We price your Snook Harbor condo from its own sales record, and line up the estoppel, the document package and the corporate filing before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Snook Harbor at Bonita Beach condominium, three attached bay-side townhomes at 25851 Hickory Blvd on Little Hickory Island, described in full in our Snook Harbor at Bonita Beach guide. If you own one of the three homes, this page gives you every recorded sale on the county file, the questions a buyer, a lender and an insurer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.
Snook Harbor is one of the smallest condominium associations on the Bonita Beach strip of Bonita Springs, where most buildings are concrete mid-rise and high-rise towers with 40 to 360 homes. It is three homes of 2,056 to 2,182 heated square feet, built in 2001 on a bay-side site of about a third of an acre. This is not a marina, a fishing charter or any of the unrelated companies that share the words Snook Harbor or Snook Harbour in Florida’s corporate registry; it is the only Snook Harbor condominium on Lee County’s file.
The Lee County Property Appraiser records 6 qualified Snook Harbor sales since October 2001 and only one in the last 60 months: $1,950,000 on 27 January 2025 for a 2,182-square-foot home, or $893.68 per heated square foot. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and publishes no median of the six. One more fact belongs at the top: on 1 October 2026 the Florida Division of Corporations showed the Snook Harbor Condominium Association, Inc. as inactive after an administrative dissolution filed on 25 September 2026, and a buyer’s attorney will ask about it before anything else.
To sell a Snook Harbor at Bonita Beach condo in 2026, price the home from its own record, put the association’s corporate filing in order, assemble the Section 718.503 document package and an estoppel certificate, and prepare answers on flood and insurance. 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 three-home condominium has no depth of comparable sales to lean on. A buyer’s appraiser will see one sale since 2012, at $1,950,000, and will ask whether the association is in good standing, who signs the estoppel, 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, and one that does not reads as a risk.
These are the ten facts about selling a Snook Harbor at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.
This seller’s guide to the Snook Harbor at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the association’s filing status, fees, insurance and disclosure questions, a comparison with Palm Bay Estates, two net sheets and the answers Snook Harbor owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Snook Harbor at Bonita Beach Condo in 2026? · Why List Your Snook Harbor at Bonita Beach Condo With McGreevy and Comisar? · What Is the Snook Harbor at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Snook Harbor at Bonita Beach Condos Sell For? · Have Snook Harbor at Bonita Beach Condo Owners Sold for More Than They Paid? · A Snook Harbor at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Snook Harbor at Bonita Beach Condo? · What Moves the Value of a Snook Harbor at Bonita Beach Condo Most? · What Does the Association’s Inactive Status Mean for Your Snook Harbor Condo Sale? · What Fees Will Your Snook Harbor at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Snook Harbor at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Snook Harbor at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Snook Harbor at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Snook Harbor at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Snook Harbor at Bonita Beach Condo? · How Do We Negotiate a Snook Harbor at Bonita Beach Condo Contract? · Snook Harbor at Bonita Beach vs Palm Bay Estates: Which Will Your Buyer Choose? · What Does It Cost to Sell a Snook Harbor at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Snook Harbor at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Snook Harbor at Bonita Beach Valuation?
Answers and Local Expertise: What Snook Harbor at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Snook Harbor at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Snook Harbor at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Snook Harbor owners hire us because we read the county record and the state filings before we price, assemble the association and disclosure documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Snook Harbor condo, or thinking, “I need a listing agent who can handle a three-home association with one recent sale,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Snook Harbor. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 6 qualified Snook Harbor sales on the Lee County record, from October 2001 to January 2025, the latest recorded sale on each of the three homes and all four parcels the county carries under the association’s legal description. We also read the association’s Sunbiz record and annual reports, the state’s condominium record and payment history, FEMA’s flood layer at the building points and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which home, which condition and which documents, not which neighborhood.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not price your home off a single $1,950,000 sale as if it were a market, tell a buyer what the association charges when its budget is not public, or call the association’s status a technicality when a lender’s reviewer may not.
Our record: McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Bonita Springs (RealTrends 2026) and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold and 4,000+ transactions. Our office is in Bonita Springs, the same city as Snook Harbor. For a Snook Harbor owner, that record stands behind the public record we read for you, the price we recommend and how we would run your sale.
The Snook Harbor condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 6 qualified sales since October 2001, one in the last 60 months at $1,950,000 and none in the last 12. The Southwest Florida MLS, pulled October 3, 2026, shows 1 closing in the 60 months to that date, at $1,950,000 on January 27, 2025, and none in the last 12 months, though the two sources count sales differently.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, and never a claim that it holds every sale ever made. We widened the window step by step, as we do for every place, and stopped at 60 months because no earlier window can hold ten sales when the three homes have recorded one in five years. Our Snook Harbor at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. With one sale in a window there is no median, only the sale, and we show it so the windows line up.
