We price your Hickory Bay West condo from the recorded sales of your plan and floor and have the association, flood and reserve file ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (pulled October 27, 2026) and Collier County Property Appraiser and Florida Department of Revenue recorded sales
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to Hickory Bay West, the 47-unit, six-floor bay-front condominium at 4895 Bonita Beach Road, described in full in our Hickory Bay West guide. It stands on the north shore of Little Hickory Bay in the Bonita Beach area, with a Bonita Springs mailing address and a Collier County tax bill. It is the Hickory Bay West condominium association, not the Hickory Bay Boat House boat condominium farther east on the same road, and not the Little Hickory Bay condominium next door.
If you own one of the 47 condos, this page gives you the 13 qualified county sales and the 13 Southwest Florida MLS closings of the last 60 months, the three repeat sales the record lets us follow, the four listings competing with yours today, the flood, insurance and structural-safety questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets.
The Southwest Florida MLS shows 13 Hickory Bay West closings in the 60 months to October 27, 2026, at a $700,000 median, from $485,000 to $821,000, with a 96.5 percent median sold-to-list ratio and a 53-day median on market. The Collier County record agrees on the count: 13 qualified sales in the 60 months to August 17, 2026, at a $699,000 median. Only 2 MLS closings and 3 county sales fall in the latest 12 months, and four condos were listed on October 27, 2026, so a seller here is pricing against a thin record, and this page shows every sale rather than hiding behind an average.
To sell a Hickory Bay West condo in 2026, price it from the nearest recorded sale of the same plan and floor, not from the $700,000 60-month median, assemble the association papers and the estoppel before the first showing, and be ready for buyers and lenders to ask about the Zone AE flood map, the structural reserve study and the building’s finances.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Hickory Bay West is not one product. The county roll shows 12 end-position condos of 1,288 square feet, 21 middle condos of 1,112, 12 condos of 1,067, one 580 square foot unit and one combined 2,224 square foot unit that joins two former third-floor units. In the last 60 months the county recorded the 1,288 square foot plan at $699,000 to $776,700, the 1,112 plan at $530,000 to $821,000 and the 1,067 plan at $485,000 to $800,000. A seller who prices from the middle of the building prices every condo wrongly.
A seller controls the price, the condition, the photographs, the documents and the timing. A seller cannot control the association’s reserve decisions, the FEMA map, the insurance market or how many neighbors list in the same month, which is why the first conversation with us is about the building’s record and not about a number. Our valuation page for Hickory Bay West and our buyer’s guide to the building show the same record from the other two sides, and it helps to read both before you set a price.
These are the nine facts about selling a Hickory Bay West condo that matter most in October 2026, each drawn from the Southwest Florida MLS, the Collier County record, FEMA, the state’s condominium records and Florida law.
This seller’s guide runs from the recorded market to the pricing method, the fees, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
The Market and the Record: Why List Your Hickory Bay West Condo With McGreevy and Comisar? · What Is the Hickory Bay West Condo Market Doing for Sellers Right Now? · What Did Hickory Bay West Condos Sell For? · Have Hickory Bay West Owners Sold for More Than They Paid? · A Hickory Bay West Condo Sale Worked Through · How Do We Price a Hickory Bay West Condo?
Pricing, Fees and Insurance: What Raises or Lowers the Price of a Hickory Bay West Condo? · What Fees Will Your Hickory Bay West Buyer Pay Each Year? · Who Insures a Hickory Bay West Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Must a Hickory Bay West Seller Deliver and Disclose Under Florida Law?
Documents, Rules and Timing: What Will Buyers Ask About Flood, Storms and Permits at Hickory Bay West? · Which Rules Affect a Hickory Bay West Condo Sale? · When Is the Best Time to Sell a Hickory Bay West Condo? · How Do We Market a Hickory Bay West Condo?
Marketing, Negotiation and Your Options: How Do We Negotiate a Hickory Bay West Condo Contract? · Hickory Bay West vs Little Hickory Bay: Which Will Your Buyer Choose? · What Does It Cost to Sell a Hickory Bay West Condo? · Do I Pay Capital Gains Tax When I Sell My Hickory Bay West Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Hickory Bay West Home Valuation? · What Sellers Say About Working With Us
Answers and Local Expertise: Frequently Asked Questions, Hickory Bay West Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Hickory Bay West 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. Hickory Bay West owners hire us because we price from the nearest recorded sale of the same plan and floor, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Hickory Bay West condo, or thinking, “I need a listing agent who has read the flood map and the milestone file,” this is how we work. We lead Domain Realty Group, whose team has 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, a few minutes from Bonita Beach Road. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our ranking of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 13 Hickory Bay West closings in the Southwest Florida MLS in the 60 months to October 27, 2026, and every one of the 13 qualified sales in the Collier County record for the 60 months to August 17, 2026. We also read each of the 47 parcels on the county roll, the building’s state and corporate filings, the FEMA flood layers at the building and the county’s milestone register. It is why our first questions to an owner are which plan, which floor and what condition.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a 1,067 square foot condo off an $821,000 sale of a larger one, tell a buyer what the association charges when no public record states it, or describe a unit’s dock or slip rights before we have read the declaration.
Numbers here are small. Two MLS closings and three county sales in 12 months cannot carry a price, so we show you the sales, the windows and the arithmetic, and we mark every figure with its window, its count and its source. When a figure rests on a subset, such as days on market from 12 of the 13 closings, the text says so beside the figure.
