We price your Egret condo from its floor band and its own sales record, and line up the estoppel, the document package and the flood answers before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
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 Egret at Bonita Beach, a 40-unit, nine-story Gulf-side condominium at 26340 Hickory Blvd on Little Hickory Island, on the Bonita Beach strip, described in full in our The Egret at Bonita Beach guide. If you own one of the 40 condos, this page gives you every recorded sale of the last 60 months, the questions a buyer, a lender and an insurer will ask about a 1972 concrete building, the documents Florida law makes you deliver, and what a sale costs and nets.
The Egret is one of 23 condominium associations on the Bonita Beach strip of Bonita Springs, and it is an unusually plain building to price: every one of its 40 units is the same 1,058 square feet, with two bedrooms and two baths, five to a floor on floors 2 through 9. This is the Egret at 26340 Hickory Blvd, not the Egret condominium in Cape Coral, Egret Pointe in Punta Gorda, Egrets Landing at Bonita Bay or Egret’s Walk at Pelican Marsh in Naples, each of which is a separate association with its own board and its own documents.
The Lee County Property Appraiser recorded 6 qualified sales at The Egret in the last 60 months, from $575,000 to $970,000, and 2 in the last 12 months, the newest a $970,000 sale of a ninth-floor unit on July 16, 2026. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale of the last 60 months and states a median only as the median of these 6 sales, $712,000. Widen the lens to January 2021 and the county shows 12 sales at a median of $670,000, but eight of those twelve were recorded in 2021, and we label that window for what it is.
To sell a condo at The Egret in Bonita Beach in 2026, price your unit from its own floor band and condition, gather the association’s documents because we found none posted publicly, and prepare the flood, insurance and 1972-building answers a lender asks first. With so few recorded sales, preparation moves a sale as much as price does.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because a building this size trades in short bursts. The county file holds no qualified Egret sale in 2022, 2023 or 2024, then four since January 2025, so a buyer’s appraiser has few recent comparables and a buyer’s agent will read your listing for the answers the record cannot give. A listing that carries the estoppel certificate, the document package and the flood file on its first day reads as a prepared sale, and one that does not reads as a risk.
If you want the paperwork and the number together, request a free valuation of your Egret condo or Call Jesse direct at (239) 898-6072.
These are the eleven facts about selling a condo at The Egret in Bonita Beach that matter most in October 2026, drawn from the Lee County sale record, the state’s corporate and condominium records and Florida law, and each is explained in the section that covers it.
This seller’s guide to The Egret at Bonita Beach runs from the recorded market to the sale-by-sale record, the floor-by-floor pattern, the association’s documents, fees, insurance and the milestone rules, the flood map, a comparison with Casa Bonita Grande, two net sheets and the answers Egret owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Condo at The Egret in Bonita Beach in 2026? · Why List Your Condo at The Egret in Bonita Beach With McGreevy and Comisar? · What Is the Condo Market at The Egret in Bonita Beach Doing for Sellers Right Now? · What Did Condos at The Egret in Bonita Beach Sell For? · Have Owners at The Egret in Bonita Beach Sold for More Than They Paid? · A Sale at The Egret in Bonita Beach Worked Through
Pricing, Association and Fees: How Do We Price a Condo at The Egret in Bonita Beach? · Does Your Floor Change What a Condo at The Egret Sells For? · What Moves the Value of a Condo at The Egret in Bonita Beach Most? · What Does the Association’s Corporate Record Mean for Your Sale? · What Fees Will Your Buyer at The Egret in Bonita Beach Pay Each Year? · Who Insures a Condo at The Egret in Bonita Beach, and What Will a Buyer’s Insurer and Lender Ask? · What Do Milestone Inspection and Reserve Study Rules Mean When You Sell a 1972 Condo at The Egret in Bonita Beach?
Documents, Flood, Rules and Timing: What Must a Seller at The Egret in Bonita Beach Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at The Egret in Bonita Beach? · Which Rules Affect a Sale at The Egret in Bonita Beach? · When Is the Best Time to Sell a Condo at The Egret in Bonita Beach?
Marketing, Negotiation and Your Options: How Do We Market a Condo at The Egret in Bonita Beach? · How Do We Negotiate a Contract at The Egret in Bonita Beach? · The Egret in Bonita Beach vs Casa Bonita Grande: Which Will Your Buyer Choose? · What Does It Cost to Sell a Condo at The Egret in Bonita Beach? · Do I Pay Capital Gains Tax When I Sell My Condo at The Egret? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Valuation for Your Condo at The Egret in Bonita Beach?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, The Egret at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Condo at The Egret at Bonita Beach? 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. Egret owners hire us because we read the county record and the state filings before we price, assemble the association and disclosure documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Egret condo, or thinking, “I need a listing agent who can handle a 1972 building that posts no documents,” 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 The Egret. 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 43 The Egret at Bonita Beach sales in the county record since 2009, the years for which the record is complete, and the 62 earlier sales the file holds back to 1973. We also read the association’s Sunbiz record and its three newest annual reports, the state’s condominium record, FEMA’s flood layer at the building and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which floor, which condition and which documents, not which neighborhood.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold and 4,000+ transactions. We are Top 1% Real Estate Agents Nationally Since 2008, and our office is in Bonita Springs, the same city as The Egret. 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.
The condo market at The Egret is too small to read from a window and too quiet to call a trend. Lee County recorded 6 qualified sales in the last 60 months and 2 in the last 12. The Southwest Florida MLS, pulled October 3, 2026, shows 7 closings in the 60 months to that date and 2 in the last 12, at $615,000 and $970,000. The two sources count sales differently, and in neither does any window reach ten sales.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
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 complete, and a count of all recorded history is only what the file holds. We widened the window step by step and stopped at 60 months, because no earlier window holds ten sales. Our The Egret at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. A median of fewer than ten sales is written only as the median of those sales, and we show it so the windows line up.
