We price your Little Hickory Bay condo from the latest recorded sales of your plan and floor and have the association, flood and reserve file ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (pulled October 27, 2026) and Collier County Property Appraiser and Florida Department of Revenue recorded sales
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Little Hickory Bay condominium, the 60-unit, six-floor building at 4835 Bonita Beach Road built in 1982 and described in full in our Little Hickory Bay guide. It stands on the north shore of the bay that shares its name, in the Bonita Beach area, with a Bonita Springs mailing address and a Collier County tax bill. This page is about the condominium association, not the bay itself, not the Little Hickory Shores houses across the water, not Little Hickory Island on the Gulf side, and not the Hickory Bay Boat House boat condominium a few doors east.
If you own one of the 60 condos, this page gives you the 8 qualified county sales and the 14 Southwest Florida MLS closings of the last 60 months, the condo that sold three times in that window, the one pending sale and the empty active inventory you would list into, the flood, insurance and structural-safety questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets.
The Southwest Florida MLS shows 14 Little Hickory Bay closings in the 60 months to October 27, 2026, at a $515,000 median, from $412,500 to $567,000, with a 97.1 percent median sold-to-list ratio and a 61-day median on market, both taken over 13 of the 14 closings. The Collier County record holds 8 qualified sales in the 60 months to August 17, 2026; the median of these eight sales is $519,950. The latest year is softer: the three MLS closings of the last 12 months ran from $412,500 to $440,000, and a seller here prices against that, not against the 2024 high.
To sell a Little Hickory Bay condo in 2026, price it from the latest recorded sales of the same plan and floor, which are $440,000 sales of the 824 square foot plan, not from the $515,000 60-month median; assemble the association papers and the estoppel before the first showing; and be ready for questions about the Zone AE map, the reserve study and the March 2026 amended articles.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Little Hickory Bay is close to one product, which is unusual on the bay. The county roll carries two plans: 824 square feet of county base area for the 48 units in positions 02 to 09 on each floor, and 889 square feet for the 12 end units in positions 01 and 10. Every one of the 14 MLS closings of the last 60 months was a two-bedroom, two-bath condo. That makes comparables easy to read and leaves the seller’s price to floor, view, condition and timing, because the buyer touring your condo can compare it with a near twin on another floor.
A seller controls the price, the condition, the photographs, the documents and the timing. A seller cannot control the association’s reserve decisions, the FEMA map, the insurance market or whether a neighbor lists the same week, which is why the first conversation with us is about the building’s record and not about a number. Our Little Hickory Bay valuation page and our buyer’s guide to the building show the same record from the other two sides.
These are the nine facts about selling a Little Hickory Bay condo that matter most in October 2026, each drawn from the Southwest Florida MLS, the Collier County record, FEMA, the state’s condominium and corporate records and Florida law.
This seller’s guide runs from the recorded market to the pricing method, the fees, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
The Market and the Record: Why List Your Little Hickory Bay Condo With McGreevy and Comisar? · What Is the Little Hickory Bay Condo Market Doing for Sellers Right Now? · What Did Little Hickory Bay Condos Sell For? · Have Little Hickory Bay Owners Sold for More Than They Paid? · A Little Hickory Bay Condo Sale Worked Through · How Do We Price a Little Hickory Bay Condo?
Pricing, Fees and Insurance: What Raises or Lowers the Price of a Little Hickory Bay Condo? · What Fees Will Your Little Hickory Bay Buyer Pay Each Year? · Who Insures a Little Hickory Bay Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Must a Little Hickory Bay Seller Deliver and Disclose Under Florida Law?
Documents, Rules and Timing: What Will Buyers Ask About Flood, Storms and Permits at Little Hickory Bay? · Which Rules Affect a Little Hickory Bay Condo Sale? · When Is the Best Time to Sell a Little Hickory Bay Condo? · How Do We Market a Little Hickory Bay Condo?
Marketing, Negotiation and Your Options: How Do We Negotiate a Little Hickory Bay Condo Contract? · Little Hickory Bay vs Hickory Bay West: Which Will Your Buyer Choose? · What Does It Cost to Sell a Little Hickory Bay Condo? · Do I Pay Capital Gains Tax When I Sell My Little Hickory Bay Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Little Hickory Bay Home Valuation? · What Sellers Say About Working With Us
Answers and Local Expertise: Frequently Asked Questions, Little Hickory Bay Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Little Hickory Bay Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Little Hickory Bay owners hire us because we price from the nearest recorded sale of the same plan and floor, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Little Hickory Bay condo, or thinking, “I need a listing agent who knows why the last two sales closed at $440,000,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from Bonita Beach Road. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our ranking of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 14 Little Hickory Bay closings in the Southwest Florida MLS in the 60 months to October 27, 2026, and every one of the 8 qualified sales in the Collier County record for the 60 months to August 17, 2026. We also read the 60 parcels on the county roll, the 103 qualified sales the county file holds since December 1981, the building’s state and corporate filings, the FEMA flood layers at the building and the county’s milestone register. It is why our first questions to an owner are which plan, which floor, which way the balcony faces and what condition.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a condo off the 2024 high when the last two county sales of the same plan closed $127,000 lower, tell a buyer what the association charges when no public record states it, or describe a unit’s dock or slip rights before we have read the declaration.
