We price your Sea Isles condo from its own tower's sales record, 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 Sea Isles at Bonita Beach condominium, two bay-side towers of 42 homes each at 26131 and 26171 Hickory Blvd on Little Hickory Island, described in full in our Sea Isles at Bonita Beach guide. If you own one of the 84 condos, this page gives you every qualified sale the county recorded in the last five years, the documents Florida law makes you deliver, what a buyer’s insurer and lender will ask, and what a sale costs and nets.
Sea Isles is one of the older towers on the Bonita Beach strip of Bonita Springs. The Lee County roll dates every unit to 1980, and the State of Florida recorded the condominium on 12 February 1980. This is not Sea Isle City in New Jersey, the Sea Isle Drive streets that appear elsewhere on Lee County’s roll or the second corporation called Sea Isles II that the state lists as inactive; it is Sea Isles Condominium Association of Bonita Beach, Inc., the Florida not-for-profit corporation that is active on the state’s registry.
The Lee County Property Appraiser records 8 qualified Sea Isles sales in the last 60 months, from October 2021 to 7 August 2026, at prices from $395,000 to $833,000, and 3 of them since 1 October 2025. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and writes a median only as the median of these 8 sales. Every one of those 8 sales was a standard 1,427-square-foot, two-bedroom condo. One more fact belongs at the top: Sea Isles publishes no budget, no rules and no assessment notices that we could find, so the estoppel certificate and the Section 718.503 package carry more of a sale here than they do in a building with a website.
To sell a Sea Isles at Bonita Beach condo in 2026, price it from the nearest like sale in its tower, order the estoppel and the Section 718.503 package before you list, and prepare flood, insurance and milestone answers. With 8 recorded sales in five years, paperwork moves a sale as much as price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because a 1980 tower with unpublished documents gets read closely. A buyer’s appraiser will see standard condos that sold from $395,000 to $833,000 in five years and will ask which tower, floor and condition. A buyer’s lender will ask about reserves, assessments, insurance and the reserve study. A listing that answers in its first week reads as a prepared sale.
These are the ten facts about selling a Sea Isles at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.
This seller’s guide to the Sea Isles at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, pricing, fees, insurance and disclosure questions, a comparison with Bay Harbor Club, two net sheets and the answers Sea Isles owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Sea Isles at Bonita Beach Condo in 2026? · Why List Your Sea Isles at Bonita Beach Condo With McGreevy and Comisar? · What Is the Sea Isles at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Sea Isles at Bonita Beach Condos Sell For? · Have Sea Isles at Bonita Beach Condo Owners Sold for More Than They Paid? · A Sea Isles at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Sea Isles at Bonita Beach Condo? · What Moves the Value of a Sea Isles at Bonita Beach Condo Most? · What Fees Will Your Sea Isles at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Sea Isles at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Sea Isles at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · What Will Buyers Ask About the Milestone Inspection and Reserve Study at a 1980 Condominium? · Which Rules Affect a Sea Isles at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Sea Isles at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Sea Isles at Bonita Beach Condo? · How Do We Negotiate a Sea Isles at Bonita Beach Condo Contract? · Sea Isles at Bonita Beach vs Bay Harbor Club: Which Will Your Buyer Choose? · What Does It Cost to Sell a Sea Isles at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Sea Isles at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Sea Isles at Bonita Beach Valuation?
Answers and Local Expertise: What Sea Isles at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Sea Isles at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Sea Isles 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 based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Sea Isles 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 Sea Isles condo, or thinking, “I need a listing agent who can sell a 1980 tower whose documents are not public,” 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 Sea Isles. 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 162 qualified Sea Isles sales in the county record since 1980, the 8 from the last 60 months by tower and size, and the latest recorded sale on each unit parcel. We also read the association’s corporate record, the state’s condominium record, FEMA’s flood layer at the tower points, the USGS Hurricane Ian marks and the statutes that decide what a seller must hand a buyer. It is why our first question is which tower, which floor and which documents.
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 condo off the $833,000 sale of December 2021 as if it were today’s market, tell a buyer what the association charges when its budget is not public, or promise a view, a garage or a boat slip that the documents do not give your unit.
Our own Sea Isles closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Sea Isles 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 Sea Isles condo market is thin and uneven rather than trending. Lee County recorded 8 qualified sales in the last 60 months, from $395,000 to $833,000, 3 of them in the last 12 months, and the Southwest Florida MLS was not pulled for this page, so no days on market or listing count is shown.
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 60 months reaches the ten sales our method needs for a median. Our Sea Isles at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. Every window holds fewer than 10 sales, so each median is written only as the median of these sales and is not a market median.
| County window to 1 October 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months (since October 2025) | 3 | $395,000 to $600,000 | $590,000, the median of these 3 sales |
| 24 months (since October 2024) | 5 | $395,000 to $620,000 | $590,000, the median of these 5 sales |
| 36 months (since October 2023) | 6 | $395,000 to $750,000 | $595,000, the median of these 6 sales |
| 60 months (since October 2021) | 8 | $395,000 to $833,000 | $610,000, the median of these 8 sales |
| All recorded history, since February 1980 | 162 | not published as a price signal | not published |
The county file was built on 1 October 2026 and its newest Sea Isles sale is dated 7 August 2026. The median price per heated square foot of the 8 sales in the 60-month window is $427.47, which is also the median of these 8 sales and not a market figure. Because 80 of the 84 homes share one 1,427-square-foot plan, price per square foot here tracks price directly, and the floor, the tower and the condition explain the spread.
