We price your Ambassador condo from its own recorded sales, and line up the estoppel, the document package and the manager question before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Ambassador at Bonita Beach condominium, 60 Gulf-side homes at 26300 Hickory Blvd on Little Hickory Island, described in full in our Ambassador at Bonita Beach guide. If you own one of the 60 homes, this page gives you every recorded sale of the last 60 months, the questions a buyer, a lender and an insurer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.
Ambassador is one of 23 condominium associations on the Bonita Beach strip of Bonita Springs. It is a mid-strip building the county dates to 1982, with every home between 1,203 and 1,263 heated square feet. This is not an Ambassador hotel, a bridge or an Ambassador condominium in another city; it is the only Ambassador condominium on the Bonita Beach strip.
The Lee County Property Appraiser’s qualified record holds 119 Ambassador sales since 1982 and 4 in the last 60 months, from $712,500 to $1,147,000, the newest dated 14 April 2026. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale of the last 60 months and states a median only as the median of these 4 sales. One more fact belongs at the top: we found no association website, and the declaration, budget, rules, reserve study and milestone summary are not public, so a buyer’s attorney will ask you for them first.
To sell an Ambassador at Bonita Beach condo in 2026, price the home from its own floor, size and condition, order the estoppel certificate and the Section 718.503 document package before you list, and prepare answers on flood, insurance and the building’s reserve study. With four recorded sales in five years, documents move a sale as much as price does.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because four qualified sales in five years give a buyer’s appraiser very little to lean on. The appraiser will see $1,147,000 in December 2025 and $712,500 in April 2026, a spread of $434,500, and will ask what separates them. A listing that answers that, and the association, flood and insurance questions behind it, in its first week reads as a prepared sale.
These are the nine facts about selling an Ambassador at Bonita Beach condo that matter most in October 2026, drawn from county sales, state association records, FEMA’s flood map and Florida law.
This seller’s guide to the Ambassador at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the association’s state filings, fees, insurance and disclosure questions, a comparison with Casa Bonita Grande, two net sheets and the answers Ambassador owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Ambassador at Bonita Beach Condo in 2026? · Why List Your Ambassador at Bonita Beach Condo With McGreevy and Comisar? · What Is the Ambassador at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Ambassador at Bonita Beach Condos Sell For? · Have Ambassador at Bonita Beach Condo Owners Sold for More Than They Paid? · An Ambassador at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price an Ambassador at Bonita Beach Condo? · What Moves the Value of an Ambassador at Bonita Beach Condo Most? · Who Manages the Ambassador Condo, and What Do the State Records Mean for Your Sale? · What Fees Will Your Ambassador at Bonita Beach Condo Buyer Pay Each Year? · Who Insures an Ambassador at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must an Ambassador at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect an Ambassador at Bonita Beach Condo Sale? · When Is the Best Time to Sell an Ambassador at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market an Ambassador at Bonita Beach Condo? · How Do We Negotiate an Ambassador at Bonita Beach Condo Contract? · Ambassador at Bonita Beach vs Casa Bonita Grande: Which Will Your Buyer Choose? · What Does It Cost to Sell an Ambassador at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Ambassador at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Ambassador at Bonita Beach Valuation?
Answers and Local Expertise: What Ambassador at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Ambassador at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Ambassador at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Ambassador owners hire us because we read the 119-sale county file, the state filings and the flood map for 26300 Hickory Blvd before we price, and one of us negotiates every offer.
If you are searching for the best realtor to sell your Ambassador condo, or thinking, “I need a listing agent who can handle a 60-home building where almost nothing is posted online,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Ambassador. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 119 qualified Ambassador sales on the Lee County record since 1982, which is complete from 2009 and partial before, and the latest recorded sale on each of the 59 parcels that carry one. We also read the association’s Sunbiz record and annual reports, the state’s condominium record and payment history, FEMA’s flood layer at five points around the building and the Hurricane Ian high-water marks nearby. It is why our first question to an owner is which floor, which size and which documents, not which neighborhood.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Domain Realty Group counts over $2.5 billion sold and 4,000+ transactions, and our office is in Bonita Springs, the same city as Ambassador. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we would run your sale.
The Ambassador condo market is too small to read as a trend. Lee County recorded 4 qualified sales in the last 60 months, 2 of them in the last 12. The Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date, at $650,000 and $1,147,000, and 9 in the 60 months, from $650,000 to $1,450,500. The two sources count sales differently. Your pricing evidence is those sales, the roll’s latest sales and the building’s documents.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, and never a claim that it holds every sale ever made. We widened the window step by step and stopped at 60 months, because no earlier window can reach ten sales. Our Ambassador at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. With fewer than ten sales there is no market median, only the sales, so the median column reads “the median of these n sales”, and for an even count it is the mean of the middle pair.
County window to 1 October 2026 | Qualified sales | Price range | Median of these sales | Median $ per heated sq ft |
|---|---|---|---|---|
12 months (since October 2025) | 2 | $712,500 to $1,147,000 | $929,750, the mean of $712,500 and $1,147,000 | $753.84 |
24 months (since October 2024) | 2 | $712,500 to $1,147,000 | $929,750, the same two sales | $753.84 |
36 months (since October 2023) | 2 | $712,500 to $1,147,000 | $929,750, the same two sales | $753.84 |
60 months (since October 2021) | 4 | $712,500 to $1,147,000 | $987,000, the mean of $970,000 and $1,004,000 | $787.71 |
All recorded history, since February 1982 | 119 | not published as a price signal | not published | not published |
The county file was built on 1 October 2026 and its newest Ambassador sale is dated 14 April 2026, which is 170 days earlier. Of the 119 sales in the file, 23 are dated 2009 or later, and those 23 are the complete part of the record.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Ambassador closings in the 12 months to that date, at $650,000 and $1,147,000, and 9 in the 60 months, from $650,000 to $1,450,500. No window reaches 10 closings, so we publish the sales and no median. The December 29, 2025 sale took 94 days on market and closed at 97.6% of the final list price of $1,174,900. The September 3, 2026 sale closed at $650,000 against a final list price of $759,000. Five units were active on October 3, 2026, listed from $825,000 to $1,195,000, and none was pending, an indicative 30.0 months of supply on 2 closings a year. We keep these figures apart from the county record, because the two sources measure different things. For the MLS read on your own unit, request a free Ambassador at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
Eight of the 60 Ambassador parcels show a latest recorded sale dated on or after 28 September 2022, the day Hurricane Ian made landfall, which is 13.3 percent of the building. That is a floor, because a parcel that sold twice since Ian shows only its last sale. A July 2025 Gulf Coast News Now report quotes a board officer at neighboring Seascape saying about 10 percent of its owners sold after the storm.