The Little Hickory Bay condo market in October 2026 is quiet and lower for sellers: 3 MLS closings in the last 12 months at a $440,000 median, 14 in 60 months at a $515,000 median, no active listings and one pending sale on October 27, 2026. The county’s yearly medians climbed to $567,000 on the one 2024 sale, then eased to $484,750 in 2025 and $440,000 in 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The Southwest Florida MLS is the first source for how fast and how close to asking a Little Hickory Bay condo sells. The windows below end on October 27, 2026, and each figure carries its count. In the 60-month window, days on market and sold-to-list leave out the one March 2022 closing recorded at zero days on market, so those two columns are counted over 13 of the 14 closings.
| Window | Closings | Median price | Range | Median days on market | Median sold-to-final-list |
|---|---|---|---|---|---|
| 12 months (since Oct 28, 2025) | 3 | $440,000 | $412,500 to $440,000 | 184 (3 closings) | 93.62% (3 closings) |
| 24 months (since Oct 28, 2024) | 4 | $440,000 (mean of the middle pair, $440,000 and $440,000) | $412,500 to $529,500 | 120 (4 closings) | 95.34% (4 closings) |
| 36 months (since Oct 28, 2023) | 5 | $440,000 | $412,500 to $567,000 | 184 (5 closings) | 96.26% (5 closings) |
| 60 months (since Oct 28, 2021) | 14 | $515,000 | $412,500 to $567,000 | 61 (13 of 14) | 97.1% (13 of 14) |
In the 60-month window the 14 closings total $7,082,900 and the median price per square foot of MLS living area is $567. In the 12-month window the median is $486 per square foot of MLS living area, and in the 24-month window $509. The shorter windows rest on three, four and five sales, so read them as the sales themselves: two $440,000 closings in November 2025 and May 2026 and a $412,500 closing in May 2026, plus a $529,500 closing in March 2025 in the 24-month window and a $567,000 closing in February 2024 in the 36-month window, all two-bedroom condos.
On October 27, 2026 the MLS showed no active Little Hickory Bay listings. One condo was pending with contingencies at a $525,000 list price: two bedrooms, 824 square feet of MLS living area, 194 days on market. A pending list price is not a sale price, and the contract price is not public until it closes. With no actives and 3 closings in the last 12 months, the building had zero months of active supply on the pull date. For a seller, that means your listing would be the only Little Hickory Bay condo a buyer can tour, and the pending price is the most recent asking figure that buyer’s agent will see.
The Collier County Property Appraiser and the Florida Department of Revenue record the deed price of every qualified sale. The county windows below end on August 17, 2026. No window reaches ten sales, so the next section lists every one, and the 60-month figure is the median of these eight sales only.
| Window to August 17, 2026 | Qualified sales | Price |
|---|---|---|
| 12 months | 2 | both $440,000 |
| 24 months | 3 | $440,000, $440,000 and $529,500 |
| 36 months | 4 | $484,750 median (the mean of $440,000 and $529,500) |
| 60 months | 8 | $519,950, the median of these eight sales (the mean of $515,000 and $524,900) |
The county counts 8 sales where the MLS counts 14 because the Property Appraiser did not qualify five of the 2022 MLS closings or the May 2026 closing at $412,500 as arm’s-length sales. Where the two records disagree on a sale, the county records the deed consideration and the MLS records the reported closing price.
For a seller, the 60-month MLS window is the most reliable because it is the only one with ten or more sales, and it says a well-presented two-bedroom condo here has closed near $515,000 over five years. The 12-month window says where the latest buyers landed, near $440,000. A listing priced from the five-year median without a reason a buyer can see, such as a high floor facing the bay or a renovated interior with permits, is priced against the wrong year. Our valuation page for the Little Hickory Bay condominium walks through how we turn those sales into a number for one condo.
Little Hickory Bay condos sold for $440,000 to $567,000 in the 60 months to August 17, 2026, across 8 qualified county sales: seven of the 824 square foot plan and one of the 889 square foot end plan, at $499,000. The MLS adds six closings the county did not qualify, from $412,500 to $552,000. The tables list every one.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. We list floor and plan, never a unit number. The median price per square foot of county base area across the eight sales is $631.01.
| Recorded (deed date) | Price | County base area (sq ft) | Floor | Price per sq ft |
|---|---|---|---|---|
| March 13, 2023 | $524,900 | 824 | 6 | $637.01 |
| March 30, 2023 | $515,000 | 824 | 4 | $625.00 |
| April 28, 2023 | $540,000 | 824 | 4 | $655.34 |
| May 31, 2023 | $499,000 | 889 | 1 | $561.30 |
| February 9, 2024 | $567,000 | 824 | 4 | $688.11 |
| March 12, 2025 | $529,500 | 824 | 2 | $642.60 |
| November 18, 2025 | $440,000 | 824 | 5 | $533.98 |
| May 11, 2026 | $440,000 | 824 | 4 | $533.98 |
The seven 824 square foot sales ran from $440,000 to $567,000, and the median of these seven sales is $524,900, or $637.01 per square foot of county base area. The one 889 square foot end-unit sale, a floor-1 condo in May 2023, closed at $499,000, or $561.30 per square foot. One sale cannot price the end plan, so a seller of an end unit is pricing from the 824 square foot sales plus a size and exposure adjustment.
| Floor | Qualified sales | Prices |
|---|---|---|
| 1 | 1 | $499,000 (889 sq ft end unit) |
| 2 | 1 | $529,500 |
| 4 | 4 | $440,000, $515,000, $540,000, $567,000 |
| 5 | 1 | $440,000 |
| 6 | 1 | $524,900 |
Floor 4 holds half the qualified sales and both the high and one of the two lows, which shows that timing and condition moved prices as much as height did. The four floor-4 sales span $127,000 on the same 824 square foot plan, from $567,000 in February 2024 to $440,000 in May 2026.
