We price your Bridgewater condo from the recorded sales of your own plan and floor and have the association, flood and reserve file ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (pulled October 27, 2026) and Collier County Property Appraiser and Florida Department of Revenue recorded sales
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 Bridgewater, the 47-unit bay-front condominium at 4975 Bonita Beach Road with six numbered floors and a penthouse level, described in full in our Bridgewater guide. It stands on the north shore of Little Hickory Bay in the Bonita Beach area, with a Bonita Springs 34134 mailing address and a Collier County tax bill. It is Bridgewater at Bonita Beach Condominium Association, not the Bridgewater Bay community in Naples, whose condominiums sit on different county records.
If you own one of the 47 condos, this page gives you the eight qualified county sales and the eight Southwest Florida MLS closings of the last 60 months, the plan-by-plan record behind them, the two listings and one pending sale competing with yours today, the flood, insurance and structural-safety questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets at two real recorded prices.
The Southwest Florida MLS shows 8 Bridgewater closings in the 60 months to October 27, 2026, at a $1,145,000 median, from $765,000 to $2,250,000, with a 94.5 percent median sold-to-list ratio and 63 median days on market, both taken over six of the eight closings. The Collier County record agrees on the count: 8 qualified sales in the 60 months to August 17, 2026, and the median of these eight sales is $1,162,500. Only 2 MLS closings fall in the latest 12 months, so a seller here prices against a short, wide record, and this page shows every sale rather than an average.
To sell a Bridgewater condo in 2026, price it from the recorded sales of your own plan and floor, not from the $1,145,000 60-month median, which mixes 1,555 square foot condos with penthouses of 2,232 and 2,807 square feet. Assemble the association papers and the estoppel before the first showing, and expect questions about Zone AE, the reserve study and the building’s finances.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The Bridgewater is five products in one building. The county roll shows 12 condos of 1,964 square feet in the end plan of the numbered floors, 18 condos of 1,657 square feet in the larger interior plan, 12 condos of 1,555 square feet in the smaller interior plan, and five penthouses of 2,017 to 2,807 square feet. In the last 60 months the county recorded the 1,555 square foot plan at $765,000 to $1,200,000, the 1,657 plan at $875,000 and $1,350,000, one 2,232 square foot penthouse at $1,999,000 and one 2,807 square foot penthouse at $2,250,000. No qualified county sale of the 1,964 square foot plan falls inside the 60-month window. A seller who prices from the middle of this building prices almost every condo wrongly. Our Bridgewater valuation page and our buyer’s guide to The Bridgewater show the same record from the other two sides.
These are the nine facts about selling a Bridgewater condo that matter most in October 2026, each drawn from the Southwest Florida MLS, the Collier County record, FEMA, the state’s condominium records and Florida law, with the window and the count beside every figure.
This seller’s guide runs from the recorded market to the pricing method, the fees, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
The Market and the Record: Why List Your Bridgewater Condo With McGreevy and Comisar? · What Is the Bridgewater Condo Market Doing for Sellers Right Now? · What Did Bridgewater Condos Sell For? · Have Bridgewater Owners Sold for More Than They Paid? · A Bridgewater Condo Sale Worked Through · How Do We Price a Bridgewater Condo?
Pricing, Fees and Insurance: What Raises or Lowers the Price of a Bridgewater Condo? · What Fees Will Your Bridgewater Buyer Pay Each Year? · Who Insures a Bridgewater Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Must a Bridgewater Seller Deliver and Disclose Under Florida Law?
Documents, Rules and Timing: What Will Buyers Ask About Flood, Storms and Permits at The Bridgewater? · Which Rules Affect a Bridgewater Condo Sale? · When Is the Best Time to Sell a Bridgewater Condo? · How Do We Market a Bridgewater Condo?
Negotiation and Your Options: How Do We Negotiate a Bridgewater Condo Contract? · The Bridgewater vs Hickory Bay West: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bridgewater Condo? · Do I Pay Capital Gains Tax When I Sell My Bridgewater Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bridgewater Condo Valuation? · What Sellers Say About Working With Us
Answers and Local Expertise: Frequently Asked Questions, The Bridgewater, Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bridgewater 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. Bridgewater owners hire us because we price from the recorded sales of the same plan and floor, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bridgewater condo, or thinking, “I need a listing agent who has read the flood map, the milestone file and every penthouse sale,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a few minutes from Bonita Beach Road. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our ranking of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 8 Bridgewater closings in the Southwest Florida MLS in the 60 months to October 27, 2026, and every one of the 8 qualified sales in the Collier County record for the 60 months to August 17, 2026. We also read each of the 47 parcels on the county roll, the building’s state and corporate filings, the FEMA flood layers at the building and the county’s milestone register. That is why our first questions to an owner are which plan, which floor, which direction the balcony faces and what condition the condo is in.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a 1,555 square foot condo off a $2,250,000 penthouse sale, tell a buyer what the association charges when no public record states it, name an amenity no association document lists, or describe a unit’s dock or slip rights before the declaration has been read.
The Bridgewater condo market in October 2026 is slow and price-sensitive for sellers: 2 MLS closings in the 12 months to October 27, 2026, at $765,000 and $1,165,000, 8 in 60 months at a $1,145,000 median, and two active listings plus one pending sale on October 27, 2026. Two actives against two closings a year is about 12 months of supply.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The Southwest Florida MLS is the first source for how fast and how close to asking a Bridgewater condo sells. The windows below end on October 27, 2026, and each figure carries its count. Days on market and sold-to-list leave out the July 2023 penthouse sale, entered after closing and not marketed through the MLS, and the October 2025 sale recorded at zero days on market, so those two columns are counted over fewer closings than the first column.
| Window | Closings | Median price | Range | Median days on market | Median sold-to-final-list |
|---|---|---|---|---|---|
| 12 months (since Oct 28, 2025) | 2 | $965,000 (mean of $765,000 and $1,165,000) | $765,000 to $1,165,000 | 132 (2 closings) | 94.47% (2 closings) |
| 24 months (since Oct 28, 2024) | 3 | $875,000 | $765,000 to $1,165,000 | 132 (2 of 3) | 94.47% (2 of 3) |
| 36 months (since Oct 28, 2023) | 4 | $1,020,000 (mean of $875,000 and $1,165,000) | $765,000 to $1,200,000 | 94 (3 of 4) | 93.2% (3 of 4) |
| 60 months (since Oct 28, 2021) | 8 | $1,145,000 (mean of $1,125,000 and $1,165,000) | $765,000 to $2,250,000 | 63 (6 of 8) | 94.5% (6 of 8) |
The 60-month median price per square foot of MLS living area is $691; over the 12 months it is $518 and over the 24 months $528. That fall is not proof that every condo lost a quarter of its value. The 60-month window holds the 2022 sales at $1,025,000 to $1,350,000 and the $2,250,000 penthouse, while the last 12 months hold only a $765,000 second-floor 1,555 square foot condo and a $1,165,000 first-floor condo of 2,138 square feet of MLS living area. Read the short windows as the sales themselves, not as a market average.
