Bonita Springs, Florida
How to sell a Hawthorne home in 2026: resales by product, the assessments and buyer charges, the application and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Hawthorne starts with the product, because a Chesapeake Cove coach home that recorded a $355,000 median and a single-family home at $567,500 sell to different buyers inside the same gate. Lee County recorded 28 sales across the 461 Hawthorne home parcels in the 12 months to September 25, 2026 at a $517,250 median. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Hawthorne community guide and our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Hawthorne home valuation, or use our Hawthorne valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a home in Hawthorne in 2026, price it against recorded sales of your own product, show buyers the master and neighborhood or condominium assessments, the $2,500 Resale Capital Assessment and the absence of a CDD, and build the buyer's 30-day application lead time into the contract. Lee County recorded 28 Hawthorne sales in the latest 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
In the 12 months to September 25, 2026 the county recorded 28 qualified sales across 461 home parcels at a median of $517,250, from $313,000 to $880,000, or $255.42 per square foot of county heated area; every one was a resale. The Southwest Florida MLS pull of July 22, 2026 showed 24 sales at $537,500, a 70.5-day median on market and 96.6 percent of list, with 8 active listings.
Product first: single-family home or coach home. Size and era second: the single-family homes run from about 1,637 to 3,302 square feet and were built from 2006 to 2013. Third, lake view. Fourth, roof age, which drives insurance on the original Centex homes. Fifth, the neighborhood assessment or condominium dues.
Other resales inside the gate, the golf communities of Highland Woods and the gated neighborhoods of Cedar Creek. The listing that wins states the carry, the roof and the flood map with documents.
Why to list with us, the recorded market by product, pricing, the MLS picture, benchmarks, timing, the assessments and the buyer charges, the paperwork, condominium law, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Hawthorne homes on the records that move them: Lee County's recorded sales by product, the July 2026 MLS pull, the association's adopted budget and resolutions, the application process and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office a short drive west in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Hawthorne listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three miles northwest of the Hawthorne gate, on US 41.
A Hawthorne listing agent has to know that the community is a master association over five single-family neighborhoods and two coach-home condominiums, that buyers apply 30 days before closing, that open houses run only on weekend afternoons with 24 hours' registration, and that there is no CDD and no golf.
The county records single-family lots by plat phase and coach homes by condominium, so we price single-family against single-family and each coach home against its own condominium.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 28 Hawthorne sales in the 12 months to September 25, 2026 at a $517,250 median, every one a resale, but the figure blends 19 single-family sales at a $565,000 median and 9 coach-home sales at $385,000. Price a Bonita Springs home in Hawthorne against sales of its own product.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
We pulled every recorded sale for the 461 Hawthorne home parcels for the 12 months to September 25, 2026: 28 sales, no builder-direct sales. The parcel set covers the Hawthorne plat phases and the Chesapeake Cove and Coach Homes at Hideaway Cove condominiums.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 28 | $517,250 | $313,000 | $880,000 |
| 24 months (2024-09-26 to 2026-09-25) | 49 | $545,000 | $313,000 | $880,000 |
| 36 months (2023-09-26 to 2026-09-25) | 75 | $545,000 | $313,000 | $910,000 |
| 60 months (2021-09-26 to 2026-09-25) | 133 | $545,000 | $313,000 | $948,900 |
The 24-month window holds 49 sales at $545,000 and the 36-month window 75 at $545,000, so the latest 12 months sit a little below the longer level.
