We price your Kinleyland home from the six recorded sales on Kings Kew and Queens Kew and have the flood, permit and dock file ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, through September 25, 2026, and Southwest Florida MLS, pulled October 27, 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 Kinleyland, the 30-lot recorded plat of bay-front and canal-front homes on Kings Kew and Queens Kew at the south end of Little Hickory Island, described in full in our Kinleyland guide. Kinleyland sits in the Bonita Beach area of Bonita Springs, Florida, off Hickory Boulevard and close to the Bonita Beach Road bridge, and it is a separate plat from the Gulf-front estates of the original Bonita Beach plat a few blocks north.
If you own one of the 27 houses or 3 vacant lots in Kinleyland, this page gives you every recorded sale of the last 60 months, the repeat sales of the same houses since 2009, the flood, insurance and water questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets. Our Little Hickory Island seller’s guide covers the whole island around it.
The Lee County Property Appraiser and the Florida Department of Revenue record 6 qualified Kinleyland house sales in the 60 months to September 25, 2026, every one between $1,800,000 and $2,100,000, and only 1 in the last 12 months, at $1,937,500 in January 2026. The Southwest Florida MLS, pulled October 27, 2026, shows the same 6 closings in the 60 months to that date, from $1,800,000 to $2,195,000, and no Kinleyland house listed for sale or pending that day. With fewer than ten sales in every window, we list the sales instead of quoting a county median, because a median of six is not a market.
To sell a Kinleyland home in 2026, price it from the six recorded Kinleyland sales of the last 60 months, all between $1,800,000 and $2,100,000, adjusted for bay or canal water, the lowest floor against the 10-foot base flood elevation, age and condition, and have the elevation certificate and the seawall and dock permits ready before the first showing.
Kinleyland is the rare waterfront neighborhood where the recent prices sit in a tight band. A 1,620 square foot house built in 1982 sold for $2,100,000 in April 2025, and a 3,671 square foot house built in 1996 sold for $2,000,000 four months later. Size did not decide those prices. The lot, the water behind it and what a buyer can build there did, and a seller who prices by the square foot misreads the street.
This page is the seller’s side of our Kinleyland, Bonita Beach neighborhood guide. The buyer’s view is in our guide to buying a home in Kinleyland, and the valuation method for a house you may not sell yet is in our Kinleyland home valuation guide.
These are the ten facts about selling a Kinleyland home that matter most in October 2026, each drawn from the Lee County recorded sales, the Southwest Florida MLS pull of October 27, 2026, the county roll, FEMA’s flood layers and Florida law.
This seller’s guide runs from the recorded market to the pricing method, the flood, insurance and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
The Market and the Record: How Do I Sell My Kinleyland Home in 2026? · Why List Your Kinleyland Home With McGreevy and Comisar? · What Is the Kinleyland Market Doing for Sellers Right Now? · What Did Kinleyland Homes Sell For? · Have Kinleyland Owners Sold for More Than They Paid? · A Kinleyland Sale Worked Through
Pricing, Costs and Insurance: How Do We Price a Kinleyland Home? · What Moves the Price of a Kinleyland Home Most? · Is Your Kinleyland Home Worth More as a House or a Lot? · What Will a Buyer Pay Each Year to Own a Kinleyland Home? · Who Insures a Kinleyland Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Kinleyland Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at a Kinleyland Home? · Which Rules Affect a Kinleyland Home Sale? · What Should a Kinleyland Seller Know About Docks, Seawalls and the Route to the Gulf? · When Is the Best Time to Sell a Kinleyland Home?
Marketing, Negotiation and Your Options: How Do We Market a Kinleyland Home? · How Do We Negotiate a Kinleyland Home Contract? · Kinleyland vs Carolands: Which Will Your Home Buyer Choose? · What Does It Cost to Sell a Kinleyland Home? · Do I Pay Capital Gains Tax When I Sell My Kinleyland Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Kinleyland Home Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Kinleyland, Bonita Beach Seller Edition · Why Does a Bonita Beach Waterfront Specialist Matter When You Sell? · Thinking of Selling Your Kinleyland Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Kinleyland owners hire us because we price from the six recorded Kinleyland sales and the water behind each lot, assemble the flood and permit file before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Kinleyland home, or thinking, “I need a listing agent who knows why a 1,620 square foot canal house can outsell a 3,671 square foot one,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Kinleyland. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 37 qualified Kinleyland house sales the county file holds since December 1978, every one of the 6 in the last 60 months and every one of the 6 MLS closings in the same window, and we read each of the 30 lots on the county roll, the Kinleyland plat in Plat Book 29, Page 91, and FEMA’s flood layer laid over the county’s building footprints. It is why our first question to an owner is bay or canal, then what the elevation certificate says.
This page does not state or imply that we have sold, listed or represented anyone in Kinleyland. Our case rests on the public record we have read for you and how we would run your sale.
The Kinleyland market in October 2026 is thin and tightly priced: 1 qualified county sale in the 12 months to September 25, 2026, 6 Southwest Florida MLS closings in 60 months between $1,800,000 and $2,195,000, and no house listed or pending on October 27. With sales this few, the seller who prices against the right comparables is the one who closes.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The Southwest Florida MLS pull of October 27, 2026 covers every residential closing on Kings Kew and Queens Kew. The MLS files three of the six under the subdivision name Kinleyland and three under Bonita Beach, so we matched them by street. With fewer than ten closings in every window, each median below describes the sales listed, not a market.
| Window to October 27, 2026 | Closed | Median price | Range | Median days on market | Median sale to final list | Median per sq ft |
|---|---|---|---|---|---|---|
| 12 months | 1 | $1,937,500 | $1,937,500 | 30 (1 sale) | 92.26% | $626 |
| 24 months | 4 | $1,968,750 | $1,900,000 to $2,100,000 | 65 (4 sales) | 88.31% | $650 |
| 60 months | 6 | $1,968,750 | $1,800,000 to $2,195,000 | 65 (6 sales) | 88.31% | $729 |
With an even count, the 24 and 60-month medians are the mean of the middle pair, $1,937,500 and $2,000,000. All six closings in 60 months reported days on market, all six were above $1 million, none was above $5 million, and together they total $11,932,500. The median per square foot uses the MLS living area, which measures differently from the county’s heated area.