On October 27, 2026 the MLS showed two Bridgewater condos for sale and one under contract. Days on market is the age of the current listing, not of the building.
| Status | Price | Bedrooms | MLS living area | Days on market |
|---|---|---|---|---|
| Active | $824,900 | 2 | 1,555 sq ft | 3 |
| Active | $1,249,000 | 3 | 1,964 sq ft | 349 |
| Pending with contingencies | $825,000 | 2 | 1,555 sq ft | 171 |
Two active listings against 2 closings in 12 months is about 12 months of supply (2 divided by 2 closings per 12 months). Against the 60-month pace of 8 closings, or about 0.13 a month, the same two listings are about 15 months of supply. Either way, buyers here have time. The two 1,555 square foot listings, one active at $824,900 and one pending at $825,000, sit about $60,000 above the $765,000 county sale of the same plan in February 2026, and the $1,249,000 three-bedroom condo of 1,964 square feet has waited 349 days, close to a year. A Bridgewater seller who lists the same plan in the coming season will be compared with those three prices on the first showing.
The Collier County Property Appraiser and the Florida Department of Revenue record the deed price of every qualified sale. The county windows below end on August 17, 2026, the newest qualified sale in the county file, so they stop before the September 2026 MLS closing.
| Window (to August 17, 2026) | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 2 | $820,000, the median of these two sales (mean of $765,000 and $875,000) | $765,000 to $875,000 |
| 24 months | 3 | $875,000, the median of these three sales | $765,000 to $1,200,000 |
| 36 months | 3 | $875,000, the median of these three sales | $765,000 to $1,200,000 |
| 60 months | 8 | $1,162,500, the median of these eight sales (mean of $1,125,000 and $1,200,000) | $765,000 to $2,250,000 |
No window reaches 10 qualified sales, so the county figures are written as the median of the sales listed, and the next section lists every one. The 24-month and 36-month windows hold the same three sales, because the county recorded no qualified Bridgewater sale between July 11, 2023 and August 23, 2024, a gap of more than a year.
Bridgewater condos sold for $765,000 to $2,250,000 in the 60 months to August 17, 2026, across 8 qualified county sales: four of the 1,555 square foot plan at $765,000 to $1,200,000, two of the 1,657 plan at $875,000 and $1,350,000, and two penthouses, at $1,999,000 and $2,250,000. The table lists every one.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The Collier County Property Appraiser counts a sale when the deed is a qualified arm’s-length transfer of an improved unit. We list floor and plan, never a unit number. The median price per square foot of county base area across the eight sales is $747.59, the mean of $723.47 and $771.70.
| Recorded (deed date) | Price | County base area (sq ft) | Floor | Price per sq ft of county base area |
|---|---|---|---|---|
| February 28, 2022 | $1,999,000 | 2,232 | penthouse | $895.61 |
| April 21, 2022 | $1,025,000 | 1,555 | 6 | $659.16 |
| May 7, 2022 | $1,350,000 | 1,657 | 4 | $814.73 |
| July 13, 2022 | $1,125,000 | 1,555 | 3 | $723.47 |
| July 11, 2023 | $2,250,000 | 2,807 | penthouse | $801.57 |
| August 23, 2024 | $1,200,000 | 1,555 | 6 | $771.70 |
| October 15, 2025 | $875,000 | 1,657 | 5 | $528.06 |
| February 10, 2026 | $765,000 | 1,555 | 2 | $491.96 |
Grouping the table by county base area shows how much of the spread is plan. The groups are tiny, so we print each group’s sales and not a market average.
| Plan (county base area) | Units on the roll | Sales in 60 months | Prices |
|---|---|---|---|
| 1,555 sq ft (smaller interior plan) | 12 | 4 | $765,000, $1,025,000, $1,125,000, $1,200,000 (the median of these four sales is $1,075,000, the mean of $1,025,000 and $1,125,000) |
| 1,657 sq ft (larger interior plan) | 18 | 2 | $875,000 and $1,350,000 |
| 1,964 sq ft (end plan) | 12 | 0 | No qualified county sale in the window |
| 2,232 sq ft penthouse | 2 | 1 | $1,999,000 |
| 2,807 sq ft penthouse | 2 | 1 | $2,250,000 |
| 2,017 sq ft penthouse | 1 | 0 | No qualified county sale in the window |
The 1,964 square foot plan is the gap a seller of that plan has to price around. Its last qualified county sales were on January 19, 2021 at $900,000 and February 11, 2021 at $775,000, both outside the 60-month window. The September 2026 MLS closing at $1,165,000 was a first-floor condo of the 1,964 square foot end plan on the roll, listed at 2,138 square feet of MLS living area. It closed after the county extract, so it is in the MLS table below and not yet in the county table.
The Southwest Florida MLS lists the closings with the final list price and days on market. MLS living area is the area as listed and can differ from the county base area on the same condo, so the two columns are never compared. Closing months are shown, and floors follow the county roll’s numbering.
| Closed | Floor | Bedrooms | MLS living area (sq ft) | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| April 2022 | 6 | 2 | 1,555 | $1,025,000 | $1,025,000 | 100% | 1 |
| May 2022 | 4 | 3 | 1,657 | $1,400,000 | $1,350,000 | 96.43% | 6 |
| July 2022 | 3 | 2 | 1,555 | $1,225,000 | $1,125,000 | 91.84% | 55 |
| July 2023 | penthouse | 3 plus den | 2,807 | $2,250,000 | $2,250,000 | entered after closing | entered after closing |
| August 2024 | 6 | 3 | 1,555 | $1,388,000 | $1,200,000 | 86.46% | 71 |
| October 2025 | 5 | 3 | 1,657 | $899,000 | $875,000 | recorded at zero days | 0 |
| February 2026 | 2 | 2 | 1,555 | $799,000 | $765,000 | 95.74% | 94 |
| September 2026 | 1 | 3 plus den | 2,138 | $1,250,000 | $1,165,000 | 93.2% | 170 |
The February 2022 penthouse sale at $1,999,000 is in the county record but not in the MLS, and the September 2026 MLS closing at $1,165,000 is newer than the county extract; where the two records disagree on a sale, the county records the deed consideration and the MLS records the reported closing price. By bedroom count the MLS shows three two-bedroom, three three-bedroom and two three-bedroom-plus-den closings in the 60 months.
