We price your Shore Woods condo from the recorded sales of your own floor plan and have the estoppel, resale documents and permit file ready before a buyer asks.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser public data files, October 2026 bundle (newest qualified sale June 22, 2026)
This is McGreevy and Comisar’s seller’s guide for the owners of the 64 condo units at Shore Woods, the four two-story condominium buildings at 64 4th Street inside the Bonita Shores street grid, described building by building in our Shore Woods guide. Shore Woods sits in Bonita Shores, on the mainland side of Bonita Beach, in unincorporated Collier County with a Bonita Springs 34134 address. It is not the Glen Manor condominium next door at 76 4th Street, which is a separate association, and not any similarly named Shorewood or Shore Woods community elsewhere in Florida.
Here is the short answer for a Shore Woods seller. The Southwest Florida MLS shows 13 Shore Woods closings in the 60 months to October 27, 2026, at a $317,500 median, from $255,000 to $400,000, and three in the latest 12 months, from $255,000 to $317,500, after a median 206 days on market. One 1,461 square foot unit was listed at $314,900 on October 27, 2026. Collier County recorded nine qualified Shore Woods sales in the 60 months since October 2021, from $260,000 to $389,000, at a $317,500 median and $239.64 per square foot of county heated area (Collier County Property Appraiser public data files, October 2026 bundle).
Those numbers describe a building that still sells every year but now takes longer to sell and closes further below list. That is the market this page prices for. Every figure carries its window and its source, and where the public record is silent, we say so and name the document that answers it.
To sell a Shore Woods condo in 2026, price it against the recorded sales of your own plan, 1,231 or 1,461 square feet, order the estoppel certificate and the section 718.503 resale documents before you list, and plan for a slower market: the latest three MLS closings took a median 206 days and sold at a median 91.18 percent of final list price.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Shore Woods is a simple building to describe and a careful one to price. The county roll records exactly two plans, 32 units of 1,231 square feet and 32 units of 1,461 square feet, in four buildings, A to D, of 16 units each, built in 1983 and 1984. Every unit is on a dry lot inside the grid, every unit is in shaded Zone X at the building on the 2024 effective FEMA map, and every unit is in hurricane evacuation Zone A. What separates one sale from the next is the plan, the floor, the condition of the unit and the timing.
A 1,461 square foot unit at Shore Woods is two bedrooms plus a den with two baths in the MLS listings, and a 1,231 square foot unit is two bedrooms and two baths. Buyers who need the den pay for it, and buyers who want the lowest entry price into a Bonita Beach area condominium shop the smaller plan. Pricing a larger unit off a smaller unit’s sale, or the reverse, is the most common error we see in a two-plan building.
This page is the seller’s side of our Shore Woods guide. If you have not decided to sell, our Shore Woods home valuation guide sets out the pricing method plan by plan, and if you are buying as well as selling, our guide to buying a Shore Woods condo covers the documents and costs from the buyer’s side.
These are the ten facts about selling a Shore Woods condo that matter most in October 2026, each drawn from the Southwest Florida MLS pull of October 27, 2026, the Collier County Property Appraiser public data files, October 2026 bundle, the recorded declaration and Florida law.
This seller’s guide runs from the market and the record through pricing, fees, insurance, the papers Florida law requires, two net sheets and the questions Shore Woods owners ask most. Each link jumps to its section.
Start Here: How Do I Sell My Shore Woods Condo in 2026? · Key Takeaways
The Market and the Record: Why List Your Shore Woods Condo With McGreevy and Comisar? · What Is the Shore Woods Market Doing for Sellers Right Now? · What Did Shore Woods Condos Sell For? · Have Shore Woods Owners Sold for More Than They Paid? · A Shore Woods Sale Worked Through · How Do We Price a Shore Woods Condo?
Pricing, Fees and Insurance: What Moves the Value of a Shore Woods Condo Most? · What Fees Will Your Shore Woods Buyer Pay Each Year? · Who Insures a Shore Woods Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Shore Woods Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Shore Woods Sale? · When Is the Best Time to Sell a Shore Woods Condo?
Marketing, Negotiation and Your Options: How Do We Market a Shore Woods Condo? · How Do We Negotiate a Shore Woods Contract? · Shore Woods vs Glen Manor: Which Will Your Buyer Choose? · What Does It Cost to Sell a Shore Woods Condo? · Do I Pay Capital Gains Tax When I Sell My Shore Woods Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Shore Woods Home Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Shore Woods, Bonita Shores Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Shore Woods 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% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Shore Woods owners hire us because we price from the recorded sales of their own plan, order the association papers before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Shore Woods condo, or thinking, “I need a listing agent who understands a two-plan building that is taking longer to sell,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive up US 41 from 4th Street. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our guide to the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 151 qualified Shore Woods sales in the Collier County file since May 1984 and every one of the 13 Shore Woods closings in the Southwest Florida MLS in the 60 months to October 27, 2026. We read the 1983 declaration’s recording data, the 1997 restated declaration and the 2015 leasing amendment, the state condominium record, the association’s corporate filings and the county’s flood, evacuation, zoning and milestone layers at 64 4th Street. That is why our first question to a Shore Woods owner is which plan, and our second is what the budget and estoppel certificate will show.
This page does not state or imply that we have sold, listed or represented a buyer or seller at Shore Woods. Our case rests on the public record we have read for you and on how we would run your sale. The sale we walk through below is a public-record sale, and it is not ours.
The Shore Woods condo market is slower than it was: the Southwest Florida MLS shows three closings in the 12 months to October 27, 2026, at a $310,000 median after a median 206 days on market, against 13 closings and a 95-day median over 60 months. One unit was for sale on October 27, 2026, at $314,900.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The MLS leads for market activity because it carries days on market, list prices and the current listing, and its pull is newer than the latest records in the county file. The county record supports it with qualified deed prices and the long price history. Where the two disagree, the county records the deed consideration and the MLS records the reported closing price, and the MLS also carries sales the county did not qualify and sales newer than the county extract.
