The Egret

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

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The Egret Condominium on Bonita Beach: 40 Gulf-Side Units in a Nine-Story Building From 1972

The Egret is a 40-unit, nine-story Gulf-side condominium at 26340 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. Built in 1972 according to the Lee County Property Appraiser, it is one of the oldest buildings on the strip, and every one of its 40 units is the same 1,058 square feet. Sellers deciding who should list a unit here, and buyers deciding whether to own one, are the readers this page is written for, and we put sellers first because the unit-level facts below decide how a listing should be priced.

This page is our own audit of the building, built from public records. We read the Florida Department of Business and Professional Regulation’s condominium extract, the association’s Florida Division of Corporations filing, the Lee County Property Appraiser roll for all 41 parcels, the county’s building footprint layer, the FEMA National Flood Hazard Layer at the building, and the county’s recorded-sales history. We did not find an association website or a posted declaration, so wherever a governing document would normally answer a question, this page says so plainly and names the document that will.

The Egret is a different association from the Casa Bonita buildings, from Casa Bonita Grande and from the larger Seascape and Bonita Beach Club communities to the north on Hickory Blvd. Four other Florida condominiums carry the name Egret, and one of them is also in Bonita Springs, so a later section sorts them out.

Where The Egret is, precisely

The building is at 26340 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of the road. The county roll codes the land on all 40 unit parcels as GULF. The county roll’s legal description reads “The Egret Condo, Official Records Book 885, Page 464”, which is the recorded declaration, and the common area is a separate parcel at 26342 Hickory Blvd described by Official Records Book 885, Page 465 and Condominium Plat Book 3, Page 16.

On the street, The Egret sits in the middle of a dense run of condominiums. By our straight-line measurement from the county roll coordinates, Windsong is about 0.03 mile away, Ambassador about 0.06 mile and Beachwood on the Bay about 0.07 mile. The Casa Bonita buildings and Seascape are all north of The Egret, between 0.36 and 0.62 mile.

Quick reference, The Egret Condominium

Why McGreevy and Comisar Are the Best Realtor for The Egret

If you’re searching for the best realtor for The Egret in Bonita Beach, Bonita Springs, whether you’re ready to sell your The Egret home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Our work on Bonita Springs condominiums is collected on our page for the best real estate agents in Bonita Springs, and this page is the building-level proof behind it.

Recent The Egret track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull for this building has not been run, so we publish no resale count, no share of transactions and no sale-to-list ratio rather than estimate one. What we can publish is the county record, which follows in the market sections.

We tracked every one of the 44 The Egret closings in the county record, and every transfer the county roll shows on all 40 unit parcels, so the numbers below come from the recorded deeds and not from a listing feed.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
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Selling your The Egret home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

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

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What Is It Like to Live at The Egret as a Homebuyer?

Living at The Egret means owning one of 40 identical 1,058 square foot apartments in a nine-story, Gulf-side concrete building from 1972, on the Gulf side of Hickory Blvd, south of the Casa Bonita buildings. Every unit sits on floors 2 through 9, five to a floor, so the building is small enough that owners tend to know each other.

The honest daily picture

The Egret is a compact building in a dense run of mid-size buildings. Windsong, Ambassador and Beachwood on the Bay are within about 400 feet, so the sense of place is a Gulf-front residential block and not a resort campus. Hickory Blvd is the only road on the island, so every trip to groceries, medical care or the interstate begins by crossing the bridge to the mainland, which the daily logistics section covers.

We could not find the association’s own description of its amenities, quiet hours or guest rules, because it has no website that we located. What we can say from the public record is the size, the age, the floor-by-floor layout and the flood geometry, and those are in this page. Everything else is routed to the documents a buyer is entitled to receive.

Who buys here

The county roll shows an owner base that has turned over steadily. Of the 40 unit parcels, the latest recorded transfer is dated 1999 or earlier on 10 units, 2000 to 2009 on 3, 2010 to 2019 on 13, 2020 on 2, and 2021 or later on 12 (arithmetic in the number audit below). Twelve units have changed hands since the start of 2021, which is 30 percent of the building.

Who should look elsewhere

If you want a resort campus with staff, a floor plan larger than 1,058 square feet, or rental, pet and fee rules posted for anyone to read, The Egret asks you to do more work than most. Larger communities such as Bonita Beach Club and Seascape publish more, and we compare them with The Egret further down this page.

What Does The Egret Market Snapshot Show?

The Egret’s county recorded-sales file shows 44 qualified sales since May 1996, with a median of $535,000, a low of $212,600 and a high of $970,000. Twelve of those sales are dated 2021 or later, with a median of $670,000. Southwest Florida MLS figures for The Egret are not published here.

Data updated: October 2026

Southwest Florida MLS figures

Closed sales, median price, price per square foot, days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-01).

Active listings, median list price and months of supply: Information not available at time of publishing (checked 2026-10-01).

County recorded sales, the figures we can stand behind

The county sales index was built on October 1, 2026, and its newest recorded sale for this building is dated July 16, 2026. We use the first window that holds at least ten sales, which for this building is all recorded history since May 1996. Shorter windows hold too few sales to support a median, and the table after this one lists them.

Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries deed consideration, which is the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale. We never average them.

Why the shorter windows do not get a median

The county file holds only 2 qualified sales in the last 12 months, 4 in the last 24 months, 4 in the last 36 months and 7 in the last 60 months. A median of two or four prices is not a market statistic, so the 12, 24 and 36 month windows are listed here as sales and not summarized. The 12-month sales are unit 703 at $615,000 on March 4, 2026 and unit 902 at $970,000 on July 16, 2026. The 36-month window adds unit 705 at $810,000 on February 27, 2025 and unit 403 at $575,000 on August 22, 2025.

Three years with no qualified sale

The county file has no qualified Egret sale dated in 2022, 2023 or 2024. The roll does show transfers in those years that the county did not mark as qualified sales, including a $700,000 transfer of unit 902 on May 24, 2024, and several nominal-amount transfers at $100 or less that look like deed-only or family transfers. We do not use any of them in a median. What the gap tells a seller is that the building trades in short bursts, so a unit that lists in a quiet year has few recent comparables and the pricing work has to lean on older, adjusted sales.

What Have The Egret Units Actually Sold For Since 2021?

Twelve The Egret units show a qualified recorded sale since January 2021, priced from $570,000 to $970,000, and the table lists each one with the price per square foot we computed on the 1,058 square foot plan. We use the mean of per-sale ratios, not a ratio of means.

Data updated: October 2026

How to read the table

The mean of the twelve per-sale ratios is $652.3 per square foot and the median is $633.3. The range runs from $538.8 at unit 701 to $916.8 at unit 902. All twelve sales are on the same 1,058 square foot plan, so price per square foot is simply price divided by the same number, which makes the ratios easy to compare and means the spread comes from floor, condition, view and timing, not from size.

The twelve fall into two clusters. Eight sales are dated between January and October 2021, with prices from $570,000 to $820,000, and four are dated between February 2025 and July 2026, with prices from $575,000 to $970,000. Unit 902, a top-floor unit, set the building’s highest recorded price at $970,000 in July 2026.

The per-square-foot figures use heated area from the county roll, which is the county’s number and not the declaration’s. A county heated figure and an owner’s measured figure can differ, so ask for the unit’s own figures in the disclosure package.

What this means for a seller

A listing at The Egret should be priced against specific units of the same floor band and condition, not against a building average. The four sales on floors 8 and 9 and the two on floors 2 through 4 in this table do not belong in the same comparison, and a unit that has been renovated since its last sale belongs in a third group. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.

Data updated: October 2026

What the county roll shows by latest sale

The county roll lists the latest recorded sale on each unit parcel. Twelve of the 40 units show a latest sale dated January 2021 or later, ten show a latest sale dated 1999 or earlier, and the remaining 18 sit between. With twelve values at or above 2021, the median of those latest sales is the mean of the sixth and seventh sorted prices, ($665,000 + $675,000) / 2 = $670,000, which matches the qualified-sale median above because the same twelve sales are the latest sale on their units.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Do Repeat Sales Say About Price Moves at The Egret?

Because every The Egret unit has the same 1,058 square feet, repeat sales of one unit are a clean read of price movement. The county file holds sixteen consecutive qualified pairs, and the eight pairs four or more years apart show seven gains from 13.0 percent to 56.3 percent and one decline of 3.7 percent.

Data updated: October 2026

The pairs

What the pairs show and what they do not

Unit 705 sold three times in 14 months, in October 2019, May 2020 and December 2020, and again in February 2025. A quick resale like the first pair often means work was done between sales, and the county record does not say. Pairs also ignore carrying costs, assessments and improvements, so none of these percentages is a return on investment.

The pattern across the eight pairs separated by four years or more is plain. Seven are gains: 13.0 percent (unit 403), 18.2 percent (unit 705), 29.2 percent (unit 504), 30.9 percent (unit 703), 37.1 percent (unit 405), 50.0 percent (unit 602) and 56.3 percent (unit 901). One, unit 401, is a decline of 3.7 percent. Unit 803 gained 26.2 percent in 3.9 years and unit 702 gained 0.5 percent in 2.8 years, which are both under the four-year cut.

How the prices moved by year

Years not shown have no qualified sale in the county file. Before 2009 the county’s qualified flag is almost empty for this building, with a single qualified sale in 1996, so the table starts in 2009. The roll’s 2004 and 2005 deed amounts on some units ran well above 2009 levels, but we use none of them in a statistic because the county did not mark them qualified.

Does the floor change the price?

Data updated: October 2026

Among the 23 qualified sales since 2019, units on the upper floors sold higher. The three groups below are small, so treat the table as a pattern to test against a specific unit and not as a rule.

