We price your Windsong condo from its own sales record and calendar the board's approval, the estoppel 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 Windsong at Bonita Beach condominium, a 24-home Gulf-side tower at 26370 Hickory Blvd on Little Hickory Island, described in full in our Windsong at Bonita Beach guide. If you own one of the 24 condos, this page gives you every recorded sale in the county file, the board approval your buyer needs, the documents Florida law makes you deliver, and what a sale costs and nets.
Windsong is one of the smallest condominium associations on the Bonita Beach strip of Bonita Springs. This is not Windsong Ranch or any of the other Windsong communities that turn up in a search, and it is not the Windsong condominium association registered in Cocoa under a different Florida document number; it is the only Windsong condominium at Bonita Beach.
The Lee County Property Appraiser records 2 qualified Windsong sales in the last 60 months: $680,000 on 12 March 2026 and $620,000 on 8 June 2026, both for 1,034-square-foot homes. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists both and publishes no market median. One fact belongs at the top: the association requires the board’s written approval of every sale, with 30 days’ written notice before closing, and the declaration bars For Sale signs on the property. A Windsong listing is won on documents and timing as much as on price.
To sell a Windsong at Bonita Beach condo in 2026, price the home from its own recorded history, calendar the board’s 30-day notice before you sign a contract, order the estoppel certificate and the Section 718.503 document package, and prepare flood and insurance answers. With 2 recorded sales in five years, each comparable matters.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The order matters because a building of 24 homes has no depth of comparable sales to lean on. A buyer’s appraiser will see two sales in 2026 and a gap of 1,718 days before them, and will ask what the association charges, whether the building has completed its structural reserve study, and how long board approval takes. A listing that answers those questions in its first week reads as a prepared sale, and one that does not reads as a risk.
These are the ten facts about selling a Windsong at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it.
This seller’s guide to the Windsong at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, the board approval your buyer needs, fees, insurance and disclosure questions, a comparison with Seascape, two net sheets and the answers Windsong owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Windsong at Bonita Beach Condo in 2026?
The Market and the Record: Why List Your Windsong at Bonita Beach Condo With McGreevy and Comisar? · What Is the Windsong at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Windsong at Bonita Beach Condos Sell For? · Have Windsong at Bonita Beach Condo Owners Sold for More Than They Paid? · A Windsong at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Windsong at Bonita Beach Condo? · What Moves the Value of a Windsong at Bonita Beach Condo Most? · What Paperwork Quirks Will a Buyer’s Attorney Notice in Windsong at Bonita Beach Condo Documents? · What Fees Will Your Windsong at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Windsong at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Approval, Flood, Rules and Timing: What Must a Windsong at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · How Does Board Approval Work When You Sell a Windsong at Bonita Beach Condo? · Which Rules Affect a Windsong at Bonita Beach Condo Sale? · What Will Buyers Ask About Flood, Storms and Permits? · When Is the Best Time to Sell a Windsong at Bonita Beach Condo? · How Do We Market a Windsong at Bonita Beach Condo? · How Do We Negotiate a Windsong at Bonita Beach Condo Contract?
Marketing, Negotiation and Your Options: Windsong at Bonita Beach vs Seascape: Which Will Your Buyer Choose? · What Does It Cost to Sell a Windsong at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Windsong at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Windsong at Bonita Beach Valuation? · What Windsong at Bonita Beach Condo Sellers Say About Working With Us
Answers and Local Expertise: Frequently Asked Questions, Windsong at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Windsong at Bonita Beach Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Windsong owners hire us because we read the county record, the association’s recorded documents and the flood map before we price, and because one of us negotiates every offer.
If you are searching for the best realtor to sell your Windsong condo, or thinking, “I need a listing agent who understands board approval and a building with two recent sales,” 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 Windsong. 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.
We tracked every one of the 11 qualified Windsong sales since 2009, which is a complete count, and every one of the 52 qualified sales the county file holds since 1978, which is a count of what the file holds and not a claim of every sale ever made. We also read all 24 unit parcels on the county roll, the association’s 151-page governing-documents scan, its October 2026 buyer FAQ sheet and its seven-page sales application, and we queried FEMA’s flood layer and the USGS Hurricane Ian marks at the building. It is why our first question to an owner is which plan, which condition and which documents.
Our own Windsong closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Windsong sale, and this page never implies one. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we would run your sale.
The Windsong condo market is too small to read from a window and too quiet to call a trend. Lee County recorded 2 qualified sales in the last 60 months, $680,000 on 12 March 2026 and $620,000 on 8 June 2026, and none between June 2021 and March 2026. The Southwest Florida MLS was not pulled for this page.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each home’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, and never a claim that it holds every sale ever made. We widened the window step by step and stopped at 60 months, because no earlier window holds more than 2 sales. Our Windsong at Bonita Beach guide carries the buyer’s version.
Each row names its window and its count. With 2 sales in a window the median is only the middle of two prices, so we write it as the median of these 2 sales and treat it as a description of two homes, not a market.
| County window to 1 October 2026 | Qualified sales | Price range | Median of these sales | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months (since October 2025) | 2 | $620,000 to $680,000 | $650,000, the median of these 2 sales | $628.62 |
| 24 months (since October 2024) | 2 | $620,000 to $680,000 | $650,000, the median of these 2 sales | $628.62 |
| 36 months (since October 2023) | 2 | $620,000 to $680,000 | $650,000, the median of these 2 sales | $628.62 |
| 60 months (since October 2021) | 2 | $620,000 to $680,000 | $650,000, the median of these 2 sales | $628.62 |
| Since January 2009, the complete record | 11 | $460,000 to $680,000 | not published, listed below | not published |
| All recorded history, since July 1978 | 52 | not published as a price signal | not published | not published |
The county file was built on 1 October 2026 and its newest Windsong sale is dated 8 June 2026, which is 115 days earlier. The two sales in every window are the same two sales, so the 12-month window is not a different market from the 60-month window; it is the same pair seen four times.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We do not estimate them from the county record, because the two sources measure different things and, with 24 homes, an estimate would be false precision. If you want the MLS read on comparable homes nearby today, request a free Windsong at Bonita Beach valuation or Call Jesse direct at (239) 898-6072.
