We price your Seascape condo from the nearest recorded sales in your building and size, and have the estoppel and document package ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026; Southwest Florida MLS figures not available at time of publishing (checked 2026-10-01)
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to Seascape at Bonita Beach, the 136-unit, three-building Gulf-side condominium at 25800, 25810 and 25820 Hickory Blvd, described in full in our Seascape at Bonita Beach guide. It is Seascape of Little Hickory Island, in the Bonita Beach strip of Bonita Springs, and not the Seascape resorts and condominiums in Aptos, California, Kona, Hawaii or Destin, Florida, or the MSC Seascape cruise ship that share the name in search suggestions.
If you own one of the 136 condos, this page gives you the qualified sales of the last 60 months, the repeat sales since 2009, the assessment, insurance, flood and document questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets.
The Lee County Property Appraiser and the Florida Department of Revenue sale files record 10 qualified Seascape sales in the 60 months since October 2021, at a median of $592,500, from $370,000 to $850,000, and a median of $568.39 per heated square foot. Sixty months is the shortest window with ten or more sales, because the 12, 24 and 36 month windows hold 6, 9 and 9. Two of the ten entries are the same Building E condo at the same $650,000, recorded as consecutive instruments in 2026, so without the earlier entry the window holds 9 sales at a median of $585,000, and this page shows both. These are county records and not Southwest Florida MLS closings. Information not available at time of publishing (checked 2026-10-01).
To sell a Seascape condo in 2026, price it from the nearest like condo in the county record by building, size and condition, not from the 60-month median, assemble the document package, the estoppel and every special assessment notice before the first showing, and expect buyers and lenders to ask about storm recovery, insurance and the reserve study.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Seascape is not one product. The roll shows 44 condos under 800 heated square feet, 90 between 1,009 and 1,154 and two penthouses of 2,117, and recorded prices follow the size: $370,000 and $385,000 for the two small condos in April 2025, $500,000 to $850,000 for the 1,011 to 1,101 square foot condos sold from October 2025 to June 2026. A seller who prices from the middle of that range prices every condo wrongly.
These are the nine facts about selling a Seascape condo that matter most in October 2026, each drawn from the Lee County recorded sales, the association’s public letters, the state’s records and Florida law.
This seller’s guide runs from the recorded market to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
The Market and the Record: How Do I Sell My Seascape at Bonita Beach Condo in 2026? · Why List Your Seascape at Bonita Beach Condo With McGreevy and Comisar? · What Is the Seascape at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Seascape at Bonita Beach Condos Sell For? · Have Seascape at Bonita Beach Owners Sold for More Than They Paid? · A Seascape at Bonita Beach Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Seascape at Bonita Beach Condo? · What Raises or Lowers the Price of a Seascape at Bonita Beach Condo? · What Fees Will Your Seascape at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Seascape Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Seascape Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at a Seascape Condo? · Which Rules Affect a Seascape Condo Sale? · When Is the Best Time to Sell a Seascape Condo?
Marketing, Negotiation and Your Options: How Do We Market a Seascape at Bonita Beach Condo? · How Do We Negotiate a Seascape Condo Contract? · Seascape vs Bonita Beach Club: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Seascape at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Seascape at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Seascape Condo Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Seascape at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Seascape 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. Seascape owners hire us because we price from the nearest like condo in the county record, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Seascape condo, or thinking, “I need a listing agent who has read the Hurricane Ian letters,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Seascape. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 76 qualified Seascape sales the county file holds from 2009 on. We tracked every one of the 10 in the last 60 months, and we read each of the 136 parcels on the roll, the association’s seven public owner letters, the 2019 dock order and the flood layers for all three buildings. It is why our first question to an owner is which building, how many square feet and what condition.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a 686 square foot condo off an $850,000 sale of a larger one, tell a buyer what the association charges when its fees are not published, or call the 2023 assessments settled when the notices do not say whom they were charged to.
Our own Seascape closing history is not part of this page, and we do not imply a Seascape sale, listing or representation. Information not available at time of publishing (checked 2026-10-01). Our case rests on the public record we have read for you and how we would run your sale.
The Seascape condo market is small and thinly recorded. The county file holds 10 qualified sales in the 60 months since October 2021 at a $592,500 median, 6 of them in the last 12 months, and none dated between December 2021 and March 2025. The Southwest Florida MLS adds the pace of sales, covered below.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county sale file leads this page because it is the one complete public record we could read in full on 1 October 2026. The roll keeps each condo’s last four sales and the state files add every recorded sale from 2009, so the record is complete from 2009 and partial before. It holds no qualified Seascape sale dated 2009, 2010, 2022, 2023 or 2024, or January to March 2025, and we never count the roll’s transfers from those years as qualified sales. Our Seascape at Bonita Beach guide carries the buyer’s version of the same record.
We widen the window until it holds ten or more sales, and every figure names its window and count. A median of fewer than ten sales is written only as the median of those sales.
| County window to 1 October 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months, since October 2025 | 6 | $625,000, the median of these 6 sales | $500,000 to $850,000 | $584.50, the median of these 6 sales |
| 24 months, since October 2024 | 9 | $600,000, the median of these 9 sales | $370,000 to $850,000 | $578.64, the median of these 9 sales |
| 36 months, since October 2023 | 9 | $600,000, the median of these 9 sales | $370,000 to $850,000 | $578.64, the median of these 9 sales |
| 60 months, since October 2021 (first window with 10 or more) | 10 | $592,500 (mean of $585,000 and $600,000) | $370,000 to $850,000 | $568.39 |
| All recorded history, first sale 1978 | 269 held in the file | not stated as a price signal | not stated | not stated |
The 24 and 36 month windows are identical because no qualified sale is dated between December 2021 and March 2025. Every one of the 10 sales in the 60-month window is a resale of a condo built in 1979, so there is no builder-direct sale to separate out.
Possibly, and we show both versions. A Building E condo of 1,101 heated square feet appears at $650,000 on 7 August 2025 and again at $650,000 on 25 June 2026, recorded as instruments two numbers apart in 2026, which suggests a late-recorded deed, though no record we read says so. With both entries the window is 10 sales at $592,500; with only the later one it is 9 sales at $585,000, from $370,000 to $850,000 and $558.14 per heated square foot. We lead with the county’s count of 10 and price from individual condos, not from either median.
