Seascape

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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.

Seascape Condominium at Bonita Beach: 136 Gulf-Front Units in Three Buildings on Hickory Blvd

Seascape Condominium is a 136-unit, three-building Gulf-front condominium inside Bonita Beach in Bonita Springs, Florida, on Hickory Blvd at the north-west point of Little Hickory Island. The association says it was founded in 1978, Lee County’s rolls date the buildings to 1979, and this page publishes both.

Seascape is smaller and quieter than the club-style associations farther south on the strip, and it is older than most people assume. It is also a building with a documented hurricane history. Hurricane Ian in September 2022 left the site not inhabitable, according to the association’s November 2022 letter to owners, the association’s own letters describe a restoration that ran for years, and the public record on what owners paid for it is incomplete. This page lays out what the primary documents say, what they leave out, and where each gap can be closed.

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, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Where Seascape is, precisely

Seascape occupies the Gulf side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. The three buildings carry the street numbers 25800, 25810 and 25820 Hickory Blvd in the Lee County property records. The association describes its location as the “far north-west point of Little Hickory Island” with no drive-by traffic, and the association’s own about page puts the beach a short walk away and Lovers Key minutes to the north.

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 Lee County’s property appraiser lists every Seascape parcel with a Bonita Springs mailing city and ZIP 34134. The beach parks along the road are Lee County Parks property inside the City, which is why parking rules and permit rules come from two different governments on this page.

Seascape and Dolphin Way: two associations with one shared history

Seascape of Little Hickory Island, Inc. and Dolphin Way of Hickory Point are separate associations, and Dolphin Way is a real association in its own right: 75 units in three buildings at 25830 to 25850 Hickory Blvd, next door and also on the Gulf side. The association’s history page says the original plan was six buildings lettered A through F, that the original developer failed after three buildings, and that buildings A, B and C were split off in the 1980s as Dolphin Way. We could not confirm that account in a recorded document. The State of Florida’s corporate record shows that Dolphin Way’s association was named Seascape of Hickory Point Condominium Association until a 1991 name change, so the two names can turn up in each other’s older paperwork. What carries the Seascape name today is the three-building, 136-unit condominium this page covers.

The State of Florida keeps the two on different registrations. The Division of Florida Condominiums, Timeshares, and Mobile Homes public records list Seascape Condo Ph III as a 136-unit project recorded June 9, 1978, and list Dolphin Way as a separate 75-unit project, with a state address of 25840 Hickory Blvd, recorded February 14, 1977. The Florida Division of Corporations shows Seascape of Little Hickory Island, Inc. as document 742862, filed May 11, 1978 and active, and Dolphin Way under its own document number. If a document, an estoppel certificate or an insurance quote names the wrong one, stop and fix it before closing.

Other places that share the name

The bare word Seascape is crowded. Search suggestions for it lead to a cruise ship, to condominiums and resorts in other states, and to artwork. For our purposes the only Seascape is the one at 25800, 25810 and 25820 Hickory Blvd, Bonita Springs, Florida 34134, and the only legal entity is the Florida not-for-profit corporation named above. When this page says Seascape it means that.

Quick reference, Seascape Condominium

Why McGreevy and Comisar Are the Best Realtor for Seascape

If you’re searching for the best realtor for Seascape in Bonita Beach, Bonita Springs, whether you’re ready to sell your Seascape 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.

Recent Seascape track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Seascape resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: Lee County’s property roll shows six Seascape units whose latest recorded sale is dated October 1, 2025 or later, between $500,000 and $850,000. We tracked every one of them, and every Seascape sale in the county’s qualified record since October 2021 (the 60-month window), for this page.

Honors and recognition:

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

Selling your Seascape home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Seascape? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers on the Gulf coast.

Jesse McGreevy is a top-reviewed Bonita Beach realtor. Read the five-star reviews on Google.

Living in Seascape as a Homebuyer

A Seascape homebuyer gets a small, three-building Gulf-side condominium at the quiet north-west end of Little Hickory Island: 136 homes, a pool, tennis and pickleball, walking access to the beach, and boat slips on the bay side, according to the association. The trade is age, a recent storm history, and special assessments that buyers must price in.

Data updated: October 2026

What the association says it offers

The association’s own description is the best evidence of what it intends to provide, so we start there and label everything else. The about page describes three buildings and 136 units on the far north-west point of the island, a large pool and lounging area, walking access to miles of beach, tennis and pickleball courts, a dock and boat slips on the bay side, and kayak access to the bay or the Gulf. The history page adds that the original design was a saw-tooth footprint, that the pool was fenced after a government mandate, and that the old seawall is now a walkway.

The history page also makes the claim that Seascape and Dolphin Way are “the only condominiums on the beach that offer Gulf-front views from every unit.” That is the association’s description of itself, not a measurement. The Lee County roll records all 136 Seascape parcels as sitting on the Gulf side, which is consistent with it, and we have not stood in all 136 units to verify the view from each.

Who Seascape suits

Seascape suits a buyer who wants a Gulf-side address without a large amenity campus. It suits someone who values a short walk to the sand over a gated club, who is comfortable reading association letters and budgets carefully, and who wants a building of 136 homes instead of 198 or 360. The unit mix is unusual for the strip, with 44 of the 136 units under 800 square feet of heated area, which gives the complex a range of entry points, and 90 units in the 1,009 to 1,154 square foot band.

Who should look harder before buying

Seascape does not suit a buyer who needs a clean, fully published fee schedule on day one, because the public association site does not publish one. It does not suit a buyer who needs guaranteed short-term rental rights, because rental terms are not published either. And it does not suit anyone who would be surprised by a special assessment, because the public record shows two in 2023 alone, which we cover in detail below.

The three document requests every Seascape buyer should make

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 Seascape, ask for three things first:

• The current budget and the most recent annual financial statement, so you can see what the assessments are funding.
• Every special-assessment notice since 2022, with the stated purpose and the payment schedule, because Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice.
• The milestone inspection summary and the structural integrity reserve study, or the statement that none is complete. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, those items.

Buying at Seascape? 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.

Seascape Market Snapshot: What Have Units Sold For?

Seascape units recorded 10 qualified sales in Lee County’s county record in the 60 months since October 2021 (the newest is dated June 25, 2026): a median of $592,500, a range of $370,000 to $850,000 and a median of $568.39 per heated square foot, all resales and none builder-direct. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Data updated: October 2026

The county recorded-sales record

We widened the window until it held at least 10 qualified sales, as our method requires. The 12-, 24- and 36-month windows held 6, 9 and 9 qualified sales, so none reached 10, and the first window with 10 or more was the last 60 months, counted from October 2021. The county index was built October 1, 2026 from the property appraiser’s September 27, 2026 roll export, and its newest recorded Seascape sale is dated June 25, 2026. 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 the record is complete from 2009 and only partial before 2009.

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. They also exclude the two highest recorded Seascape prices of the period, which we list below, so the qualified record understates the top of Seascape’s range.

What the MLS would add, and why it is missing

Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings and months of supply, our team’s share of Seascape transactions, and any split by building design. We are not estimating them from the county record, because the two sources measure different things.

Every latest recorded sale on the roll since September 2021

The county roll also shows the most recent recorded sale on each parcel, whether or not the state classed it as qualified. Eighteen Seascape parcels have a latest sale dated since September 1, 2021. No parcel’s latest sale is dated September 2021, so this window and the county’s 60-month window since October 2021 both begin with the November 30, 2021 sale. We list all of them with no median, because the list mixes qualified sales with transfers the county file excludes, and because each parcel only shows its latest sale, so a unit that sold twice in the period appears once.

Two of those prices, $887,500 and $1,975,000, are above the $850,000 high in the county’s 60-month qualified window, so they cannot be part of the qualified set. The $1,975,000 sale is one of the two penthouses on Building E, which at 2,117 square feet heated are the largest homes in the complex. Six of the eighteen are dated in the last 12 months, since October 1, 2025, ranging from $500,000 to $850,000. Nine of the 18 are in the qualified set; the other nine were not coded as qualified sales. The tenth qualified sale in the 60-month window is E 105’s August 7, 2025 sale at $650,000, which the roll no longer shows as latest because that unit sold again on June 25, 2026.

