Solenzara

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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.

Solenzara at Bonita Beach: 12 Bay-Side Residences in Four Buildings at 25911 to 25961 Hickory Blvd

Solenzara is a 12-residence, bay-side condominium of four three-home buildings at 25911, 25921, 25941 and 25961 Hickory Blvd inside Bonita Beach in Bonita Springs, Florida. Lee County’s roll dates the homes to 2003 through 2006, the state lists the condominium as recorded in June 2003, the latest recording date among the 23 Bonita Beach associations we track, and each home has about 3,950 square feet of living area.

The legal name is Solenzara, a Condominium, operated by Solenzara Condominium Association, Inc., and the county, the state and the owners all say Solenzara, so this page does too. It is a different product from everything around it. The Hickory Blvd strip is mostly concrete towers from the 1970s and 1980s, and the two-bedroom apartments in the county’s sales record for those towers mostly run from about 1,030 to 1,430 square feet. Solenzara is twelve four-bedroom residences, each on three living levels above an under-building garage according to the Lee County Property Appraiser, each with its own elevator and its own small pool in the appraiser’s building record.

McGreevy and Comisar list and sell homes on Bonita Beach, and this page is the audit we hand to a Solenzara seller or buyer before either one decides. We wrote it the way we would brief a client we were representing. Every fact carries a source, every conflict between two public records is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Where Solenzara is, precisely

Solenzara sits on the east, or bay, side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. On Hickory Blvd the odd street numbers run along the bay side and the even numbers along the Gulf side, and all four Solenzara buildings carry odd numbers: 25911, 25921, 25941 and 25961. The appraiser’s complex record lists the frontage as Bay. The neighbor to the north, at 25901 Hickory Blvd, is the 40-unit Casa Bonita Royale, and directly across the road on the Gulf side are the Casa Bonita towers, including Casa Bonita Grande at 25900 Hickory Blvd.

Lee County’s map service places every Solenzara parcel inside the City of Bonita Springs, with FEMA community number 120680, and the City’s own Bonita Beach access page treats Hickory Blvd as City territory. Measured in a straight line from the county’s park layer to the four building footprints, Little Hickory Island Beach Park, which the county also calls Bonita Beach Access 10, is about 84 to 180 meters away at 26082 Hickory Blvd, and Access 9 at 26220 Hickory Blvd is about 332 to 420 meters away. Those are our measurements, not walking routes. Bay Harbor Club, the two-tower condominium we use as the closest comparison, is about 340 to 410 meters to the southeast on the same side of the road.

Solenzara and the other things that share the name

Solenzara is also a town on the east coast of Corsica, and most of what the bare word returns in a search has nothing to do with Florida. Inside Florida the name is nearly unique. A name search of the state’s corporate registry returns exactly two Solenzara entities, both at this property: Solenzara Condominium Association, Inc. and Solenzara Boat Dock Association, Inc. They are two separate corporations with two separate jobs, and the difference matters to anyone buying or selling a home here with a boat slip in mind. We give the dock association its own section below.

Twelve homes, and why a ZIP code search finds only eleven

The state’s condominium record counts 12 units, the association’s 2003 articles of incorporation describe a development “intended to comprise twelve (12) Homes”, and the appraiser’s complex record says Total Units 12. The county roll carries 12 home parcels and one common-element parcel. So the count is 12, and the records agree.

One quirk is in the address data, and a reader looking up the parcels will see it: eleven of the twelve homes carry ZIP code 34134 on the county roll, while residence 2 at 25941 Hickory Blvd carries ZIP code 34135, so a ZIP 34134 search returns eleven homes.

Quick reference, Solenzara

Why McGreevy and Comisar Are the Best Realtor for Solenzara

If you’re searching for the best realtor for Solenzara in Bonita Beach, Bonita Springs, whether you’re ready to sell your Solenzara 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 Solenzara 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 Solenzara 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: the Lee County Property Appraiser shows one qualified Solenzara sale in the twelve months before October 1, 2026, a residence at 25941 Hickory Blvd that sold for $1,500,000 on April 30, 2026. We tracked every one of the 22 Solenzara closings in the county record, and all 44 recorded transfers on the 12 parcel pages, 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 Solenzara home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-solenzara-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Solenzara at Bonita Beach condo has the recorded sales, the costs and the documents.

Buying a home in Solenzara? 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 Solenzara as a Homebuyer

A Solenzara homebuyer gets one of twelve four-bedroom, 4.5-bath residences of about 3,950 square feet in four bay-side buildings built from 2003 to 2006, a short walk from a county Gulf beach park. The trade is a thin public record: no association website, no published fees, and rules we could not read.

Data updated: October 2026

What the public record says Solenzara offers

The county’s records describe a small, uniform and unusually large-format property. Twelve homes sit in four buildings of three. Eleven of the twelve are within 15 square feet of each other in living area: eight measure 3,947 square feet and three measure 3,962, and the twelfth measures 3,901. Every home is recorded with four bedrooms and four and a half bathrooms. The appraiser’s building record for each home lists a residential elevator, two fireplaces, a small pool, an outdoor kitchen and screened porches, with parking in a garage under the building. The complex record lists three shared amenities: a spa, a dock and mooring slips. That is the county’s description for tax purposes, not a brochure, and we explain each item and its limits in the buildings and amenities sections.

Who Solenzara suits

Solenzara suits a buyer who wants house-sized space on Bonita Beach without a single-family lot, who wants a building from this century instead of the 1970s, and who values a twelve-owner association over a 100-owner one. It suits a boater who is willing to do the paperwork on a slip, because dock rights here run through a separate association. And it suits a buyer who can read documents before making an offer, because almost nothing about the fees or the rules is public.

Who should look harder before buying

Solenzara does not suit a buyer who needs a deep set of recent comparable sales. The county record holds one arm’s-length sale in the last five years. It does not suit a buyer who wants to be on the sand, because the homes are on the bay side and the Gulf is across Hickory Blvd. It does not suit a buyer who needs a guaranteed rental program or a particular pet allowance, because we could not read those rules. And it does not suit anyone who will skip the association’s finances: with twelve owners, one large repair moves every owner’s costs.

The four document requests every Solenzara buyer should make

Florida gives condominium buyers a statutory right to the association’s governing documents, at the seller’s expense. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, and the frequently asked questions document. For Solenzara, ask for four things first:

• The current budget and the most recent annual financial statement of the condominium association, so you can see what the assessment funds, what the reserve lines hold and how the insurance premium is allocated among twelve homes.
• Every special assessment notice since September 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, and the county’s permit list shows roof, electrical and screen-enclosure work since Hurricane Ian.
• The boat dock documents, if a slip is part of the deal: the recorded assignment of use rights for the slip, the dock association’s declaration of covenants, its budget and its transfer approval.
• The insurance summary and the elevation certificate for the building, because the buildings sit in a mapped flood zone and the living floors are above a garage level.

Buying at Solenzara? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.

Solenzara Market Snapshot: What Have Residences Sold For?

Solenzara has one qualified sale in the last 60 months in Lee County’s records: $1,500,000 on April 30, 2026, for a 3,947 square foot residence, or $380.04 per square foot. The county file holds 21 qualified Solenzara sales since 2004, and with the first sale of one residence from the Property Appraiser’s parcel page we count 22. These are county records of qualified sales, not Southwest Florida MLS closings.

Data updated: October 2026

The last 60 months: one sale, listed

Our method is to lead with the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales, and to list every sale when no window does. Solenzara never reaches ten. In the 60 months from October 2021 through September 2026 the county record holds one qualified sale, so we list it and state no median.

That one sale is also the only qualified sale in the last 12, 24 and 36 months. The sale before it closed on May 24, 2021, which is 1,802 days earlier, and the April 2026 sale was 154 days old on October 1, 2026.

The county file and the one sale outside it

The county file we build for every Bonita Beach association is the Lee County Property Appraiser’s parcel roll of September 27, 2026, joined to the state’s sale data files for 2009 through 2025 and limited to sales the county codes as qualified. For Solenzara it holds 12 residence parcels and 21 qualified sales since January 2004, with the newest dated April 30, 2026. One of them falls in the last 60 months: $1,500,000 on April 30, 2026, or $380.04 per heated square foot.

One more qualified sale sits outside the file’s sale slots: the first sale of residence 2 at 25921 Hickory Blvd, at $2,699,000 on October 20, 2003. It appears on the Lee County Property Appraiser’s parcel page for that home, which we read on October 1, 2026, and not in the file. The county roll keeps only each parcel’s last four transfers, that home has had five since, and the state’s sale files begin in 2009. We count 21 sales in the file plus that one, which is 22, and 22 is the count this page uses.

The all-sales table below marks the one row that comes from the appraiser’s page.

The three most recent qualified sales

Three sales across six years are not a trend. They are three homes sold in three different markets, one before the 2021 run-up, one during it and one after Hurricane Ian, and we do not average them.

Every qualified sale on record, 2003 to 2026

This is a history table, not a price signal. It mixes the developer’s first sales in 2003 through 2005 with resales through three market cycles, so we give no all-history median. “First recorded sale” means the first qualified sale on that home’s record.

The October 20, 2003 row is the one sale that comes from the Property Appraiser’s parcel page and not from the county file; the other 21 are in the file.

What the record is and is not

The county roll keeps each home’s last four transfers with exact dates, and the state’s sale files add every recorded sale from 2009 on. So the record is complete from 2009 and partial before 2009. The count of 13 qualified sales since 2009 is a complete count. The count of 22 since 2003 is a count of what the record holds, and for Solenzara we could close the pre-2009 gap further than usual because the appraiser’s parcel pages list every transfer on each of the twelve homes back to 2003. Nine homes show a qualified first sale between October 2003 and November 2005. Three homes, residence 3 in the 25911, 25921 and 25941 buildings, show no qualified sale before 2009, and we do not know whether the developer held them, sold them in a transfer the county did not qualify, or conveyed them some other way.

The record by year

The thirteen rows add to 22 sales. No qualified sale is recorded in 2006, 2007, 2008, 2012, 2013, 2016, 2017, 2022, 2023, 2024 or 2025. A twelve-home condominium whose owners hold for a decade or more will often go years without a sale, and Solenzara’s record shows exactly that.

First sales against resales

The nine first recorded sales, from October 2003 through November 2005, range from $1,793,200 to $2,699,000, or $452.60 to $691.87 per square foot. The thirteen qualified sales from 2009 through 2026 range from $840,000 to $1,945,000, or $212.01 to $492.78 per square foot. The highest price in the whole record is still the first one, $2,699,000 in October 2003. No Solenzara residence has yet resold, in a qualified sale, for more than its own first recorded price.

Our county tool labels a sale builder-direct only when it is the first qualified sale on a parcel and falls within one year of the roll’s year built. By that rule eight of the nine first sales are builder-direct and one, the $2,583,000 sale of August 2005, is labelled a resale because the roll dates that home to 2003. We call all nine first recorded sales, which is what the record shows, and we do not claim to know the seller on any of them without the deeds.

Repeat sales: the same home, sold twice

Eight homes have more than one qualified sale, which lets us compare a home with itself. The comparison is first qualified sale to latest qualified sale, and each pair spans a different stretch of history.

Seven of the eight pairs start with a 2003 to 2005 first sale and end lower. The eighth starts in the trough of November 2011 and ends 89.8 percent higher in May 2021. The lesson for a seller is that the 2003 to 2005 prices were set at the top of the mid-2000s market for a brand-new product, and that the resale market has priced these homes on a different footing ever since. The lesson for a buyer is that the purchase date mattered more than the building: the one owner who bought near the bottom is the one with a gain on the record.

Transfers the county does not count as arm’s length

The twelve parcel pages list 44 recorded transfers in all. Twenty-two are the qualified sales above. The other 22 carry codes the appraiser’s transfer code list treats as something other than an arm’s-length sale: corrective or quit-claim deeds at nominal prices such as $0, $10 or $100, transfers between affiliated parties, transfers to or from financial institutions, and one coded as forced or to prevent foreclosure. Six of those 22 carry a real price, from $28,100 to $1,400,000, and all six are dated 2012 through 2016. We do not use any of them as comparables, and we do not describe any household’s circumstances from a code. A buyer’s appraiser will set them aside for the same reason.