Ambassador condos sold for $712,500 to $1,147,000 across the four qualified sales of the last 60 months, and the newest was a 1,203-square-foot home at $712,500 on 14 April 2026. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its date, size and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is every qualified improved sale of the last 60 months, newest first. Every home is at 26300 Hickory Blvd, and we give no unit numbers or parcel identifiers.
Recorded | Home | Beds | Price | $ per heated sq ft | Note |
|---|---|---|---|---|---|
14 April 2026 | 1,203 sq ft | 2 | $712,500 | $592.27 | Newest sale on file |
29 December 2025 | 1,253 sq ft | 2 | $1,147,000 | $915.40 | Highest qualified price; same home as July 2023 |
1 September 2023 | 1,253 sq ft | 2 | $970,000 | $774.14 | Lowest price per square foot of the 1,253 sq ft sales |
24 July 2023 | 1,253 sq ft | 2 | $1,004,000 | $801.28 | Same home as December 2025 |
The median of these 4 sales is $987,000, the mean of the middle pair, $970,000 and $1,004,000, and we offer it only as that. The spread from lowest to highest is $434,500, and the 1,253-square-foot homes alone range from $970,000 to $1,147,000 in about 29 months. A buyer will read that spread as a question about floor, view and condition.
The county roll also shows the most recent recorded sale on each parcel, qualified or not. Eleven Ambassador parcels have a latest sale dated since 1 September 2021, and we list all of them with no median, because each parcel shows only its latest sale.
Recorded | Home | Recorded price | $ per heated sq ft | In the qualified file |
|---|---|---|---|---|
1 March 2022 | 1,213 sq ft, penthouse level | $1,375,000 | $1,133.55 | No |
31 May 2022 | 1,253 sq ft | $1,450,500 | $1,157.62 | No |
31 July 2022 | 1,203 sq ft | $640,000 | $532.00 | No |
1 September 2023 | 1,253 sq ft | $970,000 | $774.14 | Yes |
9 February 2024 | 1,253 sq ft | $962,500 | $768.16 | No |
1 April 2024 | 1,203 sq ft | $550,000 | $457.19 | No |
19 April 2024 | 1,253 sq ft | $1,100,000 | $877.89 | No |
9 May 2024 | 1,253 sq ft | $975,000 | $778.13 | No |
6 August 2024 | 1,253 sq ft | $1,070,000 | $853.95 | No |
29 December 2025 | 1,253 sq ft | $1,147,000 | $915.40 | Yes |
14 April 2026 | 1,203 sq ft | $712,500 | $592.27 | Yes |
Only 3 of the 11 sit in the qualified file, and we cannot tell from the record why the other 8 are absent. Two of those prices, $1,375,000 and $1,450,500, are above the $1,147,000 qualified high. A buyer’s agent who opens the roll sees all eleven, so know them before you set a price. Across the eleven, price per heated square foot runs from $457.19 to $1,157.62, which is why a blended average is useless to a seller.
Most have. Of 21 repeat-sale pairs on the county file whose later sale is dated 2009 or later, 18 gained and 3 lost, and every one of the four pairs inside the complete record gained, by 13.5 to 43.9 percent. The three losses all began with a 2003 to 2006 purchase.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two recorded prices of one home. It cannot show what happened in between, because the county file does not record renovation, storm repair or assessments.
Both sales in each pair below are dated 2009 or later, where the file is complete, so no recorded sale sits between them.
Home | Bought | Sold | Hold | Change |
|---|---|---|---|---|
1,253 sq ft | February 2012, $462,000 | March 2018, $665,000 | 2,208 days, about 6.05 years | +$203,000, +43.9% |
1,203 sq ft | March 2019, $630,000 | December 2020, $715,000 | 651 days, about 1.78 years | +$85,000, +13.5% |
1,203 sq ft | May 2011, $450,000 | March 2021, $628,000 | 3,609 days, about 9.88 years | +$178,000, +39.6% |
1,253 sq ft | July 2023, $1,004,000 | December 2025, $1,147,000 | 889 days, about 2.43 years | +$143,000, +14.2% |
Three pairs began with a purchase before 2009, in the partial part of the file, and ended with a loss. A seller deserves the full range.
Home | Bought | Sold | Hold | Change |
|---|---|---|---|---|
1,253 sq ft | August 2003, $550,000 | October 2011, $369,000 | 2,975 days, about 8.15 years | -$181,000, -32.9% |
1,253 sq ft | June 2005, $675,000 | February 2012, $462,000 | 2,428 days, about 6.65 years | -$213,000, -31.6% |
1,253 sq ft | April 2006, $750,000 | May 2016, $648,000 | 3,666 days, about 10.04 years | -$102,000, -13.6% |
The other 14 pairs gained, 13 of them from a 1980s or 1990s purchase and one from 2003. We draw no average, and a pair is a price, not a profit: it ignores purchase costs, assessments, insurance and improvements.
