Silver Sands of Bonita Beach

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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.

Silver Sands of Bonita Beach: 24 Gulf-Side Homes at 26140 Hickory Blvd

Silver Sands of Bonita Beach is a 24-home Gulf-side condominium at 26140 Hickory Blvd inside Bonita Beach in Bonita Springs, Florida, built in 1982 per Lee County’s property roll. The county records eight stories, three homes per floor and 1,612 or 1,743 square feet per home, and FEMA’s flood map splits the building between Zone VE and Zone AE.

Data updated: October 2026

The full legal name is Silver Sands of Bonita Beach Condominium Association, Inc., but the county, the state and the people who live there say Silver Sands, so this page does too. It is one of the smaller buildings on the strip, with 24 homes against 60 at Ambassador and 136 across Seascape’s three buildings, and its homes are large for a Hickory Blvd condominium: every one is a three-bedroom, two-bath home on the county roll. The building also leaves a thin public record. We found no association website, and we did not find the declaration, the budget, the rules, a reserve study or a milestone inspection summary in public. What we did find is the association’s own 1998 articles of incorporation on file with the state, three recent annual reports, five years of paid state fees and a county building-footprint record that lets us test the flood map against the building itself.

We wrote this page the way we would brief a buyer or seller we represent. Every fact carries a source, every conflict between sources is printed with both sides, and every Southwest Florida MLS figure, which we could not pull on the publication date, is marked unavailable instead of estimated. County recorded sales lead, because we can re-derive them.

Where Silver Sands of Bonita Beach is, precisely

All 24 homes share the street address 26140 Hickory Blvd, Bonita Springs, FL 34134. Lee County’s roll gives that address on every unit parcel, and the association’s own articles of incorporation give the same address in Article I. The roll places the parcels on the Gulf side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach, and the county’s map service places them inside the City of Bonita Springs, FEMA community number 120680. The strip is inside the City, and the City’s own Bonita Beach access page treats Hickory Blvd access, post-storm controls and recovery as City matters.

Four neighbors help you place the building. Pelican Pointe, a separate 10-home condominium at 26130 Hickory Blvd, sits about 45 meters to the north. Sea Isles is about 130 meters north on the bay side, Hickory Shores is about 170 meters south, and Ambassador is about 255 meters south-southeast. The county’s public beach accesses are close as well: by our straight-line measurement from the county’s park layers, Access 9 at 26220 Hickory Blvd is about 130 meters south, and Little Hickory Island Park, also called Access 10, at 26082 Hickory Blvd is about 140 to 160 meters north. Those are our straight-line measurements, and the beach lots changed their rules this fall, as we cover under daily logistics.

Silver Sands of Bonita Beach and the other places that share the name

The bare words Silver Sands are crowded. The state’s condominium division lists three Silver Sands Beach and Racquet Club projects in St. Petersburg, a Silver Sands condominium on Longboat Key and a Silversands condominium in Punta Gorda, and Sunbiz carries a separate Silversands Condominium Association in Punta Gorda. For our purposes the only Silver Sands is the 24-home building at 26140 Hickory Blvd, the only legal entity is the Florida not-for-profit corporation named above, Sunbiz document 756610, and the state’s project number is PR1S007804. We matched every county sale to the association’s own legal description, SILVER SANDS OF BONITA BEACH CONDO, and to nothing looser.

Quick reference, Silver Sands of Bonita Beach

Why McGreevy and Comisar Are the Best Realtor for Silver Sands of Bonita Beach

If you’re searching for the best realtor for Silver Sands of Bonita Beach in Bonita Beach, Bonita Springs, whether you’re ready to sell your Silver Sands of Bonita Beach 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 Silver Sands of Bonita Beach 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 Silver Sands of Bonita Beach 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 qualified sales file shows one Silver Sands of Bonita Beach sale dated since October 1, 2025, unit 801 at $1,400,000 on February 27, 2026. We tracked every one of the 22 Silver Sands of Bonita Beach closings in the county record, and every unit’s recorded sales history on the roll, 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 Silver Sands of Bonita Beach home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Silver Sands of Bonita Beach? 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 Silver Sands of Bonita Beach as a Homebuyer

A Silver Sands of Bonita Beach homebuyer gets a 24-home Gulf-side condominium of large three-bedroom homes on Hickory Blvd, built in 1982 per the county, with public beach accesses about 130 meters south and 140 to 160 meters north. The trade is a thin public record: no association website, published fee schedule, rules or reserve documents that we could find.

Data updated: October 2026

What the public record says Silver Sands of Bonita Beach offers

The county roll and the state records describe a building, not a brochure. Twenty-four condominium homes share one address and one footprint of about 7,400 square feet, stacked eight high. Each home is a three-bedroom, two-bath unit of either 1,743 square feet, on the South and North lines, or 1,612 square feet, on the Center line. A buyer is therefore choosing a floor and a line, not a floor plan from a menu: eight floors, three lines and two sizes. The roll flags a pool on every unit parcel, which is a county attribute and not an amenity description, and two unit legal descriptions mention a numbered parking space. We found no association description of amenities, and the amenities section below says what we could and could not establish.

Who Silver Sands of Bonita Beach suits

Silver Sands suits a buyer who wants a small Gulf-side building with large homes, who will read the documents before the offer and who values being close to two public beach accesses. A building with only 24 owners is also easier to read: three lines per floor and a recorded-sales history short enough to list in full. It suits a second-home buyer, too, since 14 of the 24 owners list a mailing address outside Florida, though a mailing address does not prove where anyone lives.

Who should look harder before buying

Silver Sands does not suit a buyer who needs a published fee schedule, reserve study and rules on day one, because we could not find them, or one who needs guaranteed short-term rental rights, because the rental terms are not public. It does not suit a buyer who cannot tolerate flood-map complexity, because the building straddles a VE zone and an AE zone, or one who will not pay for a careful document review, because a 1982 Gulf-side building owes its owners the milestone inspection and reserve study discussed below.

The three document requests every Silver Sands of Bonita Beach 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 Silver Sands, ask for three things first:

• The current budget and the most recent annual financial statement, so you can see what the assessments are funding and what the reserve line holds.
• 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 Silver Sands of Bonita Beach? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. We bring the same documents-first method to every buyer, backed by the Top 1% Real Estate Agents Nationally Since 2008 recognition. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.

Silver Sands of Bonita Beach Market Snapshot: What Have Homes Sold For?

Silver Sands of Bonita Beach recorded 22 qualified sales in Lee County’s county record between January 1987 and February 2026, a median of $732,500 with a low of $72,700 and a high of $1,400,000. All 22 were resales and none was 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, 36 and 60 month windows each hold exactly one sale, so we list it: unit 801 on February 27, 2026 at $1,400,000. The first window with 10 or more is the full recorded history, which starts in January 1987. The county file was built September 30, 2026 and its newest recorded Silver Sands sale is dated February 27, 2026.

The median is the average of the 11th and 12th prices in the sorted list of 22, which are $725,000 and $740,000. A median across nearly four decades mixes very different dollars, and the file has a long quiet stretch in the middle: its sales run from January 1987 to June 1999, then jump to October 2009. Six of the 22 sales, or 27 percent, are above $1,000,000, and the first of those is dated November 2012. A buyer looking at today’s market should read the sales since 2019, which we set out below, and should remember that one recent sale cannot establish a price level.

Qualified Department of Revenue sales are a county record, not MLS, and they can lag a closing by weeks. They exclude some recorded transfers that we list further down, so the qualified record understates activity at Silver Sands.

Every qualified sale in the county record

All 22 sales are listed because a building this small can be read in full. The line column comes from the county’s own legal description for each unit, where AKA 3-South, for example, means the South line on the third floor.

Sales since 2019, with price per heated square foot

Five qualified sales are dated since August 2019. Their median is $1,150,000. The county gives each unit’s heated area, so we can state a price per heated square foot for each one. These are our own calculations from county figures, not MLS price-per-foot data.

Two of the five are eighth-floor homes of 1,743 square feet: unit 803, on the North line, sold for $1,150,000 in August 2019, and unit 801, on the South line, for $1,400,000 in February 2026. The $250,000 gap, 21.7 percent across six and a half years, compares two different lines, so one pair is not a trend. The two Center-line homes of 1,612 square feet sold at $542.80 and $635.86 per square foot, below the larger homes.

Homes that sold more than once

Several homes appear in the file more than once, which lets us compare a home with itself. The table gives each pair of consecutive qualified sales for the same unit.

The five pairs from 2009 onward rose by 8.4 to 38.5 percent between sales, over intervals of about four to seven years. The two older pairs, each more than 20 years long, rose by about 307 percent. These are unadjusted county prices for individual units, not an index.

Sales the qualified file leaves out

The county’s qualified file starts its recorded history in January 1987, because that is the first window with 10 or more qualified sales, and it has no qualified Silver Sands sale between June 1999 and October 2009. The roll shows that this was not a quiet decade. Lee County’s roll keeps the last four sales on each parcel, and those fields show 16 sales dated 2000 through 2008 at prices from $33,200 to $1,300,000. The county codes each of them outside its qualified set, with transaction codes of 06 or 08 and override codes of 06 or 08, and we do not know why. We use none of them in a median and do not call them arm’s-length sales.

Of the 16, twelve are above $600,000, and the range runs from $33,200 for unit 202 on March 13, 2006 to $1,300,000 for unit 703 on March 31, 2006. Every one carries code 06 or 08, and thirteen different units account for the 16, three of them twice.

