We price your Hickory Harbour condo from the building's recorded closings and prepare the flood, milestone and resale documents before the first showing.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Collier County Property Appraiser roll and recorded sales to August 17, 2026 and the Southwest Florida MLS pulled October 27, 2026
Selling a Hickory Harbour condo means selling one of 51 condominium units in a single three-story building at 226 3rd Street, on Little Hickory Bay just west of West Avenue and the Bonita Shores street grid of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 address. This is McGreevy and Comisar’s seller’s guide to the building; our Hickory Harbour guide covers its history, association and daily life. It is the Hickory Harbour Condominium on 3rd Street, the one the county zoning atlas spells Hickory Harbor, not the Hickory Bay West or Little Hickory Bay condominiums on Bonita Beach Road and not the Hickory Shores condominium on the island.
Here is the short version. Collier County recorded one qualified Hickory Harbour sale in the 12 months to August 17, 2026, at $580,000, three in the 24 months, and five in the 60 months, from $375,000 to $595,000; the median of these five sales is $560,000. The Southwest Florida MLS shows four Hickory Harbour closings in the 60 months to October 27, 2026, from $550,000 to $595,000, with a median of $570,000, and two of them, at $550,000 and $580,000, in the latest 12 months. On October 27, 2026 three units were listed for sale, at $599,000, $599,900 and $649,000.
That is the record a buyer’s agent will bring to your listing appointment, so it is the record we start from. Before you set a price, read our Hickory Harbour home valuation guide, which works through every recorded sale, and if you will buy again after you sell, our guide to buying a Hickory Harbour condo. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we work from our office at 24031 S Tamiami Trl #101 in Bonita Springs, a few minutes from the building.
To sell a Hickory Harbour condo in 2026, price it against the four MLS closings and five county sales of the building’s single 1,083 square foot plan, position it against the three units already listed from $599,000 to $649,000, and have the estoppel certificate, the resale documents, the milestone and SIRS papers and the flood disclosure ready before the first showing.
Hickory Harbour is the one bay-front condominium beside the Bonita Shores grid, and that is both its selling point and its paperwork. The water explains why the median of its five county sales, $560,000, sits well above the $387,500 median of the four Glen Manor sales on 4th Street. It also puts the building in FEMA Zone AE, inside the county’s Coastal High Hazard Area and inside Florida’s structural integrity reserve study rule, so a buyer’s insurer, lender and attorney will each ask for documents a Glen Manor buyer never needs. A seller who has those papers in hand when the listing goes live is the seller whose buyer stays in the deal.
Your listing will not be alone. On October 27, 2026 three other owners were asking $599,000 to $649,000 for the same plan, while the building’s highest closing in five years was $595,000 in July 2024. A buyer who tours all four units will buy the one whose price and condition make the most sense, and the closings, not the asking prices, are what the buyer’s appraiser will use.
These are the ten facts a Hickory Harbour seller needs in October 2026, drawn from the Collier County roll and recorded sales, the Southwest Florida MLS, the county’s flood and milestone layers, the association’s public filings and Florida’s condominium act, each explained in the section that covers it below.
This seller’s guide runs from the market and every recorded sale through pricing, fees, insurance, the documents Florida law requires, the rules, marketing and negotiation, a comparison with Glen Manor, two net sheets and the questions Hickory Harbour sellers ask most. Each link jumps to its section.
McGreevy and Comisar list Hickory Harbour condos from the building’s own record, sale by sale and floor by floor, with the flood, milestone and reserve study documents in hand before the first showing. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. We tracked every one of the 69 qualified Hickory Harbour sales in the Collier County file since December 1982 and all four Southwest Florida MLS closings of the last 60 months before writing this page. If you are comparing listing agents, start with our guide to the best real estate agents in Bonita Beach, and for the wider city our comparison of the best real estate agents in Bonita Springs. To get your number first, use the valuation form or call Jesse direct at (239) 898-6072.
Honors and recognition:
We read the county roll for all 51 units, every qualified and unqualified priced deed of the last five years, the four MLS closings with their list prices and days on market, the three active listings, the association’s corporate filings, the state condominium record, the county milestone register and the county’s flood, evacuation, Coastal High Hazard Area and zoning layers. That is the file your buyer’s agent, insurer and lender will build, and we build it first.
We do not claim a Hickory Harbour sale on this page, and nothing here implies that we listed or sold a unit in the building. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and the plan we put in writing for your condo.
The Hickory Harbour condo market for sellers in October 2026 is priced but slow: two MLS closings in the 12 months to October 27, 2026, at $550,000 and $580,000 after a median of 106.5 days, three units listed from $599,000 to $649,000 on that date, and one qualified county sale, at $580,000, in the 12 months to August 17, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Under our rule, the first window of 12, 24, 36 and 60 months that holds ten or more qualified sales would lead. None does at Hickory Harbour, so every sale is listed in the next section, and a median appears only as the median of these n sales.
| Window | Record | Sales (n) | Median | Range |
|---|---|---|---|---|
| 12 months to August 17, 2026 | Collier County qualified sales | 1 | $580,000, the single sale | $580,000 |
| 24 months to August 17, 2026 | Collier County qualified sales | 3 | $494,500, the median of these three sales | $375,000 to $580,000 |
| 36 months to August 17, 2026 | Collier County qualified sales | 4 | $537,250, the median of these four sales (mean of $494,500 and $580,000) | $375,000 to $595,000 |
| 60 months to August 17, 2026 | Collier County qualified sales | 5 | $560,000, the median of these five sales | $375,000 to $595,000 |
| 12 and 24 months to October 27, 2026 | Southwest Florida MLS closings | 2 | $565,000, the median of these two closings (mean of $550,000 and $580,000) | $550,000 to $580,000 |
| 60 months to October 27, 2026 | Southwest Florida MLS closings | 4 | $570,000, the median of these four closings (mean of $560,000 and $580,000) | $550,000 to $595,000 |
In the 12 months to October 27, 2026, the two MLS closings took 113 and 100 days, a median of 106.5 days on market, and sold at a median of 94.25 percent of final list price. Across the 60 months, the four closings took a median of 54 days and sold at a median of 96.01 percent of final list, and the median price per square foot of MLS living area was $522. Days on market are recorded for all four closings.
