a listing appointment looks at your unit’s own facts.

Does my level change the price at Pelican Pointe?

Possibly, but the record cannot prove it. The seven clean sales put the two highest prices on opposite levels, $1,270,000 on level 5 and $1,375,000 on level 2, and the lowest ratios on levels 1 and 2. We price from your unit’s nearest like sales and its condition and not from a level rule.

How should I price with so few recent sales?

From the nearest like units, adjusted for line, level and condition, and from the neighbors. The county has seven clean Pelican Pointe sales since 2009 and none since April 2023, so we also look at Silver Sands next door and Ambassador. We show you the deed behind each comparable and say how much weight each deserves.

Does the 2024 sale of unit 3B count as a comparable?

It is a recorded transfer of $1,285,000 on February 20, 2024, or $782.1 per square foot, and the county carries it with code 03, which takes it out of the qualified set because the property’s physical characteristics changed after the transfer. We treat it as a data point to explain, and we weigh it with the 2023 sale of unit 2B.

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 Pelican Pointe. 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 Pelican Pointe assigns spaces, and whether any storage is a limited common element, is not published, so we confirm it with the manager before listing.

When is the best time to list a Pelican Pointe unit?

The recorded dates of the seven clean sales are spread across March, April and September, October and four different years, which is not a pattern we would stake a listing date on. Without MLS data we do not publish a seasonal claim. The best time is when your documents are in order.

I live out of state. Can I sell my Pelican Pointe unit without coming to Florida?

Often yes, because owners with an out-of-state mailing address are common at Pelican Pointe on the county roll, and the title company can usually arrange signing by mail, power of attorney or remote notarization. The title company sets what it accepts, so ask it early, and assemble the building’s documents before the contract starts the clock.

What happens if a storm damages the building before my Pelican Pointe 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. Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe 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 you market a Pelican Pointe unit?

We list it with the document package ready, an accurate price from the deeds and the building facts on this page, so a buyer’s agent finds answers to the first ten questions before the showing. We do not publish marketing statistics here, because the Southwest Florida MLS pull has not been run.

How do I get a free valuation of my Pelican Pointe condo?

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 line and level, 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 Pelican Pointe

Pelican Pointe 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, 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 county roll’s legal description points to Official Records Book 1877, Page 943, and the Lee County Clerk’s official records hold the declaration. 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 a budget or an assessment that we could find. The route is the estoppel certificate and the current budget. We state no dollar figure for dues, and any example on this page is labeled as an illustration.

Milestone inspection and structural reserve study status

We do not state whether either was completed, required or exempt for a building of this height and age, or what it found. A buyer can request the records under Florida Statutes sections 718.111(12) and 718.503, 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 carries a care-of line at a management company in Estero, the state condominium record names the association itself as managing entity at an Estero address, and one earlier research note named a third company. We cannot say from outside who manages the building today.

Amenities, parking, the pool and storage

We found no association description of its amenities. The county roll flags a pool on every unit parcel, which we treat as a roll field and not as proof of a shared pool. Parking and storage assignments and the status of any beach path are in the declaration and plat.

Storm damage and repairs at this building

We found no public record of damage or repairs specific to Pelican Pointe for Ian, Helene or Milton. The surveyed Ian high-water marks we cite are at neighboring addresses, and the nearest one is about 0.07 mile away.

The flood boundary through the building

The AE and VE split comes from our overlay of the county’s building footprint on FEMA’s layer, which puts 14.0 percent of the footprint in VE and 86.0 percent in AE. A surveyor’s elevation certificate, or a FEMA letter of map change, is what settles the building’s zone for insurance.

Corporate history and dates

The state shows the corporation filed in September 1981 and reinstated in July 1988. The state condominium record shows the declaration recorded on April 18, 1983, the county roll dates the building to 1983, and the first deeds in the county’s sales file are from 1986. We did not reconcile these dates, and we publish each with its source. The state condominium record also carries ZIP code 33923 while the county and the postal address use 34134.

Story count and the building’s shape

The unit numbers run 1 through 5 on an A line and a B line, which suggests five levels, while the county’s footprint layer and the roll’s unit records point to six. We state both and do not choose.

The sales before 2009 and the unit-level condition

The county’s own code list changed meaning on January 1, 2009, and the sales file applies one meaning to every year, so we set aside the older rows. We also have no interior condition, renovation or view information for any unit, because the county roll does not carry it.

Zoning and the master policy

The roll’s zoning-area field says City of Bonita Springs and its zoning-district field is blank. We did not retrieve the City’s zoning district or the master policy terms, and we state neither.

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

Lee County Property Appraiser, Clerk and Tax Collector

11. Lee County Property Appraiser
12. Lee County Property Appraiser, property search
13. Lee County GIS, building footprints layer
14. Lee County Property Appraiser, Pelican Pointe common-area parcel record
15. Lee County Property Appraiser, parcel data file with four sales per parcel
16. Lee County Property Appraiser, transfer code list

Florida statutes

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

Other state agencies and programs

30. Florida Department of Environmental Protection, coastal construction control line
31. Florida Department of Environmental Protection, Critical Erosion Report
32. Florida Department of Revenue, tourist development tax rates
33. Florida Department of Revenue, sale qualification codes after January 1, 2025

Federal sources

34. FEMA National Flood Hazard Layer, map service
35. FEMA Flood Map Service Center
36. FEMA NFIP summary of coverage, residential condominium buildings
37. FloodSmart, National Flood Insurance Program
38. U.S. Geological Survey Short-Term Network, storm events
39. U.S. Geological Survey, Hurricane Ian high-water marks, Florida
40. National Hurricane Center
41. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
42. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
43. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
44. U.S. Geological Survey, 3D Elevation Program point query at the building

Lee County government

45. Lee County Parks, beaches
46. Lee County Parks, Bonita Beach Park
47. Lee County Parks, Bonita Beach Access
48. Lee County Parks, Bonita Beach Access 1
49. Lee County Parks, Little Hickory Island Park (Access 10)
50. Lee County Parks, unified payment system notice
51. Lee County, Hurricane Ian after-action report
52. Lee County Community Development
53. Lee County Community Development, flood information

City of Bonita Springs, utilities and schools

54. City of Bonita Springs
55. City of Bonita Springs, Bonita Beach access
56. City of Bonita Springs, rental permits
57. City of Bonita Springs, substantial damage and substantial improvement notice
58. City of Bonita Springs, Ordinance 22-05, flood hazard reduction

News reporting

59. WGCU, parking closures at Bonita and Fort Myers beaches, September 9, 2026
60. WGCU, Bonita Springs assesses Milton’s impact, October 10, 2024
61. WINK News, damage around Bonita Beach after Hurricane Ian
62. Tampa Bay Times, Hurricane Ian and Little Hickory Island, September 29, 2022
63. WUSF, Bonita Springs recovers from Hurricane Ian, October 1, 2022

Downloadable Documents and Primary Sources You Can Read Yourself

No governing document for Pelican Pointe 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 how we read the county’s sales and 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.

• Lee County Property Appraiser, transfer code list, the key to the sale codes we cleaned
• Florida Department of Revenue, sale qualification codes
• 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

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 Pelican Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.