Windsong

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

More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.

Windsong Condominium at Bonita Beach: 24 Gulf-Side Homes on Hickory Blvd

Windsong Condominium is a 24-unit Gulf-side condominium inside Bonita Beach in Bonita Springs, Florida, at 26370 Hickory Blvd. The recorded declaration is dated August 1, 1977, the association’s articles were filed April 10, 1978, and Lee County’s rolls date the building to 1979. This page publishes all three.

Windsong is one of the smallest buildings on the strip, and it is one of the few whose full governing documents are public. The association posts a 151-page scan of its declaration, bylaws, articles and amendments, a one-page buyer FAQ sheet dated October 1, 2026 and a seven-page sales application. We read all three. That makes Windsong an unusual case on this part of Hickory Blvd: most of what a buyer or seller needs to know is written down, and the rest is a short list of questions for the manager.

We wrote this page the way we would brief a buyer or seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated.

Where Windsong is, precisely

Windsong sits on the Gulf side of Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach. All 24 unit parcels share one street address, 26370 Hickory Blvd, in the Lee County property records, with a Bonita Springs mailing city and ZIP code 34134. The association’s own public site says it “is located on Hickory Blvd in Bonita Springs, FL.”

The strip is inside the City of Bonita Springs. The City of Bonita Springs beach access page treats Hickory Blvd access and recovery as City business, and our October 1, 2026 query of Lee County’s city-limits layer returned the City of Bonita Springs at the Windsong parcel. The beach parks along the road are Lee County Parks property inside the City, which is why parking rules and permit rules on this page come from two different governments.

The name problem: Windsong, Fort Myers Beach and Bonita Springs

Windsong’s legal name carries a place that is not where the building stands. The association is Windsong Condominium Association, Inc., of Fort Myers Beach. A November 1997 corrective amendment recorded in the Lee County records says the “of Fort Myers Beach” language was left out of several governing documents “through scrivener’s error” and replaced every shorter version of the name. The Florida Division of Condominiums lists the project as “Windsong Condo Assn Inc of Ft Myers.” The building itself is on Hickory Blvd in Bonita Springs, 34134, as the 1997 declaration, the county roll and the association’s site all agree. If an estoppel certificate, an insurance quote or a closing document names Fort Myers Beach as the property’s location, it is quoting the corporation’s name and not the address.

Other places that share the name

The bare word Windsong is crowded. Search suggestions for it lead to Windsong Ranch and its lagoon community, apartment communities in California, New York and Virginia, condominiums in South Carolina, Georgia, Florida’s Panhandle and Washington State, a Lake Worth estates community and a Fort Myers entry in our own site tree. Our research files also record a different Windsong condominium association, registered under another Florida document number, that has no connection to this building. For our purposes the only Windsong is the one at 26370 Hickory Blvd, Bonita Springs, Florida 34134, and the only legal entity is the Florida not-for-profit corporation named above. When this page says Windsong it means that.

Quick reference, Windsong Condominium

Why McGreevy and Comisar Are the Best Realtor for Windsong

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

Recent Windsong track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Windsong resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: Lee County’s property roll shows two Windsong units whose latest recorded sale is dated October 1, 2025 or later, at $620,000 and $680,000, and these are the only two qualified sales in the county record for the last 60 months. We tracked every one of the 24 Windsong parcels, and every Windsong sale in the county’s qualified record, for this page.

Honors and recognition:

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

Selling your Windsong home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-windsong-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Windsong at Bonita Beach condo has the recorded sales, the costs and the documents.

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

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

Living in Windsong as a Homebuyer

A Windsong homebuyer gets a small, single-tower Gulf-side condominium on Little Hickory Island: 24 homes, a pool, a recreation room, covered parking and storage lockers, according to the recorded declaration and rules. The trade is age, a documented approval process for buyers and tenants, and assessments that run $14,944 a year on the association’s own figure.

Data updated: October 2026

What the association’s documents say it offers

The recorded documents are the best evidence of what Windsong intends to provide, so we start there and label everything else. The 1997 Amended and Restated Declaration gives each owner one twenty-fourth of the common elements, an exclusive right to a covered parking space and a storage locker on the ground floor, and a right to use the pool and recreation facilities. The original 1977 declaration grants each owner “the right of use in common with others of the pool area.” Windsong’s rules add pool conduct rules, guest registration and a deposit for private gatherings in the recreation facilities.

Our earlier page on this community, which this page replaces, said Windsong offers “direct access to the beach, a private swimming pool, a library, a community meeting room with kitchenette and private storage closets.” We could confirm the pool, the recreation facilities and the storage lockers in the recorded documents. We could not confirm a library, a kitchenette or beach access rights in them, and we say where each claim stands in the amenities section below.

Who Windsong suits

Windsong suits a buyer who wants a Gulf-side address in a building of two dozen homes, who is comfortable with a board that approves every sale and every long-term tenant, and who wants the rules in writing before buying. It suits an owner who values a quiet building with three homes per floor over a campus with a gate, a club and hundreds of neighbors. It also suits a buyer who is happy with two closely matched floor plans: every home has 1,034 or 1,062 square feet of heated area according to the county roll, and our earlier page called all of them two-bedroom, two-bath homes, which the recorded documents do not confirm.

Who should look harder before buying

Windsong does not suit a buyer who needs to rent the home for short stays, because the minimum lease is 30 days or one calendar month and every tenant needs board notice. It does not suit a buyer who plans to keep more than one pet or any pet in a rented unit, because the declaration allows one pet per owner and none in leased units. And it does not suit a buyer who needs to close in a hurry, because the declaration asks for 30 days’ written notice to the board before a closing, and the board has up to 30 days to act.

The three document requests every Windsong buyer should make

Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. For Windsong, ask for three things first:

• The current budget and the most recent annual financial statement, so you can see what $3,736 a quarter funds and whether that figure applies to every unit.
• The milestone inspection summary and the structural integrity reserve study, or the statement that none is complete. Contracts signed after December 31, 2024 must also carry a conspicuous statement about whether the association owes, and has completed, those items.
• The current rules and regulations and any amendments recorded after the 2011 certificate of amendment, because the public set we read ends in 2011 and a later vote would not appear in it.

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

Windsong Market Snapshot: What Have Units Sold For?

Windsong units recorded 2 qualified sales in Lee County’s county record in the last 60 months: $680,000 on March 12, 2026 and $620,000 on June 8, 2026. Two sales are too few for a market median, so we list both. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.

Data updated: October 2026

The county recorded-sales record

We widened the window as our method requires, to 12, 24, 36 and 60 months. Each of the four windows holds the same 2 qualified Windsong sales, fewer than 10, so we list every qualified sale of the last 60 months, which runs from October 2021, and we do not publish a market median. The county file was built October 1, 2026 and its newest recorded Windsong sale is dated June 8, 2026.

The median of these 2 sales is $650,000, and the range is $620,000 to $680,000. Read that median only as the median of these 2 sales. What the record is: the county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before 2009. The county file holds 52 qualified Windsong sales since 1978. That is a count of what the file holds, not a claim of every sale ever made, and we do not publish a median of them as a price signal, because it would mix 1978 dollars with 2026 dollars. Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. They also appear to exclude the two highest recorded Windsong prices of the last five years, which we list below, so the qualified record understates the top of Windsong’s range.

What the MLS would add, and why it is missing

Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings and months of supply, our team’s share of Windsong transactions, and any split by floor plan. We are not estimating them from the county record, because the two sources measure different things. With only 24 homes, a Windsong MLS sample for any single year would be a handful of sales at most, which is one more reason to read each comparable on its own.

Every latest recorded sale on the roll

The county roll shows the most recent recorded sale on each parcel, whether or not the state classed it as qualified. Twenty-three of the 24 Windsong parcels carry a latest sale date, and one, unit 201, is blank. We list all 23 with no median, because the list mixes qualified sales with transfers the county file excludes, because each parcel only shows its latest sale, and because the dates run across more than four decades.

Two prices, $775,000 for unit 302 and $742,000 for unit 602, are above the $680,000 high in the county’s qualified file, so they cannot be part of the qualified set. The $175,000 price for unit 801 in July 2024 is the only price under $300,000 dated after 1999, and it is far below every other sale since 2014. The roll does not say why, and we do not guess: a partial-interest transfer or another non-arm’s-length transaction would show as a low price like this, and so would a data entry. Treat it as an outlier until the deed is read. Two of the 23 are dated in the last 12 months, since October 1, 2025: unit 803 at $680,000 and unit 701 at $620,000.

Latest sales by decade

The 23 dated latest sales split by decade as follows: two in the 1970s, one in the 1980s, three in the 1990s, four in the 2000s, six in the 2010s and seven in the 2020s. The counts add to 23: 2 plus 1 plus 3 plus 4 plus 6 plus 7. The spread tells a seller something useful. Windsong is a small, long-held building, and many owners have held for a decade or more, so recent comparables are few. Nine of the 23 latest sales are dated since January 2019, and only five since September 2021.

How much of Windsong has turned over since Hurricane Ian?

Four of Windsong’s 24 parcels show a latest recorded sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 16.7 percent of the building: units 801, 602, 803 and 701. The roll figure is a floor, because a parcel that sold twice since Ian shows only its last sale. We found no association statement about owner turnover.

Windsong against five strip neighbors, on median recorded sale

The yardstick here is each association’s county record under one rule: the first window among 12, 24, 36 and 60 months that holds 10 or more qualified sales leads. Windsong never reaches 10 in 60 months, so its row shows the 2 sales it has and no median. The windows differ, so treat the comparison as directional, not exact.

Windsong’s two sales in the last 60 months, $620,000 and $680,000, fall inside the ranges of Seascape ($370,000 to $850,000), Bonita Beach Club ($455,000 to $1,075,000) and Bay Harbor Club ($450,000 to $750,000) and above the whole range at Bonita Beach and Tennis Club ($199,900 to $425,000). With 24 units, Windsong shares the smallest unit count on the table with Silver Sands, a Gulf-side building of the same size that is mapped in the high-velocity VE zone and whose one sale in 60 months was $1,400,000 on February 27, 2026. We do not read a trend into two sales. We discuss the closest comparison, Seascape, in its own section below.

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

The county record gives you a range, but it cannot tell you which floor, which of the two floor plans and which condition your own unit belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.

Where Did Windsong Come From? Origins, Declaration and Plat

Windsong Condominium was submitted to condominium ownership by a declaration dated August 1, 1977 and recorded in Lee County Official Record Book 1270 at page 1414. The association’s articles were filed with the State of Florida on April 10, 1978, and the county roll dates the building to 1979. Each date is a different event.

Data updated: October 2026

The 1977 declaration and the 1978 articles

The original declaration is a 48-page instrument headed “Condominium Declaration of Windsong Condominium, a Condominium Community, Bonita Beach, Florida.” It was made on August 1, 1977 by the three individual owners and developers of the land, who are named in the recorded document and whom we do not name here. It gave each of 24 units a one twenty-fourth share, defined the unit boundaries, assigned a parking space and a locker to each owner as appurtenances and attached a survey, a plot plan, rules and a form of warranty deed as exhibits. A copy of the Florida Department of State’s certificate in the same file shows the articles of incorporation for “Windsong Condominium Association, Inc., of Fort Myers Beach” were filed April 10, 1978 under charter number 742319.

