We price your Dolphin Way condo from the nearest recorded sales in your building, floor and size, and have the estoppel and document package ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026; Southwest Florida MLS figures not available at time of publishing (checked 2026-10-01)
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to Dolphin Way of Hickory Point, Bonita Beach, the 75-unit, three-building Gulf-side condominium at 25830, 25840 and 25850 Hickory Blvd, described in full in our Dolphin Way of Hickory Point guide. It sits in the Bonita Beach strip of Bonita Springs on Little Hickory Island. It is the Hickory Point association whose corporation carried the Seascape name until 1991, not the neighboring Seascape, and the short name Dolphin Way is not unique, so confirm that any quote, listing or document says Hickory Point and names the Hickory Blvd addresses.
If you own one of the 75 condos, this page gives you every qualified sale of the last 24 months and the three before them, the 21 repeat sales since 2009, the assessment, insurance, flood and document questions a buyer will ask, the papers Florida law makes you deliver, and two net sheets at recorded prices.
The Lee County Property Appraiser and the Florida Department of Revenue sale files record 11 qualified Dolphin Way sales in the 24 months since October 2024, at a median of $460,000, from $275,000 to $1,000,000, and a median of $510.20 per heated square foot. Twenty-four months is the shortest window with ten or more sales, because the 12-month window holds 4 and the median of these 4 sales is $452,000. The 36-month window is identical to the 24-month window, because the county file holds no qualified sale between July 29, 2022 and February 4, 2025. These are county records and not Southwest Florida MLS closings. Information not available at time of publishing (checked 2026-10-01).
To sell a Dolphin Way of Hickory Point condo at Bonita Beach in 2026, price it from the nearest like condo in the county record by building, floor and size, not from the $460,000 median, assemble the association documents and every special assessment notice before the first showing, and expect buyers to ask about Hurricane Ian, insurance and the reserve study.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Dolphin Way is not one product. The roll shows 53 one-bedroom condos, 20 two-bedroom condos and 2 three-bedroom condos, from 624 to 2,030 heated square feet, and the last 24 months ran from $275,000 for a first-floor one-bedroom to $1,000,000 for a 984 square foot end home. A seller who prices from the middle of that range prices almost every condo wrongly.
These are the nine facts about selling a Dolphin Way condo that matter most in October 2026.
This seller’s guide runs from the recorded market to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link below jumps to its section of this Dolphin Way of Hickory Point condo guide.
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Dolphin Way owners hire us because we price from the nearest like condo in the county record, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Dolphin Way condo, or thinking, “I need a listing agent who has read the Hurricane Ian record,” this is how we work. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Dolphin Way. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 63 Dolphin Way sales in the county record since 2009, and every one of the 11 in the last 24 months. We read each of the 75 unit parcels on the roll, the association’s state filings, the federal flood-insurance dockets, the state coastal permits and the federal flood layers for all three buildings, which is why our first question to an owner is which building, which floor and how many square feet.
Our own Dolphin Way closing history is not part of this page, and we do not imply a Dolphin Way sale, listing or representation. Information not available at time of publishing (checked 2026-10-01). Our case rests on the public record we read for you and on how we would run your sale. The sale we walk through below is a public-record sale, and it is not ours.
The Dolphin Way condo market is small, thinly recorded and recovering from a gap. The county file holds 11 qualified sales in the 24 months since October 2024 at a $460,000 median, 4 of them in the last 12 months, and none dated between July 29, 2022 and February 4, 2025, a span of 921 days that includes Hurricane Ian.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county sale file leads this page because it is the one complete public record we could read in full on October 1, 2026. It is complete from 2009 and partial before, because the roll keeps only each condo’s last four sales. Our Dolphin Way of Hickory Point guide carries the buyer’s version of the same record.
We widen the window until it holds ten or more sales, and every figure names its window and count. A median of fewer than ten sales is written only as the median of those sales, and an even count means the median is the mean of the middle pair, which we name.
| Window | Counted from | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|---|
| 12 months | October 2025 | 4 | the median of these 4 sales is $452,000 | $275,000 | $495,000 | $594.25 |
| 24 months | October 2024 | 11 | $460,000 | $275,000 | $1,000,000 | $510.20 |
| 36 months | October 2023 | 11 | $460,000 | $275,000 | $1,000,000 | $510.20 |
| 60 months | October 2021 | 14 | $442,500 | $275,000 | $1,000,000 | $580.13 |
The 24-month and 36-month rows are identical because no qualified sale is dated between July 29, 2022 and February 4, 2025. All 11 sales in the 24-month window are resales of condos built in 1975 and 1976, so there is no builder-direct sale to separate out.
It means the county’s qualified file says nothing about the years around Hurricane Ian. The last sale before the storm was a $610,000 third-floor one-bedroom in Building A on July 29, 2022, and the next qualified sale was a $359,000 first-floor one-bedroom in the same building on February 4, 2025. Two news reports say owners could not fully return until December 2023 or January 2024, so a buyer’s appraiser has no qualified comparable from the restoration years and leans on the recent sales listed below.
The Southwest Florida MLS is where days on market, sale-to-list and today’s competing listings live, and it is the yardstick your condo competes against. Information not available at time of publishing (checked 2026-10-01). That covers every MLS-derived Dolphin Way figure: closed sales and their median, days on market, sale-to-list, active and pending listings, months of supply and any split by building design. We do not estimate them from the county record, because the two sources measure different things, and each is on our backfill list.
The yardstick is each association’s own county window from the same index: the first window that holds ten sales, with its median price and median price per heated square foot. Windows differ, so read the table as directional.
| Association | Side | County window | Qualified sales | Median | Range | Median per heated sq ft | FEMA zone |
|---|---|---|---|---|---|---|---|
| Dolphin Way of Hickory Point | Gulf | 24 months | 11 | $460,000 | $275,000 to $1,000,000 | $510.20 | AE 11 and AE 12, VE 13 at one corner |
| Seascape | Gulf | 60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | AE 12 |
| Bonita Beach Club | Gulf | 24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | AE 12 |
| Bay Harbor Club | Bay | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | AE 11 |
| Casa Bonita II | Gulf | 60 months, fewer than 10 | 8 | the median of these 8 sales is $749,500 | $675,000 to $1,305,000 | not stated | VE 13 |
Dolphin Way has the lowest median of the four associations in this table that reach ten sales and the lowest low among the five. That fits its unit mix, since the median Dolphin Way condo is a 624 square foot one-bedroom, and Seascape’s median condo is 1,075 square feet. On price per heated square foot Dolphin Way sits above Bay Harbor Club and below Seascape and Bonita Beach Club. Casa Bonita II, the next property south, is a 1973 building mapped in FEMA Zone VE with eight qualified sales in 60 months on 1,058 to 1,148 square foot condos, and its recorded prices are a different band.
