We price your Silver Sands condo from its own sales record, and line up the estoppel, the document package and the flood answers before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
If you own a home in the Silver Sands of Bonita Beach condominium at 26140 Hickory Blvd, this is the seller’s guide we would hand you before a first conversation, and it sits beside our Silver Sands of Bonita Beach guide, which describes the building for buyers. McGreevy and Comisar are the Bonita Springs listing team whose office is on South Tamiami Trail. Here you will find every qualified recorded sale since 1982, the questions a buyer, a lender and an insurer will ask, the documents Florida law makes a seller deliver, and two worked net sheets built on real recorded prices.
Silver Sands of Bonita Beach is a 24-home, eight-story Gulf-side condo on Little Hickory Island in Bonita Beach, part of Bonita Springs. Lee County dates it to 1982, and every home is a three-bedroom, two-bath condominium of 1,612 or 1,743 heated square feet. This page is about that one building. It is not the Silver Sands Beach and Racquet Club condominiums in St. Petersburg, the Silver Sands condominium on Longboat Key or the Silversands condominium in Punta Gorda.
The county’s qualified sales file holds one Silver Sands sale in the last 60 months, $1,400,000 on February 27, 2026, for a 1,743-square-foot home, or $803.21 per heated square foot, and 51 qualified sales since May 1982. No window of 12, 24, 36 or 60 months reaches 10 sales, so we list every sale and publish no median. The public record on the building is just as thin: we found no association website, budget, rules or reserve study, so this page names the document that answers each question a buyer will ask.
To sell a Silver Sands of Bonita Beach condo in 2026, price the home from this building’s own recorded sales, order the estoppel certificate and the statutory document package before listing, and prepare answers on flood, insurance and inspection duties. With one recorded sale in five years, documents move a sale as much as price does.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because a 24-home condominium has little depth of comparable sales to lean on. A buyer’s appraiser will see one sale since October 2021, at $1,400,000, and one in February 2021 for a smaller home at $1,025,000, and will ask who manages the building, what the reserve holds and what insures the shared structure. A listing that answers those questions in its first week reads as a prepared sale. One that does not reads as a risk, and a buyer pays less for a risk.
The people who sell well here are usually the ones who do the paperwork first. Our home valuation page for Silver Sands of Bonita Beach is where we start with an owner, and Call Jesse direct at (239) 898-6072 if you would rather talk it through first.
These are the eight facts about selling a Silver Sands of Bonita Beach condo that matter most in October 2026, each explained in the section that covers it. The figures come from county recorded sales, state filings and primary documents, and nothing on this page is estimated from the Southwest Florida MLS.
This seller’s guide to the Silver Sands of Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the documents Florida requires, flood and insurance questions, a comparison with Casa Bonita Grande, two net sheets and the answers owners ask us most. Each link below jumps to its section.
The Market and the Record: How to Sell in 2026 · Why List With Us · The Market for Sellers · What Condos Sold For · Gains Over Time · A Sale Worked Through
Pricing, Fees and Insurance: How We Price · What Moves Value · Fees Your Buyer Pays · Insurance and Lenders
Documents, Flood, Rules and Timing: Documents and Disclosures · Flood, Storms and Permits · Rules That Affect a Sale · Best Time to Sell
Marketing, Negotiation and Your Options: How We Market · How We Negotiate · Silver Sands vs Casa Bonita Grande · Cost to Sell · Capital Gains Tax · List, Cash or By Owner · Free Valuation
Answers and Local Expertise: Seller Reviews · Seller FAQ · Why a Specialist · List With Us · Your Local Experts · Sources · 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. Silver Sands owners hire us because we read the county record and the state filings before we price, assemble the documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Silver Sands condo, or thinking, “I need a listing agent who can handle a 24-home building with one recent sale,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Before you interview agents, read our guide to the best real estate agents in Bonita Springs, which sets out what to ask any listing agent here, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 51 qualified Silver Sands of Bonita Beach sales in the Lee County record, May 1982 to February 2026, and the 15 roll transfers the qualified file leaves out. We also read the association’s own 1998 articles of incorporation, three recent annual reports and five years of state fee payments, and we tested FEMA’s flood layer against the county’s outline of the building.
Our record: McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026), with over $2.5 billion sold and 4,000+ transactions. Our honors include the Gulfshore Life Five Star award, 21 consecutive years, and our office is in Bonita Springs, the same city as Silver Sands of Bonita Beach. For a Silver Sands owner, that record stands behind the public record we read for you, the price we recommend and how we would run your sale.
The Silver Sands of Bonita Beach condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 51 qualified sales since May 1982, one in the last 60 months at $1,400,000, and no window up to 60 months reaches 10 sales. The Southwest Florida MLS, pulled October 3, 2026, shows no Silver Sands closing in the 12 months or the 60 months to that date, and the two sources count differently.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Our method is the same for every building on the strip: widen the window from 12 months to 24, 36 and 60 until it holds at least 10 qualified sales, and lead with that window. At Silver Sands none does, so we show the county’s own sale list. Qualified Department of Revenue sales are a county record, not Southwest Florida MLS closings, and they can lag a closing by weeks.
Each row names its window and its count. With one sale in a window there is no median, only the sale itself, and we show it so the four windows line up.
County window to October 1, 2026 | Qualified sales | Price | Price per heated sq ft |
|---|---|---|---|
12 months (since October 2025) | 1 | $1,400,000 (the single sale) | $803.21 |
24 months (since October 2024) | 1 | $1,400,000 (the single sale) | $803.21 |
36 months (since October 2023) | 1 | $1,400,000 (the single sale) | $803.21 |
60 months (since October 2021) | 1 | $1,400,000 (the single sale) | $803.21 |
Since October 2009, the complete record | 17 | $645,000 to $1,400,000, count and range only | not published |
All recorded history, since May 1982 | 51 | $150,000 to $1,400,000, every sale listed below | not published |
The county file was built on October 1, 2026, and its newest Silver Sands sale is dated February 27, 2026, which is 216 days earlier. The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count: 17 qualified sales from October 2009 to February 2026, at $645,000 to $1,400,000. A count of the whole file is a count of what the file holds, and never a claim that it holds every sale ever made at Silver Sands.