On October 27, 2026 the MLS showed three Hickory Harbour units for sale, at $599,000, $599,900 and $649,000, two on the second floor and one on the third. Against 1,083 square feet of county heated area, those asks run about $553 to $599 per square foot, above the $522 median of the closings. With three listings and two closings in the 12 months before, the listings on the market would take about 18 months to sell at that pace, so the building is a buyer’s choice in October 2026, not a seller’s queue.
The 2021 and 2024 closings each took 8 days; the December 2025 and September 2026 closings took 113 and 100. Prices held in a band of $550,000 to $595,000 across all four, so the change was in time, not in price. A seller in 2026 should plan for a listing period of months and price so the unit is the obvious choice among the four for sale.
The county records the deed consideration and qualifies only arm’s-length transfers; the MLS records the reported closing price and days on market, and it carries sales newer than the county extract. The county also recorded priced deeds it did not qualify: $520,000 in April 2023, $601,600 in March 2024, $482,000 in May 2026 and $425,000 in June 2026. We leave every unqualified deed out of the county figures and we do not treat one as a sale. The MLS also records living area from the listing, 1,038 to 1,100 square feet on these four rows, where the county records 1,083 square feet for every unit.
Hickory Harbour condos sold for $375,000 to $595,000 across the two records in the last five years: five qualified county sales in the 60 months to August 17, 2026, from $375,000 to $595,000, and four MLS closings in the 60 months to October 27, 2026, from $550,000 to $595,000. Every one is listed below.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. The roll and sales were exported August 29, 2026, and the newest qualified sale in the county file is dated August 17, 2026. Building address for all five: 226 3rd Street.
| Recorded (deed date) | Price | County heated area (sq ft) | Price per county sq ft |
|---|---|---|---|
| December 16, 2021 | $560,000 | 1,083 | $517.08 |
| July 8, 2024 | $595,000 | 1,083 | $549.40 |
| May 23, 2025 | $375,000 | 1,083 | $346.26 |
| June 2, 2025 | $494,500 | 1,083 | $456.60 |
| March 31, 2026 | $580,000 | 1,083 | $535.55 |
The median of these five sales is $560,000, and because every unit carries the same 1,083 square feet, the median price per square foot of county heated area is the same sale’s $517.08.
| Closed | Floor | Living area (sq ft) | Final list price | Sold price | Days on market | Sold as a share of final list |
|---|---|---|---|---|---|---|
| December 2021 | Third | 1,100 | $560,000 | $560,000 | 8 | 100.00% |
| July 2024 | Not stated in the row | 1,038 | $625,000 | $595,000 | 8 | 95.20% |
| December 2025 | Third | 1,083 | $599,999 | $550,000 | 113 | 91.67% |
| September 2026 | Third | 1,083 | $599,000 | $580,000 | 100 | 96.83% |
Every row is a two-bedroom, two-bath unit. The median of these four closings is $570,000, the mean of $560,000 and $580,000; the median of the four days-on-market figures is 54, the mean of 8 and 100; and the median share of final list is 96.01 percent.
The 2026 preliminary roll’s just value per unit has a median of $366,149, from $328,149 to $382,149, about 64 percent of the $570,000 MLS median. The just value is a mass appraisal for tax purposes, set as of January 1 and reduced for costs of sale, so it is useful for comparing units and not for pricing one.
Hickory Harbour owners who bought before 2021 and sold since 2024 most likely sold for more than they paid, since the county median rose from $358,000 on five qualified sales in 2020 to $580,000 on the single 2026 sale. The one repeat sale the MLS shows, a third-floor unit, closed at $560,000 in December 2021 and $550,000 in December 2025.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
This is a labelled history table, not a price signal: each median is the median of that year’s qualified county sales. The county record is complete from 2009 and partial before; years with no qualified sale are shown as none.
| Year | Qualified county sales (n) | Median of these n sales |
|---|---|---|
| 2009 and 2010 | 0 | None recorded |
| 2011 | 1 | $250,000 |
| 2012 | 1 | $239,000 |
| 2013 | 2 | $242,500 (mean of $217,000 and $268,000) |
| 2014 | 0 | None recorded |
| 2015 | 3 | $287,500 |
| 2016 and 2017 | 0 | None recorded |
| 2018 | 2 | $331,750 |
| 2019 | 3 | $335,000 |
| 2020 | 5 | $358,000 |
| 2021 | 5 | $405,000 |
| 2022 and 2023 | 0 | None recorded |
| 2024 | 1 | $595,000 |
| 2025 | 2 | $434,750 |
| 2026 to August 17 | 1 | $580,000 |
Hickory Harbour prices climbed from a $287,500 county median in 2015 to $358,000 in 2020 and $405,000 in 2021, and the recorded sales since 2024 sit mostly between $494,500 and $595,000, with one $375,000 sale in May 2025 as the outlier.
The MLS rows carry the unit on most closings, and one third-floor unit appears twice: it closed at its $560,000 list price after 8 days in December 2021 and at $550,000, 91.67 percent of a final $599,999 list, after 113 days in December 2025. Before selling costs, that owner sold for $10,000 less than the 2021 price four years later. It is one pair, and its condition and circumstances are not public, but it is the cleanest evidence the record holds that the late-2021 price was a high-water mark for some units.
From the 2020 county median of $358,000 to the $560,000 median of the five sales of the last 60 months, Hickory Harbour prices rose about 56 percent. The county extract carries no unit identifier we can match, so we do not publish county repeat-sale pairs. When we prepare your listing, we pull your own unit’s recorded history from the Collier County Clerk’s official records, so you see your purchase price, your basis for tax purposes and what the building did since.
The county file shows no qualified Hickory Harbour sale in 2022 or 2023, and the MLS shows no closing between December 2021 and July 2024. Few owners sold in the two years around Hurricane Ian. That gap is why a buyer’s appraiser leans on so few sales, and why the next well-documented listing carries so much weight.