The one recent Ambassador sale to walk through is the December 2025 sale of a 1,253-square-foot home at 26300 Hickory Blvd for $1,147,000, which followed a $1,004,000 sale in July 2023. It shows what a seller gained in 889 days and what a seller should subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one home and leave the unit, owner and parcel out. The record gives dates, prices, size and bedrooms, and nothing about condition, financing, commission or credits. It is a public-record sale, not presented as ours.
The home first appears in the file with a June 1987 sale at $149,500, sold for $1,004,000 on 24 July 2023, or $801.28 per heated square foot, and for $1,147,000 on 29 December 2025, or $915.40. Between 2023 and 2025 that is $143,000 more, 14.2 percent, in 889 days, about 5.6 percent a year compounded.
We do not know this seller’s commission, buyer-agent compensation or spending on the home. At the rates in our cost section, the sale carries an estimated $46,688.50 in costs without buyer-agent compensation (4.07 percent) and $75,363.50 with a 2.5 percent buyer-agent share (6.57 percent), leaving $1,100,311.50 or $1,071,636.50 before any mortgage payoff. Against the $1,004,000 recorded in 2023, that is $96,311.50 or $67,636.50 more, before property tax, assessments, insurance, interest and any improvements over 29 months. Net sheet A below shows every line. This sale is a public record.
We price an Ambassador condo in three steps: read your own home’s recorded chain, bracket it with the four qualified sales and the roll’s latest sales, and adjust for line, floor, condition and garage. With four sales in five years, the reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An Ambassador price is easy to get wrong because the record is thin and the spread is wide. Each step removes one source of error, and each one is shown to you on paper before you choose a number.
Every Ambassador home has its own recorded history on the county roll, whether one sale or several. That chain is the first comparable, and it is also a warning: the file shows a 1,253-square-foot home at $550,000 in 2003 and $369,000 in 2011, and another at $750,000 in 2006 and $648,000 in 2016. A buyer’s agent will pull yours, so we read it before you do.
The four qualified sales run from $592.27 to $915.40 per heated square foot. The roll’s eleven latest sales since September 2021 run from $457.19 to $1,157.62. The bracket is wide on purpose: it tells you which comparables a buyer’s appraiser will see and how far apart they sit. We show you where your home falls and why, and we do not hand you a median of four.
The county does not record condition, finish, view, floor level, line, garage, storm repair or renovation. Within the roll’s recent sales, the three 1,203-square-foot homes sold from $550,000 to $712,500, and the seven 1,253-square-foot homes sold from $962,500 to $1,450,500, so the highest 1,203 sale is $250,000 below the lowest 1,253 sale although the two sizes differ by only 50 square feet. Size does not explain that gap, so we adjust from what we see at your home: the line, the floor, the exposure, the condition and the garage.
Five things move an Ambassador condo’s price most: its line and floor within the building, its condition and any garage, the building’s reserve study and milestone posture, the unpublished assessment and insurance cost, and the rental rules. Size varies by only 60 square feet across all 60 homes, so these matter more than plan.
Data updated: October 2026 (Lee County Property Appraiser roll exported 27 Sep 2026 and recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer, queried 1 Oct 2026)
An Ambassador condo has no floor-plan menu to sort by. By the roll, 18 homes are 1,203 square feet, 2 are 1,213, 36 are 1,253 and 4 are 1,263, a total of 74,240 heated square feet, a mean of 1,237.3 and a median of 1,253. What separates one home from another is a short list of features a buyer can inspect and a short list of documents a lender can read.
The county roll lists all 60 parcels on the Gulf side of Hickory Blvd, and the building sits between two county beach accesses about 125 and 242 meters away by our straight-line measurement. The roll does not say which way any vertical line faces. Six homes per floor suggests six lines, units ending 1 through 6 in the roll’s numbering, and we do not claim which face the Gulf, which face the bay and which face along the road. We confirm exposure at the home, at the hour a buyer will see it.
The roll gives unit numbers and not stories, so floors here are our reading: nine floors of six homes, a numbering that runs from the second floor to the tenth, and six homes on a penthouse level. Among the eleven recorded sales since September 2021, floors 2 to 4 hold four sales from $640,000 to $1,100,000, floor 7 one sale at $712,500, floors 8 to 10 five sales from $550,000 to $1,450,500, and the penthouse level one at $1,375,000. Price does not climb neatly with floor, and eleven sales across five years cannot rank ten floors, so we price each home from its nearest like sale.
The county roll dates all 60 parcels to 1982, and the association filed with the state that year, so the building reached 30 years in 2012. If it has three or more habitable stories, which we infer from the numbering, Florida law required an initial milestone inspection before 31 December 2024 and a structural integrity reserve study by 31 December 2025. A 2025 law, House Bill 913, moved the study deadline from 31 December 2024 to 31 December 2025. No Ambassador summary or study is public. A buyer will ask for both, and a seller who has them ready removes the largest unknown a 44-year-old Gulf-front building carries.
Two public records name two different management companies for Ambassador, the association is active at Sunbiz, and the state’s condominium division lists the project as approved and delinquent. None of these blocks a sale, but each is a question a buyer’s attorney will ask, so a seller should answer them before the offer.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums public records, read 1 Oct 2026)
We are real estate agents, not lawyers, and nothing here is legal advice. We describe what the public records say and which documents settle each question. We do not name individuals.
The Ambassador Condominium of Bonita Beach Association, Inc. is a Florida not-for-profit corporation, document 761726, filed 3 February 1982 and active. Its last event is a reinstatement on 15 February 2001, which usually means the corporation lapsed at some point before then and was restored. Annual reports were filed on 16 April 2024, 28 March 2025 and 5 March 2026, and the 2026 filing places the mailing address and registered agent at Cambridge Management in Bonita Springs.
The state’s condominium public records list the project as Ambassador A Condo, file 59347, 60 units, recorded 1 January 1982, with the managing entity in care of Suitor and Associates in Fort Myers. That conflicts with Sunbiz, which names Cambridge Management. A registered-agent address is not proof of who manages the building day to day, and the state’s contact data can be years old. We publish both and do not choose. The estoppel certificate names the manager that issues it, so the current answer is on the first document your buyer will see.