The roll has other unqualified transfers. The roll’s earliest recorded sales are 13 dated between May 1982 and April 1984, at prices from $162,000 to $220,000 with a median of $194,000, and all are coded 06. They start the month after the state’s April 22, 1982 recording date, so we read them as likely first sales from the original seller, but the roll does not label them and we do not know the developer. The roll also shows 12 more sales between 1987 and 1999 that the county codes 03 or 06, at prices from $150,000 to $490,000. Three transfers stand out. Unit 102 recorded $183,200 in May 2009 under code 11. Unit 203 recorded $1,050,000 in April 2015 under code 19, a price that would rank fifth among the qualified prices had it qualified. Unit 202 recorded $109,700 in November 2024 under code 16, which is far below the building’s other sales. We do not know what that transfer was, and we do not read it as a market price for a whole home. A buyer reading the roll should know these exist, because a single latest-sale field on a parcel record can show a figure like $109,700 and mislead.

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 Silver Sands of Bonita Beach transactions, and any split by floor or line. We are not estimating them from the county record, because the two sources measure different things.

How much of Silver Sands of Bonita Beach has changed hands since Hurricane Ian?

Two of Silver Sands’ 24 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 8.3 percent of the building. Those two are unit 801, a qualified sale at $1,400,000 on February 27, 2026, and unit 202, the $109,700 transfer coded 16 that we discuss above. Only one of them is a qualified sale. That is a floor, because a parcel that sold twice since Ian shows only its last sale. With 24 homes, two parcels is a very small number.

How long owners hold: a clue in the latest-sale dates

Every one of the 24 parcels carries a latest recorded sale date. Two show a date in the 1980s, four in the 1990s, five in the 2000s, eight in the 2010s and five since 2020. That puts six parcels, or 25 percent of the building, on a latest sale from 1999 or earlier, which is consistent with long ownership, though a latest sale in 1994 does not prove the same owner still holds the unit. Ten parcels carry a homestead exemption and 14 of the 24 owner mailing addresses are outside Florida, and a mailing address is not a residency, so we draw no conclusion beyond a wide mix of owners.

What the county says the building is worth, and why it differs from the sales

The county’s just values for the 24 units total $12,816,688 in the September 2026 export, a mean of $534,029 and a median of $538,542, with a low of $431,727 and a high of $606,677. The county’s building-footprint layer carries the same $12,816,688 as the sum of unit values. Those figures are far below recent recorded prices: unit 801’s just value is $568,648 against a recorded sale of $1,400,000, and unit 402’s is $557,191 against its $1,025,000 sale in 2021. Just value is a tax figure, not a price guide.

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

How Does Silver Sands of Bonita Beach Compare With Its Strip Neighbors?

Silver Sands of Bonita Beach has the second-highest all-history county median among the buildings we compared, $732,500, behind only Pelican Pointe’s $750,000, and the second-largest homes after Pelican Pointe. It is also among the smallest associations on the strip, at 24 homes. The windows differ by building, so treat the comparison as directional and not exact.

Data updated: October 2026

Silver Sands against seven strip neighbors, on median recorded sale

The yardstick here is the median qualified sale price in each association’s own county window. Each association needed a different window to reach 10 or more sales, so the medians are not like for like. Silver Sands’ own window is all recorded history, which makes the all-history rows the fair comparison.

Silver Sands’ $732,500 is $182,500 above the $550,000 medians of Ambassador and Casa Bonita Grande, which are Gulf-side buildings with all-history windows, and $162,500 above Windsong’s $570,000. The three shorter-window rows, Seascape, Bonita Beach Club and Bay Harbor Club, cover only the last two to five years, so the gap there is partly a matter of years. Pelican Pointe is the only building above Silver Sands, and it sits about 45 meters away.

Home size: why Silver Sands prices higher

Heated area explains part of the gap. By the county roll, Silver Sands homes are 1,612 or 1,743 square feet, Pelican Pointe’s are 1,643 to 1,890, Casa Bonita Grande’s are 1,030 to 1,496, Ambassador’s are 1,203 to 1,263 and Windsong’s are 1,034 to 1,062. Silver Sands’ mean heated area of 1,699 square feet is 37 percent above Ambassador’s mean of 1,237 and about 63 percent above Windsong’s mean of 1,043, and the medians above are consistent with larger homes recording higher prices. We did not compute a price per square foot for the neighbors, so we make no per-foot claim against them, and size is not the whole story: the medians mix different years.

Where Did Silver Sands of Bonita Beach Come From? Origins, Declaration and Plat

Silver Sands of Bonita Beach was incorporated as a Florida not-for-profit association on March 4, 1981, its 24-unit condominium project was recorded with the state on April 22, 1982, and Lee County dates the building to 1982. The three records line up, and no public document tells the story of who built it or why.

Data updated: October 2026

1981 to 1982: three records, one building

The state’s Division of Corporations record shows Silver Sands of Bonita Beach Condominium Association, Inc. as document 756610, filed March 4, 1981. The state’s condominium public records list Silver Sands of Bonita Beach, A Condo, as project PR1S007804, file 57672, with 24 units and a recording date of April 22, 1982, status Approved and Recorded. The Lee County Property Appraiser roll gives 1982 as the year built on all 24 unit parcels. An association is normally formed before the declaration is recorded, so a corporation that predates the recording by about thirteen months is ordinary, and the order of the dates is what we would expect.

We use 1982 as the year of construction for age and for the milestone discussion later on this page, and we say so each time. A recording date and a certificate-of-occupancy date are different events, and a county year built is a county field. None of the three records is a certificate of occupancy.

The declaration reference on the county roll

Every unit parcel’s legal description on the county roll cites Official Records Book 1599, Page 941. In Florida, the legal description of a condominium unit points to the recorded declaration, so that reference is the best public pointer to the declaration of condominium for Silver Sands. We did not pull the recorded instrument, and we cannot say whether it has been amended since 1982. 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. Ask for every recorded amendment and not only the original.

The plat and the common-element parcel

The county’s map service returns 25 parcels at the building: 24 unit parcels coded as condominium units and one common-element parcel, folio 10462878, coded as common elements, with a county-layer area of about 1.44 acres. Each unit parcel carries 0.17004 acre in the same layer, which is a county allocation of land among units and not a measurement of anything a unit owner can stand on, so we do not add the allocations together. The common-element parcel is why a map query returns 25 parcels while the state and the county’s own roll count 24 homes. We did not pull the recorded plat or the survey exhibit, which is the document that shows where each unit, each limited common element and each parking space sits.

Silver Sands of Bonita Beach Association Filings: Sunbiz, the State Condominium Record and Who Manages It

The association is active at the Florida Division of Corporations, its latest annual report was filed April 14, 2026, and the state’s condominium division shows its $96 annual fee paid in each year from 2022 through 2026. The mailing address is in care of Alliant Property Management, LLC in Fort Myers, which is a filing, not proof of daily management.

Data updated: October 2026

What the Sunbiz record says

The corporate record for document 756610 shows a Florida not-for-profit corporation filed March 4, 1981, status active, with the amendment and restatement of its articles on April 3, 1998 as the last event. Sunbiz lists an annual report for every year from 1995 through 2026, which is an unbroken 32-year run. Three recent reports are public as PDFs: April 14, 2026, March 28, 2025 and April 11, 2024. The principal and mailing address on the record is in care of Alliant Property Management, LLC, in Fort Myers, ZIP 33907, changed in the record on February 14, 2017.

Officers, directors and the registered agent

The 2026 report lists four officer and director positions, President, Vice President, Secretary and Treasurer, and a registered agent who is an individual. We do not name individuals on this page, so we count positions and leave the names to the filing. Four listed positions against a 24-home building means a meaningful share of owners may be serving at any time, and the articles call for a board of at least five directors, which we discuss below. A buyer who wants to meet the board can ask the manager, and the minutes are an official record under Florida Statute 718.111.

The state condominium record

The Division of Florida Condominiums public records list project PR1S007804 with 24 units and a managing entity record, MA00010807, named Silver Sands Condo Assn, with a Fort Myers address in ZIP 33907. The state record names the association itself as the managing entity and not a management company, so the two public records agree that the association’s contact point is in Fort Myers and differ only in whose name is on it.

Who manages Silver Sands of Bonita Beach?

The only public clue is the Sunbiz mailing address, in care of Alliant Property Management, LLC. A mailing address in care of a firm is common when a manager handles an association’s mail, and it is not evidence of who runs maintenance, collects assessments or issues estoppel certificates today. We could not find a management contract, a manager’s website page for the building or an association website. The estoppel certificate names the manager that issues it, so the current answer arrives with the first document a buyer requests.

The address conflict

The state’s project record gives the address as Hickory Blvd, Fort Myers, FL 33907, with no street number and a Fort Myers city. Lee County, the association’s own 1998 articles and Sunbiz all give the building as 26140 Hickory Blvd, Bonita Springs, FL 34134. We treat 26140 Hickory Blvd as the building’s address and read the state’s entry as a legacy or mailing field, since 33907 is the same Fort Myers ZIP code as the manager’s mailing address. If a document or quote shows a different address, ask the association to confirm it is the same building.