Dolphin Way condos sold for $275,000 to $1,000,000 in the 24 months to October 1, 2026, and the four sales since October 2025 ran $275,000 to $495,000. Size decides where a condo sits: six one-bedrooms ran $275,000 to $495,000, and five larger homes ran $460,000 to $1,000,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; heated square feet as the county records them)
Eleven sales is enough for a median but not enough to hide any of them, so here is every one, by building address, floor and size, with no unit numbers.
| Recorded | Price | Building | Floor | Bedrooms | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|---|---|
| Feb 4, 2025 | $359,000 | A (25850) | 1st | 1 | 624 | $575.32 |
| Mar 7, 2025 | $1,000,000 | C (25830) | 2nd | 2 | 984 | $1,016.26 |
| Mar 29, 2025 | $365,000 | C (25830) | 3rd | 1 | 624 | $584.94 |
| Jun 6, 2025 | $525,000 | B (25840) | 2nd | 2 | 1,029 | $510.20 |
| Jun 24, 2025 | $295,000 | C (25830) | 1st | 1 | 624 | $472.76 |
| Jul 23, 2025 | $500,000 | B (25840) | 4th | 3 | 1,299 | $384.91 |
| Aug 1, 2025 | $460,000 | B (25840) | 3rd | 2 | 944 | $487.29 |
| Dec 29, 2025 | $425,000 | A (25850) | 3rd | 1 | 624 | $681.09 |
| Mar 3, 2026 | $275,000 | C (25830) | 1st | 1 | 626 | $439.30 |
| Jun 30, 2026 | $479,000 | B (25840) | 2nd | 2 | 944 | $507.42 |
| Jul 8, 2026 | $495,000 | A (25850) | 3rd | 1 | 624 | $793.27 |
Price per heated square foot is the recorded price divided by the county’s heated area. Floor is read from the first digit of the unit number, which the table leaves out.
The 60-month window adds three sales from before the storm, all in Building A, and they show where prices stood when the record stops.
| Recorded | Price | Building | Floor | Bedrooms | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|---|---|
| Nov 18, 2021 | $400,000 | A (25850) | 1st | 1 | 624 | $641.03 |
| Dec 30, 2021 | $400,000 | A (25850) | 1st | 1 | 626 | $638.98 |
| Jul 29, 2022 | $610,000 | A (25850) | 3rd | 1 | 624 | $977.56 |
The first two are one-bedrooms recorded within six weeks of each other at $400,000. The third, at $610,000 and $977.56 per heated square foot, is the highest price per square foot among the 14 sales of the 60-month window apart from the 984 square foot end home that sold in March 2025, and nothing in the record says why a third-floor one-bedroom of the same plan brought $610,000 in July 2022 and $365,000 in March 2025.
The range is wide because the unit mix is wide. Six of the eleven sales are one-bedroom condos of 624 or 626 square feet, and they ran from $275,000 to $495,000, a median of these 6 sales of $362,000. Five are larger homes of 944 to 1,299 square feet, and they ran from $460,000 to $1,000,000, a median of these 5 sales of $500,000.
Price per square foot runs the other way: the six one-bedroom sales have a median of $580.13 per heated square foot and the five larger homes $507.42, so compare a one-bedroom with one-bedrooms.
Among the six one-bedroom sales, the three on the first floor were the three lowest, at $275,000, $295,000 and $359,000, and the three on the third floor were higher, at $365,000, $425,000 and $495,000. Six sales cannot prove a rule, and condition and renovation differ from condo to condo. The pattern still matters because press accounts of Hurricane Ian describe first-floor condos filled with water, sand and mud, and a first-floor listing carries a different flood conversation than a third-floor listing.
Calendar 2021 is the only year in the county file with 10 Dolphin Way sales, so it is the one pre-storm year we can summarize with a median: $413,250, from $380,000 to $755,000, and a median of $648.64 per heated square foot. Eight of the ten were one-bedrooms, with a median of these 8 sales of $407,250.
Set against the six one-bedroom sales of the last 24 months, at a median of $362,000, the like-for-like comparison is lower today by $45,250, or 11.1 percent. Both samples are small and three of the six recent sales are first-floor condos, so read it as a direction and not a measurement.
Most Dolphin Way owners who bought and sold since 2009 sold for more. Of 21 repeat pairs with both sales dated 2009 or later, 20 gained and one sold lower, at a median change of +27.7 percent over a median hold of 5.27 years, but seven of the twelve pairs that began with a 2003 to 2008 purchase sold for less.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; repeat sales of the same condo, qualified sales only)
A repeat pair is two consecutive qualified sales of the same condo, both dated 2009 or later, where the record is complete. A qualified-only pair can skip a transfer the county did not accept, so each pair is an owner-to-owner comparison with that caveat. The median dollar gain across the 21 pairs is $80,000, the median annual change is +4.39 percent, and the largest dollar gain is $340,500.