A Hickory Harbour condo sale worked through shows what the current market rewards: the third-floor unit that closed in September 2026 at $580,000 after 100 days, 96.83 percent of its final $599,000 list price, set beside the July 2024 closing at $595,000 after 8 days, the highest price of the last five years.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Item | July 2024 closing | September 2026 closing |
|---|---|---|
| Layout in the MLS row | Two bedrooms, two baths | Two bedrooms, two baths |
| MLS living area | 1,038 sq ft | 1,083 sq ft |
| Final list price | $625,000 | $599,000 |
| Sold price | $595,000 | $580,000 |
| Days on market | 8 | 100 |
| Sold as a share of final list | 95.20% | 96.83% |
| Price per sq ft of county heated area (1,083) | $549.40 | $535.55 |
Building address for both: 226 3rd Street. Both are public-record sales by other owners and brokerages, shown for the lesson they teach.
The July 2024 MLS closing matches a qualified county deed at $595,000 dated July 8, 2024. The September 2026 closing is newer than the county extract, which ends with a qualified $580,000 sale dated March 31, 2026; we do not pair those two, because the public extract carries no unit identifier we can match. A buyer’s appraiser will find both MLS rows, and they are the strongest evidence a seller has.
Same plan, same building, two years apart, $15,000 apart in price and 92 days apart in time. The 2024 unit sold in eight days $30,000 under its final list; the 2026 unit sold $19,000 under its final list after more than three months. The lesson is that Hickory Harbour buyers in 2026 pay close to the established band but take longer to commit, so the unit that is documented, clean and priced inside the band of recorded closings is the one that sells. The public record does not tell us the condition of either unit, which is exactly why a listing has to show it.
We price a Hickory Harbour condo in five steps: confirm the unit’s floor, view and condition inside the building’s single plan, anchor to the recorded closings of the last five years, adjust for time and the building’s finances, test the number against the units listed that week, and choose the strategy with you in writing.
Every Hickory Harbour unit carries 1,083 square feet of county heated area, and every MLS closing of the last five years was a two-bedroom, two-bath unit. The roll’s unit numbering shows three floors of 17 units each, from 101 to 117 on the first floor to 301 to 317 on the third. With one plan, the questions that separate one unit from another are the floor, the bay view from that floor and side, and what has been updated inside.
The anchors are the four MLS closings of the last 60 months, $560,000, $595,000, $550,000 and $580,000, and the five qualified county sales, which add $375,000 and $494,500 in 2025. The 2025 county sales sit well below the MLS closings of the same period, and the public record does not say why; a buyer’s appraiser will see them, so your listing has to show where your unit sits relative to them.
Three of the four MLS closings with a unit on the row were third-floor units, and they closed at $560,000, $550,000 and $580,000; the July 2024 row at $595,000 does not state the unit. The record is too thin to price a floor premium in dollars, so we adjust for floor and view from the showings and offers we see, and for condition from the photographs and permit history of each comparable. Time matters too: the 2021 and 2024 closings came in markets that sold units in eight days.
On October 27, 2026 three units were listed at $599,000, $599,900 and $649,000. A buyer will tour them with yours, compare kitchens, baths, flooring, windows and the view, and offer on the one that looks like the best value for the money. We check the active and pending lists again the day we price, because one new listing or one price change resets the field.
With three listings asking above every closing of the last five years, a seller can join them or undercut them. Pricing inside the band of recorded closings, with documented condition, is a different strategy from pricing alongside the asking prices and waiting, which the 100 and 113 days of the two latest closings suggest takes months. We put the choice and its risks in writing before the listing goes live.
An automated estimate cannot tell which county deeds were arm’s-length sales, cannot see the floor, the view, the kitchen or the windows, and cannot read a budget, a reserve study or a special assessment notice. It averages the $375,000 county sale of May 2025 with the $595,000 closing of July 2024. Our Hickory Harbour home valuation page shows how each sale is weighed, and the valuation form starts yours.
What moves a Hickory Harbour condo’s price most is the bay, the floor and view, the unit’s condition inside a building completed in 1983 and 1984, the building’s reserve funding under Florida’s structural integrity reserve study rule, any special assessment, and whether a boat slip or dock right goes with the unit under the declaration.
Hickory Harbour is on Little Hickory Bay, west of West Avenue, and it is the only one of the three condominiums at Bonita Shores with water frontage. Glen Manor and Shore Woods, inside the grid on 4th Street, have none. That frontage is why Hickory Harbour’s five county sales of the last 60 months have a median of $560,000 while Glen Manor’s four have a median of $387,500. Inside the building, which units look over the bay and from which floor is the premium a buyer pays most attention to.
A three-story building with 17 units on each floor offers a buyer the trade every low-rise buyer weighs: a first-floor unit is the easiest to reach and the most exposed to water in a storm; a third-floor unit has the longest view and the longest climb with the groceries. Three of the four MLS closings with a unit on the row were third-floor units, and two of the three October 2026 listings were on the second floor.
A building completed in 1983 and 1984 is more than forty years old, so roofs, windows, plumbing and electrical systems have reached or passed one replacement cycle. A buyer will check the Collier County CityView permit history by address, and a unit with documented impact windows or shutters, a newer air conditioner, updated plumbing and closed permits prices differently from one without. We gather those papers before we list.
As a three-story condominium, Hickory Harbour falls inside the structural integrity reserve study requirement of section 718.112(2)(g), with a completion deadline of December 31, 2025. What the study found, and how the board funds it, shows up in the budget and the assessment every buyer inherits. A special assessment, an underfunded reserve or a pending repair moves every unit’s value at once, and none of those documents is public; the resale package is where your buyer reads them, so read it before you list.
Whether a particular Hickory Harbour unit carries a boat slip or a dock right is a question the declaration and the association’s rules answer, and the public record we read does not. A buyer on Little Hickory Bay will ask. If your unit has an assigned slip, get the recorded or written basis for it into the listing file; if it does not, say so plainly. The separate Bonita Shores community boat ramp belonged to a membership corporation the state lists as administratively dissolved on September 25, 2026, and it was never a condominium amenity.
The Hickory Harbour declaration sets the leasing rules, and we did not read them for this page. Roughly 18 percent of the units, 9 of 51, carry a homestead exemption on the 2026 preliminary roll, and 16 of the 51 owners have a Florida mailing address, so most of your buyers will be seasonal owners or investors. Your listing must state the minimum lease and the approval process correctly, because those buyers will ask first.