An Ambassador condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $240 yearly fee for 60 units, paid by the association. The assessment, what it covers and any working capital or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Division of Florida Condominiums payment history; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statutes 718.116 and 201.02, read 1 Oct 2026)
We found no association website, budget, fee schedule or rules document for Ambassador, so the only fee figures are the ones listing agents entered, which are not an association document. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $3,900 a quarter ($15,600 a year) on all five active listings and on the two most recent closings. Three 2024 closings were entered at $2,500 to $3,500 a quarter ($10,000 to $14,000 a year), so the rows disagree over time. What the fee covers is set out in the association budget, and the budget and the estoppel certificate are the binding sources.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
State condominium division fee | $240 ($4 for each of 60 units) | Yearly | The association | Division of Florida Condominiums payment history |
Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
Capital contribution or transfer fee | Not published | Not published | Per the declaration | The estoppel certificate under Section 718.116 |
Condominium estoppel certificate | Up to $299, up to $119 more if expedited, up to $179 more if delinquent | One time at sale | The seller customarily | Section 718.116 and the Florida DBPR fee schedule |
Deed documentary stamp tax | $0.70 per $100, $8,029 at $1,147,000 and $4,987.50 at $712,500 | One time at closing | The seller customarily in Lee County | Section 201.02 |
Property tax | Reset to the buyer’s price | Yearly | The buyer | Lee County Property Appraiser and Tax Collector |
The primary document is the budget, which Section 718.503 requires the seller to furnish. A buyer’s attorney reads it for property and flood insurance, which has been the main driver of fee growth in Gulf-front buildings, for the reserve contributions including the structural integrity reserve study line, for utilities, elevator maintenance, landscaping, pest control and any access control, for management and professional fees, and for any loan repayment or special assessment installment. Assessments are normally apportioned by each home’s share of the common expenses in the declaration. All 60 homes are within 60 square feet of one another, so an equal split is plausible, but the declaration may use another formula, and the budget’s per-home schedule will show it.
The association insures the shared structure under a master policy that is not public, and each owner insures the interior and contents with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where a lender requires it. A buyer’s insurer will ask about elevation and mitigation, and a lender will ask about the association’s standing, budget and reserves.
Data updated: October 2026 (FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 Oct 2026; City of Bonita Springs Community Rating System page)
Ambassador’s wind and flood carriers, deductibles, limits and premiums are not published. The context is a market that moved sharply, and we use it only as context, because statewide averages say nothing about one association.
An association’s master policy does not cover everything inside a home, an owner’s personal property or loss assessment charged to the owner. How the line is drawn depends on the declaration, which is not public. Ask the manager for the insurance summary and the contacts the estoppel lists, and give the buyer your own HO-6 declarations page so the buyer can see what a policy costs.
FEMA’s coverage summary for residential condominium buildings 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. For 60 units that arithmetic ceiling is $15,000,000, which is no more than about $202 per square foot of Ambassador’s 74,240 heated square feet of home area, and less per square foot of total building area. Ambassador’s flood policy, limit and carrier are not published, so ask the manager for the declarations page. The City of Bonita Springs participates in FEMA’s Community Rating System, and its page says FEMA maintained the City’s Class 5 rating, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated 21 November 2024.
A lender’s condominium review looks at the association’s budget and reserves, the share of homes that are delinquent, any pending litigation, the master insurance and whether the milestone and reserve study documents are complete. Where those are not available, some lenders will not approve a loan, which narrows the buyer pool, so we confirm early what a lender will ask and put the answers in your listing file. We have not confirmed any lender’s rules for Ambassador, and a cash buyer avoids the review but not the attorney’s.
An Ambassador at Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)
Under Section 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and 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 Section 718.504. The seller bears the cost of producing them. Ambassador’s declaration is cited on the county roll at Official Records Book 1583, Page 1149, but we have not read it, and we ask the manager for every recorded amendment as well as the 1982 original.
Contracts for condominium units signed after 31 December 2024 must carry a conspicuous statement under Section 718.503 about whether the association is required to have a milestone inspection or a structural integrity reserve study, and whether it has completed one. Ambassador’s numbering implies ten residential floors, which is our inference, so the building appears to be covered by the rules in Sections 553.899 and 718.112 for buildings of three or more habitable stories. Whether it has completed either is not public. Ask the manager for the milestone summary, any Phase 1 or Phase 2 report, the reserve study and the budget’s reserve line, and your closing agent confirms which contract form applies.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days after a written or electronic request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or approval requirement, any open violation and the association’s insurance contacts. The fee is up to $299 for the certificate, up to $119 more for an expedited request 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 in its estoppel certificate fee schedule. A certificate delivered by hand or email is effective for 30 days and one sent by mail for 35, so order a new one if closing slips. A buyer who takes title is jointly liable with the former owner for assessments unpaid at the transfer, so a buyer’s attorney reads it closely.
A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed. It asks whether the seller knows of flood damage during ownership, has filed a flood insurance claim, including under the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA. Answer accurately and keep the paperwork, because a buyer, a lender and an insurer will all read it.
Section 689.261 requires a property tax disclosure summary at or before the contract that warns the buyer not to rely on the seller’s current taxes, because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a 1982 building, that means any roof, window, air-conditioning, plumbing, balcony or water-intrusion problem you know of, and any dispute within the association.
Buyers of an Ambassador at Bonita Beach condo ask three things first: which FEMA zone the building is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows Zone AE at 11 feet, Ian marks 264 meters away reached 11.3 and 12.2 feet, and only an elevation certificate settles one home.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and Lee County evacuation zones, queried 1 October 2026)
We queried FEMA’s live flood layer at five points on 1 October 2026, the building’s map point and four points about 15 meters north, south, east and west of it, and compared the results with surveyed storm marks and ground elevations. The findings are the map’s, not a guarantee about any one home.
