Sell Your Home in Hickory Shores at Bonita Beach

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026

McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Hickory Shores at Bonita Beach condominium, a 23-unit, five-story Gulf-side building from 1974 at 26236 Hickory Blvd on Little Hickory Island, described in full in our Hickory Shores at Bonita Beach guide. If you own one of the 23 homes, this page gives you every recorded sale on the county file, the questions a buyer, lender and insurer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.

Hickory Shores sits inside Bonita Beach, the strip of 23 condominium associations on Hickory Blvd in Bonita Springs. It is not Hickory Shores Homeowners, Inc., a homeowners association registered in Gulf Breeze, and it is not Little Hickory Shores, the separate subdivision on the Collier County side; every one of the 23 parcels on the Lee County roll with Hickory Shores in its legal description is this one condominium.

The county file holds 4 qualified Hickory Shores sales in the last 60 months, from $637,000 to $2,000,000, and 45 since 1975. No window of 12, 24, 36 or 60 months reaches 10 sales, so this page lists every sale and writes a median only as the median of these few sales. We also found no association website, budget or declaration, so the documents a buyer will ask for are the first thing a seller should gather.

How Do I Sell My Hickory Shores at Bonita Beach Condo in 2026?

To sell a Hickory Shores at Bonita Beach condo in 2026, price your home from its own plan and its own sales, gather the association documents before you list, order the estoppel certificate, and prepare answers on flood, insurance and the 1974 building. With 4 recorded sales in 60 months, documents move a sale as much as price does.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

A buyer’s appraiser will see one sale in the last 24 months, at $2,000,000 for the building’s three-bedroom, and will ask which sale looks like your home. A lender will ask about the budget, reserves and the milestone inspection and structural reserve study a 1974 building owes under Florida law. An insurer will read a flood map whose zone line runs through the building. A listing that answers those questions in its first week reads as a prepared sale. One that does not reads as a risk, and the buyer prices the risk.

Key Takeaways

These are the eight facts about selling a Hickory Shores at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.

• Four sales in 60 months. The county file holds 4 qualified sales since October 2021, from $637,000 to $2,000,000, one of them in the last 12 months (March 16, 2026, $2,000,000).
• Four plans, not one product. Standard homes of 1,269 and 1,278 sq ft, one 1,917 sq ft three-bedroom and one combined 2,556 sq ft home are priced from their own sales.
• The standard plan has moved. Seven qualified sales on the standard plans since 2020 run from $465,000 to $950,000, and the median of these 7 sales is $645,000.
• Repeat sales mostly gained. Of 9 consecutive pairs with both sales dated 2010 or later, 7 gained and 2 lost; one standard home rose from $465,000 to $950,000 in 2.8 years.
• A 1974 building has statutory deadlines. Our reading is a milestone inspection due before December 31, 2024 and a reserve study by December 31, 2025; the status is not published.
• The flood line crosses the footprint. FEMA shows zone AE at 11 feet and, on the Gulf-side part, zone VE at 13 feet, about 23 percent of the footprint by our overlay.
• Selling costs run about 3.9 to 6.6 percent. At $950,000 that is $39,274 without buyer-agent compensation and $63,024 with a 2.5 percent share, before any payoff.
• Southwest Florida MLS figures were pulled October 3, 2026. They show 2 closings in the last 12 months, at $650,000 and $2,000,000, and 8 in the 60 months to that date, with days on market from 4 to 105 on the seven sales that carry a figure and the August 2026 sale at 73.9% of its final list price. Three units were for sale, from $709,000 to $950,000, and none was under contract.

Table of Contents

This seller’s guide to the Hickory Shores at Bonita Beach condominium runs from the recorded market and the sale-by-sale record to the building’s fees, insurance, documents, flood and rules, a comparison with Windsong, two net sheets and the answers owners ask us most. Each link below jumps to its section.

The Market and the Record: How Do I Sell My Hickory Shores at Bonita Beach Condo in 2026? · Key Takeaways · Why List Your Hickory Shores at Bonita Beach Condo With McGreevy and Comisar? · What Is the Hickory Shores at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Hickory Shores at Bonita Beach Condos Sell For? · Have Hickory Shores at Bonita Beach Condo Owners Sold for More Than They Paid?

Pricing, Association and Fees: A Hickory Shores at Bonita Beach Condo Sale Worked Through · How Do We Price a Hickory Shores at Bonita Beach Condo? · What Moves the Value of a Hickory Shores at Bonita Beach Condo Most? · What Fees Will Your Hickory Shores at Bonita Beach Condo Buyer Pay Each Year?

Documents, Flood, Rules and Timing: Who Insures a Hickory Shores at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Must a Hickory Shores at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Hickory Shores at Bonita Beach Condo Sale?

Marketing, Negotiation and Your Options: What Should a Hickory Shores at Bonita Beach Condo Seller Gather Before Listing? · When Is the Best Time to Sell a Hickory Shores at Bonita Beach Condo? · How Do We Market a Hickory Shores at Bonita Beach Condo? · How Do We Negotiate a Hickory Shores at Bonita Beach Condo Contract? · Hickory Shores at Bonita Beach vs Windsong at Bonita Beach: Which Will Your Buyer Choose? · What Does It Cost to Sell a Hickory Shores at Bonita Beach Condo?

Answers and Local Expertise: Do I Pay Capital Gains Tax When I Sell My Hickory Shores at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Hickory Shores at Bonita Beach Valuation? · What Hickory Shores at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Hickory Shores at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Hickory Shores at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why List Your Hickory Shores at Bonita Beach Condo With McGreevy and Comisar?

McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Hickory Shores owners hire us because we read the county record and state filings before we price, assemble the documents before a buyer asks, and negotiate every offer ourselves.

If you are searching for the best realtor to sell your Hickory Shores condo, or thinking, “I need a listing agent who can handle a 1974 building with few recent sales,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Hickory Shores. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.

Honors and recognition:

• 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

Talk to Jesse Before You List a Hickory Shores Condo

Get a free Hickory Shores at Bonita Beach home valuation built from the sales of your own plan, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 or read how we represent buyers at Hickory Shores.

