We price your Palm Bay Estates condo from its own two recent sales, and line up the estoppel, the document package and the state filings 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, index built 1 October 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Palm Bay Estates at Bonita Beach condominium, eight bay-side townhomes in four one-story buildings at 26773 Hickory Blvd on Little Hickory Island, described in full in our Palm Bay Estates at Bonita Beach guide. If you own one of the eight homes, this page gives you every recorded sale of the last 60 months, the questions a buyer, a lender and an insurer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.
Palm Bay Estates is one of the smaller condominium associations on the Bonita Beach strip of Bonita Springs, where most buildings are concrete mid-rise and high-rise towers with 40 to 360 homes. It is eight homes of 1,150 to 1,444 heated square feet, built in 1985 according to the county roll, in two recorded phases of four homes each. It is not the city of Palm Bay in Brevard County on Florida’s east coast, and it is the only Palm Bay Estates condominium on Lee County’s file.
The Lee County Property Appraiser records 2 qualified Palm Bay Estates sales in the last 60 months, $640,000 on 30 April 2025 and $525,000 on 22 July 2025, and none in the last 12 months. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale of the last 60 months and states a median only as the median of these 2 sales, $582,500. The county file holds 19 qualified sales since February 1986, and the record is complete from 2009 and partial before it.
To sell a Palm Bay Estates at Bonita Beach condo in 2026, price from the nearest like sale and not a median, order the estoppel certificate and document package before the first showing, and prepare answers on flood, insurance and the 1985 roofs. With two sales in five years, documents move a sale as much as price does.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because an eight-home condominium has almost no depth of comparable sales to lean on. A buyer’s appraiser will see two sales since 2021, and will ask what the association charges, who signs the estoppel, what the reserve holds and what insures four separate buildings. A listing that answers those questions in its first week reads as a prepared sale, and one that does not reads as a risk.
These are the seven facts about selling a Palm Bay Estates at Bonita Beach condo that matter most in October 2026: the thin sales record, the pair of 2025 prices, the repeat-sale history, the fee and document answers, flood and storm exposure, and what a sale costs. Each is explained in the section that covers it.
This seller’s guide to the Palm Bay Estates at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the association’s filings, fees, insurance and disclosure questions, a comparison with Bay Harbor Club, two net sheets and the answers Palm Bay Estates owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Palm Bay Estates at Bonita Beach Condo in 2026? · Why List Your Palm Bay Estates at Bonita Beach Condo With McGreevy and Comisar? · What Is the Palm Bay Estates at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Palm Bay Estates at Bonita Beach Condos Sell For? · Have Palm Bay Estates at Bonita Beach Condo Owners Sold for More Than They Paid? · A Palm Bay Estates at Bonita Beach Condo Sale Worked Through
Pricing, Value, Fees and Insurance: How Do We Price a Palm Bay Estates at Bonita Beach Condo? · What Moves the Value of a Palm Bay Estates at Bonita Beach Condo Most? · What Fees Will Your Palm Bay Estates at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Palm Bay Estates at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Do the Public Filings Say About the Palm Bay Estates at Bonita Beach Condominium Association?
Documents, Flood, Rules and Timing: What Must a Palm Bay Estates at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Palm Bay Estates at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Palm Bay Estates at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Palm Bay Estates at Bonita Beach Condo? · How Do We Negotiate a Palm Bay Estates at Bonita Beach Condo Contract? · Palm Bay Estates at Bonita Beach vs Bay Harbor Club: Which Will Your Buyer Choose? · What Does It Cost to Sell a Palm Bay Estates at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Palm Bay Estates at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Palm Bay Estates at Bonita Beach Valuation?
Answers and Local Expertise: What Palm Bay Estates at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Palm Bay Estates at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Palm Bay Estates at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Palm Bay Estates owners hire us because we read the county record and state filings before we price, assemble the association documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Palm Bay Estates condo, or thinking, “I need a listing agent who can handle an eight-home association with two recent sales,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Palm Bay Estates. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 19 qualified Palm Bay Estates sales on the Lee County record, from February 1986 to July 2025, the latest recorded sale on each of the eight homes and all nine parcels the county carries under the association’s legal description. We also read the association’s Sunbiz record and annual reports, the state’s condominium record and payment history, FEMA’s flood layer at the building points and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which home, which phase and which documents, not which neighborhood.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not price your home off a single 2025 sale as if it were a market, tell a buyer what the association charges when its budget is not public, or call the thin public record a reason to skip the paperwork. A listing that has already answered the lender and the insurer holds its price through the inspection period.
Our own Palm Bay Estates closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Palm Bay Estates sale, and this page never implies one. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we would run your sale.
