We price your Gulf Harbor condo from its own sales record, and line up the estoppel, the document package and the state-fee receipt 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 Gulf Harbor at Bonita Beach condominium, eight bay-side homes in one four-level building at 25875 Hickory Blvd on Little Hickory Island, described in full in our Gulf Harbor at Bonita Beach guide. If you own one of the eight, this page gives you every qualified sale on the county record, 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.
Gulf Harbor is one of the smaller condominium associations on the Bonita Beach strip of Bonita Springs, where most buildings are concrete towers with 40 to 360 homes. It is two homes on each of four residential levels, built in 1985, with six homes of 1,417 heated square feet and two top-level homes of 1,560. This page is about that building only, not the Gulf Harbor condominium community in Naples or the Gulf Harbour community in Fort Myers.
The Lee County Property Appraiser records 26 qualified Gulf Harbor sales since February 1985 and only one in the last 60 months: $820,000 on 3 March 2026 for a 1,560-square-foot top-level home, or $525.64 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 of the few. One more fact belongs at the top: on 1 October 2026 the state’s condominium division showed the project as Approved with a secondary status of Delinquent, which we read as a $32 annual state fee not recorded as paid for 2025, and a buyer’s attorney will ask about it early.
To sell a Gulf Harbor at Bonita Beach condo in 2026, price the home from its own level, size and record, clear the state’s delinquency flag with a receipt, assemble the Section 718.503 package and an estoppel certificate, and prepare flood, insurance and 1985-building answers. With one recorded sale in five years, documents move a sale as much as price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because an eight-home condominium has almost no depth of comparable sales. A buyer’s appraiser will see one sale since 2020, at $820,000, and will ask about the association’s standing, the estoppel, the reserve, the insurance and the milestone inspection and reserve study. A listing that answers those in its first week reads as a prepared sale.
These are the ten facts about selling a Gulf Harbor at Bonita Beach condo that matter most in October 2026, drawn from the Lee County sale record, the state’s condominium records and Florida law, and each explained in its own section below.
This seller’s guide to the Gulf Harbor at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the association’s filing status, fees, insurance and disclosure questions, a comparison with Palm Bay Estates, two net sheets and the answers Gulf Harbor owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Gulf Harbor at Bonita Beach Condo in 2026? · Why List Your Gulf Harbor at Bonita Beach Condo With McGreevy and Comisar? · What Is the Gulf Harbor at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Gulf Harbor at Bonita Beach Condos Sell For? · Have Gulf Harbor at Bonita Beach Condo Owners Sold for More Than They Paid? · A Gulf Harbor at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Gulf Harbor at Bonita Beach Condo? · What Moves the Value of a Gulf Harbor at Bonita Beach Condo Most? · What Do the Delinquent Flag and the Missing Corporate Record Mean for Your Gulf Harbor at Bonita Beach Condo Sale? · What Fees Will Your Gulf Harbor at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Gulf Harbor at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Gulf Harbor at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Gulf Harbor at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Gulf Harbor at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Gulf Harbor at Bonita Beach Condo? · How Do We Negotiate a Gulf Harbor at Bonita Beach Condo Contract? · Gulf Harbor at Bonita Beach vs Palm Bay Estates: Which Will Your Buyer Choose? · What Does It Cost to Sell a Gulf Harbor at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Gulf Harbor at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Gulf Harbor at Bonita Beach Valuation?
Answers and Local Expertise: What Gulf Harbor at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Gulf Harbor at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Gulf Harbor at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Gulf Harbor owners hire us because we read the county record and the state filings before we price, assemble the association and disclosure documents before a buyer asks, and negotiate every offer ourselves.
If you are thinking, “I need a listing agent who can handle an eight-home association with one recent sale,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs and read more about McGreevy and Comisar.
Honors and recognition:
Request a free Gulf Harbor at Bonita Beach home valuation or Call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read our guide to buying at Gulf Harbor.
We tracked every one of the 26 Gulf Harbor at Bonita Beach sales in the county record since 1985, nine of them since 2009, and the latest recorded sale on each of the eight homes. We also read the state’s condominium record and payment history, searched Sunbiz four ways for the association, queried FEMA’s flood layer at five points on the building and read the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which level, which size and which documents.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). For a Gulf Harbor seller, that means a price set from the recorded sales and the current listings in the building, and a sale run from our office in Bonita Springs, the same city as Gulf Harbor.
The Gulf Harbor at Bonita Beach condo market is very thin for sellers: the county file shows one qualified sale in each of the last 12, 24, 36 and 60 months, $820,000 on 3 March 2026, and no window reaches ten sales. We therefore list the sale and state counts, and publish no median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings. The record is complete from 2009 and partial before it: 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. A count of all recorded history is a count of what the file holds, never a claim of every sale ever made. We apply the county’s own transfer code list: code 06 qualifies a sale dated through 31 December 2008, and codes 01 and 02 qualify sales from 1 January 2009.
The method widens the window until it holds 10 qualified sales, and for Gulf Harbor no window up to 60 months does.
Window | Qualified sales (n) | What the file shows |
|---|---|---|
Last 12 months (since October 2025) | 1 | $820,000 on 3 March 2026 |
Last 24 months (since October 2024) | 1 | The same sale |
Last 36 months (since October 2023) | 1 | The same sale |
Last 60 months (since October 2021) | 1 | The same sale |
All recorded history in the file | 26 | Counted from February 1985; partial before 2009, so a count and not a price signal |
With fewer than 10 sales, a median is not a price signal, so the only median we would write is the median of these n sales, and with one sale that is the sale itself. The newest sale is 212 days old as of 1 October 2026, and seven of the eight homes have no recorded sale in the last five years.
The yardstick is the county’s qualified record: the window each association needed, the number of sales in it, the range and the all-history count with its first year, plus the FEMA zone and the year built. Where an association has fewer than 10 sales in 60 months, no median is stated. The figures are copied from the county table built on 1 October 2026.