A Bonita Springs team that read every Hickory Shores sale

We tracked every one of the 22 qualified Hickory Shores sales in the county record since 2009, the years in which that record is complete, and every one of the 45 the file holds since 1975. We also read the latest recorded sale on each of the 22 residential parcels, FEMA’s flood layer at points on the building and the Hurricane Ian marks nearby. We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts: we will not price a 1,278 square foot home off the $2,000,000 sale of a three-bedroom.

Our record in Southwest Florida

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026) and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold and 4,000+ transactions. We have earned the Gulfshore Life Five Star award, 21 consecutive years. For a Hickory Shores seller, our case rests on that record, the public record we read for you and how we would run your sale.

What Is the Hickory Shores at Bonita Beach Condo Market Doing for Sellers Right Now?

The Hickory Shores condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 4 qualified sales in the last 60 months, one of them in the last 12 months at $2,000,000. The Southwest Florida MLS, pulled October 3, 2026, shows 8 closings in the 60 months to that date, from $637,000 to $2,395,000, and 2 in the last 12 months, at $650,000 and $2,000,000, with 3 units for sale on that date. The two sources count sales differently.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, never a claim of every sale ever made. We widened the window step by step and stopped at 60 months, because no earlier window can hold ten sales when 22 homes have recorded four in five years.

What does the county record show, window by window?

Each row names its window and its count. With fewer than ten sales we state no median of the building, only the sales and, where we write one, the median of these few sales.

The file’s newest Hickory Shores sale is dated March 16, 2026, which is 199 days before the October 1, 2026 index, and none was recorded in 2022, 2024 or 2025.

What does the Southwest Florida MLS add?

The Southwest Florida MLS, pulled October 3, 2026, adds the figures the county record does not carry. It shows 2 Hickory Shores closings in the last 12 months, at $650,000 and $2,000,000, and 8 in the 60 months to October 3, 2026, from $637,000 to $2,395,000. No window reaches 10 sales, so we publish no median: days on market ran from 4 to 105 on the seven sales that carry a figure, and the August 2026 sale closed at 73.9% of its final list price. Three units were for sale on that date, at $709,000, $898,000 and $950,000, none was under contract, and supply stood at an indicative 18.0 months. The county record counts four qualified sales in five years, because the two sources count sales differently. For the MLS read on comparable homes today, request a free Hickory Shores at Bonita Beach valuation or Call Jesse direct at (239) 898-6072.

How does Hickory Shores compare with the rest of the strip?

Of the ten buildings below, only Bay Harbor Club, Bonita Beach Club and Seascape reach ten sales inside 60 months, and each row states its own window. The $2,000,000 Hickory Shores sale is the highest price in the table, against $1,400,000 at Silver Sands of Bonita Beach, and it belongs to the building’s three-bedroom.

The rows are copied from our county table for the strip, and the windows differ by building. Our guides to Windsong and The Egret carry two neighbors’ own records.

What Did Hickory Shores at Bonita Beach Condos Sell For?

Hickory Shores condos sold for $637,000 to $2,000,000 across the 4 qualified sales of the last 60 months, and the newest was $2,000,000 on March 16, 2026 for a 1,917 square foot three-bedroom. No window up to 60 months holds ten sales, so every sale is listed with its date, size and price per square foot.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

This is every qualified improved sale of the last 60 months on the county file, newest first, with no unit numbers and no parcel identifiers.

All four qualified sales of the last 60 months

Three of the four sales are on the standard 1,269 and 1,278 square foot plans, at $637,000, $950,000 and $950,000, and the fourth is the three-bedroom at $2,000,000. We publish no average of the four, because the standard plan and the larger home are different products. The median of these 4 sales is $950,000, shown once for orientation and never as the price of a home.

Sixteen sales since January 2015

Sixteen qualified sales are dated 2015 or later, priced from $332,000 to $2,000,000. The mean of the sixteen per-sale ratios is $500.50 per square foot and the median of these 16 per-sale ratios is $442.50.

Fifteen of the sixteen sales are on the standard plans, so for them price per square foot moves almost one for one with price, and the spread from $259.78 to $743.35 per square foot comes from condition, view, floor and timing. The three-bedroom is a different product at $1,043.30 per square foot.

What did the standard plans do across three eras?

Splitting the 22 qualified sales since 2010 by era shows how far the building has moved, and each median is the median of those few sales.

The median of these sales moved from $435,000 to $465,500 between the first two eras, and then to $685,000, which is 47 percent above the middle era ($685,000 divided by $465,500 is 1.47). The latest era includes the $2,000,000 sale, so we also show the standard-plan result: 7 qualified sales on the 1,269 and 1,278 square foot plans since 2020 run from $465,000 to $950,000, the median of these 7 sales is $645,000 and the mean is $542.40 per square foot.

Which years have no qualified sale?

The county file has no qualified Hickory Shores sale dated in 2019, 2022, 2024 or 2025, and none in 2009; the other years since 2010 hold one to four sales each. A quiet year leaves few recent comparables, so pricing leans on older adjusted sales and on the neighbors.

Three transfers the county did not code as qualified

The roll shows three recent transfers that the county did not mark as qualified sales: a 1,269 square foot home at $749,000 in January 2022, a 1,278 square foot home at $1,245,000 in July 2022 and the combined 2,556 square foot home at $2,395,000 in May 2024. The county does not print the reason, so we do not guess, and we include none of the three in any count or median. A buyer’s agent who finds them will ask about them. Counting every latest sale on the roll, 8 of the 22 homes, 36 percent of the building, have changed hands since January 2021.

Have Hickory Shores at Bonita Beach Condo Owners Sold for More Than They Paid?

Most Hickory Shores owners who sold twice sold for more. Of the 25 consecutive pairs of qualified sales on the same home, 21 gained and 4 lost, and of the 9 pairs with both sales dated 2010 or later, 7 gained and 2 lost, from a 7.1 percent loss to a 158.1 percent gain.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

A repeat-sale pair compares two recorded prices of one home, so it removes the question of which home is bigger. It cannot remove the question of what happened to the home in between, because the county file does not record renovation, damage or repair.

The nine pairs with both sales dated 2010 or later

These pairs sit inside the part of the record that is complete from 2009, and each home is identified by its heated area only.

