Sea Isles is an 84-unit, two-tower bay-side condominium at 26131 and 26171 Hickory Blvd on Little Hickory Island, Bonita Beach. Built 1980 per the county roll, 1,427 sq ft homes plus four penthouses. Call McGreevy and Comisar, (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Sea Isles is an 84-unit condominium in two towers, at 26131 and 26171 Hickory Blvd, on the bay side of Little Hickory Island inside Bonita Beach in Bonita Springs, Florida. Lee County’s roll dates every unit to 1980, and the State of Florida recorded the project on February 12, 1980.
Sea Isles is one of the older towers on the strip, and it is also one of the least documented. The association has no public website that we could find, no declaration or rules are posted, and no association letters, budgets or assessment notices are public. That changes how a page like this has to be written. We lean on the records that do exist: the Lee County property roll, the State of Florida’s condominium and corporate registries, FEMA, the U.S. Geological Survey, and the statutes that govern what a seller must hand a buyer.
We wrote this page the way we would brief a buyer or seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS was pulled October 3, 2026 and sits beside the county record, labelled by source and never estimated.
Sea Isles sits on the bay side of Hickory Blvd, the road that runs the length of Little Hickory Island, the barrier island that carries Bonita Beach. The county roll gives two street numbers, 26131 and 26171 Hickory Blvd, ZIP 34134, with the land recorded as bay side for every unit. The beach is across the road and a short walk away, and the bay and its boat channels are on the other side of the towers.
The strip is inside the City of Bonita Springs. The City of Bonita Springs beach access page treats Hickory Blvd access and recovery as City business, and the Lee County Property Appraiser’s roll at leepa.org lists every Sea Isles parcel under the City of Bonita Springs taxing district. When we queried Lee County’s city-limits layer on October 1, 2026 at one point in each tower, it returned the City of Bonita Springs both times.
The name is crowded. A Sea Isle Drive in Fort Myers appears on the county roll with its own residential parcels, Sea Isle City in New Jersey shares most of the words, and a search for the name mostly returns encyclopedia, news and education sites. The property this page covers is the one at 26131 and 26171 Hickory Blvd, and its legal entity is Sea Isles Condominium Association of Bonita Beach, Inc., a Florida not-for-profit corporation. The state’s condominium record spells the project name “Sea Isles, A Condo” and lists a different street address for it, which we cover in the origins section below.
A second entity named Sea Isles II appears in the Florida corporate filings and is listed as inactive. If a document, an estoppel certificate or an insurance quote names the wrong one, stop and fix it before closing.
Item | Record |
|---|---|
Addresses | 26131 and 26171 Hickory Blvd, Bonita Springs, FL 34134 |
Island | Little Hickory Island, Bonita Beach |
Units | 84 (state project record, county roll after one misspelled legal description is corrected, and our own earlier entry all agree) |
Towers | 2, each with 40 numbered units on ten floors plus 2 penthouses |
Year built | 1980 on every unit parcel in the Lee County roll; project recorded February 12, 1980 per the State of Florida |
Heated area | 1,427 sq ft for 80 units (2 bedrooms, 2 baths); 2,980 sq ft for the 4 penthouses (3 bedrooms, 3 baths) |
Water | Bay side of Hickory Blvd; the beach is across the road |
Association | Sea Isles Condominium Association of Bonita Beach, Inc., Florida document 750992, active |
State project record | Sea Isles, A Condo, 84 units, recorded February 12, 1980, project number PR1S007802 |
Management company | NextGen Community Management of Estero, as named in the association’s Sunbiz filing (confirm on the estoppel certificate) |
FEMA flood zone | AE, base flood elevation 11 ft NAVD88, FIRM panel 12071C0651G |
County recorded sales | 8 qualified sales in the last 60 months (since October 2021), $395,000 to $833,000, every one listed in the market section below; the county file holds 162 qualified sales since 1980 |
If you’re searching for the best realtor for Sea Isles in Bonita Beach, Bonita Springs, whether you’re ready to sell your Sea Isles 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 track record: Domain Realty Group, led by McGreevy and Comisar, has been the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold and 4,000+ transactions. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our office is in Bonita Springs, the same city as Sea Isles. For a Sea Isles owner or buyer we work from the record: this page sets out every one of the 8 qualified Sea Isles sales of the last 60 months in the county record (since October 2021, $395,000 to $833,000), and we read the latest recorded sale on each of the 82 unit parcels that carry one.
Honors and recognition:
Selling your Sea Isles home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-sea-isles-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Sea Isles at Bonita Beach condo has the recorded sales, the costs and the documents.
Buying a home in Sea Isles? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers in Sea Isles.
Jesse McGreevy is a top-reviewed Bonita Beach realtor. Read the five-star reviews on Google.
A Sea Isles homebuyer gets a two-tower, 84-home bay-side condominium a short walk from the Bonita Beach sand, with one floor plan for 80 of the 84 homes and four penthouses. The trade is age, an unpublished fee schedule and a flood and surge exposure that a buyer must price in.
Data updated: October 2026
No association site describes the amenities, so the best public description is our own earlier entry for the community, which is a marketing description and not a primary document. It said the community has two tennis courts, deeded beach access, a heated swimming pool, two barbecue grills, a shuffleboard court, a sunning deck and a private clubhouse with a full kitchen. The county roll supports parts of that without confirming it: it flags a pool on the unit parcels, and its common-element parcel carries a one-story structure of 1,600 heated square feet built in 1989. We list each item below with its status.
Our earlier entry also called Sea Isles “beach-front,” described a “five acre” community and gave unit sizes of 1,200 to 1,600 square feet. The county roll records the land as bay side, the common-element parcel at 3.63 acres, and the unit sizes at 1,427 and 2,980 square feet. We have rebuilt the page on the county’s numbers and we say so where they differ.
Sea Isles suits a buyer who wants a barrier-island address and a short walk to the beach at a price below the Gulf-front towers, who is comfortable that nearly every home is the same size and plan, and who will read the documents before offering. It also suits a buyer who values the bay: boaters, kayakers and anyone who wants the water on the other side of the building from the road. A buyer who wants a larger menu of floor plans should look at Seascape, which mixes unit sizes, or at the club-style amenity base at Bonita Beach Club.
Sea Isles does not suit a buyer who needs a published fee schedule on day one, because none is public. It does not suit a buyer who needs a guaranteed short-term rental right or a known pet policy, because neither rule is published. It does not suit a buyer who is not prepared for flood and storm exposure: every point we queried is in FEMA Zone AE with a base flood elevation of 11 feet, and the land sits only about 4 feet above sea level by the federal elevation service.
Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. For Sea Isles, ask for three things first:
Buying at Sea Isles? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.
Lee County’s recorded-sales file shows 8 qualified Sea Isles sales in the last 60 months, from October 2021 to August 7, 2026, at prices from $395,000 to $833,000, and the median of these 8 sales is $610,000. No window of 12, 24 or 36 months reaches the 10 sales our method requires for a median, so we list every one of the 8 below. The file holds 162 qualified sales since 1980, and we do not use an all-history median to price any unit. None of this is Southwest Florida MLS data.
Data updated: October 2026
The county’s file for Sea Isles was built October 1, 2026. Its windows hold 3 qualified sales in the last 12 months, 5 in 24 months, 6 in 36 months and 8 in 60 months, so no window up to 60 months reaches 10, and under our rule we list every qualified sale of the last 60 months. Its newest recorded Sea Isles sale is dated August 7, 2026.
Date | Tower and unit | Price | Heated sq ft | $ per sq ft |
|---|---|---|---|---|
Dec 10, 2021 | 26131, 9D | $833,000 | 1,427 | $583.74 |
Dec 15, 2021 | 26171, 8B | $630,000 | 1,427 | $441.49 |
Dec 15, 2023 | 26171, 9B | $750,000 | 1,427 | $525.58 |
Apr 18, 2025 | 26171, 5B | $620,000 | 1,427 | $434.48 |
Sep 11, 2025 | 26171, 6A | $540,000 | 1,427 | $378.42 |
Nov 22, 2025 | 26131, 3B | $395,000 | 1,427 | $276.80 |
Dec 12, 2025 | 26131, 6A | $600,000 | 1,427 | $420.46 |
Aug 7, 2026 | 26131, 4D | $590,000 | 1,427 | $413.45 |
The median of these 8 sales is $610,000, and the median price per heated square foot of these 8 sales is $427.47. Both are medians of fewer than 10 sales, so read them as a description of these 8 sales and not as a market median.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The record is complete from 2009 and partial before 2009: the county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on. So a count since 2009 is a complete count, and the 162 qualified sales since February 1980 are a count of what the file holds, not a claim of every sale ever made. Seven of those 162 are first sales of new units dated 1980 and 1981, at $84,500 to $139,000, prices that bear no relation to today’s, and one more reason we never use an all-history median to price a unit. We also do not state a median for the file’s 60-month window as a market figure, because it holds only 8 sales.