The county file also holds priced deeds the Property Appraiser did not qualify as arm’s-length sales, including $700,000 (March 2022), $1,100,000 (May 2023) and $1,300,000 (January 2024). They are left out of every county figure on this page. If your condo’s last transfer was one of these, ask us how a buyer’s appraiser will treat it, because an appraiser reads the MLS and the deed, not only the county’s qualified list. The county file holds 123 qualified Bridgewater sales since August 1997, and only the last 60 months are used on this page as a price signal.
No Bridgewater condo sold twice inside the 60-month window, so the record holds no recent repeat-sale pair to measure. What it does hold is one condo now under contract after a 2022 sale, and a 29-year county file that shows each plan’s prices across market cycles, a market comparison rather than any one owner’s gain.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
The county table on this page carries no unit numbers, and this page prints none. We matched the eight MLS closings of the last 60 months by their unit address fields, kept out of public view, and each is a different condo. The county’s older sales carry plan and date but not unit, and with 12 to 18 condos sharing each numbered-floor plan we will not guess which older sale belongs to which condo. A seller’s own purchase price and date, from the deed, is the honest starting point.
The pending sale on October 27, 2026 is a third-floor, 1,555 square foot, two-bedroom condo that the MLS shows closing in July 2022 at $1,125,000 after 55 days on the market. It is now pending at $825,000 after 171 days, pending with contingencies. A pending price is not a closed price, and the final figure is not public until the deed records, but a seller can read the direction: the same condo is under contract at $300,000, or about 26.7 percent, below its 2022 price, close to the $765,000 second-floor sale of the same plan in February 2026.
The county file lets us follow one plan, the 1,555 square foot smaller interior plan, from the developer’s first sales to today. Each row is a different set of condos, so the table shows the level of the market for that plan, not anyone’s profit.
| Period | Qualified county sales of the 1,555 plan | Median of these sales | Range |
|---|---|---|---|
| 1997 to 1998 (developer era and first resales) | 12 | $222,500 (mean of $220,000 and $225,000) | $205,000 to $290,000 |
| 2004 to 2005 | 3 | $500,000 | $490,000 to $660,000 |
| 2010 to 2013 | 4 | $387,250 (mean of $375,500 and $399,000) | $360,000 to $417,500 |
| 2021 to 2022 | 2 | $1,075,000 (mean of $1,025,000 and $1,125,000) | $1,025,000 to $1,125,000 |
| 2023 to August 17, 2026 | 2 | $982,500 (mean of $765,000 and $1,200,000) | $765,000 to $1,200,000 |
An owner who bought the plan in the 2010 to 2013 trough, when the county recorded it at $360,000 to $417,500, has seen later sales of the same plan at $765,000 to $1,200,000. An owner who bought in 2022 at $1,025,000 to $1,125,000 has seen the latest sale at $765,000. Your own gain starts from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs.
A Bridgewater sale worked through from the public record is the second-floor, 1,555 square foot, two-bedroom condo that closed on February 10, 2026 at $765,000 after 94 days on the market, against a final list price of $799,000. It is taken from the public record, and set beside the August 2024 sale of the same plan it shows how list price, days and floor moved together.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales; Southwest Florida MLS, pulled October 27, 2026)
The MLS shows a final list price of $799,000 and a closing at $765,000 after 94 days, a sold-to-list ratio of 95.74 percent. The county deed records $765,000 on February 10, 2026, which is $491.96 per square foot of county base area, the lowest of the eight sales in the 60-month window. The buyer negotiated $34,000 off the final list price, and the sale is the newest qualified sale in the county file for the building.
Eighteen months earlier a sixth-floor condo of the same 1,555 square foot plan, recorded with three bedrooms in the MLS, had a final list price of $1,388,000 and closed on August 23, 2024 at $1,200,000 after 71 days, a sold-to-list ratio of 86.46 percent and $771.70 per square foot of county base area. That seller gave up $188,000 from the final list price, the deepest discount in the 60-month record.
For a seller the lesson is practical. Buyers here pay for a condo they can see is finished, documented and priced to the nearest comparable of its own plan and floor, and they leave a list price above the record alone until it comes down. We build the file before the photographs: the permits, the receipts, the association’s papers and the nearest comparables.
We price a Bridgewater condo by starting from the nearest recorded sale of the same plan and floor, adjusting for condition, view, bedroom count and the building’s finances, then testing the number against the two listings and the pending sale a buyer will compare and against what a buyer’s appraiser will see in the MLS and the county file. The median is the last step, not the first.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Start with plan and floor. The 1,555 square foot plan has 12 condos and four county sales in the window; the 1,657 plan has 18 condos and two sales; the 1,964 plan has 12 condos and no qualified county sale in the window, only the September 2026 MLS closing; and each penthouse plan has at most one recent sale. A 1,555 square foot condo has up to four twins, a 1,964 condo has one recent MLS closing and two 2021 county sales, and a penthouse needs a wider search that includes the 2021 penthouse sales at $1,150,000 and $2,200,000 in the county file.
The county deed gives the price the buyer paid, and the MLS gives the final list price, days on market, bedroom count and living area. We use both. The MLS records the September 2026 first-floor closing at 2,138 square feet of living area, while the roll gives that plan 1,964 square feet of county base area, and a buyer’s appraiser sees both numbers.
The county file carries no bedroom or bath count, no renovation record and no view. The MLS carries bedrooms: the same 1,555 square foot base area has closed as a two-bedroom and as a three-bedroom condo. We walk your condo, note what is different from the twin and which way the balcony faces, and adjust from sales, not from a formula.