It means the county’s qualified file says almost nothing about the three years after Hurricane Ian, so a buyer’s appraiser has few qualified comparables from those years. The roll records nine Seascape transfers from June 2022 to December 2024 that the county does not carry as qualified, and we summarize them below. We do not know why they were left out.
The MLS is where days on market, sale-to-list and today’s listings live, and it is the yardstick your listing competes against. Information not available at time of publishing (checked 2026-10-01). That covers every MLS-derived Seascape figure: closed sales, days on market, sale-to-list, active and pending listings and months of supply. We do not estimate them from the county record, and each is on our backfill list.
The yardstick is each association’s median qualified sale in its own county window, from the same index. Windows differ because each needed a different window to reach ten sales, so read the comparison as directional.
| Association | County window | Qualified sales | Median | Range | Median per heated sq ft | Units |
|---|---|---|---|---|---|---|
| Seascape | 60 months since October 2021 | 10 | $592,500 | $370,000 to $850,000 | $568.39 | 136 (state record), 136 unit parcels on the roll |
| Bonita Beach Club | 24 months since October 2024 | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | 198 (state record) |
| Bay Harbor Club | 24 months since October 2024 | 12 | $555,000 | $450,000 to $750,000 | $412.64 | 104 (state record), 103 on the roll |
| Bonita Beach and Tennis Club | 12 months since October 2025 | 20 | $280,000 | $199,900 to $425,000 | $551.18 | 360 (state record, five projects of 72) |
| Sea Isles | 60 months, fewer than 10 | 8 | the median of these 8 sales is $610,000 | $395,000 to $833,000 | see the sale list in the Sea Isles guide | 84 (state record) |
Seascape’s median sits between Bay Harbor Club and Bonita Beach Club, and with 136 units it is the second-smallest of the four associations that reach ten sales. Bonita Beach and Tennis Club is a 360-unit community with a far lower median, and Sea Isles has recorded fewer than ten sales in 60 months.
Seascape condos sold for $370,000 to $850,000 in the 60 months to 1 October 2026, and the six sales since October 2025 ran $500,000 to $850,000. Size decides where you sit: the two small condos sold at $370,000 and $385,000, the 1,011 square foot condos at $500,000 and $585,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; heated square feet as the county records them)
Ten sales is enough for a median but not enough to hide any of them, so here is every one, by building address and with no unit numbers.
| Recorded | Building address | Beds and baths | Heated sq ft | Price | $ per sq ft |
|---|---|---|---|---|---|
| 30 November 2021 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,075 | $575,000 | $534.88 |
| 1 April 2025 | 25810 Hickory Blvd, Building E | 1 and 1 | 783 | $385,000 | $491.70 |
| 14 April 2025 | 25800 Hickory Blvd, Building F | 1 and 1 | 686 | $370,000 | $539.36 |
| 7 August 2025 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,101 | $650,000 | $590.37 |
| 10 October 2025 | 25820 Hickory Blvd, Building D | 2 and 2 | 1,011 | $500,000 | $494.56 |
| 17 March 2026 | 25800 Hickory Blvd, Building F | 2 and 2 | 1,011 | $585,000 | $578.64 |
| 30 April 2026 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,075 | $600,000 | $558.14 |
| 1 May 2026 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,075 | $850,000 | $790.70 |
| 26 May 2026 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,075 | $696,550 | $647.95 |
| 25 June 2026 | 25810 Hickory Blvd, Building E | 2 and 2 | 1,101 | $650,000 | $590.37 |
Together the ten entries total $5,861,550, a mean of $586,155. Seven are in Building E, which holds 62 of the 136 condos, two in Building F and one in Building D. The 7 August 2025 and 25 June 2026 rows are the possible duplicate above. The $850,000 sale is the highest, at $790.70 a square foot, and sold $250,000 above another 1,075 square foot condo recorded the day before; the unit numbers we do not print place it on a higher floor, and nothing else in the record says what separated them.
The county roll also shows the latest recorded sale on each parcel whether or not the state classed it as qualified. Nine Seascape parcels have such a sale since June 2022, at prices from $475,000 to $1,975,000 for sizes from 700 to 2,117 square feet. We list no median, because a list that mixes transfers of different kinds is not a market, and we do not use them as comparables.
The $1,975,000 sale is one of the two Building E penthouses, and the two highest prices on the roll, $887,500 and $1,975,000, exceed the $850,000 high of the qualified window, so the qualified record understates the top of Seascape’s range. If you own a penthouse, price from the penthouse record alone.
Most Seascape owners who bought and sold since 2009 sold for more. Of 13 repeat pairs with both sales dated 2009 or later, 12 gained and one was flat, at a median of +30.9 percent over 4.30 years, but seven earlier pairs that began with a 2003 to 2008 purchase sold for less.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; repeat sales of the same condo, qualified sales only)
A repeat pair is two consecutive qualified sales of the same condo, both dated 2009 or later, where the record is complete. A qualified-only pair can skip a transfer the county did not accept, so each is an owner-to-owner comparison with that caveat. The median annual change of the 12 pairs held a year or more is +5.15 percent.