Latest sales by size band

The 18 latest sales split by heated size. Seven are in units under 800 square feet and run from $370,000 to $699,000. Ten are in units of 1,009 to 1,154 square feet and run from $500,000 to $887,500. One is the 2,117 square foot penthouse at $1,975,000. The counts add to 18: 7 plus 10 plus 1. The ranges overlap because the small-unit prices include a 2022 sale and the larger-unit prices include 2025 and 2026 sales, so read the dates as well as the sizes.

How much of Seascape has turned over since Hurricane Ian?

Sixteen of Seascape’s 136 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 11.8 percent of the complex. A July 2025 Gulf Coast News Now report quotes a board officer as saying about 10 percent of owners have sold since the storm. The two figures agree closely, and the roll figure is a floor because a parcel that sold twice since Ian shows only its last sale.

Seascape against three strip neighbors, on median recorded sale

The yardstick here is the median qualified sale price in each association’s own county window. The windows differ because each association needed a different window to reach 10 or more sales, so treat the comparison as directional, not exact. All four rows come from the same county index, built October 1, 2026, and each association’s window ends on that date.

Seascape’s county median sits between Bay Harbor Club and Bonita Beach Club even though its window is longer, and with 136 units it has the second-smallest unit count of the four. Bonita Beach and Tennis Club is a different product, a 360-unit community whose county median is far lower. We discuss the closest comparison, Bonita Beach Club, in its own section below.

What Is Your Seascape Condo Worth? Get a Free Valuation From People Who Read the Record

The county record gives you a range, but it cannot tell you which of the three Seascape buildings, which floor, which size band 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.

Where Did Seascape Come From? Origins, Declaration and Plat

Seascape of Little Hickory Island was organized in 1978 according to its own history, the State of Florida recorded the condominium on June 9, 1978, and Lee County’s property roll dates all three buildings to 1979. Those dates are consistent with a project begun in 1978 and finished in 1979, but no document we read says that directly.

Data updated: October 2026

1978 or 1979: how we handle the conflict

The association says Seascape was “born in 1978” on its history page. The Division of Florida Condominiums, Timeshares, and Mobile Homes records the project as recorded on June 9, 1978. The Lee County Property Appraiser’s roll, at leepa.org, carries 1979 as the year built on all 136 parcels. A recording date and a certificate-of-occupancy date are different events, and a county year-built field is usually the year the building was finished or first assessed, not the year the paperwork was recorded.

We publish both numbers wherever the page mentions age: 1978 as the association’s founding and recording year, 1979 as the county’s year built. For the milestone and structural reserve discussion below, the difference changes nothing, because both years put Seascape well past the 30-year mark that triggers the first inspection.

The six-building plan, the failed developer and the split

The history page gives the origin story in the association’s own words. The original plan was six buildings lettered A through F. The original developer failed after three buildings, and a second phase completed the project with added floors and in-unit laundry. Original prices on the history page were in the $50,000s for one-bedroom units and the $70,000s for two-bedroom units. According to the history page, buildings A, B and C were split off in the 1980s as Dolphin Way, which is why Seascape today is three buildings instead of six. We found no state record that states this split. The state lists Dolphin Way as its own 75-unit project recorded February 14, 1977, and its corporate record carries the name Seascape of Hickory Point Condominium Association until a 1991 name change. The corporate developer named on the page is Surety Construction Company.

Both the county and the state label the condominium “Phase 3” or “Ph III.” That label fits the history page’s account, in which the earliest buildings became a separate condominium, but no document we read states the connection, so treat it as an inference. The question to ask the association manager is which recorded instruments govern each building. The roll gives two different recording references, discussed next.

The recording references: two on the roll, a third in a state order

Each Seascape parcel’s legal description on the county roll carries an Official Records reference. Building D, at 25820 Hickory Blvd, cites Official Records Book 1319, Page 1878. Buildings E and F, at 25810 and 25800, cite Official Records Book 1291, Page 745. A separate state declaratory order from December 2019 cites the declaration at Official Records Book 1279, Page 983. The roll’s one common-element parcel, for the pool and tennis courts, cites that same Book 1279, Page 983, so the state order’s reference is also on the roll.

We cannot reconcile the three from public records. The most ordinary explanation is that the references point to the declaration, an amendment and a building-specific instrument, but that is our guess 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 controls each building. 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 plat and the saw-tooth footprint

The history page says the buildings use a saw-tooth design, with stepped faces so that more of the units look at the Gulf. A condominium plat or survey exhibit is recorded with the declaration, and it is the document that shows exactly where each unit, each limited common element and the common-element dock sit. We did not pull the recorded plat for this page. A buyer who cares about orientation, a storage locker or a specific boat slip should have it pulled during the document review.

What Are the Three Seascape Buildings and Their Homes Like?

Seascape’s 136 homes sit in three buildings on Hickory Blvd: Building D at 25820 with 37 units over five floors, Building E at 25810 with 62 units over six floors plus two penthouses, and Building F at 25800 with 37 units over five floors, according to Lee County’s property roll. Heated areas run from 686 to 2,117 square feet.

Data updated: October 2026

Building by building

The roll does not state the number of stories. We read floors from the unit numbers, so a building with units numbered 101 through 508 is read as five floors. A buyer should confirm the habitable story count and the certificate of occupancy with the association, because the number of habitable stories matters for the milestone and structural reserve rules discussed below.

The three buildings add to 136: 37 plus 62 plus 37. Building E carries one parcel whose roll address is the bare street name without a building number, which is why a street-address search for 25810 returns 61 parcels, not 62.

The unit-size mix

Across the 136 units, the roll shows heated area from 686 to 2,117 square feet, a median of 1,075 square feet and a total of 133,680 square feet, which is an average of 982.9 per unit. That mean sits below the median because a large block of units is small. By band, 44 units are under 800 square feet, 90 units fall between 1,009 and 1,154 square feet, and 2 penthouses are 2,117 square feet. The bands add to 136: 44 plus 90 plus 2.

Buildings D and F are almost identical in mix, each with 16 small units and 21 larger ones. Building E is the one with a different profile, with no unit under 783 square feet, the two penthouses, and 48 of its 62 units in the 1,075 to 1,101 square foot range. Bedroom and bath counts are not in the roll extract we used. Confirm them on each unit’s property record card before you compare prices per square foot.

The two penthouses

Building E carries a North and a South penthouse. At 2,117 square feet heated, both are far larger than any other Seascape unit. The roll does not state which level they sit on. One penthouse has the highest latest recorded sale in the complex, $1,975,000 on December 16, 2024, which is far above the $850,000 high in the qualified county record. We would not use it as a comparable for any other Seascape unit.

Mail and parcel service in Building E

The association posted a cluster-box drawing for Building E dated October 3, 2023. It shows 64 mailboxes and 14 parcel lockers, while the roll shows 62 parcels in the building. We do not know the reason for the difference. Mail delivery for the other two buildings is not described in the documents we read, and USPS delivery arrangements can change after storm damage.

Gulf views from every unit: a claim and a check

The association’s history page claims Gulf-front views from every unit. The county roll lists all 136 parcels as sitting on the Gulf side, and the saw-tooth layout is consistent with the claim. We have not verified the view from each unit, and a buyer paying for a view should stand in the unit at the same time of day the offer is being made.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

The Seascape Dock and Boat Slips: What a State Order Says

Seascape has a dock and boat slips on the bay side of the island, and a December 2019 declaratory order from Florida’s condominium division describes a twenty-slip dock operated under a state submerged-lands lease, assigned to unit owners, and held to be a common element. The order says nothing about current slip availability or fees.