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 from the MLS, 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 a thin building would make an estimate false precision. If you want the MLS read on comparable condos nearby today, request a free Sea Isles at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
Sea Isles condos sold for $395,000 to $833,000 across the 8 qualified sales of the last 60 months, and every one was a 1,427-square-foot, two-bedroom home. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its date, building, 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 on the county file from the last 60 months, newest first, with the building address only and no unit numbers or parcel identifiers.
| Recorded | Building | Beds | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| 7 August 2026 | 26131 Hickory Blvd | 2 | 1,427 | $590,000 | $413.45 |
| 12 December 2025 | 26131 Hickory Blvd | 2 | 1,427 | $600,000 | $420.46 |
| 22 November 2025 | 26131 Hickory Blvd | 2 | 1,427 | $395,000 | $276.80 |
| 11 September 2025 | 26171 Hickory Blvd | 2 | 1,427 | $540,000 | $378.42 |
| 18 April 2025 | 26171 Hickory Blvd | 2 | 1,427 | $620,000 | $434.48 |
| 15 December 2023 | 26171 Hickory Blvd | 2 | 1,427 | $750,000 | $525.58 |
| 15 December 2021 | 26171 Hickory Blvd | 2 | 1,427 | $630,000 | $441.49 |
| 10 December 2021 | 26131 Hickory Blvd | 2 | 1,427 | $833,000 | $583.74 |
The median of these 8 sales is $610,000, the middle pair being $600,000 and $620,000, and the median price per heated square foot of these 8 sales is $427.47, the middle pair being $420.46 and $434.48. Both are medians of fewer than 10 sales, so read them as a description of these 8 sales. Four sales were in each tower, and 4 plus 4 is 8.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county roll also shows the latest recorded sale on each parcel, qualified or not, and four parcels show 2022 records that are not in the qualified file, including one penthouse record of $1,850,000 in April 2022. A penthouse has 2,980 heated square feet, about 2.1 times a standard home, so it is not a comparable for a 1,427-square-foot condo.
Most have. Of the 12 repeat-sale pairs the county file records since 2009 for the same Sea Isles home, 10 sold for more than the prior recorded price and 2 sold for less. We describe the pairs and draw no average, because the file does not record renovation, storm repair or condition between the two sales.
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, which removes the question of which home is bigger. We list only pairs where both sales are dated 2009 or later, because the record is complete from 2009 and partial before it. The building column shows the tower, and no unit is named.
| Building | Bought | Sold | Hold | Change |
|---|---|---|---|---|
| 26131 Hickory Blvd | August 2009, $425,000 | June 2011, $387,500 | 661 days, about 1.81 years | -$37,500, -8.8% |
| 26131 Hickory Blvd | June 2011, $387,500 | August 2026, $590,000 | 5,538 days, about 15.16 years | +$202,500, +52.3% |
| 26171 Hickory Blvd | November 2013, $475,000 | March 2021, $699,000 | 2,681 days, about 7.34 years | +$224,000, +47.2% |
| 26171 Hickory Blvd | November 2013, $550,000 | February 2014, $499,000 | 98 days, about 0.27 years | -$51,000, -9.3% |
| 26131 Hickory Blvd | December 2013, $470,000 | December 2021, $833,000 | 2,909 days, about 7.96 years | +$363,000, +77.2% |
| 26171 Hickory Blvd | February 2014, $499,000 | December 2018, $640,000 | 1,765 days, about 4.83 years | +$141,000, +28.3% |
| 26171 Hickory Blvd | February 2015, $390,000 | May 2017, $469,000 | 823 days, about 2.25 years | +$79,000, +20.3% |
| 26171 Hickory Blvd | November 2015, $410,000 | March 2021, $565,000 | 1,929 days, about 5.28 years | +$155,000, +37.8% |
| 26171 Hickory Blvd | January 2017, $437,500 | October 2018, $650,000 | 630 days, about 1.72 years | +$212,500, +48.6% |
| 26131 Hickory Blvd | June 2018, $400,000 | October 2020, $570,000 | 864 days, about 2.37 years | +$170,000, +42.5% |
| 26171 Hickory Blvd | December 2019, $380,500 | April 2021, $475,000 | 512 days, about 1.40 years | +$94,500, +24.8% |
| 26131 Hickory Blvd | June 2020, $422,500 | June 2021, $630,000 | 382 days, about 1.05 years | +$207,500, +49.1% |
Nine of the ten gains ended in 2021 or earlier. The one pair that ends later is different in kind: the August 2026 sale at $590,000 closed a 15-year hold that began at $387,500. The pairs say what owners recorded, not what they netted, because commission, assessments, improvements and storm repairs sit outside the county file.
The sale to walk through is the highest in the five-year record: a 1,427-square-foot, two-bedroom condo at 26131 Hickory Blvd that sold for $833,000 on 10 December 2021, after a $470,000 sale on 23 December 2013. It shows what a Sea Isles seller gained over almost eight years and what a seller should subtract.
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 condo 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, floor, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The condo sold for $470,000 on 23 December 2013, or $329.36 per heated square foot, and for $833,000 on 10 December 2021, or $583.74. That is $363,000 more, 77.2 percent, over 2,909 days or about 7.96 years, and the price per square foot rose by a factor of about 1.77. The same file shows an earlier sale of this condo in August 2003 at $649,000, so the 2013 price was $179,000 below the 2003 price.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the condo. At the rates in our cost section, a sale at this price carries an estimated $34,653 in costs without buyer-agent compensation (4.16 percent) and $55,478 with a 2.5 percent buyer-agent share (6.66 percent), leaving $798,347 or $777,522 before any mortgage payoff. Net sheet A below shows every line. This sale is a public record and not ours, and we claim no Sea Isles closing.