The Palm Bay Estates condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 2 qualified sales in the last 60 months, $640,000 and $525,000 in 2025, and none in the last 12 months, and the Southwest Florida MLS was not pulled for this page.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, and never a claim that it holds every sale ever made. We widened the window step by step, as we do for every place, and stopped at 60 months because no window up to that length holds ten sales when eight homes have recorded two in five years. Our Palm Bay Estates at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. With two sales in a window there is no market median, only the median of these 2 sales, and we show it so the windows line up.
| County window to 1 October 2026 | Qualified sales | Price range | Median |
|---|---|---|---|
| 12 months (since October 2025) | 0 | none | none |
| 24 months (since October 2024) | 2 | $525,000 to $640,000 | $582,500, the median of these 2 sales |
| 36 months (since October 2023) | 2 | $525,000 to $640,000 | $582,500, the median of these 2 sales |
| 60 months (since October 2021) | 2 | $525,000 to $640,000 | $582,500, the median of these 2 sales |
| All recorded history, since February 1986 | 19 | listed by period below | not published as a price signal |
The same two sales fill the 24, 36 and 60-month windows. The county file was built on 1 October 2026 and its newest Palm Bay Estates sale is dated 22 July 2025, which is 436 days earlier. The roll shows the same newest sale on each home, so the file and the roll agree that nothing was recorded in the last 12 months.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We do not estimate them from the county record, because the two sources measure different things and, with eight homes, an estimate would be false precision. If you want the MLS read on comparable homes nearby today, request a free Palm Bay Estates at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
Palm Bay Estates at Bonita Beach condos sold twice in the last 60 months, for $640,000 on 30 April 2025 for a 1,150-square-foot home and $525,000 on 22 July 2025 for a 1,415-square-foot home. The county file holds 17 earlier sales back to 1986, and every one of the 19 is counted in the history table below.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We tracked every one of the 19 Palm Bay Estates sales on the county file and the latest recorded sale on each of the eight homes. We refer to homes by phase and heated size, and the only address we print is the building’s, 26773 Hickory Blvd.
The corrected county file names the home for each sale, and both sales match the county roll’s latest recorded sale on that home.
| Date | Price | Phase | Heated sq ft | Price per heated sq ft |
|---|---|---|---|---|
| 30 April 2025 | $640,000 | Phase 2 | 1,150 | $556.52 |
| 22 July 2025 | $525,000 | Phase 1 | 1,415 | $371.02 |
The two prices add to $1,165,000, a mean of $582,500, and the median of these 2 sales is $582,500. The pair is the whole recent record and its most puzzling part. The 1,150-square-foot home sold for $640,000, and the 1,415-square-foot home sold for $525,000 83 days later. The smaller home sold for $115,000 more, and the price per heated square foot differs by $185.50. The county record cannot say why. Position on the water, condition, renovation and the buyer’s circumstances are the usual candidates, which is why we walk a home before we price it. We do not compute a county median per square foot, because two sales are not a market.
The county roll shows the most recent recorded sale on each parcel, whether or not the state classed it as qualified. We list all eight with no median, because the list mixes qualified sales with transfers the county file excludes, and because each parcel shows only its latest sale.
| Phase | Heated sq ft | Latest recorded sale | Recorded price |
|---|---|---|---|
| Phase 2 | 1,251 | 11 December 2000 | $345,000 |
| Phase 2 | 1,150 | 3 November 2003 | $485,000 |
| Phase 1 | 1,150 | 16 July 2010 | $345,000 |
| Phase 2 | 1,444 | 15 August 2011 | $512,000 |
| Phase 1 | 1,150 | 5 December 2016 | $132,588 |
| Phase 1 | 1,415 | 31 March 2017 | $650,000 |
| Phase 2 | 1,150 | 30 April 2025 | $640,000 |
| Phase 1 | 1,415 | 22 July 2025 | $525,000 |
None of the eight shows a sale dated on or after 1 October 2025, so the roll and the qualified file agree that no recorded sale falls in the last twelve months.
Four of the five Palm Bay Estates owner-to-owner pairs in the county file that end after 2009 sold for more than the earlier sale in the file, by 79.6 to 333.3 percent over 12 to 38 years, and one sold for 34.9 percent less. Every gain is before costs, taxes and improvements.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A pair here means two consecutive qualified sales of the same home in the file, where the later one is dated 2009 or after, so the later leg is complete. The earlier leg can be before 2009, when the file is partial, so a pair may hide a sale that sits between its two dates. We show elapsed time and no annualized return, because the dates before 2009 are recorded only to the month.
| Home | Earlier sale in the file | Later sale | Change | Time between |
|---|---|---|---|---|
| Phase 1, 1,150 sq ft | $530,000, November 2004 | $345,000, July 2010 | -$185,000, -34.9% | about 5.6 years |
| Phase 2, 1,444 sq ft | $285,000, June 1999 | $512,000, August 2011 | +$227,000, +79.6% | about 12.2 years |
| Phase 1, 1,415 sq ft | $150,000, February 1986 | $650,000, March 2017 | +$500,000, +333.3% | about 31.2 years |
| Phase 2, 1,150 sq ft | $150,000, February 1987 | $640,000, April 2025 | +$490,000, +326.7% | about 38.2 years |
| Phase 1, 1,415 sq ft | $200,000, January 1990 | $525,000, July 2025 | +$325,000, +162.5% | about 35.6 years |
The one recent Palm Bay Estates sale to walk through is the April 2025 sale of a 1,150-square-foot Phase 2 home at 26773 Hickory Blvd for $640,000, which followed a $150,000 sale in February 1987 in the county file. It shows what a seller gained over decades and what a seller should subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one home and leave the unit and owner out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The home sold for $150,000 in February 1987, or $130.43 per heated square foot, and for $640,000 on 30 April 2025, or $556.52. That is $490,000 more, 326.7 percent, over about 38.2 years. The 1987 leg comes from the partial pre-2009 record, so a sale between the two dates cannot be ruled out. Days to contract and sale-to-list for the 2025 sale: Information not available at time of publishing (checked 2026-10-01).