The Hickory Bay West condo market in October 2026 is thin and uneven for sellers: 2 MLS closings in the last 12 months, 13 in 60 months at a $700,000 median, and four active listings on October 27, 2026, which is about 24 months of supply at the last year’s pace. County medians were $750,000 in 2023 and $700,000 in 2024, then one condo sold in 2025 at $550,000 and two in 2026 at $530,000 and $770,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The Southwest Florida MLS is the first source for how fast and how close to asking a Hickory Bay West condo sells. The windows below end on October 27, 2026, and each figure carries its count. Days on market and sold-to-list leave out the one August 2025 closing recorded at zero days on market, so those two columns are counted over one fewer closing than the first column.
| Window | Closings | Median price | Range | Median days on market | Median sold-to-final-list |
|---|---|---|---|---|---|
| 12 months (since Oct 28, 2025) | 2 | $650,000 (mean of the two) | $530,000 to $770,000 | 80.5 (2 closings) | 97.69% (2 closings) |
| 24 months (since Oct 28, 2024) | 3 | $550,000 | $530,000 to $770,000 | 80.5 (2 of 3) | 97.69% (2 of 3) |
| 36 months (since Oct 28, 2023) | 8 | $699,500 (mean of $699,000 and $700,000) | $530,000 to $800,000 | 60 (7 of 8) | 95.88% (7 of 8) |
| 60 months (since Oct 28, 2021) | 13 | $700,000 | $485,000 to $821,000 | 53 (12 of 13) | 96.5% (12 of 13) |
In the 60-month window the 13 closings total $8,944,000 and the median price per square foot of MLS living area is $568. The 12-month and 24-month medians rest on two and three sales, so read them as the sales themselves, not as a market average: a $530,000 condo of 1,112 square feet on a low floor in January 2026 and a $770,000 end condo on the top floor in May 2026 sit 45 percent apart in price for reasons of plan, floor and view that a median erases.
Four condos were active on October 27, 2026. The table lists them as the MLS shows them. Days on market is the age of the current listing, not of the building.
| List price | Bedrooms | MLS living area | Days on market |
|---|---|---|---|
| $565,000 | 2 | 1,112 sq ft | 55 |
| $569,900 | 2 | 1,112 sq ft | 11 |
| $598,000 | 3 | 1,288 sq ft | 263 |
| $679,000 | 2 | 1,067 sq ft | 8 |
Four active listings against 2 closings in 12 months is 24 months of supply (4 divided by 2 closings per 12 months). Against the 60-month pace of 13 closings, or about 0.22 a month, the same four listings are about 18.5 months of supply. Either way, the building is not short of listings for the number of buyers who close, and the $598,000 three-bedroom, 1,288 square foot condo, listed for 263 days, shows what happens when a price stays above what buyers will pay. The $565,000 and $569,900 listings sit against the two latest closings of the same 1,112 square foot plan, $550,000 in August 2025 and $530,000 in January 2026.
The Collier County Property Appraiser and the Florida Department of Revenue record the deed price of every qualified sale, which is why the county count of 13 in 60 months matches the MLS count. The county windows below end on August 17, 2026, the newest qualified sale in the file.
| Window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months (Aug 18, 2025 to Aug 17, 2026) | 3 | $550,000 | $530,000 to $770,000 |
| 24 months (Aug 18, 2024 to Aug 17, 2026) | 3 | $550,000 | $530,000 to $770,000 |
| 36 months (Aug 18, 2023 to Aug 17, 2026) | 9 | $700,000 | $530,000 to $821,000 |
| 60 months (Aug 18, 2021 to Aug 17, 2026) | 13 | $699,000 | $485,000 to $821,000 |
The 12-month and 24-month windows hold the same three sales, because no qualified sale fell between August 18, 2024 and August 21, 2025, a gap of a year. That gap is part of the market: the county recorded no qualified sale between August 9, 2024 and August 22, 2025.
For a seller, the 60-month window is the most reliable because it is the only one with ten or more sales. The 12-month and 24-month windows tell you where the latest buyers landed, and the sales table in the next section tells you which plan and floor each of those buyers bought. Our valuation page for Hickory Bay West walks through how we turn those sales into a number for a single condo.
Hickory Bay West condos sold for $485,000 to $821,000 in the 60 months to August 17, 2026, across 13 qualified county sales: four of the 1,288 square foot end plan at $699,000 to $776,700, six of the 1,112 plan at $530,000 to $821,000 and three of the 1,067 plan at $485,000 to $800,000. The table lists every one.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. We list floor and plan, never a unit number. The median price per square foot of county base area across the 13 sales is $596.22.
| Recorded (deed date) | Price | County base area (sq ft) | Floor |
|---|---|---|---|
| January 27, 2022 | $663,000 | 1,112 | 4 |
| June 21, 2022 | $699,000 | 1,288 | 6 |
| June 9, 2023 | $750,000 | 1,288 | 1 |
| June 20, 2023 | $485,000 | 1,067 | 2 |
| September 7, 2023 | $821,000 | 1,112 | 4 |
| January 5, 2024 | $776,700 | 1,288 | 6 |
| April 18, 2024 | $615,000 | 1,067 | 1 |
| May 24, 2024 | $699,000 | 1,112 | 1 |
| June 6, 2024 | $700,000 | 1,112 | 3 |
| August 9, 2024 | $800,000 | 1,067 | 1 |
| August 22, 2025 | $550,000 | 1,112 | 5 |
| January 9, 2026 | $530,000 | 1,112 | 1 |
| May 20, 2026 | $770,000 | 1,288 | 6 |
Grouping the table by county base area shows how much of the spread is plan. The groups are small, so we print the sales’ range and the median “of these” sales and not a market average.
| Plan (county base area) | Sales | Median of these sales | Range | Median price per sq ft |
|---|---|---|---|---|
| 1,288 sq ft end condo | 4 | $760,000 | $699,000 to $776,700 | $590.06 |
| 1,112 sq ft middle condo | 6 | $681,000 | $530,000 to $821,000 | $612.41 |
| 1,067 sq ft condo | 3 | $615,000 | $485,000 to $800,000 | $576.38 |
The county roll reads the floor from the unit number. The record does not show a tidy climb from low floors to high ones.
| Floor | Sales | Prices |
|---|---|---|
| 1 | 5 | $530,000, $615,000, $699,000, $750,000, $800,000 |
| 2 | 1 | $485,000 |
| 3 | 1 | $700,000 |
| 4 | 2 | $663,000, $821,000 |
| 5 | 1 | $550,000 |
| 6 | 3 | $699,000, $770,000, $776,700 |
The highest price in the window, $821,000, was a floor-4 condo, and the second highest, $800,000, was a floor-1 condo. Floor 6 held three sales, all between $699,000 and $776,700. Condition, renovation, view and timing clearly matter as much as the floor number, which is why a floor premium cannot be quoted from this record.