County window to 1 October 2026 | Qualified sales | Price range | Median price | Median $ per heated sq ft |
|---|---|---|---|---|
12 months (since October 2025) | 2 | $615,000 and $970,000 | $792,500 (median of these 2 sales) | $749.06 (median of these 2 sales) |
24 months (since October 2024) | 4 | $575,000 to $970,000 | $712,500 (median of these 4 sales) | $673.44 (median of these 4 sales) |
36 months (since October 2023) | 4 | $575,000 to $970,000 | $712,500 (median of these 4 sales) | $673.44 (median of these 4 sales) |
60 months (since October 2021) | 6 | $575,000 to $970,000 | $712,000 (median of these 6 sales) | $672.97 (median of these 6 sales) |
Since January 2021 (our calendar window) | 12 | $570,000 to $970,000 | $670,000 | $633.27 |
All recorded history, since January 1973 | 105 | not published as a price signal | not published | not published |
The county file was built on 1 October 2026 and its newest Egret sale is dated July 16, 2026, which is 77 days earlier. The 24-month and 36-month windows hold the same four sales because the county file records no Egret sale between October 15, 2021 and February 27, 2025, which is the gap a seller has to plan around.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Egret closings in the 12 months to that date, at $615,000 and $970,000, and 7 in the 60 months, from $575,000 to $970,000. No window reaches 10 closings, so we publish the sales and no median. The July 16, 2026 sale took 131 days on market and closed at 97.1% of the final list price of $999,000. The March 4, 2026 sale took 143 days and closed at 94.6% of the final list price of $650,000. Two units were active on October 3, 2026, listed at $750,000 and $849,000, and none was pending, an indicative 12.0 months of supply on 2 closings a year. We keep these figures apart from the county record, because the two sources measure different things. For the MLS read on your own unit, request a free Egret condo valuation or Call Jesse direct at (239) 898-6072.
Condos at The Egret sold for $575,000 to $970,000 across the 6 qualified sales of the last 60 months, and the newest was $970,000 on July 16, 2026. Because fewer than ten sales sit in any window up to 60 months, every sale is listed here with its floor, size and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is every qualified improved sale of the last 60 months, oldest first, with floors in place of unit numbers and no owner or parcel identifiers.
Recorded | Floor | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|
October 7, 2021 | 8 | 1,058 | $675,000 | $638.0 |
October 15, 2021 | 6 | 1,058 | $749,000 | $707.9 |
February 27, 2025 | 7 | 1,058 | $810,000 | $765.6 |
August 22, 2025 | 4 | 1,058 | $575,000 | $543.5 |
March 4, 2026 | 7 | 1,058 | $615,000 | $581.3 |
July 16, 2026 | 9 | 1,058 | $970,000 | $916.8 |
The median of these 6 sales is $712,000, the mean of the middle pair, $675,000 and $749,000, and we state it only as the median of these 6 sales. The 12-month window holds the last two rows, the 24-month and 36-month windows add the February and August 2025 sales, and the 60-month window adds the two October 2021 sales. Two of the six sit above $800,000 and two sit below $620,000, so the middle of the list describes no actual unit.
Our own calendar window runs from January 2021, because the 2021 sales are the nearest record the county holds before the gap. Twelve units show a qualified sale in it, each a different unit.
Recorded | Floor | Price | $ per heated sq ft |
|---|---|---|---|
January 8, 2021 | 7 | $582,650 | $550.7 |
January 29, 2021 | 5 | $575,000 | $543.5 |
February 1, 2021 | 7 | $570,000 | $538.8 |
April 14, 2021 | 4 | $665,000 | $628.5 |
July 29, 2021 | 8 | $675,000 | $638.0 |
September 27, 2021 | 9 | $820,000 | $775.0 |
October 7, 2021 | 8 | $675,000 | $638.0 |
October 15, 2021 | 6 | $749,000 | $707.9 |
February 27, 2025 | 7 | $810,000 | $765.6 |
August 22, 2025 | 4 | $575,000 | $543.5 |
March 4, 2026 | 7 | $615,000 | $581.3 |
July 16, 2026 | 9 | $970,000 | $916.8 |
The median of the twelve is the mean of the sixth and seventh sorted prices, ($665,000 + $675,000) / 2 = $670,000. The mean of the twelve per-sale ratios is $652.3 per heated square foot, the median is $633.3, and the range runs from $538.8 to $916.8. All twelve share one 1,058 square foot plan, so the spread comes from floor, condition, view and timing.
Eight of the twelve were recorded in 2021, and their median is also $670,000, so we do not read the twelve-sale median as a 2026 price.
Selling at The Egret? Get a free Egret condo valuation or Call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our guide to buying at The Egret.
Mostly yes. Of the 16 consecutive resale pairs on the county record since 2009, the 8 held four years or more show seven gains, from 13.0 to 56.3 percent, and one decline of 3.7 percent. Each pair compares two recorded prices of the same unit at the same 1,058 square feet, so size is not a factor.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair removes the question of which unit is bigger. It cannot remove the question of what happened to the unit in between, because the county file does not record renovation, damage, storm repair or assessments paid. We use only pairs in which both sales are dated 2009 or later, the years for which the record is complete, because a pair with a pre-2009 leg can skip a sale in between.
Floor | Earlier sale | Later sale | Change | Percent | Years apart |
|---|---|---|---|---|---|
2 | $415,000 (October 2009) | $475,000 (August 2013) | +$60,000 | +14.5% | 3.81 |
3 | $355,000 (June 2013) | $520,000 (October 2015) | +$165,000 | +46.5% | 2.30 |
3 | $520,000 (October 2015) | $540,000 (March 2019) | +$20,000 | +3.8% | 3.43 |
4 | $535,000 (December 2014) | $515,000 (November 2020) | -$20,000 | -3.7% | 5.95 |
4 | $509,000 (January 2019) | $575,000 (August 2025) | +$66,000 | +13.0% | 6.60 |
4 | $485,000 (August 2014) | $665,000 (April 2021) | +$180,000 | +37.1% | 6.67 |
5 | $383,000 (November 2009) | $495,000 (August 2019) | +$112,000 | +29.2% | 9.71 |
6 | $410,000 (November 2010) | $615,000 (October 2020) | +$205,000 | +50.0% | 9.93 |
6 | $609,000 (June 2019) | $749,000 (October 2021) | +$140,000 | +23.0% | 2.35 |
7 | $580,000 (April 2018) | $582,650 (January 2021) | +$2,650 | +0.5% | 2.75 |
7 | $470,000 (May 2014) | $615,000 (March 2026) | +$145,000 | +30.9% | 11.82 |
7 | $565,000 (October 2019) | $700,000 (May 2020) | +$135,000 | +23.9% | 0.57 |
7 | $700,000 (May 2020) | $685,000 (December 2020) | -$15,000 | -2.1% | 0.62 |
7 | $685,000 (December 2020) | $810,000 (February 2025) | +$125,000 | +18.2% | 4.19 |
8 | $535,000 (August 2017) | $675,000 (July 2021) | +$140,000 | +26.2% | 3.97 |
9 | $524,500 (January 2014) | $820,000 (September 2021) | +$295,500 | +56.3% | 7.72 |
One seventh-floor unit sold three times in 14 months, in October 2019, May 2020 and December 2020, and again in February 2025. A quick resale like the first pair often means work was done between sales, and the county record does not say. Pairs also ignore carrying costs, assessments and improvements, so none of these percentages is a return on investment.