Data updated: October 2026

What the 2019 order recites

The Division’s final order, DS 2019-044, is 35 pages long and was issued December 2, 2019. It arose from a petition by a group of unit owners who hold dock assignments, with the association intervening, and the Division records that it accepted the petition’s facts without taking a position on their accuracy. According to the order, the dock is connected to the waters around Little Hickory Island and operates under a Sovereignty Submerged Lands Lease from the Board of Trustees of the Internal Improvement Trust Fund. The slips are leased or assigned to individual unit owners, who are charged a pro rata share of the dock’s costs. The declaration’s section 7.5, as quoted in the order, identifies the contiguous waterway as Big Hickory Pass, treats riparian rights as common elements and assigns use rights in individual slips to units. Section 7.5.5, as quoted, makes each assignee other than the association responsible for a one-nineteenth share of the dock’s costs, billed as an annual fee payable quarterly. The order counts 19 assignees.

What the Division decided

The Division answered the first question yes: the twenty-slip dock is a common element, because it is a portion of the condominium property not included in the units, which is the definition in Florida Statute 718.103. It declined the other two questions on procedural grounds, because a declaratory statement cannot address another party’s conduct, which is the question whether the association may assess dock costs only to slip holders, and cannot address conduct that has already occurred, which is the question of reimbursement. The order states that its conclusion applies only on the facts as petitioned and the statutes as they stood in December 2019. It is a narrow ruling and not a holding about who owes what today.

The order’s exhibits reproduce the petitioners’ narrative and proposed amendment language, including a proposed leasing article. We treat those exhibits as the petitioners’ drafts and do not read them as current rules. The same applies to the 1984 construction date and the lottery assignment the narrative describes.

What the county roll shows about individual slips

Three of the 136 Seascape legal descriptions mention a slip. Building E units 110 and 407 carry dock numbers 17 and 18 with a lift, and Building F unit 409 carries boat slip number 4. Those three are the only parcels whose roll legal description says anything about a slip, so the roll cannot tell a buyer whether a given unit has one. The question belongs in the document request.

The dock in the 2023 board letters

The association’s March 10, 2023 board update mentions a dock lawsuit and says the board was discussing options with its attorneys. We did not locate the case and we do not know its status, so we say nothing more about it. A buyer who wants a slip should ask the association manager, in writing, for the current slip assignment records, the lease status with the state, the dock’s insurance and any pending dispute.

What Amenities Does Seascape Have?

Seascape’s association lists a large pool and lounging area, walking access to the beach, tennis and pickleball courts, a dock with boat slips on the bay side and kayak access to the bay or the Gulf. The pages we read do not list a clubhouse, fitness room or gate.

Data updated: October 2026

The pool and lounging area

The about page describes a large pool and lounging area. The history page says the pool was fenced after a government mandate. Pool size, depth, heating and hours are not published. The November 2022 owner letter lists the pool among the amenities to be restored in the final phase of repairs, after utilities, elevators and access control. Ask the manager for the current state of the pool and its permit status.

Tennis and pickleball

The association lists tennis and pickleball courts. The number of courts, their surface, the lighting and whether they are reservable are not published. The same November 2022 letter puts sports courts in the final restoration phase, so a buyer should verify that the courts are open now.

Beach access

The about page describes walking access to miles of beach. Seascape owners reach the sand on foot. Parking at the county’s public beach lots is a separate matter handled in the logistics section, with dated closure language, because the lots change their rules often.

Boat slips, dock and kayak access

The bay-side dock and slips are described in their own section above. The association also lists kayak access to the bay or the Gulf. Storage for kayaks, paddleboards or bicycles is not described in the documents we read.

What we do not list

We list only the amenities the association itself describes. A buyer should ask for the current rules for each amenity, and for confirmation that the amenity is open, because the restoration of common areas was still under way in the most recent press coverage we found.

What Does the Seascape Fee Bundle Cover?

The Seascape association has not published its current assessment, or a list of what that assessment covers, on its public site. Two documents give figures: a February 2023 board letter that mentions a $10,613 annual assessment, and a June 2026 news report quoting a board officer that annual fees rose from about $5,000 to $13,000.

Data updated: October 2026

What is documented, and how far it goes

The February 6, 2023 board letter opens with the sentence “After $10,613 in Annual Assessment and $15,000 in Special Assessments, I hope I won’t have to ask you for any more money this year.” The letter does not say whether $10,613 is per unit, an average, or a figure for a particular size of unit. A Gulf Coast News Now report, last updated June 25, 2026, quotes a board officer saying annual association fees were about $5,000 nine years earlier and are now $13,000 a year, “due mostly to surging insurance rates.”

We publish both figures with their attributions. They are not the same measure. One is a 2023 letter’s annual assessment, the other is a 2026 press quote about annual fees, and neither is a published fee schedule by unit size. Condominium assessments are usually apportioned by each unit’s share of the common expenses in the declaration, so a 686 square foot unit and a 2,117 square foot penthouse would not be expected to pay the same amount. Nothing we read states Seascape’s shares.

What the fee schedule should tell you

Fee amounts, what they cover and the management company are not published for Seascape, so the primary document is the budget. 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. Read the budget for these lines:

• Property and flood insurance, which the June 2026 press report names as the main driver of fee growth.
• The reserve contributions, including the structural integrity reserve study line required for buildings of three or more stories.
• Utilities, such as water, sewer, trash and any bulk cable or internet.
• Elevator maintenance, pool service, landscaping, pest control and security or access control.
• Management fees and professional fees.
• Any loan repayment, since the February 2023 letter says the association was pursuing a Small Business Administration loan and the February 21, 2023 letter says one was approved.

Dock slip fees are separate

If a unit holds a boat slip, the dock carries its own cost. As quoted in the 2019 state order, the declaration makes each of the 19 slip assignees responsible for a one-nineteenth share of the dock’s maintenance, repair, replacement and insurance costs, billed as an annual fee payable quarterly. The order dates from 2019 and the declaration may since have been amended, so the current dock fee, if any, is a question for the manager.

The management company

The public association site does not name a management company, and the board letters we read refer to a property manager without naming a firm. The state’s condominium records list a managing entity for the project, and the manager’s name on the estoppel certificate is the reliable current answer. Ask for it in writing.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

What Are the Layered Costs of Owning at Seascape?

Owning at Seascape 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 the 60-month county median of $592,500 (10 sales since October 2021), Florida’s deed stamp tax alone is $4,147.50. Each layer has a different payer and a different document.

Data updated: October 2026

The estoppel certificate

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 statute caps the fee at $250 when nothing is owed, adds $100 if the certificate is expedited and delivered within 3 business days, and allows up to $150 more if the unit is delinquent. It also provides that the fees are adjusted every five years for inflation, so confirm the current amount on the state’s published schedule. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.

The certificate is where a Seascape 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 Seascape’s declaration and rules are not public, the estoppel is the first place those terms will show.

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At the $592,500 county median (60 months, 10 sales) that is 5,925 hundreds times $0.70, or $4,147.50. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

Property tax on a Seascape unit is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each unit’s assessed value, exemptions and the City of Bonita Springs and other taxing authorities. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. Ask us for a tax estimate at your purchase price when you are ready.

Your own policy

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.

Move-in fees, deposits and application fees

Seascape’s 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.

Seascape’s 2023 Special Assessments: What the Public Letters Say

Seascape’s association levied at least three Hurricane Ian special assessments, and two of the notices are public: $10,000 in two $5,000 payments, dated January 17, 2023, and $15,000 in two $7,500 payments, dated September 20, 2023. Neither notice says whether the amount is per unit, per ownership share or an association total.

Data updated: October 2026

The January 17, 2023 notice

The January 17, 2023 notice, filed on the association’s site as the second special assessment, sets $10,000 in two $5,000 payments due February 15 and March 15, 2023. Its stated purpose is to address the damage incurred to association property owned in common. It does not say whether the $10,000 is per unit.

The September 20, 2023 notice

The September 20, 2023 notice calls itself “the third special assessment related to Hurricane Ian” and sets $15,000 in two $7,500 payments due November 1 and December 1, 2023. Its stated purpose is uninsured damage and related costs incurred to association property owned in common. It also does not say whether the amount is per unit.

