We price your Solenzara condo from its own recorded sales, and line up the estoppel, the dock papers and the flood answers before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to the Solenzara at Bonita Beach condominium, twelve bay-side, four-bedroom homes in four three-home buildings at 25911, 25921, 25941 and 25961 Hickory Blvd, described in full in our Solenzara at Bonita Beach guide. If you own one of the twelve, this page gives you the one recorded sale of the last five years, the full sale history behind it, 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.
Solenzara is one of the newest condominiums on the Bonita Beach strip of Bonita Springs, where most buildings are concrete towers from the 1970s and 1980s with dozens or hundreds of homes. Lee County dates these homes to 2003 through 2006, and the county roll gives each of them between 3,901 and 3,962 heated square feet. This is not Solenzara, the town on Corsica, and it is the only Solenzara condominium on Lee County’s file; the only other Solenzara in Florida’s corporate registry is the separate boat dock association that serves the same property.
The Lee County Property Appraiser’s file holds 21 qualified Solenzara sales from January 2004 to April 2026, and only one of them falls in the last 60 months: $1,500,000 on 30 April 2026 for a 3,947-square-foot home in the 25941 Hickory Blvd building, or $380.04 per heated square foot. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists the sales and publishes no median. For a home this large, in a building this small, that single sale is the first fact an appraiser, a lender and a buyer’s agent will reach for, and it is the one you should understand best before you list.
To sell a Solenzara at Bonita Beach condo in 2026, price from the home’s own history and the one recent sale, resolve what the records leave open, assemble the Section 718.503 document package and an estoppel certificate, and prepare answers on docks, flood and insurance. With one sale in five years, documents move a sale as much as price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because a twelve-home condominium offers no depth of comparable sales. A buyer’s appraiser will see $1,500,000 in April 2026, $1,945,000 in May 2021 and $1,375,000 in March 2020, three sales in three very different markets, and will ask what makes your home like or unlike each. A seller who walks in with the building’s budget, the post-storm repair record, the recorded slip assignment where there is one, and a flood answer based on an elevation certificate gives that appraiser, and the lender behind the buyer, less to doubt.
The sections below follow the sale in order: the market and the record, how we price, what moves value in this particular building, the fees, insurance and disclosure duties a buyer will test, the comparison with Bay Harbor Club, and the net sheets. If you want a number first, start with a free Solenzara at Bonita Beach valuation or Call Jesse direct at (239) 898-6072.
These are the seven facts about selling a Solenzara at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it. Where a figure comes from the Southwest Florida MLS, which we could not pull, the page says so and shows no estimate.
This seller’s guide to the Solenzara at Bonita Beach condominium runs from the recorded market and the sale-by-sale record to dock rights, fees, insurance and disclosure duties, a comparison with Bay Harbor Club, two net sheets and the questions Solenzara owners ask us most. Each link below jumps to its section.
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. Owners hire us because we read the county record, state filings and flood data 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 Solenzara condo, or thinking, “I need a listing agent who can handle a twelve-home building with one sale in five years,” 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 Solenzara. 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 13 Solenzara sales in the county record since 2009, the years for which the record is complete, and the eight earlier sales the county file also holds. We also read the appraiser’s page for each of the twelve homes, all 44 recorded transfers on those pages, both associations’ Sunbiz filings and articles, the state’s condominium record, FEMA’s flood layer at the four building footprints and the Hurricane Ian high-water marks near the block.
Our own Solenzara closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Solenzara sale, and this page never implies one. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we would run your sale. If you own at Bay Harbor Club or Beachwood on the Bay instead, the same method applies to your building.
The Solenzara condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 21 qualified sales from January 2004 to April 2026, only one of them in the last 60 months, $1,500,000 on 30 April 2026, and the Southwest Florida MLS was not pulled for this page.
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, never a claim that it holds every sale ever made. We widened the window step by step, as we do for every place, and stopped at 60 months because no window can hold ten sales when twelve homes have recorded one in five years. Our Solenzara 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 itself, 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) | 1 | $1,500,000 (the single sale) | $380.04 (one sale) |
| 24 months (since October 2024) | 1 | $1,500,000 (the single sale) | $380.04 (one sale) |
| 36 months (since October 2023) | 1 | $1,500,000 (the single sale) | $380.04 (one sale) |
| 60 months (since October 2021) | 1 | $1,500,000 (the single sale) | $380.04 (one sale) |
| All recorded history, since January 2004 | 21 | Not published as a price signal; every sale is listed below | Not published |
The newest sale, 30 April 2026, was 154 days old on 1 October 2026, and the one before it closed 1,802 days earlier, on 24 May 2021. That gap reflects how rarely twelve owners sell, not how long a listing takes.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We do not estimate them from the county record, because the two sources measure different things and, with twelve homes, an estimate would be false precision. If you want the MLS read on comparable homes nearby today, request a free Solenzara at Bonita Beach valuation or Call Jesse direct at (239) 898-6072.
One of the twelve homes carries ZIP code 34135 on the county roll while the other eleven carry 34134. The 30 April 2026 sale is that home, in the 25941 Hickory Blvd building, so a search filtered to 34134 shows no sale since May 2021. Any search or value tool that filters to 34134 will miss it. We make sure a buyer’s appraiser has the April 2026 sale, because it is the only recent sale there is.