| Building address and size | Owner bought | Owner sold | Hold, years | Change | Per year |
|---|---|---|---|---|---|
| 25800 Hickory Blvd, 690 sq ft | May 2012, $249,000 | September 2016, $435,000 | 4.30 | +74.7% (+$186,000) | +13.84% |
| 25820 Hickory Blvd, 716 sq ft | June 2013, $227,500 | February 2017, $375,000 | 3.69 | +64.8% (+$147,500) | +14.52% |
| 25800 Hickory Blvd, 1,099 sq ft | March 2016, $652,500 | March 2019, $660,900 | 2.92 | +1.3% (+$8,400) | +0.44% |
| 25800 Hickory Blvd, 692 sq ft | August 2016, $340,000 | March 2019, $445,000 | 2.57 | +30.9% (+$105,000) | +11.02% |
| 25810 Hickory Blvd, 1,101 sq ft | April 2016, $555,000 | July 2019, $815,000 | 3.20 | +46.8% (+$260,000) | +12.76% |
| 25800 Hickory Blvd, 716 sq ft | September 2014, $310,000 | September 2019, $357,500 | 4.98 | +15.3% (+$47,500) | +2.91% |
| 25820 Hickory Blvd, 692 sq ft | April 2012, $355,000 | October 2019, $440,000 | 7.54 | +23.9% (+$85,000) | +2.89% |
| 25820 Hickory Blvd, 700 sq ft | April 2012, $240,000 | November 2019, $385,000 | 7.57 | +60.4% (+$145,000) | +6.44% |
| 25820 Hickory Blvd, 716 sq ft | May 2017, $360,000 | June 2021, $390,000 | 4.06 | +8.3% (+$30,000) | +1.99% |
| 25810 Hickory Blvd, 783 sq ft | November 2016, $430,000 | August 2021, $454,000 | 4.77 | +5.6% (+$24,000) | +1.15% |
| 25810 Hickory Blvd, 1,075 sq ft | July 2019, $575,000 | May 2026, $850,000 | 6.81 | +47.8% (+$275,000) | +5.91% |
| 25810 Hickory Blvd, 1,075 sq ft | June 2013, $400,000 | May 2026, $696,550 | 12.93 | +74.1% (+$296,550) | +4.38% |
| 25810 Hickory Blvd, 1,101 sq ft | August 2025, $650,000 | June 2026, $650,000 | 0.88 | 0.0% ($0) | not annualized |
The last row is the possible duplicate. Without it the other 12 pairs have a median of +38.9 percent over a median hold of 4.54 years. Three of the 13 gains exceed $250,000 before selling costs, and the median dollar gain is $105,000. Nine of the 13 pairs ended before Hurricane Ian, and nothing in the record tells us what the owners paid in assessments in between.
The record has a downside. Seven pairs show a second sale below the first, all beginning with a purchase between December 2003 and November 2008 and ending between April 2012 and November 2020. The pre-2009 file is partial, so these are consecutive entries and not proof of an owner’s whole hold.
| Building address | Owner bought | Owner sold | Change |
|---|---|---|---|
| 25820 Hickory Blvd | December 2003, $380,000 | May 2012, $249,000 | -34.5% (-$131,000) |
| 25820 Hickory Blvd | June 2004, $380,000 | April 2012, $240,000 | -36.8% (-$140,000) |
| 25800 Hickory Blvd | April 2004, $339,000 | August 2014, $290,000 | -14.5% (-$49,000) |
| 25810 Hickory Blvd | April 2004, $365,000 | July 2014, $340,000 | -6.8% (-$25,000) |
| 25820 Hickory Blvd | November 2008, $550,000 | April 2014, $480,000 | -12.7% (-$70,000) |
| 25800 Hickory Blvd | May 2005, $489,000 | March 2015, $300,000 | -38.7% (-$189,000) |
| 25810 Hickory Blvd | April 2004, $570,000 | November 2020, $535,000 | -6.1% (-$35,000) |
Take three things. An owner who bought in the 2010s and sold in 2019 to 2026 has usually sold higher. An owner who bought near the 2004 to 2008 peak and sold in the 2010s often sold lower, so your purchase date and price decide your outcome. And sale costs are a real subtraction: on a 4.77 year hold at +1.15 percent a year, they can exceed the gain. Request a free Seascape valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.
A clear Seascape sale to walk through is a 1,075 square foot, two-bedroom, two-bath Building E condo at 25810 Hickory Blvd that the county records selling for $400,000 in June 2013 and $696,550 on 26 May 2026. It shows what a long-hold owner gained 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 for one Building E condo, read 1 October 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 number and the owners out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, floor, view, financing, commission, credits or what the owner paid the association.
The first qualified sale was $400,000 on 20 June 2013 and the second $696,550 on 26 May 2026, a gain of $296,550 or 74.14 percent over 12.93 years, 4.38 percent a year. The 2026 price is $647.95 a heated square foot against the window median of $568.39, and $96,550 above the $600,000 another 1,075 square foot condo recorded four weeks earlier. The record does not say why.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the condo. The arithmetic below uses the rates in our cost section: a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, documentary stamp tax of $4,876 (6,966 units of $100 at $0.70), an owner’s title policy of $3,558 ($575 plus $596,550 at $5.00 per $1,000), search and settlement of $1,200, a lien search of $175 and an estoppel of $299.
| Line | Without buyer-agent compensation | With 2.5% buyer-agent compensation |
|---|---|---|
| Sale price | $696,550 | $696,550 |
| Listing commission, 2.75% | $19,155 | $19,155 |
| Buyer-agent compensation, 2.5% | $0 | $17,414 |
| Documentary stamp tax | $4,876 | $4,876 |
| Owner’s title policy | $3,558 | $3,558 |
| Search, settlement, lien search, estoppel | $1,674 | $1,674 |
| Estimated costs | $29,263 (4.20%) | $46,677 (6.70%) |
| Estimated proceeds before any mortgage payoff | $667,287 | $649,873 |
| Against the $400,000 paid in 2013 | +$267,287 | +$249,873 |
On those assumptions, and before property tax, assessments, insurance, interest and improvements, a gross gain of $296,550 became a gain of $249,873 to $267,287. If the 2023 notices of $10,000 and $15,000 were charged to this condo in those amounts they would reduce it by $25,000, but neither letter says so. That is why an owner deciding whether to sell should see a net sheet at the price a valuation supports.
The record does not say which agents represented either party, and we do not claim this sale or any other Seascape sale. To see this walk-through for your condo, request a free Seascape valuation or call Jesse direct at (239) 898-6072. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the buyer’s side of this market is in our Seascape buyer’s page.
We price a Seascape condo in four steps: match the record to your building and size, adjust for floor, view and condition, test the result against what a buyer’s lender and insurer will read, and set a price with a written review date. The answer is a range from your own twins, not a median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record is thin and the condos are not alike: 10 qualified sales in 60 months for 136 condos, two of them the same condo, at sizes from 686 to 2,117 square feet.
Find the sales at your size. The roll shows 44 condos under 800 square feet, 90 between 1,009 and 1,154 and 2 penthouses of 2,117, and prices follow the bands: $370,000 and $385,000 for the two small condos, $500,000 and $585,000 for the two 1,011 square foot condos, and $575,000 to $850,000 for the 1,075 and 1,101 square foot condos. The penthouses have no qualified sale in the window, and we would not price another condo from the $1,975,000 recorded for one in December 2024.