| Building | First sale | Second sale | Change | Years held |
|---|---|---|---|---|
| C | Jun 26, 2009, $321,000 | Aug 22, 2011, $272,500 | -$48,500 (-15.1%) | 2.15 |
| C | Jul 6, 2012, $250,000 | Oct 25, 2013, $285,000 | +$35,000 (+14.0%) | 1.30 |
| A | Mar 4, 2010, $250,000 | Dec 26, 2013, $292,600 | +$42,600 (+17.0%) | 3.81 |
| C | Aug 22, 2011, $272,500 | Dec 4, 2014, $325,000 | +$52,500 (+19.3%) | 3.29 |
| C | Jan 22, 2010, $448,700 | Jul 3, 2015, $659,500 | +$210,800 (+47.0%) | 5.44 |
| C | Aug 15, 2011, $220,000 | Aug 1, 2015, $365,000 | +$145,000 (+65.9%) | 3.96 |
| A | Dec 27, 2012, $210,000 | Aug 20, 2015, $330,000 | +$120,000 (+57.1%) | 2.64 |
| A | Nov 22, 2015, $300,363 | May 21, 2018, $375,000 | +$74,637 (+24.8%) | 2.49 |
| C | Dec 4, 2014, $325,000 | Nov 8, 2018, $450,000 | +$125,000 (+38.5%) | 3.93 |
| C | Mar 31, 2015, $325,000 | Apr 1, 2020, $355,194 | +$30,194 (+9.3%) | 5.00 |
| C | Aug 1, 2015, $365,000 | Aug 6, 2020, $408,500 | +$43,500 (+11.9%) | 5.02 |
| A | Dec 3, 2012, $244,000 | Oct 26, 2020, $410,000 | +$166,000 (+68.0%) | 7.90 |
| A | Aug 6, 2015, $332,500 | Apr 1, 2021, $445,000 | +$112,500 (+33.8%) | 5.65 |
| C | Dec 2, 2013, $250,000 | Jul 26, 2021, $409,500 | +$159,500 (+63.8%) | 7.65 |
| A | Aug 20, 2015, $330,000 | Feb 4, 2025, $359,000 | +$29,000 (+8.8%) | 9.46 |
| C | Jul 3, 2015, $659,500 | Mar 7, 2025, $1,000,000 | +$340,500 (+51.6%) | 9.68 |
| C | Oct 25, 2013, $285,000 | Mar 29, 2025, $365,000 | +$80,000 (+28.1%) | 11.43 |
| C | Sep 5, 2012, $215,000 | Jun 24, 2025, $295,000 | +$80,000 (+37.2%) | 12.80 |
| A | May 21, 2018, $375,000 | Dec 29, 2025, $425,000 | +$50,000 (+13.3%) | 7.61 |
| B | May 7, 2014, $375,000 | Jun 30, 2026, $479,000 | +$104,000 (+27.7%) | 12.15 |
| A | Apr 1, 2021, $445,000 | Jul 8, 2026, $495,000 | +$50,000 (+11.2%) | 5.27 |
The one loss is a Building C one-bedroom bought in June 2009 at $321,000 and sold in August 2011 at $272,500, a 2.15-year hold in the low years of the record. Fourteen of the 21 pairs ended before Hurricane Ian, seven ended after it, and nothing in the record tells us what those owners paid the association in between.
Take three things. An owner who bought in the 2010s and sold in 2020 or later has usually sold higher, and the five longest holds in the table, of 9.46 to 12.80 years, gained between 8.8 and 51.6 percent. Twelve pairs begin with a 2003 to 2008 purchase, and seven of them sold lower, by 14.4 to 30.6 percent, so your purchase date and price decide your outcome. And selling costs are a real subtraction: a Building A one-bedroom bought at $330,000 in August 2015 and sold at $359,000 in February 2025 gained $29,000 over 9.46 years, and on our net-sheet rates the costs of selling at $359,000 are about $15,930, more than half of that gain. Request a free Dolphin Way valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.
A clear Dolphin Way sale to walk through is a 984 square foot, two-bedroom end home in Building C at 25830 Hickory Blvd, which the county records selling at $448,700 in January 2010, $659,500 in July 2015 and $1,000,000 on March 7, 2025. It shows what a long-hold owner gained and what a seller subtracts before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales for one Building C condo, read 1 Oct 2026; sale costs are our estimates at the rates named in the cost section)
We use the county’s public record for this one condo and leave out its unit number and its owners, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, view, financing, commission, credits or what the owner paid the association. The roll’s earliest retained sale of this condo is $155,000 in June 1996.
The first sale in the complete part of the record was $448,700 on January 22, 2010 and the second $659,500 on July 3, 2015, a gain of $210,800 or 47.0 percent over 5.44 years. The third was $1,000,000 on March 7, 2025, a gain of $340,500 or 51.6 percent over 9.68 years, which is 4.39 percent a year, and 122.9 percent over the 15.12 years from 2010. The 2025 price is $1,016.26 per heated square foot, about twice the 24-month median of $510.20, and $475,000 above the next-highest sale of the window. The record does not say why.
We do not know what this seller paid in commission, whether the seller offered buyer-agent compensation or what the seller spent on the condo, so the arithmetic below uses the rates in our cost section.
At $1,000,000 the costs are $41,249 without buyer-agent compensation (commission $27,500, stamp tax $7,000, title policy $5,075 and $1,674 of fixed items) and $66,249 with it, which adds $25,000.
On those assumptions, and before property tax, assessments, insurance, interest and improvements, a gross gain of $340,500 over the 2015 price became a gain of $274,251 to $299,251. Two news reports put the Hurricane Ian special assessments above $50,000 per owner by mid-2024, and no notice says what this condo was charged, so an owner deciding whether to sell should see a net sheet at the price a valuation supports, with the assessment ledger beside it.
Only six condos have this plan, so the sale is a signal for the other five end homes and no comparable for a one-bedroom. We do not claim this sale or any other Dolphin Way sale. To see this walk-through for your condo, request a free Dolphin Way valuation or call Jesse direct at (239) 898-6072. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the buyer’s side is in our Dolphin Way buyer’s page.
We price a Dolphin Way condo in four steps: match the record to your building, floor and heated size, read your twins as a range and not a point, adjust for what the county cannot see, and test the result against what a buyer’s lender, insurer and inspector will read. The answer is a range built from your own twins, never from the median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record is thin and the condos are not alike: 11 qualified sales in 24 months for 75 condos, at sizes from 624 to 2,030 square feet.
Find the sales at your size. The roll shows 48 condos of 624 or 626 square feet, 5 of 690, 7 of 944, 6 of 984, 7 of 1,029, one of 1,299 and one penthouse of 2,030. The one-bedrooms of 624 or 626 square feet sold from $275,000 to $495,000, the two 944 square foot two-bedrooms at $460,000 and $479,000, a 1,029 square foot two-bedroom at $525,000, the 1,299 square foot three-bedroom at $500,000 and the 984 square foot end home at $1,000,000. The penthouse has no recent sale, so no price exists to borrow.
Three third-floor one-bedrooms of 624 square feet sold at $365,000 in March 2025, $425,000 in December 2025 and $495,000 in July 2026, a $130,000 spread on one plan and one floor. Three first-floor one-bedrooms sold at $359,000 in February 2025, $295,000 in June 2025 and $275,000 in March 2026. If your twin sold in 2025 and the others in 2026, the date alone moves your range, so we read a range with a reason behind each end.