The Southwest Florida MLS, pulled October 3, 2026, shows 3 Sea Isles closings in the last 12 months, at $395,000, $590,000 and $600,000, and 11 in the 60 months to October 3, 2026, the first standard window that holds ten or more. Over those 60 months the median sold price is $630,000, from $395,000 to $917,500, the median price per square foot of MLS living area is $441, median days on market is 81 and the median sale price is 96.1% of the final list price. One condo was active on that date, at $649,000, with none pending, which is 4.0 months of supply, indicative on 3 closings in 12 months. Of the 11 closings, 5 were at 26131 Hickory Blvd and 6 at 26171 Hickory Blvd, too few at either address for a separate median. These are MLS figures and not the county record, because the two sources measure different things.
The county roll also shows the most recent recorded sale on each parcel, whether or not the state classed it as qualified. Twelve Sea Isles parcels have a latest sale dated since September 1, 2021. We list all of them with no median, because the list mixes arm’s-length sales with transfers, and because each parcel only shows its latest sale, so a unit that sold twice in the period appears once. Seven of the 12 records match a qualified sale in the county file exactly, and they are the rows for 26171 units 8B, 9B, 5B and 6A and 26131 units 3B, 6A and 4D. The other five are the $34,000 record for unit 9D, whose qualified sale in the county file is $833,000, and four records dated in 2022 that are not in the qualified file, so they are not in the table above.
Date | Tower and unit | Recorded price |
|---|---|---|
Dec 10, 2021 | 26131, 9D | $34,000 |
Dec 15, 2021 | 26171, 8B | $630,000 |
Apr 25, 2022 | 26171, 1C | $640,000 |
Apr 29, 2022 | 26171, penthouse south | $1,850,000 |
May 16, 2022 | 26131, 1C | $670,000 |
Jun 14, 2022 | 26171, 6C | $917,500 |
Dec 15, 2023 | 26171, 9B | $750,000 |
Apr 18, 2025 | 26171, 5B | $620,000 |
Sep 11, 2025 | 26171, 6A | $540,000 |
Nov 22, 2025 | 26131, 3B | $395,000 |
Dec 12, 2025 | 26131, 6A | $600,000 |
Aug 7, 2026 | 26131, 4D | $590,000 |
Two entries need a note. The $34,000 record for unit 9D at 26131 carries the same date, December 10, 2021, as an earlier $833,000 record on the same parcel, and $833,000 is exactly the high of the county’s qualified file. We read the $833,000 as the price and the $34,000 as a same-day transfer, and we say plainly that this is our reading of the record. The $1,850,000 sale is one of the four penthouses, which at 2,980 square feet are twice the size of the standard unit, and the same parcel shows an earlier $1,200,000 record dated January 31, 2022, three months before. Neither is a comparable for a standard 1,427 square foot home.
All 8 qualified sales since October 2021 are standard 1,427 square foot, two-bedroom units, 4 in the 26131 tower (9D, 3B, 6A, 4D) and 4 in the 26171 tower (8B, 9B, 5B, 6A), and 4 plus 4 is 8. Of the 12 latest roll records, one is a penthouse, one is the $34,000 transfer record, and ten are standard 1,427 square foot units. Those ten run from $395,000 to $917,500. By tower, the 12 records split seven in 26171 (8B, 1C, penthouse, 6C, 9B, 5B, 6A) and five in 26131 (9D, 1C, 3B, 6A, 4D), and 7 plus 5 is 12. Five of the twelve are dated in 2025 or 2026, ranging from $395,000 to $620,000, and the three most recent are $395,000, $600,000 and $590,000. The $395,000 sale is the lowest standard-unit record since 2021, and we do not know whether it reflects the unit’s floor, its condition, a sale between related parties or a distressed sale. The record does not say.
Six of Sea Isles’ 84 unit parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 7.1 percent of the complex. The roll figure is a floor, because a parcel that sold twice since Ian shows only its last sale. It is lower than the turnover we found at Seascape, where a press report quoted a board officer at about 10 percent, and we found no public statement about Sea Isles turnover at all.
The yardstick here is each association’s own county window under our presentation rule: the first of the 12, 24, 36 and 60-month windows that holds 10 or more qualified sales, from the county files built October 1, 2026. The windows differ because each association needed a different window to reach 10 or more sales, so treat the comparison as directional, not exact. Sea Isles has fewer than 10 qualified sales in 60 months, so its row shows the 8 sales of its 60-month window and states no median.
Association | County window | Qualified sales | Median | Range | Units | Built | FEMA zone, BFE |
|---|---|---|---|---|---|---|---|
Sea Isles | 60 months, fewer than 10: every sale listed above | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | 84 (DBPR), 83 on roll under the correct name | 1980 | AE, 11 ft |
24 months | 12 | $555,000 | $450,000 to $750,000 | 104 (DBPR), 103 on roll | 1983 to 1984 | AE, 11 ft | |
60 months | 10 | $592,500 | $370,000 to $850,000 | 136 (DBPR), 137 on roll | 1979 | AE, 12 ft | |
24 months | 17 | $690,000 | $455,000 to $1,075,000 | 198 (DBPR), 197 on roll | 1977 to 2009 | AE, 12 ft | |
12 months | 20 | $280,000 | $199,900 to $425,000 | 360 (DBPR), 359 on roll | 1977 to 1980 | AE, 10 ft |
Sea Isles’ row is the one place the table states no median: with 8 qualified sales in 60 months it is below the 10 our method requires, so the median of these 8 sales, $610,000, is not set beside the other four as like for like. Its range, $395,000 to $833,000, overlaps Bay Harbor Club’s, the closest neighbor, and reaches below Bonita Beach Club’s. We discuss Bay Harbor Club in its own section below.
The county record gives you a range, but it cannot tell you which tower, which floor and which condition your own unit belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.
Sea Isles Condominium Association of Bonita Beach, Inc. was incorporated February 11, 1980, the State of Florida recorded the 84-unit condominium on February 12, 1980, and Lee County dates every unit to 1980. The county’s legal descriptions cite a recording that, by the county’s own book numbers, dates to early 1989. No document we found explains the gap.
Data updated: October 2026
The Division of Florida Condominiums, Timeshares, and Mobile Homes public records list “Sea Isles, A Condo” as project PR1S007802 with 84 units, recorded February 12, 1980, with a primary status of approved and a secondary status of recorded. The Florida Division of Corporations shows Sea Isles Condominium Association of Bonita Beach, Inc. as document 750992, filed February 11, 1980, active, with its 2026 annual report on file and articles amended and restated on June 1, 2006. The state’s condominium extract names the association as the managing entity.
The two registries agree on the year and on the unit count, and the one-day gap between the corporate filing and the recording is what we would expect when a developer incorporates the association and then records the declaration.
A second entity, Sea Isles II, appears in the Florida corporate filings as document 752230 and is inactive. Nothing we read says what it was for. A plausible reading is that it was an early vehicle for a second phase or tower that was later folded into the single association, but that is our guess and we do not rely on it. The 84 units split exactly into two 42-unit towers, and the state records one project of 84 units, so a buyer today is dealing with one association.
Every Sea Isles unit parcel on the county roll carries the legal description “Sea Isles Condo Desc OR 2043 PG 1372,” and the common-element parcel carries the same reference. We can place that book in time from Sea Isles’ own records. Unit sales recorded on the roll in January 1989 cite Official Records Book 2042, and sales in February and March 1989 cite Book 2053, so Book 2043 was recorded in early 1989, nine years after the state’s 1980 recording. The roll’s own “year created” field also reads 1989 for the unit parcels.
We cannot reconcile that from public records. The most ordinary explanation is that the 1989 instrument is an amended declaration, a re-recorded declaration or the instrument that created the individual unit parcels, but that is inference, and it should not be relied on. A buyer’s attorney should pull the instruments from the Lee County Clerk of the Circuit Court and confirm which declaration and which amendments govern. The statutory document package under Florida Statute 718.503 must include the declaration and its amendments, and the seller bears the cost of producing it.
The corporate record shows the articles were amended and restated on June 1, 2006. Articles and a declaration are different documents, and an amendment to the articles does not by itself change what the declaration says about rentals, pets or assessments. What the 2006 filing tells a buyer is that the association’s governing papers were revisited in the 2000s, so the version of each document in force today may differ from the 1980 or 1989 originals. Ask the manager for every amendment with its recording date.
The state’s condominium extract gives the project’s street address as 25720 Hickory Blvd, Bonita Springs, with the nine-digit ZIP 33923-3606. The county roll gives 26131 and 26171 Hickory Blvd, ZIP 34134, for every unit. We found no source that places a Sea Isles building at 25720, and the county’s coordinates put both towers about 73 meters apart at the 26131 and 26171 points. We read the state’s address as a record-keeping variance, not a third building. For any title search, estoppel certificate or insurance quote, use the county addresses and the county legal description, and ask the title agent to confirm that the state’s variance does not create a mismatch in the paperwork.
A condominium plat or survey exhibit is recorded with the declaration, and it is the document that shows exactly where each unit, each garage, each limited common element and the common area sit. We did not pull the recorded plat for this page. The county’s common-element parcel is 3.63 acres, which is where the dimensions of the pool, courts and grounds would be recorded. A buyer who cares about a specific garage, a storage space or a view should have the plat pulled during the document review.