Solenzara condos sold for $840,000 to $1,945,000 across the 13 qualified sales since 2009, and for $1,793,200 to $2,699,000 in the nine first sales of 2003 to 2005. The only sale in the last 60 months was $1,500,000 on 30 April 2026, so that is the one sale we list for the window.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Our method is to lead with the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales, and to list every sale when none does. In the 60 months from October 2021 through September 2026 the county record holds one, so we list it and state no median.
| Recorded | Building | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|
| 30 April 2026 | 25941 Hickory Blvd | 3,947 | $1,500,000 | $380.04 |
The same home last sold on 29 November 2005 for $1,850,000, so the April 2026 price is $350,000 lower, or 18.9 percent, than its 2005 price. The county roll’s 2026 just value for that home is $1,405,417, and the sale price was about 6.7 percent above it.
The county file holds 21 qualified sales from January 2004 to April 2026, and the appraiser’s own parcel page adds a 22nd, the first sale of one home on 20 October 2003 at $2,699,000, because the roll keeps only each home’s last four transfers and the state’s sale files begin in 2009. This is a history, not a price signal: it mixes the developer’s first sales of 2003 to 2005 with resales through three market cycles, so we give no all-history median. The eight repeat-sale pairs below show every home that sold twice. Three homes show no qualified sale before 2009, and we do not know whether the developer held them or conveyed them in a transfer the county did not count as arm’s length.
The nine first recorded sales, from October 2003 through November 2005, range from $1,793,200 to $2,699,000, or $452.60 to $691.87 per heated square foot. The 13 qualified sales from 2009 through 2026 range from $840,000 to $1,945,000, or $212.01 to $492.78 per heated square foot. The highest price in the whole record is still the first one, $2,699,000 in October 2003, and no Solenzara home has yet resold, in a qualified sale, for more than its own first recorded price.
Seven of the eight Solenzara homes that have sold more than once last sold for less than their first recorded price, and one gained. The gain was $920,000, or 89.8 percent, on a home bought in November 2011 at $1,025,000 and sold in May 2021 at $1,945,000. The seven losses run from 18.9 to 47.8 percent.
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 size drops out, but the county file does not record renovation, storm repair, a dock lift or a change of finish. Eight homes have more than one qualified sale and four have one. The pairs run from each home’s first qualified sale to its latest, and for a seller the lesson is that purchase date explains most of the result: seven pairs begin at the top of the mid-2000s market and end lower, and the eighth begins near the 2011 trough.
| Building and size | First qualified sale | Latest qualified sale | Change | Percent | Hold |
|---|---|---|---|---|---|
| 25911, 3,947 sq ft | $2,376,300 (June 2004) | $1,400,000 (April 2014) | Minus $976,300 | Minus 41.1% | 3,585 days, about 9.82 years |
| 25921, 3,901 sq ft | $2,699,000 (October 2003) | $1,410,000 (March 2019) | Minus $1,289,000 | Minus 47.8% | 5,630 days, about 15.41 years |
| 25941, 3,962 sq ft | $1,793,200 (January 2004) | $1,140,000 (September 2015) | Minus $653,200 | Minus 36.4% | 4,268 days, about 11.69 years |
| 25941, 3,947 sq ft | $1,850,000 (November 2005) | $1,500,000 (April 2026) | Minus $350,000 | Minus 18.9% | 7,457 days, about 20.42 years |
| 25941, 3,947 sq ft | $1,025,000 (November 2011) | $1,945,000 (May 2021) | Plus $920,000 | Plus 89.8% | 3,465 days, about 9.49 years |
| 25961, 3,962 sq ft | $2,400,000 (November 2005) | $1,795,000 (June 2014) | Minus $605,000 | Minus 25.2% | 3,125 days, about 8.56 years |
| 25961, 3,947 sq ft | $2,434,000 (September 2005) | $1,525,000 (March 2018) | Minus $909,000 | Minus 37.3% | 4,560 days, about 12.48 years |
| 25961, 3,947 sq ft | $2,600,000 (May 2005) | $1,375,000 (March 2020) | Minus $1,225,000 | Minus 47.1% | 5,434 days, about 14.88 years |
Two of the homes sold three times, and their middle sales show how violent the 2009 to 2011 trough was. The 3,962-square-foot home in the 25941 building went from $1,793,200 in January 2004 to $840,000 in May 2009, down 53.2 percent, and then to $1,140,000 in September 2015, up 35.7 percent from the bottom. The 3,947-square-foot home in the 25911 building went from $2,376,300 in June 2004 to $1,550,000 in October 2011, down 34.8 percent, and to $1,400,000 in April 2014, down another 9.7 percent.
The one recent Solenzara sale to walk through is the 30 April 2026 sale of a 3,947-square-foot home in the 25941 Hickory Blvd building for $1,500,000, which followed a $1,850,000 sale in November 2005. It shows what two decades of ownership produced on the record, and what a seller should subtract before calling a sale a gain or a loss.
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. The record gives dates, prices, size and bedrooms, and nothing about condition, financing, commission or credits. It is a public-record sale, not ours. A 3,947-square-foot home in the same building sold for $1,945,000 in May 2021, so the April 2026 price is $445,000, or 22.9 percent, lower, but they are different homes in different markets and we draw no trend.
The home sold for $1,850,000 on 29 November 2005, or $468.71 per heated square foot, and for $1,500,000 on 30 April 2026, or $380.04. That is $350,000 less, 18.9 percent, over 7,457 days, about 20.42 years, and the price per square foot fell by about 18.9 percent. The county roll’s 2026 just value for the same home is $1,405,417, and the April 2026 price was about 6.7 percent above that value. The Property Appraiser’s value is not a market value, but with one recent sale it is a useful second reading.