The pattern across the pairs separated by four years or more is plain. Seven are gains: 13.0 percent, 18.2 percent, 29.2 percent, 30.9 percent, 37.1 percent, 50.0 percent and 56.3 percent. One is a decline of 3.7 percent, a fourth-floor unit that sold for $535,000 in December 2014 and $515,000 in November 2020. The pairs held under four years run from a 2.1 percent decline to a 46.5 percent gain, which is why we compare a long hold with the long-hold pairs and a quick resale with the quick ones.
The one sale to walk through is the March 4, 2026 sale of a seventh-floor unit at 26340 Hickory Blvd for $615,000, $581.3 per heated square foot, which followed a $470,000 sale in May 2014. It shows what a long hold gained and what a seller subtracts before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one unit and leave the unit number, owner and parcel out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The unit sold for $470,000 in May 2014, or $444.2 per heated square foot, and for $615,000 on March 4, 2026, or $581.3. That is $145,000 more, 30.9 percent, across about 11.8 years. A smooth annual rate hides a two-point record, so we show the arithmetic and draw no trend from it. The building’s top-floor unit sold for $970,000 about four months later, which is the spread a seller on a middle floor has to explain to a buyer who has seen both deeds.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the unit. At the rates in our cost section, the sale carries an estimated $26,042 in costs without buyer-agent compensation (4.23 percent) and $41,417 with a 2.5 percent buyer-agent share (6.73 percent), leaving $588,958 or $573,583 before any mortgage payoff. Against the $470,000 recorded in 2014, that is $118,958 or $103,583 more, before property tax, assessments, insurance, interest and any improvements over almost twelve years. Net sheet A below shows every line. This sale is a public record.
We price an Egret condo in four steps: read your unit’s floor band and record, treat the few recent sales as evidence and not as a price, adjust for condition and approvals the county cannot see, and test the result against the buildings a buyer will tour next. With four sales since 2025, the reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
An Egret price is easy to get wrong because the record is thin and the plan is uniform. The county file holds 6 sales in 60 months and 12 since 2021, and every one is a 1,058 square foot, two-bedroom unit, so the differences between sales are floor, condition and timing. Each step removes one source of error, and each is shown to you on paper.
Your unit has its own recorded history, whether one sale or five, and its floor has its own sales. The floor table below groups the 23 sales since 2019 into floors 2 to 4, 5 to 7 and 8 and 9, and your own earlier sale is the first comparable and also a warning: the repeat-sale pairs above run from a 3.7 percent decline to a 56.3 percent gain.
The four sales since January 2025 span $575,000 to $970,000, or $543.5 to $916.8 per heated square foot. Two seventh-floor units sold about a year apart, $810,000 on February 27, 2025 and $615,000 on March 4, 2026, a gap of $195,000 on the same plan and floor band. The county records no condition, finish or renovation, so the gap is the best argument we know for pricing a unit from its own inside and not from a building average.
A buyer who tours The Egret also tours its neighbors, so we know their numbers. The table uses the county file’s last 60 months for every row and states each median only as the median of those sales.
Association | Distance from The Egret | Built | Units | Qualified sales, last 60 months | Range | Median |
|---|---|---|---|---|---|---|
The Egret | this building | 1972 | 40 | 6 | $575,000 to $970,000 | $712,000 (median of these 6 sales) |
0.03 mile | 1979 | 24 | 2 | $620,000 to $680,000 | $650,000 (median of these 2 sales) | |
0.06 mile | 1982 | 60 | 4 | $712,500 to $1,147,000 | $987,000 (median of these 4 sales) | |
0.36 mile | 1973 | 54 | 8 | $550,000 to $1,215,000 | $824,500 (median of these 8 sales) | |
0.42 mile | 1976 | 54 | 3 | $900,000 to $1,010,000 | $945,000 (median of these 3 sales) | |
0.48 mile | 1973 | 54 | 8 | $675,000 to $1,305,000 | $749,500 (median of these 8 sales) |
Distances are straight-line miles from the county roll coordinates, computed by us. No row reaches ten sales, so none is a market statistic, and we use the neighbors as boundaries and not as comparables. The nearest like-for-like sales are the 1,058 square foot units at the two 1973 buildings, where Casa Bonita I recorded $550,000 to $1,215,000 and Casa Bonita II recorded $690,000 in March 2026, which shows how far condition and floor move a price even in one plan.
Probably, in the pattern if not in the amount. Among 23 qualified Egret sales since 2019, units on floors 8 and 9 have a median of $675,000, floors 5 to 7 have $612,000 and floors 2 to 4 have $532,500, in three small groups that overlap and that a buyer’s appraiser will still read.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The groups are small, so treat the table as a pattern to test against a specific unit and not as a rule. The 23 sales are every qualified sale dated January 2019 or later.
Floors | Qualified sales since 2019 | Median | Mean $ per heated sq ft | Low to high |
|---|---|---|---|---|
2 to 4 | 6 | $532,500 | $524.4 | $509,000 to $665,000 |
5 to 7 | 12 | $612,000 | $596.3 | $495,000 to $810,000 |
8 and 9 | 5 | $675,000 | $702.3 | $575,000 to $970,000 |
An eighth-floor unit sold for $575,000 in December 2019, the same price a fourth-floor unit brought in August 2025, and a fourth-floor unit sold for $665,000 in April 2021, which is within $10,000 of the $675,000 median of floors 8 and 9. So the bands overlap, an upper-floor unit can sell for what a lower-floor unit brings, and the county does not record why. A floor tells a buyer where to start, and the unit’s inside decides where it ends.
