We price your Bay Harbor Club condo from the recorded sales in your tower and have the dock, estoppel and document package ready 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; Southwest Florida MLS figures not available at time of publishing (checked 2026-10-01)
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to a Bay Harbor Club at Bonita Beach condo, one of the 103 residences in the two-tower condominium at 26225 and 26235 Hickory Blvd, described in full in our Bay Harbor Club at Bonita Beach guide. It is Bay Harbor Club of Bonita Beach on Little Hickory Island, in the Bonita Beach strip of Bonita Springs, and not Bay Harbor at Bonita Bay, the inland neighborhood, or the Bay Harbor Islands and Seminole condominiums that share the name in search suggestions.
If you own one of the condos, this page gives you every qualified sale of the last 24 months, the repeat sales since 2009, the dock, insurance, flood and document questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets.
The Lee County Property Appraiser and the Florida Department of Revenue sale files record 12 qualified Bay Harbor Club sales in the 24 months since October 2024, at a median of $555,000, from $450,000 to $750,000, and a median of $412.64 per heated square foot. Twenty-four months is the shortest window with ten or more sales, because the 12-month window holds 6. All 12 are the same 1,345 square foot, two-bedroom, two-bath plan, so the spread from $450,000 to $750,000 is not size, and the page shows what the record can and cannot say about it. These are county records and not Southwest Florida MLS closings. Information not available at time of publishing (checked 2026-10-01).
To sell a Bay Harbor Club condo in 2026, price it from recorded sales of the same 1,345 square foot plan, adjusted for dock, view and lanai, not from the 24-month median, and assemble the estoppel, milestone and reserve study answers and storm file before the first showing, because buyers and lenders read those first.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bay Harbor Club is an unusual building to price because the floor plan does not vary. County records show 102 of the 103 residences at exactly 1,345 heated square feet and one combined residence of 2,718, so a buyer’s agent comparing your condo with the last sale is comparing the same square footage on a different floor, with or without a dock, with a different view and a different lanai. Nine of the 12 sales in the last 24 months fall between $450,000 and $585,000, and three between $740,000 and $750,000, with nothing in between.
These are the facts about selling a Bay Harbor Club condo that matter most in October 2026, each drawn from the Lee County recorded sales, the City of Bonita Springs permit file, the state’s records and Florida law, with the window and count beside every price.
This seller’s guide runs from the recorded market to the pricing method, the dock, fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link below jumps to its section, grouped in five parts.
The Market and the Record: How Do I Sell My Bay Harbor Club at Bonita Beach Condo in 2026? · Why List Your Bay Harbor Club at Bonita Beach Condo With McGreevy and Comisar? · What Is the Bay Harbor Club at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Bay Harbor Club at Bonita Beach Condos Sell For? · Have Bay Harbor Club at Bonita Beach Owners Sold for More Than They Paid? · A Bay Harbor Club at Bonita Beach Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bay Harbor Club at Bonita Beach Condo? · What Raises or Lowers the Price of a Bay Harbor Club Condo on Bonita Beach? · What Does a Deeded Dock Add When You Sell a Bay Harbor Club Condo? · What Fees Will Your Bay Harbor Club at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Bay Harbor Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bay Harbor Club Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Bay Harbor Club? · Which Rules Affect a Bay Harbor Club Condo Sale? · When Is the Best Time to Sell a Bay Harbor Club Condo?
Marketing, Negotiation and Your Options: How Do We Market a Bay Harbor Club at Bonita Beach Condo? · How Do We Negotiate a Bay Harbor Club Condo Contract? · Bay Harbor Club vs Sea Isles: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Bay Harbor Club at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Bay Harbor Club at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bay Harbor Club Condo Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Bay Harbor Club at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bay Harbor Club 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. Bay Harbor Club owners hire us because we price from the nearest like condo in the county record, assemble the dock, document and storm file early, and negotiate every offer ourselves.
We lead Domain Realty Group, whose team has 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 Bay Harbor Club. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked all 79 qualified Bay Harbor Club sales the county file holds from 2009 on, the county’s record on each residence, the City’s permit file for both towers, the FEMA flood layers, the USGS Hurricane Ian marks surveyed in the building and the state’s condominium records. It is why our first question to an owner is which tower, whether the condo has a dock, which way it faces and what has been done to it since the storm.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a docked condo from an undocked one without saying so, quote a fee the association has not published, or write “direct Gulf access” about a basin behind a fixed bridge with a charted 10 foot clearance.
Our own Bay Harbor Club closing history is not part of this page, and we do not imply a Bay Harbor Club sale, listing or representation. Information not available at time of publishing (checked 2026-10-01).
The Bay Harbor Club condo market is small and thinly recorded. The county file holds 12 qualified sales in the 24 months since October 2024 at a $555,000 median, 6 of them in the last 12 months, and one in the three years of 2022 to 2024.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county sale file leads this page because it is the one complete public record we could read in full on 1 October 2026. The roll keeps each condo’s last four sales and the state files add every recorded sale from 2009, so the record is complete from 2009 and partial before. It holds no qualified sale dated 2022 or 2023 and one dated 2024, on 8 May, which leaves an appraiser few post-Ian comparables. Our Bay Harbor Club at Bonita Beach guide carries the buyer’s version of the same record.
We widen the window until it holds ten or more sales, and every figure names its window and count. A median of fewer than ten sales is written only as the median of those sales. For an even count the median is the mean of the middle two sales, so the 24-month median of $555,000 is the mean of $550,000 and $560,000.
| County window to 1 October 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months, since October 2025 | 6 | $550,000, the median of these 6 sales | $450,000 to $745,000 | $408.92, the median of these 6 sales |
| 24 months, since October 2024 (first window with 10 or more) | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| 36 months, since October 2023 | 13 | $560,000 | $450,000 to $750,000 | $416.36 |
| 60 months, since October 2021 | 15 | $575,000 | $450,000 to $1,350,000 | $427.51 |
| All recorded history, first sale 1984 | 208 held in the file | not stated as a price signal | not stated | not stated |
The 60-month window adds two November 2021 sales: a 1,345 square foot condo at $699,000 and the one combined residence of 2,718 square feet at $1,350,000, which is why its high is $1,350,000. We do not price an ordinary condo from the combined residence. Every other sale in the four windows is the same 1,345 square foot, two-bedroom, two-bath plan.
