We price your Pelican Pointe condo from the deeds of its own plan, and line up the estoppel, the document package and the flood answers 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 Pelican Pointe at Bonita Beach condominium, ten Gulf-side two-bedroom residences at 26130 Hickory Blvd on Little Hickory Island, described in full in our Pelican Pointe at Bonita Beach guide. If you own one of the ten condos, this page gives you every recorded sale on the county file, 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.
Pelican Pointe is the smallest Gulf-side condominium on the Bonita Beach strip of Bonita Springs, where condominiums run from three homes to 360. It was built in 1983, and its homes are large for the age, 1,643 to 1,890 heated square feet. This is not Pelican Point in Naples or Cape Coral, or Pelican Pointe Beach Homes in Pinellas County, and it is not Pelican Landing in Bonita Springs; each of those is a separate association with its own documents.
The Lee County Property Appraiser records 18 qualified Pelican Pointe sales since 1986 and only one in the last 60 months: $1,375,000 on 14 April 2023 for a 1,643-square-foot home, or $836.88 per heated square foot. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and publishes no median. The record is also unusually wide: two October 2020 sales of near-identical homes sit $510,000 apart, and a buyer’s lender, insurer and attorney will each ask what separates them.
To sell a Pelican Pointe at Bonita Beach condo in 2026, price the home from its own line, level and condition rather than a building average, assemble the Section 718.503 document package and an estoppel certificate before you list, and prepare answers on the flood boundary and insurance. Few buyers can compare, so 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 a ten-home condominium has almost no comparable sales to lean on. A buyer’s appraiser will see a single sale in the last five years, an association with no website, and a flood map line that runs through the building. A listing that answers those questions in its first week reads as a prepared sale, and one that does not reads as a risk. The three sections that follow show the record, the price levels in it and the paperwork that sits behind a closing here.
These are the ten facts about selling a Pelican Pointe at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.
This seller’s guide to the Pelican Pointe at Bonita Beach condominium runs from the recorded market to fees, insurance, disclosure and flood questions, a comparison with Ambassador, two net sheets and the answers owners ask us most.
The Market and the Record: How Do I Sell My Pelican Pointe at Bonita Beach Condo in 2026? · Why List Your Pelican Pointe at Bonita Beach Condo With McGreevy and Comisar? · What Is the Pelican Pointe at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Pelican Pointe at Bonita Beach Condos Sell For? · Have Pelican Pointe at Bonita Beach Condo Owners Sold for More Than They Paid? · A Pelican Pointe at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Pelican Pointe at Bonita Beach Condo? · What Moves the Value of a Pelican Pointe at Bonita Beach Condo Most? · What Does Pelican Pointe’s Association Record Tell a Buyer, and What Does It Leave Out? · What Fees Will Your Pelican Pointe at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Pelican Pointe at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Pelican Pointe at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Pelican Pointe at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Pelican Pointe at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Pelican Pointe at Bonita Beach Condo? · How Do We Negotiate a Pelican Pointe at Bonita Beach Condo Contract? · Pelican Pointe at Bonita Beach vs Ambassador: Which Will Your Buyer Choose? · What Does It Cost to Sell a Pelican Pointe at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Pelican Pointe at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Pelican Pointe at Bonita Beach Valuation?
Answers and Local Expertise: What Pelican Pointe at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Pelican Pointe at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Pelican Pointe at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts
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. Pelican Pointe owners hire us because we read the county record and the state filings before we price, assemble the association and disclosure documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Pelican Pointe condo, or thinking, “I need a listing agent who can handle a ten-home association with one recent sale,” 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 Pelican Pointe. 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 18 qualified Pelican Pointe sales on the Lee County record, from February 1986 to April 2023, matched on the association’s full legal name so that no other building’s sales leak in, and we tracked every transfer the county roll shows on all ten homes. We also read the association’s Sunbiz record, the state’s condominium record, FEMA’s flood layer at the building and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which home, which condition and which documents, not which neighborhood.
Domain Realty Group, led by McGreevy and Comisar, is the #1 real estate team in Bonita Springs (RealTrends 2026), with over $2.5 billion sold and 4,000+ transactions. Our office is in Bonita Springs, the same city as Pelican Pointe. 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 Pelican Pointe condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 18 qualified sales since 1986, one in the last 60 months at $1,375,000 and none in the last 12, 24 or 36. The Southwest Florida MLS, pulled October 3, 2026, also shows one closing in the last 60 months at $1,375,000, none in the last 12, 24 or 36, and one active listing at $825,000. The two sources count sales differently.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, 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 earlier window can hold ten sales when ten homes have recorded one in five years. Our Pelican Pointe at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. With one sale in a window there is no median, only the sale, and we show it so the windows line up.
County window to 1 October 2026 | Qualified sales | Price | $ per heated sq ft |
|---|---|---|---|
12 months (since October 2025) | 0 | none | none |
24 months (since October 2024) | 0 | none | none |
36 months (since October 2023) | 0 | none | none |
60 months (since October 2021) | 1 | $1,375,000 (the single sale) | $836.88 |
All recorded history, since February 1986 (a count of what the file holds) | 18 | every sale listed below | not published |
The county file was built on 1 October 2026 and its newest Pelican Pointe sale is dated 14 April 2023, which is 1,266 days earlier, about 3.5 years. The file also shows no builder-direct sale: all 18 are resales, and the file matched all 11 county parcels, the ten homes and the common-area parcel.
