Best Real Estate Agents in Fort Myers Beach, FL (2026): Compared on the Public Record, McGreevy and Comisar

Who are the best real estate agents in Fort Myers Beach, FL, on the public record in 2026?

Google searches on 7 October 2026 found five agent, team and agency profiles addressed in Fort Myers Beach ZIP code 33931 with 10 or more Google reviews, and McGreevy and Comisar of Domain Realty compared them with our row on public records. McGreevy and Comisar’s published production is RealTrends Verified 2026: 241 sides and $157.57M, #5 in Florida by sides.

By Jesse McGreevy and Marc Comisar, founding partners of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Updated October 2026 (data date 7 October 2026). This page is the comparison companion to our Fort Myers Beach real estate guide, and it sits beside the same public-record comparisons we publish for Fort Myers, Estero, Bonita Springs, Barefoot Beach and Naples.

This page is published by McGreevy and Comisar of Domain Realty; rankings reflect the criteria stated above on the data date shown.

Criteria and data date: Google Business Profile review count and rating, years licensed per the Florida DBPR licence record, brokerage of record per DBPR, office per the Google Business Profile place page, team or listing type, languages, published production where RealTrends Verified published it, and the public record ids behind every cell. All retrieved 7 October 2026. Selection rule: every real estate agent, team or agency with a Google Business Profile whose place-page address is in ZIP code 33931, the Fort Myers Beach ZIP code, carrying 10 or more Google reviews on 7 October 2026. Five profiles met the rule, so with McGreevy and Comisar the table carries six rows. Fort Myers Beach is a small market for office-based agent profiles: the ZIP code returned two profiles at 50 or more reviews and three at 25 or more, so the floor was set at 10 reviews and the table is shorter than the eight rows our larger city comparisons carry. McGreevy and Comisar’s office is in Bonita Springs, ZIP code 34134, so our row is on the table by editorial choice, as the publisher, and not by the address rule. Set aside under the rule: vacation rental and property management agencies, condominium, resort and association listings, title, insurance and tour listings, every agent or agency profile in 33931 under 10 reviews, and every profile addressed in another city. Rows are listed by Google review count on the data date, highest first.

Data updated: October 2026 (Google Business Profile as displayed on Google Maps place pages, Florida DBPR licensee portal, RealTrends Verified 2026 program, all retrieved 7 October 2026).

Every cell in the table is a record, not an opinion. Where a record could not be retrieved on the data date, the cell says so and carries no guess. Nothing on this page characterizes any agent, team or agency other than McGreevy and Comisar; the table shows the public record and the reader does the reading.

How were the agents on this list selected and compared?

McGreevy and Comisar selected the Fort Myers Beach roster by a written rule, printed above the table, then compared every row on the same public criteria on one day, 7 October 2026. Nothing was ranked on private knowledge or on anything a reader cannot check against a licence number, a Google listing or a RealTrends page.

Data updated: October 2026 (Google Local Finder result cards and Google Maps place pages, Florida DBPR licensee portal, RealTrends Verified 2026 program, retrieved 7 October 2026).

The yardstick, restated. A Google Business Profile in a real estate agent, team or agency category, whose place-page address is in ZIP code 33931, with 10 or more Google reviews on 7 October 2026. ZIP code 33931 covers the Town of Fort Myers Beach on Estero Island, San Carlos Island, Black Island and a strip of the mainland off San Carlos Boulevard, so it covers every part of the market sold under the Fort Myers Beach name, and it can be checked on any place page.

How the harvest was run. On 7 October 2026 we tracked 713 Google Local Finder result cards across four searches (real estate agent fort myers beach fl, realtor fort myers beach, real estate agency fort myers beach, and best realtor fort myers beach), which reduced to 380 unique profiles. Of those, 116 carried a Fort Myers Beach or 33931 address, and 40 of the 116 were real estate agent, team or agency profiles; the rest were vacation rentals, condominiums, resorts, title, insurance and tour listings. Eighteen of the 40 showed a rating and a review count on the card. We then opened the Google Maps place page of every profile at 10 or more reviews, and of our own two profiles, to read the full address, category, rating and count. Every card value matched its place page. The DBPR record behind each row was read through the portal’s own search the same day, when the portal reported its data current as of 6:11 PM.

Why the floor is 10 reviews. Our larger city comparisons use a 50-review floor with a fallback to 25. Applied here, 50 reviews returns two profiles and 25 returns three. At 10 reviews five profiles qualify, and at 5 reviews seven would. A floor of 10 keeps every row on a double-digit review history, so it is the floor this page uses.

What each criterion measures.

1. Google reviews and rating. The count and star average displayed on the place page on the data date. A count is a snapshot, which is why every count here is dated.
2. Years licensed. Complete years from the Original License Date on the Florida DBPR record to 7 October 2026. For a brokerage listing whose corporation record shows no original date, the table shows a named licensee’s date and says whose.
3. Brokerage of record. The employing broker or corporation shown under Related License Information on the DBPR record, with its CQ licence number.
4. Office. The city and ZIP code on the place-page address, the criterion that built the roster. This page prints no street address for any row except our own.
5. Team or listing type. Read from the listing’s own name and Google category; a listing is described as it presents itself.
6. Languages. Google Business Profile has no language field, and this page read no other profile for any row, so every cell reads Not checked.
7. Published production. Shown where RealTrends Verified published it for the 2025 sales year. An absent figure means nothing was published on the pages we read, not that nothing was sold.
8. Public record ids. The DBPR licence numbers and the Google listing behind each row, so any cell can be re-checked in about a minute.

What else we read, and why it is not on the table. RealTrends Verified 2026 publishes Fort Myers Beach city rankings for individuals and for small and medium teams; none of the names on those pages carries a Google profile addressed in 33931 with 10 or more reviews under the ranked name, so they sit outside the rule and are recorded in our research file rather than rostered. The large-team ranking page for Fort Myers Beach returned no results on the data date, because RealTrends files a team under the city of its office.

How the table is ordered. By Google review count on the data date, highest first, which is the criterion that built the roster. Where the record does not support an order, the criteria are shown side by side and no tiebreak is invented.

What is deliberately not on the table. No review text from any profile other than our own. No street address beyond city and ZIP code for any row but ours. No production figure RealTrends has not published. No Fort Myers Beach closing count for anyone, because individual agents’ MLS records are not public. No adjective about anyone.

Which Fort Myers Beach real estate agents have the most Google reviews in October 2026?

Review counts on the Fort Myers Beach table ran from 13 to 99 on 7 October 2026, and the first row of the table carries the highest count. McGreevy and Comisar carry 79 Google reviews at a 4.9 rating, and the Domain Realty brokerage office at the same Bonita Springs address carries 258 at 4.8. A review count measures feedback on one platform, not closings.