Thin, but not alone. Seascape, with 136 homes, reaches 10 qualified sales in 60 months at a median of $592,500, and Bonita Beach Club, with 198, reaches 17 in 24 months at $690,000. Most smaller buildings, among them Windsong at 2 sales and Pelican Pointe at 1, sit below 10. The windows differ, so read those figures as direction only.
No Silver Sands unit closed through the Southwest Florida MLS in the 60 months to October 3, 2026, and none was listed for sale on that date (pulled October 3, 2026). That means zero MLS closings in the 12, 24, 36 and 60 month windows, zero active listings and zero pending listings, so there is no MLS median, days on market, sale-to-list ratio or current list price for the building, and there were no closings in 12 months to measure months of supply against. We do not estimate MLS figures from the county record, because the two sources measure different things and, with 24 homes, an estimate would be false precision. If you want the MLS read on comparable homes today, request a free Silver Sands of Bonita Beach valuation or Call Jesse direct at (239) 898-6072.
Silver Sands condos have sold for $150,000 to $1,400,000 across the 51 qualified sales on the county file since 1982, and the only sale in the last 60 months was $1,400,000 on February 27, 2026. Because no window up to 60 months holds 10 sales, every sale since 2009 is listed below with its date, floor, size and price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A building this small can be read nearly in full. We show floor and heated size and leave out unit numbers, owners and parcel identifiers. The county roll gives month-level dates for sales before 2000, so those rows show a month and year.
The next table is a history by decade, a count and a range, and it is not a price signal. Dollars from 1983 and dollars from 2025 describe different markets, which is why we state no median for any window longer than 60 months.
Decade | Qualified sales in the county file | Low | High |
|---|---|---|---|
1982 to 1989 | 18 | $150,000 | $265,000 |
1990 to 1999 | 6 | $226,000 | $490,000 |
2000 to 2009 | 12 | $415,000 | $1,300,000 |
2010 to 2019 | 11 | $645,000 | $1,150,000 |
2020 to February 2026 | 4 | $875,000 | $1,400,000 |
Eight of the 51 sales, or 15.7 percent, are above $1,000,000, and the first of them is dated March 2006. The longest quiet stretch in the file runs from February 25, 2021 to February 27, 2026, with no qualified sale in between, which is why the 60-month window holds one sale.
The 17 sales below are the complete record since October 2009. The 34 earlier sales are in the county file but the record is partial before 2009, so the decade table above summarizes them. The earliest 13, May 1982 through April 1984, at $162,000 to $220,000, begin the month after the state recorded the condominium on April 22, 1982, so we read them as likely first sales from the original seller, though the roll does not label them and we do not know the developer.
Date | Floor | Heated sq ft | Recorded price | Price per heated sq ft |
|---|---|---|---|---|
Oct 15, 2009 | 8 | 1,612 | $715,000 | $443.55 |
Oct 19, 2009 | 6 | 1,612 | $670,000 | $415.63 |
Sep 30, 2010 | 1 | 1,743 | $645,000 | $370.05 |
Mar 21, 2011 | 7 | 1,612 | $692,000 | $429.28 |
Nov 26, 2012 | 3 | 1,743 | $1,067,000 | $612.16 |
Mar 1, 2013 | 1 | 1,612 | $720,000 | $446.65 |
Jan 27, 2014 | 6 | 1,612 | $750,000 | $465.26 |
Apr 15, 2014 | 8 | 1,612 | $775,000 | $480.77 |
Jan 13, 2015 | 1 | 1,743 | $956,500 | $548.77 |
Nov 13, 2015 | 2 | 1,612 | $725,000 | $449.75 |
Nov 13, 2015 | 5 | 1,743 | $1,020,000 | $585.20 |
Mar 18, 2016 | 4 | 1,612 | $740,000 | $459.06 |
Aug 30, 2019 | 8 | 1,743 | $1,150,000 | $659.78 |
Feb 7, 2020 | 6 | 1,612 | $875,000 | $542.80 |
Feb 7, 2020 | 3 | 1,743 | $1,215,000 | $697.07 |
Feb 25, 2021 | 4 | 1,612 | $1,025,000 | $635.86 |
Feb 27, 2026 | 8 | 1,743 | $1,400,000 | $803.21 |
Five qualified sales are dated since August 2019. The county gives each home’s heated area, so we can state a price per heated square foot for each one. These are our own calculations from county figures, not MLS price-per-foot data, and with five sales we state no median.
Date | Floor | Heated sq ft | Recorded price | Price per heated sq ft |
|---|---|---|---|---|
Aug 30, 2019 | 8 | 1,743 | $1,150,000 | $659.78 |
Feb 7, 2020 | 6 | 1,612 | $875,000 | $542.80 |
Feb 7, 2020 | 3 | 1,743 | $1,215,000 | $697.07 |
Feb 25, 2021 | 4 | 1,612 | $1,025,000 | $635.86 |
Feb 27, 2026 | 8 | 1,743 | $1,400,000 | $803.21 |
Two of the five are eighth-floor homes of 1,743 square feet, one sold for $1,150,000 in August 2019 and the other for $1,400,000 in February 2026. The $250,000 gap, 21.7 percent over about six and a half years, compares two different lines of the building, so one pair is not a trend. The two 1,612-square-foot homes, one on the sixth floor and one on the fourth, sold at $542.80 and $635.86 per square foot, below the larger homes.
The roll holds more sales than the qualified file does. Lee County’s roll keeps the last four sales on each parcel, which for these 24 homes is 66 sales dated May 1982 through February 2026. The qualified file keeps 51 and leaves out 15: 12 dated before 2009 and 3 dated 2009 or later. For sales dated 2009 or later a transfer is qualified when its code is 01 or 02, and through 2008 the county uses an older list on which code 06 is a qualified sale and code 01 a disqualified deed. Where the county records an override code, the override decides.
Of the 3 later transfers, one is a November 2024 transfer of a smaller home at $109,700, far below the building’s other sales, and another is an April 2015 transfer at $1,050,000. We do not know what either was, we use none of the 15 in any count of qualified sales, and we do not call them arm’s-length sales. A single latest-sale field on a parcel record can show a figure like $109,700 and mislead a buyer’s agent.