The county file lists the deeds the state codes as qualified arm’s-length sales of improved property, and its windows end on the newest sale in the file, September 25, 2026.
| Window to September 25, 2026 | Qualified house sales | Range |
|---|---|---|
| 12 months | 1 | $1,937,500 |
| 24 months | 4 | $1,900,000 to $2,100,000 |
| 36 months | 4 | $1,900,000 to $2,100,000 |
| 60 months | 6 | $1,800,000 to $2,100,000 |
No window up to 60 months reaches ten sales, so the next section lists the sales themselves. The county file holds 37 qualified house sales since December 1978, but the record is complete only from 2009 and partial before, so that count is a count of what the file holds, not a claim of every sale ever. Every one of the six recent sales was a resale of an older house; none was the first sale of a new house.
No Kinleyland house was listed for sale or pending in the October 27, 2026 MLS pull, which covered active and pending listings. With no active listing there is no months-of-supply figure to quote: the supply is zero on the day of the pull, and the 60-month pace is about one closing every ten months. A buyer who wants Kings Kew or Queens Kew today has nothing to tour.
Across Little Hickory Island’s single-family houses the same MLS pull shows 19 closings in the 12 months to October 27, 2026, at a $2,600,000 median, a 93.02 percent median sold-to-list and 79 median days on market, on the basis stated in our Little Hickory Island seller’s guide. Kinleyland supplied 1 of those 19 closings, the January 2026 sale. On October 27, 2026, 21 island houses were active, listed from $1,399,000 to $18,250,000, and none sat in Kinleyland.
The county counted one qualified Kinleyland house sale in each of 2016, 2017, 2021, 2022 and 2023, two in 2019, three in 2025 and one so far in 2026. Prices moved from $590,000 in 2017 and $695,000 to $1,050,000 in 2019 to $1,800,000 to $2,100,000 since 2023. The three 2025 sales, April to August, made the busiest year since 2009.
On the April 2022 sale the county deed records $1,995,000 and the MLS a $2,195,000 closing price, so this page prints the deed figure in the county tables and the MLS figure only in the MLS tables. MLS living area and the county’s heated area also measure differently, sometimes by more than a thousand square feet on the same house.
Kinleyland houses sold for $1,800,000 to $2,100,000 in the county record of the last 60 months and $1,800,000 to $2,195,000 in the MLS, with four of the six on Kings Kew and two on Queens Kew. The tables below list every sale in both records, by month, so you can find the ones that look like your house.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Month | Price | Street | Year built | County heated sq ft | Bedrooms (county) | Price per county heated sq ft |
|---|---|---|---|---|---|---|
| April 2022 | $1,995,000 | Kings Kew | 1981 | 1,726 | 3 | $1,156 |
| June 2023 | $1,800,000 | Queens Kew | 1979 | 1,440 | 2 | $1,250 |
| April 2025 | $2,100,000 | Kings Kew | 1982 | 1,620 | 4 | $1,296 |
| June 2025 | $1,900,000 | Queens Kew | 1974 | 2,221 | 3 | $855 |
| August 2025 | $2,000,000 | Kings Kew | 1996 | 3,671 | 3 | $545 |
| January 2026 | $1,937,500 | Kings Kew | 1988 | 1,671 | 2 | $1,159 |
The highest price, $2,100,000, went to a 1982 house of 1,620 county square feet, and the largest house, 3,671 square feet, sold for $100,000 less. We show the street, never a house number.
| Month | Street | Sold price | Final list price | Sale to list | Days on market | Beds (MLS) | MLS living area sq ft |
|---|---|---|---|---|---|---|---|
| April 2022 | Kings Kew | $2,195,000 | $2,195,000 | 100.0% | 137 | 3 | 2,801 |
| June 2023 | Queens Kew | $1,800,000 | $2,400,000 | 75.0% | 22 | 2 | 2,186 |
| April 2025 | Kings Kew | $2,100,000 | $2,295,000 | 91.5% | 83 | 5 | 3,112 |
| June 2025 | Queens Kew | $1,900,000 | $2,399,000 | 79.2% | 47 | 3 | 2,221 |
| August 2025 | Kings Kew | $2,000,000 | $2,349,900 | 85.1% | 162 | 5 | 3,671 |
| January 2026 | Kings Kew | $1,937,500 | $2,100,000 | 92.3% | 30 | 5 | 3,095 |
Sale-to-list ran from 75.0 percent to 100 percent, and days on market from 22 to 162. All six final list prices sat between $2,100,000 and $2,400,000, and five of the six closed at $2,100,000 or less. The gap between asking and sold ran from nothing on the April 2022 closing to $600,000 on the June 2023 closing.
The county roll’s 2026 just value is the Property Appraiser’s assessment, not a price, but it shows how the 27 houses are layered.
| Group | Houses | 2026 just value |
|---|---|---|
| All Kinleyland houses | 27 | median $1,484,747 |
| Range | 27 | $924,152 to $2,958,709 |
| Vacant lots | 3 | $715,791, $831,230 and $1,381,484 |
In the January 2026 sale a buyer paid $1,937,500, 30.5 percent above the median house just value, and every one of the six qualified sales in 60 months closed at $1,800,000 or more. A roll value is a starting question, not an answer. Request a free Kinleyland home valuation for a price built on your own house.
Yes, in every case the recent record shows. Four Kinleyland houses sold twice in the county’s qualified sales since 2009, and all four sold for more than the previous recorded sale, by $275,000 to $1,247,500. Three of the four second sales were recorded in 2021 or later.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales)
A repeat sale here means the same house appears twice in the county’s qualified house sales from 2009 on, matched on its street, year built, heated area and bedrooms in the county file. The record is complete from 2009 and partial before, so an owner who bought in the 1990s appears only in the longer chains below. Prices are recorded prices before selling costs, improvements or taxes.
| First sale | Second sale | Street | Year built | County heated sq ft | First price | Second price | Change | Change % |
|---|---|---|---|---|---|---|---|---|
| March 2012 | June 2025 | Queens Kew | 1974 | 2,221 | $700,000 | $1,900,000 | +$1,200,000 | +171.4% |
| October 2012 | June 2021 | Kings Kew | 1980 | 1,774 | $625,000 | $1,450,000 | +$825,000 | +132.0% |
| March 2014 | January 2026 | Kings Kew | 1988 | 1,671 | $690,000 | $1,937,500 | +$1,247,500 | +180.8% |
| June 2016 | December 2019 | Queens Kew | 1976 | 1,624 | $775,000 | $1,050,000 | +$275,000 | +35.5% |
The county file also carries older first sales for houses that resold recently, from the part of the record that is partial before 2009. A 1982 Kings Kew house recorded at $260,000 in March 1999 sold for $2,100,000 in April 2025, and a 1981 Kings Kew house recorded at $282,500 in April 1999 sold for $1,995,000 in April 2022. A 1979 Queens Kew house recorded at $250,000 in May 1994 sold for $1,800,000 in June 2023.