Data updated: October 2026 (Google Business Profile counts and ratings as displayed on Google Maps place pages; Google Business Profile Help; retrieved 7 October 2026).

McGreevy and Comisar hold 79 Google reviews at 4.9 on the data date, on a profile that carries the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. The Domain Realty brokerage office listing at the same address carried 258 reviews at 4.8, and it is not a separate row, because the criterion is the team’s own profile and one office is not counted twice. A third listing, Domain Realty’s Fort Myers office on College Parkway, carried 3 reviews at 5.0.

Three things are worth knowing before you weigh a review count. Google’s help pages state that scores run from 1 to 5 stars, that the score is the average of all ratings published for that place, and that a new review can take up to 2 weeks to change the score. Google’s review guidance says a reviewer must be signed in to a Google Account, that reviews must reflect a genuine experience, and that offering incentives for reviews is prohibited. And a count says nothing about where the reviewed sales were, so no count on the table can be read as a count of Fort Myers Beach clients. Read the count beside the team or listing type column, which shows whether a listing is a brokerage office, a team or one agent, and beside the licence date.

If you want reviews you can read and not just count, the client review block further down this page quotes McGreevy and Comisar’s own verified Google reviews. This page does not quote or paraphrase a review left for anyone else.

How long have McGreevy and Comisar been licensed in Florida, and how do you check any agent’s licence?

Jesse McGreevy has held Florida licence SL3101296 since 4 November 2004 and Marc Comisar has held Florida licence BK3060671 since 25 September 2003, both Current and Active with DomainRealty.com LLC as brokerage of record, per the Florida DBPR portal on 7 October 2026. That is 21 and 23 complete years of licensure.

Data updated: October 2026 (Florida DBPR licensee portal, Licensee Details and Related License Information views, retrieved 7 October 2026).

The Florida Department of Business and Professional Regulation publishes every real estate licence on its licence search portal, and checking one takes about a minute. The portal searches by name, by licence number, by city or county, and by licence type. A real estate record shows the licence type (Sales Associate, Broker Sales Associate, Broker or Real Estate Corporation), the status (Current, Active is the one you want), the Original License Date, the expiry date, and under Related License Information the brokerage of record with its CQ number and the date that relationship took effect. Complaints and discipline are reachable from the same record.

Jesse McGreevy’s record reads Sales Associate, Current, Active, expiring 30 September 2028, and his 22nd licence anniversary falls on 4 November 2026. Marc Comisar’s record reads Broker Sales Associate, Current, Active, expiring 31 March 2027, which under Section 475.01 means he is qualified to be issued a broker licence and operates as a sales associate in the employ of Domain Realty. Both licensee names end in PA, for Professional Association, and both show Domain Realty as the employer since July 2015.

Every figure in the years column came from that portal on 7 October 2026. Two of the corporation records on the table leave the Original License Date field blank, so for those rows the table shows the date of a named licensee tied to the corporation and labels it. For one row the listing’s display name could not be matched to a licence record by name search on the data date, so those cells read Not retrieved and carry no guess. That is a limit of searching by a display name and says nothing about that listing’s licence.

Licence tenure is a floor, not a ranking. A licence issued in 2004 proves more than two decades of standing with the state; it does not by itself measure closings. Read tenure beside the published production column.

Thinking of selling or buying on Fort Myers Beach? Ask any agent for the record behind their row.

The Southwest Florida MLS shows 397 closings in ZIP code 33931 in the 12 months to 7 October 2026 at a median of 92 days on market, with 380 homes active on the data date, so the agent you hire will hold your file for a season or more. If you are selling, start with a free home valuation from McGreevy and Comisar or read how we approach selling a home in Fort Myers Beach; Jesse McGreevy’s direct line is (239) 898-6072. If you are buying, see how McGreevy and Comisar represent buyers and our Fort Myers Beach buyer page; Marc Comisar’s direct line is (239) 287-5873. Every cell in the table can be checked against the record ids in its final column, which is exactly how we would want you to check us. Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty.

What does brokerage of record mean on a Florida licence, and why does it matter on Fort Myers Beach?

Brokerage of record is the licensed broker or corporation a Florida sales associate or broker associate works under, shown on the DBPR record under Related License Information. For McGreevy and Comisar it is DomainRealty.com LLC, doing business as Domain Realty, licence CQ1049052, a Real Estate Corporation licensed 10 July 2015 and Current and Active on 7 October 2026.

Data updated: October 2026 (Florida DBPR licensee records; Sections 475.01, 475.278 and 475.42, Florida Statutes; Florida Administrative Code Rules 61J2-10.025 and 61J2-10.026; retrieved 7 October 2026).

Florida law ties every associate to one broker. Section 475.42 says a sales associate may not operate as a sales associate for any person not registered as the associate’s employer, and may not collect money in a brokerage transaction except in the name of the employer. That is true for a solo agent and for a team member alike, so the brokerage cell on the table names the registered employer for each row where the record was retrieved, and for a brokerage listing it names the corporation itself.

The brokerage name also has to be in the advertising. Rule 61J2-10.025 requires that all real estate advertisements include the licensed name of the brokerage firm, and Rule 61J2-10.026, titled Team or Group Advertising, defines a team as licensees who perform licensed activities under the supervision of the same broker and bars a team name from appearing in larger print than the brokerage name. That is why the team’s row and its advertising read McGreevy and Comisar, Domain Realty.

Domain Realty was co-founded by Jesse McGreevy in 2015 and is the brokerage behind Domain Realty Group, the team McGreevy and Comisar lead. Domain Realty Group is a team of about 40 agents founded in 2008 and serving Lee, Collier and Charlotte counties, and it is the #1 real estate team in Southwest Florida since 2012. The DBPR record shows Jesse McGreevy employed by Domain Realty from 24 July 2015 and Marc Comisar from 21 July 2015, the month the corporation was licensed. The CQ1049052 licence expires 31 March 2028.

It matters in a Fort Myers Beach sale for a practical reason. On an island of about 9,000 county parcels, one brokerage can end up on both sides of a sale. Section 475.278 sets out the brokerage relationships Florida allows (transaction broker, single agent, or no brokerage relationship), presumes a transaction broker relationship unless another is agreed in writing, and does not allow dual agency. The brokerage of record is the firm that holds the escrow deposit and answers for the relationship, so it is worth knowing before you sign anything.

What does published production mean, and what has RealTrends published for McGreevy and Comisar?

Published production is a sales figure released by the agent or by an independent ranking program, here RealTrends Verified. For the 2025 sales year RealTrends Verified 2026 lists McGreevy and Comisar as a Large Team with 241 transaction sides and $157.57M in volume, rank 1 in Bonita Springs by both measures, #5 in Florida by sides and #11 by volume.