The Southwest Florida MLS lists 14 closings with the final list price and days on market. MLS living area is the area as listed, often 906 square feet for condos the county carries at 824 and 1,069 for end units the county carries at 889, so the two columns are never compared. Closing months are shown, and floors follow the county roll’s numbering.
| Closed | Floor | MLS living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|---|
| February 2022 | 2 | 889 | $549,000 | $525,000 | 68 |
| March 2022 | 5 | 1,069 | $555,000 | $552,000 | 0 |
| March 2022 | 5 | 906 | $515,000 | $513,000 | 51 |
| March 2022 | 4 | 906 | $525,000 | $515,000 | 5 |
| August 2022 | 1 | 906 | $530,000 | $510,000 | 104 |
| March 2023 | 6 | 906 | $524,900 | $524,900 | 24 |
| April 2023 | 4 | 906 | $518,000 | $515,000 | 49 |
| May 2023 | 4 | 906 | $549,000 | $540,000 | 61 |
| June 2023 | 1 | 1,069 | $515,000 | $499,000 | 131 |
| February 2024 | 4 | 906 | $589,000 | $567,000 | 207 |
| March 2025 | 2 | 906 | $529,500 | $529,500 | 56 |
| November 2025 | 5 | 825 | $470,000 | $440,000 | 21 |
| May 2026 | 4 | 906 | $470,000 | $440,000 | 613 |
| May 2026 | 1 | 906 | $425,000 | $412,500 | 184 |
The MLS closing month can trail the county deed date by days, as on the May 2023 closing whose deed is dated April 28, 2023. One floor-1 condo in the MLS carries an address note that it is elevated to the second floor, which tells a buyer the first numbered floor sits above a ground level; the declaration and the building plans state the story count.
The county file also holds priced deeds the Property Appraiser did not qualify as arm’s-length sales: five 2022 deeds from $510,000 to $552,000, $465,000 (July 2025), $530,000 (August 2025) and $412,500 (May 2026). They are left out of every county figure on this page. A buyer’s appraiser reads the MLS and the deed, not only the county’s qualified list, so if your condo’s last transfer was one of these, ask us how it will be read. The county file holds 103 qualified Little Hickory Bay sales since December 1981, and only the last 60 months are used here as a price signal.
Little Hickory Bay owners in the two repeat sales the 60-month record lets us follow came out in different places: one floor-4 condo sold for $515,000 in March 2022, $540,000 in April 2023 and $440,000 in May 2026, and one floor-1 condo of the same plan sold for $510,000 in August 2022 and $412,500 in May 2026. Both latest legs were below the earlier prices.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The county table does not carry unit numbers, and this page prints none. We matched repeat sales from the MLS unit address fields, kept out of public view, and checked each pair against the county’s deed date, price, plan and floor.
| Plan and floor | Earlier sale | Later sale | Change | Time between |
|---|---|---|---|---|
| 824 sq ft, floor 4 | $515,000 (MLS closing, March 2022) | $540,000 (April 28, 2023) | +$25,000 (+4.9%) | about 14 months |
| 824 sq ft, floor 4 (same condo) | $540,000 (April 28, 2023) | $440,000 (May 11, 2026) | -$100,000 (-18.5%) | about 36 months |
| 824 sq ft, floor 1 | $510,000 (MLS closing, August 2022) | $412,500 (MLS closing, May 2026) | -$97,500 (-19.1%) | about 45 months |
The March 2022, August 2022 and May 2026 floor-1 prices are MLS closing prices, because the county holds those deeds as priced transfers it did not qualify. All figures are before selling costs, which the net sheets further down this page cover.
The county’s yearly medians show the market’s level over time, as long as you remember that the counts are small and each year’s sales are different condos. The county recorded no qualified Little Hickory Bay sale in 2022, the year the MLS shows five closings.
| Year | Qualified county sales | Median |
|---|---|---|
| 2018 | 2 | $340,000 |
| 2019 | 2 | $331,250 |
| 2020 | 5 | $377,500 |
| 2021 | 5 | $421,000 |
| 2023 | 4 | $519,950 |
| 2024 | 1 | $567,000 |
| 2025 | 2 | $484,750 |
| 2026 to August 17 | 1 | $440,000 |
Owners who bought in 2018 to 2021, when the county medians were $331,250 to $421,000, would find the latest sales at $440,000 above those medians, while owners who bought in 2023 or 2024 would find them below. That is a market comparison, not any owner’s gain. Your own gain starts from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs.
A Little Hickory Bay sale worked through from the public record is the floor-4, 824 square foot condo that sold on April 28, 2023 at $540,000 after 61 days on the market and again on May 11, 2026 at $440,000 after 613 days. It is a sale from the public record, and it shows how list price, time and the market moved together.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales; Southwest Florida MLS, pulled October 27, 2026)
The MLS shows a final list price of $549,000 and a closing at $540,000 after 61 days on the market, a sold-to-list ratio of 98.4 percent and a price of $655.34 per square foot of county base area. The county deed date is April 28, 2023. The same condo had closed at $515,000 in March 2022 after 5 days, so the 2023 seller had bought after 5 days on the market and sold about 14 months later for $25,000 more, before costs.
The same condo came back to the MLS and closed at $440,000 against a final list price of $470,000 after 613 days on the market, a sold-to-list ratio of 93.6 percent and $533.98 per square foot of county base area. The county deed date is May 11, 2026.
For a seller, the lesson is practical. Buyers here pay the level the most recent sales set, and a list price above that level waits. We build the file before the photographs: the permits, the receipts, the association’s papers and the latest comparables of your plan.
We price a Little Hickory Bay condo by starting from the latest recorded sales of the same plan and floor band, adjusting for view, condition and the building’s finances, then testing the number against the pending sale and against what a buyer’s appraiser will read in the MLS and the county file. The five-year median is a check at the end, not the starting point.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Start with plan and floor. The 824 square foot plan has 48 condos and seven qualified county sales in the window, plus four of the six MLS closings the county did not qualify. The 889 square foot end plan has 12 condos, one qualified sale and the other two unqualified MLS closings. A middle-position condo has many twins in the record; an end unit has few, and we price it from the 824 square foot sales with an adjustment for the extra 65 square feet and the second exposure.
The county deed gives the price the buyer paid, and the MLS gives the final list price, days on market, living area and bedrooms. We use both, because six of the 14 MLS closings in 60 months are deeds the county did not qualify, and a buyer’s appraiser sees all of them. When the county and the MLS disagree on a sale, we print the deed price as the county sale and the MLS price as the MLS closing.