Association | Built (roll) | FEMA zone, BFE | Window used | Sales (n) | Median | Range | All-history count (first year) |
|---|---|---|---|---|---|---|---|
Gulf Harbor | 1985 | AE 11 | 60 months, fewer than 10: every sale listed below | 1 | not stated (fewer than 10 sales) | $820,000 to $820,000 | 26 (since 1985) |
1985 | AE 11 | 60 months, fewer than 10: every sale listed below | 2 | not stated (fewer than 10 sales) | $525,000 to $640,000 | 19 (since 1986) | |
1983 to 1984 | AE 11 | 24 months | 12 | $555,000 | $450,000 to $750,000 | 208 (since 1984) | |
1980 | AE 11 | 60 months, fewer than 10: every sale listed below | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | 162 (since 1980) | |
1973 | VE 13 | 60 months, fewer than 10: every sale listed below | 8 | not stated (fewer than 10 sales) | $675,000 to $1,305,000 | 130 (since 1974) |
Gulf Harbor shares its flood zone, bay side and 1985 build year with Palm Bay Estates, and both are eight-home associations where a single sale changes the story. The Gulf-side tower across the road, Casa Bonita II, is mapped in a more severe flood zone and has traded at higher prices on a wider set: the same road holds very different products.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, and it fell inside the last 12 months: unit 501 closed at $820,000 on March 3, 2026, which is 96.6% of its final list price of $849,000, after 337 days on market. One sale is too few for a median, so we state its own figures. Two homes were active on October 3, 2026, listed at $935,000 and $1,475,000, and none was pending, which against one closing in 12 months is an indicative 24 months of supply. Request a valuation and we will pull the nearest comparable Bonita Beach resales from the MLS for you.
Gulf Harbor at Bonita Beach condos have sold for $495,000 to $900,000 across the nine qualified sales of 2014 to 2026, and for $820,000 in the one sale of the last 60 months, a 1,560-square-foot top-level home. Earlier recorded sales run from $187,900 in 1985 to $675,000 in 2007.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Because the record is complete from 2009, the first table below is the whole recorded market for the building in the last 60 months, and the second is every qualified sale since 2009. We show the level of each home and never its unit number.
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
3 Mar 2026 | $820,000 | 5 (top) | 1,560 | $525.64 |
That sale is a resale of the same top-level home that sold for $900,000 on 3 January 2020. The price per heated square foot is $820,000 divided by 1,560, or $525.64. One sale is a data point, not a market.
The file shows no qualified sale in 2009 through 2013 or in 2021 through 2025.
Date | Price | Level | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
26 Feb 2014 | $499,000 | 3 | 1,417 | $352.15 |
24 Mar 2014 | $500,000 | 4 | 1,417 | $352.86 |
24 Jun 2014 | $495,000 | 3 | 1,417 | $349.33 |
25 May 2016 | $585,000 | 5 (top) | 1,560 | $375.00 |
27 Jul 2016 | $612,500 | 5 (top) | 1,560 | $392.63 |
8 May 2019 | $750,000 | 3 | 1,417 | $529.29 |
3 Jan 2020 | $900,000 | 5 (top) | 1,560 | $576.92 |
15 Sep 2020 | $700,000 | 4 | 1,417 | $494.00 |
3 Mar 2026 | $820,000 | 5 (top) | 1,560 | $525.64 |
The nine prices add to $5,861,500. We do not publish a median of them as a price signal, because the nine span twelve years and two very different markets: the three sales in early 2014 closed near $350 per heated square foot, and the 2019 and 2020 sales closed at $494 to $577.
The county file holds 26 qualified Gulf Harbor sales, the first dated February 1985. Before 2009 the file is partial, so this table is a labelled history by period and not a trend line, and the ranges mix different homes and different markets.
Period | Qualified sales in the file | Lowest to highest price in the period |
|---|---|---|
1985 to 1989 | 5 | $187,900 to $217,000 |
1990 to 1999 | 8 | $224,000 to $350,000 |
2000 to 2009 | 4 | $342,500 to $675,000 |
2010 to 2019 | 6 | $495,000 to $750,000 |
2020 to 2026 | 3 | $700,000 to $900,000 |
The five periods add to 26. Four of the 26 were builder-direct first sales, dated February 1985 to October 1986, and the other 22 were resales.
Six homes are 1,417 heated square feet and the two on the top level are 1,560. Six times 1,417 is 8,502 and two times 1,560 is 3,120, which add to 11,622 square feet, the same figure as the county’s effective area for the building. The latest recorded sale on one second-level home is more than 27 years old, which usually means a long-term owner, a trust or a transfer the state does not class as a sale, and we do not guess which. Seven of the eight homes have no recorded sale in the last five years, so the nearest recent comparable for most homes is one sale, on a different plan.
Mostly yes: of the 18 pairs of consecutive recorded sales of the same home in the county file, 17 closed above the earlier price and one, the March 2026 top-level resale, closed $80,000 below its January 2020 price. These pairs are the closest thing the record offers to a like-for-like comparison, and each is one home, not an index.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The pairs use only sales from the corrected county file, including pre-2009 sales graded on the pre-2009 qualified code, and each home appears by level. The file holds 18 consecutive pairs in all, and the six below span the whole record. Percentages are the later price over the earlier price minus one, and the years are the days between the two dates divided by 365.25.