We do not know what this seller paid in commission, whether buyer-agent compensation was offered, or what was spent on the home over twenty years. At the rates in our cost section, the sale carries an estimated $59,749 in costs without buyer-agent compensation (3.98 percent) and $97,249 with a 2.5 percent buyer-agent share (6.48 percent), leaving $1,440,251 or $1,402,751 before any mortgage payoff. Net sheet A below shows every line. This sale is a public record and not ours, and we claim no Solenzara closing.
We price a Solenzara condo in four steps: your own home’s history, the one recent sale and its older neighbors, the adjustments the record cannot see, and a cross-check against the county’s value and the strip’s few large sales. Because the homes are within 61 square feet of each other, we adjust for position, condition and slips.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
We pull every recorded transfer on your home from the appraiser’s page, separate the qualified sales from the corrective deeds, and read the permit list and the value history. We show you where your home sits in the eight-pair table and which transfers a buyer’s appraiser will set aside.
The newest sale, $1,500,000 in April 2026, is the first reference. The three before it, $1,945,000 in May 2021, $1,375,000 in March 2020 and $1,410,000 in March 2019, are context from other markets, and the earliest is more than seven years old. We let a range, not a single comparable, carry the price.
The county file does not hold condition, finish, view, a slip, a lift, the age of the elevator and pool equipment, or the repair scope after Ian. Those are the adjustments we make in your home, with photographs and the permit record.
For tax year 2026 the twelve just values run from $1,405,417 to $2,015,460, they add to $20,723,312, and the middle of the twelve is $1,729,620.50, the average of the sixth and seventh values. The recent sale sat 6.7 percent above its own value. We also look at the strip’s few large sales, covered in the comparison below, which sold far above Solenzara’s $380.04 per square foot.
The factors that move a Solenzara condo’s value are the building’s water position as the appraiser classes it, whether the home is an end or interior residence, a boat slip and lift, the post-Ian repair record and the age of the systems. Size does not, because eight homes are exactly 3,947 square feet and the other four are within 61.
Data updated: October 2026 (Lee County Property Appraiser parcel pages and recorded sales, index built 1 Oct 2026)
The appraiser gives the six homes in the 25921 and 25941 buildings a land description of Bay Front and the six homes in the 25911 and 25961 buildings a non-waterfront description such as interior. On the county’s map the 25921 and 25941 buildings are the two farther from Hickory Blvd. Of the five sales since 2018, the two in interior-class buildings, $1,525,000 in 2018 and $1,375,000 in 2020, bracket the bay-front-class sale of $1,410,000 in 2019, so the record cannot show a position premium. We compare your home’s actual view and water position with the label, because the label is a tax classification and a buyer pays for what they see.
The appraiser calls the first and third residences in each building corner or end homes and the second an interior home, so Solenzara has eight end homes and four interior homes. End homes have an additional exposure. The record is too thin to put a number on the difference, and we show buyers the difference in person.
The appraiser’s complex record lists a dock and mooring slips among the amenities, and four homes carry a building feature called a condominium dock basin and a land feature recorded as a boat lift, added in 2009, 2011, 2012 and 2016. A documented slip can add value to a buyer with a boat, and it can add risk if the paperwork is missing, because slips pass by a recorded assignment of use rights and need the dock association’s approval. We cover that transaction in its own section below.
Every home is recorded with a residential elevator, a pool area, an outdoor kitchen and an under-building garage, and a buyer’s inspector will test them first. Every home was carried at $408,117 on the county’s January 2023 roll, and permits for repair work run from 2023 to 2026, so a seller who can show service records and closed permits turns age into documentation.
Solenzara Condominium Association, Inc. is active at the Florida Division of Corporations, its latest annual report is dated 6 May 2026, and the state’s condominium division lists the 12-unit project as approved and recorded, with its annual fee paid for every billing year from 2022 to 2026. A buyer’s attorney will read it, so read it first.
Data updated: October 2026 (Florida Division of Corporations and Division of Florida Condominiums records, read 1 Oct 2026)
The corporate record for document N03000004697 shows a Florida not-for-profit corporation, filed 4 June 2003, with the status active. Its last recorded event is the cancellation of an administrative dissolution filed 19 November 2004, a lapse that was cured, and it lists an annual report in every year since, the latest on 6 May 2026. The principal and mailing address is in care of Gulf Breeze Management Services, Inc. in Bonita Springs. We do not name individuals on this page, and the record shows five officer and director positions.
The state’s condominium public records list the project under number PR1P026308 as Solenzara, a Condo, in Lee County, with 12 units, recorded 10 June 2003, a status of approved and a secondary status of recorded. Under Florida Statute 718.501 an association pays the state $4 per unit each year, which for twelve units is $48, and the state’s payment history shows $48 billed and $48 paid in each billing year from 2022 through 2026, with nothing pending.
Three public records agree. The Sunbiz record gives the association’s address in care of Gulf Breeze Management Services, Inc., the state’s condominium record names the same firm as the managing entity’s contact, and the Property Appraiser’s page for the common-element parcel shows the association in care of the same company. A registered address is not proof of who answers the phone today, and the estoppel certificate names the manager who issues it, so the current answer is on the first document your buyer sees. We found no association website, which says nothing about compliance, because Florida Statute 718.111 requires one only for associations of 25 or more units. One more quirk: the state’s record gives the project’s address as 25921 to 25965 Hickory Blvd, which omits the 25911 building and ends at a number on no Solenzara parcel, so tell your closing agent early if an estoppel or title commitment shows 25965.