What the county thinks the homes are worth

The Property Appraiser publishes a just value for every parcel, its estimate of market value as of January 1 of the tax year, less costs of sale. It is not a sale price and not an appraisal for a lender, but with so few sales it is a useful second reading. For tax year 2026 the twelve Solenzara just values run from $1,405,417 to $2,015,460, they add to $20,723,312, and the middle of the twelve is $1,729,620.50, the average of the sixth and seventh values. The home that sold for $1,500,000 on April 30, 2026 carried a 2026 just value of $1,405,417, so the sale price was about 6.7 percent above the county’s January 1 figure.

The 2023 row is not a typing error. For tax year 2023, valued as of January 1, 2023, a little over three months after Hurricane Ian, the appraiser carried every one of the twelve homes at the same $408,117, which is 72.1 percent below the 2022 total. By 2024 the values were back above their 2022 level. The appraiser’s pages do not explain the 2023 figure. We read it together with the permit record in the Hurricane Ian section below, and we treat it as the county’s own signal that the homes were not in normal condition on that date.

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 Solenzara transactions, and any split by building or by bay-front position. We are not estimating them from the county record, because the two sources measure different things, and with twelve homes an estimate would be false precision.

Solenzara against its strip neighbors, on the county record

The yardstick is each association’s own county window: the first window of 12, 24, 36 or 60 months with ten or more qualified sales, or the full 60-month list where no window reaches ten. Year built, unit count and FEMA zone sit beside it. The windows differ, so this is a description of each record, not a ranking.

Two things stand out. Solenzara’s one recent sale, at $1,500,000, is double the highest price in Bay Harbor Club’s 24-month window and above every price in the Gulf-side windows shown, because the home is roughly three times the size of the apartments around it. And on a per-square-foot basis the same sale, at $380.04, sits below the $412.64 median next door at Bay Harbor Club and well below the Gulf-front medians. Large homes usually sell for less per square foot than small ones, and one sale cannot carry a conclusion, but a seller should expect buyers to notice both numbers.

Where Did Solenzara Come From? Origins, Developer and Declaration

Solenzara was created in June 2003. The association was incorporated on June 4, 2003, the state’s condominium division lists the 12-unit project as recorded on June 10, 2003, and Lee County split the twelve home parcels from a single parent parcel on June 20, 2003. The developer named in the records is Little Hickory, LLC.

Data updated: October 2026

June 2003: three records in sixteen days

The Florida Division of Corporations shows Solenzara Condominium Association, Inc. as document N03000004697, filed June 4, 2003. The Division of Florida Condominiums, Timeshares, and Mobile Homes public records list the project as Solenzara, a Condo, 12 units, recorded June 10, 2003. And the appraiser’s parcel-numbering history shows the common-element parcel combined on June 13, 2003 and each of the twelve home parcels split from a prior parcel on June 20, 2003. Unlike several older neighbors, where the corporate date, the recording date and the county’s year built sit years apart, Solenzara’s three records line up inside sixteen days.

The developer, and what “phase condominium” means here

The association’s articles of incorporation, filed with the state in June 2003, define the developer as Little Hickory, LLC, a Florida limited liability company, and the state’s developer list names the same company for this project. The articles define Solenzara as “the planned residential development located in Lee County, Florida which is intended to comprise twelve (12) Homes”, and they say the developer intended a phase condominium under Florida Statute 718.403, the section that lets a developer add buildings to a condominium in stages within a time limit.

The county’s legal descriptions match that plan. Every Solenzara parcel is described by phase: Phase 1 is the 25911 building, Phase 2 is 25921, Phase 3 is 25941 and Phase 4 is 25961, each with units 1, 2 and 3. Four phases of three homes make twelve. The articles also reserved the developer’s right to create more than one condominium inside Solenzara. The records show one: every parcel cites the same recorded instrument.

The declaration: Official Records Book 3956, Page 2717

Every Solenzara legal description on the county roll cites Official Records Book 3956, Page 2717, and the appraiser’s page for each parcel points readers to the Lee County Clerk’s records at that book and page. In Florida the legal description of a condominium unit normally points to the recorded declaration, so this is the reference for Solenzara’s governing instrument. We did not read the declaration. The Clerk’s online records search did not answer our automated requests on the publication date, and we did not find a copy anywhere else. Everything this page says about governance therefore comes from the articles of incorporation, which we read in full, from the statutes, and from the county and state records. The declaration is the document that settles the rest, and a seller must provide it.

What was here before

The appraiser’s numbering history says the Solenzara parcels came out of one prior parcel in June 2003. We found no public account of what stood on that land before, and we do not guess. The oldest construction record on the appraiser’s pages is a set of condominium permits whose numbers begin with 2001, which we discuss in the building-code section.

Fourteen months later: the dock association

On August 25, 2004, a second corporation was filed: Solenzara Boat Dock Association, Inc. Its articles say it exists to operate the Solenzara Boat Docks, “adjacent to” the condominium. It is not the condominium association and it is not governed by the condominium declaration. We cover it in its own section because it changes what a buyer has to ask.

Ready to Sell at Solenzara on Bonita Beach? Twelve Homes and One Recorded Sale in Five Years: Start With a Free Valuation

The county record gives you one recent sale and a twenty-year history, but it cannot tell you what your own home’s position, condition and dock rights are worth today. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.

Solenzara Association Filings: Sunbiz, the State Condominium Record and Who Manages It

Solenzara Condominium Association, Inc. is active at the Florida Division of Corporations, its latest annual report was filed May 6, 2026, and the state’s condominium division lists the 12-unit project as approved and recorded, with its annual fee paid for every billing year from 2022 to 2026. Three public records name the same management company.

Data updated: October 2026

What the Sunbiz record says

The corporate record for document N03000004697 shows a Florida not-for-profit corporation, filed June 4, 2003, with the status active. Its last recorded event is the cancellation of an administrative dissolution, filed November 19, 2004, which usually means an annual report was late in the association’s first full year and the lapse was cured. The record lists an annual report in every year since, the three most recent filed July 12, 2024, July 9, 2025 and May 6, 2026. The principal and mailing address is in care of Gulf Breeze Management Services, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135, changed April 23, 2020. The May 6, 2026 annual report is the current filing, and the record shows five officer and director positions. We do not name individuals on this page.

The state condominium record

The state’s condominium public records list the project under number PR1P026308, file 54010, as Solenzara, a Condo, in Lee County, with 12 units, recorded June 10, 2003, a status of approved and a secondary status of recorded. The managing entity is Solenzara Condo Assn Inc, in care of Gulf Breeze Mgmt Services at 8910 Terrene Ct, Bonita Springs. Some neighboring associations carry a delinquent flag in the same file. Solenzara does not.

The address conflict

The state’s record gives the project’s street address as 25921 to 25965 Hickory Blvd. Lee County’s roll has four addresses: 25911, 25921, 25941 and 25961. So the state’s range leaves out 25911, which is a real building with three homes, and ends at 25965, a number that appears on no Solenzara parcel. We treat the county’s four addresses as correct, because they are the ones attached to the parcels, the buildings and the permits, and we read the state’s range as an early project address. If an estoppel, an insurance quote or a title commitment shows 25965, ask the association to confirm it refers to the same property.

The state’s annual fee record: paid every year

Under Florida Statute 718.501, an association pays the state’s condominium division $4 per unit each year, which for twelve units is $48. The state’s payment history for the project shows $48 billed and $48 paid in each billing year from 2022 through 2026, with nothing pending. It is a small fact, and it is the kind of small fact that tells a buyer’s attorney the association files what it owes.

Who manages Solenzara

Three public records agree. The Sunbiz record gives the association’s address as in care of Gulf Breeze Management Services, Inc. The state’s condominium record names Gulf Breeze Mgmt Services as the managing entity’s contact. And the Property Appraiser’s page for the common-element parcel shows the owner of record as the association in care of Gulf Breeze Management Service at the same Terrene Court address. One older county layer, a land-use snapshot dated August 2022, shows the same parcel in care of a different firm in Naples, so management appears to have changed, or the county’s mailing record lagged, at some point around then. A registered address is not proof of who answers the phone today. The estoppel certificate names the manager that issues it, so the current answer appears on the first document a buyer sees.

Is there an association website?

We found none, in a web search and in a sweep of plausible domain names. Florida requires a condominium association that manages 25 or more units to post its key documents on a website or in a mobile application, under Florida Statute 718.111. Solenzara has 12 units, so it is not required to, and the absence of a site says nothing about compliance. The documents are with the manager and the seller.

The Solenzara Boat Dock Association: A Separate Entity, and What to Ask About Dock Rights

Solenzara Boat Dock Association, Inc. is a separate Florida not-for-profit corporation, document N04000008348, filed August 25, 2004 and active. Its articles say it operates the Solenzara Boat Docks next to the condominium, that it has one membership for each boat slip, and that a slip changes hands by a recorded assignment of use rights.

Data updated: October 2026

Two corporations, two sets of documents

The condominium association operates the condominium: the four buildings, the common elements and the budget that every one of the twelve owners pays into. The dock association operates the docks. Its articles of incorporation, which we read in full, say its purpose is “to provide an entity for the operation of Solenzara Boat Docks, located in Lee County, Florida adjacent to that certain condominium development in Lee County, Florida, known as Solenzara, a condominium.” The articles take their definitions from a separate recorded instrument, the Declaration of Covenants, Conditions and Restrictions of Solenzara Boat Docks, which we did not read.

The Sunbiz record for the dock association shows the same management address as the condominium association and three officer and director positions. Its filing history lists an annual report every year from 2005 through 2018, then a reinstatement filed April 24, 2020, with no 2019 report on the list, and annual reports every year since, the latest on May 6, 2026. A reinstatement means the corporation’s status lapsed and was restored. It is active today.

What the dock articles say about membership

Three sentences in the dock articles carry most of the weight. “There shall be one Membership in the Association for each Boat Slip now located or constructed in the Solenzara Boat Docks.” “Change of membership shall be established by recording in the Public Records of Lee County, Florida, an Assignment of Use Rights and by the delivery to the Association of a copy of such instrument.” And among the association’s powers: “To approve or disapprove the transfer of use rights in the Boat Slips as provided by the Declaration.”

Read together, they describe slips held as use rights, one membership per slip, transferred by a recorded assignment and subject to the dock association’s approval. The articles also give the dock association the power to make and collect assessments against its members, to maintain, repair, replace and operate the common areas, boat slips and other dock facilities, to insure the association’s property and to rebuild after a casualty. What the articles do not say is how many slips exist, who may hold one, whether a slip must stay with a Solenzara residence, or what a slip costs to carry. Those answers are in the dock declaration.

What the county’s records show about docks

The appraiser’s complex record lists dock and mooring slip among Solenzara’s amenities, and the county’s parcel layer flags a boat dock on all twelve home parcels and a seawall on the common-element parcel. The individual parcel pages are more specific: four residences carry a building feature the appraiser calls a condominium dock basin and a land feature recorded as a boat lift, added in 2009, 2011, 2012 and 2016. The other eight pages list neither. The appraiser’s permit list shows dock and shoreline permits on the common-element parcel in February 2015 and February 2018, and one on a single residence in October 2023.

We read that pattern as the county assigning a slip and a lift to four specific homes for tax purposes. It is our inference that it tracks the recorded use rights, and it may lag them. It is not a count of slips and it is not proof of who holds which one today.