The MLS is where days on market, sale-to-list and today’s listings live, and it is the yardstick your listing competes against. Information not available at time of publishing (checked 2026-10-01). That covers every MLS-derived Bay Harbor Club figure: closed sales, days on market, sale-to-list, active and pending listings and months of supply. We do not estimate them from the county record, and each is on our backfill list.
Each median is in its own county window, from the same index, so read the comparison as directional.
| Association | County window | Qualified sales | Median | Range | Median per heated sq ft | Units |
|---|---|---|---|---|---|---|
| Bay Harbor Club | 24 months since October 2024 | 12 | $555,000 | $450,000 to $750,000 | $412.64 | 104 (state record), 103 on the roll |
| Bonita Beach Club | 24 months since October 2024 | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | 198 (state record) |
| Seascape | 60 months since October 2021 | 10 | $592,500 | $370,000 to $850,000 | $568.39 | 136 (state record) |
| Sea Isles | 60 months, fewer than 10 | 8 | the median of these 8 sales is $610,000 | $395,000 to $833,000 | see the Sea Isles guide | 84 (state record) |
| Bonita Beach and Tennis Club | 12 months since October 2025 | 20 | $280,000 | $199,900 to $425,000 | $551.18 | 360 (state record, five projects of 72) |
Bay Harbor Club has the lowest rate per heated square foot of the four associations here that reach ten sales, $412.64 against $551.18 to $608.61, and a median below Seascape and Bonita Beach Club and above the Tennis Club. Rates move with unit size, so we do not read the gap as a discount on the same product.
Bay Harbor Club condos sold for $450,000 to $750,000 in the 24 months to 1 October 2026, and the six sales since October 2025 ran $450,000 to $745,000. Nine of the 12 sold between $450,000 and $585,000 and three between $740,000 and $750,000, with nothing recorded between $585,000 and $740,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; heated square feet as the county records them)
Every sale is below, by building address and with no unit numbers. The last column says whether the county’s extra-feature record shows a deeded boat dock, from the dock list in our guide.
| Recorded | Building address | Beds and baths | Heated sq ft | Price | $ per sq ft | Deeded dock on the county record |
|---|---|---|---|---|---|---|
| 4 April 2025 | 26225 Hickory Blvd, Phase I | 2 and 2 | 1,345 | $515,000 | $382.90 | Yes |
| 15 April 2025 | 26225 Hickory Blvd, Phase I | 2 and 2 | 1,345 | $750,000 | $557.62 | Yes |
| 17 April 2025 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $535,000 | $397.77 | No |
| 25 April 2025 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $585,000 | $434.94 | No |
| 28 July 2025 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $560,000 | $416.36 | Yes |
| 29 September 2025 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $550,000 | $408.92 | No |
| 29 January 2026 | 26225 Hickory Blvd, Phase I | 2 and 2 | 1,345 | $525,000 | $390.33 | No |
| 12 February 2026 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $575,000 | $427.51 | Yes |
| 23 February 2026 | 26225 Hickory Blvd, Phase I | 2 and 2 | 1,345 | $740,000 | $550.19 | Yes |
| 11 May 2026 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $450,000 | $334.57 | No |
| 28 May 2026 | 26225 Hickory Blvd, Phase I | 2 and 2 | 1,345 | $745,000 | $553.90 | No |
| 16 June 2026 | 26235 Hickory Blvd, Phase II | 2 and 2 | 1,345 | $500,000 | $371.75 | No |
Together the 12 sales total $7,030,000, a mean of $585,833 against the $555,000 median. Five sales are in the Phase I tower at 26225 Hickory Blvd and seven in the Phase II tower at 26235. Read by tower, the seven Phase II sales ran $450,000 to $585,000, the median of these 7 sales being $550,000, while the five Phase I sales ran $515,000 to $750,000, the median of these 5 sales being $740,000. All three sales at $740,000 or more are in Phase I, and so are the two lowest Phase I sales at $515,000 and $525,000, so the tower is not the whole answer either.
Most Bay Harbor Club owners who bought and sold since 2009 sold for more. Of 19 repeat pairs with both sales dated 2009 or later, 18 gained and one sold lower, at a median of +20.3 percent over 3.95 years. Seven earlier pairs that began with a 2003 to 2008 purchase split three lower and four higher.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; repeat sales of the same condo, qualified sales only)
A repeat pair is two consecutive qualified sales of the same condo, both dated 2009 or later, where the record is complete. A qualified-only pair can skip a transfer the county did not accept. The median annual change of the 17 pairs held a year or more is +4.22 percent, and the two held under a year are not annualized.
| Building address | Owner bought | Owner sold | Hold, years | Change | Per year |
|---|---|---|---|---|---|
| 26225 Hickory Blvd, Phase I | May 2013, $460,000 | July 2015, $570,000 | 2.20 | +23.9% (+$110,000) | +10.24% |
| 26235 Hickory Blvd, Phase II | May 2011, $409,000 | August 2015, $487,000 | 4.22 | +19.1% (+$78,000) | +4.22% |
| 26235 Hickory Blvd, Phase II | December 2012, $320,000 | June 2016, $290,000 | 3.49 | -9.4% (-$30,000) | -2.78% |
| 26235 Hickory Blvd, Phase II | March 2014, $495,000 | September 2016, $585,000 | 2.54 | +18.2% (+$90,000) | +6.81% |
| 26235 Hickory Blvd, Phase II | September 2016, $585,000 | September 2017, $612,000 | 1.03 | +4.6% (+$27,000) | +4.46% |
| 26235 Hickory Blvd, Phase II | January 2014, $485,000 | July 2018, $710,000 | 4.47 | +46.4% (+$225,000) | +8.90% |
| 26235 Hickory Blvd, Phase II | September 2017, $612,000 | December 2018, $620,000 | 1.23 | +1.3% (+$8,000) | +1.06% |
| 26225 Hickory Blvd, Phase I | November 2016, $585,000 | May 2019, $625,000 | 2.46 | +6.8% (+$40,000) | +2.73% |
| 26235 Hickory Blvd, Phase II | December 2018, $620,000 | October 2020, $730,000 | 1.79 | +17.7% (+$110,000) | +9.57% |
| 26235 Hickory Blvd, Phase II | November 2016, $510,000 | October 2020, $590,000 | 3.95 | +15.7% (+$80,000) | +3.76% |
| 26225 Hickory Blvd, Phase I | May 2009, $499,000 | October 2020, $675,000 | 11.42 | +35.3% (+$176,000) | +2.68% |
| 26225 Hickory Blvd, Phase I | July 2013, $485,000 | March 2021, $523,000 | 7.62 | +7.8% (+$38,000) | +1.00% |
| 26225 Hickory Blvd, Phase I | July 2009, $415,000 | April 2021, $580,000 | 11.73 | +39.8% (+$165,000) | +2.90% |
| 26225 Hickory Blvd, Phase I | October 2020, $565,200 | September 2021, $679,900 | 0.84 | +20.3% (+$114,700) | not annualized |
| 26235 Hickory Blvd, Phase II | April 2015, $425,000 | November 2021, $699,000 | 6.59 | +64.5% (+$274,000) | +7.85% |
| 26225 Hickory Blvd, Phase I | November 2012, $430,000 | April 2025, $750,000 | 12.38 | +74.4% (+$320,000) | +4.60% |
| 26235 Hickory Blvd, Phase II | February 2013, $285,000 | April 2025, $535,000 | 12.17 | +87.7% (+$250,000) | +5.31% |
| 26225 Hickory Blvd, Phase I | April 2025, $515,000 | February 2026, $740,000 | 0.89 | +43.7% (+$225,000) | not annualized |
| 26225 Hickory Blvd, Phase I | June 2018, $560,000 | May 2026, $745,000 | 7.97 | +33.0% (+$185,000) | +3.65% |
Three gains reached $250,000 or more before selling costs: $320,000, $274,000 and $250,000. The one pair that sold lower is the December 2012 purchase at $320,000 that sold in June 2016 at $290,000, a loss of $30,000 or 9.4 percent. The median hold is 3.95 years and the median dollar gain $110,000. Fifteen of the 19 pairs ended before Hurricane Ian, and nothing in the record shows what the owners paid in assessments or repairs.