We claim no Palm Bay Estates closing, and this page does not imply one. The second 2025 sale, $525,000 for a 1,415-square-foot home on 22 July 2025, came 83 days later, and it belongs in the same record: when two homes sell within three months for prices that point opposite ways on price per square foot, the next seller’s agent has to explain the difference before a buyer asks.
We price a Palm Bay Estates condo in four steps: read your own home’s record, treat the two 2025 sales as a ceiling for the discussion and not a price, adjust for condition, orientation and water, and test the result against the strip. With two recent sales, the reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Palm Bay Estates price is easy to get wrong because the record is so thin. The county file holds 19 sales since 1986, two in the last 60 months, and six of the eight homes have a latest recorded sale of 2017 or earlier. Each step removes one source of error, and each one is shown to you on paper.
There are eight homes in four heated sizes: four at 1,150 square feet, one at 1,251, two at 1,415 and one at 1,444. Yours has its own recorded history, between one and four qualified sales in the file, and its own dates. That history is the first comparable, and it is also a warning, because a 1,150-square-foot Phase 1 home sold for $530,000 in November 2004 and $345,000 in July 2010, and the price per square foot swung from $460.87 to $300.00 in between.
The April 2025 sale at $640,000, or $556.52 per heated square foot, and the July 2025 sale at $525,000, or $371.02, are the only qualified sales a buyer’s appraiser has since March 2017. We show them to you and we expect them to be cited, but they are two homes of different size with their own finish. The pair is the start of a conversation about your home, not a price for it.
The county does not record condition, finish, view, floor plan, parking, dock or seawall condition, storm repair or renovation. It does not say which homes face the water and which face the road. We adjust for each from what we see at the home and from the documents, and we show the buyer’s agent the reasoning line by line.
The nearest bay-side association by position and price is Bay Harbor Club, with 12 recorded sales in 24 months at a $555,000 median, and Sea Isles, with 8 sales in 60 months at a median of these 8 sales of $610,000. Gulf Harbor on Hickory Blvd, another eight-home, 1985 bay-side condominium, recorded one sale in 60 months, $820,000 on 3 March 2026 for a 1,560-square-foot home, or $525.64 per square foot. We use those as boundaries, not as comparables, because size, age and building type differ.
At Palm Bay Estates the factors that move value most are a home’s size and phase, its position on the bay and the road, the condition of a 1985 building, flood and insurance cost, and what the association’s documents show. The public record can rank none of them from two recent sales.
Data updated: October 2026 (Lee County Property Appraiser parcel and building layers, FEMA and USGS queries of 1 Oct 2026)
That is why the page does not give you a rule of thumb. It gives you the questions a buyer will ask, in the order a buyer asks them, so you can have the answers in your hand.
Palm Bay Estates sits on the east, or bay, side of Hickory Blvd. The county roll’s land-on field says Bay for every parcel, and the county’s land-use description for the eight home parcels reads Bayou Front. On Hickory Blvd the odd street numbers run along the bay side and the even numbers along the Gulf side, and 906 of the 909 condominium parcels on the road that carry a land-on entry follow that pattern. The roll cannot tell us which homes face the water and which face the road, or whether any home has a dock, a lift or a seawall. If your home is marketed with water access, a buyer will ask for the document that conveys it, and the plat and declaration answer it.
The county’s building layer, queried on 1 October 2026, returns four footprints for the condominium, each classed as a condominium town house with two residential units, one story and a 1985 year built. Their effective areas are 3,228, 3,620, 3,228 and 3,676 square feet, which add to 13,752. That is the county’s tax reading and not a determination under the Florida Building Code, and our pairing of homes to buildings is inferred. For a buyer it means a row of paired townhouses, not a tower, which changes who the buyer is and what the insurer sees.
A building from 1985 has had more than four decades of wear. Buyers and lenders will ask for each roof’s age, the windows, the plumbing and any reserve. In four separate duplex buildings the roofs and exterior walls are the big-ticket items, and the declaration decides whether the association or the two owners in each building bear them. We gather those facts before we list, because they answer the first question a buyer asks.
FEMA maps the buildings in Zone AE with a base flood elevation of 11 feet, and the bare ground at the four home points we sampled is 2.61 to 3.59 feet above the same datum. That is lower than the 3.7 to 5.3 feet we measured at Bay Harbor Club, the lowest of the other associations we measured for the comparison. We cannot put a dollar figure on it without MLS data, and we do not guess. We can say that a buyer’s insurer will rate it, and that the elevation certificate is the document that shows where your floor sits.
Palm Bay Estates’ current assessment, and the list of what it covers, are not published: we found no budget, fee schedule or rules document, so we state no dollar figure. The only public figure is the state’s $32 annual fee for eight units. The budget and the estoppel certificate are the seller’s route to the number.
Under Florida Statute 718.503 the seller must furnish the current annual budget, and under Florida Statute 718.111 the association must keep its financial records open to owners. For a low-rise, bay-side property, a buyer reads the budget for these lines:
Under Florida Statute 718.501 an association pays the state’s condominium division $4 per unit each year, which for eight units is $32. The state’s payment history for the association shows $32 billed in each billing year from 2022 through 2026 and nothing due. It shows $32 paid in 2022, 2024, 2025 and 2026 and $35.20 paid in 2023. The extra $3.20 is exactly 10 percent of $32, which is the late penalty the statute adds when the fee is not paid by 1 March, so our reading is that the 2023 fee was paid late and the penalty was included. That is our reading of an administrative record and not a finding. A buyer’s attorney will read the same page, and it carries no delinquent flag.