Windsong condos sold for $620,000 and $680,000 in the last 60 months, both 1,034-square-foot homes, at $599.61 and $657.64 per heated square foot. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its date, size and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Recorded | Building address | Beds | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| 8 June 2026 | 26370 Hickory Blvd | 2 | 1,034 | $620,000 | $599.61 |
| 12 March 2026 | 26370 Hickory Blvd | 2 | 1,034 | $680,000 | $657.64 |
The median of these 2 sales is $650,000, and the range is $620,000 to $680,000. Read that only as the median of these 2 sales. The two prices are $60,000 apart, which is 9.7 percent of the $620,000 price, and they were recorded 88 days apart for the same plan.
The 11 qualified sales since January 2009 are the complete count, and they are shown here by year so that no price is averaged across eras. We publish no median of the 11, because it would blend 2014 prices with 2026 prices.
| Year | Qualified sales | Prices recorded |
|---|---|---|
| 2014 | 1 | $515,000 |
| 2015 | 2 | $460,000 and $575,000 |
| 2017 | 1 | $580,000 |
| 2019 | 2 | $570,000 and $615,000 |
| 2020 | 1 | $615,000 |
| 2021 | 2 | $550,000 and $631,000 |
| 2026 | 2 | $680,000 and $620,000 |
| 2009 to 2013, 2016, 2018 and 2022 to 2025 | 0 | none recorded |
Seven of the 18 calendar years from 2009 to 2026 have a qualified sale, and 11 do not. The sizes are 1,034 or 1,062 square feet, and the 1,062-square-foot homes sold in 2014, 2015 and 2019. The four years from 2022 to 2025 hold none, which is the gap a buyer’s appraiser sees first.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. The county roll carries four more latest-sale dates since 2009 that are not in the qualified file: $349,000 on 5 November 2010, $775,000 on 3 May 2022, $175,000 on 18 July 2024 and $742,000 on 26 August 2024.
The $775,000 and $742,000 transfers are above the $680,000 high in the qualified file, so a buyer’s agent may quote them, and the $175,000 transfer is far below every other price since 1999. The roll does not say why a transfer was not qualified, and we do not guess. Until we have read the deed, we do not use any of the four as a comparable, and we tell you before the first showing how a buyer’s agent is likely to use them. The qualified record may understate the top of Windsong’s range.
Yes, in nearly every repeat sale. The county file holds 30 repeat-sale pairs for Windsong homes since 1978, and 29 ended higher than they began; the one decline was a 3.7 percent fall between 1983 and 1989. Each pair is nominal, before commission, tax, assessments and improvements.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two recorded prices of one home, so it removes the question of which home is bigger. It cannot remove the question of what happened to the home in between, because the county file does not record renovation, storm repair or a change in the building’s insurance or assessments.
All 10 pairs whose second sale falls since January 2009, the years where the record is complete, rose; the five with the shortest holds are below, shown by heated size and not by unit number.
| Home | First sale | Second sale | Hold | Change |
|---|---|---|---|---|
| 1,034 sq ft | January 2021, $550,000 | March 2026, $680,000 | 1,868 days, about 5.1 years | +$130,000, +23.6% |
| 1,034 sq ft | June 2017, $580,000 | June 2026, $620,000 | 3,269 days, about 8.9 years | +$40,000, +6.9% |
| 1,034 sq ft | May 2004, $450,000 | January 2021, $550,000 | 6,112 days, about 16.7 years | +$100,000, +22.2% |
| 1,034 sq ft | July 2004, $565,000 | September 2015, $575,000 | 4,090 days, about 11.2 years | +$10,000, +1.8% |
| 1,062 sq ft | December 2008, $450,000 | June 2014, $515,000 | 2,001 days, about 5.5 years | +$65,000, +14.4% |
The long holds, back to first prices in the 1970s to 1990s, describe time more than the market, so the short holds are the useful ones: the home that sold in 2004, 2021 and 2026 gained 22.2 percent and then 23.6 percent, while the home that sold in 2004 and 2015 gained 1.8 percent in 11.2 years.
The Windsong sale to walk through is the March 2026 sale of a 1,034-square-foot home at 26370 Hickory Blvd for $680,000, which followed a $550,000 sale in January 2021 and a $450,000 sale in May 2004. It shows what an owner who held for five years gained and what a seller should subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one home and leave the unit, owner and parcel out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The home sold for $450,000 on 6 May 2004, or $435.20 per heated square foot, for $550,000 on 29 January 2021, or $531.91, and for $680,000 on 12 March 2026, or $657.64. That is $230,000 more than 2004, 51.1 percent, over 21 years and 10 months, and $130,000 more than 2021, 23.6 percent, over 1,868 days. The 2026 price per square foot is 1.51 times the 2004 figure.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the home. At the rates in our cost section, the sale carries an estimated $28,609 in costs without buyer-agent compensation (4.21 percent) and $45,609 with a 2.5 percent buyer-agent share (6.71 percent), leaving $651,391 or $634,391 before any mortgage payoff. Against the $550,000 recorded in 2021, that is $101,391 or $84,391 more, before property tax, assessments, insurance, interest and any improvements over five years. Net sheet A below shows every line. This sale is a public record and not ours, and we claim no Windsong closing.