Your Hickory Harbour buyer will pay the association assessment, Collier County property taxes at 9.3696 mills on the 2026 certified roll in millage area 170, an HO-6 unit-owner policy, any flood coverage the buyer adds and any special assessment the board adopts. The assessment itself is not published in any public record we could read; the budget and the estoppel certificate state it.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary and certified rolls; Florida Statutes 2025)
The monthly or quarterly Hickory Harbour assessment is not published in any record we could read on the publication date, and no association website was located. Under section 718.112 the budget covers operating expenses, insurance on the condominium property and reserves, and which utilities or services the fee includes is a line in that budget. Send us your latest statement and we will put the real figure in the listing.
The 2026 certified rates for millage area 170 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. The median 2026 certified bill per unit on the county roll is $3,355.71. A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 or section 193.1554, so your bill is not your buyer’s.
The association insures the building and the owner insures the interior and contents with an HO-6 policy under section 718.111. In Zone AE the association’s master flood policy matters to every lender, and a buyer may add unit-owner flood coverage, though Citizens does not require flood coverage on a condominium unit-owner policy.
A special assessment notice must state its purpose under section 718.116. No public record we could read states a Hickory Harbour special assessment. A buyer will ask for every notice since Hurricane Ian in September 2022 and for any loan the association has taken, and a known assessment, allocated in the contract, hurts a sale far less than one discovered late.
A Hickory Harbour condo is insured in layers: the association’s master policy covers the building and common elements, the master flood policy covers the building in Zone AE, and each owner carries an HO-6 policy for the interior and contents. A buyer’s insurer will ask about wind mitigation and elevation, and a buyer’s lender will send the association a condominium questionnaire.
Section 718.111 assigns the condominium property to the association’s policy and the unit’s interior finishes and contents to the owner. A buyer prices the HO-6 premium, and the master premiums show up in the assessment. The Office of Insurance Regulation’s wind mitigation resources explain how roof shape, roof-to-wall connections and opening protection lower a wind premium.
Because the building is in a special flood hazard area, a federally backed mortgage requires flood coverage on the building, normally through the association’s master flood policy. The building’s elevation certificate is the key document for both the master premium and a unit owner’s policy. Citizens’ flood requirements page states that condominium unit-owner policies are not required to carry flood insurance, so unit flood coverage is the buyer’s choice.
A buyer who finances will have the lender send the association a questionnaire about reserves, special assessments, litigation, delinquencies, deferred maintenance, the master and flood policies and the milestone and SIRS status. Fannie Mae’s project standards treat critical repairs and unsafe-condition findings as grounds for ineligibility until resolved. Hickory Harbour’s lender status is not public, which is one reason we ask the manager about past questionnaires before we list.
We request the master and flood policy summaries, the elevation certificate if the association holds one, the most recent questionnaire the association completed if it will share it, your HO-6 declarations page and any wind mitigation report. A buyer whose insurer and lender have answers in the first week stays in the deal.
A Hickory Harbour seller must deliver the condominium documents that section 718.503 requires for a resale, including the milestone inspection summary and the structural integrity reserve study or a statement that none exists, give the section 689.302 flood disclosure, order the estoppel certificate under section 718.116 and disclose known facts that materially affect value.
Under section 718.503 the seller provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the question and answer sheet described in section 718.504, and where they apply the milestone inspection summary and the structural integrity reserve study or a statement that none exists. After receiving them, a resale buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel, so deliver the package early.
Hickory Harbour is on the Collier County milestone inspection register as application PL20230005657, with a status of Milestone Completed, Cycle Completed, and a next milestone inspection year of 2034, according to the county’s milestone layer queried October 17, 2026. The structural integrity reserve study was due by December 31, 2025 and reportable to the Department of Business and Professional Regulation within 45 days. We could not query the state’s SIRS database on the publication date, so ask the association for the study or its written statement now, because your buyer is entitled to it.
The association issues the estoppel certificate under section 718.116, stating the regular assessment, any special assessment, any amount owed and whether the account is current. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel fee schedule. The statute also sets how quickly the association must deliver it.
Section 689.302 requires a residential seller to disclose flood insurance claims and federal flood assistance received for the property, among other items, before the contract. In a Zone AE building on the bay, a buyer reads this form closely. We complete it with you from your own records.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable. Whether Hickory Harbour approves sales as well as leases is set by its declaration, which we did not read for this page; ask the property manager, in care of whom the association lists the property itself as its principal address, for the application and its timeline, and we build that timeline into the contract. Approvals are subject to federal and Florida fair-housing law.
Buyers will ask which flood zone Hickory Harbour is in, whether the building flooded in Hurricane Ian, what the evacuation zone is and which permits the unit has. The building is in Zone AE with a base flood elevation of 11 feet across the whole parcel on FEMA’s own layer, the area is in evacuation Zone A, and we found no public record of Hickory Harbour-specific storm damage.
Data updated: October 2026 (FEMA National Flood Hazard Layer, and Collier County evacuation zone and Coastal High Hazard Area layers, queried October 17, 2026)
Hickory Harbour is in Zone AE, coastal floodplain, with a base flood elevation of 11 feet, across the whole parcel polygon on FEMA’s National Flood Hazard Layer read October 17, 2026, the same zone as Collier County’s copy of the 2024 effective map. The effective FIRM panels for the area are 12021C0179J and 12021C0183J, effective February 8, 2024, and preliminary panels were issued March 20, 2025, so a later map can change the zone. The building’s elevation certificate tells a buyer where the lowest floor sits against that 11-foot line.
The whole Bonita Shores area is in hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation. Hickory Harbour sits seaward of the county’s Coastal High Hazard Area line along West Avenue, which places it inside the Coastal High Hazard Area, the county’s planning line for the most surge-exposed land. Glen Manor and Shore Woods, east of that line, sit outside it. Buyers can sign up for AlertCollier notifications.
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 Hickory Harbour-specific damage. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer will read, and your section 689.302 disclosure covers your unit’s own claims. A buyer will also notice that the county record shows no qualified sale in 2022 or 2023, and the honest answer is that the record does not say why.
Collier County issues building permits through its CityView portal, searchable by address. A buyer’s inspector will look for open or expired permits on windows, doors, air conditioning, plumbing and interior work, and for the association’s own permits on the roof, the structure and any repairs that followed the milestone inspection. We run the search before listing, so an open permit is closed before it becomes a negotiation.