The Southwest Florida MLS lists the same closings with the final list price and days on market. MLS living area is the area as listed and differs from the county’s base area on the same condos, so the two columns are never compared. Closing months are shown, and floors follow the county roll’s numbering.
| Closed | Floor | MLS living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|---|
| June 2022 | 6 | 1,288 | $725,000 | $699,000 | 8 |
| April 2023 | 5 | 1,112 | $750,000 | $730,000 | 44 |
| June 2023 | 1 | 1,425 | $749,999 | $750,000 | 11 |
| June 2023 | 2 | 1,067 | $510,000 | $485,000 | 149 |
| September 2023 | 4 | 1,112 | $849,900 | $821,000 | 67 |
| January 2024 | 6 | 1,400 | $839,900 | $795,000 | 61 |
| May 2024 | 1 | 1,067 | $649,000 | $615,000 | 128 |
| May 2024 | 1 | 1,112 | $729,000 | $699,000 | 24 |
| June 2024 | 3 | 1,112 | $724,999 | $700,000 | 60 |
| August 2024 | 1 | 1,100 | $834,900 | $800,000 | 31 |
| August 2025 | 5 | 1,112 | $599,000 | $550,000 | 0 |
| January 2026 | 1 | 1,112 | $549,000 | $530,000 | 46 |
| May 2026 | 6 | 1,400 | $779,000 | $770,000 | 115 |
On the January 2024 sale the county deed records $776,700 and the MLS records a $795,000 closing price. The county records the deed consideration and the MLS records the reported closing price, so this page prints the deed figure as the sale price in the county table and the MLS figure in the MLS table. The April 2023 MLS closing at $730,000 does not appear in the county table because the Property Appraiser did not qualify that deed.
The county file also holds priced deeds the Property Appraiser did not qualify as arm’s-length sales in the same period: $605,000 (October 2021), $525,000 (March 2022), $730,000 (April 2023) and $500,000 (October 2025). They are left out of every county figure on this page. If your condo’s last transfer was one of these, ask us how a buyer’s appraiser will treat it, because an appraiser reads the MLS and the deed, not only the county’s qualified list. The county file holds 116 qualified Hickory Bay West sales since March 1991, and it is only the last 60 months that this page uses as a price signal.
Hickory Bay West owners sold for more than they paid in one of the three repeat sales the 60-month record lets us follow: a floor-1 condo bought at $615,000 in April 2024 and sold at $800,000 in August 2024, while a floor-5 condo sold for $180,000 less than its 2023 price and a floor-6 end condo for $6,700 less than its January 2024 price.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The county table does not carry unit numbers, and this page prints none. We matched repeat sales from the MLS unit address fields, kept out of public view, and checked each pair against the county’s deed date, price, plan and floor. Three condos sold twice in the 60 months, and a fourth is listed for sale today after a 2023 sale.
| Plan and floor | First sale | Second sale | Change | Time between |
|---|---|---|---|---|
| 1,067 sq ft, floor 1 | $615,000 (April 18, 2024) | $800,000 (August 9, 2024) | +$185,000 (+30.1%) | 113 days |
| 1,112 sq ft, floor 5 | $730,000 (MLS closing, April 2023) | $550,000 (August 22, 2025) | -$180,000 (-24.7%) | about 28 months |
| 1,288 sq ft, floor 6 | $776,700 (January 5, 2024) | $770,000 (May 20, 2026) | -$6,700 (-0.9%) | about 28 months |
The April 2023 price of $730,000 is the MLS closing price. The county holds a $730,000 deed for that month that the Property Appraiser did not qualify as an arm’s-length sale, so the first leg of the second pair is an MLS figure and the other five legs are county deed prices. All figures are before selling costs, which a seller’s own net sheet covers further down this page.
One of the four active listings on October 27, 2026 is a floor-2, 1,067 square foot condo that sold on June 20, 2023 at $485,000 after 149 days on the market and is asking $679,000, which is $194,000 or 40 percent above that price, with 8 days on the market. An asking price is not a sale. It tells a seller where one owner hopes the market has moved, and the recorded sales of the same plan since then are $615,000 and $800,000, both on floor 1.
The county’s yearly medians let you see the market’s level over time, as long as you remember the counts are small and each year’s sales are different condos.
| Year | Qualified county sales | Median |
|---|---|---|
| 2019 | 3 | $400,000 |
| 2020 | 7 | $425,000 |
| 2021 | 8 | $500,250 |
| 2022 | 2 | $681,000 |
| 2023 | 3 | $750,000 |
| 2024 | 5 | $700,000 |
| 2025 | 1 | $550,000 |
| 2026 to August 17 | 2 | $650,000 |
Owners who bought in 2019 to 2021, when the county medians were $400,000, $425,000 and $500,250, would find later sales at medians of $681,000 to $750,000. That is a market comparison, not any owner’s gain, because the sales are different condos and the earlier years include sales the 60-month table above leaves out. Your own gain starts from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs.
A Hickory Bay West sale worked through from the public record is the floor-1, 1,067 square foot condo that sold on April 18, 2024 at $615,000 after 128 days on the market and again on August 9, 2024 at $800,000 after 31 days. It is a sale from the public record, and it shows how list price, days on market and condition moved together.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales; Southwest Florida MLS, pulled October 27, 2026)
The MLS shows a final list price of $649,000 and a closing at $615,000 after 128 days on the market, a sold-to-list ratio of 94.8 percent and a price of $576.38 per square foot of county base area. The county deed date is April 18, 2024. The seller took $34,000 off the final list price after four months of showings, a sign the asking price sat above what buyers would pay; the last sale of the same plan had been $485,000 in June 2023.