What a buyer or a seller should ask about a slip

• Does this residence come with a boat slip? If so, which one, and where is the recorded Assignment of Use Rights that puts it in the seller’s name?
• Does the slip transfer with the home, or separately? Ask for the transfer provisions of the dock declaration and the dock association’s written approval of the transfer to the buyer.
• What does the dock association assess per slip, what is in its budget and reserves, and is any dock special assessment pending?
• Who owns and maintains the lift, the pilings and the seawall, and whose insurance covers each?
• Is the dock on sovereign submerged land under a state lease or other authorization, and is that authorization current? The Florida Department of Environmental Protection’s submerged lands program is the place to ask.
• What are the vessel limits: length, beam, draft and lift capacity, and what are the rules on liveaboards, rentals of a slip and guests’ boats?
• Is the slip described anywhere in the listing, the contract and the title commitment the same way it is described in the recorded assignment?

A seller who can hand a buyer the recorded assignment, the dock budget and the approval path has turned the least documented part of a Solenzara sale into a selling point. A buyer who cannot get those three things should price the home as if the slip were not included until they arrive.

What Are the Solenzara Buildings Like? Four Buildings, Three Residences Each

Solenzara has twelve residences in four buildings of three, built from 2003 to 2006, each about 3,950 square feet with four bedrooms and 4.5 baths, according to the Lee County Property Appraiser. The appraiser records three heated levels over an under-building garage, a residential elevator and a small pool for every home.

Data updated: October 2026

Four buildings, three homes each

On October 1, 2026 we queried the Lee County building footprint layer, which names the condominium Solenzara and takes its data from the appraiser’s condominium buildings file. It returned four footprints. Each is classed as a condominium town house with three residential units, and their effective areas are 11,871, 11,841, 11,871 and 11,871 square feet, which add to 47,454. Three of the four carry a street address in the layer, 25911, 25921 and 25941, and the fourth, whose address field is blank, sits at the map position of the 25961 parcels. The appraiser’s complex record describes the structure as concrete block with stucco, the roof as gable or hip and the parking as an under-building garage.

Within each building the appraiser calls residences 1 and 3 corner or end homes and residence 2 an interior home. So Solenzara has eight end homes and four interior homes.

The size mix: nearly identical

Living area totals 47,363 square feet across the twelve homes, a mean of 3,946.9 and a median of 3,947. Eight homes measure 3,947 square feet, three measure 3,962 and one measures 3,901, so the spread from smallest to largest is 61 square feet, about 1.5 percent. For pricing, that means size is almost never the variable at Solenzara. Position, condition, renovation and dock rights are.

Three living levels, and a stories conflict inside the county’s own records

The appraiser’s page for every Solenzara home lists the same pattern of subareas: a heated base level of 1,556 to 1,603 square feet, a heated upper story of 1,526 to 1,549 square feet, a second heated upper story of 819 square feet, and an unheated finished lower garage of 510 square feet. For the most common home that is 1,588 plus 1,540 plus 819, or 3,947 square feet, on three levels, above a garage. The same page says Stories 3.0 and lists the unit’s floor as 2, which fits living space that begins one level above the ground.

The county’s map layers say something different. The parcel layer and the building footprint layer both carry a maximum of 2 stories for the same buildings. We publish both. The appraiser’s detailed subarea list is the more specific record and it supports three heated levels, and neither figure is the Florida Building Code’s count of habitable stories, which is the count that matters for the inspection statutes we discuss below.

What the appraiser records inside each home

The building-feature list on the appraiser’s pages is unusually consistent. All twelve homes show a residential elevator, two fireplaces and an outdoor kitchen, the last one entered for 2009 on every page. All twelve show a residential pool area in the subarea list, from 100 to 298 square feet, which is the size of a plunge pool, and eleven of the twelve also show a jacuzzi. Every home has screened or open porches, and eight show a two-story screen enclosure. Each home also has its own pool and spa permit numbers on the appraiser’s permit list, dated 2002 through 2004.

These are tax records. They tell a buyer what the county believes was built, not what condition it is in or whether a later owner changed it. We would walk any home against this list before pricing it.

Year built, home by home

The roll gives each home its own year, from 2003 to 2006, and homes in the same building differ by up to two years, while the building layer gives each structure a single year of 2003 or 2004. Our reading is that the shells went up in 2003 and 2004 and the individual homes were finished and first assessed over the following two years, which fits the first-sale dates running from October 2003 to November 2005. That is an inference. A certificate of occupancy date, which is what the inspection statutes use, comes from the City’s permit file and not from the roll.

Bay front and interior: how the appraiser classes the land

The appraiser gives the six homes in the 25921 and 25941 buildings a land-use description of Bay Front, and the six homes in the 25911 and 25961 buildings a description that reads dry, preserve, neighborhood or interior. On the county’s map the 25921 and 25941 buildings are the two farther from Hickory Blvd. So the appraiser treats two buildings as directly on the water and two as set back, even though the whole property is on the bay side of the road. A buyer comparing two Solenzara homes should know which group each is in, and the plat is the document that shows the actual sight lines.

Garages, parking and the common parcel

The appraiser records a 510 square foot finished lower garage for each home and under-building garage parking for the complex. Guest parking, any assignment of exterior spaces and rules for trailers or golf carts are not in any record we read. The common-element parcel is about 2.08 acres in the county’s parcel layer, and the four building pads add about 0.67 acre in the same layer. The association’s articles list one more shared item: the expenses allocated to the association for maintenance of the ingress and egress roadway.

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

How New Is Solenzara? The Building-Code Era and the Flood-Map Era in Plain Terms

Solenzara was built after two dividing lines that most of the Hickory Blvd strip sits behind: Lee County’s first flood insurance rate map in September 1984 and Florida’s first statewide building code in March 2002. The flood-map point is settled by the dates. The building-code point depends on permit files we did not read.

Data updated: October 2026

After the flood map: what post-FIRM means

The City of Bonita Springs ordinance amending its building chapter in 2022 records that Lee County joined the National Flood Insurance Program on September 19, 1984 and the City on August 16, 2002. Buildings constructed after a community’s first flood map are called post-FIRM, and they had to be permitted against the flood elevation on the map in force at the time. Solenzara’s homes date from 2003 to 2006, so the buildings are post-FIRM by any reading, and most of their neighbors, built from 1972 to 1984, are not.

In plain terms, a post-FIRM building in a coastal flood zone was supposed to be designed with its lowest living floor at or above the mapped flood elevation, and the appraiser’s record of living space that begins above a garage level is consistent with that. It is not proof. The document that proves it is the elevation certificate, a surveyor’s record of the lowest floor against the base flood elevation. We did not find one for any Solenzara building, and it is the first flood document to ask for.

The statewide code: March 1, 2002

The Florida Building Commission’s table of code effective dates lists the first Florida Building Code, the 2001 edition, as effective March 1, 2002, with a supplement effective June 30, 2003, and the 2004 edition as effective October 1, 2005. Before March 2002, Florida’s cities and counties enforced the codes they had each adopted. From that date the statewide code took their place, which is why buyers and insurers ask whether a Florida building is pre-2002 or post-2002.

Which code governed Solenzara is not settled by the year built

Here the record needs care. The appraiser’s permit list shows a condominium building permit for three of the four buildings, and all three numbers begin with the year 2001: one for the 25911 building, one for 25941 and one for 25961. The appraiser’s date for all three is August 23, 2002, but the appraiser’s own note says that date is when its office received the permit information and may not be the issue date. The 25921 homes list no condominium permit at all on the appraiser’s pages, only pool permits, and the appraiser warns that its list is not a comprehensive record of permits.

A permit series numbered 2001 suggests the applications were filed before March 1, 2002. If so, the buildings may have been reviewed under the code in force before the statewide code, even though they were finished in 2003 and 2004. We cannot tell from the appraiser’s list, and we do not assume either answer. The City of Bonita Springs holds the permit files, and its records show the application date, the code edition cited on the plans and the wind design criteria. A buyer’s insurance agent will want the same facts, usually through a wind mitigation inspection, which records roof shape, roof-to-wall connections and opening protection regardless of the code year.

Why it still matters that the buildings are from this century

Whichever code edition applied, a building finished in 2003 or 2004 is two to three decades younger than its neighbors, and age drives the three costs that have reshaped the strip: structural repair, reserve funding and insurance. Solenzara’s roofs, elevators and mechanical systems are now about twenty years old, which is the age at which first replacements arrive, and the appraiser’s permit list for the common-element parcel shows four roof permits in February 2023 and four more in July 2026, which we read as one per building each time. Newer than the towers is not the same as new.

What Amenities Does Solenzara Have?

Solenzara’s shared amenities, as the Property Appraiser lists them, are a spa, a dock and mooring slips, and each residence has its own small pool, elevator and outdoor kitchen in the appraiser’s building record. No clubhouse, fitness room, tennis court or gate appears in any record we read.

Data updated: October 2026

What is shared and what is private

Most strip condominiums put their amenities in the common area: one large pool, a clubhouse, courts. Solenzara’s record reads the other way. The appraiser’s amenity list for the complex has three entries, spa, dock and mooring slip, and the common-element parcel’s permit list includes a pool and spa permit with a January 2007 date and two fence permits from 2003 and 2004. The private side is long: a pool, a jacuzzi on eleven of twelve homes, an elevator, two fireplaces, an outdoor kitchen and screened porches in each residence. A buyer is paying for a private house’s features inside a condominium’s legal structure, and the budget should reflect that with a short list of shared items.

Gate, fence and roadway

We could not establish whether Solenzara is gated. The fence permits and the articles’ reference to a shared ingress and egress roadway show that access is a shared responsibility, and nothing more. Ask the manager whether there is a gate, who controls it and whether the roadway is shared with a neighbor.

Beach access: the bay side of the road

Solenzara is not on the Gulf. The nearest public Gulf access is Little Hickory Island Beach Park, which Lee County also calls Bonita Beach Access 10, at 26082 Hickory Blvd, about 84 to 180 meters in a straight line from the four buildings by our measurement. Whether Solenzara owners have any private or deeded path to the beach is a declaration question we could not answer. The logistics section covers the park’s current construction closure.

The water behind the buildings

The appraiser lists Solenzara’s frontage as Bay and nothing more specific, and the county flags a seawall on the common-element parcel. We did not confirm the name of the channel, the depth at the docks or the route to open water from a primary source, so we do not print them. A boater should run the route at low tide before relying on anyone’s description of it, including ours.

What Does the Solenzara Fee Bundle Cover?

Solenzara’s current assessment is not published, so we give no dollar figure. What is documented is the list of costs the 2003 articles assign to the condominium association: common-element upkeep, one insurance policy on the condominium property, a share of the entrance roadway, stormwater works and utilities not billed to owners directly. Dock costs sit in a second association.

Data updated: October 2026

What the articles put in the common expenses

The condominium association’s articles define common expenses to include the “operation, maintenance, repair or replacement of the Common Elements”, the “cost of fire and extended coverage insurance on the Condominium Property”, and “the expenses allocated to the Association for maintenance of the ingress/egress roadway”, plus anything else the board designates. They direct the board to maintain “the storm water management as permitted by the South Florida Water Management District”, to acquire “one insurance policy to insure the Condominium Property and to allocate the premiums therefor in a fair and equitable manner”, and to pay for “power, water, sewer and other utility services rendered to the Condominium Property” that are “not billed directly to Home Owners”. They also mention a master television antenna or cable system “if any”.

That is the documented shape of the bundle, as of 2003. It is not the current budget. Articles describe powers and duties, and the declaration and each year’s budget decide what is actually bundled, at what cost and in what shares. We name what the articles convey and stop there.

What is not published

Nothing we read states Solenzara’s monthly or quarterly assessment, the share each home pays, the reserve balances, the insurance premium or the deductible. The only dollar figure the public record gives for the association’s own costs is its state fee of $48 a year, $4 for each of twelve units. We saw commercial listing sites that appear to carry an association fee for homes here, and we did not use them, because they are marketing text keyed in for a listing and not association documents.