A Palm Bay Estates buyer’s insurer and lender will ask about the association’s master policy, its flood coverage, the roofs’ age and the reserve, none of which is published, and about the buyer’s own condominium and flood policies. Have the master policy summary and your wind-mitigation report ready before you list.
Palm Bay Estates’ wind and flood carriers, limits, deductibles and premiums are not published. The estoppel certificate must give the contact information for all insurance the association maintains, and the manager can send the declarations pages. An association’s master policy does not cover everything inside a home, an owner’s personal property or loss assessment charged to the owner, so a buyer typically carries an HO-6 policy and considers flood coverage for contents and improvements.
The Palm Bay Estates condominium association is active at the Florida Division of Corporations, its latest annual report was filed on 27 April 2026, and the state’s condominium division lists the project as approved and recorded with nothing due on its annual fee. Both records name the same management company.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums records, read 1 Oct 2026)
A buyer’s attorney and lender look at these records before they look at your kitchen, so we read them for you and print what they say, with both sides of every conflict.
The corporate record at the Florida Division of Corporations shows Palm Bay Estates Condominium Association, Inc. as a Florida not-for-profit corporation, filed 13 January 1982, with the status active. Its last event is a reinstatement on 7 June 1990, which usually means the corporation lapsed at some point before then and was restored. Annual reports were filed on 25 March 2022, 27 April 2023, 5 March 2024, 9 April 2025 and 27 April 2026, and the 2026 annual report lists eight officer and director positions. We do not name individuals on this page, and the reports do not say who owns which home.
The state’s condominium public records list the project as Palm Bay Estates Condo, 8 units, recorded on 1 August 1985, with a status of approved and a secondary status of recorded. The managing entity is the association, in care of Gulf Coast Realty and Property Management in Bonita Springs, the same firm that Sunbiz lists as registered agent. A registered-agent address is not proof of who manages the building day to day, and the state’s contact data can be out of date, so the estoppel certificate, which names the manager that issues it, is the current answer.
The state’s condominium extract gives the project’s street field as a rural-route box number with ZIP code 33923, in the style of an older mailing record, while Lee County says 26773 Hickory Blvd for the eight homes, ZIP code 34134. We treat 26773 as the homes’ address and read the state’s field as a legacy entry. If an estoppel or an insurance quote shows the rural-route address, ask the association to confirm it refers to the same property.
A Palm Bay Estates seller must give the buyer the declaration, articles, bylaws, rules, budget, financial statement and frequently asked questions document at the seller’s expense, complete a flood disclosure at or before the contract, and have the association issue an estoppel certificate. Delivering them early shortens the buyer’s cancellation window.
Florida Statute 718.503 entitles a buyer who has contracted to buy a condominium unit, at the seller’s expense, to a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the inspector-prepared summary of any milestone inspection report if one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the document entitled Frequently Asked Questions and Answers required by Florida Statute 718.504. The buyer is also entitled to the state’s governance form. We request the whole set from the manager before we list, because the first buyer to see your home should see the facts.
A resale contract must carry one of two conspicuous clauses. One says the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing. The other makes the agreement voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and any purported waiver is of no effect. The buyer’s right to void ends at closing, and a contract that does not conform is voidable by the buyer before closing. Delivering the package before the contract starts the clock early, which is why a prepared seller closes the cancellation window sooner.
An estoppel certificate is the association’s written statement of what a home owes. Under Florida Statute 718.116 the association must issue it within 10 business days of a written or electronic request from the owner, and if it misses that deadline it may not charge a fee. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, which are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation in its estoppel certificate fee schedule. A certificate delivered by hand or e-mail is effective for 30 days, and one sent by regular mail for 35.
The certificate states the regular assessment and what it is paid through, an itemized list of every assessment and special assessment owed or scheduled to come due, whether any capital contribution, resale or transfer fee is due, whether the board must approve a transfer, whether a right of first refusal exists, the other associations the home belongs to and the contact information for the association’s insurance. Because Palm Bay Estates’ declaration and rules are not public, the estoppel is the first place those terms will show, so we order it at listing.
Florida Statute 689.302 requires a seller of residential property to complete and provide a flood disclosure at or before the time the sales contract is executed. It asks whether the seller has knowledge of any flooding that damaged the property during the seller’s ownership, whether the seller filed a claim with an insurance provider for flood damage, including the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. Answer accurately and keep the paperwork, because a lender and an insurer will ask for the same answers.
Buyers of a Palm Bay Estates condo will ask about FEMA Zone AE at 11 feet, Lee County Evacuation Zone A, what Hurricane Ian did near the block, whether your home took water and whether every permit is closed. The U.S. Geological Survey surveyed five Ian high-water marks within 634 meters, at 11.0 to 12.4 feet above the datum.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation zones and USGS Hurricane Ian marks, queried 1 Oct 2026)
On 1 October 2026 we queried FEMA’s National Flood Hazard Layer at four home points, and each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum and FIRM panel 12071C0651G, effective 17 November 2022. Lee County’s evacuation zone map returned Zone A and surge zone 1 at the same four points, and the county’s layers place the homes inside the City of Bonita Springs. Zone A is the first of five surge zones, A through E, on the county’s evacuation page. Ground at the four points is 2.61 to 3.59 feet, so the base flood elevation sits about 7.4 to 8.4 feet above bare ground. That does not mean the living floors are that far under the line, because a home can stand on a raised slab, stem wall or fill, and we did not find an elevation certificate for any Palm Bay Estates building.