The upper-floor premium is consistent with the Gulf view and the greater distance from the ground-level surge zone, but the county roll codes all 40 units as Gulf, and it does not carry view, condition or renovation data. A condition-adjusted comparison needs the unit’s interior in front of us, which is part of a listing appointment.

Which Egret Is This? Five Names, Five Different Buildings

The Egret at 26340 Hickory Blvd is one of at least five Florida condominiums with Egret in the name, and three are in Lee County. The others are in Cape Coral, Punta Gorda, Bonita Bay and Naples. A fee, a rule or a sale at one says nothing about another.

The other Egrets, from the state record

The state condominium extract, downloaded October 1, 2026, lists these separate projects. Each has its own declaration, board and budget.

Why the name matters when you search

Property search tools that match on the word “Egret” return the Cape Coral building and the Punta Gorda building beside The Egret on Bonita Beach. In a county sales index, a broad match on “Egret Condo” pulls in the Cape Coral parcels and produces a median that is far too low for Gulf-side Bonita Beach. We matched on the full legal description of the Hickory Blvd building, Official Records Book 885, Page 464, and kept the other buildings out.

We also checked the state corporate filings. The association for this building is The Egret Condominium Association of Bonita Springs, Inc., and the state condominium record’s managing-entity address is the same Naples address as the corporation’s principal address, which is how we matched the two. Two other Egret corporations on the state’s list, with different document numbers, belong to buildings in Key Colony Beach and Cape Coral and are unrelated.

How Did The Egret Begin? The Declaration, the Plat and the Association

The Egret began with a declaration recorded in Lee County Official Records Book 885, Page 464 on December 20, 1972, per the state condominium record, and the county shows first sales in January 1973. The current corporation, The Egret Condominium Association of Bonita Springs, Inc., was filed with the state on June 27, 2005.

Data updated: October 2026

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

The county roll lists 1972 as the year built for the building and for all 40 units. The state condominium record shows the project recorded on December 20, 1972, with a status of approved and recorded. The legal description that appears in public listing records for individual units reads that the declaration is dated January 19, 1972 and recorded December 20, 1972, which agrees with the state’s recording date, though we did not read the deed image ourselves. The county sales file shows eleven first-sale deeds in January 1973 and a twelfth in March 1973, which is consistent with a building that closed on its first buyers within weeks of the declaration being recorded.

The fourth date is the corporation’s. The Florida Division of Corporations lists The Egret Condominium Association of Bonita Springs, Inc. as a not-for-profit corporation filed June 27, 2005, with a reinstatement date of June 1, 2007, which is the kind of entry the state makes when a dissolved corporation is revived. A 1972 declaration and a 2005 corporate filing are 33 years apart (2005 minus 1972). We did not find an earlier corporation under the same name, and we do not know whether the 2005 filing replaced an earlier entity. The declaration and the articles are the documents that settle it.

The first owners, in the county record

The county sales file carries twelve deeds dated in the first three months of 1973, eleven in January and one in March, at prices from $34,900 to $47,900. The eleven January 1973 deeds have a median of $38,900 (the sixth of eleven sorted values). Those deeds are not qualified sales in the county’s filter, so they appear in no median on this page, and we show them only because they date the building. The latest recorded price in the file, $970,000 in July 2026, is about 25 times that January 1973 median (970,000 divided by 38,900 is 24.9). Fifty years of price history is a record of where the building has been, not a statement of what a unit will do next.

The legal description and the plat

The county roll’s short legal description for every unit is “The Egret Condo OR 885 PG 464”, followed by the apartment number. The common-area parcel, at 26342 Hickory Blvd, is described as “Egret Condo Common Area, OR BK 885 PG 465 plus CPB 3 PG 16”, which points to the recorded declaration and to Condominium Plat Book 3, Page 16, where the plot plan and floor plans are recorded. A buyer who wants the dimensions, the unit boundaries and the location of the common elements will find them on that plat and in the declaration, both of which are on file with the Lee County Clerk of the Circuit Court.

Who runs the association today

The state’s filing shows annual reports filed March 18, 2024, March 21, 2025 and February 24, 2026, so the association has kept its corporate status current for each of the last three years. The filing lists three officers or directors, whom we do not name, and a principal and mailing address and a registered agent in care of Resort Management at 2685 Horseshoe Dr S, Suite 215, Naples. The state condominium record lists the same address for the managing entity, which is how we tie the corporation to the building. A care-of line shows where the association receives mail and does not by itself prove who manages the building today, so confirm that with the estoppel certificate.

Ownership structure

Each owner holds title to a unit and an undivided share of the common elements, which is how a Florida condominium is defined under Florida Statutes section 718.103. If the declaration divides the shares equally among the 40 identical units, each owner holds one-fortieth, which is 2.5 percent (1 divided by 40). That is arithmetic and not a reading of the declaration, which sets the actual shares and votes.

What Does The Egret Building Look Like, and What Is Inside the Units?

The Egret is a nine-story, 40-unit Gulf-side building with five apartments on each of floors 2 through 9. Every unit is 1,058 square feet heated with two bedrooms and two baths, per the county roll. The county classes the structure as a high-rise condominium with an effective area of 42,320 square feet.

Data updated: October 2026

Floor-by-floor unit count

No unit is numbered in the 100s, so the ground level appears to hold no residences. We infer that the ground level is lobby, parking and storage, and label that our inference, because the declaration and plat are the documents that say what is there.

One floor plan, 1,058 square feet

The county roll shows 1,058 square feet of heated area on all 40 units, and a two-bedroom, two-bath configuration on all 40. The county’s building footprint record carries an effective area of 42,320 square feet for the building, and 42,320 divided by 40 is exactly 1,058, so the county’s building total and its unit figures agree. Each residential floor therefore holds 5,290 square feet of heated space (5 x 1,058).

Having one plan makes The Egret unusually easy to compare unit against unit. It also means there is no larger floor plan to trade up to inside the building, and a buyer who wants a third bedroom or a wide terrace will not find one here.

The footprint and the surrounding ground

The county’s footprint polygon for the building covers about 8,648 square feet, and our independent area calculation from the same polygon gives 8,627 square feet, within 0.3 percent. The footprint is larger than a single residential floor of 5,290 heated square feet, which is consistent with balconies, stairs, the lobby and ground-level space beyond the heated area. The footprint matters for one practical reason that the flood section develops: the FEMA flood-zone boundary runs through it.

What the county says the building is worth

The county’s building record sums its estimated unit values at $19,783,975, which averages $494,599 per unit (19,783,975 divided by 40). That is an appraisal basis and not a price, and it sits about 26 percent below the $670,000 median of the twelve sales since 2021 (494,599 divided by 670,000 is 0.738). A seller should not read the county’s figure as a floor or a ceiling.

Construction, windows and what is not published

We do not have the building’s construction type, roof history, window specifications, elevator count or plumbing materials, because those facts live in the declaration, the inspection reports and the permit file. A 1972 high-rise on a barrier island is the kind of building whose roof, balconies, windows and piping are the likeliest places for a major project, so ask what has been done and when.

Alterations inside a unit

Whether an owner may change flooring, move walls, replace windows or enclose a lanai is set by the declaration and the rules, and in a Gulf-side building it also needs City permits. Several public listing remarks for units at the address describe renovated units. We treat remarks like those as marketing and not as records, and we used none of them for a figure. If a unit you are considering has been renovated, ask for the permit and the board approval.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Amenities Does The Egret Have, and What Is Not Published?

The Egret has no association website that we could find, so the amenity list is not published by the association. Public listing feature fields mention a pool, clubhouse, barbecue area, bike storage and beach access, which we treat as leads to confirm, not facts. Ask the manager for the amenity list and its rules.

Data updated: October 2026

What the statute expects an association to post

Under Florida Statutes section 718.111(12)(g), a condominium association managing 25 or more units must post digital copies of its governing documents, budget and other specified records on a website or a mobile application, with an owners-only protected area. The Egret has 40 units. An association’s portal can sit behind a login and may not show up in a public search, so our not finding a site is not proof that none exists. It does mean a prospective buyer should ask for the access instructions on day one.

Beach access

The building is on the Gulf side of Hickory Blvd, and the county roll codes every unit parcel as Gulf. Whether the association owns a private beach path, holds an easement or relies on the public access is a question for the declaration and the plat, and we do not state it. The state’s coastal construction control lines sit close to the building, which the flood section describes. For public access, Lee County Parks lists Little Hickory Island Park, also called Bonita Beach Access 10, at 26082 Hickory Blvd, north of The Egret on the same road.

Pool, clubhouse and outdoor areas

If the building has a pool, a clubhouse, a barbecue area or a picnic area, as the listing fields suggest, the declaration or the rules will set who may use them, the hours, guest limits and any age rules. The common-area parcel at 26342 Hickory Blvd is carried on the roll as common area and does not describe its improvements. Ask for the amenity list and the rules, and read them before you assume your guests, your grandchildren or your dog can use a given space.

Parking and storage

The roll does not show assigned parking or storage. Condominium parking is usually assigned or limited by the declaration, and storage lockers are often limited common elements. Ask whether a unit comes with a covered space, an open space or none, how many vehicles are allowed, and where a guest parks. The unit’s parking space number appears on the estoppel certificate form that the statute prescribes, so it is on the paper you will already receive.

Elevators, stairs and storm operation

A nine-story building without elevators would be unusual, and the county’s classification as a high-rise suggests they exist, but the number, the age and the storm procedures are not published. Ask whether the elevators have been modernized, whether they are lowered or parked in a storm, and whether the building has a standby generator, since an upper-floor owner depends on all three after a major storm.