Of the 28 latest sales, 19 were single-family homes at a $565,000 median, from $373,860 to $880,000, and 9 were coach homes at $385,000, from $313,000 to $435,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 8 |
| $400,000 to $499,999 | 4 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 1 |
| $1,000,000 and up | 0 |
Eight sales closed between $300,000 and $399,999, almost all coach homes, 4 between $400,000 and $499,999, 15 between $500,000 and $749,999 and 1 at $880,000.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 45 | $352,480 | $210,000 | $530,000 | 0 |
| 2020 | 42 | $350,000 | $240,000 | $500,000 | 0 |
| 2021 | 46 | $425,750 | $260,000 | $763,000 | 0 |
| 2022 | 31 | $517,000 | $357,000 | $852,000 | 0 |
| 2023 | 25 | $625,000 | $410,000 | $948,900 | 0 |
| 2024 | 24 | $539,450 | $350,000 | $910,000 | 0 |
| 2025 | 20 | $545,000 | $350,000 | $865,000 | 0 |
| 2026 (to September 25) | 23 | $505,000 | $313,000 | $880,000 | 0 |
County calendar medians ran $352,480 in 2019, $425,750 in 2021, $517,000 in 2022, $625,000 in 2023, $539,450 in 2024 and $545,000 in 2025; 2026 through September 25 sits at $505,000 on 23 sales.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Single-family homes, Phases 1A, 1B and 2 (built 2006 to 2013) | 16 | $567,500 | $373,860 | $880,000 |
| Chesapeake Cove coach homes | 6 | count and range only | $313,000 | $435,000 |
| Single-family homes, Phase 2B (built 2012 to 2013) | 3 | count and range only | $545,000 | $570,000 |
| Coach Homes at Hideaway Cove | 3 | count and range only | $399,000 | $435,000 |
Only the single-family homes of Phases 1A, 1B and 2 cleared ten sales; Chesapeake Cove recorded 6, the Phase 2B homes 3 and Hideaway Cove 3, so their medians are shown with counts and ranges.
The highest recorded sale was a single-family home at $880,000; Chesapeake Cove closed from $313,000.
From March 26 to September 25, 2026 the county recorded 17 sales at a $560,000 median against 11 at $505,000 in the prior six months; the product mix differs between the halves.
We price a Hawthorne home from recorded sales of its own product, adjust for size, lake view, roof age and condition, add the assessments a buyer will pay, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
We use sales of your product for 12 months, widened to 24 or 36 when thin.
Square footage and a lake view move single-family prices most.
The master assessment and the neighborhood or condominium dues, which we confirm on the estoppel.
An original roof on a 2006 home raises a buyer's insurance; a newer roof is worth documenting.
With about 4.0 months of supply in the July pull, price inside the band that is closing.
Hawthorne recorded 28 resales at a $517,250 median in the latest 12 months, 19 single-family homes at $565,000 and 9 coach homes at $385,000, so the first conversation is your product's own sales. Call Jesse McGreevy direct at (239) 898-6072, request a free Hawthorne home valuation, or start with the Hawthorne seller valuation form. Buying your next home at the same time? See our guide to buying a home in Hawthorne or call Marc at (239) 287-5873.
We pulled every recorded sale in Hawthorne for the 12 months to September 25, 2026 and matched the roll to the association's own unit count: 461 home parcels against 463 homes, with the 156 coach homes matching exactly. The finding that shapes our pricing: single-family homes and coach homes barely overlap in price, $373,860 at the bottom of the single-family file against $435,000 at the top of the coach-home file, so one blended median serves neither seller.
The Southwest Florida MLS pull of July 22, 2026 shows 24 Hawthorne sales over the prior 12 months at a $537,500 median, a 70.5-day median on market and a median 96.6 percent of list, with 8 active listings: 16 single-family homes at $580,000 and 8 coach homes at $392,000. We read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
24 closed sales from $313,000 to $880,000, average about $544,000; single-family $296 and coach homes $196 per square foot of living area.
About 4.0 months of supply on July 22, 2026.
A 70.5-day median for single-family homes and 88.5 for coach homes.
The county counted 28 recorded sales to September 25; the MLS counted 24 closings in the 12 months to July 22.
Against its Bonita Springs neighbors, Hawthorne's recorded median of $517,250 over the 12 months to September 25, 2026 sits above Highland Woods' $410,000 and below Spanish Wells' $640,000, using the same county method for each, because two-thirds of Hawthorne's homes are single-family.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Hawthorne | 461 | 28 | $517,250 | $255.42 |
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
Per square foot, Hawthorne's $255.42 sits below Highland Woods' $301.43 and Spanish Wells' $293.41; Hawthorne's homes are larger on average and carry no golf.
A Hawthorne single-family home competes most directly with non-golf gated single-family homes of the same era; a coach home with the area's condominiums.
The roof, the view and the assessments are not in a per-foot median.
Now is a reasonable time to sell a Hawthorne home if you price to your product: the county recorded 17 sales at a $560,000 median in the six months to September 25, 2026, season begins in Bonita Springs in November, and buyers need about 30 days for association approval. Timing counts back from your closing date.