Sea Isles has 84 units: 42 in the tower at 26131 Hickory Blvd and 42 in the tower at 26171, counting ten floors of four units plus two penthouses in each. The State of Florida says 84, our earlier entry said two buildings of 42, and the county roll reaches 84 only when one misspelled parcel is found.
Data updated: October 2026
The county roll export we worked from lists 83 unit parcels and one common-element parcel for Sea Isles, 84 rows in all. The county’s sales index, built October 1, 2026, covers 84 unit parcels, which matches the state’s 84 units, because it also picks up the one parcel with the misspelled legal description described below. The roll export under the correct name lists only 83. The roll’s 84 rows look like agreement with the state’s 84 units, but they are not, because one of those 84 rows is the 3.63-acre common-element parcel, not a unit.
The missing unit is 7A at the 26171 tower, folio 10236144. Its legal description on the roll reads “Sea Isles Codno Desc,” a misspelling of “Condo,” so any search for the correct name skips it. It is a standard 1,427 square foot, two bedroom, two bath unit, and its latest recorded sale is dated January 28, 2020 at $560,000. With it, the roll shows 84 unit parcels: 42 at 26131 and 42 at 26171, which matches the state.
The county’s sales index includes unit 7A at 26171 despite the misspelled legal text (the index lists it as “Sea Isles Codno”), so its January 28, 2020 sale at $560,000 is one of the file’s 162 qualified sales. We include the parcel in every unit count on this page, and that sale falls outside the since-2021 window, so it is not among the 8 sales listed above.
The same misspelling can trip a title search, a tax search or a lender’s condominium questionnaire for that one unit. A buyer or seller of a Sea Isles unit should check that every document carries the correct legal description with the correct unit number and tower suffix. The county’s legal descriptions end in “1” for the 26131 tower and “2” for the 26171 tower, so unit 7A at 26171 is “7A2” in a legal description.
Sea Isles has two towers of 42 homes each, at 26131 and 26171 Hickory Blvd. Each has ten floors of four units lettered A to D, plus two penthouses, and 80 of the 84 homes share one floor plan of 1,427 heated square feet with two bedrooms and two baths. The four penthouses have 2,980 square feet and three bedrooms and baths.
Data updated: October 2026
The tower at 26131 Hickory Blvd holds 42 homes: units 1A to 10D, 40 in all, and two penthouses. The roll’s site-address label for the penthouses is PH1 and PH1N, while the legal descriptions say PHS1 and PHN1, which is a pitfall for any title search. The tower at 26171 also holds 42, with penthouses labeled PH2 and PH2N on the site address and PHS2 and PHN2 in the legal description. The county places the two towers about 73 meters apart by our calculation from the roll’s coordinates.
The mix is unusually uniform. On the county roll, 80 of the 84 units are 1,427 heated square feet with 2 bedrooms and 2 baths, and four are 2,980 heated square feet with 3 bedrooms and 3 baths. The sums are 80 times 1,427 equals 114,160 and 4 times 2,980 equals 11,920, for 126,080 square feet of heated unit area and a mean of 1,501 per unit. Our earlier entry gave a range of 1,200 to 1,600 square feet, which does not match the roll for either size.
The consequence for a buyer is that Sea Isles prices by floor, orientation, condition and any garage, not by floor plan. Two units of the same size can differ by hundreds of thousands of dollars on those factors, and a complex-wide average says very little about any one of them.
The four penthouses are the only different homes in the complex. At 2,980 square feet they are about 2.1 times the standard unit. Their latest recorded sales on the roll are $1,850,000 for the south penthouse at 26171 in April 2022 (after a $1,200,000 record in January 2022), $1,112,500 for the north penthouse at 26131 in 2013, $365,000 for the north penthouse at 26171 in 1995 and $287,000 for the south penthouse at 26131 in 1996. Only the first two are anywhere near today’s market, and a penthouse is a comparable only for another penthouse.
The unit numbers run from floor 1 to floor 10 with a penthouse level above, so we count ten numbered floors plus the penthouse level. The roll’s own “maximum stories” field is less useful: it reads 11 for floors 6 through 10, 12 for the penthouses, and 4, 6 or 11 in different units on floors 1 through 5, which is not a consistent building height. Habitable stories under the Florida Building Code, which matter for the milestone and reserve rules below, are set by the certificate of occupancy and plans, not by the roll. Either way the count is far above three.
Our earlier entry said the condominiums offer “Bay and/or Gulf of Mexico views.” The county records every Sea Isles parcel as bay side. On a barrier island a ten-story tower set back from the beach can see over low buildings to the Gulf from its upper floors, but whether a given unit does depends on its floor and its corner, and neither the roll nor the state record states a view. We have not stood in all 84 units. A buyer who is paying for a Gulf view should check it in person at the right time of day.
Nineteen of Sea Isles’ 84 unit legal descriptions on the county roll carry a garage number: 13 at the 26131 tower and 6 at the 26171 tower. That does not mean only 19 units have garages. It means 19 legal descriptions say so, and the others may rely on assigned or covered parking that the roll does not record.
Data updated: October 2026
The garage numbers at 26131 are 1, 3, 4, 6, 9, 11, 12, 13, 14, 15, 16, 17 and 19, and those at 26171 are 5, 8, 11, 13, 14 and 19. Numbers 11, 13, 14 and 19 appear in both towers, so the numbering is either separate by tower or reused, and we cannot tell which from the roll. The units concerned include a penthouse, and floors from 1 to 10.
Ask the manager whether each unit has an assigned space, whether any garage is a limited common element or is deeded with the unit, and whether garages can be sold or leased separately. Ask whether guest parking exists and what the towing rules are. A garage that conveys with a unit is a value item. A garage that is only assigned by rule can be reassigned. The declaration and the recorded plat answer this, and the estoppel certificate shows any fee tied to a space.
No association website confirms Sea Isles’ amenities, so none is verified. Our earlier entry for the community listed two tennis courts, deeded beach access, a heated pool, two barbecue grills, a shuffleboard court, a sunning deck and a clubhouse with a full kitchen. The county roll supports a pool flag and a 1,600 square foot structure on the common-element parcel.
Data updated: October 2026
The county roll flags a pool on the unit parcels and on the common-element parcel. Our earlier entry described a heated pool and a sunning deck. We have not confirmed size, heating, hours or whether the pool was repaired or rebuilt after Hurricane Ian. A buyer should ask the manager for the pool rules and the current permit status, and should walk it.
Our earlier entry listed two tennis courts and a shuffleboard court. Neither is confirmed by a primary document. If courts matter to you, ask whether they are open, who maintains them and whether any court has been re-lined for pickleball, since the use of a court can change by board decision.
The roll’s common-element parcel carries a single structure of 2,208 square feet in total area and 1,600 heated, built in 1989, one story. Our earlier entry described a private clubhouse with a full kitchen. We do not know that the 1989 structure is the clubhouse, and we do not know its condition after Ian. A buyer who plans to host should ask for the room-use rules.
Our earlier entry said Sea Isles has deeded beach access. Hickory Blvd separates the towers from the beach, so access means crossing the road. We have not read the instrument. Ask whether the access is a deeded easement recorded with the declaration, a path on association land or a right shared with neighbors, and who maintains it. County and City public accesses are described in the daily logistics section.
Our earlier entry listed two barbecue grills. Whether they are gas, charcoal or electric and whether the association has restricted open-flame use is not published. Condominium rules often restrict grills on balconies, so ask for the rule before you assume you can use one.
We do not list a dock, a marina, boat slips, a fitness room, a business center, a community room or guest suites for Sea Isles, because nothing we read supports them. The county roll’s boat-dock and seawall fields are blank for the common-element parcel, and the bay side does not by itself mean there are slips. If a seller or listing claims a slip, ask for the recorded document that conveys it.
Selling at Sea Isles? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Sea Isles’ current assessment, and what it covers, are not published anywhere we could find: the association has no public website, the state’s condominium record carries no fee data, and no budget is posted. The primary documents are the budget and the estoppel certificate, which the seller must produce.
Data updated: October 2026
Nothing public gives a Sea Isles assessment in dollars, and we will not repeat a figure from a listing site or a forum, because none is attributable to the association. A reader who has seen a number elsewhere should treat it as unverified until it appears on a budget or an estoppel certificate. This is the same gap we found at Bay Harbor Club, the closest neighbor, and at Seascape, where only scattered figures exist.
Condominium assessments are usually apportioned by each unit’s share of the common expenses in the declaration. At Sea Isles 80 units are identical in size and four are about 2.1 times larger, so shares may differ between standard units and penthouses, or may not, depending on the declaration. Nothing we read states Sea Isles’ shares.
Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. For a pair of ten-story towers, read the budget for these lines:
Florida condominium associations pay an annual fee to the Division of Florida Condominiums, which the state’s records track. We did not retrieve the Sea Isles payment history for this page and we do not print a figure for it. It is a per-unit regulatory fee and is not the owner’s monthly or quarterly assessment, and a buyer should not confuse the two.