What the February 6, 2023 letter adds

The February 6, 2023 letter refers to “$15,000 in Special Assessments,” which was written after the January 17 notice. If that sentence is a running total of special assessments levied by that date, it exceeds the $10,000 second notice by $5,000, which would point to an earlier notice that we did not find. We cannot tell from the letter whether the $15,000 is a total or a per-unit amount. We did not locate the first notice.

What the press report says

The Gulf Coast News Now report quoted above says the rebuild “has cost each condo owner nearly $50,000 more in assessments.” That is a statement about each owner, published nearly three years after the storm, and it covers a longer period than the two 2023 notices we have. The report does not itemize the amount and we cannot tie it to a document.

The arithmetic we can and cannot do

We can add what is documented. If the February 6 letter’s $15,000 is an owner-level total and the September 20 notice is $15,000 more, the documented special assessments are $30,000 per owner. The press report’s figure of nearly $50,000 would then leave roughly $20,000 per owner that we cannot tie to any notice we found. That is arithmetic on three sources that do not define their basis, not a finding.

If the two 2023 notices were equal per-unit amounts across all 136 units, they would raise $1,360,000 (136 times $10,000) and $2,040,000 (136 times $15,000). A condominium’s assessments are normally allocated by ownership share in the declaration, so equal amounts per unit are not guaranteed. We show the calculation so a reader can compare it with the association’s budget and loss records. It tells you nothing about what any unit owed.

What to ask before you make an offer

Ask the association manager for every special-assessment notice issued since September 2022, the amount charged to the specific unit, the unpaid balance, and whether any further assessment has been authorized. Under Florida Statute 718.116, a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, which is why the estoppel certificate must show the unit’s ledger. The statute also requires that funds raised by a special assessment be used only for the purpose stated in the notice, and that any excess becomes common surplus. Ask what was done with any surplus.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Declaration, Bylaws, Rules and Approvals at Seascape

Seascape’s declaration, articles, bylaws and rules are not posted on the association’s public pages; the site offers an owner login, and we do not describe what sits behind it. A buyer can read the statutory document package the seller must provide, the declaration sections quoted in a 2019 state order, and the board letters on the public site.

Data updated: October 2026

What a buyer can read before contract

Four public sources carry real governance content. The 2019 state order quotes declaration sections 7.5 and 7.5.5 on the dock. The association’s 2022 and 2023 letters to owners describe how the board handled the storm. The state’s condominium public records identify the project and its managing entity. 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.

What the board letters say about governance

The February 21, 2023 letter states the meeting-notice rules the board was following: 48 hours’ notice for board meetings, including posting the agenda conspicuously, and 14 days’ notice for meetings whose agenda includes special assessments or rule changes that affect unit use. Those match the structure of Florida Statute 718.112. The same letter says counsel advised that owners cannot vote by e-mail, and the March 10, 2023 update says the board approved licensing electronic voting software with paper ballots still available.

The February 6, 2023 letter adds that any plan for significant enhancement or change to the common elements requires a full ownership vote. That is a statement about the restoration, not a complete description of the amendment thresholds in the declaration.

Who is responsible for what inside a unit

The February 6 letter says repair or replacement of circuit breaker boxes inside units would be the owner’s responsibility, with individual owners notified of specific work. The March 20 letter says some first-floor breaker boxes might need replacement and that the replacement does not include the associated drywall repair. These are 2023 statements about a storm repair. The permanent line between association and unit-owner responsibility is in the declaration, which we have not seen, and the buyer’s attorney should read it.

Approvals, transfer and applications

Seascape’s 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.

Your right to inspect the records

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, and a buyer’s agent can ask the manager what is available before.

Can You Rent Out a Seascape Condo?

Seascape’s rental rules are not published: the association’s public pages do not 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

What the association has published

Nothing we read states a Seascape minimum lease length. The only leasing language we saw is a proposed article in the exhibits to the 2019 state order, which is a group of owners’ draft and not a rule we can treat as current. The first question for the manager is the declaration’s leasing article, any amendments, and the board’s rental application and fee.

The state license trigger

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.

Tourist tax

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 rental permit

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. Seascape has 136 units. Confirm the current rule with the City before you rely on it.

Why rental rules affect insurance and resale

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 Seascape’s 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.

Are Pets Allowed at Seascape?

Seascape’s pet rules are not published on its public pages, 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

What to ask

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 building, and where pets may be walked on the property, including the pool deck and the beach path. Ask whether tenants may keep pets, which interacts with the rental rules above.

Assistance animals

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.

Beach rules for dogs

Dog rules on the public beaches near Seascape are set by Lee County Parks and the City, not by the association, and they differ by beach. Check the Lee County beaches pages for the beach you plan to use.

Hurricane Ian at Seascape: What the Association’s Own Letters Document

Hurricane Ian struck southwest Florida on September 28, 2022, and the Seascape association’s own letters document the aftermath: the site was left not inhabitable, restoration began with utilities and elevators, the Building E electrical vault room had to be rebuilt, and a June 2026 news report says the rebuild was still under way.

Data updated: October 2026

November 11, 2022: the first accounting

The November 11, 2022 letter says Ian left the site “very damaged” and “not currently inhabitable,” and that restoration “will take a significant amount of time.” It sets the sequence: restore utilities to stabilize the units, then rebuild elevators, utility rooms, office areas and restrooms, and finally address access control, parking, the pool, sports courts, storage areas and landscaping. The board’s rough contractor estimate gave January 2024 as the optimistic earliest date for a fully restored property.

February 2023: money, insurance and contractors

In February 2023 the association was working with a public adjuster on insurance claims, had changed its general contractor for most of the remaining construction, and was testing the units’ air conditioners ahead of restoring power. The February 6 letter said the board was pursuing a Small Business Administration loan and noted that the criteria for legal occupancy, including sewer, water, electric, fire alarms and elevators, had not been fully verified. The February 21 letter said the loan had just been approved, described a multimillion dollar restoration and said the board was documenting two quotes per insurance claim to reduce the risk of denial.

March 2023: cash, reserves and a roof

The March 10, 2023 update reported that a $1,000,000 insurance payment had been issued, that the association held $1,300,000 in cash on deposit with $715,000 of that in reserves, and that it had spent $1,300,000 on Ian restoration. It said the master insurance policy would expire June 1 after two extensions and that the board voted to replace the Building F roof because it was nearing the end of its insurable life. The March 20, 2023 letter reported that temporary power to Buildings D and F began March 15, that the plan to rebuild the Building E vault room was approved on March 16 and filed with Florida Power and Light, that 66 new air conditioning units were being installed with 30 more repaired, and that the association had hired a site architect and a site engineer.

What the letters do not say

The letters stop in 2023. They do not give a certificate-of-occupancy date, a date when owners could return, the final cost, the insured and uninsured split, or the status of the vault room. For anything after 2023 the best public source is press. The Gulf Coast News Now report, last updated June 25, 2026, says that nearly three years after the storm the owners “are still rebuilding,” and that about 10 percent of owners have sold since Ian.

How high was the water? Four numbers that disagree

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.” The press report on Seascape says “more than 12 feet of storm surge to the property.” 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 Seascape. 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 closest surveyed mark is a U.S. Geological Survey high-water mark on USGS’s stream-gage and flood database: 11.3 feet above the NAVD88 datum, with water 2.53 feet deep inside a ground-floor unit at 25901 Hickory Blvd, which is a different building. By our calculation it is about 221 meters from Building D and about 337 meters from Building F. The land at Seascape’s three buildings is about 6.0 to 6.2 feet above that datum according to the USGS elevation service, so 11.3 minus 6.0 to 6.2 gives roughly 5.1 to 5.3 feet above ground. That is our arithmetic, not a measurement taken at Seascape.

Seascape Flood Zone, Storm Posture and Insurance

FEMA’s flood map places all three Seascape buildings in Zone AE with a base flood elevation of 12 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts them in Zone A. A unit’s actual risk depends on the building’s floor elevations, which are not published.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at three points, one in each Seascape building. All three returned Zone AE, a base flood elevation of 12.0 feet and the panel above. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1 for the same 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 5.99 feet at Building D, 6.04 at Building E and 6.17 at Building F, so the base flood elevation is roughly 5.8 to 6.0 feet above the bare ground at each. 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.