Data updated: October 2026 (RealTrends Verified 2026 program, McGreevy and Comisar team profile and Fort Myers Beach city ranking pages, 2025 sales data, program release 10 July 2026, retrieved 7 October 2026).

RealTrends Verified ranks agents and teams from production data the program verifies, and it files each team under the city of its office. That is why McGreevy and Comisar appear in the Bonita Springs rankings and why the large-team ranking page for Fort Myers Beach returned no results on the data date. The team profile reads: McGreevy and Comisar, Large Team, Verified Real Estate Team, company Domain Realty, Bonita Springs, FL 34134, average home price $653.8K, latest volume $157.57M, latest transactions 241 sides, based on 2025 sales data. It lists national ranks of 129 by volume and 131 by sides.

The RealTrends ranking was announced in an ACCESS Newswire release of 3 August 2026, which states that the team completed 241 transaction sides representing $157.57 million in sales volume on independently verified 2025 production. McGreevy and Comisar’s career figures stand beside it: McGreevy and Comisar alone have over $900 million in Sales, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across 4,000+ transactions.

A transaction side is one side of one sale: a listing sold is one side, a buyer represented is another, and a sale where the same team represents both is two. Volume counted by side adds the sale price once for each side. So 241 sides is not 241 homes, and a reader comparing any production figure should ask which of the two it counts. On this table the column shows only what RealTrends published on the pages we read on the data date. An absent figure in a row is not a statement about that row’s sales.

What is the Fort Myers Beach market doing in 2026, and why does the agent you pick matter?

The Southwest Florida MLS shows 397 closings in ZIP code 33931 in the 12 months to 7 October 2026 at a median of $510,000, $455 per square foot and 92 days on market, with sellers receiving a median 93.8 percent of the final list price. On the data date 380 homes were active and 27 pending, about 11.5 months of supply.

Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).

What do the whole-ZIP figures show?

We tracked every Southwest Florida MLS closing in ZIP code 33931 in the 60 months to 7 October 2026, 2,064 in all, and the 12-month window holds 397 of them. Those 397 sold from $138,000 to $6,900,000, at a median of $510,000, a median of $455 per square foot and a median of 92 days on market, for $298,386,808 in combined volume. The median sale price was 93.8 percent of the final list price. On 7 October 2026 there were 380 active listings at a median list price of $699,000 and 27 pending. At the 12-month pace of about 33 closings a month, 380 active listings is about 11.5 months of supply.

What do the figures show by part of the ZIP code?

ZIP code 33931 is not one market. Estero Island, the Town of Fort Myers Beach, recorded 309 of the 397 closings at a median of $550,000, $481 per square foot and 97 days on market. San Carlos Island recorded 10 closings at a median of $412,500, Black Island 12 at a median of $402,500, and the mainland strip with a 33931 address 66 at a median of $367,500, all in the same 12 months.

What do the figures show by property type?

By joining MLS addresses to the county roll, condominiums accounted for 238 closings at a median of $425,000 and single-family homes for 111 at a median of $1,000,000 in the 12 months; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. Manufactured homes recorded 30 closings at a median of $352,889 (rounded). On the data date 222 condominiums were active at a median list of $549,950 and 105 single-family homes at a median list of $1,249,999.

Why does the county record show a different count?

The Lee County Property Appraiser records 353 qualified sales in the Town of Fort Myers Beach taxing district in the 12 months to the roll file of 4 October 2026, at a median of $590,000. The county counts recorded deeds the appraiser qualifies as arm’s-length, by parcel and by taxing district; the MLS counts listings that closed, by address. Neither is wrong, they measure different things, and this page never averages or mixes the two. The same roll shows 148 Town parcels with a year built of 2023 or later, the post-Ian rebuilding visible in the county record.

Why does the agent you pick matter in this market?

At 92 median days on market and roughly a year of supply, pricing and preparation decide whether a Fort Myers Beach home sells this season or the next. A median sale at 93.8 percent of the final list price means the gap between asking and closing is real, and it is widest on homes priced from a pre-storm memory. An agent who can read a FEMA flood determination, a condominium’s milestone inspection schedule and the Town’s rebuild rules will price a home the way the next buyer’s lender and insurer will see it. That is a question to put to every row on the table.

Which jurisdiction is a Fort Myers Beach address in, and why should your agent know?

A Fort Myers Beach mailing address does not tell you the government. Estero Island is the Town of Fort Myers Beach, incorporated December 31, 1995; San Carlos Island is unincorporated Lee County; and the Lee County Property Appraiser roll places the Black Island condominium parcels in the City of Bonita Springs taxing district. The jurisdiction sets permits, rental rules and the tax rate.

Data updated: October 2026 (Lee County Property Appraiser roll file October 4, 2026, and 2025 and 2026 millage books; Town of Fort Myers Beach charter and Town Hall notices; retrieved 7 October 2026).

The Town of Fort Myers Beach governs Estero Island from its new Town Hall at 6231 Estero Blvd, opened September 10, 2025 (Town Hall 239-765-0202). Building permits, the Town’s flood rules and the Town’s short-term rental registration apply there. San Carlos Island, across Matanzas Pass, is unincorporated Lee County, so Lee County issues the permits and enforces the code. The Black Island condominiums at 8701 and 8771 Estero Blvd carry a Fort Myers Beach mailing address, but the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district. Bayside Estates and Tip Top, off San Carlos Boulevard, are unincorporated Lee County on the mainland, not on an island. A name is not membership: a building marketed as Fort Myers Beach may sit under any of the three.

The tax rate follows the district. The 2026 rates in the Property Appraiser’s book printed October 9, 2026 are 13.3108 in the Town of Fort Myers Beach district, 13.2284 in the San Carlos Island district, 12.7942 in the City of Bonita Springs district that holds the Black Island parcels, and 14.2517 in the Bayside Estates district. The 2025 final millage was 13.4329, 13.3976, 12.7970 and 14.4119. Inside the Town total, the Town’s own levy was 1.0294 mills in 2025 and is 1.0655 mills in 2026.

Worked example, labelled: at the 2026 applied Town rate of 13.3108 mills, the Estero Island 12-month median sale of $550,000 would carry $550,000 x 13.3108 / 1,000 = $7,320.94 in ad valorem tax, before any exemption and before non-ad valorem charges. The FY2026 Lee County solid waste assessment for Area 1, which includes the Town, is $358.45 per single-family unit per year. A new owner’s bill is set on the new assessment, not the seller’s, so the seller’s current bill is not the buyer’s next one.