Three build years: 1977, 1978 and 1979

The sources give three different years, and we print all of them. The declaration is dated August 1, 1977. The Division of Florida Condominiums lists the project as recorded on 01/01/1977, a date that falls before the declaration’s own date, which looks like a placeholder day and month, and which we read as 1977 and nothing more. The Florida Division of Corporations dates the association to April 10, 1978. Lee County’s roll gives 1979 as the year built for all 24 parcels.

Two roll details sit between those years. Unit 703 shows a latest recorded sale on July 1, 1978 for $59,300 and unit 503 shows one on August 1, 1978 for $69,500. Both are dated before the roll’s 1979 year built, which fits pre-construction sales or a roll year that records completion and not first sale. No certificate of occupancy is public, so we cannot say which. The year matters for one reason: a 1979 year puts the building’s 30th birthday in 2009, and the milestone inspection section below shows why that matters.

The amendment timeline, 1983 to 2011

The association’s public file shows eight recorded instruments after the original declaration. The scanned set is in this order, and the table below shows what each one changed, in the words of the instrument.

Two small contradictions sit inside the recorded instruments. The recorded certificates cite the restated bylaws at page 1225 in some places and page 1231 in another. And the 2011 certificate’s signature block is dated March 11, 2001 while its text and recording stamp say the vote was March 11, 2011 and the instrument was recorded April 27, 2011. We read 2011 as intended. A buyer’s attorney should pull the instruments at the Lee County Clerk of Courts and check them against the scan.

A state reference number that points to a different Windsong

The 1997 correspondence in the scanned file, an April 28, 1997 letter from the Department of State returning the restated articles for correction and a December 5, 1997 cover letter from the association’s counsel, both carry “Ref. Number 767591.” The state entity record for this association that we read lists document 742319, the same number as the 1978 certificate in the file. Our research files list document 767591 for a different Windsong, in Cocoa, Florida. We cannot tell from the public record whether 767591 was an internal filing reference or a mix-up with the other Windsong, and the 1997 name correction suggests the state itself had trouble telling them apart. We use 742319 and tell buyers to confirm the entity number on the Florida Division of Corporations page against the documents they receive.

The plat, the survey and the unit boundaries

The declaration’s survey and plot plan are Exhibits A and B to the original instrument, and the 1997 restatement incorporates them by reference. Our scan of those exhibits is not machine-readable, so we do not describe the lot lines from it. The restated declaration does set the unit boundaries in words: the horizontal boundaries are the underside of the ceiling joists and roof truss chords above an upper unit and the underside of the concrete floor slab below, the exterior boundary is the interior of the outside walls, and the boundary between units is the centerline of the wall. It also says an owner “is specifically prohibited from changing the appearance of the exterior boundaries of his unit without the consent of the Association.” A buyer who needs the lot dimensions should read the exhibit at the Clerk of Courts.

What Is the Windsong Building and Its Homes Like?

Windsong is a single residential tower of 24 homes, three on each of floors 2 through 9 by unit number, with 16 homes of 1,034 square feet and 8 homes of 1,062 square feet of heated area, according to the Lee County roll. The ground level holds the covered parking and storage lockers described in the declaration.

Data updated: October 2026

One tower, three homes per floor

Unit numbers on the Lee County roll run from 201 through 903: units 01, 02 and 03 on each of eight floors, which is 24 homes. The roll does not state a story count. Reading the highest unit number and adding a ground level gives nine levels, which matches our earlier community page’s description of a “nine story condominium tower” and the inference in our research notes. We treat nine stories as inferred and not verified, because the Florida Building Code’s count of habitable stories and a certificate of occupancy would settle it.

The two floor plans

The roll gives two heated areas. Sixteen homes, the 01 and 03 lines, have 1,034 square feet. Eight homes, the 02 line, have 1,062 square feet. The total is 25,040 square feet, so the average is 1,043.3 square feet, and the median is 1,034. Our earlier community page described all 24 homes as two-bedroom, two-bath condominiums with three residences per floor, and said they range “from 1,070 to 1,132 square feet of living area.” The roll’s figures do not match that range, and we use the roll’s. Living area, heated area and measured interior area are different measures, and a buyer who needs an exact interior dimension should measure the unit or read the survey exhibit.

The ground level: covered parking and storage lockers

The restated declaration puts the storage lockers “on the ground floor,” assigns each locker to a certain unit, and says no unit may have more than one. It also says certain covered parking spaces were “initially assigned by recorded instrument to the exclusive use of units by the Developer.” Both are limited common elements, and the association maintains them as a common expense. The rights can be exchanged between units with board approval and a recorded Certificate of Transfer, at the owners’ cost. Only one roll legal description, for unit 201, mentions a parking space and a locker (“PK SP#1 + LOCKER #201”), so the other 23 assignments are not visible on the roll, and a buyer should ask for the assignment of the space and locker that comes with the unit.

The sales application adds one parking rule: a passenger car left on the property when the owner is away must have a set of keys in the on-site lock box, and vans, trucks, boats and trailers are not permitted.

Gulf views: a claim and a check

The older description of Windsong promises “sweeping, picture perfect, Gulf Coast views.” The county roll records all 24 parcels as sitting on the Gulf side of Hickory Blvd, which is consistent with a Gulf outlook, and FEMA’s map places the site in a coastal floodplain. We have not stood in all 24 units, and a view from a lower floor differs from a view from the ninth. A buyer who is paying for a view should check it in person on the floor in question.

What Amenities Does Windsong Have?

Windsong’s recorded documents establish a pool, rules for the pool and a recreation facility that owners may reserve with a deposit, plus covered parking and storage lockers. They do not mention tennis, a marina, a boat dock or a fitness room. Beach access rights are not described in the text we read.

Data updated: October 2026

The pool

The original 1977 declaration grants each owner “the right of use in common with others of the pool area as reflected on the Exhibit B plat, subject to restrictions and regulations.” The 1977 swimming pool rules, which remain in the recorded set, limit swimming to the hours the manager prescribes, require a soap shower before entry, bar glass containers, radios and unauthorized furniture, and make the pool and its area “for the exclusive use of occupants and their guests.” Persons under 15 may not entertain guests at the pool unless a parent or guardian who is an occupant supervises. These are 1977 rules, and the board may have changed them since, so ask for the current rules.

Recreation room and the gathering deposit

The first amendment added a rule that anyone “desiring to use the recreation facilities for a gathering, party, meeting or the like” must deposit $50 in advance, refundable if the facilities are cleaned immediately. The restated declaration also refers to “recreation or parking facilities.” Our earlier page mentioned a community meeting room with a kitchenette and a library. The recorded text confirms recreation facilities and a gathering deposit and says nothing about a kitchenette or a library, so we describe those two as unconfirmed.

Beach access

Windsong is on the Gulf side of Hickory Blvd, and our earlier page said the community offers “direct access to the beach.” The declaration text we read does not mention a beach path, a boardwalk or a beach easement, and the survey exhibit is not readable in our scan. We did not find a recorded beach access instrument. A buyer should walk the route from the building to the sand, confirm who owns and maintains it, and ask the manager whether any dune walkover or path needs a state or City permit. The county’s public beach parks are covered in the logistics section.

Parking and storage

Parking and storage are covered in the building section above. In short, certain covered spaces and a locker per unit are limited common elements, and the association repairs and maintains the spaces and the exterior of the lockers as a common expense.

What we do not list

An amenity belongs on this page only if a primary document says it exists. We searched the 151-page scan for tennis, boat, dock, marina, golf, clubhouse and fitness language and found none, except a general power in the articles to own recreational facilities if the association chooses. We list none of those as Windsong amenities. Pool hours, guest limits, any elevator count and any laundry or trash room are not published, and the manager is the route to them.

What Does the Windsong Fee Bundle Cover?

The Windsong association’s buyer FAQ sheet dated October 1, 2026 states regular assessments of $3,736 per quarter, which is $14,944 a year. The recorded declaration makes water and sewer service a common expense and puts insurance, exterior walls and common-area upkeep on the association. The FAQ does not say whether $3,736 applies to every unit.

Data updated: October 2026

What is documented, and how far it goes

The FAQ sheet, which Florida law requires for a condominium and which the association posts publicly, answers the assessment question in one sentence: “Assessments are currently $3736 per quarter and are due on the 1st day of each quarter, i.e., January 1, April 1, July 1, and September 1.” The sheet’s question asks about assessments “for my unit type,” and the answer does not distinguish unit types. Every Windsong unit owns the same one twenty-fourth share, which is why a single figure is plausible, but the sheet does not say so.

Equal shares and what the arithmetic implies

The declaration says each unit owns “a one twenty-fourth (1/24) undivided share” of the common elements and the common surplus, and that each owner “shall be liable for a share of the common expenses equal to his share of ownership of the common elements.” If every unit pays $3,736 a quarter, the association collects 24 times $3,736, which is $89,664 a quarter and $358,656 a year. That is arithmetic on the FAQ’s figure and the declaration’s equal shares, not a published budget, and a buyer should compare it with the actual budget. On the same assumption, the 1,034 square foot units pay about $14.45 per square foot of heated area per year and the 1,062 square foot units pay about $14.07, because the shares are equal and the sizes are not.

What the declaration says assessments pay for

The restated declaration defines common expenses to include “the expenses of operation, maintenance, repair, replacement or insurance of the common elements and association property, the expenses of operating the Association, and any other expenses properly incurred by the Association,” plus amounts budgeted for reserves. It states that “the costs of water and sewer service to the units shall be a common expense,” and that if the board contracts for pest control inside units or bulk cable television, those costs are common expenses too. The association is responsible for all exterior building walls, the electrical wiring up to the circuit breaker panel in each unit, rough plumbing, utility installations serving more than one unit, the exterior surface of entrance doors, and the parking spaces and the exterior of the storage lockers. Whether the current board bills water, sewer, pest control or cable through the assessment is a budget question, because the 1997 text allows the board to choose.

What owners pay for separately

The declaration puts the following on the unit owner, at the owner’s own cost: windows, window glass and screens; the sliding glass doors and their mechanisms; the entrance door and its interior surface; door and window hardware and locks; all air conditioning and heating equipment serving the unit, including the equipment outside the unit that serves it alone; appliances, water heaters and smoke alarms; electrical and plumbing fixtures, switches, valves and outlets inside the unit; carpeting and floor coverings; shower pans; the unit’s main water shut-off valve; interior partition walls; and the drywall, plasterboard and furring in the perimeter walls and ceilings. Balcony screening and railings are the owner’s responsibility, although the association may require uniform screening. For a buyer, the practical point is that windows, sliders and air conditioning, three of the largest repair items in a Gulf-side condominium, are individual costs at Windsong.

Due dates: the FAQ and the bylaws disagree

The FAQ lists four due dates, January 1, April 1, July 1 and September 1. The 1997 bylaws say regular assessments are paid in quarterly installments, in advance, “due on the first day of January, April, July and October.” One of the two is a typographical error, and we publish both because we cannot tell which. The estoppel certificate states the dates actually billed, and the manager can confirm them.

Interest, late fees and acceleration

Under the declaration, an installment paid within 30 days after its due date bears no interest, and later amounts bear interest at the highest rate the law allows, with a late fee permitted by law. Payments apply first to interest, then late fees, court costs and attorney’s fees, and last to the assessment. If a special assessment or installment is 30 days late and the association records a claim of lien, it may accelerate the balance for that fiscal year. The association’s lien ranks behind a recorded first mortgage only to the extent the Condominium Act requires, and ahead of other liens and any lease.