Yes, in every pair the county can verify. All five pairs of consecutive qualified sales of the same Silver Sands home since 2009 resold for more than the earlier price, by 8.4 to 38.5 percent, over intervals of about four to seven years. The record before 2009 is partial, so older pairs can hide a sale in between.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two prices of one home, which removes the question of which home is bigger. It cannot show what happened in between, because the county file does not record renovation, storm repair or financing. A recorded gain also ignores the costs of owning and selling, and gain for tax is measured from your own basis, which we leave to your adviser.
Home | Earlier sale | Earlier price | Later sale | Later price | Change |
|---|---|---|---|---|---|
Floor 8, 1,612 sq ft | Oct 15, 2009 | $715,000 | Apr 15, 2014 | $775,000 | +$60,000 (+8.4 percent) |
Floor 6, 1,612 sq ft | Oct 19, 2009 | $670,000 | Jan 27, 2014 | $750,000 | +$80,000 (+11.9 percent) |
Floor 3, 1,743 sq ft | Nov 26, 2012 | $1,067,000 | Feb 7, 2020 | $1,215,000 | +$148,000 (+13.9 percent) |
Floor 6, 1,612 sq ft | Jan 27, 2014 | $750,000 | Feb 7, 2020 | $875,000 | +$125,000 (+16.7 percent) |
Floor 4, 1,612 sq ft | Mar 18, 2016 | $740,000 | Feb 25, 2021 | $1,025,000 | +$285,000 (+38.5 percent) |
The sixth-floor 1,612-square-foot home appears twice, so counted through all three of its sales it went from $670,000 in October 2009 to $875,000 in February 2020, up $205,000 or 30.6 percent over about 10.3 years. With five pairs we describe them and draw no average, and these are unadjusted county prices for individual homes, not an index.
The file holds 22 more consecutive pairs whose earlier sale is dated before 2009, when the record is partial, so a sale between the two could be missing. Six of them span more than 20 years, five of the six starting with a home’s 1982 or 1983 sale, and rose by 295.4 to 591.4 percent. They do not tell you what a buyer will pay for your home today.
The one recent Silver Sands sale to walk through is the February 27, 2026 sale of an eighth-floor, 1,743-square-foot home at 26140 Hickory Blvd for $1,400,000, which followed a January 1983 sale at $202,500. It shows what an owner gained over 43 years and what a seller should subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this home and leave the unit number, the owner and the parcel out. The record gives dates, prices and size, and nothing about condition, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The home sold for $202,500 in January 1983, or $116.18 per heated square foot, and for $1,400,000 in February 2026, or $803.21. That is $1,197,500 more, a multiple of 6.9 over about 43 years. The roll also shows an August 2004 transfer of the same home at $925,000 under an override code the county treats as outside its qualified file, so we do not use it as a sale. The county’s just value for the home is $568,648, which is 40.6 percent of the 2026 price and $831,352 below it. The Property Appraiser’s value is a tax figure, and the gap is a reason to price from sales and not from the roll.
We do not know what this seller paid in commission, whether the seller offered buyer-agent compensation or what the seller spent on the home. At the rates in our cost section, the sale carries an estimated $56,049 in costs without buyer-agent compensation, which is 4.00 percent, and $91,049 with a 2.5 percent buyer-agent share, which is 6.50 percent. That leaves $1,343,951 or $1,308,951 before any mortgage payoff. Against the $202,500 recorded in 1983, that is $1,141,451 or $1,106,451 more, before property tax, assessments, insurance, interest and any improvements over four decades. Net sheet A in the cost section shows every line. This is a public-record sale.
We price a Silver Sands condo in four steps: fix the home’s identity by floor, line and size, read the sales since 2019 per heated square foot, adjust for what the county cannot see, and test the result against the strip and a buyer’s lender. With one recent sale, the reasoning is the product, and we put it on paper.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Silver Sands has three lines on each of eight floors. By the county roll the South and North lines are 1,743 square feet and the Center line is 1,612. Your home’s own recorded history is the first comparable and also a warning: the sixth-floor Center home sold for $670,000 in 2009 and $875,000 in 2020, and its price per square foot moved from $415.63 to $542.80.
The five qualified sales since August 2019 ran from $542.80 to $803.21 per heated square foot, and the top of that range is the February 2026 sale of the larger home. We expect a buyer’s agent to cite the $803.21, and we explain why one sale on one floor starts a conversation about your home and does not set its price.
The county does not record condition, finish, view, elevator wait, parking, hurricane repair or renovation. We adjust for each from what we see and what the documents say, and we show the buyer’s agent the reasoning line by line.
The nearest like sales on the strip are boundaries, not comparables. A 1,643-square-foot Pelican Pointe home next door sold for $1,375,000 on April 14, 2023, or $836.88 per square foot, and a 1,917-square-foot, three-bedroom Hickory Shores home sold for $2,000,000 on March 16, 2026, or $1,043.30. Each is one sale in its building, from our county sibling table. Last, we ask what a lender’s condo review will say, because a price a buyer’s financing cannot support is not a price.
Five things move a Silver Sands condo’s price most: the floor and the line, the 1,612 or 1,743 square feet of heated area, where the home sits against the VE and AE flood split, the 1982 building’s inspection and reserve record, and the parking and pool arrangements. Condition and a complete document package matter alongside them.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer and USGS elevation service, queried 1 Oct 2026)
Silver Sands has two sizes and three lines. What it has beyond that is a short list of features a buyer can inspect and a short list of documents a lender can read, and a home’s value moves with both.
The roll lists unit numbers from 101 to 803, eight floors of three homes. The county’s legal descriptions name the lines South, Center and North, and the Center line is the smaller home at 1,612 square feet against 1,743 for the other two. The highest recorded price, $1,400,000 in 2026, is for an eighth-floor home, but the five sales since 2019 are spread across the third, fourth, sixth and eighth floors, and we cannot separate floor from size, condition and date. We do not claim which line faces which way, because a county polygon cannot say and standing in the home can.
The county roll puts the building on the Gulf side of Hickory Blvd. By our straight-line measurement from the county’s park layer, Access 9 at 26220 Hickory Blvd is about 130 meters south, and Little Hickory Island Park, also called Access 10, at 26082 Hickory Blvd is about 140 to 160 meters north. Whether an owner can walk to the sand through the building’s own grounds is a declaration question. On October 1, 2026 county pages said the Little Hickory Island Park lot had been closed since September 8, 2026 while pedestrian access continued, so describe beach access as it is on the day a buyer visits.