The four 1,075 square foot sales ran $575,000, $600,000, $696,550 and $850,000, a $275,000 spread on one plan, three of them in 2026, so we read a range with a reason behind each end. The two 1,011 square foot condos sold $85,000 apart in different buildings five months apart. If your twin sold in 2021 or 2025 and the others in 2026, the date alone moves your range.
The county does not record floor, view, orientation, interior condition, which storm repairs were done or whether a slip comes with the condo. We adjust from the condo and your documents and show a buyer’s agent the reasoning line by line.
A price must survive the buyer’s lender, insurer and inspector, so we test it against the budget, the reserve study, any open assessment and the flood and insurance questions below, and against the Seascape listings a buyer will see beside yours. Active and pending listings, their list prices and days on market come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). We show them on your valuation and set a review date, usually three weeks after the first showing.
Ready for the range for your own condo? Request a free Seascape valuation or call Jesse direct at (239) 898-6072.
Six things move a Seascape condo’s price beyond its size: the building it is in, the floor and view, the age of the structure and the status of the milestone inspection and reserve study, the Hurricane Ian assessments and recovery, a boat slip if one comes with the condo, and the rental and pet rules.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; association letters and Florida Division of Condominiums records read 1 Oct 2026)
Only the first can be read off the county record. The other five are answered by the association’s documents, which is why a seller who has them in hand before listing gets the benefit of the doubt.
Seascape has three buildings on Hickory Blvd: D at 25820 with 37 condos, E at 25810 with 62 and F at 25800 with 37. Seven of the ten qualified sales were in Building E, which also holds the two penthouses and no condo under 783 square feet. D and F are near mirrors in unit mix, each with 16 small condos and 21 larger ones, so we compare first within your building and size, then across buildings.
The association says every condo has a Gulf-front view, and the roll lists all 136 parcels on the Gulf side, but we have not verified each view and the county does not record floor. A buyer stands in the condo at the time of day the offer is made, so we describe what a buyer will actually see.
The association gives 1978 and the roll gives 1979, and we show both. Age matters because Florida requires a milestone inspection and a structural integrity reserve study for condominium buildings of three or more habitable stories, and Seascape’s buildings reached 30 years in 2008 or 2009. We read floors from unit numbers, so the story count and due dates are our inference, and no Seascape summary or study is public. A seller who holds both shortens a buyer’s diligence.
The association’s letters record a $10,000 special assessment dated 17 January 2023 and a $15,000 one dated 20 September 2023, neither stating whether it is per condo, and a June 2026 press report says the rebuild has cost each owner nearly $50,000 more in assessments, a figure we cannot tie to a notice. A buyer will ask what was charged to your condo, what is paid and whether more is authorized, and a clear written answer is worth more than a lower price.
A December 2019 state order describes a twenty-slip dock held to be a common element, with each of 19 assignees responsible for a one-nineteenth share of its costs. The roll mentions a slip in only three of 136 legal descriptions, so it cannot tell a buyer whether your condo has one. If yours does, put the assignment, the state lease status and the cost share in your package; we do not value a slip without them.
Seascape’s minimum lease term, rental cap, approval process and pet rules are not published, so we cannot tell you who can buy your condo and what they can do with it. An investor wants the leasing article and a buyer with a dog wants the pet rule, so put the rules in the buyer’s hands with the offer.
A Seascape buyer pays the association’s annual assessment, which the association has not published, plus property tax, the buyer’s own insurance and any special assessment still owed. A February 2023 letter mentions $10,613 a year and a June 2026 press report about $13,000. No transfer fee is published.
Data updated: October 2026 (Seascape association letters of 2022 and 2023, Gulf Coast News Now report updated 25 June 2026, Florida Division of Condominiums order DS 2019-044, Florida Statute 718.116; retrieved 1 Oct 2026)
The buyer’s yearly cost is the number a lender will build first, and we cannot print it from a public source. We print every figure the record gives, with its source.
| Layer | What the public record says | Period | Who pays | Source |
|---|---|---|---|---|
| Annual assessment, 2023 | $10,613, basis not stated | Annual | Every owner, by share | Board letter of 6 February 2023 |
| Annual fees, 2026 | About $13,000, from about $5,000 nine years earlier | Annual | Every owner, by share | Gulf Coast News Now, updated 25 June 2026 |
| Special assessment, January 2023 | $10,000 in two payments of $5,000, due 15 February and 15 March 2023; per-condo basis not stated | One time | Owners | Notice of 17 January 2023 |
| Special assessment, September 2023 | $15,000 in two payments of $7,500, due 1 November and 1 December 2023; per-condo basis not stated | One time | Owners | Notice of 20 September 2023 |
| Dock cost share | One-nineteenth of the dock’s costs for each of 19 assignees | Annual, payable quarterly | Slip assignees only | Division order DS 2019-044, 2 December 2019 |
| Transfer fee, capital contribution, application fee | Not published | Not published | Per the declaration | Estoppel certificate |
| Estoppel certificate | $299 current adjusted fee for a request with nothing owed | Per sale | Customarily the seller | Statute 718.116 and the 2024 staff analysis of House Bill 979 |
The two annual figures are different measures, a 2023 letter’s assessment and a 2026 press quote, and neither is a fee schedule by size. Assessments are usually apportioned by each condo’s share in the declaration, so a 686 square foot condo and a 2,117 square foot penthouse would not pay the same, and nothing we read states Seascape’s shares. We do not put either figure in your listing as your fee; the budget and estoppel give yours.
If the two 2023 notices were equal per-condo amounts across all 136 condos they would have raised $1,360,000 and $2,040,000, but equal amounts are not guaranteed. Under Section 718.116 a buyer becomes jointly and severally liable with the previous owner for assessments that came due before the transfer, so a buyer will ask your estoppel for the ledger. Settle yours and ask the manager in writing whether any further assessment is authorized.
Buyers can call Marc at (239) 287-5873 or see how we represent buyers, and sellers can request a free Seascape valuation with the fee sheet built in.