The association’s Florida corporate filing lists a management company as its registered agent, care of NextGen Community Management of Estero. The state’s condominium extract lists an Estero business address for the managing entity, which is consistent. Management companies change, and the filing may lag. The manager named on the estoppel certificate is the reliable current answer, so ask for it in writing and confirm who issues the certificate.
Selling at Sea Isles? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Owning at Sea Isles layers several costs on top of the price: the association assessment, any special assessment, property tax, your own condominium insurance, an estoppel certificate fee at sale and a deed tax at closing. At a $600,000 price, Florida’s deed stamp tax alone is $4,200. Each layer has a different payer and a different document.
Data updated: October 2026
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is capped at up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. Confirm the current schedule with the manager. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.
The certificate is where a Sea Isles buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. Because Sea Isles’ declaration and rules are not public, the estoppel is the first place those terms will show.
Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At $600,000 that is 6,000 hundreds times $0.70, or $4,200.00, and at the county’s highest qualified sale on file, $833,000, it is $5,831.00. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.
Property tax on a Sea Isles unit is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. On the roll we downloaded on October 1, 2026, the appraiser’s just values for the 84 units run from $302,932 to $1,144,448 with a median of $407,024. Just value is a mass-appraisal estimate and not a price. It runs below most of the 2025 and 2026 recorded sales, and a change of ownership resets a capped assessment to market value, so a buyer should not carry the seller’s tax bill forward. The roll at leepa.org shows each unit’s value and exemptions, and the units sit in the City of Bonita Springs and Bonita Springs Fire District taxing authorities.
An association’s master policy does not cover everything inside a unit, a unit owner’s personal property or loss assessment charged to the owner. Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section.
Sea Isles’ application process, any move-in deposit, any transfer fee and any capital contribution are not published. They will appear in the estoppel certificate or in the declaration and rules, which is why the document request comes first. Elevator reservation for a move, if the towers require one, is a rule to ask about for the same reason.
We found no public special assessment notice, board letter or budget for Sea Isles, so we cannot state whether any special assessment has been levied since Hurricane Ian or is pending. Absence from public pages is not evidence that none exists. A buyer must ask for every notice and for the unit ledger.
Data updated: October 2026
Other associations on the strip publish their storm-era letters, which is how we could document Seascape’s 2023 assessments. Sea Isles publishes nothing, so there is nothing to quote. We will not infer an assessment from the building’s age, the market or a neighbor’s experience.
Florida Statute 718.116 requires a special assessment notice to state its purpose, and Florida Statute 718.503 puts the seller’s document package at the seller’s expense. As amended in 2025 by House Bill 913, the package also carries a record of assessments and special assessments for the prior two years, with those tied to the milestone inspection and the structural integrity reserve study itemized. We read this from the bill summary and the statute, and a buyer’s attorney should confirm the current text.
Ask whether any special assessment is authorized, pending or being paid in installments, what each was for, whether it is per unit or by share, and whether the seller or the buyer pays the installments that fall after closing. Ask whether a loan was taken, because a loan repayment can sit in the regular assessment. Ask whether the structural integrity reserve study recommended reserve contributions that will raise the assessment.
A buyer who closes becomes jointly and severally liable with the seller for assessments that came due before closing under the statute, which is why closing agents insist on a current estoppel. A buyer is also entitled to cancel within the statutory window after receiving the documents, if they were not delivered before signing. We describe the window in the seller FAQ.
Sea Isles’ declaration, articles, bylaws and rules are not posted online by the association, because we found no association website. What a buyer can read before contract is the state and county record of where those documents are filed, plus the statutory package the seller must provide once a contract is signed.
Data updated: October 2026
The public sources are thin. The state’s condominium records identify the project and its managing entity. The Florida Division of Corporations shows the articles and their 2006 amendment. The county legal description points to Official Records Book 2043, Page 1372, which a buyer’s attorney can pull from the Clerk. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing.
The line between association and unit-owner responsibility, for example for windows, sliders, balcony doors, air conditioning and plumbing within the unit walls, is in the declaration, which we have not seen. In a ten-story tower with identical stacked units, a vertical plumbing stack or a window wall often serves many owners, so the declaration’s answer matters. The buyer’s attorney should read it.
Florida Statute 718.112 sets meeting-notice rules for condominium boards, including posted notice and a longer notice period when an agenda includes special assessments or rules affecting unit use. How Sea Isles handles voting, including electronic voting, is not published. An owner can ask the manager for the notice and minutes procedures.
Sea Isles’ sale approval requirement, application process, right of first refusal, transfer fee or capital contribution are not published. The estoppel certificate is where they would appear, because Florida Statute 718.116 requires it to state any capital contribution or transfer fee, any right of first refusal or board approval requirement, and the insurance contacts. Request it early in the contract period so approvals do not delay closing.
Beyond the seller’s document package, Florida Statute 718.111 gives unit owners a right to inspect and copy the association’s official records, including the budget, financial reports, meeting minutes and insurance policies. A buyer who becomes an owner can use that right after closing. A prospective buyer is not yet a member, so the leverage before contract runs through the seller.
Sea Isles’ rental rules are not published, so we cannot state a minimum lease term, a cap on rentals or an approval process. Separately, Florida, Lee County and the City of Bonita Springs each regulate short rentals through licensing, tourist taxes and permits, and each applies whatever the declaration allows.
Data updated: October 2026
Nothing we read states a Sea Isles minimum lease length, a limit on how many units may be rented or whether a lease needs board approval. The first question for the manager is the declaration’s leasing article, any amendments and the board’s rental application and fee. Rental terms on third-party listing sites are not attributable to the association, and we do not repeat them.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. Such a unit needs a license from the state’s hotels and restaurants division. The statute applies on top of any association restriction, so a license does not create a right to rent that the declaration denies.
Lee County levies a tourist development tax on rentals of six months or less, at 5 percent according to the Department of Revenue’s tourist development tax rate sheet. Owners who rent short-term must register and remit; the platform may collect some taxes, and who does is a question for your tax adviser.
The City of Bonita Springs runs a rental permit program. As we read the City’s page, condominiums of more than six units are exempt from the City permit. Sea Isles has 84 units. Confirm the current rule with the City before you rely on it.
Rental frequency matters beyond the declaration. Citizens Property Insurance Corporation’s commercial residential eligibility bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed, and Sea Isles’ rental share is not published. A buyer who plans to rent should ask for the association’s rental rules and the insurer’s transient-use disclosure together.
Sea Isles’ pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. Federal and Florida law protect assistance animals separately, and every other pet rule lives in the declaration or the rules, which a buyer confirms through the estoppel and the association manager.
Data updated: October 2026
Ask the manager for the pet section of the rules and any pet registration form. Ask whether the limit is by weight, count or breed, whether the rules apply the same way to every unit, and where pets may be walked on the property, including the pool deck and the path to the beach. Ask whether tenants may keep pets, which interacts with the rental rules above.
An assistance animal is not a pet under federal fair housing law. The U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. A buyer who relies on an assistance animal should raise it with the association through the process in the rules, not through the pet registration.
Dog rules on the public beaches near Sea Isles are set by Lee County Parks and the City, not by the association. When we re-read the county’s Bonita Beach Park and Little Hickory Island Park pages on October 1, 2026, both said “No pets allowed.” Check the Lee County beaches pages for the beach you plan to use.
Hurricane Ian struck southwest Florida on September 28, 2022. Sea Isles has published no association letter about its damage, repairs or costs, so the public record is the federal water-level data and regional reports. The nearest surveyed high-water mark, 73 meters from the 26131 tower, reads 11.7 feet NAVD88, 5.23 feet above ground.
Data updated: October 2026
Nothing. We found no association website, no board letter and no press report quoting a Sea Isles officer. That is a contrast with Seascape, whose letters describe a multi-year restoration, and it should not be read either way. Silence is not evidence of light damage or of heavy damage. A buyer should ask the manager for the insurance claim history, the restoration scope, the permits closed and any loan or assessment tied to the storm.
Published surge numbers differ, and we print them with their sources rather than choose one. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of “an unprecedented 12 to 18 feet above ground level.” Lee County’s after-action report adds that the forecast surge for the Englewood to Bonita Beach stretch rose to 12 to 18 feet above ground on the morning of the storm, which was a forecast and not an observation. These are different measures taken at different places and times, and none is a gauge reading at Sea Isles.
Local reporting after the storm, including WINK News and the Tampa Bay Times, described destroyed and heavily damaged homes on Little Hickory Island and sand and debris on Hickory Blvd.
The U.S. Geological Survey’s stream-gage and flood database holds three Ian marks within about 410 meters of Sea Isles. By our calculation from the roll’s coordinates and USGS’s, the closest, a wall inside a building recorded as “Hickory Island center,” is 73 meters from the 26131 tower and 117 meters from the 26171 tower. It reads 11.7 feet NAVD88 and 5.23 feet above ground. Two marks at 26235 Hickory Blvd, the Bay Harbor Club tower next door, are 142 to 152 meters away and read 11.3 feet (5.0 feet above ground) and 12.2 feet (5.95 feet above ground). A mark inside a ground-floor unit at 25901 Hickory Blvd, a different building 360 to 412 meters away, reads 11.3 feet with 2.53 feet of water inside the unit.