What the budget should tell you

The primary document is the budget. Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. For a twelve-home, bay-side property of this age, read the budget for these lines:

• Property, wind and flood insurance, how the premium is allocated among the twelve homes, and the hurricane deductible.
• Reserve contributions for roofs, exterior painting and waterproofing, paving and the roadway share, the seawall and any shared pool or spa equipment, and whether reserves are fully funded.
• Elevators: whether the twelve residential elevators are each owner’s responsibility or the association’s, because that single answer moves the budget.
• Stormwater system maintenance, landscaping, pest control and common-area electric and water.
• Management fees, legal and accounting fees.
• Any loan repayment or special assessment installment.

How shares work, and why they are probably simple here

Assessments are normally apportioned by each home’s share of the common expenses in the declaration. At Solenzara the twelve homes are within 1.5 percent of each other in size and the articles give each home one vote, so an equal share of one-twelfth, or 8.33 percent, would be the natural design. That is an illustration and not Solenzara’s formula, which only the declaration states. If shares followed living area instead, the smallest home, at 3,901 of 47,363 square feet, would carry 8.24 percent and the largest, at 3,962, would carry 8.37 percent, a difference too small to matter.

Two associations can mean two budgets

An owner who holds a boat slip belongs to the dock association as well, and its articles give it its own power to assess its members. So a Solenzara owner’s total carrying cost can have two association lines, and a buyer comparing Solenzara with a building whose docks are inside the condominium budget should add them together before comparing.

What Are the Layered Costs of Owning at Solenzara?

Owning at Solenzara layers several costs on top of the price: the condominium assessment, any dock association assessment, any special assessment, property tax, your own insurance, an estoppel certificate fee at sale and a deed tax at closing. At the $1,500,000 price of the April 2026 sale, Florida’s deed stamp tax alone is $10,500.

Data updated: October 2026

The estoppel certificate, and why you may need two

An estoppel certificate is an association’s written statement of what a unit owes. Florida Statute 718.116 requires a condominium association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The statute provides that the fees are adjusted every five years, so confirm the current amount with the manager. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.

The certificate is where a Solenzara 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. If a slip is part of the sale, ask the dock association for its own written statement of what the slip owes. By our reading of its articles the dock association is governed by a declaration of covenants and not by the condominium statute, so the form and the fee may differ, and we did not read its documents.

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At $1,500,000, the April 2026 price, that is 15,000 hundreds times $0.70, or $10,500. At $1,945,000, the May 2021 price, it is $13,615. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

Property tax on a Solenzara home is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The appraiser’s pages show the taxing authorities for these parcels: Lee County, the City of Bonita Springs and its stormwater unit, the Bonita Springs Fire District, the school board, the South Florida Water Management District and several smaller districts. For 2026 the twelve just values run from $1,405,417 to $2,015,460. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets a capped assessment to market value. The appraiser’s pages also show a solid waste assessment of $387.11 for each home on the county’s residential roll. Ask us for a tax estimate at your purchase price when you are ready.

Your own policy

An association’s master policy does not cover everything inside a home, an owner’s personal property or a loss assessment charged to the owner. Owners typically carry a condominium unit-owner policy and consider flood coverage for contents and improvements. At Solenzara the private features matter more than usual: the pool, the elevator, the outdoor kitchen and the interior finishes of a 3,950 square foot home are a large insurable interest, and the declaration decides which of them the association insures and which the owner does. Ask for the insurance summary and have your own agent read it against the declaration.

Special Assessments and Loans at Solenzara: What Is Public

No Solenzara 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 county’s permit list shows building-wide roof, electrical and screen-enclosure work since Hurricane Ian, and work of that kind is paid for by insurance, reserves, an assessment or a loan.

Data updated: October 2026

What we looked for

We looked for an association website, owner letters, assessment notices and press coverage naming Solenzara. We found the corporate and state records described above and no association documents. So we know that work was permitted and we do not know how it was funded. The estoppel certificate, the budget and the minutes answer that.

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. After a declared emergency, Florida Statute 718.1265 gives a board additional powers, including levying special assessments without an owner vote unless the documents say otherwise, so a buyer should ask whether any post-storm assessment was adopted under those powers.

Why an assessment weighs more in a twelve-home association

Fewer owners means each one carries a bigger slice of every project. As an illustration, not a Solenzara figure, a $600,000 project divided equally among twelve homes is $50,000 each. The same $600,000 across a 104-home building such as Bay Harbor Club is about $5,769 per home. The arithmetic is why a small association’s reserve policy, roof age and seawall condition deserve more attention than they would in a large one.

How we would price one in

If a Solenzara buyer finds a recent or pending special assessment, we ask four questions. What is the stated purpose: maintenance, a reserve catch-up or storm repair? How much has been paid and how much remains per home? Is the work finished and are the permits closed? And what does it say about reserve funding going forward? A buyer can then negotiate with facts, and a seller can show the same facts first.

Declaration, Bylaws, Rules and Approvals at Solenzara

Solenzara’s declaration, bylaws and rules are not posted publicly that we could find. The 2003 articles of incorporation are public, and they establish one vote per home, a board of three to seven directors, a power to exercise any right of first refusal the declaration grants, and membership only for buyers whose purchase complies with the declaration.

Data updated: October 2026

What a buyer can read before contract

Four public sources carry real governance content for Solenzara. The articles of incorporation of the condominium association, 18 pages, are on file with the state and we read them in full. The dock association’s articles, seven pages, are on file too. The county roll cites the declaration at Official Records Book 3956, Page 2717. 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.

Votes, the board and how it is elected

The articles say “each Home shall be entitled to one (1) vote”, so twelve homes cast twelve votes, and a home with several owners casts its one vote through a voting certificate. The board has no fewer than three and no more than seven directors. After the developer’s control ended, directors were to be elected to staggered two-year terms. Directors must be members, or the spouses, parents or children of members, and an entity that owns a home may appoint an individual to serve. The current Sunbiz record lists five officer and director positions, which is consistent with a board inside that range.

Florida law lets an association of 10 or fewer units adopt different voting and election procedures in its bylaws, under Florida Statute 718.112. Solenzara has twelve units, so the standard statutory election rules apply to it. The same statute sets 48 hours’ posted notice for board meetings and 14 days’ notice for a meeting on a special assessment or a rule that changes unit use.

Approvals, transfer and a possible right of first refusal

Two passages in the articles tell a buyer to expect a transfer process. The association’s powers include “To purchase: (i) Home(s) upon which the Association has chosen to exercise any right of first refusal it may have”, and the membership article says a person who acquires a home from anyone other than the developer “shall not be a Member unless and until such acquisition is in compliance with the provisions of the applicable Declaration.” Neither sentence says what the declaration requires. They say only that the declaration may grant a right of first refusal and that a resale has to comply with it. The estoppel certificate must state any right of first refusal or board approval requirement under Florida Statute 718.116, so request it early in the contract period. We could not read the application form, the fee or the timeline.

Who is responsible for what

The line between association and owner responsibility, for roofs, exterior walls, windows, doors, elevators, pools, air handlers, plumbing and electrical, is set by the declaration and by Florida Statute 718.113 as to maintenance. At Solenzara the question is sharper than in a tower, because each home has features that are usually common in a condominium and private in a house: its own elevator, its own pool and its own garage. The permit record gives one clue. The 2023 and 2026 roof permits and the 2023 screen-enclosure permits sit on the common-element parcel, which suggests the association handled them, while air-conditioning change-outs and interior remodel permits sit on the individual homes. That is an inference from where the county filed the permits. The declaration is the authority.

How the documents are amended and enforced

The articles say the bylaws may be amended by a majority of the members present at a meeting together with a majority of the board, and the articles themselves by a majority of all members. 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. With twelve homes, two-thirds is eight votes. That is why we ask for every recorded amendment and not just the 2003 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.

Disputes, records and the question-and-answer sheet

The articles commit the association to the dispute-resolution process in Florida Statute 718.1255 and to preparing a question and answer sheet for prospective buyers and updating it at least once a year. That sheet is the fastest summary of leasing, pet and assessment terms a buyer can get, and it is part of the seller’s package. Beyond the package, Florida Statute 718.111 gives unit owners a right to inspect and copy the association’s official records, including the budget, financial reports, minutes and insurance policies.

Can You Rent Out a Solenzara Residence?

Solenzara’s rental rules are not published, and we did not read them in any primary document, so we state no minimum lease term, rental cap or approval process. Florida, Lee County and the City of Bonita Springs each regulate short rentals separately through licensing, tourist taxes and permits, on top of whatever the declaration allows.

Data updated: October 2026

What the association has published

Nothing we read states a Solenzara minimum lease length. The articles do not address leasing. The first question for the manager is the declaration’s leasing article, any amendments, and the board’s rental application and fee. The three strip associations whose leasing rules we could read in their own documents each set a floor of 30 days, and Solenzara’s rule can only come from Solenzara’s documents. One statutory point matters to a long-time owner: under Florida Statute 718.110, an amendment that restricts rentals binds only owners who consent to it and owners who take title after it takes effect, so the rule that applies to a seller may not be the rule that applies to the buyer.

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 for six months or less must register and remit. Whether a booking platform collects some taxes for you is a question for your tax adviser.

The City rental permit, and a counting question

The City of Bonita Springs runs a rental permit program. As we read the City’s page, the permit applies to non-owner-occupied single-family, duplex or multi-family property of up to six units, and it exempts condominiums of more than six units governed by Chapter 718. Solenzara’s condominium has twelve units, which is more than six, but each of its buildings holds three, and the page does not say whether the City counts units per condominium or per building. Confirm the current rule with the City before you rely on either reading.

Rentals and insurance

Short-term rental activity can affect an association’s insurance options. A Citizens Property Insurance bulletin from September 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 periods under 30 days, and limits multiperil eligibility where more than a quarter of units are used for transient rentals. We do not know Solenzara’s carrier or its rental mix. It is one more reason a board may restrict short rentals, and one more question for the insurance summary.

Are Pets Allowed at Solenzara?

Solenzara’s pet rules are not published, and we did not read them in any primary document, so we state no weight limit, count limit or breed restriction. Federal and Florida law protect assistance animals separately, and every other pet rule lives in the declaration or the rules, confirmed through the seller’s package and the association manager.

Data updated: October 2026

What to ask

Ask the manager for the pet section of the declaration and rules and any registration form. Ask whether the limit is by weight, count or breed, whether it applies to tenants and guests as well as owners, and where pets may be walked on the grounds and around the docks. Ask whether the rule is in the declaration or only in board-adopted rules, because that changes how hard it is to amend. Of the three neighboring associations whose documents we could read, two allow an owner one small pet and bar tenants’ pets, and one bars dogs entirely. None of that tells you Solenzara’s rule.

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 Solenzara are set by Lee County Parks and the City, not by the association. As of October 1, 2026, the county’s page for Little Hickory Island Park, the nearest access, and its page for Bonita Beach Accesses 2 through 9 both said no pets are allowed. Rules differ by beach, so check the Lee County beaches pages for the access you plan to use.

What Did Hurricane Ian Do at Solenzara?

Hurricane Ian’s surge reached the Solenzara block. The U.S. Geological Survey surveyed high-water marks of 11.3 and 11.7 feet within about 200 meters of the buildings, one of them inside a unit of the building next door, and Lee County’s appraiser cut every Solenzara home’s value to $408,117 for the following January before restoring it a year later.

Data updated: October 2026

The closest surveyed marks

The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest the four Solenzara building footprints. Distances are straight-line from the nearest and farthest footprint, and elevations are feet above the NAVD88 datum.

The first mark is the one to read twice. 25901 Hickory Blvd is the county’s address for Casa Bonita Royale, the building immediately north of Solenzara’s 25911, and the survey crew found the water line inside unit 107 there, recorded at 2.53 feet above ground. The third and fourth marks are at the second Bay Harbor Club tower.

What that implies for Solenzara’s ground, by our arithmetic

Bare ground at the four Solenzara footprints is 5.70 to 6.02 feet above the same datum, according to the USGS elevation service. Subtracting the two nearest marks gives 11.3 minus 6.02, or 5.28 feet, to 11.7 minus 5.70, or 6.00 feet, of water above Solenzara’s bare ground. That is our arithmetic from neighbors’ marks, not a measurement taken at the buildings. It describes the garage level. The appraiser records the living floors as starting one level up, and how far above the water line those floors sat is exactly what an elevation certificate would show and what we could not establish.