What should a Fort Myers Beach agent know about flood zones, Hurricane Ian and insurance?

Every point tested across Fort Myers Beach on the FEMA flood map sits in a Special Flood Hazard Area, zone AE or VE, with static base flood elevations of 10 to 14 feet NAVD88 on the Lee County FIRM effective November 17, 2022, except four points at 8701 Estero Blvd that read shaded X. Evacuation zone A applies everywhere tested.

Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County FIRM series 12071C effective November 17, 2022; National Hurricane Center Tropical Cyclone Report AL092022; Florida DEP Hurricane Ian report; FEMA CRS notices; Section 627.351, Florida Statutes; retrieved 7 October 2026).

Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s Tropical Cyclone Report gives 10 to 15 feet of storm surge inundation above ground level on Fort Myers Beach, and states that in Fort Myers Beach alone an estimated 900 structures were totally destroyed and 2,200 were damaged. USGS high-water marks on Estero Island ran from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded 13.23 feet NAVD88 at the pier. Hurricanes Helene and Milton in 2024 brought coastal water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water along the Lee County coast, per the National Weather Service.

For a buyer, the practical questions are the flood zone at the address, the elevation certificate, and the insurance route. The FEMA flood map indicates a Special Flood Hazard Area at the addresses tested in this market, so read the FIRM panel and ask for the elevation certificate rather than relying on a zone label. Under Section 627.351, Citizens Property Insurance requires flood coverage as a condition of a personal lines residential policy, phased in by dwelling replacement cost: from January 1, 2024 at $600,000 or more, January 1, 2025 at $500,000 or more, January 1, 2026 at $400,000 or more, and January 1, 2027 for all others; a condominium unit owner’s form is exempt. The wind mitigation inspection form OIR-B1-1802 has a revised version effective April 1, 2026 and is valid for up to five years when the structure is unchanged. NFIP premiums under Risk Rating 2.0 are capped by statute at most 18 percent a year for most policies.

There is a discount to know about. The Town of Fort Myers Beach holds a Community Rating System Class 5, worth 25 percent on NFIP flood premiums, effective April 1, 2026, after a retrograde in November 2024 and an NFIP probation that FEMA closed by letter on November 17, 2025. Unincorporated Lee County and the City of Bonita Springs are also Class 5. For the Black Island condominiums, a third-party map layer shows the Black Island condos inside a Coastal Barrier Resources System unit; confirm with the U.S. Fish and Wildlife Service CBRS Mapper before relying on it, because if it applies, federal flood insurance and Citizens eligibility rules for rebuilt or enlarged structures change.

What should a Fort Myers Beach agent know about condominium resale law, milestone inspections and SIRS?

Most Fort Myers Beach closings are condominiums, so a listing or buying agent here needs Florida’s condominium resale rules cold. Under Section 718.503 the seller delivers the declaration, bylaws, rules, budget, financial statement and inspection reports, and the buyer may cancel within 7 days of receiving them, or 15 days where inspection or reserve-study documents apply.

Data updated: October 2026 (Sections 718.503, 718.112, 553.899, 719 and 720.401, Florida Statutes; DBPR Structural Integrity Reserve Study reporting page; retrieved 7 October 2026).

Section 718.503(2) requires a non-developer seller to give the buyer the declaration of condominium, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where applicable, the most recent structural integrity reserve study or a statement that none has been done, the turnover inspection report where applicable, and the frequently asked questions document. The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the core documents. Where the milestone inspection summary, the turnover inspection report or the structural integrity reserve study applies, a separate clause gives the buyer 15 days, on the same counting, after receiving those items. A waiver of these rights has no effect.

The milestone inspection under Section 553.899 applies to buildings of three or more habitable stories, 30 years after the certificate of occupancy. A local option for an earlier coastal deadline has not been confirmed for the Town or for Bonita Springs, so no earlier date is stated here. The structural integrity reserve study under Section 718.112(2)(g) applies to condominium buildings of three or more stories, and the DBPR runs a public SIRS reporting page. An agent should compute a building’s statutory deadlines from its county year built and stories, and then ask the association for the documents; this page states no building’s status.

Not every shared-ownership property on the island is a condominium. Port Carlos Cove on San Carlos Island and the dock cooperatives are cooperatives under chapter 719, so the condominium rules above do not apply to them. Homeowners associations fall under Section 720.401, which requires a disclosure summary before the contract is signed; the buyer gets a 3-day cancellation right only if the summary was not provided. Since October 1, 2024, Section 689.302 also requires a seller flood disclosure on residential sales.

What does the 50 percent rule mean for an older Fort Myers Beach home, and how should an agent price around it?

The 50 percent rule limits improvements to an older home built below today’s flood elevation: when repairs or improvements reach half the building’s market value, the whole building must be brought to current flood standards. The Town of Fort Myers Beach applies it per building, and its code requires the base flood elevation plus 1 foot of freeboard.

Data updated: October 2026 (Town of Fort Myers Beach Substantial Improvement and Substantial Damage page and Build Responsibly guidance; Lee County Property Appraiser roll file October 4, 2026; retrieved 7 October 2026).

On Estero Island the rule is the reason a ground-level cottage and an elevated rebuild on the same street can sell for very different prices per square foot. The Town’s page states a 5-year look-back for counting improvement costs; the code text we read is silent on the period, so treat the look-back as the Town’s page states it and confirm on the permit. On San Carlos Island and the mainland, Lee County’s floodplain rules apply instead, so ask the county for its look-back and freeboard terms. Increased Cost of Compliance coverage under an NFIP policy can help with elevation or rebuilding after a flood loss.

For a seller, the question an agent should answer before pricing is what a buyer can do with the building, not only what it is. For a buyer, the question is the improvement budget left under the threshold. The county roll’s 148 Town parcels with a 2023 or later year built show how much of the island has already been rebuilt to the current elevation, and those homes set a different price line from the older stock beside them.

What kind of agent does each Fort Myers Beach property type need?

Fort Myers Beach property splits into Gulf-front and bayside condominiums, single-family canal and beach homes on Estero Island, older ground-level cottages, San Carlos Island’s mix of homes, condominiums and cooperatives, the Black Island condominiums, and manufactured homes on the mainland. Each type turns on different records, so the agent’s questions should change with it.

Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).

What should an agent know about a Gulf-front or bayside condominium?

Condominiums were 238 of the 12-month closings at a median of $425,000. The documents decide the sale: the declaration’s rental and pet rules, the budget, any special assessment, the milestone inspection and SIRS timing, and the master insurance policy. Association fees on the MLS are listing-agent entries, not verified figures; the association’s current budget and an estoppel certificate govern. An agent should read the recorded declaration before pricing, because a rental restriction or a pending assessment moves value more than a view does.