The state fee history

Under Florida Statute 718.501, an association pays the division $4 per residential unit each year, and 24 times $4 is $96. The state’s payment history shows $96 billed, $96 paid and $0 due for each billing year from 2022 through 2026, five years in a row. Nothing on the state’s extract for Silver Sands is flagged delinquent or blank. The state has no key-financial-indicators row for Silver Sands, so there is no state-published summary of its finances to read either.

Is there an association website?

We found none. Florida requires a condominium association that manages 25 or more units to post its key documents on a website or in a mobile application, according to Florida Statute 718.111. Silver Sands has 24 units, one below that threshold, so it is not required to maintain a website, and its absence says nothing about the building’s care. Without a public site or portal, every document has to come from the seller or the manager.

What Do the Silver Sands of Bonita Beach Articles of Incorporation Say?

The association’s 1998 amended and restated articles say that unit owners are its members, that the owners of each unit collectively hold one vote, that a board of at least five directors governs it, and that it may approve or disapprove transfers, leasing and occupancy as the declaration provides. They set no fee, rental term or pet rule.

Data updated: October 2026

Purposes and powers

Article II lists the corporation’s purposes and powers in eleven items, lettered A through K. Read together they give the association power to levy and collect assessments, to protect and maintain the condominium property, to buy insurance, to repair and reconstruct after casualty, to make and enforce rules, to contract for management, to hire professionals, to borrow money and to grant easements. One of the eleven matters most to a buyer: the association may approve or disapprove the transfer, leasing and occupancy of units as the declaration provides. The wording points back to the declaration. The articles confirm that the power exists, and the declaration says how it is used, which is why the declaration is the document to read before any offer.

Members and votes

Under Article III, the owners of units are the members of the association, and the owners of each unit collectively get one vote. Twenty-four units therefore means twenty-four votes, each worth 4.17 percent of the total. A home owned by two spouses or by a trust still carries one vote. On a building this small, a handful of votes can swing a decision, which makes the owner-mailing-address pattern on the county roll relevant: 14 of the 24 owners list a mailing address outside Florida, and absentee owners vote by proxy or by whatever electronic method the association has adopted.

The board and the officers

Article VI says the board consists of not fewer than five directors and that officers are elected by the board. The 2026 annual report lists four officer and director positions. That need not conflict with a five-director minimum, because an annual report does not necessarily list every board seat, and we make no claim about the board’s size today.

How the articles are amended

Under Article VII, an amendment may be proposed by a majority of the board or by one quarter of the voting interests, and it is adopted by two thirds of the voting interests present and voting. The board alone may amend only to correct a scrivener’s error. This is how the 1998 restatement happened, by owner ballot, and it is how the next one would. Two thirds of those present and voting is a lower bar than two thirds of all owners, so the number of owners who turn out matters.

What Is the Silver Sands of Bonita Beach Building Like? Floors, Homes and Sizes

Silver Sands has 24 three-bedroom, two-bath homes on eight floors, three homes per floor, at 26140 Hickory Blvd. The county roll gives 16 homes of 1,743 square feet and 8 of 1,612 square feet, which adds to the footprint layer’s 40,784 square feet of effective area exactly.

Data updated: October 2026

Floor by floor

The roll lists unit numbers from 101 to 803, and the county states eight stories on every unit parcel. Eight floors of three homes is 24, which matches the state’s unit count. The county’s legal descriptions label the three lines on each floor South, Center and North, with unit numbers ending in 1, 2 and 3, so unit 101 is the first-floor South home and unit 803 is the eighth-floor North home. There is no penthouse tier in the numbering, and we found no unit numbered above 803.

The size mix

By the roll, the South and North lines are each 1,743 square feet of heated area and the Center line is 1,612 square feet. That is 16 homes at 1,743 and 8 at 1,612. The arithmetic: 16 times 1,743 is 27,888, 8 times 1,612 is 12,896, and 27,888 plus 12,896 is 40,784 square feet, which is the same figure the county’s footprint layer gives as the effective area of the building. One floor holds 2 times 1,743 plus 1,612, or 5,098 square feet, and 8 floors times 5,098 is again 40,784. The mean heated area is 1,699.3 square feet and the median is 1,743.

The county’s footprint layer gives the building’s ground footprint as 7,407 square feet. Against 5,098 square feet of heated area per floor, that leaves roughly 45 percent more footprint than living space, which is room for walls, corridors, stairs, elevators and possibly balconies. The county does not itemize it, and we make no claim about which.

The footprint and orientation

We measured the county’s footprint polygon ourselves: it is about 24 meters by 29 meters, with its long side running on a bearing near 329 degrees, roughly parallel to the shoreline in front of it. Our shoelace area from the polygon’s coordinates is about 686 square meters, or 7,388 square feet, within a fraction of a percent of the county’s 7,407 figure. A near-square plate of that size is consistent with three through-homes per floor around a central core. That is our reading of a polygon, not a plan, and it does not tell a buyer which line faces which way. We do not claim which homes face the Gulf, which face Hickory Blvd, or which see the bay. Standing in a specific home at the time of day an offer is being made answers that.

The first-floor homes

Units 101, 102 and 103 sit on the first residential level. The USGS elevation service gives ground of about 5.5 to 6.1 feet NAVD88 around the building, which is lower than at Ambassador, so the first-floor homes’ finished floor height is the question that matters for them. We found no elevation certificate for the building. We discuss it in the flood section and we do not assert that any first-floor home has flooded.

What Amenities Does Silver Sands of Bonita Beach Have?

Silver Sands’ amenities are not published: we found no association website, brochure or rules document that lists a pool, a fitness room, a clubhouse, a gate or storage. The county roll flags a pool on all 24 unit parcels, and two legal descriptions mention numbered parking, which is the extent of what the public record offers.

Data updated: October 2026

What the public record shows

The county’s pool flag is Y on every one of the 24 unit parcels, and the common-element parcel carries about 1.44 acres in the county layer. Those two facts tell us the building has shared grounds and, by the county’s coding, a pool. They do not say how large the pool is, whether it is heated, where it sits relative to the Gulf or what the hours are.

What we would ask the manager

We would ask for the list of common elements in the declaration and the current rules for each, in this order:

• The pool, spa and deck: hours, guest limits, rules for children and any seasonal closure.
• Parking: how many spaces, whether assigned, how guests and boats or trailers are handled.
• Storage, bicycle racks and package rooms, if any.
• Elevators: how many, their age and the maintenance contract.
• Beach path or walkway: whether the building has its own gate to the sand.

What the public beach offers instead

The building’s practical beach is the public beach, and two county accesses are close. By our straight-line measurement from the county’s park layer, Access 9 at 26220 Hickory Blvd is about 130 meters south and Little Hickory Island Park, Access 10, at 26082 Hickory Blvd is about 140 to 160 meters north. The City of Bonita Springs also runs Beach Park, at 26083 Hickory Blvd, and Bay Park with its boat ramp at 26103 Hickory Blvd, according to the City’s Beach Park and Bay Park pages.

What Does the Silver Sands of Bonita Beach Fee Bundle Cover?

The Silver Sands of Bonita Beach assessment, what it includes and what it costs per home are not published: we found no budget, fee schedule or association website, and we did not use listing-site fee text. The only recurring cost we can state from a public record is the $96 annual state fee, paid by the association.

Data updated: October 2026

What we can and cannot state

The state fee for the building is 24 times $4, or $96 a year, and the state’s payment history shows it paid for 2022 through 2026. Everything else about the assessment is behind the budget. We did not use an assessment figure or a fee-includes list from a listing, because listing text is typed by a seller’s agent, can be out of date and is not an association document. The budget and the estoppel certificate are the sources, and a buyer receives both under Florida Statute 718.503 before the contract becomes final.

What a condominium fee in a Gulf-side building usually has to fund

The categories are the same in every Gulf-side high-rise, even where the amounts differ. A typical budget carries property and liability insurance, which is often among the largest lines in a Gulf-side building, plus flood coverage where the association buys it. It carries elevator service, pool maintenance, landscaping, trash, water and sewer where bulk-billed, management fees, accounting and legal fees, and contributions to reserves. Whether Silver Sands bulk-bills cable, internet, water or sewer is not public. Ask for the budget line by line and ask which items are inside the fee and which each owner pays separately.

How the fee is shared among 24 homes

Assessments are shared by each unit’s percentage of ownership in the common elements, which the declaration states. The 16 larger homes and the 8 Center-line homes differ by about 7.5 percent in heated area, because 1,612 divided by 1,743 is 0.925, and the declaration may share the cost by size, in equal shares or by some other percentages. We cannot tell which from the public record. A buyer comparing two homes in the building should confirm each one’s percentage and not assume the fee is the same.

How to read the budget

Read the budget in four passes. First, find the total operating budget and divide it by 24 as a sanity check. Second, find the insurance line and ask when the policies renew and what the deductibles are. Third, find the reserve line and compare it with the structural integrity reserve study, whose recommended funding the budget must reflect under Florida Statute 718.112. Fourth, find any loan payment and any special assessment installment, because they sit outside the regular fee but inside the owner’s cost.

What Are the Layered Costs of Owning at Silver Sands of Bonita Beach?

Owning at Silver Sands of Bonita Beach 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 county median of $732,500, Florida’s deed stamp tax alone is $5,127.50.

Data updated: October 2026

The estoppel certificate

An estoppel certificate is the association’s written statement of what a home 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 home 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. It is effective for 30 days if delivered by hand or e-mail and 35 if mailed.