The flood zone, base flood elevation and panel numbers, the evacuation zone and Coastal High Hazard Area position, your flood disclosure, your HO-6 declarations page, any wind mitigation report, the elevation certificate if the association has one, the permit history, the milestone register entry and the SIRS or the association’s statement. It answers the questions most bay-front buyers ask in the first showing.
The rules that affect a Hickory Harbour condo sale are the recorded declaration, its amendments and the association’s rules, the board’s approval of buyers and tenants as the declaration sets it, Collier County’s short-term rental registration and the RMF-12 zoning on the site. We did not read the declaration for this page, so its leasing, pet and approval terms come from the resale package.
Whether Hickory Harbour approves sales as well as leases, and on what timeline, is set by its declaration, which was recorded with the condominium on November 17, 1982 according to the state record. Ask for the application early, and allow time for it in your contract. Approval is subject to federal and Florida fair-housing law.
| Rule | What the record says |
|---|---|
| Minimum lease term | In the declaration; not read for this page |
| Leases per year | In the declaration; not read for this page |
| Approval | In the declaration; ask the manager |
| County registration | Rentals of six months or less register with Collier County |
| State law | Section 509.032(7) leaves condominium declarations in force |
Source: the Hickory Harbour declaration, which this page did not read, Collier County’s registration page and the statute. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect, so read every recorded amendment, not only the 1982 declaration, before you describe the rules to a buyer.
You can sell a tenant-occupied Hickory Harbour unit subject to the approved lease and the declaration; the buyer takes the unit subject to it. Give us the lease, its end date and any approval letter, so a buyer and the association see the same terms.
Pet rules for Hickory Harbour were not read for this page, so we do not state one. Ask the manager for the current rules and include them in the package, because a buyer with a pet will ask before writing an offer. Federal and Florida law require reasonable accommodation for assistance animals regardless of a pet rule.
Unincorporated Collier County requires registration of vacation rentals of six months or less, and section 509.032 leaves condominium declarations in force. The site is zoned RMF-12, Collier County’s residential multi-family district, under Land Development Code section 2.03.02; hotels and motels belong in the RT district. An investor buyer should price a rental plan from the declaration, not from a portal’s rent estimate.
The best time to sell a Hickory Harbour condo is to be listed and documented before Southwest Florida’s winter buyers arrive. The four MLS closings of the last 60 months fell in July, September and twice in December, but with four closings in five years the record cannot prove a seasonal pattern on its own.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The four MLS closings fell in December 2021, July 2024, December 2025 and September 2026. The five qualified county deeds were dated December 2021, July 2024, May 2025, June 2025 and March 2026. The two latest MLS closings each took more than three months, so a contract signed in the season closes in late spring or summer, and a unit listed in late spring often shows into the next season.
Four closings cannot separate season from price, condition and market conditions. The 2021 and 2024 units sold in eight days in December and July; the 2025 and 2026 units took 113 and 100 days. Season helps a well-priced, well-documented unit; it does not rescue an overpriced one, and with three units already listed, the competition matters more than the calendar.
| When | What we do |
|---|---|
| August and September | Valuation, estoppel request, permit search, milestone and SIRS documents, resale package gathered |
| October | Repairs, cleaning, photography from the bay side and a floor plan |
| November | Listing goes live as seasonal buyers return |
| December to April | Showings, offers and the association’s approval period |
If the unit is leased, we work the calendar around the lease end date so it shows vacant or with a cooperative tenant.
We market a Hickory Harbour condo with professional photography that shows the bay from your floor, a measured floor plan, a listing that states the floor, the view and the updates plainly, a document package ready for buyers’ agents, and outreach to buyers already looking in Bonita Shores, Bonita Beach and the Bonita Springs condominium market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Photographs, a measured floor plan, the permit history, the leasing and pet rules from the declaration, the flood zone, base flood elevation and panel numbers, the milestone register entry, the SIRS or the association’s statement, any dock or slip right in writing, and the fee and any assessment from the estoppel certificate. A buyer’s agent who can answer the first ten questions from the package brings an offer sooner.
On October 27, 2026 three other Hickory Harbour units were for sale at $599,000 to $649,000. Your listing has to give a buyer a reason to choose it in the first ten seconds online: the view from your floor, the updates that are visible in the first photograph and a price that the recorded closings support. We write the listing so it answers the comparison before the buyer makes it.
Since the 2024 NAR settlement, buyer-agent compensation is not offered through the MLS. A seller may still offer to pay it off-MLS or consider a buyer’s request in the contract, and every commission is negotiable. We explain the trade-offs before you decide, because the choice changes who shows your unit.
Seasonal buyers who want a bay-front condominium near the Gulf, owner-occupants moving within Southwest Florida, and buyers comparing Hickory Harbour with the bay-front buildings on Bonita Beach Road such as Hickory Bay West or with the dry-lot condominiums on 4th Street such as Shore Woods. We describe the property, never the people we expect to buy it.
We negotiate a Hickory Harbour condo contract on price, the approval timeline, the document review period, the estoppel figures, the reserve study and insurance questions, the inspection and the financing, and we do it with every recorded closing and the three competing listings in hand so a buyer’s comparables never surprise us.
A buyer’s agent will cite the $550,000 December 2025 closing and the $375,000 county sale of May 2025. We answer with the floor, the view, the condition and the $580,000 and $595,000 closings, and we decide in advance which terms are worth more than price, such as a quick close, a cash offer or a buyer’s flexibility on the approval date. If an appraisal comes in low, we challenge it with the comparables the appraiser missed.
We agree inspection and repair limits in the contract, make the HO-6, wind mitigation and elevation information available, and get the association’s questionnaire answered early so a financed buyer’s lender, who will ask about the master flood policy and the SIRS, does not stall the closing.
The contract allows time for the association’s approval and the seven-day document review. We order the estoppel certificate early, allocate any special assessment in writing and set a closing date the association can meet.