| Window to October 27, 2026 | Closings | Median price | Range | Median days on market | Median sale to final list | Median price per sq ft of MLS living area |
|---|---|---|---|---|---|---|
| 12 months | 3 | $310,000 | $255,000 to $317,500 | 206 (n 3) | 91.18% (n 3) | $217 |
| 24 months | 5 | $310,000 | $255,000 to $333,000 | 126 (n 5) | 92.73% (n 5) | $228 |
| 60 months | 13 | $317,500 | $255,000 to $400,000 | 95 (n 11) | 95.45% (n 11) | $248 |
The 60-month days on market and sale-to-list figures rest on the 11 closings with days on market recorded, as our Shore Woods guide states them; two 60-month closings carry zero days on market and are left out of those two medians. The 12 and 24-month figures rest on every closing in the window. With three and five closings, the shorter windows are small samples, and we read them as direction, not as a market statistic.
| Window, October 2026 county bundle | Qualified sales | Median | Range |
|---|---|---|---|
| 12 months, since October 2025 | 2 | $325,250, the median of these two sales (mean of $317,500 and $333,000) | $317,500 to $333,000 |
| 24 months, since October 2024 | 3 | $317,500, the median of these three sales | $309,000 to $333,000 |
| 36 months, since October 2023 | 5 | $309,000, the median of these five sales | $295,000 to $333,000 |
| 60 months, since October 2021 | 9 | $317,500, the median of these nine sales | $260,000 to $389,000 |
These windows come from the Collier County Property Appraiser public data files, October 2026 bundle, which run into October 2026; the newest qualified Shore Woods sale in them is June 22, 2026. No window reaches ten qualified sales, so the 60-month window, the longest, leads the county figures on this page, and all nine of its sales are listed below. The county file holds 151 qualified Shore Woods sales since May 1984; an all-history median would mix 1980s prices with today’s and is not a price signal, so we do not print one.
On October 27, 2026 the MLS showed one active Shore Woods listing, a 1,461 square foot unit at $314,900, and no pending sale. Against three closings in the latest 12 months, one listing is 4.0 months of supply; on the 60-month pace of 13 closings, it is 4.6 months. If you list a larger unit, that listing is your direct competitor; if you list a smaller unit, a buyer will still compare your price per square foot with it.
In 2021 and 2022 Shore Woods units sold in days: the four MLS closings from December 2021 to May 2022 recorded 9, 7, 0 and 14 days on market, and all four closed at or above the final list price. From December 2023 on, the pattern turned. Six of the nine later closings took 95 days or more, and the three closings of 2026 sold at 92.73, 91.18 and 88.19 percent of their final list prices. A seller who prices from the 2022 sales is pricing for a market that is not here.
The MLS shows five closings that are not among the county’s qualified sales: $400,000 in March 2022, $323,000 in June 2024, $315,000 in August 2024, $255,000 in February 2026 and $310,000 in June 2026. The county, for its part, recorded nine priced deeds in the 60 months that it did not qualify as arm’s-length sales, and this is all of them: $285,000 in December 2021, $400,000 in March 2022, $320,000 and $395,000 in 2023, $323,000 and $300,000 in 2024, $240,000 in April 2025, $255,000 in February 2026 and $310,000 in June 2026. Unqualified deeds are left out of every county figure on this page. When we price your unit, we read both records sale by sale and say which sales we rely on and why.
The Southwest Florida MLS files Shore Woods under a development field named Little Hickory rather than Bonita Shores, so an agent or buyer searching the MLS by the neighborhood name can miss the building entirely. We search by the condominium name and the 64 4th Street address, and we write the listing so that the building, the neighborhood and the Bonita Beach location all appear where buyers look.
Shore Woods condos sold for $260,000 to $389,000 in the nine qualified county sales of the 60 months since October 2021 (October 2026 county bundle), and for $255,000 to $400,000 in the 13 MLS closings of the 60 months to October 27, 2026. The newest MLS closings were $310,000 and $317,500 in June 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Recorded (deed date) | Price | County heated area (sq ft) | Price per sq ft of heated area |
|---|---|---|---|
| December 21, 2021 | $331,500 | 1,461 | $226.90 |
| February 25, 2022 | $385,000 | 1,461 | $263.52 |
| May 17, 2022 | $389,000 | 1,461 | $266.26 |
| September 23, 2022 | $260,000 | 1,231 | $211.21 |
| December 1, 2023 | $305,000 | 1,231 | $247.77 |
| March 28, 2024 | $295,000 | 1,231 | $239.64 |
| February 13, 2025 | $309,000 | 1,231 | $251.02 |
| October 6, 2025 | $333,000 | 1,461 | $227.93 |
| June 22, 2026 | $317,500 | 1,461 | $217.32 |
All nine sales are at the building address, 64 4th Street. The median of the nine is $317,500, and the median price per square foot of county heated area is $239.64. The October 2026 bundle does not qualify the $310,000 deed of June 15, 2026 on a 1,231 square foot unit, so that deed is not in this list or in any county figure on this page.
| Closed | Living area (sq ft) | Final list price | Sold price | Days on market |
|---|---|---|---|---|
| December 2021 | 1,440 | $320,000 | $330,500 | 9 |
| February 2022 | 1,461 | $375,000 | $385,000 | 7 |
| March 2022 | 1,231 | $400,000 | $400,000 | 0 |
| May 2022 | 1,461 | $389,000 | $389,000 | 14 |
| December 2023 | 1,231 | $347,900 | $305,000 | 191 |
| March 2024 | 1,231 | $315,000 | $295,000 | 380 |
| June 2024 | 1,461 | $323,000 | $323,000 | 0 |
| August 2024 | 1,231 | $330,000 | $315,000 | 17 |
| February 2025 | 1,231 | $319,900 | $309,000 | 43 |
| October 2025 | 1,461 | $339,900 | $333,000 | 126 |
| February 2026 | 1,231 | $275,000 | $255,000 | 278 |
| June 2026 | 1,231 | $340,000 | $310,000 | 206 |
| June 2026 | 1,461 | $360,000 | $317,500 | 95 |
The MLS reports living area as the listing agent entered it, which is why one 2021 closing shows 1,440 square feet against the county’s 1,461 for the larger plan.
| Plan (county heated area) | Units | County qualified sales, 60 months since October 2021 (October 2026 bundle) | Range | Median of these sales | Median price per sq ft |
|---|---|---|---|---|---|
| 1,231 sq ft | 32 | 4 | $260,000 to $309,000 | $300,000 | $243.70 |
| 1,461 sq ft | 32 | 5 | $317,500 to $389,000 | $333,000 | $227.93 |
The larger plan sells for more in dollars and less per square foot, which is normal for a second plan that adds a den rather than a bedroom. That gap matters when you price: a smaller unit priced at the larger plan’s dollar figure looks expensive, and a larger unit priced at the smaller plan’s per-foot figure gives money away.