Every pair gained, and all four gains exceeded $250,000, which matters for the tax question later on this page. The median of the four gains is $1,012,500, the mean of the middle pair, $825,000 and $1,200,000. The longest hold among the four is 13 years, from March 2012 to June 2025, and the shortest is three and a half years, from June 2016 to December 2019.
A pair of prices is not a profit. Gain is measured from your basis, which includes your purchase costs and improvements, and a recorded price says nothing about what an owner spent on the house in between. The pairs are a record of what the market paid, not advice on what yours will bring.
The January 2026 sale of a 1988 house on Kings Kew shows how a Kinleyland sale reads in the record: a final list price of $2,100,000, 30 days on the market, a closing at $1,937,500, and two earlier recorded sales, in 1999 and 2014. It is a public-record sale, and it is not ours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The county roll carries the house as a 1988 two-bedroom house of 1,671 square feet of heated area, and the MLS listed it as a five-bedroom house of 3,095 square feet of living area. It listed at a final $2,100,000, spent 30 days on the market and closed in January 2026 at $1,937,500, which is 92.26 percent of the final list price and $162,500, or 7.7 percent, below it. That is $626 per square foot of MLS living area, or $1,159 per square foot of county heated area.
The county file holds three recorded sales of this house: June 1999 at $334,000, in the part of the record that is partial before 2009, then March 2014 at $690,000 and January 2026 at $1,937,500. From 2014 to 2026 the recorded price rose $1,247,500, or 180.8 percent, over a hold of nearly 12 years.
Three lessons come out of this one sale. First, the house sold in 30 days, the second fastest of the six MLS closings, at the second highest sale-to-list ratio, after a final list price that sat at the top of the recorded band rather than above it. Second, the roll and the MLS disagree on the house’s size by 1,424 square feet, so a buyer’s appraiser will measure and a seller should know which number the listing quotes and why. Third, the sale is the only closing in the last 12 months, so a buyer’s agent checking comparables saw one recent sale and five older ones behind it. The record does not tell us what was negotiated, and we do not guess.
We price a Kinleyland home by sorting it into its own group, bay or canal, Kings Kew or Queens Kew, older or rebuilt, then anchoring to the nearest of the six recorded Kinleyland sales, adjusting for lot, elevation and condition, and testing the number against the island’s active listings. We do not price from square footage or from a median of six sales.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The first cut is water. The roll puts 15 lots on open bay water and 15 on canals: on Kings Kew 10 bay and 12 canal, on Queens Kew 5 bay and 3 canal. These are the roll’s water field for all 30 parcels; the roll’s land-use description, which covers only the 27 houses, reads 14 bay and 13 canal. The second cut is the lowest floor against the 10-foot base flood elevation and the City’s 11-foot design flood elevation, because a house built to the current map and one built near grade face different insurance quotes. The third is age: the roll dates six houses to the 1970s, ten to the 1980s, six to the 1990s, two to the 2000s and three to the 2010s.
The anchors are the six sales in the tables above. Four Kings Kew houses sold in 60 months at $1,937,500 to $2,100,000 in the county record, and two Queens Kew houses at $1,800,000 and $1,900,000. Houses of 1,620 to 1,726 county square feet sold at $1,937,500 to $2,100,000, and the one house of 3,671 square feet sold at $2,000,000, so the anchor is the lot and the water first and the house second. With so few sales, we widen the net to Kinleyland’s earlier years and to the canal and bay sales elsewhere on Little Hickory Island, and we label those as another section’s sales.
We adjust for lot and frontage, water, the lowest floor, roof and opening protection, seawall and dock condition, the pool and the route to the Gulf, from closed sales rather than asking prices, and we show the buyer’s agent the adjustments in writing.
On October 27, 2026 no Kinleyland house was listed or pending, so the competition a buyer sees is the island’s 21 active houses, from $1,399,000 to $18,250,000. Your price has to hold up against the nearest canal and bay houses among them.
The record gives a clear warning about asking high. The June 2023 closing listed at $2,400,000 and sold at $1,800,000, 75.0 percent of list, and the June 2025 closing listed at $2,399,000 and sold at $1,900,000, 79.2 percent. The January 2026 closing listed at $2,100,000 and sold at 92.26 percent in 30 days. Six closings are a small base, so we set the strategy with you from your house and your timeline, but we show you that pattern before you choose a list price.
Six things move a Kinleyland price most: bay or canal, the lowest floor against the flood map, the age of the house and what a buyer can build instead, the lot itself, the seawall and dock, and the street. The six recent sales show the band clearly and the individual effects only in pieces, so we read each house against the record rather than a formula.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026; FEMA National Flood Hazard Layer, queried October 17, 2026)
Every Kinleyland lot is on the water, but the bay front and the canals are different purchases. The bay-front lots look out over the open back bay between Little Hickory Island and the mainland and take more of a storm’s wind-driven water; the canal lots sit on the dead-end canals cut between the streets, with protected dockage and a shorter fetch.
| Item | Bay front | Canal |
|---|---|---|
| Lots | 15 | 15 |
| Kings Kew | 10 | 12 |
| Queens Kew | 5 | 3 |
| FEMA zone on the house footprints | AE 10 | AE 10 |
FEMA maps the whole plat in the same AE 10 zone, so in Kinleyland the choice between bay and canal is about view, dockage and exposure, not about the flood zone. That is unusual on the island, where the bay front of Carolands sits mostly in the VE coastal high hazard zone. The county sale list we hold does not tag each sale with its water position, so we read the water from the parcel itself when we pick your comparables. On the roll’s water field four of the six recent sales were bay lots and two, April 2022 and April 2025, canal lots.
FEMA’s National Flood Hazard Layer, read October 17, 2026 on panel 12071C0654G, puts 26 of the 27 house footprints wholly in Zone AE at a 10-foot base flood elevation; the 27th is 95.5 percent AE 10 with a 4.5 percent edge in AE 11. Newer houses are built up to or above the City’s 11-foot design flood elevation, often with parking and storage below the living floor, while older houses sit closer to grade. A house whose elevation certificate shows the lowest floor above the line sells with fewer insurance questions than one without a certificate.
Sixteen of the 27 houses date from the 1970s and 1980s, and the three built since 2010, two in 2015 and one in 2019, are custom builds on individually owned lots. A buyer looking at an older house weighs it against the City’s 50 percent rule, under which work costing half the building’s market value triggers the current flood rules, and against the cost of a new house built to the 11-foot design flood elevation.