The 1,278 square foot home that sold at $465,000 in December 2020 and $950,000 in October 2023 more than doubled in 2.8 years, and the county does not say why. A jump that large over a short span usually means work was done between sales, or that the first price was low for its time. The two declines, 1.5 percent and 7.1 percent, each came within two years of the earlier sale.

What do the sixteen older pairs say?

Sixteen more pairs have an earlier sale dated before 2009, in the partial part of the record, where a pair may skip a sale the file does not hold, so we use them for the long view and not as a trend. Fourteen of them gained and two fell: a 1,278 square foot home from $655,000 in April 2004 to $480,000 in June 2010 (down 26.7 percent over 6.2 years) and a 1,269 square foot home from $749,000 in July 2005 to $520,000 in December 2014 (down 30.6 percent over 9.4 years).

A Hickory Shores at Bonita Beach Condo Sale Worked Through

The most recent Hickory Shores sale to walk through is the March 2026 sale of the 1,917 square foot three-bedroom for $2,000,000, which followed a $775,000 sale in December 2012. It shows what a seller gained over 13 years and what a seller should subtract before calling a sale a gain.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the rates named in the cost section)

We use the county’s public record for this one home and leave the unit, owner and parcel out. The record gives dates, prices, size and bedrooms, and nothing about condition, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.

The record: two sales of one home

The home sold for $775,000 on December 27, 2012, or $404.28 per heated square foot, and for $2,000,000 on March 16, 2026, or $1,043.30. That is $1,225,000 more, 158.1 percent, over 13.2 years, and the price per square foot rose by a factor of about 2.58. The county roll’s just value for the same home is $876,294, which is 43.8 percent of the March 2026 price and $1,123,706 below it. The Property Appraiser’s value is not a market value, and the gap is a reason to price from sales and not from the roll.

What that seller kept: the arithmetic at $2,000,000

At the rates in our cost section, the sale carries an estimated $78,249 in costs without buyer-agent compensation (3.91 percent) and $128,249 with a 2.5 percent buyer-agent share (6.41 percent), leaving $1,921,751 or $1,871,751 before any mortgage payoff. Against the $775,000 recorded in 2012, that is $1,146,751 or $1,096,751 more, before property tax, assessments, insurance, interest and any improvements over thirteen years. Net sheet B below shows every line. We do not know what this seller actually paid.

How Do We Price a Hickory Shores at Bonita Beach Condo?

We price a Hickory Shores condo in three steps: start from your own plan’s recorded sales, anchor on the nearest like sale and treat the largest sale as a ceiling, then test the result against the neighbors. With four sales in five years, the reasoning is the product.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Step 1: Start with your own plan’s record

Twenty of the 22 residential parcels are standard plans of 1,269 (8 homes) or 1,278 (12 homes) heated square feet with two bedrooms and two baths. One home is a 1,917 square foot three-bedroom, and one parcel is the combined 2,556 square foot home. The standard plans are the comparison set for most owners: 15 of the 16 qualified sales since 2015 sit on them, at $332,000 to $950,000. One standard home sold at $332,000 in October 2015, $465,000 in December 2020 and $950,000 in October 2023.

Step 2: Use the nearest like sale as the anchor and the largest sale as a ceiling

For a standard-plan home the nearest like sales are the two October 2023 sales at $950,000 ($743.35 per heated square foot) and the October 2021 sale at $637,000 ($501.97). For the three-bedroom or the combined home, the anchors are the March 2026 sale at $2,000,000 and the roll’s May 2024 transfer at $2,395,000.

Step 3: Cross-check against the neighbors

The nearest buildings of similar size are Windsong, where 2 sales in 60 months were $680,000 on March 12, 2026 and $620,000 on June 8, 2026 for 1,034 square foot homes ($657.64 and $599.61 per square foot), and The Egret, where 6 sales in 60 months ran from $575,000 to $970,000 on 1,058 square foot homes. We use those neighbors as boundaries, not as comparables.

Why a county value or an online estimate misses

The county roll’s just value for a standard 1,278 square foot home is $641,538, and the two October 2023 sales on that plan were $950,000, which is 48 percent above the county’s figure ($950,000 divided by $641,538 is 1.48). The Property Appraiser’s value is an assessment basis and not a market price, and an online estimate built on a county value and a handful of sales cannot see a renovation, a view or a flood quote. That is why we price from deeds.

What Moves the Value of a Hickory Shores at Bonita Beach Condo Most?

Five things move a Hickory Shores condo’s price most: the plan and size of the home, its condition and renovation, the flood-zone split, the 1974 building’s reserve and inspection posture, and the cost sharing of a 23-owner association. Our reading of the record is below, home type by home type.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer, queried 1 Oct 2026)

Plan and size

The standard plans of 1,269 and 1,278 square feet are within one percent of each other in size and sell as one group. The 1,917 square foot three-bedroom and the 2,556 square foot combined home are different products, with their own buyers and their own sales, and the two highest recorded prices in the building, $2,000,000 and $2,395,000, belong to them. We never price a standard home from those two.

Condition and renovation

Two October 2023 sales at $950,000 and the December 2020 sales at $465,000 and $468,025 are all on the 1,269 and 1,278 square foot plans, and the roll does not say what separates them. Renovation, view and floor are the usual causes, and the county cannot say which applies. Permits, invoices and photographs give a buyer’s agent a reason to pay for a renovation.

The flood-zone split

FEMA’s map puts four of five points we tested on the building in zone AE at 11 feet and the Gulf-side part in zone VE at 13 feet, about 23 percent of the footprint by our overlay. A buyer’s insurer and lender will each ask which zone applies, and the answer can change a monthly cost.

What Fees Will Your Hickory Shores at Bonita Beach Condo Buyer Pay Each Year?

A Hickory Shores condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $92 yearly fee for the building’s 23 units. The assessment, what it covers and any capital contribution or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.

Data updated: October 2026 (Division of Florida Condominiums payment history; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statute 718.116, read 1 Oct 2026)

We found no association website, budget, fee schedule or rules document for Hickory Shores, and the statute does not require one: an association of 25 or more units must post its records online under Section 718.111(12), and Hickory Shores has 23. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $4,000 a quarter ($16,000 a year) on all three units for sale, as entered by the listing agents, and the two 2026 closings carried the same figure. Earlier listings disagree: two units that closed in October 2023 showed $2,400 a quarter ($9,600 a year), and one that closed in May 2024 showed $4,800 a quarter ($19,200 a year). A fee typed into a listing is not an association document, so the association budget and the estoppel certificate are the binding sources.