A Hickory Harbour buyer who wants a Bonita Shores condominium will usually also look at Glen Manor on 4th Street: Hickory Harbour offers the bay, a single 1,083 square foot plan and a recent price band of $550,000 to $595,000, while Glen Manor offers newer 1996 and 1997 two-story buildings, larger plans, shaded Zone X and no milestone or SIRS obligations, at lower prices.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Hickory Harbour | Glen Manor |
|---|---|---|
| Address | 226 3rd Street, west of West Avenue | 76 4th Street, inside the grid |
| Water | On Little Hickory Bay | None |
| Units and buildings | 51 units in one three-story building | 60 units in 15 two-story buildings of four |
| Year built (county roll) | 1983 and 1984 | 1996 and 1997 |
| Unit sizes (county heated area) | 1,083 sq ft, every unit | 1,229 and 1,368 sq ft |
| County qualified sales, 12 months to August 17, 2026 | 1, at $580,000 | 0 |
| County qualified sales, 60 months | 5, median of the five $560,000 | 4, median of the four $387,500 |
| County median per square foot of heated area, 60 months | $517.08, the median of these five sales | $304.66, the median of these four sales |
| MLS closings, 60 months | 4, median of the four $570,000 | 6, median of the six $397,500 |
| MLS closings, latest 12 months | 2, at $550,000 and $580,000, median 106.5 days on market | 1, at $245,000 after 245 days |
| Active listings, October 27, 2026 | Three, at $599,000, $599,900 and $649,000 | None |
| Flood zone at the building | Zone AE, base flood elevation 11 ft | Shaded Zone X |
| Coastal High Hazard Area | Inside | Outside |
| Milestone inspection | Completed, next cycle 2034 | Two stories, outside on the face of the statute |
| SIRS | Required (three stories) | Two stories, outside on the face of the statute |
| 2025 millage | 9.3696 mills, millage area 170 | 9.3696 mills, millage area 90 |
| Median 2026 certified tax bill per unit | $3,355.71 | $2,062.01 |
| Association filed | 1982 | 1996 |
Hickory Harbour wins on the water and on a record of recent closings that held between $550,000 and $595,000; Glen Manor wins on age, on larger plans, on a flood zone with no federal purchase requirement and on structural-safety costs a two-story building does not carry. A buyer choosing between them is choosing the bay against the cost of owning on it, so your listing must make the bay worth it: the view from your floor, the documents that show the reserves are funded and an insurance picture the buyer can price.
Our Glen Manor seller’s guide applies the same method to its 60 units, and our Glen Manor guide covers the building and its leasing amendment.
| Place | Kind | County qualified sales, 60 months to August 17, 2026 | MLS closings, 60 months to October 27, 2026 |
|---|---|---|---|
| Hickory Harbour | Three-story bay-front condominium at 226 3rd Street | 5, median of the five $560,000 | 4, median of the four $570,000 |
| Glen Manor | Condominium inside the Bonita Shores grid | 4, median of the four $387,500 | 6, median of the six $397,500 |
| Shore Woods | Condominium inside the Bonita Shores grid | 10, median $313,750 | 13, median $317,500 |
| Bonita Shores grid | Single-family houses on 531 platted lots | 100, median $660,000 | 106, median $657,000 |
Shore Woods and Glen Manor are dry-lot condominiums and the grid is a land market, so none is a direct comparable for a Hickory Harbour unit, but buyers see all of them. The Little Hickory Shores neighborhood lies beside the building, and further along the bay the condominiums on Bonita Beach Road such as Hickory Bay West and the Little Hickory Bay condominium are the closest bay-front alternatives a buyer will weigh. For the whole beach, see our Bonita Beach seller’s guide.
Selling a Hickory Harbour condo costs about 6.32 percent of the price at $580,000 and about 6.34 percent at $550,000, with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer as negotiated examples, plus deed stamps, the estoppel fee, a lien search and the tax proration; about 3.82 and 3.84 percent without a buyer-agent offer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser 2026 preliminary roll; Florida Department of Revenue and Florida Statutes rates)
Florida law does not assign closing costs, and the contract controls. In Collier County, local custom has the buyer select the closing agent and pay for the owner’s title policy, while the seller customarily pays the deed documentary stamps under section 201.02, the municipal lien search and the estoppel certificate fee. Lee County custom differs, and with a Bonita Springs address a Lee County net sheet is an easy mistake to make for a Collier County unit.
The September 2026 MLS closing, which matches the price of the newest qualified county sale of March 2026.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $580,000 | September 2026 MLS closing |
| Listing commission (example 2.75%) | -$15,950.00 | Negotiated; 2.75% of $580,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$14,500.00 | Optional, off-MLS; 2.5% of $580,000 |
| Deed documentary stamp tax | -$4,060.00 | 5,800 units of $100 at $0.70 |
| Estoppel certificate (current account) | -$299.00 | Statutory fee, as adjusted by the Florida DBPR |
| Municipal lien search (estimate) | -$175.00 | Typical charge within a $100 to $250 range |
| Property tax proration (estimate) | -$1,664.06 | 181 of 365 days of the $3,355.71 median 2026 certified bill, a June 30 closing |
| Estimated total seller costs | -$36,648.06 | 6.32% of the price with a buyer-agent offer |
| Estimated net before mortgage payoff | $543,351.94 | $580,000 less the total |
Without a buyer-agent offer, remove the $14,500.00 line: total costs are $22,148.06, 3.82% of the price, and the net is $557,851.94. If the contract shifts the owner’s title policy to you, add the promulgated premium under Rule 69O-186.003, $2,975.00 at this price: $575 on the first $100,000 plus $5.00 per $1,000 above it.
The December 2025 MLS closing, the lower of the two closings of the latest 12 months.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $550,000 | December 2025 MLS closing |
| Listing commission (example 2.75%) | -$15,125.00 | Negotiated; 2.75% of $550,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$13,750.00 | Optional, off-MLS; 2.5% of $550,000 |
| Deed documentary stamp tax | -$3,850.00 | 5,500 units of $100 at $0.70 |
| Estoppel certificate (current account) | -$299.00 | Statutory fee, as adjusted by the Florida DBPR |
| Municipal lien search (estimate) | -$175.00 | Typical charge within a $100 to $250 range |
| Property tax proration (estimate) | -$1,664.06 | 181 of 365 days of the $3,355.71 median 2026 certified bill, a June 30 closing |
| Estimated total seller costs | -$34,863.06 | 6.34% of the price with a buyer-agent offer |
| Estimated net before mortgage payoff | $515,136.94 | $550,000 less the total |
Without a buyer-agent offer, total costs are $21,113.06, 3.84% of the price, and the net is $528,886.94. If the contract puts the owner’s title policy on the seller, add $2,825.00 at this price.