Little Hickory Bay prices moved down after 2024: the county’s yearly median was $567,000 on the one 2024 sale, $484,750 on two 2025 sales and $440,000 on the one 2026 sale to August 17. We weight the November 2025 and May 2026 sales most heavily, then ask what is different about your condo that a buyer would pay for.
The county file carries no bedroom count, no renovation record and no view. The MLS shows every 60-month closing as a two-bedroom, two-bath condo, so bedrooms do not split the record here; floor, the direction the balcony faces, kitchen and bath condition, flooring, impact windows and the age of the air conditioning do. We walk your condo, compare it with the twin, and adjust from sales, not from a formula.
The one pending listing, at $525,000 after 194 days on the market, is the buyer’s only other reference in the building today, and its contract price is not public. A price well above the latest closings needs a reason a buyer can see. Then the estoppel, the budget, any special assessment and the structural integrity reserve study set what a buyer’s lender will accept, and a condo priced as if the building’s file did not matter stalls when the lender’s questionnaire comes back.
Online estimates treat the building as one product and blend the 2022 to 2024 sales with the 2025 and 2026 ones. They do not see the assessment file, the reserve study, the floor, the difference between a deed and an MLS closing, or that six closings were never qualified by the county. We run the free valuation by hand for that reason.
Floor, bay view, end or middle position, condition and the building’s finances raise or lower the price of a Little Hickory Bay condo, and timing has mattered most of all in the recent record. The same 824 square foot plan on the same floor 4 has closed at $567,000 and at $440,000 in the last 60 months, a spread of $127,000.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026; Collier County 2026 preliminary roll)
In a six-floor bay building a high floor facing the bay generally sells above a low floor facing the road, and the only floor-6 qualified sale, $524,900 in March 2023, sits near the top of that year’s sales. The county record does not carry a view, though, and floor 4 holds both the $567,000 high and a $440,000 low. We note the direction each condo faces and what a buyer sees from the balcony before we price.
The 12 end units in positions 01 and 10 carry 889 square feet of county base area against 824 for the 48 middle units, and they usually have more window line. The record holds one qualified end-unit sale in 60 months, $499,000 on floor 1 in May 2023, so the end-unit premium on a higher floor is a judgment from the middle-unit sales, not a figure the record proves.
The county’s 2026 preliminary just value per unit has a median of $404,560, from $362,560 to $465,160, and the 60 units together carry $24,156,800. The Property Appraiser sets just value by mass appraisal as of January 1, reduced for the costs of sale, so it runs below recorded prices and is useful for comparing units within the building, not for pricing one.
The 1982 building’s roofs, windows, elevators, plumbing and electrical systems are on or past at least one replacement cycle, per the county’s year built, and a unit’s own kitchen, baths and air conditioning may be older still. A finished interior with permits on file sells faster than a dated one. The cost of a full renovation rarely returns in full on resale, so we price what a buyer will see against what the work would cost.
A special assessment, an underfunded reserve or a pending repair moves every unit’s value at once. No public record states the Little Hickory Bay assessment or the reserve balance, so we ask you for the budget and the estoppel before we set a price, and we ask the manager what notices have gone out since Hurricane Ian in September 2022 and what the March 17, 2026 amended and restated articles changed.
The building sits on the north shore of Little Hickory Bay. The county parcel layer also draws a separate parcel over the adjoining bay, east and south of the building, that the 2026 preliminary roll records in the Little Hickory Bay association’s name. What that parcel holds, and whether any unit carries a dock or slip right, were not read for this page; the declaration answers both. The Hickory Bay Boat House at 4751 Bonita Beach Road, which says on its association website that it was built in 2006 with 106 slips, sells its slips as separate property through its own association, so a buyer who wants a boat close by has a route even where your condo has none.
A Little Hickory Bay buyer pays four yearly costs on top of the price: the association assessment, Collier County property tax at 9.3696 mills for 2026 (adopted) in millage area 3, an HO-6 unit-owner policy, and any special assessment the board adopts. The assessment itself is not published in any public record we could read.
Data updated: October 2026 (Collier County 2026 preliminary roll, exported August 29, 2026, and certified roll; Collier County millage area 3 rates; Florida Statutes 718.112 and 718.116)
The current Little Hickory Bay assessment is not published in any public record we could read on the publication date: there is no association website, and the Sunbiz and state condominium records do not carry budgets. The adopted budget and the estoppel certificate under section 718.116 state the regular assessment, any special assessment and whether the account is current, so order both before you list. A buyer asks for the number in the first conversation, and a listing that cannot answer it loses time it does not need to lose. Which utilities, cable or internet the assessment includes is a line in the budget, and we do not assert it without the document.
The median 2026 certified tax bill per Little Hickory Bay unit on the county roll is $3,790.57. The 2026 adopted rates for millage area 3 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, against 9.5058 mills in 2025. At $440,000 of taxable value, the price of the two latest county sales, that is about $4,123 a year before exemptions. A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 for a homestead and section 193.1554 for a non-homestead unit. Only 12 of the 60 units carry a homestead exemption on the 2026 preliminary roll, so most buyers here will pay the non-homestead rate on a value near their price.
Little Hickory Bay Condominium Association, Inc. insures the building, including its master flood policy where a lender requires one, and each owner insures the unit’s interior and contents with an HO-6 policy. A buyer’s insurer will ask about the Zone AE flood map and the building’s wind features, and a buyer’s lender will review the budget, reserves, insurance, inspections and any litigation.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Citizens Property Insurance flood requirements page; Fannie Mae Selling Guide project standards)
FEMA maps the building in Zone AE with a 10-foot base flood elevation, and a federally backed mortgage requires flood coverage on the building, normally the association’s master flood policy. The building’s elevation certificate is the key document for both the master flood premium and the unit owner’s policy. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page, but private carriers set their own terms. Wind coverage and the building’s wind-mitigation features drive the master premium; the Office of Insurance Regulation explains wind mitigation in its consumer resources.