The Collier County 2026 preliminary roll carries a just value per Shore Woods unit with a median of $243,050, from $215,425 to $265,675. The just value is the Property Appraiser’s mass appraisal for tax purposes, set as of January 1 and reduced for costs of sale, so it sits below recorded prices by design. It is useful for comparing units in the building, not for pricing one.
Mostly yes: the Collier County record holds 13 repeat sales of the same Shore Woods unit since 2009, and 12 sold for more than the prior qualified sale, with a median change of $43,500 across all 13. The one loss was $2,000, on a larger unit bought in June 2021 for $335,000 and sold in October 2025 for $333,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| First sale | Price | Next sale | Price | Plan (sq ft) | Change |
|---|---|---|---|---|---|
| May 2009 | $100,000 | January 2014 | $158,000 | 1,231 | +$58,000 |
| March 2010 | $110,000 | March 2012 | $130,000 | 1,231 | +$20,000 |
| April 2010 | $100,000 | September 2020 | $195,000 | 1,231 | +$95,000 |
| March 2011 | $120,000 | June 2012 | $140,000 | 1,231 | +$20,000 |
| April 2011 | $110,000 | February 2014 | $155,000 | 1,231 | +$45,000 |
| June 2013 | $170,000 | February 2025 | $309,000 | 1,231 | +$139,000 |
| March 2015 | $168,000 | July 2019 | $190,000 | 1,231 | +$22,000 |
| April 2015 | $186,500 | January 2021 | $230,000 | 1,461 | +$43,500 |
| April 2017 | $187,000 | May 2020 | $220,000 | 1,231 | +$33,000 |
| August 2017 | $220,000 | February 2022 | $385,000 | 1,461 | +$165,000 |
| April 2018 | $235,000 | June 2021 | $335,000 | 1,461 | +$100,000 |
| February 2022 | $385,000 | May 2022 | $389,000 | 1,461 | +$4,000 |
| June 2021 | $335,000 | October 2025 | $333,000 | 1,461 | -$2,000 |
Each pair is two consecutive qualified sales of the same unit, both in 2009 or later, from the Collier County Property Appraiser public data files, October 2026 bundle. The changes are recorded prices only, before selling costs, improvements and the owner’s carrying costs.
Every owner in the record who bought before 2021 and resold gained, and the three gains of $100,000 or more came on holds of about three to twelve years. Owners who bought at the 2021 and 2022 peak have not: the one pair that started at $335,000 in June 2021 ended at $333,000 in October 2025, and the unit that sold twice in 2022 gained $4,000 in three months, at the top. If you bought in 2021 or 2022, price from the 2025 and 2026 sales, not from what you paid.
Shore Woods units turn over slowly. Of 64 units, 13 pairs in seventeen years means most owners hold for many years, which is consistent with the building’s long-held seasonal ownership: 15 of the 64 units carry a homestead exemption on the 2026 preliminary roll, and 23 of the 64 owners have a Florida mailing address.
The clearest Shore Woods sale to study is a 1,461 square foot unit that the county recorded at $220,000 in August 2017, at $385,000 in February 2022 and at $389,000 in May 2022. Against the June 2026 sale of a 1,461 square foot unit at $317,500, it shows how far the market moved, in both directions.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
This is a public-record sale at 64 4th Street. It is not a sale we handled, and we name no unit or owner.
| Event | Record | Price | Detail |
|---|---|---|---|
| Purchase | County deed, August 2017 | $220,000 | Qualified sale |
| Resale | County deed, February 25, 2022; MLS closing, February 2022 | $385,000 | MLS final list price $375,000, 7 days on market |
| Resale | County deed, May 17, 2022; MLS closing, May 2022 | $389,000 | MLS final list price $389,000, 14 days on market |
| Comparison | MLS closing, June 2026, another 1,461 sq ft unit | $317,500 | MLS final list price $360,000, 95 days on market |
In February 2022 a buyer paid $10,000 over the final list price within a week; three months later the next buyer paid the full list price within two weeks. In June 2026 a unit of the same plan closed $42,500 below its final list price after 95 days. The same floor plan, in the same building, moved from a bidding market to a negotiating one. The lesson is not that 2026 prices are low but that the list price now has to be right on day one: the 2026 closings that started high sold well under list after months on the market.
We price a Shore Woods condo in five steps: place it in its plan and floor, anchor to the nearest recorded sales of that plan, adjust for condition and the building’s finances, test the number against the active competition, and choose a list strategy that fits a market where the latest closings took a median 206 days.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The roll’s unit numbering shows two floors in each of buildings A to D, first-floor units numbered from 101 and second-floor units from 201. A first-floor unit offers step-free access; a second-floor unit offers privacy and no one above. Neither is a premium the record can measure on its own with nine sales, so we read the buyer pool at the time we list.
For a 1,231 square foot unit, the anchors are the $310,000 MLS closing of June 2026, the $309,000 county sale of February 2025 and the $255,000 MLS closing of February 2026. For a 1,461 square foot unit, they are the $317,500 sale of June 2026 and the $333,000 sale of October 2025, plus the $314,900 active listing.
Renovated kitchens and baths, flooring, impact windows or shutters, and the age of the air conditioner and water heater move a Shore Woods price more than any view, because the building has no water frontage. Then the association: an open special assessment, an underfunded reserve line or a pending repair in the budget comes off a buyer’s offer.
With one active listing in the building on October 27, 2026, your competition also includes Glen Manor next door, Hickory Harbour on the bay side of Bonita Shores and the single-family houses in the grid. We show you where your price sits against each.
The 2026 closings tell us that a list price above the plan’s recent sales costs months. We set the list price where the record supports it and agree in advance how and when to adjust, so the listing does not go stale.
An automated estimate cannot tell a 1,231 square foot unit from a 1,461 square foot unit if the portal carries the wrong living area, cannot read the budget, and cannot see a special assessment. Our Shore Woods home valuation guide shows the method in full.
At Shore Woods the value moves most on the plan, 1,231 or 1,461 square feet, then on the unit’s condition and renovation, then on the building’s finances and age. View and water do not separate units here, because the building has no water frontage, and every unit shares the same flood zone, evacuation zone and two-story construction.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
The plan sets the dollar band, as the county sales show. The floor matters to individual buyers more than to the record: a buyer who wants no stairs pays for a first-floor unit, and a buyer who wants no one overhead prefers the second floor. We price the floor from the buyers in the market at the time, not from a rule.