Data updated: October 2026 (Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association application to purchase; Citizens flood page read October 2026; Florida Senate CS/HJR 1-F).
A listing photographed and documented by late October meets the season's buyers first.
The purchase application must be submitted 30 days before closing, with a 30-day processing period, under the association's application.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
Amendment 3, the November 3, 2026 constitutional amendment, passed with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments); from January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 percent to 5 percent (CS/HJR 1-F); we state no dollar effect.
Allow for the application and the estoppels, then a 30 to 45 day closing after the MLS's 70.5-day median to sell.
A Hawthorne buyer pays the master common assessment, $4,022 a year per home in the 2024 adopted budget, plus a single-family neighborhood assessment or a coach home's condominium dues, and City of Bonita Springs and county taxes with no CDD line. The 2024 budget is the latest the association has posted publicly.
Data updated: October 2026 (Hawthorne Community Association 2024 Adopted Budget).
| 2024 line (adopted budget) | Annual | Quarterly |
|---|---|---|
| Common assessment, every home | $4,022 | $1,005 |
| Cobblestone neighborhood (100 homes) | $1,702 | $425 |
| Emory Oaks and Cobblestone 2 (151 homes) | $1,911 | $478 |
| Ashmont (50 homes) | $1,243 | $310.68 |
| Ashmont 2 (6 homes) | $1,837 | $459 |
A 2024 single-family owner therefore paid about $5,265 to $5,933 a year to the master; a coach-home owner paid the common assessment plus Chesapeake Cove's or Hideaway Cove's dues, which are not posted publicly.
Bulk telephone, internet and cable for every home, the gates and Envera monitoring, common landscaping, lakes, both clubhouses and pools, insurance, management and pooled reserves of $349,292 in 2024, according to the budget.
The association has not posted a 2025 or 2026 budget publicly; the estoppel states the current assessments.
Hawthorne has no CDD; the association reserves for its own roads, gates and lakes.
The buyer pays the $2,500 Resale Capital Assessment, the $100 application fee and $50 per adult background check.
Every Hawthorne home shares two clubhouses, the Main Clubhouse and the Lucky Stone Clubhouse, each with a pool and spa and a fitness room, plus tennis and pickleball courts and eight lakes, behind two gated entries run on the Envera virtual-guard system. There is no golf. A seller describes it from the association's own documents in Bonita Springs.
Data updated: October 2026 (Hawthorne Community Association 2024 budget and rules as cited on our Hawthorne guide).
Two campuses with pools, spas and fitness rooms, reservable by owners for private events under the association's guidelines.
A main entry off Imperial Parkway and a west entry off Old 41 Road, on the Envera virtual-guard system, with a camera network since February 2023.
Eight lakes for shore fishing only under the recorded rules: no docks, no swimming and no watercraft.
There is no golf course, so a buyer weighs the home and the assessments, not a membership.
A Hawthorne sale surfaces the master estoppel, the condominium estoppel for a coach home, the buyer's application and background checks due 30 days before closing, the $2,500 Resale Capital Assessment and the open-house registration rules. We gather it before the first showing in Bonita Springs.
Data updated: October 2026 (Hawthorne application to purchase, rules and recorded documents as cited on our Hawthorne guide).
Hawthorne Community Association, Inc., document N05000011788, managed by Cambridge Management of SWFL, with no onsite management staff; Chesapeake Cove at Hawthorne Condominium Association, Inc., N06000006096; and Coach Homes at Hideaway Cove Condominium Association, Inc., N13000005465, which moved its management to Vesta Property Services in 2026.
The Amended and Restated Governing Documents, adopted and recorded in 2022, run with every home.
Open houses are allowed Saturday and Sunday from noon to 4:00 p.m., registered with the gate and the manager at least 24 hours ahead.
The association levied a Hurricane Ian special assessment; any balance owed must appear on the estoppel.
Yes. Chesapeake Cove at Hawthorne and Coach Homes at Hideaway Cove are condominiums under chapter 718, so the seller delivers the section 718.503 package with a seven-day review right. Their coach-home buildings are two stories, which would place them below the three-story trigger for milestone inspections and structural reserve studies in Bonita Springs.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.111, 718.112 and 718.503 read October 2026).