The same condo came back to the MLS with a final list price of $834,900 and closed on August 9, 2024 at $800,000 after 31 days, a sold-to-list ratio of 95.8 percent and $749.77 per square foot of county base area. The MLS living area on the second listing is 1,100 square feet against 1,067 on the first, a difference the public record does not explain.
For a seller, the lesson is practical. Buyers here pay for a condo they can see is finished, documented and priced to the last comparable, and they leave a stale list price alone. We build the file before the photographs: the permits, the receipts, the association’s papers and the nearest comparables.
We price a Hickory Bay West condo by starting from the nearest recorded sale of the same plan and floor, adjusting for condition, view and the building’s finances, then testing the number against the four condos competing with yours and against what a buyer’s appraiser will see in the MLS and the county file. The median is the last step, not the first.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Start with plan and floor. The 1,112 square foot middle plan has 21 condos and six county sales in the window; the 1,288 square foot end plan has 12 condos and four sales; the 1,067 square foot plan has 12 condos and three sales. A condo on the middle plan has up to six sales of its plan in the window, while the unique 580 square foot unit and the combined 2,224 square foot unit have none, and they need a separate approach built on cost and condition.
The county deed gives the price the buyer paid, and the MLS gives the final list price, days on market and living area. We use both, and we print the deed price when the two disagree, as on the January 2024 end-condo sale ($776,700 deed against $795,000 reported in the MLS). A buyer’s appraiser sees both.
The county file carries no bedroom or bath count, no renovation record and no view. The MLS carries bedrooms and remarks. We walk your condo, measure what is different from the twin, and adjust from sales, not from a formula. The MLS shows nine two-bedroom closings at a $699,000 median and four three-bedroom closings at a $760,000 median in the 60 months, but those groups mix plans, floors and conditions, so we use them as context and not as an adjustment.
The four active listings, $565,000, $569,900, $598,000 and $679,000, are the buyer’s alternatives today. A price above the list price of a similar condo that has waited needs a reason a buyer can see. A price below the last sale of the plan leaves money on the table.
The estoppel, the budget, any special assessment and the structural integrity reserve study set what a buyer’s lender will accept. A condo priced as if the building were flawless will stall when the lender’s questionnaire comes back.
Online estimates treat the building as one product. They do not see the assessment file, the reserve study, the floor or the difference between a deed price and an MLS closing price. They also cannot tell a $530,000 sale from a $821,000 sale of the same plan. We run the free valuation by hand for that reason.
Plan, floor, bay view, condition and the building’s finances raise or lower the price of a Hickory Bay West condo, and the record shows the effect of each unevenly. The same 1,112 square foot plan has closed at $530,000 and at $821,000 in the last 60 months, a spread of $291,000.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
In a six-floor bay building a high floor facing the bay generally sells above a low floor facing the road, but the county record does not carry a view and the floors above do not climb cleanly: floor 4 holds the $821,000 high, floor 1 holds five sales from $530,000 to $800,000, and floor 6 holds three at $699,000 to $776,700. We note the direction each unit faces and what the buyer sees from the balcony before we price.
The roll’s plans are 1,288, 1,112 and 1,067 square feet for 45 of the 47 parcels, plus one 580 square foot unit and one combined 2,224 square foot unit. In the MLS, nine two-bedroom closings carry a $699,000 median and four three-bedroom closings a $760,000 median. MLS living areas on listings differ from county base areas, for example 1,400 and 1,425 against 1,288 on end-position condos, so we compare like with like.
The 1991 building has roofs, windows, elevators, plumbing and electrical systems on or past at least one replacement cycle, per the county’s year built. A finished interior with permits on file sells faster than a dated one, and the floor-1 pair above is the clearest example in the record. The cost of doing the work before listing rarely returns in full, so we price what a buyer will see against what the work would cost.
A special assessment, an underfunded reserve or a pending repair moves every unit’s value at once. No public record states the assessment or the reserve balance, so we ask you for the budget and the estoppel before we set a price, and we ask the manager what notices have gone out since Hurricane Ian in September 2022.
The building sits on the north shore of Little Hickory Bay. The county parcel layer draws a separate 1.03-acre bay parcel at the 4975 Bonita Beach Road address that wraps the building’s west and bay sides, and it is neither a Hickory Bay West nor a Little Hickory Bay association parcel on the 2026 preliminary roll. We have not read what that parcel holds, and whether any unit carries a dock or slip right is a question for the declaration. A buyer who pays for water access will ask, so a seller should know the answer before listing.
Every condo shares the building’s Zone AE flood status, evacuation Zone A, the same schools, the same Collier millage rate and the same milestone inspection cycle. Those shape the master insurance policy and the assessment more than they shape the price difference between two units.
A Hickory Bay West buyer pays four yearly costs on top of the price: the association assessment, Collier County property tax at 9.3696 mills for 2026 (adopted) in millage area 3, an HO-6 unit-owner policy, and any special assessment the board adopts. The assessment itself is not published in any public record we could read.
Data updated: October 2026 (Collier County 2026 preliminary roll, exported August 29, 2026, and certified roll; Collier County millage area 3 rates; Southwest Florida MLS, pulled October 27, 2026)
The current Hickory Bay West assessment is not published in any public record we could read on the publication date: the association has no public website, and the Sunbiz and state condominium records do not carry budgets. The adopted budget and the estoppel certificate under section 718.116 state the regular assessment, any special assessment and whether the account is current, so order both before you list. A buyer will ask for the number in the first conversation, and a listing that cannot answer it loses the buyer to the condo two floors down that can.
The median 2026 certified tax bill per Hickory Bay West unit on the county roll is $3,975.71. The 2026 adopted rates for millage area 3 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, and at $699,000 of taxable value that is about $6,549 a year before exemptions. A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 for a homestead and section 193.1554 for a non-homestead unit. Twenty of the 47 units carry a homestead exemption on the 2026 preliminary roll, so a seller who has held a homestead for years should expect the buyer’s first full bill to be well above the one on the seller’s statement.