Seven pairs begin with a purchase between 2003 and 2008 and end after 2009. Three sold lower, by 29.4, 34.7 and 9.8 percent, which is $240,000, $230,000 and $50,000, and four sold higher, by 6.7 to 31.7 percent. The pre-2009 file is partial, so these are consecutive entries and not proof of an owner’s whole hold.
Every pair that sold in 2018 or later sold higher. Short holds vary: one condo gained $225,000 in under a year and another, held 1.23 years, gained $8,000, which sale costs at the rates in the cost section would exceed. Request a free Bay Harbor Club valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.
A clear Bay Harbor Club sale to walk through is a 1,345 square foot, two-bedroom, two-bath, docked condo at 26225 Hickory Blvd, Phase I, that the county records selling for $515,000 on 4 April 2025 and $740,000 on 23 February 2026. It shows what a quick resale gained on paper and what a seller should subtract.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales for one Phase I condo, read 1 October 2026; sale costs are our estimates at the rates named in the cost section)
We use the county’s public record for this one condo and leave the unit number and the owners out. The record gives dates, prices, size and bedrooms, and nothing about condition, floor, view, financing, commission, credits or association charges.
The first qualified sale was $515,000 on 4 April 2025 and the second $740,000 on 23 February 2026, a gain of $225,000 or 43.7 percent over 0.89 years. The 2026 price is $550.19 a heated square foot against the 24-month median of $412.64. The record does not say whether the owner renovated or why the resale was so much higher, and we would not assume the gain repeats.
We do not know what this seller paid in commission or spent on the condo, so the arithmetic uses the rates in our cost section: a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, documentary stamp tax of $5,180 (7,400 units of $100 at $0.70), an owner’s title policy of $3,775 ($575 plus $640,000 at $5.00 per $1,000), search and settlement of $1,200, a lien search of $175 and an estoppel of $299.
| Line | Without buyer-agent compensation | With 2.5% buyer-agent compensation |
|---|---|---|
| Sale price | $740,000 | $740,000 |
| Listing commission, 2.75% | $20,350 | $20,350 |
| Buyer-agent compensation, 2.5% | $0 | $18,500 |
| Documentary stamp tax | $5,180 | $5,180 |
| Owner’s title policy | $3,775 | $3,775 |
| Search, settlement, lien search, estoppel | $1,674 | $1,674 |
| Estimated costs | $30,979 (4.19%) | $49,479 (6.69%) |
| Estimated proceeds before any mortgage payoff | $709,021 | $690,521 |
| Against the $515,000 paid in 2025 | +$194,021 | +$175,521 |
Before property tax, assessments, insurance, interest and improvements, a gross gain of $225,000 became $175,521 to $194,021, which is why an owner should see a net sheet at the price a valuation supports and not at the last price in the record.
We do not claim this sale or any other Bay Harbor Club sale. To see this walk-through for your condo, request a free Bay Harbor Club valuation or call Jesse direct at (239) 898-6072. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the buyer’s side of this market is in our Bay Harbor Club buyer’s page.
We price a Bay Harbor Club condo in four steps: match the record to your tower and plan, adjust for dock, view code, lanai and condition, test the result against what a buyer’s lender and insurer will read, and set a price with a written review date. The answer is a range from your own twins, not a median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record is thin and the condos are alike: 12 qualified sales in 24 months for 102 condos of one plan, so a buyer’s agent will line yours up against each of them.
The seven Phase II sales at 26235 Hickory Blvd ran $450,000 to $585,000, and the five Phase I sales at 26225 ran $515,000 to $750,000, three of them at $740,000 or more. If you own the combined residence of 2,718 square feet, the only record is the $1,350,000 sale of November 2021, and we would not price an ordinary condo from it or the reverse.
The seven Phase II sales sit $450,000, $500,000, $535,000, $550,000, $560,000, $575,000 and $585,000, a $135,000 spread. The five Phase I sales sit $515,000, $525,000, $740,000, $745,000 and $750,000, with a $215,000 gap in the middle. A condo that resembles the two lowest Phase I sales is priced from them, and one that resembles the three highest from those.
The county records a dock, a view code and a lanai type for every condo, and it does not record floor, orientation, interior condition, which storm work was done or what the association has assessed. We adjust from your condo and your documents and show a buyer’s agent the reasoning line by line.
A price must survive the buyer’s lender, insurer and inspector, so we test it against the budget, the reserve study or the statement that none is complete, the milestone answer and any open assessment, and against the Bay Harbor Club listings a buyer will see beside yours. Active and pending listings, their list prices and days on market come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). We show them on your valuation and set a review date, usually three weeks after the first showing.