The $824,900 and $1,249,000 active listings and the $825,000 pending sale are the buyer’s alternatives today. A price above a similar condo that has waited, like the 1,964 square foot listing at 349 days, needs a reason a buyer can see. A price below the last sale of your plan leaves money on the table.
Online estimates treat the building as one product. They do not see the assessment file, the reserve study, the floor, the bedroom count or the difference between a 2,807 square foot penthouse and a 1,555 square foot condo two floors down. They cannot explain why the same plan closed at $1,200,000 in 2024 and $765,000 in 2026. We run the free valuation by hand for that reason.
Plan, floor, bay view, bedroom count, condition and the building’s finances raise or lower the price of a Bridgewater condo, and eight sales show each one unevenly. The 1,555 square foot plan alone has closed at $765,000 and at $1,200,000 in the last 60 months, a spread of $435,000, and the penthouses have closed at $1,999,000 and $2,250,000.
Data updated: October 2026 (Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026; Southwest Florida MLS, pulled October 27, 2026)
In a mid-rise bay building a high floor facing the bay generally sells above a low floor facing the road. The county record does not carry a view, and the eight sales show the floor premium unevenly: the sixth-floor 1,555 square foot condos closed at $1,025,000 and $1,200,000 and the second-floor condo of the same plan at $765,000, but the fifth-floor 1,657 condo closed $475,000 below the fourth-floor sale of that plan. We note the direction each condo faces and what the buyer sees from the balcony before we price.
The roll’s plans run from 1,555 to 1,964 square feet on the numbered floors and 2,017 to 2,807 square feet in the five penthouses, the largest plans on this stretch of Bonita Beach Road. Only five owners hold a penthouse, so a penthouse seller is pricing against at most one or two recent sales and against the 2021 penthouse sales in the county file, at $1,150,000 for a 2,232 square foot penthouse and $2,200,000 for a 2,807 square foot one.
The 1997 building has roofs, windows, elevators, plumbing and electrical systems on or past at least one replacement cycle, per the county’s year built. A finished interior with permits on file sells faster than a dated one. The cost of doing the work before listing rarely returns in full, so we price what a buyer will see against what the work would cost.
A special assessment, an underfunded reserve or a pending repair moves every unit’s value at once. No public record states the assessment or the reserve balance, so we ask you for the budget and the estoppel before we set a price, and we ask the manager what notices have gone out since Hurricane Ian in September 2022.
The building sits on the north shore of Little Hickory Bay. The county parcel layer also draws a separate 1.03-acre parcel at the 4975 Bonita Beach Road address along the east and bay sides of the Bridgewater parcel and into the bay; on the 2026 preliminary roll it is not a condominium parcel and the Bridgewater association does not own it. What that parcel holds and whether any unit carries a dock or slip right were not read for our guide, so a seller should ask the manager and read the declaration before listing. Boat owners who need a slip can look at the Hickory Bay Boat House at 4751 Bonita Beach Road, which says on its association website that it was built in 2006 and has 106 slips; its slips are separate property, not part of The Bridgewater.
Every condo shares the building’s Zone AE flood status, evacuation Zone A, the same schools, the same Collier millage rate and the same milestone inspection cycle. Those shape the master insurance policy and the assessment more than they shape the price difference between two units.
A Bridgewater buyer pays four yearly costs on top of the price: the association assessment, Collier County property tax at 9.3696 mills for 2026 (adopted) in millage area 3, an HO-6 unit-owner policy, and any special assessment the board adopts. The assessment itself is not published in any public record we could read, so the budget and estoppel answer it.
Data updated: October 2026 (Collier County 2026 preliminary roll, exported August 29, 2026, and certified roll; Collier County millage area 3 rates; Southwest Florida MLS, pulled October 27, 2026)
The current Bridgewater assessment is not published in any public record we could read on the publication date: the association has no public website, and the Sunbiz and state condominium records do not carry budgets. The adopted budget and the estoppel certificate under section 718.116 state the regular assessment, any special assessment and whether the account is current, so order both before you list. A buyer will ask for the number in the first conversation, and a listing that cannot answer it loses that buyer to a listing that can.
The median 2026 certified tax bill per Bridgewater unit on the county roll is $6,750.89, from $3,734.24 to $13,987.58, the highest median of the three condominiums on this stretch of Bonita Beach Road. The 2026 adopted rates for millage area 3 sum to 9.3696 mills, about $936.96 a year for each $100,000 of taxable value, and at $1,162,500 of taxable value that is about $10,892.16 a year before exemptions. A buyer’s taxable value resets toward the purchase price at the next January 1 under section 193.155 for a homestead and section 193.1554 for a non-homestead unit. Only 14 of the 47 units, 30 percent, carry a homestead exemption on the 2026 preliminary roll, and 21 of the 47 owners have a Florida mailing address, so most buyers will be second-home or investment buyers whose first full bill is set without a homestead cap.
Bridgewater at Bonita Beach Condominium Association, Inc. insures the building, including the master flood policy a lender looks for, and each owner insures the unit’s interior and contents with an HO-6 policy. A buyer’s insurer will ask about the Zone AE map and the building’s wind features, and a buyer’s lender will review the budget, reserves, insurance, inspections and any litigation.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Citizens Property Insurance flood requirements page; Fannie Mae Selling Guide project standards)
FEMA maps the building in Zone AE with a 10-foot base flood elevation, and a federally backed mortgage requires flood coverage on the building, normally the association’s master flood policy. The building’s elevation certificate is the key document for both the master flood premium and the unit owner’s policy. Citizens does not require flood coverage on a condominium unit-owner policy, per its flood requirements page, but private carriers set their own terms. Wind coverage and the building’s wind-mitigation features drive the master premium; the Office of Insurance Regulation explains wind mitigation in its consumer resources.
Lenders review the project, its budget, reserves, insurance and any litigation under agency rules such as the Fannie Mae project standards, and some projects are ineligible under Fannie Mae’s list of ineligible projects. The lender sends a condominium questionnaire to the manager, and the answers about reserves, the milestone inspection, the structural integrity reserve study, pending repairs and special assessments decide whether a financed buyer can close.