The association insures the building and the owner insures the interior and contents with an HO-6 policy under section 718.111. A special assessment must state its purpose in the written notice under section 718.116, and a buyer will ask for every notice since Hurricane Ian in September 2022, for any association loan and for the structural integrity reserve funding plan. If an assessment is adopted or pending when you list, we disclose it at once and settle in the contract who pays the remaining installments.
Hickory Bay West Condominium Association, Inc. insures the building, including its master flood policy where a lender requires one, and each owner insures the unit’s interior and contents with an HO-6 policy. A buyer’s insurer will ask about the Zone AE flood map and the building’s wind features, and a buyer’s lender will review the budget, reserves, insurance, inspections and any litigation.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Citizens Property Insurance flood requirements page; Fannie Mae Selling Guide project standards)
FEMA maps the building in Zone AE with a 10-foot base flood elevation, and a federally backed mortgage requires flood coverage on the building, normally the association’s master flood policy. The building’s elevation certificate is the key document for both the master flood premium and the unit owner’s policy. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page, but private carriers set their own terms. Wind coverage and the building’s wind-mitigation features drive the master premium; the Office of Insurance Regulation explains wind mitigation in its consumer resources.
Lenders review the project, its budget, reserves, insurance and any litigation under agency rules such as the Fannie Mae project standards, and some projects are ineligible under Fannie Mae’s list of ineligible projects. The lender sends a condominium questionnaire to the manager, and the answers about reserves, the milestone inspection, the structural integrity reserve study, pending repairs and special assessments decide whether a financed buyer can close. We ask the manager the same questions before you list, so a financed buyer’s lender does not surprise you in week three.
We request the master insurance certificate, the elevation certificate if the association holds one, the milestone inspection summary and the reserve study or the association’s statement on its status. Collier County’s milestone register already shows application PL20230005664 as Milestone Completed, Cycle Completed, with a next milestone inspection year of 2033, which is one answer a buyer’s lender will be glad to see on page one.
A Hickory Bay West seller must deliver the condominium documents in section 718.503, order the association’s estoppel certificate under section 718.116(8), give the written flood disclosure in section 689.302, and disclose known defects that materially affect value. Buyers also ask for the milestone inspection summary and the structural integrity reserve study, which the association holds.
Data updated: October 2026 (Florida Statutes 2025, sections 718.503, 718.116, 718.112 and 689.302; Florida DBPR estoppel fee notice; Collier County milestone register queried October 17, 2026)
Section 718.503 gives a resale buyer the declaration, articles of incorporation, bylaws, rules, the most recent annual financial statement and the governance form, along with the frequently asked questions and answers document. The same section gives a resale buyer three days, excluding weekends and legal holidays, after receiving the documents to cancel. Delivering the package with the first offer starts that clock early, and a seller who waits for the buyer to ask loses days of the contract period.
The estoppel certificate states the assessments, special assessments and any amount owed on the unit. Under section 718.116(8), the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. The seller customarily orders it and pays for it, and the contract controls. Order it as soon as a contract is signed.
Section 689.302 requires a seller of residential real property to give the buyer a written flood disclosure at or before the contract, including any flood insurance claims and any federal flood assistance the seller knows of. Every Hickory Bay West unit shares the building’s Zone AE status, so the honest answer about the map is the same for every seller; the answers about claims and assistance are your own.
Florida law and the contract’s disclosure terms require you to disclose known defects that materially affect value, and open permits on the unit belong in the same conversation. Buyers and lenders also ask for the milestone inspection summary under section 553.899 and the structural integrity reserve study under section 718.112(2)(g); both are association documents, and the 2025 law, HB 913, set the reserve study deadline of December 31, 2025. We could not query the state’s SIRS database on the publication date, so ask the manager for the study or the association’s statement on it before you list.
Buyers ask four things about a Hickory Bay West condo: which FEMA zone the building is in (Zone AE, base flood elevation 10 feet), whether it is in an evacuation zone (Zone A), what Hurricane Ian did to the building, and which permits are open or closed on the unit. The answers are in FEMA and county records and in the association’s files.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Collier County evacuation zone and Coastal High Hazard Area layers queried the same day; National Hurricane Center reports)
The FEMA flood layer query at the building returns Zone AE with a 10-foot base flood elevation, on effective panel 12021C0179J, effective February 8, 2024. FEMA also maps a Zone VE polygon with a 12-foot base flood elevation over the bay along the building’s bay side: laid over the county’s 2025 building footprint, about 1 percent of the footprint, a sliver on the bay edge inside the drawing accuracy of both maps, falls in VE 12 and about 99 percent in AE 10. FEMA’s letter of map revision layer shows no revision over the site, and preliminary panels issued March 20, 2025 can change the zone when they take effect. The building’s elevation certificate and the county floodplain office settle which zone governs for permitting.
The building is in Collier County hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation, and it lies west of the county’s Coastal High Hazard Area line that begins at West Avenue, which places it inside the Coastal High Hazard Area. Owners can sign up for AlertCollier for evacuation orders.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of damage specific to Hickory Bay West. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer reads, and you answer the claims question on your own flood disclosure.
Collier County issues building permits through its CityView portal, searchable by address. We pull the unit’s open and closed permits before listing, because a buyer’s inspector will. Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the county permit, so an approval letter belongs in the same folder.
Hickory Bay West’s recorded declaration, articles, bylaws and rules govern a sale, including any board approval of the buyer, leasing terms and pet rules, and this page did not read the declaration itself. Collier County adds registration for rentals of six months or less, and Florida law caps any screening fee at $184 per applicant.
Data updated: October 2026 (Florida DBPR condominium record PR1S021312; Florida Division of Corporations, document N41849; Collier County short-term vacation rental registration page)
Whether Hickory Bay West approves sales as well as leases is set by its declaration. If approval is required, build the timeline into the contract, and expect any screening or transfer fee to stay within $184 per applicant under section 718.112(2)(k), according to the state’s fee notice. Approvals are subject to the Fair Housing Act and section 760.23 of the Florida Statutes.
Investors read the leasing section before they write an offer, and a buyer with a pet reads the pet rule. No public record we could read states either one, so we put the declaration and rules in the listing file on the first day. Collier County requires registration of rentals of six months or less, and section 509.032 leaves condominium declarations in force. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect, which can matter to how you describe your own unit’s rental history.