Solenzara Boat Dock Association, Inc. is a separate Florida not-for-profit corporation, filed 25 August 2004 and active, and its articles say it keeps one membership for each boat slip and that a slip changes hands by a recorded assignment of use rights. If your home has a slip, the slip is a second transaction inside the sale.
Data updated: October 2026 (Florida Division of Corporations records and the appraiser’s parcel pages, read 1 Oct 2026)
The condominium association operates the four buildings, the common elements and the budget that all twelve owners pay into. The dock association operates the docks. Its articles of incorporation say its purpose is “to provide an entity for the operation of Solenzara Boat Docks, located in Lee County, Florida adjacent to that certain condominium development in Lee County, Florida, known as Solenzara, a condominium.” The articles refer to a separate recorded Declaration of Covenants, Conditions and Restrictions of Solenzara Boat Docks, which we did not read. The Sunbiz record for the dock association shows the same management address, a reinstatement filed 24 April 2020 after a lapse, and a latest annual report on 6 May 2026. It is active today.
Three sentences carry most of the weight. “There shall be one Membership in the Association for each Boat Slip now located or constructed in the Solenzara Boat Docks.” “Change of membership shall be established by recording in the Public Records of Lee County, Florida, an Assignment of Use Rights and by the delivery to the Association of a copy of such instrument.” And among the association’s powers: “To approve or disapprove the transfer of use rights in the Boat Slips as provided by the Declaration.” Read together, they describe slips held as use rights, one membership per slip, transferred by a recorded assignment and subject to the dock association’s approval. What the articles do not say is how many slips exist, who may hold one, whether a slip must stay with a Solenzara home, or what a slip costs to carry. Those answers are in the dock declaration.
A seller who can hand a buyer the recorded assignment, the dock budget and the approval path has turned the least documented part of a Solenzara sale into a selling point. A buyer who cannot get them will price the home as if the slip were not included.
Solenzara’s current assessment is not published, so we give no dollar figure. What is documented is the list of costs the 2003 articles assign to the condominium association: common-element upkeep, one insurance policy on the condominium property, a share of the entrance roadway, stormwater works and utilities not billed to owners directly. Dock costs sit in a second association.
Data updated: October 2026 (Solenzara Condominium Association articles of incorporation, filed June 2003; state condominium fee record, read 1 Oct 2026)
The condominium association’s articles define common expenses to include the “operation, maintenance, repair or replacement of the Common Elements”, the “cost of fire and extended coverage insurance on the Condominium Property”, and “the expenses allocated to the Association for maintenance of the ingress/egress roadway”, plus anything else the board designates. They direct the board to maintain “the storm water management as permitted by the South Florida Water Management District” and to acquire “one insurance policy to insure the Condominium Property and to allocate the premiums therefor in a fair and equitable manner”. That is the documented shape of the bundle as of 2003, not the current budget.
Nothing we read states Solenzara’s monthly or quarterly assessment, the share each home pays, the reserve balances, the insurance premium or the deductible. The only dollar figure the public record gives for the association’s own costs is its state fee of $48 a year, $4 for each of twelve units. We do not use fee figures keyed into listing sites. The route to the real number is the budget and the estoppel certificate, and as the seller you will order both.
The association’s master policy insures the condominium property, each owner carries a unit-owner policy, and a buyer’s insurer and lender will ask for the master policy summary, the flood coverage, any special assessment and the reserve picture. Solenzara’s carriers, limits, deductibles and premiums are not published, so we route the answer to the manager’s insurance summary.
Data updated: October 2026 (Florida Office of Insurance Regulation data, Citizens Property Insurance 2026 rate filing, FEMA National Flood Insurance Program summary of coverage, read 1 Oct 2026)
The articles direct the board to buy one insurance policy on the condominium property. An association’s master policy does not cover everything inside a home, an owner’s personal property or a loss assessment charged to the owner, so owners typically carry a condominium unit-owner policy and consider flood coverage for contents and improvements. At Solenzara the private features matter more than usual: the pool, the elevator, the outdoor kitchen and the finishes of a home of about 3,950 square feet are a large insurable interest, and the declaration decides which of them the association insures and which the owner does.
Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage falls short. For a three-home building that formula produces a ceiling of $750,000 per building, and for homes the county values at $1.4 million to $2.0 million each, that ceiling is well below replacement cost. That is our arithmetic from FEMA’s formula and the county’s values, not a statement about Solenzara’s policy. The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, a 25 percent discount on National Flood Insurance Program premiums, on 21 November 2024. Statewide, Florida’s Office of Insurance Regulation data shows the average premium per commercial residential condominium-association policy at $72,570 in June 2022, $147,381 in June 2024 and $135,100 in June 2026, and Citizens’ 2026 rate filing added 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only from 1 July 2026. Averages say nothing about one association, and we do not apply them to Solenzara.
A lender reviewing a small condominium asks for the budget and reserves, the master insurance, any special assessment or litigation, the share of homes that are owner-occupied and the flood zone. Each of twelve homes is 8.3 percent of the project, so the review is close, and a delinquent or unusually leveraged owner is a larger share of the whole than in a hundred-unit building. We confirm early what the lender will ask and put the answers in the listing documents.
A Solenzara seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget and the frequently asked questions document, at the seller’s expense, under Section 718.503. The seller also requests the estoppel certificate, discloses flood history under Section 689.302, and completes the contract statement about milestone inspections and reserve studies.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and the DBPR estoppel fee schedule, read 1 Oct 2026)
Florida Statute 718.503 requires a seller of a resale condominium unit to give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, and the frequently asked questions document. For Solenzara, add the dock association’s documents if a slip is included. We request the package from the manager before we list, so the first buyer to see the home also sees the facts, and the buyer’s cancellation clock starts as early as possible.