The county does not record view, interior condition, which storm repairs were made, whether windows and doors were replaced, whether a unit has its own washer and dryer or what you have paid in assessments. The Seascape association’s history page says the first three buildings, the ones that became Dolphin Way, were built with shared laundry off the walkways, so in-unit laundry is a question for your unit. We adjust from your condo and your documents, line by line.
A price must survive the buyer’s lender, insurer and inspector, so we test it against the budget, the reserve study, any open assessment, the litigation status and the flood questions below, and against the listings a buyer will see beside yours. Active and pending listings, their list prices and days on market come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01).
Ready for the range for your own condo? Request a free Dolphin Way valuation or call Jesse direct at (239) 898-6072.
Seven things move a Dolphin Way condo’s price beyond its square footage: the building and plan, the floor, the Gulf court and view, the age file of a 1975 or 1976 building, the Hurricane Ian assessments and loans, the status of the pool and other common elements, and the leasing and pet rules.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; state filings, court dockets and press reports read 1 Oct 2026)
Only the first two can be read off the county record. The rest are answered by the association’s documents, which is why a seller who has them in hand before listing gets the benefit of the doubt.
Dolphin Way has three buildings on Hickory Blvd: Building A at 25850 with 27 condos, Building B at 25840 with 21 and Building C at 25830 with 27. Buildings A and C are twins with nine condos per floor on three floors, and Building B is the larger-plan building with four numbered floors and a penthouse. In the last 24 months four sales were in Building C, four in Building B and three in Building A, and Building B’s four ran $460,000 to $525,000. Compare within your building and plan first.
The roll places all 75 condos on the Gulf side of Hickory Blvd, and the county’s footprints show Buildings A and C set at right angles to the shoreline with Building B between them, all opening onto a court that faces the Gulf. The Seascape association’s history page and an August 2024 Fort Myers News-Press report say every Dolphin Way home has a Gulf view. Those are a neighbor’s description and a reporter’s, not measurements, so we describe what a buyer will see from your floor and stack.
It changes what buyers ask. The county roll dates Buildings A and C to 1975 and Building B to 1976, and the state lists the project as recorded in 1977. If a building has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. The roll shows three stories in Buildings A and C, exactly on the threshold, and four numbered floors plus a penthouse in Building B. No Dolphin Way milestone summary or reserve study is public, and we assert no result. A seller who holds both, or the written statement that none is complete, shortens every buyer’s diligence.
A May 2024 FOX 4 report and an August 2024 Fort Myers News-Press report put the special assessments above $50,000 per owner by mid-2024, in three assessments, and the newspaper reported association loans of $5 million and one owner expecting another $60,000 in winter 2025. No notice is public, so every figure is a reported figure. A buyer will ask what was charged to your condo, what you paid and whether more is authorized, and a clear written answer is worth more than a lower price.
On February 6, 2024 the association filed three suits against its flood insurance carrier in the U.S. District Court for the Middle District of Florida, and the court consolidated them on May 10, 2024 into lead case 2:24-cv-00114. The docket we read shows mediation notices, orders on motions to stay in November 2025 and May 2026 and status reports filed July 1 and August 31, 2026, and we found no judgment or dismissal. A complaint is one side’s allegation, and we take no position on the merits. A lender’s questionnaire asks about litigation, so ask the manager for a litigation statement before you list.
The county’s legal description of the common element reads pool and tennis, and the roll flags a pool on all 75 condos. The 2024 reports said the pool had not reopened, and the county’s 2025 aerial shows a fenced enclosure with an empty pool shell and no marked tennis court we could identify. Do not list an amenity you cannot confirm, and ask the manager for the pool’s current status and operating permit before you write the listing.
A Dolphin Way buyer pays the association’s regular assessment, which the association has not published, plus property tax, the buyer’s own insurance and any special assessment still owed. One owner’s August 2024 newspaper statement, that quarterly dues on a fourth-floor home had doubled from $2,450 to $4,895, is the only fee figure in print.
Data updated: October 2026 (Fort Myers News-Press report of August 8, 2024, FOX 4 report of May 1, 2024, Florida DBPR payment extract and estoppel fee schedule, Florida Statutes 718.116 and 718.501; read 1 Oct 2026)
The buyer’s yearly cost is the number a lender builds first, and we cannot print it from a public source. We print every figure the record gives, with its source.
| Cost | What the record says | Source |
|---|---|---|
| Regular association assessment | Not published. One owner of a fourth-floor home said in 2024 that quarterly dues had doubled from $2,450 to $4,895 | Fort Myers News-Press, August 8, 2024 |
| Hurricane Ian special assessments | Reported above $50,000 per owner by mid-2024, in three assessments; no notice is public | FOX 4, May 1, 2024; News-Press, August 8, 2024 |
| Association loans | Two small business loans totaling $5 million reported; balance and repayment not published | News-Press, August 8, 2024 |
| State annual fee | $4 per residential unit; $300 billed each year from 2022 through 2026 | Florida Statute 718.501; DBPR payment extract |
| Estoppel certificate | Up to $299, up to $119 more expedited, up to $179 more if delinquent | Florida Statute 718.116; DBPR fee schedule |
| Transfer fee, capital contribution, move-in deposit | Not published; the estoppel certificate states any that apply | Florida Statute 718.116 |
| Deed documentary stamp tax | $0.70 per $100, which is $3,220 at $460,000 | Florida Statute 201.02 |
Four quarters at $4,895 is $19,580 a year, and four at $2,450 is $9,800. That is one owner’s statement about one fourth-floor condo, which is in Building B, in mid-2024. Assessments are normally apportioned by each condo’s share of the common expenses in the declaration, and nothing we read states the shares, so a 624 square foot one-bedroom should not be assumed to pay the same. We do not put the figure in your listing as your fee. Your budget and estoppel give yours.
Under Section 718.116 a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, so a buyer will ask the estoppel for your ledger. The same statute requires the written notice of a special assessment to state its purpose and requires the money to be used for that purpose. Settle your balance, keep every notice since September 2022 with proof of payment, and ask the manager in writing whether any further assessment is authorized.