No. The Property Appraiser’s 2026 preliminary roll puts the median unit at $427,096 of just value, 27.3 percent below the $587,618 of the 2025 final roll, and the 2026 figure is not certified. An assessment is a tax figure and the recorded sales are the market.
Ready for the range for your own condo? Request a free Bay Harbor Club valuation or call Jesse direct at (239) 898-6072.
Five things move a Bay Harbor Club condo’s price beyond its size, which is the same for 102 of 103 residences: the tower, the view code, the glass lanai, the building’s milestone and reserve study answers and the storm history. The dock has its own section.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; City of Bonita Springs permit file and Florida DBPR records read 1 Oct 2026)
Phase I at 26225 has 51 residences, because two units were combined into one, and Phase II at 26235 has 52, per the county’s unit records as our guide counts them. In the last 24 months the median of the 5 Phase I sales is $740,000 and the median of the 7 Phase II sales is $550,000. The county’s view codes give Phase I 36 bay-view condos of 51 and Phase II 26 of 52, which is consistent with the gap and does not prove it.
The county classes 62 residences as bay view, 29 as obstructed and 12 as parking view, by tower 36, 11 and 4 in Phase I and 26, 18 and 8 in Phase II, and none as Gulf-front, because both towers are east of Hickory Blvd. A buyer stands in the condo at the time of day the offer is made, so we describe what they will see and tell you which code the county gives your condo.
The county records a 520 square foot glass-enclosed lanai on 39 residences, 24 in Phase I and 15 in Phase II, and a screened balcony on 64. The lanai raises the gross area to 1,865 square feet but not the 1,345 heated square feet that every recorded price per square foot uses, so we describe it as space beside the heated area. We publish no lanai premium, because the 12 sales do not isolate one.
The roll gives 1983 for Phase I and 1984 for Phase II, and the county’s property record cards give 1983 for both. Florida requires a milestone inspection and a structural integrity reserve study for condominium buildings of three or more habitable stories: for buildings that reached 30 years before 1 July 2022 the initial inspection was due before 31 December 2024, and the reserve study by 31 December 2025. Neither is published for Bay Harbor Club, so a seller who holds both shortens a buyer’s diligence.
The City finaled a restoration on 24 April 2025 and two new flat roofs on 26 February 2024, and two flood mitigation panel permits from August 2025 were still open at our August 2026 read. For tax year 2023 the county assessed every residence at the same $73,235, a tax record as of 1 January 2023 and not an association assessment. A buyer will ask what was repaired, assessed and left open, and a clear written answer is worth more than a lower price.
A deeded dock is the one feature that splits Bay Harbor Club in two. The county records a dock on 50 of the 103 residences and none on 53, as a property interest on the condo’s own parcel. The recorded sales cannot yet put a price on it.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; Lee County Manatee Protection Plan, NOAA Coast Pilot 5, association website, read 1 Oct 2026)
Fifty of the 103 unit parcels carry the county’s extra-feature line for a condominium dock basin, base year 1995: 26 in Phase I and 24 in Phase II. Seven recorded legal descriptions name a dock number. The association’s site says 50 docks for vessels up to 30 feet, and the Lee County Manatee Protection Plan counts 48 wet slips, an older regulatory count. We use 50 because two current sources agree. The county also records ten boat lifts and a 1,728 square foot pier on the common-element parcel, and whether every dock is appurtenant to a unit is a declaration question we could not read.
No, and a listing should not say so. The docks are on a basin off Hogue Channel, and the route to the Gulf runs under a fixed highway bridge with a charted vertical clearance of 10 feet, through Big Hickory Pass, which the federal Coast Pilot says is marked by private daybeacons and calls for local knowledge.
Five of the 12 sales are docked condos, the median of these 5 sales being $575,000, and seven are not, the median of these 7 sales being $535,000, a $40,000 difference. But the docked sales include $750,000, $740,000 and $515,000 and the undocked include $745,000, so the record shows no dock premium on its own. The county’s 2026 preliminary roll puts the median docked unit’s just value at $439,244 and the undocked at $417,020, or about 5.3 percent more, which is the assessor’s read and not the market’s.
In the first line of the listing, with the county’s extra-feature record, the recorded legal description and the vessel limit and bridge clearance. An undocked condo is described as undocked. Verify your dock against your parcel record before listing, because a list on a web page is not a title search.
A Bay Harbor Club buyer pays the association’s annual assessment, which the association has not published, plus property tax, their own insurance and any special assessment still owed. The association’s public website posts only clubhouse guidelines and a calendar sheet, so the budget, the fee and the estoppel are the only primary answers.
Data updated: October 2026 (Lee County Property Appraiser roll; Citizens Property Insurance 2026 approved rates, Lee County; Florida Statute 718.116; Florida DBPR estoppel fee schedule; retrieved 1 Oct 2026)
The buyer’s yearly cost is the number a lender builds first, and we print every figure the record gives, with its source.
| Layer | What the public record says | Period | Who pays | Source |
|---|---|---|---|---|
| Association assessment | Not published | Not published | Every owner, by share | Budget and estoppel certificate |
| Special assessments | None found in a public source | One time, if any | Owners | Estoppel certificate and association notices |
| Transfer fee, capital contribution, application fee | Not published | Not published | Per the declaration | Estoppel certificate |
| Property tax | County 2026 preliminary median just value $427,096, not certified; 2025 final median $587,618 | Annual | Owner | Lee County Property Appraiser and the section 689.261 summary |
| Unit owner insurance, Citizens, Lee County | HO-6 average $1,459 now, $1,356 approved; HW-6 average $2,617 now, $2,413 approved | Annual | Owner | Citizens 2026 rate filing |
| Estoppel certificate | Up to $299 for the certificate, up to $119 more if expedited and up to $179 more if delinquent | Per sale | Customarily the seller | Statute 718.116 and the DBPR fee schedule |
A buyer’s agent has no number to compare and will ask for one before the offer. Ask the manager for the current budget and the estoppel, state the fee in your listing from those documents and update it if the budget changes. The association’s site routes sales and rental inquiries to Cambridge Property Management of Southwest Florida.
No. The $73,235 for every unit in tax year 2023 is the county’s just value, a tax record. We found no public notice of a Bay Harbor Club special assessment, and absence from the public record is not proof that none was levied. Under Section 718.116 a buyer becomes jointly and severally liable with the seller for assessments that came due before the transfer, so the estoppel ledger is where that is answered.
