We price your Bayscape condo from its own sales record, and line up the estoppel, the document package and the corporate filing history 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 Bayscape at Bonita Beach condominium, four bay-side homes in one 1982 building at 25815 Hickory Blvd on Little Hickory Island, described in full in our Bayscape at Bonita Beach guide. If you own one of the four homes, this page gives you every recorded sale on the county file, 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.
Bayscape is one of the smallest condominium associations on the Bonita Beach strip of Bonita Springs, where most buildings are concrete mid-rise and high-rise towers with 40 to 360 homes. It is four homes of 1,778 heated square feet each, with three bedrooms and three baths, on the bay side of the road. This is not Seascape, the 136-home Gulf-side condominium directly across Hickory Blvd, and it is not the unrelated landscaping, marina and design companies that carry the Bayscape name in Florida’s corporate registry. The county’s “Bayside Condo” parcel at the same address is Bayscape’s own common-area parcel.
The Lee County Property Appraiser records 10 qualified Bayscape sales since May 1996 and only one in the last 60 months: $899,000 on February 14, 2025 for a 1,778-square-foot home, or $505.62 per heated square foot. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and publishes no all-history median. One more fact belongs at the top: the association’s public paper trail has gaps a buyer’s attorney will notice, including two Florida corporations filed 14 years apart under the same name, and we explain each one below.
To sell a Bayscape at Bonita Beach condo in 2026, price the home from its own record and the one recent sale, assemble the association’s documents and an estoppel certificate before you list, and prepare clear answers on flood, insurance and the building’s age. With four homes and one sale 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 a four-home condominium has no depth of comparable sales to lean on. A buyer’s appraiser will see one sale in five years, at $899,000, and will ask who manages the association, what the reserve holds and whether a special assessment is coming. The building background is in our Bayscape guide, and a free Bayscape home valuation starts the pricing work.
These are the facts that matter most when selling a Bayscape at Bonita Beach condo in October 2026.
This seller’s guide to the Bayscape at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the association’s filings, fees, insurance and disclosure questions, a comparison with Palm Bay Estates, two net sheets and the answers Bayscape owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Bayscape at Bonita Beach Condo in 2026? · Why List Your Bayscape at Bonita Beach Condo With McGreevy and Comisar? · What Is the Bayscape at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Bayscape at Bonita Beach Condos Sell For? · Have Bayscape at Bonita Beach Condo Owners Sold for More Than They Paid? · A Bayscape at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Bayscape at Bonita Beach Condo? · What Moves the Value of a Bayscape at Bonita Beach Condo Most? · What Will a Buyer’s Attorney Find in the Bayscape Condo Association’s Public Record? · What Fees Will Your Bayscape at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Bayscape at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Bayscape at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Bayscape at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Bayscape at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Bayscape at Bonita Beach Condo? · How Do We Negotiate a Bayscape at Bonita Beach Condo Contract? · Bayscape at Bonita Beach vs Palm Bay Estates: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bayscape at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Bayscape at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bayscape at Bonita Beach Valuation?
Answers and Local Expertise: What Bayscape at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Bayscape at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bayscape 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. Bayscape owners hire us because we read the county record and the state filings before we price, assemble the association and disclosure documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bayscape condo, or thinking, “I need a listing agent who can handle a four-home association with one recent sale,” 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 Bayscape. 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 10 qualified Bayscape sales on the Lee County record, from May 1996 to February 2025, and every one of the 7 in the record since 2009, when the county’s sale files become complete. We also read all five parcels the county carries under the association’s legal description, both Sunbiz corporation records, the state’s condominium record and payment history, FEMA’s flood layer at the building points and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which home, which condition and which documents, not which neighborhood.
Our own Bayscape closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Bayscape sale, and this page never implies one. 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 Bayscape condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 10 qualified sales since May 1996, one in the last 60 months at $899,000 and none in the last 12, and the Southwest Florida MLS was not pulled for this page.
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, as we do for every place, and stopped at 60 months because no earlier window can hold ten sales when four homes have recorded one in five years. Our Bayscape at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. With one sale in a window there is no median, only the sale, and we show it so the windows line up.
| County window to 1 October 2026 | Qualified sales | Price | Median $ per heated sq ft |
|---|---|---|---|
| 12 months (since October 2025) | 0 | none | none |
| 24 months (since October 2024) | 1 | $899,000 (the single sale) | $505.62 |
| 36 months (since October 2023) | 1 | $899,000 (the single sale) | $505.62 |
| 60 months (since October 2021) | 1 | $899,000 (the single sale) | $505.62 |
| All recorded history, since May 1996 | 10 | not published as a price signal, every sale is listed below | not published |
The county file was built on 1 October 2026 and its newest Bayscape sale is dated February 14, 2025, which is 594 days earlier. The roll shows the same newest sale on each home, so the file and the roll agree that nothing was recorded in the last 12 months. The gap before that sale was 1,535 days, from December 2, 2020.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We do not estimate them from the county record, because the two sources measure different things and, with four homes, an estimate would be false precision. If you want the MLS read on comparable homes nearby today, request a free Bayscape at Bonita Beach valuation or Call Jesse direct at (239) 898-6072.