We request the master insurance certificate, the elevation certificate if the association holds one, the milestone inspection summary and the reserve study or the association’s statement on its status. Collier County’s milestone register already shows application PL20230004007 as Milestone Completed, Cycle Completed, with a next milestone inspection year of 2033, one answer a buyer’s lender will be glad to see on page one.
A Bridgewater seller must deliver the condominium documents in section 718.503, order the association’s estoppel certificate under section 718.116(8), give the written flood disclosure in section 689.302, and disclose known defects that materially affect value. Buyers also ask for the milestone inspection summary and the structural integrity reserve study, which the association holds.
Data updated: October 2026 (Florida Statutes 2025, sections 718.503, 718.116, 718.112 and 689.302; Florida DBPR estoppel fee notice; Collier County milestone register queried October 17, 2026)
Section 718.503 gives a resale buyer the declaration, articles of incorporation, bylaws, rules, the most recent annual financial statement and the governance form, along with the frequently asked questions and answers document. The same section gives a resale buyer three days, excluding weekends and legal holidays, after receiving the documents to cancel. Delivering the package with the first offer starts that clock early. The Bridgewater declaration was recorded with the condominium on August 20, 1997 and the association filed amended and restated articles on April 24, 2002, so ask for every recorded amendment, not a summary.
The estoppel certificate states the assessments, special assessments and any amount owed on the unit. Under section 718.116(8), the association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR in its estoppel certificate fee notice. The seller customarily orders it and pays for it, and the contract controls. Order it as soon as a contract is signed, through the manager named on the association’s state filing.
Section 689.302 requires a seller of residential real property to give the buyer a written flood disclosure at or before the contract, including any flood insurance claims and any federal flood assistance the seller knows of. Every Bridgewater unit shares the building’s Zone AE status, so the honest answer about the map is the same for every seller; the answers about claims and assistance are your own.
Florida law and the contract’s disclosure terms require you to disclose known defects that materially affect value, and open permits on the unit belong in the same conversation. Buyers and lenders also ask for the milestone inspection summary under section 553.899 and the structural integrity reserve study under section 718.112(2)(g); both are association documents, and the 2025 law, HB 913, set the reserve study deadline of December 31, 2025. We could not query the state’s SIRS database on the publication date, so ask the manager for the study or the association’s statement on it before you list.
Buyers ask four things about a Bridgewater condo: which FEMA zone the building is in (Zone AE, base flood elevation 10 feet, across the whole footprint), whether it is in an evacuation zone (Zone A), what Hurricane Ian did to the building, and which permits are open or closed on the unit. The answers are in FEMA and county records and in the association’s files.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 17, 2026; Collier County evacuation zone and Coastal High Hazard Area layers queried the same day; National Hurricane Center reports)
The FEMA flood layer query at the building returns Zone AE with a 10-foot base flood elevation, on effective panel 12021C0179J, effective February 8, 2024. FEMA also maps a Zone VE polygon, its coastal high-hazard zone, with a 12-foot base flood elevation over the bay and AE 11 polygons nearby, so the zone changes within a short distance of the shoreline. Laid over the county’s 2025 building footprint, the VE 12 polygon does not touch the building, and the whole footprint is AE 10. FEMA’s letter of map revision layer shows no revision over the site, and preliminary panels issued March 20, 2025 can change the zone when they take effect.
The building is in Collier County hurricane evacuation Zone A, the first zone ordered out in a storm surge evacuation, and it lies west of the county’s Coastal High Hazard Area line that begins at West Avenue, which places it inside the Coastal High Hazard Area. Owners can sign up for AlertCollier for evacuation orders.
Hurricane Ian made landfall on September 28, 2022 and Hurricane Irma on September 10, 2017, according to the National Hurricane Center. We did not find a public record of Bridgewater-specific damage. The association’s insurance claims, repair permits and any assessment notices since 2022 are the documents a buyer reads, and you answer the claims question on your own flood disclosure.
Collier County issues building permits through its CityView portal, searchable by address. We pull the unit’s open and closed permits before listing, because a buyer’s inspector will. Flooring, windows, hurricane shutters and plumbing changes usually need the board’s written approval before the county permit, so an approval letter belongs in the same folder.
Bridgewater’s recorded declaration, articles, bylaws and rules govern a sale, including any board approval of the buyer, leasing terms and pet rules, and our guide did not read the declaration itself. Collier County adds registration for rentals of six months or less, Florida law caps any screening fee at $184 per applicant, and the RMF-16 zoning sets the building’s residential use.
Data updated: October 2026 (Florida DBPR condominium record PR1S023771; Florida Division of Corporations, document N95000004954; Collier County zoning layer and short-term vacation rental registration page)
Whether The Bridgewater approves sales as well as leases is set by its declaration. If approval is required, build the timeline into the contract, and expect any screening or transfer fee to stay within $184 per applicant under section 718.112(2)(k), according to the state’s fee notice. Approvals are subject to the Fair Housing Act and section 760.23 of the Florida Statutes.
Investors read the leasing section before they write an offer, and a buyer with a pet reads the pet rule. No public record we could read states either one, so we put the declaration and rules in the listing file on the first day. Collier County requires registration of rentals of six months or less, and section 509.032 leaves condominium declarations in force. Under section 718.110(13), an amendment that limits rentals binds only owners who consented and owners who took title after it took effect, which can matter to how you describe your own unit’s rental history. The county zoning layer puts the site in RMF-16, residential multi-family at up to 16 units per acre, and Land Development Code section 2.03.02 lists multi-family dwellings as its permitted use, while hotels and motels belong in the RT district.
The association’s Sunbiz record lists NextGen Community Management, 9410 Corkscrew Palms Circle, Suite 201, Estero, as its mailing address and registered agent since March 1, 2025, with the property at 4975 Bonita Beach Road as its principal address. Its annual reports are on file for 2024, 2025 and 2026. We request the estoppel, the budget and the application package through the manager, and the declaration, the 2002 amended and restated articles and the rules are part of the set.
The best time to list a Bridgewater condo is before the winter season, with photographs, documents and pricing ready in the fall. The eight Southwest Florida MLS closings of the last 60 months are spread across seven different months, from February to October, so the record cannot prove a best month, and this page says so rather than invent one.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
| Closing month | MLS closings, 60 months to October 27, 2026 |
|---|---|
| February | 1 |
| April | 1 |
| May | 1 |
| July | 2 |
| August | 1 |
| September | 1 |
| October | 1 |
Closing months trail contract months by the time it takes to clear the association, the lender and the title work, so a summer closing usually means a spring contract. The six closings with a days-on-market figure took from 1 to 170 days, and the two fastest, at 1 and 6 days, were the spring 2022 sales, which says more about the 2022 market and the price than about the calendar.