We price a Windsong condo in four steps: read your own home’s record, treat the two 2026 sales as the first comparables and not as a price, adjust for floor, plan, view and condition, and test the result against the strip. With 2 recent sales, the reasoning is the product, and we show it to you on paper.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county file holds 11 qualified sales since 2009 and two in the last 60 months, and the last qualified sale of a 1,062-square-foot home is dated August 2019.
There are only two plans, 1,034 square feet for 16 homes and 1,062 for 8, and each home has its own recorded history. That history is the first comparable, and it is also a warning: the same plan sold for $550,000 in January 2021 and $620,000 and $680,000 in 2026.
The March 2026 sale at $680,000 ($657.64 per heated square foot) and the June 2026 sale at $620,000 ($599.61) are the nearest like sales a buyer’s appraiser has, and we expect both to be cited. Two 1,034-square-foot sales 88 days apart and $60,000 apart say that the range for that plan is wide, so we place your home inside it by floor, condition and view instead of splitting the difference.
The county does not record floor level, view, interior condition, window and air-conditioning age, whether a home has been renovated, which parking space and locker are assigned or whether the unit is leased. The 1,062-square-foot plan has no qualified sale since August 2019 ($570,000, or $536.72 per square foot), and the roll’s 2022 and 2024 transfers for that plan, $775,000 and $742,000, are not in the qualified file. We do not price a 1,062-square-foot home by multiplying the 1,034-square-foot figure; we show the buyer’s agent the reasoning line by line.
The nearest Gulf-side comparison is Seascape, with 10 qualified sales in 60 months at a median of $592,500 and a range of $370,000 to $850,000, or $568.39 per heated square foot. Bonita Beach Club shows 17 sales in 24 months at a median of $690,000 ($608.61 per square foot), and Bay Harbor Club 12 sales in 24 months at $555,000 ($412.64). The windows differ, so we use them as boundaries and not as comparables.
Six things move a Windsong condo’s price most: the Gulf side and the view from your floor, the plan, the building’s age and its reserve and milestone posture, the stated $3,736 quarterly assessment, the leasing and pet rules, and the assigned parking and locker. Size varies by only 28 square feet, so these matter more than plan.
Data updated: October 2026 (Lee County Property Appraiser roll exported 27 Sep 2026 and recorded sales index built 1 Oct 2026; association documents read 1 Oct 2026)
The county roll places all 24 parcels on the Gulf side of Hickory Blvd, and the older description of Windsong promised Gulf views. We have not stood in every unit, a view from a lower floor differs from a view from the ninth, and the recorded documents do not describe a beach path, boardwalk or beach easement.
Sixteen homes have 1,034 heated square feet and eight, the 02 line on each floor, have 1,062, so floor and line are the first adjustments we make. The roll dates the tower to 1979, and a buyer and a lender will ask whether it has completed its milestone inspection and reserve study, which the disclosure section covers. The 30-day minimum lease, the one-pet rule and board approval define the buyer pool, and the documents describe no dock, slip or clubhouse, only a pool, a recreation room and ground-level parking and lockers.
The association’s October 2026 FAQ states $3,736 per quarter, or $14,944 a year, and does not say whether it applies to every unit. Under the declaration each unit owns one twenty-fourth of the common elements, so equal payment is plausible, and on that assumption the 1,034-square-foot homes pay about $14.45 per heated square foot a year and the 1,062-square-foot homes about $14.07. A buyer capitalizes the assessment into the price they will pay, so a seller wants the budget and the estoppel in hand early.
A buyer’s attorney will notice that Windsong’s legal name says Fort Myers Beach while the building stands in Bonita Springs, that three records give three build years, and that the association’s FAQ and its bylaws disagree on the assessment due dates. None is a defect by itself, and each is easier to explain before the contract than after.
Data updated: October 2026 (association governing-documents scan, buyer FAQ sheet and sales application read 1 Oct 2026; Florida Division of Corporations and Division of Florida Condominiums public records)
The association is Windsong Condominium Association, Inc., of Fort Myers Beach. A November 1997 corrective amendment says the “of Fort Myers Beach” language was left out of several governing documents “through scrivener’s error.” The building is at 26370 Hickory Blvd in Bonita Springs, 34134, as the county roll and the association’s own site agree, so an estoppel certificate or an insurance quote that names Fort Myers Beach is quoting the corporation’s name and not the address.
The declaration is dated 1 August 1977, the Division of Florida Condominiums lists the project as recorded on 1 January 1977, the articles were filed 10 April 1978 and the county roll gives 1979 as the year built. Two roll sales are dated July and August 1978, before the roll’s year built. No certificate of occupancy is public, so we cannot say which year is the completion year, and we do not state one.
The FAQ lists due dates of 1 January, 1 April, 1 July and 1 September, and the 1997 bylaws say 1 January, April, July and October. One is a typographical error and we cannot tell which. The estoppel certificate states the dates actually billed, so a seller prorating the quarterly assessment at closing relies on it.
A Windsong condo buyer pays the association’s stated assessment of $3,736 per quarter, $14,944 a year, plus property tax, a condominium unit owner’s insurance policy and, at purchase, a $150 application fee and $50 for each adult applicant. The FAQ does not say whether the assessment applies to every unit, so the budget and the estoppel are the answer.