Bayscape condos sold for $169,500 to $899,000 across the ten qualified sales on the county file, and the only sale in the last 60 months was $899,000 on February 14, 2025. 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 on the county file, newest first, with no unit numbers and no parcel identifiers. We label the four homes A to D in the order of each home’s first sale on the file, so a reader can follow a home from row to row.
| Recorded | Home | Beds and baths | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| February 14, 2025 | C | 3 and 3 | 1,778 | $899,000 | $505.62 |
| December 2, 2020 | D | 3 and 3 | 1,778 | $715,000 | $402.14 |
| April 10, 2020 | B | 3 and 3 | 1,778 | $650,000 | $365.58 |
| August 12, 2019 | A | 3 and 3 | 1,778 | $590,000 | $331.83 |
| July 15, 2019 | D | 3 and 3 | 1,778 | $648,777 | $364.89 |
| October 5, 2018 | A | 3 and 3 | 1,778 | $670,000 | $376.83 |
| June 8, 2018 | D | 3 and 3 | 1,778 | $500,000 | $281.21 |
| September 28, 1999 | C | 3 and 3 | 1,778 | $213,500 | $120.08 |
| June 25, 1997 | B | 3 and 3 | 1,778 | $182,000 | $102.36 |
| May 1, 1996 | A | 3 and 3 | 1,778 | $169,500 | $95.33 |
We publish no average or median of the ten. The earliest price is a 1996 sale and the newest is a 2025 sale, and a median of the two eras would describe neither. The three sales from 1996 to 1999 come from the roll’s sale history, and we read them with Lee County’s own transfer code list, which treats code 06 as the qualified arm’s-length code for sales dated through 2008 and codes 01 and 02 from 2009 on, per the county’s transfer code list. All ten were resales: the county file shows no builder-direct sale.
If we limit the file to sales since January 2018, we have 7 sales, from $500,000 to $899,000, and the median of these 7 sales is $650,000, or $365.58 per heated square foot. Seven is under ten, so we state it only as the median of these 7 sales and never as the price of a Bayscape home. Six of the seven fall in the 2018 to 2020 stretch, and the seventh is the 2025 sale at $899,000, which is $249,000 above that median, or 38.3 percent.
The county lists every Bayscape home at 1,778 heated square feet, and four times 1,778 is 7,112, exactly the effective area the county’s building layer gives the whole building. When four homes carry the identical figure and the figures add up to the building total to the square foot, the likeliest explanation is that the county split the building into four equal parts, not that each home was measured. That is our inference.
Five of the six consecutive repeat-sale pairs on the Bayscape record gained and one lost. The home that sold in 2025 rose from $213,500 in 1999 to $899,000, up 321.1 percent, while the home that sold for $670,000 in October 2018 sold for $590,000 in August 2019, down 11.9 percent. Six pairs support description, not an average.
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, so it removes the question of which home is bigger. It cannot remove the question of what happened in between, because the county file does not record renovation, damage or repair, and a pair spanning 1996 to 2018 may skip a sale the file does not hold.
| Home | Bought | Sold | Hold | Change |
|---|---|---|---|---|
| A | May 1, 1996, $169,500 | October 5, 2018, $670,000 | 8,192 days, about 22.43 years | +$500,500, +295.3% |
| A | October 5, 2018, $670,000 | August 12, 2019, $590,000 | 311 days, about 0.85 years | -$80,000, -11.9% |
| B | June 25, 1997, $182,000 | April 10, 2020, $650,000 | 8,325 days, about 22.79 years | +$468,000, +257.1% |
| C | September 28, 1999, $213,500 | February 14, 2025, $899,000 | 9,271 days, about 25.38 years | +$685,500, +321.1% |
| D | June 8, 2018, $500,000 | July 15, 2019, $648,777 | 402 days, about 1.10 years | +$148,777, +29.8% |
| D | July 15, 2019, $648,777 | December 2, 2020, $715,000 | 506 days, about 1.39 years | +$66,223, +10.2% |
Home D sold three times in 908 days, from $500,000 to $715,000, a gain of $215,000 or 43.0 percent. The county record cannot say why any of these moved as they did, which is why we walk a home before we price it.
One of Bayscape’s four homes, Home C, shows a sale dated on or after September 28, 2022, the day Hurricane Ian made landfall, which is 25.0 percent of the building. The other three homes have not recorded a sale since 2019 or 2020. That is a floor, because a home that sold twice since Ian would show only its last sale, and with four homes a single sale moves the share by 25 points.