The management company

The association’s public site says Windsong “is managed by Golden Property Management Services, LLC,” with a post office box in Naples, and routes applications and estoppel requests through that office. The 1997 and 2011 instruments in the scanned file show an earlier manager, Gulf View Property Management, Inc., also of Naples. Confirm the current manager on the estoppel certificate, because management changes faster than the public site.

What the budget should tell you

Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. Read the budget for these lines:

• Property and flood insurance, which for a 1979 Gulf-side tower is usually the largest single line.
• The reserve contributions, including the structural integrity reserve study line required for buildings of three or more stories.
• Water and sewer, which the declaration puts in common expenses.
• Elevator maintenance, pool service, landscaping, pest control and any bulk cable or internet.
• Management fees and professional fees.
• Any loan repayment or special assessment installment still running.

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

What Are the Layered Costs of Owning at Windsong?

Owning at Windsong layers several costs on top of the price: the $3,736 quarterly assessment, a $150 application fee and $50 per adult applicant for a background check, any special assessment, property tax, your own condominium insurance, an estoppel fee at sale and a deed tax at closing. At the two 2026 county-record prices, $620,000 and $680,000, the deed tax alone is $4,340 and $4,760.

Data updated: October 2026

The buyer application fees

The association’s sales application asks each buyer to pay a $150 non-refundable fee “to cover administrative expenses in regard to the approval process” and $50 for each applicant 18 and older for background check processing, both payable to the management company, with a credit report for each applicant, two personal references and two credit references. Florida Statute 718.112(2)(k) says a preset approval fee may not exceed $150 per applicant, treats spouses or a parent and dependent children as one applicant, and adjusts the cap every five years for inflation. Whether the $50 background charge fits inside that cap is a legal question for the buyer’s attorney. We flag it and do not decide it. A buyer should expect to pay at least $200 for one applicant and $250 for a couple on the application’s face.

The estoppel certificate

An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires the association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. A certificate is effective for 30 days if hand delivered or sent electronically and 35 days if mailed. The restated declaration says “within fifteen (15) days,” and the same declaration says the Condominium Act controls where the two conflict, so the statute’s 10 business days governs. The association’s site says all estoppel requests “must be pre-paid” and routes them to an estoppel team at the management company.

The certificate is where a Windsong buyer will see any capital contribution or transfer fee, the status of every assessment, any open rule violation and the insurance contacts. The declaration we read mentions no capital contribution, but the declaration is not the last word, so ask.

The deed tax and the title policy

Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At the $620,000 price of June 8, 2026 that is 6,200 hundreds times $0.70, or $4,340.00. At the $680,000 price of March 12, 2026 it is $4,760.00. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.

Property tax

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

Your own policy

The association insures the building. The declaration expects each owner to carry homeowner’s insurance with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection, and says an owner who does not “bears financial responsibility for any damage to his property or liability to others that would otherwise be covered by such insurance.” Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section.

Move-in deposits and other charges

Any move-in deposit, elevator reservation fee, capital contribution or lease application fee is not published in the documents we read. The lease application is subject to the same fee cap, and no fee may be charged for approving a renewal of a lease with the same tenant. The 1997 declaration says the association “may also require any deposits that are authorized by the Condominium Act.” The estoppel and the rules will show what the board actually charges.

Does Windsong Have Special Assessments?

No Windsong special assessment notice is public, and the association’s October 1, 2026 FAQ sheet states only the regular assessment of $3,736 per quarter. The bylaws let the board levy special assessments up to 15 percent of the annual budget in a year without an owner vote, and the declaration lets casualty repair assessments exceed that.

Data updated: October 2026

What is published

We found no Windsong special assessment letter, board update or minutes on the public site or in the state records we read. That is different from saying none exists: the public site offers an owner login that we did not enter, and a notice sent to owners would not be public. The FAQ sheet answers the assessment question with the regular quarterly figure only. The sheet also answers “no” to whether the association is involved in any court case that could produce liability over $100,000.

The 15 percent rule in the bylaws

The 1997 bylaws allow special assessments “when necessary to meet unusual, unexpected, unbudgeted, or non-recurring expenses,” due on the day the board’s resolution sets. They add that “the total of all special assessments coming due in any fiscal year shall not exceed fifteen percent (15%) of the total annual budget for that year, including reserves, unless a majority of the voting interests first consent.” On the equal-share arithmetic above, 15 percent of an implied $358,656 annual budget is about $53,798, or about $2,242 per unit. That is the most the board could levy in a year without a vote on that assumption, and it is arithmetic on an implied figure, not a published cap in dollars.

Casualty repairs are a separate path

The declaration treats storm repairs differently. If damage to the common elements is less than “very substantial” and insurance proceeds and reserves fall short, the association “shall promptly, upon determination of the deficiency, levy a special assessment against all unit owners in proportion to their shares in the common elements,” and the declaration says such assessments “need not be approved by the unit owners.” We discuss the very-substantial-damage rules, which add owner votes and a 15 percent test, in the casualty section below.

What the statute adds

Florida Statute 718.116 requires the purpose of a special assessment to be stated in the written notice, and a buyer becomes jointly and severally liable with the seller for assessments that came due before the transfer. The declaration says the same in its own words. That is why the unit’s ledger, and not the seller’s statement, is the document to read.

What to ask before you make an offer

Ask the manager for every special assessment authorized since January 2022, the amount charged to the specific unit, the unpaid balance, and whether any further assessment is proposed, including any assessment tied to a structural integrity reserve study or a milestone inspection. Ask for the minutes of the last two annual meetings and the last six board meetings, which an owner or a buyer’s agent can request under the association’s records rules. A board that has recently commissioned a reserve study will usually have discussed funding it in the minutes.

Declaration, Bylaws, Rules and Approvals at Windsong

Windsong’s governing documents are unusually open: the association posts a 151-page scan containing the 1977 declaration, the 1997 Amended and Restated Declaration, Articles and Bylaws, and the later amendments through 2011. A buyer can read the whole set before making an offer, and we did.

Data updated: October 2026

What a buyer can read before contract

Four public sources carry real governance content. The governing-documents scan holds the declaration, bylaws, articles and amendments. The FAQ sheet summarizes votes, use, leasing, assessments and litigation. The sales application lists the approval steps. And Florida Statute 718.503 gives the buyer a right to the declaration, bylaws, articles, rules and financial documents, with a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them if they were not delivered before signing. The association’s site carries a disclaimer that its documents “are provided for convenience only without guarantee or warranty.” The recorded originals at the Lee County Clerk of Courts control.

How the association is governed

The restated bylaws and the 1997 amendment set a seven-member board with staggered three-year terms. The annual meeting is on the last Friday in January under the 2001 amendment, which replaced earlier dates in the first Friday in May and the last Friday in April. A quorum at a members’ meeting is one-third of the votes, and each of the 24 units has one vote. The bylaws allow proxies, limited to 90 days after the first meeting, and require a hearing before a panel of three owners who are not directors before a fine can be levied, after at least 14 days’ notice. No fine may be levied against an unoccupied unit.

Who is responsible for what inside and outside the unit

Section 11 of the restated declaration divides the work. The association is responsible for all common elements and for the exterior building walls, wiring up to the unit’s breaker panel and rough plumbing. The owner is responsible for everything in the earlier fee section, and also for repairing any damage caused by a vacant unit whose water was not turned off. Section 11.2(D) says: “When a unit is left vacant, the unit owner shall turn off the water supply to the unit.” If water damage follows from a failure to do so, the owner “shall be responsible for all unit and common element damage caused by such leakage.” That sentence matters to an absentee owner, and it matters to a seller who is closing on a vacant unit.

Alterations, windows and the exterior

An owner may not make “any material alterations or substantial additions” to the unit or common elements, or change the exterior appearance of any part of the condominium, without the board’s written approval, which the board may deny if the change would be “detrimental to the Condominium.” Any glass, screen, curtain, blind, shutter or awning visible from outside is subject to board regulation, and the board may revoke an approval if the installation “has had unanticipated adverse effects.” The 1985 amendment lets owners install screen doors and storm shutters that meet the association’s specifications. An owner who alters the unit is financially responsible for the alteration’s insurance, maintenance and any damage it causes. Whenever an owner hires a contractor, the owner “shall be deemed to have warranted” that the contractor is licensed and fully insured.

The association’s own spending limit

The declaration bars the association from making material alterations or substantial additions to the common elements that cost more than $2,500 in aggregate in a calendar year without the approval of a majority of the voting interests, except where the work is reasonably necessary to protect, maintain, repair, replace or insure the common elements. Alterations under $2,500 may be made with board approval. The figure dates from 1997, and the statute and a more recent amendment may differ, so confirm it.

Use rules that affect daily life

The restated declaration limits occupancy to the number the local zoning code allows, bans business or commercial activity “in or from any unit” while allowing a home office, requires adults to supervise occupants under 18, and bars signs. Section 12.5 reads: “No person may post or display ‘For Sale,’ ‘For Rent,’ ‘Open House’ or other similar signs anywhere within the Condominium or on the condominium property.” Balconies and walkways may not be used for hanging clothing, outdoor cooking, cleaning rugs or storing bicycles. The word “outdoor cooking” bars grills on balconies. The 1985 rules amendment requires owners, rental guests and service personnel to register, and it issues color-coded identification tags, and the key lock box described in the application is part of the building’s routine.

Your right to inspect the records

Beyond the seller’s document package, Florida Statute 718.111 gives unit owners a right to inspect and copy the association’s official records, including the budget, financial reports, meeting minutes and insurance policies. The restated declaration says the master policies and a summary of coverage “shall be available for inspection by unit owners or their authorized representatives upon request.” A buyer who becomes an owner can use those rights after closing, and a buyer’s agent can ask the manager what is available before.

How Does Buyer Approval Work at Windsong?

A Windsong buyer needs the board’s written approval before closing. The seller gives the board 30 days’ notice and a copy of the contract, the buyer applies with references, a credit report and fees, and the board must act within 30 days of a complete application or 60 days of the notice, whichever comes first. Silence counts as approval.

Data updated: October 2026

The 30-day notice and the contract

Section 14 of the restated declaration says no owner may sell or give away a unit “without prior written approval of the Board of Directors,” and gives the reason in plain words: to maintain “a community of congenial, financially responsible residents” and to inhibit transiency. The selling owner must give the board or its designee written notice “at least thirty (30) days before the intended closing date,” with the buyer’s name and address and a copy of the executed contract. The board “may require a personal interview with any purchaser or donee and his spouse.” For a seller, the first practical step is to calendar the notice before the contract is signed, because a closing date inside the 30-day window is a contract risk.

The board’s clock and deemed approval

Within 30 days after receiving the notice and all requested information or interviews, or no later than 60 days after receiving the notice, whichever comes first, the board must approve or disapprove. If it does neither, “such failure to act shall be deemed the equivalent of approval and on demand the Board shall issue a Certificate of Approval.” An approved transfer is evidenced by a Certificate of Approval signed by the president or vice president in recordable form. The sales application is more specific than the declaration and says the association office will advise the buyer “within a 14-day period from the date of receipt of the application.” The 14-day statement is a service standard on the form, and the declaration’s 30 and 60 days are the outer limits, so plan for both.