Five things move the value of an Egret condo most: floor and condition, the 1972 age and the safety studies, the flood boundary across the footprint, the documents and fees a buyer can read, and the rental and pet rules. Size is not on the list, because every unit is 1,058 square feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer and USGS elevation service, queried 1 Oct 2026)
The floor pattern above is the county’s only signal, and condition is the other half. The two seventh-floor sales a year apart show how far two units on the same floor band can sit. A refreshed kitchen, new windows, a permitted bath or a new air handler all matter, and we document each with the permit and the association’s approval, because a buyer in a 1972 building will ask for both.
The Egret Condominium Association of Bonita Springs, Inc. is an active Florida not-for-profit corporation, filed June 27, 2005 and reinstated June 1, 2007, with annual reports filed on March 18, 2024, March 21, 2025 and February 24, 2026. A 1972 declaration and a 2005 filing are 33 years apart, a gap a buyer’s attorney may ask about.
Data updated: October 2026 (Florida Division of Corporations record and Division of Florida Condominiums public records, read 1 Oct 2026)
This is the first record a buyer’s attorney will check, and it is clean on its face: three annual reports in three years and an active status. We are real estate agents, not lawyers, and nothing here is legal advice; we describe what the records say and which questions to put to the association and a Florida attorney.
A buyer’s yearly association cost at The Egret has no published figure: we found no association website, budget or fee schedule, so we state no dollar amount. The assessment, what it covers and any capital contribution or transfer fee come from the budget and the estoppel certificate, so a seller should order both before listing.
Data updated: October 2026 (Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statutes 718.116 and 718.112, read 1 Oct 2026; neighbors’ published memos as cited)
Under Florida Statutes section 718.111(12)(g), a condominium association managing 25 or more units must post digital copies of its governing documents, budget and other specified records on a website or a mobile application, with an owners-only protected area. The Egret has 40 units, and a portal can sit behind a login and may not show in a public search, so our not finding one is not proof that none exists. It does mean your buyer will ask you for the access instructions on day one. Listings in the Southwest Florida MLS on October 3, 2026 show a condo fee of $3,825 a quarter ($15,300 a year), as entered by the listing agents on both active listings and on the two 2026 closings. Three closings in 2024 and 2025 were entered at $3,746 a quarter ($14,984 a year), and two of the four 2026 entries carry total annual recurring fees of $15,932 where the other two carry $15,300, so the rows disagree. The 2026 entries also show a transfer fee of $3,825 and an application fee of $150 to $225. The association budget and the estoppel certificate are the binding sources for the fee and for what it includes.
Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
Association assessment | Not published | Not published | Every owner | The budget and the estoppel certificate |
Capital contribution, resale or transfer fee | Not published | Not published | Per the declaration | The estoppel certificate, Section 718.116(8) |
Transfer or approval fee, if the declaration requires approval | No more than $150 per applicant | One time | Per the contract | Section 718.112(2)(k) |
Condominium estoppel certificate | Up to $299, up to $119 more if expedited, up to $179 more if delinquent | One time at sale | The seller customarily | Section 718.116(8) and the DBPR fee schedule |
Deed documentary stamp tax | $0.70 per $100, $4,305 at $615,000 | One time at closing | The seller customarily in Lee County | Section 201.02 |
Property tax | Reset to the buyer’s price | Yearly | The buyer | Lee County Property Appraiser and Tax Collector |
Two neighbors publish assessments, and neither is The Egret’s. The Bonita Beach Club’s FY2027 memo, effective October 1, 2026, lists $3,038 per quarter for a two-bedroom, two-bath unit, which is $12,152 a year, and Windsong, about 0.03 mile away, states $3,736 per quarter in its FAQ dated October 1, 2026, which is $14,944 a year. Each association sets its own budget, so these show only that buildings on this strip charge in the thousands of dollars a quarter, and they are not an estimate for The Egret.
We found no public record of a special assessment at The Egret, and we state none. The record of one, if there is one, is in the board minutes and the estoppel certificate. Ask the board in writing whether any assessment is approved, proposed or being discussed, and what repairs the building has done since 2022, before you price, because an assessment can reset a buyer’s math. Who pays an installment due before closing and who pays one due after is a contract term, and we negotiate it up front.
The association insures the shared structure under a master policy whose terms are not published, and each owner insures the interior and contents with an HO-6 policy, plus flood coverage where the owner or lender wants it. A buyer’s insurer will ask for roof, window and elevation data, and a lender for the budget, reserves and safety studies.
Data updated: October 2026 (Florida Statutes 718.111, FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 Oct 2026; City of Bonita Springs Community Rating System page)
The Egret’s carrier, limits, premium and deductible are not published, so we state none. The context is a market that moved sharply, and we use it only as context, because statewide averages say nothing about one association.
Florida Statutes section 718.111(11) requires every residential condominium association to carry adequate property insurance, and it says the replacement cost used to set the amount may be based on an independent insurance appraisal or an update of one, determined at least once every 3 years. Where the association’s coverage ends and the owner’s begins, for items such as floor, wall and ceiling coverings, fixtures and appliances, is set by the declaration. Ask the manager for the insurance summary and the contacts the estoppel lists, and give the buyer your own HO-6 declarations page so the buyer can see what a policy costs.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, which for 40 units would be a $10,000,000 ceiling (40 times $250,000). Whether The Egret carries the full amount, a lesser amount or private excess flood coverage, and at what premium, is not published, so ask. The City of Bonita Springs is rated Class 5 in FEMA’s Community Rating System, which carries a 25 percent discount on flood insurance premiums in special flood hazard areas, per FEMA’s table and the City’s page, which notes that FEMA announced in 2024 that it planned to revise the rating, so the discount is a rating question for the buyer’s agent.
The Egret is a nine-story building completed in 1972, so under Florida Statutes section 553.899 its first milestone inspection was due before December 31, 2024, and its structural integrity reserve study by December 31, 2025. That is our inference from the year built and floors, and the association’s actual status is not published.