The federal elevation service puts the ground at 3.94 feet NAVD88 at the 26131 point and 4.46 feet at 26171. Subtracting from 11.7 gives 7.8 and 7.2 feet above bare ground, but the marks’ own heights above ground are lower: at the same marks the federal bare-earth value is 4.74 feet at the 11.7 foot mark and 5.58 feet at the Bay Harbor mark, which would imply 7.0 and 5.7 feet, against USGS’s 5.23 and 5.0. The 0.7 to 1.7 foot difference is consistent with finished floors set above bare ground, which is our inference and not a USGS statement. We cannot say how deep the water was inside any Sea Isles unit, whether the lower floors or garages flooded, or what was damaged. No document we read says. That is a question for the manager and for the insurance claim file.
In 2024 the National Hurricane Center reported surge up to 3 to 5 feet above ground from south of Englewood to Bonita Beach in Hurricane Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach in Hurricane Milton. Those are regional ranges. They are lower than the Ian figures above, and we found no Sea Isles-specific document describing damage from either storm.
FEMA’s flood map places the Sea Isles towers in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts them in Zone A. The federal elevation service puts the ground about 4 feet above the same datum, so the base flood elevation sits roughly 6.5 to 7 feet above bare ground.
Data updated: October 2026
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at three points: the 26131 tower, the 26171 tower and the common-element parcel. All three returned Zone AE, a base flood elevation of 11.0 feet, the coastal floodplain subtype and the panel above. The layer also returned a Collier County panel, 12021C0180H, because the countywide panel outlines overlap near the county line. The City of Bonita Springs is the governing community, so the Lee panel applies. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1 for the tower points, and the City-limits layer returned the City of Bonita Springs, community number 120680.
The point elevations we read from the USGS National Map elevation service were 3.94 feet at the 26131 tower and 4.46 feet at the 26171 tower, so the base flood elevation is 7.1 and 6.5 feet above the bare ground at each. The common-element point read 2.09 feet, which tells us the grounds are lower than the towers’ footprints, and we did not use it for a flood calculation. FEMA’s flood map is a regulatory map, and it does not say whether a particular unit is above or below the base flood elevation.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Sea Isles that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for either Sea Isles tower is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.
The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024, after a March 2024 notice that FEMA planned to downgrade it. FEMA’s CRS guide explains how class ratings translate to discounts. A discount applies to the premium the policy is written at and does not change the building’s coverage limit.
Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share, and up to $30,000 for increased cost of compliance. For 84 units the arithmetic ceiling is $21,000,000, which is no more than about $167 per square foot of Sea Isles’ 126,080 heated square feet of unit area, and less per square foot of total building area. Sea Isles’ flood policy, limit and carrier are not published. Ask the manager for the declarations page.
Sea Isles’ wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies.
The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Sea Isles applied.
Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Before any storm, owners should know the building’s shutter or impact-glass status, the elevator shutdown plan, the vehicle-removal rule for garages and parking and the contact path for the manager. Sea Isles’ own storm plan is not published. For a model of what a plan can say, Bonita Beach Club publishes a unit-owner hurricane preparation document that names its evacuation zone, requires vehicles to be removed and lists what owners should do with balconies and water service. Ask Sea Isles’ manager for the equivalent.
FEMA’s Limit of Moderate Wave Action line, which marks where waves of 1.5 feet or more are expected, runs about 306 meters from the Sea Isles point in the federal layer, and the state’s 1991 coastal construction control line runs about 52 meters from it with Sea Isles on the landward side, by our geometry. Those are indicative distances to the nearest line vertices, not survey measurements.
Selling at Sea Isles? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Sea Isles’ towers reached 30 years of age in 2010, so under Florida law an initial milestone inspection was due before December 31, 2024 and a structural integrity reserve study by December 31, 2025, because each tower has far more than three stories. No inspection summary or study is public, and we assert no result.
Data updated: October 2026
Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. Sea Isles’ units are dated 1980 on the county roll, so the 30-year point was 2010, long before that date. The local enforcement agency may also require the inspection at 25 years where local conditions such as salt water proximity warrant it, and we do not know whether the City did.
Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories, and for existing associations by December 31, 2025, with a limited window to December 31, 2026 for an association completing it together with a milestone inspection. A 2025 law, House Bill 913, moved the SIRS deadline from December 31, 2024 to December 31, 2025.
They tell you that Sea Isles owed the inspection and the study by the dates above if its towers meet the three-story test, which ten numbered floors comfortably do. They do not tell you that either tower passed or failed, and we assert neither. A certificate-of-occupancy date, which is the statutory starting point, is not public. If the certificate came a year or two after the 1980 recording, the deadline is the same.
The Division of Florida Condominiums publishes a SIRS reporting page that links to databases of associations that have submitted their reporting form, and it has a separate building reporting page. Both are interactive, and on October 1, 2026 they would not render in the browser tool we used, so we could not search them for Sea Isles. We make no statement about whether Sea Isles appears. A row in such a database would show only that a form was received, not that a study is complete or funded. A buyer, a buyer’s agent or the seller can search the databases in a few minutes.
The committee analysis of House Bill 913 described a provision prohibiting Citizens from insuring buildings without a completed milestone inspection and reserve study, and the House’s final summary says the enrolled bill does not include it. Read the committee analysis and the final-version summary together, and do not assume coverage will be refused or guaranteed on that basis.
Ask the manager for the milestone inspection summary, the Phase 1 and any Phase 2 report for each tower, the reserve study, the current budget’s reserve line and any special assessment that the study triggered. Florida Statute 718.503 requires the seller to provide the summary and the study or a statement that none is complete, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or reserve study. The state’s condominium resources explain the inspection rules.
The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Sea Isles on this page. The district’s school locator, run against 26131 or 26171 Hickory Blvd, controls the answer for any specific unit.
Data updated: October 2026
Open the district’s school zones page, which links to the school site locator, and enter the street address of the unit. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.
In the 2024 to 2025 enrollment plan we read, the elementary schools listed for the proximity zone that holds Bonita Springs addresses include Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, with some barrier-island schools open on request. The plan does not state which zone a Hickory Blvd address falls in, so we infer the zone and do not rely on it. The district page says the 2026 to 2027 plan was approved on December 1, 2025 and changes high school transportation, and we did not read that version.
We do not publish school grades or test scores here, because a grade attaches to a school and not to a building, and the zoned school can change. For a buyer with school-age children, the locator result and a conversation with the district are the answer. Ask us and we will run the address with you.
Sea Isles sits inside the City of Bonita Springs, so building permits, code enforcement and zoning for the two towers come from the City’s Community Development Department, while the State of Florida’s coastal construction control line and Lee County’s coastal layers add further rules. The county roll lists the zoning code RM-2 for the common-element parcel, which we have not confirmed with the City.
Data updated: October 2026
Alterations to a building, a unit’s electrical or plumbing, and restoration after storm damage require City permits. The City runs a self-service portal, EnerGov, where permits can be searched by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. The City’s progress report says that as of April 12, 2023 it had issued 155 demolition, 344 restoration, 1,322 repair, 1,837 beach access and 146 temporary housing permits for Ian across the City. Those are City-wide counts and say nothing about Sea Isles. For any unit you plan to buy, search the address and ask the seller to close out any open permit.
The Lee County roll’s zoning field for the Sea Isles common-element parcel reads RM-2, with a zoning-area code of CBS. We read CBS as the City of Bonita Springs, but we did not confirm either value against the City’s zoning map, and our Bay Harbor Club page’s survey of City zoning within about half a mile noted mostly commercial zoning around the corridor and a single RM-2 polygon. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm the district, and a buyer who needs a specific use or an addition should confirm it in writing.
The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line. Its coastal construction control line page explains the program. Using the state’s 1991 line and Lee County’s 1978 line, our geometry puts the Sea Isles points landward of the 1991 line, about 52 meters from it, and on an endpoint of the 1978 line segment where the side is not reliable. That suggests Sea Isles sits outside the state’s regulated zone for the newer line, unlike the Gulf-front towers, but it is inference from line geometry, and a buyer who plans a major addition or rebuild should confirm with the state.
We found no dock or seawall recorded for Sea Isles on the county roll, and no public document describing one. If a seller says a unit comes with a slip or a lift, ask for the recorded document and the state submerged-lands authorization, because docks over state water generally require approvals separate from the association’s.
Living at Sea Isles on the bay side of Hickory Blvd means crossing the road to reach the sand, using the county’s public beach lots for guests and for beach days elsewhere on the strip, and relying on the City and county for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.
Data updated: October 2026
Our earlier entry said Sea Isles has deeded beach access. The county’s public lots matter for visitors, for guests and for owners who want a different beach. Lee County Parks pages, which we re-read on October 1, 2026, said the following. The pages change, so check them again before you go.
A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots.
The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. The Bureau of Ocean Energy Management’s finding of no significant impact for the county’s project covers the same stretch. We did not confirm completion or how far south it reaches relative to Sea Isles. WGCU reported that Milton caused 30 to 35 feet of erosion at the south end of Bonita Beach. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. We found no Sea Isles-specific erosion measurement.