We price a Sea Isles condo in four steps: read your own tower’s recent sales, treat the three newest sales as the starting evidence, adjust for floor, corner, garage and condition, and test the result against the strip. With 8 sales in five years, the reasoning is the product, and we put it on paper for you.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Sea Isles price is easy to get wrong in both directions. The record holds 8 qualified sales in 60 months at $395,000 to $833,000, and a seller who anchors on $833,000 or a buyer who anchors on $395,000 is quoting the edge of the range. Each step below removes one source of error.
All 8 recent sales were the same 1,427-square-foot plan, so the comparison is tower, floor, corner and condition, not size. Four sales were in the 26131 tower, at $833,000, $395,000, $600,000 and $590,000, and four were in the 26171 tower, at $630,000, $750,000, $620,000 and $540,000. We pull the county’s latest sales for your tower and floor band before we tour, and we tell you plainly when no sale in the file is close to your home.
The three newest sales, $395,000 in November 2025, $600,000 in December 2025 and $590,000 in August 2026, are the evidence a buyer’s appraiser will weigh first. They sit $205,000 apart on identical plans, which is why a buyer will ask about floor, view and condition before price. The two December 2021 sales, $833,000 and $630,000, belong to a different market, and we show them but do not lead with them.
The county does not record floor level, corner, view, finish, appliance age, window or slider replacement, storm repair or garage. The roll shows 19 of the 84 unit legal descriptions carrying a garage number, 13 at 26131 and 6 at 26171, which says that garage appears in those descriptions and does not say that the other 65 condos lack parking. We adjust for each factor from what we see in your home and from the documents, and we show the buyer’s agent the reasoning line by line.
The yardstick is each association’s own county window under our presentation rule: the first of the 12, 24, 36 and 60-month windows that holds 10 or more qualified sales. By that rule Bay Harbor Club shows 12 sales in 24 months with a median of $555,000 and a range of $450,000 to $750,000, Seascape shows 10 sales in 60 months at a median of $592,500 and $370,000 to $850,000, and Bonita Beach Club shows 17 sales in 24 months at a median of $690,000 and $455,000 to $1,075,000. Sea Isles has fewer than 10 in 60 months, so its row states no median, and its $395,000 to $833,000 range overlaps all three. The windows differ, so we use the strip as a boundary and a sanity check, never as a price for your condo.
Six things move a Sea Isles condo’s price most: the tower and floor, whether the home is a standard condo or a penthouse, a garage or assigned parking, the condition of the unit, the building’s insurance and reserve position, and the documents a buyer can read. Plan hardly varies, because 80 of 84 homes are the same size.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer and USGS elevation service, queried 1 Oct 2026)
Each tower has ten numbered floors of four condos lettered A to D, plus two penthouses, for 42 homes per tower and 84 in all. On a barrier island a ten-story tower set back from the beach can see over low buildings from its upper floors, but whether a given home sees the Gulf, the bay or a parking lot depends on its floor and its corner, and neither the roll nor the state record states a view. The county records every Sea Isles parcel as bay side of Hickory Blvd, with the beach across the road. We describe the view we confirm at your home and no more.
Eighty homes have 1,427 heated square feet with two bedrooms and two baths, and four penthouses have 2,980 heated square feet with three bedrooms and three baths, about 2.1 times the standard home. A penthouse is a comparable only for another penthouse, and the penthouse record on the roll, $1,850,000 in April 2022, does not price a standard condo.
The roll’s legal descriptions carry garage numbers for 19 homes, and numbers 11, 13, 14 and 19 appear in both towers, so the numbering is either separate by tower or reused. A garage that conveys with the condo is a value item, and a garage that is only assigned by rule can be reassigned. Before you list, find out from the declaration, the plat or the association manager which you have, and put the answer in the listing file.
The roll flags a pool on the unit parcels and shows a one-story, 1,600 heated square foot structure built in 1989 on the 3.63-acre common-element parcel. We found no association document that describes a pool, courts, a clubhouse or a deeded beach access, and no dock, seawall or slip recorded. List an amenity only after the manager confirms it in writing, and never describe a slip you cannot document.
A buyer of a 1980 concrete tower prices the elevator, roof, windows, sliders, plumbing stack and reserves. Which the association owns and which the owner owns is set by the declaration, which is not public, so we read it with you before we price.
A Sea Isles condo buyer’s association cost has no published figure: no assessment, budget or fee schedule is public, and the state’s condominium record carries no fee data. The assessment, what it covers and any capital contribution or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Division of Florida Condominiums public records; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statute 718.116, read 1 Oct 2026)
We found no association website, budget, fee schedule or rules document for Sea Isles, and we do not repeat a fee quoted on a listing site or forum, because none is attributable to the association. Treat any number as unverified until it appears on a budget or an estoppel. The association’s Florida filing names a management company in Estero as its registered agent, which is where the estoppel request usually goes, but filings lag, so confirm the current manager in writing.
| Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
| Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
| Special assessment | None public; status unknown | Not published | Every owner by share | The seller’s package and the unit ledger |
| Capital contribution or transfer fee | Not published | Not published | Per the declaration | The estoppel certificate under Section 718.116 |
| Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR fee notice |
| Deed documentary stamp tax | $0.70 per $100, $5,831 at $833,000 | One time at closing | The seller customarily in Lee County | Section 201.02 |
| Property tax | Reset to the buyer’s price | Yearly | The buyer | Lee County Property Appraiser and Tax Collector |
Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. On the roll we downloaded on 1 October 2026, the appraiser’s just values for the 84 homes run from $302,932 to $1,144,448 with a median of $407,024. Just value is a mass-appraisal estimate and not a price, and it runs below most of the 2025 and 2026 recorded sales. A change of ownership resets a capped assessment to market value, so a buyer should not carry your tax bill forward, and Section 689.261 requires a disclosure that says so.
