We price your Beachwood on the Bay condo from its own sales record, and line up the estoppel, the document package and the flood answers 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 Beachwood on the Bay at Bonita Beach condominium, a 15-unit, five-story building from 1982 at 26371 Hickory Blvd on Little Hickory Island, described in full in our Beachwood on the Bay at Bonita Beach guide. If you own one of the 15 condos, 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.
Beachwood on the Bay 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. Every one of its 15 homes is the same 1,073 square feet with two bedrooms and two baths, on the bay side of Hickory Blvd. It is not Beachwood Apts in Naples or Beechwood Cove in Sarasota, the two similar names in the state’s condominium extract, and it has no connection to either.
The Lee County Property Appraiser records 26 qualified Beachwood on the Bay sales since April 1982, 10 of them since 2009, the complete part of the record, and only one in the last 60 months: $528,000 on April 28, 2025, or $492.08 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 median. One more fact belongs at the top: the state’s condominium division lists the association with a Delinquent secondary status, which our reading ties to a $60 annual fee not recorded as paid for 2026, and a buyer’s agent may ask about it.
To sell a Beachwood on the Bay at Bonita Beach condo in 2026, price it from the building’s own recorded sales, gather the declaration, budget and reserve documents before a buyer asks, order the estoppel certificate, and prepare answers on flood, insurance and the building’s age. With one recorded 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 15-unit condominium gives a buyer’s appraiser almost nothing recent to lean on. The county file shows a sale in April 2025 at $528,000 and the one before it in September 2021 at $525,000, a gap of about 43 months. A buyer will ask what the association charges, what insures the building, whether the milestone inspection and the structural reserve study are done, and whether the garage and dock convey. A listing that answers those questions in its first week reads as a prepared sale, and one that does not reads as a risk.
These are the seven facts about selling a Beachwood on the Bay at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.
This seller’s guide to the Beachwood on the Bay at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, pricing, the garage and dock, fees, insurance and disclosure questions, a comparison with Bay Harbor Club, two net sheets and the answers Beachwood owners ask us most. Each link below jumps to its section.
The Market and the Record: How to sell in 2026 · Why list with us · The market for sellers · What condos sold for · Gains for past sellers · A sale worked through
Pricing, Association and Fees: How we price · What moves value · Garages and docks · Fees buyers pay · Insurance and lenders
Documents, Flood, Rules and Timing: Seller disclosures · Flood, storms and permits · Association rules · The Delinquent flag · Best time to sell
Marketing, Negotiation and Your Options: How we market · How we negotiate · Versus Bay Harbor Club · Cost and net sheets · Capital gains tax · List, cash or by owner · Free valuation
Answers and Local Expertise: Seller reviews · What we could not verify · Seller FAQ · Why a Bonita Beach specialist · List with the #1 team · Your local experts · Sources · 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. Beachwood owners hire us because we read the county record and the state filings before we price, assemble the documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Beachwood on the Bay condo, or thinking, “I need a listing agent who can handle a 15-unit building 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 Beachwood on the Bay. 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 Beachwood on the Bay sales in the county record since 2009, and every one of the 26 since April 1982, along with all 33 transfers the county roll shows on the 15 unit parcels, 7 of which the county does not count as qualified sales. We also read the association’s Sunbiz record, the state’s condominium record and fee payment history, FEMA’s flood layer at five points inside the building, and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which floor, which garage and dock designation and which documents, not which neighborhood.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). We bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to every listing we take. 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 Beachwood on the Bay condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 26 qualified sales since April 1982, one in the last 60 months at $528,000 and none in the last 12. The Southwest Florida MLS, pulled October 3, 2026, also shows one closing in the last 60 months at $528,000, none in the last 12, and one active listing at $599,000. The two sources count sales differently.
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 15 homes have recorded one in five years. Our Beachwood on the Bay 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 | $528,000 (the single sale) | $492.08 |
36 months (since October 2023) | 1 | $528,000 (the single sale) | $492.08 |
60 months (since October 2021) | 1 | $528,000 (the single sale) | $492.08 |
Since 2009, the complete part of the record | 10 | $300,000 to $528,000, no median published | not published |
All recorded history, since April 1982 | 26 | 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 Beachwood on the Bay sale is dated April 28, 2025, which is 521 days earlier. The roll shows the same newest sale on that home, so the file and the roll agree that nothing was recorded in the last 12 months. Qualified Florida Department of Revenue sales are a county record and not Southwest Florida MLS data: the county file carries the consideration stated in the recorded deed, the MLS carries the reported closing price, and the two can differ on a single sale. We never average them.
The Southwest Florida MLS was pulled on October 3, 2026, and the two blocks below give its figures for Beachwood on the Bay: one closing in the last 60 months, none in the last 12, and one active listing. We keep them apart from the county record, because the two sources measure different things, and with 15 homes and one closing we state that sale's own figures and no median.
Closed-sale count: one in the 60 months to October 3, 2026 and none in the last 12, per the Southwest Florida MLS, pulled October 3, 2026. That sale is unit 501, closed on April 28, 2025 at $528,000, or $492 a square foot, after 122 days on market and at 96.1% of its final list price of $549,500. No window up to 60 months holds 10 closings, so these are one sale's own figures and we publish no median.
Active and pending listings on October 3, 2026, per the Southwest Florida MLS: one active, unit 304, a two-bedroom, two-bath home listed at $599,000 that had been on the market 8 days, and none pending. The last closing, unit 501 in April 2025, was at $528,000 against a final list price of $549,500. Months of supply cannot be measured, because there were no closings in the last 12 months to measure it against.
If you want the Southwest Florida MLS read on comparable homes nearby today, request a free Beachwood on the Bay at Bonita Beach condo valuation or Call Jesse direct at (239) 898-6072.