The county’s own record of the damage: values and permits

No owner letter, board update or press story about Solenzara’s own Ian experience was public when we checked. Two county records speak instead.

The first is the just value. For tax year 2022 the twelve homes were valued between $1,365,724 and $1,554,418. For tax year 2023, valued as of January 1, 2023, every one of the twelve was carried at exactly $408,117. For 2024 they were back between $1,408,947 and $1,726,182. The appraiser does not explain the 2023 figure on the parcel pages. A uniform value 72.1 percent below the prior year’s total, on the first valuation date after the storm, is hard to read as anything but the county treating the homes as damaged on that date. That is our inference.

The second is the appraiser’s permit list, which the appraiser itself says is not comprehensive and is dated by when its office received the information. On the common-element parcel it shows an electrical permit received November 4, 2022, four roof permits received in February 2023, four screen-enclosure permits received from December 2023 to February 2024, four electrical permits received April 24, 2025 and four more roof permits received July 8, 2026. On the individual homes it shows building remodel or repair permits on ten of the twelve residences with dates from March 2023 through 2025. Four of anything at a four-building property reads as one per building.

What we do not claim

We do not say that any Solenzara living floor took water, and we do not say that none did. We do not know the cost of the repairs, how they were paid for, or whether every permit is closed. The pattern in the public record is ground-level flooding consistent with the surveyed marks, a county valuation that treated the homes as impaired on January 1, 2023, and more than three years of permitted repair work. One arm’s-length sale has closed since the storm, the $1,500,000 sale of April 30, 2026.

What to ask the seller

Ask whether the home took water and at which level, whether the elevator, the pool equipment and the garage-level systems were replaced, whether an insurance claim was filed and paid, whether the association levied a special assessment for storm work, and whether every permit is closed. 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. The City’s EnerGov portal lets anyone search permits by address.

Helene and Milton in 2024

In 2024 the National Hurricane Center reported surge of 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, lower than the Ian figures. The Geological Survey’s database holds no Helene mark near Solenzara, and we found no Solenzara document describing damage from either storm. For Ian itself, the Hurricane Center’s report gives maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and we treat the surveyed marks above as the closest evidence for this block.

Solenzara Flood Zone, Storm Posture and Insurance

FEMA’s flood map places all four Solenzara buildings in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts them in Zone A. Bare ground is about 5 feet below that elevation, and the living floors sit above a garage level.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the center of each of the four building footprints. Each returned Zone AE, coastal floodplain, a base flood elevation of 11.0 feet on the NAVD88 datum, and Lee County panel 12071C0651G. The appraiser’s flood panel for every parcel reads the same panel and date. Lee County’s evacuation zone map returned Zone A, the first surge zone, at every point, and the county’s layers place the buildings inside the City of Bonita Springs, inside Lee County’s coastal high hazard area layer and inside its Bonita Beach sea turtle lighting zone.

How Solenzara’s zone compares with its neighbors

Zone AE at 11 feet is the most common reading on the bay side of the strip. Across the road, three of the Casa Bonita towers and one other Gulf-front building are mapped in Zone VE at 13 feet, the wave-velocity zone, and Bonita Beach Club and Seascape are in AE at 12 feet. So Solenzara’s mapped flood elevation is at the lower end for the strip, and its ground, at 5.7 to 6.0 feet, is higher than the 3.7 to 5.3 feet we found at Bay Harbor Club. Ian’s nearest marks, at 11.3 and 11.7 feet, were 0.3 and 0.7 feet above Solenzara’s mapped base flood elevation.

The City’s rules 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 Solenzara that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought into compliance with current flood rules, and the City’s 2022 ordinance carries the definitions of substantial damage, substantial improvement and repetitive loss. For a building already designed to a flood map, with living space above a garage, the practical gap to current rules is far smaller than for a 1970s tower with ground-floor apartments. Whether the City made any substantial damage determination at Solenzara is not published.

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 falls short. For a three-home building that formula produces a ceiling of $750,000 per building, and for homes that the county values at $1.4 million to $2.0 million each, that ceiling is well below replacement cost. That is our arithmetic from FEMA’s formula and the county’s values, not a statement about Solenzara’s policy. It is the reason to ask whether the association carries excess flood coverage above the federal limit, and what each owner is expected to insure privately. Solenzara’s flood policy, limit and carrier are not published.

Wind, the master policy and what insurance costs

Solenzara’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies.

The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Solenzara applied or qualifies.

Storm posture for owners

Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Before any storm, an owner should know the shutter or impact-glass status of the home, what happens to the elevator, what must be moved out of the garage level, how the boat and lift are secured and who decides, and the contact path for the manager. The association’s own storm plan is not published.

Milestone Inspections and Reserve Studies at Solenzara: What a 2003 to 2006 Building Owes, and When

Solenzara’s buildings are not due for a milestone inspection for years, and may never be: Florida’s law applies to buildings of three or more habitable stories and excludes three-family dwellings of three or fewer stories, and each Solenzara building holds three homes. If the law did apply, the first deadline would fall between 2033 and 2036.

Data updated: October 2026

Why this section reads differently here than on the tower pages

On most Hickory Blvd pages this section is about deadlines that have already passed, because a concrete tower built between 1972 and 1985 turned 30 long before the law was written. Solenzara is the opposite case. Its buildings are about twenty years old, they hold three homes each, and the question is whether the statutes reach them at all.

What the statutes say

Florida Statute 553.899 requires a milestone inspection for a condominium building that is three habitable stories or more in height, as determined by the Florida Building Code, by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after that. A local enforcement agency may set the first inspection at 25 years where conditions such as proximity to salt water justify it. The same section then says it “does not apply to a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground.”

Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, and carries a matching exclusion for buildings under three stories and for single-family through four-family dwellings with three or fewer habitable stories above ground.

How the exclusion appears to apply, and what is inferred

The county’s building layer describes each Solenzara building as a condominium town house with three residential units. On the story count the county’s records disagree with each other: the appraiser’s page says 3.0 stories and lists three heated levels above a garage, and the map layers say 2. On either count the number of habitable stories above ground is three or fewer, and a three-home building is a three-family dwelling in ordinary language. Our reading is that both statutes exclude Solenzara’s buildings on their face.

That reading is an inference, and we label it as one. The statute turns on the Florida Building Code’s determination of habitable stories, which belongs to the City’s building official, and on how the official classifies a three-home condominium building. We did not find a City determination. Whether the garage level counts, and whether the smaller third living level is a story or a loft, are questions for the official and the association’s engineer, not for a tax record.

If the law did apply: the dates

For a reader who wants the arithmetic, here it is. The roll’s years built run from 2003 to 2006. A building whose certificate of occupancy was issued in 2003 reaches 30 years in 2033, and one from 2006 reaches 30 in 2036, so a first milestone inspection would be due by December 31 of a year from 2033 to 2036, building by building. Under a 25-year local rule the range would be 2028 to 2031, and we found no City of Bonita Springs ordinance adopting one. The roll’s year is a stand-in for the certificate date, which is in the City’s permit file. No Solenzara deadline has passed under any of these readings.

What the contract will say

Contracts for condominium units signed after December 31, 2024 must carry a conspicuous statement under Florida Statute 718.503 about whether the association is required to have a milestone inspection or a structural integrity reserve study and whether it has completed one. The statute provides different forms for an association that is required and for one that is not. Read which form your contract uses and ask the seller and the manager why. The state’s condominium inspection resources explain the rules.

Why being outside the statute does not end the conversation

A building outside the milestone and reserve-study rules can still have an aging roof, tired elevators, a seawall that needs work and an underfunded reserve. Solenzara’s shared components are about twenty years old and stood through a surge of roughly 11.3 to 11.7 feet in 2022. Ask the manager for the engineer’s reports commissioned after Ian, the roof history behind the 2023 and 2026 permits, the reserve schedule and whether the owners have voted to waive or reduce reserves. A lender or insurer may ask for the same papers whether or not the statute requires a study.

Which Schools Serve Solenzara? Check by Address

Lee County’s school proximity layer for the 2026 to 2027 year, queried on October 1, 2026 at all four Solenzara buildings, returned zone Q. The School District of Lee County’s address locator controls the answer for any specific home, and the district revises its enrollment plan every year, so we point to the locator and print no assignment.

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter the Hickory Blvd address of the home. Run it for the current school year and again if the district approves a new enrollment plan. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone. One practical note for Solenzara: the appraiser lists one of the twelve homes under ZIP 34135, so if a lookup by ZIP code fails, enter the street address without it.

What zone Q lists in the plan we read

In the 2024 to 2025 enrollment plan we read, elementary zone Q lists Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. Middle and high school assignment comes from the locator for the address, and the district’s sites for Bonita Springs Middle, Three Oaks Middle and Bonita Springs High School show what each offers. A zone letter in 2026 may map to a different set of schools than the same letter in 2024, so treat this as a map to the question and not as the answer.

What we do not claim

We do not publish school grades or test scores here, because a grade attaches to a school and not to a building, and the assigned school can change. The locator result and a conversation with the district are the answer. Ask us and we will run the address with you.

City Permits, Zoning and Coastal Rules at Solenzara

Solenzara sits inside the City of Bonita Springs, so building permits and zoning come from the City, while the state’s coastal construction control line and Lee County’s coastal layers add rules. By our measurement the four buildings stand landward of both published control lines, and the City’s zoning district is not confirmed here.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a building, a home’s electrical or plumbing, elevators, pools, docks and restoration after storm damage require City permits. The City’s self-service portal, EnerGov, lets anyone search permits by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. The appraiser’s permit list for Solenzara is summarized in the Hurricane Ian section. For any home you plan to buy, search its address and the common-element record, and ask the seller to close out any open permit. Open permits can complicate a closing and a lender’s review.

Zoning: one county field, not confirmed with the City

Lee County’s parcel layer carries a zoning field of C-1 on the twelve Solenzara home parcels and names the City of Bonita Springs as the zoning authority. Lee County’s own zoning and future land use layers return nothing at these points, which is what we would expect inside a city. We do not know why a C-1 label sits on residential condominium parcels, and we did not confirm the City’s current district. The City’s Land Development Code on Municode and its Community Development Department are the places to confirm it, and a buyer who needs a specific use, an addition or a dock change 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, and its program page explains the rules. We compared the four building footprints with the two lines Lee County publishes. The state’s 1991 line is about 18 to 71 meters west of the buildings and the county’s 1978 line is about 105 to 162 meters west, so by our comparison all four buildings are landward of both. That fits the pattern on this strip, where the Gulf-front buildings sit seaward of the 1991 line and the bay-side buildings sit landward of it. The department makes the determination for any parcel, and a dock or seawall project raises separate state and federal permit questions that the control line does not answer.

Lee County’s coastal layers

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

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

Living at Solenzara means a county beach park about 84 to 180 meters away across Hickory Blvd, a garage under your own home, Thursday trash collection on the county’s residential roll, and City and county services for water, roads and permits. The nearest beach parking lot is closed for construction, and we date that 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.

• Little Hickory Island Park, also called Bonita Beach Access 10, at 26082 Hickory Blvd, the nearest access to Solenzara: the parking lot and park amenities have been closed since September 8, 2026 for construction to repair Hurricane Ian damage, and pedestrian access to the beach remains available. The page lists dawn to dusk hours, $2 per hour parking when the lot is open, and no pets.
• Other Bonita Beach accesses: the county page lists free parking at accesses 2 through 9, says no pets and no fires or grilling are allowed, and warns that the beaches have not been restored to their condition before Ian. Access 9, at 26220 Hickory Blvd, is the next one south of Solenzara.
• Bonita Beach Park, 27954 Hickory Blvd: the lot and amenities have been closed since September 8, 2026, with pedestrian access through Access 1.
• Bonita Beach Access 1, 27890 Hickory Blvd: the page said the lot closes November 1, 2026.