Home | Earlier sale | Later sale | Change | Time between |
|---|---|---|---|---|
Third level, 1,417 sq ft | $495,000, 24 Jun 2014 | $750,000, 8 May 2019 | +$255,000, up 51.5 percent | 4.9 years |
Top level, 1,560 sq ft | $585,000, 25 May 2016 | $900,000, 3 Jan 2020 | +$315,000, up 53.8 percent | 3.6 years |
Top level, 1,560 sq ft | $900,000, 3 Jan 2020 | $820,000, 3 Mar 2026 | -$80,000, down 8.9 percent | 6.2 years |
Fourth level, 1,417 sq ft | $660,000, 16 Jul 2004 | $700,000, 15 Sep 2020 | +$40,000, up 6.1 percent | 16.2 years |
Top level, 1,560 sq ft | $350,000, 5 Apr 2000 | $585,000, 25 May 2016 | +$235,000, up 67.1 percent | 16.1 years |
Second level, 1,417 sq ft | $224,000, 1 Oct 1990 | $675,000, 15 May 2007 | +$451,000, up 201.3 percent | 16.6 years |
The pairs say that Gulf Harbor homes have gained over long holds and that 2019 and 2020 were the high point on the record. They do not say what your home is worth today, because the only recent pair ended lower. A seller who bought in 2014 near $350 per heated square foot and hopes for the 2020 peak of $577 should read the March 2026 sale, at $525.64, first.
The most recent Gulf Harbor sale on the public record is the top-level 1,560-square-foot home at 25875 Hickory Blvd that closed on 3 March 2026 for $820,000. It is a county record, labelled plainly as not ours, and it shows how a recorded sale in this building reads to a buyer and what its seller kept.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The home first appears in the file at $350,000 on 5 April 2000, a 1,560-square-foot home at $224.36 per heated square foot. It sold again at $585,000 on 25 May 2016, at $900,000 on 3 January 2020 and at $820,000 on 3 March 2026, which is $525.64 per heated square foot, 212 days before 1 October 2026. The county’s parcel page lists it as a two-bedroom, two-bath home.
We do not know this seller’s mortgage, commission or terms, and we claim none of them. We can show the costs Florida sets at that price: documentary stamp tax of $5,740, which is 8,200 units of $100 at $0.70, and an owner’s title policy of $4,175, which is $575 on the first $100,000 plus $3,600 on the next $720,000. The cost section adds the rest.
The sale shows that a top-level Gulf Harbor home found a buyer at $820,000 in the spring of 2026, 8.9 percent below its January 2020 price and 40.2 percent above its May 2016 price. The Southwest Florida MLS, pulled October 3, 2026, adds the listing side: the home was on the market 337 days and closed at 96.6% of its final list price of $849,000, which is $29,000 under that price. It is one home’s history and not a median.
We price a Gulf Harbor at Bonita Beach condo in four steps: start with your own home’s level, size and record, treat the one recent sale as a reference point and not a ceiling, adjust for what the county cannot see, and cross-check the strip. With eight homes, judgment matters more than any average.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Your level, your size and your last recorded sale come first. Six homes are 1,417 square feet and two are 1,560, and the top-level pair has a different plan from the other six, so a 1,417-square-foot home is not priced from a 1,560-square-foot sale without an adjustment. We pull your home’s chain from the county file before we talk about a number, as described in our Gulf Harbor at Bonita Beach guide.
The March 2026 sale at $525.64 per heated square foot is the only qualified Gulf Harbor sale of the last five years, so it is the reference point for the discussion. As a ruler and not a valuation, the March 2026 price of $820,000 divided by 1,560 and multiplied by 1,417 is $744,833 for a home of the smaller plan, and the September 2020 price of $700,000 on a fourth-level home, divided by 1,417 and multiplied by 1,560, is $770,642 for a home of the larger plan. Those two products are arithmetic that shows how far the plans stretch a per-foot figure, and neither is an estimate of what any home is worth.
The record does not see condition, renovation, the view from your level, floor height above the flood line, dock or pool rights or the documents you can hand a buyer. We walk the home, ask for the elevation certificate if one exists, and tell you which of those moves price.
We read the neighboring associations the way the strip comparison table above lays them out. Palm Bay Estates, the other eight-home bay-side building built in 1985, had two sales in 60 months, $640,000 on 30 April 2025 and $525,000 on 22 July 2025, and Sea Isles, with 84 homes, had eight. We use them as direction, never as a comparable, because size, level and age differ.
Four things move the value of a Gulf Harbor at Bonita Beach condo most: the home’s level and size, the building’s 1985 age and its milestone inspection and reserve study status, the association’s documents and standing, and the flood and insurance answers a lender will want. Bay-side position and the pool and dock flags matter next.
Data updated: October 2026 (Lee County Property Appraiser roll and parcel layers, FEMA National Flood Hazard Layer, queried 1 Oct 2026)
The homes run from the second level to the fifth, and the roll’s numbering has no home on the first level, so the first level carries no residential unit. What stands on it, whether parking, storage, an entry or open space, is not published. Level is a plausible driver of price because height above the ground matters to a buyer thinking about flood, but the record is too thin to rank levels, and we do not claim a premium for any floor. The top two homes are larger, 1,560 against 1,417 square feet, and the three highest recorded prices since 2009 are the top-level home’s $900,000 and $820,000 and the third-level home’s $750,000 in 2019.
The county tags every home parcel as on the bay, on the bay side of Hickory Blvd, and its parcel layer flags a pool and a boat dock on all eight homes. We read those flags as indicators of features shared by the association, not proof that any home has an assigned right to use them, and we did not verify any view from any level. If your home is marketed with a dock or a slip, we find the recorded instrument that conveys it first, because in some condominiums a dock is assigned to one home and in others it is a shared asset. Our Bay Harbor Club guide records 50 deeded docks among its 103 homes, which shows how much the answer varies.
A building of three habitable stories or more falls under the milestone inspection statute, Section 553.899, and the structural integrity reserve study requirement in Section 718.112. Every county reading of Gulf Harbor is three stories or more: four in the building layer, three or four by home in the parcel layer, and four residential levels in the unit numbering. By our reading a 1985 building reached 30 years in 2015, so its first inspection would have been due by 31 December 2024. No public document shows either report done, and no document shows either undone. A seller who holds both reports sells with a stronger hand than one who has to ask the manager in the middle of a contract.
The state’s condominium division lists Gulf Harbor, A Condo as Approved with a secondary status of Delinquent, because the association’s 2025 annual state fee of $32 is not recorded as paid, and Sunbiz searches found no corporation matching the association’s name. Neither blocks a sale, but a buyer’s attorney will ask for both answers.