What the City requires after damage

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 Seascape that points to 13 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 any Seascape building is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.

The City’s flood rating and your flood insurance

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 136 units the arithmetic ceiling is $34,000,000, which is no more than about $254 per square foot of Seascape’s 133,680 heated square feet of unit area, and less per square foot of total building area. Seascape’s flood policy, limit and carrier are not published. Ask the manager for the declarations page.

Wind, the master policy and what insurance costs

Seascape’s 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.

Seascape’s own insurance history is told in its letters: a master policy that was extended twice and set to expire June 1, 2023, a roof replaced because it was nearing the end of its insurable life, and, per the 2026 press report, annual fees driven mostly by insurance rates. The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Seascape applied.

Storm posture for owners

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 and the contact path for the manager. Seascape’s 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 Seascape’s manager for the equivalent.

Helene and Milton in 2024

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 Seascape-specific document describing damage from either storm.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Milestone Inspection and SIRS: What a 1978 or 1979 Building Owes

Seascape’s three buildings reached 30 years of age in 2008 or 2009, so if each 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. We read the floors from unit numbers, so both the dates and the story count are inferred.

Data updated: October 2026

The statute and the date logic

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. Seascape’s buildings reached 30 in 2008 or 2009, which is 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.

What these dates do and do not tell you

They tell you that Seascape owed the inspection and the study by the dates above if its buildings meet the three-story test. They do not tell you that any building passed or failed, and we assert neither. No Seascape milestone summary or reserve study is public in anything we read. Seascape also rebuilt major systems after Ian under a site architect and engineer, and a prior inspection within five years can in some cases substitute for part of the visual study, but we have no document saying that applied.

The Citizens question

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.

What to ask for

Ask the manager for the milestone inspection summary, the Phase 1 and any Phase 2 report, 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.

Which Schools Serve Seascape? Check by Address

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 Seascape on this page. The district’s school locator, run against 25800, 25810 or 25820 Hickory Blvd, controls the answer for any specific unit.

Data updated: October 2026

How to check your address

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.

What the enrollment plan says about the area

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.

What we do not claim

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.

County and City Permits, Zoning and Coastal Rules at Seascape

Seascape sits inside the City of Bonita Springs, so building permits, code enforcement and zoning for the three buildings 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. We did not confirm the zoning district, and we say where to confirm it.

Data updated: October 2026

City permits and the EnerGov portal

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 Seascape. For any unit you plan to buy, search the address and ask the seller to close out any open permit.

Zoning: not confirmed here

Lee County’s future land use layer returned nothing at the Seascape points when we queried it on October 1, 2026, which is what we would expect for land inside a city, since the county layer covers unincorporated areas. We did not confirm the City’s zoning district for the parcel. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and a buyer who needs a specific use or an addition should confirm it in writing.

The coastal construction control line

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, we found all three Seascape building points between the two, landward of the 1978 line and seaward of the 1991 line, which puts them inside the regulated zone of the newer line. A new building, major addition or reconstruction on that side generally needs a state permit in addition to the City permit. Whether any existing Seascape structure holds such a permit is not published, and the association manager is the one to ask.

Lee County’s coastal layers

Lee County’s geographic data layers returned “High hazard” for the Coastal High Hazard Area at the Building D and Building F points, and “Coastal Building Zone (ORD 94-22)” for the Coastal Building Zone layer. These are county layers, and the City of Bonita Springs has its own code. Whether and how the City applies them to Seascape is a question for the City’s Community Development Department. We report the results as queried and no more.

Docks and submerged lands

Seascape’s bay-side dock operates under a state submerged-lands lease, according to the 2019 order discussed earlier. Changes to a dock generally require state and local approvals separate from the association’s. A buyer who wants a slip should ask for the lease, its renewal status and any pending applications.

Daily Logistics: Beach Access, Parking, Trash, Mail, Utilities and Getting Around

Living at Seascape on the north-west point of Little Hickory Island means walking to the sand, using the county’s public beach lots only 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

Beach access and public lots, checked October 1, 2026

Seascape owners reach the beach on foot, per the association. 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.

• Bonita Beach Park, 27954 Hickory Blvd: the lot and amenities were closed from September 8, 2026, at $2 per hour when open, and the page said the annual pass is not accepted.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026, and the annual pass is valid.
• Little Hickory Island Park, 26082 Hickory Blvd: the lot was closed from September 8, 2026, pedestrian access continued and the annual pass is valid.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9.

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. Seascape is north of all these lots, on street numbers in the 25800s, and the lots are south of it.

Beach nourishment and erosion

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. 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. Seascape is at the north end, and we found no Seascape-specific erosion measurement.

Roads and bridges

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.

Trash, recycling and mail

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 Seascape’s buildings use county collection or a private contract is not published. Mail uses ZIP 34134, and the association’s October 2023 drawing for Building E shows cluster boxes. See the buildings section for the box and locker count.

Water, sewer, power and internet

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, which the association’s 2023 letters confirm in describing the Building E vault room. Who provides cable or internet to Seascape, and whether it is bulk-billed through the association, is not published.

Getting around

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. Those are estimates from a public routing service and not official figures. The LeeTran bus system and its on-demand service operate in the area.

How We Researched Seascape, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 136 Seascape parcels in the Lee County roll, every one of the 10 qualified sales in the county’s recorded-sales file since October 2021 and every association letter we found, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for all three buildings and counted units, floors and heated area by hand from the roll. We read the county’s recorded-sales index, built September 30, 2026, and kept its window and its qualification rules intact. We read seven association letters and one Florida state order in full. We queried FEMA’s National Flood Hazard Layer, Lee County’s evacuation and coastal 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.

What we found that surprised us

Three things stood out. The special assessment letters do not say whether the dollar amounts are per unit. The county’s qualified record leaves out two of the highest-priced Seascape sales on the roll. And the association’s founding year and the county’s year built disagree by one year, with a third recording reference in a state order that matches neither building’s unit parcels (it does match the roll’s common-element parcel). We print each of these with its source.

What we could not get

We could not pull Southwest Florida MLS data for Seascape, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because the association does not post them publicly. We could not find the first special assessment notice. We list these gaps again, in one place, at the end of the page.

Comparable Associations on the Strip: Seascape vs Bonita Beach Club

Bonita Beach Club is the strip’s closest comparable to Seascape: both sit on the Gulf side of Hickory Blvd, both date to the late 1970s on the roll (Bonita Beach Club’s roll years run 1977 to 2009), and both are mapped in FEMA Zone AE with a 12-foot base flood elevation. They differ in size, amenity depth, what is published about fees and rules, and how each describes its storm recovery.

Data updated: October 2026

Seascape versus Bonita Beach Club, side by side

Bonita Beach Club is a gated community of 198 condominium units, according to its January 2026 amended rules and regulations. Its FY2027 dues memo publishes quarterly dues by unit type, which Seascape does not.

The slip count and ownership structure come from Bonita Beach Club’s boat slip ownership page. The yearly figure for Bonita Beach Club is arithmetic: four quarters at $3,038 equal $12,152. The memo’s 3 bed 2 bath rate is $3,262 a quarter, which is $13,048 a year. Those are dues, and not total ownership cost.

When Seascape is the better fit

Choose Seascape if a three-building, 136-unit scale matters more to you than a gated amenity campus, if a Gulf-side address with a short walk to the sand is the point, and if you are comfortable doing the documents work that this page describes. It also gives a wider range of entry points, with 44 units under 800 square feet of heated area, and a boat-slip option.

When Bonita Beach Club is the better fit

Choose Bonita Beach Club if you want published dues, a gate, a larger set of amenities and a documented rental minimum. Its county median is higher in its shorter window. Read its rules for the no-dogs provision and for the 30-day minimum before you commit, and read our Bonita Beach Club page for its own audit.