When the board can say no

Approval may be withheld only for good cause and only if a majority of the whole board votes to do so after receiving a written opinion of counsel that good cause exists. The five listed causes are: a felony conviction involving violence, controlled substances or dishonesty; a record of financial irresponsibility, including prior bankruptcies, foreclosures or bad debts; reasonable cause to believe the person will not follow the covenants; failure to provide the information, fees or interviews required, or false information; and a sale concluded without seeking prior approval. Those causes are the declaration’s list, and the declaration says “only the following may be deemed to constitute good cause.” Florida and federal fair housing law apply on top of the declaration, and a board may not use an application to discriminate.

The alternate-purchaser right

If the board disapproves without good cause and the seller or buyer made a written demand with the original notice, the board must within 30 days deliver the name of an approved purchaser who will buy the unit “at the same price and upon substantially the same terms.” If no contract exists, or the association challenges the price as not a good-faith price, the price is the average of two state-certified appraisals, one chosen by each side, with closing no later than 60 days after the disapproval or 30 days after the appraisals, whichever is later. If the board misses the 30-day deadline, the original buyer “shall be deemed to be approved.” This is a seller’s protection, and it only works if the demand is made with the first notice.

Unapproved sales, gifts and inheritance

A sale or transfer that is not approved “shall be void unless subsequently approved in writing by the Board,” and a sale concluded without seeking approval is itself good cause for disapproval, with a rebuttable presumption that buyer and seller intended to violate the covenants. A gift needs approval just as a sale does. An heir or devisee needs board approval to occupy, though approval “shall not be denied to any devisee or heir who was the prior owner’s lawful spouse at the time of death, or was related to the owner by blood or adoption within the first degree.” A first mortgagee that takes title by foreclosure or deed in lieu is exempt from the approval requirement. When title is held by a trust, a company or two unrelated people, the declaration lets the association approve one “primary occupant,” and the use rules apply to that person.

What the application asks

The seven-page application asks for each applicant’s employer and position, home address and prior residence, two personal and two credit references, memberships in Florida and home-state clubs and associations, the owners the applicant knows in the building, every regular occupant’s name, age and relationship, vehicle details, the pet if any, and whether the buyer will live in the unit full time, part time or lease it. It requires a copy of the recorded deed within 10 days after closing. It also attaches a consumer-report authorization that asks for a driver’s license number, Social Security number and date of birth. An applicant should send those identifiers only through the management company’s stated channel, and a buyer’s agent should never collect them.

No For Sale signs

Section 12.5 bars “For Sale” and “Open House” signs on the condominium property. That means a Windsong listing relies on the Southwest Florida MLS, our own marketing and showings by appointment, and not on a sign in the lawn or the lobby. We plan every Windsong listing around that rule.

Can You Rent Out a Windsong Condo?

Windsong allows leasing of entire units for 30 days or one calendar month, whichever is less, with advance notice to the board and a board right to deny or suspend. No unit may be rented for hotel or transient purposes. Windsong leases of more than one year need 20 days’ notice, and leased units may not keep pets.

Data updated: October 2026

What the FAQ and the declaration say

The association’s October 1, 2026 FAQ sheet states: “Only entire units may be leased. No unit may be leased for a period less than thirty (30) days.” The declaration’s section 13.2(A), as amended by the 2011 certificate of amendment, reads “No unit may be leased for a period of less than 30 days or 1 calendar month, whichever is less.” Section 13 begins with the stated purpose: “to foster a stable residential community and prevent a motel-like atmosphere.” The 1977 rules and the restated declaration both bar rental “for hotel or transient purposes.” The association’s public site says all buyers and renters must submit an application to the board for approval.

How the minimum has changed

The minimum has moved four times in the recorded record. The first amendment, executed in 1985 after votes in 1983 and 1984, added a two-week minimum. The May 6, 1994 amendment required rentals made through rental agents to run at least one month. The 1997 restatement set a minimum of 14 days. The March 11, 2011 amendment changed it to 30 days or one calendar month, whichever is less. The wording “whichever is less” means a rental of a calendar month shorter than 30 days, such as February, qualifies. The FAQ sheet says 30 days and does not repeat the calendar-month alternative.

Short-term and long-term procedures

For a lease of more than the minimum and up to one year, the owner or the owner’s rental agent gives the board or the manager written or oral notice at least 10 days before occupancy, with the tenant’s name and address. The rental is deemed approved unless the association delivers a written denial by certified mail or facsimile within 5 days. The association may disapprove on listed grounds that include delinquent assessments, a history of leasing without approval, an agent with a history of poor screening, a felony history of the applicant, financial irresponsibility, false information or an unpaid fee or deposit. A lease of more than one year needs written notice at least 20 days before occupancy, and the board has 20 days to act, with silence deemed approval. A disapproval requires a majority of the whole board. A sublease is treated as a new lease.

What the board can do about a violation

If the board finds that an owner placed short-term tenants without approval or in violation of the declaration, it may suspend that owner’s right to lease short term for up to six months for each violation, or bar a particular rental agency from placing tenants in that owner’s unit, after at least 14 days’ notice and a hearing before a panel of three owners who are not directors. A lease made without approval “may, at the option of the Board, be treated as a nullity,” and the board may evict the tenant on five days’ notice. The responsibility for paying assessments “may not be delegated to the lessee.”

Tenants, guests and occupancy

Only the tenant, his family within the first degree of relationship and their spouses and guests may occupy a leased unit, and overnight occupants are capped at six. If the tenant leaves, only family within the first degree already in residence may stay. A unit owner whose unit is leased may use the recreation or parking facilities during the lease “only with the permission of the lessee.” The association may charge a preset application fee for a lease, “not to exceed the maximum amount allowed by law,” and may not charge for a renewal with the same lessee.

The state license trigger

Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. A Windsong lease of 30 days or more falls outside that trigger, and the declaration bars shorter terms in any case. The state’s hotels and restaurants division explains the license for the units that do fall inside it. The statute applies on top of any association restriction.

Tourist tax

Lee County levies a tourist development tax on rentals of six months or less, at 5 percent according to the Department of Revenue’s tourist development tax rate sheet. A Windsong owner who rents for 30 days to six months must register and remit, and the platform may collect some taxes, and who does is a question for your tax adviser.

The City rental permit

The City of Bonita Springs runs a rental permit program. As we read the City’s page, condominiums of more than six units are exempt from the City permit. Windsong has 24 units. Confirm the current rule with the City before you rely on it.

Why rental rules affect insurance and resale

Rental frequency matters beyond the declaration. Citizens Property Insurance Corporation’s commercial residential eligibility bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed. Windsong’s 30-day minimum keeps most rentals outside that definition, which is a point for a buyer and a lender, and the rental share of the building is not published.

Are Pets Allowed at Windsong?

Windsong allows each unit owner to keep one pet of a normal domesticated household type, such as a cat or dog, carried or leashed on the property. No pets of any kind are allowed in leased units, and guests, tenants and lessees may not keep pets. The board may order the removal of a pet that becomes an unreasonable annoyance.

Data updated: October 2026

What the declaration says

Section 12.3 of the restated declaration reads: “The owner of each unit may keep one (1) pet, of a normal domesticated household type (such as a cat or dog) in the unit.” The pet “must be carried under the owner’s arm or be leashed at all times while on the condominium property outside of the unit.” The ability to keep a pet “is a privilege, not a right,” and the section bars reptiles, rodents, amphibians, poultry and livestock. It also states that “no pets of any kind are permitted in leased units.”

What the application says

The sales application is stricter in one word. It tells applicants that “only one (1) small, domesticated household pet is permitted per unit,” that the keeping of a pet is a privilege, and that the pet’s breed, age, weight, name and tag number must be reported and updated annually. The declaration does not use the word small and the application does. We publish both, and the board’s rule controls in practice. A buyer with a larger dog should ask the manager in writing before making an offer.

What to ask

Ask the manager for the current pet rules and any weight limit, the registration form, whether the one-pet limit counts an assistance animal, and where pets may be walked on the property. Ask also how the no-pets-in-leased-units rule applies to an owner who is renting for a season, because the rule applies to the unit and not to the owner.

Assistance animals

An assistance animal is not a pet under federal fair housing law. The U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. A buyer who relies on an assistance animal should raise it with the association through the process in the rules, not through the pet registration.

Beach rules for dogs

Dog rules on the public beaches near Windsong are set by Lee County Parks and the City, not by the association. The county pages for Bonita Beach Park, Bonita Beach Access 1 and Little Hickory Island Park each say “No pets allowed” as of our October 1, 2026 read. Check the Lee County beaches pages for the beach you plan to use.

What Does the Public Record Say About Hurricane Ian at Windsong?

No Windsong letter, order or press report we found documents the building’s Hurricane Ian damage, so this page claims none. The record is regional: the National Hurricane Center put inundation at 8 to 12 feet above ground at Bonita Beach, and the nearest surveyed high-water mark to Windsong, about 184 meters away, read 11.6 feet above the NAVD88 datum.

Data updated: October 2026

What we searched and what we found

We searched the association’s public site and document library, the Division of Florida Condominiums and Florida Division of Corporations records, the governing-documents scan, and the press and agency sources listed at the end of this page. We found no Windsong board letter about Ian, no special assessment notice, no state order and no news report about the building. The association’s FAQ sheet and its documents carry no storm narrative. That is a different situation from a neighbor such as Seascape, whose board letters are public and whose restoration we describe on its own page. Silence in the public record does not mean the building was untouched, and it does not mean it was damaged. It means a buyer must ask.

How high was the water? Four numbers that disagree

Published surge numbers differ, and we print them with their sources rather than choose one. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of “an unprecedented 12 to 18 feet above ground level.” Lee County’s after-action report adds that the forecast surge for the Englewood to Bonita Beach stretch rose to 12 to 18 feet above ground on the morning of the storm, which was a forecast and not an observation. These are different measures taken at different places and times, and none is a gauge reading at Windsong. Local reporting after the storm, including WINK News and the Tampa Bay Times, described destroyed and heavily damaged homes on Little Hickory Island and sand and debris on Hickory Blvd.

The nearest surveyed marks

The U.S. Geological Survey’s stream-gage and flood database lists 13 Hurricane Ian high-water marks in the box that covers the strip. The closest to Windsong is a mark of 11.6 feet NAVD88, with a recorded height of 7.96 feet above ground, in the right-hand garage of a house on Bay Rd. By our calculation it is about 184 meters from the Windsong parcel point. The next is 11.3 feet NAVD88 on the wall of the Bay Harbour II building at 26235 Hickory Blvd, about 375 meters away, with a 5.0 foot height above ground and a second, lower-quality mark of 12.2 feet. A third, 11.7 feet NAVD88 on a wall inside the Hickory Island center, is about 497 meters away. None is at Windsong.

The land at the Windsong point is about 6.5 feet above that datum according to the USGS elevation service, so 11.3 to 11.6 minus 6.54 gives roughly 4.8 to 5.1 feet above ground. That is our arithmetic using a bare-earth elevation and neighboring marks, not a measurement taken at Windsong, and it says nothing about a finished-floor elevation. Windsong’s residential floors start at the second level by unit number, and the ground level holds covered parking and lockers, so a flood of that depth would reach the ground level and not the homes, which is a statement about elevation and not about what happened.

What the 1997 declaration anticipates

The restated declaration sets rules for repair, special assessment, owner votes and termination after a storm, and we summarize them in the casualty section below. It also makes the association the owners’ agent for insurance claims on the condominium property. Nothing in it records that any claim was made.