Beachwood on the Bay condos sold for $300,000 to $528,000 across the ten qualified sales since 2009, and the only sale in the last 60 months was $528,000 on April 28, 2025. Fewer than ten sales sit in any window up to 60 months, so every one of the 26 sales on file is listed here with its date, floor 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, identified by floor and never by unit number or parcel. Every home has 1,073 heated square feet, so the price per square foot is the price divided by 1,073.
Recorded | Price | Floor | $ per heated sq ft | Garage or dock in the legal description |
|---|---|---|---|---|
April 28, 2025 | $528,000 | Fifth floor | $492.08 | Garage and dock |
September 16, 2021 | $525,000 | Fourth floor | $489.28 | Garage and dock |
December 28, 2020 | $418,000 | Third floor | $389.56 | Neither |
September 29, 2020 | $420,000 | Fifth floor | $391.43 | Neither |
May 14, 2020 | $382,000 | Fourth floor | $356.01 | Garage and dock |
June 18, 2019 | $375,000 | Second floor | $349.49 | Garage only |
September 20, 2016 | $335,000 | Fourth floor | $312.21 | Garage and dock |
May 24, 2013 | $300,000 | Fourth floor | $279.59 | Garage and dock |
March 28, 2013 | $340,000 | Fifth floor | $316.87 | Garage and dock |
January 11, 2011 | $370,000 | Third floor | $344.83 | Garage and dock |
July 5, 2006 | $630,000 | Fourth floor | Not shown | Garage and dock |
September 23, 2005 | $580,000 | Third floor | Not shown | Neither |
May 6, 1999 | $180,000 | Fifth floor | Not shown | Garage and dock |
November 19, 1997 | $155,000 | Second floor | Not shown | Neither |
July 21, 1997 | $135,000 | Fifth floor | Not shown | Neither |
September 1996 | $145,000 | Third floor | Not shown | Garage and dock |
May 1993 | $111,500 | Third floor | Not shown | Neither |
December 1991 | $110,000 | Third floor | Not shown | Neither |
March 1991 | $115,000 | Third floor | Not shown | Garage and dock |
October 1987 | $97,000 | Third floor | Not shown | Neither |
April 1987 | $105,000 | Fifth floor | Not shown | Garage and dock |
July 1983 | $105,000 | Fourth floor | Not shown | Garage and dock |
May 1983 | $98,000 | Fifth floor | Not shown | Neither |
June 1982 | $96,000 | Third floor | Not shown | Neither |
April 1982 | $93,000 | Third floor | Not shown | Neither |
April 1982 | $106,000 | Second floor | Not shown | Neither |
Every repeat-sale pair on the Beachwood on the Bay record gained: all 14 consecutive pairs in the county file show a later price above the earlier one, from 4.3 percent over 5.5 years to 420.2 percent over 12.4 years. The two pairs that matter most to a seller today are a fifth-floor condo’s 55.3 percent between 2013 and 2025 and a fourth-floor condo’s 56.7 percent between 2016 and 2021.
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 to the home in between, because the county file does not record renovation, damage, storm repair, assessments or what a buyer paid on top of the deed.
Home | Earlier sale | Later sale | Change | Years apart |
|---|---|---|---|---|
Fifth floor, garage and dock | March 28, 2013, $340,000 | April 28, 2025, $528,000 | +$188,000, +55.3% | 12.1 |
Fourth floor, garage and dock | September 20, 2016, $335,000 | September 16, 2021, $525,000 | +$190,000, +56.7% | 5.0 |
Third floor, neither | October 1987, $97,000 | December 28, 2020, $418,000 | +$321,000, +330.9% | 33.2 |
Fifth floor, neither | July 21, 1997, $135,000 | September 29, 2020, $420,000 | +$285,000, +211.1% | 23.2 |
Fourth floor, garage and dock | July 1983, $105,000 | May 14, 2020, $382,000 | +$277,000, +263.8% | 36.9 |
Fourth floor, garage and dock | May 24, 2013, $300,000 | September 20, 2016, $335,000 | +$35,000, +11.7% | 3.3 |
Fifth floor, garage and dock | May 6, 1999, $180,000 | March 28, 2013, $340,000 | +$160,000, +88.9% | 13.9 |
Third floor, garage and dock | September 1996, $145,000 | January 11, 2011, $370,000 | +$225,000, +155.2% | 14.4 |
Third floor, neither | May 1993, $111,500 | September 23, 2005, $580,000 | +$468,500, +420.2% | 12.4 |
Second floor, neither | April 1982, $106,000 | November 19, 1997, $155,000 | +$49,000, +46.2% | 15.6 |
Fifth floor, neither | May 1983, $98,000 | July 21, 1997, $135,000 | +$37,000, +37.8% | 14.2 |
Third floor, garage and dock | March 1991, $115,000 | September 1996, $145,000 | +$30,000, +26.1% | 5.5 |
Third floor, neither | June 1982, $96,000 | December 1991, $110,000 | +$14,000, +14.6% | 9.5 |
Third floor, neither | April 1982, $93,000 | October 1987, $97,000 | +$4,000, +4.3% | 5.5 |
The two homes that set the building’s recent price ceiling, a fourth-floor and a fifth-floor condo with a garage and a dock, both bought in 2013 at $300,000 and $340,000 and both later sold at $525,000 and $528,000. The fourth-floor home’s whole span, May 2013 to September 2021, is a gain of $225,000, or 75.0 percent, in 8.3 years, made up of the two fourth-floor rows that share the September 2016 sale. The pairs do not show why prices rose. Between 2013 and 2021 the market moved, and so may the homes, and a repeat-sale pair is a fact about two prices that we do not turn into a rule.
The 14 rows hold 14 separate price moves, but the older rows come from the partial part of the record, so a sale between the two dates may be missing, and we do not compare 1983 dollars with 2020 dollars without an inflation adjustment. We did not make one.