What do neighboring associations publish?

Two neighbors publish their assessments, and neither figure is Hickory Shores’. The Bonita Beach Club’s FY2027 dues memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year ($3,038 times 4). Windsong, about 0.15 mile away, states in its association FAQ dated October 1, 2026 an assessment of $3,736 per quarter, which is $14,944 a year ($3,736 times 4), and the FAQ does not say whether that amount applies to every unit type. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these numbers show only that buildings on this strip charge in the thousands of dollars a quarter. They are not an estimate for Hickory Shores.

Who Insures a Hickory Shores at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?

The association insures the building under a master policy whose terms are not published, and each owner insures the interior, contents and loss assessment with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where it is wanted or required. A buyer’s insurer will ask about roof, wind and elevation, and a lender will ask about the association.

Data updated: October 2026 (FEMA flood coverage summary, Florida Office of Insurance Regulation data and Florida Statute 718.111, read 1 Oct 2026)

Hickory Shores’ carrier, limits, deductible and premium are not published, so we state none.

What does the master policy cover, and what does your HO-6 cover?

Florida Statutes section 718.111(11) requires every condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. Ask the manager for the insurance summary, and give the buyer your own HO-6 declarations page so the buyer can see what a policy costs.

What about flood insurance?

FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, so a ceiling of $5,750,000 for 23 units ($250,000 times 23). Whether Hickory Shores carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published. An owner may also buy a separate flood policy for contents and interior improvements, which a lender may require.

What has the statewide market done?

The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent ($147,381 divided by $72,570 is 2.03), and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across buildings of every size, and they are not Hickory Shores’ premium.

What Must a Hickory Shores at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law?

A Hickory Shores condo seller must give the buyer the Section 718.503 document package at the seller’s expense, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.

Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)

What does Section 718.503 require, and who pays?

Under Section 718.503 the buyer is entitled, at the seller’s expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection report if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers document required by Section 718.504. The buyer is also entitled to the division’s governance form. The Hickory Shores declaration is recorded in Lee County Official Records Book 1072, Page 851, and we have not read it.

How long does a buyer have to cancel?

The statute requires a resale contract to carry in conspicuous type either a clause acknowledging that the buyer received the documents more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause making the agreement voidable within 7 days after signing and receipt. Any purported waiver of those rights is of no effect, and the right ends at closing. Delivering the package with the offer, and recording the date, starts that clock early.

What does the contract say about milestone inspections and reserve studies?

For a resale contract entered into after December 31, 2024, if the association is required to have a milestone inspection or a structural integrity reserve study and has not completed it, the contract must carry a conspicuous statement saying so. Hickory Shores is a five-story building completed in 1974, so on our reading both are required, and the building’s status is not published. Your closing agent confirms which form your contract uses, and we ask the manager for the documents before we list.

What does the estoppel certificate cover, and what does it cost?

Section 718.116(8) requires the association to issue the certificate within 10 business days after a written or electronic request from the unit owner or the owner’s designee. It states what is owed, any special assessments, any approval requirement and the other items the statute lists. 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 certificate fee schedule. If the sale does not close, the payor can request a refund in writing, and the statute sets a 30-day refund window. A buyer who takes title is jointly and severally liable with the previous owner for assessments unpaid up to the transfer, which is why a buyer’s attorney reads the certificate closely.

What is the flood disclosure under Section 689.302?

A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed. It states that homeowners’ insurance policies do not cover flood and asks whether you know of flooding that damaged the property during your ownership, whether you have filed a flood insurance claim, including under the National Flood Insurance Program, and whether you have received assistance for flood damage, including from FEMA.

What about the property tax summary and known defects?

Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller’s current taxes. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a 1974 building that means any water intrusion, window, plumbing or air-conditioning problem you know of, any work you did without a permit, and any dispute within the association.

What Will Buyers Ask About Flood, Storms and Permits?

Buyers of a Hickory Shores condo ask which FEMA zone the building is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows zone AE at 11 feet with a zone VE part at 13 feet, Ian marks nearby read 11.3 and 12.2 feet, and only an elevation certificate settles one home.

Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS elevation service, queried 1 October 2026; National Hurricane Center and USGS high-water marks; City of Bonita Springs notices)

We queried FEMA’s live flood layer at points on the building on October 1, 2026 and compared the results with ground elevations and surveyed storm marks. The findings are the map’s, not a guarantee about any one home, and we call the overlay our own and not a FEMA determination.

Why does a split flood zone matter to a buyer?

A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who asks, and we do not state which zone governs Hickory Shores. FEMA’s map and the county’s footprint carry their own positional error, so the split is indicative and a surveyor’s elevation certificate is the document that counts.

What do buyers ask about Ian, Helene and Milton?

The National Hurricane Center’s report on Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The U.S. Geological Survey’s high-water mark database records surveyed marks of 11.3 and 12.2 feet NAVD88 at a bay-side building at 26235 Hickory Blvd, about 0.15 mile from Hickory Shores, and a mark of 11.3 feet, 2.53 feet above the floor, inside a ground-floor unit at 25901 Hickory Blvd. Those marks sit 0.3 and 1.2 feet above the 11-foot base flood elevation of the AE part (11.3 minus 11, and 12.2 minus 11). They are neighbors’ numbers, not measurements at Hickory Shores, and we found no public damage or repair record for the building. Hurricanes Helene and Milton in 2024 brought regional surge of 3 to 5 feet and 4 to 6 feet above ground, according to the National Hurricane Center.

What does the City’s 50 percent rule mean for a buyer?

The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years, and a building that crosses either line must be raised to the design flood elevation, 12 or 14 feet here. The City’s substantial damage and substantial improvement notice says the test is made on the structure, so for a condominium an owner’s kitchen renovation does not on its own trigger it, while a major association project and storm repairs can.

Which Rules Affect a Hickory Shores at Bonita Beach Condo Sale?