What to ask about Ian

Ask the manager whether the building took water or wind damage in Hurricane Ian, Helene or Milton, what was repaired, what remains open, and who paid. Ask for the association’s insurance loss runs for the last five years and for any permit the City closed or left open. If you are buying a unit that flooded, remember that Florida’s flood disclosure statute, Florida Statute 689.302, requires a seller to disclose knowledge of flooding, any flood insurance claim and any flood assistance received.

Windsong Flood Zone, Storm Posture and Insurance

FEMA’s flood map places Windsong in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective November 17, 2022, and Lee County’s evacuation map puts the building in Zone A. The land is about 6.5 feet above that datum, so the base flood elevation sits about 4.5 feet above bare ground.

Data updated: October 2026

What we queried and when

On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the Windsong parcel point. The flood-zone layer returned Zone AE, a base flood elevation of 11.0 feet, a “coastal floodplain” subtype and a special flood hazard area flag. Lee County’s evacuation zone map service returned evacuation Zone A and storm surge zone 1, and the City-limits layer returned the City of Bonita Springs, community number 120680. The point elevation from the USGS National Map elevation service was 6.54 feet, so the base flood elevation is about 4.5 feet above bare ground. FEMA’s flood map is a regulatory map, and it does not say whether a particular unit is above or below the base flood elevation.

Two panels, one answer

The panel query returned two overlapping countywide panels, a Collier County panel, 12021C0180H effective May 16, 2012, and the Lee County panel, 12071C0651G, effective November 17, 2022. The point is in the City of Bonita Springs, so the Lee panel governs, and we quote it and its date. The Collier panel appears to be an overlap at the county line, which is how our research notes read it. A buyer’s flood insurance agent and the lender’s flood determination will name the governing panel.

What the City requires after damage

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For Windsong that points to 12 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s 2022 flood hazard reduction ordinance sets the floodplain development rules, including Coastal A Zone provisions. The City’s saved copy of that ordinance carries one number in its file title and a garbled number in its scanned text, so we cite it by title. Whether the City made a substantial damage determination for Windsong is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.

The City’s flood rating and your flood insurance

The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024, after a March 2024 notice that FEMA planned to downgrade it. FEMA’s CRS guide explains how class ratings translate to discounts. A discount applies to the premium the policy is written at and does not change the building’s coverage limit.

Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share, and up to $30,000 for increased cost of compliance. For 24 units the arithmetic ceiling is $6,000,000, which is no more than about $240 per square foot of Windsong’s 25,040 heated square feet of unit area, and less per square foot of total building area. Windsong’s flood policy, limit and carrier are not published. Ask the manager for the declarations page.

What the declaration requires the association to insure

Section 15 of the restated declaration obliges the board to insure “all of the buildings and the common elements as well as all association property” against fire, extended coverage including windstorm, vandalism and “other hazards covered by what is commonly known as an ‘All Risk’ property contract.” It lists flood insurance “in amounts deemed adequate by the Board of Directors,” premises liability with cross-liability endorsements and a statutory fidelity bond. The association is the insured on behalf of the owners and their mortgagees, may self-insure where the law permits, and must make the master policies and a coverage summary available to owners on request. The unit owner insures the unit’s interior, floor, wall and ceiling coverings, built-in cabinets, appliances, air conditioning equipment, electrical fixtures and any alteration. The amount of flood insurance is the board’s judgment, which is why the declarations page is the document to read.

Wind, the master policy and what insurance costs

Windsong’s wind and flood carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association. The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether Windsong applied.

Storm posture for owners

Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Before any storm, owners should know the building’s shutter or impact-glass status, the elevator shutdown plan, the vehicle-removal rule and the contact path for the manager. Windsong’s declaration says windows, window glass, sliding doors and screens are the owner’s responsibility, and the 1985 amendment permits storm shutters that meet the association’s specifications, so an owner’s hurricane protection is partly an individual decision subject to the board’s standards. The sales application’s rule that a parked car’s keys go in the on-site lock box is a practical tool for moving cars before a storm. Windsong’s own storm plan is not published. For a model of what a plan can say, Bonita Beach Club publishes a unit-owner hurricane preparation document that names its evacuation zone, requires vehicles to be removed and lists what owners should do with balconies and water service. Ask Windsong’s manager for the equivalent.

Helene and Milton in 2024

In 2024 the National Hurricane Center reported surge up to 3 to 5 feet above ground from south of Englewood to Bonita Beach in Hurricane Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach in Hurricane Milton. Those are regional ranges. They are lower than the Ian figures above, and we found no Windsong-specific document describing damage from either storm. WGCU reported that Milton caused 30 to 35 feet of erosion at the south end of Bonita Beach.

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

Milestone Inspection and SIRS: What a 1979 Nine-Story Building Owes

Windsong’s roll year of 1979 means the tower reached 30 years in 2009, so if the building has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. We read floors from unit numbers, so the story count is inferred.

Data updated: October 2026

The statute and the date logic

Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. Windsong reached 30 in 2009 on the roll’s year, and even on the 1978 articles it reached 30 in 2008, so either date is before the cutoff. The local enforcement agency may also require the inspection at 25 years where local conditions such as salt water proximity warrant it, and we do not know whether the City did.

Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories, and for existing associations by December 31, 2025, with a limited window to December 31, 2026 for an association completing it together with a milestone inspection. A 2025 law, House Bill 913, moved the SIRS deadline from December 31, 2024 to December 31, 2025.

What these dates do and do not tell you

They tell you that Windsong owed the inspection and the study by the dates above if its tower meets the three-story test. They do not tell you that the building passed or failed, and we assert neither. No Windsong milestone summary or reserve study is public in anything we read, and the public documents end in 2011, before either requirement existed. The statute lets an association use a qualifying inspection from the prior five years for part of the visual study, and we have no document saying that applied.

What the older documents say about reserves

The 1997 bylaws require a budget with reserves for roof replacement, building painting and pavement resurfacing, “computed by a formula based upon estimated life and replacement cost of each item,” and let owners vote to fund less than adequate reserves. Current Florida law ties the required reserve amounts for the structural items a reserve study covers to the study’s findings and limits when an association can pause or reduce them, so the 1997 wording may no longer describe what the board must do. This is why the current budget’s reserve line, and not the 1997 bylaws, is the document that matters.

The Citizens question

The committee analysis of House Bill 913 described a provision prohibiting Citizens from insuring buildings without a completed milestone inspection and reserve study, and a later summary of the final version says the enrolled bill does not include it. Read the committee analysis and the enrolled text on the Senate bill page together, and do not assume coverage will be refused or guaranteed on that basis.

What to ask for

Ask the manager for the milestone inspection summary, the Phase 1 and any Phase 2 report, the reserve study, the current budget’s reserve line and any special assessment that the study triggered. Florida Statute 718.503 requires the seller to provide the summary and the study or a statement that none is complete, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or reserve study. The state’s condominium resources explain the inspection rules.

What Happens After a Storm Damages Windsong? Casualty, Condemnation and Termination

Windsong’s declaration requires the association to repair common-element damage that is less than very substantial, funded by insurance, reserves and a special assessment that needs no owner vote. Very substantial damage, meaning three-quarters of the units cannot be made habitable within 60 days, triggers an owner vote, and termination by agreement takes 80 percent of the units.

Data updated: October 2026

Damage inside a unit

Where loss occurs within one or more units, association insurance proceeds on account of the loss go to the owner of the damaged unit in prorated shares, and the owner is “responsible for reconstruction and repair” and bears the deductible in the same shares as the benefit. The owner’s own policy is meant to cover the rest, which is why the declaration expects loss assessment and additions-and-alterations endorsements.

Common-element damage that is less than very substantial

The association “shall” repair, restore and rebuild, obtain detailed estimates and contract for the work. If insurance and reserves are not enough, the board levies a special assessment against all owners in proportion to their one twenty-fourth shares, and the declaration says the assessment “need not be approved by the unit owners.”

Very substantial damage

The declaration defines it as a loss by a common occurrence after which at least three-fourths of the units cannot reasonably be made habitable within 60 days, or after which it is impossible or structurally imprudent to rebuild. The board may act under emergency conditions, including spending all available funds, and must call an owner meeting within 60 days after it obtains estimates. If the repair can be done with a special assessment of no more than 15 percent of that year’s annual budget, the condominium is restored unless two-thirds of all votes choose termination. If the assessment would exceed 15 percent, or counsel advises that zoning is unlikely to allow the same number and type of units, the condominium is terminated unless two-thirds of all votes approve the assessment and reject termination. On the equal-share arithmetic earlier on this page, 15 percent of an implied $358,656 budget is about $53,798, or about $2,242 per unit, but the actual budget controls.

Equitable relief for an uninhabitable unit

If common-element damage leaves a unit uninhabitable and it is not repaired in a reasonable time, the owner may petition a court for relief that “may include a termination of the condominium and a partition.” The declaration presumes the time reasonable if substantial work starts within six months of the damage and finishes within nine months after that.

Rebuilding plans and condemnation

Reconstruction must follow the original plans unless the board, owners of at least three-fourths of the units and the primary institutional mortgagee approve different ones, and no change may materially reduce a unit’s interior floor space without that owner’s consent. If part of the property is taken by condemnation, the award is treated like insurance proceeds, owners deposit awards with the association and shares in the common elements are adjusted for a taken or reduced unit.

Termination by agreement

The declaration lets the owners of at least 80 percent of the units and the primary institutional mortgagee terminate the condominium by written agreement. After termination the former owners hold the property as tenants in common in their one twenty-fourth shares, and the termination costs are common expenses secured by a lien. Termination by the owners can also run through Florida Statute 718.117, which can apply on top of the declaration and has been amended in recent years, so a buyer who is concerned about termination should ask a Florida condominium attorney to read both.

Why this matters to a buyer

A 24-unit building has few owners to share a large special assessment, and the 15 percent and two-thirds tests in the declaration turn on the annual budget. A buyer should read the budget, the reserve study and the insurance declarations together, and should ask what the association’s plan would be after a major storm.

Which Schools Serve Windsong? Check by Address

The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Windsong on this page. The district’s school locator, run against 26370 Hickory Blvd, controls the answer for any specific unit.

Data updated: October 2026

How to check your address

Open the district’s school zones page, which links to the school site locator, and enter 26370 Hickory Blvd and the unit. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.

What the enrollment plan says about the area

In the 2024 to 2025 enrollment plan we read, the elementary schools listed for the proximity zone that holds Bonita Springs addresses include Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, with some barrier-island schools open on request. The plan does not state which zone a Hickory Blvd address falls in, so we infer the zone and do not rely on it. The district page says the 2026 to 2027 plan was approved on December 1, 2025 and changes high school transportation, and we did not read that version.

What we do not claim

We do not publish school grades or test scores here, because a grade attaches to a school and not to a building, and the zoned school can change. Windsong’s declaration also limits occupants under 18 to adult supervision in common areas. For a buyer with school-age children, the locator result and a conversation with the district are the answer. Ask us and we will run the address with you.

County and City Permits, Zoning and Coastal Rules at Windsong

Windsong sits inside the City of Bonita Springs, so building permits, code enforcement and zoning for the tower come from the City’s Community Development Department, while the State of Florida’s coastal construction control line adds a further layer. We did not confirm Windsong’s zoning district, and we name where to confirm it.