Television, internet and services

Whether the association bulk-bills cable or internet, and whether it staffs a desk or a resident manager, is not published. Ask for the services contracts in the budget. Utilities from outside the association are described in the daily logistics section.

What Does The Egret Fee Bundle Cover, and What Is Not Published?

The Egret does not publish its regular assessment or what the assessment covers, and we state no dollar figure. Under Florida Statutes section 718.503 a buyer receives the declaration, budget and frequently asked questions document, and the estoppel certificate states the exact amount owed on a unit. Those papers answer the question.

Data updated: October 2026

What the law says an assessment pays for

Florida Statutes section 718.115 provides that common expenses are the expenses of operating and maintaining the common elements and the association, shared among owners in the proportions the declaration sets, and that water and sewer service through a master meter and fire-safety equipment required by government are common expenses even if the declaration does not list them. Which of those the association actually pays, and whether it also pays for insurance, cable, trash, landscaping, the pool and the elevators, is a matter of the budget.

What the neighbors publish, for orientation only

Two neighbors publish their assessments, and neither figure is The Egret’s. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year (3,038 x 4). Windsong, about 0.03 mile from The Egret, states in its FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year (3,736 x 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for The Egret.

What a bundle typically does not include

An assessment normally does not cover the interior of the unit, the owner’s own insurance, the owner’s electricity and phone, or the owner’s improvements. An owner of any condominium should plan for an HO-6 policy with loss assessment coverage, a separate flood policy for contents and interior improvements where a lender or the owner wants it, and property taxes, which are billed separately by the county.

Reserves under the current law

A building of three or more habitable stories must have a structural integrity reserve study, and under Florida Statutes section 718.112(2)(g) the association’s reserve budget for the structural items must be based on that study. The owners’ ability to waive structural reserves is restricted, which means a building cannot simply vote to skip them. The practical result for a 1972 building is that reserve contributions have moved from optional to required, and a buyer should expect the assessment to reflect that.

How a budget is adopted

The same statute requires notice of an annual meeting to be mailed, hand delivered or sent electronically at least 14 days beforehand and posted for at least 14 continuous days, and notice of a board meeting that considers a non-emergency special assessment or a rule change on unit use to be given at least 14 days ahead. The budget is therefore a public-to-owners document that a buyer’s agent can ask the board for before an offer.

What Other Costs Layer on Top of The Egret’s Regular Assessment?

Costs beyond The Egret’s regular assessment can include an estoppel fee capped at $250 plus $100 if expedited, a transfer fee capped at $150 per applicant if the declaration requires approval, any special assessment, and the owner’s own insurance and taxes. Which apply at The Egret comes from the declaration and the estoppel certificate.

Data updated: October 2026

The estoppel certificate

Florida Statutes section 718.116 lets an association charge a reasonable fee for the estoppel certificate of no more than $250 if no amount is owed on the unit, plus $100 if it is requested on an expedited basis and delivered within 3 business days, and no more than $150 additional if a delinquency exists. The certificate states the assessment, any special assessments, any amounts owed and the parking space number. In the largest case the fees add to $500 (250 + 100 + 150). Either side can be asked to pay it in a contract, so the contract should say.

Transfer and approval fees

Florida Statutes section 718.112(2)(k) says an association may charge a fee in connection with the sale or lease of a unit only if the association is required to approve the transfer and the declaration, articles or bylaws provide for the fee. The fee may not exceed $150 per applicant. If The Egret’s declaration does not require approval, the statute allows no transfer fee. If it does, a fee above $150 per applicant would not be allowed under that statute.

Special assessments

We found no public record of a special assessment at The Egret, and we state none. The record of one, if there is one, is in the board minutes and the estoppel certificate. Under the statute quoted above, the notice of a meeting that considers a special assessment must say so and give its estimated cost and purpose. Ask the board in writing whether any assessment is approved, proposed or being discussed, and ask what repairs the building has done since 2022.

Taxes

Property tax is billed separately on each unit by the county, and the amount depends on the owner’s homestead status and the assessed value. The county’s estimated unit values for the building average $494,599, per the footprint record. A buyer’s tax bill after a sale is based on what the county does next, not on that average. Lee County’s Tax Collector publishes tax bills by parcel.

Insurance costs the owner carries

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

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Do The Egret Declaration, Bylaws and Rules Say, and How Do You Read Them?

The Egret’s declaration is recorded at Lee County Official Records Book 885, Page 464, and we did not read it, because no public copy turned up. A buyer receives the declaration, articles, bylaws and rules in the disclosure package, and this section maps what each document settles.

Data updated: October 2026

What each document governs

The declaration creates the condominium and sets unit boundaries, ownership shares, use restrictions, the maintenance split between owner and association, the insurance duties, approval rights over sales and leases, and the procedure to amend. The articles of incorporation create the association. The bylaws set the board, the meetings, the voting and the budget process. The rules, which the board can adopt more easily than an amendment, cover everyday matters such as quiet hours, guest limits, move-in procedures, pool hours, parking and renovation windows. When two documents conflict, the declaration usually controls, and in our work on neighboring buildings the documents have disagreed with each other often enough that we read all of them side by side.

What a buyer must be given

Under Florida Statutes section 718.503, a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. Any purported waiver of that right is of no effect. A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them.

How an owner gets records

Florida Statutes section 718.111(12) says the association’s records must be made available to an owner within 10 working days after a written request, and a failure to produce them within that time creates a rebuttable presumption of willful noncompliance, with minimum damages of $50 per calendar day for up to 10 days. A buyer under contract is not yet an owner, which is why the seller’s request and the estoppel route matter, and why a seller who asks for the records early sells faster.

What we will not guess

We do not state The Egret’s quiet hours, guest limits, renovation window, vehicle rules, flag and grill rules, fine schedule, smoking rule, window-covering rule or its rules on flooring. Each of those is a line in a document that we did not read. A buyer who cares about any of them, especially flooring in an upper-floor unit, which is a common source of disputes in older concrete buildings, should read the exact text before making an offer.

What we did read to understand the strip

We read the public declarations and rules of nearby associations, and we summarize what we found on the Casa Bonita Grande, Seascape and Bonita Beach Club pages. Each building’s rules differ, so a rule at one is only a prompt for a question about The Egret.

What Approvals Might The Egret Require Before a Sale or Lease Closes?

Whether The Egret requires board approval of a sale or a lease is set by its declaration, which we did not read. If the declaration requires approval, Florida Statutes section 718.112(2)(k) lets the association charge a fee of no more than $150 per applicant. If the declaration does not require approval, the statute allows no transfer fee at all.

Data updated: October 2026

Why the answer changes the closing calendar

Many older Gulf-coast condominiums screen buyers and tenants. Where a board has that power, the declaration usually sets a notice period before closing and a deadline for the board to answer, and a transfer that skips the step can be voidable. Neighboring buildings show the range: our Casa Bonita Grande page documents a building where the declaration requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. The Egret may be the same, shorter, longer or have no approval at all.

What to ask for, in this order

Ask the association whether it requires approval of a sale or a lease, the notice period, the application, the fee, the interview requirement if any, and the board’s deadline to act. Put the answers in the contract’s closing timeline. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied.

Right of first refusal

Some condominium declarations give the association or other owners a right of first refusal on a sale. We found no source for The Egret either way, and we do not state one. The declaration answers it in one reading.

Estate and gift transfers

Declarations often treat gifts, trusts and inheritance differently from sales. If you are selling a unit you inherited, or buying one from an estate, ask the association’s manager or attorney how the board handles those transfers, because the answer depends on the exact wording.

What Are The Egret Rental Rules?

The Egret’s rental rules are not published, and we state no minimum lease term. Every neighboring building whose documents we could read, Casa Bonita Grande, Bonita Beach Club and Windsong, sets a 30-day minimum, so nightly rentals are unusual on this strip, but The Egret’s own declaration is the source and we have not read it.

Data updated: October 2026

What neighbors on the strip do

The statute that protects existing owners

Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1972 building whose rental rules may have changed several times, the history of the amendments, not just the current text, decides whether a rule binds a particular owner.

Public rules outside the association

The City of Bonita Springs rental permit applies to owner-held small properties and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes The Egret’s 40 units. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium, so a landlord should register and file as the County requires. Stays of less than 30 days can also trigger Florida’s public lodging rules and the licensing described in the state’s vacation rental guide. We cite these programs and do not give tax or legal advice.

What an investor should ask first

An investor should ask for the minimum lease, the maximum term, whether subleasing is allowed, whether the board approves tenants, the tenant application fee, whether a tenant may use the pool and other amenities, any cap on the number of rented units, and the history of any rental amendment. Those eight answers decide whether a unit at The Egret fits a rental plan, and they decide the buyer pool a seller can reach.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are The Egret Pet Rules?

The Egret’s pet rules are not published, and we state no weight limit, number or breed rule. Pet rules in condominiums on this strip run from one small pet for owners only to broader allowances, and the declaration and rules of The Egret are the source. A buyer with a dog should read them before making an offer.

Data updated: October 2026

What neighbors do

The two neighbors whose documents we could read both limit pets. Windsong’s declaration lets an owner keep one pet carried or leashed and bars pets of any kind in leased units, and Casa Bonita Grande limits owners to one pet of 30 pounds or less. Those facts show the usual range, and they say nothing about The Egret.

Assistance animals

Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation. A pet rule does not decide that request. A buyer or tenant who relies on an assistance animal should raise it with the association early and in writing.

The beach and the county rules

Lee County’s beach accesses have their own pet rules, which the County’s park pages state, and the association’s own rules, whatever they are, govern any private path. Check both before you plan a morning walk with a dog.