The USGS elevation service gives ground of about 5.7 to 5.9 feet around the building, and the first residential level sits closest to it. Buyers’ insurers ask about finished floor height, and we found no elevation certificate for the building, so for a first-floor home a surveyor’s certificate is the most useful document you can add to the file. We do not assert that any Silver Sands home flooded.
Silver Sands reached 30 years of age in 2012, and a building of this age and height carries inspection and reserve duties that a buyer will ask about, set out in the disclosure section below. No milestone summary or reserve study for Silver Sands is public in anything we read, and we make no claim about what either says. A seller who has both in hand sells from a stronger position than one who has to ask the manager mid-contract.
The county roll flags a pool on all 24 unit parcels, and two unit legal descriptions mention numbered parking spaces, 14 and 30, which implies at least 30 spaces for 24 homes. Those are county fields and not amenity descriptions. Whether spaces are deeded, assigned or limited common elements is a declaration question a seller should be able to answer.
A Silver Sands condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $96 yearly fee for 24 homes, paid by the association. The assessment, what it includes and any capital contribution or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Division of Florida Condominiums payment history; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statute 718.116, read 1 October 2026)
We found no association website, budget, fee schedule or rules document for Silver Sands, and we did not use fee figures from listing text. No Silver Sands listing in the Southwest Florida MLS in the last 36 months carried a fee figure (pulled October 3, 2026), so there is no listing-entered association fee or fee-includes list to quote. The association budget and the estoppel certificate are the binding sources.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
State condominium division fee | $96 ($4 for each of 24 homes) | Yearly | The association | Division of Florida Condominiums payment history |
Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
Capital contribution or transfer fee | Not published | Not published | Per the declaration | The estoppel certificate under Section 718.116 |
Special assessment or loan installment | None found in public records | Not published | Every owner | The estoppel, the budget and the minutes |
Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR fee schedule |
Deed documentary stamp tax | $0.70 per $100, $9,800 at $1,400,000 | One time at closing | The seller customarily in Lee County | Section 201.02 |
Property tax | Reset to the buyer’s price | Yearly | The buyer | Lee County Property Appraiser and Tax Collector |
Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. On the roll exported September 27, 2026 the 24 homes’ just values total $12,816,688, a mean of $534,029 and a median of $538,542, from a low of $431,727 to a high of $606,677. Ten of the 24 parcels carry a homestead exemption, which belongs to the owner and does not transfer, and a change of ownership resets a capped assessment, so a buyer should not carry your tax bill forward.
Assessments are shared by each home’s percentage of ownership in the common elements, which the declaration states. The 16 larger homes and the 8 Center-line homes differ by about 7.5 percent in heated area, because 1,612 divided by 1,743 is 0.925, and the declaration may share cost by size, equally or by other percentages. We cannot tell which, so a buyer should confirm the percentage for the home in question.
The association insures the shared structure under a master policy that is not public, and each owner insures the interior and contents under a unit owner’s policy, usually called HO-6, plus flood coverage where required. A buyer’s insurer will ask about roof, windows and elevation, and a lender about reserves, assessments and standing.
Data updated: October 2026 (FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 October 2026; City of Bonita Springs Community Rating System page)
Silver Sands’ wind and flood carriers, deductibles, limits and premiums are not published, so we cannot say what the building pays. The market around it moved sharply, and we use the numbers only as context.
Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our readings of the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026, with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. A statewide average says nothing about one building, so a buyer will ask for its declarations page.
FEMA’s summary of coverage for residential condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units. For 24 homes the arithmetic ceiling is $6,000,000, about $147 per square foot of Silver Sands’ 40,784 heated square feet. Whether the building carries that policy is not published, and the manager can supply the declarations page. The City of Bonita Springs holds a Class 5 rating in FEMA’s Community Rating System, with a 25 percent discount on National Flood Insurance Program premiums, according to a notice dated November 21, 2024.
A lender reviews the building as well as the buyer. Expect a condominium questionnaire about owners behind on assessments, any pending special assessment or litigation, reserve funding, insurance and the milestone and reserve study status. Gaps in any of them can narrow the pool of financed buyers, so we build the answers into the listing file.
A Silver Sands of Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information and not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)
Under Section 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the questions-and-answers document described in Section 718.504. The seller bears the cost of producing them. The county roll cites Official Records Book 1599, Page 941 for the declaration, which we did not pull, and you should add every recorded amendment to the package, not only the 1982 instrument.
Under the statute’s contract language a buyer has a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the documents when they were not delivered before signing. Delivering the package with the offer starts that clock early.
Contracts for condominium homes signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or a structural integrity reserve study. Section 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years, and a building that reached 30 before July 1, 2022 had to complete its first inspection before December 31, 2024. Section 718.112 requires the reserve study for existing associations by December 31, 2025, a date moved from 2024 by House Bill 913. The county records Silver Sands at eight stories and 1982, so the dates point at it. We say what the law required and when, and we do not say the building passed or failed, because no document we could read says so.
Section 718.116 requires the association to issue the certificate within 10 business days of a written or electronic request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or approval requirement, and the association’s insurance contacts. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR on its fee schedule. It is effective for 30 days if delivered by hand or email and 35 if mailed, so order a new one if closing slips. A buyer who takes title is jointly liable with the seller for assessments unpaid at transfer.
A seller of residential property must complete and 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 flood damage during your ownership, have filed a flood insurance claim or have received assistance for flood damage. Answer accurately and in writing. We do not assert that any Silver Sands home flooded in Hurricane Ian.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning that a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value, and that a buyer cannot readily observe, must disclose them, and an as-is clause does not remove that duty. For a 1982 building, think of any water intrusion, window, balcony or plumbing problem you know of, and any dispute within the association.
The state’s condominium record gives the project’s address as Hickory Blvd, Fort Myers, FL 33907, with no street number, while Lee County, the association’s own 1998 articles and Sunbiz all give 26140 Hickory Blvd, Bonita Springs, FL 34134. We read the state’s entry as a legacy or mailing field. A lender’s reviewer may notice the difference, so we explain it in the listing file.