These figures come from the Southwest Florida MLS, pulled October 3, 2026. Closed sales: none in the 12 months to that date and one in the last 60 months, unit 2B, which closed on April 14, 2023 at $1,375,000 against a final list price of $1,395,000, with no days-on-market count in its entry. Active listings: one, unit 1B at $825,000, 11 days on the market, with none pending. One sale gives no median or sale-to-list ratio, and there were no closings in the last 12 months to measure months of supply against. We do not estimate any of this from the county record, because the two sources measure different things and, with ten homes, an estimate would be false precision. If you want the MLS read on comparable homes nearby today, request a free Pelican Pointe at Bonita Beach home valuation or Call Jesse direct at (239) 898-6072.
If you own one of the ten condos, request a free Pelican Pointe at Bonita Beach home valuation and Call Jesse direct at (239) 898-6072. If you are buying here instead, Call Marc at (239) 287-5873 and read our buyer’s guide to Pelican Pointe.
Pelican Pointe condos sold for $625,000 to $1,375,000 across the seven qualified sales since 2009, the complete part of the county record, and the only sale in the last 60 months was $1,375,000 on 14 April 2023. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its date, size and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is every qualified improved sale since 2009, newest first, with no unit numbers and no parcel identifiers. The 11 older qualified sales, dated 1986 to 1995, appear in the history table later in this section.
Recorded | Home | Beds | Price | $ per heated sq ft | Note |
|---|---|---|---|---|---|
14 April 2023 | 1,643 sq ft | 2 | $1,375,000 | $836.88 | The only sale in the last 60 months |
22 October 2020 | 1,890 sq ft | 2 | $1,270,000 | $671.96 | The largest home, same home as September 2017 |
8 October 2020 | 1,860 sq ft | 2 | $760,000 | $408.60 | Two weeks before the sale above |
1 March 2019 | 1,643 sq ft | 2 | $750,000 | $456.48 | Only recorded sale of this home since 2009 |
27 September 2017 | 1,890 sq ft | 2 | $725,000 | $383.60 | Resold at $1,270,000 in October 2020 |
2 October 2014 | 1,860 sq ft | 2 | $630,000 | $338.71 | Lowest price per square foot since 2009 |
19 April 2013 | 1,643 sq ft | 2 | $625,000 | $380.40 | Resold at $1,375,000 in April 2023 |
Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries deed consideration, which is the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale. We never average them, and we publish no mean or median of these seven, because they span ten years and a statistic that mixes 2013 with 2023 is not a price signal.
On 8 October 2020 an 1,860-square-foot home sold for $760,000, and on 22 October 2020 the 1,890-square-foot home sold for $1,270,000. The difference is $510,000 (1,270,000 less 760,000) on heated areas that differ by 30 square feet. For a seller the message is that a Pelican Pointe condo cannot be priced from the building’s last sale, and that the specific home’s condition decides which of the two price levels it belongs near. A buyer’s agent will ask you to prove it with permits, invoices and photographs.
The county record before 2009 is partial, and Lee County’s own code list changed meaning on 1 January 2009, so we read every earlier deed with the list that applied on its date. We show those years only as a labelled history table by period, with counts and ranges, and never as a price signal.
Period | Qualified sales in the file | Price range | Note |
|---|---|---|---|
1980s (from February 1986) | 6 | $150,000 to $182,600 | Five deeds in February 1986, the earliest in the file |
1990s | 5 | $190,000 to $265,000 | Record partial before 2009 |
2000s | 0 | none | None recorded; record complete from 2009 |
2010s | 4 | $625,000 to $750,000 | 2013, 2014, 2017 and 2019 |
2020s to 1 October 2026 | 3 | $760,000 to $1,375,000 | October 2020 twice and April 2023 |
Six, five, none, four and three add to the 18 qualified sales in the file. The gap of nothing between 1995 and 2013 is a reminder that the file is partial before 2009: earlier deeds may exist that the county roll no longer carries.
Two Pelican Pointe homes show a clean pair of sales since 2009, and both gained. One 1,643-square-foot home went from $625,000 in April 2013 to $1,375,000 in April 2023, up 120.0 percent in 10 years, and the 1,890-square-foot home went from $725,000 in September 2017 to $1,270,000 in October 2020, up 75.2 percent in 3.1 years.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two recorded prices of one home, so it removes the question of which home is bigger. It cannot remove the question of what happened to the home in between, because the county file does not record renovation, damage, storm repair or a change in the unit’s finish.
Home | Earlier sale | Later sale | Change | Percent | Years apart |
|---|---|---|---|---|---|
1,643 sq ft | $625,000 (April 2013) | $1,375,000 (April 2023) | +$750,000 | +120.0% | 10.0 |
1,890 sq ft | $725,000 (September 2017) | $1,270,000 (October 2020) | +$545,000 | +75.2% | 3.1 |
Two more pairs reach back before 2009, where the record is partial, so we treat them as history. Under the code list that applied in 1994, both 1994 deeds are qualified sales. The same 1,643-square-foot home went from $245,000 in January 1994 to $625,000 in April 2013, which is 155.1 percent in 19.3 years, and a 1,860-square-foot home went from $245,000 in November 1994 to $630,000 in October 2014, which is 157.1 percent in 19.9 years. Neither pair feeds any median on this page.
The one recent Pelican Pointe sale to walk through is the April 2023 sale of a 1,643-square-foot home at 26130 Hickory Blvd for $1,375,000, which followed a $625,000 sale in April 2013. It shows what a seller gained over a decade 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, owner and parcel 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 $625,000 on 19 April 2013, or $380.40 per heated square foot, and for $1,375,000 on 14 April 2023, or $836.88. That is $750,000 more, 120.0 percent, over 10 years, and the price per square foot rose by a factor of about 2.2. The county roll’s just value for the same plan is $735,635 for 2026, which is 53.5 percent of the 2023 price and $639,365 below it. The Property Appraiser’s value is not a market value, and the gap is a reason to price from sales and not from the roll.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the home. At the rates in our cost section, the sale carries an estimated $55,125 in costs without buyer-agent compensation (4.01 percent) and $89,500 with it (6.51 percent), before any mortgage payoff. Subtracting the 2013 price from the 2023 price overstates a gain, because a seller’s gain is measured from basis, which includes closing costs and improvements, less selling costs.