The association insures the two towers under master policies that are not public, and each owner insures the interior and contents with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where a lender requires it. A buyer’s insurer will ask about roof, wind mitigation and elevation, and a lender will ask about reserves, assessments and standing.
Data updated: October 2026 (FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 Oct 2026; City of Bonita Springs Community Rating System page)
Sea Isles’ wind and flood carriers, deductibles, limits and premiums are not published. The context is a market that moved sharply, and we use it only as context, because statewide averages say nothing about one association.
An association’s master policy does not cover everything inside a home, an owner’s personal property or loss assessment charged to the owner. How responsibility is split between the association and each owner is set by the declaration. Give the buyer your own HO-6 declarations page so the buyer can see what a policy costs, and ask the manager for the master insurance summary and the contacts the estoppel lists.
FEMA’s coverage summary for residential condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share. For 84 units the arithmetic ceiling is $21,000,000, which is no more than about $167 per square foot of Sea Isles’ 126,080 heated square feet of unit area, and less per square foot of total building area. Sea Isles’ flood policy, limit and carrier are not published, and the declarations page answers it. The City of Bonita Springs participates in FEMA’s Community Rating System, and its page says FEMA maintained the City’s Class 5 rating, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated 21 November 2024.
Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the quarterly data. Citizens’ 2026 rate filing took effect for policies on or after 1 July 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. These are statewide averages, and a buyer will still ask what Sea Isles pays.
Lenders review the condominium project as well as the buyer, asking about the budget, reserves, insurance, special assessments, delinquencies and litigation. We ask the manager early how long the questionnaire takes, because a slow one can cost a closing date.
A Sea Isles 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, 689.302 and 689.261, read 1 October 2026)
Because Sea Isles publishes none of these documents, a seller who orders them early controls the timeline.
Under Section 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Section 718.504. The seller bears the cost of producing them. As we read the 2025 amendments in House Bill 913, the package also carries a record of assessments for the prior two years, and your attorney should confirm the current text.
Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, unless the buyer had the documents more than 7 days before signing. Delivering the package with the offer, and recording the date, starts that clock early.
Contracts for condominium units signed after 31 December 2024 must carry a conspicuous statement under Section 718.503 about whether the association is required to have a milestone inspection or a structural integrity reserve study, and whether it has completed one. Sea Isles’ towers have ten numbered floors, so the required form appears to apply, and your closing agent should confirm which form your contract uses.
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 capital contribution or transfer fee, any right of first refusal or approval requirement, any open violation and the association’s insurance contacts. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. A certificate delivered by hand or email is effective for 30 days and one sent by mail for 35, so order a new one if closing slips.
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. Answer accurately and keep the paperwork.
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 1980 condo, that means any plumbing, window, slider, air-conditioning or water-intrusion problem you know of, and any dispute within the association.
The association’s legal name is Sea Isles Condominium Association of Bonita Beach, Inc., and the state’s condominium record spells the project “Sea Isles, A Condo” with a street address that matches neither tower. The county’s legal descriptions cite one Official Records book and page recorded in early 1989, nine years after the state’s 1980 recording, and one parcel in the 26171 tower carries a misspelled legal description that a name search can miss. Tell your title agent early so the contract and deed carry the correct description, and fix any document that names the wrong entity before closing.
Buyers of a Sea Isles at Bonita Beach condo ask three things first: which FEMA zone the tower is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows Zone AE at 11 feet and the nearest surveyed Ian mark read 11.7 feet; the association’s records answer for one condo.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and Lee County evacuation zones, queried 1 October 2026)
We queried FEMA’s live flood layer at the two towers and the common-element parcel on 1 October 2026 and compared the results with surveyed storm marks and ground elevations. The findings are the map’s, not a guarantee about any one condo.
| Item | Finding |
|---|---|
| Governing FIRM panel | 12071C0651G, effective 17 November 2022 |
| Points tested | 3: the 26131 tower, the 26171 tower and the common-element parcel |
| Flood zone at all three points | AE, coastal floodplain |
| Base flood elevation | 11.0 ft NAVD88 |
| Ground at the towers, USGS | 3.94 ft at 26131 and 4.46 ft at 26171 |
| Base flood elevation minus ground | 7.1 ft at 26131 and 6.5 ft at 26171 |
| City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft) |
| Nearest Ian high-water mark | 11.7 ft NAVD88, 5.23 ft above ground, 73 m from the 26131 tower |
| Evacuation zone | A, surge zone 1 |
The National Hurricane Center’s Ian report says maximum inundation of 8 to 12 feet above ground occurred at Bonita Beach and Bonita Springs, while the City says over 12 feet and a federal assessment says 12 to 18 feet; none is a gauge reading at Sea Isles. The nearest surveyed U.S. Geological Survey mark, 73 meters from the 26131 tower and 117 meters from the 26171 tower, reads 11.7 feet NAVD88, or 5.23 feet above ground, and two marks at the Bay Harbor Club tower next door read 11.3 and 12.2 feet. We found no Sea Isles association letter, board update or news story about the towers’ own Ian experience, so we do not claim that any condo took water or that it did not, and your own knowledge belongs in the Section 689.302 disclosure. In 2024 the National Hurricane Center reported regional surge of 3 to 5 feet above ground for Helene and 4 to 6 feet for Milton, and we found no Sea Isles document describing damage from either.