The median Kinleyland lot is 0.293 acre, about 12,800 square feet, and the roll’s lots run from 0.215 to 0.666 acre. RS-1 zoning sets a 40 percent lot coverage limit and a 25-foot setback from water other than the Gulf, so a larger lot gives a buyer more house, more pool deck and more dock frontage to work with. On the six recent sales, a 1,620 square foot house reached the top of the band, which tells you how much of a Kinleyland price sits in the ground.
Kings Kew has 22 lots and Queens Kew 8. The four Kings Kew sales of the last 60 months ran $1,937,500 to $2,100,000 and the two Queens Kew sales were $1,800,000 and $1,900,000, both 1970s houses, so the record shows no street premium we would price from.
On the recent record, Kinleyland houses have sold well above the one recorded lot sale. The county lot sale of the last 60 months was $1,100,000 in April 2024, and the lowest house sale was $1,800,000, so every house sale in the window cleared that lot price by $700,000 or more. Whether yours clears a lot value by enough depends on its condition and elevation.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026)
Three of the 30 lots are vacant, with 2026 just values of $715,791, $831,230 and $1,381,484. The county recorded one Kinleyland lot sale in the 60 months, $1,100,000 in April 2024 on Kings Kew, and the county file holds 32 Kinleyland lot sales in all its history. One sale is not a market, but it gives the floor a teardown buyer starts from.
No production builder sells in Kinleyland; new houses are custom builds, and the City permit record names the builder by address. A new house must put its lowest floor at or above the 11-foot design flood elevation and stay within the island height limit. A buyer pricing a teardown subtracts demolition, the flood-compliant foundation and the permit path from the value of the finished house, and we show your buyer’s agent that arithmetic with your lot and the 50 percent rule in mind.
We compare three numbers: what your house is likely to sell for as it stands, from the nearest Kinleyland sales; what a comparable lot has sold for; and what the next owner would pay to rebuild. If the first number does not clear the second by a margin a buyer needs, we market the lot, the survey and the elevation as much as the house. Request a free Kinleyland home valuation and we will run the three numbers for your lot.
A Kinleyland buyer pays no association fee, because the Florida Division of Corporations has no association on record for Kinleyland, but pays property tax, flood and wind insurance, and the upkeep of the seawall and dock. Those three lines vary more from house to house than a planned community’s dues, so a buyer will ask you for the actual bills.
Data updated: October 2026 (Lee County Property Appraiser 2025 and 2026 tax schedule; Florida Division of Corporations, checked October 17, 2026)
No association fee is published for Kinleyland because there is no association to charge one: a search of the Florida Division of Corporations for Kinleyland on October 17, 2026 returned no association, and the plat and deeds govern instead. That also means no shared amenity, no common insurance policy and no one to maintain a shared canal. The title search on your lot is the document that confirms whether any recorded restriction applies.
Kinleyland lots are in Lee County taxing district 017, City of Bonita Springs and Bonita Springs Fire, at a total of 12.7970 mills for 2025 and 12.8217 proposed for 2026, set through the TRIM process. On a $1,937,500 taxable value, 12.7970 mills is about $24,794.19 a year before exemptions and non-ad valorem charges. That is an illustration on the January 2026 sale price, not a bill.
The seller’s bill is not the buyer’s bill. A buyer’s assessment resets toward the purchase price at the next January 1 under Section 193.155 for a homestead and Section 193.1554 for a non-homestead house, and a buyer who makes the house a permanent residence files for homestead under Section 196.031. Twelve of the 27 Kinleyland houses carry a homestead exemption, so many sellers carry a bill well below what their buyer will pay, and a buyer will ask us for an estimate at the purchase price.
Every Kinleyland lot is in a FEMA special flood hazard area, so a lender requires flood insurance. The National Flood Insurance Program caps building coverage at $250,000 and contents at $100,000, with a 30-day waiting period, and FEMA prices each building on its own features, so the premium does not carry over from the seller.
With 25 seawalls on the roll and no association, each owner carries the seawall, dock and lift. A seawall cap, a new panel run or a lift motor are the common repairs, and a full seawall replacement needs a City permit. Ask for the seawall and dock permits rather than relying on the roll flags.
A Kinleyland buyer’s insurer and lender will ask for the elevation certificate, a wind mitigation inspection, a four-point inspection, the roof’s age and the flood policy’s price, because every lot sits in FEMA Zone AE and a 170 mph wind zone. Having those documents ready before the first showing is the fastest way to protect your price.
Data updated: October 2026 (FEMA National Flood Insurance Program; Citizens Property Insurance flood requirement; Florida Office of Insurance Regulation wind mitigation guidance)
The flood insurer rates the building from the elevation certificate, the surveyor’s form that shows the lowest floor and other elevations against the base flood elevation. The wind insurer wants the wind mitigation report, which records the roof deck attachment, the roof-to-wall connections and the opening protection that earn wind credits, and an older house will also need a four-point inspection of roof, electrical, plumbing and heating and cooling. Private carriers write flood in Lee County alongside the NFIP, and the City of Bonita Springs participates in the program, so coverage is available; the price is what the documents decide.
A Kinleyland seller has no association package to order, so the disclosure duty rests on the seller personally: the flood disclosure, the property tax disclosure summary and any known defect a buyer cannot see. The title commitment, the plat and the deed chain sit beside those. This is information, not legal advice, and your closing agent or attorney confirms the forms.
Data updated: October 2026 (Florida Statutes 689.302, 689.261 and 720.401; Florida Division of Corporations, checked October 17, 2026; Lee County Property Appraiser plat layer)
A seller of residential property gives the buyer a written flood disclosure at or before the contract. It asks about known flood damage, flood insurance claims and federal flood assistance during your ownership, and it states that homeowners’ policies do not cover flood. Every Kinleyland lot is in a FEMA special flood hazard area and Hurricane Ian’s surge reached Bonita Beach in September 2022, so answer from your own records and permits, not from the zone.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. In Kinleyland the warning matters, because 12 of the 27 houses carry a homestead exemption and a buyer’s assessment resets toward the purchase price at the next January 1.
Under Johnson v. Davis a seller who knows of facts that materially affect the value of the home 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. On a Kinleyland house the usual candidates are water intrusion, a failed seawall panel, a lift or dock problem, a roof leak and repairs made after Ian without a permit.
Section 720.401 requires a disclosure summary when a parcel is subject to a mandatory homeowners’ association. We found no association for Kinleyland on the Florida Division of Corporations record, so the summary does not apply on that record. Your title commitment settles it, and we ask the title company to confirm in writing.