Data updated: October 2026 (Florida Statutes 553.899, 718.112 and 718.503, read 1 Oct 2026)
A seller should know these two documents before a buyer asks, because a contract signed after December 31, 2024 carries a conspicuous statement about them.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for a building three habitable stories or higher. An association that existed on or before July 1, 2022 and is controlled by unit owners had to complete its first study by December 31, 2025, and the statute puts an outside date of December 31, 2026 on an association that combines the study with a milestone inspection due on or before that date. The study covers items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and the association’s structural reserves must be based on its findings.
Section 718.503 entitles a buyer, at the seller’s expense, to a copy of the inspector-prepared milestone summary if applicable and the most recent reserve study or a statement that none has been completed. A resale contract entered into after December 31, 2024 for a unit in a building that is required to have completed a milestone inspection or reserve study and has not must carry a conspicuous statement saying so. We do not state whether The Egret completed either, what it found or what the association has reserved or assessed, because none is public. Request the milestone summary, the reserve study, the current budget with reserve schedule, the last two years of assessments and any engineering reports before you list, and ask whether the City of Bonita Springs, as the local enforcement agency, issued a notice. A seller who has the documents in hand avoids discovering a gap at a buyer’s inspection.
A seller at The Egret in Bonita Beach must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 718.111, 689.302 and 689.261, read 1 October 2026)
The Egret posts no governing documents that we found, so for an Egret seller these duties are also a gathering job, and the sooner it starts the sooner a buyer’s lender can review the building. Our The Egret at Bonita Beach guide lists the documents from the buyer’s side.
Under Section 718.503 a buyer who has entered into a contract for a condominium unit is entitled, at the seller’s expense, to the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Section 718.504. The buyer is also entitled to a governance form that the state’s condominium division publishes. The Egret’s declaration is recorded in Official Records Book 885, Page 464, but we have not read it.
Under the statute’s standard contract language, a buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, unless the buyer received them more than 7 days before signing. Any purported waiver of the right is of no effect. Delivering the package with the offer, and recording the date, starts that clock early.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days after a written or electronic request from the owner or the owner’s designee. It states the regular assessment and what is paid through, any special assessment or other money owed, any capital contribution, resale or transfer fee, any open rule violation, whether the board must approve a transfer, whether a right of first refusal exists, the parking space number and the association’s insurance contacts. If the association is late, it may not charge a fee for the certificate.
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, and we use $299 in every net sheet on this page. A certificate delivered by hand or email has a 30-day effective period and one sent by regular mail has 35 days, so order a new one if closing slips. An association also waives any amount beyond what the certificate states against a person who relies on it in good faith.
A seller of residential property must complete and give the buyer a flood disclosure at or before the time the contract is executed. It states that homeowners’ insurance policies do not include coverage for flood damage, and it asks whether you know of flood damage to the property while you owned it, whether you have filed a flood insurance claim, including under the National Flood Insurance Program, and whether you received federal, state or local assistance for flood damage, including from FEMA. The Egret is on a barrier island in Evacuation Zone A, and Hurricane Ian reached the strip in 2022, so answer from your own knowledge and your own records.
Section 689.261 requires a property tax disclosure summary at or before the contract that warns the buyer not to rely on the seller’s current taxes, because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a 1972 building that means any roof leak, window, balcony, plumbing or water-intrusion problem you know of, and any dispute with the association.
Buyers of an Egret condo ask three things first: which FEMA zone the building is in, what Hurricane Ian did here, and whether work was permitted. FEMA shows zone AE at 11 feet at the county’s point and zone VE at 13 feet across part of the footprint by our overlay, and only an elevation certificate settles one unit.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS elevation service and Hurricane Ian high-water marks, and Lee County evacuation zones, queried 1 October 2026)
We queried FEMA’s live flood layer at the building on 1 October 2026 and compared the results with the county’s building footprint and the USGS elevation service. The findings are the map’s, not a guarantee about any one unit, and the split is our overlay and not a FEMA determination.
Item | Finding |
|---|---|
Governing FIRM panel | 12071C0651G, effective November 17, 2022 |
FEMA zone at the county’s point for the unit parcels and the common-area parcel | AE, base flood elevation 11 ft |
FEMA zone at points 3 to 7 meters toward the Gulf | VE, base flood elevation 13 ft |
Our overlay of the county footprint on FEMA’s polygons | 5,006 sample points: 43.0 percent VE 13 (about 345 square meters) and 57.0 percent AE 11 (about 457 square meters) |
Bare-earth ground at the county’s point, USGS 3D Elevation Program | 5.8 ft NAVD88 |
Base flood elevation minus ground | 5.2 ft for AE 11 and 7.2 ft for VE 13 |
City design flood elevation (base flood elevation plus 1 ft) | 12 ft in the AE area and 14 ft in the VE area |
Lee County evacuation zone | A |
A flood insurance rating, a lender’s flood determination and a City substantial-damage review each ask which zone a building is in. When a footprint straddles two zones, the answer can depend on who is asking and which rule applies, and we do not state which one governs The Egret. FEMA’s map and the county’s footprint come from different sources, each with its own positional error, so the split is indicative and a surveyor’s elevation certificate is the document that counts. A seller who has one, or who orders one before listing, answers the question for every buyer at once.
The National Hurricane Center puts Ian’s storm surge at 8 to 12 feet above ground along the Bonita Beach stretch, and the U.S. Geological Survey surveyed a high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, a neighbor’s mark and not a measurement at The Egret. It is 0.3 foot above the 11-foot base flood elevation of the AE part of the site and 1.7 feet below the 13-foot elevation of the VE part. Residential floors start at the second floor, so we infer surge reaches the ground level first, and we label that an inference.
The National Hurricane Center reports surge of 3 to 5 feet for Helene and 4 to 6 feet for Milton here. We found no public damage or repair record specific to The Egret for any of the three storms, so we claim none.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage value and substantial improvement as work totaling 50 percent or more over five years, and a building that crosses either line must be raised to the design flood elevation, 12 feet or 14 feet at The Egret. For a condominium the building is the structure for the calculation, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can. A buyer planning a renovation asks the same question, so have the City’s position on your address ready.