Data updated: October 2026 (Division of Florida Condominiums extract and payment history, Florida Statute 718.501, Florida Division of Corporations name searches, all read 1 Oct 2026)
The Division of Florida Condominiums lists the project as Gulf Harbor, A Condo, project PR1S005348, in Lee County, with 8 units and a recorded date of 2 January 1985. Its primary status is Approved and its secondary status is Delinquent. The managing entity is Gulf Harbor Condo Assn Inc, in care of a Sarasota management firm that we could not confirm is current, so the estoppel certificate, which names the association’s contact, is the reliable answer.
The state’s payment history shows $32 billed and $32 paid for each of 2022, 2023 and 2024. For 2025 it shows $32 billed, $0 paid and $35.20 pending, and the 2026 row is present with blank amounts. The $32 is the statutory annual fee of $4 for each of 8 units, and the $35.20 is $32 plus a 10 percent penalty of $3.20. Under Florida Statute 718.501, an association that does not pay by 1 March is assessed that penalty and does not have standing to maintain or defend a court action until the fee and penalty are paid. Our reading, from the extract fetched on 1 October 2026, is that the 2025 fee is not recorded as paid. That is an administrative flag, not a finding about the association’s money, but a buyer should ask for the receipt.
On 1 October 2026 we searched the Florida Division of Corporations’ entity-name index four ways: Gulf Harbor, Gulf Harbor Condo, Gulf Harbor Condo Assn and Gulf Harbor Of. None of the results was a corporation called Gulf Harbor Condo Assn Inc, Gulf Harbor Condo Association, Gulf Harbor, A Condominium or Gulf Harbor of Bonita Beach. The one active condominium association in the results has a Naples address and belongs to the Naples community of the same name, so we do not use it. Sunbiz cannot be searched by street address, so the association’s corporate record is unresolved, and the route to it is the recorded declaration, which names the corporation, followed by a search on that exact name.
The state’s record prints the project at 25998 Hickory Blvd, Bonita Beach, FL 33923, and the county’s roll, parcel layer and building layer print 25875 Hickory Blvd, Bonita Springs, FL 34134. We found no parcel at 25998 or 25996 Hickory Blvd, while a control query for 26000 Hickory Blvd returned the Gulf-side Casa Bonita I parcels, so the empty result is real. We use 25875 because it matches a parcel, and your title agent and the declaration settle which address appears on closing documents.
Ask the manager in writing for the receipt for the 2025 state fee and penalty, the association’s exact corporate name, a current insurance summary and the budget, and request the declaration, recorded at Official Records Book 1761, Page 2422, from the Lee County Clerk, because we have not read it. If the association cannot produce the receipt or a corporate name, tell us before you set a price.
A Gulf Harbor condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $32 yearly fee for eight units. The assessment, what it covers and any capital contribution or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Division of Florida Condominiums payment history; Florida Statute 718.116, read 1 Oct 2026)
We found no association website, budget, fee schedule or rules document for Gulf Harbor. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $4,950 to $5,410 a quarter ($19,800 to $21,640 a year), as entered by the listing agents: the unit 501 sale of March 3, 2026 and one of the two active listings show $4,950, and the other active listing shows $5,410. The entries disagree, and a listing entry is not an association document, so the association budget and the estoppel certificate are the binding sources for the fee and for what it covers. Florida requires an association website only for associations of 25 or more units, so the absence is expected for eight homes, and it means the budget, minutes and rules reach a buyer through the seller.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
State condominium division fee | $32 ($4 for each of 8 units) | Yearly | The association | Division of Florida Condominiums payment history |
Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
Capital contribution or transfer fee | Not published | Not published | Per the declaration | The estoppel certificate under Section 718.116 |
Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR fee schedule |
Deed documentary stamp tax | $0.70 per $100, $5,740 at $820,000 | 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 |
Assessments are normally apportioned by each home’s share of the common expenses in the declaration. If every home paid an equal share, each would carry 12.5 percent. If shares followed heated area, a 1,417-square-foot home would carry 1,417 divided by 11,622, or 12.19 percent, and a 1,560-square-foot home 13.42 percent. These are illustrations of the two common methods and not Gulf Harbor’s shares, which only the declaration states. On a $100,000 project the equal split is $12,500 a home, and the area split is $12,192 for a 1,417-square-foot home and $13,423 for a 1,560-square-foot home, a difference of about $1,230.
A buyer will read the budget for insurance and the windstorm deductible, reserve contributions for the roof, painting, paving and structural items, any elevator, utilities the association pays, pool, dock and seawall upkeep, management fees and any special assessment installment. Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment at leepa.org, and a change of ownership resets a capped assessment to market value, so a buyer should not carry your bill forward.
The association insures the shared structure under a master policy that is not public, and each owner insures the interior and contents with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where required. A buyer’s insurer will ask for roof, wind-mitigation and elevation data, and a lender will ask about the association’s standing, budget and reserves.
Data updated: October 2026 (FEMA coverage summary, Florida Office of Insurance Regulation data, Citizens rate filing and City of Bonita Springs Community Rating System page, read 1 Oct 2026)
Gulf Harbor’s wind and flood carriers, deductibles, limits and premiums are not published. The context is a market that moved sharply: Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy at $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after 1 July 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only.
An association’s master policy does not insure everything inside a home, an owner’s personal property or a loss assessment charged to the owner. How the master policy is split between the association and each owner depends on the declaration, and in an eight-home association one owner’s claim or deductible can weigh on everyone. Give the buyer your own HO-6 declarations page so the buyer can see what a policy costs, and ask the manager for the master policy summary and the insurance contacts the estoppel lists.
FEMA’s coverage summary for residential condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units, which for eight units is $2,000,000, our arithmetic from the brochure, with a coinsurance penalty when coverage is below the required share. Gulf Harbor’s flood policy, limit and carrier are not published, so ask the manager for the declarations page. The City of Bonita Springs participates in FEMA’s Community Rating System, and its page says FEMA maintained the City’s Class 5 rating, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated 21 November 2024.