Under the statute’s standard contract language, a buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than seven days before signing. Delivering the package before the contract starts that clock early, and a package that arrives late keeps the buyer’s cancellation right open.
An estoppel certificate is the association’s written statement of what a unit owes, and Florida Statute 718.116 requires the association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee schedule. The certificate is where a buyer sees any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. If a slip is part of the sale, ask the dock association for its own written statement.
Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received. For a seller who owned through Hurricane Ian, it is the disclosure a buyer will read most closely.
A contract for a condominium unit 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. The statute provides different forms for an association that is required and for one that is not. Read which form your contract uses and be ready to say why. Our reading of the statutes for Solenzara is in its own section below.
Buyers will ask which flood facts apply to your home: FEMA Zone AE at 11 feet, Lee County Evacuation Zone A, surveyed Hurricane Ian water of 11.3 and 11.7 feet within about 200 meters, and a county value of $408,117 for every home in January 2023. We give them facts and paperwork.
Data updated: October 2026 (FEMA National Flood Hazard Layer, Lee County evacuation layer and USGS Hurricane Ian high-water marks, queried 1 Oct 2026)
On 1 October 2026 we queried FEMA’s National Flood Hazard Layer at the center of each of the four building footprints. Each returned Zone AE, a base flood elevation of 11.0 feet on the NAVD88 datum, and Lee County panel 12071C0651G, effective 17 November 2022. Lee County’s evacuation zone map returned Zone A, the first surge zone, at every point, and the county’s layers place the buildings inside the City of Bonita Springs and inside its coastal high hazard area layer.
| Building | FEMA zone | Base flood elevation | Bare ground (USGS) | Flood elevation minus ground |
|---|---|---|---|---|
| 25911 Hickory Blvd | AE | 11.0 ft | 6.02 ft | 4.98 ft |
| 25921 Hickory Blvd | AE | 11.0 ft | 5.70 ft | 5.30 ft |
| 25941 Hickory Blvd | AE | 11.0 ft | 5.85 ft | 5.15 ft |
| 25961 Hickory Blvd | AE | 11.0 ft | 5.95 ft | 5.05 ft |
The appraiser records the living floors as starting one level above an under-building garage, consistent with a building designed to a flood map but not proof. The proof is the elevation certificate, a surveyor’s record of the lowest floor against the base flood elevation, and we found none for Solenzara. If your home has one, it is the first flood document to hand a buyer.
The U.S. Geological Survey’s high-water mark database for Ian holds a mark of 11.3 feet above the NAVD88 datum inside the building at 25901 Hickory Blvd, immediately north of Solenzara, and a mark of 11.7 feet inside a nearby building, both rated excellent and both within about 200 meters of the Solenzara footprints. Bare ground at Solenzara is 5.70 to 6.02 feet on the same datum, so subtracting gives 11.3 minus 6.02, or 5.28 feet, to 11.7 minus 5.70, or 6.00 feet, of water above the bare ground. That is our arithmetic from neighbors’ marks, not a measurement at the buildings, and it describes the garage level. How far the living floors sat above that water is exactly what an elevation certificate shows. The National Hurricane Center’s report on Ian gives maximum inundation of 8 to 12 feet above ground in Bonita Beach and Bonita Springs.
The Solenzara record cannot name a best month, because it holds 13 qualified sales since 2009 across eight different months 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 and Florida DOR recorded sales since 2009, the years for which the record is complete; index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than twelve homes produce, so we publish the calendar as counts and draw no conclusion from it. Nine of the 13 sales were recorded from February through June, and none in January, July, August or December.
| Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
| January | 0 | July | 0 |
| February | 1 | August | 0 |
| March | 3 | September | 2 |
| April | 2 | October | 1 |
| May | 2 | November | 1 |
| June | 1 | December | 0 |
We have no Southwest Florida MLS days-on-market figure for Solenzara, so we do not promise a timeline. 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. We review the plan with you three weeks and eight weeks after the home goes live.
We market a Solenzara condo by building the paperwork first and the pictures second: the estoppel, the document package, the dock papers, the flood file and the repair record 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 twelve homes and one recent sale, a buyer reads a Solenzara listing more closely than a tower listing, and the first showing has to answer the questions the record raises.
Your home’s size and year built from the county record, any wind-mitigation form and elevation certificate, the budget and financial statement, the estoppel, the insurance summary, the permit history, and, where there is a slip, the recorded assignment and dock papers, with a one-page sheet comparing your home with the 2026, 2021 and 2020 sales.
Professional photography, a floor plan and a description that names the home’s building, orientation and levels, with honest statements about the water, the dock and the flood zone. We describe the elevator, pool and outdoor kitchen only as far as we confirm them in your home, and if the 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 Solenzara at Bonita Beach guide. Lee County Parks said on 1 October 2026 that the lot at Little Hickory Island Park, the nearest beach access, had been closed since 8 September 2026 for construction while pedestrian access remained open, which we tell buyers so a showing holds no surprise. 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 Solenzara 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 dock and slip papers, insurance quotes and the appraisal, because a twelve-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 or on the 2021 price, 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 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, so we give the appraiser the sale history of your own home and the strip’s few large sales before the appraisal, not after.