Under Lee County custom the seller pays the owner’s title policy and chooses the closing agent, and the contract controls. Every lot carries “Kinleyland PB 29 PG 91” in its legal description, so title work runs from the plat and the deed chain, and the commitment lists the plat’s easements and any recorded restriction as exceptions. The plat’s recording year and dedication text sit in the plat book at the Clerk of Court.
No. An estoppel letter comes from an association, and Kinleyland has none, so the net sheets below carry no estoppel line, and there is no buyer approval or transfer fee. What remains is the title commitment, any mortgage payoff, the municipal lien search and the permit and seawall file.
Kinleyland buyers ask whether the lowest floor sits above the 10-foot base flood elevation, whether water entered in Hurricane Ian, what was permitted after the storm and what a flood policy costs. The answers sit in your elevation certificate, your permit file and your insurance history, and having them on day one is the strongest price protection you have.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0654G, queried October 17, 2026; Lee County hazard layers; National Hurricane Center)
The current map is panel 12071C0654G, effective November 17, 2022. We queried FEMA’s National Flood Hazard Layer directly on October 17, 2026 and laid the zone polygons over Lee County’s building footprints: 26 of the 27 house footprints are wholly in Zone AE at a 10-foot base flood elevation, and one is 95.5 percent AE 10 with a 4.5 percent edge in AE 11. FEMA’s letter of map revision layer shows no revision over Kinleyland; the nearest, 23-04-1949P, lies at the Seascape condominiums about 2.4 km north.
| Item | Kinleyland reading |
|---|---|
| FEMA zone, house footprints | AE 10 on 26 of 27; one 95.5 percent AE 10, 4.5 percent AE 11 |
| FIRM panel | 12071C0654G, effective November 17, 2022 |
| City design flood elevation | 11 feet NAVD88, base flood elevation plus one foot |
| Evacuation zone | Zone A, storm surge zone 1 |
| Wind design speed | 170 mph, wind-borne debris region |
In a flood zone, a renovation or repair that costs 50 percent or more of the building’s market value is a substantial improvement, and the house must then be brought up to the current flood rules, including the 11-foot design flood elevation the City sets in its Flood Hazard Reduction ordinance 22-05. Below that line an older house can be renovated without being raised. If you renovated after Ian, hand over the permits and any substantial damage letter before the buyer asks.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s tropical cyclone report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. The record we hold does not give house-by-house damage in Kinleyland; the City permit record and your own documents do. A buyer will ask whether water entered the house, what was repaired and under which permit.
We gather the elevation certificate if you have one, the permits pulled after Ian, the roof and window dates, your current flood and wind declarations and any damage letters. If there is no elevation certificate, we tell you how to order one from a licensed surveyor and whether it is likely to help your price. We do not guess elevations.
No association rules limit a Kinleyland sale, because there is no association, but the City of Bonita Springs, the plat and the state do. The rules that matter to a seller are the RS-1 zoning and the island height limit, the City’s rental permit, and the state and City rules for docks, lifts and seawalls on the water side of the lot.
Data updated: October 2026 (City of Bonita Springs Land Development Code and rental permit rules; Lee County Property Appraiser roll of October 2026; Florida Department of Environmental Protection)
The City zones all 30 Kinleyland lots RS-1, residential single-family. The RS-1 standards the City adopted in Ordinance 20-12 call for a minimum lot of 7,500 square feet, 75 feet wide and 100 feet deep, a 7.5-foot side setback, a 20-foot rear setback, a 25-foot setback from water other than the Gulf and 40 percent lot coverage. Height on the island is limited to 35 feet above the minimum flood elevation and 40 feet absolute under Land Development Code section 4-1874(1).
The City and the state, not an association. The City requires a rental permit, $100 per unit with an inspection, valid three years, and a home rented more than three times a year for less than 30 days needs a state transient license under Section 509.242 and owes the Lee County tourist development tax on stays of six months or less.
The City’s Ordinance 23-11 limits a dock to 25 percent of the waterway width, 20 percent in the aquatic preserve, and sets canal side setbacks. Docks and seawalls on the bay touch state sovereign submerged lands, so larger work may need a Florida Department of Environmental Protection authorization in addition to the City permit. A buyer who wants a longer dock or a larger lift will ask what yours is permitted for.
A boat buyer in Kinleyland asks three things about your dock: what the permit allows, what shape the seawall and pilings are in, and which pass a boat reaches the Gulf through. Big Hickory Pass, north of the island, sits under a Hickory Boulevard bridge listed at 10 feet of vertical clearance, and New Pass farther north at 30 feet.
Data updated: October 2026 (NOAA Coast Pilot 5 bridge clearances; Lee County Property Appraiser roll of October 2026; Florida Department of Environmental Protection)
The roll shows a seawall on 25 of the 30 lots, a pool on 22 and a dock field filled on only 6, which undercounts the docks you can see from the water. Ask for the dock permit, not the roll flag; a buyer’s agent will do the same.
Kinleyland sits at the south end of Little Hickory Island, so every Gulf pass a Kinleyland boat uses lies north through the back bay. The NOAA Coast Pilot 5 lists the Hickory Boulevard bridge over Big Hickory Pass at 10 feet of vertical clearance, so only smaller boats run it, and New Pass farther north at 30 feet. The Florida Department of Environmental Protection adopted an inlet management plan for Big Hickory Pass in June 2026.
The back bay is shallow outside the marked channels. Draft, tide and the route from the canal mouth to the channel decide whether a given boat works from a given dock, and a bay-front lot and a canal lot reach the channel differently. Tell a buyer what boat you kept there and how you ran it; a boat buyer will run the route at low tide before closing.
The county record points to spring: of the 14 qualified Kinleyland house sales recorded since 2009, 9 were recorded from March through June, and 5 of them in June. Listing in late fall or early winter puts a house in front of buyers before that season, since a deed recorded in April usually follows a contract signed weeks earlier.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales; recording months of qualified house sales since 2009)
We use recording month, which is when the deed was recorded and not when the buyer and seller agreed. Monthly counts are small, so we publish counts and not monthly medians.
| Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
| January | 1 | July | 0 |
| February | 0 | August | 2 |
| March | 2 | September | 0 |
| April | 2 | October | 1 |
| May | 0 | November | 0 |
| June | 5 | December | 1 |
Across all 37 qualified sales the county file holds since December 1978, 23 were recorded from March through June, with 8 in March and 8 in June. The longer record is partial before 2009, but it points the same way as the recent one.