The other strip neighbors

A buyer who wants a house and not a condominium should read our page on Bonita Shores, which describes a 531-lot community with no mandatory association and a Bonita Springs address in unincorporated Collier County. Bay Harbor Club sits on the bay side of Hickory Blvd with two towers (roll years 1983 to 1984) and 50 deeded docks, in a FEMA Zone AE with an 11-foot base flood elevation, which makes it a different product for a buyer who wants water access and a newer building. Bonita Beach and Tennis Club is a 360-unit community with a much lower median. Sea Isles dates to 1980 on the roll, in AE 11. 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 Seascape’s AE.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

Pros and Cons of Owning at Seascape

Seascape offers a small, three-building Gulf-side condominium with walking beach access, a range of unit sizes and bay-side boat slips, and its costs are an unpublished fee schedule, a documented run of Hurricane Ian special assessments and the insurance and reserve pressures common to 1978 and 1979 buildings. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. Three buildings and 136 homes on the quiet north-west point of the island, per the association.
• Gulf side and walking beach access. The county roll lists all 136 parcels on the Gulf side, and the association describes walking access to the sand.
• Range of entry points. Heated area from 686 to 2,117 square feet, with 44 units under 800 square feet and 90 units between 1,009 and 1,154 square feet.
• Boat slips. A bay-side dock with 19 slip assignees, per the 2019 order, if one comes available.
• Rebuilt systems. The 2023 letters describe new air conditioning units, rebuilt electrical infrastructure and a replaced roof on Building F, subject to confirming what was finished.
• A mid-range county median. $592,500 on 10 qualified sales in the 60 months since October 2021, between Bay Harbor Club and Bonita Beach Club.

What gives us pause

• Special assessments. Three Ian special assessments by September 2023, two documented in public letters, and a 2026 press report of nearly $50,000 per owner.
• No published fee schedule. The public site gives no current assessment, rental rule or pet rule.
• Insurance cost. The 2026 press report attributes fee growth mostly to insurance rates, and the market data above shows how far statewide condominium premiums have moved.
• Flood and surge. FEMA Zone AE at 12 feet, evacuation Zone A, and a documented Ian history.
• Age. A 1978 or 1979 building owes milestone and reserve study work that a buyer must read.
• Restoration status. A June 2026 report still describes a rebuild under way, so verify which amenities are open.

How to weigh it

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 Seascape on facts. A buyer who cannot get those documents should treat that as information too.

Selling at Seascape? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.

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

If you’re searching for a Seascape listing agent, or thinking, “I need someone to sell my Seascape home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Seascape listing the way a buyer’s attorney will read it: documents first, assessments disclosed, and price tied to the county record.

Selling credentials

Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to a Seascape listing is below.

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

Recent Seascape sold-listing stats

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Seascape closed-sale count, dollar volume, average days on market and sale-to-list ratio was parked on the publication date, so we show the public record instead. Lee County’s qualified record shows 10 Seascape sales in the 60 months since October 2021 with a median of $592,500 (range $370,000 to $850,000, median $568.39 per heated square foot), and its roll shows six units with a latest recorded sale dated since October 1, 2025. Small samples like this are why each Seascape comparable matters.

Why selling at Seascape is different

A Seascape sale is a documents sale. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, every 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 building, the floor and the size band. The complex has 44 units under 800 square feet, 90 units between 1,009 and 1,154 square feet and two penthouses, and the roll’s 18 latest sales since September 2021 range from $370,000 to $1,975,000, so a blended average is useless to a seller. We price from the nearest like unit in the county record and adjust for condition and any storm repair status. Condominium projects with recent storm damage, special assessments or insurance questions can narrow the pool of financed buyers, so we confirm early what a buyer’s lender will ask.

What Is Your Seascape Home Worth? Get a Free Valuation in 60 Seconds

Request your free Seascape home valuation and we will come back with the nearest comparable recorded sales, the building and floor adjustments, and the document gaps that could affect your price.

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Seascape.

Seascape seller mini-FAQ

Six questions Seascape owners ask us before they list.

How much is my Seascape condo worth?

It depends on the building, floor, size band and condition, and the county record shows a wide spread: qualified sales from $370,000 to $850,000 in the 60 months since October 2021, with a median of $592,500 on 10 sales. We use the nearest like unit, not the median. A free valuation from our team gives you the comparables and the adjustments.

What do I owe the association when I sell?

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.

Will the 2023 special assessments hurt my sale price?

We cannot promise either way, and we do not have MLS data to measure it. What we know is that buyers will ask about every assessment, and a seller who has the notices, the payment history and the stated purposes ready removes uncertainty. The two public notices are $10,000 and $15,000 and neither says whether the amount is per unit.

Which documents do I need to give a Seascape buyer?

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.

Does my building or floor change the price?

Yes, but we have no MLS split by building to show how much, and the county’s qualified record is too thin to separate them. The roll shows sales in all three buildings, and the penthouse and the larger floor plans trade at very different levels from the small units. We compare like with like.

How do I start?

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.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Seascape 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.

Honors and recognition

Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.

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

Contact Jesse and Marc

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

About our team

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.

Frequently Asked Questions, Buyer Edition

These are the questions Seascape 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.

When was Seascape built?

The Seascape association says it was founded in 1978, and the state recorded the condominium on June 9, 1978. Lee County’s property roll gives 1979 as the year built for all 136 parcels. We publish both, because a recording date and a completion date are different events and no certificate of occupancy is public.

How many units does Seascape have?

Seascape has 136 units in three buildings: 37 in Building D, 62 in Building E and 37 in Building F, according to Lee County’s roll. The association’s site and the state’s project record both say 136. The county’s sales index matches 137 parcels under the Seascape name: the 136 unit parcels plus one common-element parcel for the pool and tennis courts, which has no unit, no heated area and no sale.

Is Seascape on the Gulf?

The association describes Gulf-front views from every unit, and the county roll lists all 136 parcels on the Gulf side of Hickory Blvd. The association’s own site also describes a bay-side dock. We have not verified the view from each unit, so a buyer who is paying for a view should check it in person.

Are there condos for sale at Seascape on Bonita Beach?

Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. We cannot state a live inventory count on this page, because that figure comes from the MLS and it was not available at the time of publishing. The county’s roll shows 18 Seascape units with a latest sale since September 2021.

What are the HOA fees at Seascape?

The current assessment is not published on the association’s public site. A February 2023 board letter mentions a $10,613 annual assessment, and a June 2026 news report quotes a board officer saying fees are $13,000 a year. Neither is a fee schedule by unit size. Ask the manager for the budget and the estoppel certificate.

Are there special assessments at Seascape?

Yes. The association’s public letters show a $10,000 special assessment dated January 17, 2023 and a $15,000 special assessment dated September 20, 2023, the latter described as the third related to Hurricane Ian. The letters do not say whether the amounts are per unit. Ask for every notice since 2022 and the unit’s ledger.

Can you rent at Seascape on Bonita Beach?

Seascape’s 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.

Does Seascape allow pets?

Seascape’s 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.

What flood zone is Seascape in?

FEMA’s flood map places all three buildings in Zone AE with a base flood elevation of 12 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.

Did Seascape flood in Hurricane Ian?

The association’s November 2022 letter says Ian left the site very damaged and not inhabitable, and its 2023 letters describe damage to the electrical vault room, sewer lines, water valves and air conditioning. A June 2026 news report says more than 12 feet of storm surge reached the property. We found no published water depth inside Seascape’s units, and the nearest surveyed mark, at a different building, was 11.3 feet NAVD88.

Is it safe to buy a condo in Florida after Hurricane Ian?

Safe is not a word we can promise, and we can make the risk measurable. For Seascape, read the budget, the reserve study, the insurance summary, every special assessment and the repair status, and compare the flood zone and surge history above. A buyer who has those documents can price the risk. A buyer who cannot get them should not guess.

How is insurance on an older Gulf-front condo like Seascape?

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, and Seascape’s 2026 press report ties its fee growth mostly to insurance. Seascape’s own policy, carrier and deductible are not published.

Does Seascape have a milestone inspection and reserve study?

If each building 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. We read floors from unit numbers, so that is inferred. No Seascape summary or study is public, and we do not assert that any passed or failed.