Buyers of a Silver Sands of Bonita Beach condo ask three things first: which FEMA zone the home is in, what Hurricane Ian did on this stretch, and whether every permit was closed. FEMA’s layer splits the building between Zone VE at 13 feet and Zone AE at 11 feet, and only an elevation certificate settles one home.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and Lee County evacuation zones, queried 1 October 2026)
We queried FEMA’s live National Flood Hazard Layer on October 1, 2026 and compared it with surveyed storm marks and ground elevations. The findings are the map’s, not a guarantee about any one home.
The governing map is panel 12071C0651G, effective November 17, 2022. The roll’s map point and the points about 15 meters south and west of it returned Zone VE at 13.0 feet, and the points north and east returned Zone AE at 11.0 feet. Because a single point can hide a boundary, we also laid a grid of 4,290 points, spaced 0.4 meter apart, across the county’s building outline: 709 points, or 16.5 percent, returned VE and 3,581, or 83.5 percent, returned AE. The Gulf-side corners fell in VE and the centroid and the other two corners in AE.
That overlay is ours and not a FEMA determination, and a lender uses a flood zone determination or an elevation certificate. A reading from the single map point alone gives VE 13, so we show both. Lee County’s evacuation zone map places the building in evacuation Zone A and storm surge zone 1, and the City-limits layer places it in the City of Bonita Springs.
Item | Finding |
|---|---|
Governing FIRM panel | 12071C0651G, effective November 17, 2022 |
Points tested | 5: the roll’s map point and four points about 15 meters north, south, east and west |
Map point, south and west points | Zone VE, base flood elevation 13.0 ft |
North and east points | Zone AE, base flood elevation 11.0 ft |
Footprint grid, 4,290 points | 709 in VE at 13 ft (16.5 percent), 3,581 in AE at 11 ft (83.5 percent) |
Ground at the building, USGS | About 5.7 to 5.9 ft NAVD88 |
City design flood elevation (base plus 1 ft) | 12 ft in the AE portion, 14 ft in the VE portion |
Evacuation zone | A, storm surge zone 1 |
Nearest surveyed Ian mark | 11.7 ft NAVD88, about 143 m north-northeast, 5.23 ft above ground |
Jurisdiction | City of Bonita Springs, FEMA community 120680 |
The U.S. Geological Survey’s high-water mark database for Ian holds a mark about 143 meters north-northeast of the building at 11.7 feet above the NAVD88 datum and 5.23 feet above ground. Ground at Silver Sands is about 5.7 feet on the same datum, so that mark implies roughly 6 feet of water above bare ground, which is our arithmetic from a neighbor’s mark and not a measurement at the building. Published surge figures differ. The National Hurricane Center’s Ian report gives maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and the City’s progress report says “over 12+ feet of storm surge.” We found no Silver Sands-specific damage report, so we do not claim the building took water or that it did not. Hurricanes Helene and Milton in 2024 brought regional surge of 3 to 5 feet and 4 to 6 feet above ground, according to the National Hurricane Center.
The City treats the design flood elevation as the base flood elevation plus one foot, which points to 12 feet in the AE portion and 14 feet in the VE portion, according to its substantial damage and substantial improvement notice. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation. Whether the City made a determination for Silver Sands is not published.
The City’s EnerGov portal lets anyone search permits by address, and buyers and their inspectors do. Open or expired permits slow a closing, so pull the permit history for the building address and close anything open. Our comparison of the building’s map point with the state’s 1991 coastal construction control line and Lee County’s 1978 line places the building seaward of the 1991 line, which can add a state permit to a major addition or reconstruction. Whether any Silver Sands work holds one is not published.
Silver Sands’ leasing, pet and approval rules are not published, so we cannot state them. The articles say the association may approve or disapprove transfers, leasing and occupancy as the declaration provides, and the estoppel certificate shows how that power is used. Florida’s vacation rental license, the county tourist tax and the City rental permit apply on top.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.303; Lee County Clerk tourist development tax page; City of Bonita Springs rental permit page, read 1 October 2026)
We found no buyer-approval clause, because the declaration and rules are not posted. The estoppel must state whether the board approves transfers or holds a right of first refusal, so read that line before you list, and do not tell a buyer that no approval is needed until you have seen it in writing.
The association has published no minimum lease term, rental cap or approval process that we could find. Section 509.242 treats a condominium unit rented to guests more than three times a year for periods under 30 days as a vacation rental that needs a state license. Lee County levies a 5 percent tourist development tax on rentals of six months or less, according to the Clerk’s tourist tax page. As we read the City’s rental permit page, condominiums of more than six units are exempt from the City permit, and Silver Sands has 24 homes, so confirm the current rule with the City.
Pet rules are not published, so we cannot state a weight, count or breed limit. Assistance animals are protected separately under federal fair housing law, as HUD explains. Fines for rule violations are governed by Section 718.303, which caps a fine at $100 per violation or $1,000 in the aggregate after notice and a hearing opportunity.
The Silver Sands record cannot name a best month: 17 qualified sales since 2009 fell in eight different months, and nine of them were recorded from January through March. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment and not a statistic.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A monthly pattern needs far more sales than this building produces, so we publish the calendar as counts and draw no conclusion from it. We count only the 17 sales since 2009, because the record before 2009 is partial.
Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
January | 2 | July | 0 |
February | 4 | August | 1 |
March | 3 | September | 1 |
April | 1 | October | 2 |
May | 0 | November | 3 |
June | 0 | December | 0 |
Quarter | Qualified sales since 2009 |
|---|---|
First (January to March) | 9 |
Second (April to June) | 1 |
Third (July to September) | 2 |
Fourth (October to December) | 5 |
No Silver Sands unit closed through the Southwest Florida MLS in the 60 months to October 3, 2026 (pulled October 3, 2026), so the building has no days on market figure, and we do not promise one. What we can say is the order of events: a sale closes after a contract, an inspection period, a lender’s or insurer’s review and the estoppel, and a home listed in the fall has its documents ready when winter buyers arrive. Fourteen of the 24 owners list a mailing address outside Florida, so your timeline depends on when you can be available, and we revise it with you three and eight weeks after the home goes live.