Data updated: October 2026 (Windsong association FAQ sheet dated 1 Oct 2026 and sales application; Lee County Property Appraiser roll exported 27 Sep 2026; Florida Statute 718.116, read 1 Oct 2026)
Information not available at time of publishing (checked 2026-10-01). That covers any association fee shown in Southwest Florida MLS listing remarks, which we will check when the MLS pull is available.
| Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
| Regular assessment | $3,736 per quarter, $14,944 a year | Quarterly, in advance | Every owner | Association FAQ sheet dated 1 Oct 2026 |
| Special assessment | None published | Not published | Every owner, if levied | The estoppel certificate and the minutes |
| Buyer application fee | $150, non-refundable | One time | The buyer | Association sales application |
| Background check | $50 per applicant 18 and older | One time | The buyer | Association sales application |
| Condominium estoppel certificate | Up to $299 on a current account | One time at sale | The seller customarily | Section 718.116 and the DBPR fee notice |
| Deed documentary stamp tax | $0.70 per $100, $4,760 at $680,000 | 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 |
The restated declaration makes the cost of water and sewer service to the units a common expense, and puts exterior building walls, the wiring up to each unit’s breaker panel, rough plumbing and the parking spaces and the exterior of the lockers on the association. Whether the board also bills pest control or cable through the assessment is a budget question.
The declaration puts windows and glass, the sliding glass doors, the entrance door’s interior, all air conditioning and heating equipment serving the unit, appliances, water heaters, fixtures, flooring, shower pans, the unit’s main water shut-off valve and interior partition walls on the owner. Windows, sliders and air conditioning are three of the largest repair items in a Gulf-side condominium, and at Windsong they are individual costs.
No Windsong special assessment notice is public, and the FAQ states only the regular assessment. If every unit pays $3,736 a quarter, the association collects 24 times $3,736 times 4, or $358,656 a year, which is arithmetic on the FAQ’s figure and not a published budget. The bylaws let the board levy special assessments up to 15 percent of the annual budget in a year without an owner vote, which on the equal-share arithmetic is about $53,798 for the building, or about $2,242 per unit. The FAQ also answers no to whether the association is in a lawsuit that could produce liability over $100,000. We ask the manager for every special assessment authorized since January 2022 before we list.
The association insures the building under a master policy that is not public, and each owner insures the interior and contents with a condominium unit owner’s policy, usually called HO-6, plus flood coverage where required. A buyer’s lender will ask about the association’s budget, reserves, litigation and rental share, and an insurer will ask about wind and flood.
Data updated: October 2026 (association declaration read 1 Oct 2026; FEMA flood coverage summary, Florida Office of Insurance Regulation data and Citizens rate filing, read 1 Oct 2026)
Windsong’s wind and flood carriers, deductibles, limits and premiums are not published.
Section 15 of the restated declaration obliges the board to insure the buildings and common elements against fire, extended coverage including windstorm, vandalism and all-risk hazards, and lists flood insurance in amounts the board deems adequate, premises liability and a fidelity bond. The owner insures the unit’s interior and any alteration, with endorsements the declaration expects for leakage, wind-driven rain and loss assessment, so give the buyer your own HO-6 declarations page.
FEMA’s coverage summary for residential condominium buildings puts the building limit at the lesser of replacement cost or $250,000 times the number of units, which for 24 units is $6,000,000, no more than about $240 per heated square foot of Windsong’s 25,040 square feet of unit area. Windsong’s flood policy, limit and carrier are not published, so a buyer asks for the declarations page. The City of Bonita Springs participates in FEMA’s Community Rating System, and its page says FEMA maintained the City’s Class 5 rating, with the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated 21 November 2024.
A lender’s condominium questionnaire typically asks about delinquent owners, the share of units that are rented, the reserve budget, pending litigation, insurance and any special assessment. The Windsong FAQ answers no on litigation over $100,000, and the budget, rental share and delinquency are in documents we have not seen. The building’s rental share is not published.
A Windsong at Bonita Beach condo seller must give the buyer the Section 718.503 document package at the seller’s expense, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 553.899, read 1 October 2026)
Under Section 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Section 718.504. The seller bears the cost of producing them. A buyer can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer had them more than 7 days before signing. The association posts its governing documents, FAQ sheet and application, and the budget, reserve study and milestone summary come from the manager.
Contracts for condominium units signed after 31 December 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or structural integrity reserve study. If Windsong’s tower has three or more habitable stories, Section 553.899 required the initial inspection before 31 December 2024, and Section 718.112 and House Bill 913 of 2025 set the reserve study deadline at 31 December 2025. We read the floors from unit numbers, so that is inferred. No Windsong summary or study is public, and we do not say any passed or failed.
Section 718.116 requires the association to issue an estoppel certificate 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. A certificate delivered by hand or email is effective for 30 days and one sent by mail for 35, so order a new one if closing slips. The restated declaration says 15 days, and it also says the Condominium Act controls where the two conflict, so the statute’s 10 business days governs.
A seller of residential property, including a condominium unit, must give the buyer a flood disclosure under Section 689.302. It asks whether the seller knows of flood damage, has filed a flood insurance claim or has received flood assistance, including from FEMA. Answer it accurately, because a wrong answer is a legal exposure no price fixes.
A Windsong buyer needs the board’s written approval before closing. The seller gives the board 30 days’ written notice with a copy of the contract, the buyer applies with references, a credit report and fees, and the board must act within 30 days of a complete application or 60 days of the notice, whichever comes first. Silence counts as approval.
Data updated: October 2026 (association restated declaration, Section 14, and sales application read 1 Oct 2026)
The declaration’s stated purpose is to keep “a community of congenial, financially responsible residents.”
The selling owner must give the board or its designee written notice at least 30 days before the intended closing date, with the buyer’s name and address and a copy of the executed contract. As an example, a contract signed with notice delivered on 1 November cannot responsibly set a closing before 1 December. A closing date inside the 30-day window is a contract risk, so we calendar the notice before the contract is signed.
Within 30 days after receiving the notice and all requested information or interviews, or no later than 60 days after receiving the notice, whichever comes first, the board must approve or disapprove. If it does neither, the declaration says the failure is deemed approval, and on demand the board must issue a Certificate of Approval in recordable form. The sales application is more specific and says the association office will advise the buyer within 14 days of receiving the application. The 14 days is a service standard on the form, and the declaration’s 30 and 60 days are the outer limits, so plan for both.