A buyer’s lender will generally require flood insurance on a financed home in Zone AE, and will ask the condominium questionnaire items: standing, budget, reserves, any pending special assessment, the insurance in force, the owner-occupancy mix and the milestone and reserve study status. A state delinquency flag or a missing reserve study can narrow the lenders willing to finance, so we confirm those answers before the first showing.
A Gulf Harbor at Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)
Under Florida Statute 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies, and the frequently asked questions document described in Florida Statute 718.504. The seller bears the cost of producing them. Gulf Harbor’s declaration is recorded in Official Records Book 1761, Page 2422, and we have not read it.
A buyer who did not receive the documents before signing can cancel within seven days, excluding Saturdays, Sundays and legal holidays, after receiving them. Delivering the package with the offer, and recording the date, keeps the window from opening late.
Contracts for condominium units signed after 31 December 2024 must carry a conspicuous statement under Section 718.503 about whether the association is required to have a milestone inspection or structural integrity reserve study and whether it has completed one. Gulf Harbor’s county story counts are three or more on every reading, so the required form appears to fit, which is our inference. Ask your closing agent which form your contract uses.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days after a written or electronic request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or approval requirement and the association’s insurance contacts. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. A certificate delivered by hand or email is effective for 30 days and one sent by mail for 35, so order a new one if closing slips.
A seller must complete and give the buyer a flood disclosure under Florida Statute 689.302. It states that homeowners’ policies do not cover flood and asks whether the seller knows of flood damage, has filed a flood insurance claim, including under the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA. Gather the answers in writing before you list.
Florida Statute 689.261 requires a property tax disclosure summary that warns the buyer not to rely on the seller’s current taxes, because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty. For a 1985 building, think of any roof, window, plumbing, balcony or water-intrusion problem and any dispute within the association.
Buyers of a Gulf Harbor at Bonita Beach condo will ask about FEMA Zone AE at a base flood elevation of 11 feet, Lee County Evacuation Zone A, what Hurricane Ian did within 556 meters of the building, and whether permits are closed. Ground under the building is about 5 feet, so each home’s height above the ground matters.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation layer, USGS Hurricane Ian marks and elevation service, queried 1 Oct 2026)
On 1 October 2026 we queried FEMA’s National Flood Hazard Layer at five points inside the building’s footprint, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum and the same panel, 12071C0651G, effective 17 November 2022. Lee County’s evacuation zone map returned Zone A and surge zone 1. Ground at the five points is 4.88 to 5.23 feet, so the base flood elevation sits 5.77 to 6.12 feet above bare ground. Floor heights are not published and we found no elevation certificate for the building, which a licensed surveyor prepares and which records the lowest floor against the base flood elevation.
The U.S. Geological Survey surveyed high-water marks for Ian at 11.3 to 12.2 feet above the datum within 556 meters of the building, one of them inside a home next door at 54 meters. Against Gulf Harbor’s bare ground that implies roughly 6.1 to 7.3 feet of water, by our arithmetic from neighbors’ marks and not a measurement at the building. The National Hurricane Center’s Ian report gives maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. No owner letter, board update or press story about the building’s own Ian experience was public, so we do not say that any home took water or that it did not.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which for Gulf Harbor points to 12 feet NAVD88, according to its substantial damage and substantial improvement notice. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation. Whether the City made a determination for Gulf Harbor is not published.
The City’s EnerGov portal lets anyone search permits by address. Search 25875 Hickory Blvd before you list and close any open permit, because an open permit can complicate a closing and a lender’s review. The building is landward of the state’s coastal construction control line, whose nearest point is about 23 meters from the building’s center, by our reading of the state’s map layer and not a permit determination.
The rules that affect a Gulf Harbor at Bonita Beach condo sale are the declaration’s approval, leasing and pet terms, none of which is published, plus Florida’s license and tax rules for short rentals. The estoppel certificate must state any approval requirement or right of first refusal, so we request it first.
Data updated: October 2026 (Florida Statutes 718.116, 509.242 and 718.303, Lee County Clerk and City of Bonita Springs pages, read 1 Oct 2026)
Gulf Harbor’s sale approval requirement, application process, right of first refusal, transfer fee and capital contribution are not published. The estoppel must state any board approval requirement or right of first refusal. If approval is required, we start the application early because it sets the closing date. Disputes over how an association handled a request can go through the process in Florida Statute 718.1255.
That depends on the declaration’s leasing article, which is not public. Florida Statute 509.242 adds that a condominium unit rented to guests more than three times in a calendar year for periods under 30 days is a vacation rental needing a state license, and Lee County levies a 5 percent tourist development tax on rentals of six months or less, per the Lee County Clerk. The City’s rental permit program exempts properties of more than six dwelling units regulated under Chapter 718, which points to an exemption for eight units, so confirm it with the City.
Gulf Harbor’s pet rules are not published, so we cannot state a weight, count or breed limit. Federal fair housing law treats an assistance animal separately from a pet, as HUD explains. Lee County’s pages for the beach accesses near the building say no pets are allowed on those beaches as of 1 October 2026, which is a county rule and not the association’s.
The Gulf Harbor record cannot name a best month, because it holds nine qualified sales since 2009 across seven different months and one sale in the last five years. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than this association has produced, so we publish the calendar as counts and draw no conclusion from it. Nine of the 26 dates in the file fall on the first of a month, so the older month counts are approximate.
Quarter of the recorded sale | Sales since 2009 (9 in all) | All recorded history (26 in all) |
|---|---|---|
First (January to March) | 4 | 7 |
Second (April to June) | 3 | 10 |
Third (July to September) | 2 | 6 |
Fourth (October to December) | 0 | 3 |
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Gulf Harbor closing in the 60 months to that date, and that home, unit 501, was on the market 337 days before it closed on March 3, 2026. One sale is too few for a median, so we do not promise a Gulf Harbor listing calendar built on it. What we can say is the order of events: a sale closes after a contract, an inspection period, a lender’s or insurer’s review and the estoppel, and a home listed in the fall has its documents ready when winter buyers arrive. Your own timeline depends on price, documents and showing access, and we revise it with you at a review three weeks and eight weeks after the home goes live.