Why pet rules matter at resale

A strict pet rule narrows the buyer pool, and a seller should have the page of the declaration ready for the first showing. If The Egret’s rule is generous, say so in the listing, because it is a feature a large share of buyers will search for.

What Flood Zone Is The Egret In?

The Egret is in FEMA flood zone AE, base flood elevation 11 feet, at the county’s point for the building, and about 43 percent of the footprint falls in zone VE, base flood elevation 13 feet, by our overlay. The panel is 12071C0651G, effective November 17, 2022, and the building is in Evacuation Zone A.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer at the building on October 1, 2026. At the county’s coordinate for the unit parcels and at the coordinate for the common-area parcel, the layer returns zone AE with a base flood elevation of 11 feet. Points a few meters toward the Gulf, between 3 and 7 meters west of that coordinate, return zone VE with a base flood elevation of 13 feet. A grid of test points shows the AE and VE boundary running diagonally across the building site.

To see how much of the building the line crosses, we overlaid the county’s building footprint polygon on the FEMA zone polygons at about 0.4 meter spacing, which gave 5,006 sample points. Of those, 43.0 percent fall in VE 13, about 345 square meters, and 57.0 percent fall in AE 11, about 457 square meters. The two sums are about 802 square meters, or about 8,630 square feet, which matches the county footprint area of 8,648 square feet. We call this our overlay and not a FEMA determination. FEMA’s map and the county’s footprint come from different sources, each with its own positional error, so the split is indicative and a surveyor’s elevation certificate is the document that counts.

Why a split zone matters

A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who is asking and which rule applies, and we do not state which one governs The Egret. What we can say is that a buyer’s insurance agent and lender should run the address through their own flood zone determination and that the association’s elevation certificate and its flood policy are the right documents to ask for.

Ground elevation and the design flood elevation

The federal 3D Elevation Program puts bare-earth ground at the county’s coordinate for the building at 5.8 feet NAVD88. The base flood elevation of 11 feet is 5.2 feet above that ground (11 minus 5.8), and the VE base flood elevation of 13 feet is 7.2 feet above it (13 minus 5.8), if the same ground level applies across the footprint. The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 12 feet in the AE area and 14 feet in the VE area (11 plus 1 and 13 plus 1). That rule is in the City’s notice on substantial damage and substantial improvement and applies to a building that is substantially damaged or substantially improved.

Coastal construction control lines

From our point check against the state’s map layers, the building sits seaward of the 1991 state coastal construction control line by about 65 meters and landward of the 1978 line by about 7 meters. A major rebuild or addition near a Gulf-side line can require a state coastal construction permit in addition to the City permit, and we label that our inference from the line geometry. The state’s coastal construction control line program explains the process.

Built before the first flood map

The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts The Egret’s year built at 1972, so the building predates the first map. Flood insurance people call that pre-FIRM. It means the building was not designed to a flood map, and the lowest floor’s elevation on an elevation certificate is the document that tells an insurer and a buyer how it compares with the base flood elevation.

City community rating

The City of Bonita Springs is rated Class 5 in the Community Rating System, which carries a 25 percent discount on flood insurance premiums in special flood hazard areas, per the FEMA Community Information System table and FEMA’s Community Rating System guide. The City’s own page notes that FEMA announced in 2024 that it planned to revise the rating. Whether the discount applies to a particular policy is a rating question for the insurance agent.

Evacuation

Lee County has five evacuation zones, A through E, and The Egret is in Zone A, the first to be ordered out. The County’s evacuation zone map lets anyone check an address.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Did Hurricane Ian, Helene and Milton Do Near The Egret?

Hurricane Ian’s surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, and the U.S. Geological Survey surveyed a high-water mark of 11.3 feet NAVD88 at a neighboring building. We found no public damage or repair record specific to The Egret for Ian, Helene or Milton.

Data updated: October 2026

What Ian did on the strip

The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database records a surveyed mark of 11.3 feet NAVD88, 2.53 feet above the floor, inside a ground-floor unit at 25901 Hickory Blvd. Both numbers are regional or neighboring, and neither is a measurement at The Egret. Local reporting from WINK News, the Tampa Bay Times and WUSF documented the storm’s effect on Little Hickory Island, and Lee County’s own after-action report is the County’s account of the response.

Putting the Ian mark next to The Egret’s map

The USGS mark of 11.3 feet is 0.3 foot above the 11-foot base flood elevation that applies to the AE part of The Egret’s site (11.3 minus 11) and 1.7 feet below the 13-foot elevation that applies to the VE part (13 minus 11.3). Because the mark is at another building, those are comparisons of datum and not a statement of what the water did at The Egret. They do show that Ian’s water at the strip was in the same range as the map’s base flood elevations.

What the building’s design means in a surge

The Egret’s residential units start on the second floor, because no units are numbered in the 100s. We infer that the ground level is lobby, parking and storage, and that surge water in a storm like Ian reaches that level before it reaches a residence. That is an inference. The elevation certificate gives the exact floor heights, and the association’s repair history says what the ground level lost.

Helene and Milton

The National Hurricane Center reports storm surge of 3 to 5 feet above ground for Helene from south of Englewood to Bonita Beach, and 4 to 6 feet above ground for Milton from south of Boca Grande through Bonita Beach. Local reporting after Milton described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach, per the City’s assessment as reported by WGCU.

Beach renewal

Lee County awarded a $39.2 million contract on September 17, 2024 to renourish Bonita Beach and Lovers Key, funded through FEMA’s Disaster Relief Fund, according to WINK News, and the federal Bureau of Ocean Energy Management page for the project describes the offshore sand source. Gulfshore Business also reported that Lee County approved $134 million for beaches, parks and pier projects. Sand placement changes the beach profile in front of Gulf-side buildings, and it is a reason a Gulf-side owner should follow the County’s project announcements.

What we do not know

We do not know what Ian or the later storms did to The Egret’s common areas, whether the association filed insurance or flood claims, or what repairs it funded. Some public listing remarks for units at the address describe common-area work after Ian. We treat that as marketing and not as a record. Ask for the repair history, the claims history and the cost, and read the budget for how the work was paid.

What Is the 50 Percent Rule and Why Does It Matter at The Egret?

The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, 12 feet or 14 feet at The Egret.

Data updated: October 2026

What counts toward the 50 percent

The City’s substantial damage and substantial improvement notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period, and that the accumulation period begins at the first permitted improvement after November 18, 1992. For a condominium, the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can.

Why a buyer should care

If a future storm damages the building badly, the 50 percent test is made against the whole structure, and a building that fails it must be elevated or rebuilt to current flood standards, which in our judgment is rarely practical for a nine-story building of this age. That is a risk to understand, not a prediction. The City’s flood hazard reduction ordinance also sets pile or column foundation requirements in VE and coastal A zones, which is why a split-zone footprint is worth a conversation with the City before any major project.

Build-back and the declaration

The declaration’s provisions on reconstruction, on what share of the units must be uninhabitable before the association may decide not to rebuild, and on termination are the documents that decide what happens after a very large loss. We did not read them. Florida Statutes section 718.117 on termination was amended in recent years, so the statute and the declaration should be read together by an attorney.

How Is The Egret Insured, and What Does the Owner Insure?

The association’s master policy is The Egret’s principal building insurance, and its terms are not published. The declaration allocates coverage between association and owner, so a buyer should request the declarations page and ask an agent what the deductible and loss assessment exposure mean in dollars. Owners carry their own HO-6 and contents coverage.

Data updated: October 2026

What the master policy does and does not do

Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. We do not state The Egret’s carrier, limits, premium or deductible, because none are published.

Flood coverage for a condominium building

FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 40 units that ceiling would be $10,000,000 (40 times $250,000). Whether The Egret carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask.

The statewide premium trend, as context only

The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent (147,381 divided by 72,570 is 2.03), and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across many building sizes, and they are not The Egret’s premium.

Citizens and rate changes

Citizens Property Insurance’s 2026 rate and rule changes page lists approved changes for commercial residential condominium associations effective on or after July 1, 2026: an overall average increase of 7.7 percent for multiperil and 14.1 percent for wind-only. Whether The Egret’s master policy is with Citizens or the private market is not published.

My Safe Florida Condo

The state’s My Safe Florida Condo pilot program offers eligible associations free wind mitigation inspections and grants. We did not find whether The Egret applied, and we do not state it.

What owners carry themselves

Owners should carry an HO-6 policy with loss assessment coverage and contents coverage, and for a Gulf-side unit in an AE or VE area a separate flood policy for contents and interior improvements, which a lender or the owner may want. Sellers should know that Florida Statutes section 689.302 requires a flood disclosure to be delivered at or before the time the contract is signed, covering known flood damage during ownership, any flood insurance claim and any flood assistance received.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Milestone Inspection and Structural Reserve Study Rules, and How Do They Apply to The Egret?

The Egret is a nine-story building completed in 1972, so under Florida Statutes section 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025. That is our inference from the year built and floors, and the association’s actual status is not published.

Data updated: October 2026

The arithmetic of the deadline

The county year built is 1972, and 1972 plus 30 is 2002. Section 553.899 says a building that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024, and the date counts from the certificate of occupancy, which we did not see. The building has nine stories per the county’s footprint record, so the three-habitable-story threshold is met by a wide margin. The statute lets a local enforcement agency set a 25-year interval in places such as salt-water locations, and that option does not change The Egret’s result because 30 years has long passed.

What a milestone inspection is

Phase 1 is a visual inspection by a licensed architect or engineer. Phase 2 happens only if substantial structural deterioration is found, and the statute then sets deadlines for progress reports and for repairs to begin. The association delivers the inspector-prepared summary to unit owners and posts it, and the statute calls for repeat inspections every 10 years.