County window to 1 October 2026 | Qualified sales | Price | Median $ per heated sq ft |
|---|---|---|---|
12 months (since October 2025) | 0 | none | none |
24 months (since October 2024) | 1 | $1,950,000 (the single sale) | $893.68 |
36 months (since October 2023) | 1 | $1,950,000 (the single sale) | $893.68 |
60 months (since October 2021) | 1 | $1,950,000 (the single sale) | $893.68 |
All recorded history, since October 2001 | 6 | not published as a price signal, every sale is listed below | not published |
The county file was built on 1 October 2026 and its newest Snook Harbor sale is dated 27 January 2025, which is 612 days earlier. The roll shows the same newest sale on each home, so the file and the roll agree that nothing was recorded in the last 12 months.
The Southwest Florida MLS, pulled October 3, 2026, shows 1 Snook Harbor closing in the 60 months to that date and none in the last 12 months. That sale closed at $1,950,000 on January 27, 2025, which is 97.5% of its final list price of $1,999,000, after 121 days on market. One sale is too few for a median, so we state its own figures. No Snook Harbor home was active or pending on October 3, 2026, and there were no closings in 12 months to measure months of supply against. If you want the MLS read on comparable homes nearby today, request a free Snook Harbor at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
Snook Harbor condos sold for $700,000 to $1,950,000 across the six qualified sales on the county file, and the only sale in the last 60 months was $1,950,000 on 27 January 2025. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its date, size and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is every qualified improved sale on the county file, newest first, with no unit numbers and no parcel identifiers.
Recorded | Home | Beds | Price | $ per heated sq ft | Note |
|---|---|---|---|---|---|
27 January 2025 | 2,182 sq ft | 3 | $1,950,000 | $893.68 | The only sale in the last 60 months |
30 November 2012 | 2,182 sq ft | 3 | $895,000 | $410.17 | Same home as January 2025 |
1 March 2012 | 2,056 sq ft | 3 | $700,000 | $340.47 | Lowest price on file |
29 May 2009 | 2,100 sq ft | 3 | $825,000 | $392.86 | Only recorded sale of this home |
13 April 2004 | 2,056 sq ft | 3 | $884,000 | $429.96 | Resale of the October 2001 home |
15 October 2001 | 2,056 sq ft | 3 | $730,000 | $355.06 | Builder-direct per the county file |
The 2,056-square-foot home appears three times, the 2,182-square-foot home twice and the 2,100-square-foot home once. We publish no average or median of the six: the earliest price is a 2001 builder-direct sale and the newest is a 2025 resale, and a median of the two eras describes neither.
The three homes are close in size: 2,182, 2,100 and 2,056 heated square feet, a total of 6,338, a mean of 2,112.7 and a median of 2,100, with 126 square feet between the smallest and the largest. Because the sizes are so close, the difference between homes is more likely to be condition, finish and orientation than plan. The 2,100-square-foot home has gone 17 years without a recorded sale.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county roll carries one such deed: a $1,465,000 transfer dated 5 October 2001 that appears on two of the three home parcels under one Official Records book and page, which is not in the qualified file. One instrument on two parcels is consistent with a single conveyance of two homes, which is our inference, not a finding, and we do not use the $1,465,000 figure as a comparable.
Two of the three repeat-sale pairs on the Snook Harbor record gained and one lost. The 2,182-square-foot home rose from $895,000 in November 2012 to $1,950,000 in January 2025, up 117.9 percent, while the 2,056-square-foot home fell 20.8 percent between April 2004 and March 2012. With three pairs, we describe them and draw no average.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two recorded prices of one home, so it removes the question of which home is bigger. It cannot remove the question of what happened to the home in between, because the county file does not record renovation, damage, storm repair or a change in the dock or pool.
Home | Bought | Sold | Hold | Change |
|---|---|---|---|---|
2,056 sq ft | October 2001, $730,000 (builder-direct) | April 2004, $884,000 | 911 days, about 2.49 years | +$154,000, +21.1% |
2,056 sq ft | April 2004, $884,000 | March 2012, $700,000 | 2,879 days, about 7.88 years | -$184,000, -20.8% |
2,182 sq ft | November 2012, $895,000 | January 2025, $1,950,000 | 4,441 days, about 12.16 years | +$1,055,000, +117.9% |
Counted through every sale, the 2,056-square-foot home went from $730,000 in October 2001 to $700,000 in March 2012, a change of $30,000 less, or 4.1 percent, across 3,790 days, about 10.38 years. The 2,182-square-foot home’s compound change works out to about 6.6 percent a year over its 12.16 years, but a smooth annual rate hides a record with two points, and we show it only as arithmetic.
The one recent Snook Harbor sale to walk through is the January 2025 sale of the 2,182-square-foot home at 25851 Hickory Blvd for $1,950,000, which followed an $895,000 sale in November 2012. It shows what a seller gained over 12 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 one home and leave the unit, owner and parcel out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The home sold for $895,000 on 30 November 2012, or $410.17 per heated square foot, and for $1,950,000 on 27 January 2025, or $893.68. That is $1,055,000 more, 117.9 percent, over 4,441 days, and the price per square foot rose by a factor of about 2.18. The county roll’s just value for the same home is $1,357,427, which is 69.6 percent of the January 2025 price and $592,573 below it. The Property Appraiser’s value is not a market value, and the gap is a reason to price from sales and not from the roll.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the home. At the rates in our cost section, the sale carries an estimated $76,399 in costs without buyer-agent compensation (3.92 percent) and $125,149 with a 2.5 percent buyer-agent share (6.42 percent), leaving $1,873,601 or $1,824,851 before any mortgage payoff. Against the $895,000 recorded in 2012, that is $978,601 or $929,851 more, before property tax, assessments, insurance, interest and any improvements over twelve years. Net sheet A below shows every line. This sale is a public record.