The certificate is where a Silver Sands 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 the 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 $732,500 county median, that is 7,325 hundreds times $0.70, or $5,127.50. At the $1,400,000 high in the county’s qualified record, the February 2026 sale of unit 801, it is 14,000 hundreds times $0.70, or $9,800. At the $1,150,000 median of the five qualified sales since 2019 it is $8,050. In Lee County the seller customarily pays that tax and the owner’s title insurance policy, and the contract controls both.

Property tax and what the roll says

Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The county roll puts all 24 homes in taxing district 017, the City of Bonita Springs, and in the Bonita Springs fire district, district 009. Its just values run from $431,727 to $606,677, far below the building’s recent sale prices, because a just value is a tax-roll estimate and not a sale price. Ten of the 24 parcels carry a homestead exemption, which belongs to the owner and does not transfer. A change of ownership resets a capped assessment to market value, so a buyer should not carry the seller’s tax bill forward. Ask us for an estimate at your price when you are ready.

Special Assessments and Loans at Silver Sands of Bonita Beach: What Is Public

No Silver Sands special assessment notice, loan disclosure or board letter was public when we checked on October 1, 2026, so we cannot say whether the association has levied one. The route to the answer is the estoppel certificate, the budget and the minutes, and the statute says what a notice must contain.

Data updated: October 2026

What we looked for

We looked for an association website, owner letters, assessment notices and press coverage naming Silver Sands of Bonita Beach. We found the corporate and state records described above and no association documents. Neighboring Seascape published a series of Hurricane Ian assessment letters, and a local news report put the per-owner cost there near $50,000, but nothing similar is public for Silver Sands. We use that reporting, in a Gulf Coast News Now story on condominium terminations, only as context, not as a statement about this building.

What a special assessment notice must say

Florida Statute 718.116 requires the written notice of a special assessment to state its purpose. Under Florida Statute 718.112, a board meeting at which a special assessment will be considered requires 14 days’ mailed or delivered notice and a posted agenda. A buyer who sees a notice should check that both are in order.

Who owes an assessment at closing

A buyer who closes becomes jointly and severally liable with the seller for assessments that came due before the transfer, under Florida Statute 718.116, which is why the estoppel certificate lists every open balance. If an installment is due after closing, the contract should say who pays it.

How the small size changes a special assessment

With 24 homes, a project that costs the association a given amount lands on each owner at a larger share than in a 60-home or 136-home building. A $1,200,000 repair, for example, is $50,000 per home if shared equally over 24 homes, and $20,000 per home over 60. That is arithmetic and not a forecast for Silver Sands. The same size also means a loan, if one exists, is repaid by only 24 owners, which is why the reserve study and any loan terms matter so much here.

How we would price one in

If a Silver Sands buyer finds a recent or pending special assessment, we ask four questions. What is the stated purpose, and is it maintenance, a reserve catch-up or storm repair? How much has been paid and how much remains per home? Is the work finished and permitted? And what does it say about reserve funding?

Declaration, Bylaws, Rules and Approvals at Silver Sands of Bonita Beach

The declaration, bylaws and rules for Silver Sands of Bonita Beach are not posted publicly that we could find. A buyer can read the statutory document package the seller must provide, the Official Records reference on the county roll and the association’s 1998 articles. Approval, transfer and leasing terms are unknown until the documents arrive.

Data updated: October 2026

What a buyer can read before contract

Four public sources carry real governance content. The county roll’s legal description cites Official Records Book 1599, Page 941, which points to the recorded declaration. The association’s 1998 articles give its powers, its voting rule and its amendment rule. The Division of Corporations record and the state’s condominium public records identify the entity and the project. 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.

Meetings, notice and owner votes

The statute sets the baseline even when a building has not published its own rules. Board meetings require 48 hours’ posted notice, and meetings on a special assessment or a rule that changes unit use require 14 days’ notice, under Florida Statute 718.112. Owners can vote in person, by proxy or, where the association has adopted electronic voting, online. Under the articles each home has one vote, and the bylaws say how proxies and quorum work.

How a declaration is amended and how rules are enforced

A declaration is amended by the method it provides, and if it provides none, Florida Statute 718.110 allows amendment by owners of at least two-thirds of the units on most matters. That is why we ask for every recorded amendment and not just the original 1982 instrument. Under Florida Statute 718.303, each owner, tenant and invitee must comply with the chapter, the declaration and the rules, and a fine may not exceed $100 per violation or $1,000 in the aggregate, after notice and an opportunity for a hearing.

Approvals, transfer and applications

The articles say the association may approve or disapprove transfers, leasing and occupancy as the declaration provides. That is a power, and its use is not described in anything we could read. Whether Silver Sands requires an application for a sale, a right of first refusal, an interview, a transfer fee or a capital contribution is not published. The estoppel certificate is where those terms 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. Disputes with an association over how a request was handled can go through the dispute-resolution process in Florida Statute 718.1255.

Can You Rent Out a Silver Sands of Bonita Beach Condo?

The rental rules at Silver Sands of Bonita Beach are not published: we found no minimum lease term, rental cap or approval process. The articles give the board power over leasing as the declaration provides. Separately, Florida, Lee County and the City each regulate short rentals through licensing, tourist taxes and permits.

Data updated: October 2026

What the association has published

Nothing we read states a Silver Sands minimum lease length. The first question for the manager is the declaration’s leasing article, any amendments, and the board’s rental application and fee. Our own page on neighboring Casa Bonita Grande reports a 30-day minimum there, and we cite it only as an example of what a strip building can set. Silver Sands’ own rule can only come from its documents.

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, administered by the Clerk’s Inspector General office, according to the Lee County Clerk’s tourist tax page and the Department of Revenue’s tourist development tax rate sheet. Owners who rent short-term must register and remit, and the Clerk’s page says an owner stays responsible for remittance if a dealer fails to collect. Whether a platform collects some taxes for you 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. Silver Sands has 24 homes. Confirm the current rule with the City before you rely on it.

How many Silver Sands owners live elsewhere

By the county roll’s mailing addresses, 14 of the 24 owners list an address outside Florida and 10 list a Florida address, and ten homes carry a homestead exemption. A mailing address does not prove where anyone sleeps, but the pattern fits a building where many homes are seasonal or second homes. It tells us nothing about how many are rented.

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 Silver Sands’ 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 Silver Sands of Bonita Beach?

Pet rules at Silver Sands of Bonita Beach are not published, so we cannot state a weight limit, a count limit or a breed restriction. Federal and Florida law protect assistance animals separately, and every other pet rule lives in the declaration or the rules, which a buyer confirms through the estoppel and the 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 it applies to guests and tenants, and where pets may be walked on the grounds and in the parking area. Ask whether the rules were adopted by the board or written into the declaration, because that changes how hard they are to amend. For comparison only, our page on Casa Bonita Grande reports one pet of 30 pounds or less, for owners only, in that building’s rules.

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 Silver Sands are set by Lee County Parks and the City, not by the association. As of October 1, 2026, the county’s pages for Bonita Beach Park and Little Hickory Island Park both said no pets are allowed, and both said no fires and no grilling on the beach. Rules differ by beach, so check the Lee County beaches pages for the access you plan to use.

Hurricane Ian Near Silver Sands of Bonita Beach: What the Public Record Shows

Hurricane Ian struck southwest Florida on September 28, 2022. We found no Silver Sands-specific damage report, assessment letter or insurance claim, so this section gives the surveyed high-water marks within 400 meters, the official surge ranges and the one arithmetic comparison we can make from them, and labels each.

Data updated: October 2026

What we did not find

No owner letter, board update, loan notice or press story about the building’s own Ian experience was public when we checked on October 1, 2026. We do not assert that the building flooded or that it did not. The county roll’s latest-sale dates show two of the 24 homes changing hands since the storm, unit 801 in a qualified sale in February 2026 and unit 202 in a November 2024 transfer the county codes outside its qualified file. That is 8.3 percent of the building, which is consistent with an ordinary resale market and says nothing about damage.

The closest surveyed marks

The U.S. Geological Survey’s high-water mark database for Ian holds a mark labeled Hickory Island center about 143 meters north-northeast of the building, at 11.7 feet above the NAVD88 datum and 5.23 feet above ground. Two marks at Bay Harbour II, 26235 Hickory Blvd, about 256 to 263 meters away, read 11.3 and 12.2 feet. A further mark about 383 to 386 meters away, inside a ground-floor unit at 25901 Hickory Blvd, reads 11.3 feet with 2.53 feet of water inside. Ground at the building is about 5.7 feet above that datum according to the USGS elevation service, so 11.7 minus 5.73 is about 5.97 feet of water above Silver Sands’ bare ground at the nearest mark, and 11.3 to 12.2 minus 5.73 is about 5.6 to 6.5 feet at the Bay Harbour marks. Those are our arithmetic from neighbors’ marks, not measurements taken at Silver Sands.

How high was the water? 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.” 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 Silver Sands.

What to ask the seller

Ask whether the building or the home took water, whether any claim was filed and paid, whether the association levied a storm assessment and whether every permit is closed. For units 101 to 103, ask for the elevation certificate. Florida requires a seller to disclose flood history under Florida Statute 689.302, and a buyer who gets the answers in writing has what a lender and an insurer will ask for.