The one recent Bayscape sale to walk through is the February 2025 sale of a 1,778-square-foot home at 25815 Hickory Blvd for $899,000, which followed a $213,500 sale in September 1999. It shows what a seller gained over 25 years 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, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The home sold for $213,500 on September 28, 1999, or $120.08 per heated square foot, and for $899,000 on February 14, 2025, or $505.62. That is $685,500 more, 321.1 percent, over 9,271 days, and the price per square foot rose by a factor of about 4.21. The 2025 price is also $249,000 above the median of the seven sales since 2018, which tells you how much of the move came late in the period.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the home. At the rates in our cost section, the sale carries an estimated $59,735 in costs with a 2.5 percent buyer-agent share (6.64 percent) and $37,260 without it (4.14 percent), leaving $839,265 or $861,740 before any mortgage payoff. Against the $213,500 recorded in 1999, that is $625,765 or $648,240 more, before property tax, assessments, insurance, interest and any improvements over twenty-five years. Net sheet A below shows every line. This sale is a public record and not ours, and we claim no Bayscape closing.
We price a Bayscape condo in four steps: read your own home’s record, treat the one recent sale as a ceiling for the discussion and not a price, adjust for condition, floor and position, and test the result against the strip. With one recent sale, the reasoning is the product, and we show every step on paper.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Bayscape price is easy to get wrong because the record is so thin. The county file holds 10 sales since 1996, one in the last 60 months, and three of the four homes have no sale newer than 2020. Each step removes one source of error.
There are only four homes, all at the same county size, and each has its own recorded history of two or three sales. Yours is the first comparable, and it is also a warning, because Home A sold for $670,000 in October 2018 and $590,000 ten months later, an $80,000 swing that no change in the building explains.
The February 2025 sale at $899,000, or $505.62 per heated square foot, is the only sale a buyer’s appraiser has inside five years. We show it to you and we expect it to be cited, but a single sale is a data point for one home with its own finish and position, and it is the start of a conversation about your home, not a price for it.
The county does not record condition, finish, floor level, orientation, parking, storm repair or renovation, and in a building of four homes those can differ by home. We adjust for each from what we see at the home and from the documents, and we show a buyer’s agent the reasoning line by line.
The nearest bay-side comparable on the strip is Palm Bay Estates, with two recorded sales in 60 months at $525,000 and $640,000, or $371.02 and $556.52 per square foot for homes of 1,415 and 1,150 square feet, which is a different product. The top of the bay-side range in recent county records is $833,000 at Sea Isles in December 2021 and $750,000 at Bay Harbor Club. Bayscape’s one recent sale sits above both, and we use those as boundaries, not as comparables.
Five things move a Bayscape condo’s price most: the home’s floor and position in a four-home building, its condition after more than forty years, the documents and reserves behind it, its elevation against the flood map and a short walk to Little Hickory Island Park.
Data updated: October 2026 (Lee County Property Appraiser roll exported 27 Sep 2026; FEMA National Flood Hazard Layer and USGS elevation service, queried 1 Oct 2026)
The county’s roll tags every Bayscape parcel as bay side, and Hickory Blvd’s odd street numbers run along the bay side: in the county roll, 906 of the 909 condominium parcels on Hickory Blvd that carry a land-on entry follow that pattern. By our straight-line measurement from the county’s access-point layer to the building’s map point, Little Hickory Island Park is about 477 meters away and Bonita Beach Access 9 about 734 meters. Those are straight lines, not walking routes, and the county’s pages said on October 1, 2026 that the Little Hickory Island Park lot was closed from September 8, 2026 with pedestrian access continuing. Describe the walk honestly in your listing and check the county pages before each showing season.
The county roll and building layer date the building to 1982. The county’s maximum-stories field says 1, but its footprint is 4,566.5 square feet against an effective area of 7,112, a ratio of 1.56, which fits two levels better than one. We assert no story count. A buyer will ask, an insurer will ask and the Florida milestone and reserve study rules turn on the answer, so bring plans or a survey if you have them. At more than forty years old, roof, windows, plumbing and electrical history are what a buyer’s inspector reads first, and permits with receipts answer the question before it is asked.
The county tags every Bayscape parcel as bay side, and we found no document that says whether the association has a dock, a boat lift, a seawall or a launch, who owns it or who pays to maintain it. If you plan to market a dock or slip, bring the instrument that conveys it, because a buyer’s attorney will ask what the home owns.
A $100,000 project divided equally among four homes is $25,000 each, against $1,667 per home across 60 homes, and only the declaration states the real shares.
A buyer’s attorney will find an active Florida not-for-profit corporation, Bayscape Condominium Association, Inc., filed May 10, 1996, with its latest annual report on January 13, 2026, plus a first corporation of the same name dissolved in 1986 and a state project record of four units. The record is workable, but it carries gaps a seller should explain early.
Data updated: October 2026 (Florida Division of Corporations record 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 filings show, the questions a buyer’s attorney is likely to ask and what a seller can do before listing.
Bayscape Condominium Association, Inc. appears twice in the Florida corporate record. The first, document 763116, was filed on May 4, 1982, filed annual reports in 1983, 1984 and 1985, and was involuntarily dissolved on November 14, 1986. The second, document N96000002609, was filed on May 10, 1996, carries the same name and is active today. Nine and a half years separate the two with no active Bayscape corporation in the state’s search results, and a buyer’s attorney will wonder what ran the building in between. We cannot say. Florida Statute 718.111 provides that a condominium is operated by its association, which must be a Florida corporation, so a buyer’s attorney may read the 1996 articles of incorporation and ask how the association’s authority continued. We draw no legal conclusion.