A buyer choosing between Solenzara and Bay Harbor Club is choosing between twelve large, newer, four-bedroom homes of about 3,950 square feet and a 104-unit, two-tower condominium from 1983 and 1984 whose standard apartment is 1,345 square feet. Both are bay side, both are in FEMA Zone AE at 11 feet, and their sales records could not differ more.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales and parcel roll, index built 1 Oct 2026; Bay Harbor Club window is 24 months, Solenzara window is 24 months)
Bay Harbor Club is the closest comparable to Solenzara by position, about 340 to 410 meters to the southeast on the same side of Hickory Blvd, and it is not the Bay Harbor at Bonita Bay in Estero or any other Bay Harbor in Florida. If you own there instead, read our Bay Harbor Club seller’s guide. The last column says what each difference means for your Solenzara listing.
| What a buyer weighs | Solenzara | Bay Harbor Club | What it means for your Solenzara listing |
|---|---|---|---|
| Homes | 12 homes in four three-home buildings | 104 units in two towers (state record) | Solenzara offers the smallest scale and the fewest neighbors |
| Built | 2003 to 2006 per the county roll | 1983 to 1984 per the county roll | A newer building, which insurers and lenders notice |
| Heated area | 3,901 to 3,962 sq ft, four bedrooms | 1,345 sq ft on 102 unit parcels, 2,718 sq ft on one | A different buyer, looking for house-sized space |
| FEMA zone | AE, 11 ft | AE, 11 ft | Equal; bring your elevation certificate |
| Bare ground, USGS | 5.70 to 6.02 ft | 3.7 to 5.3 ft | Slightly higher ground at Solenzara |
| Boat slips | Use rights through a separate dock association | See the Bay Harbor Club guide | Slip papers are part of your sale |
| County sales, 24 months | 1: $1,500,000 | 12: median $555,000 (mean of $550,000 and $560,000), range $450,000 to $750,000 | Bay Harbor Club has a real recent median; you have one sale |
| Price per heated sq ft, same window | $380.04 (one sale) | $412.64 median | Compare with care: one sale against twelve |
| Milestone and reserve study rules | Three-home buildings appear excluded, our reading | 1983 and 1984 buildings, more than 30 years old | Different questions; a buyer reads both |
Solenzara wins for a buyer who wants four bedrooms and nearly 4,000 square feet on Bonita Beach, a private pool and elevator, a building from this century and only eleven neighbors, and who is comfortable doing the document work this page describes. Bay Harbor Club wins for a buyer who wants a lower entry price, a deeper recent sales record to price against, or an association that spreads each repair across about a hundred owners. Your $1,500,000 sale is exactly double Bay Harbor Club’s highest price in the 24-month window, $750,000, and 2.7 times its median, for a home 2.93 times the size, so on the evidence of one sale the price is not out of line with the space. We never price a Solenzara home off Bay Harbor Club sales, because size, age and ownership differ.
Solenzara has no true twin on the Bonita Beach strip, so its closest benchmarks are the small bay-side associations and the largest Gulf-front homes. Beyond Solenzara itself, only Hickory Shores Condo, Silver Sands of Bonita Beach and Snook Harbor record a price at or above $1,400,000 in the last five years.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; each row names its own window)
The yardstick is each association’s own county window: the first window of 12, 24, 36 or 60 months with ten or more qualified sales, or the full 60-month list where no window reaches ten. The windows differ, so this describes each record and ranks nothing.
| Association | Side | County window | Sales | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|---|---|
| Solenzara | Bay | 60 months, listed | 1 | Not stated (fewer than 10 sales) | $1,500,000 to $1,500,000 | $380.04 (one sale) |
| Bay Harbor Club | Bay | 24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 |
| Sea Isles | Bay | 60 months, listed | 8 | Not stated (fewer than 10 sales) | $395,000 to $833,000 | Not stated |
| Bonita Beach and Tennis Club | Bay (Bonita Beach Rd SW) | 12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| Hickory Shores Condo | Gulf | 60 months, listed | 4 | Not stated (fewer than 10 sales) | $637,000 to $2,000,000 | Not stated |
| Silver Sands of Bonita Beach | Gulf | 60 months, listed | 1 | Not stated (fewer than 10 sales) | $1,400,000 to $1,400,000 | Not stated |
Hickory Shores Condo recorded $2,000,000 for a 1,917-square-foot home in March 2026, or $1,043.30 per square foot, and Silver Sands recorded $1,400,000 for a 1,743-square-foot home in February 2026, or $803.21. Snook Harbor, a three-home bay-side condominium, recorded $1,950,000 for a 2,182-square-foot home in January 2025, or $893.68. All three are smaller than a Solenzara home and sold for far more per square foot than Solenzara’s $380.04, which is the cleanest way to see what Solenzara is: the most interior space on the strip, priced below those three per square foot, with almost no direct comparables. Expect a buyer’s agent to call that a bargain.
Selling a Solenzara condo costs roughly 4.0 to 6.5 percent of the price at $1,500,000 and 3.9 to 6.4 percent at $1,945,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $59,749 to $97,249 and $76,215 to $124,840, 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 Solenzara sales: $1,500,000 is the April 2026 price and $1,945,000 is the May 2021 price of a home in the same building. 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. The estoppel line uses the $299 maximum for a current account.