A building finished in 1983 and 1984 is more than forty years old, so roofs, windows, plumbing and electrical systems have reached or passed one replacement cycle. Inside the unit, the buyer’s inspector will look at the air conditioner, water heater, windows or shutters and the electrical panel, and every one of those is a negotiating line. The permit history on Collier County’s CityView portal shows what has been done, and we pull it for your unit before we list.
Because Shore Woods is two stories, it sits outside the milestone inspection and structural integrity reserve study regimes on the face of the statutes, which removes a cost and a disclosure that taller Bonita Beach buildings carry. It does not remove the building’s own repair needs. The reserve lines in the budget and any special assessment notice since Hurricane Ian are the documents a buyer reads to price the building’s future, and they move every unit’s value at once.
The recorded leasing section allows no more than three leases a calendar year with a thirty consecutive day minimum and association approval. That suits seasonal tenants and owner-occupants, and it rules out nightly rental. A Shore Woods seller’s buyer pool is therefore owner-occupants, seasonal owners and investors who want monthly or seasonal tenants, not short-term rental investors.
A state wastewater inventory flags the 64 units as likely septic, but that flag rests on the geocode of an expired 2023 swimming-pool permit; the surrounding 4th Street block is known county sewer, and Collier County Utilities serves the building through a 2-inch master water meter on an active account. A Collier County Public Utilities account record settles it, and we put that record in the listing file so the question is answered before a buyer’s inspector raises it.
A Shore Woods buyer pays the association’s regular assessment, Collier County property taxes at 9.3696 mills on the 2026 certified roll in millage area 90, an HO-6 unit-owner insurance policy and any special assessment the board adopts. The Shore Woods assessment is not published in any public record we could read; the budget and the estoppel certificate state it.
Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary roll export of August 29, 2026; Florida Statutes, 2025 text)
There is no association website, and the Sunbiz and state condominium records do not carry budgets, so the current Shore Woods assessment is information not published on the publication date. Under section 718.112 the budget covers operating expenses, insurance on the condominium property and reserves, and which utilities or services the fee includes is a line in that budget. The estoppel certificate under section 718.116 states the regular assessment, any special assessment and whether the account is current. We order both in the first week of your listing so a buyer sees the real number.
The 2026 certified rates for millage area 90 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, across the county, the school board, the water management district, mosquito control, North Collier Fire and Conservation Collier. The median 2026 certified tax bill per Shore Woods unit on the county roll is $2,112.16. A buyer’s taxable value resets toward the purchase price at the next January 1, under section 193.155 for a homestead or section 193.1554 for a non-homestead unit, so your bill is not your buyer’s bill, and a buyer who asks what the taxes will be needs that explained.
The association insures the building; the owner insures the interior and contents with an HO-6 policy under section 718.111. In shaded Zone X flood insurance is optional under federal rules but available. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page.
A special assessment must state its purpose in the written notice under section 718.116. No public record we could read states one at Shore Woods. Ask the manager for every special assessment notice since Hurricane Ian in September 2022 and for any loan the association has taken; a buyer’s agent will ask, and the estoppel certificate will show what is owed on your unit.
The Shore Woods association insures the buildings under a master policy, and your buyer insures the unit’s interior and contents with an HO-6 policy. A financing buyer’s lender sends the association a condominium questionnaire about reserves, assessments, litigation and repairs, and the answers decide whether the loan closes.
Data updated: October 2026 (Collier County FEMA24 flood zone layer, queried October 17, 2026; Fannie Mae Selling Guide; Citizens Property Insurance)
An HO-6 insurer asks for the unit’s location, year built and the master policy’s coverage, and prices wind from the building’s features. Shaded Zone X at the building means federal mandatory flood purchase does not apply on the map, though a buyer may still buy coverage and some lenders ask about it. The Florida Office of Insurance Regulation explains how wind mitigation features reduce a premium.
Fannie Mae’s Selling Guide treats a project with critical repairs, significant deferred maintenance or an unsafe-condition finding as ineligible until the issue is resolved, and its project review asks about special assessments and reserves. No public list shows Shore Woods’ current lender status, so the lender’s questionnaire to the manager is the route. A cash buyer avoids that review, which is one reason cash offers close faster in older condominiums.
We ask the manager for the master insurance certificate, the budget’s insurance and reserve lines and whether any lender has declined the project recently. If the building carries a problem a lender will see, we would rather know in week one than in week five of a contract.
A Shore Woods seller delivers the condominium resale documents under section 718.503 at the seller’s expense, the estoppel certificate the association issues under section 718.116, and the flood disclosure under section 689.302, and must disclose known facts that materially affect value and are not readily observable.
Data updated: October 2026 (Florida Statutes, 2025 text, read October 17, 2026)
Each prospective purchaser of a resale unit is entitled, at the seller’s expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report where one applies, and the Frequently Asked Questions and Answers document under section 718.504. For Shore Woods, the milestone and SIRS items are a statement of non-applicability or a statement that none has been completed, because the buildings are two stories.
The contract clause in section 718.503 makes the agreement voidable by the buyer within seven days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents. A seller who delivers the package late extends the buyer’s window, which is why we have it ready the day an offer arrives.
Under section 718.116(8) the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The statute also fixes how quickly the association must deliver it and how long it remains valid. In Collier County the seller customarily pays the estoppel fee, and the contract controls.
Section 689.302 requires a residential seller to disclose, at or before the contract, whether the seller knows of flood damage to the property, whether the seller has filed a flood insurance claim and whether the seller has received federal flood assistance. We give you the form at the listing appointment.
Florida case law requires a seller to disclose known facts that materially affect the value of the property and are not readily observable to the buyer. A known leak, an open permit, an unpermitted alteration or a pending assessment you have been told about belongs in the disclosure, not in the buyer’s inspection report.
Yes. Sales and leases at Shore Woods need association approval under the declaration, and approvals are subject to federal and Florida fair-housing law. We build the approval timeline into the contract dates so your closing does not wait on a board meeting.
Shore Woods buyers ask whether the unit flooded in Hurricane Ian, what flood zone the building is in, whether it needs a milestone inspection and what has been permitted since the storms. The answers are shaded Zone X at the building on the 2024 effective map, evacuation Zone A, two-story buildings outside the milestone regime, and a permit file each seller should pull.