We market a Silver Sands condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the permit history are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)
The package holds your home’s heated size and floor from the county record, the roof and window dates for the building if you can get them, the elevation certificate, the association’s budget and financial statement, the estoppel certificate, the insurance summary, the milestone and reserve study documents and the permit history. A one-page sheet compares your home with the recent sale and the five since 2019.
Professional photography, a floor plan and a description that names the home’s size, floor and orientation, with honest statements about the beach, the parking and the flood zone. We describe an amenity only as far as we can confirm it, and if the home is in the VE or AE portion of the footprint the listing says the elevation certificate is available and does not say flood risk is low.
The listing runs on the Southwest Florida MLS, on our own sites and Domain Realty Group’s, and beside our Silver Sands of Bonita Beach guide, so a buyer who researches the building finds your home in context. A buyer comparing the strip can also reach our buyer page for Silver Sands of Bonita Beach, and our Bonita Springs seller’s guide covers the city-wide steps.
Since the NAR settlement practice changes took effect on August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions on the MLS, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.
We negotiate a Silver Sands contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide most contracts here: price against the one recent sale, the association’s documents, insurance quotes and the appraisal, because a 24-home building gives an appraiser very few comparables.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)
As Top 1% Real Estate Agents Nationally Since 2008, we answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. An offer that is lower but closes in cash without a financing contingency can net more than a higher offer that fails at the appraisal. If the appraisal comes in below the price, the buyer can bring cash, the price can move or the parties can argue with better evidence, and we give the appraiser the sale history of your own home and the strip’s sales before the appraisal, not after.
A buyer choosing between Silver Sands and Casa Bonita Grande is choosing between 24 larger three-bedroom homes at $1,400,000 on the one recent sale and 54 smaller homes at $900,000 to $1,010,000 on three, in two Gulf-side buildings on Hickory Blvd. Neither has 10 sales in 60 months, and the two differ most on documents.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Florida Division of Corporations and Division of Florida Condominiums, read 1 Oct 2026)
Casa Bonita Grande is the Gulf-side condominium at 25900 Hickory Blvd, and it is the strip’s closest comparable for a buyer who wants to know what a documented building looks like next to an undocumented one. If you own there instead, read our Casa Bonita Grande seller’s guide. The last column says what each difference means for your Silver Sands listing.
What a buyer weighs | Silver Sands | Casa Bonita Grande | What it means for your Silver Sands listing |
|---|---|---|---|
Homes | 24 homes, one address | 54 units | A smaller owner group, so each shared cost lands heavier |
Built | 1982 per the county roll | 1976 per the county roll | A newer building, which an insurer notices |
Heated area | 1,612 and 1,743 sq ft, three bedrooms | 1,030 to 1,496 sq ft, four plans | Larger homes, so a different buyer |
FEMA zone | Split: VE 13 and AE 11 (our overlay) | VE, 13 ft | Bring the elevation certificate either way |
Evacuation zone | A | A | Equal |
County sales, last 60 months | 1: $1,400,000 on February 27, 2026 | 3: $1,010,000, $945,000 and $900,000 | Neither reaches 10, so we state no median for either |
Price per heated sq ft, last 60 months | $803.21 | $873.79 to $980.58 | Casa Bonita Grande’s homes are smaller, so the per-foot figure runs higher |
County file, all recorded history | 51 qualified sales since 1982 | 109 qualified sales since 1975 | Neither is a trend line |
Published rules and fees | None found | Declaration and 2024 rules summarized on our page | Casa Bonita Grande buyers can read the rules first |
Rental terms | Not published | 30-day minimum, per our reading of its rules | Silver Sands needs the estoppel to answer |
Pets | Not published | One pet of 30 pounds or less, owners only | Silver Sands needs the rules to answer |
Silver Sands wins for a buyer who wants large three-bedroom homes in a small Gulf-side building and who will do the document work this page describes. Casa Bonita Grande wins for a buyer who wants governing documents to read before an offer, a documented rental minimum and a choice of floor plans. Each window holds fewer than 10 sales, so we compare prices as directions and never as a ranking, and we do not price a Silver Sands home off Casa Bonita Grande sales, because size, age and flood zone differ.
We tell a buyer who toured both what the record shows: the larger home, the newer building and the smaller owner group at Silver Sands, against the readable rules at Casa Bonita Grande. Then we hand over the Silver Sands document package, so the gap in public information becomes a list of answers. Buyers who start from the Silver Sands of Bonita Beach buyer page can Call Marc at (239) 287-5873.
Pelican Pointe, a separate 10-home building about 45 meters north, has its own guide. Ambassador has 60 homes about 255 meters south-southeast, and Windsong is another 24-home building, dating to 1979.
Selling a Silver Sands of Bonita Beach condo costs roughly 4.0 to 6.5 percent of the price at $1,400,000 and 4.1 to 6.6 percent at $875,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $56,049 to $91,049 and $36,312 to $58,187, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)
The figures are estimates, not a settlement statement. Commission is negotiable and not set by law, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, and you can substitute your own. Both prices are real Silver Sands recorded sales: $1,400,000 is the February 2026 price of a 1,743-square-foot home and $875,000 is the February 2020 price of a 1,612-square-foot home. Florida charges documentary stamp tax of $0.70 per $100 of the price, the owner’s title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million, and in Lee County the seller customarily pays both and chooses the closing agent, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill and the closing date are not known, and the proration is the days you owned the home in the tax year divided by 365, times the annual bill.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $1,400,000 | February 2026 recorded price |
Listing commission, 2.75% | -$38,500 | 2.75% of $1,400,000 |
Buyer-agent compensation, 2.5%, if offered | -$35,000 | 2.5% of $1,400,000 |
Deed documentary stamp tax | -$9,800 | 14,000 units of $100 at $0.70 |
Owner’s title policy | -$6,075 | $575 plus $4,500 plus $1,000 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Silver Sands estoppel certificate | -$299 | Statutory cap as adjusted, current account |
Estimated total costs, with buyer-agent compensation | -$91,049 | 6.50% of price |
Estimated net before payoff, with buyer-agent compensation | $1,308,951 | $1,400,000 minus $91,049 |
Estimated total costs, without buyer-agent compensation | -$56,049 | 4.00% of price |
Estimated net before payoff, without buyer-agent compensation | $1,343,951 | $1,400,000 minus $56,049 |
The same assumptions apply, at the price a 1,612-square-foot sixth-floor home recorded in February 2020.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $875,000 | February 2020 recorded price |
Listing commission, 2.75% | -$24,063 | 2.75% of $875,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$21,875 | 2.5% of $875,000 |
Deed documentary stamp tax | -$6,125 | 8,750 units of $100 at $0.70 |
Owner’s title policy | -$4,450 | $575 plus $3,875 ($775,000 at $5.00 per $1,000) |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Silver Sands estoppel certificate | -$299 | Statutory cap as adjusted, current account |
Estimated total costs, with buyer-agent compensation | -$58,187 | 6.65% of price |
Estimated net before payoff, with buyer-agent compensation | $816,813 | $875,000 minus $58,187 |
Estimated total costs, without buyer-agent compensation | -$36,312 | 4.15% of price |
Estimated net before payoff, without buyer-agent compensation | $838,688 | $875,000 minus $36,312 |
A mortgage payoff, any assessment owed, repairs agreed during the inspection period, buyer closing-cost credits and an elevation certificate or survey you commission. Our home valuation page for Silver Sands of Bonita Beach adds a net sheet at the price your own home’s record supports.