Data updated: October 2026

City permits and the EnerGov portal

Alterations to a unit, electrical or plumbing work, window replacement and restoration after storm damage require City permits. The City runs a self-service portal, EnerGov, where permits can be searched by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. The City’s progress report says that as of April 12, 2023 it had issued 155 demolition, 344 restoration, 1,322 repair, 1,837 beach access and 146 temporary housing permits for Ian across the City. Those are City-wide counts and say nothing about Windsong. Windsong’s declaration also requires board approval before an owner changes windows, doors or anything visible from outside, so an owner’s permit is the second approval and not the first. For any unit you plan to buy, search the address and ask the seller to close out any open permit.

Zoning: not confirmed here

We did not confirm the City’s zoning district for the Windsong parcel. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and a buyer who needs a specific use or an addition should confirm it in writing. The declaration bars business or commercial activity in or from a unit, which applies whatever the zoning allows.

The coastal construction control line

The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line. Its coastal construction control line page explains the program. Our research compared the point with the state’s 1991 line and Lee County’s 1978 line and found the Windsong point landward of the 1978 line by about 18 meters and seaward of the 1991 line by about 53 meters, which puts the building inside the regulated zone of the newer line. A new building, major addition or reconstruction on that side generally needs a state permit in addition to the City permit. Whether any existing Windsong structure holds such a permit is not published, and the association manager is the one to ask. The two lines are different vintages, and the FDEP lookup is the authority on which controls today.

Docks and submerged lands

Windsong’s recorded documents describe no dock, slip or boat storage, and the sales application says boats and trailers are not permitted on the property, so a buyer who wants a slip should look at the bay-side associations on the strip, including Bay Harbor Club, rather than at Windsong.

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

Living at Windsong on the Gulf side of Hickory Blvd means relying on the building’s own covered parking, using the county’s public beach lots for guests and beach days elsewhere on the strip, and depending on the City and county for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.

Data updated: October 2026

Beach access and public lots, checked October 1, 2026

Windsong’s own beach access is described in the amenities section. The county’s public lots matter for visitors, for guests and for owners who want a different beach. Lee County Parks pages, which we re-read on October 1, 2026, said the following. The pages change, so check them again before you go.

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

By street number, Little Hickory Island Park is north of Windsong and the other two are south of it. A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots.

Beach nourishment and erosion

The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. The Bureau of Ocean Energy Management’s finding of no significant impact for the county’s project covers the same stretch. We did not confirm completion, or whether the project reaches Windsong’s frontage. The state’s critical erosion report lists Little Hickory Island as critically eroded beach, and we found no Windsong-specific erosion measurement.

Roads and bridges

The Lee County Department of Transportation closed the Big Hickory Pass Bridge on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement for it, so we do not claim a through route to Fort Myers Beach. Check the county’s transportation pages before planning a route that depends on it.

Trash, recycling and mail

Lee County Solid Waste’s contracted haulers serve the City of Bonita Springs, according to a WGCU report on the county’s seasonal schedule and the county’s solid waste page. Whether Windsong’s tower uses county collection or a private contract is not published, and the 1977 rules treat disposal installations on the property as the place for trash. Mail uses ZIP code 34134. The 1997 declaration prints the building’s address with an older ZIP code, 33923, which is a reason to confirm the ZIP on any document.

Water, sewer, power and internet

Bonita Springs Utilities lists the City of Bonita Springs in its water and wastewater service area, and Florida Power and Light is the electric utility for the area. At Windsong, the declaration makes water and sewer service to the units a common expense, so the association pays those bills and spreads them through the assessment. Who provides cable or internet, and whether it is bulk-billed through the association, is not published.

Getting around

Map routing from the Windsong point, with no traffic, gives about 26 miles and 38 minutes to Southwest Florida International Airport, about 18 miles and 32 minutes to the Naples Pier, and about 9 miles and 18 minutes to the Interstate 75 interchange at Bonita Beach Road. Those are estimates from a public routing service and not official figures. The LeeTran bus system and its on-demand service operate in the area.

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

We built this page from primary records, not a listing feed. We tracked every one of the 24 Windsong parcels in the Lee County roll, every one of the 52 qualified sales the county’s recorded-sales file holds since 1978 and every page of the association’s 151-page governing-documents scan, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.

Data updated: October 2026

What we did, step by step

A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the parcel records for all 24 units and counted floors and heated area by hand from the roll. We read the county’s recorded-sales index, built October 1, 2026, and kept its window and its qualification rules intact. We downloaded the association’s governing-documents scan, a sales application and a buyer FAQ sheet, ran optical character recognition across all 151 pages of the scan, and read the restated declaration, bylaws and every amendment. We queried FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer and the U.S. Geological Survey’s elevation and high-water-mark services on October 1, 2026. We re-read the Lee County Parks beach pages on the same day.

What we found that surprised us

Five things stood out. The association’s FAQ sheet lists a September 1 due date and its bylaws say October 1. The state’s 1997 paperwork in the scan carries a reference number that our research ties to a different Windsong. The declaration requires board approval of every sale and bars For Sale signs. The county’s qualified file leaves out two of the highest recent Windsong prices on the roll. And the roll’s 1979 year built sits after two roll sales dated July and August 1978. We print each of these with its source.

What we could not get

We could not pull Southwest Florida MLS data for Windsong, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the current budget, reserve study, milestone summary, rules after 2011 or any board minutes, because the association does not post them publicly. The survey and plot plan exhibits in the scan are not machine-readable. We list these gaps again, in one place, at the end of the page.

Comparable Associations on the Strip: Windsong vs Seascape

Seascape is the strip’s closest comparable to Windsong: both are late-1970s Gulf-side condominiums on Hickory Blvd, both are mapped in FEMA Zone AE, and the two buildings stand about 1,000 meters apart. They differ in size, 24 homes against 136, in flood elevation and in how much each association publishes about its rules.

Data updated: October 2026

Windsong versus Seascape, side by side

Seascape is a 136-unit, three-building Gulf-side condominium at the north-west point of Little Hickory Island, according to our own Seascape page. By our calculation from the county points, the nearest Seascape building is about 988 meters from the Windsong point. The two are in the same flood-map family but differ by a foot of base flood elevation.

The Seascape rows come from our Seascape page and the sources it cites. The yearly figure for Windsong is arithmetic: four quarters at $3,736 equal $14,944. Those are dues, and not total ownership cost.

When Windsong is the better fit

Choose Windsong if a 24-home building matters more to you than amenities, if you want to read the declaration, bylaws, FAQ and application before offering, if you can accept a board approval of 30 days, and if one floor plan of about 1,034 to 1,062 square feet fits your plan. It also fits a buyer who wants a documented 30-day rental minimum and a published assessment.

When Seascape is the better fit

Choose Seascape if you want a bay-side boat slip option, tennis and pickleball, a wider range of sizes with 44 units under 800 square feet, or a larger owner base to share costs, and if you are comfortable doing the document work that Seascape’s page describes. Read our Seascape page for its own audit.

The other strip neighbors

Bonita Beach Club is a gated community of 198 condominium units with published quarterly dues and a 30-day rental minimum for owners who bought after June 2006, according to its January 2026 rules, which makes it the strip’s amenity-heavy option. Bay Harbor Club sits on the bay side of Hickory Blvd with two 1983 towers and 50 deeded docks, in a FEMA Zone AE with an 11-foot base flood elevation, which makes it a different product for a buyer who wants water access and a newer building. Bonita Beach and Tennis Club is a 360-unit community by the state record (359 unit parcels on the county roll) with a much lower median, $280,000 across 20 qualified sales in 12 months. Sea Isles dates to 1980 on the roll, in AE 11. Casa Bonita Grande is a 54-unit, eight-story Gulf-side condominium whose recorded declaration we read, and the other Casa Bonita towers include buildings mapped in the VE 13 zone, the high-velocity wave zone, which is a different flood-risk class from Windsong’s AE. A buyer who wants a house and not a condominium should read our page on Bonita Shores.

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

Pros and Cons of Owning at Windsong

Windsong offers a small, single-tower Gulf-side condominium with a public set of governing documents, a stated assessment and a documented 30-day rental minimum, and its costs are a board-approval process for every buyer and tenant, a strict pet rule, owner-paid windows and air conditioning, and the insurance and reserve pressures common to 1979 buildings. Both columns are documented below.

Data updated: October 2026

What we like

• Scale. One tower and 24 homes, three per floor, on the Gulf side of Hickory Blvd.
• Documents you can read. The declaration, bylaws, amendments, FAQ and application are public, which is rare on this strip.
• A stated assessment. $3,736 per quarter per the October 1, 2026 FAQ, with water and sewer a common expense in the declaration.
• Equal shares. One twenty-fourth each, which keeps the cost logic simple.
• A clear rental floor. 30 days or one calendar month, whole units, with a written notice and approval route.
• A tested county record. 52 qualified sales in the county file since 1978, and two in the last 60 months, at $620,000 and $680,000.

What gives us pause

• Approval on every sale. A 30-day notice, a board clock of up to 60 days and no For Sale sign.
• Pets. One per owner, and none in leased units.
• Owner-paid windows, doors and air conditioning. Large repair items sit with the individual.
• Flood and surge. FEMA Zone AE at 11 feet, evacuation Zone A, and no public record of the building’s storm history.
• Age. A 1979 building owes milestone and reserve study work that a buyer must read, and the public documents stop in 2011.
• A conflicted paper trail. Fort Myers Beach in the legal name, three build years, two assessment due-date schedules and a state reference number that points elsewhere.
• Thin sales history. Few recent comparables, and an outlier price in 2024.

How to weigh it

For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the insurance declarations and the estoppel certificate can price Windsong on facts, and Windsong gives that buyer more to read than most of its neighbors. A buyer who cannot get the post-2011 documents should treat that as information too.

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

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

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

Selling credentials

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

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

Recent Windsong sold-listing stats

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Windsong closed-sale count, dollar volume, average days on market and sale-to-list ratio was parked on the publication date, so we show the public record instead. Lee County’s qualified record shows 2 Windsong sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, and its roll shows the same two units with a latest recorded sale dated since October 1, 2025. Samples this small are why each Windsong comparable matters.

Why selling at Windsong is different

A Windsong sale is an approval sale. The declaration asks the seller to give the board 30 days’ written notice before closing, with the buyer’s name and a copy of the contract, and the board has 30 to 60 days to act. A listing that ignores that clock can lose a buyer to a closing date it could not meet. We calendar the notice before the contract is signed, and we ask the manager for the buyer application, the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list.

The building also trades without a lawn sign. Section 12.5 of the declaration bars “For Sale” and “Open House” signs, so a Windsong listing lives on the Southwest Florida MLS, our own marketing and showings by appointment. All 24 homes have 1,034 or 1,062 square feet of heated area on the county roll, which makes price easier to compare than in a mixed-size building. We price from the nearest like unit in the county record and adjust for floor, condition and any open approval or assessment questions.

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

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

Talk to Jesse direct

Call or text Jesse at (239) 898-6072 with any question about selling at Windsong. Our guide to selling a Windsong at Bonita Beach condo has the recorded sales, the costs and the paperwork.

Windsong seller mini-FAQ

Six questions Windsong owners ask us before they list.

How much is my Windsong condo worth?

It depends on the floor, view, size and condition. The county’s record shows 2 qualified sales in the last 60 months, $680,000 on March 12, 2026 and $620,000 on June 8, 2026, and 52 since 1978, the older ones in 1978 dollars. We use the nearest recent like unit, not the median. A free valuation from our team gives you the comparables.