The one Beachwood on the Bay sale to walk through is the April 2025 sale of a fifth-floor, garage-and-dock condo at 26371 Hickory Blvd for $528,000, which followed a $340,000 sale in March 2013 and a $180,000 sale in May 1999. It shows what a seller gained over 12 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 number, 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 $180,000 on May 6, 1999, or $167.75 per heated square foot, for $340,000 on March 28, 2013, or $316.87, and for $528,000 on April 28, 2025, or $492.08. That is $348,000 more than the 1999 price, 193.3 percent, over 26.0 years, and $188,000 more than the 2013 price, 55.3 percent, over 12.1 years. The county roll’s just value for the same home is $395,811, which is 75.0 percent of the April 2025 price and $132,189 below it. The Property Appraiser’s value is not a market value, and the gap is a reason to price from sales and not from the roll.
We price a Beachwood on the Bay condo in four steps: read the home’s own floor, garage and dock record, treat the newest sale as a ceiling for the conversation and not a price, adjust for what the record cannot see, and test the result against the neighboring buildings. With one recent sale, the reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Beachwood on the Bay price is easy to get wrong because the record is so thin. The county file holds 26 sales since 1982, ten since 2009 and one in the last 60 months, and every one of the 15 homes has the same 1,073 square feet. That sameness helps: price per square foot compares one home with another directly, and the differences that remain are floor, garage and dock, condition and time.
Your home has its own recorded history, whether one sale, three or none inside the county file. Fifteen homes have produced 26 qualified sales, so most owners can find their own floor in the table above. That history is the first comparable, and it is also a warning, because the building’s prices have moved a long way: one fifth-floor home’s $135,000 sale in July 1997 and $420,000 sale in September 2020 are 23 years and 211.1 percent apart.
The April 2025 sale at $528,000, or $492.08 per heated square foot, and the September 2021 sale at $525,000, or $489.28, are the two highest prices since 2009, and both were garage-and-dock condos on upper floors. A buyer’s agent will cite them, and so will we. The other four sales since June 2019 ran from $375,000 to $420,000, so a seller who prices above $528,000 needs a reason the deeds do not show, such as a documented renovation, a view or a closed assessment.
The county does not record condition, finish, view, floor covering, storm repair, renovation, whether the association has levied an assessment or what a buyer negotiated off the price. The roll’s physical fields for garage and boat dock are blank for every home, so the garage and dock designations come from the legal descriptions only. We adjust for each from what we see at the home and from the documents, and we show the buyer’s agent the reasoning line by line.
Six things move a Beachwood on the Bay condo’s price most: the floor, whether a garage and dock convey, the Gulf-side price gap every buyer sees, the condition of a 1982 building, the association’s documents and fees, and flood and insurance cost. Size varies by nothing across the 15 homes, so these matter more than plan.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Only some of the six can be read from the county record, and we say which. The rest are answered by the documents a buyer receives, which is why a seller who has them in hand at listing holds price better than one who is chasing a manager after the contract.
Possibly, but six sales are too few to say. The building has four condos on each of floors two, three and four and three on floor five, and no unit is numbered on the ground level, which we infer holds parking, garages and common space. Among the six sales since June 2019:
Floor | Sales since June 2019 | Prices |
|---|---|---|
Second | 1 | $375,000 |
Third | 1 | $418,000 |
Fourth | 2 | $382,000 and $525,000 |
Fifth | 2 | $420,000 and $528,000 |
The top two prices are on floors four and five, but those floors also hold the $382,000 and $420,000 sales, so garage, dock, condition and the date of sale are mixed in with the floor. The county does not record view orientation, so we do not claim one.
Same-size condos across the road sell for more. Windsong’s condos run 1,034 to 1,062 square feet and The Egret’s are all 1,058, close to Beachwood’s 1,073, and the median of The Egret’s 6 sales in 60 months is $712,000, $184,000 above Beachwood’s one sale at $528,000 (712,000 less 528,000). The record shows the gap and does not explain it. The candidates are a Gulf-side address against a bay-side one, condition and renovation level, the garage and dock mix, the building’s size and fees, flood and insurance cost, any assessment, and the fact that Beachwood on the Bay has had few recent sales. We prepare an honest answer to the gap before the first showing.
Eight Beachwood on the Bay condos carry a garage designation in the county’s legal description and seven carry a dock number, and seven carry both. The county values those seven at an average of $395,103 against $343,399 for the other eight, a difference of $51,704, though the recorded sales do not show a clean premium.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
For a seller this is the most important question the building raises, because a garage and a dock are the two features a bay-side buyer will pay for and the two the public record describes least.
Among the six sales from June 2019 on, the three garage-and-dock condos sold at $382,000, $525,000 and $528,000, a mean of $478,333, and the three others at $375,000, $418,000 and $420,000, a mean of $404,333. That is $74,000 more for the garage-and-dock group, but the two highest prices are also the two newest, so time and floor are mixed in with the garage and dock. In 2020, a garage-and-dock condo sold at $382,000 while two condos with neither sold at $418,000 and $420,000. We do not claim a premium.
Find out exactly what your garage and dock include and put the answer in writing. The first question is whether both convey and how the deed and the declaration describe them. If the association controls dock assignments, the rules, any waitlist, any fee and any permit the docks hold are part of the package the declaration and the estoppel describe, and a boat owner will ask about the water depth and lift rules before offering. We confirm each in the documents, feature what is real, and say plainly what is not published.