The 2023 sale is counted because the county’s 2023 sales file and the current roll carry it with transfer code 01, the qualified arm’s-length code. The county’s 2024 file shows the same deed with code 37, which the list defines as a property not exposed to the open market. We count it and flag it, and a buyer’s appraiser would weigh it next to the February 2024 transfer of $1,285,000 on a same-size home, which is $782.11 per square foot and not in the qualified set. For a seller pricing today, both are evidence that homes of this plan have traded at about $780 to $840 per square foot at the top of the record.
We price a Pelican Pointe condo by matching your home to the nearest like sale in its own plan, adjusting for condition, level, view and the work done since, and then testing the number against Silver Sands next door and Ambassador. With one qualified sale in five years, the method has to be shown, so we show you the deed behind every comparable.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales and 2026 parcel roll, index built 1 Oct 2026)
Pricing here is closer to an appraisal than to a market statistic. The steps are the same every time, and each one has a reason that comes from this building’s record.
Your home is one of three plans: an 1,860-square-foot A-line home (five of them), a 1,643-square-foot B-line home (four) or the 1,890-square-foot top-level home. Each plan has two or three qualified sales since 2009, so the comparison starts with your plan and not with the building. We list the sales of your plan, newest first, with the price per heated square foot on the county’s own area.
The record shows $625,000 to $760,000 for five sales and $1,270,000 and $1,375,000 for two. We decide with you which level your home belongs near by looking at what was done to it: kitchens and baths, flooring, windows and doors, the air handler, and whether the work was permitted. In our judgment a home with no work since the 1983 build belongs near the lower level until a buyer’s walk-through says otherwise, and a home that has been fully rebuilt inside belongs near the upper.
The 2026 county roll gives every A-line home a just value of $805,518, every B-line home $735,635 and the largest home $903,922, a total of $7,874,052 and an average of $787,405 per home, with no homestead exemption on any of the ten. That is 57.3 percent of the $1,375,000 paid in April 2023 (787,405 divided by 1,375,000). The roll values by size and line, not by condition or level, so it tells us the county has not seen inside any home. We never present it as a floor or a ceiling.
Silver Sands of Bonita Beach, 0.03 mile away at 26140 Hickory Blvd, recorded one qualified sale in 60 months, $1,400,000 on 27 February 2026 for a 1,743-square-foot home, or $803.21 per square foot. Ambassador, a 60-home Gulf-side building with 1,203 to 1,263 square foot homes, recorded four in 60 months. We read them as context, not as comparables, because the plans, ages and flood geometry differ, and the comparison section sets them side by side.
What moves the value of a Pelican Pointe condo most is the home’s condition and level, the Gulf-side position, the split flood boundary, the milestone and reserve study answers, and the assessment a buyer inherits. The county record cannot rank them, so we ask about each one in your home and building before we set a price.
Data updated: October 2026 (Lee County Property Appraiser roll, FEMA National Flood Hazard Layer queried 1 Oct 2026, Florida Statutes 553.899 and 718.112)
The record shows two price levels but not the reasons. These are the factors we weigh, in the order a buyer’s agent usually raises them.
The county roll codes the land under all ten homes as Gulf, and the building is on the Gulf side of Hickory Blvd. That is a defining feature of the building, but whether a given home has a direct Gulf view, a side view or a road view depends on its line, level and orientation, which the roll does not carry. We confirm the view on site and photograph it at the hour a buyer will visit.
The jump from $725,000 to $1,270,000 on the largest home in three years is the clearest signal in the record that condition moves price here. Buyers of 1983 concrete buildings pay for windows, doors, plumbing, air conditioning and electrical that are done and permitted, because those are the items that cost a ten-owner building the most when they fail.
FEMA’s layer returns Zone AE at 11 feet at the unit parcels and Zone VE at 13 feet toward the Gulf, and our overlay of the county’s footprint on FEMA’s polygons puts 14.0 percent of the footprint in VE and 86.0 percent in AE. That is our overlay, not a FEMA determination, and a surveyor’s elevation certificate is the document that counts. A buyer’s insurer and lender may read the building as AE, VE or something between, so the flood answer is part of the price.
Built in 1983 and rising five or six stories, Pelican Pointe sits inside the milestone inspection and structural integrity reserve study rules. The association’s actual status on both is not published, and a buyer who sees a completed study and a funded reserve pays differently from a buyer who sees silence.
The association is Pelican Pointe on the Gulf Association, Inc., an active Florida corporation filed on 14 September 1981, reinstated on 12 July 1988 and current on its 2026 annual report. The state condominium record shows the project recorded on 18 April 1983. No website, declaration, budget or rules are posted that we could find.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums records, read 1 Oct 2026)
An active corporate record is the first thing a lender’s reviewer checks, and Pelican Pointe’s passes. What the record leaves out is what a buyer will ask for next, so the seller who gathers it first controls the timeline.
With ten homes, every owner holds a tenth of the vote and, if the declaration divides shares equally, a tenth of every bill. One delinquent home would leave 10 percent of the budget unpaid (1 divided by 10), against 0.5 percent in a 200-home building (1 divided by 200). Florida’s website mandate for associations of 25 or more homes does not apply to ten, so a missing website is not a sign of non-compliance, and it means the documents come by request.
Pelican Pointe does not publish its regular assessment or what it covers, and we state no dollar figure. A buyer learns the number from the budget and the estoppel certificate, both of which Florida law routes through you as the seller, so have them ready before the first showing.