Six of Sea Isles’ 84 unit parcels show a latest recorded sale dated on or after 28 September 2022, the day Ian made landfall, which is 7.1 percent of the complex, and the qualified file shows the same six sales. The roll figure is a floor, because a parcel that sold twice since Ian shows only its last sale. We found no public statement about Sea Isles turnover at all.
The City treats the design flood elevation as the base flood elevation plus one foot, which points to 12 feet for Sea Isles, and a building damaged to 50 percent or more of its pre-damage market value must be brought to that elevation. Whether the City made a determination for either tower is not published.
The City’s EnerGov portal lets anyone search permits by address, and buyers and their inspectors do. Open or expired permits for windows, sliders, air conditioning, plumbing or electrical work slow a closing, so pull your address’s permit history before you list and close anything open.
Buyers will ask whether each Sea Isles tower completed its milestone inspection and structural integrity reserve study, because both were due by law and neither result is public. The county dates the towers to 1980, so the 30-year point was 2010, the initial inspection was due before 31 December 2024 and the study by 31 December 2025.
Data updated: October 2026 (Florida Statutes 553.899 and 718.112, House Bill 913 of 2025, read 1 October 2026)
We assert no result, and nothing here says either tower passed or failed.
Section 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by 31 December of the year it reaches 30 years, counted from its certificate of occupancy, and a building that reached 30 before 1 July 2022 had to complete its initial inspection before 31 December 2024. Section 718.112 requires a structural integrity reserve study at least every 10 years for each such building, and House Bill 913 moved the deadline for existing associations to 31 December 2025, with a limited window to 31 December 2026 for an association completing it together with a milestone inspection. Each Sea Isles tower has ten numbered floors, which is our inference from the unit numbers, and the certificate of occupancy date is not public.
They will ask for the milestone inspection summary, the Phase 1 and any Phase 2 report for each tower, the reserve study, the budget’s reserve line and any special assessment the study triggered. The state’s interactive reporting databases would not render for us on 1 October 2026, so we make no statement about whether Sea Isles appears there, and a row would show only that a form was received.
Sea Isles’ leasing, pet and approval rules are not published, so we cannot state them, and the declaration, rules and estoppel certificate are where a buyer finds them. What we can state are the outside rules that apply on top: Florida’s vacation rental license, Lee County’s 5 percent tourist tax, the City’s rental permit and assistance-animal protections.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.303; Florida Department of Revenue tourist development tax rate sheet; City of Bonita Springs rental permit page, read 1 October 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
We found no buyer-approval clause, because the declaration and rules are not posted and we have not read them. The estoppel certificate must state whether the board has to approve a transfer or holds a right of first refusal, so read that line before you list and confirm it with the association. Do not tell a buyer that no approval is needed until you have seen it in writing.
The association has published no minimum lease term, rental cap or approval process that we could find. 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 under 30 days, and such a unit needs a state license that applies on top of any association restriction. Lee County levies a 5 percent tourist development tax on rentals of six months or less. As we read the City of Bonita Springs rental permit page, condominiums of more than six units are exempt from the City permit, and Sea Isles has 84 units, which you should confirm with the City. Insurers also look at rental frequency: Citizens’ commercial residential bulletin of 28 September 2023 describes transient-use limits for eligibility, and a buyer who plans to rent should ask for the association’s rental rules and its insurer’s transient-use disclosure together.
Sea Isles’ pet rules are not published, so we cannot state a weight, count or breed limit. An assistance animal is not a pet under federal fair housing law, as the U.S. Department of Housing and Urban Development explains, and it is raised with the association through the process in the rules. Ask for the pet section of the rules with the document package.
Sea Isles condos have sold in every season, with the most recordings in December and the fewest in July and October. Since 2009 the file holds 53 qualified sales, 17 in the fourth quarter. A thin record cannot prove a best month, so we would list in the fall and call that judgment.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales since January 2009, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than one building produces, and 12 of the 53 sales since 2009 fell in the single year 2021, so we publish the calendar as counts and draw no conclusion from it. The record is complete from 2009, so these are complete counts for the period.
| Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
| January | 3 | July | 2 |
| February | 4 | August | 3 |
| March | 5 | September | 4 |
| April | 7 | October | 2 |
| May | 3 | November | 6 |
| June | 5 | December | 9 |
| Quarter | Qualified sales since 2009 |
|---|---|
| First (January to March) | 12 |
| Second (April to June) | 15 |
| Third (July to September) | 9 |
| Fourth (October to December) | 17 |
Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS, and we will not estimate it from the county record. What we can say is the order of events: a sale closes after a contract, an inspection period, a lender’s or insurer’s review and the estoppel, and a condo listed in the fall has its documents ready when winter buyers arrive. We revise your timeline with you at a review three weeks and eight weeks after the home goes live.
We market a Sea Isles at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the insurance summary are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)
With documents that are not public, a buyer reads a Sea Isles listing closely, and the first showing has to answer the questions the record raises.