The Southwest Florida MLS gives the days a Kinleyland home took to sell, and its 60-month median is 65 days across all 6 closings, from 22 to 162. Six closings are a small base, so we promise no timeline. As a plan, a house photographed, documented and priced in October or November is in front of buyers when the winter season opens, ahead of the March to June window in the record.
We market a Kinleyland home by building the file first and the photographs second: the elevation certificate, the dock and seawall permits, the post-Ian permit file and the flood and wind documents are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites, beside our Kinleyland guide.
Data updated: October 2026 (NAR practice changes effective August 17, 2024; Southwest Florida MLS listing standards; Lee County Property Appraiser roll of October 2026)
The package holds the street, the water position and the lot size, the heated size as the county and the listing each measure it, the year built, the flood zone and base flood elevation, the dock, lift and seawall permits, the roof and window dates, the flood and wind declarations, a list of what conveys, and a one-page comparison to the six Kinleyland sales. We link the listing to our Kinleyland neighborhood guide so a buyer searching the neighborhood finds your home in context.
The MLS files three of Kinleyland’s six recent closings under the subdivision name Kinleyland and three under Bonita Beach. A buyer’s agent who searches the MLS by subdivision name sees half the record. We file your listing under Kinleyland, name Kings Kew or Queens Kew in the remarks, and give the buyer’s agent all six sales so the comparison is complete.
We negotiate a Kinleyland contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide a Kinleyland contract: price against the six recorded sales, the inspection and insurance quotes, the appraisal, and the closing date.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales; NAR practice changes effective August 17, 2024)
Negotiation begins with the record. The 60-month MLS median sale-to-final-list ratio is 88.31 percent across all six closings, and five of the six closed $162,500 to $600,000 below their final list price. Six closings are a thin base, so we use them as a range and not as a promise.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. With six sales in 60 months, an appraiser has little to work from, so we give the appraiser the Kinleyland sales and the island’s nearest canal and bay sales before the appraisal, with a note on what the county record does not show.
We state in the offer what conveys, what the permits show for the dock and seawall, and what the title commitment lists from the plat. We ask the buyer to accept the dock and seawall as they stand or to name the repair, and we price the answer before we reply.
A buyer choosing between Kinleyland and Carolands is choosing between a 30-lot recorded plat with a 60-month county range of $1,800,000 to $2,100,000 and an 80-parcel bayside neighborhood with a range of $1,600,000 to $7,700,000. Both sit on Little Hickory Island, and the difference is mainly size, flood zone and price tier.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales; FEMA National Flood Hazard Layer, queried October 17, 2026)
Carolands is the other bay-and-canal neighborhood on the island, on McLaughlin Boulevard and Carol Court mid-island. If you own there instead, read our Carolands seller’s guide. The last column says what each difference means for your Kinleyland listing.
| What a buyer weighs | Kinleyland | Carolands | What it means for your Kinleyland listing |
|---|---|---|---|
| Size | 30 parcels: 27 houses, 3 lots | 80 parcels: 68 houses, 12 lots | Kinleyland is the smaller, quieter pocket |
| Water | 15 bay, 15 canal | 29 bay front, 51 canal | Kinleyland’s lots are split evenly |
| Built | 1974 to 2019, median 1987 | 1966 to 2024, median 1991 | Carolands has the newest houses |
| Heated area, median | 2,221 sq ft | 2,749 sq ft | Carolands houses are larger |
| County sales, 60 months | 6, from $1,800,000 to $2,100,000 | 6, from $1,600,000 to $7,700,000 | Kinleyland’s band is tight and predictable |
| MLS closings, 60 months | 6, from $1,800,000 to $2,195,000; latest $1,937,500 in January 2026 after 30 days | 9, from $1,600,000 to $8,650,000; latest $2,862,500 in June 2026 | Your buyer sees a recent close inside your band |
| Active listings, October 27, 2026 | None | 2 ($3,995,000 and $6,195,000) | Your listing would be the only one on its streets |
| Flood | AE, base flood elevation 10; panel 12071C0654G | AE on 61, VE 12 on 19; panel 12071C0651G | No VE zone in Kinleyland |
| Seawalls | 25 | 57 | Both owners carry their own |
| Homesteaded | 12 of 27 houses | 45 of 68 houses | Fewer Kinleyland houses carry a homestead that resets on a sale |
| Recorded plat | Plat Book 29, Page 91 | Unrecorded subdivision | Kinleyland title runs from a plat |
Kinleyland wins for a buyer who wants a smaller recorded plat, a single AE 10 flood zone, a tight price band near $2 million and the south end of the island close to the Bonita Beach Road bridge. Carolands wins for a buyer who wants more open bay frontage, a larger house or a new custom build. Do not price a Kinleyland house from Carolands sales; do use them to understand a buyer’s alternative, and show the buyer what your single flood zone and recorded plat offer. Buyers can call Marc at (239) 287-5873 or read our guide to buying a home in Kinleyland.
The island context helps a seller place both. Our Little Hickory Island guide covers the island’s nine recorded sections. Other buyers on the beach side compare these streets with Bonita Beach homes, the manufactured homes of Bonita Beach Mobile Home Villas, and the bay-front condominiums of Hickory Bay West and Little Hickory Bay.
Selling a Kinleyland home costs roughly 4.3 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $1,937,500 sale that is about $83,794 to $132,231, and on a $2,100,000 sale about $89,806 to $142,306, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate; Florida title insurance rate rule; NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $1,937,500 is the January 2026 sale, the latest in both records, and $2,100,000 is the highest county-qualified sale of the last 60 months. Florida charges documentary stamp tax of $0.70 per $100 under Section 201.02, and the owner’s title premium is $575 for the first $100,000, plus $5.00 per $1,000 up to $1,000,000, plus $2.50 per $1,000 from $1,000,000 to $5,000,000. In Lee County the seller customarily pays both, though the contract controls.