Data updated: October 2026 (Florida Statutes 718.115, 718.116 and 718.503; Bonita Beach Club and Windsong association documents read 1 Oct 2026)
A fee the buyer cannot find is a fee the buyer assumes is high. Because the number is not public, the first document you order should be the budget.
Section 718.115 provides that common expenses are the costs of operating and maintaining the common elements and the association, shared in the proportions the declaration sets, and that water and sewer through a master meter and required fire-safety equipment are common expenses even if the declaration does not list them. Which of those Pelican Pointe actually pays, and whether it also pays for insurance, cable, trash, landscaping, the elevator and any pool, is a matter of the budget.
Two neighbors publish their assessments, and neither is Pelican Pointe’s. Bonita Beach Club’s FY2027 dues memo, effective 1 October 2026, lists $3,038 per quarter for a two-bedroom, two-bath home, which is $12,152 a year. Windsong’s association FAQ dated 1 October 2026 states $3,736 per quarter, which is $14,944 a year. Each association sets its own budget from its own insurance, staff, amenities and reserves, so these show only that buildings on this strip charge in the thousands of dollars a quarter, and Pelican Pointe’s homes are larger than either neighbor’s two-bedroom homes.
A $100,000 cost shared equally is $10,000 per home at Pelican Pointe (100,000 divided by 10) against $500 per home across 200 homes. That is arithmetic and an illustration, not a prediction, and it is why a buyer should read the reserve study and the insurance renewal history before an offer.
A building of three or more habitable stories must have a structural integrity reserve study, and under Section 718.112(2)(g) the reserve budget for the structural items must be based on that study. For a budget adopted on or after 31 December 2024, owners of an association that must obtain the study may not vote to provide no reserves or less reserves for those items. For a 1983 building, structural reserve contributions have moved from optional to required, and a buyer should expect the assessment to reflect that.
The association’s master policy is Pelican Pointe’s principal building insurance, and its carrier, limits, premium and deductible are not published. A buyer’s insurer will ask for the elevation certificate and the master policy summary, a lender will ask for the budget, reserves and milestone status, and a seller who has them ready avoids delay.
Data updated: October 2026 (Florida Statutes 718.111(11) and 689.302, FEMA NFIP summary of coverage for residential condominium buildings, read 1 Oct 2026)
Insurance is the question that most often reshapes a coastal condo sale. We cannot quote a premium for Pelican Pointe because none is published, and we say so rather than guess.
Section 718.111(11) requires every residential condominium association to carry adequate property insurance, with replacement cost set by an independent appraisal or an update of one at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. Ask the manager for the declarations page, the deductible and the loss assessment exposure in dollars.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 10 homes that ceiling would be $2,500,000 (10 times $250,000), which is about 32 percent of the county’s $7,874,052 appraisal basis for the building (2,500,000 divided by 7,874,052 is 0.317). The county’s number is not a replacement cost, so the comparison is a prompt for the buyer’s agent, not a finding. Whether Pelican Pointe carries the full amount, less, or private excess flood coverage is not published.
A Pelican Pointe at Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 553.899, 718.112 and 689.302, read 1 October 2026)
Pelican Pointe’s declaration is cited on the county roll at Lee County Official Records Book 1877, Page 0943 and Book 1666, Page 4474, and we have not read it, because no public copy turned up. Every duty below turns on documents the association holds, so the practical first step is a written request to the manager.
Under Section 718.503 a contract for the resale of a residential unit must carry a conspicuous clause saying either that the buyer received the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the frequently asked questions document more than 7 days before signing, or that the contract is voidable by the buyer within 7 days after signing and receipt. The seller bears the cost of producing them, and any purported waiver is of no effect. The state’s frequently asked questions document is described in Section 718.504.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days after a written or electronic request. It states what is owed, any special assessments, any transfer fee or approval requirement, the parking space number and other items the statute lists. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. We use $299 in every net sheet. A certificate has a limited life, so order a new one if closing slips.
A resale contract entered into after 31 December 2024 must carry a conspicuous statement under Section 718.503 if the association is required to have a milestone inspection or a structural integrity reserve study and has not completed one, and the completed documents go to the buyer. Pelican Pointe, built in 1983 and rising five or six stories, is the age and height the rules were written for. Its status is not published, so we ask early.
By the county year built of 1983, the building passed 30 years before 1 July 2022, so under Section 553.899 its initial milestone inspection was due before 31 December 2024, and under Section 718.112(2)(g) its structural integrity reserve study was due by 31 December 2025, by our reading of the statutes. The date counts from the certificate of occupancy, which we did not see. The statutes also let a local enforcement agency set a 25-year interval in places such as salt-water locations, which does not change Pelican Pointe’s result because 30 years has long passed.
A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed. It states that homeowners’ policies do not cover flood and asks whether the seller knows of flood damage during ownership, has filed a flood insurance claim, including under the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA. For a Gulf-side home on Little Hickory Island after Hurricane Ian, expect the buyer’s agent to read the answers closely.
Section 689.261 requires a property tax disclosure summary at or before the contract that warns the buyer not to rely on the seller’s current taxes, because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a home built in 1983, that means any roof, window, plumbing, air-conditioning or water-intrusion problem you know of, and any dispute within the association.
Buyers will ask which flood zone Pelican Pointe is in, what Hurricane Ian did near it, and what permits and repairs followed. FEMA maps AE at 11 feet at the unit parcels and VE at 13 feet toward the Gulf, the building is in Lee County Evacuation Zone A, and we found no public damage or repair record specific to the building.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Short-Term Network and National Hurricane Center reports, queried 1 Oct 2026)
We queried FEMA, the county and the U.S. Geological Survey ourselves on 1 October 2026 rather than copy a flood zone from a listing. What follows is the record, labelled for what it is.