We price a Snook Harbor condo in four steps: read your own home’s record, treat the one recent sale as a ceiling for the discussion and not a price, adjust for condition, pool, dock and orientation, and test the result against the strip. With one recent sale, the reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Snook Harbor price is easy to get wrong because the record is so thin. The county file holds 6 sales since 2001, one in the last 60 months, and two of the three homes have no sale newer than 2012. Each step removes one source of error, and each one is shown to you on paper.
There are only three homes: 2,056, 2,100 and 2,182 heated square feet. Yours has its own recorded history, whether three sales, one or two, and its own dates. That history is the first comparable, and it is also a warning, because the 2,056-square-foot home sold for $884,000 in 2004 and $700,000 in 2012 and the price per square foot swung from $429.96 to $340.47 in between.
The January 2025 sale at $1,950,000, or $893.68 per heated square foot, is the only sale a buyer’s appraiser has since 2012. We show it to you and we expect it to be cited, but a single sale is a data point for one home with its own finish, and it is the start of a conversation about your home, not a price for it.
The county does not record condition, finish, view, floor level, pool or dock condition, storm repair or renovation. The parcel layer flags a pool and a boat dock on all three homes, but it does not say who owns or maintains them. We adjust for each from what we see at the home and from the documents, and we show the buyer’s agent the reasoning line by line.
The nearest bay-side association on the strip is Palm Bay Estates, with two recorded sales in 60 months at $525,000 and $640,000 for homes of 1,150 to 1,415 square feet, or $371.02 and $556.52 per square foot, which is a different product. The highest recent price on the strip is $2,000,000 at Hickory Shores Condo, $1,043.30 per square foot for a 1,917-square-foot home sold on 16 March 2026. We use those as boundaries, not as comparables.
Five things move a Snook Harbor condo’s price most: the dock and bay frontage, the pool, the age and condition of the 2001 building, the home’s elevation against the flood map, and whether the association’s documents and corporate standing are in order. Size varies by only 126 square feet across the three homes, so these matter more than plan.
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)
A condominium of three homes has no floors, stacks or tower views to sort by. What it has is a short list of features that a buyer can inspect, and a short list of documents that a lender can read.
The county’s parcel layer tags the three home parcels Bay Front on the bay side of Hickory Blvd and carries a boat dock flag on all three. It does not say whether each home has its own slip, whether a dock is shared, who owns the seawall, what the water depth is or what bridge clearance a boat needs. A buyer who owns a boat will ask all four, so the instrument that conveys a dock, the permit history and the condition belong in your listing file. We tell a buyer what the record says and what the declaration says, and we do not describe a slip we cannot document.
On 1 October 2026 the Florida Division of Corporations showed Snook Harbor Condominium Association, Inc. as inactive after an administrative dissolution for a missed annual report, filed on 25 September 2026. Florida law lets a dissolved corporation apply for reinstatement, and the state’s condominium division still lists the project as approved and recorded.
Data updated: October 2026 (Florida Division of Corporations record and Division of Florida Condominiums public records, read 1 Oct 2026)
This is the first thing a buyer’s attorney will check. We are real estate agents, not lawyers, and nothing here is legal advice or a prediction of how any transaction will be treated; we describe what the record and the statutes say and which questions to put to a Florida attorney and the association’s registered agent.
The record for document N01000001917 shows a Florida not-for-profit corporation filed on 19 March 2001, with the status INACTIVE. Its one event is an administrative dissolution for an annual report, filed on 25 September 2026, and the event’s effective date field reads NONE. Annual reports were filed every year from 2002 through 2025, the three newest on 17 January 2023, 24 February 2024 and 25 February 2025, and the state’s list shows no 2026 report. We read the page six days after the dissolution was filed, and the Sunbiz page is the current answer whenever you read this one.
Under Florida Statute 617.1420, failing to file the annual report by 5 p.m. Eastern on the third Friday in September is a ground for dissolution, and in 2026 that Friday was 18 September. Under Florida Statute 617.1421, the dissolution takes effect on the fourth Friday of September, which in 2026 was 25 September, the date on the record. The same statute provides that a dissolved corporation continues its corporate existence but may not carry on activities except those appropriate to wind up and liquidate its affairs, and that the dissolution does not end the registered agent’s authority to receive notices.
Three points keep this in proportion. The ground the state records is an unfiled administrative report, not a finding about the building, the money or the owners. The condominium itself is created by a recorded declaration, and the state’s condominium division still lists the project as approved and recorded. And the record is days old, and the cure is a filing.
Florida Statute 617.1422 lets a dissolved corporation apply for reinstatement, and the statute says the application is satisfied by filing a reinstatement form or a current annual report together with all fees owed. As we read it, a reinstatement relates back to the date of the dissolution, and the corporate name is held from use by others for a period unless an affidavit is filed. When the state accepts the filing, the Sunbiz status changes from INACTIVE to ACTIVE and the record shows a reinstatement event. In a three-owner association the cure is within a small group’s power, and we cannot say whether it has been done.