A Beachwood on the Bay condo buyer’s association cost has no published figure: we found no association website, budget or assessment, and the only public association dollar amount is the state’s $60 yearly fee for 15 units. The assessment, what it covers and any transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Division of Florida Condominiums payment history; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statutes 718.116 and 718.501, read 1 Oct 2026)
Under Florida Statutes section 718.111(12)(g), an association managing 25 or more units must post its governing documents and budget on a website or app. Beachwood on the Bay has 15 units, so it is under that threshold, and our not finding a site is expected and is not a mark against the association. It does mean every document has to be requested, and the seller’s job is to request them first.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
State condominium division fee | $60 ($4 for each of 15 units) | Yearly | The association | Division of Florida Condominiums payment history |
Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
Transfer or approval fee | Not published; capped at $150 per applicant, before the statute’s inflation adjustment, if the declaration requires approval | One time | Per the declaration | Section 718.112(2)(k) and the estoppel certificate |
Special assessment | None found in public records | As levied | Every owner | Board minutes and the estoppel certificate |
Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR estoppel fee notice |
Deed documentary stamp tax | $0.70 per $100, $3,696 at $528,000 | 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 |
Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. On the roll exported September 27, 2026 the 15 homes’ just values sum to $5,512,914, an average of $367,528, and run from $322,841 to $395,811. Only one of the 15 parcels carries a homestead exemption. The taxing district is the City of Bonita Springs and the Bonita Springs Fire District. A buyer should not carry your tax bill forward, because a change of ownership resets a capped assessment toward market value, and Section 689.261 requires the property tax disclosure summary to reach the buyer at or before the contract.
The association’s master policy insures the Beachwood on the Bay building, and its terms are not published, so a buyer’s insurer, lender and agent will ask for the declarations page, the deductible, the flood coverage and the status of the milestone and reserve study documents. Owners carry their own HO-6 and contents coverage, and the flood question runs through FEMA Zone AE.
Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. We do not state the carrier, limits, premium or deductible, because none are published. Owners should carry an HO-6 policy with loss assessment coverage and contents coverage, and a buyer’s insurer will want to see the master policy summary before it quotes.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 15 units that ceiling would be $3,750,000 (15 times $250,000). For scale only, the county’s just value for the 15 units sums to $5,512,914, so the federal ceiling is 68 percent of that figure (3,750,000 divided by 5,512,914), and just value is not replacement cost. Whether the association carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask. A buyer’s lender will ask the same question about the building and the unit.
A Beachwood on the Bay condo seller must deliver the Section 718.503 document package at their own expense, supply the association’s estoppel certificate, make the Section 689.302 flood disclosure at or before the contract, and, on a resale contract signed after December 31, 2024, disclose a milestone inspection or reserve study the association is required to have and has not completed.
Under Florida Statutes section 718.503, a contract for the resale of a residential condominium unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. The seller supplies the package at the seller’s expense, and because Beachwood on the Bay posts none of it, we request every item from the manager before the home goes live.
A buyer who did not receive the package before signing can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving it. A seller who delivers the package before the offer takes that risk off the table, which is the practical reason to assemble it at listing and not after the contract.
A contract entered into after December 31, 2024 carries a parallel clause for the milestone inspection summary and the structural integrity reserve study if the association has completed them, and a conspicuous statement where the association is required to have one and has not. Our reading of the year built and floors is that Beachwood on the Bay was due for its first milestone inspection before December 31, 2024 and its structural integrity reserve study by December 31, 2025. That is an inference, and the association’s actual status is not public, so we ask for both documents in writing.
The estoppel certificate is the association’s written statement of what a unit owes, the status of regular and special assessments and the parking space number. Under section 718.116 the fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. We use $299 in every net sheet. As we read section 718.116, the certificate is valid for 30 days, or 35 if sent electronically, and the fee is refundable if the sale does not close.
Section 689.302 requires a flood disclosure to be delivered at or before the time the contract is signed, covering known flood damage during your ownership, any flood insurance claim and any flood assistance received. In a building in FEMA Zone AE, a few hundred feet from where the U.S. Geological Survey surveyed Hurricane Ian’s high-water marks, answer it completely and keep the supporting paperwork, because a buyer’s agent will ask.
Section 689.261 requires a property tax disclosure summary at or before the contract, and the Florida Supreme Court’s decision in Johnson v. Davis says a seller who knows of facts materially affecting value that the buyer cannot readily observe must disclose them. An as-is clause does not remove that duty for a residential seller. We help you list known issues accurately on the first page.
Buyers of a Beachwood on the Bay condo will ask about FEMA Zone AE, the 11-foot base flood elevation, Evacuation Zone A, what Hurricane Ian did nearby and what the City’s 50 percent rule means for a 1982 building. We queried FEMA, Lee County and the U.S. Geological Survey ourselves on October 1, 2026, and we state only what those sources returned.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County GIS and U.S. Geological Survey, queried 1 Oct 2026)
The FEMA National Flood Hazard Layer, the layer behind the FEMA Flood Map Service Center, returned flood zone AE with a base flood elevation of 11.0 feet and the subtype coastal floodplain at all five points we ran inside the county’s building footprint, on panel 12071C0651G effective November 17, 2022. No point returned the higher-hazard VE zone. The FEMA map service also returned a Collier County panel dated May 16, 2012 because the layers overlap near the county line, and we quote the Lee County panel, which governs this address. Lee County’s evacuation layer puts the building in Evacuation Zone A with a storm surge zone of 1, last edited March 11, 2025, and its city-limits layer puts it in the City of Bonita Springs. The County’s evacuation zone map lets anyone check an address.
The federal 3D Elevation Program puts bare-earth ground at three interior points at 4.88, 4.64 and 5.18 feet NAVD88, an average of 4.9 feet. The 11-foot base flood elevation is therefore 5.8 to 6.4 feet above the ground (11 less 5.18 and 11 less 4.64). The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which is 12 feet here and 7.1 feet above the average ground (12 less 4.9). That rule is in the City’s notice on substantial damage and substantial improvement and applies to a building that is substantially damaged or substantially improved.