The structural integrity reserve study

Florida Statutes section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings of three habitable stories or more. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025, and the statute puts an outside date of December 31, 2026 on an association that combines the study with a milestone inspection due on or before that date. The study covers items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and the association’s structural reserves must be based on its findings. A committee summary of House Bill 913 of 2025 describes the legislation behind the current deadlines.

What we do not publish

We do not state whether The Egret completed a milestone inspection or a structural integrity reserve study, what either found, or what the association has reserved or assessed. Under Florida Statutes section 718.503, a buyer is entitled, at the seller’s expense, to a copy of the inspector-prepared milestone summary if applicable and the most recent reserve study or a statement that none has been completed. A resale contract entered into after December 31, 2024 for a unit in a building that is required to have completed a milestone inspection or reserve study and has not must carry a conspicuous statement saying so.

What to ask for

Request the milestone inspection summary, the structural integrity reserve study, the current budget with reserve schedule, the last two years of assessments and special assessments, and any engineering reports. Ask whether the City of Bonita Springs, as the local enforcement agency, issued a notice and when the association responded. A 1972 building is in the age group that these laws were written for, and a seller who has the documents in hand at listing avoids discovering a gap at a buyer’s inspection.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

Which Lee County Schools Serve The Egret?

The Egret is served by Lee County schools assigned through the district’s choice-based proximity plan, not a single attendance boundary. Our reading of the 2024-2025 plan puts the strip in elementary zone Q and middle zone GG, labeled inferred and not confirmed by the district for 26340 Hickory Blvd.

Elementary and middle schools

In the 2024-2025 Student Enrollment Plan, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, with barrier island schools as optional. Zone GG lists Bonita Springs Middle and Three Oaks Middle, with the Sanibel School as an optional school. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat at one school.

High school

The district’s South Zone, south of Martin Luther King Jr. Boulevard and the Caloosahatchee River, holds the high schools that serve this area. Bonita Springs High School offers the FGCU Collegiate and Cambridge programs, per the plan. High school assignment uses sub-zones, so use the district’s locator.

How to confirm for a specific unit

Use the district’s school zone page and the School Site Locator for Lee County, enter 26340 Hickory Blvd, and print the result for your file. The district updates its plan each year and we checked the 2024-2025 edition, so verify the current year before a purchase decision depends on it.

What Do Lee County and the City of Bonita Springs Require for Permits and Zoning at The Egret?

The Egret is inside the City of Bonita Springs, so building permits, flood-plain rules and substantial-damage determinations come from the City’s Community Development Department and not from unincorporated Lee County. We confirmed the jurisdiction by testing the building’s coordinates against the Lee County city-limits layer, which returned the City.

Permits for unit work

Interior alterations, window and door replacement, and electrical and plumbing work generally need City permits and licensed contractors, and in a condominium they also need association approval under the declaration. The City’s online permitting portal is where permit applications and status are handled, and its Community Development site lists forms. Ask the City which permits your scope needs before you sign a contractor, and ask the association for its renovation rules before you plan the schedule.

Post-storm permitting

The City publishes a post-storm permitting guide and a Hurricane Ian permitting page, and the substantial damage review described above is made by the City’s Building Official against the whole structure.

Zoning

We did not retrieve the City’s zoning district for 26340 Hickory Blvd. The county’s zoning layer covers unincorporated Lee County and returned nothing for the building, which is consistent with a City parcel, so we state no zoning district. The City’s zoning map and a zoning verification letter are the sources, and a buyer who relies on height, density or rebuild rights should obtain the letter.

Coastal construction and the county’s coastal layers

The building sits between the state’s 1978 and 1991 coastal construction control lines, so major work near the Gulf side may need a state permit as well. Lee County’s own map layers classify the point as a coastal high-hazard area and within the coastal building zone created by County Ordinance 94-22. Those are County layers, and the City’s municipal code is the authority for work in the City, so we cite the layers as context only.

What Is Daily Life Like Around The Egret?

Daily life at The Egret runs on Hickory Blvd. The beach is on the Gulf side, public county accesses are a short drive along the same road, and groceries, medical care and the interstate are on the mainland via Bonita Beach Road. Plan on about 25 to 27 miles to Southwest Florida International Airport by our map-routing estimate.

Public beach access and the 2026 parking closures

Lee County Parks and Recreation closed the parking at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10 (Little Hickory Island Park, 26082 Hickory Blvd) on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County pages for Access 1 and Access 10 describe the details. WGCU reported the closures, and the County’s unified parking payment notice describes paid parking at the sites that remain open. We checked the County pages on October 1, 2026.

What this means for an owner

An owner who has a beach path or parking of their own is less exposed to the public lot closures than a visitor. Whether The Egret has either is a question for the declaration and the rules. Guest parking, if any, is set by the association. Closures matter more to a buyer who expects to use the public beach for guests, and the City’s beach access page lists the City’s own access points.

Getting around

Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status, so we do not describe a through route to Fort Myers Beach. Our map-routing estimate is 16 to 19 miles to the Naples Pier, and we label both distance figures as estimates and not official figures. LeeTran runs bus and on-demand service in the area.

Water, power, trash and mail

Bonita Springs Utilities serves the City, including Little Hickory Island, and Florida Power and Light supplies electricity. Whether water and sewer are billed through the association or to each unit is not published. Residential collection by Lee County is described on the Solid Waste page, and in a building of this size the association’s own trash arrangement governs. The mailing ZIP is 34134, though the state’s condominium record carries 33923 for the project.

Evacuation

The Egret is in Evacuation Zone A. Plan to leave early, because Hickory Blvd is a barrier island road, and the County’s evacuation page and emergency management site describe the process. The State’s Division of Emergency Management publishes statewide guidance.

What Surrounds The Egret on Hickory Blvd?

The Egret sits within about a quarter mile of eight other condominium associations on Hickory Blvd, and Windsong, Ambassador and Beachwood on the Bay are each within about 0.07 mile by straight line. The county roll lists parcel counts and years built for each building, and the table ranks them by distance from The Egret’s coordinate.

Data updated: October 2026

The neighbors by distance

How we measured

Distances are straight-line miles from the county roll coordinate for The Egret’s unit parcels to the average coordinate of each association’s roll parcels, computed by us. They are not walking or driving distances. Parcel counts include common-area parcels where the roll carries them, so they can exceed the unit count by one.

What the density means

Eight neighbors within a quarter mile means a buyer comparing units will walk through several buildings in a weekend, so a seller should know which neighbors’ prices a buyer will see. The benchmark table below sets the nearest ones next to The Egret on one yardstick.

How We Researched The Egret, and What We Tracked First-Hand

We built this page from primary records, not a listing feed. We tracked every one of the 40 The Egret unit parcels, every one of the 44 qualified sales in the county file and the state’s condominium and corporate filings, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves on October 1, 2026.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the county roll for the building and counted units, floors and heated area by hand. We downloaded the state’s condominium extract and read the building’s record and its neighbors’. We read the association’s corporate filing and its three most recent annual reports. We queried the county’s building footprint layer for the building’s story count and area. We queried FEMA’s National Flood Hazard Layer at the building and overlaid the county footprint on it. We ran the county’s recorded-sales index with a strict match on the building’s legal description, and we re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Four things stood out. The FEMA flood-zone boundary runs through the building, with about 43 percent of the footprint in VE and 57 percent in AE by our overlay. The county’s qualified record has no Egret sale in 2022, 2023 or 2024. The same-size 1973 buildings to the north, Casa Bonita I and Casa Bonita II, show median recorded prices since 2021 about 15 percent above The Egret’s. And the association has no public website that we found, even though state law expects associations of 25 or more units to post documents online.

What we could not get

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

Which Is Right: The Egret, Casa Bonita Grande or Casa Bonita I and II?

Choose The Egret if you want a small 40-unit building with one 1,058 square foot plan and a lower entry price than the Casa Bonita buildings, and you accept doing more document work. Choose Casa Bonita Grande for a wider range of floor plans and published governing documents, or Casa Bonita I or II for similar-size 1973 units priced higher.

Data updated: October 2026

Side by side, on one yardstick

The yardstick for every row below is the county roll’s latest recorded sale on each unit parcel, for sales dated January 2021 or later, with the median price and the mean of per-sale price per square foot. The last column is the county’s qualified-sales file median over its own window, which differs by building and is shown.

What the benchmark shows

The Egret’s roll median of $670,000 sits $117,000 below Casa Bonita I’s $787,000 (787,000 less 670,000, which is 14.9 percent of 787,000) and $126,000 below Casa Bonita II’s $796,000 (15.8 percent of 796,000). Casa Bonita I and II have the same 1,058 square foot base unit, were built a year after The Egret and sit in VE 13. On the mean price per square foot, The Egret’s $652.3 is $107.5 below Casa Bonita I’s $759.8 and $125.4 below Casa Bonita II’s $777.7. Windsong, the neighbor 0.03 mile away with units of 1,034 to 1,062 square feet, has a median of $655,500, which is $14,500 below The Egret’s (670,000 less 655,500), though with only six sales and a lower mean of $577.5 per square foot.

Casa Bonita Grande’s $960,000 median reflects a different product. It has a range of plans from 1,030 to 1,496 square feet, so the per-square-foot figure of $825.6 is the fairer comparison, and that figure is $173.3 above The Egret’s (825.6 less 652.3).

Why the gap to the Casa Bonita buildings, and what we do not know

The record shows the gap and does not explain it. The candidates are condition and renovation level, the published governing documents and amenities that buyers can see at Casa Bonita I and Casa Bonita Grande, the flood zone mix, fees and special assessments, and the fact that The Egret has had few recent sales. Every one of those is something we would ask about before pricing a unit, and none is something we can read off the county roll.