The state’s condominium public records list the project as Snook Harbor, A Condo, 3 units, recorded 11 April 2001, a primary status of approved and a secondary status of recorded, with a managing entity named Snook Harbor Condo Assoc., Inc. The state’s annual fee is $4 per unit, or $12, billed in each billing year from 2022 through 2026 with nothing due. The practical point is that the state’s condominium record does not show the project as delinquent.
A Snook Harbor condo buyer’s association cost has no published figure: the only public dollar amount is the state’s $12 yearly fee for three units. The assessment, what it covers and any working capital 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 Oct 2026)
We found no association website, budget, fee schedule or rules document for Snook Harbor. The Snook Harbor listing that closed on January 27, 2025 shows, in the Southwest Florida MLS on October 3, 2026, a condo fee of $4,080 a quarter ($16,320 a year), as entered by the listing agent. That is a listing entry and not an association document. The association budget and the estoppel certificate are the binding sources for the fee and for what it covers.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
State condominium division fee | $12 ($4 for each of 3 units) | 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 |
Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the shared cost pack |
Deed documentary stamp tax | $0.70 per $100, $13,650 at $1,950,000 | 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 27 September 2026 the three homes’ just values run from $1,114,801 to $1,357,427 and their assessed values from $781,513 to $1,357,427. The home that sold in January 2025 shows equal values, consistent with the reset that follows a sale, and the other two carry assessed values $333,288 and $267,009 below just value, consistent with an assessment cap, which is our reading and not a county statement. A buyer should not carry your tax bill forward, because a change of ownership resets a capped assessment to market value.
The association insures the shared structure under a master policy that is not public, and each owner insures the interior and contents with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where required. A buyer’s insurer will ask for roof, wind-mitigation and elevation data, and a lender will ask about the association’s standing, budget and reserves.
Data updated: October 2026 (FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 Oct 2026; City of Bonita Springs Community Rating System page)
Snook Harbor’s wind and flood carriers, deductibles, limits and premiums are not published. The context is a market that moved sharply, and we use it only as context, because statewide averages say nothing about one association.
An association’s master policy does not cover everything inside a home, an owner’s personal property or loss assessment charged to the owner. How the master policy is split between the association and each owner depends on the declaration, and in a three-home association one owner’s claim and one owner’s deductible can weigh on all three. Ask the association for the insurance summary and the contacts the estoppel lists, and give the buyer your own HO-6 declarations page so the buyer can see what a policy costs.
FEMA’s coverage summary for residential condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units, which for three units is $750,000, with a coinsurance penalty when coverage is below the required share. Whether a three-unit building like Snook Harbor is written on that form or rated another way, and how the limit compares with replacement cost for homes of 2,056 to 2,182 square feet, is a question for the insurer, and we did not verify it. The City of Bonita Springs participates in FEMA’s Community Rating System, and its page says FEMA maintained the City’s Class 5 rating, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated 21 November 2024.
A Snook Harbor at Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)
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 structural integrity reserve study or a statement that none has been completed, any milestone inspection summary that applies, and the frequently asked questions document described in Section 718.504. The seller bears the cost of producing them. Snook Harbor’s declaration is recorded in Official Records Book 3393, Page 1781, but we have not read it.
Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, unless the buyer had the documents more than 7 days before signing. Delivering the package with the offer, and recording the date, starts that clock early.
Contracts for condominium units signed after 31 December 2024 must carry a conspicuous statement under Section 718.503 about whether the association is required to have a milestone inspection or a structural integrity reserve study, and whether it has completed one. Snook Harbor’s three attached homes are under three stories on every county reading, and the rules in Sections 553.899 and 718.112 reach buildings of three or more habitable stories, so the not-required form appears to fit. That is our inference, the Florida Building Code’s story count controls, and your closing agent should confirm which form your contract uses.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days after a written or electronic request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or approval requirement, any open violation and the association’s insurance contacts. The statute sets base fee caps of $250 when nothing is owed, $100 more for delivery within 3 business days and up to $150 more when the home is delinquent, adjusted every five years, and we use the current $299 for the base certificate. A certificate delivered by hand or email is effective for 30 days and one sent by mail for 35, so order a new one if closing slips. A buyer who takes title is jointly liable with the former owner for assessments unpaid at the transfer, so a buyer’s attorney reads it closely.
A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed. It states that homeowners’ policies do not cover flood and asks whether the seller knows of flood damage during ownership, has filed a flood insurance claim, including under the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA.
Section 689.261 requires a property tax disclosure summary at or before the contract that warns the buyer not to rely on the seller’s current taxes, because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a home built in 2001, that means any roof, window, air-conditioning, plumbing or water-intrusion problem you know of, and any dispute within the association.
Buyers of a Snook Harbor at Bonita Beach condo ask three things first: which FEMA zone the home is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows Zone AE at 11 feet, Ian marks within 605 meters reached 11.3 to 11.7 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 flood layer at five points on 1 October 2026 and compared the results with surveyed storm marks and ground elevations. The findings are the map’s, not a guarantee about any one home.