The association insures the buildings under a master policy, and the owner insures the inside of the condo and personal property with a condominium policy, usually called an HO-6. A buyer’s insurer and lender will ask for the master policy, the flood coverage, the reserve study and any open assessment. Bay Harbor Club’s carriers and premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried 1 Oct 2026; Florida Office of Insurance Regulation quarterly data; Citizens Property Insurance 2026 rate filing; City of Bonita Springs Community Rating System notice of 21 November 2024; HB 913 (2025) staff analysis)
FEMA’s flood layer returns Zone AE, a base flood elevation of 11 feet NAVD88 and panel 12071C0651G, effective 17 November 2022, at probe points on both buildings. The City’s GIS layer shows 12 feet, and FEMA’s governs. The first flood map for the City and Lee County is dated 19 September 1984, and the City’s permit language calls the towers a “pre-FIRM nonconforming building.” The map does not say where a condo’s floor sits, and an elevation certificate does.
The City’s Community Rating System class stayed at 5 in a FEMA notice dated 21 November 2024, a 25 percent discount on National Flood Insurance Program premiums in the Special Flood Hazard Area. A residential condominium building policy is limited to the lesser of replacement cost or $250,000 times the number of units, so for 103 residences the ceiling is $25,750,000, about $184 per heated square foot of the 139,908 our unit counts imply. It carries a coinsurance penalty, and a shortfall becomes an assessment on owners. Bay Harbor Club’s flood policy is not published, so ask the manager for the declarations page.
Florida’s Office of Insurance Regulation data shows a statewide average premium per commercial residential condominium-association policy of $72,570 at the end of June 2022 and $147,381 at the end of June 2024, up 103 percent. Citizens’ 2026 filing averages increases of 7.7 percent for condominium association multiperil and 14.1 percent for wind-only; statewide averages say nothing about one association.
The House staff analysis of HB 913 says Citizens is prohibited from issuing policies to condominium associations or unit owners that have failed to comply with the milestone inspection and reserve study requirements, and Citizens held about three quarters of the Florida condominium unit-owner wind-only market in March 2026. We cannot say whether Bay Harbor Club has complied: the state’s public SIRS database lists one row for the association from July 2025 or later, with no content, and publishes no per-building milestone record.
The association’s budget, reserves, pending special assessments, insurance and litigation. The Lee County docket shows two circuit civil cases involving the association, one against its property carrier and one against its post-Ian restoration contractor, both disposed, although we could not run the business-name sweep that would show whether there are others. A complete package answers the lender’s questionnaire the first time.
The master policy declarations with the renewal date, the flood declarations page, the reserve study and milestone summary or the statement that neither is complete, the assessment ledger since September 2022, an elevation certificate if one exists, and your own HO-6 declarations page. We collect these before the photographer arrives, so request a free Bay Harbor Club valuation or call Jesse direct at (239) 898-6072.
A Bay Harbor Club condo seller must give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, budget and financial statement, milestone inspection summary where applicable, latest reserve study or a statement that none is complete, the Frequently Asked Questions document and the governance form, plus the flood disclosure. This is information, not legal advice.
Data updated: October 2026 (Florida Statutes 718.503, 718.111, 718.116, 689.302 and 689.261, read 1 Oct 2026; Florida DBPR estoppel fee schedule)
At Bay Harbor Club the seller is the buyer’s only route to the documents: the association’s public site, as we read it in August 2026, posts a clubhouse guideline and a calendar sheet and not the declaration, rules, budget or reserve study, and Section 718.111(12)(e)1 says an association need not give a purchaser more than the chapter requires.
Section 718.503(2) entitles a purchaser, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none is complete, and the Frequently Asked Questions document, plus the Division’s governance form. You order the package from the manager, so start early. The recorded declaration is in Lee County Official Records Book 1696, Page 227.
Each resale contract must contain in conspicuous type either a clause that the buyer received those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause that the agreement is voidable within 7 days after signing and receipt of the documents. A purported waiver has no effect and the right ends at closing.
For contracts entered into after 31 December 2024, Section 718.503(2)(e) requires a conspicuous statement that a milestone inspection or reserve study is required and not completed, is not required, or is acknowledged with a voidability clause. Your closing agent or attorney completes it from the manager’s answer, which we have not seen. You can sell with either unfinished; the statement gives the buyer a 7-day right.
A seller of residential property must give the buyer a flood disclosure at or before the contract. It states that homeowners’ policies do not cover flood and asks whether you know of flooding that damaged the property during your ownership, have filed a flood insurance claim, including under the National Flood Insurance Program, or have received assistance for flood damage, including from FEMA. Answer from your own records; a Zone AE designation is not an answer.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. Under Johnson v. Davis a seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect, such as water intrusion or a balcony slab-edge repair.
Under Section 718.116 the association must issue the estoppel 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 board approval requirement and the insurance contacts, and is effective for 30 days if hand delivered or emailed and 35 if mailed. The fee may be 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.
Buyers of Bay Harbor Club condos ask three things first: which FEMA zone the towers are in, what Hurricane Ian did here and what was repaired, and whether the work was permitted. The answers come from the flood map, the USGS survey and the City’s permit file, and a seller with a storm file removes the questions early.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks, Lee County evacuation layer and City of Bonita Springs permit file, queried or read 1 Oct 2026 and August 2026)
| Item | Finding |
|---|---|
| Flood zone, both towers | AE |
| Base flood elevation, FEMA | 11 ft NAVD88 (the City’s GIS layer shows 12 ft; FEMA’s layer governs) |
| FIRM panel | 12071C0651G, effective 17 November 2022 |
| City flood-insurance discount | Class 5, 25 percent, per the 21 November 2024 notice |
| Lee County evacuation zone | A |
| Hurricane Ian still water, USGS, stairwell at 26235 | 11.3 ft NAVD88, 5.00 ft above ground |
The USGS surveyed two marks at the 26235 tower on 13 October 2022: 11.3 feet NAVD88 on an excellent seed line inside the stairwell, flagged still water, and 12.2 feet on a fair line on an exterior wall, not flagged still water. The interior mark is 0.3 feet above the mapped base flood elevation. Regional surge numbers are analysis bands, so we use the surveyed mark and make no claim about the 26225 tower beyond the map.