Data updated: October 2026 (Collier County FEMA24 flood zone, evacuation zone, Coastal High Hazard Area and milestone layers, queried October 17, 2026)
Shore Woods is in shaded Zone X, the 0.2 percent annual chance coastal flood hazard area, at the building centroid, on the 2024 effective FEMA map as served by Collier County’s GIS. An envelope drawn around both 4th Street condominium sites also touches Zone X and a Zone AH polygon, so the zone is not uniform across the block; the elevation certificate for each building settles it. The effective FIRM panels are 12021C0179J and 12021C0183J, effective February 8, 2024, and preliminary panels were issued March 20, 2025, so a later map can change the zone.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Shore Woods-specific damage. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer will ask for, and your own section 689.302 disclosure covers your unit.
The whole Bonita Shores area is in hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation, and Shore Woods sits landward of the county Coastal High Hazard Area line, which runs along West Avenue. Buyers new to Southwest Florida ask about both; the honest answer is the map, plus a sign-up for AlertCollier.
Collier County issues building permits through its CityView portal, searchable by address. A seller should know the unit’s open and closed permits before listing, because a buyer’s inspector will check them and an open permit can delay closing. We pull the file and resolve anything open before the first showing.
Shore Woods does not appear on the Collier County milestone inspection register, and that is expected: its buildings are two stories, below the three-habitable-story threshold in section 553.899. The structural integrity reserve study requirement in section 718.112(2)(g) applies to buildings three stories or more in height, so a two-story Shore Woods building sits outside it on the face of the statute. A buyer may still ask the association for its written statement on SIRS applicability.
The rules that affect a Shore Woods sale are the association’s approval of the buyer, the recorded leasing section, the declaration’s limits on ownership structures, the pet rules in the association’s rules, and the RMF-12 zoning. Each one shapes who can buy your unit and on what timeline.
Data updated: October 2026 (Collier County Official Records; Collier County zoning layer, queried October 17, 2026)
Sales need association approval under the declaration. Ask the manager for the application, the fee and the timeline at listing, and we will write the timeline into the contract.
| Rule | What the record says |
|---|---|
| Minimum lease term | Thirty consecutive days |
| Leases per calendar year | Three at most |
| Maximum lease | One year, no renewal option |
| Approval | Association approval required; whole unit only; lessee a natural person |
| Notice | Thirty days (raised from fifteen in 2015) |
| Subleasing | Not allowed |
| Ownership structures | No co-ownership or entity ownership that creates short-term transient use; a designated primary occupant (2015 amendment to Section 14.1) |
The source is Section 13.2 of the 1997 Amended and Restated Declaration, Official Records Book 2361, Page 3096, as amended by Official Records Book 5152, Page 2758, recorded May 18, 2015, adopted on a 42 to 0 vote. Under section 718.110(13), the 2015 changes bind only owners who consented and owners who took title after May 18, 2015, so a buyer of your unit takes title subject to them.
The 2015 companion amendment to Section 14.1 bars co-ownership and entity or trust ownership that would turn a unit into short-term transient lodging for multiple families and requires a designated primary occupant. A buyer who plans to take title in an LLC or trust needs to read that section before writing an offer, and we flag it at the first showing.
Pet rules for Shore Woods were not part of the recorded sections we read, so this page does not state one. Ask the manager for the rules, and federal and Florida fair-housing law require reasonable accommodation for assistance animals regardless of a pet rule.
Shore Woods is zoned RMF-12, Collier County’s residential multi-family district, while the single-family lots around the 4th Street condominiums are RSF-4. Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the permit, so a buyer planning a renovation will ask for the alteration rules.
The best time to list a Shore Woods condo is before the winter season, so the unit is photographed, priced and documented when seasonal buyers arrive: of the 47 qualified county sales since 2009, 27 were recorded from March through June, and nine of the 13 MLS closings in 60 months closed from February through June.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Month of recorded sale | Qualified county sales since 2009 |
|---|---|
| January | 2 |
| February | 3 |
| March | 7 |
| April | 9 |
| May | 5 |
| June | 7 |
| July | 4 |
| August | 2 |
| September | 2 |
| October | 2 |
| November | 1 |
| December | 4 |
A recorded deed date trails the contract by a month or two, so the spring cluster of deeds reflects contracts written in the winter season.
With 47 sales over seventeen years, the monthly counts are small, and the slower pace of 2024 to 2026 matters more than the month: the three latest closings took a median 206 days. A unit listed in October with the right price and the documents ready is positioned for the season; a unit listed in March at a price above the plan’s recent sales may still be listed in the summer.
In September and October we pull the permit file, order the estoppel certificate and the resale documents, and photograph the unit. In November we list. From December to April we show, report weekly and review the price against any new closings. If the unit has not gone under contract by April, we discuss the summer market with you, when fewer buyers are in town.
We market a Shore Woods condo to the buyers the record says are there: seasonal owners, owner-occupants and investors who want monthly or seasonal tenants, most of them comparing your unit with Glen Manor next door, a bay-side condominium and a house in the Bonita Shores grid. The listing leads with the plan, the documents and the 1.8-mile drive to Bonita Beach Park.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
Fifteen of the 64 Shore Woods units carry a homestead exemption on the 2026 preliminary roll, and 23 of the 64 owners have a Florida mailing address, so most of your likely buyers live part of the year somewhere else. That is why we market nationally as well as locally, with photography, a floor plan of your exact plan and a written building summary a buyer can read from out of state.
Professional photography and a measured floor plan; a building summary with the year built, the plan sizes, the flood zone and evacuation zone, the two-story status and what it means for milestone inspections and SIRS; the leasing rules from the recorded declaration; the current budget and the estoppel figure once issued; the utility record that answers the sewer question; and the permit history for your unit. A buyer who can read all of that before the first showing writes a cleaner offer.
On the Southwest Florida MLS, filed under the condominium name and address so a search by Bonita Shores or Bonita Beach finds it despite the MLS’s Little Hickory development field, and syndicated from there. We send it to the agents who have shown Glen Manor, Hickory Harbour and Bonita Shores homes in the last year, because those are the buyers already looking at your block.
Since the NAR practice changes of August 17, 2024, compensation offers to buyer’s agents are not made through the MLS, and a buyer signs a written agreement with their own agent before touring. You may still offer buyer-agent compensation off the MLS or agree to it in a contract, and we show both choices on the net sheets below. Commission is negotiable and set in the listing agreement.