Silver Sands of Bonita Beach Flood Zone, Storm Posture and Insurance

FEMA’s flood layer places Silver Sands partly in Zone VE, with a base flood elevation of 13 feet at the Gulf-side corners, and mostly in Zone AE at 11 feet, by our overlay of the county footprint, on panel 12071C0651G effective November 17, 2022. Lee County puts the building in evacuation Zone A. Floor elevations 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 five points: the roll’s map point for the building and four points about 15 meters north, south, east and west of it. The map point returned Zone VE with a base flood elevation of 13.0 feet on the printed panel 12071C0651G, and so did the south and west points. The east and north points returned Zone AE with a base flood elevation of 11.0 feet. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1, and the City-limits layer returned the City of Bonita Springs, community number 120680. The ground elevations we read were between 5.7 and 5.9 feet NAVD88, so the base flood elevation is roughly 7.3 feet above bare ground at the VE point and 5.1 to 5.2 feet at the AE points.

The split zone: what we found and where our research disagrees

A single point query can hide a boundary, so we also laid a grid of 4,290 points, spaced 0.4 meter apart, across the county’s building footprint polygon and asked FEMA’s layer which zone each point falls in. 709 points, or 16.5 percent of the footprint, about 113 square meters, returned VE with a base flood elevation of 13 feet, and 3,581 points, or 83.5 percent, about 573 square meters, returned AE with 11 feet. The footprint’s centroid and its north-east and south-east corners returned AE, and its Gulf-side north-west and south-west corners returned VE. Our earlier research summaries described Silver Sands as a single-point VE 13. We publish both readings with their sources: the single-point result is the map point alone, and the overlay is our own test of FEMA’s layer against the county’s polygon. The overlay is ours, not a FEMA determination, and a flood zone determination or an elevation certificate by a surveyor is what a lender uses.

AE or VE: why the split matters

Zone VE is FEMA’s coastal high-hazard zone, where waves of three feet or more are expected, and Zone AE is where waves are expected to be smaller. Which zone governs a building mapped partly in each is a question for a surveyor, the lender and the insurer, not for our overlay. Casa Bonita Grande is mapped in VE 13 and Ambassador, about 255 meters south-southeast, is mapped in AE 11, so Silver Sands sits where the map changes over. The county’s own layers return “High hazard” for the Coastal High Hazard Area and “Coastal Building Zone (ORD 94-22)” for the Coastal Building Zone. Those are county classifications, they are the City’s to apply, and they should not be confused with FEMA’s.

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 Silver Sands that points to 12 feet NAVD88 in the AE portion and 14 feet in the VE portion. 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 Silver Sands 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. FEMA’s CRS guide explains how class ratings translate to discounts.

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 24 homes the arithmetic ceiling is $6,000,000, which is about $147 per square foot of Silver Sands’ 40,784 heated square feet and less per square foot of total building area. The building’s flood policy, limit and carrier are not published. Ask the manager for the declarations page.

Wind, the master policy and what insurance costs

Silver Sands’ 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. The state’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants, and we did not find whether Silver Sands 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. Owners should know the building’s shutter status, elevator shutdown plan, vehicle-removal rule and manager contact. Silver Sands’ own storm plan is not published. After a declared emergency, Florida Statute 718.1265 lets a board hold meetings by video and levy special assessments without an owner vote, unless the documents say otherwise, so a buyer should ask whether the declaration restricts those powers. For a model of what a plan can say, see Bonita Beach Club’s unit-owner hurricane preparation document, and ask Silver Sands’ 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 Silver Sands-specific document describing damage from either storm.

Selling at Silver Sands of Bonita Beach? 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 1982 Building Owes

Silver Sands reached 30 years of age in 2012, so if the 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. The county states eight stories, and the dates are statutory, not a filing status.

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. Silver Sands’ year built of 1982 means it reached 30 in 2012, 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 Silver Sands owed the inspection and the study by the dates above if its building meets the three-story test, and the county’s record of eight stories points that way. They do not tell you that the building passed or failed, and we assert neither. No Silver Sands milestone summary or reserve study is public in anything we read. 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.

What the reserve study changes

The structural integrity reserve study must cover, at a minimum, the roof, the structure, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors, and the budget must reflect the funding it recommends. For a Gulf-side building that is 44 years old, the study may be the single biggest determinant of future assessments, which is why we ask for it before anything else.

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 Silver Sands of Bonita Beach? Check by Address

Lee County’s school proximity layer for 2026 to 2027, queried on October 1, 2026 for the Silver Sands map point, returned elementary zone Q, middle school zone GG and a high school zone labeled South 3. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its plan annually.

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 26140 Hickory Blvd. 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. The layer we queried is the county’s SchoolProximityZones_2627 service.

What the zone codes mean in the plan we read

In the 2024 to 2025 enrollment plan we read for this strip, elementary zone Q listed Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools. Middle school zone GG listed Bonita Springs Middle and Three Oaks Middle, and Bonita Springs High School offered programs for students in the area. The district’s school sites include Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. A zone code in 2026 may map to a different set of schools than the same code in 2024, so treat this as a map to the question and not as the answer.

County and City Permits, Zoning and Coastal Rules at Silver Sands of Bonita Beach

Silver Sands sits inside the City of Bonita Springs, so building permits, code enforcement and zoning 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 home’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. For any home you plan to buy, search the address and ask the seller to close out any open permit. Open permits can complicate a closing and a lender’s review.

Zoning: not confirmed here

Lee County’s parcel layer tags the Silver Sands parcels with the City of Bonita Springs as the zoning authority, and it leaves the zoning district blank. Lee County’s future land use layer covers unincorporated areas, so a blank there is what we would expect for land inside a city. 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. Our comparison of the building’s map point with the state’s 1991 line and Lee County’s 1978 line found the 1991 line about 66 meters away and the 1978 line about 13 meters away, and places the building seaward of the 1991 line and landward of the 1978 line, which would put it 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 Silver Sands structure holds such a permit is not published, and the association manager is the one to ask.

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

Living at Silver Sands means a location between two county beach accesses, Access 9 to the south and Little Hickory Island Park to the north, each about 130 to 160 meters away by our measurement. 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

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 Tuesday, September 8, 2026 for Hurricane Ian repair construction, pedestrian access was through Access 1, parking was $2 per hour when open, the annual pass was not accepted and pets were not allowed.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026.
• Little Hickory Island Park, Access 10, 26082 Hickory Blvd: the lot was closed from September 8, 2026, pedestrian access continued, the annual pass is valid, and the page lists beach access, restrooms and showers, with no pets and no fires or grilling.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9, including Access 9 at 26220 Hickory Blvd, and warns that the beaches have not been restored to their condition before Ian.

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. Silver Sands’ street number, 26140, sits between Little Hickory Island Park at 26082 and Access 9 at 26220, according to the county pages. The City also runs Beach Park at 26083 Hickory Blvd and Bay Park, a boat ramp, at 26103 Hickory Blvd. The City’s Bonita Beach access page covers its access and recovery notices.

How far is the sand?

By our straight-line measurement from the county’s park-location layer to the building’s map point, Access 9 is about 130 meters south, Little Hickory Island Park is about 140 to 160 meters north, Access 8 is about 494 meters and Access 7 is about 861 meters. Those are straight lines, not walking routes. Whether an owner can walk through the building’s own grounds to the sand is a declaration question.

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. On May 20, 2026 the City of Bonita Springs council approved a contract for a Hickory Boulevard roundabout site improvement project, and the item we read does not say where on Hickory Blvd it is, so do not assume it affects Silver Sands.

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 Silver Sands uses county collection or a private contract is not published. Mail uses ZIP 34134, and the building’s mail arrangement is not described in anything we read. Bonita Springs Utilities lists the City in its water and wastewater service area, Florida Power and Light is the electric utility, and who provides cable or internet to the building is not published.

Getting around

Map routing from a mid-strip point on Hickory Blvd, with no traffic, gives about 26.6 miles and 39 minutes to Southwest Florida International Airport, about 18.6 miles and 33 minutes to the Naples Pier, about 17.9 miles and 32 minutes to Fifth Avenue South in Naples and about 7.6 miles and 14 minutes to Interstate 75 at exit 116. Silver Sands is slightly north of that point, so we say about 25 to 27 miles to the airport and treat the other figures as approximate to within a mile or two. 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.

Beach Nourishment, Erosion and Sea Turtle Season Near Silver Sands of Bonita Beach

The beach in front of Silver Sands is shaped by a state and county nourishment program, by storm erosion and by sea turtle nesting from May 1 through October 31. The City reported 187 nests on Little Hickory and Big Hickory Island in 2025, and lighting rules apply to beach-side property.

Data updated: October 2026

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 or whether it reaches the beach at Silver Sands. WGCU reported that Milton caused 30 to 35 feet of erosion at the south end of Bonita Beach. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. We found no Silver Sands-specific erosion measurement.

Sea turtle nesting

The City’s sea turtle awareness page says nesting season runs from May 1 through October 31, with the City’s guidelines applying from 9 PM to 7 AM, and that lights visible from the beach should be shut off or shielded. A February 2026 City item, Turtle Time presented marine turtle nesting data for the 2025 season, reports 187 nests on Little Hickory Island and Big Hickory Island, 381 non-nesting emergences, five nests relocated after tides exposed the eggs and 17 nests disoriented primarily because of non-compliant lighting.

Why this matters to an owner

The City says it mails an annual letter to beach-adjacent property owners about nesting rules, and the City enforces a sea turtle conservation code. An owner of a Gulf-side home should ask the association about balcony and exterior lighting rules, and a buyer who wants to add or change lighting should check them first. The same page says fires are not permitted on the beach.