What do I owe the association when I sell?

You owe unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 718.116 the association must issue it within 10 business days and may charge a capped fee. The certificate also shows open violations and any transfer fee or capital contribution.

Does the board have to approve my buyer?

Yes. Windsong’s declaration requires prior written approval of the board for every sale and gift. The board can refuse only for the good causes the declaration lists, and silence for 30 days after a complete application, or 60 days after the notice, counts as approval. Plan the closing date around that clock.

Which documents do I need to give a Windsong buyer?

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

Can I put a For Sale sign on my balcony?

No. Section 12.5 of the declaration prohibits “For Sale” and “Open House” signs on the condominium property. We market Windsong homes through the Southwest Florida MLS, our own channels and appointments instead, and we ask the manager how access for showings is handled.

How do I start?

Call Jesse at (239) 898-6072, or use the free valuation link above. We will ask for your unit number, pull the nearest comparables and request the document package from the association manager before you decide on price.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Windsong condominiums and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.

Honors and recognition

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

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

Contact Jesse and Marc

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

About our team

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

Frequently Asked Questions, Buyer Edition

These are the questions Windsong buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.

When was Windsong built?

It depends on which record you read. The declaration is dated August 1, 1977, the articles were filed April 10, 1978 and the Lee County roll says 1979, while two roll sales are dated 1978. We publish all of them, because a signing date, a filing date and a completion date are different events and no certificate of occupancy is public.

How many units does Windsong have?

Windsong has 24 units in one tower, numbered 201 through 903 with three per floor on floors 2 through 9, according to the declaration, the association’s FAQ and the roll. The corrected county sales file counts 24 unit parcels, and a separate common-element record in the county’s building layer, folio 10462873, is not a home.

Is Windsong on the Gulf?

Yes. The county roll places the building on the Gulf side of Hickory Blvd on Little Hickory Island. We have not verified the view from each unit, and our earlier page’s view claims are not in the recorded documents, so a buyer who is paying for a Gulf view should stand on the balcony before making an offer.

Are there condos for sale at Windsong on Bonita Beach?

Units come to market from time to time, and we can send current listings from the Southwest Florida MLS when you contact us. We cannot state a live inventory count here, because that figure comes from the MLS and was not available at publication. The county roll shows two units with a latest sale since October 1, 2025.

What are the HOA fees at Windsong?

The association’s FAQ sheet dated October 1, 2026 states $3,736 per quarter, or $14,944 a year, and does not say whether that applies to every unit. Water and sewer are common expenses under the declaration. Ask the manager for the current budget and the estoppel certificate to confirm the figure and what it funds.

Are there special assessments at Windsong?

We found no special assessment notice in the public record, and the FAQ sheet states only the regular assessment. The bylaws let the board levy up to 15 percent of the annual budget in a year without an owner vote, and casualty repair assessments need no vote under the declaration. Ask the manager for every notice since January 2022.

Can you rent at Windsong on Bonita Beach?

Yes, for the whole unit, with a minimum of 30 days or one calendar month, whichever is less, under the 2011 amendment. The owner must give the board 10 days’ notice for a lease of up to a year and 20 days for a longer one. No hotel or transient use is allowed, and tenants may not keep pets.

Does Windsong allow pets?

The declaration allows one pet per owner and none in leased units, while the sales application refers to one small pet. Those two documents differ, so ask the manager for the current rule and any size limit before you buy. Assistance animals are protected under federal fair housing law, and an assistance animal request follows a different process.

What flood zone is Windsong in?

FEMA’s map places Windsong in Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0651G effective November 17, 2022, according to our October 1, 2026 query of the National Flood Hazard Layer. Lee County places the building in evacuation Zone A, and the City’s design flood elevation is 12 feet.

Did Windsong flood in Hurricane Ian?

We found no Windsong letter, order or press report that documents the building’s Hurricane Ian damage, so we claim none. The nearest surveyed high-water mark, about 184 meters away, read 11.6 feet NAVD88, and the National Hurricane Center put inundation at 8 to 12 feet above ground at Bonita Beach. Ask the manager what was repaired.

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

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

How is insurance on an older Gulf-side condo like Windsong?

Expensive and changing. Statewide average premiums per condominium-association policy were $72,570 in mid-2022, $147,381 in mid-2024 and $135,100 in mid-2026 in our sums of Florida’s Office of Insurance Regulation data. Windsong’s own carrier, limits and deductible are not published, so ask for the insurance summary.

Does Windsong have a milestone inspection and reserve study?

If the tower has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. We read the floors from unit numbers, so that is inferred. No Windsong summary or study is public, and we do not say any passed or failed.

What is the difference between Windsong and Seascape?

Windsong is a 24-unit, one-tower association at 26370 Hickory Blvd, and Seascape is a 136-unit, three-building association about 988 meters away. Windsong publishes its governing documents and its approval process, and Seascape does not. Their flood-map base elevations differ by a foot, and the comparison section above sets them side by side.

Does Windsong have a pool?

Yes. The declaration gives every owner a right to use the pool area, and the rules set pool conduct and guest registration. We could not confirm the pool’s size, depth or heating in the recorded documents, and we do not publish the association’s hours or capacity. Ask the manager for the current pool rules.

How long does it take to buy at Windsong?

Plan for at least 30 days from the signed contract. The declaration requires the seller to give the board written notice at least 30 days before closing, and the board has up to 30 days after a complete application, or 60 days after the notice, to act. The application form promises an answer within 14 days.

Is buying a condo in Florida a good idea?

It depends on the building and on you. Florida condominium ownership now carries more inspection, reserve and insurance cost than it did a few years ago, so the building’s documents matter more than ever. A well-documented building with a funded reserve can be a good purchase. We help buyers read the file before the offer.

Why are condos not selling in Florida?

Several pressures overlap: higher association insurance, new reserve and inspection requirements, and special assessments after storms, all cited above. We cannot say that Windsong is not selling, because we have no MLS data for it. The county roll shows two units whose latest sale is dated since October 1, 2025, at $620,000 and $680,000.

Frequently Asked Questions, Seller Edition

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

How much is my Windsong condo worth right now?

The county’s qualified record shows 2 Windsong sales in the last 60 months, from $620,000 to $680,000 (the median of these 2 sales is $650,000), and the roll shows two higher latest sales that are not in the qualified set, $742,000 for unit 602 in 2024 and $775,000 for unit 302 in 2022. Your unit’s value depends on floor, view, size and condition. Request a free valuation or call Jesse at (239) 898-6072.

What have Windsong condos sold for recently?

The roll’s latest recorded sales since October 1, 2025 are $620,000 for unit 701 on June 8, 2026 and $680,000 for unit 803 on March 12, 2026. These are county recorded prices, not MLS closings, and each parcel shows only its latest sale. Two sales are not a market, so we compare like floors.

Why does the roll show a $175,000 sale for unit 801 in 2024?

We do not know. The roll’s latest sale for unit 801 is $175,000 on July 18, 2024, far below the building’s other recent prices, and a county record does not say why a price was low. Deeds between relatives, partial interests and multi-party transfers can all produce one. We do not use it as a comparable.

Does the board have to approve my buyer?

Yes. Section 14 of the restated declaration requires prior written approval of the board for every sale or gift. The board may withhold approval only for the good causes the declaration lists, and it must vote by a majority of the whole board after a written opinion of counsel. Silence past the deadline counts as approval.

How much notice must I give the board before closing?

At least 30 days before the intended closing date, in writing, with the buyer’s name and address and a copy of the executed contract. The board may ask for a personal interview with the buyer and spouse. Because the notice and the contract travel together, we draft the closing date to fall after the 30 days.

How long does the board have to decide?

Within 30 days after it receives the notice and all requested information or interviews, or no later than 60 days after receiving the notice, whichever comes first. If the board does neither, the declaration says the failure is deemed approval, and on demand the board must issue a Certificate of Approval. The application form promises an answer in 14 days.

What if the board turns my buyer down?

If the board disapproves without good cause and you or the buyer demanded it in writing with the original notice, the board must within 30 days name an approved purchaser at the same price and substantially the same terms. If it misses the deadline, the original buyer is deemed approved. Make the demand with the first notice.

Can the board turn down a buyer for any reason?

No. The declaration says “only the following may be deemed to constitute good cause,” and lists a felony conviction involving violence, drugs or dishonesty, financial irresponsibility, reasonable cause to believe the buyer will not follow the covenants, missing information, fees or interviews, and a sale made without seeking approval. Fair housing law applies on top.

What happens if I close without approval?

A sale or transfer that is not approved “shall be void unless subsequently approved in writing by the Board,” and closing without seeking approval is itself good cause to disapprove, with a presumption that buyer and seller meant to violate the covenants. Do not set a closing before the Certificate of Approval is in hand.

Can I put a For Sale sign on my balcony?

No. Section 12.5 of the declaration prohibits “For Sale” and “Open House” signs on the condominium property. We market through the Southwest Florida MLS, our own channels and appointments, and we ask the manager early how access for showings, key handling and parking for visitors are handled.

Can I sell to a cash buyer faster than to a financed buyer?

Cash removes the lender’s condominium review, but not the board’s approval, which applies to every buyer, so a cash closing still waits for the Certificate of Approval. A lender will also ask for the budget, reserve study status and insurance, which is why we gather the association’s documents before listing.

Who pays for the estoppel certificate?

The seller customarily requests it, and the contract controls who pays. Under Florida Statute 718.116 the association may charge up to $299 for the certificate, up to $119 more if expedited within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR.

How fast must the association issue the estoppel?

Within 10 business days of a written or electronic request under the statute, and the certificate is effective for 30 days if hand delivered or sent electronically and 35 days if mailed. The 1997 declaration says 15 days, but the same declaration says the Condominium Act controls where they differ. Order it as soon as you have a contract.

What documents must I provide a Windsong buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, all at your expense under Florida Statute 718.503.

How long does a Windsong buyer have to cancel?

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

Will the milestone inspection or reserve study affect my sale?

It can. If your building is required to have a milestone inspection or reserve study and has not completed it, the contract must say so in conspicuous type for contracts signed after December 31, 2024. Buyers and lenders read it closely. Windsong’s status is not public, so request the summary and study early.

Will the Hurricane Ian history reduce my price?

We cannot promise either way, and we have no MLS data to measure it. We found no Windsong-specific Ian record, which is neither good nor bad news. Buyers will ask what the building repaired, what remains open and who paid, and a seller with a short written answer from the manager removes a reason to discount.

Do I have to disclose flooding in my unit?

Yes, under Florida Statute 689.302, a seller of residential property, including a condominium unit, must give the buyer a flood disclosure form that covers known flood damage, claims and federal assistance. Answer it accurately, because a wrong answer is a legal exposure that no price fixes.

How much is the deed tax when I sell?

Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02. That is $4,340 at $620,000 and $4,760 at $680,000, the two county-record sales of 2026. In Lee County the seller customarily pays it along with the owner’s title policy, and the contract controls both.

Does my parking space and storage locker go with the unit?

Yes. The restated declaration gives each unit an exclusive right to a covered parking space and a storage locker on the ground level, and the right passes with the unit. We confirm the numbers of both on your deed or the manager’s records, so the contract names the right ones.

Can I sell to a trust or a company?