We negotiate a Shore Woods contract on four fronts at once: price against the plan’s recent sales, the association’s approval and document timeline, the inspection of a forty-year-old unit, and the buyer’s financing and the lender’s condominium questionnaire. In a market where the latest closings sold at a median 91.18 percent of final list, terms protect a seller as much as price does.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Florida Statutes, 2025 text)
We answer an offer with the recorded sales of your plan and a written reason for every number. On a financed offer we read the appraisal contingency against the 60-month county sales, because an appraiser will use the same record, and we would rather set the price where the appraisal will land than renegotiate after it.
A buyer’s inspector will test the air conditioner, water heater, electrical panel, windows and roof access, and an HO-6 insurer may ask for a four-point inspection on a 1983 or 1984 building. We encourage a pre-listing inspection on an unrenovated unit so you know the answers first, and we negotiate repair requests as credits where we can, so the closing date holds.
The contract needs dates for the estoppel certificate, the delivery of the section 718.503 documents, the buyer’s seven-day review window, which excludes Saturdays, Sundays and legal holidays, and the association’s approval. We fill in those dates with the manager’s real turnaround times rather than a form’s defaults.
A buyer choosing between Shore Woods and Glen Manor weighs age against record and price: Glen Manor is newer, built in 1996 and 1997, and its few recent sales sit higher, while Shore Woods is older, has the larger 1,461 square foot plan and the deeper record, with nine qualified county sales in 60 months against four, and one active listing against none on October 27, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Shore Woods | Glen Manor |
|---|---|---|
| Address | 64 4th Street | 76 4th Street |
| Units and buildings | 64 units in 4 two-story buildings of 16 | 60 units in 15 two-story buildings of four |
| Year built (county roll) | 1983 and 1984 | 1996 and 1997 |
| Unit sizes (county heated area) | 1,231 sq ft (32) and 1,461 sq ft (32) | 1,229 sq ft (36) and 1,368 sq ft (24) |
| County qualified sales, latest 12 months (Shore Woods: October 2026 bundle, since October 2025; Glen Manor: its guide, to August 17, 2026) | 2, at $317,500 and $333,000 | None |
| County qualified sales, 60 months | 9, median $317,500 | 4, from $221,000 to $405,000; the median of these four sales is $387,500 |
| MLS closings, latest 12 months | 3, from $255,000 to $317,500, median 206 days on market | 1, at $245,000 in April 2026 after 245 days on market |
| MLS closings, 60 months | 13, median $317,500 | 6, from $245,000 to $425,000; the median of these six closings is $397,500 |
| Active listings, October 27, 2026 | One, at $314,900 | None |
| Minimum lease | Thirty consecutive days | One month, with a one-month gap between lease starts |
| Leases per year | Three | Three |
| Flood zone at the building | Shaded Zone X | Shaded Zone X |
| Milestone inspection and SIRS | Two stories, outside both on the face of the statutes | Two stories, outside both on the face of the statutes |
| Median 2026 certified tax bill per unit | $2,112.16 | $2,062.01 |
| Association filed | 1982 | 1996 |
Glen Manor wins on construction date: a buyer who wants 1990s windows, plumbing and electrical systems will pay for them. Shore Woods wins on the larger plan, on a continuous record a buyer and an appraiser can trust, and on availability: on October 27, 2026 a Glen Manor buyer had no unit to buy, and the only unit for sale on 4th Street was at Shore Woods. Glen Manor’s most recent MLS closing, $245,000 in April 2026 after 245 days against a $325,000 final list price, also shows that the newer building is not immune to the slower market. The practical effect for you is that a Shore Woods price must hold up against Glen Manor’s older and higher sales, and we explain the difference in the listing rather than leave a buyer to guess.
The single-family houses of the Bonita Shores grid trade in a different band: Collier County recorded 24 Bonita Shores sales at a $590,000 median in the 12 months to August 17, 2026, as our Bonita Shores guide states it, and 100 at a $660,000 median over 60 months. A Shore Woods unit is the lower-cost way into the same streets and the same 1.8-mile drive to the beach, with the association handling the building. Our Glen Manor seller’s guide and our Glen Manor guide set out the building next door, and our Bonita Shores seller’s guide covers the houses.
Selling a Shore Woods condo costs roughly 3.6 to 6.1 percent of the price on the two worked net sheets below, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $310,000 sale that is about $11,169 to $18,919, and on a $333,000 sale about $11,963 to $20,288, before property tax proration and any mortgage payoff.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales; Florida documentary stamp tax and estoppel fee schedules)
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. $310,000 is the June 2026 MLS closing of a 1,231 square foot unit and $333,000 is the October 2025 county sale of a 1,461 square foot unit. Florida charges documentary stamp tax on the deed of $0.70 per $100, which the seller customarily pays. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, so the sheets carry no owner’s policy line; if your contract assigns it to you, the promulgated premium is $575 for the first $100,000 plus $5.00 per $1,000 above that, $1,625 at $310,000 and $1,740 at $333,000. The contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and a current association account.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $310,000 | MLS closing of June 2026, 1,231 sq ft plan |
| Listing commission, 2.75% | -$8,525 | 2.75% of $310,000 |
| Buyer-agent compensation, 2.5%, if offered | -$7,750 | 2.5% of $310,000 |
| Deed documentary stamp tax | -$2,170 | 3,100 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Section 718.116(8) cap, standard request |
| Municipal lien search | -$175 | Estimate; customarily the seller’s; the closing agent quotes the actual fee |
| Estimated total costs, with buyer-agent compensation | -$18,919 | 6.10% of price |
| Estimated net before payoff, with buyer-agent compensation | $291,081 | $310,000 minus $18,919 |
| Estimated total costs, without buyer-agent compensation | -$11,169 | 3.60% of price |
| Estimated net before payoff, without buyer-agent compensation | $298,831 | $310,000 minus $11,169 |
The same assumptions apply, at the October 2025 county sale of the larger plan.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $333,000 | County sale of October 2025, 1,461 sq ft plan |
| Listing commission, 2.75% | -$9,158 | 2.75% of $333,000, rounded from $9,157.50 |
| Buyer-agent compensation, 2.5%, if offered | -$8,325 | 2.5% of $333,000 |
| Deed documentary stamp tax | -$2,331 | 3,330 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Section 718.116(8) cap, standard request |
| Municipal lien search | -$175 | Estimate; customarily the seller’s; the closing agent quotes the actual fee |
| Estimated total costs, with buyer-agent compensation | -$20,288 | 6.09% of price |
| Estimated net before payoff, with buyer-agent compensation | $312,712 | $333,000 minus $20,288 |
| Estimated total costs, without buyer-agent compensation | -$11,963 | 3.59% of price |
| Estimated net before payoff, without buyer-agent compensation | $321,037 | $333,000 minus $11,963 |
Your mortgage payoff, any special assessment or delinquent assessment the estoppel certificate shows, repairs or credits you agree to, any settlement fee your contract assigns to you, and the property tax proration. Florida taxes are paid in arrears, so at closing you credit the buyer for your share of the year. As an illustration only, on the median 2026 certified Shore Woods bill of $2,112.16, a June 30 closing would credit the buyer about $1,047 for the 181 days you owned the year; use your own bill.