What is the difference between Seascape and Dolphin Way?

They are separate associations. Dolphin Way of Hickory Point is a real association next door, with 75 units in three buildings at 25830 to 25850 Hickory Blvd on the Gulf side, and the state lists it as its own 75-unit project (state address 25840 Hickory Blvd). The association’s history says buildings A, B and C were split off in the 1980s as Dolphin Way, which we could not confirm in a document, and the state’s corporate record shows Dolphin Way’s association was named Seascape of Hickory Point Condominium Association until a 1991 name change. Seascape is the three-building, 136-unit condominium at 25800, 25810 and 25820. Make sure every document names the right one.

Does Seascape have boat slips?

Yes, the association describes a dock and boat slips on the bay side. A 2019 state order describes a twenty-slip dock with 19 assignees paying a one-nineteenth share of dock costs, and holds the dock to be a common element. Slip availability, assignment and fees today are not published.

Is buying a condo in Florida a good idea?

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.

Are Bonita Beach condos a good investment?

We do not predict returns. For Seascape, the county’s qualified median was $592,500 on 10 sales in the 60 months since October 2021, and the roll shows 18 latest sales since September 2021, with 6 since October 1, 2025. 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.

Why are condos not selling in Florida?

Several pressures overlap: higher association insurance, new reserve and inspection requirements and special assessments after storms, all cited above. We cannot say that Seascape is not selling, because we have no MLS data for it. The county’s roll shows 6 latest sales dated since October 1, 2025, ranging from $500,000 to $850,000.

Frequently Asked Questions, Seller Edition

These are the questions Seascape sellers ask before they list, with answers grounded in Florida statutes, county records and the association’s own letters. Where a number needs the Southwest Florida MLS, we say so, because it was not available when this page was published.

How much is my Seascape condo worth right now?

The county’s qualified record shows 10 Seascape sales in the 60 months since October 2021, from $370,000 to $850,000, with a median of $592,500, and the roll shows two higher latest sales. Your unit’s value depends on building, floor, size band and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Seascape condos sold for recently?

The roll’s latest recorded sales since October 1, 2025 are $500,000, $585,000, $600,000, $650,000, $696,550 and $850,000. These are county recorded prices, not MLS closings, and each parcel only shows its latest sale. They include units in Buildings D, E and F.

Do I have to pay off the special assessments before I sell?

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.

Who pays for the estoppel certificate when I sell?

The seller customarily requests it, and the association may charge a capped fee: $250 when nothing is owed, $100 more if expedited in 3 business days, and up to $150 more if the unit is delinquent, adjusted every five years under the statute. The contract controls who pays, so confirm the current schedule with the manager.

What documents must I provide a Seascape buyer?

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.

How long does a Seascape buyer have to cancel?

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.

Will the milestone inspection or reserve study affect my sale?

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. Seascape’s status is not public, so request the summary and study early.

Will the Hurricane Ian history reduce my price?

We cannot measure it without MLS data, and we do not guess. Buyers will ask about the storm, the restoration, the assessments and the insurance. A unit with documents, permits closed and a clear assessment ledger sells on those facts. The roll’s turnover since Ian, 16 of 136 parcels or 11.8 percent, shows owners are still selling.

Do I have to disclose flood history when I sell?

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. Units that flooded in Ian will likely have yes answers. Answer accurately and keep the paperwork.

Who pays the deed stamp tax in a Lee County condo sale?

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 $592,500, the 60-month county median, that is $4,147.50, and at $850,000 it is $5,950.00.

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

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.

Do Seascape buyers need association approval?

Seascape’s 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.

Can my buyer rent the unit after 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.

Does my boat slip transfer with my unit?

According to the declaration section quoted in the 2019 state order, use rights in individual slips are assigned to units. Whether yours is assigned, who holds the lease and what the annual dock fee is are questions for the association manager. Build the slip’s paperwork into the document package before you list.

How does the 1978 or 1979 build year affect my listing?

We publish both years and recommend you do the same, because the association says 1978 and the county says 1979. For buyers the bigger issue is that both years are well past 30 years, so the milestone inspection and reserve study rules apply. The difference between the two years changes none of those dates.

Which Seascape building sells for the most?

We have no MLS split by building. Of the roll’s 18 latest sales since September 2021, 9 are in Building E, 4 in Building D and 5 in Building F, which is roughly in proportion to their unit counts. The highest is a Building E penthouse at $1,975,000, and the next is a Building D unit at $887,500. The sample is too small to rank buildings, so price from like units.

Do the penthouse sales set the value of my unit?

No, unless your unit is a penthouse. Building E’s two 2,117 square foot penthouses are the largest homes in the complex, and one has a latest recorded sale of $1,975,000, far above the $850,000 high in the qualified record. It is not a comparable for a 1,075 square foot unit.

How should I price a small unit under 800 square feet?

From the nearest like unit and not from a complex-wide average. Forty-four of the 136 units are under 800 square feet, and 7 of the roll’s 18 latest sales since September 2021 are units that size, from $370,000 to $699,000. We confirm size and condition from the property record card, then match to sales.

How long will my Seascape condo take to sell?

Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS, and we will not estimate it from the county record. What we can do is show you the pace of recorded sales: 18 latest sales since September 2021, and 6 since October 1, 2025.

What is the best time of year to list at Seascape?

On the roll’s 18 latest sales since September 2021, 11 are dated April through June, which is 61 percent. That is a small sample of latest-sale records and not an MLS seasonality study, but it suggests spring has been active. We would not hold a ready unit for it. Ask us to compare it with your timeline.

Should I repair my unit before selling it?

Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues, and anything the association requires. The 2023 board letters said in-unit circuit breaker boxes were an owner responsibility and that air conditioning had to be addressed. Ask the manager what applies to your unit, then decide.

Do I need open permits closed before I sell?

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.

How does a special assessment in progress affect my closing?

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.

Can I sell to an investor who wants to rent it short-term?

You can sell to anyone the declaration allows, and the buyer must be able to use the unit as planned. Because Seascape’s 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.

What does a buyer’s lender look at in a Seascape sale?

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 in storm recovery draws more scrutiny. Ask your lender-facing buyer’s agent to request the condominium questionnaire early, and ask the manager how long it takes to complete.

Is the county’s recorded price the same as the MLS price?

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, which is why this page marks MLS figures unavailable and does not blend them. Ask us for both when we prepare your valuation.

How accurate are online home value estimates for Seascape?

They are weakest where a building’s units differ widely. Seascape’s heated areas run from 686 to 2,117 square feet, its roll’s latest sales since September 2021 span $370,000 to $1,975,000, and assessment and storm history are not visible to automated models. An estimate can be a starting point, and a comparison against the nearest like recorded sale is better.

What does it cost to sell my Seascape condo?

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 Seascape transfer fee or capital contribution is not published, and the estoppel will show it. We itemize your net on request.

Do I owe capital gains tax when I sell?

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.

What if my unit is not yet restored after Hurricane Ian?

Disclose its condition, the permits and the insurance status in writing, and price from the unit’s actual condition. A unit that has not been restored can still sell, to a buyer who plans the work. The City’s 50 percent substantial damage rule, discussed above, can require elevation to 13 feet NAVD88, so a buyer will want it checked.

Does Seascape’s flood zone affect my buyer’s insurance?

Yes. A unit in FEMA Zone AE at a 12-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.

Why should I list Seascape with McGreevy and Comisar?

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 Seascape we read the county record, FEMA, the state order and the association letters before we price. Call Jesse at (239) 898-6072 for a conversation.

How do I get a free Seascape valuation?

Use our free home valuation form, or call Jesse direct at (239) 898-6072, text or call. Give us your building and unit number and we will return the nearest recorded comparables, the adjustments and the document gaps that could affect your price.

What We Could Not Verify

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.