The Egret’s approval, leasing and pet rules are not published, so the declaration, rules and estoppel certificate are where a buyer finds them. What we can state are the outside rules on top: the transfer fee limit, Florida’s vacation rental rules, Lee County’s 5 percent tourist tax and the City’s rental permit.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.112; Florida Department of Revenue tourist development tax rates; City of Bonita Springs rental permit page, read 1 October 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
We found no buyer-approval clause, because the declaration and rules are not posted and we have not read them. The estoppel certificate must state whether the rules require board approval of a transfer and whether a right of first refusal exists, so read those lines before you list. If the declaration requires approval, Section 718.112(2)(k) lets the association charge a fee of no more than $150 per applicant, and if it does not, the statute allows no transfer fee. Neighbors show the range: our Casa Bonita Grande guide documents a declaration that requires at least 20 days’ written notice before closing. A cash buyer on a 14-day closing and an association with a 30-day approval clock cannot both be satisfied, so put the answer in the contract’s timeline.
Not known from the public record. Every neighbor whose documents we could read sets a 30-day minimum, and The Egret’s own rule is in its declaration.
Association | Minimum lease | Source |
|---|---|---|
Casa Bonita Grande | 30 days or one month, whichever is less | Declaration, as summarized on our Casa Bonita Grande guide |
Bonita Beach Club | 30 days for owners who bought after June 2006 | Rules, as summarized on our Bonita Beach Club guide |
Windsong | 30 days or one calendar month | Association FAQ dated October 1, 2026 |
The Egret | Not published | Declaration and estoppel certificate |
Section 718.110(13) provides that an amendment limiting rentals applies only to owners who consent to it and owners who acquire title after it takes effect, so the amendment history decides which rule binds an owner. The City of Bonita Springs rental permit exempts properties of more than six units governed by chapter 718, which includes The Egret’s 40 units, and Lee County’s tourist development tax is 5 percent on rentals of six months or less.
The Egret record cannot name a best month: the 43 qualified sales since 2009 are spread across every month, with six each in January, August and October. We would list in the fall so the unit is documented and live when winter buyers arrive, and we treat that as judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
The dates below are recording dates, not listing dates, and 43 sales over 17 years, with none in 2012, 2016 or 2022 through 2024, are too few to carry a seasonal claim. We publish the calendar as counts and draw no conclusion from it.
Quarter of the recording date | Qualified sales since 2009 |
|---|---|
First (January to March) | 12 |
Second (April to June) | 8 |
Third (July to September) | 10 |
Fourth (October to December) | 13 |
By month, January has 6 sales, February 3, March 3, April 2, May 3, June 3, July 3, August 6, September 1, October 6, November 3 and December 4, which adds to 43. The four 2025 and 2026 sales were recorded in February, August, March and July, and the eight 2021 sales in January, January, February, April, July, September, October and October.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Egret closings in the 12 months to that date, after 131 and 143 days on market, too few for a median. The 4 closings in the 24 months to October 3, 2026 took from 97 to 282 days. A sale closes after a contract, an inspection period, the buyer’s insurance and lender reviews and the estoppel, and in a building that posts no documents the document step sets the pace, so a unit listed in the fall has its package ready when winter buyers arrive. Your own timeline depends on price, documents and showing access, and we revise it with you at a review three weeks and eight weeks after the unit goes live.
We market a condo at The Egret in Bonita Beach by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the safety-study documents are ready before the photographer arrives. Then we place the unit 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 40 identical units and a thin record, a buyer reads an Egret listing more closely than a tower listing, and the first showing has to answer the questions the record raises.
The package holds your unit’s floor, size and year built from the county record, the elevation certificate, the association’s budget and financial statement, the estoppel certificate, the insurance summary, the milestone and reserve study documents, the Sunbiz printout and the permit history for your address, plus a one-page sheet that compares your unit with the sales on its floor band.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, so any compensation you offer is negotiated off the MLS, and you may still offer concessions on the MLS, such as a closing-cost credit. Commissions are negotiable, and we put the choices and their effect on your net on paper before you decide.
We negotiate an Egret contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Five issues decide most contracts here: price against a thin record, the association’s approval timeline, insurance quotes, the lender’s review of a 1972 building and the appraisal.
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 four sales since 2025, so a buyer’s agent will lean on the age of the comparable it cites, and we tell you before the first showing how much movement your evidence supports.
A buyer choosing between The Egret and Casa Bonita Grande is choosing between a 40-unit 1972 building with one plan and a 54-unit 1976 building with published documents, 0.42 mile apart on Hickory Blvd. Both are on the Gulf side. The Egret recorded 6 sales in 60 months and Casa Bonita Grande 3, so neither has a deep record.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer, queried 1 Oct 2026)
Casa Bonita Grande is the 54-unit Gulf-side condominium at 25900 Hickory Blvd, not a building in Bonita Grande or anywhere else with a similar name, and it is the closest comparison buyers make. If you own there instead, read our Casa Bonita Grande seller’s guide. The last column says what each difference means for your Egret listing.
What a buyer weighs | The Egret | Casa Bonita Grande | What it means for your Egret listing |
|---|---|---|---|
Units | 40 | 54 | A smaller building shares its costs among fewer owners |
Built | 1972 | 1976 | An older building, which insurers and lenders notice |
Floor plans | One, 1,058 sq ft | 1,030 to 1,496 sq ft across several plans | Your comparables are cleaner, and a buyer has no larger plan to trade up to |
FEMA zone | AE 11 at the county’s point, part of the footprint VE 13 by our overlay | VE 13 | The Egret’s lower base flood elevation at the county’s point is an advantage to explain with a certificate |
Published documents | None found | Declaration and rules read and summarized on our guide | You must supply the documents Casa Bonita Grande’s buyers can already read |
Qualified sales, last 60 months | 6: $575,000 to $970,000 | 3: $900,000 to $1,010,000 | Neither has a deep record |
Median in that window | $712,000 (median of these 6 sales) | $945,000 (median of these 3 sales) | Compare directionally only |
Newest recorded sale | July 16, 2026 | April 16, 2026 | Both are recent |
The Egret wins for a buyer who wants a small Gulf-side two-bedroom at a lower recorded price on one plan, and who will do the document work this page describes. Casa Bonita Grande wins for a buyer who wants published documents and a range of plans. Each window holds fewer than 10 sales, so we compare directions and never rank, and we do not price an Egret unit off Casa Bonita Grande sales. On days on market and sale-to-list, the Southwest Florida MLS (pulled October 3, 2026) shows 2 Egret closings in the 12 months to that date, after 131 and 143 days at 97.1% and 94.6% of the final list price, and 1 Casa Bonita Grande closing. The 60 months hold 7 Egret closings and 5 at Casa Bonita Grande, too few for a median in either building.