The association’s Sunbiz record lists Alliant Property Management, LLC, 13831 Vector Avenue, Fort Myers, as its principal and mailing address and its registered agent. We request the estoppel, the budget and the application package through the manager, and the association’s amended and restated articles filed April 7, 2025 are part of the set.
The best time to list a Hickory Bay West condo is before the winter season, with photographs, documents and pricing ready in the fall. Ten of the 13 Southwest Florida MLS closings of the last 60 months closed between January and June, but 13 closings across five years cannot prove a best month, and the record says so.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
| Closing month | MLS closings, 60 months to October 27, 2026 |
|---|---|
| January | 2 |
| April | 1 |
| May | 3 |
| June | 4 |
| August | 2 |
| September | 1 |
Closing months trail contract months by the time it takes to clear the association, the lender and the title work, so a June closing usually means a spring contract. The days on market for the same closings ran from 8 to 149, excluding the one recorded at zero, which says more about price than about the calendar.
No month in the record has more than four closings, and no closing fell in February, March, July, October, November or December in the 60 months. That is too small a sample to say a February listing sells for less or a June closing for more. What the record does show is that buyers who close in the first half of the year are the ones touring in winter, so we list before they arrive.
In September and October we order the estoppel, budget and declaration, pull permits and photograph the unit and the bay. In November and December the listing goes live, ahead of the seasonal buyers. From January to April we show, negotiate and clear the association approval, and closings follow in spring, as 10 of the 13 recorded did.
We market a Hickory Bay West condo as a specific plan on a specific floor of a 1991 bay-front building, not as a generic Bonita Beach condo: bay photographs from your own balcony, a floor plan with the county base area, the association papers ready to send, and a price set against the 13 recorded sales and the four listings a buyer will tour with yours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Since the NAR practice changes of August 17, 2024, compensation to a buyer’s agent is not offered through the MLS, and commissions are negotiable. You decide whether to offer buyer-agent compensation and how, and we show both choices on your net sheet further down this page. Our Bonita Beach seller’s guide covers how the change has played out across the beach market.
We negotiate a Hickory Bay West contract on price, the association approval timeline, the estoppel, the inspection and the buyer’s financing, in that order. The 60-month median sold-to-list ratio of 96.5 percent across 12 of the 13 MLS closings tells a seller how far buyers have negotiated here, and a 263-day listing shows what happens when a price does not move.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Buyers here have paid between about 95 and 100 percent of the final list price on the 12 closings with a recorded days-on-market figure, and the median is 96.5 percent. A financed buyer’s appraiser will read the same county and MLS sales we price from, so a price that the recorded sales of your plan support is a price that appraises.
The contract must leave time for the association’s approval if the declaration requires one, the estoppel and the section 718.503 cancellation period. An inspector on a 1991 unit looks at the air conditioning, the water heater, windows and doors and any interior water marks, and a buyer may ask for repairs or a credit. We agree on the inspection period, the repair limit and the credit before the inspector arrives, and we settle who pays any special assessment installments that fall due after closing.
A cash buyer avoids the lender’s project review but still receives the documents and any approval the declaration requires. A financed buyer’s contract should allow for the lender’s condominium questionnaire, and we answer what we can from the association’s papers before the lender asks, so a slow questionnaire does not push the closing date. That preparation is how Top 1% Real Estate Agents Nationally Since 2008 keep a condo contract on schedule.
A buyer choosing between Hickory Bay West and the Little Hickory Bay condominium next door is choosing between a 47-unit 1991 building with plans of 1,067 to 1,288 square feet and a 60-unit 1982 building with plans of 824 and 889 square feet. Both sit on Little Hickory Bay in Collier County and share the flood zone, schools and tax rate.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales; FEMA National Flood Hazard Layer queried October 17, 2026; Collier County milestone register)
Little Hickory Bay is the comparable buyers tour on the same afternoon. If you own there instead, read our Little Hickory Bay seller’s guide. The last column says what each difference means for your Hickory Bay West listing.
| What a buyer weighs | Hickory Bay West | Little Hickory Bay | What it means for your listing |
|---|---|---|---|
| Address | 4895 Bonita Beach Road | 4835 Bonita Beach Road | Same stretch of road, same bay |
| Units on the roll | 47 | 60 | Fewer competing units in your building |
| Floors | Six | Six | Same height and the same structural rules |
| Year built (county roll) | 1991 | 1982 | Your building is nine years newer |
| Unit sizes (county base area) | 1,288, 1,112 and 1,067 sq ft for 45 of 47, plus 580 and 2,224 | 824 for 48 units and 889 for 12 end units | Your plans are larger; three-bedroom plans are here |
| County qualified sales, 60 months | 13, median $699,000 | 8, median $519,950 | Your buyer is paying for space, not a lower entry price |
| MLS closings, 60 months | 13, median $700,000 | 14, median $515,000 | Similar pace, different price tier |
| MLS median $ per living sq ft, 60 months | $568 | $567 | Per foot the two price almost the same |
| MLS median days on market, 60 months | 53 | 61 | Your building has sold a little faster |
| Median 2026 certified tax per unit | $3,975.71 | $3,790.57 | Similar carrying cost on tax |
| Homestead share | 20 of 47 | 12 of 60 | More full-time owners in your building |
| Flood zone (FEMA NFHL) | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft | No difference a buyer can price |
| Milestone inspection | Completed, next 2033 | Completed, next 2035 | Both have completed the first cycle |
Little Hickory Bay wins for a buyer who wants the lowest entry price on the bay with a two-bedroom plan; Hickory Bay West wins for a buyer who wants a three-bedroom plan, more square feet or a newer building. Because the two price almost the same per square foot of MLS living area, $568 against $567, your price is mostly a question of how many square feet and which floor, and we show a buyer that arithmetic rather than letting them compare totals. The Hickory Bay West guide carries the same comparison for buyers, and our Little Hickory Shores seller’s guide covers the single-family homes beside both buildings in Little Hickory Shores. Other condominium buyers on this side of the road also look at The Bridgewater to the west and, a few minutes south, Hickory Harbour and Glen Manor in Bonita Shores.