The National Hurricane Center reported surge of 3 to 5 feet above ground for Helene in September 2024 from south of Englewood to Bonita Beach, and 4 to 6 feet for Milton in October 2024 through Bonita Beach. The one measured Milton mark near Bonita Beach is 6.8 feet NAVD88, about 4.5 feet below the Ian mark here. We found no Bay Harbor Club damage document for either storm.
The City’s file holds 444 permits across the two addresses. The building-wide record shows two Ian restoration permits finaled 24 April 2025, two re-roofs finaled 26 February 2024, fire pump replacements finaled 17 October 2023 and pool and spa work finaled 10 January 2024, plus demolition permits limited to ground level components and three balcony slab-edge repair permits. Unit permits suggest shutters more than impact glass: 60 shutter or awning permits across 50 residences against 3 window or door replacement permits, our inference. If you renovated since Ian, finaled permits for each trade are what a buyer’s agent asks for first.
Section 24-79 of the Bonita Springs code treats repair or improvement over five years that costs 50 percent or more of the building’s market value as a substantial improvement, counting impact windows, doors, shutters and code-compliant roofs for one year only. The City’s own handout of 3 November 2025 omits the cumulative language, and the code controls. An owner planning a large renovation should ask the City first.
Your flood-disclosure answers and any claim or assistance record, permits and invoices for repairs you made, the association’s notices since September 2022, an elevation certificate if one exists and the manager’s contact. The map does not say where your floor sits, so the file does.
Bay Harbor Club’s declaration, bylaws and rules are not posted on the association’s public pages, so a buyer reads them in the seller’s package. The rules that touch a sale are approval or transfer terms, leasing limits, pet and parking rules in the declaration, and the state, county and City short-rental rules, which apply on top of it.
Data updated: October 2026 (association public pages, Florida Statutes 509.242, 718.116 and 718.503, Florida Department of Revenue tourist development tax sheet, City of Bonita Springs rental permit page; read 1 Oct 2026)
A sale approval requirement, right of first refusal, transfer fee and capital contribution are not published. Section 718.116 requires the estoppel to state them, so request it early and read that line before you set a closing date.
Nothing we read states a minimum lease length. Section 509.242 treats a condominium unit rented more than three times a year for under 30 days as a vacation rental needing a state license, Lee County levies a 5 percent tourist development tax on rentals of six months or less, and as we read the City’s page condominiums of more than six units are exempt from the City rental permit, which you should confirm. Citizens’ 28 September 2023 bulletin ties wind-only eligibility to short-term rental frequency.
Pet rules are not published, and assistance animals are protected separately under federal fair housing law. County records show under-building parking, and none of the 103 recorded legal descriptions names a parking space, so we do not call it deeded; assignment is a declaration question. Give a buyer’s agent the pet and parking sections of the rules with the offer.
The county record points to spring: of the 79 qualified Bay Harbor Club sales recorded since 2009, 39 were recorded from March through June and only 15 from October through December. Listing in late fall or early winter puts a condo in front of buyers before that season.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; recording months, qualified sales since 2009)
We use recording month, when the deed was recorded and not when the buyer and seller agreed. Monthly counts are small, so we publish counts, and May is lifted by five sales recorded in May 2013 alone.
| Recording month | Qualified sales | Recording month | Qualified sales |
|---|---|---|---|
| January | 4 | July | 8 |
| February | 6 | August | 1 |
| March | 6 | September | 6 |
| April | 10 | October | 5 |
| May | 18 | November | 5 |
| June | 5 | December | 5 |
The Southwest Florida MLS gives the days a Bay Harbor Club condo takes to sell, which would turn the calendar into dates. Information not available at time of publishing (checked 2026-10-01). Without it we promise no timeline. As a plan, a condo listed in November is in front of buyers when the winter season opens, ahead of the busiest months in the record; one listed in May meets the thinner months, with 1 qualified sale recorded in August since 2009.
We market a Bay Harbor Club condo by building the paperwork first and the pictures second: the estoppel, budget, assessment ledger and flood and permit file are ready before the photographer arrives, and the listing states the dock, the view code and the lanai first. Then we place the condo on the Southwest Florida MLS and our own sites.
Data updated: October 2026 (NAR practice changes effective 17 August 2024; Southwest Florida MLS listing standards; Lee County Property Appraiser roll, index built 1 Oct 2026)
The tower and building address, the dock status with the county’s record and legal description, the view code and lanai type, the budget and reserve study or the statement that there is none, every special assessment notice and your ledger, the master policy declarations, the estoppel, the permit history, a list of what conveys and a one-page comparison to the nearest sales in your tower.
Professional photography and a floor plan, and honest statements about the view and the flood zone. The building has four pickleball courts, two tennis courts, two shuffleboard courts, a heated pool and two spas, a clubhouse and kayak racks, per the association and the county’s land-feature record. It has secured entry and no gatehouse, so we call it a secured-entry building and not gated. The listing runs beside our Bay Harbor Club at Bonita Beach guide, so a buyer who searches the building finds your condo in context.
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 you offer is negotiated off it. Commissions are negotiable, and you may still offer MLS concessions such as a closing-cost credit. We put the choices and their effect on your net on paper before you decide.
We negotiate a Bay Harbor Club contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide a contract here: price against the nearest recorded twins, the document package and its 7-day right, the inspection and insurance quotes, and the appraisal.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; NAR practice changes effective 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
The Southwest Florida MLS median sale-to-list ratio would tell a buyer’s agent how much movement to expect. Information not available at time of publishing (checked 2026-10-01). Without it we tell you before the first showing how much movement your comparables support.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. With 12 recorded sales in two years and one in the three years before that, an appraiser has little to work from, so we give the appraiser the nearest sales in your tower, with a note on what the county record does not show, before the appraisal.
A buyer’s 7-day right runs from signing and receipt of the documents, so we deliver the package with the offer and record the date. Buyers commonly order an inspection and ask for insurance and flood quotes in the inspection period; if a quote comes in high, the master policy and your flood documents answer it. We reply in writing, item by item.