Selling a condo at The Egret in Bonita Beach costs roughly 4.2 to 6.7 percent of the price at $615,000 and 4.1 to 6.6 percent at $970,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $26,042 to $41,417 and $40,064 to $64,314, 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 Egret sales: $615,000 is the March 2026 price and $970,000 is the July 2026 price, the building’s highest recorded. 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 and $5.00 per $1,000 from $100,000 to $1 million, and in Lee County the seller customarily pays both and chooses the closing agent, subject to the contract, which controls.
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 unit in the tax year divided by 365, times the annual bill.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $615,000 | March 2026 recorded price |
Listing commission, 2.75% | -$16,913 | 2.75% of $615,000, rounded to the dollar |
Buyer-agent compensation, 2.5%, if offered | -$15,375 | 2.5% of $615,000 |
Deed documentary stamp tax | -$4,305 | 6,150 units of $100 at $0.70 |
Owner’s title policy | -$3,150 | $575 plus ($615,000 minus $100,000) at $5.00 per $1,000, or $2,575 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Egret estoppel certificate | -$299 | Current adjusted statutory amount |
Estimated total costs, with buyer-agent compensation | -$41,417 | 6.73% of price |
Estimated net before payoff, with buyer-agent compensation | $573,583 | $615,000 minus $41,417 |
Estimated total costs, without buyer-agent compensation | -$26,042 | 4.23% of price |
Estimated net before payoff, without buyer-agent compensation | $588,958 | $615,000 minus $26,042 |
The same assumptions apply, at the price the building’s top-floor unit recorded in July 2026.
Item | Estimate | Arithmetic |
|---|---|---|
Sale price | $970,000 | July 2026 recorded price |
Listing commission, 2.75% | -$26,675 | 2.75% of $970,000 |
Buyer-agent compensation, 2.5%, if offered | -$24,250 | 2.5% of $970,000 |
Deed documentary stamp tax | -$6,790 | 9,700 units of $100 at $0.70 |
Owner’s title policy | -$4,925 | $575 plus ($970,000 minus $100,000) at $5.00 per $1,000, or $4,350 |
Title search and settlement | -$1,200 | Estimate |
Municipal lien search | -$175 | Estimate |
Egret estoppel certificate | -$299 | Current adjusted statutory amount |
Estimated total costs, with buyer-agent compensation | -$64,314 | 6.63% of price |
Estimated net before payoff, with buyer-agent compensation | $905,686 | $970,000 minus $64,314 |
Estimated total costs, without buyer-agent compensation | -$40,064 | 4.13% of price |
Estimated net before payoff, without buyer-agent compensation | $929,936 | $970,000 minus $40,064 |
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Egret sellers should ask the question. The seventh-floor unit in our worked sale rose from $470,000 in May 2014 to $615,000 in March 2026, a difference of $145,000, which is inside the $250,000 single exclusion, while the building’s largest repeat-sale gain, $295,500 on a ninth-floor unit held from January 2014 to September 2021, is inside the $500,000 joint exclusion. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices. We are real estate agents, not tax advisers, and this is general information for your adviser to confirm.
List if your unit is in marketable condition and you can be live before winter; take an investor cash offer only when the unit 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)
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 | Depends on price, documents and showing access | Commission, stamp tax, title and prorations | A price that ignores how old the nearest comparable is | A unit 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 unit needing work or a fast close |
Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures and, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free valuation of your Egret condo by requesting one online or by calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales on your floor band and the nearest like sales, adjusted for condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the fee stack your buyer inherits, a net sheet at the price the record supports and the answer to the safety-study question.
Get your free home valuation for The Egret at Bonita Beach and we will send a value built from your own floor band, 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 The Egret.
Jesse McGreevy is a top-reviewed Bonita Beach listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and 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 Egret owners ask us most before they list, answered from the Lee County record, the state’s corporate and condominium records and Florida law. The building background is in our The Egret at Bonita Beach guide. Call Jesse direct at (239) 898-6072 for anything specific to your unit.
Price it from your floor band and your own unit’s record, gather the association’s documents, order the estoppel and the Section 718.503 package, prepare flood and insurance answers, and list in the fall. We send a net sheet first.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 43 Egret sales since 2009, and one of us negotiates every offer.
Recorded sales of the last 60 months run $575,000 to $970,000, all on one 1,058 square foot plan. Floor, condition and documents place your unit inside that range, so request a free valuation.
$970,000 on July 16, 2026 for a ninth-floor unit, $615,000 on March 4, 2026 for a seventh-floor unit, $575,000 in August 2025 on the fourth floor and $810,000 in February 2025 on the seventh floor.
The median of the 6 sales in the last 60 months is $712,000. No window reaches ten sales, so we publish it only as the median of these 6 sales and never as a market median.
The Southwest Florida MLS, pulled October 3, 2026, shows 2 Egret closings in the 12 months to that date, after 131 and 143 days on market, too few for a median. Across the 60 months, the 7 closings took from 1 to 282 days. In a building that posts no documents the paperwork sets the pace, so we order the estoppel the day we list.
Every unit is 1,058 square feet with two bedrooms and two baths, per the county, five to a floor on floors 2 to 9 of a nine-story building from 1972, so price per square foot is price divided by one number.
About 4.2 to 6.7 percent of the price. At $615,000 that is $26,042 to $41,417, and at $970,000 it is $40,064 to $64,314, before any mortgage payoff. The cost section shows every line.
Section 718.116(8) requires 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.
Under Section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest reserve study or a statement that none exists, and the Section 718.504 questions-and-answers document.
Seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer received them more than 7 days before signing. Delivering the package with the offer starts the clock early.
Not published. If the declaration requires approval, Section 718.112(2)(k) caps the fee at $150 per applicant, and the estoppel states whether approval or a right of first refusal applies.
We found no published figure and state none. The budget and the estoppel give it, and the neighbors’ published $3,038 and $3,736 per quarter are theirs, not The Egret’s.
We found no public site. Section 718.111(12)(g) requires an association of 25 or more units to post them behind an owners-only login, so a portal may exist, and the manager can give you access.
FEMA shows zone AE at 11 feet at the county’s point, on panel 12071C0651G effective November 17, 2022, and our overlay puts about 43 percent of the footprint in zone VE at 13 feet. An elevation certificate settles a unit.
Under Section 689.302, at or before the contract, you state that homeowners’ policies exclude flood and answer whether you know of flood damage, filed a flood claim or received flood assistance, including from FEMA.
We found no public damage record for The Egret. The USGS surveyed an 11.3-foot high-water mark at a neighbor’s address, and the National Hurricane Center put surge at 8 to 12 feet above ground on this stretch. Answer your disclosure from your own records.
By our reading yes: nine stories and built in 1972, so the first inspection was due before December 31, 2024 under Section 553.899. Whether it was done is not public.
It is a study of the roof, structure, waterproofing and other items, required at least every 10 years under Section 718.112(2)(g), with the first due by December 31, 2025. Whether The Egret completed one is not public.
They can if documents are missing, because lenders ask for them and a contract signed after December 31, 2024 must carry a conspicuous statement where a required study is not done. Having them in hand removes the question.
We found no public record of one and state none. Ask the board in writing, and write into the contract who pays an installment due before or after closing.
The association carries the master policy and each owner an HO-6 policy. The Egret’s carrier, limits and premium are not published, and Section 718.111(11) requires replacement cost to be determined at least every 3 years.
Unknown, because the rule is in the declaration. Neighbors we read set 30-day minimums, and under Section 718.110(13) a later amendment binds only owners who consent or buy after it, so ask for the amendment history.
The pet rule is not published, so ask the manager. Neighbors we read limit pets, and an assistance animal is a separate fair-housing accommodation request.
Not known. The estoppel must state both, so read those lines before you list, because an approval clock and a cash buyer’s closing date have to fit together.
The record names no best month, because 43 sales since 2009 span every month. We list in the fall so the documents are ready when winter buyers arrive, and we treat that as judgment, not a statistic.
List a unit in marketable condition. Take a cash offer only for work an insurer would not accept or a fast close, and sell by owner only with a buyer in hand and a clear grasp of Sections 718.503 and 689.302.
Possibly not. Up to $250,000 of gain, or $500,000 for a married couple filing jointly, is excludable on a main home owned and used for 2 of the last 5 years, and Florida has no state income tax. Ask your tax adviser.
From your floor band and your own unit’s record, adjusted for condition, with the four 2025 and 2026 sales as evidence and not as a price: two seventh-floor sales a year apart differed by $195,000.
Among 23 sales since 2019, floors 8 and 9 have a $675,000 median, floors 5 to 7 $612,000 and floors 2 to 4 $532,500, but the bands overlap and the groups are small.
The Egret has 40 units, a 1972 build, one 1,058 square foot plan and 6 sales in 60 months from $575,000 to $970,000. Casa Bonita Grande has 54 units, a 1976 build and 3 sales from $900,000 to $1,010,000.
No. This page covers 26340 Hickory Blvd on Little Hickory Island. Egret condominiums elsewhere in Florida are separate associations with their own documents.
It is prorated at closing, and Section 689.261 requires a summary warning the buyer not to rely on your current taxes, because a change of ownership can reset an assessment. We show the formula, not a dollar figure.
Ask the manager how the board treats estate transfers, and have the personal representative’s authority ready. We coordinate with the estate’s attorney and the title company.
Request one on our valuation page or jump to the valuation section of this page. Call Jesse direct at (239) 898-6072 and we will send a value built from your own floor band, with a net sheet and no obligation to list.
Yes. The estoppel, the document package and the contract can move by email, and we coordinate with your title company on signing. If you cannot sign in person, raise a power of attorney early, because the closing agent must approve it.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which of them publish documents, 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 nearby guides for Seascape, Bay Harbor Club and Sea Isles show how larger buildings on the strip are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start.
If you are thinking of selling a condo at The Egret, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own floor band, orders the estoppel the day you list and answers flood, insurance and safety-study questions early. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, serve Bonita Springs sellers.
If you are thinking, “I need someone to sell my condo at The Egret 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. 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.
The Egret sold record, last 60 months: 6 qualified sales from $575,000 to $970,000, and 43 since 2009, per Lee County Property Appraiser recorded sales to 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 7 closings in the 60 months to that date, from $575,000 to $970,000, and the two sources count sales differently. Few Egret homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free home valuation for The Egret at Bonita Beach and we will send a value built from your own floor band, 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 Beach listing agent 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, the same city as The Egret, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page we tracked every one of the 6 qualified Egret sales of the last 60 months, and we read the association’s corporate record, the state’s condominium record, the FEMA flood map at the building and the USGS Hurricane Ian marks.
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 at The Egret? Get a free Egret condo 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 Egret.
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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, all retrieved 1 October 2026: county, state and federal records, the association’s Sunbiz filing, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites.
These official documents are the ones an Egret seller should have in hand before listing, and 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 | Why an Egret seller needs it | Link |
|---|---|---|---|
Estoppel certificate fee schedule | Florida DBPR | The adjusted fee caps for the certificate, expedited requests and delinquent accounts | |
Substantial damage and substantial improvement notice | City of Bonita Springs | The 50 percent rule and the design flood elevation a renovation plan meets | |
Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | The building limit a flood quote is measured against | |
Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | The document package and the 7-day cancellation language | |
Florida Statute 689.302, Flood Disclosure | Florida Legislature | The flood disclosure a seller completes at or before the contract | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | The storm-surge figures buyers cite for this stretch |
The association’s own declaration, budget and rules are not posted online that we could find; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures pulled October 3, 2026; The Egret county sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your condo at The Egret at Bonita Beach with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.