Hickory Shores’ approval, leasing and pet rules are not published, so we cannot state them; a buyer finds them in the declaration, rules and estoppel certificate. What we can state is the statute on transfer fees and rental amendments, and what neighboring buildings publish.

Data updated: October 2026 (Florida Statutes 718.110 and 718.112; neighboring associations’ published documents, read 1 October 2026)

Does a Hickory Shores buyer need association approval?

We found no buyer-approval clause, because the declaration and rules are not posted and we have not read them. The estoppel certificate must state whether the board has to approve a transfer, so read that line before you list and confirm it with the association. Our Casa Bonita Grande guide documents a neighbor whose declaration requires at least 20 days’ written notice before closing, so a cash buyer on a 14-day closing and an approval clock cannot both be satisfied. Ask early.

Can a Hickory Shores buyer rent the home?

The Hickory Shores minimum lease is not published, so we state none. Every neighboring building whose documents we could read sets a 30-day minimum, so nightly rentals are unusual on this strip, but the Hickory Shores declaration is the source and we have not read it.

Florida Statutes section 718.110(13) provides that an amendment prohibiting rentals, changing the rental term or limiting how often an owner may rent applies only to owners who consent to it and to owners who acquire title after it takes effect.

What Should a Hickory Shores at Bonita Beach Condo Seller Gather Before Listing?

Before listing a Hickory Shores condo, gather the documents a buyer will ask for in the first week: the declaration, bylaws and rules, the current budget, the reserve study, the milestone inspection summary, the master insurance summary, an estoppel certificate and your own flood and permit file. We ask for them in one written request.

Data updated: October 2026 (Florida Statutes 718.111, 718.503 and 718.116, read 1 October 2026; association records not published)

What we could not verify, and the document that settles each item

1. The declaration, bylaws and rules. The declaration is recorded at Official Records Book 1072, Page 851, with a second instrument at Official Records Book 2644, Page 2043 for the common elements. We have read neither, so we state no rental term, pet rule, approval clause, right of first refusal, use restriction or fine schedule. The Section 718.503 package delivers them.
2. The regular and any special assessment. The budget and the estoppel certificate answer it.
3. Milestone inspection and structural reserve study status. The milestone summary, the reserve study and the state’s public reserve study database, which we could not query from our research tools, answer it.
4. Who manages the building today. The state filing’s care-of line shows where mail goes, not who manages today, so the estoppel or the association confirms it.
5. Amenities, parking, storage and floors. The county shows a pool; parking and storage assignments are in the declaration and the plat.
6. Address, ZIP and corporate history. The state condominium record carries 25759 Hickory Blvd and ZIP 33923, while the county and the postal address use 26236 Hickory Blvd and 34134, and we use the county’s.
7. Zoning, the master policy and the Big Hickory Pass bridge. We did not retrieve the City’s zoning district, the master policy terms or the bridge’s current status, and we state none of them.

When Is the Best Time to Sell a Hickory Shores at Bonita Beach Condo?

The Hickory Shores record cannot name a best month, because it holds 22 qualified sales across 16 years, but it shows a pattern: 13 of the 22 sales since 2010 were recorded in October, November or December. We would list so the home is live and documented by early fall, and we treat that as judgment, not a statistic.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

A seasonal pattern needs far more sales than this building has produced, so we publish counts since 2010, the complete part of the record, and draw one cautious conclusion. For how selling works across the city, read our guide to selling a home in Bonita Springs.

What can and cannot be concluded from the counts?

Thirteen of 22 is 59 percent, and the three other quarters hold 3 sales each. Twelve of the 22 parcels show an out-of-state mailing address and only 3 of 22 carry a homestead exemption, but a mailing address is not proof of where anyone lives, and 22 sales are too few to say the pattern will repeat.

What does the Southwest Florida MLS add to a listing calendar?

Median days on market and the month-by-month pace of sales: the Southwest Florida MLS, pulled October 3, 2026, shows 8 Hickory Shores closings in the 60 months to that date, too few for a median. Days on market ran from 4 to 105 on the seven sales that carry a figure, and the closings are dated three in October and one each in January, March, May, July and August, which is too few to show a season. We do not promise a timeline, and we revise one with you at review points three weeks and eight weeks after the home goes live. A closing after a contract still waits for the inspection period, the buyer’s insurer and lender, the estoppel certificate and any board approval.

How Do We Market a Hickory Shores at Bonita Beach Condo?

We market a Hickory Shores condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the permit history are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.

Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)

What is in the listing package?

The package holds your plan’s heated size and bedroom count from the county record, the year built, any renovation permits and invoices, the budget and financial statement, the estoppel certificate, the insurance summary, any elevation certificate or wind-mitigation form, and a one-page sheet that places your home beside the nearest like sale. Many owners live elsewhere, so we arrange remote signing. For the wider strip your buyer is also considering, see our Bonita Beach community guide.

How does buyer-agent compensation work now?

Since the NAR settlement practice changes took effect on August 17, 2024, offers of buyer-broker compensation cannot be advertised on the Southwest Florida MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions on the MLS, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.

How Do We Negotiate a Hickory Shores at Bonita Beach Condo Contract?

We negotiate a Hickory Shores contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Five issues decide most contracts here: price against thin recent sales, the document package, the buyer’s insurance quote, the association’s approval timeline, and the appraisal.

Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)

How do we handle price, terms and the appraisal?

We answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. An offer that is lower but closes in cash without a financing contingency can net more than a higher offer that fails at the appraisal. With four sales in five years an appraiser needs help, so we hand over your plan’s sale history before the appraisal, not after.

How do we handle a special assessment or an unfinished safety item?

The estoppel certificate lists any special assessment, and the buyer will see it. The contract decides who pays what has been approved and what is only proposed: installments due before closing, amounts due after, and how a proposed but unadopted assessment is treated. We ask the board in writing, before pricing, what has been approved, proposed or discussed, and we put the allocation in the contract before the buyer applies.

Hickory Shores at Bonita Beach vs Windsong at Bonita Beach: Which Will Your Buyer Choose?