The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated September 19, 1984, and the county puts Beachwood on the Bay’s year built at 1982, so the building predates the first map. Flood insurance people call that pre-FIRM. It means the building was not designed to a flood map, and the lowest floor’s elevation on an elevation certificate is the document that tells an insurer and a buyer how it compares with the base flood elevation. If an elevation certificate exists, have it ready. The City is rated Class 5 in FEMA’s Community Rating System, which carries a 25 percent discount on flood premiums in special flood hazard areas per FEMA’s guide, and the City’s own page notes that FEMA announced in 2024 that it planned to revise the rating, so whether the discount applies to a buyer’s policy is a rating question for the insurance agent.
The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark query lists surveyed marks on Little Hickory Island, and four excellent-quality marks lie within half a mile of the building:
Mark | Distance from Beachwood on the Bay | Elevation, NAVD88 | Height above ground | Quality |
|---|---|---|---|---|
Garage of a house on Bay Rd | about 0.09 mile | 11.6 ft | 7.96 ft | Excellent |
Stairwell at the 26235 Hickory Blvd building | about 0.20 mile | 11.3 ft | 5.0 ft | Excellent |
Wall inside the Hickory Island center | about 0.30 mile | 11.7 ft | 5.23 ft | Excellent |
Inside a ground-floor unit at the 25901 Hickory Blvd building | about 0.48 mile | 11.3 ft | 2.53 ft | Excellent |
The distances are our straight-line measurements from the building’s coordinate. The four marks range from 11.3 to 11.7 feet, which is 0.3 to 0.7 foot above the 11-foot base flood elevation (11.3 less 11 and 11.7 less 11). That is our inference about the building and not a measurement at it, because none of the marks is at Beachwood on the Bay. The National Hurricane Center reports storm surge of 3 to 5 feet above ground for Helene and 4 to 6 feet above ground for Milton along the Bonita Beach coast, and local reporting after Milton described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach, per the City’s assessment as reported by WGCU. We found no public damage or repair record specific to Beachwood on the Bay, so ask the association for its repair and claims history and put it in the package before a buyer does.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, which is 12 feet here. The City’s notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period. For a condominium the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can. Raising a 1982 building that sits about 6 feet below the design elevation is, in our judgment, rarely practical, which is a risk a buyer will weigh and not a prediction.
The rules that affect a Beachwood on the Bay condo sale are approval of buyers, leasing and pets, and none is published. The declaration, recorded at Lee County Official Records Book 1567, Page 2110, is the source, and we did not read it. The estoppel certificate and the Section 718.503 package are the routes to the answers.
Whether the declaration requires board approval of a sale or a lease is not published. If it does, Florida Statutes section 718.112(2)(k) lets the association charge a transfer fee of no more than $150 per applicant, adjusted for inflation every five years. If it does not, the statute allows no transfer fee. Neighboring buildings show the range: our Casa Bonita Grande page documents a building where the declaration requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. Beachwood on the Bay may be the same, shorter, longer or have no approval at all, and a cash buyer on a 14-day closing and a 30-day approval clock cannot both be satisfied, so we ask the manager in writing before we set a closing date.
The Beachwood on the Bay rental rules are not published, and we state no minimum lease term. Every neighbor whose documents we could read sets a 30-day minimum:
Association | Minimum lease | Source |
|---|---|---|
Casa Bonita Grande | 30 days or one month, whichever is less | Declaration, as summarized on our Casa Bonita Grande page |
Bonita Beach Club | 30 days for owners who bought after June 2006 | Rules, as summarized on our Bonita Beach Club page |
Windsong | 30 days or one calendar month | |
Beachwood on the Bay | Not published | Declaration and estoppel certificate |
Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect. In a 1982 building whose rules may have changed several times, the history of the amendments decides whether a rule binds a particular owner. The City of Bonita Springs rental permit applies to small properties and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes the 15 units here. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium, so a landlord should register and file as the County requires.
The Florida Department of Business and Professional Regulation lists Beachwood on the Bay’s secondary status as Delinquent, and its payment history shows the association’s 2026 annual fee of $60 is not recorded as paid. Our reading is that the flag refers to that fee, a $4-per-unit charge on 15 units, and not to any owner’s account.
Data updated: October 2026 (Division of Florida Condominiums extracts downloaded 1 Oct 2026; Florida Statutes 718.501, read 1 Oct 2026)
A buyer’s agent who pulls the state’s record will see the word Delinquent, and a seller who has the answer ready loses nothing. This is a question about the association, so a seller cannot cure it, but a seller can confirm it and put the proof in the package.
The state’s payment history extract shows $60 billed and $60 paid with $0 pending for each of 2022, 2023, 2024 and 2025, and a 2026 row with no amounts. The state’s condominium extract lists the association’s primary status as Approved and its secondary status as Delinquent. We treat the second status as our reading of the payment history and not as a legal finding, because the extract does not explain the flag.
The Beachwood on the Bay record cannot name a best month, because it holds ten qualified sales since 2009 spread across seven different months. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment and not a statistic, because the sample is far too small to support a seasonal claim.
Data updated: October 2026 (Lee County Property Appraiser recorded sales since 2009, the complete part of the record, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than this building has produced, so we publish the calendar as counts and draw no conclusion from it. The counts use the month the county recorded each of the ten sales since 2009.
Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
January | 1 | July | 0 |
February | 0 | August | 0 |
March | 1 | September | 3 |
April | 1 | October | 0 |
May | 2 | November | 0 |
June | 1 | December | 1 |
Quarter | Qualified sales since 2009 |
|---|---|
First (January to March) | 2 |
Second (April to June) | 4 |
Third (July to September) | 3 |
Fourth (October to December) | 1 |
We market a Beachwood on the Bay at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the garage and dock documents 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 15 homes and one recent sale, a buyer reads a Beachwood on the Bay 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 if you own it, any wind-mitigation form, the elevation certificate and any FEMA letter, the association’s current budget and financial statement, the estoppel certificate, the master insurance summary, the milestone and reserve study documents, the permit history for your address, and the garage and dock paperwork. A one-page sheet compares your home with the two newest sales.