No month in the record has more than two closings, and no closing fell in January, March, June, November or December in the 60 months. That is too small a sample to say a winter listing sells for more or a summer closing for less. What the record does show is that buyers at this price point take time, with a 63-day median over six closings and a current listing at 349 days, so a listing has to be live before the seasonal buyers arrive, not after.
In September and October we order the estoppel, budget and declaration, pull permits and photograph the unit and the bay. In November and December the listing goes live, ahead of the seasonal buyers. From January to April we show, negotiate and clear any association approval, and closings follow in spring and summer, when five of the eight recorded closings fell.
We market a Bridgewater condo as a specific plan on a specific floor of a 1997 bay-front building with the largest plans on its stretch of Bonita Beach Road, not as a generic Bonita Beach condo: bay photographs from your own balcony, a floor plan with the county base area, the association papers ready to send, and a price set against the eight recorded sales and the listings a buyer will tour with yours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
Since the NAR practice changes of August 17, 2024, compensation to a buyer’s agent is not offered through the MLS, and commissions are negotiable. You decide whether to offer buyer-agent compensation and how, and we show both choices on your net sheet further down this page. Our Bonita Beach seller’s guide covers how the change has played out across the beach market.
We negotiate a Bridgewater contract on price, the association approval timeline, the estoppel, the inspection and the buyer’s financing, in that order. The 60-month median sold-to-list ratio of 94.5 percent across six of the eight MLS closings tells a seller how far buyers have negotiated here, and the 86.46 percent close in August 2024 shows what an asking price far above the record costs.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026)
On the six closings with a days-on-market figure, buyers paid between 86.46 and 100 percent of the final list price, and the median is 94.5 percent. The one closing at 100 percent was the April 2022 sale at one day on market, and the widest gap was the $188,000 given up in August 2024. A financed buyer’s appraiser reads the same county and MLS sales we price from, so a price the recorded sales of your plan support is a price that appraises.
The contract must leave time for the association’s approval if the declaration requires one, the estoppel and the section 718.503 cancellation period. An inspector on a 1997 unit looks at the air conditioning, the water heater, windows and sliding doors and any interior water marks, and a buyer may ask for repairs or a credit. We agree on the inspection period, the repair limit and the credit before the inspector arrives, and we settle who pays any special assessment installments that fall due after closing.
A cash buyer avoids the lender’s project review but still receives the documents and any approval the declaration requires. A financed buyer’s contract should allow for the lender’s condominium questionnaire, and we answer what we can from the association’s papers before the lender asks, so a slow questionnaire does not push the closing date. That preparation is how Top 1% Real Estate Agents Nationally Since 2008 keep a condo contract on schedule.
A buyer choosing between The Bridgewater and Hickory Bay West next door is choosing between a 1997 building with plans of 1,555 to 1,964 square feet and five penthouses, at a $1,145,000 60-month MLS median, and a 1991 building with plans of 1,067 to 1,288 square feet at a $700,000 median. Both have 47 units on Little Hickory Bay in Collier County.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser 2026 preliminary roll and recorded sales; FEMA National Flood Hazard Layer queried October 17, 2026; Collier County milestone register)
Hickory Bay West is the comparable buyers tour on the same afternoon. If you own there instead, read our Hickory Bay West seller’s guide. The last column says what each difference means for your Bridgewater listing.
| What a buyer weighs | The Bridgewater | Hickory Bay West | What it means for your listing |
|---|---|---|---|
| Address | 4975 Bonita Beach Road | 4895 Bonita Beach Road | Same stretch of road, same bay |
| Units on the roll | 47 | 47 | The same number of potential competitors |
| Floors | Six numbered floors plus a penthouse level | Six floors | Only your building has penthouses |
| Year built (county roll) | 1997 | 1991 | Your building is six years newer |
| Unit sizes (county base area) | 1,555, 1,657 and 1,964 sq ft, plus penthouses of 2,017 to 2,807 | 1,288, 1,112 and 1,067 sq ft for 45 of 47, plus one 580 and one combined 2,224 | Your smallest plan is larger than their largest standard plan |
| County qualified sales, 60 months | 8, median of these eight sales $1,162,500 | 13, median $699,000 | Your buyer pays for space and the penthouse tier |
| MLS closings, 60 months | 8, median $1,145,000 | 13, median $700,000 | Fewer sales here, so each one is noticed |
| MLS median $ per living sq ft, 60 months | $691 | $568 | Your building has priced higher per foot as well as per condo |
| MLS median days on market, 60 months | 63 (6 of 8) | 53 | Your buyers have taken a little longer |
| MLS median sold-to-list, 60 months | 94.5% (6 of 8) | 96.5% | Your buyers have negotiated a little harder |
| Active listings, October 27, 2026 | 2, plus one pending | 4 | Less direct competition in your building today |
| Median 2026 certified tax per unit | $6,750.89 | $3,975.71 | A buyer’s carrying cost on tax is higher here |
| Homestead share | 14 of 47 | 20 of 47 | Fewer full-time owners in your building |
| Flood zone (FEMA NFHL) | AE, base flood elevation 10 ft | AE, base flood elevation 10 ft | No difference a buyer can price |
| Milestone inspection | Completed, next 2033 | Completed, next 2033 | Both have completed the first cycle |
| Association filed | October 17, 1995 | January 28, 1991 | Separate associations and managers |
Hickory Bay West wins for a buyer who wants a bay view at the lowest entry price, with four listings from $565,000 to $679,000 on October 27, 2026; The Bridgewater wins for a buyer who wants 1,500 square feet or more, a three-bedroom plan or a penthouse in the newer building. Because The Bridgewater has also priced higher per square foot of MLS living area, $691 against $568 over 60 months, your listing has to show a buyer what the extra space, the newer building and the view are worth, and a price that leans on the size alone will meet a buyer who has just toured the condo next door. Our Little Hickory Shores seller’s guide covers the single-family homes across the bay in Little Hickory Shores. Condominium buyers on this side of the road also look at the Little Hickory Bay condominium beyond Hickory Bay West and, a few minutes south, Hickory Harbour and Glen Manor in Bonita Shores.