A buyer choosing between Bay Harbor Club and Sea Isles is choosing between a 103-residence, two-tower association with 50 deeded docks and a 24-month county median of $555,000, and an 84-unit bay-side association next door, where the median of these 5 sales in the same 24 months is $590,000. Both are in FEMA Zone AE.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida DBPR unit counts)
Sea Isles is the closest comparable on Hickory Blvd, at 26131 and 26171. If you own there instead, read our Sea Isles seller’s guide. The last column says what each difference means for your Bay Harbor Club listing.
| What a buyer weighs | Bay Harbor Club | Sea Isles | What it means for your Bay Harbor Club listing |
|---|---|---|---|
| Size | 103 residences on the county record, two towers | 84 units, per the state | Bay Harbor Club is the larger project |
| Plan | 1,345 sq ft, 2 bed, 2 bath, 102 of 103 | 1,427 sq ft, 2 bed, in all 8 recorded sales | The Sea Isles plan is 82 heated square feet larger |
| Price, county, 24 months | 12 sales, median $555,000 | 5 sales, the median of these 5 sales is $590,000 | Directional only, since Sea Isles has fewer than 10 sales |
| Price, county, 60 months | 15 sales, median $575,000 | 8 sales, the median of these 8 sales is $610,000 | Sea Isles sits above Bay Harbor Club in both windows |
| Built | 1983 and 1984 on the roll | 1980 on the roll | Both are milestone and reserve study buildings |
Sea Isles wins on size of unit and on recorded price: its sales are the same 1,427 square feet each, and they ran $395,000 to $833,000. Bay Harbor Club wins for a buyer who wants a smaller entry price on a bay-side address, 50 deeded docks and a courts-and-pool campus. Do not price a Bay Harbor Club condo from a Sea Isles sale, and do know that your buyer may have the Sea Isles sale list, which is in our Sea Isles guide, in hand. Our Bay Harbor Club at Bonita Beach guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Bay Harbor Club condo costs roughly 4.2 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $555,000 sale that is about $23,672 to $37,547, and on a $450,000 sale about $19,524 to $30,774, before property tax, assessments and 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; Lee County recorded sales, index built 1 Oct 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so use your own number. $555,000 is the 24-month county median on 12 sales and $450,000 the lowest sale in that window. Florida charges documentary stamp tax of $0.70 per $100 rounded up, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both and chooses the closing agent, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out property tax proration: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $450,000 | Lowest qualified sale in the 24-month window, May 2026 |
| Listing commission, 2.75% | -$12,375 | 2.75% of $450,000 |
| Buyer-agent compensation, 2.5%, if offered | -$11,250 | 2.5% of $450,000 |
| Deed documentary stamp tax | -$3,150 | 4,500 units of $100 at $0.70 |
| Owner’s title policy | -$2,325 | $575 plus ($450,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Bay Harbor Club association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$30,774 | 6.84% of price |
| Estimated net before payoff, with buyer-agent compensation | $419,226 | $450,000 minus $30,774 |
| Estimated total costs, without buyer-agent compensation | -$19,524 | 4.34% of price |
| Estimated net before payoff, without buyer-agent compensation | $430,476 | $450,000 minus $19,524 |
The same assumptions apply, at the 24-month county median of 12 sales.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $555,000 | 24-month county median, 12 sales |
| Listing commission, 2.75% | -$15,263 | 2.75% of $555,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$13,875 | 2.5% of $555,000 |
| Deed documentary stamp tax | -$3,885 | 5,550 units of $100 at $0.70 |
| Owner’s title policy | -$2,850 | $575 plus ($555,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Bay Harbor Club association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$37,547 | 6.77% of price |
| Estimated net before payoff, with buyer-agent compensation | $517,453 | $555,000 minus $37,547 |
| Estimated total costs, without buyer-agent compensation | -$23,672 | 4.27% of price |
| Estimated net before payoff, without buyer-agent compensation | $531,328 | $555,000 minus $23,672 |
Your mortgage payoff, the tax and assessment prorations, any special assessment balance, dock cost share, repairs or concessions, an expedited or delinquent estoppel surcharge, and any capital contribution or transfer fee. At $740,000, the worked sale above, the same method gives $30,979 to $49,479.
Possibly not. Under 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 and Publication 523, read 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record shows why the exclusion can cover a Bay Harbor Club seller’s gain. Of the 19 repeat pairs since 2009, 18 gained, the median dollar gain was $110,000 and three gains reached $250,000 or more: $320,000, $274,000 and $250,000, all before selling costs. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs.
The exclusion is for a main home, and the units we sampled show no homestead exemption, so some owners here may not qualify. Depreciation taken on a rental is taxed when you sell, and the exclusion cannot be claimed again within two years. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act, and IRS Publication 523 says a loss on a main home is not deductible. We are real estate agents, not tax advisers, and this is general information.
List if your condo is in marketable condition and you can be live for the fall to spring season; take an investor cash offer only when the condo needs work a buyer’s 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 recorded sales, index built 1 Oct 2026)
A buyer paying cash still wants the dock, documents and flood zone answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the last 12 months sits | A condo in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A condo needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Bay Harbor Club condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own tower, adjusted for dock, view, lanai, condition and documents, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Bay Harbor Club at Bonita Beach condo valuation and we will send a value built from recorded Bay Harbor Club sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Bay Harbor Club.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Bay Harbor Club sale, and none of these is offered as a Bay Harbor Club review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Bay Harbor Club owners ask before they list, answered from the Lee County sale record, the City’s permit file and Florida law. The building background is in our Bay Harbor Club at Bonita Beach guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest recorded condo in your tower, state your dock, order the estoppel and document package, complete the flood disclosure and list in the fall or winter. A financed sale closes on the lender’s timetable.
Choose the agent with the strongest pricing evidence and paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified Bay Harbor Club sale. We claim no Bay Harbor Club closing.
Twelve qualified sales in 24 months ran $450,000 to $750,000 at a median of $555,000. Tower, dock, view code and condition decide where you land. Request a free valuation.
The county recorded 6 qualified sales, $450,000 to $745,000, the median of these 6 sales being $550,000 at $408.92 a heated square foot. These are county records, not MLS closings.
The record is too thin to say. The 12-month median of 6 sales is $550,000 and the 24-month median of 12 is $555,000, and the county file holds one sale in 2024 and none in 2022 or 2023.
Days on market comes from the Southwest Florida MLS, and we do not estimate it from the county record. Information not available at time of publishing (checked 2026-10-01).
Of 79 qualified sales since 2009, 39 were recorded from March through June, so a fall or winter listing is live before that season. A complete document package matters more than the month.
Nine of 12 recent sales ran $450,000 to $585,000 and three $740,000 to $750,000, all in Phase I. The record cannot see floor, condition or what buyers were told, so we price from the condo and its documents.