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 Beachwood on the Bay 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 two newest sales, what the garage and dock convey, the association’s documents and approval timeline, and insurance quotes and the appraisal.
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 the last sale, and we tell you before the first showing how much movement your evidence supports.
A buyer choosing between Beachwood on the Bay and Bay Harbor Club is choosing between a 15-unit, 1,073 square foot bay-side building with one recent sale at $528,000 and a 102-unit bay-side building with 1,345 to 2,718 square foot condos and 12 sales in 24 months at a median of $555,000. Both are in FEMA Zone AE at 11 feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales and parcel roll, index built 1 Oct 2026)
Bay Harbor Club is the bay-side condominium at 26235 Hickory Blvd on Bonita Beach, not Bay Harbor at Bonita Bay, and it is the nearest bay-side neighbor, 0.18 mile from Beachwood on the Bay. If you own there instead, read our Bay Harbor Club seller’s guide. The last column says what each difference means for your Beachwood on the Bay listing.
What a buyer weighs | Beachwood on the Bay | Bay Harbor Club | What it means for your Beachwood listing |
|---|---|---|---|
Condos on the roll | 15 | 102 unit parcels | Beachwood owners decide together, and a buyer will ask how costs spread |
Built | 1982 | 1983 and 1984 | Both are in the age group the milestone and reserve study laws target |
Heated area | 1,073 sq ft, one plan | 1,345 to 2,718 sq ft | Beachwood is smaller than Bay Harbor Club’s smallest condo |
FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
Qualified sales, 24 months | 1: $528,000 | 12: median $555,000, range $450,000 to $750,000 | Bay Harbor Club has the deeper record |
$ per heated sq ft, 24 months | $492.08, the single sale | $412.64, the median | One sale cannot carry a conclusion |
Qualified sales, 60 months | 1: $528,000 | 15: median $575,000, range $450,000 to $1,350,000 | Beachwood’s one sale sits inside Bay Harbor Club’s range |
County file, all recorded history | 26 sales since 1982 | 208 sales since 1984 | Neither is a trend line by itself |
Boat access | Dock numbers in 7 legal descriptions, to be confirmed in the declaration | 50 boat slips attached to fewer than half its units, per our Bay Harbor Club guide | A boat buyer will compare both |
Southwest Florida MLS days on market and sale-to-list ratio for both buildings, pulled October 3, 2026: Bay Harbor Club had 11 closings in the 24 months to October 3, 2026, with a median of 206 days on market and a median sale price of 97.1% of the final list price. Beachwood on the Bay had one closing in the last 60 months and none in the last 12, so we give that sale's own figures and no median: unit 501 was on the market 122 days and closed at 96.1% of its final list price.
Selling a Beachwood on the Bay at Bonita Beach condo costs roughly 4.3 to 6.8 percent of the price at $528,000 and 4.4 to 6.9 percent at $375,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $22,605 to $35,805 and $16,562 to $25,937, 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 Beachwood on the Bay sales: $528,000 is the April 2025 price and $375,000 is the June 2019 price. 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 | $528,000 | April 2025 recorded price |
Listing commission, 2.75% | -$14,520 | 2.75% of $528,000 |
Buyer-agent compensation, 2.5%, if offered | -$13,200 | 2.5% of $528,000 |
Deed documentary stamp tax | -$3,696 | 5,280 units of $100 at $0.70 |
Owner’s title policy | -$2,715 | $575 plus ($528,000 minus $100,000) at $5.00 per $1,000, or $2,140 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Beachwood on the Bay estoppel certificate | -$299 | Statutory cap, as adjusted |
Estimated total costs, with buyer-agent compensation | -$35,805 | 6.78% of price |
Estimated net before payoff, with buyer-agent compensation | $492,195 | $528,000 minus $35,805 |
Estimated total costs, without buyer-agent compensation | -$22,605 | 4.28% of price |
Estimated net before payoff, without buyer-agent compensation | $505,395 | $528,000 minus $22,605 |
The same assumptions apply, at the price a second-floor condo recorded in June 2019.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $375,000 | June 2019 recorded price |
Listing commission, 2.75% | -$10,313 | 2.75% of $375,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$9,375 | 2.5% of $375,000 |
Deed documentary stamp tax | -$2,625 | 3,750 units of $100 at $0.70 |
Owner’s title policy | -$1,950 | $575 plus ($375,000 minus $100,000) at $5.00 per $1,000, or $1,375 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Beachwood on the Bay estoppel certificate | -$299 | Statutory cap, as adjusted |
Estimated total costs, with buyer-agent compensation | -$25,937 | 6.92% of price |
Estimated net before payoff, with buyer-agent compensation | $349,063 | $375,000 minus $25,937 |
Estimated total costs, without buyer-agent compensation | -$16,562 | 4.42% of price |
Estimated net before payoff, without buyer-agent compensation | $358,438 | $375,000 minus $16,562 |
A mortgage payoff, any association assessment owed, a special assessment approved before closing, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate or survey you commission, and the cost of copying and assembling the document package. A home with a garage and dock may also draw a repair or documentation request that the sheet does not carry, and an expedited estoppel adds up to $119 and a delinquent account up to $179, as adjusted.
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 Beachwood owners should ask the question. The fifth-floor condo that sold for $180,000 in May 1999 and $528,000 in April 2025 shows a difference of $348,000, which is above the $250,000 single exclusion and below the $500,000 joint one, while the same condo’s 2013 to 2025 step was $188,000. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.