Lenders review the project, its budget, reserves, insurance and any litigation under agency rules such as the Fannie Mae project standards, and some projects are ineligible under Fannie Mae’s list of ineligible projects. The lender sends a condominium questionnaire to the manager, and the answers about reserves, the milestone inspection, the structural integrity reserve study, pending repairs and special assessments decide whether a financed buyer can close. A building where 48 of 60 units carry no homestead exemption will also be asked about investor ownership and rentals. We ask the manager the same questions before you list.
We request the master insurance certificate, the elevation certificate if the association holds one, the milestone inspection summary and the reserve study or the association’s statement on its status. Collier County’s milestone register already shows application PL20230004672 as Milestone Completed, Cycle Completed, with a next milestone inspection year of 2035, which is one answer a buyer’s lender will be glad to see early.
A Little Hickory Bay seller must deliver the condominium documents in section 718.503, order the association’s estoppel certificate under section 718.116(8), give the written flood disclosure in section 689.302, and disclose known defects that materially affect value. Buyers also ask for the milestone inspection summary and the structural integrity reserve study, which the association holds.
Data updated: October 2026 (Florida Statutes 2025, sections 718.503, 718.116, 718.112 and 689.302; Florida DBPR estoppel fee notice; Collier County milestone register queried October 17, 2026)
Section 718.503 gives a resale buyer the declaration, articles of incorporation, bylaws, rules, the most recent annual financial statement and the governance form, along with the frequently asked questions and answers document. The same section gives a resale buyer three days, excluding weekends and legal holidays, after receiving the documents to cancel. At Little Hickory Bay the articles in that package are the amended and restated articles filed March 17, 2026, so a buyer’s agent will read them closely; have the current set, not an older copy.
The estoppel certificate states the assessments, special assessments and any amount owed on the unit. Under section 718.116(8), the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. The seller customarily orders it and pays for it, and the contract controls. Order it as soon as a contract is signed.
Section 689.302 requires a seller of residential real property to give the buyer a written flood disclosure at or before the contract, including any flood insurance claims and any federal flood assistance the seller knows of. Every Little Hickory Bay unit shares the building’s Zone AE status, so the honest answer about the map is the same for every seller; the answers about claims and assistance are your own.
Florida law and the contract’s disclosure terms require you to disclose known defects that materially affect value, and open permits on the unit belong in the same conversation. Buyers and lenders also ask for the milestone inspection summary under section 553.899 and the structural integrity reserve study under section 718.112(2)(g); both are association documents, and the 2025 law, HB 913, set the reserve study deadline of December 31, 2025. We could not query the state’s SIRS database on the publication date, so ask the manager for the study or the association’s statement on it before you list.
Buyers ask four things about a Little Hickory Bay condo: which FEMA zone the building is in (Zone AE, base flood elevation 10 feet), whether it is in an evacuation zone (Zone A), what Hurricane Ian did to the building, and which permits are open or closed on the unit. The answers are in FEMA and county records and in the association’s files.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Collier County evacuation zone and Coastal High Hazard Area layers queried the same day; National Hurricane Center reports)
The FEMA flood layer query at the building returns Zone AE with a 10-foot base flood elevation, on effective panel 12021C0179J, effective February 8, 2024. FEMA also maps a Zone VE polygon, its coastal high-hazard zone, with a 12-foot base flood elevation over the bay and AE 11 polygons nearby, so the zone changes within a short distance of the shoreline. Laid over the county’s 2025 building footprint, the VE 12 polygon does not touch the building, and the whole footprint is AE 10. FEMA’s letter of map revision layer shows no revision over the site, and preliminary panels issued March 20, 2025 can change the zone when they take effect.
The building is in Collier County hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation, and it lies west of the county’s Coastal High Hazard Area line that begins at West Avenue, which places it inside the Coastal High Hazard Area. Owners can sign up for AlertCollier for evacuation orders.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of damage specific to the Little Hickory Bay condominium. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer reads, and you answer the claims question on your own flood disclosure.
Collier County issues building permits through its CityView portal, searchable by address. We pull the unit’s open and closed permits before listing, because a buyer’s inspector will. Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the county permit, so an approval letter belongs in the same folder. The site sits in a planned unit development on Collier County’s zoning layer, with the rezoning note R-79-20 and Ordinance 79-65, and the PUD document governs what the site allows.
The Little Hickory Bay condominium’s recorded declaration, articles, bylaws and rules govern a sale, including any board approval of the buyer, leasing terms and pet rules, and this page did not read the declaration itself. Collier County adds registration for rentals of six months or less, and Florida law caps any screening fee at $184 per applicant.
Data updated: October 2026 (Florida DBPR condominium record PR1S017099; Florida Division of Corporations, document 758256; Collier County short-term vacation rental registration page)
Whether Little Hickory Bay approves sales as well as leases is set by its declaration. If approval is required, build the timeline into the contract, and expect any screening or transfer fee to stay within $184 per applicant under section 718.112(2)(k), according to the state’s fee notice. Approvals are subject to the Fair Housing Act and section 760.23 of the Florida Statutes.
With 48 of 60 units carrying no homestead exemption and only 22 of the 60 owners using a Florida mailing address, the buyer pool here leans toward seasonal owners and investors, and both read the leasing and pet sections before they write an offer. No public record we could read states either rule, so we put the declaration and rules in the listing file on the first day. Collier County requires registration of rentals of six months or less, and section 509.032 leaves condominium declarations in force. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect.
The association filed amended and restated articles with the state on March 17, 2026. Articles of incorporation and the recorded declaration are different documents: changes to the declaration are recorded in the Collier County official records under section 718.110. A buyer will ask what the 2026 filing changed and whether the declaration was amended at the same time, so we get the answer from the manager before listing.