How We Researched Silver Sands of Bonita Beach, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 24 Silver Sands of Bonita Beach unit parcels in the Lee County roll, every one of the 22 qualified sales since 1987 and every state filing we could open, and we queried FEMA, Lee County and the USGS 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 county’s parcel records for the 24 homes and the common-element parcel and counted floors, homes and heated area by hand. We read the county’s recorded-sales index and each home’s sale history on the roll. We read the association’s 1998 articles in full, opened the Florida corporate record and three annual reports, and read the state’s condominium extract and payment history. On October 1, 2026 we queried FEMA’s flood layer at five points and across the county’s building footprint, Lee County’s evacuation, parcel, coastal and school layers and the USGS elevation and high-water-mark services, and we re-read the Lee County Parks beach pages.

What we found that surprised us

Three things stood out. FEMA’s flood layer divides the building, with about 16.5 percent of the footprint in Zone VE by our overlay, while a single-point query at the map point returns only VE. The county’s footprint layer and the roll agree to the square foot on heated area, 40,784. And the qualified record has a hole from 1999 to 2009 while the roll shows 16 sales in 2000 to 2008 that the county coded as not qualified.

What we could not get

We could not pull Southwest Florida MLS data for Silver Sands, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because we found no public copy. We list these gaps again, in one place, at the end of the page.

Comparable Associations on the Strip: Silver Sands of Bonita Beach vs Casa Bonita Grande

Casa Bonita Grande is the strip’s best comparable for a buyer who wants to know what a documented building looks like next to an undocumented one: it is a Gulf-side, eight-story building too, with a VE 13 map zone and public rules. Silver Sands is smaller, newer and pricier, and publishes far less.

Data updated: October 2026

Silver Sands of Bonita Beach versus Casa Bonita Grande, side by side

Casa Bonita Grande is a 54-unit Gulf-side condominium at 25900 Hickory Blvd, according to its state condominium record, and our page on it reads its declaration and 2024 rules, which Silver Sands’ public record does not allow. Its association site has public pages for bylaws and rules and for realtors and rentals.

The Casa Bonita Grande figures come from our own page on that building, which cites its declaration and rules. The two medians come from windows that start in different years, 1987 and 1985, and the 1987 start leaves out the early Silver Sands sales that the county coded as not qualified, so we compare them directionally.

When Silver Sands of Bonita Beach is the better fit

Choose Silver Sands if larger three-bedroom homes, a smaller owner group and a newer building matter to you, if a location between two county beach accesses is the point, and if you are comfortable doing the document work this page describes. It also has 24 owners sharing costs, against 54 at Casa Bonita Grande, which makes each owner’s voice larger and each shared cost heavier.

When Casa Bonita Grande is the better fit

Choose Casa Bonita Grande if you want governing documents you can read before you offer, a documented rental minimum and a choice of floor plans. Its VE 13 flood zone and 1976 build year are the trade, and its pet rule is strict. Read our Casa Bonita Grande page for its own audit.

Decision table: which one for which buyer

The other strip neighbors

Seascape is a 136-unit Gulf-side condominium with a documented storm recovery, and Bonita Beach Club is a gated 198-unit community with published dues. Windsong is another 24-home building, dating to 1979. Bay Harbor Club and Sea Isles sit on the bay side, Bonita Beach and Tennis Club is a 360-unit community with a much lower median, and the Casa Bonita towers include buildings mapped in VE 13.

Selling at Silver Sands of Bonita Beach? 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 Silver Sands of Bonita Beach

Silver Sands offers a 24-home Gulf-side building of large three-bedroom homes, two county beach accesses within about 160 meters and a clean state fee record, and its costs are a thin public record, a split flood zone, a 44-year-old building’s milestone and reserve obligations and a market too thin to price from medians. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. Twenty-four homes at one address: small enough to know the building, with a short list of owners.
• Large homes. Every home is three bedrooms and two baths at 1,612 or 1,743 square feet, larger than at Ambassador or Casa Bonita Grande.
• Gulf side. The county roll lists all 24 parcels on the Gulf side of Hickory Blvd.
• Beach access on foot. Access 9 and Little Hickory Island Park are about 130 and 140 to 160 meters away, per our measurements.
• A clean record where we could check. The state fee is paid for 2022 through 2026, and Sunbiz shows an annual report for every year since 1995.
• A strong recent print. The February 2026 sale of unit 801 at $1,400,000 is the building’s high in the qualified record.

What gives us pause

• A thin public record. No association website, fee schedule, rules, budget, reserve study or milestone summary was found.
• A split flood zone. VE 13 at the Gulf-side corners and AE 11 across most of the footprint, by our overlay, with evacuation Zone A.
• Age. A 1982 building owes milestone and reserve study work that a buyer must read.
• A thin market. One qualified sale in the last 60 months, so price comes from a handful of comparables.
• Unconfirmed management and a legacy state address. The state’s project address is a Fort Myers entry with no street number.
• Insurance cost. Statewide condominium premiums have moved sharply, and Silver Sands’ own are not published.

Thinking of Selling Your Silver Sands of Bonita Beach Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Silver Sands of Bonita Beach listing agent, or thinking, “I need someone to sell my Silver Sands home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Silver Sands 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 Silver Sands 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 Silver Sands of Bonita Beach 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 Silver Sands 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 22 Silver Sands sales since 1987 with a median of $732,500, and one of them, unit 801 at $1,400,000, is dated since October 1, 2025. A sample that small is why each comparable matters.

Why selling at Silver Sands of Bonita Beach is different

A Silver Sands sale is a documents sale on a thin market. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, any special assessment and the milestone inspection summary, and a home 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. A listing from a team with the Top 1% Real Estate Agents Nationally Since 2008 recognition should be the most carefully documented one on the strip, and that is how we treat it.

Price follows the line, the floor and the condition. Sixteen homes are 1,743 square feet and eight are 1,612, and the five qualified sales since 2019 ran from $542.80 to $803.21 per heated square foot, so a blended average is useless to a seller. We price from the nearest like home in the county record, adjust for floor, line, view and condition, and are open about how few sales there are. Missing documents, special assessments or insurance questions can narrow the pool of financed buyers, so we confirm early what a lender will ask.

What Is Your Silver Sands of Bonita Beach Home Worth? Get a Free Valuation in 60 Seconds

Request your free Silver Sands of Bonita Beach home valuation and we will come back with the nearest comparable recorded sales, the floor and line adjustments, and the document gaps that could affect your price.

Talk to Jesse direct

Call or text Jesse at (239) 898-6072 with any question about selling at Silver Sands.

Silver Sands of Bonita Beach seller mini-FAQ

Five questions Silver Sands owners ask us before they list.

What is my Silver Sands home worth?

It depends on the floor, line, view and condition, and the county shows a wide spread: qualified sales from $72,700 in 1994 to $1,400,000 in 2026, with a median of $732,500. We use the nearest like home, 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.

Which documents do I give a Silver Sands 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.

Will the thin public record hurt my sale price?

We cannot promise either way, and we do not have MLS data to measure it. Buyers will ask for the budget, the reserve study and the milestone summary, and a seller who has them ready removes uncertainty. A home that arrives with the full package is easier for a lender and a buyer’s attorney to approve.

How do I start?

Call Jesse at (239) 898-6072, 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 Silver Sands of Bonita Beach homes and other Bonita Beach properties. Our honors, contact details and Florida licensing information are below.

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 Silver Sands of Bonita Beach 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 Silver Sands of Bonita Beach built?

Lee County’s roll gives 1982 for all 24 parcels, the state shows a recording date of April 22, 1982, and the association filed on March 4, 1981. No certificate of occupancy is public.

How many homes does Silver Sands of Bonita Beach have?

Twenty-four. The state’s project record and the county roll agree. The county also carries one common-element parcel that is not a home, so a map search returns 25 parcels.

How big are the homes at Silver Sands of Bonita Beach?

Every home is three bedrooms and two baths. Sixteen are 1,743 square feet, on the South and North lines, and eight are 1,612 square feet, on the Center line, by the county roll’s heated area.

What do homes at Silver Sands of Bonita Beach sell for?

Lee County’s qualified record shows 22 sales since 1987 with a median of $732,500 and a range of $72,700 to $1,400,000. The five since 2019 have a median of $1,150,000. These are county recorded prices, not MLS closings.

What is the monthly fee at Silver Sands of Bonita Beach?

Not published. We found no budget or fee schedule and did not use listing text. The budget and the estoppel certificate give the figure and what it covers. The association’s state fee is $96 a year.

Is Silver Sands of Bonita Beach in a flood zone?

Yes. FEMA’s flood layer places the footprint partly in Zone VE at 13 feet and mostly in Zone AE at 11 feet, by our overlay, on panel 12071C0651G effective November 17, 2022. A surveyor’s elevation certificate is what a lender uses.

Can I rent my home at Silver Sands of Bonita Beach?

Unknown. The rental rules are not published, and the articles give the board power over leasing as the declaration provides. State licensing, the 5 percent tourist tax and the City rental permit apply on top of whatever the declaration allows.

Are pets allowed at Silver Sands of Bonita Beach?

Unknown. We found no published pet rule. Assistance animals are protected separately under federal fair housing law. Ask the manager for the pet section of the rules before you offer.

How close is the beach to Silver Sands of Bonita Beach?