The association insures the buildings under a master policy, and the owner insures the inside of the condo and personal property with a condominium policy, usually called an HO-6. A buyer’s insurer and lender will ask for the master policy, the flood coverage, the reserve study and any open assessment. Seascape’s carriers and premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried 1 Oct 2026; Florida Office of Insurance Regulation quarterly data; Citizens Property Insurance 2026 rate filing; City of Bonita Springs Community Rating System notice of 21 November 2024)
Insurance is where Seascape’s history and its flood map meet a buyer’s questions, and where a prepared seller saves the most time.
On 1 October 2026 we queried FEMA’s flood layer at a point in each building and all three returned Zone AE, a base flood elevation of 12 feet NAVD88 and panel 12071C0651G, effective 17 November 2022. Lee County’s evacuation layer returned Zone A, and the City treats the design flood elevation as the base flood elevation plus one foot, 13 feet here. The map does not say whether a condo’s floor is above or below that elevation, because floor elevations are not published.
The City’s Community Rating System class stayed at 5 in a FEMA notice dated 21 November 2024, a 25 percent discount on National Flood Insurance Program premiums. A residential condominium building policy under that program is limited to the lesser of replacement cost or $250,000 times the number of units, so for 136 condos the ceiling is $34,000,000, no more than about $254 per square foot of Seascape’s 133,680 heated square feet. Seascape’s flood policy is not published, so ask the manager for the declarations page.
Florida’s Office of Insurance Regulation data shows a statewide average premium per commercial residential condominium-association policy of $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, our sums from the quarterly data. Citizens’ 2026 filing, effective 1 July 2026, averages increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, but a June 2026 press report names insurance as the main driver of Seascape’s fee growth.
Lenders that finance condominium purchases review the association as well as the buyer: its budget, reserves, pending special assessments, insurance and litigation. We do not say which loan programs Seascape qualifies for, because that depends on each lender’s current rules and on documents we have not seen. A complete package answers the lender’s questionnaire the first time; a missing reserve study or ledger delays closing.
The master policy declarations for wind, flood and liability with the renewal date, the association’s flood declarations page, the reserve study and milestone summary or the written statement that neither is complete, the assessment ledger and notices since September 2022, and your own HO-6 declarations page.
Selling a Seascape condo? We collect these before the photographer arrives, so request a free Seascape valuation or call Jesse direct at (239) 898-6072.
A Seascape condo seller must give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary where applicable, the latest reserve study or a statement that none is complete, the Frequently Asked Questions document and the governance form, plus the flood disclosure. This is information, not legal advice.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 Oct 2026; HB 979 (2024) staff analysis)
Florida puts more of a condominium resale’s paperwork on the seller than most owners expect, and the order matters: some documents must reach the buyer before the contract is signed or the buyer gets a cancellation right.
Section 718.503(2) entitles a purchaser, at the seller’s expense, to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none is complete, and the Frequently Asked Questions and Answers document, plus the Division’s governance form. You order the package from the manager, so start early.
Each resale contract must contain in conspicuous type either a clause that the buyer received those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause that the agreement is voidable within 7 days after signing and receipt of the documents. A purported waiver has no effect and the right ends at closing. Deliver the package with the offer and record the date, and the 7-day right never opens late.
For contracts entered into after 31 December 2024, the statute requires a conspicuous statement about the association’s milestone inspection and reserve study: that it is required and not completed, that it is not required, or an acknowledgment of the documents with a voidability clause. Which applies to Seascape depends on documents we have not seen, so your closing agent or attorney completes it from the manager’s answer.
A seller of residential property must give the buyer a flood disclosure at or before the contract. It states that homeowners’ policies do not cover flood and asks whether you know of flooding that damaged the property during your ownership, have filed a flood insurance claim, including under the National Flood Insurance Program, or have received assistance for flood damage, including from FEMA. Hurricane Ian damaged the site, so answer from your own records; a Zone AE designation is not an answer.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. Under Johnson v. Davis a seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect, such as water intrusion or a breaker or air conditioner problem.
Under Section 718.116 the association must issue the estoppel 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 board approval requirement and the insurance contacts, and is effective for 30 days if hand delivered or emailed and 35 if mailed. The statute sets base fee caps of $250, plus $100 for delivery within three business days and up to $150 when delinquent, adjusted every five years, and the 2024 staff analysis of House Bill 979 gives the current $299, $119 and $179.
Buyers of Seascape condos ask three things first: which FEMA zone the building is in, what Hurricane Ian did here and what was repaired, and whether the work was permitted. The answers come from the flood map, the association’s letters and the City’s permit portal, and a seller with a storm file removes the questions early.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and National Map elevation service, Lee County evacuation layer and association letters, queried or read 1 Oct 2026)
The findings below are the map’s, not a guarantee about any one condo.
| Item | Finding |
|---|---|
| Flood zone, all three buildings | AE |
| Base flood elevation | 12 ft NAVD88 |
| FIRM panel | 12071C0651G, effective 17 November 2022 |
| City design flood elevation | 13 ft (base flood elevation plus one foot) |
| Ground at the buildings, USGS | 5.99 ft (Building D), 6.04 ft (E), 6.17 ft (F) |
| Lee County evacuation zone | A |
| City flood-insurance discount | Class 5, 25 percent, per the 21 November 2024 notice |
The association’s 11 November 2022 letter says Ian left the site “very damaged” and “not currently inhabitable,” and its 2023 letters describe a restoration that began with utilities and elevators, a rebuilt Building E electrical vault room, 66 new air conditioning units, a Building F roof replacement and a Small Business Administration loan. The letters stop in 2023; a June 2026 press report says owners were still rebuilding nearly three years after the storm. Published surge numbers differ and none is a gauge reading at Seascape; the closest surveyed mark is 11.3 feet NAVD88 at a different building on Hickory Blvd, about 5.1 to 5.3 feet above ground by our arithmetic. For Helene and Milton in 2024 the National Hurricane Center reported regional surge of 3 to 5 feet and 4 to 6 feet above ground, and we found no Seascape damage document for either.