Item | Finding |
|---|---|
Governing FIRM panel | 12071C0651G, effective 17 November 2022 |
Points tested | 5: three building footprints, the common-element parcel and the roll’s point |
Flood zone at all five points | AE, coastal floodplain |
Base flood elevation | 11.0 ft NAVD88 |
Ground at the five points | 5.46 to 5.60 ft NAVD88 |
Base flood elevation minus ground | 5.40 to 5.54 ft |
City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft) |
Ian high-water marks within 605 m | 11.3 to 11.7 ft NAVD88, excellent quality |
Evacuation zone | A, surge zone 1 |
The U.S. Geological Survey surveyed three excellent-quality Ian marks within 605 meters of the building points, at 11.3 to 11.7 feet. Subtracting the sampled ground gives roughly 5.7 to 6.2 feet of water above bare ground, which is our arithmetic from neighbors’ marks and not a measurement at the buildings. A floor raised on a slab, stem wall or fill would have met less water. We found no owner letter, board update or news story about Snook Harbor’s own Ian experience, so we do not claim that any home took water or that it did not, and your own knowledge belongs in the Section 689.302 disclosure. 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, and we found no Snook Harbor document describing damage from either.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, which points to 12 feet for Snook Harbor. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, under the City’s substantial damage and substantial improvement rules. A buyer planning a major renovation asks the same question, so have the City’s position on your address ready.
The City’s EnerGov portal lets anyone search permits by address, and buyers and their inspectors do. Open or expired permits for a roof, window, pool, dock or air-conditioning replacement slow a closing, so pull the permit history for your address before you list and close anything open. If a past owner did work without a permit, tell us early, because the cure is easier before a buyer’s inspector finds it.
Snook Harbor’s leasing, pet and approval rules are not published, so we cannot state them, and the declaration, rules and estoppel certificate are where a buyer finds them. What we can state are the outside rules that apply on top: Florida’s vacation rental license, Lee County’s 5 percent tourist tax, the City’s rental permit and assistance-animal protections.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.303; Lee County Clerk tourist development tax page; City of Bonita Springs rental permit page, read 1 October 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
We found no buyer-approval clause, because the declaration and rules are not posted and we have not read them. The estoppel certificate must state whether the board has to approve a transfer or holds a right of first refusal, so read that line before you list and confirm it with the association. Do not tell a buyer that no approval is needed until you have seen it in writing.
The association has published no minimum lease term, rental cap or approval process that we could find. Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods under 30 days, and such a home needs a state license. Lee County levies a 5 percent tourist development tax on rentals of six months or less. The City of Bonita Springs runs a rental permit program, and as we read the City’s page, a three-unit condominium is within its six-unit range, which you should confirm with the City. A buyer who plans to rent should read the leasing article and any amendment before making an offer.
The Snook Harbor record cannot name a best month, because it holds six qualified sales across six different months over 23 years, and one sale in the last five years. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than this association has produced, so we publish the calendar as counts and draw no conclusion from it.
Recording month | Qualified sales on record | Recording month | Qualified sales on record |
|---|---|---|---|
January | 1 | July | 0 |
February | 0 | August | 0 |
March | 1 | September | 0 |
April | 1 | October | 1 |
May | 1 | November | 1 |
June | 0 | December | 0 |
Quarter | Qualified sales |
|---|---|
First (January to March) | 2 |
Second (April to June) | 2 |
Third (July to September) | 0 |
Fourth (October to December) | 2 |
We have no Southwest Florida MLS days-on-market figure for Snook Harbor to build a calendar on, so 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. Your own timeline depends on price, documents and showing access, and we revise it with you at a review three weeks and eight weeks after the home goes live.
We market a Snook Harbor at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the corporate printout are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)
With three homes and one recent sale, a buyer reads a Snook Harbor listing more closely than a tower listing, and the first showing has to answer the questions the record raises.
The package holds your home’s heated size and year built from the county record, the roof date and type, any wind-mitigation form, the elevation certificate and any FEMA letter, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the Sunbiz printout and the permit history for your address. A one-page sheet compares your home with the one recent sale.
Professional photography, a floor plan and a description that names the home’s size, floor level and orientation, plus honest statements about the water, the dock and the flood zone. The county’s parcel layer tags all three homes as bay front and flags a pool and a boat dock, and we describe those only as far as we can confirm them at your home. We do not overstate: if a home is in Zone AE, the listing says the elevation certificate is available, not that flood risk is low.
The listing runs on the Southwest Florida MLS, on our own sites and Domain Realty Group’s, and beside our Snook Harbor at Bonita Beach community guide, so a buyer who researches the building finds your home in context. Our Bonita Springs seller’s guide covers the city-wide steps.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you 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 Snook Harbor 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 corporate status, insurance quotes and the appraisal, because a three-home condominium gives the 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)
The county file shows one sale in 60 months, so a buyer’s agent will lean on the age of your home’s own last sale, and we tell you before the first showing how much movement your evidence supports.