A buyer choosing between Hickory Shores and Windsong is choosing between a five-story 1974 building of larger, more varied homes with four sales in 60 months, and a nine-story 1979 building of 1,034 to 1,062 square foot homes with two. Both are Gulf-side, in FEMA zone AE at 11 feet, and Hickory Shores adds a zone VE part.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Windsong association FAQ dated 1 Oct 2026)

Windsong at Bonita Beach is the 24-unit Gulf-side building about 0.15 mile away, and it is the nearest buyer alternative to Hickory Shores by size and position. If you own there instead, read our Windsong seller’s guide. The last column says what each difference means for your Hickory Shores listing.

Where does each building win, and what does it mean for your price?

Hickory Shores wins for a buyer who wants a larger home, the building’s one three-bedroom or a building of 23 owners. Windsong wins for a buyer who wants a newer building, a published assessment and a smaller entry price. A 1,278 square foot Hickory Shores home sold at $743.35 per square foot in October 2023, and a 1,034 square foot Windsong home sold at $657.64 in March 2026, but each window holds fewer than 10 sales, so we compare directions, not rankings. We never price a Hickory Shores home from Windsong sales. Our Hickory Shores guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.

What Does It Cost to Sell a Hickory Shores at Bonita Beach Condo?

Selling a Hickory Shores at Bonita Beach condo costs roughly 4.1 to 6.6 percent of the price at $950,000 and 3.9 to 6.4 percent at $2,000,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $39,274 to $63,024 and $78,249 to $128,249, before any mortgage payoff.

Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)

The figures are estimates, not a settlement statement. Commission is negotiable, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation; replace either with your own number. Both prices are real Hickory Shores sales: $950,000 for a standard home in October 2023 and $2,000,000 for the three-bedroom in March 2026. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million, and in Lee County the seller customarily pays both, subject to the contract.

Net sheet A: a $950,000 Hickory Shores sale

This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill and the closing date are not known; the proration is the days you owned the home in the tax year divided by 365, times the annual bill.

Net sheet B: a $2,000,000 Hickory Shores sale

The same assumptions apply, at the price the three-bedroom recorded in March 2026.

Do I Pay Capital Gains Tax When I Sell My Hickory Shores at Bonita Beach Condo?

Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.

Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)

The record shows why Hickory Shores sellers should ask. The three-bedroom went from $775,000 to $2,000,000, a difference of $1,225,000 and above the $500,000 joint exclusion, while a standard home went from $465,000 to $950,000, a difference of $485,000. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.

When does the exclusion not apply?

The exclusion is for a main home, and a second home or a rental does not qualify the same way. Depreciation taken on a rental is taxed at sale. Many owners here live elsewhere, since 12 of 22 parcels show an out-of-state mailing address, and a seller who is a foreign person faces withholding under the Foreign Investment in Real Property Tax Act, so tell us before listing. We are real estate agents, not tax advisers, and this is general information.

Should I List, Sell for Cash or Sell by Owner?

List if your home is in marketable condition and you can be live with documents ready by early fall; take an investor cash offer only when the home needs work an insurer would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.

Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)

How Do You Get a Free Hickory Shores at Bonita Beach Valuation?

You get a free Hickory Shores valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and its nearest like sale, adjusted for condition, flood answers and documents, with no obligation to list.

Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)

What a McGreevy and Comisar valuation includes

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, a net sheet at the price the record supports and a list of the association documents to gather.

How to reach us today

Get your free Hickory Shores at Bonita Beach home valuation and we will send a value built from your plan’s own record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Hickory Shores.

What Hickory Shores at Bonita Beach Condo Sellers Say About Working With Us

Jesse McGreevy is a top-reviewed Hickory Shores listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.

A client who valued white-glove service

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

A seller whose home sold through follow-through

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

A family that has used us for years

★★★★★ “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

Clients who sold and bought with us

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

Frequently Asked Questions, Hickory Shores at Bonita Beach Seller Edition

These are the questions Hickory Shores owners ask us most often before they list, answered from the Lee County sale record, the state’s condominium records and Florida law. The building background is in our Hickory Shores at Bonita Beach guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.

How do I sell my Hickory Shores at Bonita Beach condo?

Price it from your own plan’s recorded sales, order the estoppel certificate and the Section 718.503 package, gather flood, insurance and permit papers, and list with documents ready by early fall. We send a net sheet before you decide, and one of us handles every offer.

Who is the best listing agent for Hickory Shores?

Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 22 qualified Hickory Shores sales since 2009, and one of us negotiates every offer.

What is my Hickory Shores condo worth?

The county file shows prices from $637,000 to $2,000,000 across four sales in the last 60 months, on different plans. Your value depends on plan, condition, view, flood answers and documents, so request a free valuation built from your own plan.

What did Hickory Shores condos sell for most recently?

The newest qualified sale was $2,000,000 on March 16, 2026, for the 1,917 square foot three-bedroom. The newest standard-plan sales were two at $950,000 in October 2023 for 1,278 square feet, and one at $637,000 in October 2021 for 1,269 square feet.

How many Hickory Shores condos sold in the last year?

One qualified sale was recorded in the last 12 months, and one in the last 24. The count reaches three in 36 months and four in 60, so no window reaches 10 sales, and we list each sale instead of a trend.

Why do you list sales instead of an average?

No window reaches 10 sales. Four sales in 60 months and 45 since 1975 cannot support a market average, and a figure that blends 1975 and 2026 deeds says little about today. We list each sale with its size and price per square foot so you can judge.

What does it cost to sell a Hickory Shores condo?

Roughly 4.1 to 6.6 percent of the price at $950,000, or $39,274 to $63,024, and 3.9 to 6.4 percent at $2,000,000, before any mortgage payoff. The range depends on the commission you negotiate and whether you offer buyer-agent compensation. Our net sheets show every line.

Who pays the documentary stamp tax and the title premium?

In Lee County the seller customarily pays both, subject to the contract. Florida’s deed stamp tax is $0.70 per $100, which is $6,650 on a $950,000 sale, and the owner’s title premium on that price is $4,825 on our schedule. Your contract can allocate them differently.

What is an estoppel certificate, and what does it cost?

It is the association’s statement of what is owed on your home, any special assessments and any approval requirement. The fee is up to $299, plus up to $119 if expedited and up to $179 if the account is delinquent, and the association has 10 business days to issue it.

What documents must I give my Hickory Shores buyer?

Under Section 718.503, at your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest reserve study or a statement that none exists, the Section 718.504 questions and answers, and the governance form.