By our straight-line measurement, Access 9 is about 130 meters south and Little Hickory Island Park, Access 10, is about 140 to 160 meters north. Lots changed in September 2026, so check the county pages before you go.

Does Silver Sands of Bonita Beach have a website or owner portal?

We found none. Florida requires a website or app only for associations of 25 or more units, and Silver Sands has 24. A portal may exist behind a login.

Who manages Silver Sands of Bonita Beach?

Unconfirmed. The Sunbiz mailing address is in care of Alliant Property Management, LLC in Fort Myers, and the state record names the association itself as managing entity. The estoppel certificate names the manager that issues it.

Has Silver Sands of Bonita Beach had a special assessment?

We found no public notice of one. That is not proof there has not been one. The estoppel certificate, the budget and the minutes show assessments, and a buyer should ask for every notice since 2022.

Has Silver Sands of Bonita Beach completed its milestone inspection and reserve study?

Not shown publicly. A 1982 building with three or more habitable stories owed the inspection by December 31, 2024 and the reserve study by December 31, 2025. The seller must give the buyer the summary and the study, or a statement that none is complete.

Is Silver Sands of Bonita Beach inside the City of Bonita Springs?

Yes. Lee County’s city-limits layer returns the City of Bonita Springs, FEMA community number 120680, and the roll’s taxing district is 017. The City handles permits and zoning, and the strip is not unincorporated Lee County.

Which schools serve Silver Sands of Bonita Beach?

The county’s 2026 to 2027 school layer returned elementary zone Q, middle zone GG and high school zone South 3. The district’s address locator controls the answer, so run 26140 Hickory Blvd for the current year.

How is Silver Sands of Bonita Beach different from Pelican Pointe next door?

Pelican Pointe is a separate 10-home condominium about 45 meters north, built in 1983, with homes of 1,643 to 1,890 square feet and a county median of $750,000 on 13 sales. It has a different association and a smaller owner group than Silver Sands.

What should I request before making an offer at Silver Sands of Bonita Beach?

Ask for the budget and financial statement, every special assessment notice since 2022, the milestone summary and reserve study, the flood and wind policy summaries, the rules, and the elevation certificate for first-floor homes. Under Florida Statute 718.503 the seller supplies the package.

Frequently Asked Questions, Seller Edition

These are the questions Silver Sands of Bonita Beach sellers ask before they list, with answers grounded in Florida statutes, county records and the state filings. 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 Silver Sands of Bonita Beach condo worth right now?

The county’s qualified record shows 22 sales since 1987, with a median of $732,500, and the five since 2019 have a median of $1,150,000. Your home’s value depends on floor, line, view and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Silver Sands of Bonita Beach homes sold for recently?

The only qualified sale in the last 60 months is unit 801 at $1,400,000 on February 27, 2026. The five qualified sales since 2019 sold from $542.80 to $803.21 per heated square foot, as the market snapshot lists. These are county recorded prices, not MLS closings.

How long does it take to sell a Silver Sands of Bonita Beach home?

We cannot say from public records, because days on market is an MLS figure and the MLS pull was unavailable on October 1, 2026. The market is thin: the county shows one qualified sale in each of its 12, 24, 36 and 60 month windows.

How many Silver Sands of Bonita Beach homes sell in a year?

Few. The county’s qualified file shows 22 sales across about 39 years, and five since 2019. The roll shows two homes trading since Hurricane Ian. With so few sales, presentation and documents carry weight.

Why do some Silver Sands of Bonita Beach transfers not count as sales?

The county’s qualified file keeps only transactions coded 01 or 02. Transfers carrying other codes, among them 03, 06, 08, 11, 16 and 19, sit outside the county’s qualified file, which is why a $109,700 transfer in 2024 and the early 1980s sales are not in the median.

Which documents must I give a Silver Sands of Bonita Beach buyer?

The declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, and the buyer’s frequently asked questions document, under Florida Statute 718.503. Order them early.

What does an estoppel certificate cost me?

The statute caps the fee at $250 when nothing is owed, adds $100 if it is expedited and up to $150 more if the home is delinquent, subject to inflation adjustments. The association must issue it within 10 business days of a written request, under Florida Statute 718.116.

Do I pay the deed tax when I sell?

In Lee County the seller customarily pays Florida’s documentary stamp tax on the deed, 70 cents per $100, and the owner’s title policy, though the contract controls. At $1,150,000 the tax is $8,050, and at $1,400,000 it is $9,800.

Does the buyer need board approval to buy at Silver Sands of Bonita Beach?

Unknown. The articles give the association power to approve or disapprove transfers as the declaration provides, but whether the declaration uses it, and how, is not published. Read both before you accept an offer.

Can my buyer rent the home out after closing?

Not necessarily. Leasing is governed by the declaration and rules, which we could not read, and the articles give the board power over leasing. If your buyer is an investor, confirm the minimum lease term first.

Will the split flood zone affect my sale?

It may affect the buyer’s insurance quote and lender review, and we have no MLS data to show the price effect. FEMA’s layer places part of the footprint in VE 13 and most in AE 11, by our overlay. A current elevation certificate helps every buyer.

Do I need an elevation certificate to sell?

Florida does not require one for every sale, but lenders and insurers often ask for it when a home is in a flood zone, and first-floor homes, units 101 to 103, are the likeliest to be asked. Ask the association whether one exists for the building.

What flood history must I disclose?

Under Florida Statute 689.302, a seller of residential property must give the buyer a flood disclosure about known flood damage, claims and flood insurance. Answer it accurately and in writing. We do not assert that any Silver Sands home flooded in Hurricane Ian.

How does the milestone inspection affect my sale?

A buyer’s lender and attorney will ask whether the building’s milestone inspection and reserve study are complete and what they recommend. A 1982 building owed both by the dates above. Having the summary in hand early prevents a late-stage surprise.

Do I have to provide the reserve study when I sell?

Yes, if one exists, or a statement that none is complete. Florida Statute 718.503 requires the seller to provide the structural integrity reserve study or a statement that one has not been completed. Contracts signed after December 31, 2024 must carry a conspicuous statement about it.

What if a special assessment is pending when I sell?

It must be disclosed and the contract should say who pays each installment. The estoppel certificate lists open balances, and a buyer becomes jointly liable for assessments due before transfer. With 24 homes, an assessment is larger per home, so expect questions.

Should I price my home from the county’s just value?

No. The roll’s just values run from $431,727 to $606,677, while the building’s recent qualified sale was $1,400,000 and unit 402 sold for $1,025,000 in 2021 against a just value of $557,191. Just value is a tax-roll estimate, not a market price.

Does my floor change the price?

Probably, but we have no MLS split by floor and the county’s qualified record is too thin to separate them. The highest print, $1,400,000, is for unit 801 on the eighth floor. We compare like with like instead of generalizing.

Does my line, South, Center or North, change the price?

Size differs: the Center line is 1,612 square feet and the South and North lines are 1,743. We cannot say from the public record how much view or orientation adds, and we do not claim which line faces which way. We look at nearby sales of the same line.

What price per square foot have Silver Sands of Bonita Beach homes sold at?

For the five qualified sales since 2019, from $542.80 to $803.21 per heated square foot. The range is wide because the five sales span 2019 to 2026 and different floors.

Do I sell my parking space with my home?

That is a declaration question. Two unit legal descriptions mention a numbered space, 14 and 30, which implies at least 30 numbered spaces for 24 homes. Confirm in the declaration whether spaces are assigned, deeded or limited common elements, and list them accurately.

What happens to my homestead exemption when I sell?

The exemption belongs to you and ends with the sale, and the buyer’s assessment resets to market value. A capped benefit may carry over to a new Florida homestead, and the Property Appraiser and your tax adviser can say how. The roll shows ten of 24 homes homesteaded.

What if I live out of state?

Many Silver Sands owners do: 14 of the 24 list a mailing address outside Florida. Florida closings can often be handled by mail, remote notary or power of attorney, and the title company decides what it will accept. Tell us early where you live.

Will a buyer’s lender finance a Silver Sands of Bonita Beach purchase?

Often, but a lender reviews the building as well as the buyer. Missing documents, a special assessment, low reserves or an unfinished milestone item can narrow the pool of financed buyers. We confirm early what a lender will ask for.

When is the best time to list a Silver Sands of Bonita Beach home?

We have no MLS seasonality data to show, and we will not guess. Many owners here are not Florida residents, so list when your documents are ready and when we can show the home well. Talk to us about timing for your case.

What if I have an unpaid assessment?

An unpaid assessment is paid at closing from the proceeds, as the estoppel certificate states it, and it can delay the closing if it is not settled. A buyer is liable for assessments that came due before transfer, so closing agents insist on payment.

How do I choose a listing agent for Silver Sands of Bonita Beach?

Ask whether the agent has read the building’s records, will request the document package before listing and can show county sales and not just listings. Ask for the plan for a thin market. Our guide to the best real estate agents in Bonita Springs explains how we answer.

Can I sell my Silver Sands of Bonita Beach home before the milestone work is done?

Yes, but the buyer will see it. The seller’s package must show the summary and study status, and a lender may price the risk. Disclose, document and price with the facts in hand, and let the contract say who pays what.

How do I start selling my Silver Sands of Bonita Beach home?

Call Jesse at (239) 898-6072 or use the free valuation link. We will ask for your unit number, pull the nearest comparable sales and request the association’s documents before you decide.

Should I make repairs before I list my Silver Sands of Bonita Beach home?