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 | $1,500,000 | April 2026 recorded price |
| Listing commission, 2.75% | -$41,250 | 2.75% of $1,500,000 |
| Buyer-agent compensation, 2.5%, if offered | -$37,500 | 2.5% of $1,500,000 |
| Deed documentary stamp tax | -$10,500 | 15,000 units of $100 at $0.70 |
| Owner’s title policy | -$6,325 | $575 plus $4,500 plus $1,250 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Solenzara estoppel certificate | -$299 | Statutory maximum, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$97,249 | 6.48% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,402,751 | $1,500,000 minus $97,249 |
| Estimated total costs, without buyer-agent compensation | -$59,749 | 3.98% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,440,251 | $1,500,000 minus $59,749 |
The same assumptions apply, at the price a 3,947-square-foot home in the 25941 building recorded in May 2021.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,945,000 | May 2021 recorded price |
| Listing commission, 2.75% | -$53,488 | 2.75% of $1,945,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$48,625 | 2.5% of $1,945,000 |
| Deed documentary stamp tax | -$13,615 | 19,450 units of $100 at $0.70 |
| Owner’s title policy | -$7,438 | $575 plus $4,500 plus $2,362.50, rounded |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Solenzara estoppel certificate | -$299 | Statutory maximum, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$124,840 | 6.42% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,820,160 | $1,945,000 minus $124,840 |
| Estimated total costs, without buyer-agent compensation | -$76,215 | 3.92% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,868,785 | $1,945,000 minus $76,215 |
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 Solenzara record shows why owners should ask: one home rose $920,000, above the $500,000 joint exclusion, while seven of eight pairs fell. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, so your own number is not the difference between two recorded prices.
The exclusion is for a main home, so a second home or rental does not qualify the same way, depreciation on a rental is taxed on sale, and a foreign seller faces withholding under the IRS’s FIRPTA rules, so tell us before listing. We are real estate agents, not tax advisers; our net sheet gives your adviser the sale-side numbers, and the IRS’s Publication 523 explains basis.
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)
Solenzara has features that change the comparison: a thin sales record, a dock association, and a flood and repair history a cash buyer will price. 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 Solenzara | Commission, stamp tax, title and prorations | A price that ignores the age of your home’s 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, slip approval left unmanaged | A known buyer and a legal review |
You get a free Solenzara 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 building, position, condition, slip, 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, your home’s own transfer history and just-value history, the fees and dock costs your buyer inherits, and a net sheet at the price the record supports.
Get your free Solenzara 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 Solenzara.
Jesse McGreevy is a top-reviewed Solenzara 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. They come from sellers and buyers across Southwest Florida, none from Solenzara, 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
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
These are the questions Solenzara owners ask us most often before they list, answered from county sale records, state filings and Florida law. The building background is in our Solenzara at Bonita Beach guide, and the buyer’s side is on our Solenzara buyer page. Call Jesse direct at (239) 898-6072 for anything specific to your home.
As Top 1% Real Estate Agents Nationally Since 2008, we price from your own home’s recorded history and the April 2026 sale, order the estoppel and the Section 718.503 package, assemble any slip papers and the flood and repair record, then list on the Southwest Florida MLS. Request a free valuation to start.
McGreevy and Comisar lead Domain Realty Group, the number one real estate team in Southwest Florida since 2012, with the Top 1% Real Estate Agents Nationally Since 2008 recognition. We have no Solenzara closing to claim, and we say so. Call Jesse direct at (239) 898-6072.
The newest arm’s-length sale is $1,500,000 on 30 April 2026, and the county’s 2026 just values run from $1,405,417 to $2,015,460. Your home’s value turns on building, position, condition and slip. A free valuation gives you the comparables and the adjustments.
$1,500,000 on 30 April 2026, then $1,945,000 in May 2021 and $1,375,000 in March 2020, all county recorded prices and not MLS closings. The nine first sales of 2003 to 2005 ranged from $1,793,200 to $2,699,000.
Only one qualified sale falls in the last 60 months, and a median of fewer than ten sales is not a market. We list the sales and publish no all-history median, because it would mix 2003 builder prices with 2026 resales.
Twelve, in four buildings of three at 25911, 25921, 25941 and 25961 Hickory Blvd, according to the state’s condominium record, the 2003 articles, the appraiser’s complex record and the county roll.
Eight measure 3,947 heated square feet, three measure 3,962 and one measures 3,901, per the county roll, each with four bedrooms and 4.5 baths on three heated levels above an under-building garage.
No. It is on the bay side of Hickory Blvd, where the odd street numbers run. The nearest public Gulf access, Little Hickory Island Beach Park at 26082 Hickory Blvd, is about 84 to 180 meters away in a straight line, across the road.
Active-listing counts come from the Southwest Florida MLS, which we could not pull for this page, so we show none. With twelve homes and one recorded sale in five years, availability is rare. Ask us for a current search.
About 4.0 to 6.5 percent at $1,500,000, or $59,749 to $97,249, depending on commission and whether you offer buyer-agent compensation. The two net sheets above show every line, including $10,500 of deed stamp tax at that price.
At $1,500,000 the promulgated premium is $6,325, and at $1,945,000 it is $7,438. In Lee County the seller customarily pays it and selects the title agent, and the contract controls both.
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 since 17 August 2024 cannot be advertised on the MLS. Replace either figure with your own.
Up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, per the DBPR’s adjusted figures under Section 718.116. The association must issue it within 10 business days of a written or electronic request.
The declaration, articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions document, at your expense under Florida Statute 718.503. Add the dock declaration, budget and your recorded slip assignment if a slip is included.
Under the statute’s standard contract language, a buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than seven days before signing.
Not published. We found no association website or budget, and we do not use fee figures from listing text. The budget and the estoppel certificate state the current assessment, and an owner with a slip may also pay the dock association.
Only the documents can say. The dock association’s articles describe one membership per slip, transferred by a recorded assignment of use rights and subject to that association’s approval. We confirm the recorded assignment and the transfer terms before we advertise a slip.