Alterations, a condo’s electrical or plumbing work and storm restoration need City of Bonita Springs permits, and the City’s EnerGov portal lets anyone search by address. Using the state’s 1991 line and Lee County’s 1978 line, we found all three building points seaward of the 1991 coastal construction control line, which means new construction or major reconstruction there generally needs a state permit as well. If you have renovated since Ian, finaled permits for each trade are what a buyer’s agent asks for first.
Your flood-disclosure answers and any claim or assistance record, permits and invoices for repairs you made, the association’s notices since September 2022, an elevation certificate if one exists for your building and the manager’s contact. The map does not say where your floor sits, so the file does.
Seascape’s declaration, bylaws and rules are not posted on the association’s public pages, so a buyer reads them in the seller’s package. The rules that touch a sale are approval or transfer terms, leasing limits and pet rules in the declaration, and the state, county and City short-rental rules, which apply on top of it.
Data updated: October 2026 (association public pages and letters, Florida Statutes 509.242 and 718.503, Florida Department of Revenue tourist development tax sheet, City of Bonita Springs rental permit page; read 1 Oct 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.
A sale approval requirement, application process, right of first refusal, transfer fee and capital contribution are not published for Seascape. Section 718.116 requires the estoppel certificate to state any right of first refusal, board approval requirement, capital contribution or transfer fee, so request it early and read that line before you set a closing date. If approval applies, add its calendar to the contract.
Nothing we read states a Seascape minimum lease length. Section 509.242 treats a condominium unit rented more than three times a year for under 30 days as a vacation rental needing a state license, Lee County levies a 5 percent tourist development tax on rentals of six months or less, and as we read the City’s page condominiums of more than six units are exempt from the City rental permit, which you should confirm. A buyer who plans to rent asks for the leasing article and the insurer’s transient-use rule together, since Citizens’ 28 September 2023 bulletin ties wind-only eligibility to short-term rental frequency.
Seascape’s pet rules are not published, so we cannot state a limit. Assistance animals are protected separately under federal fair housing law, and dog rules on nearby public beaches are set by Lee County Parks and the City. Give a buyer’s agent the pet section of the rules with the offer.
The county record points to spring: of the 76 qualified Seascape sales recorded since 2009, 37 were recorded from March through June and only 14 from October through December. Listing in late fall or early winter puts a condo in front of buyers before that season, and a deed recorded in April usually follows a contract signed weeks earlier.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; recording months, qualified sales since 2009)
We use recording month, which is when the deed was recorded and not when the buyer and seller agreed. Monthly counts are small, so we publish counts and not monthly medians.
| Recording month | Qualified sales | Recording month | Qualified sales |
|---|---|---|---|
| January | 3 | July | 4 |
| February | 5 | August | 6 |
| March | 9 | September | 7 |
| April | 11 | October | 5 |
| May | 9 | November | 6 |
| June | 8 | December | 3 |
The Southwest Florida MLS gives the days a Seascape condo takes to sell, which would turn the calendar into dates. Information not available at time of publishing (checked 2026-10-01). Without it we promise no timeline. As a plan, a condo listed in November is in front of buyers when the winter season opens and has the best chance of a first-quarter contract, ahead of the busiest months in the record; one listed in May meets the thinner months, July with 4 sales and November and December with 9 between them.
We market a Seascape condo by building the paperwork first and the pictures second: the estoppel, budget, assessment ledger and flood and permit file are ready before the photographer arrives, and the listing states what we know and what the association has not published. Then we place the condo on the Southwest Florida MLS and our own sites.
Data updated: October 2026 (NAR practice changes effective 17 August 2024; Southwest Florida MLS listing standards; Lee County Property Appraiser roll, index built 1 Oct 2026)
Seascape buyers have read about the storm and the assessments, so a listing must answer their questions at the first showing.
The package holds the building address and heated size, the year built, the budget and reserve study or the statement that there is none, every special assessment notice and your ledger, the master policy declarations, the estoppel, the permit history and a list of what conveys, with a one-page comparison to the nearest sales in your building and size.
Professional photography and a floor plan, a description that names the building and size, and honest statements about the view and the flood zone. We describe the property and its setting, not the people who might live in it, and we do not overstate: the listing says the flood declarations or elevation certificate are available, not that flood risk is low. The listing runs on the Southwest Florida MLS and our own sites and Domain Realty Group’s, beside our Seascape at Bonita Beach guide, so a buyer who searches the building finds your condo in context.
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 you offer is negotiated off it. Commissions are negotiable, and you may still offer MLS concessions such as a closing-cost credit. We put the choices and their effect on your net on paper before you decide.
We negotiate a Seascape contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide a Seascape contract: price against the nearest recorded twins, the document package and its 7-day right, the inspection and insurance quotes, and the appraisal.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; NAR practice changes effective 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
Negotiation begins with the record. The Southwest Florida MLS median sale-to-list ratio would tell a buyer’s agent how much movement to expect. Information not available at time of publishing (checked 2026-10-01). Without it we tell you before the first showing how much movement your comparables support and where they do not.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. With so few recorded sales, an appraiser has little to work from, so we give the appraiser the nearest sales in your building and size before the appraisal, with a note on what the county record does not show.
A buyer’s 7-day right runs from signing and receipt of the documents, so we deliver the package with the offer and record the date. Buyers commonly order an inspection and ask for insurance and flood quotes in the inspection period; if a quote comes in high, the master policy and your flood documents answer it. We reply in writing, item by item, and decline what the record does not support.
We state in the offer package what has been assessed and paid, and make sure the contract’s milestone and reserve study statement matches the manager’s answer. We order the estoppel at listing, coordinate its 30-day effective period with the closing date and order a new one if closing slips past it.