Not provably yet. Five docked sales have a median of $575,000 and seven undocked $535,000, too few to price from, though the county’s 2026 preliminary values put docked units about 5.3 percent higher.
The county records a dock on 50 of 103 residences, 26 in Phase I and 24 in Phase II. Verify yours against your parcel record and recorded legal description; a web page is not a title search.
Not published. The association’s public site does not post its budget, so your budget and estoppel give your figure.
Not before you list, but every unpaid assessment through closing must be settled, and the estoppel states the balance. Under Section 718.116 a buyer is jointly liable for assessments due before closing.
The association’s written statement of what a condo owes and what terms apply to a sale. Section 718.116 requires it within 10 business days, effective 30 days if hand delivered or emailed and 35 if mailed.
In Lee County the seller customarily pays all three, and the contract controls. At $555,000 the stamp tax is $3,885 and the title premium $2,850.
At your expense under Section 718.503: the declaration, articles, bylaws and rules, budget and financial statement, milestone summary if one applies, the latest reserve study or a statement that none is complete, the Frequently Asked Questions document and the governance form.
Within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing.
Yes. Section 689.302 requires a flood disclosure at or before the contract covering flooding you know of, any flood insurance claim and any FEMA or other flood assistance.
Yes, for facts that materially affect value and that a buyer cannot readily see. Under Johnson v. Davis an as-is clause does not remove that duty for a known latent defect.
FEMA places both towers in Zone AE with a base flood elevation of 11 feet NAVD88, and Lee County puts them in evacuation Zone A. The map does not say where your floor sits.
Yes. The USGS surveyed 11.3 feet of still water inside the 26235 stairwell, so buyers ask what was repaired, assessed, insured and left open. A storm file answers them before the inspection.
Not publicly knowable. The initial inspection was due by 31 December 2024 and the reserve study by 31 December 2025, and the state lists one reserve study row from July 2025 or later, with no content. Ask the manager in writing.
Yes. Section 718.503(2)(e) requires a conspicuous statement in contracts after 31 December 2024, and it gives the buyer a 7-day voidability window on delivery. It is a disclosure and not a prohibition.
Not published. Section 718.116 requires the estoppel to state any approval requirement, right of first refusal and transfer fee, so we order it at the start of the listing.
That depends on the declaration, which is not public. A state license applies to rentals under 30 days more than three times a year, and Lee County’s tourist tax applies.
The pet rules are not published, so we cannot state a limit. Assistance animals are protected separately under federal fair housing law.
We found no record that it is. County records show under-building parking, and none of the 103 recorded legal descriptions names a parking space.
No. The docks reach the Gulf by a route under a fixed bridge with a charted 10 foot clearance, through a pass marked by private daybeacons. Do not write direct Gulf access in a listing.
No. Bay Harbor at Bonita Bay is an inland neighborhood with its own page. Bay Harbor Club is the Little Hickory Island condominium at 26225 and 26235 Hickory Blvd.
At $555,000 we estimate $23,672 without buyer-agent compensation, 4.27 percent, and $37,547 with 2.5 percent compensation, 6.77 percent, before property tax, assessments and payoff.
At $555,000 the estimate is $531,328 without buyer-agent compensation and $517,453 with it, before payoff and prorations. At $450,000 it is $430,476 and $419,226.
Possibly not. A main home owned and used for 2 of the last 5 years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under Section 121.
Read our guide to buying at Bay Harbor Club, see how we represent buyers, and call Marc at (239) 287-5873 to time both.
Sea Isles condos are 1,427 square feet and recorded fewer than 10 sales in 60 months, while Bay Harbor Club has 12 in 24 and a dock question. Owners there can read our Sea Isles seller’s guide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price from the record and answer the buyer’s dock, insurance and storm questions first.
The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign.
A Bonita Beach condo specialist knows which tower, size and dock a condo belongs to, which recorded sales are true comparables, what the estoppel and document package must say and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a Bay Harbor Club condo well holds its price through the inspection.
Four errors are easy to make here: pricing a Phase II condo from a $750,000 Phase I sale, writing “direct Gulf access” about a basin behind a 10 foot bridge, calling a secured-entry building gated, and quoting the county’s $73,235 value for 2023 as an assessment. As Top 1% Real Estate Agents Nationally Since 2008, we keep them out of your listing.
Our Bonita Beach community guide covers the island and the strip, and our Bay Harbor Club guide covers the towers, the record and the storm history.
If you are thinking of selling a Bay Harbor Club condo, call the team that prices from the recorded sales of your own tower, orders the estoppel and assembles the dock, flood and permit file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Bay Harbor Club at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners across Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County sell in Bay Harbor Club, Sea Isles, Bonita Beach Club, Seascape and Bonita Beach and Tennis Club.
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.
Bay Harbor Club sold record, last 24 months: 12 qualified sales at a $555,000 median, from $450,000 to $750,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01). Few Bay Harbor Club condos come up for sale in any month, so make us your first call before you list.
Request your free Bay Harbor Club at Bonita Beach condo valuation and we will send a value built from the recorded sales of your tower, 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 Bonita Springs 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 Bay Harbor Club, and are Top 1% Real Estate Agents Nationally Since 2008.
The building background is in our Bay Harbor Club at Bonita Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 a Bay Harbor Club condo? Get a free Bay Harbor Club condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Bay Harbor Club.
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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, city, state and federal records, the association’s own pages and the statutes that set the seller’s duties. Sale figures are from the Lee County Property Appraiser file (index built 1 October 2026), and we cite no brokerage or listing sites.
These official documents are the ones a Bay Harbor Club seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, so you can read the primary text before you rely on our summary.
| Document | Issued by | Date | Why a Bay Harbor Club seller needs it |
|---|---|---|---|
| Florida DBPR estoppel certificate fee schedule | Florida Division of Condominiums | Current posting | The $299, $119 and $179 estoppel amounts |
| Bay Harbor Club clubhouse guidelines | Bay Harbor Club association | 2026 revision | The only governing paper the association posts |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s 7-day right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract |
| House staff analysis of HB 913 | Florida House of Representatives | 2025 | The milestone inspection and reserve study rules and the Citizens eligibility bar |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and recorded instruments can be requested from the Lee County Clerk.
Bay Harbor Club sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures are marked as not available where they would appear. McGreevy and Comisar, sell your Bay Harbor Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.