Possibly not, if Shore Woods is your main home. Under Section 121, as the IRS explains in Topic 701 and Publication 523, 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; Collier County Property Appraiser and Florida DOR recorded sales)
The Shore Woods record puts the exclusion in context. The largest same-unit gain in the 13 repeat sales since 2009 was $165,000, on a 1,461 square foot unit bought in 2017 and sold in 2022, before selling costs and improvements; none reached $250,000. For an owner who lives in the unit, the exclusion is likely to cover the gain. But only 15 of the 64 units carry a homestead exemption on the 2026 preliminary roll, so most Shore Woods owners hold the unit as a second home or a rental, and the main-home exclusion does not apply to those the same way.
A second home or a rental does not qualify as a main home; depreciation you took or could have taken on a rental is taxed when you sell; and you generally may not claim the exclusion again within two years of claiming it on another home. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act at closing. IRS Publication 523 says a loss on the sale of a main home is not deductible. We are real estate agents, not tax advisers, and this is general information, so ask a tax adviser before you list.
List if your unit is in marketable condition and you can be on the market through the winter season; consider a cash offer when the unit needs work an HO-6 insurer or a lender would question or when you must close quickly; sell by owner only if you already have a buyer and can manage the section 718.503 package, the estoppel and the approval yourself.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026)
At Shore Woods the documents are the work: whichever path you choose, the buyer is entitled to the resale package and the association must approve the buyer. A cash buyer avoids the lender’s project review, which can speed closing, but still reads the budget. Our Bonita Springs seller’s guide covers the city-wide picture, and our Bonita Beach seller’s guide covers the beach and its buildings.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, deed stamps, estoppel, prorations | A price above the plan’s recent sales sits for months | A unit in marketable condition with time for the season |
| Cash offer | Below a well-priced listing; get it in writing | Fewer repair credits, but a lower price | The discount can exceed the commission you save | A unit needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own documents and any negotiated buyer-agent compensation | A late resale package extends the buyer’s cancellation window | A known buyer and a legal review |
You get a free Shore Woods home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your plan, 1,231 or 1,461 square feet, adjusted for floor, condition and the building’s current finances, with a net sheet at that price and no obligation to list.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales)
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 Shore Woods sales we priced from, the MLS and county windows, the active competition on 4th Street, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Shore Woods home valuation and we will send a value built from recorded Shore Woods sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a Shore Woods condo.
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 Shore Woods sale, and none of these is offered as a Shore Woods review. The words are the reviewers’ own.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
These are the questions Shore Woods owners ask before they list, answered from the Southwest Florida MLS, the Collier County record, the recorded declaration and Florida law. The building background is in our Shore Woods guide. For your own unit, call Jesse direct at (239) 898-6072.
Price it from the recorded sales of your plan, order the estoppel certificate and the section 718.503 resale documents, complete the section 689.302 flood disclosure, pull the unit’s permit file and list before the winter season with a price the 2025 and 2026 sales support.
Ask every agent you interview for the building’s recorded sales by plan, the documents your buyer will need and a written marketing plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and this page is our plan.
It depends on the plan, floor, condition and the building’s finances. In the 60 months since October 2021 the October 2026 county bundle holds four qualified 1,231 square foot sales from $260,000 to $309,000 and five 1,461 square foot sales from $317,500 to $389,000. Request a free valuation for your number.
Three in the MLS, from $255,000 to $317,500 in the 12 months to October 27, 2026, at a $310,000 median, and two qualified county sales, at $317,500 and $333,000, in the 12 months since October 2025 in the October 2026 county bundle.
A median 95 days over 60 months across the 11 closings with days on market recorded, and a median 206 days for the three closings of the latest 12 months, in the Southwest Florida MLS.
A median 95.45 percent of list price over 60 months, on the 11 closings with days on market recorded, and a median 91.18 percent of final list price for the three closings of the latest 12 months.
They are below the 2022 peak. The county recorded $385,000 and $389,000 for larger units in 2022; since then qualified county sales have run from $260,000 to $333,000, and the newest, in June 2026, was $317,500; the MLS also shows a $310,000 closing that month.
$400,000 in March 2022 in the MLS, and $389,000 in May 2022 in the qualified county record.
On October 27, 2026 the MLS showed one active listing, a 1,461 square foot unit at $314,900, and no pending sale.
In dollars, yes: every 60-month qualified county sale above $309,000 was a 1,461 square foot unit. Per square foot, the smaller plan’s median was higher, $243.70 on four sales against $227.93 on five.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The seller customarily pays it, at 70 cents per $100 of the price: $2,170 on a $310,000 sale and $2,331 on a $333,000 sale.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the FAQ document under section 718.504, and the milestone and SIRS items or a statement that none applies or none has been completed, all under section 718.503 at your expense.
Yes. The association issues it under section 718.116; it states the regular assessment, any special assessment and any amount owed on your unit, and the standard request is capped at $299.
Seven days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents, under section 718.503.
Yes. Sales need association approval under the declaration; build its application and timeline into the contract.
Yes. Section 689.302 requires a residential seller to disclose known flood damage, flood insurance claims filed and federal flood assistance received.
Yes. Florida law requires a seller to disclose known facts that materially affect value and are not readily observable to the buyer.
Shaded Zone X at the building centroid on the 2024 effective FEMA map, the 0.2 percent annual chance coastal flood hazard area. The elevation certificate for each building settles the zone at that building.
Yes, hurricane evacuation Zone A, like the rest of Bonita Shores.