Approval may be withheld only for good cause, and only if a majority of the whole board votes to do so after receiving a written opinion of counsel. The declaration lists five causes, including a felony conviction involving violence, controlled substances or dishonesty, financial irresponsibility, missing information or fees, and a sale made without seeking approval. Florida and federal fair housing law apply on top, and a board may not use an application to discriminate.
A sale that is not approved is void unless the board approves it in writing afterward, and closing without seeking approval is itself good cause to disapprove. A first mortgagee that takes title by foreclosure or deed in lieu is exempt, and gifts need approval as well. If you or the buyer demanded it in writing with the original notice and the board disapproves without good cause, the board must within 30 days name an approved purchaser at the same price and terms.
Four Windsong rules touch a sale: no For Sale signs, a 30-day minimum lease with board notice, one pet per owner and none in leased units, and board approval of any exterior change. A buyer reads each before offering, and a seller who knows them answers faster.
Data updated: October 2026 (association restated declaration, 2011 certificate of amendment, FAQ sheet and sales application read 1 Oct 2026; Florida Statute 509.242)
The documents we read end in 2011 apart from the 2026 FAQ sheet and the application, so we ask the manager for the current set.
No. Section 12.5 of the declaration prohibits “For Sale,” “For Rent,” “Open House” or similar signs anywhere on the condominium property. A Windsong listing therefore relies on the Southwest Florida MLS, our own marketing and showings by appointment, and we ask the manager early how access for showings, key handling and visitor parking work.
Only entire units may be leased, for a minimum of 30 days or one calendar month, whichever is less, under the 2011 amendment, and no unit may be rented for hotel or transient purposes. The owner gives the board at least 10 days’ notice for a lease of up to a year and 20 days for a longer one, and the board may suspend an owner’s right to lease short term after a hearing. Florida’s vacation rental license under Section 509.242, Lee County’s 5 percent tourist tax on rentals of six months or less and the City’s rental permit program apply on top.
The declaration lets each owner keep one pet of a normal domesticated household type, carried or leashed outside the unit, and says no pets of any kind are permitted in leased units. The sales application says one small pet, which is stricter by a word, so ask the manager for the current rule. An assistance animal is not a pet under federal fair housing law and follows a different process.
Buyers of a Windsong at Bonita Beach condo ask three things first: which FEMA zone the building is in, what Hurricane Ian did on this block, and whether every permit was closed. FEMA shows Zone AE at 11 feet, Lee County puts the building in Evacuation Zone A, and no Windsong record documents Ian damage.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and Lee County evacuation zones, queried 1 October 2026)
We queried FEMA’s live flood layer at the Windsong parcel point on 1 October 2026 and compared the result with surveyed storm marks and the ground elevation. The findings are the map’s, not a guarantee about any one home.
| Item | Finding |
|---|---|
| Governing FIRM panel | 12071C0651G, effective 17 November 2022 |
| Flood zone | AE, coastal floodplain |
| Base flood elevation | 11.0 ft NAVD88 |
| Ground at the parcel point, USGS | 6.54 ft NAVD88 |
| Base flood elevation minus ground | about 4.5 ft |
| City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft) |
| Nearest Ian high-water mark | 11.6 ft NAVD88, 7.96 ft above ground, about 184 m away |
| Evacuation zone | A, surge zone 1 |
We found no Windsong board letter, order or news story about Ian damage to the building, so we claim none. Published surge numbers differ, from the National Hurricane Center’s 8 to 12 feet above ground at Bonita Beach to the federal Bureau of Ocean Energy Management’s 12 to 18 feet, and none is a gauge reading at Windsong. The nearest surveyed mark, 11.6 feet NAVD88 about 184 meters away, less the 6.54-foot ground, gives roughly 5 feet above bare ground, which is our arithmetic and not a measurement at the building. Helene and Milton in 2024 brought regional surge of 3 to 5 feet and 4 to 6 feet above ground, and we found no Windsong-specific record for either.
The City’s EnerGov portal lets anyone search permits by address, and buyers and their inspectors do, so pull the history for your address and close anything open. Our research found the Windsong point landward of the state’s 1978 coastal construction control line by about 18 meters and seaward of the 1991 line by about 53 meters, which puts the building inside the regulated zone of the newer line. The state’s lookup is the authority on which line controls.
The Windsong record cannot name a best month, because it holds 11 qualified sales since 2009 across seven different months, and four of them fall in June. We would list in the fall so the home is live and documented when winter buyers arrive, and we treat that as judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A monthly or seasonal pattern needs far more sales than a 24-home building produces, so we publish the calendar as counts and draw no conclusion from it. Information not available at time of publishing (checked 2026-10-01). That covers the days-on-market figures from the Southwest Florida MLS that a listing calendar would be built on.
| Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
| January | 1 | July | 0 |
| February | 0 | August | 1 |
| March | 1 | September | 2 |
| April | 1 | October | 0 |
| May | 0 | November | 1 |
| June | 4 | December | 0 |
We build it backward from the board’s clock. A contract is followed by the 30-day notice, the buyer’s application and interview, the inspection period, the lender’s or insurer’s review and the estoppel, so a Windsong sale takes at least 30 days from contract and often longer.
We market a Windsong at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the board-approval calendar are ready before the photographer arrives. Then we place the home on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; NAR practice changes effective 17 August 2024)
The package holds your home’s heated size and plan from the county record, the age and condition of the unit’s windows, sliders and air conditioning, any wind-mitigation form, any elevation certificate, the association’s current budget and financial statement, the estoppel certificate, the insurance summary, the assignment of your parking space and locker, the permit history for your address and a one-page sheet comparing your home with the two 2026 sales.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.