The best time to list a Little Hickory Bay condo is before the winter season, with photographs, documents and pricing ready in the fall. Twelve of the 14 Southwest Florida MLS closings of the last 60 months closed between February and June, but 14 closings across five years cannot prove a best month, and the record says so.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
| Closing month | MLS closings, 60 months to October 27, 2026 |
|---|---|
| February | 2 |
| March | 5 |
| April | 1 |
| May | 3 |
| June | 1 |
| August | 1 |
| November | 1 |
Closing months trail contract months by the time it takes to clear the association, the lender and the title work, so a March or May closing usually means a winter contract. The days on market for the same closings ran from 5 to 613, excluding the one recorded at zero, which says more about price than about the calendar.
No month has more than five closings, and none fell in January, July, September, October or December in the 60 months. That is too small a sample to say a fall listing sells for less or a spring closing for more. What the record does show is that buyers who close in spring toured in winter, so we list before they arrive. It also shows that the two longest waits in the record, 613 and 207 days, came on listings whose final list prices, $470,000 and $589,000, sat above the closings around them, not on listings that missed a season.
In September and October we order the estoppel, budget and declaration, pull permits and photograph the condo and the bay. In November and December the listing goes live, ahead of the seasonal buyers. From January to April we show, negotiate and clear the association approval, and closings follow in spring, as 12 of the 14 recorded did.
We market a Little Hickory Bay condo as a specific two-bedroom plan on a specific floor of a 1982 bay-front building, not as a generic Bonita Beach condo: bay photographs from your own balcony, a floor plan with the county base area, the association papers ready to send, and a price set against the eight county sales and fourteen MLS closings a buyer’s agent will pull.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Since the NAR practice changes of August 17, 2024, compensation to a buyer’s agent is not offered through the MLS, and commissions are negotiable. You decide whether to offer buyer-agent compensation and how, and we show both choices on your net sheet further down this page. Our Bonita Beach seller’s guide covers how the change has played out across the beach market.
We negotiate a Little Hickory Bay contract on price, the association approval timeline, the estoppel, the inspection and the buyer’s financing, in that order. The 60-month median sold-to-list ratio of 97.1 percent across 13 of the 14 MLS closings tells a seller how far buyers have negotiated here, and the 12-month figure of 93.62 percent shows the gap has widened.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
Buyers here have paid between about 94 and 100 percent of the final list price on the 13 closings with a recorded days-on-market figure, and the median is 97.1 percent. In the last 12 months the three closings came in at a 93.62 percent median. A financed buyer’s appraiser will read the same county and MLS sales we price from, including the two $440,000 sales, so a price those sales support is a price that appraises.
The contract must leave time for the association’s approval if the declaration requires one, the estoppel and the section 718.503 cancellation period. An inspector on a 1982 unit looks at the air conditioning, the water heater, windows and sliding doors, the electrical panel and any interior water marks, and a buyer may ask for repairs or a credit. We agree on the inspection period, the repair limit and the credit before the inspector arrives, and we settle who pays any special assessment installments that fall due after closing.
A cash buyer avoids the lender’s project review but still receives the documents and any approval the declaration requires. A financed buyer’s contract should allow for the lender’s condominium questionnaire, and we answer what we can from the association’s papers before the lender asks, so a slow questionnaire does not push the closing date. That preparation is how Top 1% Real Estate Agents Nationally Since 2008 keep a condo contract on schedule.
A buyer choosing between the Little Hickory Bay condominium and Hickory Bay West next door is choosing between a 60-unit 1982 building with plans of 824 and 889 square feet and a 47-unit 1991 building with plans of 1,067 to 1,288 square feet. Both sit on Little Hickory Bay in Collier County and share the flood zone, schools and tax rate.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales; FEMA National Flood Hazard Layer queried October 17, 2026; Collier County milestone register)
Hickory Bay West is the comparable buyers tour on the same afternoon. If you own there instead, read our Hickory Bay West seller’s guide. The last column says what each difference means for your Little Hickory Bay listing.
| What a buyer weighs | Little Hickory Bay | Hickory Bay West | What it means for your listing |
|---|---|---|---|
| Address | 4835 Bonita Beach Road | 4895 Bonita Beach Road | Same stretch of road, same bay |
| Units on the roll | 60 | 47 | More owners who could list against you |
| Floors | Six | Six | Same height and the same structural rules |
| Year built (county roll) | 1982 | 1991 | Your building is nine years older |
| Unit sizes (county base area) | 824 for 48 units and 889 for 12 end units | 1,288, 1,112 and 1,067 sq ft for 45 of 47, plus 580 and 2,224 | Your buyer wants two bedrooms at a lower price |
| County qualified sales, 60 months | 8, median $519,950 | 13, median $699,000 | Your entry price is lower by about $179,000 |
| MLS closings, 60 months | 14, median $515,000 | 13, median $700,000 | Similar pace, different price tier |
| MLS median $ per living sq ft, 60 months | $567 | $568 | Per foot the two price almost the same |
| MLS median days on market, 60 months | 61 | 53 | Your building has sold a little slower |
| Median 2026 certified tax per unit | $3,790.57 | $3,975.71 | Slightly lower carrying cost on tax |
| Homestead share | 12 of 60 | 20 of 47 | Your buyer is more often seasonal |
| Flood zone (FEMA NFHL) | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft | No difference a buyer can price |
| Milestone inspection | Completed, next 2035 | Completed, next 2033 | Both have completed the first cycle |
| Association filed | November 2, 1981 | January 28, 1991 | Your declaration is the older one |
Little Hickory Bay wins for a buyer who wants the lowest entry price on the bay with a two-bedroom plan; Hickory Bay West wins for a buyer who wants a three-bedroom plan, more square feet or a newer building. Because the two price almost the same per square foot of MLS living area, $567 against $568, your advantage is the total price, and we show a buyer that a Little Hickory Bay condo buys the same bay and the same flood, school and tax position for less. The Little Hickory Bay guide carries the same comparison for buyers, and our Little Hickory Shores seller’s guide covers the single-family homes across the water in Little Hickory Shores. Condominium buyers on this side of the road also look at The Bridgewater at 4975 Bonita Beach Road and, a few minutes south, Hickory Harbour and Glen Manor in Bonita Shores.