Two cautions on this table

The roll basis is each unit’s latest recorded sale and is not filtered to the county’s qualified sales, so a few roll medians differ from the county-file medians in the last column, and county-file windows that start in 1980 or 1996 say where a building has traded across its life and not what a unit is worth today. The Southwest Florida MLS figures that would let us compare days on market and sale-to-list across these buildings are not published here: Information not available at time of publishing (checked 2026-10-01).

Decision table

Why we do not rank them

Each building’s rules, fees and finances are different. A building that publishes less is not worse, but a buyer has to ask more. Ask each association for the same five documents: the declaration, the current budget, the master insurance summary, the milestone and structural reserve documents, and the last two years of assessments.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Honest Pros and Cons of The Egret?

The Egret’s strengths are a small 40-unit Gulf-side building, one clean 1,058 square foot floor plan, a recorded median below its same-size neighbors and a corporate record that is current. Its drawbacks are a 1972 age, a flood boundary through the footprint, thin recent sales and almost no public documents.

Pros

• A Gulf-side address on Little Hickory Island, with a county view code of Gulf on every unit parcel.
• A small building of 40 units, five to a floor, which keeps owner meetings manageable.
• One floor plan, 1,058 square feet with two bedrooms and two baths, so every comparable is a true comparable.
• A roll median since 2021 of $670,000, which is $117,000 below Casa Bonita I and $126,000 below Casa Bonita II.
• Upper floors have sold at a premium: the top-floor unit 902 set the building’s recorded high at $970,000 in July 2026.
• About 57 percent of the footprint falls in AE 11 by our overlay, and the AE 11 base flood elevation is 2 feet lower than the VE 13 next door at the Casa Bonita buildings (13 minus 11).
• Annual reports filed with the state in 2024, 2025 and 2026.
• Steady turnover: 12 of 40 units have changed hands since 2021.

Cons

• Built in 1972, the oldest building on the strip’s county roll, and subject to the milestone inspection and reserve study rules with no public status.
• The FEMA boundary runs through the footprint, the building is pre-FIRM and it is in Evacuation Zone A.
• No qualified sale in 2022, 2023 or 2024, and only four since 2025, so recent comparables are thin.
• Only one floor plan, so no larger unit to trade up to inside the building.
• No association website found, no posted declaration, rules, budget or fees, so every document must be requested.
• The management company appears only as a care-of line on a state filing.
• Dues, rental rules and pet rules are unknown to us, and a buyer must obtain them.

Who this suits

The Egret suits a buyer who wants a Gulf-side two-bedroom for less than the Casa Bonita buildings ask, accepts a 1972 building and is willing to read the governing documents carefully before offering. It is less suited to a buyer who needs a large floor plan, a published fee schedule on day one or a building that is clearly outside the coastal high-hazard zone.

Selling at The Egret? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

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

If you’re searching for a The Egret listing agent, or thinking, ‘I need someone to sell my The Egret home…’, the first thing to know is that this building sells on its documents, on a thin record of recent sales and on a flood map that a buyer’s insurer will read closely. McGreevy and Comisar prepare for each of those before a unit goes on the market.

Our listing credentials

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

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

What the last 12 months look like at The Egret

Southwest Florida MLS count, dollar volume, days on market and sale-to-list ratio for the last 12 months: Information not available at time of publishing (checked 2026-10-01).

We tracked every one of the 12 The Egret closings since January 2021 in the county record, and two carry a date inside the last 12 months: unit 703 on March 4, 2026 at $615,000 and unit 902 on July 16, 2026 at $970,000. Two is a thin population, so we list the sales and publish no median for the window. The window that does support a median is the full recorded history of 44 sales, with a median of $535,000, and the 12 sales since 2021 have a median of $670,000.

What is different about selling at The Egret

The documents are not public, so you gather them first. We found no association website or posted declaration, rules or budget. A buyer is entitled to the declaration, articles, bylaws, rules, budget, financial statement, milestone summary, reserve study and the frequently asked questions document, at the seller’s expense, and a seller who has them ready at listing sells faster than one who is chasing a manager after the contract.

The comparables are thin, so the pricing work is real work. The county’s qualified record has no Egret sale in 2022, 2023 or 2024 and four since 2025. We price from the nearest like unit, by floor and condition, and adjust the older sales in a way we can show you.

The map matters. The FEMA flood boundary runs through the footprint by our overlay, so the building’s zone, its elevation certificate and its flood policy are the first things a careful buyer’s agent and lender will ask for. We help you find them before the first showing.

One floor plan makes the comparisons clean. All 40 units are 1,058 square feet, so price per square foot compares unit to unit, and the spread between the lowest recent sale at $538.8 per square foot and the highest at $916.8 is a story about floor, condition and view that we can tell with the deeds in hand.

Title is customary on the seller side in Lee County. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls. Collier County custom is different, and we do not apply it here.

What Is Your The Egret Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then talk to Jesse direct at (239) 898-6072, text or call. We will walk through the sales above against your unit.

A dedicated The Egret seller page is planned and will sit below this one.

Seller mini-FAQ, The Egret

How much will it cost to sell my The Egret unit?

Seller costs include the commission you agree, the owner’s title policy that is customary on the seller side in Lee County, deed stamps, the estoppel certificate fee and any prorated assessments. The estoppel is capped by Florida Statutes section 718.116 at $250 when there is no delinquency, plus $100 if expedited. We itemize each line at the listing appointment.

Does the buyer need to be approved before closing at The Egret?

That depends on the declaration, which we have not read. If it requires approval, the statute caps the fee at $150 per applicant and the contract timeline has to include the board’s notice period. If it does not, no approval step exists. We ask the manager in writing before we set a closing date.

Can my buyer rent the unit weekly?

Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum, and The Egret’s own rule is in its declaration. A buyer who needs weekly rental income should have the rental clause in hand before making an offer.

What is the pet limit for a buyer?

The Egret’s pet rule is not published. Neighbors that publish theirs limit owners to one small pet or one pet carried or leashed, and bar pets in rented units. The Egret’s declaration or rules are the source, and we help a buyer with a pet confirm the rule first.

How long will my The Egret unit take to sell?

The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The county record shows the building trades in short bursts, so plan the timeline from the contract date and from how quickly the documents reach the buyer.

Who is the best listing agent for The Egret?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the team that published the record-level audit on this page. Call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts for The Egret

Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have over $900 million in personal sales between them.

Honors and recognition

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

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

Contact McGreevy and Comisar about The Egret

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

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

Buying at The Egret? Call Marc at (239) 287-5873, and read our buyer guide.

Follow McGreevy and Comisar on Instagram and YouTube.

Related reading on this site: the Bonita Beach area guide, the Casa Bonita Grande page, the Seascape page, the Bonita Beach Club page and the Bay Harbor Club page.

Frequently Asked Questions, Buyer Edition: The Egret

How many units are in The Egret?

The Egret has 40 units per the state condominium record and the county roll. The county lists 41 parcels because one is a common-area parcel at 26342 Hickory Blvd. Units are numbered 201 through 905, five on each of floors 2 through 9.

When was The Egret built?

The Lee County Property Appraiser shows 1972 as the year built for the building and all 40 units. The declaration was recorded December 20, 1972 per the state record, and the corporation that runs the association today was filed with the state in 2005. We use 1972 and show the other dates because they are different events.

How many floors does The Egret have?

Nine stories, per the county’s building footprint record, which classes the building as a high-rise condominium of eight or more floors. Residential units are on floors 2 through 9, and no unit is numbered in the 100s, so we infer the ground level is lobby, parking and storage.

How big are the units at The Egret?

Every unit is 1,058 square feet heated with two bedrooms and two baths, per the county roll. The county’s building area of 42,320 square feet divided by 40 units also gives 1,058. Lanais and balconies are not part of the heated figure, so confirm a unit’s measured area in the disclosure package.

What are the HOA fees at The Egret?

The association does not publish its regular assessment, so we publish no dollar figure. Neighbors that do publish range from $3,038 to $3,736 a quarter, but those are their buildings, not The Egret’s. Request the current budget and the estoppel certificate for the exact amount for a specific unit.

What does The Egret assessment cover?

Not published. By statute, common expenses are the costs of operating the common elements and the association, shared as the declaration sets, and water and sewer through a master meter and required fire-safety equipment count even if the declaration is silent. The budget lists what The Egret’s board actually pays for.

Is The Egret in a flood zone?

Yes. FEMA maps the county’s point for the building in zone AE with a base flood elevation of 11 feet NAVD88, and part of the footprint, about 43 percent by our overlay, falls in zone VE with a base flood elevation of 13 feet, on panel 12071C0651G effective November 17, 2022. The building is also in Evacuation Zone A.

Does The Egret have a generator?

Not published. Whether the building has a standby generator, how the elevators behave in a storm, and whether common-area lighting stays on are questions for the manager. An upper-floor owner in a nine-story building depends on all three after a major storm, so ask before you buy.

Does The Egret allow pets?

The Egret’s pet rule is not published, so we state no limit. Assistance animals are handled separately under federal fair-housing guidance as a reasonable accommodation request. Read the declaration and rules for the pet clause, and ask about any weight limit, the number allowed and whether tenants may keep pets.

Can I rent my unit at The Egret?

Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum lease, and a rental amendment binds only owners who consent or who buy after it takes effect under Florida Statutes section 718.110(13). Ask for the rental clause and its amendment history.

Does The Egret require board approval of a buyer?

Not published. The declaration says whether sales and leases need approval, and if they do, the statute caps the fee at $150 per applicant. Ask the manager in writing and put the answer in the contract’s timeline, because an approval clock can be longer than a cash buyer’s closing date.