We market a Gulf Harbor at Bonita Beach condo by leading with the building’s documents and facts, then showing the home: its plan, level and bay-side setting, priced from the record, with the estoppel and package ready on day one. A Top 1% Real Estate Agents Nationally Since 2008 team prepares each listing that way.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
A Gulf Harbor listing carries the documents a buyer’s attorney will ask for before the first showing: the Section 718.503 package, the estoppel certificate, the receipt for the state fee, the insurance summary, any special assessment notice, the milestone inspection and reserve study status, the elevation certificate if one exists, and the permits closed since Ian. We also prepare a one-page building summary with the two plans, the 1985 build year, the flood zone and the beach-access distances, so a buyer sees the whole picture without a call.
We photograph the home for its plan type and level, show the bay-side setting honestly and never claim a view we have not seen from that level. We state the facts a buyer can check: heated square feet, bedrooms and baths from the county, the level, and what the association’s records say about the pool and dock. Buyers on this strip are often seasonal, so the listing is written to be read by someone planning a winter stay as well as by a full-time owner.
Since the NAR practice changes of 17 August 2024, commissions are negotiable and buyer-agent compensation is a separate, optional decision you make with us in writing. We show net sheets with and without it, as the cost section does, so you can choose with the numbers in front of you.
We negotiate a Gulf Harbor at Bonita Beach condo contract by deciding in advance which terms matter to you, answering the buyer’s document, flood and insurance questions in writing, and protecting price through the inspection and appraisal. As Top 1% Real Estate Agents Nationally Since 2008, both partners handle every offer personally, so you are never passed to an assistant.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116, read 1 Oct 2026)
A buyer’s offer on a Gulf Harbor home will be tested against a very short comparable list, so the appraiser matters. We give the appraiser the March 2026 sale, the 2019 and 2020 sales and the size and level adjustments in writing, and we keep your documents current so a lender’s condominium review does not delay the closing date. Terms we negotiate include the closing date, who pays any assessment installment, the inspection window, the estoppel timing and any request for repairs.
A buyer choosing between Gulf Harbor and Palm Bay Estates is choosing between eight upper-level homes in one four-level building at $820,000 on the one recent sale, and eight one-story townhomes at $525,000 and $640,000, in two small bay-side associations built in 1985 on Hickory Blvd. Both are in FEMA Zone AE at 11 feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, state condominium records and Sunbiz, index built and queried 1 Oct 2026)
Palm Bay Estates is the bay-side condominium at 26773 Hickory Blvd on Little Hickory Island, not the city of Palm Bay on Florida’s east coast, and it is the closest comparable to Gulf Harbor on scale, age and position. If you own there instead, read our Palm Bay Estates seller’s guide. The last column says what each difference means for your Gulf Harbor listing.
What a buyer weighs | Gulf Harbor | Palm Bay Estates | What it means for your Gulf Harbor listing |
|---|---|---|---|
Structure | One building, four residential levels, two homes a level | Four one-story, two-home buildings | Gulf Harbor offers height above the ground, Palm Bay Estates ground-level living |
Homes | 8 (state record) | 8 (state record) | Equal scale, so one sale moves either record |
Built | 1985 per the county roll | 1985 per the county roll | Equal age, so the building questions are the differentiator |
Heated area | 1,417 and 1,560 sq ft | 1,150 to 1,444 sq ft | Larger homes here, so a different buyer |
FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
Nearest Gulf access | About 303 m, Access 10, lot closed on 1 October 2026 | About 57 to 115 m, Access 6 | Palm Bay Estates has the shortest walk to the sand |
Milestone and reserve study laws | Appear to apply (three or more stories) | Appear not to apply (one story) | Have your reports ready |
State condominium record | Approved, Delinquent (2025 fee not recorded paid) | Approved, fees recorded paid 2022 to 2026 | Palm Bay Estates has the cleaner state record |
Sunbiz record, 1 October 2026 | Unresolved, no matching corporation found | Active, latest annual report 27 April 2026 | Palm Bay Estates has the cleaner corporate record |
Qualified sales, last 60 months | 1: $820,000 on 3 March 2026 | 2: $640,000 and $525,000 in 2025 | Neither has a deep record |
Median in that window | The single sale, $820,000 | $582,500, the median of these 2 sales | Compare directionally only |
County file, all recorded history | 26 qualified sales since 1985 | 19 qualified sales since 1986 | Neither is a trend line |
Gulf Harbor wins for a buyer who wants a larger, upper-level, bay-side home in an eight-owner building and can do the document work this page describes. Palm Bay Estates wins for a buyer who wants one-story living, the shortest walk to the sand and a clean state and corporate record. Each window holds fewer than 10 sales, so we compare prices as directions and never as a ranking, and we do not price a Gulf Harbor home off Palm Bay Estates sales, because size, level and building type differ. Our Gulf Harbor guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Gulf Harbor at Bonita Beach condo costs roughly 4.2 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. At $820,000 that is about $34,139 to $54,639, and at $700,000 about $29,399 to $46,899, 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 Gulf Harbor sales: $820,000 is the March 2026 price of a top-level 1,560-square-foot home and $700,000 is the September 2020 price of a fourth-level 1,417-square-foot home. 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, which controls.