A WGCU report from September 9, 2026 covers the 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. For a Solenzara owner the closure is mostly about guests: the walk from the buildings to the park is short, and the lot that visitors would have used is the one that is closed.

How far is the sand?

By our straight-line measurement from the county’s park layer to the four building footprints, Little Hickory Island Beach Park is about 84 to 180 meters away, Access 9 is about 332 to 420 meters, Access 8 about 700 to 784 meters and Access 7 about 1,064 to 1,147 meters. The 25961 building is the closest to the park and the 25921 building the farthest. An owner crosses Hickory Blvd to reach any of them, and whether Solenzara has a marked crossing or a private path is a site question we did not settle from public records.

Roads and bridges

Hickory Blvd is the only road on the island. The Lee County Department of Transportation closed the Big Hickory Pass Bridge, north of the strip toward Fort Myers Beach, 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 north. 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.

Trash, recycling and mail

The appraiser’s page for each Solenzara home shows it on Lee County’s residential solid waste roll in Service Area 1, with garbage, recycling and horticulture collection on Thursday and an annual assessment of $387.11. That is different from the neighboring towers whose documents we could read, which describe dumpsters or trash chutes. The county’s solid waste page has the pickup lookup. The roll lists eleven homes under ZIP 34134 and one under 34135. The arrangement for mail delivery is not described in anything we read, and an owner of the one home with the odd ZIP entry should confirm how carriers and delivery services have the address.

Water, sewer, power and internet

Bonita Springs Utilities lists the City of Bonita Springs in its water and wastewater service area, and Florida Power and Light is the electric utility. The association’s articles contemplate paying for utilities that are not billed directly to owners and mention a cable system only as a possibility. Who provides cable or internet to Solenzara today, and whether any of it is bulk-billed, is not published.

Getting around

Map routing from two points on the Hickory Blvd strip that bracket Solenzara, one to the north and one to the south, with no traffic, gives these ranges. The routing services we used are public estimates and not official figures.

The LeeTran bus system and its on-demand service operate in the area, and the county’s beach pages point visitors to it during the parking closures.

Beach Nourishment, Erosion and Sea Turtle Season Near Solenzara

The Gulf beach across from Solenzara is shaped by a state and county nourishment program, by storm erosion and by sea turtle nesting from May 1 through October 31. Solenzara’s buildings fall inside Lee County’s Bonita Beach sea turtle lighting zone even though they stand on the bay side of the road.

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. The state’s critically eroded beaches report covers Little Hickory Island. 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. We did not confirm completion or exactly which stretch of beach the project reached. WGCU reported erosion in Bonita Springs after Milton.

Sea turtle nesting and lighting

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. Lee County’s lighting-zone layer returned “Bonita Beach” at all four Solenzara buildings. Whether a bay-side building’s lights are visible from the beach is a site question, and an owner who wants to add or change exterior lighting should ask the association and the City first.

Why this matters to a bay-side owner

A bay-side owner does not carry the Gulf-front owner’s exposure to beach erosion, and Solenzara’s stake in the nourishment program is indirect: the beach is the neighborhood’s main amenity and its first line of defense in a storm. The bay side has its own version of the same question, which is the condition of the seawall and the docks, and those belong to the two associations.

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

We built this page from primary records, not a listing feed. We tracked all 13 Solenzara parcels on the Lee County Property Appraiser’s site, every one of the 44 recorded transfers on the twelve home pages, both associations’ state filings and both sets of articles, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the county’s parcel layer for every Solenzara legal description and found twelve home parcels and one common-element parcel. We opened the appraiser’s page for each of the twelve homes and the common-element parcel and read the building record, the sales history, the permit list and the value history on each. We read the county’s building footprint layer. We opened both Florida corporate records and read both sets of articles of incorporation in full, 18 pages and 7 pages. We read the state’s condominium extract, its payment history and its developer list. We queried FEMA’s National Flood Hazard Layer at the four building footprints, Lee County’s evacuation, city-limit, school, coastal and lighting layers, and the Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages the same day.

What we found that surprised us

Four things stood out. The first is how thin the recent record is: one arm’s-length sale in five years, on residence 2 at 25941 Hickory Blvd. The second is the 2023 value: all twelve homes at an identical $408,117 for the January after Ian. The third is the repeat-sale record: seven homes whose latest qualified sale is below their 2003 to 2005 first sale, and one that nearly doubled from its 2011 price. The fourth is the dock structure: a second corporation, one membership per slip, transferred by recorded assignment, which the condominium record alone would never show.

What we could not get

We could not pull Southwest Florida MLS data for Solenzara, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration of condominium, the dock declaration, the bylaws, the rules, either budget, the reserve schedule or any insurance document. We could not read the City’s permit files, so the code edition, the certificate of occupancy dates and the status of each repair permit are open. We list these gaps again, in one place, near the end of the page.

Comparable Associations on the Strip: Solenzara vs Bay Harbor Club

Bay Harbor Club is the closest comparable to Solenzara by position: both sit on the bay side of Hickory Blvd about 340 to 410 meters apart, both are in FEMA Zone AE at 11 feet, and both have docks. They differ in almost everything else: age, scale, home size, price and how dock rights are held.

Data updated: October 2026

Solenzara versus Bay Harbor Club, side by side

Bay Harbor Club is a two-tower condominium built in 1983 and 1984, with 104 units in the state’s record, a standard apartment of 1,345 square feet and 50 deeded docks, and our page on it audits its record.

The two records are not the same size, so we compare them directionally and never as a ranking. Bay Harbor Club’s twelve sales in 24 months give a buyer a real median. Solenzara’s one sale gives a buyer one data point and a twenty-year history.

When Solenzara is the better fit

Choose Solenzara if you want four bedrooms and nearly 4,000 square feet on Bonita Beach, a private pool and elevator, a building from this century and only eleven neighbors, and if you are comfortable doing the document work this page describes. Expect to pay roughly two to three times the price of a Bay Harbor Club apartment for roughly three times the space, on the evidence of one sale.

When Bay Harbor Club is the better fit

Choose Bay Harbor Club if you want a lower entry price, a deeper recent sales record to price against, a larger association that spreads each repair across about a hundred owners, or a dock that the record describes as deeded. Its towers are four decades old and fall squarely inside Florida’s milestone inspection and reserve study rules, so its questions are about completed inspections and funded reserves. Read our Bay Harbor Club page for its own audit.

Decision table: which one for which buyer

The other strip neighbors

Solenzara has no true twin on the strip. The nearest in spirit are the small bay-side associations, and the nearest in price are the largest Gulf-front apartments. County windows differ by neighbor, so the figures describe each record and not a ranking.

Only two other associations in that table show a recorded price at or above $1,400,000 in the last five years: Hickory Shores Condo, with a $2,000,000 sale of a 1,917 square foot Gulf-side home in March 2026, and Silver Sands, with a $1,400,000 sale of a 1,743 square foot home in February 2026. Both are Gulf-front and both sold for far more per square foot than Solenzara’s $380.04, which is the cleanest way to see what Solenzara is: the most interior space on the strip for the money, on the bay side, in a market with almost no direct comparables.

Selling at Solenzara? 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 Solenzara

Solenzara offers twelve large, four-bedroom residences from 2003 to 2006 on the bay side of Bonita Beach, each with a private pool and elevator in the county’s record, in a twelve-owner association. Its costs are a thin sales record, unpublished fees and rules, Zone AE flood exposure, a documented Ian repair cycle and a separate dock association to understand.

Data updated: October 2026

What we like

• Space. About 3,950 square feet with four bedrooms and 4.5 baths in every home, roughly three times the typical strip apartment.
• Age. Roll years of 2003 to 2006, after the county’s first flood map and around the start of the statewide building code, in a strip of 1970s and 1980s towers.
• Private features. A pool, an elevator, an outdoor kitchen and a garage for each residence, per the appraiser.
• Scale. Twelve owners, one vote each, and a board that can know every home.
• Flood position relative to the strip. Zone AE at 11 feet with bare ground near 6 feet, living floors above a garage level, and no wave-velocity zone.
• Clean state filings. Both associations active, the condominium’s state fee paid for every year from 2022 to 2026, and three public records naming the same manager.
• Boating. Docks and mooring slips on the record, with lifts recorded on four homes.

What gives us pause

• A thin public record. No association website, fee schedule, rules, budget or reserve document was found, and we could not read the declaration.
• Almost no comparables. One qualified sale in five years, and no other property on the strip with homes this size.
• The price history. Seven of eight repeat-sale homes last sold below their 2003 to 2005 first price.
• Ian. Surveyed water of 11.3 to 11.7 feet within about 200 meters, a county value of $408,117 per home for January 2023, and repair permits running into 2026.
• Small-association risk. Twelve owners share every cost, so a $600,000 project is $50,000 per home if split equally.
• Dock complexity. Slip rights sit in a second association, transfer by recorded assignment and need that association’s approval.
• Bay side. The beach is across Hickory Blvd, and the nearest county lot is closed for construction.
• Data quirks. One home under ZIP 34135 and a state address range that does not match the county’s, both of which can trip up a search, a quote or a form.

How to weigh it

For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads both budgets, the reserve schedule, the post-Ian engineering and permit record, the assessment ledger, the elevation certificate and the slip assignment can price a Solenzara home on facts. A buyer who cannot get those documents should treat that as information too.

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

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

If you’re searching for a Solenzara listing agent, or thinking, “I need someone to sell my Solenzara home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Solenzara listing the way a buyer’s attorney will read it: documents first, dock rights proven, storm repairs documented, 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 Solenzara 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

Jesse McGreevy and Marc Comisar are top-reviewed Bonita Springs realtors, and these two reviews are from sellers and buyers we have worked with across Southwest Florida. Neither is about Solenzara. Read every five-star review on Google.

★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

Recent Solenzara 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 Solenzara 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. The Lee County Property Appraiser shows one qualified Solenzara sale in the last 12 months and in the last 60: $1,500,000 on April 30, 2026, for a 3,947 square foot residence. The sale before it was $1,945,000 on May 24, 2021. We tracked every one of the 22 qualified Solenzara sales on the county record back to 2003, and a sample this small is why each comparable has to be read in full instead of averaged.

Why selling at Solenzara is different

A Solenzara sale is a documents sale, a dock sale and a one-comparable sale. The buyer’s attorney and lender will ask for the budget, the reserve schedule, any special assessment, the insurance summary and the post-storm repair record, 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.

If your home has a slip, the slip is a second transaction inside the first. The dock association’s articles call for a recorded assignment of use rights and give that association the power to approve or disapprove a transfer. We confirm the recorded assignment, the dock assessment status and the approval path before the listing goes to market, so that the word “dock” in the listing means something a title agent can insure around.

Price is the hard part. The twelve homes are nearly the same size, so the usual size adjustment does almost nothing here. What moves value is whether the appraiser classes the building as bay front or interior, whether the home is an end or an interior residence, what was renovated or replaced after Ian, and whether a slip and a lift come with it. With one arm’s-length sale in five years, we price from that sale, from the county’s own just values, from the twenty-year record and from the strip’s few sales above $1,400,000, and we tell you plainly how wide the range is. One more practical point: because one Solenzara home is listed under ZIP 34135, automated searches that filter on 34134 can miss the April 2026 sale. We make sure a buyer’s appraiser has it.

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

Request your free Solenzara home valuation and we will come back with the nearest recorded sales, the county’s value history for your home, the position and dock adjustments, and the document gaps that could affect your price.

Talk to Jesse direct

Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Solenzara. Our guide to selling a Solenzara at Bonita Beach condo lays out the recorded sales, the costs and the documents.

Solenzara seller mini-FAQ

Six questions Solenzara owners ask us before they list.

How much is my Solenzara home worth?

The newest arm’s-length sale on the county record is $1,500,000 on April 30, 2026, and the county’s 2026 just values for the twelve homes run from $1,405,417 to $2,015,460. Your home’s value depends on position, condition and dock rights. 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 condominium association must issue it within 10 business days and may charge a capped fee. If you hold a slip, the dock association’s balance is a separate statement.