What do I receive before I buy at The Egret?

At the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent reserve study or a statement that none has been completed, and the frequently asked questions document. A buyer can cancel within 7 days of signing and receiving them if the contract says so.

Has The Egret done its milestone inspection and reserve study?

Not published. A nine-story building completed in 1972 was due for its initial milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025, by our reading of the statute. Request the summary and the study. A contract after December 31, 2024 must disclose if they are required and not complete.

What are the schools for The Egret?

Lee County assigns through a choice plan, and we read the strip as elementary zone Q and middle zone GG, which we label inferred. Enter 26340 Hickory Blvd in the district’s school site locator for the current assignment, and verify the year’s plan before a decision depends on it.

How much have The Egret units sold for?

The county file shows 44 qualified sales since May 1996, with a median of $535,000 and a range of $212,600 to $970,000. Twelve sales since 2021 have a median of $670,000. The most recent is unit 902 at $970,000 on July 16, 2026. Southwest Florida MLS figures are not published here.

What is the price per square foot at The Egret?

For the 12 qualified sales since 2021 the mean of per-sale ratios is $652.3 per square foot on the 1,058 square foot plan, ranging from $538.8 to $916.8. Unit 902, a top-floor unit, sold at $916.8 in July 2026. Price per square foot here compares unit to unit, since every unit is the same size.

Is there another Egret condominium I could confuse with this one?

Yes. At least four other Florida condominiums carry the name: Egret Condo in Cape Coral, Egret Pointe Condo in Punta Gorda, Egrets Landing at Bonita Bay in Bonita Springs and Egret’s Walk at Pelican Marsh in Naples. The Egret on this page is at 26340 Hickory Blvd on Bonita Beach.

Who manages The Egret?

The state filings show the association’s address in care of Resort Management in Naples, and the state condominium record lists the same address for the managing entity. A care-of line shows where mail goes and not who manages today, so confirm the current manager from the estoppel certificate or the association.

How do I buy at The Egret?

Call Marc at (239) 287-5873. We pull the county sales for the floor band you want, request the document package and the estoppel through the seller, check the flood zone determination and insurance quote early, and read the milestone and reserve documents with you before you decide on an offer.

Frequently Asked Questions, Seller Edition: Selling a The Egret Condo

Who is the best listing agent for a The Egret condo?

McGreevy and Comisar of Domain Realty Group. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We priced the building from the recorded deeds, mapped its flood boundary ourselves and know which documents a buyer will ask for. Call Jesse direct at (239) 898-6072.

How much is my The Egret condo worth?

It depends on your unit’s floor and condition. The county shows 12 units with a recorded sale since 2021, priced from $570,000 to $970,000, and a mean of $652.3 per square foot. We build a unit-specific price from the deeds in a free valuation at mcgreevyandcomisar.com/home-valuation.

What is the median sale price at The Egret?

The county file’s median is $535,000 on 44 qualified sales since May 1996. The 12 sales since 2021 have a median of $670,000. The Southwest Florida MLS median is not published here: Information not available at time of publishing (checked 2026-10-01).

What have The Egret units sold for recently?

Four qualified sales are dated since January 2025: unit 705 at $810,000 in February 2025, unit 403 at $575,000 in August 2025, unit 703 at $615,000 in March 2026 and unit 902 at $970,000 in July 2026. The table of 12 sales since 2021 earlier on this page shows the full list.

How long does it take to sell a The Egret unit?

The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The document package and any approval step are the controllable parts, so we request the package before listing and confirm the approval timeline in writing.

Do I need association approval to sell my The Egret unit?

That depends on the declaration, which we have not read. If the declaration requires approval, the statute caps the fee at $150 per applicant. If it does not, no transfer fee is allowed at all. We confirm the answer with the manager before the first showing, and build the closing date around it.

Does The Egret have a right of first refusal?

We found no source either way, and we do not state one. A right of first refusal would be in the declaration, and it would change how a contract is written, so we check the declaration before a listing goes live. Ask your manager or attorney to confirm it in writing.

What is an estoppel certificate and what does it cost at The Egret?

It is the association’s written statement of what a unit owes and the status of assessments, fees and the parking space. Under Florida Statutes section 718.116 the fee is capped at $250 with no delinquency, plus $100 if expedited within 3 business days, and up to $150 more if amounts are owed, so $500 at most.

How fast must The Egret association issue the estoppel certificate?

Within 10 business days of a written or electronic request from the owner or the owner’s designee, per section 718.116. If the association is late, it may not charge a fee for the certificate. The statute also requires the association to designate a person or entity on its website to receive requests, so ask for that address.

What documents must I give a The Egret buyer?

At your expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none is complete, the frequently asked questions document and the state governance form, under section 718.503. We assemble them before listing.

Can a The Egret buyer cancel after signing?

Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer signed the clause saying the documents were provided more than 7 days before. A seller who delivers the package before the offer takes that risk off the table.

Do I have to disclose milestone inspection or reserve study status?

Yes. A resale contract entered into after December 31, 2024 must carry a conspicuous statement if the association is required to have a milestone inspection or reserve study and has not completed it, and the completed documents go to the buyer. The Egret’s status is not public, so we ask early.

What if The Egret has a special assessment when I sell?

The estoppel certificate lists any special assessment, and the buyer will see it. The contract decides who pays what has been approved and what is only proposed. We found no public record of one, and we ask the board in writing before pricing, because an assessment can reset the buyer’s math.

Who pays the special assessment at closing in Lee County?

The contract controls. We negotiate it up front: who pays installments due before closing, who pays amounts due after, and how a proposed but unadopted assessment is treated. Do not leave it to the closing agent to decide. The estoppel certificate sets out what the association says is owed.

Does the split flood zone affect my The Egret sale?

It can affect a buyer’s insurance quote and the lender’s flood determination, and so the buyer’s monthly cost. We cannot say how much without insurance quotes. We recommend you obtain the elevation certificate if one exists, so an insurer can rate the building from facts and not from a map line.

Will my buyer be able to get insurance at The Egret?

Flood and owner coverage are available on this strip, and the cost depends on the building’s elevation, its master policy and the unit. We cannot quote a premium. A buyer should get an HO-6 and a flood quote before the inspection period ends, and a seller with the master policy summary in hand makes that easier.

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

The seller customarily pays for the owner’s title insurance policy in Lee County, and the contract controls. Collier County custom is different, and we do not apply it here. We confirm the allocation in the contract and ask the title company for an estimate before you list.

What closing costs does a The Egret seller pay?

Typically the commission you agree, the owner’s title policy, deed stamps, the estoppel fee and prorated assessments. Deed stamps are 70 cents per $100 under section 201.02, so a $670,000 sale is $4,690 (670,000 divided by 100, times 0.70). We itemize every line in the listing appointment.

Should I renovate before I sell my The Egret unit?

Not without a comparison. Several public listing remarks describe renovated units, and the recorded sales do not tell us what a renovation added, so we compare a renovated unit’s price with a like unit that was not before we advise spending. Check association approval, permits and the building’s work windows first.

Does my floor change the price at The Egret?

Probably, in the pattern if not in the amount. Among 23 qualified sales since 2019, floors 2 to 4 have a $532,500 median, floors 5 to 7 $612,000 and floors 8 and 9 $675,000. The groups are small, so we price from your unit’s nearest like sales and its condition.

How should I price with so few recent sales?

From the nearest like units, adjusted for floor and condition, and from the neighbors. The county has four qualified Egret sales since 2025, so we also look at Windsong at 0.03 mile and the same-size Casa Bonita buildings. We show you the deed behind each comparable and say how much weight each deserves.

Can I sell my unit if I owe assessments?

Yes, but the amounts owed are paid at or before closing from the proceeds. The estoppel certificate shows the balance and may carry an added fee if a delinquency exists. A seller who is behind should tell us first, so the payoff is in the contract and does not surprise the buyer.

Can I sell to an investor who plans to rent the unit?

Yes, subject to the declaration. Whether leases are allowed, for what minimum term and with what approval is a declaration question that we have not read for The Egret. An investor buyer will ask before offering, so have the clause ready, and note that any rental amendment binds only owners who consent or buy after it.

What happens to my parking and storage when I sell?

Assigned parking and storage normally pass with the unit under the declaration, and the parking space number appears on the estoppel certificate. Whether The Egret assigns spaces, and whether any storage is a limited common element, is not published, so we confirm it with the manager before listing.

Can I put a lockbox on my The Egret unit?

Whether the rules allow a lockbox on a unit door or the building’s key system is not published. Some associations require written permission. We ask the manager before the listing goes live and arrange showings by appointment if lockboxes are not allowed.

When is the best time to list a The Egret unit?

The recorded dates of the 12 qualified sales since 2021 are spread across January, February, March, April, July, August, September and October, which is not a pattern we would stake a listing date on. Without MLS data we do not publish a seasonal claim. The best time is when your documents are in order.

What happens if a storm damages the building before my The Egret closing?

The contract and the association’s insurance decide. Put a clear storm clause in the contract, ask the buyer’s lender what it requires after a loss, and keep the master policy summary at hand. The Egret is in Evacuation Zone A, so a closing during hurricane season needs a plan for access and inspection.

What should I disclose about storm damage or repairs at my The Egret unit?

Under section 689.302 the flood disclosure at or before contract covers any known flooding that damaged the property while you owned it, any flood insurance claim and any flood assistance received. Disclose repairs and permits honestly. A buyer’s agent will ask, and a full answer on the first page protects you.

What if I inherited my The Egret unit and want to sell?