What should an agent know about a single-family canal or beach home on Estero Island?

Single-family homes were 111 of the 12-month closings at a median of $1,000,000, with 105 active on the data date at a median list of $1,249,999. Elevation is the first question: the elevation certificate, the year built, whether the home was rebuilt after Ian and to what standard, and what the 50 percent rule allows on an older structure. Canal homes add the seawall, the dock and the boating route to the Gulf, all of which a buyer’s inspector and insurer will price.

What should an agent know about an older ground-level cottage?

An older cottage on Estero Island is often priced on what can be done with the lot. The agent needs the Town’s substantial improvement rules, the base flood elevation plus 1 foot of freeboard, and the current permit history before quoting a value. Two homes on the same street can differ sharply in value per square foot when one is elevated and one is not.

What should an agent know about San Carlos Island?

San Carlos Island is unincorporated Lee County, with 10 MLS closings in the 12 months at a median of $412,500 and a 2026 applied millage of 13.2284 in its taxing district. Its housing mixes single-family homes, condominiums and cooperatives beside a working waterfront. Cooperatives such as Port Carlos Cove follow chapter 719, not the condominium statute, which changes the resale documents and the approval process.

What should an agent know about the Black Island condominiums?

The Black Island condominiums at 8701 and 8771 Estero Blvd recorded 12 MLS closings in the 12 months at a median of $402,500. The Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district, with a 2026 applied millage of 12.7942. The FEMA flood layer read shaded X at four tested points at 8701 Estero Blvd while the centroid read AE 12, and a third-party layer shows a CBRS unit there; confirm both before relying on them.

What should an agent know about manufactured homes on the mainland?

The mainland strip with a 33931 address, off San Carlos Boulevard, recorded 66 MLS closings in the 12 months at a median of $367,500, and manufactured homes accounted for 30 closings at a median of $352,889 (rounded) across the ZIP code. In Bayside Estates the county roll shows 468 of 598 residential parcels as manufactured homes on individually platted lots. Lot ownership, the association’s recorded documents and wind and flood insurance routes are the questions to settle first.

Which kind of move fits McGreevy and Comisar on Fort Myers Beach?

McGreevy and Comisar of Domain Realty fit Fort Myers Beach moves where a published production record and a large team matter: a seller pricing a rebuilt or older home against 380 competing listings, a condominium sale that turns on the documents, a buyer comparing several buildings, and a move between the beach and Bonita Springs, Estero, Fort Myers or Naples.

Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; RealTrends Verified 2026 program; retrieved 7 October 2026).

Selling a home. Start with our Fort Myers Beach seller guide or a Fort Myers Beach home valuation. Jesse McGreevy leads seller files on (239) 898-6072. The questions we answer first are the flood determination, the year built and elevation, the condominium’s inspection schedule and the 12-month comparable closings in the same part of the ZIP code.

Buying a home. Read our Fort Myers Beach buyer guide and, for rebuilt and new homes, our Fort Myers Beach new construction guide. Marc Comisar leads buyer files on (239) 287-5873.

Choosing a building or a street. Buildings and neighborhoods buyers ask about most, each with its own MLS closings, flood rows and documents to read: Estero Beach and Tennis Club, Bay Beach, Pink Shell Beach Resort, Gullwing Beach Resort, Sandarac, Lovers Key Beach Club, San Carlos Island, Fairview Isles, Laguna Shores and Bayside Estates. If you are weighing the island against the mainland, our Estero vs Fort Myers Beach comparison sets the two side by side.

Moving between markets. Domain Realty Group, the team McGreevy and Comisar lead, works across Lee, Collier and Charlotte counties, so a sale on the beach and a purchase in Fort Myers or Bonita Springs can sit with one team. The comparisons for those cities are linked at the top of this page.

The case for any agent should rest on the table and on the answers to the questions on this page. Every row is reachable through its public record, and we would expect you to check ours the same way.

Is it better to hire a team or a solo agent on Fort Myers Beach?

A team gives a Fort Myers Beach seller or buyer several licensed agents under one broker, so showings, inspections and closings can run at once; a solo agent gives one point of contact for everything. Florida treats both the same on licensing: Rule 61J2-10.026 defines a team as licensees supervised by the same broker.

Data updated: October 2026 (Florida Administrative Code Rule 61J2-10.026; table criteria retrieved 7 October 2026).

The table’s team or listing type column shows how each listing presents itself: a team, a brokerage office listing, or an individual agent. A brokerage office listing collects reviews for a whole office, which is why a count beside it reads differently from a count beside a team. None of these is better in itself. What matters is who will answer your phone in a slow week in August, who will attend the inspection, and who will read the condominium documents.

McGreevy and Comisar run a team inside Domain Realty Group. On a Fort Myers Beach file, Jesse McGreevy leads the seller side and Marc Comisar the buyer side, and the team’s other licensed agents work under the same brokerage. Ask any agent you interview who will do each part of the work and how many files they are carrying in season.

What does a Fort Myers Beach sale cost at closing in Lee County?

In Lee County the seller customarily pays for the owner’s title insurance policy, which is custom and not law, and the contract controls. Florida documentary stamp tax on the deed is $0.70 per $100 of price under Section 201.02, customarily paid by the seller. On the Estero Island 12-month median of $550,000 that tax is $3,850.

Data updated: October 2026 (Section 201.02, Florida Statutes; Southwest Florida MLS closings through October 7, 2026; retrieved 7 October 2026).

Worked example, labelled: $550,000 / 100 x $0.70 = $3,850 in documentary stamp tax on the deed at the Estero Island 12-month MLS median. The owner’s title policy premium depends on the price; the purchase contract can shift it to the buyer, so read the contract. A condominium or homeowners association estoppel certificate is also part of most closings here; its fee is capped by statute and set by the association, so this page prints no figure.

The other costs a Fort Myers Beach seller should expect are the brokerage commission agreed in the listing agreement, any repairs or credits negotiated after inspection, prorated property taxes for the year, and any association transfer or approval fee the documents set. A buyer should budget for the lender’s title policy, the home inspection, a wind mitigation inspection if the insurer asks for one, the elevation certificate if the seller has none, and the first year of flood insurance.

How do Jesse McGreevy and Marc Comisar work a Fort Myers Beach file?

Jesse McGreevy and Marc Comisar work a Fort Myers Beach file from the public record outward: the flood determination and elevation certificate, the jurisdiction and its rebuild rules, the condominium or association documents, then the MLS closings in the same part of the ZIP code. Jesse leads sellers and Marc leads buyers, both licensed for more than two decades.

Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; FEMA National Flood Hazard Layer; Lee County Property Appraiser roll file October 4, 2026).