Yes. We did not find a public record of Shore Woods-specific damage; the association’s claims, repair permits and assessment notices since 2022 are the documents a buyer reads, and your disclosure covers your unit.
Not on the face of the statute. The buildings are two stories, below the three-habitable-story threshold in section 553.899, and Shore Woods does not appear on the Collier County milestone register.
Not on the face of section 718.112(2)(g), which applies to buildings three stories or more; a buyer may ask the association for its written statement.
They are not published in any public record we could read; the budget and the estoppel certificate state them, and we order both when you list.
No, but it must be disclosed and allocated in the contract; the estoppel certificate states it, and an unknown assessment hurts a sale more than a known one.
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease, which can run no longer than one year.
Yes. Three leases a year with a thirty consecutive day minimum suits owner-occupants and seasonal tenants, not nightly-rental investors.
Only within the 2015 amendment to Section 14.1, which bars ownership structures that would create short-term transient use and requires a designated primary occupant.
Collier County Utilities serves the building through a 2-inch master water meter, and the 4th Street block is known county sewer; a state dataset’s septic flag rests on the geocode of a pool permit, and a utility account record settles it.
The 2026 certified rate is 9.3696 mills, about $950.58 a year per $100,000 of taxable value, and a buyer’s taxable value resets toward the purchase price at the next January 1. The median 2026 certified bill per unit is $2,112.16.
It ends with the sale. You may be able to transfer part of your Save Our Homes benefit to a new Florida homestead by filing form DR-501T with the new homestead application.
Only work a buyer will pay for. With a 1983 or 1984 building, systems a buyer’s inspector or insurer will flag, such as an old air conditioner or water heater, usually matter more than cosmetic upgrades.
On our worked sheets, about $291,081 to $298,831 before payoff on a $310,000 sale and about $312,712 to $321,037 on a $333,000 sale, depending mostly on commission and buyer-agent compensation.
Possibly not on a main home under Section 121. The largest same-unit gain in the county record since 2009 was $165,000, but most Shore Woods units are second homes or rentals, where the exclusion does not apply the same way. Ask a tax adviser.
Yes. A cash buyer avoids the lender’s condominium project review, which can speed closing, but still receives the resale documents and needs the association’s approval.
Then the buyer needs a different lender or cash. We ask the manager about recent lender questionnaires before you list, so a project issue surfaces early.
Yes. Most Shore Woods owners do not live in Florida year round, and we handle showings, documents and closing with you remotely.
Before the winter season. Of the 47 qualified county sales since 2009, 27 were recorded from March through June, after contracts written in the winter.
Shore Woods is older and has the larger plan and the deeper record; Glen Manor is newer and had no unit for sale on October 27, 2026, against one at Shore Woods.
Commission is negotiable and set in the listing agreement. We show the full cost on a net sheet before you sign.
Yes. This page covers the 64-unit Shore Woods condominium at 64 4th Street inside the Bonita Shores grid, in unincorporated Collier County with a Bonita Springs address, not the Glen Manor condominium next door or any similarly named community elsewhere.
A Bonita Beach condo specialist knows which sales are true comparables for your plan, how the association’s papers read to a buyer’s lender and insurer, which Collier County closing customs apply on a Bonita Springs address, and where the MLS files a building under an unexpected name. Buyers pay for that clarity, and a listing that explains a Shore Woods unit holds its price through the inspection.
We have seen small facts cost condominium sellers their contracts: a larger unit priced off a smaller unit’s sale, a resale package delivered late so the buyer’s cancellation window reopened, a Lee County title custom applied to a Collier County building, and a septic flag in a state dataset left for the buyer’s inspector to raise. 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, our Bonita Shores guide covers the grid around 4th Street, and our Shore Woods guide covers the building. Nearby condominiums with their own guides include Hickory Harbour on 3rd Street and Hickory Bay West on Bonita Beach Road, and the neighborhood across the bay is covered in our Little Hickory Shores guide.
If you are thinking of selling a Shore Woods condo, call the team that prices from the recorded sales of your plan, orders the estoppel and resale documents the day you list, and answers the buyer’s insurance, sewer and approval questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo at Shore Woods in Bonita Shores,” McGreevy and Comisar helps owners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling at Shore Woods, Glen Manor, Hickory Harbour or a house in the Bonita Shores grid.
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.
Shore Woods sold record: 13 Southwest Florida MLS closings in the 60 months to October 27, 2026, at a $317,500 median, and nine qualified Collier County sales in the 60 months since October 2021, at a $317,500 median (Collier County Property Appraiser public data files, October 2026 bundle). We tracked every one of the 151 qualified Shore Woods sales in the county record since May 1984.
Request your free Shore Woods home valuation and we will send a value built from the recorded sales of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Before. Seasonal buyers arrive in winter, and we time the listing so the unit is photographed, priced and documented before they do.
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
The buyer, by Collier County custom; the contract controls.
Yes. We request the estoppel certificate and the budget from the manager when you list, so both are ready when an offer arrives.
Yes. If the 2026 record says waiting serves you better, we will show you why, in writing.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a short drive from Bonita Shores, and are Top 1% Real Estate Agents Nationally Since 2008. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Shore Woods condo? Get a free Shore Woods 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 Shore Woods.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records and the statutes that set a condominium seller’s duties. Shore Woods sale figures are from the Collier County Property Appraiser public data files, October 2026 bundle, with the Florida Department of Revenue qualified flag as the county records it (newest qualified sale June 22, 2026; the file runs into October 2026); roll, just value and tax figures are from the 2026 preliminary roll export of August 29, 2026; Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Shore Woods 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 Shore Woods seller needs it |
|---|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | 2025 statutes | What your buyer receives and the seven-day cancellation clause |
| Estoppel certificate fee schedule | Florida DBPR | Current schedule | The $299, $119 and $179 caps on the certificate |
| Section 689.302, flood disclosure | Florida Legislature | 2025 statutes | The flood disclosure a seller completes |
| Zoning atlas sheet 8505N | Collier County | Current sheet | The RMF-12 condominium sites on 4th Street |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What your buyer files after purchase |
| IRS Publication 523 | Internal Revenue Service | Current edition | The home-sale exclusion and how gain is measured |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Collier County Property Appraiser public data files, October 2026 bundle (newest qualified sale June 22, 2026). McGreevy and Comisar, sell your Shore Woods condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.