Yes, with board approval like any other buyer. When title is held by a trust, a company or two unrelated people, the declaration lets the association approve one “primary occupant,” and the use rules apply to that person. We tell a buyer’s attorney about that requirement before the contract is signed.

Can I give my Windsong unit to my child?

A gift needs the same board approval as a sale under the declaration, and the board may interview the recipient. An heir or devisee needs approval to occupy, but approval cannot be denied to a prior owner’s lawful spouse at death, or to someone related within the first degree by blood or adoption.

What if I inherited a Windsong unit?

The heir or devisee needs board approval to occupy, with the protection described above for a spouse and first-degree relatives. That is separate from the legal steps to transfer title, and a probate attorney handles those. We help with the sale and the board paperwork after the estate has authority to sell.

Can an investor buy my unit?

Yes, with approval, and the investor must live with the lease rules: whole-unit leases only, a 30 day or one calendar month minimum, 10 days’ notice to the board for up to a year and 20 days for longer, and no pets in a leased unit. Investors should also read the application’s question on how the unit will be used.

Will my buyer’s lender approve Windsong?

We cannot predict a lender’s decision. Lenders typically review the budget, reserves, litigation, insurance, owner-occupancy and delinquency, and the FAQ sheet answers “no” to litigation over $100,000. A building with a missing reserve study or high delinquency can narrow the pool, so we collect the documents before listing.

Should I make repairs before I list?

Fix what a buyer’s inspector will find and what the declaration makes your responsibility: windows, sliders, air conditioning, appliances, water heater and interior fixtures. Do not alter the exterior, balcony screening or railings without board approval. We walk your unit and rank repairs by what changes the offer, not by what is cosmetic.

Can I renovate before I sell?

The declaration bars “any material alterations or substantial additions” to a unit without the board’s written approval, and any change to the exterior appearance needs it too, including glass, screens and shutters visible from outside. Unapproved work can surface in the buyer’s inspection and become a closing issue. Ask the manager how to apply before you start.

What are the capital gains consequences of selling?

We are not tax advisers. Federal rules can exclude part of the gain on a primary residence you owned and lived in for two of the last five years, and a second home or rental is taxed differently. Florida has no state income tax. Talk to a CPA before you sign a contract, not after closing.

Do I owe anything if I rent my unit until closing?

Owners who lease must keep the lease within the declaration, notify the board and remain responsible for the assessments. Lee County’s tourist tax applies to rentals of six months or less. A tenant in place can complicate showings and the buyer’s occupancy plan, so we settle the lease’s end date in the contract.

How should I price my Windsong unit?

From the nearest like unit in the county record, adjusted for floor, view and condition, and checked against any live competition from the MLS. The county roll offers two recent sales and a wide spread over the decades, so we do not rely on an average. We bring you a short comparable list, not a single number.

What is the best time of year to list?

We cannot show an MLS seasonality figure for Windsong, since the data was not available at publication. Gulf-side buyers typically look in the winter months, and the county roll’s few latest sales are dated March and June. We tell sellers what the MLS shows for their month at the time of listing.

What does the buyer’s application cost, and who pays?

The sales application asks the buyer for a $150 non-refundable fee and $50 for each adult applicant’s background check, paid to the management company. Florida Statute 718.112 caps a preset approval fee at $150 per applicant, so ask the manager how the two reconcile.

Do I need to tell the board about my own move-out date?

Tell the manager early. The manager handles the estoppel, the buyer’s application and the Certificate of Approval, and the 1985 rules amendment requires owners, guests and service personnel to register. The public documents we read do not list move-out steps or deposits, so we ask the manager and build the answer into the closing timeline.

Does the association have a right of first refusal on my sale?

Not in the usual sense. The declaration gives the board a right to approve or disapprove, and an alternate-purchaser mechanism when it disapproves without good cause and you demanded it in writing. That second right is a seller’s protection, and it obliges the board to produce a buyer at the same price.

Can I sell my unit in a short sale or as an estate sale?

Yes, and the approval requirement still applies, except that a first mortgagee taking title by foreclosure or deed in lieu is exempt. Estate sales usually need the personal representative’s authority first. Ask us before you sign a listing agreement so we can sequence the paperwork for the board and the buyer.

What if my buyer asks to inspect the building?

A buyer’s inspector can examine your unit, and the common elements are the association’s. Buyers who ask for building-level information should request the milestone inspection summary and reserve study, which the seller must provide under Florida Statute 718.503, instead of a separate inspection.

What does it cost to list with McGreevy and Comisar?

Commission is negotiable and set in the listing agreement, and we explain every line before you sign. For Windsong we also tell you what the association will charge you, including the estoppel fee and the deed tax, so you can see your net proceeds before you list. Call Jesse at (239) 898-6072.

What We Could Not Verify

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

• Southwest Florida MLS figures. Closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings, months of supply, our team’s share of Windsong transactions, the highest-priced MLS sale and any split by floor plan are unavailable as of October 1, 2026. We will backfill them when the MLS pull runs.
• The current budget and what the assessment funds. Not published. Route: the budget and the estoppel certificate from the manager.
• Whether $3,736 per quarter applies to every unit. The FAQ does not say. Route: the budget and the estoppel certificate.
• Which assessment due date is right. The FAQ says September 1 and the bylaws say October 1. Route: the estoppel certificate.
• Reserve study and milestone inspection status. No document is public, and we do not assert any result. Route: the seller’s statutory package.
• Documents after 2011. The public scan ends with the 2011 certificate of amendment. Route: the manager, for any later recorded amendment, rule change or board minutes.
• Hurricane Ian, Helene and Milton damage at Windsong. No Windsong-specific record. Route: the manager, for loss runs and permits.
• Insurance. Carrier, limits, deductibles and flood policy are not published. Route: the manager’s insurance summary.
• The pet rule. The declaration says one pet and the application says one small pet. Route: the manager.
• The Bonita Beach Park annual-pass rule. Lee County sources conflict. Route: Lee County Parks and Recreation.
• Zoning district and the City flood ordinance number. The City’s own scanned pages disagree on the ordinance number, so we cite it by title. Route: the City of Bonita Springs.
• The Division of Corporations reference number. A state letter carries a number that does not match Windsong’s document number. Route: the Florida Division of Corporations.
• Declaration Exhibits A and B. The survey and plan scans are not readable. Route: the Lee County Clerk of Courts recorded copy.
• The hero aerial photograph. We have no rights-cleared aerial of the building, so this page carries none.

Sources and Authoritative References

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

Windsong association records and state filings

1. Windsong’s public site: location, management company, owner login not entered.
2. 151-page scan of the declaration, bylaws, articles and amendments, 1977 to 2011
3. One-page buyer FAQ sheet dated October 1, 2026: assessment, leasing, litigation answers.
4. Seven-page sales application: fees, references, occupants, pet question.
5. Division of Florida Condominiums public records: state project record for the association.
6. Florida Division of Corporations: entity record for the association.
7. Lee County Property Appraiser: parcel roll, year built, heated area, latest sale.
8. Lee County Property Appraiser parcel search
9. State condominium inspection and reserve resources

Florida statutes, legislation and state programs

10. Florida Statute 718.503: seller document duties and the cancellation right.
11. Florida Statute 718.504: the prospectus and frequently asked questions document.
12. Florida Statute 718.116: assessments, estoppel certificates and buyer liability.
13. Florida DBPR estoppel certificate fee schedule: the inflation-adjusted maximum estoppel fees of $299, $119 and $179 under s. 718.116(8).
14. Florida Statute 718.111: association records and owner inspection rights.
15. Florida Statute 718.112: bylaws, approval fee cap, reserves and structural study.
16. Florida Statute 718.117: termination of a condominium.
17. Florida Statute 553.899: milestone inspections.
18. Florida Statute 509.242: vacation rental license trigger.
19. Florida Statute 201.02: deed documentary stamp tax.
20. Florida Statute 689.302: residential flood disclosure.
21. House Bill 913 (2025): bill page, milestone and reserve study deadlines.
22. House Bill 913 committee analysis
23. Florida CFO My Safe Florida Condo program
24. Department of Revenue tourist development tax rate sheet
25. Hotels and restaurants division vacation rental licensing guide

Flood, storm and insurance sources

25. Office of Insurance Regulation quarterly market data used for premium averages
26. FEMA National Flood Hazard Layer, queried October 1, 2026
27. Lee County evacuation zone map service, queried October 1, 2026
28. Lee County evacuation information
29. USGS elevation query at the Windsong parcel point
30. USGS surveyed Hurricane Ian high-water marks
31. National Hurricane Center tropical cyclone report, Hurricane Ian
32. National Hurricane Center tropical cyclone report, Hurricane Helene
33. National Hurricane Center tropical cyclone report, Hurricane Milton
34. Lee County Hurricane Ian after-action report
35. City of Bonita Springs Ian progress report
36. City of Bonita Springs Ian permitting page
37. City post-storm permitting guide
38. City substantial damage and substantial improvement notice, October 27, 2022
39. City flood hazard reduction ordinance, 2022
40. City FEMA and Community Rating System page
41. FEMA Community Rating System guide
42. NFIP residential condominium building coverage summary
43. Citizens commercial residential eligibility bulletin, September 28, 2023
44. Citizens 2026 rate and rule changes filing
45. Neighboring association’s unit-owner hurricane preparation document, June 2026

Coastal, beach and environmental sources

46. Florida DEP coastal construction control line page
47. Florida DEP critical erosion report
48. Lee County beach funding request, fiscal year 2024 to 2025
49. BOEM environmental assessment, Lovers Key and Bonita Beach nourishment
50. BOEM finding of no significant impact, Lee County nourishment

City of Bonita Springs and Lee County sources

51. City of Bonita Springs beach access page
52. City Community Development Department
53. City EnerGov permit portal
54. City Land Development Code on Municode
55. City rental permit program
56. Bonita Springs Utilities service area
57. Lee County beaches pages
58. Bonita Beach Park
59. Other Bonita Beach accesses
60. Bonita Beach Access 1
61. Little Hickory Island Park
62. Lee County Parks paid-parking payment-system notice
63. Lee County DOT update on the Big Hickory Pass Bridge
64. Lee County solid waste page
65. LeeTran transit
66. Lee County School District school zones page
67. Lee County School District enrollment plan
68. School site locator for Lee County
69. HUD assistance animals guidance

Press reports

70. Tampa Bay Times report on Ian surge at Little Hickory Island, September 29, 2022
71. WINK News report on damage around Bonita Beach, November 1, 2022
72. WINK News report on beach nourishment funding, September 17, 2024
73. WGCU report on Hurricane Milton in Bonita Springs, October 10, 2024
74. WGCU report on the county’s seasonal pickup schedule, April 28, 2025
75. WGCU report on beach parking closures, September 9, 2026

McGreevy and Comisar and Domain Realty Group

76. Bonita Beach area guide, McGreevy and Comisar
77. Bonita Springs guide, McGreevy and Comisar
78. Seascape building page
79. Bonita Beach Club building page
80. Bay Harbor Club building page
81. Bonita Beach and Tennis Club page
82. Sea Isles building page
83. Casa Bonita towers page
84. Casa Bonita Grande page
85. Bonita Shores page
86. Best real estate agents in Bonita Springs
87. Free home valuation
88. Buying with McGreevy and Comisar
89. Jesse McGreevy profile
90. Marc Comisar profile
91. About McGreevy and Comisar
92. Domain Realty Group
93. Jesse McGreevy Google reviews

Downloadable Documents

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

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