Does my boat slip sell with my home?

Only the documents can say. The dock association’s articles describe one membership per slip, transferred by a recorded assignment of use rights and subject to that association’s approval. We confirm the recorded assignment and the transfer terms of the dock declaration before we advertise a slip.

Will Hurricane Ian still affect my sale?

Buyers will ask. The public record shows surveyed water of 11.3 to 11.7 feet near the buildings, a county value of $408,117 per home for January 2023 and repair permits through 2026. A seller who can show the scope of the repairs, closed permits and a paid assessment ledger answers the question before it is asked.

Which documents do I need to give a Solenzara buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, all at your expense under Florida Statute 718.503. Add the dock documents if a slip is included.

How do I start?

Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your building and residence number, then pull the county record for your home 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 Solenzara homes and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.

Honors and recognition

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

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

Contact Jesse and Marc

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

About our team

Learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition

When was Solenzara built?

The county roll dates the twelve homes to 2003 through 2006, and the county’s building layer dates the four buildings to 2003 and 2004. The association was incorporated on June 4, 2003 and the state lists the condominium as recorded on June 10, 2003. The first recorded sale closed in October 2003.

How many homes does Solenzara have?

Twelve residences in four buildings of three, according to the state’s condominium record, the association’s 2003 articles, the appraiser’s complex record and the county roll.

Is Solenzara on the Gulf?

No. Solenzara is on the bay side of Hickory Blvd, where the odd street numbers run. The nearest public Gulf access, Little Hickory Island Beach Park at 26082 Hickory Blvd, is about 84 to 180 meters from the buildings in a straight line, across the road.

How big are the homes at Solenzara?

About 3,950 square feet of living area each: eight homes at 3,947, three at 3,962 and one at 3,901, per the county roll. Every home is recorded with four bedrooms and 4.5 bathrooms on three heated levels above a 510 square foot garage.

Are there homes for sale at Solenzara on Bonita Beach?

Active-listing counts come from the Southwest Florida MLS, which was not available when we published, so we do not show them. With twelve homes and one arm’s-length sale in five years, availability is rare. Ask us for a current search and we will run it for you.

What have Solenzara homes sold for?

The county record’s newest qualified sale is $1,500,000 on April 30, 2026. Before that, $1,945,000 in May 2021 and $1,375,000 in March 2020. The nine first recorded sales, from 2003 to 2005, ranged from $1,793,200 to $2,699,000. These are county records, not MLS closings.

What are the HOA fees at Solenzara?

Not published. We found no association website or budget, and we did not use fee figures from listing text. The estoppel certificate and the budget state the current assessment, and an owner with a slip may pay the dock association separately. We request both before you make an offer.

What does the Solenzara fee include?

The 2003 articles assign the association the common elements, one insurance policy on the condominium property, a share of the entrance roadway, the stormwater system and utilities not billed to owners directly. The current budget, which is not public, shows what is actually bundled today.

Does Solenzara have a pool?

The appraiser records a small private pool in every residence and a jacuzzi in eleven of the twelve, and lists a spa, a dock and mooring slips as the complex’s shared amenities. No clubhouse, gym or tennis court appears in the records we read.

Does Solenzara have boat docks?

Yes, the county records docks and mooring slips, and a separate corporation, Solenzara Boat Dock Association, Inc., operates them. Its articles describe one membership per slip, transferred by a recorded assignment of use rights. Whether a given home includes a slip is a document question.

Can you rent out a Solenzara home?

Not published, and we did not read the rule in any primary document. The declaration’s leasing article controls, and Florida, Lee County and the City each add licensing and tax rules on top. Read the article before you plan to rent.

Are pets allowed at Solenzara?

Not published, and we did not read the rule in any primary document. The declaration or the rules set any limit on number, size or breed, and may treat tenants differently from owners. Ask the manager for the pet section in writing before you make an offer.

What flood zone is Solenzara in?

FEMA Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G, effective November 17, 2022, at all four buildings. Lee County’s evacuation zone is A. Bare ground is about 5.7 to 6.0 feet, and the living floors sit above a garage level.

Do Solenzara owners need flood insurance?

A lender will require flood coverage on a building in a mapped special flood hazard area. The association’s flood policy is not published, and the federal program’s building limit is $250,000 per unit, far below these homes’ value, so ask what excess coverage exists and what you must insure yourself.

Did Solenzara flood in Hurricane Ian?

Surveyors recorded water at 11.3 and 11.7 feet within about 200 meters, roughly 5.3 to 6.0 feet above Solenzara’s bare ground by our arithmetic. The county valued every home at $408,117 the following January and lists repair permits through 2026. Whether living floors took water is not in the public record.

Has Solenzara had special assessments?

None is public. The permit record shows roof, electrical and screen-enclosure work since Ian, and we do not know how it was funded. The estoppel certificate, the budget and the minutes answer the question, and we ask for all three.

Who manages Solenzara?

The Sunbiz record, the state’s condominium record and the county’s record for the common-element parcel all name Gulf Breeze Management Services of Bonita Springs. The estoppel certificate confirms the current manager.

Does Solenzara need a milestone inspection?

Probably not, by our reading: the law applies to buildings of three or more habitable stories and excludes three-family dwellings of three or fewer stories, and each building holds three homes. If it applied, the first deadline would fall between 2033 and 2036. The City’s building official decides.

Which schools serve Solenzara?

The county’s 2026 to 2027 proximity layer returned zone Q at all four buildings. The School District of Lee County’s address locator controls the assignment, and the plan changes every year, so run the address before you rely on any list.

Who is the best realtor for Solenzara?

McGreevy and Comisar lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition. Call Marc at (239) 287-5873 for a buyer consultation.

Frequently Asked Questions, Seller Edition

How much is my Solenzara home worth right now?

The newest arm’s-length sale on the county record is $1,500,000 on April 30, 2026, and the county’s 2026 just values run from $1,405,417 to $2,015,460. Your home’s value turns on position, condition and dock rights. Request a free valuation or call Jesse at (239) 898-6072.

What have Solenzara homes sold for recently?

One qualified sale in the last 60 months: $1,500,000 on April 30, 2026, or $380.04 per square foot. The two before it were $1,945,000 on May 24, 2021 and $1,375,000 on March 25, 2020. These are county recorded prices, not MLS closings.

Why do some records show no Solenzara sale since 2021?

Because the home that sold in April 2026 carries ZIP 34135 on the county roll while the other eleven carry 34134, so a search of records filtered to 34134 shows no sale. The county file holds all twelve residences and shows the April 30, 2026 sale at $1,500,000.

Do the 2003 to 2005 prices set the value of my home?

No. The nine first sales ranged from $1,793,200 to $2,699,000, and seven of the eight homes with a later qualified sale resold below their first price. Buyers and appraisers weigh recent arm’s-length sales, and there is one.

Does it matter whether my building is classed bay front or interior?

It may. The appraiser classes the six homes at 25921 and 25941 as bay front and the six at 25911 and 25961 as interior. We compare the home’s actual view and water position with that label when we price, because the label is a tax classification.

Does being an end residence or an interior residence change the price?

It can. The appraiser calls residences 1 and 3 in each building corner or end homes and residence 2 interior. End homes have a third exposure. The record is too thin to put a number on it, so we show buyers the difference in person.

Does my boat slip add value, and can I sell it with the home?

A documented slip adds value, and the documents decide whether it transfers. The dock association’s articles call for a recorded assignment of use rights and give that association approval power. Bring us the recorded assignment and we will confirm the transfer path first.

Can I sell my slip separately from my home?

We do not know. The dock articles describe one membership per slip and a recorded assignment, and they do not say who may hold a slip. The dock declaration, which we did not read, answers it. Ask the dock association in writing before you plan around it.

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

Every unpaid assessment through closing must be settled, and the estoppel certificate states the balance. A buyer becomes jointly and severally liable for assessments that came due before closing under Florida Statute 718.116, which is why closing agents insist on payoff.

Who pays for the estoppel certificate when I sell?

The seller customarily requests it, and the association may charge up to $299 for the certificate, up to $119 more if expedited in 3 business days and up to $179 more if the home is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation by the Florida DBPR. The contract controls who pays, so confirm the current schedule with the manager.

What documents must I provide a Solenzara buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, at your expense under Florida Statute 718.503. Add the dock declaration, the dock budget and your recorded slip assignment if a slip is included.

How long does a Solenzara buyer have to cancel?

Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. Delivering the package before the contract starts that clock early.

Will the milestone inspection or reserve study rules affect my sale?

Probably not as a legal matter, because each building holds three homes and the statutes exclude three-family dwellings of three or fewer habitable stories. The contract still carries a conspicuous statement about it, so read which form applies and be ready to explain why.

Will Hurricane Ian affect my price?

We cannot measure it without MLS data, and we do not guess. Buyers will ask what flooded, what was replaced, how it was paid for and whether permits are closed. A seller with those answers in writing sells on facts. One home has sold at arm’s length since the storm.

Do I have to disclose flood history when I sell?

Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received. Answer accurately and keep the paperwork.

Should I get an elevation certificate before I list?

Yes, if one exists or can be ordered. The buildings are in Zone AE at 11 feet with living floors above a garage level, and the certificate shows how far above. It answers a buyer’s first flood question and helps the buyer’s insurance agent quote accurately.

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

The seller customarily pays, and the contract controls. Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02. At $1,500,000, the April 2026 price, that is $10,500, and at $1,945,000 it is $13,615.

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

In Lee County the seller customarily pays for the owner’s title insurance policy and selects the title agent, and the contract controls both. A buyer’s lender will require its own lender’s policy at the buyer’s cost. Ask your title agent for the quote on the specific price.

Do Solenzara buyers need association approval?

The rule is not published. The 2003 articles say a buyer becomes a member only when the purchase complies with the declaration, and they give the association power to exercise any right of first refusal the declaration grants. The estoppel certificate must state both, so request it early.

Can my buyer rent the home after closing?

Not published. The declaration’s leasing article sets the rule, and a rental amendment may bind a new buyer even if it never bound you. A buyer who plans to rent should read the article before the offer, and we flag it in the listing documents.

How does the 2003 to 2006 build year help my listing?

It separates your home from a strip built mostly between 1972 and 1985. Solenzara postdates the county’s first flood map, and its three-home buildings appear to fall outside the milestone inspection statute. We put the dates and their sources in front of buyers.

What will a buyer’s lender look at in a Solenzara sale?

The budget and reserves, the insurance, any special assessment or litigation, the share of homes that are owner-occupied, and the flood zone. A twelve-home project gets a close review because each home is 8.3 percent of the whole. We confirm early what the lender will ask.

How should I price my home when there is one recent sale?

From that sale, the county’s just values, the twenty-year record and the strip’s few sales above $1,400,000, adjusted for your home’s position, condition and dock rights. We give you a range and the reasoning, and we update it as buyers respond.

Does my home’s size change the price?

Almost not at all. The twelve homes span 3,901 to 3,962 square feet, a 61 square foot spread. Renovation, position, storm-repair scope and a slip matter far more, and those are what we document.

How long will my Solenzara home take to sell?

Days-on-market figures come from the Southwest Florida MLS, which was not available at publication. The county record shows 1,802 days between the last two arm’s-length sales, which reflects how rarely owners sell, not how long a listing takes.

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

Buyer traffic on Bonita Beach is highest in the winter season, and we do not have MLS seasonality figures for a twelve-home property. Readiness matters more than the month: documents gathered, permits closed and the home shown at its best.

Should I renovate before selling?

Not always. Buyers at this price expect current kitchens and baths, and they also pay for documented systems: elevator, pool equipment, roof and air conditioning. We compare the cost of each item with what the record suggests buyers pay, and many sellers do better fixing and documenting than remodeling.

Do I need open permits closed before I sell?

Yes, as a practical matter. The appraiser’s list shows repair permits on ten of the twelve homes since 2023 and building-wide permits on the common parcel. A buyer’s title agent and lender will ask about any that remain open, so check the City’s portal first.