Selling a Little Hickory Bay condo costs about 3.5 to 6.1 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $440,000 sale that is about $15,679 to $26,679, and on a $529,500 sale about $18,767 to $32,005, before property tax proration and any mortgage payoff.
Data updated: October 2026 (Florida documentary stamp tax rate under section 201.02; Florida DBPR estoppel fee notice; NAR practice changes of August 17, 2024; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $440,000 is the May 11, 2026 county sale of a floor-4, 824 square foot condo, the latest qualified sale, and $529,500 is the March 12, 2025 sale of a floor-2 condo of the same plan, the latest qualified sale above $440,000. Florida charges documentary stamp tax on the deed of $0.70 per $100. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, so the title premium is not on these sheets; the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax and assessment prorations, because we do not know your bills: multiply your latest annual tax bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $440,000 | County sale of May 11, 2026 |
| Listing commission, 2.75% | -$12,100 | 2.75% of $440,000 |
| Buyer-agent compensation, 2.5%, if offered | -$11,000 | 2.5% of $440,000 |
| Deed documentary stamp tax | -$3,080 | 4,400 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$26,679 | 6.06% of price |
| Estimated net before payoff, with buyer-agent compensation | $413,321 | $440,000 minus $26,679 |
| Estimated total costs, without buyer-agent compensation | -$15,679 | 3.56% of price |
| Estimated net before payoff, without buyer-agent compensation | $424,321 | $440,000 minus $15,679 |
The same assumptions apply.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $529,500 | County sale of March 12, 2025 |
| Listing commission, 2.75% | -$14,561 | 2.75% of $529,500 |
| Buyer-agent compensation, 2.5%, if offered | -$13,238 | 2.5% of $529,500 |
| Deed documentary stamp tax | -$3,707 | 5,295 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$32,005 | 6.04% of price |
| Estimated net before payoff, with buyer-agent compensation | $497,495 | $529,500 minus $32,005 |
| Estimated total costs, without buyer-agent compensation | -$18,767 | 3.54% of price |
| Estimated net before payoff, without buyer-agent compensation | $510,733 | $529,500 minus $18,767 |
Your mortgage payoff, the tax and assessment prorations, any special assessment installments the contract assigns to you, an expedited or delinquent estoppel charge, repairs or credits, and any title or closing fee the contract shifts to you. On the buyer’s side, the Little Hickory Bay guide works the owner’s title policy at the $519,950 county median: $2,675.00 at the promulgated rate under Rule 69O-186.003, a buyer’s line by Collier custom.
Possibly not, if the condo is your main home. Under section 121 of the Internal Revenue Code, as IRS Topic 701 and Publication 523 explain, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (IRS Topic 701 and Publication 523, read October 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
At Little Hickory Bay, the exclusion question often matters less than the second-home question. Only 12 of the 60 units carry a homestead exemption, so most owners hold the condo as a second home or rental, and the exclusion does not apply to those the same way; depreciation you took or could have taken on a rental is taxed when you sell. The repeat sales in the 60-month record show the other side: two condos sold in 2026 for $100,000 and $97,500 less than their 2023 and 2022 prices, before selling costs, and Publication 523 says a loss on the sale of a main home is not deductible. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. We are real estate agents, not tax advisers, so ask a tax adviser before you list.
List if your Little Hickory Bay condo is in marketable condition and you can be on the market for the winter season; take a cash offer only when the unit needs work a buyer’s lender or insurer would not accept or you need to close fast; sell by owner only if you already have a buyer and know the condominium disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026)
A Little Hickory Bay sale carries a condominium file that a cash buyer still needs: the section 718.503 documents, the estoppel, any association approval and the flood disclosure. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds of each path side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested against 14 MLS closings and the one pending sale | Commission, deed stamps, estoppel and prorations | A price above the latest sales of your plan waits, as one listing did for 613 days | A unit in marketable condition with time before season |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs, but a lower price | The discount can exceed the commission you save | A unit needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own documents and disclosures | A missed section 718.503 or 689.302 duty | A known buyer and a legal review |
You get a free Little Hickory Bay home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your plan and floor band in the building, adjusted for view, condition and the building’s finances, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the pending sale and any new listing you would compete with, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Little Hickory Bay home valuation and we will send a value built from the recorded sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Little Hickory Bay.
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 Little Hickory Bay sale, and none of these is offered as a Little Hickory Bay review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” 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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions Little Hickory Bay owners ask before they list, answered from the Collier County record, the Southwest Florida MLS and Florida law. The building background is in our Little Hickory Bay guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the latest recorded sales of your plan and floor, order the estoppel, budget and declaration, pull your permits, complete the flood disclosure and list before the winter season.
Start with the latest sales: both qualified county sales of the 12 months to August 17, 2026 closed at $440,000, and the eight county sales of the 60 months ran from $440,000 to $567,000, with a median of $519,950 for those eight.
The MLS shows 3 closings in the 12 months to October 27, 2026, at $440,000, $440,000 and $412,500; the county recorded 2 qualified sales in the 12 months to August 17, 2026, both at $440,000.
Over 60 months, $515,000 across 14 MLS closings to October 27, 2026. The county’s eight qualified sales to August 17, 2026 have a median of $519,950, the median of those eight sales only.
The county medians were $519,950 in 2023 on 4 sales and $567,000 on the one 2024 sale, then $484,750 on two 2025 sales and $440,000 on the one 2026 sale to August 17. Counts that small describe sales, not a trend, but the latest sales are the lowest since 2021.
The MLS median was 61 days on market across 13 of the 14 closings of the 60 months to October 27, 2026, leaving out the one sale recorded at zero days; the three closings of the last 12 months had a 184-day median.
The 60-month median sold-to-list ratio was 97.1 percent over 13 of the 14 MLS closings, and 93.62 percent over the three closings of the last 12 months.