Item | Finding |
|---|---|
Governing FIRM panel | 12071C0651G, effective 17 November 2022 |
Points tested | 5 |
Flood zone at all five points | AE, coastal floodplain |
Base flood elevation | 11.0 ft NAVD88 |
Ground at the five points | 7.25 to 7.55 ft NAVD88 |
Base flood elevation minus ground | 3.45 to 3.75 ft |
City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft) |
Ian high-water marks about 264 m away | 11.3 ft and 12.2 ft NAVD88 at Bay Harbour II, 26235 Hickory Blvd |
Evacuation zone | A, surge zone 1 |
The U.S. Geological Survey’s database for Ian holds two marks at Bay Harbour II, a different condominium about 264 meters away: one at 11.3 feet, 5.0 feet above ground, rated excellent, and one at 12.2 feet, 5.95 feet above ground, rated fair. Subtracting Ambassador’s sampled ground gives roughly 3.75 to 4.05 feet of water above bare ground at the 11.3 foot mark, which is our arithmetic from a neighbor’s mark and not a measurement at Ambassador. We found no owner letter, board update or news story about Ambassador’s own Ian experience, so we do not claim the building flooded or that it did not, and your own knowledge belongs in the Section 689.302 disclosure. Published surge numbers differ: the National Hurricane Center’s report gives 8 to 12 feet of inundation above ground for Estero, Bonita Beach, Bonita Springs and North Naples, the City says “over 12+ feet”, and a federal environmental assessment says 12 to 18 feet. These are different measures taken at different places, and none is a gauge reading at Ambassador. Hurricanes Helene and Milton in 2024 brought regional surge of 3 to 5 feet and 4 to 6 feet above ground, according to the National Hurricane Center, and we found no Ambassador document describing damage from either.
Ambassador is in Zone AE, where FEMA expects waves under three feet, and not in Zone VE, the coastal high-hazard zone. Casa Bonita Grande and some other Gulf-front buildings to the south are mapped in VE with a base flood elevation of 13 feet. The difference changes the construction standard for new work and how insurers rate a building. Lee County’s own coastal layer still lists the site as a Coastal High Hazard Area, so the two classifications should not be confused, and your listing should say AE, 11 feet, and that an elevation certificate is available if you have one.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which points to 12 feet for Ambassador. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, under the City’s substantial damage and substantial improvement notice. Whether the City made a determination for Ambassador is not published. A buyer planning a major renovation asks the same question, so have the City’s position on your address ready.
Ambassador’s leasing, pet and approval rules are not published, so we cannot state them, and the declaration, rules and estoppel certificate are where a buyer finds them. What we can state are the outside rules that apply on top: Florida’s vacation rental license, Lee County’s 5 percent tourist tax, the City’s rental permit and assistance-animal protections.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.303; Lee County Clerk tourist development tax page; City of Bonita Springs rental permit page, read 1 October 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
The association has published no minimum lease term, rental cap or approval process that we could find. Section 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods under 30 days, and such a home needs a state license that does not override an association’s restriction. Lee County levies a 5 percent tourist development tax on rentals of six months or less. As we read the City’s rental permit page, condominiums of more than six units are exempt from the City permit, and Ambassador has 60, which you should confirm with the City. Citizens’ bulletin of 28 September 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, so a building’s rental share can affect insurance. Ambassador’s rental share is not published.
The Ambassador record cannot name a best month. Its 23 qualified sales since 2009, the complete part of the record, fall in nine different months and are too few to show a season. We would list in the fall so the home is live and documented when winter buyers arrive, and that is judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than this building has produced, so we publish the calendar as counts and draw no conclusion from it. The counts use the 23 qualified sales dated 2009 or later.
Month dated | Qualified sales since 2009 | Month dated | Qualified sales since 2009 |
|---|---|---|---|
January | 0 | July | 2 |
February | 1 | August | 3 |
March | 5 | September | 2 |
April | 2 | October | 1 |
May | 4 | November | 0 |
June | 0 | December | 3 |
Quarter | Qualified sales since 2009 |
|---|---|
First (January to March) | 6 |
Second (April to June) | 6 |
Third (July to September) | 7 |
Fourth (October to December) | 4 |
Ambassador has too few sales for a median days on market, so we do not promise a timeline from one. The Southwest Florida MLS, pulled October 3, 2026, shows 2 closings in the 12 months to that date: one sold after 94 days on market, and the MLS records no days on market for the other. Across the 60 months, the 8 closings that carry a figure took from 9 to 132 days. What we can say is the order of events: a sale closes after a contract, an inspection period, the lender’s and insurer’s reviews and the estoppel, and a home listed in the fall has its documents ready when winter buyers arrive. We review the timeline with you three weeks and eight weeks after the home goes live.
We market an Ambassador at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the reserve study status are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Lee County Parks beach pages, read 1 Oct 2026; NAR practice changes effective 17 August 2024)
With four qualified sales in five years, a buyer reads an Ambassador listing more closely than a tower listing in a building with a posted history, and the first showing has to answer the questions the record raises.
The package holds your home’s heated size and year built from the county record, your home’s own recorded sale chain, the roof, window and air-conditioning dates, any wind-mitigation form and elevation certificate, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the milestone summary and reserve study or the statement that none is complete, and the permit history for your address. A one-page sheet sets your home beside the nearest like sales, with the line, floor and garage shown.
Beach access is a selling point at Ambassador, and it changes, so we date every statement. By our straight-line measurement from the county’s access-point layer, Access 9 at 26220 Hickory Blvd is about 125 meters north of the building’s map point and Access 8 at 26410 Hickory Blvd is about 242 meters south, and the county’s page lists free parking at accesses 2 through 9. Lee County’s pages, which we re-read on 1 October 2026, said the Bonita Beach Park lot was closed from 8 September 2026 for Hurricane Ian repair construction, that the Bonita Beach Access 1 lot closes on 1 November 2026, and that the Little Hickory Island Park lot was closed from 8 September 2026 with pedestrian access continuing. The county also warns that the beaches have not been restored to their condition before Ian. Whether your building has its own path to the sand is a declaration and plat question, and we do not describe one we cannot document.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions on the MLS, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.