The 1996 corporation was reinstated on October 17, 2007 and again on October 4, 2010. In Florida’s corporate records a reinstatement follows a lapse, which our reading attributes to a missed annual report. The record then shows an annual report filed every year from 2011 through 2026, most recently on January 13, 2026. A seller’s best answer is the Sunbiz page printed this month, showing the association active.
The state’s condominium division lists project PR1S002884, named Bayscape Condo, in Lee County, with 4 units, recorded January 4, 1985, primary status approved and secondary status recorded. The managing entity is the association itself, in care of its treasurer, and neither the state’s record nor the Sunbiz record names a management company. The division bills each association $4 per unit each year, so Bayscape’s bill is $16, and its payment history for billing years 2022 through 2026 shows every year billed and paid with $0 pending. The extract marks the project Recorded and not Delinquent.
The state’s record gives the project’s street as a post-office-box style entry in ZIP code 33923, while the Lee County roll and Sunbiz give 25815 Hickory Blvd, Bonita Springs, FL 34134. We read the state’s entry as a legacy field that was never updated, and we use the county’s address because it is where the building stands. Separately, the county roll calls its common-area parcel at the same address Bayside Condo, under the same Official Records book and page as the four homes. Bayside is not a second condominium: the state’s extract lists no Bayside project on Hickory Blvd, and Lee County’s building layer ties the Bayside-named parcel to the one Bayscape building. Use the name Bayscape consistently in your listing, and mention Bayside Condo only as the county’s name for the common area.
A Bayscape condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $16 yearly fee for four units. 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 Statute 718.116, read 1 Oct 2026)
We found no association website, budget, fee schedule or rules document for Bayscape, and we did not use fee figures from listing text, which is not an association document. Information not available at time of publishing (checked 2026-10-01). That covers the association fee and the fee-includes list as shown in Southwest Florida MLS listing remarks, which we will check when the MLS pull is available.
| Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
| State condominium division fee | $16 ($4 for each of 4 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 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR fee schedule |
| Deed documentary stamp tax | $0.70 per $100, $6,293 at $899,000 | 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 |
Under Florida Statute 718.503 the seller must furnish the current annual budget, and a buyer reads it for these lines: property and flood insurance and the windstorm deductible, reserve contributions for the roof, paving, drainage and any seawall or dock, utilities the association pays, landscaping and pest control, any management or bookkeeping fee, and any loan repayment or special assessment installment.
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 required. A buyer’s insurer will ask for roof, wind-mitigation and elevation data, 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)
Bayscape’s wind and flood carriers, deductibles, limits and premiums are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our readings of the OIR quarterly data. 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 master policy is split between the association and each owner depends on the declaration, and in a four-home building one owner’s claim and one owner’s deductible can weigh on all four. Ask the association for the insurance summary, and give the buyer your own HO-6 declarations page.
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 four units the unit-based cap would be $1,000,000, but the brochure we read does not address buildings of four or fewer units, so whether Bayscape is written on that form or rated another way is a question for the insurer, and we did not verify it. 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 a 25 percent discount on National Flood Insurance Program premiums, in a notice dated November 21, 2024. The Florida CFO’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants, and we did not find whether Bayscape applied.
A Bayscape 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 structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies, and the frequently asked questions document described in Section 718.504. The seller bears the cost of producing them. Bayscape’s declaration is recorded at Official Records Book 1762, Page 306 according to the county roll, and we have not read it, so ask the association’s officer for the declaration and every recorded amendment now.
Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, unless the buyer had the documents more than 7 days before signing. Delivering the package with the offer starts that clock early.
Contracts for condominium units signed after December 31, 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. Bayscape is one building of four homes, and the rules in Section 553.899 and Section 718.112 exclude four-family dwellings of three or fewer habitable stories, so the not-required form appears to fit. That is our reading, the Florida Building Code’s story count controls, and the county’s story count for the building is unsettled, so your closing agent should confirm which form your contract uses.
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 on 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 is jointly liable for assessments unpaid at transfer, so a buyer’s attorney reads it closely. With no management office on the public record, plan for the request to go to an owner-officer and allow time.
A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed, under Section 689.302. It states that homeowners’ policies do not cover flood and 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 it completely and keep the supporting claims and repair records.
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 or water-intrusion problem you know of, any special assessment you know of and any dispute within the association.
