Comparative Market Analysis
25900 Hickory Blvd #605
Bonita Springs, FL 34134
Casa Bonita Grande — Gulf-Front Beachfront Condo
Prepared for Ivette Sanchez by Diana Austin | Fig Team EXP Realty LLC
Subject Property
25900 Hickory Blvd #605
Bonita Springs, FL 34134 · Casa Bonita Grande
Community
Casa Bonita Grande
Unit
#605
Bed / Bath
2 / 2
Living Area
1,160 sq. ft.
Floor
Sixth Floor
Year Built
1976
List Price
$875,000
Price / Sq. Ft.
$754
MLS
226020658
Listed Since
May 28, 2026
Status
Currently Listed
Description: This is a completely renovated sixth-floor Gulf-front unit at Casa Bonita Grande on Hickory Boulevard in Bonita Springs. The unit features impact sliders, an enclosed lanai, updated interior finishes, and direct beach and Gulf views. The property was previously sold for $975,000 in August 2022 and is now listed at $875,000 after renovation.
Market Data
Comparative Sales
Recent sales on Hickory Boulevard, Bonita Springs
| Property | Sale Date | Sale Price | Living Area | $/Sq. Ft. | Relevance |
|---|---|---|---|---|---|
| 25900 Hickory Blvd #206 Strongest | Apr. 17, 2026 | $900,000 | 1,200 sq ft | $750 | Same building — strongest comparable |
| 26000 Hickory Blvd #206 | Jun. 12, 2026 | $850,000 | 1,089 sq ft | $781 | Adjacent beachfront building |
| 25900 Hickory Blvd #204 | May 12, 2025 | $945,000 | 1,030 sq ft | $917 | Same building, older sale, unusually high |
| 26000 Hickory Blvd #604 | Oct. 2, 2025 | $799,000 | 1,243 sq ft | $643 | Similar floor, inferior price indicator |
| 25870 Hickory Blvd #506 | Apr. 13, 2026 | $700,000 | — | — | Nearby building, lower floor |
Analysis
Adjustment Grid
Qualitative adjustments applied to each comparable relative to the subject property
| Comparable | Sale Price | Floor / View | Size | Condition | Market Timing | Indicated Value |
|---|---|---|---|---|---|---|
| 25900 #206 | $900,000 | +$30,000 | −$10,000 | −$10,000 to $0 | $0 | $910,000–$920,000 |
| 26000 #206 | $850,000 | +$30,000 | +$15,000 | $0 to +$10,000 | $0 | $895,000–$905,000 |
| 25900 #204 | $945,000 | +$30,000 | −$25,000 to −$10,000 | −$25,000 | −$15,000 | $910,000–$925,000 |
| 26000 #604 | $799,000 | $0 | −$15,000 | +$20,000 to +$35,000 | +$5,000 | $809,000–$824,000 |
| 25870 #506 | $700,000 | +$10,000 | +$15,000 | — | — | — |
Valuation
Price-per-Square-Foot Analysis
Indicated value at various price-per-square-foot rates for 1,160 sq. ft.
| Rate | Indicated Value |
|---|---|
| $725/sq. ft. | $841,000 |
| $740/sq. ft. | $858,400 |
| $750/sq. ft. | $870,000 |
| $765/sq. ft. | $887,400 |
| $780/sq. ft. | $904,800 |
Verdict
Reconciled Market Value
Probable Current Value
$865K–$900K
Conservative
$850K–$865K
Most Probable
$875K–$890K
Upper-End
$900K–$915K
If renovation, Gulf view, association finances & storm restoration are all superior
Current Asking Price: $875,000
Pricing Conclusion
The property does not appear overpriced at $875,000 based on the strongest same-building sale. In fact, the asking price is reasonable if the unit is genuinely renovated, furnished appropriately and has no material association or assessment concerns.
Market Context
The beachfront condo market on Bonita Beach has softened from the 2022 peak due to:
- Higher insurance costs
- Increased HOA expenses
- New structural reserve requirements
- Buyers negotiating more aggressively
Current statistics indicate homes are selling at roughly 94% of list price, and the market currently favors buyers.
Strategy
Buyer Negotiation Strategy
Aggressive Opening
$825,000
Strong but Defensible Opening
$840,000–$850,000
Likely Negotiated Range
$855,000–$875,000
Suggested Ceiling
$885,000–$900,000
A well-supported offer between $840,000 and $850,000 is both defensible and competitive, landing below the $875,000 asking price while respecting the strongest comparable sale.
Rental Income Potential
December–April Peak Season
For a renovated 2/2 beachfront condo on Hickory Blvd in Bonita Springs, seasonal rental rates during peak season (December–April) typically range from $8,000–$10,000/month depending on furnishing, condition, and booking platform.
Annual gross rental income potential: $60,000–$90,000+.
A Personal Note from Diana
"When you're buying beachfront property, the data matters, but so does having an agent who truly understands the market. I've analyzed every comparable, adjusted for floor level, condition, timing, and building differences. This isn't just a numbers exercise, it's about making sure you pay the right price and feel confident in your investment.
If you'd like to discuss this analysis or schedule a showing, I'm here."
Diana Austin
Fig Team EXP Realty LLC
Questions About This Property?
Let's discuss your offer strategy and get you into your dream beachfront home.
Diana Austin | Fig Team EXP Realty LLC
"Bilingual Real Estate Specialist — We speak English and Spanish"
FL License #3571079