How long does a buyer have to cancel?

A resale contract must carry a conspicuous clause either acknowledging that the buyer received the documents more than 7 days before signing, or making the contract voidable within 7 days after signing and receipt, excluding weekends and legal holidays. Delivering the package with the offer starts the clock early.

Where do I get the declaration, bylaws and budget?

Send one written request to the association manager under Section 718.111(12), which gives the association 10 working days. The declaration is recorded in Lee County Official Records. We found no association website, and the statute requires one only at 25 or more units.

What is the Hickory Shores association fee?

It is not published. The only public dollar amount we found is the state’s $92 yearly fee for 23 units. The budget and the estoppel certificate give the assessment, and Windsong’s published $3,736 per quarter is a neighbor’s figure, not Hickory Shores’.

Can the association charge a transfer fee?

Only if the association must approve transfers and the declaration, articles or bylaws provide for the fee, and the statute caps it at $150 per applicant. If the Hickory Shores declaration requires no approval, the statute allows no transfer fee, and the estoppel certificate shows what applies.

Do I need association approval to sell?

We could not confirm it, because the declaration is not published and we have not read it. The estoppel certificate must state any approval requirement. Confirm it in writing before your first showing, because a notice period can set your closing date.

Can my buyer rent the condo?

The Hickory Shores minimum lease is not published. The neighboring buildings whose documents we could read set 30-day minimums, but yours is a declaration question. Florida law also limits a rental amendment to owners who consent or who buy after it takes effect.

Are pets allowed at Hickory Shores?

The pet rule is not published, so we state no limit. Windsong allows one pet carried or leashed and none in leased homes, and Casa Bonita Grande limits owners to one pet of 30 pounds or less, which only shows the range. Assistance animals are a separate fair-housing question.

What flood zone is Hickory Shores in?

FEMA’s map shows zone AE at 11 feet at four of five points we tested and zone VE at 13 feet at the Gulf-side point, about 23 percent of the footprint by our overlay. Only an elevation certificate settles one home.

Do I need an elevation certificate?

It is the document that settles which zone and elevation apply to your home, and a buyer’s insurer and lender may ask for it. A seller who has one at the first showing shortens the buyer’s inspection period.

What did Hurricane Ian do at Hickory Shores?

We found no public damage or repair record for the building. The National Hurricane Center put Ian’s surge at 8 to 12 feet along this stretch, and the U.S. Geological Survey marked 11.3 and 12.2 feet at a neighboring building. Your own knowledge belongs in the flood disclosure.

What is the flood disclosure under Section 689.302?

A seller of residential property must give the buyer a form at or before signing the contract. It says homeowners’ policies do not cover flood and asks whether you know of flood damage, have filed a flood claim or have received flood assistance, including from FEMA.

Does a 1974 building need a milestone inspection?

On our reading, yes: Section 553.899 requires an initial milestone inspection of buildings that reached 30 years before July 1, 2022, due before December 31, 2024. Hickory Shores’ status is not published, so the milestone summary and the manager answer it.

What is a structural integrity reserve study?

It is a study of a building’s structure and major systems that sets what an association must reserve. Section 718.112(2)(g) requires one at least every 10 years for buildings of three or more stories, the first by December 31, 2025. We do not know the Hickory Shores status.

Will a lender finance a Hickory Shores condo?

We cannot say which lenders accept the building. A lender’s condominium review looks at the budget, reserves, insurance, litigation and safety items, so we ask the buyer’s lender to review your document package early and we tell you the result before you accept an offer.

What insurance will a Hickory Shores buyer need?

A unit owner’s policy for the interior, contents and loss assessment, plus flood coverage where wanted or required. The association carries the master policy, whose terms are not published. Florida’s average condominium association premium stood at $135,100 in the second quarter of 2026.

When is the best time to sell a Hickory Shores condo?

The record cannot name a best month, but 13 of the 22 sales since 2010 were recorded in October, November or December. We would list with documents ready by early fall, and we treat that as judgment, not a statistic.

Which Hickory Shores plan sells for the most?

The two highest recorded prices, $2,000,000 in March 2026 and $2,395,000 on the roll in May 2024, belong to the three-bedroom and the combined home. Standard 1,269 and 1,278 square foot homes have sold from $465,000 to $950,000 since 2020.

Can I sell my Hickory Shores condo if I live out of state?

Yes. Twelve of the 22 parcels show an out-of-state mailing address on the county roll. We arrange remote signing, order the estoppel and document package for you, and keep the association’s requests moving without you.

Do I pay capital gains tax on my Hickory Shores condo?

Possibly not. A main home owned and used for 2 of the 5 years before the sale can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under Section 121. Second homes and rentals differ, so confirm with a tax adviser.

How does Hickory Shores compare with Windsong?

Hickory Shores is five stories, built in 1974, with homes of 1,269 to 2,556 square feet. Windsong is nine stories, built in 1979, with homes of 1,034 to 1,062. Hickory Shores has 4 sales in 60 months and Windsong 2, and the comparison table above lays out the rest.

Is this Hickory Shores Homeowners or Little Hickory Shores?

No. Hickory Shores Homeowners, Inc. is a homeowners association registered in Gulf Breeze, and Little Hickory Shores is a separate subdivision on the Collier County side. Every one of the 23 parcels on the Lee County roll with Hickory Shores in its legal description is this condominium.

What happens to my property tax when I sell?

The Lee County Tax Collector bills from the Property Appraiser’s assessment, and a change of ownership can reset it, so a buyer should not carry your bill forward. Section 689.261 requires a summary saying so. At closing, taxes are prorated by days owned.

Should I list, sell for cash or sell by owner?

List if your home is marketable and you have time. Take a cash offer only when the home needs work an insurer would not accept or you must close in days, and ask for it in writing. Sell by owner only with a buyer in hand and a legal review.

What should I fix or check before listing?

Pull the permit history for your address and close anything open, gather the master policy summary, your own policy declarations page and any elevation certificate, and ask the manager for the milestone and reserve documents. Open permits and missing documents slow a closing more than cosmetics do.

How do I get started with a Hickory Shores listing?

Request a free valuation or call Jesse direct at (239) 898-6072. We send a value built from your plan’s own sales, a net sheet and a checklist of association documents, with no obligation to list.