Buyers of a Bayscape at Bonita Beach condo ask three things first: which FEMA zone the home is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows Zone AE at 11 feet, Ian marks within 720 meters reached 11.3 to 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 land points on 1 October 2026 and compared the results with surveyed storm marks and ground elevations. A sixth point, the footprint’s northeast corner, fell on water and is excluded. The findings are the map’s, not a guarantee about any one home.
| Item | Finding |
|---|---|
| Governing FIRM panel | 12071C0651G, effective November 17, 2022 |
| Points tested | 5 on land: the county’s four-home parcel point, the footprint’s center and three corners |
| Flood zone at all five points | AE, coastal floodplain |
| Base flood elevation | 11.0 ft NAVD88 |
| Ground at the five points | 4.25 to 5.21 ft NAVD88 |
| Base flood elevation minus ground | 5.79 to 6.75 ft |
| City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft; damage of 50 percent or more of market value triggers it, per the City’s substantial damage notice) |
| Ian high-water marks within 720 m | 11.3 to 12.2 ft NAVD88, excellent to fair quality |
| Evacuation zone | A, surge zone 1 |
The U.S. Geological Survey surveyed four Ian marks within 720 meters of the building: 11.3 feet inside a unit at 25901 Hickory Blvd, 11.7 feet at a wall inside the Hickory Island center, and 11.3 and 12.2 feet at a building at 26235 Hickory Blvd. Subtracting the sampled ground gives roughly 6.1 to 8.0 feet of water above bare ground, which is our arithmetic from neighbors’ marks and not a measurement at the building. A floor raised on a slab, stem wall or fill would have met less water. The National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and a regional range and a point estimate measure different things. We found no owner letter, board update or news story about Bayscape’s own Ian experience, so we do not claim that any home took water or that it did not, and your own knowledge belongs in the Section 689.302 disclosure. 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 Bayscape document describing damage from either.
The City’s EnerGov portal lets anyone search permits by address, and buyers and their inspectors do. Open or expired permits for a roof, window, air-conditioning or storm repair slow a closing, so pull the permit history for 25815 Hickory Blvd before you list and close anything open. If a past owner did work without a permit, tell us early, because the cure is easier before a buyer’s inspector finds it.
Bayscape’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.
We found no buyer-approval clause, because the declaration and rules are not posted and we have not read them. The estoppel certificate must state whether the board has to approve a transfer or holds a right of first refusal, so read that line before you list and confirm it with the association. Do not tell a buyer that no approval is needed until you have seen it in writing, and in a four-home building ask early, because a short delay can matter.
The association has published no minimum lease term, rental cap or approval process that we could find. Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods under 30 days, and such a home needs a state license. Lee County levies a 5 percent tourist development tax on rentals of six months or less, according to the Lee County Clerk. The City of Bonita Springs runs a rental permit program, and as we read the City’s page, the permit applies to non-owner-occupied dwellings and exempts properties of more than six units regulated under Chapter 718 or 719, so a four-home building does not appear to be exempt. Confirm that with the City. A buyer who plans to rent should read the leasing article and any amendment before making an offer.
Bayscape’s pet rules are not published, so we cannot state a weight limit, a count limit or a breed restriction. An assistance animal is not a pet under federal fair housing law, as the U.S. Department of Housing and Urban Development explains on its assistance animals page. The county’s beach pages for the nearby accesses and Little Hickory Island Park listed no pets on October 1, 2026.
The Bayscape record cannot name a best month, because it holds ten qualified sales across nine different months over 29 years and only one sale in the last five years. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than this association has produced, so we publish the calendar as counts and draw no conclusion from it.
| Recording month | Qualified sales on record | Recording month | Qualified sales on record |
|---|---|---|---|
| January | 0 | July | 1 |
| February | 1 | August | 1 |
| March | 0 | September | 1 |
| April | 1 | October | 1 |
| May | 1 | November | 0 |
| June | 2 | December | 1 |
| Quarter | Qualified sales |
|---|---|
| First (January to March) | 1 |
| Second (April to June) | 4 |
| Third (July to September) | 3 |
| Fourth (October to December) | 2 |
Information not available at time of publishing (checked 2026-10-01). That sentence covers the Southwest Florida MLS days-on-market figure we would need to build a Bayscape listing calendar, so we do not promise one. What we can say is the order of events: a sale closes after a contract, an inspection period, a lender’s or insurer’s review and the estoppel, and a home listed in the fall has its documents ready when winter buyers arrive. Your own timeline depends on price, documents and showing access, and we revise it with you at a review three weeks and eight weeks after the home goes live.
We market a Bayscape at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the corporate printout 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; NAR practice changes effective 17 August 2024)
With four homes and one recent sale, a buyer reads a Bayscape listing more closely than a tower listing, 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, the roof date and type, any wind-mitigation form, the elevation certificate and any FEMA letter, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the Sunbiz printout and the permit history for your address. A one-page sheet compares your home with the one recent sale and explains the Bayscape and Bayside names, so a buyer does not mistake the building for Seascape across the road.
The listing runs on the Southwest Florida MLS, on our own sites and Domain Realty Group’s, and beside our Bayscape at Bonita Beach community guide, so a buyer who researches the building finds your home in context. Our Bonita Springs seller’s guide covers the city-wide steps.