At the county’s point for the unit parcels, and at points 8 meters north and south of it, FEMA’s layer returns Zone AE with a base flood elevation of 11 feet, on panel 12071C0651G effective 17 November 2022. At a point 8 meters west, toward the Gulf, it returns Zone VE at 13 feet, and it returns VE 13 at the common-area parcel. Overlaying the county’s footprint polygon of 522.1 square meters on FEMA’s zone polygons, 73.2 square meters (14.0 percent, about 788 square feet) falls in VE 13 and 448.9 square meters (86.0 percent, about 4,832 square feet) in AE 11. A third mapped polygon, VE at 16 feet, lies seaward and does not touch the footprint. Which zone governs for insurance or a lender is a question for the buyer’s agent and the elevation certificate, and we do not say.
The City of Bonita Springs joined the National Flood Insurance Program with an initial flood map dated 19 September 1984, and the county puts Pelican Pointe’s year built at 1983, so the building appears to predate the first map. Flood insurance people call that pre-FIRM. The program uses the date of construction or permit and not the roll’s year, so the label is our inference, and the elevation certificate shows how the lowest floor compares with the base flood elevation.
The National Hurricane Center’s report on Hurricane Ian puts storm surge at 8 to 12 feet above ground along the Bonita Beach stretch. The nearest surveyed U.S. Geological Survey high-water mark, about 117 meters (0.07 mile) from Pelican Pointe, reads 11.7 feet NAVD88, which the survey records as 5.2 feet above the ground at that spot. That is 0.7 foot above the 11-foot base flood elevation (11.7 minus 11) and 1.3 feet below the 13-foot elevation (13 minus 11.7). These are marks at other buildings, so they compare datums and say nothing about what the water did at Pelican Pointe.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value, and substantial improvement as work totaling 50 percent or more over five years. A building that crosses either line must be raised to the design flood elevation, which the City treats as the base flood elevation plus one foot, 12 feet in the AE area and 14 feet in the VE area. For a condominium the building is the structure, so an owner’s kitchen renovation does not on its own trigger the rule, while a large association project and storm repairs can.
Gather every permit for work inside your home and any association-approved alteration, plus invoices for windows, doors, roofing credits or storm repairs you paid for. The Lee County and City permit files record what was permitted, and a buyer’s agent will search them. A major rebuild or addition near a Gulf-side line can require a state coastal construction permit in addition to the City permit: the building sits seaward of the 1991 state coastal construction control line by about 60 meters and landward of the 1978 line by about 20 meters, which is our inference from the line geometry.
Pelican Pointe’s rules on approval of buyers, leasing and pets are not published, so the declaration governs and we have not read it. If the declaration requires board approval of a sale, Section 718.112(2)(k) caps the fee at $150 per applicant, and if it does not, the statute allows no transfer fee.
Data updated: October 2026 (Florida Statutes 718.110, 718.112 and 718.503; City of Bonita Springs rental permit page, read 1 Oct 2026)
Rules decide who your buyer can be and how long closing takes. We ask for them in writing before we set a closing date.
Not published. Many older Gulf-coast condominiums screen buyers and tenants, and where a board has that power the declaration usually sets a notice period before closing and a deadline for the board to answer. A transfer that skips the step can be voidable. Neighboring buildings show the range: our Casa Bonita Grande guide documents a declaration that requires at least 20 days’ written notice before closing, and Windsong’s declaration, per its public FAQ, gives its board 5 days to deny a short-term lease. A cash buyer on a 14-day closing and an association with a 30-day clock cannot both be satisfied.
Not published, and we state no minimum lease term. Every neighboring building whose documents we could read, Casa Bonita Grande, Bonita Beach Club and Windsong, sets a 30-day minimum, but Pelican Pointe’s own declaration is the source. Under Section 718.110(13) an amendment that prohibits rentals, changes the rental term or limits how often an owner may rent applies only to owners who consent and to owners who acquire title after it takes effect, so the amendment history matters as much as the current text.
The City of Bonita Springs rental permit applies to non-owner-occupied properties of up to six units and, per the City’s page, exempts properties of more than six units governed by chapter 718, which includes Pelican Pointe’s ten homes. Lee County’s tourist development tax is 5 percent on rentals of six months or less and can apply to a condominium. Stays of less than 30 days can trigger Florida’s public lodging rules. We cite these programs and do not give tax or legal advice.
The county record cannot name a best month for Pelican Pointe, because seven qualified sales since 2009 are too few to show a season: they fall in October three times, April twice, and March and September once each. Without Southwest Florida MLS data we make no seasonal claim, and the best time is when your documents are in order.
Data updated: October 2026 (Lee County Property Appraiser recorded sales since 2009, index built 1 Oct 2026)
A building that trades once or twice in a good year has no seasonal curve. What a ten-home building does have is timing risk, and it comes from the paperwork and the calendar around it.
One closing cannot show how many days a Pelican Pointe condo takes to sell or what share of listings sell. The Southwest Florida MLS, pulled October 3, 2026, holds one closing in the last 60 months, unit 2B on April 14, 2023, with no days-on-market count in its entry. On asking price against sale price, that sale closed at $1,375,000 against a final list price of $1,395,000, $20,000 under, which is one seller's result, not a building ratio.
We market a Pelican Pointe condo by publishing the building’s facts before the buyer asks, so a buyer’s agent finds answers to the first ten questions before the showing. That means a correct size and plan, a flood answer, the document package and photographs that show the Gulf-side position, not a stock description.
Data updated: October 2026 (McGreevy and Comisar listing process; Southwest Florida MLS figures pulled October 3, 2026)
We publish no marketing statistics here because the Southwest Florida MLS pull has not been run. What we can describe is the work.
Each listing carries the unit’s own heated area from the county roll, the plan and level, the documents the buyer is entitled to under Section 718.503, the elevation certificate if one exists, and the permits for work done. A buyer’s agent who finds those in the listing files can write an offer that does not need three extensions.