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Seascape transactions and any split by building design are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• Current assessments and what they fund. Not published. Route: the budget and the estoppel certificate from the association manager.
• The first Hurricane Ian special assessment notice. We did not find it. Route: the association manager.
• Whether the special assessment amounts are per unit. The two public notices do not say. Route: the notices as issued to the unit and the declaration’s allocation.
• Rules. Rental, pet, approval and transfer rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Management company. Not named on the public site. Route: the estoppel certificate.
• Insurance. Carrier, limits, deductibles and flood policy are not published. Route: the manager’s insurance summary.
• Milestone inspection and reserve study status. No document is public, and we do not assert any result. Route: the seller’s statutory package.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• The 2023 dock lawsuit mentioned in a board update. Not located. Route: the association manager.

Sources and Authoritative References

Every link below was opened and returned a working page when we checked on October 1, 2026. We list primary documents first.

Seascape association records and state filings

1. Seascape of Little Hickory Island, Inc. website: The association’s public site, with an owner login that we did not enter.
2. Seascape about page: Three buildings, 136 units, pool, courts, bay-side dock, location.
3. Seascape history page: Founding in 1978, the six-building plan, the association’s account of the Dolphin Way split, the saw-tooth design.
4. Board letter to owners, November 11, 2022: Site not inhabitable and the restoration sequence.
5. Special assessment notice, January 17, 2023: $10,000 in two $5,000 payments.
6. Board letter to owners, February 6, 2023: Annual and special assessment totals, loan, contractor and insurance update.
7. Board response letter, February 21, 2023: Restoration status, claim documentation, meeting-notice rules.
8. Board update, March 10, 2023: Cash, reserves, insurance policy expiry, roof vote, dock litigation mention.
9. Board letter, March 20, 2023: Temporary power, vault room, air conditioning, site architect and engineer.
10. Special assessment notice, September 20, 2023: $15,000 in two $7,500 payments, the third Ian assessment.
11. Building E cluster box drawing, October 2023: 64 mailboxes and 14 parcel lockers.
12. Final order DS 2019-044, Division of Florida Condominiums: The dock declaratory statement of December 2, 2019.
13. Division of Florida Condominiums public records: State project records for Seascape and Dolphin Way.
14. Florida Division of Corporations (Sunbiz): Entity records for the association.
15. Gulf Coast News Now (WBBH), condo terminations report: Fees, rebuild cost per owner, and owner turnover as reported, updated June 25, 2026.
16. Lee County Property Appraiser: Parcel roll, year built, heated area, sale records.

Florida statutes and state rules

17. Florida Statute 718.503: Seller document package and buyer voidability.
18. Florida Statute 718.116: Assessments, liability, estoppel certificates, special assessment notices.
19. Florida Statute 718.111: Association records and owner inspection rights.
20. Florida Statute 718.112: Meeting notice and structural integrity reserve study.
21. Florida Statute 718.103: Definitions, including common elements.
22. Florida Statute 718.504 (2025): The frequently asked questions document for buyers.
23. Florida Statute 553.899: Milestone inspections.
24. Florida Statute 509.242: Vacation rental definition.
25. Florida Statute 689.302: Flood disclosure for sellers.
26. Florida Statute 201.02: Documentary stamp tax on deeds.
27. House Bill 913 (2025) bill page: Legislative history of the 2025 condominium law.
28. House committee analysis of HB 913: Describes the Citizens provision that the final bill omits.
29. Final-version summary of HB 913: Summary of the enrolled bill.
30. Division of Florida Condominiums, inspections guidance: Milestone inspection and reserve study explanations.
31. Division of Hotels and Restaurants, vacation rental guide: Licensing for vacation rentals.
32. Florida Department of Revenue tourist development tax rates: County tourist tax rate sheet.
33. U.S. HUD assistance animals: Fair housing rules on assistance animals.

Flood, storm and insurance sources

34. FEMA National Flood Hazard Layer: Flood zone and base flood elevation, queried October 1, 2026.
35. FEMA summary of coverage, residential condominium building policy: Building limit, coinsurance and compliance coverage.
36. FEMA Community Rating System guide: How class ratings translate into discounts.
37. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
38. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
39. City ordinance 22-05, Flood Hazard Reduction: Floodplain development rules.
40. USGS high-water marks, Hurricane Ian: Surveyed marks near the strip.
41. USGS National Map elevation service: Ground elevation at the building points.
42. Lee County evacuation zone map: Evacuation zone lookup.
43. Lee County evacuation information: Surge zones A through E.
44. National Hurricane Center report, Hurricane Ian: Inundation ranges.
45. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
46. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.
47. Lee County Hurricane Ian after-action report: Evacuation orders and surge forecasts.
48. City of Bonita Springs Ian progress report: City-wide damage and permit counts.
49. BOEM environmental assessment, Lovers Key and Bonita Beach: Surge description and project scope.
50. BOEM finding of no significant impact, Lee County: Beach project decision.
51. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
52. Citizens commercial lines bulletin, September 28, 2023: Transient-use eligibility rules.
53. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
54. My Safe Florida Condo program: Wind-mitigation inspections and grants.
55. Bonita Beach Club unit-owner hurricane preparation: An example of a published storm plan.
56. WINK News, damage around Bonita Beach after Ian: Local reporting, November 2022.
57. Tampa Bay Times, Hurricane Ian on Little Hickory Island: Local reporting, September 2022.

City, county, schools and daily logistics

58. City of Bonita Springs Bonita Beach access page: City treatment of Hickory Blvd access and recovery.
59. City of Bonita Springs EnerGov permit portal: Permit search by address.
60. City Hurricane Ian permitting page: Post-storm permitting.
61. City post-storm permitting guide: Permit process after a storm.
62. City rental permit program: City rental permit rules.
63. City of Bonita Springs Community Development: Building, zoning and code enforcement.
64. City of Bonita Springs code of ordinances: Land Development Code on Municode.
65. Florida DEP coastal construction control line: State coastal construction permitting.
66. Florida DEP local government funding request, 2024 to 2025: Bonita Beach nourishment project data.
67. Florida DEP critically eroded beaches report: Little Hickory Island erosion status.
68. WINK News, nourishment contract, September 2024: Contract award.
69. WGCU, Milton impact in Bonita Springs: Erosion after Milton.
70. WGCU, parking closures, September 9, 2026: Beach lot closures.
71. Lee County Parks, beaches: Beach park index.
72. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
73. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
74. Lee County Parks, Little Hickory Island Park: Lot status checked October 1, 2026.
75. Lee County Parks, other Bonita Beach accesses: Free parking at accesses 2 through 9.
76. Lee County Parks unified payment system notice: Annual pass and payment system.
77. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
78. Lee County Solid Waste: Collection information.
79. WGCU, solid waste seasonal schedule: City of Bonita Springs collection.
80. Bonita Springs Utilities service area: Water and wastewater service area.
81. LeeTran: Public transit.
82. School District of Lee County, school zones: Zone and choice information.
83. Lee County school site locator: Address lookup.
84. School District of Lee County enrollment plan: Choice and proximity zones.

Neighboring associations

85. Bonita Beach Club FY2027 dues memo: Quarterly dues by unit type.
86. Bonita Beach Club amended rules, January 2026: Units, rental minimum and pet rule.
87. Bonita Beach Club boat slip ownership: Slip count and ownership structure.

McGreevy and Comisar pages

88. Bonita Beach community page: The parent community hub.
89. Bonita Springs area page: Area overview.
90. Best real estate agents in Bonita Springs: Agent guide for the City.
91. Bonita Beach Club page: Our audit of the closest comparable.
92. Bay Harbor Club page: Bay-side comparable.
93. Bonita Beach and Tennis Club page: Southern-strip comparable.
94. Bonita Shores page: Single-family alternative in the hub.
95. Sea Isles page: Strip neighbor.
96. Casa Bonita page: Strip neighbor.
97. Free home valuation: Seller valuation request.
98. Buying with McGreevy and Comisar: Buyer page.
99. About McGreevy and Comisar: Our team.

Downloadable Documents

These are the public primary documents behind the special assessment and dock sections of this page, hosted by the issuing agency or association.

Southwest Florida MLS figures were not available at publication (checked 2026-10-01), see What We Could Not Verify. County recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Seascape. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.