The association insures the buildings under master policies, and each owner insures the inside of the condo and personal property with a condominium policy, usually called an HO-6. A buyer’s insurer and lender will ask for the master policy, the flood coverage, the reserve study and any open assessment. Dolphin Way’s carriers, limits and premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried 1 Oct 2026; Florida Office of Insurance Regulation quarterly data; Citizens Property Insurance 2026 rate filing; City of Bonita Springs Community Rating System notice of 21 November 2024)
Insurance is where Dolphin Way’s history and its flood map meet a buyer’s questions, and where a prepared seller saves the most time.
On October 1, 2026 we queried FEMA’s flood layer at a point in each building and laid its zone outlines over the county’s building footprints, on panel 12071C0651G, effective November 17, 2022. Building B is in Zone AE with an 11-foot base flood elevation, Buildings A and C sit across the line between AE 11 and AE 12, and the VE 13 coastal high-hazard line touches the Gulf-end corner of Building A’s footprint. Of the 3.50-acre condominium parcel, 46.6 percent is AE 11, 23.8 percent AE 12, 12.5 percent VE 13 and 17.0 percent VE 16, so the Gulf-side third of the land is in the V zones. We do not state that Building A is a VE-zone building, because the footprint crosses the line by a few feet, inside mapping accuracy. An elevation certificate and the City’s floodplain administrator settle it.
The City of Bonita Springs says FEMA kept its Community Rating System class at 5 in a notice dated November 21, 2024, a 25 percent discount on National Flood Insurance Program premiums. A residential condominium building policy under that program is limited to the lesser of replacement cost or $250,000 times the number of units, so the arithmetic ceilings are $6,750,000 for each 27-unit building and $5,250,000 for the 21-unit Building B. The federal complaint we read confirms a flood policy on Building B in 2022, and current limits, deductibles and carriers are not published, so ask the manager for each building’s declarations page.
Lenders that finance condominium purchases review the association as well as the buyer: its budget, reserves, pending special assessments, delinquencies, insurance, loans and litigation. We do not say which loan programs Dolphin Way qualifies for, because that depends on each lender’s rules and on documents we have not seen. A complete package answers the questionnaire the first time.
The master policy declarations for wind, flood and liability with the renewal date, each building’s flood declarations page, the reserve study and milestone summary or the written statement that neither is complete, the assessment ledger and notices since September 2022, a litigation statement, the loan balance and your own HO-6 declarations page.
Selling a Dolphin Way condo? We collect these before the photographer arrives, so request a free Dolphin Way valuation or call Jesse direct at (239) 898-6072.
A Dolphin Way condo seller must give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary where applicable, the latest reserve study or a statement that none is complete, the frequently asked questions document and the flood disclosure. This is information, not legal advice.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 Oct 2026; DBPR estoppel certificate fee schedule)
Florida puts more of a condominium resale’s paperwork on the seller than most owners expect, and the order matters: some documents must reach the buyer before the contract is signed or the buyer gets a cancellation right.
Section 718.503 entitles a purchaser, at the seller’s expense, to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none is complete, and the frequently asked questions document. You order the package from the association’s manager; the state’s filings give the mailing address in care of Gulf Breeze Management Services of SWFL in Bonita Springs. The association publishes none of it, so start early.
Each resale contract must contain, in conspicuous type, either a clause that the buyer received those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause that the agreement is voidable by the buyer within 7 days after signing and receipt of the documents. A purported waiver has no effect and the right ends at closing. Deliver the package with the offer and record the date.
For contracts entered into after December 31, 2024, the statute requires a conspicuous statement about the association’s milestone inspection and reserve study. Which statement applies to Dolphin Way depends on documents we have not seen, so your closing agent or attorney completes it from the manager’s answer.
A seller of residential property must give the buyer a flood disclosure at or before the contract. It asks whether you know of flooding that damaged the property during your ownership, whether you have filed a flood insurance claim, including under the National Flood Insurance Program, and whether you have received assistance for flood damage, including from FEMA. Answer from your own records, because a Zone AE or VE designation is not an answer.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. Under Johnson v. Davis, a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty.
Under Section 718.116 the association must issue the estoppel certificate within 10 business days after a written or electronic request. It states what the condo owes, any capital contribution or transfer fee, any right of first refusal or board approval requirement and the insurance contacts, and it is effective for 30 days if delivered by hand or e-mail and 35 days if mailed. 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. The estoppel is the first place Dolphin Way’s transfer terms will show.
Buyers of Dolphin Way condos ask three things first: which FEMA zone each building is in, what Hurricane Ian did here and what was repaired, and whether the work was permitted. The answers come from the flood map, press and court records and the City’s permit portal, and a seller with a storm file removes the questions early.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and National Map elevation service, Lee County evacuation and coastal layers, Florida DEP coastal permit records, queried or read 1 Oct 2026)
The findings below are the map’s and the records’, not a guarantee about any one condo.
| Building | Condos | Built (county roll) | FEMA zone at the building centre | Share of the footprint by zone | Evacuation zone |
|---|---|---|---|---|---|
| A, 25850 Hickory Blvd | 27 | 1975 | AE, 11 ft | 62.6% AE 11, 35.8% AE 12, 1.6% VE 13 | A |
| B, 25840 Hickory Blvd | 21 | 1976 | AE, 11 ft | 100% AE 11 | A |
| C, 25830 Hickory Blvd | 27 | 1975 | AE, 12 ft | 48.6% AE 11, 51.4% AE 12 | A |
A Fort Myers News-Press report describes a 12-foot surge that swept the one-story pool house out to sea and filled first-floor condos with water, sand and mud, and says all three buildings remained standing. A FOX 4 report quotes an owner who put the water at probably 10 to 12 feet and says owners could not fully move back until January 2024, while the newspaper says the condos did not pass inspection until December 2023. The closest surveyed mark, 11.3 feet NAVD88 at a different building across Hickory Blvd, is about 5.2 to 5.3 feet above the ground at Dolphin Way by our arithmetic, which is not a measurement taken here. For Helene and Milton in 2024 the National Hurricane Center reported regional surge of 3 to 5 feet and 4 to 6 feet above ground, and we found no Dolphin Way damage document for either.
Alterations, a condo’s electrical or plumbing work and storm restoration need City of Bonita Springs permits, and the City’s EnerGov portal lets anyone search by address. Search all three street numbers as well as your own, because association-level permits are filed against the building address. The state lists four coastal permits at these addresses since 1996, including Dolphin Way Condominium Restoration, issued July 9, 2025, and all three footprints sit seaward of the state’s 1991 coastal construction control line, which is why restoration needs a state permit as well as City permits. If you renovated since Ian, finaled permits for each trade are what a buyer’s agent asks for first.