156 of the 461 matched Hawthorne homes: 132 in Chesapeake Cove, declared in 2006, and 24 in Hideaway Cove, declared in 2013.
Section 553.899 and section 718.112 apply to buildings of three or more habitable stories; we confirm each building's height and the association's reserves before relying on an exemption.
The association insures the building and its deductibles are a common expense under section 718.111; a unit owner's own policy covers the interior and loss assessment.
A lender reviews the project's budget, reserves and insurance; we obtain the association's questionnaire early.
A Hawthorne buyer will ask about flood zone, evacuation, Hurricane Ian and insurance. Every point sampled for our guide mapped shaded Zone X on panel 12071C0657G, outside the high-risk zone, Lee County maps Hawthorne in evacuation Zone B, and the community sits about four and a half miles inland. We pull the parcel's own file before the first showing.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0657G, as sampled for our Hawthorne guide; Lee County evacuation zones; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Shaded Zone X at every sampled point on panel 12071C0657G, effective November 17, 2022; higher-risk polygons sit in the corridor outside the community.
Lee County maps Hawthorne in evacuation Zone B.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; the association later levied an Ian special assessment for common-area damage. We describe your home's record through the flood disclosure.
We print no premiums. We point to the roof date and the wind mitigation form, and for a coach home to the master policy.
A Hawthorne seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Hawthorne sits under two regimes. Its 156 coach homes, 132 in Chesapeake Cove at Hawthorne and 24 in Coach Homes at Hideaway Cove, are condominiums under chapter 718, so a seller there delivers the section 718.503 package. Its 305 single-family homes are lots under the master declaration, where section 720.401 governs. Every home carries the Hawthorne Community Association. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The recorded declaration's Article 8.9 lets the Board set a Resale Capital Assessment, and the Board's October 17, 2023 resolution set it at $2,500, paid by the purchaser, for contracts on or after January 1, 2024.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Hawthorne every point sampled for our guide mapped shaded Zone X on panel 12071C0657G, but the surrounding corridor has higher-risk polygons, so the parcel's own map governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Hawthorne home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Hawthorne has no community development district; the association owns and reserves for its own roads, gates and lakes, according to its 2024 budget and the state special-district list as read for our Hawthorne guide.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Hawthorne sale needs the master association's estoppel, plus Chesapeake Cove's or Hideaway Cove's for a coach home, each capped by statute at $299 for a current account.
We market a Hawthorne home with professional photography and video, drone footage of the lakes and clubhouses, a listing file that states the assessments, the buyer charges, the roof date and the flood map, and our qualified-buyer database, with weekend open houses registered at the Bonita Springs gate.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne Community Association 2024 adopted budget and October 17, 2023 Resale Capital Assessment resolution).
A drone shows the home on its lake and the walk to the clubhouse.
The estoppel figures, the 720.401 summary or condominium package, the wind mitigation form and the roof date.
Saturday and Sunday from noon to 4:00 p.m., registered 24 hours ahead.
We describe the home by product and keep unit numbers out of public copy.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Hawthorne sale as the partners who priced it, with product comparables and the MLS pull in hand. That means answering assessment, roof and insurance questions with documents rather than concessions, and protecting your net at inspection and appraisal in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
On a 2006 home the roof decides the buyer's insurance quote; we document it first.
We give the appraiser single-family or coach-home sales by date.
We answer with each community's documents: golf, the published charges and the flood and evacuation zones.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Hawthorne seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Hawthorne $517,250 sale that is $3,621 in stamps and about $2,662 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Coach-home median ($385,000) | Community median ($517,250) | Single-family median ($565,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,695.00 | $3,621.10 | $3,955.00 |
| Owner's title premium (promulgated rate) | $2,000.00 | $2,661.25 | $2,900.00 |
| Subtotal of the two fixed items | $4,695.00 | $6,282.35 | $6,855.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The master association bills quarterly, and the quarter is prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates, capped by statute at $299 each for a current account. The buyer owes the $2,500 Resale Capital Assessment under the Board's October 17, 2023 resolution, plus the $100 application fee and $50 per adult background check.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Hawthorne is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Hawthorne often meet buyers who are also touring Highland Woods, a golf community about a mile and a half west in Bonita Springs. Hawthorne recorded 28 sales at a $517,250 median in the latest 12 months against Highland Woods' 35 at $410,000. The table shows what a buyer weighs, with sources.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Hawthorne Community Association 2024 adopted budget; Highland Woods 2026 Master Association Schedule of Fees).