Selling a Hickory Bay West condo costs about 3.5 to 6.0 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $530,000 sale that is about $18,784 to $32,034, and on a $770,000 sale about $27,064 to $46,314, before property tax proration and any mortgage payoff.
Data updated: October 2026 (Florida documentary stamp tax rate under section 201.02; Florida DBPR estoppel fee notice; NAR practice changes of August 17, 2024; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $530,000 is the January 9, 2026 county sale of a floor-1, 1,112 square foot condo and $770,000 is the May 20, 2026 sale of a floor-6, 1,288 square foot end condo, the two most recent qualified sales. Florida charges documentary stamp tax on the deed of $0.70 per $100. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, so the title premium is not on these sheets; the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax and assessment prorations, because we do not know your bills: multiply your latest annual tax bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $530,000 | County sale of January 9, 2026 |
| Listing commission, 2.75% | -$14,575 | 2.75% of $530,000 |
| Buyer-agent compensation, 2.5%, if offered | -$13,250 | 2.5% of $530,000 |
| Deed documentary stamp tax | -$3,710 | 5,300 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$32,034 | 6.04% of price |
| Estimated net before payoff, with buyer-agent compensation | $497,966 | $530,000 minus $32,034 |
| Estimated total costs, without buyer-agent compensation | -$18,784 | 3.54% of price |
| Estimated net before payoff, without buyer-agent compensation | $511,216 | $530,000 minus $18,784 |
The same assumptions apply.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $770,000 | County sale of May 20, 2026 |
| Listing commission, 2.75% | -$21,175 | 2.75% of $770,000 |
| Buyer-agent compensation, 2.5%, if offered | -$19,250 | 2.5% of $770,000 |
| Deed documentary stamp tax | -$5,390 | 7,700 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$46,314 | 6.01% of price |
| Estimated net before payoff, with buyer-agent compensation | $723,686 | $770,000 minus $46,314 |
| Estimated total costs, without buyer-agent compensation | -$27,064 | 3.51% of price |
| Estimated net before payoff, without buyer-agent compensation | $742,936 | $770,000 minus $27,064 |
Your mortgage payoff, the tax and assessment prorations, any special assessment installments the contract assigns to you, an expedited or delinquent estoppel charge, repairs or credits, and any title or closing fee the contract shifts to you. On the buyer’s side, the Hickory Bay West guide works the owner’s title policy at the $699,000 county median: $3,570 at the promulgated rate under Rule 69O-186.003.
Possibly not, if the condo is your main home. Under section 121 of the Internal Revenue Code, as IRS Topic 701 and Publication 523 explain, 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 (IRS Topic 701 and Publication 523, read October 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
At Hickory Bay West, the exclusion question often matters less than the second-home question. Twenty of the 47 units carry a homestead exemption, so many owners hold the condo as a second home or rental, and the exclusion does not apply to those the same way; depreciation you took or could have taken on a rental is taxed when you sell. Of the three repeat sales in the 60-month record, the one gain was $185,000 before selling costs, and the other two were losses of $180,000 and $6,700. Publication 523 says a loss on the sale of a main home is not deductible. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. We are real estate agents, not tax advisers, so ask a tax adviser before you list.
List if your Hickory Bay West condo is in marketable condition and you can be on the market for the winter season; take a cash offer only when the unit needs work a buyer’s lender or insurer would not accept or you need to close fast; sell by owner only if you already have a buyer and know the condominium disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026)
A Hickory Bay West sale carries a condominium file that a cash buyer still needs: the section 718.503 documents, the estoppel, any association approval and the flood disclosure. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds of each path side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested against four active listings and 13 recorded sales | Commission, deed stamps, estoppel and prorations | A price above the recorded sales of your plan sits, as one listing has for 263 days | A unit in marketable condition with time before season |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs, but a lower price | The discount can exceed the commission you save | A unit needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own documents and disclosures | A missed section 718.503 or 689.302 duty | A known buyer and a legal review |
You get a free Hickory Bay West home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your plan and floor band in the building, adjusted for view, condition and the building’s finances, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 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: the sales we priced from, the 12, 24, 36 and 60-month windows, the four active listings you compete with, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Hickory Bay West home valuation and we will send a value built from the recorded sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Hickory Bay West.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Hickory Bay West sale, and none of these is offered as a Hickory Bay West review. The words are the reviewers’ own.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
These are the questions Hickory Bay West owners ask before they list, answered from the Collier County record, the Southwest Florida MLS and Florida law. The building background is in our Hickory Bay West guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the recorded sales of your plan and floor, order the estoppel, budget and declaration, pull your permits, complete the flood disclosure and list before the winter season.
Start with your plan: in the 60 months to August 17, 2026 the county recorded the 1,288 square foot plan at $699,000 to $776,700, the 1,112 plan at $530,000 to $821,000 and the 1,067 plan at $485,000 to $800,000.
The MLS shows 2 closings in the 12 months to October 27, 2026, at $530,000 and $770,000; the county recorded 3 qualified sales in the 12 months to August 17, 2026, at $550,000, $530,000 and $770,000.
Over 60 months, $700,000 across 13 MLS closings to October 27, 2026 and $699,000 across 13 qualified county sales to August 17, 2026. Shorter windows hold too few sales to carry a median.
The MLS median was 53 days on market across 12 of the 13 closings of the 60 months to October 27, 2026, leaving out the one sale recorded at zero days.
The 60-month median sold-to-list ratio was 96.5 percent, over 12 of the 13 MLS closings.
Four on October 27, 2026, at $565,000, $569,900, $598,000 and $679,000, listed for 55, 11, 263 and 8 days.
The county medians were $750,000 in 2023 on 3 sales and $700,000 in 2024 on 5, then $550,000 on the one 2025 sale and $650,000 on the two 2026 sales to August 17. Counts that small describe sales, not a trend.