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 a Bayscape 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 one recent sale, the association’s paper trail, insurance quotes and the appraisal, because a four-home condominium gives the appraiser very 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)
The county file shows one sale in 60 months, so a buyer’s agent will lean on the age of your home’s own last sale, 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 in cash 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, and we give the appraiser the sale history of your own home and the strip’s bay-side sales before the appraisal, not after.
A buyer choosing between Bayscape and Palm Bay Estates is choosing between four larger homes in one 1982 building, with one recent sale at $899,000, and eight smaller homes in four buildings from 1985, with two recent sales at $525,000 and $640,000, in two small bay-side associations on Hickory Blvd. Both are in FEMA Zone AE at 11 feet, and neither has a deep sales record.
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)
Palm Bay Estates is the bay-side condominium at 26773 Hickory Blvd, not the city of Palm Bay on Florida’s east coast, and it is the closest comparable to Bayscape on scale and position. If you own there instead, read our Palm Bay Estates seller’s guide. The last column says what each difference means for your Bayscape listing.
| What a buyer weighs | Bayscape | Palm Bay Estates | What it means for your Bayscape listing |
|---|---|---|---|
| Homes | 4 homes in one building | 8 homes in four two-home buildings | Bayscape offers the smallest scale on the strip |
| Built | 1982 per the county roll | 1985 per the county roll | A slightly older building, so roof and systems history matter |
| Stories | County says 1; footprint ratio suggests 2; unconfirmed | One story per the county | Bring plans if one level or two matters to a buyer |
| FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
| Home size | 1,778 sq ft county allocation, all four equal | 1,150 to 1,444 sq ft, four sizes | Larger homes, so a different buyer |
| Docks | Not published | Not published | Equal; document any dock you market |
| Nearest county beach access, straight line | Little Hickory Island Park, about 477 m | Access 6, about 57 to 115 m | Palm Bay Estates has the shorter walk |
| Qualified sales, last 60 months | 1: $899,000 on February 14, 2025 | 2: $640,000 and $525,000 | Neither has a deep record |
| Median in that window | The single sale, $899,000 | $582,500, the median of these 2 sales | Compare directionally only |
| County file, all recorded history | 10 qualified sales since 1996 | 19 qualified sales since 1986 | Neither is a trend line |
Bayscape wins for a buyer who wants the largest homes on the bay side at the smallest scale, and who can do the document work this page describes. Palm Bay Estates wins for a buyer who wants one-story living, a choice among four home sizes, a deeper recent record of 2 sales in 60 months or the shortest walk to a county beach access. Each window holds fewer than 10 sales, so we compare prices as directions and never as a ranking, and we do not price a Bayscape home off Palm Bay Estates sales, because size, age and layout differ. Our Bayscape 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.
| If the buyer’s priority is | Look first at | Why, from the record |
|---|---|---|
| The largest homes | Bayscape | 1,778 sq ft against 1,150 to 1,444 sq ft |
| The smallest association | Bayscape | 4 homes against 8 |
| One-story living | Palm Bay Estates | County shows one story; Bayscape’s count is unsettled |
| The shortest beach walk | Palm Bay Estates | About 57 to 115 m against about 477 m |
| A choice of home sizes | Palm Bay Estates | Four sizes against one |
Selling a Bayscape at Bonita Beach condo costs roughly 4.1 to 6.6 percent of the price at $899,000 and 4.2 to 6.7 percent at $650,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $37,260 to $59,735 and $27,424 to $43,674, 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 Bayscape sales: $899,000 is the February 2025 price and $650,000 is the April 2020 price, which is also the median of the seven sales since 2018. 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 and $5.00 per $1,000 from $100,000 to $1 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 | $899,000 | February 2025 recorded price |
| Listing commission, 2.75% | -$24,723 | 2.75% of $899,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$22,475 | 2.5% of $899,000 |
| Deed documentary stamp tax | -$6,293 | 8,990 units of $100 at $0.70 |
| Owner’s title policy | -$4,570 | $575 plus ($899,000 minus $100,000) at $5.00 per $1,000, or $3,995 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Bayscape estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$59,735 | 6.64% of price |
| Estimated net before payoff, with buyer-agent compensation | $839,265 | $899,000 minus $59,735 |
| Estimated total costs, without buyer-agent compensation | -$37,260 | 4.14% of price |
| Estimated net before payoff, without buyer-agent compensation | $861,740 | $899,000 minus $37,260 |
The same assumptions apply, at the price a Bayscape home recorded in April 2020.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $650,000 | April 2020 recorded price |
| Listing commission, 2.75% | -$17,875 | 2.75% of $650,000 |
| Buyer-agent compensation, 2.5%, if offered | -$16,250 | 2.5% of $650,000 |
| Deed documentary stamp tax | -$4,550 | 6,500 units of $100 at $0.70 |
| Owner’s title policy | -$3,325 | $575 plus ($650,000 minus $100,000) at $5.00 per $1,000, or $2,750 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Bayscape estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$43,674 | 6.72% of price |
| Estimated net before payoff, with buyer-agent compensation | $606,326 | $650,000 minus $43,674 |
| Estimated total costs, without buyer-agent compensation | -$27,424 | 4.22% of price |
| Estimated net before payoff, without buyer-agent compensation | $622,576 | $650,000 minus $27,424 |
A mortgage payoff, any association assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits and an elevation certificate or survey you commission. In a four-home association a special assessment is split among very few owners, so an installment you owe at closing can be large and belongs on the net sheet.