| What a buyer weighs | Hawthorne | Highland Woods |
|---|---|---|
| Location | Imperial Parkway at Shangri-La Road, City of Bonita Springs | Off US 41 north of West Terry Street, City of Bonita Springs |
| Home parcels in our county match | 461 (305 single-family, 156 coach-home condominium) | 798 (566 condominium, 232 villa and single-family) |
| Recorded sales, 12 months to September 25, 2026 | 28 at a $517,250 median, all resales | 35 at a $410,000 median, all resales |
| Median per square foot of county heated area | $255.42 | $301.43 |
| Built | 2006 to 2014 | 1996 to 2001 |
| Golf | None | Bundled equity: one membership on every home |
| Master charges | $4,022 common assessment per home in the 2024 budget, plus neighborhood or condominium dues | $13,812.79 club dues for 2026 plus neighborhood dues |
| Buyer's one-time charge | $2,500 Resale Capital Assessment | $10,000 capital contribution for 2026 |
| District on the tax bill | None | None |
| Flood and evacuation | Shaded Zone X at sampled points; evacuation Zone B | Mostly shaded Zone X, Zone AE in the north; evacuation Zone A |
Newer construction, more single-family homes, no golf cost, no CDD and a $2,500 buyer charge. A Highland Woods buyer may lead with equity golf on every home.
A home in Hawthorne fits a buyer whose priorities are a newer single-family or coach home without golf costs. A home in Highland Woods fits a buyer whose priorities are equity golf on every home. Each fits a different list of priorities.
You can get a free Hawthorne home valuation three ways: through our Hawthorne home valuation page, through the valuation form for Hawthorne sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We send recorded comparables for your product, the MLS context, the assessments a buyer will see, your flood position and a net sheet. There is no obligation.
Your product and square footage, your closing statement, your roof date and wind mitigation form, any upgrades with permits and any special assessment balance.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Hawthorne seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Hawthorne. For the wider picture, see how we sell homes across Bonita Springs.
Most Hawthorne owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Hawthorne home specifically, where a buyer is weighing single-family homes and two coach-home condominiums under one master association, a buyer application with a 30-day lead time, a buyer-paid Resale Capital Assessment and weekend-only registered open houses and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Hawthorne sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Hawthorne seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "Marc is prepared to assist you in any area of real estate,buying,selling,renting..ect. He and his team make the process stress free and if you prepare your home for the market and are realistic on the value of your property,then you better be prepared to move because Marc will sell your home. Thanks again Marc for selling our home, finding us a community to build a home, and also finding us a place to rent until our home is built(on the same street we lived on). Like I said the first time we talked ..YOU ARE THE MAN." Verified Zillow review
★★★★★ "Great experience! Marc went the extra mile to ensure you were happy. He kept in touch and was always available for any questions that can come up." Verified Zillow review
★★★★★ "Marc and Jessie were a great team to work with. They had excellent insight into the market and directed us through a very smooth sale of our Condo in Florida. Given the market competition, we felt that this team did a great job overall. I would highly recommend them." Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Hawthorne owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HAWTHORNE, ZIP 34135, closed in the 12 months before July 22, 2026, pulled July 22, 2026; Hawthorne recorded governing documents and Rules and Regulations as cited on our Hawthorne guide; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Single-family homes recorded 19 sales at a $565,000 median and coach homes 9 at $385,000, so read the product first. Request a free Hawthorne home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of July 22, 2026 showed 24 Hawthorne sales over the prior 12 months at a median of 70.5 days on market and a median 96.6 percent of list price: 16 single-family homes at $580,000 and 8 coach homes at $392,000.
The July 22, 2026 MLS pull showed a median 96.6 percent of list price: 96.2 percent for single-family homes and 97.8 percent for coach homes.