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller may be able to exclude part of the gain on a main home owned and used for the required period before the sale. Florida has no state income tax, and a second home or rental does not qualify the same way.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Silver Sands sellers should ask: a home bought in 2016 and sold in 2021 gained $285,000 between recorded prices. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices. The IRS topic gives the dollar limits and the ownership and use tests, and we leave the arithmetic to your adviser.
The exclusion is for a main home. Depreciation you took or could have taken on a rental is treated differently when you sell, and a seller who is a foreign person can face withholding at closing under the Foreign Investment in Real Property Tax Act, with the IRS’s FIRPTA page setting out the rules. Tell us early if either applies, since the title company needs time. We are real estate agents and not tax advisers, and this section is general information, so our net sheet gives your adviser the sale-side numbers.
List if your home is in marketable condition and you can be live before winter. Take an investor cash offer only when the home needs work an insurer would not accept or you must close in days. Sell by owner only if you already have a buyer and know Florida’s disclosure duties under Sections 718.503 and 689.302.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
Full listing | Highest, tested by the market | Not published for Silver Sands | Commission, stamp tax, title and prorations | A price that ignores the age of your own home’s last sale | A home in marketable condition with time |
Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work or a fast close |
Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties and weak appraisal support | A known buyer and a legal review |
You get a free Silver Sands valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from your own home’s floor, line and recorded history and the nearest like sales, adjusted for condition, flood answers and documents, with a net sheet and no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the fee stack your buyer inherits, a net sheet at the price the record supports and a list of the documents to order first.
Get your free Silver Sands of Bonita Beach home valuation and we will send a value built from your home’s own record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying at Silver Sands of Bonita Beach.
Jesse McGreevy is a top-reviewed Silver Sands of Bonita Beach listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor. Every review below is copied from our Google Business Profile, where you can read them all in full, and we show the reviewers’ words exactly as written.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
These are the questions Silver Sands owners ask before they list, answered from county recorded sales, state records and Florida law. The building background is in our Silver Sands of Bonita Beach guide, and Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and the sales since 2019, order the estoppel and the Section 718.503 package, prepare flood and insurance answers, and list in the fall or winter. We send a net sheet before you decide, starting from the valuation page for your building.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every one of the 51 qualified Silver Sands sales. Our guide to the best real estate agents in Bonita Springs explains how to compare.
The county shows one qualified sale in 60 months, $1,400,000 for 1,743 square feet on February 27, 2026, and five since 2019 at $542.80 to $803.21 per heated square foot. Your value depends on floor, line, view and condition, so request a free valuation.
The most recent qualified sale is $1,400,000 on February 27, 2026. Before it came $1,025,000 in February 2021, $875,000 and $1,215,000 in February 2020 and $1,150,000 in August 2019. These are county recorded prices, not Southwest Florida MLS closings.
No window of 12, 24, 36 or 60 months holds 10 qualified sales, and a median of one sale is just that sale. An all-history median would mix 1980s prices with 2020s prices, so we list every sale instead.
Few. The qualified file shows 17 sales since 2009, the years for which the record is complete, a little over one a year, and five since 2019. With so few sales, presentation and documents carry weight.
They are not published. The only public figure is the state’s $96 annual fee for 24 homes. The assessment and any capital contribution come from the budget and the estoppel certificate, so we order both before we list.
About 4.0 to 6.5 percent of the price at $1,400,000, or $56,049 to $91,049, and 4.1 to 6.6 percent at $875,000, or $36,312 to $58,187, before any payoff. It depends on the commission you negotiate and any buyer-agent compensation.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 above that. That is $6,075 on $1,400,000 and $4,450 on $875,000, customarily paid by the Lee County seller, subject to the contract.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, which cannot be advertised on the MLS since August 17, 2024.
The association must issue it within 10 business days of a written request. The fee is up to $299, up to $119 more if expedited and up to $179 more if the account is delinquent. It is effective for 30 days by hand or email and 35 by mail.
The declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the reserve study or a statement that none is complete, and the buyer’s questions-and-answers document, under Section 718.503, at your expense.
Under the statute’s contract language, a buyer has a seven-day window, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the documents when they were not delivered before signing. Delivering the package with the offer starts the clock early.
Unknown. The articles let the association approve or disapprove transfers as the declaration provides, but whether the declaration uses that power is not published. The estoppel certificate must say, so read that line before you accept an offer.
Not necessarily. The rental rules are in the declaration, which we could not read, and the articles give the board power over leasing. An investor buyer should confirm the minimum lease term first.
The pet rules are not published, so we cannot state a weight, count or breed limit. Assistance animals are protected separately under federal fair housing law. Give the buyer the pet section of the rules with the document package.
FEMA’s layer places part of the footprint in Zone VE at 13 feet and most of it in Zone AE at 11 feet, by our overlay on panel 12071C0651G, and Lee County places the building in evacuation Zone A. A lender uses a flood determination, not our overlay.
It may affect a buyer’s insurance quote and lender review, and we have no MLS data to show a price effect. A current elevation certificate helps every buyer, and first-floor homes are the likeliest to be asked for one.