We negotiate a Pelican Pointe condo contract by making the price argument from the building’s own deeds and the document argument from the statute. The partners handle every offer themselves, and the terms that move a ten-home deal are the approval clock, the estoppel timing, the flood and insurance contingencies and who pays for repairs.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; Lee County recorded sales, index built 1 Oct 2026)
Price is only one term. In a building with one recent sale, the others decide whether a contract closes.
We put the association’s approval deadline, the estoppel order date and the allocation of any approval or transfer fee in the contract, because an unaddressed approval step can stall a closing and a cash buyer will not wait.
A buyer who chooses Pelican Pointe wants a ten-home Gulf-side building with large two-bedroom homes of 1,643 to 1,890 square feet and accepts a thin sales record. A buyer who chooses Ambassador wants a 60-home building from 1982 with 1,203 to 1,263 square foot homes and a deeper record of sales to price against.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; windows stated in each row)
Ambassador is the nearest Gulf-side comparison with its own page, and a buyer weighing the two will read the same county file you can. Our Ambassador seller page covers the other side of the comparison.
Measure | Pelican Pointe | Ambassador |
|---|---|---|
Built | 1983 | 1982 |
Homes | 10 | 60 (state record) |
Heated size | 1,643 to 1,890 sq ft | 1,203 to 1,263 sq ft |
FEMA zone, base flood elevation | AE 11, with about 14% of the footprint in VE 13 by our overlay | AE 11 |
Qualified sales, 60 months | 1, $1,375,000 | 4, $712,500 to $1,147,000, median of these 4 sales $987,000 |
Qualified sales since January 2019 | 4, $750,000 to $1,375,000, no median stated | 12, $570,000 to $1,147,000, median $681,250 |
Newest recorded sale | 14 April 2023 | 14 April 2026 |
$ per heated sq ft, newest 60-month sale | $836.88 | $592.27 to $915.40 across its 4 sales |
Pelican Pointe’s one sale in 60 months is $388,000 above Ambassador’s median of those 4 sales (1,375,000 less 987,000, which is 39.3 percent of 987,000), on homes that are about 30 to 57 percent larger (1,643 divided by 1,263 is 1.30, and 1,890 divided by 1,203 is 1.57). Size alone explains much of the gap, and condition, floor and the smaller building’s profile may explain the rest. We cannot tell which from the record.
If your buyer’s priority is | Look first at | Why, from the record |
|---|---|---|
The largest two-bedroom homes on the Gulf side of this stretch | Pelican Pointe | 1,643 to 1,890 square feet against 1,203 to 1,263 |
A very small building with ten owners | Pelican Pointe | 10 homes and 11 county parcels |
A deeper record of recent sales to price against | Ambassador | 4 sales in 60 months and 12 since January 2019 against 1 and 4 |
A flood zone mapped entirely AE 11 | Ambassador | Pelican Pointe’s footprint straddles AE 11 and VE 13 by our overlay |
Gulf-side homes of similar size next door | 1,612 to 1,743 square feet, 0.03 mile away | |
A larger association sharing costs among more owners | 198 and 136 homes on the state record |
Selling a Pelican Pointe at Bonita Beach condo costs roughly 4.0 to 6.5 percent of the price at $1,375,000 and 4.2 to 6.7 percent at $760,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $55,125 to $89,500 and $31,769 to $50,769, 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 Pelican Pointe sales: $1,375,000 is the April 2023 price and $760,000 is the October 2020 price of an 1,860-square-foot home. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million, and in Lee County the seller customarily pays both, subject to the contract.
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.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $1,375,000 | April 2023 recorded price |
Listing commission, 2.75% | -$37,813 | 2.75% of $1,375,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$34,375 | 2.5% of $1,375,000 |
Deed documentary stamp tax | -$9,625 | 13,750 units of $100 at $0.70 |
Owner’s title policy | -$6,013 | $575 plus $4,500 plus $937.50, rounded |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Pelican Pointe estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$89,500 | 6.51% of price |
Estimated net before payoff, with buyer-agent compensation | $1,285,500 | $1,375,000 minus $89,500 |
Estimated total costs, without buyer-agent compensation | -$55,125 | 4.01% of price |
Estimated net before payoff, without buyer-agent compensation | $1,319,875 | $1,375,000 minus $55,125 |
The same assumptions apply, at the price an 1,860-square-foot home recorded in October 2020.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $760,000 | October 2020 recorded price |
Listing commission, 2.75% | -$20,900 | 2.75% of $760,000 |
Buyer-agent compensation, 2.5%, if offered | -$19,000 | 2.5% of $760,000 |
Deed documentary stamp tax | -$5,320 | 7,600 units of $100 at $0.70 |
Owner’s title policy | -$3,875 | $575 plus $3,300 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Pelican Pointe estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$50,769 | 6.68% of price |
Estimated net before payoff, with buyer-agent compensation | $709,231 | $760,000 minus $50,769 |
Estimated total costs, without buyer-agent compensation | -$31,769 | 4.18% of price |
Estimated net before payoff, without buyer-agent compensation | $728,231 | $760,000 minus $31,769 |
A mortgage payoff, any assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate or survey you commission, and a property tax proration, which is the days you owned the home in the tax year divided by 365, times the annual bill.
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 Pelican Pointe sellers should ask. The 1,643-square-foot home that rose from $625,000 to $1,375,000 gained $750,000 on paper, above the $500,000 joint exclusion. The 2026 roll shows no homestead exemption on any of the ten homes. The exclusion is for a main home, so a second home or a rental does not qualify the same way. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less selling costs. A foreign seller faces FIRPTA withholding, so tell us before listing. We are real estate agents, not tax advisers, and this is general information.