A mortgage payoff, any prorated association assessment, a special assessment, any transfer or application fee the declaration imposes, repairs the buyer negotiates and your own tax position are not on these sheets. The closing agent’s settlement statement is the document of record, and the contract controls who pays each line. Our Hickory Harbour home valuation page carries a net sheet at other recorded prices.
You may owe capital gains tax when you sell a Hickory Harbour condo if your gain exceeds the federal home-sale exclusion or the unit was not your main home. IRS Publication 523 allows up to $250,000 of gain, or $500,000 for most married couples filing jointly, after two of the last five years of ownership and use.
A Hickory Harbour unit used as a seasonal second home or a rental generally does not qualify for the exclusion, and depreciation taken on a rental is treated differently. With most units held by owners outside Florida and only 9 of 51 carrying a homestead exemption, that is the common case here. Florida has no state personal income tax. Your basis is your purchase price plus qualifying improvements, which is why we pull your unit’s recorded purchase from the Clerk’s records. Read IRS Publication 523 and ask your tax adviser before you sign.
If the unit is your Florida homestead, the exemption ends with the sale, and you may port part of your Save Our Homes benefit to a new Florida homestead with form DR-501T. A seller who bought in 2015 at the $287,500 county median and sells near $580,000 has a gain that the homestead and portability rules, and the federal exclusion, treat very differently from a seasonal owner’s.
Most Hickory Harbour sellers net the most by listing, because three competing listings and slower closings make presentation and documentation decisive; a cash sale trades price for speed and skips the lender’s project review, and selling by owner saves the listing commission but leaves you to manage the resale package, the SIRS questions, the estoppel and the approval alone.
A listing reaches every buyer looking at Bonita Shores and Bonita Beach condominiums, puts the package in front of buyers’ agents and negotiates against the $550,000 comparable with the $580,000 and $595,000 evidence. It costs the commission you negotiate.
A cash buyer avoids the lender’s condominium questionnaire, the master flood policy review and the project eligibility question, and can close as soon as the association approves. Expect a lower price than a fully marketed listing, and still deliver the full section 718.503 package.
You keep the listing commission, but you handle the pricing, the package, the milestone and SIRS documents, the estoppel request, the approval timeline and the negotiation yourself, against three listed units with agents behind them.
To get a free Hickory Harbour condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range built from the recorded closings of the building’s single plan, the unqualified deeds we set aside, the three active listings and the adjustments for floor, view, condition and the building’s finances.
Your range, the county sales and MLS closings we used with their dates and prices, the competing listings, a net sheet at three prices, the documents to order before listing and a listing calendar. If you want, Jesse or Marc follows with a free in-person look at the unit and the view from it. Our Hickory Harbour home valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida agent; you can read every review on our Google Business Profile. These are a few, in clients’ own words, from sellers and buyers across Southwest Florida, not from Hickory Harbour sales.
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
These are the questions Hickory Harbour sellers ask us, answered from the Collier County record, the Southwest Florida MLS, the county’s flood and milestone layers, the association’s public filings and Florida law. For your own unit, call Jesse McGreevy direct at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
Price it against the recorded closings of the building’s single plan, gather the estoppel certificate, the section 718.503 package, the milestone and SIRS documents and your flood disclosure, and list before the winter season with photography that shows the bay from your floor. Our Hickory Harbour guide covers the building itself.
It depends on the floor, view, condition and the building’s finances. The county recorded five qualified sales in the 60 months to August 17, 2026, from $375,000 to $595,000, with a median of $560,000, and the four MLS closings ran from $550,000 to $595,000. Request a free valuation for your number.
Two in the MLS, at $550,000 in December 2025 and $580,000 in September 2026, in the 12 months to October 27, 2026. The county recorded one qualified sale, at $580,000, in the 12 months to August 17, 2026.
Yes. On October 27, 2026 the MLS showed three active listings, at $599,000, $599,900 and $649,000, two on the second floor and one on the third.
The 2021 and 2024 MLS closings took 8 days each; the December 2025 and September 2026 closings took 113 and 100 days. The median across the four closings of the last 60 months was 54 days, and 106.5 days for the two of the latest 12 months.
The four MLS closings ranged from 91.67 percent to 100.00 percent of final list price, with a median of 96.01 percent over 60 months and 94.25 percent over the latest 12 months.
$595,000 in July 2024, in both the MLS and the qualified county record, after 8 days on market against a final list price of $625,000.
The public record does not say. The county qualified a $375,000 sale dated May 23, 2025, while every MLS closing of the period was $550,000 or more. A buyer’s agent may cite it, so your listing should show why your unit belongs with the MLS closings.
We cannot call a direction from four closings. The county median rose from $287,500 in 2015 to $405,000 in 2021, the closings since 2024 held between $550,000 and $595,000, and the one repeat sale in the MLS closed $10,000 lower in December 2025 than in December 2021.
Every unit has the same 1,083 square feet of county heated area, so there is no larger plan. The floor, the view and the condition are the adjustments.
Probably, but the record cannot measure it. Three of the four MLS closings with a unit on the row were third-floor units, at $560,000, $550,000 and $580,000, so we price floor and view from showings and offers, not from a formula.
The water is why Hickory Harbour’s county median is $560,000 against $387,500 at Glen Manor on 4th Street. Inside the building, a buyer pays most for the units with the longest view of Little Hickory Bay.
Only if the declaration or a written assignment says so; the public record we read does not. Get the document into the listing file, because a bay-front buyer will ask.
Ask each agent for the building’s recorded sales, the documents your buyer will need and a written plan against the three listings. Ours is on this page, and we tracked every one of the 69 qualified Hickory Harbour sales in the county file.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The seller customarily pays it, at $0.70 per $100 of price: $4,060.00 on $580,000 and $3,850.00 on $550,000.
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.
The declaration, articles, bylaws and rules, the financial statement and budget, the question and answer sheet, the milestone inspection summary and the SIRS or a statement that none exists, under section 718.503, plus your section 689.302 flood disclosure.
Seven days, excluding Saturdays, Sundays and legal holidays, under section 718.503.