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

Usually, but they are different records. The county records the deed’s consideration and codes it as qualified or not. The MLS records the listing’s sold price and terms. We could not pull MLS figures at publication, so every price here is the county’s.

How accurate are online value estimates for Solenzara?

Treat them with caution. Automated models need recent nearby sales of similar homes, and Solenzara has one in five years, listed under a different ZIP code from its neighbors. A model that cannot see that sale, or that compares these homes with 1,300 square foot apartments, will miss.

What does it cost to sell my Solenzara home?

Typical seller costs in Lee County include the deed stamp tax, the owner’s title policy, the estoppel fee, any assessment payoff, brokerage compensation as negotiated and prorated taxes. At $1,500,000 the deed tax alone is $10,500. We give you a written estimate before you list.

Do I owe capital gains tax when I sell?

That depends on your basis, how long you owned and lived in the home, and your tax situation, which is a question for your tax adviser. We provide the closing statement and the sale history your adviser will need.

What if my address shows ZIP 34135 or a number the state lists differently?

Tell your closing agent early. The appraiser lists one home under 34135, and the state’s condominium record gives a street range that omits 25911 and ends at 25965. Neither changes what you own, and a title agent can reconcile them from the legal description.

Can I sell my Solenzara home from out of state?

Usually yes. Many sellers close by power of attorney or remote notarization, and the title company will tell you which method it accepts. The estoppel, the document package, the dock paperwork and the showings can be handled without a visit, and we coordinate them.

Why should I list Solenzara with McGreevy and Comisar?

We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition. For Solenzara we read all twelve parcel pages, both associations’ articles, FEMA and the statutes before we price. Call Jesse at (239) 898-6072.

How do I get a free Solenzara valuation?

Use our free home valuation form, or call Jesse direct at (239) 898-6072, text or call. Give us your building and residence number and we will return the recorded sales, the county’s value history, the adjustments and the document gaps that could affect your price.

What We Could Not Verify

This list gathers every place where this page says a figure or fact is not available. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap before an offer or a listing.

• 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 Solenzara transactions, the highest-priced MLS sale and any split by building or position are unavailable as of October 1, 2026. We will backfill them when the MLS pull is available.
• The declaration of condominium and its amendments. The county roll cites Official Records Book 3956, Page 2717, which we did not read. Route: the Lee County Clerk of the Circuit Court, or the seller’s package.
• The boat dock declaration, slip count and slip assignments. The dock association’s articles refer to a Declaration of Covenants, Conditions and Restrictions of Solenzara Boat Docks, which we did not read. Route: the dock association through the manager, and the Clerk’s records for each recorded assignment of use rights.
• Current assessments and what they fund, for both associations. Not published. Route: the budgets and the estoppel certificate.
• Special assessments and loans. None found in public. Route: the estoppel certificate, the budget and the minutes.
• Rules. Rental, pet, approval, right of first refusal, transfer fee, parking and gate rules are not published and were not read in any primary document. Route: the declaration, bylaws and rules under Florida Statute 718.503.
• Insurance. Carrier, limits, deductibles, excess flood coverage and premiums are not published. Route: the manager’s insurance summary.
• Elevation certificates. None found. Route: the association, the City’s Community Development Department, or a licensed surveyor.
• Which building code governed construction, and the certificate of occupancy dates. The appraiser’s permit numbers begin with 2001 and the permit files were not read. Route: the City of Bonita Springs permit records.
• Storm damage and repair scope at Solenzara. No building-specific Hurricane Ian, Helene or Milton document is public, and the appraiser’s permit list is not comprehensive. Route: the seller’s disclosure, the manager and the City’s permit portal.
• The reason for the 2023 just value of $408,117 on every home. The appraiser’s pages do not state it. Route: the Lee County Property Appraiser.
• Milestone inspection and reserve study status. The three-home buildings appear to fall inside the statutory exclusion, which is our reading and not a determination. Route: the City’s building official and the manager.
• Habitable stories. The appraiser’s page says 3.0 stories and the county’s map layers say 2. Route: the City’s building official.
• Whether Solenzara is gated, and its guest parking. Not in any record we read. Route: the manager.
• The channel name, water depth and route to open water. Not confirmed from a primary source. Route: a marine survey or the dock association.
• Zoning district. A county field reads C-1 and the City’s district is not confirmed. Route: the City of Bonita Springs Community Development Department.
• Why one home carries ZIP 34135. Not explained in the record. Route: the Property Appraiser’s addressing staff.
• Current status of the Big Hickory Pass Bridge. Not confirmed. Route: Lee County Department of Transportation.
• School assignment. The district locator controls it. 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.

Solenzara parcel records, association records and state filings

1. Lee County Property Appraiser: Parcel roll, living area, legal descriptions, sale and permit records.
2. Appraiser’s parcel page, 25941 Hickory Blvd residence 2: The twelfth home, its ZIP entry and the April 30, 2026 sale.
3. Appraiser’s parcel page, 25921 Hickory Blvd residence 2: The October 2003 first sale.
4. Appraiser’s parcel page, Solenzara common elements: Owner of record, manager address and building-wide permits.
5. Lee County Property Appraiser transfer code list: Which sale codes are qualified before and after 2009.
6. Lee County parcel layer: All 13 Solenzara parcels, queried October 1, 2026.
7. Lee County building footprint layer: Four footprints, units and year built.
8. Florida Division of Corporations (Sunbiz): Entity search home.
9. Sunbiz record, Solenzara Condominium Association, Inc.: Filed June 4, 2003, active.
10. Articles of Incorporation, Solenzara Condominium Association, Inc.: Developer, twelve homes, votes, board and common expenses.
11. Sunbiz annual report, condominium association, May 6, 2026: Current addresses and positions.
12. Sunbiz record, Solenzara Boat Dock Association, Inc.: Filed August 25, 2004, reinstated 2020, active.
13. Articles of Incorporation, Solenzara Boat Dock Association, Inc.: Purpose, one membership per slip, assignment of use rights.
14. Sunbiz annual report, boat dock association, May 6, 2026: Current filing.
15. Division of Florida Condominiums public records: Index of the state’s condominium extracts.
16. State condominium project extract: Solenzara, 12 units, recorded June 10, 2003, managing entity.
17. State condominium fee payment history: $48 billed and paid, 2022 to 2026.
18. State developer list: Little Hickory LLC named for the project.
19. Lee County Clerk official records search: Where Official Records Book 3956, Page 2717 is held.

Florida statutes, building code and state rules

20. Florida Statute 718.503
21. Florida Statute 718.116
22. Florida Statute 718.403
23. Florida Statute 718.501
24. Florida Statute 718.111
25. Florida Statute 718.112
26. Florida Statute 718.113
27. Florida Statute 718.110
28. Florida Statute 718.303
29. Florida Statute 718.1255
30. Florida Statute 718.1265
31. Florida Statute 553.899
32. Florida Statute 689.302
33. Florida Statute 201.02
34. Florida Statute 509.242
35. Florida Building Commission, code effective dates: First statewide code effective March 1, 2002.
36. Division of Florida Condominiums, inspections
37. Division of Hotels and Restaurants, vacation rental guide
38. Lee County Clerk, tourist development tax
39. Florida Department of Revenue tourist tax rates
40. U.S. HUD assistance animals

Flood, storm and insurance sources

41. USGS high-water marks, Hurricane Ian: Surveyed marks near Solenzara.
42. USGS National Map elevation service: Ground elevation at the building footprints.
43. National Hurricane Center report, Hurricane Ian: Inundation ranges.
44. National Hurricane Center report, Hurricane Helene: 2024 surge ranges.
45. National Hurricane Center report, Hurricane Milton: 2024 surge ranges.
46. FEMA National Flood Hazard Layer: Zone, base flood elevation and panel, queried October 1, 2026.
47. Lee County evacuation zone map: Evacuation and surge zone lookup.
48. Lee County evacuation information: Surge zones A through E.
49. City substantial damage and substantial improvement notice: The 50 percent rule and design flood elevation.
50. City ordinance amending its building chapter, 2022: Definitions and the flood program entry dates.
51. City of Bonita Springs FEMA and CRS page: Class 5 rating maintained, November 21, 2024.
52. FEMA Community Rating System guide: How class ratings translate into discounts.
53. FEMA summary of coverage, condominium building policy: Building limit and coinsurance.
54. Florida Office of Insurance Regulation data reports: Quarterly condominium association premium data.
55. Citizens 2026 rate and rule changes: Rate changes effective July 1, 2026.
56. Citizens commercial lines bulletin, September 2023: Eligibility and short-term rental exposure.
57. My Safe Florida Condo program: Wind-mitigation inspections and grants.
58. Florida DEP submerged lands program: Docks over state-owned submerged land.

City, county, schools and daily logistics

59. City of Bonita Springs, Bonita Beach access page: The City’s treatment of Hickory Blvd as City territory.
60. City rental permit program: City rental permit rules.
61. City of Bonita Springs EnerGov permit portal: Permit search by address.
62. City Hurricane Ian permitting page: Post-storm permitting.
63. City post-storm permitting guide: Permit process after a storm.
64. City of Bonita Springs code of ordinances: Land Development Code on Municode.
65. City Community Development, Planning and Zoning: Zoning and planning resources.
66. Florida DEP coastal construction control line: State coastal construction permitting.
67. Lee County Parks, Little Hickory Island Park: Nearest access, lot status checked October 1, 2026.
68. Lee County Parks, Bonita Beach Accesses 2 through 9: Free parking, pets and fires.
69. Lee County Parks, Bonita Beach Park: Lot status checked October 1, 2026.
70. Lee County Parks, Bonita Beach Access 1: Lot status checked October 1, 2026.
71. Lee County Parks, beaches: Beach park index.
72. WGCU, parking closures, September 9, 2026: Beach lot closures.
73. Lee County Parks payment system notice: Annual pass and payment system.
74. Lee County DOT, Big Hickory Pass Bridge update: Post-Ian bridge closure.
75. City Hickory Boulevard roundabout item: Contract award, May 20, 2026.
76. Lee County Solid Waste: Collection information.
77. Bonita Springs Utilities service area: Water and wastewater service area.
78. LeeTran: Public transit.
79. Florida DEP local government funding request, 2024 to 2025: Bonita Beach nourishment project data.
80. Florida DEP critically eroded beaches report: Little Hickory Island erosion status.
81. WINK News, nourishment contract, September 2024: Contract award.
82. WGCU, Milton impact in Bonita Springs: Erosion after Milton.
83. City sea turtle awareness page: Nesting season dates and lighting guidelines.
84. City turtle nesting data, 2025 season: 187 nests on Little Hickory and Big Hickory Island.
85. School District of Lee County, school zones: Zone and choice information.
86. Lee County school site locator: Address lookup.
87. School District of Lee County enrollment plan: Choice and proximity zones.
88. Bonita Springs Elementary
89. Pinewoods Elementary
90. San Carlos Park Elementary
91. Spring Creek Elementary
92. Three Oaks Elementary
93. Bonita Springs Middle School
94. Three Oaks Middle School
95. Bonita Springs High School

McGreevy and Comisar pages

96. Jesse McGreevy
97. Marc Comisar
98. About McGreevy and Comisar
99. Bonita Beach community page
100. Bonita Springs area page
101. Best real estate agents in Bonita Springs
102. Bay Harbor Club page
103. Casa Bonita page
104. Casa Bonita Grande page
105. Sea Isles page
106. Beachwood on the Bay page
107. Palm Bay Estates page
108. Hickory Shores Condo page
109. Silver Sands of Bonita Beach page
110. Bonita Beach Club page
111. Seascape page
112. Free home valuation
113. Buying with McGreevy and Comisar
114. Jesse McGreevy on Google
115. Domain Realty Group
116. Florida DBPR estoppel certificate fee schedule

Downloadable Documents

These are the public primary documents behind the association, dock, building-code 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 Solenzara. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.