Dolphin Way’s declaration, bylaws and rules are not posted anywhere we could read, and the association has no public website that we found, so a buyer reads them in the seller’s package. The rules that touch a sale are approval or transfer terms, leasing limits and pet rules in the declaration, and the state, county and City short-rental rules, which apply on top of it.
Data updated: October 2026 (Florida Statutes 509.242, 718.110, 718.116 and 718.503; Florida Department of Revenue tourist development tax sheet; City of Bonita Springs rental permit page; Citizens bulletin of 28 September 2023; read 1 Oct 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.
A sale approval requirement, application process, right of first refusal, transfer fee and capital contribution are not published for Dolphin Way. Section 718.116 requires the estoppel certificate to state any right of first refusal, board approval requirement, capital contribution or transfer fee, so request it early and read that line before you set a closing date. If approval applies, add its calendar to the contract.
Nothing we read states a Dolphin Way minimum lease length. Under Section 718.110 an amendment that prohibits rentals or changes the permitted rental term or frequency applies only to owners who consent to it and to owners who take title after it takes effect, so the date of any leasing amendment can matter. Section 509.242 treats a condominium unit rented to guests more than three times a year for under 30 days as a vacation rental needing a state license, and Lee County levies a 5 percent tourist development tax on rentals of six months or less. Citizens’ September 28, 2023 bulletin ties new wind-only eligibility to short-term rental frequency, so a buyer who plans to rent asks for the leasing article and the insurer’s transient-use rule together.
The county record does not point to one season at Dolphin Way. Of the 63 qualified sales recorded since 2009, December holds the most at 9 and August 8, while October holds the fewest at 2 and November 3, and no month holds more than 9. A deed recorded in December usually follows a contract signed weeks earlier.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; recording months, qualified sales since 2009)
We use recording month, which is when the deed was recorded and not when the buyer and seller agreed. Monthly counts are small, so we publish counts and not monthly medians.
| Recording month | Qualified sales since 2009 |
|---|---|
| January | 3 |
| February | 4 |
| March | 6 |
| April | 5 |
| May | 5 |
| June | 7 |
| July | 7 |
| August | 8 |
| September | 4 |
| October | 2 |
| November | 3 |
| December | 9 |
| Total | 63 |
December through March holds 22 of the 63 sales and October and November 5.
It cannot tell you when contracts were signed or how long a condo was listed. Only 10 of the 75 condos carry a homestead exemption on the roll and owner mailing addresses fall in 20 states, so many owners are seasonal, which suggests but does not prove that buyers shop in winter. Sixty-three sales across twelve months is too few to rank months with confidence. The Southwest Florida MLS would give days on market. Information not available at time of publishing (checked 2026-10-01).
We market a Dolphin Way condo by building the paperwork first and the pictures second: the estoppel, budget, assessment ledger, litigation statement and flood and permit file are ready before the photographer arrives, and the listing states what we know and what the association has not published. Then we place the condo on the Southwest Florida MLS and our own sites.
Data updated: October 2026 (NAR practice changes effective 17 August 2024; Southwest Florida MLS listing standards; Lee County Property Appraiser roll, index built 1 Oct 2026)
Dolphin Way buyers have read about the storm, the assessments and the lawsuits, so a listing must answer their questions at the first showing.
The package holds the building address, floor and heated size, the year built, the budget and reserve study or the statement that there is none, every special assessment notice and your ledger, the master policy declarations, the estoppel, the permit history and a list of what conveys, with a one-page comparison to the nearest sales in your building and plan.
Professional photography and a floor plan, a description that names the building and plan, and honest statements about the view, the pool and the flood zone. We describe the property, not the people who might live in it, and the listing says the flood declarations or elevation certificate are available, not that flood risk is low. It runs on the Southwest Florida MLS and on our own and Domain Realty Group’s sites, beside our Dolphin Way of Hickory Point guide, so a buyer who searches the building finds your condo in context.
We negotiate a Dolphin Way contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Five issues decide a Dolphin Way contract: price against the nearest recorded twins, the document package and its 7-day right, the assessments and litigation, the inspection and insurance quotes, and the appraisal.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; NAR practice changes effective 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
Negotiation begins with the record. The Southwest Florida MLS median sale-to-list ratio would tell a buyer’s agent how much movement to expect. Information not available at time of publishing (checked 2026-10-01). Without it we tell you before the first showing how much movement your comparables support and where they do not.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. With 11 recorded sales in 24 months and none for the 921 days around the storm, an appraiser has little to work from, so we give the appraiser the nearest sales in your building and plan before the appraisal.
We state in the offer package what has been assessed and paid, and what the manager says about further assessments and the insurance cases, and we make sure the contract’s milestone and reserve study statement matches the manager’s answer. We order the estoppel at listing and order a new one if closing slips past its 30-day effective period.
A buyer choosing between Dolphin Way of Hickory Point and Seascape is choosing between a 75-condo, 1975 and 1976 Gulf-side association with a 24-month county median of $460,000 and a 136-condo, 1979 association with a 60-month median of $592,500. Neither publishes its fees. Seascape is the next property north.
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; Seascape association site and notices)
Seascape at Bonita Beach is the closest comparable, and the two began as one six-building plan. If you own there instead, read our Seascape seller’s guide.