A buyer choosing between Seascape and Bonita Beach Club is choosing between a 136-condo, three-building Gulf-side association with a 60-month county median near $592,500 and unpublished fees, and a 198-condo gated campus with published dues and a 24-month county median of $690,000. Both are mapped in FEMA Zone AE with a 12-foot base flood elevation.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Bonita Beach Club published dues memo and rules)
Bonita Beach Club is the strip’s closest comparable. If you own there instead, read our Bonita Beach Club seller’s guide. The last column says what each difference means for your Seascape listing.
| What a buyer weighs | Seascape | Bonita Beach Club | What it means for your Seascape listing |
|---|---|---|---|
| Size | 136 condos in 3 buildings | 198 units, gated, per its rules | Seascape is the smaller project |
| Price, county | $592,500 median, 60 months, 10 sales; $568.39 per heated sq ft | $690,000 median, 24 months, 17 sales; $608.61 per heated sq ft | Windows differ, so directional; the Seascape 24-month median of its 9 sales is $600,000 |
| Association charges | Not published; a 2023 letter mentions $10,613 a year | FY2027 dues of $3,038 a quarter for a 2 bed 2 bath, or $12,152 a year | Publish your own figure from the budget |
| Rental terms | Not published | 30-day minimum for owners who bought after June 2006 | Give a buyer your leasing article |
| Pets | Not published | No dogs on association property | Give a buyer your pet rule |
| Boat slips | Bay-side dock, 19 assignees per a 2019 order | 34 slips owned through a separate corporation | Slip records go in your package |
| Flood | AE, 12 ft | AE, 12 ft | Equal, so insurance quotes decide |
Seascape wins for a buyer who wants a smaller association, a Gulf-side address a short walk from the sand, a lower entry point at 686 or 783 square feet and the option of a boat slip. Bonita Beach Club wins for a buyer who wants a gate, published dues and a documented rental minimum. Do not price a Seascape condo from Bonita Beach Club sales; do use them to understand a buyer’s alternative, and publish your own fees so your condo is not compared with a number the buyer must guess. Our Seascape at Bonita Beach 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 Seascape condo costs roughly 4.2 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $592,500 sale that is about $25,154 to $39,967, and on a $385,000 sale about $16,957 to $26,582, before property tax, assessments and 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; Lee County recorded sales, index built 1 Oct 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $592,500 is the 60-month county median on 10 sales and $385,000 is one of the two small-condo sales of April 2025. Florida charges documentary stamp tax of $0.70 per $100 rounded up, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller. It leaves out property tax proration, because we do not know your tax bill: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $385,000 | Recorded sale of a 783 sq ft Building E condo, April 2025 |
| Listing commission, 2.75% | -$10,588 | 2.75% of $385,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$9,625 | 2.5% of $385,000, rounded to the dollar |
| Deed documentary stamp tax | -$2,695 | 3,850 units of $100 at $0.70 |
| Owner’s title policy | -$2,000 | $575 plus ($385,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Seascape association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$26,582 | 6.90% of price |
| Estimated net before payoff, with buyer-agent compensation | $358,418 | $385,000 minus $26,582 |
| Estimated total costs, without buyer-agent compensation | -$16,957 | 4.40% of price |
| Estimated net before payoff, without buyer-agent compensation | $368,043 | $385,000 minus $16,957 |
The same assumptions apply, at the 60-month county median of 10 sales.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $592,500 | 60-month county median, 10 sales |
| Listing commission, 2.75% | -$16,294 | 2.75% of $592,500, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$14,813 | 2.5% of $592,500, rounded to the dollar |
| Deed documentary stamp tax | -$4,148 | 5,925 units of $100 at $0.70 |
| Owner’s title policy | -$3,038 | $575 plus ($592,500 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Seascape association estoppel | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$39,967 | 6.75% of price |
| Estimated net before payoff, with buyer-agent compensation | $552,533 | $592,500 minus $39,967 |
| Estimated total costs, without buyer-agent compensation | -$25,154 | 4.25% of price |
| Estimated net before payoff, without buyer-agent compensation | $567,346 | $592,500 minus $25,154 |
Your mortgage payoff, the property tax and association assessment prorations, any special assessment balance the estoppel shows, any dock cost share, repairs or concessions, and any capital contribution or transfer fee, which is not published for Seascape.
Possibly not. Under Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523, read 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record shows why the exclusion can cover a Seascape seller’s gain. Of the 13 repeat pairs since 2009, 12 gained, the median dollar gain was $105,000 and three gains exceeded $250,000: $260,000, $275,000 and $296,550, all before selling costs. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two recorded prices.
The exclusion is for a main home, and a second home or rental does not qualify the same way; depreciation you took or could have taken on a rental is taxed when you sell, and you may not claim the exclusion again within two years of claiming it on another home. If your condo is a second home or a rental, tell us before you list and ask a tax adviser. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. IRS Publication 523 says a loss on the sale of your main home is not deductible, which matters to the owners in the record who sold below their purchase price. We are real estate agents, not tax advisers, and this is general information.
List if your condo is in marketable condition and you can be live for the fall to spring season; take an investor cash offer only when the condo needs work a buyer’s insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
Seascape has features that change the comparison: a thin record of 10 qualified sales in 60 months, an assessment history a buyer will want explained, a document package with a 7-day right and a flood zone. A buyer who is paying cash still wants those answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the last 12 months sits | A condo in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A condo needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Seascape condo 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 building and size, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded 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: the sales we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Seascape at Bonita Beach condo valuation and we will send a value built from recorded Seascape sales of your size, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Seascape.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Seascape sale, and none of these is offered as a Seascape review. The words are the reviewers’ own.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “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
These are the questions Seascape owners ask before they list, answered from the Lee County sale record, the association’s public letters and Florida law. The building background is in our Seascape at Bonita Beach guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest recorded condo in your building and size, order the estoppel and document package, complete the flood disclosure, and list in the fall or winter. A financed sale typically closes 30 to 45 days after contract.
Choose the agent with the strongest pricing evidence and paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified Seascape sale for this page. We claim no Seascape closing.
Ten qualified sales in 60 months ran $370,000 to $850,000 at a median of $592,500. Building, size, floor, view and condition decide where you land. Request a free valuation.
The county recorded 6 qualified sales, $500,000 to $850,000, the median of these 6 sales being $625,000 at $584.50 a heated square foot. These are county records, not Southwest Florida MLS closings.
The record is too thin to say. The 12-month median of 6 sales is $625,000 and the 60-month median of 10 is $592,500, but sizes differ and the county file holds no qualified sale in 2022, 2023 or 2024.
Days on market comes from the Southwest Florida MLS, and we do not estimate it from the county record. Information not available at time of publishing (checked 2026-10-01).
Of 76 qualified sales since 2009, 37 were recorded from March through June, so a fall or winter listing is live before that season. A complete document package matters more than the month.