The highest qualified county sale in 60 months was $821,000 on September 7, 2023, a floor-4, 1,112 square foot condo.
Usually, through the view, but the record does not climb cleanly: floor 4 holds the $821,000 high and floor 1 holds sales from $530,000 to $800,000. We compare within the same floor band and the same plan.
Generally: the four 1,288 square foot sales ran $699,000 to $776,700 in the county record, while the six 1,112 square foot sales ran $530,000 to $821,000, so condition and floor can outweigh size.
On the January 2024 sale the county deed records $776,700 and the MLS records a $795,000 closing price; the county records the deed consideration, so this page prints the deed figure as the sale price.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
About 3.5 to 6.0 percent of the price on our two net sheets, mostly commission, plus deed stamps of $0.70 per $100, the estoppel and prorations.
Yes. The association issues it under section 718.116(8), up to $299 for a current account, and it states assessments, special assessments and anything owed.
The section 718.503 package: declaration, articles, bylaws, rules, the most recent annual financial statement, the governance form and the frequently asked questions document, plus the flood disclosure under section 689.302.
Section 689.302 requires a written flood disclosure at or before the contract, including any flood insurance claims and federal flood assistance you know of.
Zone AE with a base flood elevation of 10 feet at the building on FEMA’s National Flood Hazard Layer, panel 12021C0179J, effective February 8, 2024; a sliver of the bay edge falls in VE 12.
Yes, Collier County Zone A, and it lies inside the county’s Coastal High Hazard Area.
The Collier County register shows application PL20230005664 as Milestone Completed, with the next inspection year 2033.
Buyers and lenders ask for it. A building of three or more stories had a December 31, 2025 deadline under section 718.112(2)(g); ask the manager for the study or the association’s statement.
No, but it must be disclosed and allocated in the contract; the estoppel certificate states it.
Only if the declaration requires it; build the timeline into the contract. Any screening fee is capped at $184 per applicant under section 718.112(2)(k).
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
Yes. Investors read the leasing section and pet owners read the pet rule before they offer, so have the declaration and rules in the listing file.
No public record we could read states the assessment; the adopted budget and the estoppel certificate do.
Often. The median 2026 certified bill per unit is $3,975.71, but a buyer’s value resets at the next January 1 under sections 193.155 and 193.1554.
The exemption ends with the sale; you can carry your Save Our Homes benefit to a new Florida homestead through portability by filing form DR-501T.
Fix what an inspector will flag and what the association requires; a full renovation rarely returns its cost on a resale unit, and any work needs board approval and permits first.
No public record we could read assigns slips to units; the neighboring Hickory Bay Boat House sells slips as separate property through its own association.
Yes. A cash buyer avoids a lender’s project review but still receives the section 718.503 documents and any approval the declaration requires.
Project reviews look at the budget, reserves, insurance, litigation and inspections; a cash buyer or a lender with a different review can still close.
IRS Publication 523 explains the $250,000 or $500,000 exclusion for a main home; a second home or rental is taxed differently, so ask your tax adviser.
Yes. We handle showings, documents and the association, and you can sign and close by mail or remote notarization.
Commission is negotiated between you and your broker in the listing agreement; it is not set by law or by the association. As Top 1% Real Estate Agents Nationally Since 2008, we put the commission and a net sheet in writing before you sign.
Your plans are larger and your building newer, so buyers compare square feet and floor; per square foot of MLS living area the 60-month medians are $568 and $567.
No. The Hickory Bay Boat House at 4751 Bonita Beach Road is a separate boat condominium; Hickory Bay West is the residential condominium at 4895 Bonita Beach Road.
Request one here, jump to the valuation section, or call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist knows which sales in a building are true comparables, how the association’s papers read to a buyer’s lender, what the FEMA map and the milestone register say, and when a county deed and an MLS closing disagree. At Hickory Bay West, where 13 sales span $485,000 to $821,000, that knowledge is the price, and it is the standard Top 1% Real Estate Agents Nationally Since 2008 hold a listing to.
Our Bonita Beach community guide covers the beach market around the building, our Hickory Bay West guide covers the building itself, and our seller’s guides for neighbors on the island, such as Carolands, show how the single-family market across the water prices.
If you are thinking of selling a Hickory Bay West condo, call the team that prices from the recorded sales of your plan and floor, assembles the association, flood and structural file the day you list, and answers the buyer’s lender and insurer first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo at Hickory Bay West in Bonita Beach, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling at Hickory Bay West, Little Hickory Bay or The Bridgewater on Bonita Beach Road.
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.
Hickory Bay West sold record, last 60 months: 13 Southwest Florida MLS closings at a $700,000 median to October 27, 2026, and 13 qualified county sales at a $699,000 median to August 17, 2026, per the MLS pull of October 27, 2026 and Collier County Property Appraiser and Florida DOR recorded sales. Two MLS closings in the last 12 months means every listing is noticed, so make us your first call before you list.
Request your free Hickory Bay West home valuation and we will send a value built from the recorded sales of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a few minutes from Bonita Beach Road, and are Top 1% Real Estate Agents Nationally Since 2008. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Hickory Bay West condo? Get a free Hickory Bay West 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 Hickory Bay West.
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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. Hickory Bay West sale figures are from the Collier County Property Appraiser roll exported August 29, 2026 and Florida Department of Revenue recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Hickory Bay West seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Why a Hickory Bay West seller needs it |
|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | What a resale buyer receives, and the three-day cancellation period |
| Section 689.302, flood disclosure | Florida Legislature | The flood disclosure a seller gives at or before the contract |
| Estoppel certificate fee notice | Florida DBPR | The $299, $119 and $179 caps on the estoppel certificate |
| HB 913 (2025), enrolled text | Florida Legislature | The structural integrity reserve study deadline buyers ask about |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying your Save Our Homes benefit to a new Florida homestead |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Hickory Bay West sale figures are Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026. Market data from Southwest Florida MLS, pulled October 27, 2026. McGreevy and Comisar, sell your Hickory Bay West condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.