Selling a Bridgewater condo costs about 3.5 to 6.0 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $765,000 sale that is about $26,892 to $46,017, and on a $1,200,000 sale about $41,899 to $71,899, before property tax proration and any mortgage payoff.
Data updated: October 2026 (Florida documentary stamp tax rate under section 201.02; Florida DBPR estoppel fee notice; NAR practice changes of August 17, 2024; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $765,000 is the February 10, 2026 county sale of a second-floor, 1,555 square foot condo, the newest qualified sale, and $1,200,000 is the August 23, 2024 sale of a sixth-floor condo of the same plan. Florida charges documentary stamp tax on the deed of $0.70 per $100. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, so the title premium is not on these sheets; the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax and assessment prorations, because we do not know your bills: multiply your latest annual tax bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $765,000 | County sale of February 10, 2026 |
| Listing commission, 2.75% | -$21,038 | 2.75% of $765,000 is $21,037.50 |
| Buyer-agent compensation, 2.5%, if offered | -$19,125 | 2.5% of $765,000 |
| Deed documentary stamp tax | -$5,355 | 7,650 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$46,017 | 6.02% of price |
| Estimated net before payoff, with buyer-agent compensation | $718,983 | $765,000 minus $46,017 |
| Estimated total costs, without buyer-agent compensation | -$26,892 | 3.52% of price |
| Estimated net before payoff, without buyer-agent compensation | $738,108 | $765,000 minus $26,892 |
The same assumptions apply.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,200,000 | County sale of August 23, 2024 |
| Listing commission, 2.75% | -$33,000 | 2.75% of $1,200,000 |
| Buyer-agent compensation, 2.5%, if offered | -$30,000 | 2.5% of $1,200,000 |
| Deed documentary stamp tax | -$8,400 | 12,000 units of $100 at $0.70 |
| Estoppel certificate | -$299 | Statutory cap for a current account, section 718.116(8) |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$71,899 | 5.99% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,128,101 | $1,200,000 minus $71,899 |
| Estimated total costs, without buyer-agent compensation | -$41,899 | 3.49% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,158,101 | $1,200,000 minus $41,899 |
Your mortgage payoff, the tax and assessment prorations, any special assessment installments the contract assigns to you, an expedited or delinquent estoppel charge, repairs or credits, and any title or closing fee the contract shifts to you. On the buyer’s side, our Bridgewater guide works the owner’s title policy at the $1,162,500 county median: $5,481.25 at the promulgated rate under Rule 69O-186.003.
Possibly not, if the condo is your main home. Under section 121 of the Internal Revenue Code, as IRS Topic 701 and Publication 523 explain, 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 (IRS Topic 701 and Publication 523, read October 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
At The Bridgewater, the exclusion question often matters less than the second-home question. Only 14 of the 47 units carry a homestead exemption, so most owners hold the condo as a second home or rental, and the exclusion does not apply to those the same way; depreciation you took or could have taken on a rental is taxed when you sell. An owner who bought a 1,555 square foot condo in the 2010 to 2013 trough, when the county recorded the plan at $360,000 to $417,500, faces a very different gain from an owner who bought in 2022 at $1,025,000 or more. Publication 523 says a loss on the sale of a main home is not deductible. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. We are real estate agents, not tax advisers, so ask a tax adviser before you list.
List if your Bridgewater condo is in marketable condition and you can be on the market for the winter season; take a cash offer only when the unit needs work a buyer’s lender or insurer would not accept or you need to close fast; sell by owner only if you already have a buyer and know the condominium disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503, 718.116 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026)
A Bridgewater sale carries a condominium file that a cash buyer still needs: the section 718.503 documents, the estoppel, any association approval and the flood disclosure. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds of each path side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested against two active listings, one pending sale and eight recorded sales | Commission, deed stamps, estoppel and prorations | A price far above the recorded sales of your plan, as in the 86.46 percent close of August 2024 | A unit in marketable condition with time before season |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs, but a lower price | The discount can exceed the commission you save | A unit needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own documents and disclosures | A missed section 718.503 or 689.302 duty | A known buyer and a legal review |
You get a free Bridgewater condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your plan and floor band in the building, adjusted for view, bedroom count, condition and the building’s finances, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the two active listings and the pending sale you compete with, the document list your buyer will ask for and a net sheet at the price the record supports. For a 1,964 square foot condo or a penthouse, where the recent record is one sale or none, we show the older county sales we leaned on and say so.
Get your free Bridgewater home valuation and we will send a value built from the recorded sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at The Bridgewater.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. None of these is offered as a Bridgewater review. The words are the reviewers’ own.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “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
★★★★★ “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
These are the questions Bridgewater owners ask before they list, answered from the Collier County record, the Southwest Florida MLS and Florida law. The building background is in our Bridgewater guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the recorded sales of your plan and floor, order the estoppel, budget and declaration, pull your permits, complete the flood disclosure and list before the winter season.
Start with your plan: in the 60 months to August 17, 2026 the county recorded the 1,555 square foot plan at $765,000 to $1,200,000, the 1,657 plan at $875,000 and $1,350,000, and penthouses at $1,999,000 and $2,250,000. Then adjust for floor, view, bedrooms and condition.
The MLS shows 2 closings in the 12 months to October 27, 2026, at $765,000 and $1,165,000; the county recorded 2 qualified sales in the 12 months to August 17, 2026, at $875,000 and $765,000.
Over the 60 months to October 27, 2026 the MLS median is $1,145,000 across 8 closings; over the 60 months to August 17, 2026 the median of the eight qualified county sales is $1,162,500. Neither describes a single plan.
The 60-month MLS median is 63 days on market across the six closings with days recorded; the two closings of the last 12 months took 94 and 170 days.
The 60-month median sold-to-list ratio in the MLS is 94.5 percent across six of the eight closings, from 86.46 to 100 percent.
On October 27, 2026 the MLS showed two active listings, at $824,900 and $1,249,000, and one pending sale at $825,000.
The latest sales sit below the 2022 peak: the 1,555 square foot plan closed at $765,000 in February 2026 against $1,025,000 to $1,200,000 in 2022 to 2024. Two sales a year cannot prove a building-wide trend, so we price your plan from its own sales.