This sheet assumes a mortgage-free seller and a June 30 closing. The tax proration is an estimate: 181 of 365 days of $15,993.65, which is 12.7970 mills on $1,249,797, the median 2026 taxable value of the 15 Kinleyland houses without a homestead exemption. Replace it with your own bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,937,500 | January 2026 sale |
| Listing commission, 2.75% | -$53,281.25 | 2.75% of $1,937,500 |
| Buyer-agent compensation, 2.5%, if offered | -$48,437.50 | 2.5% of $1,937,500 |
| Deed documentary stamp tax | -$13,562.50 | 19,375 units of $100 at $0.70 |
| Owner’s title policy | -$7,418.75 | $575, plus $4,500 on the next $900,000, plus $2,343.75 on the $937,500 above $1,000,000 |
| Title search and settlement | -$1,400 | Estimate |
| Municipal lien search | -$200 | Estimate |
| Property tax proration (estimate) | -$7,931.10 | 181 of 365 days of $15,993.65 |
| Estimated total costs, with buyer-agent compensation | -$132,231.10 | 6.82% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,805,268.90 | $1,937,500 minus $132,231.10 |
| Estimated total costs, without buyer-agent compensation | -$83,793.60 | 4.32% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,853,706.40 | $1,937,500 minus $83,793.60 |
The same assumptions apply, at the highest county-qualified sale of the last 60 months, April 2025.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $2,100,000 | April 2025 sale |
| Listing commission, 2.75% | -$57,750 | 2.75% of $2,100,000 |
| Buyer-agent compensation, 2.5%, if offered | -$52,500 | 2.5% of $2,100,000 |
| Deed documentary stamp tax | -$14,700 | 21,000 units of $100 at $0.70 |
| Owner’s title policy | -$7,825 | $575, plus $4,500, plus $2.50 per $1,000 on the $1,100,000 above $1,000,000 |
| Title search and settlement | -$1,400 | Estimate |
| Municipal lien search | -$200 | Estimate |
| Property tax proration (estimate) | -$7,931.10 | 181 of 365 days of $15,993.65 |
| Estimated total costs, with buyer-agent compensation | -$142,306.10 | 6.78% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,957,693.90 | $2,100,000 minus $142,306.10 |
| Estimated total costs, without buyer-agent compensation | -$89,806.10 | 4.28% of price |
| Estimated net before payoff, without buyer-agent compensation | $2,010,193.90 | $2,100,000 minus $89,806.10 |
Your mortgage payoff, any repairs or concessions, any dock or seawall work you agree to, and any rental deposits you hold for a tenant. There is no estoppel line and no association fee because Kinleyland has no association.
Possibly not. Under 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 and Publication 523; Lee County Property Appraiser and Florida DOR recorded sales)
The record shows why the exclusion may not cover a Kinleyland seller’s gain. All four same-house repeat sales since 2009 gained, every gain exceeded $250,000, and the median of the four was $1,012,500, all before selling costs. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two recorded prices.
The exclusion is for a main home, and a second home or rental does not qualify the same way. Fifteen of the 27 Kinleyland houses carry no homestead exemption on the 2026 roll, so this question matters on this street more than most. Depreciation you took or could have taken on a rental is taxed when you sell, and you may not claim the exclusion again within two years of claiming it on another home. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. IRS Publication 523 says a loss on the sale of your main home is not deductible. We are real estate agents, not tax advisers, and this is general information, so ask a tax adviser before you list.
List if your home is in marketable condition and you can be live for the winter season; take an investor cash offer only when the home needs work a buyer’s insurer or lender 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 689.302 and 689.261; NAR practice changes of August 17, 2024; Lee County Property Appraiser and Florida DOR recorded sales)
Kinleyland has features that change the comparison: a thin record of 6 county sales in 60 months, a flood zone on every lot, an older housing stock and a seawall and dock a buyer will inspect. A buyer who is paying cash still wants those answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the band sits | A home in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A teardown candidate or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 689.302 or 689.261 duties | A known buyer and a legal review |
You get a free Kinleyland home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the six recorded Kinleyland sales nearest your house, adjusted for water, lot, elevation, age, size and condition, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the house-versus-lot test, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Kinleyland, Bonita Beach home valuation and we will send a value built from recorded Kinleyland sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Kinleyland.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Kinleyland sale, and none of these is offered as a Kinleyland review. The words are the reviewers’ own.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Kinleyland owners ask before they list, answered from the Lee County sale record, the Southwest Florida MLS and Florida law. The neighborhood background is in our Kinleyland, Bonita Beach neighborhood guide. For your own home, call Jesse direct at (239) 898-6072.
Price it from the six recorded Kinleyland sales, assemble the elevation certificate and the dock and seawall permits, complete the flood disclosure, and list in the fall or early winter. Kinleyland has no association, so there is no estoppel or document package to order.
Choose the agent with the strongest pricing evidence and file plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified Kinleyland house sale for this page. We claim no Kinleyland closing.
Six county-qualified sales in 60 months ran $1,800,000 to $2,100,000, and the six MLS closings in the same window had a median of $1,968,750. Water, lot, elevation, age and condition decide where you land. Request a free valuation.
One. The county recorded a single qualified sale in the 12 months to September 25, 2026, $1,937,500 in January 2026, and the Southwest Florida MLS shows the same closing after 30 days. One sale is an example, not a market.
The record is too thin to say. The 12-month window holds one sale and the 24-month county window four, from $1,900,000 to $2,100,000. Recorded prices moved from $590,000 in 2017 to $1,800,000 to $2,100,000 since 2023, and the latest sale sat inside that band.
The MLS 60-month median is 65 days across all 6 closings, from 22 to 162 days, and the January 2026 closing took 30. Six closings are a small base, so we do not promise a timeline.
The median sale-to-final-list ratio on the six MLS closings of the last 60 months is 88.31 percent, from 75.0 to 100 percent. Every final list price sat between $2,100,000 and $2,400,000.
No Kinleyland house was listed or pending on October 27, 2026, and 9 of the 14 qualified sales since 2009 were recorded from March through June, so a fall listing is live before that window with no competition on its own streets.
Start from the six Kinleyland sales, sorted by water position from the parcel, then adjust for lot, elevation, age and condition. FEMA maps bay and canal lots in the same AE 10 zone here, so the bay premium is about view and exposure, not the flood zone.
Not on the recent record: a 1,620 square foot house sold for $2,100,000 and a 3,671 square foot house for $2,000,000.
Compare what your house is likely to sell for as it stands with a comparable lot and a buyer’s rebuild cost. The county recorded one Kinleyland lot sale in 60 months, $1,100,000 in April 2024, and the lowest house sale was $1,800,000.
We found none on the Florida Division of Corporations record, checked October 17, 2026. There is no monthly fee, no buyer approval and no architectural review, and each owner maintains their own seawall and dock.
Under Lee County custom the seller pays the documentary stamp tax of $0.70 per $100 and the owner’s title policy and chooses the closing agent, though the contract controls. At $1,937,500 that is $13,562.50 and $7,418.75.
The flood disclosure under Section 689.302 and the property tax disclosure summary under Section 689.261 at or before the contract, plus disclosure of any known latent defect. Beyond the law, we hand a buyer the elevation certificate, permits and the dock and seawall file.