The package holds your home’s heated size, bedrooms and year built from the county record, the tower, floor and garage or parking answer, any window, slider and air-conditioning dates, the wind-mitigation form and any elevation certificate, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the milestone and reserve study documents or the statutory statement, and the permit history for your address. A one-page sheet compares your condo with the three newest Sea Isles sales.
The listing runs on the Southwest Florida MLS, on our own sites and Domain Realty Group’s, and beside our Sea Isles at Bonita Beach community guide, so a buyer who researches the building finds your home in context. Our Bonita Springs seller’s guide covers the city-wide steps.
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 offer is negotiated off it. Commissions are negotiable and not set by law, and you may still offer buyer concessions on the MLS. We put the choices and their effect on your net on paper before you decide.
We negotiate a Sea Isles 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 the three newest sales, the association’s documents, insurance quotes and the appraisal, because a building with eight recorded sales in five years gives an appraiser 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)
A buyer’s agent will lean on the lowest recent sale and we will lean on the highest like unit, 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, and we weigh price against terms: closing date, financing, contingencies and credits. A lower cash offer without a financing contingency can net more than a higher offer that fails at the appraisal. We give the appraiser your tower’s sale history and the strip’s bay-side sales before the appraisal, not after.
A buyer choosing between Sea Isles and Bay Harbor Club is choosing between 84 condos in two towers dated 1980 with no documented dock, and 104 condos in two towers dated 1983 and 1984 with a published 50-dock marina, on the same bay side of Hickory Blvd. Both are in FEMA Zone AE at 11 feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales and Division of Florida Condominiums, index built and queried 1 Oct 2026)
Bay Harbor Club is the condominium at 26225 and 26235 Hickory Blvd, not Bay Harbor at Bonita Bay, and it is the closest comparable to Sea Isles: the two are bay-side twin-tower condominiums a few hundred feet apart, and the nearest points of the two complexes are about 140 meters apart. If you own there instead, read our Bay Harbor Club seller’s guide. The last column says what each difference means for your Sea Isles listing.
| What a buyer weighs | Sea Isles | Bay Harbor Club | What it means for your Sea Isles listing |
|---|---|---|---|
| Size | 84 condos in 2 towers | 104 condos in 2 towers (DBPR) | Sea Isles is the smaller project |
| Built | 1980 on the county roll | 1983 and 1984 on the county roll | Bay Harbor Club is newer, which insurers notice |
| Home sizes | 80 at 1,427 sq ft plus 4 penthouses at 2,980 | Not compared here | A uniform plan makes comparison easy |
| Boating | No dock or slip documented | 50-dock marina per its association site | Do not market a slip you cannot document |
| Amenities | Roll flags a pool; no association document found | Published on its association site | Confirm each amenity in writing before you list it |
| County recorded sales | 60 months: 8 qualified sales, $395,000 to $833,000, median of these 8 sales $610,000 | 24 months: 12 qualified sales, median $555,000, $450,000 to $750,000 | Overlapping ranges, so buyers will compare unit by unit |
| Association fees | Not published | Not published | Equal, so both buyers ask for the budget |
| Rental and pet rules | Not published | Pets “that meet guidelines” per its site, leasing rules not published | Equal until the documents are read |
| Flood zone | AE, 11 ft, ground about 4 ft | AE, 11 ft, ground 3.7 to 5.3 ft | Equal; bring any elevation certificate |
| 30-year milestone year | 2010 | 2013 | Both before July 2022, so both had a 2024 deadline |
| Association website | None found | Yes | Bay Harbor Club reads as more transparent |
Sea Isles wins for a buyer who wants a uniform, spacious two-bedroom plan in a smaller project and will do the documents work. Bay Harbor Club wins for a buyer with a boat, a newer building or a website to read. The windows differ, so we compare prices as directions and never as a ranking. Our Sea Isles guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Sea Isles at Bonita Beach condo costs roughly 4.2 to 6.7 percent of the price at $833,000 and 4.2 to 6.8 percent at $590,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $34,653 to $55,478 and $25,054 to $39,804, 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 Sea Isles sales: $833,000 is the December 2021 price and $590,000 is the August 2026 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 | $833,000 | December 2021 recorded price |
| Listing commission, 2.75% | -$22,908 | 2.75% of $833,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$20,825 | 2.5% of $833,000 |
| Deed documentary stamp tax | -$5,831 | 8,330 units of $100 at $0.70 |
| Owner’s title policy | -$4,240 | $575 plus ($833,000 minus $100,000) at $5.00 per $1,000, or $3,665 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Sea Isles estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$55,478 | 6.66% of price |
| Estimated net before payoff, with buyer-agent compensation | $777,522 | $833,000 minus $55,478 |
| Estimated total costs, without buyer-agent compensation | -$34,653 | 4.16% of price |
| Estimated net before payoff, without buyer-agent compensation | $798,347 | $833,000 minus $34,653 |
The same assumptions apply, at the price recorded in August 2026.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $590,000 | August 2026 recorded price |
| Listing commission, 2.75% | -$16,225 | 2.75% of $590,000 |
| Buyer-agent compensation, 2.5%, if offered | -$14,750 | 2.5% of $590,000 |
| Deed documentary stamp tax | -$4,130 | 5,900 units of $100 at $0.70 |
| Owner’s title policy | -$3,025 | $575 plus ($590,000 minus $100,000) at $5.00 per $1,000, or $2,450 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Sea Isles estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$39,804 | 6.75% of price |
| Estimated net before payoff, with buyer-agent compensation | $550,196 | $590,000 minus $39,804 |
| Estimated total costs, without buyer-agent compensation | -$25,054 | 4.25% of price |
| Estimated net before payoff, without buyer-agent compensation | $564,946 | $590,000 minus $25,054 |
A mortgage payoff, any association assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate you commission and any expedited estoppel fee. A transfer fee or capital contribution would appear on the estoppel, and none is published for Sea Isles.