We negotiate a Windsong contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide most contracts here: price against the two 2026 sales, the board’s approval timeline, the association’s documents and the appraisal, because a 24-home building gives an appraiser very few comparables.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)
We answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. A lower offer that closes in cash without a financing contingency can net more than a higher offer that fails at the appraisal. If the appraisal comes in below the price, the buyer can bring cash, the price can move or the parties can argue with better comparables, and we give the appraiser your home’s sale history and the strip’s Gulf-side sales before the appraisal, not after.
A buyer choosing between Windsong and Seascape is choosing between a 24-home single tower with its governing documents posted and a 136-unit, three-building community with a larger owner base, in two late-1970s Gulf-side buildings about 988 meters apart on Hickory Blvd. Both are in FEMA Zone AE, Windsong at 11 feet and Seascape at 12.
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)
Seascape is the Gulf-side condominium at the north-west point of Little Hickory Island, not the Seascape communities elsewhere in Florida, and it is the closest comparable to Windsong by era and position. If you own there instead, read our Seascape seller’s guide. The last column says what each difference means for your Windsong listing.
| What a buyer weighs | Windsong | Seascape | What it means for your Windsong listing |
|---|---|---|---|
| Size | 24 homes in one tower | 136 units in three buildings | Windsong offers the smaller scale |
| FEMA zone | AE, 11 ft | AE, 12 ft | Both exposed; bring an elevation certificate |
| County window | 60 months, fewer than 10: every sale listed | 60 months | Compare directionally only |
| Qualified sales in that window | 2 | 10 | Seascape has the deeper record |
| Median in that window | $650,000, the median of these 2 sales | $592,500 | Windsong’s two sales sit above Seascape’s median |
| Price range in that window | $620,000 to $680,000 | $370,000 to $850,000 | Windsong’s pair is inside Seascape’s range |
| Governing documents | 151-page scan, FAQ and application posted | Declaration, bylaws and rules not posted publicly per our Seascape guide | Windsong’s buyer can read before offering |
| Boat slips | None in the documents | A bay-side dock with 19 assignees per a 2019 order, per our Seascape guide | Seascape wins for a slip |
| Board approval | Required for every sale, 30-day notice | Not published | Windsong’s buyer needs a longer timeline |
Windsong wins for a buyer who wants a small building, a Gulf-side address, rules in writing and a documented 30-day rental minimum, and who can accept a board approval of 30 days or more. Seascape wins for a buyer who wants a bay-side boat-slip option, tennis and pickleball, a wider range of sizes and a larger owner base to share costs. Each window is small, so we compare prices as directions and never as a ranking, and we do not price a Windsong home off Seascape sales, because size, plans, fees and approval rules differ. Our Windsong guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or read our guide to buying at Windsong at Bonita Beach.
Selling a Windsong at Bonita Beach condo costs roughly 4.2 to 6.7 percent of the price at either 2026 Windsong price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $28,609 to $45,609 and $26,239 to $41,739, 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 Windsong sales: $680,000 is the March 2026 price and $620,000 is the June 2026 price. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from $100,000 to $1 million, and in Lee County the seller customarily pays both, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill, the assessment due dates and the closing date are not known.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $680,000 | March 2026 recorded price |
| Listing commission, 2.75% | -$18,700 | 2.75% of $680,000 |
| Buyer-agent compensation, 2.5%, if offered | -$17,000 | 2.5% of $680,000 |
| Deed documentary stamp tax | -$4,760 | 6,800 units of $100 at $0.70 |
| Owner’s title policy | -$3,475 | $575 plus ($680,000 minus $100,000) at $5.00 per $1,000, or $2,900 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Windsong estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$45,609 | 6.71% of price |
| Estimated net before payoff, with buyer-agent compensation | $634,391 | $680,000 minus $45,609 |
| Estimated total costs, without buyer-agent compensation | -$28,609 | 4.21% of price |
| Estimated net before payoff, without buyer-agent compensation | $651,391 | $680,000 minus $28,609 |
The same assumptions apply, at the price the county recorded in June 2026.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $620,000 | June 2026 recorded price |
| Listing commission, 2.75% | -$17,050 | 2.75% of $620,000 |
| Buyer-agent compensation, 2.5%, if offered | -$15,500 | 2.5% of $620,000 |
| Deed documentary stamp tax | -$4,340 | 6,200 units of $100 at $0.70 |
| Owner’s title policy | -$3,175 | $575 plus ($620,000 minus $100,000) at $5.00 per $1,000, or $2,600 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Windsong estoppel certificate | -$299 | Statutory cap, current adjusted |
| Estimated total costs, with buyer-agent compensation | -$41,739 | 6.73% of price |
| Estimated net before payoff, with buyer-agent compensation | $578,261 | $620,000 minus $41,739 |
| Estimated total costs, without buyer-agent compensation | -$26,239 | 4.23% of price |
| Estimated net before payoff, without buyer-agent compensation | $593,761 | $620,000 minus $26,239 |
A mortgage payoff, the proration of the $3,736 quarterly assessment to the closing date, any special assessment, repairs agreed during the inspection period and buyer closing-cost credits. The buyer, not the seller, pays the association’s $150 application fee and $50 background check.
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 home in our worked example rose from $450,000 in 2004 to $680,000 in 2026, a difference of $230,000. 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. A second home or rental does not qualify the same way, and a foreign seller faces FIRPTA withholding, so tell us before listing. We are real estate agents, not tax advisers, so talk to a CPA before you sign.