Four sales of one size ran $575,000 to $850,000, three in 2026. The record cannot see floor, view, condition or what buyers were told about assessments, so we price from the condo and its documents.
From the nearest like condo, not a complex average. Forty-four of the 136 condos are that size, and the two that sold in April 2025 went for $370,000 and $385,000.
Not published. A February 2023 letter mentions $10,613 a year without stating a basis, and a June 2026 press report quotes about $13,000. Your budget and estoppel give your figure.
Not before you list, but every unpaid assessment through closing must be settled, and the estoppel states the balance. Under Section 718.116 a buyer is jointly liable for assessments due before closing.
The association’s written statement of what a condo owes and what terms apply to a sale. Section 718.116 requires it within 10 business days, effective 30 days if hand delivered or emailed and 35 if mailed, at a current adjusted fee of $299.
In Lee County the seller customarily pays all three, and the contract controls. At $592,500 the stamp tax is $4,147.50 and the title premium $3,037.50.
At your expense under Section 718.503: the declaration, articles, bylaws and rules, budget and financial statement, milestone summary if one applies, the latest reserve study or a statement that none is complete, the Frequently Asked Questions document and the governance form.
Within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. The right ends at closing.
Yes. Section 689.302 requires a flood disclosure at or before the contract covering flooding you know of, any flood insurance claim and any FEMA or other flood assistance. Answer from your own records.
Yes, for facts that materially affect value and that a buyer cannot readily see. Under Johnson v. Davis an as-is clause does not remove that duty for a known latent defect.
FEMA places all three buildings in Zone AE with a base flood elevation of 12 feet NAVD88, and Lee County puts them in evacuation Zone A. The map does not say where your floor sits.
We found no Florida sale statute that requires one. A buyer’s insurer or lender may ask in a flood zone, so include one if it exists for your building.
Yes. The association’s letters say Ian left the site not inhabitable in 2022, so buyers ask what was repaired, assessed, insured and left open. A storm file answers them before the inspection.
That is a document question. Seascape’s buildings reached 30 years in 2008 or 2009, so the statutes required both if each has three or more habitable stories, but none is public. Ask the manager in writing.
Seascape’s approval requirement, right of first refusal and transfer fee are not published. Section 718.116 requires the estoppel to state them, so we order it at the start of the listing.
That depends on the declaration, which is not public. A state license applies to rentals under 30 days more than three times a year, and Lee County’s tourist tax applies.
The pet rules are not published, so we cannot state a limit. Assistance animals are protected separately under federal fair housing law. Give a buyer’s agent the pet section of the rules with the offer.
The declaration section quoted in the 2019 state order assigns slip use rights to condos, with 19 assignees sharing the dock’s costs. Whether yours has one is a question for the manager.
No. Dolphin Way is a separate 75-unit association next door at 25830 to 25850 Hickory Blvd. If a document or quote names the wrong one, fix it before closing.
Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues and anything the association requires. The 2023 letters said in-condo breaker boxes were an owner responsibility.
At $592,500 we estimate $25,154 without buyer-agent compensation, 4.25 percent, and $39,967 with 2.5 percent compensation, 6.75 percent, before property tax, assessments and payoff.
At $592,500 the estimate is $567,346 without buyer-agent compensation and $552,533 with it, before payoff, tax proration and assessments. At $385,000 it is $368,043 and $358,418.
Possibly not. A main home owned and used for 2 of the last 5 years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under Section 121.
The buyer can bring cash, the price can drop or the parties can challenge the appraisal with better comparables, which we give the appraiser before the appraisal.
They are weakest where units differ widely: Seascape’s heated areas run from 686 to 2,117 square feet, and assessment and storm history are invisible to automated models.
Read our guide to buying at Seascape, see how we represent buyers, and call Marc at (239) 287-5873 to time both.
Bonita Beach Club publishes its dues and rules and Seascape does not, so a Seascape seller carries more of the document burden. Owners there can read our Bonita Beach Club seller’s guide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price from the record and answer the buyer’s assessment, insurance and storm questions first.
The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign.
A Bonita Beach condo specialist knows which building and size a condo belongs to, which recorded sales are true comparables, what the estoppel and document package must say and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a Seascape condo well holds its price through the inspection.
We have seen small facts cost sellers contracts: a 686 square foot condo priced off an $850,000 sale of a larger one, a 2023 assessment quoted as the current fee, a document package handed over after the contract so the 7-day right stayed open, and paperwork that named Dolphin Way instead of Seascape. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Bonita Beach community guide covers the island and the strip, and our Seascape guide covers the buildings, the record and the storm history.
If you are thinking of selling a Seascape condo, call the team that prices from the recorded sales of your own building and size, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Seascape at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Seascape, Bonita Beach Club, Bay Harbor Club, Bonita Beach and Tennis Club or Sea Isles.
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.
Seascape sold record, last 60 months: 10 qualified sales at a $592,500 median, from $370,000 to $850,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01). Few Seascape condos come up for sale in any month, so make us your first call before you list.
Request your free Seascape at Bonita Beach condo valuation and we will send a value built from the recorded sales of your building and size, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Seascape, and are Top 1% Real Estate Agents Nationally Since 2008.
The building background is in our Seascape at Bonita Beach guide.
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 Seascape condo? Get a free Seascape condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Seascape.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, city, state and federal records, the association’s own published letters, the Division of Florida Condominiums’ 2019 order and the statutes that set the seller’s duties. Seascape sale figures are from the Lee County Property Appraiser sales file and roll (index built 1 October 2026). We do not cite brokerage or listing sites. Links were opened on 1 October 2026 where the publisher allows automated access.
These official documents are the ones a Seascape seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Seascape seller needs it |
|---|---|---|---|
| Final order DS 2019-044 | Florida Division of Condominiums | 2 December 2019 | The dock is a common element; slip cost share |
| Second special assessment notice | Seascape association | 17 January 2023 | $10,000 in two $5,000 payments |
| Third special assessment notice | Seascape association | 20 September 2023 | $15,000 in two $7,500 payments |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s 7-day right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract |
| IRS Topic 701 | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and recorded instruments can be requested from the Lee County Clerk.
Seascape sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures are marked as not available where they would appear. McGreevy and Comisar, sell your Seascape condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.