FEMA Zone AE with a base flood elevation of 11 feet NAVD88 at all four buildings, on panel 12071C0651G effective 17 November 2022, and Lee County Evacuation Zone A. Bare ground is about 5.7 to 6.0 feet, and the living floors sit above a garage level.
Surveyors recorded water at 11.3 and 11.7 feet within about 200 meters, roughly 5.3 to 6.0 feet above Solenzara’s bare ground by our arithmetic. Whether living floors took water is not in the public record, and your flood disclosure answers it for your home.
Yes. Florida Statute 689.302 requires a seller of residential property to disclose, at or before contract, knowledge of flooding during ownership, any flood insurance claim and any FEMA or other flood assistance received.
The appraiser does not say. The uniform value, 72.1 percent below 2022, came a little over three months after Ian, and we read it as the county’s signal that the homes were impaired. Values were back above 2022 levels by 2024.
Probably not, by our reading: it applies to buildings of three or more habitable stories and excludes three-family dwellings of three or fewer stories, and each building holds three homes. If it applied, the first deadline would fall between 2033 and 2036. The City’s building official decides.
Section 718.112 carries a matching exclusion, so by the same reading a study is probably not required. Your contract still carries a conspicuous statement about it, and a lender may ask for reserve information anyway.
The rule is not published. The 2003 articles say a buyer becomes a member only when the purchase complies with the declaration, and give the association power to exercise any right of first refusal the declaration grants. The estoppel must state both.
The record cannot name a month: nine of 13 sales since 2009 were recorded from February through June, and none in January, July, August or December. We would list in the fall so the home is documented when winter buyers arrive.
Days-on-market figures come from the Southwest Florida MLS, which we could not pull. The county record shows 1,802 days between the last two sales, which reflects how rarely owners sell, not how long a listing takes.
List if the home is marketable and you have time. A cash offer fits a home needing work or a fast close, and the discount can exceed the commission saved. Selling by owner needs a buyer in hand and your own Section 718.503 and 689.302 compliance.
Possibly not: up to $250,000 of gain, or $500,000 for married couples filing jointly, can be excluded on a main home you owned and used for 2 of the last 5 years. Gain is measured from your own basis, so ask your tax adviser.
From that sale, the county’s just values, the home’s own transfer history and the strip’s few large sales, adjusted for building, position, condition and slip. We give you a range and the reasoning, and we update it as buyers respond.
Solenzara has 12 four-bedroom homes of about 3,950 square feet built 2003 to 2006, while Bay Harbor Club has 104 units of 1,345 square feet built 1983 and 1984. Bay Harbor Club recorded 12 sales in 24 months at a $555,000 median, and Solenzara recorded one at $1,500,000.
As a practical matter, yes. The appraiser’s list shows repair permits on ten of the twelve homes since 2023 and building-wide permits on the common parcel, and a buyer’s title agent and lender will ask about any open permit. Check the City’s EnerGov portal first.
It is not required to list, but it answers a buyer’s first flood question. Hand over one if it exists, or a licensed surveyor can order one.
The buyer’s assessment resets at the change of ownership, and the tax bill is prorated at closing by days owned.
Not published. The declaration’s leasing article controls, so ask for it before you advertise any rental use.
Not published. The declaration or the rules set any limit, and the estoppel and document package are where a buyer will find it.
Use our free Solenzara valuation form, or Call Jesse direct at (239) 898-6072, text or call. Give us your building and we will return the recorded sales, the county’s value history, the adjustments and the document gaps.
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.
Our Bonita Beach community page covers the strip’s beaches, access points and condominium buildings, and the guides for Seascape, Bay Harbor Club and Sea Isles show how larger buildings 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 Solenzara 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 dock, 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 Solenzara 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 Solenzara, Bay Harbor Club, Seascape, Sea Isles, or Beachwood on the Bay, 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.
Solenzara sold record, last 60 months: 1 qualified sale, $1,500,000 on 30 April 2026, and 21 qualified sales in the county file since January 2004, from $840,000 to $2,600,000, per Lee County Property Appraiser recorded sales to 1 October 2026. Southwest Florida MLS figures are not shown on this page. Few Solenzara homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Solenzara 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 Solenzara 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 Solenzara, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read both Solenzara association records, the state’s condominium record, the FEMA flood map at the building points, the USGS Hurricane Ian marks and every qualified Solenzara sale on the Lee County record.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Solenzara condo? Get a free Solenzara 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 Solenzara.
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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 associations’ Sunbiz filings, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Southwest Florida MLS figures were not available at publication.
These official documents are the ones a Solenzara 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 Solenzara seller needs it | Link |
|---|---|---|---|---|
| Articles of Incorporation, Solenzara Condominium Association, Inc. | Florida Division of Corporations | Filed 4 June 2003 | Developer, twelve homes, one vote per home, board size, common expenses | View the articles |
| Articles of Incorporation, Solenzara Boat Dock Association, Inc. | Florida Division of Corporations | Filed 25 August 2004 | Purpose, one membership per slip, assignment of use rights | View the dock articles |
| Estoppel certificate fee schedule | Florida DBPR | Current | The adjusted fee amounts under Section 718.116(8) | View the fee schedule |
| 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 | View the coverage summary |
| Florida Statute 718.503, disclosure to buyers | Florida Legislature | Current statute | The document package, the cancellation language and the milestone statement | View the statute |
The associations’ 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 were not available at publication (checked 2026-10-01); Solenzara sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Solenzara condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.