List if your condo is in marketable condition and you can be live before winter; take an investor cash offer only when the home needs work an insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s condominium 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)
Beachwood on the Bay has features that change the comparison: a thin sales record, a building with unpublished documents, and a 1982 age. A buyer who pays cash still wants the budget, the flood file and the insurance answers. If you are also buying nearby, read our guide to buying a home in Beachwood on the Bay.
Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
Full listing | Highest, tested by the market | Not published for Beachwood on the Bay | Commission, stamp tax, title and prorations | A price that ignores how old the last sale is | A condo 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 condo 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 Beachwood on the Bay 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 floor and plan, adjusted for garage, dock, 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)
Jesse McGreevy is a top-reviewed Bonita Beach condo 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. These are McGreevy and Comisar clients across Southwest Florida, not Beachwood on the Bay owners.
★★★★★ “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
★★★★★ “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
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
Beachwood on the Bay has facts we could not verify from a public primary document, and we list them so a seller knows what to request before a buyer asks. Each item below names the document that would settle it. We would rather publish a gap than fill it with a guess.
These are the questions Beachwood on the Bay owners ask us most often before they list, answered from the Lee County record, the state’s condominium records and Florida law. The building background is in our Beachwood on the Bay guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and the newest sales, gather the declaration, budget and reserve documents, order the estoppel certificate, prepare your flood and insurance answers, and list in the fall so the home is documented before winter buyers arrive. We send a net sheet before you decide.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we read all 26 qualified Beachwood on the Bay sales on the county file, and one of us negotiates every offer personally.
The county file shows $300,000 to $528,000 across the 10 qualified sales since 2009, with one in the last five years at $528,000. Every home is 1,073 square feet, so floor, garage, dock and condition decide where yours sits. Request a free valuation and we will price it from its own record.
The newest qualified sale is $528,000 on April 28, 2025, or $492.08 per heated square foot, a fifth-floor garage-and-dock home. Before it came $525,000 in September 2021, $418,000 and $420,000 in late 2020, $382,000 in May 2020 and $375,000 in June 2019, all on the Lee County Property Appraiser file.
No. Our rule is to lead with the first window of 12, 24, 36 or 60 months that holds at least 10 qualified sales, and none does here, since the 60-month window holds one. We list the sales instead of publishing a median, and we never publish a median across all history.
Roughly 4.3 to 6.8 percent of the price at $528,000, or about $22,605 to $35,805, and 4.4 to 6.9 percent at $375,000, depending mostly on commission and whether you offer buyer-agent compensation. These are estimates, not a settlement statement, and they exclude any mortgage payoff.
Section 718.503 requires a resale contract to state that the buyer received the declaration, articles, bylaws and rules, the latest annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or else be voidable for 7 days. We order the package the day you list.
Under Section 718.503, a buyer may cancel within seven days after signing the contract or after receiving the required documents, whichever comes later, and the contract must say so in conspicuous type. Delivering a complete package at the start of the listing is how we close that door early.
Up to $299 for a standard certificate on a current account, up to $119 more for an expedited request and up to $179 more where the account is delinquent, per the DBPR fee notice that adjusts the statute’s $250, $100 and $150 for inflation. Under Section 718.116 it is valid for 30 days, or 35 if sent electronically.
We could not find a published Beachwood on the Bay budget, so we state no dollar figure. The fee, any special assessment and the status of the account come from the estoppel certificate and the budget at a sale. Neighbor budgets are different buildings and are shown only for orientation.
We did not read the declaration, so we cannot say whether it requires approval. If it does, Section 718.112(2)(k) caps the transfer fee at $150 per applicant, adjusted for inflation every five years. We check the declaration before listing because an approval step changes the contract timeline.
We cannot confirm it without the declaration, which is recorded at Lee County Official Records Book 1567, Page 2110. Some condominium declarations give the association or other owners a right of first refusal, and we check before a listing goes live because it changes how the contract is written.
The building’s rental rules are not published, so we state no minimum lease term. Neighbors whose documents we read use a 30-day minimum. Under Section 718.110(13), a later amendment limiting rentals binds only owners who consent or who acquire title after it takes effect, so the amendment history matters.
Yes. FEMA places the building in Zone AE with a base flood elevation of 11 feet on map panel 12071C0651G, effective 17 November 2022, and Lee County puts it in Evacuation Zone A. The county’s elevation data puts the ground near 4.9 feet, and the City’s design flood elevation is 12 feet.
The National Hurricane Center puts Ian’s surge at 8 to 12 feet above ground along this stretch, and the U.S. Geological Survey surveyed four excellent-quality high-water marks within half a mile of 11.3 to 11.7 feet. We found no public damage or repair record for Beachwood on the Bay itself, so ask the association for its claims history.
Section 689.302 requires a residential seller to give the buyer a written flood disclosure at or before the contract, covering whether you have flood insurance, any past flood claims and any federal disaster assistance for flood damage. We provide the form with the listing paperwork so the contract carries it from day one.
A five-story building from 1982 falls under the milestone inspection and structural integrity reserve study rules, and the association’s status is not public. For a contract signed after 31 December 2024 you must disclose what the association has completed or is required to have and has not. Ask the association now.
The association’s master policy covers the building and its terms are not published, so a buyer will ask for the declarations page, the deductible and the flood coverage. Each owner also needs an HO-6 policy for contents and the interior, and flood coverage is separate and often lender-required in Zone AE.
A lender’s condominium questionnaire typically asks about the budget and reserves, master insurance, litigation, delinquent owners and special assessments and, for a building this age, the milestone and reserve study status. Because the association’s documents are not public, a prepared package is what keeps a financed buyer on schedule.
The county’s legal descriptions tie a garage code to 8 units and a dock number to 7 of the 15, which means they appear to be part of those homes. Confirm each in the declaration and your deed, and list them in the package, because a buyer will pay attention to them.