The U.S. Geological Survey’s high-water mark database for Ian holds these marks nearest the Palm Bay Estates map points. Distances are straight-line from the nearest home point, and elevations are feet above the NAVD88 datum.
| Mark | Distance | Elevation | Height above ground | Survey quality |
|---|---|---|---|---|
| Garage on Hickory Blvd | 170 m | 11.9 ft | 5.95 ft | Good |
| Last house on Carol St | 278 m | 11.3 ft | 6.75 ft | Excellent |
| Garage on Hickory Blvd, farther north | 326 m | 11.0 ft | 5.3 ft | Excellent |
| Garage on Harmony Ln | 339 m | 12.4 ft | 6.94 ft | Good |
| Garage on Bay Rd | 634 m | 11.6 ft | 7.96 ft | Excellent |
Subtracting gives 11.0 minus 3.59, or 7.41 feet, to 12.4 minus 2.61, or 9.79 feet, of water above Palm Bay Estates’ bare ground. That is our arithmetic from neighbors’ marks, not a measurement taken at the buildings, and a floor raised above the ground would have met less water. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. No Palm Bay Estates document describes the buildings’ own Ian damage, and we do not assert that any home took water or that it did not.
Alterations to a building, a home’s electrical or plumbing and restoration after storm damage require City permits. The City’s EnerGov portal lets anyone search permits by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. The City treats the design flood elevation as the base flood elevation plus one foot, or 12 feet NAVD88 for Palm Bay Estates, and requires a building with damage costing 50 percent or more of its pre-damage market value to be brought to that elevation, according to its substantial damage and substantial improvement notice. Search the building address before you list and close out any open permit, because an open permit can complicate a buyer’s lender review and an insurer’s inspection.
Palm Bay Estates’ approval, leasing and pet rules are not published, so the rules that affect your sale are the ones in your declaration and the estoppel certificate, plus state and city rules on short rentals. Ask the manager for the declaration’s leasing and approval articles before you market the home.
The approval rules are not published. The estoppel certificate must state whether the board must approve a transfer and, if so, whether it has, and whether a right of first refusal exists and has been exercised. Request the estoppel at the start of the contract period, not the end, because approval time can affect the closing date. If a dispute arises over how a request was handled, Florida Statute 718.1255 sets a dispute-resolution process.
That depends on the declaration’s leasing article, which is not public. Nothing we read states a minimum lease length. Florida, Lee County and the City each add rules on top. Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised that way, and such a unit needs a license from the state’s hotels and restaurants division. The license does not create a right to rent that the declaration denies. Lee County levies a 5 percent tourist development tax on rentals of six months or less, according to the Lee County Clerk and the Department of Revenue’s tourist development tax rate sheet.
The county record cannot pick a month for Palm Bay Estates, because its 5 sales since 2009 fell in March, April, July, July and August, and five sales are not a season. Across the 23 Bonita Beach condominium associations, April and May carry the most recorded sales, and our days-on-market figure is not available.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales for 23 Bonita Beach condominium associations, index built 1 Oct 2026)
The 23 associations on the strip hold 179 qualified sales in the last 60 months, counted below by the month of the sale. The yearly counts in the file are uneven, with 4 sales dated 2024 against 68 dated 2025, a gap we cannot explain from the record, so we read the pattern as a prompt for a conversation and not as a rule.
| Month | Sales | Month | Sales |
|---|---|---|---|
| January | 4 | July | 12 |
| February | 17 | August | 9 |
| March | 18 | September | 8 |
| April | 27 | October | 15 |
| May | 25 | November | 11 |
| June | 18 | December | 15 |
January to June carries 109 of the 179, or 60.9 percent. April and May together carry 52, or 29.1 percent.
We plan a Palm Bay Estates listing around when your documents are ready and, where we can, ahead of the April and May peak the strip’s record shows. A home with a current estoppel, a budget, a flood answer and closed permits can list the week the photographs are done, and a home without them loses more in a slow week than it gains from a better month. Days on market by month for Palm Bay Estates: Information not available at time of publishing (checked 2026-10-01).
We market a Palm Bay Estates condo for the buyer’s attorney, lender and insurer as much as for the buyer: professional photography, a document package ready to send, a plain explanation of the flood and insurance position, and exposure on the Southwest Florida MLS and our own sites. The paperwork goes first and the pictures second.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)
With eight homes and two recent sales, a buyer reads a Palm Bay Estates listing more closely than a tower listing, and the first showing has to answer the questions the record raises.
The package holds your home’s heated size and year built from the county record, the roof date and type, any wind-mitigation form, the elevation certificate if one exists, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the Sunbiz printout and the permit history for the building address. A one-page sheet compares your home with the two 2025 sales and explains why they point in opposite directions.
The listing runs on the Southwest Florida MLS, on our own sites and on Domain Realty Group’s, and beside our Palm Bay Estates at Bonita Beach community guide, so a buyer who researches the building finds your home in context. Buyers can also start from our guide to buying at Palm Bay Estates. Our Bonita Springs seller’s guide covers the city-wide steps. Lee County Parks said on 1 October 2026 that the lot at Bonita Beach Park was closed for repair construction from 8 September 2026, and its page for Bonita Beach accesses 2 through 9 listed free parking, so we describe the beach walk as it stands on the day we list.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.