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 Bayscape sellers should ask the question. The home that sold in 2025 first sold for $213,500 in 1999, a difference of $685,500, which is above the $500,000 joint exclusion, while the home that sold for $670,000 in October 2018 and $590,000 in August 2019 shows a loss between those two sales. 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.
The exclusion is for a main home, and a second home or a rental does not qualify the same way. A seller who is a foreign person faces withholding under the Foreign Investment in Real Property Tax Act, and the IRS’s FIRPTA withholding page sets the rate and the reduced-rate exceptions, so tell us before listing. We are real estate agents, not tax advisers, and this section is general information; our net sheets give your adviser the sale-side numbers, and the IRS Topic 701 page and Publication 523 carry the rules.
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 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)
Bayscape has features that change the comparison: a thin sales record, a four-owner association and a paper trail with gaps. A buyer who pays cash still wants the corporate record, 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 Bayscape | Commission, stamp tax, title and prorations | A price that ignores the age of your own last sale | 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 Bayscape 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 home and its nearest like sale, adjusted for floor, condition, 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 fee stack your buyer inherits, a net sheet at the price the record supports and the answer to the association-record questions a buyer’s attorney will ask.
Get your free Bayscape at Bonita Beach home valuation and we will send a value built from your home’s own record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Bayscape.
Jesse McGreevy is a top-reviewed Bayscape 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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
These are the questions Bayscape owners ask us most 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 Bayscape guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and its nearest like sale, print the association’s Sunbiz status, order the estoppel and the Section 718.503 package, prepare flood and insurance answers, and list in the fall or winter. We send a net sheet first.
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, and we tracked every one of the 10 qualified Bayscape sales since 1996.
The county file gives a range of $169,500 to $899,000 across ten sales over 29 years, with one in the last five years at $899,000. Your value depends on floor, position, condition and documents, so request a free valuation.
$899,000 on February 14, 2025, or $505.62 per heated square foot. Before it came $715,000 in December 2020, $650,000 in April 2020, $590,000 in August 2019, $648,777 in July 2019, $670,000 in October 2018 and $500,000 in June 2018.
No window of 12, 24, 36 or 60 months holds ten qualified sales, and a median of one sale is just that sale. An all-history median would mix 1996 with 2025, so we list every sale and give the seven since 2018 only as the median of these 7 sales.
The county lists each of the four at 1,778 heated square feet with three bedrooms and three baths. Four times 1,778 equals the building’s 7,112 square feet, so we think the county split the building equally. Ask for plans before pricing to the square foot.
About 4.1 to 6.6 percent of the price at $899,000, or $37,260 to $59,735, and 4.2 to 6.7 percent at $650,000, or $27,424 to $43,674, before any mortgage payoff. Commission and buyer-agent compensation drive the range.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 to $1 million. That is $4,570 on $899,000 and $3,325 on $650,000, customarily paid by the seller in Lee County, and the contract controls.
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 cannot be advertised on the MLS since August 17, 2024.
The association must issue it within 10 business days under Section 718.116. The fee is up to $299, plus up to $119 if expedited and up to $179 more if the account is delinquent, and the certificate 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 reserve study or a statement that none exists, and any milestone summary that applies, at your expense.
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. Delivering the package with the offer starts the clock early.
They are not published. The only public figure is the state’s $16 annual fee for four units. The assessment and any capital contribution or transfer fee come from the budget and the estoppel, so we order both before we list.
Not on the public record. Neither the state’s condominium record nor the Sunbiz record names one, and the state lists the association itself as the managing entity. Confirm the contact in the estoppel certificate and allow extra time.
One was filed in 1982 and dissolved in 1986, and a second with the same name was filed in 1996 and is active. The records do not explain the gap, so ask your own attorney before a buyer’s attorney asks you.
No to Seascape, a 136-home Gulf-side condominium across Hickory Blvd. The county’s Bayside Condo parcel is Bayscape’s own common-area parcel under the same recorded book and page, and the state lists no Bayside project on Hickory Blvd.
The state’s condominium record gives a post-office-box style entry with ZIP code 33923, while the county and Sunbiz give 25815 Hickory Blvd, 34134. We read the state’s entry as a legacy field, so use the county’s address in the contract.
Yes. FEMA returned Zone AE with a base flood elevation of 11.0 feet at all five land points we tested on October 1, 2026, on panel 12071C0651G effective November 17, 2022, and Lee County places the building in Evacuation Zone A.
We do not know. Four USGS marks within 720 meters read 11.3 to 12.2 feet, which implies roughly 6.1 to 8.0 feet above bare ground by our arithmetic, but no Bayscape 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, have filed a flood insurance claim or have received assistance for flood damage, including from FEMA.