| What a buyer weighs | Dolphin Way of Hickory Point | Seascape | What it means for your Dolphin Way listing |
|---|---|---|---|
| Size | 75 condos in 3 buildings on 3.50 acres | 136 condos in 3 buildings on 5.47 acres | Dolphin Way is the smaller association |
| Built, per the county roll | 1975 and 1976 | 1979 | Your milestone and reserve study answers matter earlier |
| Typical home | 624 sq ft one-bedroom; 53 of 75 are one-bedroom | 1,075 sq ft median; 44 of 136 under 800 sq ft | Suits a buyer who wants the smallest footprint |
| County price | $460,000 median, 24 months, 11 sales; $510.20 per heated sq ft | $592,500 median, 60 months, 10 sales; $568.39 per heated sq ft | Windows differ, so directional; compare a one-bedroom with one-bedrooms |
| Range in that window | $275,000 to $1,000,000 | $370,000 to $850,000 | Your twins set your range, not the median |
| FEMA mapping | AE 11 and AE 12, with the VE 13 line at one building’s Gulf end | AE 12 at all three buildings | Seascape is the simpler flood picture, so answer the flood question first |
| Boat dock | None on record | Bay-side dock with assigned slips, per a 2019 state order | A buyer who wants a slip looks at Seascape |
| Fees | One owner’s 2024 quarterly figure; no schedule | A 2023 board letter and a 2026 press quote; no schedule | Publish your own figure from the budget |
| Ian special assessments | Reported above $50,000 per owner by mid-2024; no notice public | Two public notices of $10,000 and $15,000 in 2023 | Bring your notices and proof of payment |
Dolphin Way wins for a buyer who wants a Gulf-side address at the lowest recorded entry price on this end of the strip and a smaller association. Seascape wins for a buyer who wants two-bedroom plans as the norm, a boat slip option, a newer building and an association that posts its letters. Do not price a Dolphin Way condo from Seascape sales. Our Dolphin Way of Hickory Point guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or read our Dolphin Way buyer’s page.
Selling a Dolphin Way condo costs roughly 4.1 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $359,000 sale that is about $15,930 to $24,905, and on a $460,000 sale about $19,919 to $31,419, before property tax, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $359,000 is a recorded February 2025 sale of a first-floor one-bedroom, and $460,000 is the 24-month county median. Florida charges documentary stamp tax of $0.70 per $100 rounded up, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both and chooses the closing agent, though the contract controls.
This sheet assumes a mortgage-free seller and no special assessment balance, and leaves out property tax proration: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $359,000 | Recorded sale of a 624 sq ft first-floor Building A one-bedroom, February 2025 |
| Listing commission, 2.75% | -$9,873 | 2.75% of $359,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$8,975 | 2.5% of $359,000, rounded to the dollar |
| Deed documentary stamp tax | -$2,513 | 3,590 units of $100 at $0.70 |
| Owner’s title policy | -$1,870 | $575 plus ($359,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Dolphin Way association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$24,905 | 6.94% of price |
| Estimated net before payoff, with buyer-agent compensation | $334,095 | $359,000 minus $24,905 |
| Estimated total costs, without buyer-agent compensation | -$15,930 | 4.44% of price |
| Estimated net before payoff, without buyer-agent compensation | $343,070 | $359,000 minus $15,930 |
The same assumptions apply, at the 24-month county median of 11 sales. Our $1,000,000 worked sale appears earlier on this page.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $460,000 | 24-month county median, 11 sales |
| Listing commission, 2.75% | -$12,650 | 2.75% of $460,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$11,500 | 2.5% of $460,000, rounded to the dollar |
| Deed documentary stamp tax | -$3,220 | 4,600 units of $100 at $0.70 |
| Owner’s title policy | -$2,375 | $575 plus ($460,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Dolphin Way association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$31,419 | 6.83% of price |
| Estimated net before payoff, with buyer-agent compensation | $428,581 | $460,000 minus $31,419 |
| Estimated total costs, without buyer-agent compensation | -$19,919 | 4.33% of price |
| Estimated net before payoff, without buyer-agent compensation | $440,081 | $460,000 minus $19,919 |
Your mortgage payoff, the property tax and association assessment prorations, any Hurricane Ian special assessment balance the estoppel shows, repairs or concessions, and any capital contribution or transfer fee, which is not published for Dolphin Way.
Possibly not. Under Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523, read 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record shows why the exclusion can cover a Dolphin Way seller’s gain. Of the 21 repeat pairs since 2009, 20 gained, the median dollar gain was $80,000 and only one gain exceeded $250,000: $340,500, before selling costs. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two recorded prices.
The exclusion is for a main home, and only 10 of the 75 condos carry a homestead exemption on the roll, so many Dolphin Way owners are in the second-home or rental group. Depreciation you took or could have taken on a rental is taxed when you sell, and you may not claim the exclusion again within two years of claiming it on another home. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. IRS Publication 523 says a loss on the sale of your main home is not deductible, which matters to the owners in the record who sold below their purchase price. We are real estate agents, not tax advisers, and this is general information.
List if your condo is in marketable condition and you can be live for the fall to spring season; take an investor cash offer only when the condo needs work a buyer’s insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
Dolphin Way has features that change the comparison: a thin record of 11 qualified sales in 24 months, an assessment history a buyer will want explained, open insurance litigation and a flood map that splits the buildings. A buyer who is paying cash still wants those answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk |
|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores your own twins |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties |
You get a free Dolphin Way 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 building, floor and size, adjusted for condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Get your free Dolphin Way of Hickory Point condo valuation and we will send a value built from recorded Dolphin Way sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Dolphin Way.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Dolphin Way sale, and none of these is offered as a Dolphin Way review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Dolphin Way owners ask before they list, answered from the Lee County sale record, state and federal records, press reports and Florida law. The building background is in our Dolphin Way of Hickory Point guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest recorded condo in your building, floor and size, order the estoppel and document package, answer the flood disclosure, and list when your documents are complete. A financed sale typically closes 30 to 45 days after contract.
Choose the agent with the strongest pricing evidence and paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read every qualified Dolphin Way sale for this page. We claim no Dolphin Way closing.
Eleven qualified sales in 24 months ran $275,000 to $1,000,000 at a median of $460,000, but size and floor decide your place. Six one-bedrooms ran $275,000 to $495,000. Request a free valuation.
The county recorded 4 qualified sales, $275,000 to $495,000, and the median of these 4 sales is $452,000. These are county records, not Southwest Florida MLS closings.
The record is too thin to say. The six one-bedrooms of the last 24 months have a median of $362,000, 11.1 percent below the 2021 one-bedroom median of $407,250, but both samples are small.
It was a 984 square foot end home in Building C, recorded March 7, 2025 at $1,016.26 per heated square foot. Only six condos have that plan, so it is no comparable for a one-bedroom.
From the nearest one-bedrooms on your floor. Three third-floor sales ran $365,000 to $495,000 and three first-floor sales ran $275,000 to $359,000, so floor and date both move the range.
Days on market comes from the Southwest Florida MLS, and we do not estimate it from the county record. Information not available at time of publishing (checked 2026-10-01).
The county record shows no season: December holds 9 of 63 sales since 2009 and no month holds more. A complete document package matters more than the month.