The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement for it, so we do not claim a through route to Fort Myers Beach. Check the county’s transportation pages before planning a route that depends on it.
Lee County Solid Waste’s contracted haulers serve the City of Bonita Springs, according to a WGCU report on the county’s seasonal schedule and the county’s solid waste page. Whether Sea Isles’ towers use county collection or a private contract is not published, although the roll records a garbage-district code for every unit. Mail uses ZIP 34134. How mail is delivered inside the towers, by lobby boxes or cluster boxes, is not published.
Bonita Springs Utilities lists the City of Bonita Springs in its water and wastewater service area, and Florida Power and Light is the electric utility for the area. Who provides cable or internet to Sea Isles, and whether it is bulk-billed through the association, is not published.
Map routing from the north end of the strip, with no traffic, gives about 27 miles and 40 minutes to Southwest Florida International Airport, about 19 miles and 35 minutes to the Naples Pier, and about 8 miles and 16 minutes to Interstate 75 at Bonita Beach Road. Sea Isles sits about four-tenths of a mile south of the Seascape buildings by our calculation, so those figures are close for Sea Isles. They are estimates from a public routing service and not official figures. The LeeTran bus system and its on-demand service operate in the area.
We built this page from primary records, not a listing feed. We tracked every one of the 84 Sea Isles unit parcels in the Lee County roll, every one of the 162 qualified sales in the county’s recorded-sales file, each of the 8 from the last 60 months by unit, and the latest sale on every parcel that has one, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.
Data updated: October 2026
A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for both towers and counted units, floors, heated area and garage numbers by hand from the roll. We read the county’s recorded-sales index, built October 1, 2026, and kept its windows and its qualification rules intact. We read the State of Florida’s condominium extract and the association’s Sunbiz filing. We queried FEMA’s National Flood Hazard Layer at three points, Lee County’s evacuation and city-limits layers, and the U.S. Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages on the same day, and we read our own earlier Sea Isles entry as a record of what the market was being told.
Four things stood out. The county roll, searched under the correct name, leaves out a unit, 7A at 26171, because of a one-letter misspelling in its legal description; the county’s sales file includes it, with the county’s misspelled legal text. The state’s condominium record carries a street address and ZIP that match neither tower. The recording reference on every unit points to a 1989 book, nine years after the 1980 state recording. And no document of any kind, from any source, tells a buyer what the association charges, what it allows or what it did after Hurricane Ian. We print each of these with its source.
We pulled Southwest Florida MLS data for Sea Isles on October 3, 2026, and every MLS-derived figure on this page is labelled by source and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because the association does not post them and we do not have the seller’s package. We could not search the state’s interactive SIRS databases. We list these gaps again, in one place, at the end of the page.
Bay Harbor Club is the strip’s closest comparable to Sea Isles: both are bay-side twin-tower condominiums on Hickory Blvd, a few hundred feet apart, both date to the early 1980s on the county roll, and both are mapped in FEMA Zone AE with an 11-foot base flood elevation. They differ in amenity documentation, boating and age.
Data updated: October 2026
Bay Harbor Club has 104 units by the state record and 103 unit parcels on the county roll, in two towers at 26225 and 26235 Hickory Blvd, 52 built in 1983 and 51 in 1984 on the roll. Its association site lists a marina of 50 docks, a heated pool, two hot tubs, a clubhouse and racquet courts. By our calculation the two nearest points of the two complexes are about 140 meters apart.
Question | Sea Isles | Bay Harbor Club | Who it fits |
|---|---|---|---|
Size | 84 units in 2 towers | 104 units in 2 towers (103 on the roll) | Sea Isles for the smaller project |
Built | 1980 on the county roll | 1983 and 1984 on the county roll | Bay Harbor Club if a newer building matters |
Home sizes | 80 at 1,427 sq ft plus 4 penthouses at 2,980 | Not compared here | Sea Isles if one uniform plan is a plus |
Boating | No dock or slip documented | 50-dock marina per its association site | Bay Harbor Club for any boater |
Amenities | A list from our earlier entry, unconfirmed | Published on its association site | Bay Harbor Club for documented amenities |
County recorded sales | 8 qualified sales in 60 months (since October 2021), $395,000 to $833,000, median of these 8 sales $610,000 (fewer than 10 sales) | 12 qualified sales in 24 months, median $555,000, $450,000 to $750,000 | Overlapping ranges, so read unit by unit |
Association fees | Not published | Not published | Equal, so ask each manager |
Rental and pet rules | Not published | Pets “that meet guidelines” per its site, leasing rules not published | Equal until the documents are read |
Flood zone | AE, 11 ft, ground about 4 feet | AE, 11 ft, ground 3.7 to 5.3 feet | Equal |
30-year milestone year | 2010 | 2013 | Both before July 2022, so both had a 2024 deadline |
Association website | None found | Yes | Bay Harbor Club for transparency |
The Bay Harbor Club row for county sales comes from the same county method we used for Seascape, and its figures are its own window. The Sea Isles row covers 8 sales, fewer than the 10 our method requires for a median, so its $610,000 is the median of those 8 sales only. Do not compare the two cells as like with like.
Choose Sea Isles if a uniform, spacious two-bedroom, two-bath floor plan of 1,427 square feet is what you want, if a smaller 84-home project matters more to you than a marina, and if you are comfortable doing the documents work this page describes. The county’s 8 qualified sales since October 2021, $395,000 to $833,000, overlap Bay Harbor Club’s 24-month range of $450,000 to $750,000, so price alone does not decide it.
Choose Bay Harbor Club if you own or plan to own a boat and want a documented dock, if you want an association website and a published amenity list to read before you offer, or if a building completed in 1983 and 1984 matters to you more than one dated 1980. Read our Bay Harbor Club page for its own audit.
Seascape, about four-tenths of a mile north, is a Gulf-side three-building project with a documented storm history and a mix of unit sizes. Bonita Beach Club is a gated 198-unit Gulf-side club with published dues. Casa Bonita Grande and the Casa Bonita towers include buildings mapped in the VE 13 zone, the high-velocity wave zone, which is a different flood-risk class from Sea Isles’ AE. Bonita Beach and Tennis Club is a 360-unit bay-side community whose 12-month median is $280,000. A buyer who wants a house and not a condominium should read our page on Bonita Shores.
Selling at Sea Isles? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Sea Isles offers a bay-side, two-tower condominium with a spacious uniform floor plan, a short walk to the beach and recorded prices in a moderate range, and its costs are an undocumented fee schedule, an undocumented storm history and the flood, insurance and reserve pressures common to a 1980 building. Both columns are documented below.
Data updated: October 2026
For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the special-assessment ledger and the estoppel certificate can price Sea Isles on facts. A buyer who cannot get those documents should treat that as information too.
A Sea Isles purchase should start with the documents, not the showing: request the statutory package, read the estoppel certificate, check the permit record and the flood facts, then price from the nearest like unit. Each step below names the paper to ask for and the statute that gives you the right to it.
Data updated: October 2026
With one floor plan, the choices that matter are tower, floor, corner and whether the unit has a garage or assigned parking. We pull the county’s latest sales for the same floor band and the same tower before we tour.
Under Florida Statute 718.503 the seller supplies the package at the seller’s expense. We ask for it before the offer where the seller will agree, and in the contract period where not.
The estoppel shows what is owed, any transfer fee or capital contribution and any approval requirement. Pair it with every special-assessment notice since 2022.
Search the unit’s address in the City’s EnerGov portal and ask the seller to close any open permit. Check the state’s SIRS and building-reporting databases linked above for the association.
Get the association’s flood and wind summary, ask your insurance agent for an HO-6 quote with loss-assessment coverage and, if you carry a mortgage, ask the lender what the condominium questionnaire will need. Then we price from the nearest like recorded sale and the unit’s condition.
If you’re searching for a Sea Isles listing agent, or thinking, “I need someone to sell my Sea Isles home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Sea Isles listing the way a buyer’s attorney will read it: documents first, assessments disclosed, and price tied to the county record.
Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to a Sea Isles listing is below.
The Southwest Florida MLS, pulled October 3, 2026, shows 3 Sea Isles closings in the last 12 months, at $395,000, $590,000 and $600,000, a dollar volume of $1,585,000. Three sales are too few for a median, so the medians come from the 60 months to October 3, 2026: 11 closings, $7,261,500 in volume, a median of 81 days on market and a median sale price of 96.1% of the final list price. The county’s qualified record shows three Sea Isles sales dated since October 1, 2025 and 8 since October 2021, from $395,000 to $833,000. The county and the MLS count differently. Small samples like this are why each Sea Isles comparable matters.
A Sea Isles sale is a documents sale. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, any special assessment since 2022 and the milestone inspection summary, and a unit that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.
Price follows the tower, the floor, the corner and any garage. The complex has 80 identical standard units and four penthouses, and the roll’s recent sales range from $395,000 to $1,850,000, so a blended average is useless to a seller. We price from the nearest like unit in the county record and adjust for condition. Condominium projects with storm exposure, insurance questions or unpublished documents can narrow the pool of financed buyers, so we confirm early what a buyer’s lender will ask.