We negotiate a Palm Bay Estates contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide most contracts here: price against two 2025 sales, the document review period, insurance quotes and the appraisal, because an eight-home condominium gives the appraiser very few comparables.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)
The county file shows two sales in 60 months, so a buyer’s agent will lean on whichever of the two helps the buyer, and we tell you before the first showing how much movement your evidence supports.
We answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. An offer that is lower but closes without a financing contingency can net more than a higher offer that fails at the appraisal. If the appraisal comes in below the price, the buyer can bring cash, the price can move or the parties can argue with better comparables, and we give the appraiser your home’s own sale history and the strip’s bay-side sales before the appraisal, not after.
A buyer choosing between Palm Bay Estates and Bay Harbor Club is choosing between eight one-story bay-side homes and a two-tower, 104-unit bay-side condominium, both in FEMA Zone AE at 11 feet. Palm Bay Estates’ two sales in 60 months, $525,000 and $640,000, bracket Bay Harbor Club’s $555,000 24-month median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bay Harbor Club is the closest comparable to Palm Bay Estates on position and price, and our audit of it is on its guide page. If you own there instead, read our Bay Harbor Club seller’s guide. The last column says what each difference means for your Palm Bay Estates listing.
| What a buyer weighs | Palm Bay Estates | Bay Harbor Club | What it means for your Palm Bay Estates listing |
|---|---|---|---|
| Size | 8 homes in four two-home buildings | 104 units by the state record, 103 on the county roll, in two towers | The smallest scale, so fewer owners to read and fewer comparables |
| Built | 1985 per the county roll | 1983 to 1984 | A slightly newer building, which insurers notice |
| Stories | One story per the county | 13 levels over parking | Ground-level living, and milestone rules that appear not to apply |
| FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
| Bare ground, USGS | 2.61 to 3.59 ft | 3.7 to 5.3 ft | Lower ground at Palm Bay Estates |
| Docks | Not published | 50 deeded docks among 103 units, per our Bay Harbor Club audit | Bay Harbor Club if a deeded dock matters |
| Qualified sales | 2 in 60 months | 12 in 24 months | Bay Harbor Club has the deeper record |
| County median | not stated (fewer than 10 sales); the median of these 2 sales is $582,500 | $555,000 (24 months) | Compare directionally; the windows differ |
| County range | $525,000 to $640,000 (60 months) | $450,000 to $750,000 (24 months) | The wider recent set is Bay Harbor Club’s |
| Home size | 1,150 to 1,444 sq ft, four sizes | 1,345 sq ft standard plan | Palm Bay Estates for variety |
Selling a Palm Bay Estates at Bonita Beach condo costs roughly 4.2 to 6.7 percent of the price at $640,000 and 4.3 to 6.8 percent at $525,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $27,029 to $43,029 and $22,487 to $35,612, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)
The figures are estimates, not a settlement statement. Commission is negotiable and not set by law, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, and you can replace either with your own number. Both prices are real Palm Bay Estates sales: $640,000 is the April 2025 price and $525,000 is the July 2025 price. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 to $1 million, and in Lee County the seller customarily pays both, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill and the closing date are not known, and the proration is the days you owned the home in the tax year divided by 365, times the annual bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $640,000 | April 2025 recorded price |
| Listing commission, 2.75% | -$17,600 | 2.75% of $640,000 |
| Buyer-agent compensation, 2.5%, if offered | -$16,000 | 2.5% of $640,000 |
| Deed documentary stamp tax | -$4,480 | 6,400 units of $100 at $0.70 |
| Owner’s title policy | -$3,275 | $575 plus $2,700 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Palm Bay Estates estoppel certificate | -$299 | Up to $299, the current adjusted cap; expedited and delinquency fees are extra |
| Estimated total costs, with buyer-agent compensation | -$43,029 | 6.72% of price |
| Estimated net before payoff, with buyer-agent compensation | $596,971 | $640,000 minus $43,029 |
| Estimated total costs, without buyer-agent compensation | -$27,029 | 4.22% of price |
| Estimated net before payoff, without buyer-agent compensation | $612,971 | $640,000 minus $27,029 |
The same assumptions apply, at the price recorded in July 2025.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $525,000 | July 2025 recorded price |
| Listing commission, 2.75% | -$14,438 | 2.75% of $525,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$13,125 | 2.5% of $525,000 |
| Deed documentary stamp tax | -$3,675 | 5,250 units of $100 at $0.70 |
| Owner’s title policy | -$2,700 | $575 plus $2,125 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Palm Bay Estates estoppel certificate | -$299 | Up to $299, the current adjusted cap; expedited and delinquency fees are extra |
| Estimated total costs, with buyer-agent compensation | -$35,612 | 6.78% of price |
| Estimated net before payoff, with buyer-agent compensation | $489,388 | $525,000 minus $35,612 |
| Estimated total costs, without buyer-agent compensation | -$22,487 | 4.28% of price |
| Estimated net before payoff, without buyer-agent compensation | $502,513 | $525,000 minus $22,487 |
A mortgage payoff, any association assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate or survey you commission, and the cost of any permit you have to close. At an eight-home association a single special assessment can move a net sheet by more than the commission does, which is why we read the estoppel before we quote a number.