For this page and the Fort Myers Beach guides it sits beside, we tracked every Southwest Florida MLS closing in ZIP code 33931 in the 60 months to 7 October 2026, joined each address to the Lee County roll to separate condominiums, single-family homes, cooperatives and manufactured homes, and queried the FEMA flood layer at the addresses in each building and neighborhood we cover. We tracked the county-qualified sales separately, so the two records are never mixed. That is the same preparation we would bring to a listing appointment or a buyer consultation on the island.

On a listing, the first meeting covers the elevation certificate, the permit history since 2022, the documents a condominium buyer will receive under Section 718.503, and the comparable closings by property type. On a purchase, the first meeting covers the flood zone and the insurance route at each address, the cancellation windows the statutes give the buyer, and the rental and pet rules in each building’s recorded declaration. Our Fort Myers Beach guide carries the island-wide figures behind both.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Domain Realty Group, the team they lead, is the #1 real estate team in Southwest Florida since 2012. Learn more about McGreevy and Comisar.

What do McGreevy and Comisar clients say?

The McGreevy and Comisar Google Business Profile carried 79 reviews at a 4.9 rating on 7 October 2026, and the three quotations below are verbatim client reviews from that profile, quoted with nothing changed. This page quotes no review from any other profile.

Data updated: October 2026 (McGreevy and Comisar Google Business Profile, CID 14023824600866387372, retrieved 7 October 2026).

McGreevy and Comisar is a top-reviewed Southwest Florida realtor team, Top 1% Real Estate Agents Nationally Since 2008, with a long record of genuine five star client reviews on Google. To add your own move to that record, reach Jesse McGreevy of Domain Realty direct at (239) 898-6072.

Client Reviews

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

Honors and recognition, verbatim as published:

• 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)
• Domain Realty Group, led by McGreevy and Comisar: #1 real estate 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
• #5 real estate team in Florida (RealTrends 2026): 241 transactions, $157M+ volume
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

How to reach McGreevy and Comisar about a Fort Myers Beach home

McGreevy and Comisar, Domain Realty, are reached at the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, on Jesse McGreevy’s direct line at (239) 898-6072 or Marc Comisar’s at (239) 287-5873, or at [email protected]. A Fort Myers Beach seller or buyer can start by phone, by email or through the contact page below.

Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. Email: [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Domain Realty Group team line: 239-441-2816. Profiles: Google, Facebook, Jesse McGreevy on LinkedIn, Marc Comisar on LinkedIn, RealTrends Verified team profile. To start with your home’s value, use our home valuation page; to start with a purchase, use our buyer page, or send a note through our contact page.

This page is the comparison, not the listing search. To see the homes for sale on Fort Myers Beach today, use the live search on our team site, DomainRealtyGroup.com, then bring the address back to our Fort Myers Beach guide and read its jurisdiction, flood zone and rules before you tour it.

Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals, licensed and regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008.

This page is published by McGreevy and Comisar of Domain Realty; rankings reflect the criteria stated above on the data date shown.

Frequently asked questions about choosing a real estate agent on Fort Myers Beach

Who is the best real estate agent on Fort Myers Beach?

No single public number names the best real estate agent on Fort Myers Beach. The fair test is the record: the Florida DBPR licence and its date, the brokerage of record, the Google review count and rating on a stated date, and any production RealTrends Verified has published. The table on this page sets those side by side for ZIP code 33931 on 7 October 2026.

How do I check a Florida real estate licence?

Use the Florida DBPR licence search at myfloridalicense.com, choose the real estate board, and search by the agent’s name or licence number. The record shows the licence type, whether it is Current and Active, the Original License Date, the expiry date and, under Related License Information, the brokerage the agent works for. It takes about a minute per agent.

What is the difference between a sales associate, a broker associate and a broker in Florida?

A sales associate is licensed to practise real estate only under a broker. A broker sales associate holds the qualifications for a broker licence but works under another broker, as Marc Comisar does at Domain Realty. A broker may run a brokerage. All three appear on the Florida DBPR portal, and every associate’s record names the employing broker or corporation.

What is a real estate team under Florida law?

Florida Administrative Code Rule 61J2-10.026, titled Team or Group Advertising, defines a team as licensees who perform licensed activities under the supervision of the same broker. The rule requires the brokerage name in every team advertisement and bars the team name from appearing larger than the brokerage name, which is why McGreevy and Comisar advertise with Domain Realty.

What does a Google review count actually measure?

A Google review count measures how many people left a rating on one profile, and the star figure is the average of those ratings. It does not measure closings, the price range of the sales, or where they were. Google’s guidance prohibits paid incentives for reviews. Read any count beside its date, the listing type and the licence record.

Is a Florida real estate agent my agent by default?

Not as a single agent. Section 475.278, Florida Statutes, presumes that a Florida licensee works as a transaction broker, giving limited representation to both buyer and seller, unless a single agent or no brokerage relationship is agreed in writing. Florida does not allow dual agency. Ask any Fort Myers Beach agent which relationship they are offering before you share price limits.

What questions should I ask a Fort Myers Beach agent before hiring?

Ask how they would read the FEMA flood zone and elevation certificate on the address, which government issues permits there, what the condominium’s milestone inspection and reserve study timing is, how they priced recent closings of the same property type in the same part of ZIP code 33931, who will attend the inspection, and which brokerage holds the deposit.

Is Fort Myers Beach a city, and which addresses are in the Town?

The Town of Fort Myers Beach is a Florida municipality covering Estero Island, incorporated December 31, 1995, with its Town Hall at 6231 Estero Blvd. San Carlos Island and the mainland off San Carlos Boulevard share the 33931 ZIP code but are unincorporated Lee County. The Lee County Property Appraiser roll places the Black Island condominium parcels in the City of Bonita Springs taxing district.

Is Fort Myers Beach in a flood zone?

The FEMA flood map indicates a Special Flood Hazard Area, zone AE or VE with base flood elevations of 10 to 14 feet NAVD88, at every Fort Myers Beach point tested on the Lee County FIRM effective November 17, 2022, except four points at 8701 Estero Blvd that read shaded X. Check the FIRM panel and the elevation certificate for any address before relying on a label.

How high did Hurricane Ian’s storm surge reach on Fort Myers Beach?

The National Hurricane Center’s report on Hurricane Ian, which struck on September 28, 2022, gives 10 to 15 feet of storm surge above ground level on Fort Myers Beach. USGS high-water marks on Estero Island ran from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded 13.23 feet NAVD88 at the Fort Myers Beach pier.

What is the 50 percent rule on Fort Myers Beach?