Florida does not require one for every sale, but lenders and insurers often ask for it in a flood zone, and we found none for the building. A licensed surveyor prepares it, and having it before you list answers the question once.
We do not know. The nearest surveyed mark, about 143 meters away, read 11.7 feet against ground of about 5.7 feet, but no Silver Sands document describes the building’s own damage. Your knowledge belongs in the Section 689.302 disclosure.
Under Section 689.302 you must give the buyer a flood disclosure at or before the contract, stating whether you know of flood damage during your ownership, have filed a flood insurance claim or have received assistance for flood damage, including from FEMA.
A buyer’s lender and attorney will ask whether the milestone inspection and reserve study are complete and what they recommend. A 1982 building of eight stories owed both by the dates in the disclosure section, so have the summary in hand early.
Yes, if one exists, or a statement that none is complete. Section 718.503 requires it, and contracts signed after December 31, 2024 must carry a conspicuous statement about the milestone inspection and reserve study.
It must be disclosed, and the contract should say who pays each installment. The estoppel lists open balances, and a buyer becomes jointly liable for assessments due before transfer. With 24 homes, an assessment lands larger per home.
For sales dated 2009 or later the county’s qualified file keeps transactions coded 01 or 02, and for earlier sales it follows an older code list. Other codes sit outside the file, which is why a $109,700 transfer in 2024 is not counted as a sale.
No. Just values run from $431,727 to $606,677, while the recent qualified sale was $1,400,000 and a fourth-floor home sold for $1,025,000 in 2021 against a just value of $557,191. Just value is a tax-roll estimate, not a market price.
Probably, but the qualified record is too thin to separate floor and line from size and date. The Center line is 1,612 square feet and the South and North lines 1,743, and the highest print, $1,400,000, is for an eighth-floor home. We compare like with like.
For the five qualified sales since 2019, from $542.80 to $803.21 per heated square foot. The range is wide because the sales span 2019 to 2026 and different floors and sizes, so we use it as a boundary and not a price.
That is a declaration question. Two unit legal descriptions mention numbered spaces, 14 and 30. Confirm whether yours is deeded, assigned or a limited common element, and describe it accurately in the listing.
The exemption belongs to you and ends with the sale, and the buyer’s assessment resets to market value. The roll shows 10 of 24 homes homesteaded. A capped benefit may carry to a new Florida homestead, and your tax adviser can say how.
Many owners do: 14 of the 24 list a mailing address outside Florida. Florida closings can often be handled by mail, remote notary or power of attorney, and the title company decides what it will accept. Tell us early where you live.
Often, but a lender reviews the building as well as the buyer. Missing documents, a special assessment, low reserves or an unfinished milestone item can narrow the pool of financed buyers, so we confirm early what a lender will ask for.
The record cannot say: 17 sales since 2009 fell in eight months, nine of them from January through March. We would list in the fall so the home is documented when winter buyers arrive, and that is judgment, not a statistic.
Not confirmed. The Sunbiz record lists the association’s mailing address in care of a Fort Myers property management company, while the state’s condominium record names the association itself as managing entity. The estoppel names the issuer.
Yes. The county’s map service places the building at 26140 Hickory Blvd, ZIP 34134, inside the City of Bonita Springs, FEMA community number 120680. Permits and beach access notices come from the City, and Bonita Springs is where we are based.
Silver Sands has 24 larger, newer homes and one recent sale at $1,400,000. Casa Bonita Grande has 54 smaller, older homes in Zone VE, three recent sales at $900,000 to $1,010,000 and rules a buyer can read.
It can. A lender will want proof of the master policy and flood coverage, and an insurer will price the home on the building’s zone and condition. Those declarations are not published, so ask the manager for them before you list.
No. This page is about the 24-home condominium at 26140 Hickory Blvd on Little Hickory Island, the only one of its name in our Bonita Beach roster.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a state filing must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a home priced off the largest sale instead of its own size, a document package handed over after the contract, a flood answer taken from a map instead of an elevation certificate, and an inspection status nobody checked until the buyer’s attorney did. 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 page covers the strip’s beaches, access points and condominium buildings, and the guides for Seascape, Bay Harbor Club and Bonita Beach Club show how larger buildings on the strip are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start.
If you are thinking of selling a Silver Sands condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and the document package the day you list, and answers the buyer’s flood, insurance and inspection questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008. Buyers read the same facts in our Silver Sands of Bonita Beach guide.
If you are thinking, “I need someone to sell my condo in Silver Sands of Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. 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.
Silver Sands sold record, last 60 months: 1 qualified sale, $1,400,000 on February 27, 2026, and 51 qualified sales in all since May 1982, per Lee County Property Appraiser recorded sales to October 1, 2026. The Southwest Florida MLS shows zero Silver Sands closings in the 60 months to October 3, 2026 and no unit listed for sale on that date (pulled October 3, 2026), and the two sources count differently. Few Silver Sands homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Silver Sands of Bonita Beach home valuation and we will send a value built from your own home’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Silver Sands of Bonita Beach 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 Silver Sands, and are Top 1% Real Estate Agents Nationally Since 2008.
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 Silver Sands condo? Get a free Silver Sands 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 Silver Sands of Bonita Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, state and federal records, the association’s Sunbiz filings, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source.
These official documents are the ones a Silver Sands seller should have in hand before listing, and a buyer’s agent will ask to see them. Each link opens the issuing authority’s own copy, and none comes from a listing site.
Document | Issued by | Date | Why a Silver Sands seller needs it |
|---|---|---|---|
Sunbiz filing, amended and restated articles of incorporation | Florida Division of Corporations | April 3, 1998 | The association’s powers, voting, board and amendment rules |
Florida Division of Corporations | April 14, 2026 | The mailing address, registered agent and officer and director positions on file | |
Florida DBPR | Current schedule | The inflation-adjusted $299, $119 and $179 amounts | |
City of Bonita Springs | October 27, 2022, per the file name | The 50 percent rule and the design flood elevation | |
FEMA National Flood Insurance Program | May 2024 edition | The building limit and coinsurance a flood quote is measured against |
The association’s own declaration, budget and rules are not posted online. They come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; Silver Sands sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026.
McGreevy and Comisar, sell your Silver Sands of Bonita Beach condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.