None were active on October 27, 2026; one was pending with contingencies at a $525,000 list price after 194 days on the market.
The highest qualified county sale in 60 months was $567,000 on February 9, 2024, a floor-4, 824 square foot condo that took 207 days to sell.
Usually, through the view, but the record is uneven: floor 4 holds both the $567,000 high and a $440,000 sale. We compare within the same floor band and the same plan, and we note which way the balcony faces.
Usually, for its extra 65 square feet and second exposure, but the 60-month record holds one qualified end-unit sale, $499,000 on floor 1 in May 2023, so the premium is judged from the 824 square foot sales.
The Property Appraiser did not qualify five of the 2022 MLS closings or the May 2026 closing at $412,500 as arm’s-length sales, so the county counts 8 sales in 60 months and the MLS 14.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
About 3.5 to 6.1 percent of the price on our two net sheets, mostly commission, plus deed stamps of $0.70 per $100, the estoppel and prorations.
Yes. The association issues it under section 718.116(8), up to $299 for a current account, and it states assessments, special assessments and anything owed.
The section 718.503 package: declaration, articles, bylaws, rules, the most recent annual financial statement, the governance form and the frequently asked questions document, plus the flood disclosure under section 689.302.
This page did not read the filing; the state shows amended and restated articles filed March 17, 2026. Ask the manager for the document and whether the declaration was amended too, because a buyer will ask.
Section 689.302 requires a written flood disclosure at or before the contract, including any flood insurance claims and federal flood assistance you know of.
Zone AE with a base flood elevation of 10 feet at the building on FEMA’s National Flood Hazard Layer, panel 12021C0179J, effective February 8, 2024; the VE 12 zone over the bay does not touch the building footprint.
Yes, Collier County Zone A, and it lies inside the county’s Coastal High Hazard Area.
The Collier County register shows application PL20230004672 as Milestone Completed, with the next inspection year 2035.
Buyers and lenders ask for it. A building of three or more stories had a December 31, 2025 deadline under section 718.112(2)(g); ask the manager for the study or the association’s statement.
Only if the declaration requires it; build the timeline into the contract. Any screening fee is capped at $184 per applicant under section 718.112(2)(k).
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
Yes. With 48 of 60 units carrying no homestead exemption, many buyers are investors or seasonal owners who read the leasing and pet sections first, so have the declaration and rules in the listing file.
No public record we could read states the assessment; the adopted budget and the estoppel certificate do.
Often. The median 2026 certified bill per unit is $3,790.57, but a buyer’s value resets at the next January 1 under sections 193.155 and 193.1554.
No public record we could read assigns slips to units; the neighboring Hickory Bay Boat House sells slips as separate property through its own association.
Yes. We handle showings, documents and the association, and you can sign and close by mail or remote notarization; with only 22 of the 60 owners using a Florida mailing address, many sellers here do.
Commission is negotiated between you and your broker in the listing agreement; it is not set by law or by the association. As Top 1% Real Estate Agents Nationally Since 2008, we put the commission and a net sheet in writing before you sign.
Your plans are smaller and your building older, so your buyer is choosing the lower entry price on the same bay; per square foot of MLS living area the 60-month medians are $567 and $568.
No. Little Hickory Shores is the single-family neighborhood across the bay; the Little Hickory Bay condominium is the 60-unit building at 4835 Bonita Beach Road.
Request one here, jump to the valuation section, or call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist knows which sales in a building are true comparables, why the county and the MLS count them differently, how the association’s papers read to a buyer’s lender, and what the FEMA map and the milestone register say. At Little Hickory Bay, where the county qualified 8 of 14 MLS closings, that knowledge is the price, and it is the standard Top 1% Real Estate Agents Nationally Since 2008 hold a listing to.
Our Bonita Beach community guide covers the beach market around the building, our Little Hickory Bay guide covers the building itself, and our guides to neighbors on the island, such as Carolands, show how the single-family market across the water prices.
If you are thinking of selling a Little Hickory Bay condo, call the team that prices from the latest recorded sales of your plan and floor, assembles the association, flood and structural file the day you list, and answers the buyer’s lender and insurer first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo at Little Hickory Bay in Bonita Beach, Florida,” McGreevy and Comisar helps owners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling at Little Hickory Bay, Hickory Bay West or The Bridgewater on Bonita Beach Road.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Little Hickory Bay sold record, last 60 months: 14 Southwest Florida MLS closings at a $515,000 median to October 27, 2026, and 8 qualified county sales to August 17, 2026 with a median of $519,950 for those eight, per the MLS pull of October 27, 2026 and Collier County Property Appraiser and Florida DOR recorded sales. With no active listing in the building on the pull date, a new listing is the one every buyer sees, so make us your first call before you list.
Request your free Little Hickory Bay home valuation and we will send a value built from the recorded sales of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a short drive from Bonita Beach Road, and are Top 1% Real Estate Agents Nationally Since 2008. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Little Hickory Bay condo? Get a free Little Hickory Bay 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 Little Hickory Bay.
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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. Little Hickory Bay sale figures are from the Collier County Property Appraiser roll exported August 29, 2026 and Florida Department of Revenue recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Little Hickory Bay seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Why a Little Hickory Bay seller needs it |
|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | What a resale buyer receives, and the three-day cancellation period |
| Section 689.302, flood disclosure | Florida Legislature | The flood disclosure a seller gives at or before the contract |
| Estoppel certificate fee notice | Florida DBPR | The $299, $119 and $179 caps on the estoppel certificate |
| HB 913 (2025), enrolled text | Florida Legislature | The structural integrity reserve study deadline buyers ask about |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying your Save Our Homes benefit to a new Florida homestead |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Little Hickory Bay sale figures are Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026. Market data from Southwest Florida MLS, pulled October 27, 2026. McGreevy and Comisar, sell your Little Hickory Bay condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.