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Palm Bay Estates sellers should ask the question. Two homes sold in 2025 after the file’s previous sales of $150,000 and $200,000, differences of $490,000 and $325,000 between recorded prices, and the first is close to the $500,000 joint exclusion and above the $250,000 single exclusion. The difference between two recorded prices is not your gain. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs.
List if your home is in marketable condition and you can have the documents ready before the first showing; take an investor cash offer only when the home needs work an insurer would not accept or you must close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Palm Bay Estates has features that change the comparison: eight homes, a thin sales record and four older buildings. A buyer who pays cash still wants the budget, the flood file and the insurance answers.
| Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
| Full listing | Highest, tested by the market | Not available for Palm Bay Estates at publication | Commission, stamp tax, title and prorations | A price that ignores the 2025 pair | A home in marketable condition with time |
| Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures and, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free Palm Bay Estates valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own home and its nearest like sale, adjusted for size, phase, condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the fee stack your buyer inherits, a net sheet at the price the record supports and the flood and insurance answers a buyer will ask for.
Get your free Palm Bay Estates at Bonita Beach home valuation and we will send a value built from your own home’s record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Palm Bay Estates.
Jesse McGreevy is a top-reviewed Palm Bay Estates listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “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
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
These are the questions Palm Bay Estates owners ask us most often before they list, answered from the Lee County sale record, the state’s corporate and condominium records and Florida law. The building background is in our Palm Bay Estates guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and its nearest like sale, order the estoppel and the Section 718.503 package, prepare flood and insurance answers, close any open permit and list when the paperwork is ready. We send a net sheet before you decide, and a free valuation starts it.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 19 qualified Palm Bay Estates sales since 1986, and one of us negotiates every offer.
The county file shows two sales in the last 60 months, $640,000 for 1,150 square feet and $525,000 for 1,415 square feet, so your value depends on size, phase, condition and documents more than on any average. Request a free valuation and we will price your home from its nearest like sale.
$640,000 on 30 April 2025 for 1,150 square feet, or $556.52 per heated square foot, and $525,000 on 22 July 2025 for 1,415 square feet, or $371.02. Before them came $650,000 in March 2017, $512,000 in August 2011 and $345,000 in July 2010. These are county recorded prices, not MLS closings.
No window of 12, 24, 36 or 60 months holds ten qualified sales, and the median of two sales is not a market. An all-history median would mix 1986 prices with 2025 prices, so we list the recent sales and state a median only as the median of these 2 sales, $582,500.
The record does not say. A 1,150-square-foot Phase 2 home brought $640,000 and a 1,415-square-foot Phase 1 home brought $525,000, 83 days later. Position on the water, condition, renovation and the buyer’s circumstances are the usual candidates, which is why we walk a home before we price it.
Four homes have 1,150 heated square feet, one has 1,251, two have 1,415 and one has 1,444, according to the county roll, a total of 10,125 and a mean of 1,265.6 per home. The county’s sales file lists three bedrooms for every recorded sale.
With two sales in the last 60 months, the nearest comparable may be a neighboring association as much as Palm Bay Estates itself. We compare the home with its own record, with Bay Harbor Club and with the other strip neighbors, adjust for size and condition, and give you a range with the reasoning.
Information not available at time of publishing (checked 2026-10-01). Median days on market for Palm Bay Estates comes from the Southwest Florida MLS, which was not pulled for this page, and we will not estimate it from the county record. We can give you the figure for comparable homes when you ask for a valuation.
The county record shows no sale in the last 12 months, and the strip’s month counts favor April and May, so a home with ready documents can list now and be in front of buyers before that peak. We do not predict price direction from two sales, and we say so.
About 4.2 to 6.7 percent of the price at $640,000, or $27,029 to $43,029, and 4.3 to 6.8 percent at $525,000, or $22,487 to $35,612, before any mortgage payoff. The range depends on commission and buyer-agent compensation, and our net sheets show every line.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 to $1 million. That is $3,275 on $640,000 and $2,700 on $525,000, customarily paid by the seller in Lee County, and the contract controls.
The seller customarily pays, and the contract controls. Florida taxes deeds at 70 cents per $100 under Florida Statute 201.02. At $640,000 that is 6,400 hundreds times $0.70, or $4,480, and at $525,000 it is $3,675.
In Lee County the seller customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls both. A buyer’s lender will require its own lender’s policy at the buyer’s cost. Ask your title agent for the quote at your specific price.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, which can no longer be advertised on the MLS since 17 August 2024. We discuss both before you sign.
The association must issue it within 10 business days of a request under Section 718.116. The fee is up to $299, with up to $119 more if expedited and up to $179 more if the account is delinquent, as adjusted and published by the state. It is effective for 30 days by hand or e-mail and 35 by mail.
Under Florida Statute 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, all at your expense. A milestone summary or reserve study statement is added only if one applies.
Under the statute’s contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. Delivering the package before the contract closes that window early.
Probably not as a legal matter, because the county shows one-story buildings and the statutes turn on three or more habitable stories. That is our reading of a county tax record, not a code determination. The contract still carries a conspicuous statement for contracts signed after 31 December 2024, so read which form applies.
Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before the contract, knowledge of flooding that damaged the property during ownership, any flood insurance claim and any FEMA or other flood assistance received. Answer accurately and keep the paperwork.