When the cost of improving or repairing a building below current flood elevation reaches half its market value, the Town of Fort Myers Beach requires the whole building to meet current flood standards, the base flood elevation plus 1 foot of freeboard. The Town applies the rule per building, and its page states a 5-year look-back for counting costs. Confirm the terms on the permit.

How long does a buyer have to cancel a Fort Myers Beach condo resale contract?

Under Section 718.503, Florida Statutes, a condominium resale buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the declaration, bylaws, rules, budget, financial statement and frequently asked questions document. Where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, the buyer has 15 days after receiving those items.

Are short-term rentals allowed on Fort Myers Beach?

The Town of Fort Myers Beach requires vacation rentals on Estero Island to register with the Town within 90 days of starting, renew every year, show the registration number in all advertising, and name a responsible party who can act within one hour. Each building’s recorded declaration and current rules also govern rentals, so read them in the resale package.

How much do homes cost on Fort Myers Beach in 2026?

The Southwest Florida MLS shows a median sale price of $510,000 for the 397 closings in ZIP code 33931 in the 12 months to 7 October 2026. Condominiums closed at a median of $425,000 across 238 sales and single-family homes at a median of $1,000,000 across 111. On 7 October 2026 the median active list price was $699,000.

How long do Fort Myers Beach homes take to sell?

The 397 Southwest Florida MLS closings in ZIP code 33931 in the 12 months to 7 October 2026 took a median of 92 days on market, and on Estero Island alone the median was 97 days. With 380 active listings on the data date against about 33 closings a month, the market held about 11.5 months of supply.

Who pays the title policy and documentary stamps on a Fort Myers Beach sale?

In Lee County the seller customarily pays for the owner’s title insurance policy, though that is custom and the contract controls. Florida documentary stamp tax on the deed is $0.70 per $100 of the price under Section 201.02, customarily paid by the seller: $3,850 on a $550,000 sale, the Estero Island 12-month MLS median.

What is the property tax rate on Fort Myers Beach?

The 2026 applied millage in the Town of Fort Myers Beach taxing district is 13.3108 mills, against 13.4329 in the 2025 final book. San Carlos Island’s district is 13.2284 and the City of Bonita Springs district holding the Black Island parcels is 12.7942. At 13.3108 mills a $550,000 taxable value carries $7,320.94 before exemptions and non-ad valorem charges.

Which schools serve Fort Myers Beach addresses?

Fort Myers Beach Elementary is closed, and on May 12, 2026 the School Board voted to transfer it to the Town for a charter school within three years. Lee County’s school choice zones place Estero Island and San Carlos Island addresses in elementary zone T, middle zone MM and high school South Zone 4. Confirm any address with the district’s zone locator.

Where is the McGreevy and Comisar office, and how do I reach Jesse and Marc?

McGreevy and Comisar, Domain Realty, are at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy, who leads seller files, is on (239) 898-6072, and Marc Comisar, who leads buyer files, is on (239) 287-5873. Domain Realty Group’s team line is 239-441-2816, and email reaches [email protected].

Why are McGreevy and Comisar on this list?

McGreevy and Comisar publish this page, and the selection rule is printed above the table: Google profiles addressed in ZIP code 33931 with 10 or more reviews on 7 October 2026. McGreevy and Comisar’s office is in Bonita Springs, so our row is on the table by editorial choice, disclosed in the selection rule and in the closing statement of this page.

How often is this page updated, and what is its data date?

This page is refreshed quarterly, and every column of the table is re-pulled on one day so the whole table carries one data date. The data date of this version is 7 October 2026 for the Google, DBPR and RealTrends columns, with Southwest Florida MLS closings through 7 October 2026 and the Lee County roll file of 4 October 2026.

Sources

Every figure in the table and in the licence, production and market sections carries a publisher and a retrieval date. The honors lines are McGreevy and Comisar’s own published statements. The facts behind the table come from three public sources: the Florida DBPR licensee portal, each listing’s own Google Business Profile as displayed on Google Maps, and RealTrends Verified, with the record ids for every row in the table’s final column. No other agent’s website is linked, no listing portal is linked or quoted, and no review left for anyone other than McGreevy and Comisar is quoted, counted beyond the dated totals in the table, or paraphrased.