We answer an offer with the comparable that supports our number, 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 comparables, and we give the appraiser the sale history of your own home and the strip’s bay-side sales before the appraisal, not after.
A buyer choosing between Snook Harbor and Palm Bay Estates is choosing between three larger, newer homes at $1,950,000 on the one recent sale, and eight smaller, older homes at $525,000 and $640,000, in two small bay-side associations on Hickory Blvd. Both are in FEMA Zone AE at 11 feet. Neither has a deep sales record.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales and Florida Division of Corporations, index built and queried 1 Oct 2026)
Palm Bay Estates is the bay-side condominium at 26773 Hickory Blvd, not the city of Palm Bay on Florida’s east coast, and it is the closest comparable to Snook Harbor on scale and position. If you own there instead, read our Palm Bay Estates seller’s guide. The last column says what each difference means for your Snook Harbor listing.
What a buyer weighs | Snook Harbor | Palm Bay Estates | What it means for your Snook Harbor listing |
|---|---|---|---|
Homes | 3 attached homes | 8 homes in four two-home buildings | Snook Harbor offers the smallest scale on the strip |
Built | 2001 per the county roll | 1985 per the county roll | A newer building, which insurers notice |
Heated area | 2,056 to 2,182 sq ft | 1,150 to 1,444 sq ft | Larger homes, so a different buyer |
FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
Bare ground, USGS | 5.46 to 5.60 ft | 2.61 to 3.59 ft | Higher ground at Snook Harbor |
Sunbiz status, 1 October 2026 | Inactive after an administrative dissolution filed 25 September 2026 | Active, latest annual report 27 April 2026 | Palm Bay Estates has the cleaner corporate record |
Management named in public records | None; the association is its own managing entity | Gulf Coast Realty and Property Management | Palm Bay Estates names a manager |
Qualified sales, last 60 months | 1: $1,950,000 on 27 January 2025 | 2: $640,000 and $525,000 | Neither has a deep record |
Median in that window | The single sale, $1,950,000 | $582,500, the median of these 2 sales | Compare directionally only |
County file, all recorded history | 6 qualified sales since 2001 | 19 qualified sales since 1986 | Neither is a trend line |
Snook Harbor wins for a buyer who wants a larger, newer bay-side home in an association of three, on higher ground than most of the strip, and who can do the document work this page describes. Palm Bay Estates wins for a buyer who wants a lower entry price, a current corporate record and a named manager. Each window holds fewer than 10 sales, so we compare prices as directions and never as a ranking, and we do not price a Snook Harbor home off Palm Bay Estates sales, because size, age and ground differ. Our Snook Harbor guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.
Selling a Snook Harbor at Bonita Beach condo costs roughly 3.9 to 6.4 percent of the price at $1,950,000 and 4.1 to 6.6 percent at $895,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $76,399 to $125,149 and $37,102 to $59,477, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)
The figures are estimates, not a settlement statement. Commission is negotiable and not set by law, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, and you can replace either with your own number. Both prices are real Snook Harbor sales: $1,950,000 is the January 2025 price and $895,000 is the same home’s November 2012 price. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million, and in Lee County the seller customarily pays both, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill and the closing date are not known, 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 | $1,950,000 | January 2025 recorded price |
Listing commission, 2.75% | -$53,625 | 2.75% of $1,950,000 |
Buyer-agent compensation, 2.5%, if offered | -$48,750 | 2.5% of $1,950,000 |
Deed documentary stamp tax | -$13,650 | 19,500 units of $100 at $0.70 |
Owner’s title policy | -$7,450 | $575 plus $4,500 plus $2,375 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Snook Harbor estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$125,149 | 6.42% of price |
Estimated net before payoff, with buyer-agent compensation | $1,824,851 | $1,950,000 minus $125,149 |
Estimated total costs, without buyer-agent compensation | -$76,399 | 3.92% of price |
Estimated net before payoff, without buyer-agent compensation | $1,873,601 | $1,950,000 minus $76,399 |
The same assumptions apply, at the price the same home recorded in November 2012.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $895,000 | November 2012 recorded price |
Listing commission, 2.75% | -$24,613 | 2.75% of $895,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$22,375 | 2.5% of $895,000 |
Deed documentary stamp tax | -$6,265 | 8,950 units of $100 at $0.70 |
Owner’s title policy | -$4,550 | $575 plus ($895,000 minus $100,000) at $5.00 per $1,000, or $3,975 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Snook Harbor estoppel certificate | -$299 | Statutory cap, current adjusted |
Estimated total costs, with buyer-agent compensation | -$59,477 | 6.65% of price |
Estimated net before payoff, with buyer-agent compensation | $835,523 | $895,000 minus $59,477 |
Estimated total costs, without buyer-agent compensation | -$37,102 | 4.15% of price |
Estimated net before payoff, without buyer-agent compensation | $857,898 | $895,000 minus $37,102 |
A mortgage payoff, any association assessment owed, an unpaid special assessment, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate or survey you commission, and the cost of reinstating the association if it has not been done. A home with a pool or dock may also draw a repair request that the sheet does not carry.