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Sea Isles sellers should ask the question. One home that sold for $470,000 in December 2013 and $833,000 in December 2021 gained $363,000 between the two recorded prices, which is above the single exclusion and below the joint one, while a home that sold for $425,000 in 2009 and $387,500 in 2011 lost. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.
The exclusion is for a main home, and a second home or a rental does not qualify the same way, which matters in a building where many owners are seasonal. Depreciation on a rental is taxed when you sell, and a foreign seller faces withholding under FIRPTA, so tell us before listing. We are real estate agents, not tax advisers, and this section is general information; our net sheets give your adviser the sale-side numbers.
List if your condo is in marketable condition and you can be live before winter; take an investor cash offer only when the home needs work an insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Sea Isles has features that change the comparison: unpublished association documents and a thin sales record. A buyer who pays cash still wants the estoppel, 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 Sea Isles | Commission, stamp tax, title and prorations | A price that ignores the newest sales in your tower | A condo 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 condo 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 Sea Isles valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your tower and floor band, adjusted for corner, parking, 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 document gaps that could affect your price.
Get your free Sea Isles at Bonita Beach home valuation and we will send a value built from your own tower’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 Sea Isles.
Jesse McGreevy is a top-reviewed Sea Isles 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
★★★★★ “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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
These are the questions Sea Isles 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 Sea Isles at Bonita Beach guide. Call Jesse direct at (239) 898-6072 for anything specific to your condo.
Price it from the nearest like sale in your tower, order the estoppel and the Section 718.503 package, ask the manager for the budget, reserve study and milestone documents, prepare flood and insurance answers, and list in the fall or winter. We send a net sheet first.
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 162 qualified Sea Isles sales in the county record since 1980, and one of us negotiates every offer.
The county file gives the range, $395,000 to $833,000 across 8 qualified sales in 60 months, all for the same 1,427-square-foot plan, with the three newest at $395,000, $600,000 and $590,000. Your value depends on tower, floor, corner, parking, condition and documents, so request a free valuation.
$590,000 on 7 August 2026 at 26131 Hickory Blvd, or $413.45 per heated square foot. Before it came $600,000 in December 2025, $395,000 in November 2025, $540,000 in September 2025, $620,000 in April 2025, $750,000 in December 2023 and $630,000 and $833,000 in December 2021.
No window of 12, 24, 36 or 60 months holds ten qualified sales, so we list every sale. The median of these 8 sales in the 60-month window is $610,000, and it describes those sales only. An all-history median would mix 1980s prices with today’s, so we never use one.
On the Lee County roll, 80 of the 84 homes are 1,427 heated square feet with two bedrooms and two baths, and four penthouses are 2,980 square feet with three bedrooms and three baths.
No, unless your home is a penthouse. The four penthouses are 2,980 square feet, about twice the standard home, and one has a roll record of $1,850,000 in April 2022. It is not a comparable for a standard condo.
The record cannot rank them. Four of the 8 sales since October 2021 were in each tower, the highest, $833,000, and the lowest, $395,000, were both in the 26131 tower, and the 26171 tower has no qualified sale since September 2025.
Almost certainly, but the county does not record floor level and we have no MLS split to show how much. We match your home to the closest recorded sale and say where the evidence is thin.
Nineteen unit legal descriptions on the county roll carry a garage number, so for those homes the garage appears in the legal description. For every other home, ask the manager whether parking is assigned, deeded or a limited common element, and put the answer in the package before you list.
About 4.2 to 6.7 percent of the price at $833,000, or $34,653 to $55,478, and 4.2 to 6.8 percent at $590,000, or $25,054 to $39,804, before any mortgage payoff. The range depends on commission and buyer-agent compensation.
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 $4,240 on $833,000 and $3,025 on $590,000, customarily paid by the seller in Lee County, and the contract controls.
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.
The association must issue it within 10 business days of a request under Section 718.116. The fee is up to $299 for the certificate, up to $119 more if expedited and up to $179 more if the account is delinquent, as adjusted and published by the Florida DBPR, and it is effective for 30 days by hand or email and 35 by mail.
Under Section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the reserve study or a statement that none is complete, and any milestone summary that applies, at the seller’s expense.
Under the statute’s standard contract language, 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.
They are not published. We found no association website, budget or letter, and the state’s condominium record does not carry fees. The assessment and any capital contribution or transfer fee come from the budget and the estoppel, so we order both before we list.
We found no public special assessment notice, so we cannot say whether one has been levied or is pending. Absence from public pages is not evidence that none exists. Ask the manager for every notice since 2022 and your unit ledger.
Sea Isles’ approval requirements are not published. The estoppel certificate states any board approval requirement, right of first refusal, transfer fee or capital contribution. We request it at the start of the contract period so approvals do not delay closing.
That depends on the declaration and rules, which are not public. State and county rules also apply: a license for vacation rentals of under 30 days more than three times a year, and the county tourist tax.
Sea Isles’ pet rules are not published, so we cannot state a weight, count or breed limit. Assistance animals are protected separately under federal fair housing law. Ask for the pet section of the rules with the document package.