They are not published. One owner told a newspaper in 2024 that quarterly dues on a fourth-floor home had doubled from $2,450 to $4,895. Your budget and estoppel give your own figure.
Two news reports put them above $50,000 per owner by mid-2024, in three assessments. No notice is public, so ask the manager what was charged to your condo and what you paid.
A buyer becomes jointly and severally liable with the seller for assessments that came due before the transfer under Section 718.116, so buyers ask the estoppel for your ledger. Settle your balance and keep every notice.
Under Section 718.503: the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary if applicable, the latest reserve study or a statement that none is complete, and the frequently asked questions document.
It is the association’s written statement of what your condo owes. The fee is up to $299, up to $119 more if expedited and up to $179 more if delinquent, per the Florida DBPR schedule.
Thirty days if delivered by hand or e-mail and 35 days if mailed. The association must issue it within 10 business days of a written request, so we order it at listing.
A resale contract must say the buyer received the documents more than 7 days, excluding weekends and legal holidays, before signing, or be voidable by the buyer within 7 days after signing and receipt.
Section 689.302 asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim and whether you received assistance such as FEMA aid.
FEMA’s map shows Building B in Zone AE at 11 feet, Buildings A and C across the line between AE 11 and AE 12, and the VE 13 line touching the Gulf end of Building A. An elevation certificate settles it.
Lee County’s evacuation layer returned Zone A for all three buildings on October 1, 2026, the first of five surge zones. Check the county’s current map before any storm.
A lender’s questionnaire asks about litigation. The association filed three suits against its flood carrier in February 2024, consolidated into case 2:24-cv-00114, and we found no judgment or dismissal.
Yes. The buildings date to 1975 and 1976, and no milestone summary or reserve study is public. Holding both, or the written statement that none is complete, shortens the buyer’s diligence.
The association’s lease rules are not published. Section 718.110 limits how a later rental amendment applies, and a unit rented to guests more than three times a year for under 30 days needs a state vacation rental license.
The pet rules are not published, so we cannot state a limit. Give a buyer’s agent the pet section of the rules with the offer.
Nothing we read states an approval requirement, right of first refusal or transfer fee. Section 718.116 makes the estoppel certificate state any that apply.
Roughly 4.1 to 6.9 percent of the price on our net sheets: about $15,930 to $24,905 at $359,000 and $19,919 to $31,419 at $460,000, depending on commission and buyer-agent compensation.
Of 21 repeat pairs since 2009, 20 sold higher, at a median change of +27.7 percent over a median hold of 5.27 years. Seven of 12 pairs that began with a 2003 to 2008 purchase sold lower.
Possibly not on a main home: up to $250,000 of gain, or $500,000 for a married couple filing jointly, can be excluded under IRS Topic 701. A second home or rental is different, so ask a tax adviser.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any you offer is negotiated off it. Commissions are negotiable.
Yes, to an investor, usually at a discount that can exceed the commission you save. Get the offer in writing and compare it with a net sheet from a listing.
Yes, but you carry the Section 718.503 and 689.302 duties yourself, and a buyer’s lender will still ask for the association documents.
No. The two began as one six-building plan, and this association’s corporation was named Seascape of Hickory Point until 1991, but today they are separate associations. Check that every document says Hickory Point.
Yes: 25830, 25840 and 25850 Hickory Blvd, Bonita Beach, in the City of Bonita Springs, Lee County. The name Dolphin Way is used elsewhere in Florida, so confirm the Hickory Blvd address on any quote.
Yes. Owner mailing addresses at Dolphin Way fall in 20 states, and we coordinate the disclosures, the estoppel and the closing paperwork in writing.
In the last 24 months the three lowest one-bedroom sales were all on the first floor, but six sales cannot prove a rule, and buyers ask about Ian flooding on the first floor.
Gather the estoppel, budget, assessment ledger and notices, master policy and flood declarations, litigation statement and permits, then request a free valuation.
A Bonita Beach condo specialist knows which building, floor and size a condo belongs to, which recorded sales are true comparables, what the estoppel and document package must say and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a Dolphin Way condo holds its price through the inspection.
Small facts cost sellers contracts: a 624 square foot one-bedroom priced off the $1,000,000 sale of a 984 square foot end home, a 2024 newspaper dues figure quoted as the current fee, a document package handed over after the contract so the 7-day right stays open, and paperwork that names Seascape instead of Hickory Point. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Bonita Beach community guide covers the island and the strip, and our Dolphin Way of Hickory Point guide covers the buildings, the record and the storm history.
If you are thinking of selling a Dolphin Way condo, call the team that prices from the recorded sales of your own building, floor and size, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Dolphin Way of Hickory Point at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Dolphin Way, Seascape, Bonita Beach Club, Bay Harbor Club or Casa Bonita II.
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.
Dolphin Way sold record, last 24 months: 11 qualified sales at a $460,000 median, from $275,000 to $1,000,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01). Few Dolphin Way condos come up for sale in any month, so make us your first call before you list.
Request your free Dolphin Way of Hickory Point condo valuation and we will send a value built from the recorded sales of your building, floor and size, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Dolphin Way, and are Top 1% Real Estate Agents Nationally Since 2008.
Top 1% Real Estate Agents Nationally Since 2008
#1 Team in Southwest Florida since 2012
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Dolphin Way condo? Get a free Dolphin Way condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Dolphin Way.
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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 source below: county, city, state, federal and court records, press reports where we say so, the Seascape association’s notices and the statutes that set the seller’s duties. Dolphin Way sale figures are from the Lee County Property Appraiser sales file and roll (index built 1 October 2026). We do not cite brokerage or listing sites.
These official documents are the ones a Dolphin Way seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Dolphin Way seller needs it |
|---|---|---|---|
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s 7-day right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract |
| Estoppel certificate fee schedule | Florida DBPR | Current posting | The $299, $119 and $179 maximum fees |
| Complaint, U.S. District Court case 2:24-cv-00115 | U.S. District Court, Middle District of Florida | Filed 6 February 2024 | The flood insurance suit that names Building B |
| City of Bonita Springs substantial damage notice | City of Bonita Springs | 27 October 2022 | The 50 percent rule and the design flood elevation |
| IRS Topic 701 | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and recorded instruments can be requested from the Lee County Clerk.
Dolphin Way sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures are marked as not available where they would appear. McGreevy and Comisar, sell your Dolphin Way condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.