We negotiate an Ambassador contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide most contracts here: price against the four qualified sales, the association documents, insurance quotes and the appraisal, because a building with four sales in five years gives an appraiser few comparables.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)
A buyer’s agent can lean on the lowest recent sale, $712,500, and we tell you before the first showing how much movement your evidence supports.
We answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. An offer that is lower but closes without a financing contingency can net more than a higher offer that fails at the appraisal. If the appraisal comes in below the price, the buyer can bring cash, the price can move or the parties can argue with better comparables, so we give the appraiser your home’s recorded chain and the roll’s recent sales before the appraisal, not after.
A buyer choosing between Ambassador and Casa Bonita Grande is choosing between a newer 60-home building with one size class and a lower flood-map class, and an older 54-home building with four plans, readable documents and a stricter pet rule. Both are Gulf-side on Hickory Blvd, and both have fewer than ten sales in 60 months.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer, queried 1 Oct 2026)
Casa Bonita Grande is a 54-unit Gulf-side condominium at 25900 Hickory Blvd, and our guide to it reads its declaration and 2024 rules, which Ambassador’s public record does not allow. If you own there instead, read our Casa Bonita Grande seller’s guide. The last column says what each difference means for your Ambassador listing.
What a buyer weighs | Ambassador | Casa Bonita Grande | What it means for your Ambassador listing |
|---|---|---|---|
Homes | 60 homes, one address | 54 homes | Close in scale, so buyers compare on documents and price |
Built | 1982 per the county roll | 1976 per the county roll | A newer building, which insurers and lenders notice |
Heated area | 1,203 to 1,263 sq ft, one size class | 1,030 to 1,496 sq ft, four plans | Easier like-for-like comparison here, less choice for the buyer |
FEMA zone | AE, 11 ft | VE, 13 ft | A lower flood-map class, so say so and bring your elevation certificate |
Qualified sales, last 60 months | 4: $712,500 to $1,147,000 | 3: $900,000 to $1,010,000 | Both below ten sales, so compare directionally only |
Price per heated sq ft in that window | $592.27 to $915.40 | $873.79 to $980.58 | Casa Bonita Grande’s three sales cluster at the upper end of Ambassador’s range |
County file, all recorded history | 119 sales since 1982 | 109 sales since 1975 | Counts only; complete from 2009 |
Public documents | None found | Declaration and 2024 rules read | Casa Bonita Grande is easier to underwrite, so ready your own papers |
Rental terms | Not published | 30-day minimum, per its rules | Say what you know, after reading your declaration |
Pets | Not published | One pet of 30 pounds or less, owners only, per its rules | Do not promise pet rights you have not read |
Evacuation zone | A | A | Equal |
Ambassador wins for a buyer who wants a newer, mid-sized, single-size-class building in a lower flood-map class, between two county beach accesses, and who will do the document work this page describes. Casa Bonita Grande wins for a buyer who wants documents to read before an offer, a documented rental minimum and a choice of plans. Each window holds fewer than 10 sales, so we compare prices as directions and never as a ranking. We do not price an Ambassador home off Casa Bonita Grande sales, because size, age, flood zone and floor plans differ, but we expect a buyer’s agent to cite them, so we have the answer ready.
If your buyer’s priority is | Look first at | Why, from the record |
|---|---|---|
The newer building | Ambassador | Built 1982 against 1976 |
A lower flood-map class | Ambassador | AE 11 against VE 13 |
Documents to read before the offer | Casa Bonita Grande | Declaration and rules are summarized on our guide |
A choice of floor plans | Casa Bonita Grande | Four plans against one size class |
A verifiable rental policy today | Casa Bonita Grande | 30-day minimum documented |
A lower recent entry price | Ambassador | $712,500 against $900,000 |
Buyers can call Marc at (239) 287-5873 or see how we represent buyers and our Ambassador buyer’s guide. Other strip neighbors a buyer may weigh are Seascape, Bonita Beach and Tennis Club and The Egret.
Selling an Ambassador at Bonita Beach condo costs roughly 4.1 to 6.6 percent of the price at $1,147,000 and 4.2 to 6.7 percent at $712,500, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is $46,688.50 to $75,363.50 and $29,893 to $47,706, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)
The figures are estimates, not a settlement statement. Commission is negotiable and not set by law, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, and you can replace either with your own number. Both prices are real Ambassador sales: $1,147,000 is the December 2025 price, the highest in the qualified file, and $712,500 is the April 2026 price, the newest. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million, and in Lee County the seller customarily pays both, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill and the closing date are not known, and the proration is the days you owned the home in the tax year divided by 365, times the annual bill.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $1,147,000 | December 2025 recorded price |
Listing commission, 2.75% | -$31,543 | 2.75% of $1,147,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$28,675 | 2.5% of $1,147,000 |
Deed documentary stamp tax | -$8,029 | 11,470 units of $100 at $0.70 |
Owner’s title policy | -$5,442.50 | $575 plus $4,500 plus $367.50 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Ambassador estoppel certificate | -$299 | Current adjusted fee for a current account |
Estimated total costs, with buyer-agent compensation | -$75,363.50 | 6.57% of price |
Estimated net before payoff, with buyer-agent compensation | $1,071,636.50 | $1,147,000 minus $75,363.50 |
Estimated total costs, without buyer-agent compensation | -$46,688.50 | 4.07% of price |
Estimated net before payoff, without buyer-agent compensation | $1,100,311.50 | $1,147,000 minus $46,688.50 |
The same assumptions apply, at the price of the newest qualified Ambassador sale, April 2026.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $712,500 | April 2026 recorded price |
Listing commission, 2.75% | -$19,594 | 2.75% of $712,500, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$17,813 | 2.5% of $712,500, rounded to the dollar |
Deed documentary stamp tax | -$4,987.50 | 7,125 units of $100 at $0.70 |
Owner’s title policy | -$3,637.50 | $575 plus $3,062.50 on the $612,500 above $100,000 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Ambassador estoppel certificate | -$299 | Current adjusted fee for a current account |
Estimated total costs, with buyer-agent compensation | -$47,706 | 6.70% of price |
Estimated net before payoff, with buyer-agent compensation | $664,794 | $712,500 minus $47,706 |
Estimated total costs, without buyer-agent compensation | -$29,893 | 4.20% of price |
Estimated net before payoff, without buyer-agent compensation | $682,607 | $712,500 minus $29,893 |
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Ambassador sellers should ask the question. The 20 sales dated from February 1982 to September 1983 ran from $123,000 to $165,000, and a home first recorded at $137,000 in March 1983 sold again for $712,500 in April 2026, a difference of $575,500 over about 43.1 years. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.