Request your free Sea Isles home valuation and we will come back with the nearest comparable recorded sales, the tower and floor adjustments, and the document gaps that could affect your price.
Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Sea Isles. Our guide to selling a Sea Isles condo has the recorded sales, the costs and the documents.
Six questions Sea Isles owners ask us before they list.
It depends on the tower, floor, corner and condition, and the county record shows a wide spread: 8 qualified sales from $395,000 to $833,000 since October 2021. We use the nearest like unit, not a median. A free valuation from our team gives you the comparables and the adjustments.
You owe any unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 718.116 the association must issue it within 10 business days and may charge a capped fee. The certificate also shows any transfer fee, capital contribution or approval requirement.
We cannot measure it without MLS data. What we know is that buyers will ask about every assessment, the reserve study and the insurance, and a seller who has those papers ready removes uncertainty. Silence from the association is not a defect, but a seller who can hand over the package starts ahead.
The seller must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at the seller’s expense under Florida Statute 718.503.
Yes, but we have no MLS split by tower to show how much, and the county’s record is too thin to separate them. The roll shows sales in both towers, and the penthouses trade at very different levels from the standard units. We compare like with like.
Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your unit number, then pull the nearest comparables and request the document package from the association manager before you decide on price.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Sea Isles condominiums and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.
Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.
Learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Sea Isles buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.
Sea Isles is two condominium towers at 26131 and 26171 Hickory Blvd, Bonita Springs, Florida 34134, on the bay side of Hickory Blvd on Little Hickory Island at Bonita Beach, inside the City of Bonita Springs. The beach is across the road. About four-tenths of a mile north is Seascape, and Bay Harbor Club is next door.
Sea Isles is an 84-unit condominium of two 42-unit towers, owned through Sea Isles Condominium Association of Bonita Beach, Inc., which Florida’s corporate registry shows as active since 1980. The county roll dates every unit to 1980, and 80 of the homes are 1,427 square feet with two bedrooms and two baths.
The State of Florida recorded the condominium on February 12, 1980, the association was incorporated on February 11, 1980, and the Lee County roll gives 1980 as the year built for all 84 unit parcels. The roll’s common-element parcel carries a smaller structure built in 1989. No certificate of occupancy is public.
Sea Isles has 84 units, 42 in each tower, which matches the State of Florida’s project record. The county roll shows 83 unit parcels under the correct name because unit 7A at 26171 carries a misspelled legal description, plus one common-element parcel, so the 84 only reconciles once that unit is found.
Yes. On October 3, 2026 the Southwest Florida MLS showed 1 Sea Isles condo for sale, a two-bedroom listed at $649,000, with none pending. Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. The county roll shows 12 units with a latest sale since September 2021.
The current assessment is not published. We found no association site, budget or letter, and the state’s condominium record does not carry fees. Ask the manager for the budget and the estoppel certificate, and treat any figure on a listing site as unverified until it appears on those documents.
We found no public special assessment notice for Sea Isles, so we cannot say whether one has been levied or is pending. Absence from public pages is not evidence that none exists. Ask the seller for every notice since 2022 and the unit’s ledger, which the statute lets a buyer see at the seller’s expense.
Sea Isles’ rental rules are not published, so we cannot state a minimum lease term or a cap. State law requires a license for vacation rentals of under 30 days more than three times a year, and Lee County levies a tourist tax. The declaration controls what the association allows, and the estoppel and rules will show it.
Sea Isles’ pet rules are not published. Assistance animals are protected under federal fair housing law regardless of a pet policy. Ask the association manager for the pet section of the rules, including any weight or count limit, and confirm before you make an offer.
Sea Isles is across Hickory Blvd from the beach, not on it. The county roll records every unit as bay side. Our earlier entry called it beach-front and described deeded beach access, which we could not verify. A buyer who wants sand out the door should look at the Gulf-side towers such as Seascape.
On the Lee County roll, 80 of the 84 units are 1,427 heated square feet with two bedrooms and two baths, and four penthouses are 2,980 square feet with three bedrooms and three baths. Our earlier entry gave a range of 1,200 to 1,600, which does not match the roll. Confirm any unit’s size on the property record card.
FEMA’s flood map places both towers and the common-element parcel in Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022, according to our October 1, 2026 query of the National Flood Hazard Layer. Lee County places them in evacuation Zone A.
We found no published water depth or damage report for Sea Isles itself. The nearest surveyed mark, 73 meters from the 26131 tower, reads 11.7 feet NAVD88 and 5.23 feet above ground, and the ground at the towers is about 4 feet NAVD88. Ask the manager for the insurance claim history and the restoration scope.
Safe is not a word we can promise, and we can make the risk measurable. For Sea Isles, read the budget, the reserve study, the insurance summary, every special assessment and the repair status, and compare the flood zone and the nearby Ian marks above. A buyer who has those documents can price the risk. A buyer who cannot get them should not guess.
Expensive and changing. Statewide average premiums per condominium-association policy were $72,570 in mid-2022, $147,381 in mid-2024 and $135,100 in mid-2026 in our sums of Florida’s Office of Insurance Regulation data. Sea Isles’ own policy, carrier and deductible are not published, so ask for the insurance summary.
If each tower has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. The unit numbers show ten floors. No Sea Isles summary or study is public, and we do not assert that either passed or failed.
The association’s Florida corporate filing lists a management company as its registered agent, care of NextGen Community Management of Estero, and the state’s condominium extract lists an Estero address for the managing entity. Filings can lag, so ask for the manager’s name on the estoppel certificate.
We found no dock, slip or seawall recorded for Sea Isles on the county roll and no public document describing one. Our earlier entry did not mention a dock. If a listing claims a slip, ask for the recorded document that conveys it. Bay Harbor Club next door publishes a marina of 50 docks.
Our earlier entry for Sea Isles listed a heated pool and two tennis courts, and the county roll flags a pool, but no association document confirms either. Ask the manager what is open, what was rebuilt after Hurricane Ian and what the rules are, and walk the grounds before you rely on any amenity.
Both are bay-side twin towers on Hickory Blvd in flood zone AE at 11 feet. Sea Isles has 84 units dated 1980 and no documented dock. Bay Harbor Club has 103 units dated 1983 and 1984, a published 50-dock marina and an association website. Our comparison section above sets them side by side.
It depends on the building and on you. Florida condominium ownership now carries more inspection, reserve and insurance cost than it did a few years ago, so the building’s documents matter more than ever. A well-documented building with a funded reserve can be a good purchase, and an undocumented one is a risk. We help buyers read the file before the offer.
We do not predict returns. For Sea Isles, the county’s 8 qualified sales since October 2021 run from $395,000 to $833,000, and the median of these 8 sales is $610,000. A buyer who rents should account for unpublished rental rules, the tourist tax and insurance costs. Ask us for the comparables on the units you are considering.
Several pressures overlap: higher association insurance, new reserve and inspection requirements and special assessments after storms, all cited above. We cannot say that Sea Isles is not selling, because we have no MLS data for it. The county’s roll shows three latest sales dated since October 1, 2025, from $395,000 to $600,000.
These are the questions Sea Isles sellers ask before they list, with answers grounded in Florida statutes, county records and the public filings. Where a number comes from the Southwest Florida MLS, pulled October 3, 2026, we say so and label it by source.
The county’s qualified record shows 8 Sea Isles sales since October 2021, from $395,000 to $833,000, and the three most recent are $395,000, $600,000 and $590,000. Your unit’s value depends on tower, floor, corner and condition. Request a free valuation or call Jesse at (239) 898-6072.
The roll’s latest recorded sales since October 1, 2025 are $395,000 in November 2025, $600,000 in December 2025 and $590,000 in August 2026. These are county recorded prices, not MLS closings, and each parcel only shows its latest sale. All three are in the 26131 tower. Over the 60 months since October 2021 the county file holds 8 qualified sales, from $395,000 to $833,000.
Not necessarily before you list, but every unpaid assessment through closing must be settled, and the estoppel certificate states the balance. A buyer becomes jointly and severally liable for assessments that came due before closing under Florida Statute 718.116, which is why closing agents insist on payoff.
The seller customarily requests it, and the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The contract controls who pays, so confirm the current schedule with the manager.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, all at your expense under Florida Statute 718.503.
Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer already had them more than 7 days before signing. The right ends at closing. Delivering the package before the contract starts that clock early.
It can. If your building is required to have a milestone inspection or reserve study and has not completed it, the contract must say so in conspicuous type for contracts signed after December 31, 2024. Buyers and lenders read it closely. Sea Isles’ status is not public, so request the summary and study early.
We cannot measure it without MLS data, and we do not guess. Buyers will ask about the storm, the repairs, the insurance and any assessment. A unit with documents, permits closed and a clear assessment ledger sells on those facts. The roll’s turnover since Ian, 6 of 84 parcels or 7.1 percent, shows owners are selling at a measured pace.
Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, whether they have knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received. Answer accurately and keep the paperwork.