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 | $820,000 | March 2026 recorded price |
Listing commission, 2.75% | -$22,550 | 2.75% of $820,000 |
Buyer-agent compensation, 2.5%, if offered | -$20,500 | 2.5% of $820,000 |
Deed documentary stamp tax | -$5,740 | 8,200 units of $100 at $0.70 |
Owner’s title policy | -$4,175 | $575 plus ($820,000 minus $100,000) at $5.00 per $1,000, or $3,600 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Gulf Harbor estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$54,639 | 6.66% of price |
Estimated net before payoff, with buyer-agent compensation | $765,361 | $820,000 minus $54,639 |
Estimated total costs, without buyer-agent compensation | -$34,139 | 4.16% of price |
Estimated net before payoff, without buyer-agent compensation | $785,861 | $820,000 minus $34,139 |
The same assumptions apply, at the price a fourth-level home recorded in September 2020.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $700,000 | September 2020 recorded price |
Listing commission, 2.75% | -$19,250 | 2.75% of $700,000 |
Buyer-agent compensation, 2.5%, if offered | -$17,500 | 2.5% of $700,000 |
Deed documentary stamp tax | -$4,900 | 7,000 units of $100 at $0.70 |
Owner’s title policy | -$3,575 | $575 plus ($700,000 minus $100,000) at $5.00 per $1,000, or $3,000 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Gulf Harbor estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$46,899 | 6.70% of price |
Estimated net before payoff, with buyer-agent compensation | $653,101 | $700,000 minus $46,899 |
Estimated total costs, without buyer-agent compensation | -$29,399 | 4.20% of price |
Estimated net before payoff, without buyer-agent compensation | $670,601 | $700,000 minus $29,399 |
A mortgage payoff, any association assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate or survey you commission, and any cost of clearing the state’s delinquency flag. A home with a dock assignment may also draw a repair request that the sheet does not carry.
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 Gulf Harbor sellers should ask the question. The top-level home that sold for $350,000 in April 2000 and $820,000 in March 2026 shows a difference of $470,000, which is above the $250,000 single exclusion and below the $500,000 joint one, and a second-level home’s recorded prices rose from $224,000 in 1990 to $675,000 in 2007. 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. On the county roll, two of the eight homes carry a homestead exemption and six show owner mailing addresses outside Florida, which suggests that many are not main homes, our inference, and the treatment differs for a second home.
The exclusion is for a main home, and a second home or rental does not qualify the same way. Depreciation taken on a rental is taxed when you sell, and a foreign seller faces withholding under the IRS’s FIRPTA rules, so tell us before listing. We are real estate agents, not tax advisers; read IRS Topic 701 and Publication 523 with your adviser.
List if your home is in marketable condition and you can be live before winter; take an investor cash offer only when the home needs work an insurer would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Gulf Harbor has features that change the comparison: a thin sales record and a state record that shows the association as Delinquent. A buyer who pays cash still wants the corporate record, the flood file and the insurance answers.
Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
Full listing | Highest, tested by the market | Not published for Gulf Harbor | Commission, stamp tax, title and prorations | A price that ignores the age of your own last sale | A home in marketable condition with time |
Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work or a fast close |
Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures and, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free Gulf Harbor valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own home and its nearest like sale, adjusted for level, size, condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the fee stack your buyer inherits, a net sheet at the price the record supports and our read of the delinquency flag and the corporate-record question.
Get your free Gulf Harbor at Bonita Beach home valuation and we will send a value built from your home’s own record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Gulf Harbor.
Jesse McGreevy is a top-reviewed Gulf Harbor listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
These are the questions Gulf Harbor owners ask us most often before they list, answered from the Lee County sale record, the state’s condominium records and Florida law. The building background is in our Gulf Harbor guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price from your level, size and record, clear the state fee receipt, order the estoppel and the Section 718.503 package, then list with the flood, insurance and milestone answers ready. Request a free Gulf Harbor valuation to start.
It is the eight-home condominium at 25875 Hickory Blvd on Little Hickory Island in Bonita Springs, recorded in 1985. It is not the Naples Gulf Harbor community or the Gulf Harbour community in Fort Myers.
McGreevy and Comisar lead Domain Realty Group, with Top 1% Real Estate Agents Nationally Since 2008 recognition and the #1 Team in Southwest Florida since 2012. See our Bonita Springs seller’s guide for how we work citywide.
We cannot name a number without seeing the home, and the record gives a range, not a price. One sale in 60 months, $820,000 for a top-level 1,560-square-foot home, and eight older sales since 2009 are the nearest evidence.
One qualified sale in the last 60 months: $820,000 on 3 March 2026, or $525.64 per heated square foot. Before it came a fourth-level home at $700,000 in September 2020 and the same top-level home at $900,000 in January 2020.
A median needs at least 10 qualified sales in a window, and no Gulf Harbor window up to 60 months has more than 1. A median of the nine since 2009 would mix 2014 with 2026, so we list the sales.
Six homes are 1,417 heated square feet and the two top-level homes are 1,560, from the county roll. The county’s sale file lists two bedrooms and two baths for every recorded Gulf Harbor sale.
Probably, but the record is too thin to rank levels. The highest recorded price is the top-level home’s $900,000 in January 2020, and one home is a sample of one. We adjust from the nearest like sale.
Two on October 3, 2026. The Southwest Florida MLS showed 2 active Gulf Harbor listings on that date, at $935,000 and $1,475,000, and none pending. Ask us for a current search of Bonita Beach condos for sale.
Not published, and we did not use fee figures from listing text. The budget and the estoppel certificate state the assessment and what it covers. The only public dollar figure is the state’s $32 annual fee for eight units.
About 4.2 to 6.7 percent of the price on our two net sheets, mostly commission. At $820,000 the estimate is $34,139 without buyer-agent compensation and $54,639 with it, before any mortgage payoff.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation as examples, a separate written decision since the NAR changes of 17 August 2024.
Florida sets the premium: $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 up to $1 million. At $820,000 that is $4,175. In Lee County the seller customarily pays it, and the contract controls.
The seller customarily pays it, and the contract controls. At $820,000 the tax at 70 cents per $100 is $5,740, under Florida Statute 201.02.
The association has 10 business days from a written or electronic request. The fee is up to $299, up to $119 more if expedited and up to $179 more where the account is delinquent, per the DBPR schedule.