The July 22, 2026 MLS pull showed 8 active listings and about 4.0 months of supply.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $517,250 sale that is $3,621 in stamps and about $2,662 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 28 Hawthorne sales from September 26, 2025 to September 25, 2026 at a median of $517,250, from $313,000 to $880,000, or $255.42 per square foot of county heated area. Single-family homes recorded 19 sales at a $565,000 median and coach homes 9 at $385,000, so read the product first.
The county roll ties 461 home parcels to Hawthorne in our match, 305 single-family homes and 156 coach-home condominium units; the association counts 463 homes, 307 single-family and 156 coach homes.
Three layers: the master common assessment, $4,022 a year per home in the 2024 adopted budget, the single-family neighborhood assessment or the coach home's condominium dues, and city and county taxes with no CDD line.
No. Hawthorne has no community development district; the association owns and reserves for its own roads, gates and lakes, according to its 2024 budget and the state special-district list.
Every point sampled for our Hawthorne guide mapped shaded Zone X on FEMA panel 12071C0657G, effective November 17, 2022, outside the high-risk zone, and Lee County maps Hawthorne in evacuation Zone B. The corridor around it has higher-risk polygons, so read the parcel's own map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The Amended and Restated Rules and Regulations set a one-month minimum lease, no more than three leases in 12 months, whole-home rentals only, and association approval of the tenant before occupancy.
Bonita Springs High School sits across Imperial Parkway from Hawthorne's main gate, inside the two-mile proximity preference; Bonita Springs and Spring Creek Elementary and Bonita Springs Middle Center for the Arts and Three Oaks Middle are nearby options, according to our Hawthorne guide. Families rank schools and a lottery assigns seats.
Hawthorne is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A coach-home seller delivers the section 718.503 package with a seven-day review right; a single-family seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure.
The buyer, $2,500 for contracts on or after January 1, 2024, under the Board's October 17, 2023 resolution.
Saturday or Sunday from noon to 4:00 p.m., registered with the gate and manager 24 hours ahead.
The application is due 30 days before closing, with a 30-day processing period.
Cambridge Management of SWFL manages the master association, with no onsite staff, according to the association's site.
Any unpaid balance of the Hurricane Ian special assessment appears on the estoppel.
Hawthorne recorded a $517,250 median on 28 sales against Highland Woods' $410,000 on 35 in the latest 12 months.
Yes; on homes built from 2006 a newer roof shortens the buyer's insurance search and supports the price.
A Hawthorne specialist matters because value here turns on details a generalist misses: single-family and coach homes that barely overlap in price, a master budget last posted for 2024, a 30-day buyer application, weekend-only registered open houses and a roof clock on the original Centex homes. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Hawthorne," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Hawthorne, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a Cobblestone, Emory Oaks or Ashmont single-family home or a Chesapeake Cove or Hideaway Cove coach home, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated community of 463 homes with two clubhouses, pools, courts and eight lakes at Imperial Parkway and Shangri-La Road. Our Hawthorne community guide covers the rest.
The Property Appraiser holds the sales and the association posts its budget, resolutions and rules. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Hawthorne with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Hawthorne home valuation tells you what you are working with first. If you are also buying, whether moving within Hawthorne or relocating, see our guide to buying a home in Hawthorne and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Hawthorne guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| 2024 Adopted Budget | Hawthorne Community Association | Common and neighborhood assessments, reserves and what the fee includes | Open the budget |
| Resale Capital Assessment resolution, October 17, 2023 | Hawthorne Community Association | The $2,500 buyer charge and Declaration Article 8.9 | Open the resolution |
| Application for Approval to Purchase | Hawthorne Community Association | Fees, background checks and the 30-day lead time | Open the application |
| Recorded governing documents, 2022 | Hawthorne Community Association | Declaration, articles and bylaws as amended and restated | Open the documents |
| Amended and Restated Rules and Regulations | Hawthorne Community Association | Leasing, pets, vehicles, signs and open houses | Open the rules |
| Architectural Guidelines, July 2024 | Hawthorne Community Association | Exterior changes and the review process | Open the guidelines |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Hawthorne association, county and state records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Hawthorne sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 28 recorded sales across the 461 home parcels of Hawthorne over the latest 12 months, grouped them by product, and read the July 2026 MLS pull and the association's published budget and resolutions, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Hawthorne or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Hawthorne seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Hawthorne, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.