Probably not. The statutes exclude four-family dwellings of three or fewer habitable stories, and Bayscape is one building of four homes. That is our reading, the county’s story count is unsettled, and your contract still carries a conspicuous statement about it.
The association’s carriers, limits and premiums are not published, and owners typically carry an HO-6 policy. A high quote on a Zone AE home can prompt a price request, so your elevation certificate, roof dates and wind-mitigation form answer it early.
The association has published no leasing rules we could find, so read the declaration. 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, as we read it, the City’s rental permit applies to a four-unit building.
Neither is published, 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, and the rules’ pet section comes with the document package.
Only if the documents convey it, and we found none that does. If your listing mentions a dock, bring the instrument that shows what the home owns, because a buyer’s attorney will ask.
We use the building’s own recent sale, the neighboring associations’ county records, current listings once the MLS pull is available and your home’s condition. With one sale in 60 months, the neighbors matter as much as the building.
A buyer will weigh a four-owner association’s finances closely, because one owner’s delinquency or one large repair moves everyone’s costs. Showing the budget, the reserve balance and the insurance summary calms that concern.
Information not available at time of publishing (checked 2026-10-01). That sentence covers the Southwest Florida MLS days-on-market figure for Bayscape. After a contract come the inspection period, the insurer and lender reviews and the estoppel, and we set review dates at three and eight weeks.
The record cannot say: ten qualified sales fell in nine different months across 29 years, and only one fell in the last five. 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 estoppel certificate shows it, and the contract decides who pays installments that come due. A buyer will want the purpose, the amount per home and the schedule in writing, and at four homes a $100,000 project is $25,000 each at equal shares.
The project: owner-occupancy, delinquencies, insurance, reserves and any litigation, and the rules for small projects vary by lender. We confirm early what a buyer’s lender will ask, and a cash buyer avoids the review.
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.
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.
Bayscape has four larger homes in one 1982 building and one recent sale at $899,000. Palm Bay Estates has eight smaller homes, a one-story county record and two recent sales at $525,000 and $640,000. Both are in Zone AE at 11 feet.
We lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition, and we start with the documents. Call Jesse at (239) 898-6072.
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.
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 corporate 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 newest sale instead of its own record, a document package handed over after the contract so the cancellation right stayed open, a flood answer given from a map instead of an elevation certificate, and a gap in the association’s filings nobody explained until the buyer’s attorney did. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Bonita Beach community page covers the strip’s beaches, access points and condominium buildings, and the nearby guides for Seascape, Sea Isles and Beachwood on the Bay show how larger buildings on the strip are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start, and our Bonita Beach hub lists every condominium on the strip.
If you are thinking of selling a Bayscape 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 corporate, flood and insurance questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Bayscape 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 Bayscape, Palm Bay Estates, Seascape, Sea Isles, or Beachwood on the Bay, 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.
Bayscape sold record, last 60 months: 1 qualified sale, $899,000 on February 14, 2025, and 10 qualified sales in all, from $169,500 to $899,000, per Lee County Property Appraiser recorded sales to 1 October 2026. Southwest Florida MLS figures are not shown on this page. Few Bayscape homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Bayscape 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 Bayscape 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 Bayscape, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the Bayscape corporate records, the state’s condominium record, the FEMA flood map at the building points, the USGS Hurricane Ian marks and every qualified Bayscape sale on the Lee County record.
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 Bayscape condo? Get a free Bayscape 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 Bayscape.
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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 were not available at publication.
These official documents are the ones a Bayscape seller should have in hand before listing. Each link opens the issuing authority’s own copy, and none comes from a listing site or a brokerage.
| Document | Issued by | Date | Why a Bayscape seller needs it | Link |
|---|---|---|---|---|
| Sunbiz annual report, Bayscape Condominium Association, Inc. | Florida Division of Corporations | Filed January 13, 2026 | Agent, addresses and officer positions on file | View the 2026 annual report |
| Sunbiz annual report, same association | Florida Division of Corporations | Filed April 5, 2025 | Prior-year report with the address change | View the 2025 annual report |
| Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and design flood elevation | View the City notice |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | Building limit and coinsurance for a flood quote | View the coverage summary |
| Tropical cyclone report, Hurricane Ian | National Hurricane Center | Final report | Surge and inundation ranges a buyer will cite | View the Ian report |
| Estoppel certificate fees | Florida Department of Business and Professional Regulation | Current schedule | The $299, $119 and $179 amounts | View the fee schedule |
| Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package and 7-day cancellation language | View the statute |
| Florida Statute 718.116, Assessments and Estoppel | Florida Legislature | Current statute | What the estoppel must state and may cost | View the statute |
| Florida Statute 689.302, Flood Disclosure | Florida Legislature | Current statute | The seller’s flood disclosure | View the statute |
| Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The $250,000 or $500,000 home-sale exclusion | View the IRS topic |
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 were not available at publication (checked 2026-10-01); Bayscape sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Bayscape condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.