List if your home is in marketable condition and you can be live before winter; take an investor cash offer only when the home needs work an insurer would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties and the board’s approval clock.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Windsong has features that change the comparison: board approval applies to every buyer, a cash buyer included, and the no-sign rule removes the cheapest form of sale-by-owner marketing.
| Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
| Full listing | Highest, tested by the market | Not published for Windsong | Commission, stamp tax, title and prorations | A price that ignores the 1,718-day gap before the 2026 sales | A home in marketable condition with time |
| Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks, but the board’s 30-day notice still applies | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save, and approval is still required | A home needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | Depends on your buyer and the board | 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, a closing set inside the 30-day notice | A known buyer and a legal review |
You get a free Windsong valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and its nearest like sale, adjusted for floor, condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, the assessment and fee stack your buyer inherits, a net sheet at the price the record supports and the board-approval calendar for your closing.
Get your free Windsong at Bonita Beach home valuation and we will send a value built from your own home’s record, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Windsong.
Jesse McGreevy is a top-reviewed Windsong 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.
★★★★★ “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
★★★★★ “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
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
These are the questions Windsong owners ask us most often before they list, answered from the Lee County sale record, the association’s recorded documents and Florida law. The building background is in our Windsong guide. Call Jesse direct at (239) 898-6072 for anything specific to your home.
Price it from your own home’s record and its nearest like sale, order the estoppel and the Section 718.503 package, calendar the board’s 30-day notice before you sign a contract, prepare flood and insurance answers, and list in the fall or winter. We send a net sheet first.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 11 qualified Windsong sales since 2009, and one of us negotiates every offer.
The county file gives a range of $620,000 to $680,000 from 2 sales in the last 60 months, both for 1,034 square feet, and 11 qualified sales since 2009 from $460,000 to $680,000. Your value depends on plan, floor, view and condition, so request a free valuation.
$620,000 on 8 June 2026 and $680,000 on 12 March 2026, both for 1,034 square feet, or $599.61 and $657.64 per heated square foot. Before those came $631,000 in June 2021 and $550,000 in January 2021. These are county recorded prices, not MLS closings.
Information not available at time of publishing (checked 2026-10-01). Live inventory comes from the Southwest Florida MLS, which was not pulled for this page. Contact us and we will send current listings, or tell you plainly that none is on the market.
About 4.2 to 6.7 percent of the price at either 2026 sale price: $28,609 to $45,609 at $680,000 and $26,239 to $41,739 at $620,000, before any mortgage payoff. The range depends mostly on the commission you negotiate and whether you offer buyer-agent compensation. Both net sheets above show every line.
The association’s FAQ sheet dated 1 October 2026 states regular assessments of $3,736 per quarter, or $14,944 a year, and does not say whether that applies to every unit. Water and sewer are common expenses under the declaration. Ask the manager for the budget and the estoppel certificate.
We found no special assessment notice in the public record, and the FAQ sheet states only the regular assessment. The bylaws let the board levy up to 15 percent of the annual budget in a year without an owner vote. Ask the manager for every notice since January 2022.
Up to $299 on a current account, up to $119 more if expedited and up to $179 more if delinquent, and the association must issue it within 10 business days of a written or electronic request. A certificate is effective for 30 days if hand delivered or emailed and 35 if mailed.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, all at your expense under Section 718.503.
Yes. Section 14 of the restated declaration requires prior written approval of the board for every sale and gift. The board can refuse only for the good causes the declaration lists, and silence for 30 days after a complete application, or 60 days after the notice, counts as approval.
At least 30 days before the intended closing date, in writing, with the buyer’s name and address and a copy of the executed contract. The board may ask for a personal interview with the buyer and spouse. We draft the closing date to fall after the 30 days.
Within 30 days after it receives the notice and all requested information or interviews, or no later than 60 days after receiving the notice, whichever comes first. If it does neither, the failure is deemed approval, and the board must issue a Certificate of Approval on demand. The application form promises an answer in 14 days.
If the board disapproves without good cause and you or the buyer demanded it in writing with the original notice, the board must within 30 days name an approved purchaser at the same price and substantially the same terms. If it misses the deadline, the original buyer is deemed approved.
No. Section 12.5 of the declaration prohibits For Sale and Open House signs on the condominium property. We market through the Southwest Florida MLS, our own channels and appointments, and we ask the manager early how access for showings and visitor parking are handled.
Only entire units may be leased, for a minimum of 30 days or one calendar month, whichever is less, with 10 days’ notice to the board for a lease of up to a year and 20 days for a longer one. No hotel or transient use is allowed, and a leased unit may not keep pets.
The declaration lets each owner keep one pet of a normal domesticated household type and bars pets of any kind in leased units. The sales application says one small pet, so ask the manager for the current rule and any size limit. Assistance animals follow a different process under federal fair housing law.
FEMA’s map places Windsong in Zone AE with a base flood elevation of 11 feet NAVD88 on panel 12071C0651G, effective 17 November 2022, according to our 1 October 2026 query of the National Flood Hazard Layer. Lee County places the building in Evacuation Zone A, and the City’s design flood elevation is 12 feet.
We found no Windsong letter, order or press report that documents the building’s Ian damage, so we claim none. The nearest surveyed high-water mark, about 184 meters away, read 11.6 feet NAVD88, and the National Hurricane Center put inundation at 8 to 12 feet above ground at Bonita Beach.
Yes. Under Section 689.302 a seller of residential property, including a condominium unit, must give the buyer a flood disclosure that covers known flood damage, flood insurance claims and flood assistance received. Answer it accurately, because a wrong answer is a legal exposure that no price fixes.
If the tower has three or more habitable stories, Florida law required an initial milestone inspection before 31 December 2024. We read the floors from unit numbers, so that is inferred, and no Windsong summary is public. We do not say whether the building passed or failed.
The association insures the building under a master policy that is not public, and each owner carries a unit owner’s policy, usually HO-6, plus flood coverage where required. Windsong’s carrier, limits and deductibles are not published, so ask the manager for the insurance summary.