Why Does a Bonita Beach Condo Specialist Matter When You Sell?

A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, what an estoppel and the state’s condominium records must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.

What a general agent tends to miss

Small facts cost sellers contracts: a home priced off the largest sale instead of its own size, a document package handed over after the contract so the cancellation right stayed open, and a flood answer given from a map instead of an elevation certificate. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach the inspection period.

Thinking of Selling Your Hickory Shores at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012

If you are thinking of selling a Hickory Shores condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own plan’s record, orders the estoppel and document package the day you list, and answers the buyer’s flood, insurance and building-age questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.

If you are thinking, “I need someone to sell my condo in Hickory Shores at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Hickory Shores, Windsong, Bay Harbor Club, Seascape, or Sea Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.

• 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

Hickory Shores sold record, last 60 months: 4 qualified sales, from $637,000 to $2,000,000, and 45 in all since 1975, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 8 closings in the 60 months to that date, from $637,000 to $2,395,000, and 2 in the last 12 months. The two sources count sales differently. Few Hickory Shores homes sell in any year, so if you own one, make us your first call before you list.

What Is Your Hickory Shores at Bonita Beach Condo Worth? Get a Free Valuation in 60 Seconds.

Request your free Hickory Shores at Bonita Beach home valuation and we will send a value built from your own plan’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

Jesse McGreevy is a top-reviewed Hickory Shores realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Hickory Shores, and are Top 1% Real Estate Agents Nationally Since 2008.

For this page they read the Lee County sale record, the state’s condominium record, the FEMA flood map at the building points, the USGS Hurricane Ian marks and every qualified Hickory Shores sale on the county file.

• 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 Shores condo? Get a free Hickory Shores 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 Shores.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

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.

Sources and Authoritative References

Every public-record figure on this page traces to a primary source below, all retrieved 1 Oct 2026: county, state and federal records, FEMA and USGS data, two neighboring associations’ own published documents and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.

Association, corporate and state condominium records

1. Florida DBPR, condominium and cooperative extract (Condo_CW), downloaded October 1, 2026
2. Florida DBPR, condominiums and cooperatives
3. DBPR condominium public records
4. DBPR condominium inspections and milestone information
5. DBPR structural integrity reserve study reporting
6. DBPR vacation rental and transient public lodging guide
7. Florida Division of Corporations, Sunbiz
8. Windsong Condominium, association FAQ dated October 1, 2026
9. Bonita Beach Club, FY2027 quarterly dues memo

Lee County Property Appraiser, Clerk and Tax Collector

10. Lee County Property Appraiser
11. Lee County Property Appraiser, Hickory Shores Condo common-element parcel record
12. Lee County GIS, building footprints layer
13. Lee County GIS, city limits layer
14. Lee County GIS, evacuation zones layer
15. Lee County Tax Collector

Florida statutes

16. Florida Statutes section 718.103, definitions
17. Florida Statutes section 718.110, amendment of the declaration
18. Florida Statutes section 718.111, the association, official records and insurance
19. Florida Statutes section 718.112, bylaws, transfer fees and structural reserve study
20. Florida Statutes section 718.115, common expenses
21. Florida Statutes section 718.116, assessments and estoppel certificates
22. Florida Statutes section 718.117, termination
23. Florida Statutes section 718.503, disclosures to buyers
24. Florida Statutes section 718.504, prospectus and frequently asked questions
25. Florida Statutes section 553.899, milestone inspections
26. Florida Statutes section 689.302, flood disclosure
27. Florida Statutes section 509.242, public lodging establishments
28. Florida Statutes section 201.02, tax on deeds

Other state agencies and programs

29. Florida Office of Insurance Regulation
30. Florida OIR, residential market share reports
31. Florida OIR, statewide summary by company and policy type, second quarter 2022
32. Florida OIR, statewide summary, second quarter 2024
33. Florida OIR, statewide summary, second quarter 2026
34. Citizens Property Insurance, 2026 rate and rule changes
35. Florida CFO, My Safe Florida Condo
36. Florida Department of Environmental Protection, coastal construction control line
37. Florida Department of Revenue, tourist development tax rates

Federal sources

38. FEMA National Flood Hazard Layer, map service
39. FEMA NFIP summary of coverage, residential condominium buildings
40. FEMA NFIP Community Rating System guide, 2023
41. U.S. Geological Survey, 3D Elevation Program point query at the building
42. U.S. Geological Survey Short-Term Network, storm events
43. U.S. Geological Survey, Hurricane Ian high-water marks, Florida
44. National Hurricane Center
45. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
46. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
47. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
48. U.S. Department of Housing and Urban Development, assistance animals

Lee County government

49. Lee County Parks, beaches
50. Lee County Parks, Little Hickory Island Park (Access 10)
51. Lee County, Hurricane Ian after-action report
52. Lee County, public safety evacuation information
53. Lee County, evacuation zone map
54. Lee County DOT, Big Hickory Pass bridge update

City of Bonita Springs, utilities and schools

55. City of Bonita Springs
56. City of Bonita Springs, FEMA and Community Rating System
57. City of Bonita Springs, Bonita Beach access
58. City of Bonita Springs, rental permits
59. City of Bonita Springs, post-storm permitting guide
60. City of Bonita Springs, substantial damage and substantial improvement notice
61. City of Bonita Springs Community Development
62. City of Bonita Springs, online permitting portal

Seller disclosure, commission and tax rules

63. Florida DBPR, estoppel certificate fee schedule
64. Florida Statute 689.261, property tax disclosure summary
65. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court
66. Florida Department of Revenue, Documentary Stamp Tax
67. Florida Department of Financial Services, Title Insurance Overview
68. National Association of REALTORS, what the settlement means for buyers and sellers
69. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
70. IRS Topic 701, Sale of your home
71. Internal Revenue Service, Publication 523, Selling Your Home
72. Internal Revenue Service, FIRPTA withholding

Downloadable Documents

These official documents are the ones a Hickory Shores 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, so you and the buyer read the same text, and none comes from a listing site or a brokerage.

The association’s own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.

Southwest Florida MLS figures pulled October 3, 2026; Hickory Shores county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Hickory Shores condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.