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Snook Harbor sellers should ask the question. The only home with two qualified sales a long way apart rose from $895,000 to $1,950,000, a difference of $1,055,000, which is above the $500,000 joint exclusion, while the 2,056-square-foot home’s recorded prices fell 4.1 percent from its first sale to its last. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.
The exclusion is for a main home, and a second home or a rental does not qualify the same way. Depreciation you took or could have taken on a rental is taxed when you sell. If you claimed the exclusion on another home within the last two years, you may not claim it again. A seller who is a foreign person faces withholding under the Foreign Investment in Real Property Tax Act, and the IRS’s FIRPTA page sets the rate and the reduced-rate exceptions, so tell us before listing. We are real estate agents, not tax advisers, and this section is general information; 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 need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Snook Harbor has features that change the comparison: a thin sales record and an association that shows as inactive. A buyer who pays cash still wants the corporate record, the flood file and the insurance answers.
Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
Full listing | Highest, tested by the market | Not published for Snook Harbor | Commission, stamp tax, title and prorations | A price that ignores the age of your own 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, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free Snook Harbor valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own home and its nearest like sale, adjusted for size, floor, condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the fee stack your buyer inherits, a net sheet at the price the record supports and the answer to the corporate-status question.
Get your free Snook Harbor at 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 Snook Harbor.
Jesse McGreevy is a top-reviewed Snook Harbor listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
These are the questions Snook Harbor owners ask us most often before they list, answered from the Lee County sale record, the state’s corporate and condominium records and Florida law. The building background is in our Snook Harbor guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and its nearest like sale, put the association’s Sunbiz status in order, 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 first.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 6 qualified Snook Harbor sales since 2001, and one of us negotiates every offer.
The county file gives the range, $700,000 to $1,950,000 across six sales over 23 years, with one in the last five years at $1,950,000 for 2,182 square feet. Your value depends on size, floor, condition and documents, so request a free valuation.
$1,950,000 on 27 January 2025 for 2,182 square feet, or $893.68 per heated square foot. Before it came $895,000 in November 2012, $700,000 in March 2012, $825,000 in May 2009, $884,000 in April 2004 and $730,000 in October 2001.
No window of 12, 24, 36 or 60 months holds ten qualified sales, and a median of one sale is just that sale. An all-history median would mix 2001 prices with 2025 prices, so we list every sale instead.
The three homes are 2,056, 2,100 and 2,182 heated square feet, a total of 6,338 and a mean of 2,112.7 per home, according to the county roll. A buyer compares them on floor, condition and documents more than on plan.
About 3.9 to 6.4 percent of the price at $1,950,000, or $76,399 to $125,149, and 4.1 to 6.6 percent at $895,000, or $37,102 to $59,477, before any mortgage payoff. The range depends on commission and buyer-agent compensation.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million. That is $7,450 on $1,950,000 and $4,550 on $895,000, customarily paid by the seller.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, which can no longer be advertised on the MLS since 17 August 2024.
The association must issue it within 10 business days of a request under Section 718.116. The base cap is $250 when nothing is owed, adjusted to the current $299, and it is effective for 30 days by hand or email and 35 by mail.
Under Section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the reserve study or a statement that none exists, and any milestone summary that applies, at the seller’s expense.
Under the statute’s standard contract language, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. Delivering the package with the offer starts the clock early.
They are not published. The only public figure is the state’s annual fee of $12 for three units. The assessment and any capital contribution or transfer fee come from the budget and the estoppel, so we order both before we list.
On 1 October 2026 Sunbiz showed Snook Harbor Condominium Association, Inc. as inactive after an administrative dissolution filed on 25 September 2026, while the state’s condominium division still lists the project as approved. A buyer’s attorney will ask first, so keep the printout in your file.
Section 617.1422 lets a dissolved corporation apply for reinstatement, satisfied by a reinstatement form or a current annual report with all fees owed. Ask the registered agent whether it has been filed, and ask a Florida attorney how it affects your sale.
We cannot say, because we have not confirmed any lender’s rules for Snook Harbor. A lender’s project review looks at standing, budget, reserves and insurance, and an inactive corporation adds a question. A cash buyer avoids that step, but the buyer’s attorney reads the same record.
Yes. FEMA returned Zone AE with a base flood elevation of 11.0 feet at all five points we tested on 1 October 2026, on panel 12071C0651G effective 17 November 2022, and Lee County places the buildings in Evacuation Zone A.
A buyer’s insurer will ask for one, and we found none for any Snook Harbor building. A licensed surveyor prepares it, and having it before you list answers the flood question for every buyer at once.
We do not know. Three excellent-quality USGS marks within 605 meters read 11.3 to 11.7 feet, which implies roughly 5.7 to 6.2 feet above bare ground by our arithmetic, but no Snook Harbor document describes the buildings’ own damage.
Yes. Section 689.302 requires a flood disclosure at or before the contract, stating whether you know of flood damage during ownership, have filed a flood insurance claim or have received assistance for flood damage, including from FEMA.
Probably not. The statute applies to buildings of three or more habitable stories, and every county reading puts the homes at one or two stories. That is our inference, the Florida Building Code’s count controls, and your contract still carries a conspicuous statement about it.