The declaration, articles, bylaws and rules, the budget and annual financial statement, the frequently asked questions document and the milestone and reserve study statement, under Florida Statute 718.503, at your cost.
Seven days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents if the buyer did not have them before signing. We deliver them with the offer so the clock does not run late.
The 2025 annual fee of $32 is billed and not recorded as paid, with $35.20 pending, which is $32 plus a 10 percent penalty. We read it as an administrative flag and ask the manager for the receipt.
Not by itself, but it can prompt a lender’s condominium review to ask questions, and a missing receipt or reserve study can narrow the lenders willing to finance. We confirm the answers before the first showing.
We searched four name variants on 1 October 2026 and found no matching corporation, and Sunbiz has no street-address search. The declaration at Official Records Book 1761, Page 2422 names the corporation.
FEMA places the building in Zone AE with a base flood elevation of 11 feet, panel 12071C0651G effective 17 November 2022, and Lee County puts it in evacuation Zone A. Ground under the building is about 5 feet.
No building-specific document is public. USGS marks of 11.3 to 12.2 feet within 556 meters imply roughly 6.1 to 7.3 feet of water over bare ground, by our arithmetic. Answer from your own records.
Yes. Florida Statute 689.302 requires a seller to disclose known flood damage, flood insurance claims and flood assistance, and we help you gather the answers in writing.
They appear to, because every county reading is three stories or more and the building reached 30 years in 2015, so by our reading the first inspection was due by 31 December 2024. No public document shows either report.
The association carries a master policy that is not public, and each owner carries an HO-6 policy plus flood coverage where required. Carriers, deductibles and premiums are not published, so ask the manager.
It can. Statewide condominium-association premiums averaged $135,100 per policy in June 2026, up from $72,570 in June 2022, and a buyer who sees a high premium will adjust an offer. We bring your numbers to the first showing.
Not published. The declaration sets any minimum lease term or approval, and Florida, Lee County and the City add licensing, tourist tax and permit rules. Find the leasing article before you list.
Not published. Pet limits come from the declaration and rules, and assistance animals are protected separately under federal fair housing law. Lee County’s nearby beach accesses allow no pets.
The record is too thin to name a month: nine sales since 2009 across seven months, and none in October through December. We would list in the fall so documents are ready for winter buyers, which is judgment, not a statistic.
The one Gulf Harbor closing in the Southwest Florida MLS in the 60 months to October 3, 2026 was on the market 337 days before it closed on March 3, 2026 (pulled October 3, 2026). That is one home’s history and not a median, and we will pull days on market for the nearest comparable homes when you ask.
List if the home is in marketable condition and you have time. A cash buyer can close fast at a discount that can exceed the commission saved, and a sale by owner needs a known buyer and a clear grasp of Sections 718.503 and 689.302.
Possibly not, if the home was your main home for 2 of the last 5 years, because the IRS allows up to $250,000 of gain, or $500,000 for a married couple filing jointly, to be excluded. A second home is treated differently, so ask your tax adviser.
Both are eight-home, bay-side condominiums built in 1985 in Zone AE. Gulf Harbor is one four-level building with larger homes, and Palm Bay Estates is four one-story buildings with a shorter walk to the sand. See the Palm Bay Estates guide.
Yes. Six of the eight homes show owner mailing addresses outside Florida on the county roll, and the process works with electronic signatures and a remote closing. Start with a free valuation.
Request one on our valuation page or jump to the valuation section of this page, or call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a state record must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a home priced off the wrong size of sale, a document package handed over after the contract, a flood answer given from a map instead of an elevation certificate, and a state flag nobody checked until the buyer’s attorney did. 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 page covers the strip’s beaches, access points and condominium buildings, and the guides for Casa Bonita Grande, Bay Harbor Club and Beachwood on the Bay show how other buildings on the strip are described and priced. Gulf Harbor sits next to Casa Bonita Royale at 25901 Hickory Blvd and across the road from the Gulf-side towers Casa Bonita II and Casa Bonita Grande. 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 Gulf Harbor condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and document package the day you list, and answers the buyer’s corporate, flood and insurance questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Gulf Harbor 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 Gulf Harbor, Palm Bay Estates, Bay Harbor Club, Sea Isles, or Casa Bonita II, 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.
Gulf Harbor sold record, last 60 months: 1 qualified sale, $820,000 on 3 March 2026, and 26 qualified sales in all, from $187,900 to $900,000, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, also shows 1 closing in the 60 months to that date, the same sale, too few for a median, though the two sources count differently. Few Gulf Harbor homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Gulf Harbor 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 Gulf Harbor 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 Gulf Harbor, and are Top 1% Real Estate Agents Nationally Since 2008.
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 Gulf Harbor condo? Get a free Gulf Harbor 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 Gulf Harbor.
For this page we tracked every one of the 26 Gulf Harbor at Bonita Beach sales in the county record since 1985, read the state’s condominium record and queried the FEMA map at five points on the building.
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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. Every link was retrieved on 1 October 2026. 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 Gulf Harbor at Bonita Beach condo 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, and none comes from a listing site or a brokerage.
Document | Issued by | Date | Why a Gulf Harbor seller needs it | Link |
|---|---|---|---|---|
Lee County Property Appraiser transfer code list | Lee County Property Appraiser | Current | Which sale codes are qualified, by period | |
Estoppel certificate fee schedule | Florida DBPR | Current schedule | The inflation-adjusted estoppel fee amounts | |
Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit and coinsurance for a flood quote | |
Hurricane Ian tropical cyclone report | National Hurricane Center | Tropical cyclone report | Storm surge and inundation ranges | |
Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package and milestone statement | |
Florida Statute 689.302, Flood Disclosure | Florida Legislature | Current statute | The seller’s flood disclosure | |
Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and the recorded declaration can be requested from the Lee County Clerk at Official Records Book 1761, Page 2422.
Southwest Florida MLS figures pulled October 3, 2026; Gulf Harbor 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 Gulf Harbor condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.