The seller customarily pays, and the contract controls. Florida’s deed tax is 70 cents per $100 of consideration under Florida Statute 201.02. At $600,000 that is $4,200.00, and at $395,000 it is $2,765.00.
In Lee County the seller customarily pays for the buyer’s owner’s title insurance policy, and the contract controls. Confirm the title agent, the premium and the closing-cost allocation in the purchase contract before you accept an offer, because it is a negotiated term and not a rule.
Sea Isles’ approval requirements are not published. The estoppel certificate states any board approval requirement, right of first refusal, transfer fee or capital contribution under Florida Statute 718.116. We request it at the start of the contract period so approvals do not delay closing.
That depends on the declaration and rules, which are not public. State and county rules also apply: a license for vacation rentals of under 30 days more than three times a year, and the county tourist tax. Tell prospective investor buyers early that the rental rules are a document question, so they can read them before offering.
Nineteen unit legal descriptions on the county roll carry a garage number, so for those units the garage appears in the legal description. For every other unit, ask the manager whether parking is assigned, deeded or a limited common element. Put the answer, and any recorded document, into the package before you list.
Every unit is dated 1980 on the roll, so both towers passed the 30-year mark in 2010, well before the 2022 cutoff, and the milestone inspection and reserve study rules apply. For buyers that makes the inspection summary and the reserve study the most important documents in the package.
We have no MLS split by tower. Of the roll’s 12 latest sales since September 2021, seven are in the 26171 tower and five in 26131, and the two highest are both in 26171: a penthouse at $1,850,000 and a sixth-floor unit at $917,500. The sample is too small to rank towers, so price from like units.
No, unless your unit is a penthouse. The four penthouses are 2,980 square feet, about twice the standard unit, and one has a latest recorded sale of $1,850,000 in April 2022, after a $1,200,000 record in January 2022. It is not a comparable for a 1,427 square foot unit.
From the nearest like unit and not from a complex-wide average. With 80 identical standard units, floor, corner, view, condition and parking separate one from another. The county’s 8 qualified sales since October 2021 span $395,000 to $833,000, and we match your unit to the closest by floor and tower.
Median days on market is 81 for Sea Isles closed sales in the 60 months to October 3, 2026, on 11 closings, per the Southwest Florida MLS, pulled October 3, 2026. The range is 6 to 656 days. The 3 sales of the last 12 months took 51, 108 and 656 days, and the four fastest sales in the window, at 6 to 34 days, all closed in 2021 and 2022. The county record shows the pace of recorded sales: 8 qualified sales since October 2021, and three since October 1, 2025. The county and the MLS count sales differently.
On the roll’s 12 latest sales since September 2021, four are dated December and three April, which is 7 of 12 or 58 percent. That is a small sample of latest-sale records and not an MLS seasonality study. We would not hold a ready unit for a month. Ask us to compare it with your timeline.
Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues, and anything the association requires. Ask the manager what applies to your unit, then decide. Buyers paying $395,000 or more will expect working systems and a clean permit record.
Yes, it is wise. An open permit can delay a closing and worry a lender. The City’s EnerGov portal lets anyone search permits by address, and we recommend you search yours before you list. If the work was done after Ian, make sure the final inspection is on file.
The estoppel certificate will show what is due and what is scheduled, and the contract decides who pays installments that fall after closing. Buyers often negotiate the price or a credit. Disclose any pending or authorized assessment in writing early, because it will appear on the estoppel anyway.
You can sell to anyone the declaration allows, and the buyer must be able to use the unit as planned. Because Sea Isles’ rental rules are not published, we confirm them first and tell investor buyers where the limits are. Florida’s vacation-rental license and Lee County’s tourist tax apply on top.
Lenders review the condominium project as well as the buyer. They typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and a project with unpublished documents draws more questions. Ask your buyer’s agent to request the condominium questionnaire early, and ask the manager how long it takes to complete.
Not always. The county’s file shows the recorded sale price of qualified Department of Revenue sales, while the MLS shows the listing price, the closed price and concessions. The two measure different things: at Sea Isles the county shows 8 qualified sales in the last 60 months, and the Southwest Florida MLS, pulled October 3, 2026, shows 11 closings in the 60 months to that date. That is why this page labels each figure by source and does not blend them. Ask us for both when we prepare your valuation.
Better than average for a standard unit, because 80 of 84 homes share one plan, and weakest for floor, corner, condition and the four penthouses. Assessment and storm history are not visible to automated models, and the roll’s sales range from $395,000 to $1,850,000. Compare against the nearest like recorded sale.
Expect the estoppel certificate fee, the document package, the deed tax at 70 cents per $100, the owner’s title policy where the contract assigns it to you, any prorated assessments and the commission you agree with your agent. Any Sea Isles transfer fee or capital contribution is not published, and the estoppel will show it. We itemize your net on request.
That depends on your basis, how long you owned, whether the unit was your primary residence and the current tax law, so we cannot answer it here. Talk to a tax adviser before you list, and keep records of purchase price, improvements and assessments, because special assessments can affect your basis.
Disclose its condition, the permits and the insurance status in writing, and price from the unit’s actual condition. A unit that needs work can still sell, to a buyer who plans it. The City’s 50 percent substantial damage rule can require elevation to 12 feet NAVD88, so a buyer will want it checked.
Yes. A unit in FEMA Zone AE at an 11-foot base flood elevation is in the high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. The association’s flood policy limit also matters. Ask the manager for the declarations page, and give an elevation certificate to your buyer if one exists.
It can. Unit 7A at 26171 appears on the roll as “Sea Isles Codno Desc,” so a name search can miss it. If your unit is affected, tell your title agent early so the legal description in the contract and deed is correct, and ask the Property Appraiser to correct the record.
Not by itself. The state’s database lists associations that have submitted a reporting form and does not show a completion date, an engineer or reserve figures. We could not search it for Sea Isles. Give your buyer the actual study or the statement that none is complete, as the statute requires.
The contract normally prorates regular assessments to the closing date, and the estoppel certificate shows the paid-through date and any amounts due. Special assessment installments that fall after closing are a negotiated term. Ask the title agent to confirm the proration against the estoppel before the closing statement is final.
We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition. For Sea Isles we read the county record, FEMA, the state registries and the statutes before we price. Call Jesse at (239) 898-6072 for a conversation.
Use our free home valuation form, or call Jesse direct at (239) 898-6072, text or call. Give us your tower, floor and unit number and we will return the nearest recorded comparables, the adjustments and the document gaps that could affect your price.
This list gathers every place where this page says a figure or fact is not available. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.
Every link below was opened and returned a working page when we checked on October 1, 2026. We list primary documents first.
These are public primary documents behind the flood and storm sections of this page, hosted by the issuing agency.
Document | Issued | What it is |
|---|---|---|
City of Bonita Springs substantial damage and substantial improvement notice | October 27, 2022 | The 50 percent rule and the design flood elevation |
FEMA summary of coverage, residential condominium building policy | May 2024 | Building limit, coinsurance and compliance coverage |
2022 and later | Inundation ranges for the Bonita Beach area | |
After 2022 | Evacuation orders and surge forecasts | |
September 28, 2023 | Transient-use eligibility rules for condominium associations |
Southwest Florida MLS figures pulled October 3, 2026; the resolved item under What We Could Not Verify lists them. County recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Sea Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
146 people live in Sea Isles, where the median age is 72 and the average individual income is $140,639. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Sea Isles, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Grilled Cheese Society, Doc's Beach House, and Coconut Jack's Waterfront Grille.
| Name | Category | Distance | Reviews |
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| Dining | 1.8 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 1.93 miles | 660 reviews | 3.2/5 stars | |
| Dining · $$ | 2.13 miles | 1684 reviews | 3.8/5 stars | |
| Active | 0.13 miles | 13 reviews | 4.3/5 stars | |
| Active | 0.21 miles | 3 reviews | 3.7/5 stars | |
| Active | 0.29 miles | 0 reviews | 0/5 stars | |
| Active | 1.72 miles | 0 reviews | 0/5 stars | |
| Active | 1.8 miles | 2 reviews | 3/5 stars | |
| Active | 1.94 miles | 1 review | 5/5 stars | |
| Active | 1.94 miles | 0 reviews | 0/5 stars | |
| Active | 1.94 miles | 2 reviews | 5/5 stars | |
| Active | 1.94 miles | 0 reviews | 0/5 stars | |
| Active | 1.99 miles | 0 reviews | 0/5 stars | |
| Active | 1.99 miles | 0 reviews | 0/5 stars | |
| Active | 2.01 miles | 4 reviews | 3.3/5 stars | |
| Active | 2.23 miles | 2 reviews | 5/5 stars | |
| Active | 2.3 miles | 13 reviews | 3.1/5 stars | |
| Active | 2.34 miles | 0 reviews | 0/5 stars | |
| Active | 2.58 miles | 1 review | 5/5 stars | |
| Active | 2.58 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.94 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.94 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.94 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.02 miles | 1 review | 5/5 stars | |
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Sea Isles has 64 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Sea Isles do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 146 people call Sea Isles home. The population density is 19,863 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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18-24 Years
25-64 Years
65-74 Years
75+ Years
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