Probably not, because Section 718.112 excludes buildings under three stories and one- to four-family dwellings. The seller’s package still includes the study or a statement that none has been completed, and a buyer may ask about the roof and reserves anyway.
The association’s wind and flood carriers, limits and premiums are not published. A master policy does not cover everything inside a home, so owners typically carry an HO-6 policy. The estoppel lists the association’s insurance contacts.
It can. A buyer’s quote on a Zone AE home may come in high and prompt a price request. Your elevation certificate, roof and window dates and wind-mitigation form answer it, and we cannot measure the effect on price without sales data.
The association has published no leasing rules we could find, so read the declaration. On top of that, Section 509.242 requires a state license for rentals under 30 days more than three times a year, Lee County levies a 5 percent tourist tax and the City runs a rental permit program.
Snook Harbor’s pet rules are not published, so we cannot state a weight, count or breed limit. Assistance animals are protected separately under federal fair housing law. Ask for the pet section of the rules with the document package.
We found no approval clause because the declaration and rules are not posted. The estoppel must say whether the board approves a transfer or holds a right of first refusal, so read that line before you list.
The record cannot say: six qualified sales fell in six different months, and none was recorded in July, August or September. We would list in the fall so the home is live and documented when winter buyers arrive, and that is judgment, not a statistic.
We have no Southwest Florida MLS days-on-market figure for Snook Harbor, so we do not promise one. After a contract come the inspection period, the insurer and lender reviews and the estoppel, and we set review dates at three and eight weeks.
Sell by owner only if you already have a buyer and know your disclosure duties under Sections 718.503 and 689.302. Take a cash offer only when the home needs work an insurer would not accept or you must close fast, and compare it with a net sheet.
Possibly not. Under Section 121, as the IRS explains in Topic 701, you can exclude up to $250,000 of gain, or $500,000 if married filing jointly, on a main home you owned and used for 2 of the 5 years before the sale. A second home or rental does not qualify the same way.
We start from your own home’s record and heated size, adjust from the nearest like sale, and use the strip’s bay-side sales, the roll’s just value and the documents as context. We say plainly which evidence is thin, and we do not average sales across 23 years.
Snook Harbor has three larger, newer homes, higher ground and one recent sale at $1,950,000. Palm Bay Estates has eight smaller, older homes, a current Sunbiz record, a named manager and two recent sales at $525,000 and $640,000. Both are in Zone AE at 11 feet.
No. This page is about the Snook Harbor condominium at 25851 Hickory Blvd on Little Hickory Island, the only Snook Harbor condominium on Lee County’s file. Other companies in Florida’s registry share the words Snook Harbor or Snook Harbour.
Property tax is prorated at closing, and Section 689.261 requires a summary warning the buyer not to rely on your current taxes, because a change of ownership can reset an assessment. We show the formula and no dollar figure, because we do not have your bill.
Request one on our valuation page or jump to the valuation section of this page. Call Jesse direct at (239) 898-6072 and we will send a value built from your own home’s record, with a net sheet at the price it supports, and no obligation to list.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a corporate filing must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a home priced off the largest sale instead of its own size, a document package handed over after the contract so the cancellation right stayed open, a flood answer given from a map instead of an elevation certificate, and a corporate 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 surprises reach the inspection period.
Our Bonita Beach community page covers the strip’s beaches, access points and condominium buildings, and the nearby guides for Seascape, Bay Harbor Club and Sea Isles 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 Snook Harbor condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and document package the day you list, and answers the buyer’s corporate, flood and insurance questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Snook Harbor at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Snook Harbor, Palm Bay Estates, Bay Harbor Club, Seascape, or Sea Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Snook Harbor sold record, last 60 months: 1 qualified sale, $1,950,000 on 27 January 2025, and 6 qualified sales in all, from $700,000 to $1,950,000, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 1 Snook Harbor closing in the 60 months to that date, at $1,950,000 on January 27, 2025, and none in the last 12 months. The two sources count sales differently. Few Snook Harbor homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Snook Harbor at Bonita Beach home valuation and we will send a value built from your own home’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Snook Harbor 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 Snook Harbor, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the Snook Harbor corporate record, the state’s condominium record, the FEMA flood map at the building points, the USGS Hurricane Ian marks and every qualified Snook Harbor sale on the Lee County record.
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 Snook Harbor condo? Get a free Snook Harbor 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 Snook Harbor.
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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 Snook Harbor seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, so you and the buyer read the same text, and none comes from a listing site or a brokerage.
Document | Issued by | Date | Why a Snook Harbor seller needs it | Link |
|---|---|---|---|---|
Sunbiz annual report, Snook Harbor Condominium Association, Inc. | Florida Division of Corporations | Filed 25 February 2025 | The registered agent, mailing address and three officer and director positions on file | |
Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation a buyer’s renovation plan meets | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit and coinsurance a flood quote is measured against | |
Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package, the 7-day cancellation language and the milestone statement | |
Florida Statute 718.116, Assessments and Estoppel | Florida Legislature | Current statute | What the association’s estoppel must state and what it may cost | |
Florida Statute 689.302, Flood Disclosure | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract | |
Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
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; Snook Harbor county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Snook Harbor condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.