List if your home is in marketable condition and you can be ready by winter; take an investor cash offer only when the home needs work an insurer would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024)
Pelican Pointe changes the comparison with a thin sales record and a split flood boundary. A buyer who pays cash still wants 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 published for Pelican Pointe | Commission, stamp tax, title and prorations | A price that ignores which level your home sits near | A home in marketable condition with time |
Investor cash offer | Below a well-priced listing; ask for the offer in writing | Days to weeks | 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 your own disclosures | Missed Section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Pelican Pointe valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and its nearest like sale, adjusted for condition, level, view, 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, and a net sheet at the price the record supports.
Get your free Pelican Pointe 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 Pelican Pointe.
Jesse McGreevy is a top-reviewed Pelican Pointe 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
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “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 Pelican Pointe 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 Pelican Pointe at Bonita Beach guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
McGreevy and Comisar of Domain Realty Group. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We priced the building from the recorded deeds, mapped its flood boundary ourselves and know which documents a buyer will ask for. Call Jesse direct at (239) 898-6072.
It depends on your home’s plan, level and condition. The county file holds one qualified sale in the last 60 months, $1,375,000 on 14 April 2023, and seven since 2009, priced from $625,000 to $1,375,000. We build a unit-specific price from the deeds in a free valuation.
The county file holds too few recent sales for a median: one qualified sale in the last 60 months, $1,375,000 on 14 April 2023, and none in the last 36. The seven qualified sales since 2009 run from $625,000 to $1,375,000. The Southwest Florida MLS, pulled October 3, 2026, also holds one closing in the 60 months to that date, unit 2B at $1,375,000, and none in the last 36, so it gives no median either. The two sources count sales differently, and here each shows one.
The newest qualified sale is a 1,643-square-foot home at $1,375,000 on 14 April 2023. Before it, the largest home sold at $1,270,000 and an 1,860-square-foot home at $760,000, both in October 2020. A transfer of $1,285,000 on 20 February 2024 is recorded but not in the county’s qualified set.
The Southwest Florida MLS, pulled October 3, 2026, shows one Pelican Pointe closing in the last 60 months, unit 2B on April 14, 2023, and its entry carries no days-on-market count, so there is no building figure to state. The one unit listed now, 1B, had been on the market 11 days on that date. The county record shows the building trades rarely, so plan the timeline from the contract date and from how quickly the documents and any approval reach the buyer.
The association does not publish its regular assessment, so we publish no dollar figure. Neighbors that do publish range from $3,038 to $3,736 a quarter, but those are their buildings. The budget and the estoppel certificate give the exact amount for your home.
That depends on the declaration, which we have not read. If it requires approval, Section 718.112(2)(k) caps any fee at $150 per applicant. If it does not, no transfer fee is allowed. We confirm the answer with the manager in writing before the first showing and build the closing date around it.
We found no source either way and state none. A right of first refusal would sit in the declaration and would change how a contract is written, so we check it before a listing goes live. Ask your manager or attorney to confirm it in writing.
It is the association’s written statement of what a home owes and the status of assessments, fees and the parking space. The fee is up to $299, up to $119 more if expedited within 3 business days and up to $179 more if the account is delinquent, under Section 718.116 as adjusted by the DBPR.
Within 10 business days of a written or electronic request from the owner or the owner’s designee, per Section 718.116. If the association is late, it may not charge a fee for the certificate. The statute also requires the association to designate a person or entity to receive requests, so ask for that address.
At your expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the latest structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, under Section 718.503. We assemble them before listing.
Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer signed the clause saying the documents were provided more than 7 days before. A seller who delivers the package before the offer takes that risk off the table.
Yes. A resale contract entered into after 31 December 2024 must carry a conspicuous statement if the association is required to have a milestone inspection or reserve study and has not completed it, and the completed documents go to the buyer. Pelican Pointe’s status is not public, so we ask early.
The estoppel certificate lists any special assessment, and the buyer will see it. The contract decides who pays what has been approved and what is only proposed. We found no public record of one, and we ask the board in writing before pricing, because in a ten-home building an assessment can reset the buyer’s math.
Not published. If the declaration requires approval, the statute caps the fee at $150 per applicant, and the contract says whether the buyer or the seller bears it. The estoppel certificate shows any fee the association charges. We put the allocation in the contract before the buyer applies.
It can affect a buyer’s insurance quote and the lender’s flood determination, and so the buyer’s monthly cost. We cannot say how much without quotes. FEMA maps the unit parcels in Zone AE at 11 feet and the Gulf edge, about 14 percent of the footprint by our overlay, in Zone VE at 13 feet.
Yes. FEMA maps the county’s point for the unit parcels in zone AE with a base flood elevation of 11 feet, and the Gulf edge in zone VE at 13 feet, on panel 12071C0651G effective 17 November 2022. The building is also in Evacuation Zone A. An elevation certificate settles the building’s own answer.
Flood and owner coverage are available on this strip, and the cost depends on the building’s elevation, its master policy and the home. We cannot quote a premium. A buyer should get an HO-6 and a flood quote before the inspection period ends, and a seller with the master policy summary in hand makes that easier.
The seller customarily pays for the owner’s title insurance policy in Lee County, and the contract controls. Collier County custom is different, and we do not apply it here. We confirm the allocation in the contract and ask the title company for an estimate before you list.
Typically the commission you agree, the owner’s title policy, deed stamps, the estoppel fee and prorated assessments. Deed stamps are 70 cents per $100 under Section 201.02, so a $1,270,000 sale is $8,890 (1,270,000 divided by 100, times 0.70). We itemize every line in the listing appointment.
Not without a comparison. The recorded sales do not tell us what a renovation added, and the October 2020 pair shows two price levels in one month, so we compare a renovated home’s price with a like home that was not before we advise spending. Check association approval, permits and work windows first.