Yes. The Section 689.302 form asks about known flood damage, flood insurance claims and federal flood assistance during your ownership. Answer from your records, because every Kinleyland lot is in a FEMA special flood hazard area and Hurricane Ian’s surge reached Bonita Beach in September 2022.
Yes, if you know of it and a buyer cannot readily see it. Under Johnson v. Davis, an as-is clause does not remove that duty for a known latent defect.
Zone AE at a 10-foot base flood elevation on 26 of the 27 house footprints, with one footprint touching AE 11 at a 4.5 percent edge, on panel 12071C0654G, effective November 17, 2022. The City’s design flood elevation is 11 feet.
No law requires one to sell, but a buyer’s flood insurer rates the building from it and many older Kinleyland houses sit closer to grade than new ones. A certificate answers the question before it costs you a price reduction.
Yes. A buyer will ask whether water entered the house, what was repaired and under which permit, so keep the permits and any substantial damage letter together.
In a flood zone, a repair or renovation costing 50 percent or more of the building’s market value is a substantial improvement, and the house must then meet the current flood rules, including the 11-foot design flood elevation. It matters most to a buyer who plans to renovate an older house.
No association approves a buyer. Your title commitment, the plat in Plat Book 29, Page 91 and any recorded restriction are what a buyer’s attorney reads, and we ask the title company to confirm that no mandatory association applies under Section 720.401.
Yes, subject to the lease, which the buyer takes the house subject to. Disclose the lease and keep the City rental permit and inspection on file.
The contract should list what conveys, so name the dock and lift in it. The roll flags a dock on only 6 lots and a seawall on 25, so the permits, not the roll, show what you own.
Every pass lies north through the back bay: Big Hickory Pass under a Hickory Boulevard bridge listed at 10 feet of clearance in NOAA Coast Pilot 5, and New Pass at 30 feet. The back bay is shallow outside the marked channels, so draft and tide decide.
Fix what a buyer’s inspector, insurer or lender will cite: the roof, the openings and the wind mitigation items, seawall caps and dock pilings, and any open permit. Keep a full renovation under the 50 percent rule unless you plan to elevate.
At $1,937,500 closing costs are about $132,231.10 (6.82 percent) with 2.5 percent buyer-agent compensation and $83,793.60 (4.32 percent) without, including an estimated tax proration. Commission is negotiable, and the figures exclude any mortgage payoff.
About $1,805,268.90 with buyer-agent compensation or $1,853,706.40 without, before payoff, at $1,937,500. At $2,100,000 it is $1,957,693.90 or $2,010,193.90. Your own sheet needs your tax bill and payoff.
Possibly not on a main home owned and used for 2 of the last 5 years: the exclusion is $250,000, or $500,000 for a married couple filing jointly. All four repeat pairs since 2009 gained more than $250,000, so ask a tax adviser.
With six sales in 60 months, an appraiser has little to work from, so we give the appraiser the Kinleyland and island sales before the appraisal. If it still comes in low, you can negotiate price, a credit or the terms, and we put the choices on paper.
On the April 2022 sale the county deed records $1,995,000 and the MLS records $2,195,000. The county records the deed consideration and the MLS the reported closing price, and we print the deed figure as the sale price.
Yes. Eleven of the 30 Kinleyland owners have an out-of-state mailing address on the roll. We handle showings and documents, and you can sign and close by mail or remote notarization.
Call Marc at (239) 287-5873 or read our guide to buying a home in Kinleyland. We can line up the sale and the purchase and size the net sheet to your next down payment.
Kinleyland is smaller, with 30 lots in a single AE 10 flood zone and county sales of $1,800,000 to $2,100,000, while Carolands has 80 parcels, VE 12 on most of its bay front and sales from $1,600,000 to $7,700,000.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, price from the recorded Kinleyland sales and answer the buyer’s flood, insurance and water questions first.
The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign.
A Bonita Beach waterfront specialist knows which sales are true comparables for a bay or canal house, what the flood map and the lowest floor mean for a buyer’s premium, how a dock and seawall file reads to a lender and insurer, and which passes a boat can use.
We have seen small facts cost sellers contracts: a waterfront house priced by the square foot, a roll flag used as proof that a dock exists, half of a neighborhood’s sales missed because the MLS filed them under another subdivision name, and an elevation question left for the buyer’s insurer to raise. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Bonita Beach community guide covers the island and the strip, our Little Hickory Island guide covers the island’s streets, and our Kinleyland guide covers the sales, the flood map and the boating route. Just south of Kinleyland along Bonita Beach Road SW stand the condominium buildings of Bonita Beach and Tennis Club.
If you are thinking of selling a Kinleyland home, call the team that prices from the six recorded Kinleyland sales, assembles the flood, permit and dock file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my home in Kinleyland, Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling on Kings Kew, Queens Kew or elsewhere on Little Hickory Island.
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.
Kinleyland sold record, last 60 months: 6 county-qualified house sales from $1,800,000 to $2,100,000, and 6 Southwest Florida MLS closings at a $1,968,750 median, per Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026 and the MLS pull of October 27, 2026. About one Kinleyland house sells every ten months, so make us your first call before you list.
Request your free Kinleyland, Bonita Beach home valuation and we will send a value built from the recorded Kinleyland sales nearest your house, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge, and are Top 1% Real Estate Agents Nationally Since 2008.
The neighborhood background is in our Kinleyland, Bonita Beach neighborhood guide.
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 Kinleyland home? Get a free Kinleyland home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Kinleyland.
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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, city, state and federal records and the statutes that set a seller’s duties. Kinleyland sale figures are from the Lee County Property Appraiser sale file and roll and Florida Department of Revenue recorded sales through September 25, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Kinleyland seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Kinleyland seller needs it |
|---|---|---|---|
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | The 11-foot design flood elevation a rebuild or substantial improvement meets |
| Substantial damage and improvement notice | City of Bonita Springs | October 27, 2022 | How the 50 percent rule is measured |
| Ordinance 23-11, docks and shorelines | City of Bonita Springs | 2023 | What a dock on your lot can be permitted for |
| Big Hickory Pass inlet management plan | Florida Department of Environmental Protection | June 2026 | The pass a Kinleyland boat uses to reach the Gulf |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What your buyer files after purchase |
| Portability transfer DR-501T | Florida Department of Revenue | Current form | Carrying your Save Our Homes benefit to your next Florida homestead |
| IRS Publication 523 | Internal Revenue Service | Current edition | The home-sale exclusion and basis rules |
Kinleyland sale figures are Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026; market data from Southwest Florida MLS, pulled October 27, 2026. McGreevy and Comisar, sell your Kinleyland home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.