The county record cannot name a month: 11 qualified sales since 2009 fall across seven months, four in June. We would list in the fall so the documents are ready when winter buyers arrive, and we tell sellers what the MLS shows for their month at the time of listing.
Cash removes the lender’s condominium review but not the board’s approval, so a cash closing still waits for the Certificate of Approval. Sale by owner works only with a known buyer and a clear grasp of the disclosure duties and the no-sign rule. Our comparison table sets the three paths side by side.
Possibly not. 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 for at least 2 of the 5 years before the sale. A second home or rental is taxed differently, so talk to a CPA before you sign.
From the nearest like unit in the county record, adjusted for floor, view and condition, and checked against any live competition from the MLS. We do not rely on an average, and we bring you a short comparable list, not a single number.
Windsong is a 24-home, one-tower building at 26370 Hickory Blvd, and Seascape is a 136-unit, three-building community about 988 meters away. Windsong publishes its governing documents and its approval process, Seascape has the deeper sales record, and their flood-map base elevations differ by a foot.
No. This page is about the Windsong condominium at 26370 Hickory Blvd, Bonita Springs, Florida 34134, and its association, a Florida not-for-profit corporation, document 742319. Other Windsong communities and a different Windsong condominium association in Cocoa have no connection to this building.
The corporation’s legal name is Windsong Condominium Association, Inc., of Fort Myers Beach, and a 1997 corrective amendment says the phrase was left out of several documents by a scrivener’s error. The building is on Hickory Blvd in Bonita Springs, so a document that names Fort Myers Beach is quoting the name.
The county roll shows a $175,000 transfer in July 2024, far below every other price since 1999, and it is not in the qualified file. We do not know why, we do not use it as a comparable, and we would read the deed before a buyer’s agent cites it.
No window of 12, 24, 36 or 60 months holds 10 qualified sales, so the county record gives 2, and the median of these 2 sales, $650,000, describes two homes and not a market. An all-history median would mix 1978 dollars with 2026 dollars, so we publish none.
Sixteen homes have 1,034 heated square feet and eight have 1,062, according to the county roll, a total of 25,040 and a mean of 1,043.3. The roll lists the sold homes as two-bedroom, two-bath, and we confirm the layout at your home before we describe it.
At $680,000 it is $3,475, which is $575 on the first $100,000 plus $5.00 per $1,000 on the remaining $580,000, and at $620,000 it is $3,175. Florida sets the premium rate, and in Lee County the seller customarily pays it, subject to the contract.
At least 30 days from the signed contract, because the declaration asks for 30 days’ written notice before closing, and the board has up to 30 days after a complete application or 60 days after the notice to act. We have no MLS days-on-market figure to add.
Nothing we read requires you to supply one, but a buyer, insurer or lender may ask for it, because FEMA’s regulatory map does not say whether a particular home is above or below the base flood elevation. If you have one, it goes in the listing package.
Yes. The restated declaration gives each unit an exclusive right to a covered parking space and a storage locker on the ground floor, and the rights pass with the unit. We confirm the numbers of both on your deed or the manager’s records.
A sale that is not approved is void unless the board approves it in writing afterward, and closing without seeking approval is itself good cause to disapprove. Do not set a closing before the Certificate of Approval is in hand.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a home belongs to, which have sale records, what an estoppel and a board approval must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a closing date set inside the board’s 30-day notice, a document package handed over after the contract so the cancellation right stayed open, a flood answer given from a map instead of an elevation certificate, and a home priced off one sale in a building that has recorded two in five years. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Bonita Beach community page covers the strip’s beaches, access points and condominium buildings, and the nearby guides for Seascape, Bonita Beach Club, 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 Windsong condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own home’s record, orders the estoppel and document package the day you list, and calendars the board’s approval before you sign a contract. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Windsong at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Windsong, Seascape, Bonita Beach Club, Bay Harbor Club, or Sea Isles, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Windsong sold record, last 60 months: 2 qualified sales, $680,000 on 12 March 2026 and $620,000 on 8 June 2026, and 11 qualified sales since 2009, from $460,000 to $680,000, per Lee County Property Appraiser recorded sales to 1 October 2026. Southwest Florida MLS figures are not shown on this page. Few Windsong homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Windsong at Bonita Beach home valuation and we will send a value built from your own home’s record, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Windsong realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as Windsong, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the county’s recorded Windsong sales, the association’s governing documents, FAQ sheet and application, the FEMA flood map at the building and the USGS Hurricane Ian marks.
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 Windsong condo? Get a free Windsong 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 Windsong.
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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, read on 1 October 2026: county, state and federal records, the association’s own posted documents, FEMA and USGS data and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Southwest Florida MLS figures were not available at publication.
These official documents are the ones a Windsong seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s or association’s own copy, so you and the buyer read the same text, and none comes from a listing site or a brokerage.
| Document | Issued by | Date | Why a Windsong seller needs it | Link |
|---|---|---|---|---|
| Governing documents scan, 151 pages | Windsong Condominium Association | 1977 to 2011 | The declaration, bylaws, articles and amendments, including Section 14 board approval | View the governing documents |
| Buyer FAQ sheet | Windsong Condominium Association | 1 October 2026 | The stated $3,736 quarterly assessment, leasing and litigation answers | View the FAQ sheet |
| Sales application, 7 pages | Windsong Condominium Association | Current form | The buyer’s fees, references and the 14-day response standard | View the sales application |
| Condominium estoppel certificate fees | Florida DBPR | Current notice | The adjusted $299, $119 and $179 fee amounts | View the DBPR fee notice |
| Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation | View the City notice |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit and coinsurance a flood quote is measured against | View the coverage summary |
| Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package and the 7-day cancellation language | View the statute |
| Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 | View the IRS topic |
The association’s current budget, reserve study, milestone summary and rules after 2011 are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); Windsong sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Windsong condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.