The highest qualified county sale in 60 months was $2,250,000 for a 2,807 square foot penthouse on July 11, 2023.
Usually, through the view, but eight sales do not show a clean climb: the sixth-floor 1,555 square foot condos sold at $1,025,000 and $1,200,000, while a fifth-floor 1,657 condo sold below a fourth-floor one.
No qualified county sale of the 1,964 plan falls in the 60-month window; we use the September 2026 MLS closing at $1,165,000 for a first-floor condo of the plan, the 2021 county sales at $775,000 and $900,000 and the $1,249,000 listing at 349 days.
Against the penthouse sales of the county file, $1,999,000 for a 2,232 square foot penthouse in February 2022 and $2,250,000 for a 2,807 square foot one in July 2023, plus the 2021 penthouse sales, adjusted for plan and condition.
The February 2022 penthouse sale at $1,999,000 is in the county record but not in the MLS, and the September 2026 MLS closing at $1,165,000 is newer than the county extract; the county records the deed consideration and the MLS the reported closing price.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
About 3.5 to 6.0 percent of the price on our net sheets: commission as negotiated, deed stamps of $0.70 per $100, the estoppel and a lien search, before prorations and payoff.
Yes. The association issues it under section 718.116(8): 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 section 718.503 package: declaration, articles, bylaws, rules, the most recent annual financial statement, the governance form and the frequently asked questions document, plus the flood disclosure under section 689.302.
Section 689.302 requires a written flood disclosure at or before the contract, including any flood insurance claims and federal flood assistance you know of.
Zone AE with a base flood elevation of 10 feet across the whole footprint on FEMA’s National Flood Hazard Layer read October 17, 2026, panel 12021C0179J, effective February 8, 2024.
Yes, Collier County hurricane evacuation Zone A, and it is inside the county Coastal High Hazard Area.
The Collier County register shows application PL20230004007 as Milestone Completed, Cycle Completed, with the next inspection year 2033.
Buyers and lenders ask for it. The building is inside section 718.112(2)(g), the deadline was December 31, 2025, and the study or the association’s statement belongs in your listing file.
No, but it must be disclosed and allocated in the contract; the estoppel certificate states it.
If the declaration requires approval, yes; build the timeline into the contract. Any screening fee is capped at $184 per applicant under section 718.112(2)(k).
Yes, subject to the lease and the declaration; the buyer takes the unit subject to the approved lease.
Yes. Investors read the leasing section and pet owners read the pet rule before they offer, so have the declaration and rules ready at listing.
No public record we could read states the current assessment; the adopted budget and the estoppel certificate state it, so order both before you list.
Often. The 2026 certified median bill per unit is $6,750.89, and a buyer’s assessed value resets toward the purchase price at the next January 1 under sections 193.155 and 193.1554.
No public record we could read assigns slips to units; the neighboring Hickory Bay Boat House sells its 106 slips as separate property.
Yes; a cash buyer avoids a lender’s project review but still receives the section 718.503 documents and any approval the declaration requires.
IRS Publication 523 explains the home-sale exclusion of up to $250,000, or $500,000 for a married couple, for a main home; a second home or rental is taxed differently, so ask your tax adviser.
Commission is negotiated between you and your broker and stated in the listing agreement; it is not set by law or by the association.
Your buyer is paying for larger plans, a newer building and the only penthouses on the stretch: $691 against $568 per square foot of MLS living area over 60 months, with fewer listings competing here today.
No. The Bridgewater is one 47-unit building at 4975 Bonita Beach Road with a Bonita Springs address; Bridgewater Bay is a separate Naples community on different county records.
Request one at our Bridgewater valuation page or call Jesse direct at (239) 898-6072.
A Bonita Beach condo specialist knows which sales in a building are true comparables, how the association’s papers read to a buyer’s lender, what the FEMA map and the milestone register say, and when a county deed and an MLS closing disagree. At The Bridgewater, where eight sales span $765,000 to $2,250,000 across five plans, that knowledge is the price, and it is the standard Top 1% Real Estate Agents Nationally Since 2008 hold a listing to.
Our Bonita Beach community guide covers the beach market around the building, our Bridgewater guide covers the building itself, and our guides for neighbors across the water, such as Carolands on Little Hickory Island, show how the single-family market nearby prices.
If you are thinking of selling a Bridgewater condo, call the team that prices from the recorded sales of your plan and floor, assembles the association, flood and structural file the day you list, and answers the buyer’s lender and insurer first. We have represented Bonita Springs sellers since 2008.
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.
Bridgewater sold record, last 60 months: 8 Southwest Florida MLS closings at a $1,145,000 median to October 27, 2026, and 8 qualified county sales to August 17, 2026, the median of these eight sales $1,162,500, per the MLS pull of October 27, 2026 and Collier County Property Appraiser and Florida DOR recorded sales. Two MLS closings in the last 12 months means every listing is noticed, so make us your first call before you list.
Request your free Bridgewater home valuation and we will send a value built from the recorded sales of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a few minutes from Bonita Beach Road, and are Top 1% Real Estate Agents Nationally Since 2008. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Bridgewater condo? Get a free Bridgewater 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 The Bridgewater.
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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. Bridgewater sale figures are from the Collier County Property Appraiser roll exported August 29, 2026 and Florida Department of Revenue recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents are the ones a Bridgewater seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Why a Bridgewater seller needs it |
|---|---|---|
| Section 718.503, disclosure prior to sale | Florida Legislature | What a resale buyer receives, and the three-day cancellation period |
| Section 689.302, flood disclosure | Florida Legislature | The flood disclosure a seller gives at or before the contract |
| Estoppel certificate fee notice | Florida DBPR | The $299, $119 and $179 caps on the estoppel certificate |
| HB 913 (2025), enrolled text | Florida Legislature | The structural integrity reserve study deadline buyers ask about |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying your Save Our Homes benefit to a new Florida homestead |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Bridgewater sale figures are Collier County Property Appraiser and Florida DOR recorded sales to August 17, 2026, and Southwest Florida MLS figures are from the pull of October 27, 2026. Market data from Southwest Florida MLS, pulled October 27, 2026. McGreevy and Comisar, sell your Bridgewater condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.