List if your home is in marketable condition and you can be live before winter; take an investor cash offer only when the home needs work an insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Ambassador has features that change the comparison: four recorded sales in five years and a document record that is not public. A buyer who pays cash still wants the budget, the flood file and the insurance answers.
Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
Full listing | Highest, tested by the market | Not published for Ambassador | Commission, stamp tax, title and prorations | A price that ignores your home’s line, floor and condition | A home in marketable condition with time |
Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work or a fast close |
Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures and, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free Ambassador valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from your own home’s recorded chain and its nearest like sales, adjusted for size, line, floor, condition, garage, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the roll’s recent recorded sales, the fee stack your buyer inherits, a net sheet at the price the record supports and our answer to the two-manager and delinquent-flag questions.
Jesse McGreevy is a top-reviewed Ambassador listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
These are the questions Ambassador owners ask us most often before they list, answered from the Lee County sale record, the state’s corporate and condominium records and Florida law. The building background is in our Ambassador guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s recorded chain and its nearest like sales, order the estoppel and the Section 718.503 package, prepare flood and insurance answers, confirm who manages the building, and list in the fall or winter. We send a net sheet first, and the free valuation is the place to start.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 119 qualified Ambassador sales since 1982, and one of us negotiates every offer.
The county file gives a range: four qualified sales in the last 60 months from $712,500 to $1,147,000, and eleven recorded sales since September 2021 from $550,000 to $1,450,500. Your value depends on line, floor, size, condition and documents, so we use your nearest like sale, not a median.
$712,500 on 14 April 2026 for 1,203 square feet, and $1,147,000 on 29 December 2025 for 1,253 square feet. Before them came $970,000 on 1 September 2023 and $1,004,000 on 24 July 2023, both for 1,253 square feet. These are county recorded prices, not Southwest Florida MLS closings.
No window of 12, 24, 36 or 60 months holds ten qualified sales, so a median would describe two to four sales and not a market. We state $987,000 only as the median of these 4 sales. An all-history median would mix 1980s prices with 2026 prices, so we do not publish one.
By the county roll, 18 homes are 1,203 square feet, 2 are 1,213, 36 are 1,253 and 4 are 1,263, a total of 74,240 and a mean of 1,237.3. Every home is within 60 square feet of the others, so a buyer compares line, floor and condition more than plan.
About 4.1 to 6.6 percent of the price at $1,147,000, or $46,688.50 to $75,363.50, and 4.2 to 6.7 percent at $712,500, or $29,893 to $47,706, before any mortgage payoff. The range depends on commission and buyer-agent compensation, both negotiable.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million. That is $5,442.50 on $1,147,000 and $3,637.50 on $712,500, customarily paid by the seller in Lee County.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, which can no longer be advertised on the MLS since 17 August 2024. We put your choices and their effect on your net on paper first.
The association must issue it within 10 business days of a request under Section 718.116. The fee is up to $299, up to $119 more if expedited and up to $179 more where the account is delinquent, as the Florida DBPR publishes. It is effective for 30 days by hand or email and 35 by mail.
Under Section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone summary, and the reserve study or a statement that none is complete, at the seller’s expense. Delivering the package with the offer starts the buyer’s review clock early.
Under the statute’s standard contract language, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. The right ends at closing. We deliver the package with the offer and record the date.
They are not published. The only public figure is the state’s annual fee of $240 for 60 units, paid by the association. The assessment and any capital contribution or transfer fee come from the budget and the estoppel certificate, so we order both before we list.
We found no public special assessment notice for Ambassador, which does not mean none exists, because the association posts nothing that we could find. The estoppel and the budget show any assessment in effect. Florida requires a special assessment notice to state its purpose, and a seller should disclose one at the first showing.
Two public records disagree: the state’s condominium extract names Suitor and Associates in Fort Myers, and the Sunbiz filings of 2025 and 2026 name Cambridge Management in Bonita Springs. The estoppel certificate names the manager that issues it, so ask for that in writing before you list.
The state’s extract lists Ambassador as approved and delinquent, which we read as the 2026 annual fee of $240 not yet shown as paid. Section 718.501 says an association that has not paid cannot maintain or defend a court action until it does. Ask the manager for the receipt and keep a copy for your buyer.
Yes. FEMA returned Zone AE with a base flood elevation of 11.0 feet at all five points we tested on 1 October 2026, on panel 12071C0651G effective 17 November 2022, and Lee County places the building in Evacuation Zone A and surge zone 1.
A buyer’s insurer may ask for one, and we found none for Ambassador. A licensed surveyor prepares it, and having it before you list answers the flood question for every buyer at once. FEMA’s map is regulatory and does not say whether your home is above or below the base flood elevation.