The two newest sales were a fifth-floor and a fourth-floor home, both with a garage and a dock, and the older sales are mixed, so floor, garage, dock and date overlap and the thin record cannot separate them. We price from your own home’s record and treat floor as a negotiating point, not a measured premium.
The state’s condominium division lists the association with a Delinquent secondary status, which our reading ties to the $4-per-unit annual fee, $60 for 15 units, not recorded as paid for 2026. It is a filing question, not a finding about your home, but a buyer’s agent may ask, so we raise it with the association.
The record cannot name a best month, because the 10 qualified sales since 2009 fall across only seven months. We would list in the fall so the home is live and documented when winter buyers arrive, and we call that judgment and not a statistic.
The Southwest Florida MLS, pulled October 3, 2026, shows one Beachwood on the Bay closing in the last 60 months: unit 501, which was on the market 122 days before it closed on April 28, 2025. That is one sale's figure, not a median. The county file shows the building trades in bursts, with 43 months between two sales, so a complete document package and a price built from your own record matter more than any average.
We start from your own home’s record, use the newest sale as a ceiling for the discussion, adjust for floor, garage, dock and condition, and cross-check against the bay-side neighbors and the strip. One sale in five years is evidence, not a trend, so we show the reasoning and a range.
Yes, but a sale by owner still needs the Section 718.503 package, the flood disclosure and the estoppel, and a cash buyer will still ask about the budget and flood file. List if the home is marketable, take a cash offer when speed or condition demands it, and compare net proceeds first.
Possibly. The IRS lets a seller exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, on a main home owned and used for two of the last five years. Second homes and rentals do not qualify the same way, so confirm with your tax adviser.
Bay Harbor Club is a 102-unit bay-side building 0.18 mile away with 1,345 to 2,718 square foot condos and 12 qualified sales in 24 months at a median of $555,000. Beachwood is 15 units of 1,073 square feet with one recent sale, so a buyer sees a smaller, quieter building with less recorded history.
No. The state’s condominium extract also lists Beachwood Apts in Naples and Beechwood Cove in Sarasota, and neither is connected to this 15-unit building at 26371 Hickory Blvd in Bonita Springs. Check the address and the county folio before you rely on any record.
The tax depends on your exemptions and millage, not just value. The county roll dated 27 September 2026 lists just values from $322,841 to $395,811 per home, with only one homestead exemption among the 15. Florida also charges documentary stamp tax of $0.70 per $100 on a sale, $3,696 at $528,000.
Yes. Florida law does not set commissions, and since the NAR practice changes of 17 August 2024 buyer-agent compensation is negotiated, not posted on the MLS. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for the buyer’s agent, and you can replace either number.
Florida does not require one to sell, but a buyer’s insurer and lender may ask. The building predates the first flood map for the area, so an elevation certificate is the document that compares the lowest floor with the 11-foot base flood elevation. Have it ready if it exists.
Not on the county file as of 1 October 2026. The newest qualified sale is $528,000 on April 28, 2025, and the gap before it ran about 43 months. Recorded sales can lag, so we recheck the county file before we price.
We cannot say, because the declaration and rules are not published and we did not read them. Federal guidance on assistance animals applies regardless of any pet rule. The estoppel and the Section 718.503 package are where a buyer confirms the rule, so ask for them early.
Keep it proportionate. In a flood zone the City’s 50 percent rule applies to substantial improvements, so check with the City before major work. Fix what an insurer or lender would question first, present the home cleanly and let the documents answer the building questions.
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 home’s own record, with a net sheet at the price it supports and no obligation to list.
A Bonita Beach condo specialist knows which associations on the strip have sale records, what an estoppel and a state filing must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a home priced off a larger neighbor’s sale instead of its own size, a document package delivered after the contract so the cancellation right stayed open, a flood answer from a map instead of an elevation certificate, and a state filing nobody checked until the buyer’s attorney did. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach the inspection period.
Our Bonita Beach community page covers the strip’s beaches, access points and buildings, and the guides for Seascape, Bay Harbor Club and Sea Isles show how larger buildings are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start.
If you are thinking of selling a Beachwood on the Bay 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 flood, insurance and corporate questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Beachwood on the Bay 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 Beachwood on the Bay, Bay Harbor Club, Seascape, or Sea Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Beachwood on the Bay sold record, last 60 months: 1 qualified sale, $528,000 on 28 April 2025, and 26 qualified sales in all since 1982, from $93,000 to $630,000, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 1 closing in the last 60 months, also at $528,000, after 122 days on market and at 96.1% of its final list price, none in the last 12 months, and 1 active listing at $599,000. The two sources count sales differently. Few Beachwood on the Bay homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Beachwood on the Bay 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 Bonita Beach 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 Beachwood on the Bay, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the Lee County sale record for all 26 qualified sales, the state’s condominium record, the FEMA flood map at the building, the USGS Hurricane Ian marks and the statutes that set a seller’s duties.
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 Beachwood on the Bay condo? Get a free Beachwood on the Bay 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 Beachwood on the Bay.
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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 state’s condominium filings, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
These official documents are the ones a Beachwood on the Bay seller should have in hand before listing, and each link opens the issuing authority’s own copy, so you and the buyer read the same text.
Document | Issued by | Why a Beachwood on the Bay seller needs it | Link |
|---|---|---|---|
Estoppel certificate fee notice | Florida DBPR | The current fee limits for the certificate | |
Substantial damage and substantial improvement notice | City of Bonita Springs | The 50 percent rule and the design flood elevation | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | The limits a flood quote is measured against | |
Florida Statutes 718.503, disclosures to buyers | Florida Legislature | The document package and the 7-day cancellation language |
The association’s declaration, recorded at Lee County Official Records Book 1567, Page 2110, is not posted online that we could find; it comes with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; Beachwood on the Bay county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Beachwood on the Bay condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.