The declaration sets the approval process, and we did not read it for this page. Ask the manager for the application and build its timeline into the contract.
They are not published in any public record we could read; the budget and the estoppel certificate state them, and we put the real figure in your listing.
No public record we could read states one. Your estoppel certificate will show any assessment, and it must be disclosed and allocated in the contract.
It has had one. The county register shows application PL20230005657 as Milestone Completed, Cycle Completed, with the next milestone inspection year 2034, queried October 17, 2026.
Yes. It is a three-story condominium building, and the study was due by December 31, 2025. Ask the association for the study or its statement for your package.
Yes, subject to the approved lease and the declaration; the buyer takes the unit subject to the lease.
The pet rules were not read for this page, so we do not state one. Get the current rules from the manager for your package.
Zone AE with a base flood elevation of 11 feet on the 2024 effective FEMA map, panels 12021C0179J and 12021C0183J, with evacuation Zone A, inside the Coastal High Hazard Area.
Yes. The section 689.302 disclosure covers flood insurance claims and federal flood assistance received for the property, among other items.
Yes. We found no public record of Hickory Harbour-specific damage; the association’s claims, repair permits and any assessment notices since September 2022 are what a buyer reads.
Usually, if the building passes the lender’s project review; the lender sends the association a questionnaire about reserves, assessments, insurance and the milestone and SIRS status.
The 2026 certified rate is 9.3696 mills in millage area 170, about $950.58 per $100,000 of taxable value, and the buyer’s taxable value resets toward the purchase price at the next January 1. The median 2026 certified bill per unit is $3,355.71.
Only work a buyer pays for, such as fresh paint, flooring repairs and closing open permits. With three units listed, visible condition matters; we show you which items pay back before you spend.
About $543,351.94 at $580,000 and $515,136.94 at $550,000 before a mortgage payoff, with a 2.75 percent listing commission and a 2.5 percent buyer-agent offer as examples.
Hickory Harbour has the bay and closings of $550,000 to $595,000, with Zone AE, the SIRS and three competing listings; Glen Manor has two-story buildings in shaded Zone X, a $397,500 MLS median over 60 months and no listing on October 27, 2026.
Yes. This page covers Hickory Harbour Condominium Association, Inc. at 226 3rd Street on Little Hickory Bay, unincorporated Collier County, not Hickory Bay West, the Little Hickory Bay condominium or a similarly named building elsewhere.
It is negotiable and set in the listing agreement, and buyer-agent compensation, if any, is a separate decision you make with us.
A Bonita Shores condo specialist knows which county deeds at Hickory Harbour are arm’s-length sales, what the milestone register and the SIRS rule mean for a three-story bay-front building, how Collier custom splits closing costs on a Bonita Springs address, and how to price one plan against three competing listings. With four closings in five years, those details decide the price.
We have seen small facts move a condominium sale: an unqualified county deed quoted as a comparable, a Lee County net sheet handed to a Collier County seller, a SIRS request left until the buyer’s review period, and a listing priced from the asking prices of other units instead of the closings. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach your buyer.
Our Hickory Harbour guide covers the association and the documents, our Bonita Shores community guide covers the grid next door and our Bonita Shores seller’s guide covers selling a house there, and our Bonita Beach guide covers the beach side. If you are buying after you sell, read our guide to buying a Hickory Harbour condo, see how we represent buyers and call Marc at (239) 287-5873.
If you are searching for a Hickory Harbour listing agent, or thinking, “I need someone to sell my Hickory Harbour condo,” McGreevy and Comisar bring the building’s full record to your listing: the county sales, the MLS history, the association’s filings and the flood, milestone and reserve study documents your buyer will ask for.
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. We tracked all four Hickory Harbour MLS closings of the last 60 months and the three listings of October 27, 2026 before writing this page, so your price starts from what buyers actually paid.
Hickory Harbour recorded sales, last 60 months: 5 qualified county sales at a $560,000 median (the median of these five sales), from $375,000 to $595,000, per the Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; 4 Southwest Florida MLS closings at a $570,000 median to October 27, 2026.
Enter your details in the valuation form or read our Hickory Harbour home valuation guide. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a few minutes from Bonita Shores and Little Hickory Bay. Jesse leads listings and seller strategy and Marc leads buyer representation and negotiation. Read more about McGreevy and Comisar.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida. Call Marc at (239) 287-5873.
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
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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.
Selling a Hickory Harbour condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Hickory Harbour condo.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records, the statutes that set a condominium seller’s duties and the flood map agencies. We cite no brokerage or listing sites. Collier County figures are from the roll and sales exported August 29, 2026, and Southwest Florida MLS figures are from a pull of October 27, 2026, which is login-only and not linked.
These official documents bear most directly on selling a Hickory Harbour condo, from the statutes that set the resale package, the estoppel certificate and the milestone inspection to the state’s estoppel fee schedule, the seller’s flood disclosure and the county’s zoning atlas. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a seller | Link |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | The resale package and the buyer’s cancellation window | Read section 718.503 |
| Section 718.116, assessments and estoppel certificates | Florida Legislature | The estoppel certificate and special assessment notice duties | Read section 718.116 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The inflation-adjusted fee amounts | Open the fee schedule |
| Section 553.899, milestone inspections | Florida Legislature | The inspection schedule for buildings of three or more stories | Read section 553.899 |
| HB 913 (2025), enrolled text | Florida Legislature | The December 31, 2025 structural integrity reserve study deadline | Open the bill PDF |
| Section 689.302, flood disclosure | Florida Legislature | What a seller must disclose about flood claims and assistance | Read section 689.302 |
| Zoning atlas sheet 8505N | Collier County | The RMF-12 condominium sites at Bonita Shores, Hickory Harbour labelled Hickory Harbor | Open the atlas PDF |
| IRS Publication 523, selling your home | Internal Revenue Service | The home-sale exclusion | Open Publication 523 |
| Portability transfer form DR-501T | Florida Department of Revenue | Moving a Save Our Homes benefit to a new homestead | Open form DR-501T |
Hickory Harbour’s budget, reserve study, declaration and rules are not posted publicly; they come with the estoppel certificate and the resale package at a sale, and recorded instruments can be requested from the Collier County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. Collier County recorded sales to August 17, 2026. McGreevy and Comisar, sell your Hickory Harbour condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.