We do not know. Two USGS marks at Bay Harbour II, about 264 meters away, read 11.3 and 12.2 feet, which implies roughly 3.75 to 4.05 feet above bare ground at the lower mark by our arithmetic, but no Ambassador document describes the building’s own damage.
Yes. Section 689.302 requires a flood disclosure at or before the contract, stating whether you know of flood damage during ownership, have filed a flood insurance claim or have received assistance for flood damage, including from FEMA. Answer accurately and keep the paperwork.
Probably. The statute applies to condominium buildings of three or more habitable stories, and the unit numbering implies ten residential floors, which is our inference. A 1982 building reached 30 years in 2012, so the inspection and reserve study dates have passed, and the contract carries a conspicuous statement about them.
Not public, so we cannot say. No Ambassador summary or study is posted that we found. Ask the manager for the milestone summary, any Phase 1 or Phase 2 report, the reserve study and the budget’s reserve line, and give them to your buyer early.
The association’s wind and flood carriers, limits and premiums are not published. A master policy does not cover everything inside a home, so owners typically carry an HO-6 policy. The estoppel lists the association’s insurance contacts, and FEMA’s condominium building limit for 60 units is at most $15,000,000.
The association has published no leasing rules we could find, so read the declaration. On top of that, Section 509.242 requires a state license for rentals under 30 days more than three times a year, Lee County levies a 5 percent tourist tax, and the City’s rental permit appears to exempt condominiums of more than six units.
We found no approval clause because the declaration and rules are not posted. The estoppel must say whether the board approves a transfer or holds a right of first refusal, so read that line before you list, because approval time can move your closing date.
The record cannot say: 23 qualified sales since 2009 spread across nine months, with 5 in March and none in January, June or November. We would list in the fall so the home is live and documented when winter buyers arrive, and that is judgment, not a statistic.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Ambassador closings in the 12 months to that date, too few for a median. One sold after 94 days on market, and the MLS records no days on market for the other. Across the 60 months, the 8 closings that carry a figure took from 9 to 132 days. After a contract come the inspection period, the lender and insurer reviews and the estoppel, and we set review dates at three and eight weeks.
Sell by owner only if you already have a buyer and know your disclosure duties under Sections 718.503 and 689.302. Take a cash offer only when the home needs work an insurer or lender would not accept or you must close fast, and compare it with a net sheet.
Possibly not. Under Section 121, as the IRS explains in Topic 701, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly, on a main home you owned and used for 2 of the 5 years before the sale. A second home or rental does not qualify the same way.
We start from your own home’s recorded chain and heated size, adjust from the nearest like sale, and use the roll’s eleven recent sales, the strip’s Gulf-side sales and your documents as context. We say plainly which evidence is thin, and we do not average sales across four decades.
Ambassador has 60 newer homes in one size class, a lower flood-map class (AE 11 against VE 13) and four sales in 60 months from $712,500 to $1,147,000. Casa Bonita Grande has 54 older homes, four plans, readable documents and three sales from $900,000 to $1,010,000.
No. This page is about the Ambassador condominium at 26300 Hickory Blvd on Little Hickory Island, the only Ambassador condominium on the Bonita Beach strip. Other Ambassador properties, hotels and a bridge share the name elsewhere in Florida and beyond.
Property tax is prorated at closing, and Section 689.261 requires a summary warning the buyer not to rely on your current taxes, because a change of ownership can reset an assessment. We show the formula and no dollar figure, because we do not have your bill.
Usually yes. Many sellers close by power of attorney or remote notarization, and the title company tells you which method it accepts. The estoppel, the document package and the showing logistics can be handled without a visit, and we coordinate those steps for owners who are not in Florida.
Request one on our valuation page or jump to the valuation section of this page. Call Jesse direct at (239) 898-6072 and we will send a value built from your own home’s record, with a net sheet at the price it supports and no obligation to list.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a state filing must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a home priced off the highest sale instead of its own size, a document package handed over after the contract, and a management question nobody checked until the buyer’s attorney did. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach the inspection period.
Our Bonita Beach community page covers the strip, and the guides for Seascape and Bay Harbor Club show how other buildings are described. If you own elsewhere in the city, start with our Bonita Springs seller’s guide.
If you are thinking of selling an Ambassador condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and document package the day you list, and answers the buyer’s management, flood and reserve questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Ambassador at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Ambassador, Casa Bonita Grande, Seascape, Bay Harbor Club, or Sea Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Ambassador sold record, last 60 months: 4 qualified sales, $712,500 to $1,147,000, the newest on 14 April 2026, and 119 qualified sales in all since 1982, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 9 closings in the 60 months to that date, from $650,000 to $1,450,500, and 2 in the last 12 months. The two sources count sales differently. Few Ambassador homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Ambassador at Bonita Beach home valuation and we will send a value built from your own home’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Ambassador realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Ambassador, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the Ambassador corporate record, the state’s condominium record, the FEMA flood map at five points around the building, the USGS Hurricane Ian marks and every qualified Ambassador sale on the Lee County record. We tracked every one of the 119 Ambassador sales in the county record since 1982, which is complete from 2009 and partial before.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling an Ambassador condo? Get a free Ambassador home valuation, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Ambassador.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records, the association’s Sunbiz filings, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
These official documents are the ones an Ambassador seller should have in hand before listing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | Why an Ambassador seller needs it | Link |
|---|---|---|---|---|
Sunbiz annual report, The Ambassador Condominium of Bonita Beach Association, Inc. | Florida Division of Corporations | Filed 5 March 2026 | The registered agent, mailing address and five officer and director positions on file | |
Condominium estoppel certificate fee schedule | Florida DBPR | Current posting | The inflation-adjusted fee amounts for the estoppel certificate | |
Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation a buyer’s renovation plan meets | |
Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package, the 7-day cancellation language and the milestone statement | |
Florida Statute 718.116, Assessments and Estoppel | Florida Legislature | Current statute | What the association’s estoppel must state and when it is due | |
Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; Ambassador county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Ambassador condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.