We cannot measure it without MLS data, and we do not guess. Buyers will ask about Zone AE at 11 feet, any storm damage, the insurance and any assessments, and a home with documents, closed permits and a clear assessment ledger sells on those facts. Two of eight homes have sold since Hurricane Ian.
No Florida statute we read requires one for a resale, but it is the most useful flood document a buyer’s insurer can see, because it records the lowest floor against the base flood elevation of 11 feet. We found none for any Palm Bay Estates building, so ask the manager and the insurer whether one exists.
They are not published. The only public dollar figure is the state’s $32 annual fee for eight units. The current assessment, what it covers and any special assessment come from the budget and the estoppel certificate, which is why we order both before we list.
Not necessarily before you list, but every unpaid assessment through closing must be settled, and the estoppel states the balance. A buyer becomes jointly and severally liable with the previous owner for assessments that came due up to transfer, which is why closing agents insist on payoff.
The approval rules are not published. The estoppel certificate must state whether the board must approve a transfer and whether a right of first refusal applies. Ask for it at the start of the contract period, not the end, because approval time can affect the closing date.
Not published. A dock can be a limited common element assigned to one home, a shared asset or a separate parcel. The deed and the declaration answer it, and a buyer who is promised a dock should see the instrument that conveys it.
Eight homes share every cost, so a buyer looks hard at the reserve, the roof and any pending project. A lender’s review of a small project can turn on one delinquent owner or one large repair, so we prepare the documents early and answer those questions before they slow the contract.
On 1 October 2026 the Florida Division of Corporations showed the association as active, with its latest annual report filed on 27 April 2026, and the state’s condominium division showed the project as approved and recorded. Those are public status fields and not a financial opinion.
Lee County’s access-point layer places Bonita Beach Access 6 about 57 to 115 meters in a straight line from the eight homes, and Access 7 about 317 to 365 meters. The county page says Accesses 2 through 9 are free to park and allow no pets, and whether owners have a private path is a declaration question.
You should. An open or expired permit can complicate a buyer’s lender review and an insurer’s inspection, and the City’s EnerGov portal shows permits by address. We search the building address before we list and ask you to close out anything open.
Fix what a buyer’s inspector will flag as a safety or insurance issue, and keep receipts and permits for everything. Cosmetic updates depend on your price band. We walk the home with you and rank each repair by what a buyer would pay for it.
Possibly not. 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 for at least 2 of the 5 years before the sale, under IRS Topic 701. Long holds can exceed the exclusion, so ask your tax adviser.
The buyer can bring cash, the price can move, or the parties can argue with better comparables. With two recent sales, the appraiser has little to work with, so we give the appraiser your home’s own sale history and the strip’s bay-side sales before the appraisal.
We read the county record and the state filings before we price, we assemble the association and disclosure documents before a buyer asks, and one of us negotiates every offer. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Commission is negotiable and set in your listing agreement, and we show the effect of each choice on your net before you sign. Call Jesse direct at (239) 898-6072 and we will walk through the net sheet at the price your home supports.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a corporate filing must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a 1,415-square-foot home priced off a 1,150-square-foot sale, a document package handed over after the contract so the cancellation right stayed open, a flood answer given from a map instead of an elevation certificate, and an estoppel that surfaced a special assessment the buyer first heard about at closing. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period. Our Bonita Beach community page sets the strip’s associations side by side.
If you are thinking of selling a Palm Bay Estates condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and document package the day you list, and answers the buyer’s flood, insurance and association questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Palm Bay Estates at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Palm Bay Estates, Bay Harbor Club, Seascape, Sea Isles, or Bonita Beach Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Request your free Palm Bay Estates at Bonita Beach home valuation and we will send a value built from your own home’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Palm Bay Estates realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Palm Bay Estates, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the county roll and building layer for all eight homes, every qualified Palm Bay Estates sale on the Lee County record, the association’s Sunbiz filings, the state’s condominium record and payment history, the FEMA flood map and the Hurricane Ian marks near the block, and the City’s permit portal. They did not find a public declaration, budget or rules document, and this page says so wherever it matters. The neighborhood background is in our Palm Bay Estates at Bonita Beach 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 Palm Bay Estates condo? Get a free Palm Bay Estates 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 Palm Bay Estates.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records, the association’s Sunbiz filings, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Southwest Florida MLS figures were not available at publication.
These official documents are the ones a Palm Bay Estates seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, so you and the buyer read the same text, and none comes from a listing site or a brokerage.
| Document | Issued by | Date | Why a Palm Bay Estates seller needs it | Link |
|---|---|---|---|---|
| Sunbiz annual report, Palm Bay Estates Condominium Association, Inc. | Florida Division of Corporations | Filed 27 April 2026 | The registered agent, mailing address and eight officer and director positions on file | View the 2026 annual report |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | Current schedule | The inflation-adjusted $299, $119 and $179 amounts for the estoppel certificate | View the fee schedule |
| Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation a buyer’s renovation plan meets | View the City notice |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit and coinsurance a flood quote is measured against | View the coverage summary |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind-mitigation form a buyer’s insurer reads | View the wind-mitigation form |
| Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package, the 7-day cancellation language and the milestone statement | View the statute |
| Florida Statute 718.116, Assessments and Estoppel | Florida Legislature | Current statute | What the association’s estoppel must state and the 10-business-day deadline | View the statute |
| Florida Statute 689.302, Flood Disclosure | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract | View the statute |
The association’s own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); Palm Bay Estates sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Palm Bay Estates condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.