An 1,860-square-foot home sold for $760,000 on 8 October 2020, and the 1,890-square-foot home sold for $1,270,000 on 22 October 2020. The county record does not say why. Condition, level, view and the work done are the usual candidates, and a listing appointment looks at your home’s own facts.
Possibly, but the record cannot prove it. The seven qualified sales since 2009 put the two highest prices on opposite levels, and the lowest ratios on lower levels. We price from your home’s nearest like sales and its condition and not from a level rule.
From the nearest like homes, adjusted for plan, level and condition, and from the neighbors. The county has seven qualified Pelican Pointe sales since 2009 and none since April 2023, so we also look at Silver Sands next door and Ambassador. We show you the deed behind each comparable and say how much weight each deserves.
It is a recorded transfer of $1,285,000 on 20 February 2024, or $782.11 per square foot on a 1,643-square-foot home, and the county carries it with code 03, which takes it out of the qualified set. We treat it as a data point to explain and weigh it with the April 2023 sale.
Yes, but the amounts owed are paid at or before closing from the proceeds. The estoppel certificate shows the balance and may carry an added fee if a delinquency exists. A seller who is behind should tell us first, so the payoff is in the contract and does not surprise the buyer.
The recorded dates of the seven qualified sales since 2009 fall in March, April, September and October across six different years, which is not a pattern we would stake a listing date on. Without MLS data we publish no seasonal claim. The best time is when your documents are in order.
Often yes. The title company can usually arrange signing by mail, power of attorney or remote notarization, and it sets what it accepts, so ask it early. Assemble the building’s documents before the contract starts the clock, and we will handle showings and the inspection on your behalf.
The contract and the association’s insurance decide. Put a clear storm clause in the contract, ask the buyer’s lender what it requires after a loss, and keep the master policy summary at hand. Pelican Pointe is in Evacuation Zone A, so a closing during hurricane season needs a plan for access and inspection.
Under Section 689.302 the flood disclosure at or before contract covers any known flooding that damaged the property while you owned it, any flood insurance claim and any flood assistance received. Disclose repairs and permits honestly. A buyer’s agent will ask, and a full answer on the first page protects you.
Usually, but lenders review the association’s budget, reserves, insurance, litigation and the status of milestone and reserve study items, and they can decline a project with unfinished safety repairs or a large unresolved assessment. We recommend the buyer’s lender review the document package early.
Yes. Pelican Pointe is inside the City of Bonita Springs, in Lee County, on Little Hickory Island, although the state condominium record carries a Bonita Beach, 33923 mailing address and the county and postal address use Bonita Springs, 34134. Our Bonita Springs seller’s guide covers the city.
Three public records disagree: the state corporate filing lists a management company in Estero, the state condominium record lists the association itself at an Estero address, and the county roll’s common-area owner record lists a management company in Longwood. Confirm the current manager from the estoppel certificate or the association.
Use the form at our valuation page or Call Jesse direct at (239) 898-6072, text or call. We will come back with the nearest recorded sales to your plan, adjustments for condition, the document gaps that could affect price and a plan for pricing a building with few recent sales.
No. Pelican Pointe is ten condominium homes at 26130 Hickory Blvd on Little Hickory Island in Bonita Springs. Pelican Landing is a separate Bonita Springs community, and the state also lists Pelican Point projects in Cape Coral and Naples and Pelican Pointe Beach Homes in Pinellas County, each with its own documents.
Yes. If you are buying as well as selling, call Marc at (239) 287-5873 or read our guide to buying at Pelican Pointe. We pull the sales history for the plan you want and read the milestone and reserve documents with you before you offer.
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 home priced off the largest sale instead of its own plan, 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 a milestone question nobody asked until the buyer’s attorney did. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
The building’s full record is in our Pelican Pointe at Bonita Beach guide, and our Bonita Beach community page covers the strip’s beaches, access points and condominium buildings, and the guides for Seascape, Windsong and The Egret show how larger buildings nearby are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start.
If you are thinking of selling a Pelican Pointe 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 milestone questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Pelican Pointe 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 Pelican Pointe, Ambassador, Silver Sands, Seascape, 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.
Pelican Pointe sold record, last 60 months: 1 qualified sale, $1,375,000 on 14 April 2023, and 18 qualified sales in all since 1986, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 1 closing in the last 60 months, also at $1,375,000, against a final list price of $1,395,000, none in the last 12 months, and 1 active listing at $825,000. The two sources count sales differently. Few Pelican Pointe homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Pelican Pointe 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 Pelican Pointe 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 Pelican Pointe, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the county’s recorded sales and roll for all ten homes, the state’s corporate and condominium records, the FEMA flood map at the building and the USGS Hurricane Ian marks near it. We tracked every one of the 7 qualified Pelican Pointe sales since 2009, the complete part of the county record, and every older one the file holds.
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 Pelican Pointe condo? Get a free Pelican Pointe 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 Pelican Pointe.
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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 filing, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
These official documents are the ones a Pelican Pointe 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 Pelican Pointe seller needs it | Link |
|---|---|---|---|---|
Estoppel certificate fee schedule | Florida DBPR | Current posting | The adjusted fee amounts for the estoppel certificate | |
Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package, the 7-day cancellation language and the milestone statement | |
Florida Statute 718.116, Assessments and Estoppel | Florida Legislature | Current statute | What the association’s estoppel must state and what it may cost | |
Florida Statute 689.302, Flood Disclosure | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract | |
Transfer code list | Lee County Property Appraiser | Current posting | The key to the sale codes behind every qualified and unqualified transfer on this page | |
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 | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit a flood quote is measured against |
The association’s own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; Pelican Pointe county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Pelican Pointe condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.