Fix what an inspector or an appraiser will notice, and permit any work: ask the association before you start, and confirm that earlier work has closed permits in the City’s EnerGov portal. We help you decide which repairs return more than they cost.

What taxes should I think about when I sell?

Ask your tax adviser about capital gains and your basis, and about the homestead exemption ending with the sale. A seller who is not a U.S. person can face withholding at closing under federal rules. We do not give tax advice, and we will coordinate with your adviser.

Will the building’s insurance affect my buyer?

It can. A buyer’s lender will want proof of the association’s master policy and flood coverage, and an insurer will price the home on the building’s zone and condition. The master policy and flood declarations are not published, so ask the manager for them before you list.

How is selling here different from selling a single-family home?

You sell a home and a share of a corporation’s obligations. The buyer reviews the association’s documents, the estoppel certificate states what you owe, and the declaration may require approval of the sale. That adds steps and time, which is why we gather the package before we list.

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 Silver Sands transactions, the highest-priced MLS sale and any split by floor or line are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• MLS listing details. The association fee, the list of what it includes and any management contact that a listing might show were not used, because they are listing text and not association documents. Route: the budget and the estoppel certificate.
• Current assessments and what they fund. Not published. Route: the budget and the estoppel certificate from the association manager.
• Special assessments and loans. None found in public. Route: the estoppel certificate, the budget and the minutes.
• The declaration and its amendments. The county roll cites Official Records Book 1599, Page 941, which we did not pull. Route: the Lee County Clerk of the Circuit Court, or the seller’s package.
• Bylaws and rules. Rental, pet, approval, transfer and parking rules are not published. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Amenities. No public list beyond the county’s pool flag. Route: the manager and the rules.
• Management company. The Sunbiz mailing address is in care of Alliant Property Management, LLC, and the state names the association itself. Neither confirms who manages the building. Route: the estoppel certificate.
• The state’s address. The state record shows a Fort Myers entry with no street number and the county, the articles and Sunbiz say 26140 Hickory Blvd. Route: the Division of Florida Condominiums.
• Insurance. Carrier, limits, deductibles, flood policy and premiums 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.
• Elevation certificate and finished floor heights. None found. Route: the association, a surveyor or the City.
• Storm damage at Silver Sands. No building-specific Hurricane Ian, Helene or Milton document is public. Route: the seller’s disclosure and the manager.
• Zoning district. Not confirmed. Route: the City of Bonita Springs Community Development Department.
• Whether Silver Sands has an owners-only website. Not required below 25 units, and we could not see behind a login. Route: the manager.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• School assignment. The district locator controls it, and we did not read the 2026 to 2027 plan. Route: the district’s school site locator.

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.

Silver Sands of Bonita Beach association records and state filings

1. Florida Division of Corporations (Sunbiz), document 756610: Entity record: filed March 4, 1981, active, last event an amendment and restatement of the articles on April 3, 1998.
2. Sunbiz filing, amended and restated articles of incorporation, April 3, 1998: The association’s own articles, read in full for this page.
3. Sunbiz annual report, April 14, 2026: Mailing address, registered agent and officer and director positions.
4. Sunbiz annual report, March 28, 2025: Prior-year filing, for comparison.
5. Sunbiz annual report, April 11, 2024: Prior-year filing, for comparison.
6. Division of Florida Condominiums public records: State project record, file 57672, 24 units, managing entity and payment history.
7. Lee County Property Appraiser: Parcel roll, year built, heated area, legal descriptions, exemptions and sale records.
8. Gulf Coast News Now (WBBH), condo terminations report: Neighboring Seascape’s fees, assessments and owner turnover as reported.

Florida statutes and state rules

9. Florida Statute 718.503: Seller document package and buyer voidability.
10. Florida Statute 718.116: Assessments, liability, estoppel certificates, special assessment notices.
11. Florida Statute 718.111: Official records, owner inspection rights and the website requirement.
12. Florida Statute 718.112: Meeting notice and structural integrity reserve study.
13. Florida Statute 718.110: Amendment of the declaration.
14. Florida Statute 718.113: Maintenance of common elements and alterations.
15. Florida Statute 718.303: Owner and occupant compliance, fines and remedies.
16. Florida Statute 718.501: Division authority and the $4 per unit annual fee.
17. Florida Statute 718.1255: Alternative resolution of condominium disputes.
18. Florida Statute 718.1265: Association emergency powers.
19. Florida Statute 718.504 (2025): The frequently asked questions document for buyers.
20. Florida Statute 553.899: Milestone inspections.
21. Florida Statute 509.242: Vacation rental definition and licensing trigger.
22. Florida Statute 689.302: Flood disclosure for sellers.
23. Florida Statute 201.02: Documentary stamp tax on deeds.
24. House Bill 913 (2025) bill page: Legislative history of the 2025 condominium law.
25. House committee analysis of HB 913: Describes the Citizens provision that the final bill omits.
26. Final-version summary of HB 913: Summary of the enrolled bill.
27. Division of Florida Condominiums, inspections guidance: Milestone inspection and reserve study explanations.
28. Division of Hotels and Restaurants, vacation rental guide: Licensing for vacation rentals.
29. Florida Department of Revenue tourist development tax rates: County tourist tax rate sheet.
30. Lee County Clerk, tourist development tax: The 5 percent tax, owner and dealer registration.
31. U.S. HUD assistance animals: Fair housing rules on assistance animals.

Flood, storm and insurance sources

32. FEMA National Flood Hazard Layer
33. FEMA summary of coverage, residential condominium building policy
34. FEMA Community Rating System guide
35. City of Bonita Springs FEMA and CRS page
36. City substantial damage and substantial improvement notice
37. City ordinance 22-05, Flood Hazard Reduction
38. USGS high-water marks, Hurricane Ian
39. USGS National Map elevation service
40. Lee County evacuation zone map
41. Lee County evacuation information
42. National Hurricane Center report, Hurricane Ian
43. National Hurricane Center report, Hurricane Helene
44. National Hurricane Center report, Hurricane Milton
45. Lee County Hurricane Ian after-action report
46. City of Bonita Springs Ian progress report
47. BOEM environmental assessment, Lovers Key and Bonita Beach
48. BOEM finding of no significant impact, Lee County
49. Florida Office of Insurance Regulation data reports
50. Citizens commercial lines bulletin, September 28, 2023
51. Citizens 2026 rate and rule changes
52. My Safe Florida Condo program
53. Bonita Beach Club unit-owner hurricane preparation
54. WINK News, damage around Bonita Beach after Ian
55. Tampa Bay Times, Hurricane Ian on Little Hickory Island
56. Lee County GIS, 1978 Coastal Construction Control Line
57. Lee County GIS, evacuation zones
58. Lee County GIS, Coastal Building Zone
59. Lee County GIS, Coastal High Hazard Area
60. Lee County GIS, building footprints
61. Lee County GIS, city limits

City, county, schools and daily logistics

62. City of Bonita Springs EnerGov permit portal
63. City Hurricane Ian permitting page
64. City post-storm permitting guide
65. City rental permit program
66. City of Bonita Springs Planning and Zoning
67. City of Bonita Springs code of ordinances
68. Florida DEP coastal construction control line
69. Florida DEP local government funding request, 2024 to 2025
70. Florida DEP critically eroded beaches report
71. WINK News, nourishment contract, September 2024
72. WGCU, Milton impact in Bonita Springs
73. City sea turtle awareness page
74. City turtle nesting data, 2025 season
75. City Hickory Boulevard roundabout item
76. WGCU, parking closures, September 9, 2026
77. City of Bonita Springs, Bonita Beach access
78. City of Bonita Springs Parks, Beach Park
79. City of Bonita Springs Parks, Bay Park
80. Lee County Parks, beaches
81. Lee County Parks, Bonita Beach Park
82. Lee County Parks, Bonita Beach Access 1
83. Lee County Parks, Little Hickory Island Park
84. Lee County Parks, other Bonita Beach accesses
85. Lee County Parks unified payment system notice
86. Lee County GIS, park locations
87. Lee County DOT, Big Hickory Pass Bridge update
88. Lee County Solid Waste
89. WGCU, solid waste seasonal schedule
90. Bonita Springs Utilities service area
91. LeeTran
92. School District of Lee County, school zones
93. Lee County school site locator
94. School District of Lee County enrollment plan
95. Lee County GIS, school proximity zones 2026 to 2027
96. Bonita Springs Elementary
97. Pinewoods Elementary
98. San Carlos Park Elementary
99. Spring Creek Elementary
100. Three Oaks Elementary
101. Bonita Springs Middle School
102. Three Oaks Middle School
103. Bonita Springs High School

Neighbor association sites

104. Casa Bonita Grande association site

McGreevy and Comisar pages

105. Bonita Beach community page
106. Bonita Springs area page
107. Best real estate agents in Bonita Springs
108. Casa Bonita Grande page
109. Seascape page
110. Bonita Beach Club page
111. Bay Harbor Club page
112. Bonita Beach and Tennis Club page
113. Sea Isles page
114. Casa Bonita page
115. Windsong page
116. Free home valuation
117. Buying with McGreevy and Comisar
118. About McGreevy and Comisar
119. Jesse McGreevy
120. Marc Comisar
121. Domain Realty Group
122. Jesse McGreevy on Google

Downloadable Documents

These are the public primary documents behind the association filings and storm sections of this page, hosted by the issuing agency.

Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Silver Sands of Bonita Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.