Yes. FEMA returned Zone AE with a base flood elevation of 11.0 feet at all three points we tested on 1 October 2026, on panel 12071C0651G effective 17 November 2022, and Lee County places the towers in Evacuation Zone A.
A buyer’s insurer will ask for one, and we found none for either tower. A licensed surveyor prepares it, and having it before you list answers the flood question for every buyer at once.
We do not know. The nearest surveyed U.S. Geological Survey mark, 73 meters from the 26131 tower, read 11.7 feet NAVD88 and 5.23 feet above ground, but no Sea Isles document describes the towers’ own damage.
Yes. Section 689.302 requires a flood disclosure at or before the contract, stating whether you know of flood damage during ownership, have filed a flood insurance claim or have received assistance for flood damage, including from FEMA. Answer accurately and keep the paperwork.
Almost certainly. The statute applies to condominium buildings of three or more habitable stories, and the unit numbers show ten floors in each tower. The initial inspection was due before 31 December 2024, and no result is public. Request the summary early.
Every unit is dated 1980 on the roll, so both towers passed the 30-year mark in 2010, well before the 2022 cutoff. For buyers that makes the inspection summary, the reserve study and the insurance summary the most important documents in the package.
The association’s wind and flood carriers, limits and premiums are not published. A master policy does not cover everything inside a home, so owners typically carry an HO-6 policy. The estoppel lists the association’s insurance contacts.
Lenders review the condominium project as well as the buyer. They typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation. Ask the manager how long the condominium questionnaire takes, and order it early.
The county roll flags a pool, but no association document we found confirms a pool, courts, a clubhouse or any dock or slip, and the roll shows no dock or seawall. Confirm each in writing before you list it.
No. Sea Isles is across Hickory Blvd from the beach, and the county roll records every unit as bay side. A buyer who wants sand out the door should look at the Gulf-side towers such as Seascape.
The record cannot say. Since 2009 the file holds 53 qualified sales, 9 in December and 2 each in July and October, and 12 of the 53 fell in 2021. We would list in the fall so the condo is live and documented when winter buyers arrive, and that is judgment, not a statistic.
Information not available at time of publishing (checked 2026-10-01). Days on market comes from the Southwest Florida MLS. After a contract come the inspection period, the insurer and lender reviews and the estoppel.
Sell by owner only if you already have a buyer and know your disclosure duties under Sections 718.503 and 689.302. Take a cash offer only when the condo needs work an insurer or lender would not accept or you must close fast, and compare it with a net sheet.
Possibly not. Under Section 121, as the IRS explains in Topic 701, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly, on a main home you owned and used for 2 of the 5 years before the sale. A second home or rental does not qualify the same way.
Both are bay-side twin towers on Hickory Blvd in Zone AE at 11 feet. Sea Isles has 84 condos dated 1980 and no documented dock. Bay Harbor Club has 104 condos by the state record, dates of 1983 and 1984, a published 50-dock marina and an association website.
Request one on our valuation page or jump to the valuation section of this page. Call Jesse direct at (239) 898-6072 and we will send a value built from your tower’s record, with a net sheet at the price it supports, and no obligation to list.
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 milestone report 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 condo priced off the highest sale instead of the newest, 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 reserve study nobody asked about until the buyer’s lender did. 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 covers the strip’s beaches, access points and condominium buildings, and the nearby guides for Seascape, Bay Harbor Club and Bonita Beach Club show how larger buildings on the strip 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 Sea Isles condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own tower’s record, orders the estoppel and document package the day you list, and answers the buyer’s flood, insurance and reserve questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Sea Isles 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 Sea Isles, Bay Harbor Club, 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.
Sea Isles sold record, last 60 months: 8 qualified sales, $395,000 to $833,000, with a median of $610,000 that is the median of these 8 sales, and 162 qualified sales in all since 1980, per Lee County Property Appraiser recorded sales to 1 October 2026. Southwest Florida MLS figures are not shown on this page. Few Sea Isles condos come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Sea Isles at Bonita Beach home valuation and we will send a value built from your own tower’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 Sea Isles 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 Sea Isles, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the Sea Isles corporate record, the state’s condominium record, the FEMA flood map at the tower points, the USGS Hurricane Ian marks and every qualified Sea Isles sale on the Lee County record.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Sea Isles condo? Get a free Sea Isles 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 Sea Isles.
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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 source below was read for the Sea Isles research of 1 October 2026, county, state and federal records first. We do not cite brokerage or listing sites. Southwest Florida MLS figures were not available at publication.
These official documents are the ones a Sea Isles 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 | What it is |
|---|---|---|
| City of Bonita Springs substantial damage and substantial improvement notice | October 27, 2022 | The 50 percent rule and the design flood elevation |
| FEMA summary of coverage, residential condominium building policy | May 2024 | Building limit, coinsurance and compliance coverage |
| National Hurricane Center report, Hurricane Ian | 2022 and later | Inundation ranges for the Bonita Beach area |
| Lee County Hurricane Ian after-action report | After 2022 | Evacuation orders and surge forecasts |
| Citizens commercial lines bulletin | September 28, 2023 | Transient-use eligibility rules for condominium associations |
| Florida DBPR estoppel certificate fee notice | Florida Division of Florida Condominiums, Timeshares, and Mobile Homes | Current notice |
| Topic 701, Sale of Your Home | Internal Revenue Service | Current posting |
The association’s own declaration, budget, rules and reserve study 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); Sea Isles sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Sea Isles condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.