You can sell, but the association’s treatment of transfers from an estate depends on the declaration and the probate status. Have the personal representative’s authority and the death certificate ready, and ask the manager whether any approval or fee applies. We coordinate with the estate’s attorney and the title company.

Who pays any transfer or approval fee in a The Egret sale?

Not published. If the declaration requires approval, the statute caps the fee at $150 per applicant, and the contract says whether the buyer or the seller bears it. The estoppel certificate shows any fee the association charges. We put the allocation in the contract before the buyer applies.

Can a buyer get a loan on a The Egret unit?

Usually, but lenders review the association’s budget, reserves, insurance, litigation and the status of milestone and reserve study items, and they can decline a project with unfinished safety repairs or a large unresolved special assessment. We recommend the buyer’s lender review the document package early.

How do you market a The Egret unit?

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

How do I get a free valuation of my The Egret condo?

Use the form at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call. We will come back with the nearest recorded sales to your floor, adjustments for condition, the document gaps that could affect price and a plan for pricing a building with few recent sales.

What We Could Not Verify About The Egret

The Egret has facts we could not verify from a public primary document, and we list them so a buyer or seller knows what to request. Each item below names the document that would settle it. We would rather publish a gap than fill it with a guess.

Southwest Florida MLS market figures

Closed sales, median price, days on market, sale-to-list ratio, active listings and months of supply for the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county recorded sales above are a different record from the MLS.

The declaration, bylaws, rules and approvals

We did not read the declaration recorded at Official Records Book 885, Page 464, the articles, the bylaws or the rules, so we state no rental term, pet rule, approval requirement, right of first refusal, use restriction or fine schedule. The Lee County Clerk’s official records hold the declaration, and the estoppel certificate and the disclosure package under Florida Statutes section 718.503 are the routes to the rest.

Regular assessment and any special assessment

The association does not publish its budget or its assessment that we could find. The route is the estoppel certificate and the current budget. We state no dollar figure for dues, and the two neighbor figures on this page are labeled as theirs.

Milestone inspection and structural reserve study status

We do not state whether either was completed or what it found. Under Florida Statutes sections 718.111(12) and 718.503, a buyer can request them, and a resale contract after December 31, 2024 must disclose when a required one is not complete.

Who manages the building today

The corporate filing and the state condominium record both show a care-of line at a Naples management company. We cannot say from outside whether that company is the current manager.

Amenities, parking, storage and beach path

We found no association description of its amenities. Public listing feature fields suggest a pool, clubhouse, barbecue and picnic areas, bike storage and storage, and we have not confirmed any of them. Parking and storage assignments and the status of any beach path are in the declaration and plat.

Storm damage and repairs at this building

We found no public record of damage or repairs specific to The Egret for Ian, Helene or Milton. The surveyed Ian high-water mark we cite is at a neighboring address, and some listing remarks describe post-storm work that we treat as marketing and not as a record.

The flood boundary through the building

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

Corporate history

The state shows the current corporation filed in 2005 and reinstated in 2007, 33 years after the declaration was recorded, and we found no earlier corporation. The state condominium record also carries ZIP code 33923 while the county and the postal address use 34134.

Zoning, the master policy and the Big Hickory Pass bridge

We did not retrieve the City’s zoning district, the master policy terms or the current status of the Big Hickory Pass bridge, and we state none of them. The school zones are our reading of the district’s plan and are labeled inferred.

Sources and Authoritative References

Every figure on this page is traced to one of the sources below. No listing aggregator, competing brokerage, competing agent site or third-party neighborhood content site was used for any figure, and none is linked.

Association, corporate and state condominium records

1. Florida DBPR, condominium and cooperative extract (Condo_CW), downloaded October 1, 2026
2. Florida DBPR, condominiums and cooperatives
3. DBPR condominiums and cooperatives, frequently asked questions
4. DBPR condominium public records
5. DBPR condominium inspections and milestone information
6. DBPR condominium help, frequently asked questions
7. DBPR condominium services
8. DBPR condominium timeline
9. DBPR structural integrity reserve study reporting
10. DBPR vacation rental and transient public lodging guide
11. Florida Division of Corporations, Sunbiz
12. Florida Department of State, Sunbiz information
13. Windsong Condominium, association FAQ dated October 1, 2026
14. Bonita Beach Club, FY2027 quarterly dues memo

Lee County Property Appraiser, Clerk and Tax Collector

15. Lee County Property Appraiser
16. Lee County Property Appraiser, property search
17. Lee County Property Appraiser, The Egret common-area parcel record
18. Lee County GIS, building footprints layer
19. Lee County GIS, city limits layer
20. Lee County GIS, evacuation zones layer
21. Lee County Tax Collector

Florida statutes

22. Florida Statutes section 718.103, definitions
23. Florida Statutes section 718.110, amendment of the declaration
24. Florida Statutes section 718.111, the association, official records and insurance
25. Florida Statutes section 718.112, bylaws, transfer fees and structural reserve study
26. Florida Statutes section 718.115, common expenses
27. Florida Statutes section 718.116, assessments and estoppel certificates
28. Florida Statutes section 718.117, termination
29. Florida Statutes section 718.503, disclosures to buyers
30. Florida Statutes section 718.504, prospectus and frequently asked questions
31. Florida Statutes section 553.899, milestone inspections
32. Florida Statutes section 689.302, flood disclosure
33. Florida Statutes section 509.242, public lodging establishments
34. Florida Statutes section 201.02, tax on deeds
35. Committee summary of House Bill 913 of 2025, condominium safety

Other state agencies and programs

36. Florida Office of Insurance Regulation
37. Florida OIR, residential market share reports
38. Florida OIR, statewide summary by company and policy type, second quarter 2022
39. Florida OIR, statewide summary, second quarter 2024
40. Florida OIR, statewide summary, second quarter 2026
41. Citizens Property Insurance, 2026 rate and rule changes
42. Florida CFO, My Safe Florida Condo
43. Florida Division of Emergency Management
44. Florida Department of Environmental Protection, coastal construction control line
45. Florida Department of Environmental Protection, Critical Erosion Report
46. Florida Department of Revenue, tourist development tax rates

Federal sources

47. FEMA National Flood Hazard Layer, map service
48. FEMA Flood Map Service Center
49. FEMA NFIP summary of coverage, residential condominium buildings
50. FEMA NFIP Community Rating System guide, 2023
51. FloodSmart, National Flood Insurance Program
52. U.S. Geological Survey, 3D Elevation Program point query at the building
53. U.S. Geological Survey Short-Term Network, storm events
54. U.S. Geological Survey, Hurricane Ian high-water marks, Florida
55. National Hurricane Center
56. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
57. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
58. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
59. Bureau of Ocean Energy Management, Lovers Key and Bonita Beach nourishment
60. Bureau of Ocean Energy Management, Lee County finding of no significant impact
61. U.S. Department of Housing and Urban Development, assistance animals

Lee County government

62. Lee County Parks, beaches
63. Lee County Parks, Bonita Beach Park
64. Lee County Parks, Bonita Beach Access
65. Lee County Parks, Bonita Beach Access 1
66. Lee County Parks, Little Hickory Island Park (Access 10)
67. Lee County Parks, unified payment system notice
68. Lee County, Hurricane Ian after-action report
69. Lee County, public safety evacuation information
70. Lee County, emergency management
71. Lee County, evacuation zone map
72. Lee County Solid Waste
73. Lee County DOT, Big Hickory Pass bridge update
74. LeeTran
75. Lee County Community Development
76. Lee County Community Development, flood information
77. Lee County Ordinance 13-14, tourist development tax
78. Visit Fort Myers, Bonita Beach Park

City of Bonita Springs, utilities and schools

79. City of Bonita Springs
80. City of Bonita Springs, FEMA and Community Rating System
81. City of Bonita Springs, Bonita Beach access
82. City of Bonita Springs, rental permits
83. City of Bonita Springs, post-storm permitting guide
84. City of Bonita Springs, Hurricane Ian permitting
85. City of Bonita Springs, Hurricane Ian progress report
86. City of Bonita Springs, substantial damage and substantial improvement notice
87. City of Bonita Springs, Ordinance 22-05, flood hazard reduction
88. City of Bonita Springs Community Development
89. City of Bonita Springs, online permitting portal
90. City of Bonita Springs, code of ordinances
91. Bonita Springs Utilities, service area
92. Florida Power and Light
93. Lee County Schools, 2024-2025 Student Enrollment Plan
94. Lee County Schools, school zones
95. School Site Locator for Lee County

News reporting

96. WGCU, parking closures at Bonita and Fort Myers beaches, September 9, 2026
97. WGCU, Bonita Springs assesses Milton’s impact, October 10, 2024
98. WINK News, Lee commissioners award millions to nourish Lovers Key and Bonita Beach
99. WINK News, damage around Bonita Beach after Hurricane Ian
100. Tampa Bay Times, Hurricane Ian and Little Hickory Island, September 29, 2022
101. WUSF, Bonita Springs recovers from Hurricane Ian, October 1, 2022
102. Gulfshore Business, Lee approves $134 million for beaches, parks and pier projects

Downloadable Documents and Primary Sources You Can Read Yourself

No governing document for The Egret is posted publicly that we could find, so the declaration itself is a Lee County Clerk record to request. These are the public primary documents that bear on the building’s storm and flood posture, and we link the official source for each. Read them with the disclosure package, because the documents govern and this page does not replace them.

• City of Bonita Springs, substantial damage and substantial improvement notice
• FEMA, NFIP summary of coverage for residential condominium buildings
• City of Bonita Springs, Ordinance 22-05, flood hazard reduction
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• Bonita Beach Club, FY2027 quarterly dues memo, a neighbor’s published budget for comparison

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 The Egret. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.