1. Florida Department of Business and Professional Regulation, Licensing Portal, License Search (Verify a Licensee), https://www.myfloridalicense.com/wl11.asp , DBPR licensee records for every row in the table (ids in the table’s final column), retrieved 7 October 2026; the portal reported its data current as of 7 October 2026, 6:11 PM.
2. Florida DBPR, licence record for MCGREEVY, JESSE ELI PA, SL3101296, Sales Associate, Current, Active, licensure date 11/04/2004, expires 30 September 2028, employed by DOMAINREALTY.COM LLC CQ1049052 since 07/24/2015, retrieved 7 October 2026.
3. Florida DBPR, licence record for COMISAR, MARC J PA, BK3060671, Broker Sales Associate, Current, Active, licensure date 09/25/2003, expires 31 March 2027, employed by DOMAINREALTY.COM LLC CQ1049052 since 07/21/2015, retrieved 7 October 2026.
4. Florida DBPR, licence record for DOMAINREALTY.COM LLC, CQ1049052, Real Estate Corporation, Current, Active, licensure date 07/10/2015, expires 31 March 2028, retrieved 7 October 2026.
5. Google Business Profile place pages as displayed on Google Maps, and Google Local Finder result cards, for every row in the table: review count, star rating, category and address, and nothing else, retrieved 7 October 2026; 713 cards and 380 unique profiles read across four searches.
6. McGreevy and Comisar, Google Business Profile, CID 14023824600866387372, https://www.google.com/maps?cid=14023824600866387372 , 79 reviews, 4.9 rating, address 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, retrieved 7 October 2026; client review quotations copied verbatim from that profile.
7. Google, Google Business Profile Help, Understand review scores for local places and businesses, https://support.google.com/business/answer/4801187 , retrieved 7 October 2026.
8. Google, Google Business Profile Help, Tips to get more reviews, https://support.google.com/business/answer/3474122 , retrieved 7 October 2026.
9. RealTrends Verified, 2026 program, McGreevy and Comisar team profile, https://www.realtrends.com/team-profile/mcgreevy-and-comisar-florida-domain-realty/ , Large Team, 241 sides, $157.57M, based on 2025 sales data, retrieved 7 October 2026.
10. RealTrends Verified, 2026 Best Real Estate Agents in Fort Myers Beach, Florida, city ranking pages for individuals and for small, medium and large teams by volume, 2025 sales data, retrieved 7 October 2026 (cited by title).
11. ACCESS Newswire, McGreevy and Comisar Team Named #1 Real Estate Team in Bonita Springs, FL by RealTrends, 3 August 2026, https://www.accessnewswire.com/newsroom/en/real-estate/mcgreevy-and-comisar-team-named-%231-real-estate-team-in-bonita-springs-fl-by-realtrend-1200717 , retrieved 7 October 2026.
12. Florida Statutes, Section 475.01, Definitions, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.01.html , retrieved 7 October 2026.
13. Florida Statutes, Section 475.278, Authorized brokerage relationships, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html , retrieved 7 October 2026.
14. Florida Statutes, Section 475.42, Violations and penalties, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.42.html , retrieved 7 October 2026.
15. Florida Administrative Code, Rule 61J2-10.025, Advertising, https://www.flrules.org/gateway/ruleNo.asp?id=61J2-10.025 , retrieved 7 October 2026.
16. Florida Administrative Code, Rule 61J2-10.026, Team or Group Advertising, https://www.flrules.org/gateway/ruleNo.asp?id=61J2-10.026 , retrieved 7 October 2026.
17. Florida Statutes, Section 718.503, Developer and unit owner disclosure prior to sale, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html , retrieved 7 October 2026.
18. Florida Statutes, Section 718.112, Bylaws (structural integrity reserve study, paragraph (2)(g)), https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html , retrieved 7 October 2026.
19. Florida Statutes, Section 553.899, Mandatory structural inspections for condominium and cooperative buildings, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html , retrieved 7 October 2026.
20. Florida Statutes, Chapter 719, Cooperatives, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0719/0719.html , retrieved 7 October 2026.
21. Florida Statutes, Section 720.401, Prospective purchasers subject to association membership requirement; disclosure, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html , retrieved 7 October 2026.
22. Florida Statutes, Section 689.302, Disclosure related to flood risk, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html , retrieved 7 October 2026.
23. Florida Statutes, Section 201.02, Tax on deeds and other instruments relating to real property, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html , retrieved 7 October 2026.
24. Florida Statutes (2026), Section 627.351, Insurance risk apportionment plans, paragraph (6)(aa), Citizens flood coverage requirement, https://www.flsenate.gov/Laws/Statutes/2026/627.351 , retrieved 7 October 2026.
25. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes, Structural Integrity Reserve Study reporting, https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting , retrieved 7 October 2026.
26. Citizens Property Insurance Corporation, Flood insurance requirement, https://www.citizensfla.com/flood , retrieved 7 October 2026.
27. Florida Office of Insurance Regulation, Wind Mitigation Resources, form OIR-B1-1802, https://floir.gov/consumers/wind-mitigation-resources , retrieved 7 October 2026.
28. Federal Emergency Management Agency, NFIP’s Pricing Approach (Risk Rating 2.0), https://www.fema.gov/flood-insurance/risk-rating , retrieved 7 October 2026.
29. Federal Emergency Management Agency, National Flood Hazard Layer map service, Lee County FIRM series 12071C effective November 17, 2022, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer , queried at the tested addresses, retrieved 7 October 2026.
30. Town of Fort Myers Beach, FEMA National Flood Insurance Program, https://www.fortmyersbeachfl.gov/1289/FEMA-National-Flood-Insurance-Program , retrieved 7 October 2026.
31. Town of Fort Myers Beach, Elevation Certificates, https://www.fortmyersbeachfl.gov/746/Elevation-Certificates , retrieved 7 October 2026.
32. Town of Fort Myers Beach, Substantial Improvement and Substantial Damage, https://www.fortmyersbeachfl.gov/991/Substantial-ImprovementSubstantial-Damag , retrieved 7 October 2026.
33. WGCU, FEMA confirms Fort Myers Beach earns CRS Class 5 rating for flood insurance discounts, 24 December 2025, https://www.wgcu.org/top-story/2025-12-24/fema-confirms-fort-myers-beach-earns-crs-class-5-rating-for-flood-insurance-discounts , retrieved 7 October 2026.
34. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022), https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf , retrieved 7 October 2026.
35. Florida Department of Environmental Protection, Hurricanes Ian and Nicole post-storm report, August 2023, https://floridadep.gov/sites/default/files/Hurricane%20Ian%20%20Nicole_Final%20Report_Aug.%202023.pdf , retrieved 7 October 2026.
36. U.S. Fish and Wildlife Service, Coastal Barrier Resources System property documentation and CBRS Mapper, https://www.fws.gov/service/coastal-barrier-resources-system-property-documentation , retrieved 7 October 2026.
37. Lee County, Evacuation Zones dataset, https://maps.leegov.com/datasets/evacuation-zones-3/about , retrieved 7 October 2026.
38. Lee County Property Appraiser, 2025 Taxing District Millage Book, https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf , retrieved 7 October 2026.
39. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed 9 October 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf, retrieved 30 October 2026.
40. Lee County Property Appraiser, roll and qualified sales data files dated 4 October 2026 (taxing district, use code, year built and qualified sales by parcel), read 7 October 2026.
41. Lee County Solid Waste, Adopted solid waste rates, FY2026, https://www.leegov.com/solidwaste/adopted-solid-waste-rates , retrieved 7 October 2026.
42. Town of Fort Myers Beach, Town Charter, https://www.fortmyersbeachfl.gov/235/Town-Charter , retrieved 7 October 2026.
43. WGCU, Rising from Hurricane Ian: new Town Hall for Fort Myers Beach opens, 10 September 2025, https://www.wgcu.org/human-interest/2025-09-10/rising-from-hurricane-ian-new-town-hall-for-fort-myers-beach-opens , retrieved 7 October 2026.
44. Town of Fort Myers Beach, Short-Term Rentals, registration under Town Code Section 10-198, https://www.fortmyersbeachfl.gov/1024/Short-Term-Rentals , retrieved 7 October 2026.
45. Federal Emergency Management Agency, Increased Cost of Compliance coverage, https://www.fema.gov/floodplain-management/financial-help/increased-cost-compliance , retrieved 7 October 2026.
46. The School District of Lee County, School zones, https://www.leeschools.net/student_enrollment/school_zones , retrieved 7 October 2026.
47. Southwest Florida MLS, residential closings in ZIP code 33931, closed 7 October 2021 to 7 October 2026 (2,064 closings, including Sold Data Entry), plus active and pending listings on 7 October 2026, joined to the Lee County roll by address, pulled 7 October 2026.
48. McGreevy and Comisar, Fort Myers Beach guide, https://mcgreevyandcomisar.com/fort-myers-beach , read 7 October 2026.
49. McGreevy and Comisar, Best Real Estate Agents in Fort Myers, FL, the Fort Myers comparison built on the same criteria, https://mcgreevyandcomisar.com/best-real-estate-agents-in-fort-myers , retrieved 7 October 2026.

This page is refreshed quarterly, with every row of the table re-pulled on a single data date so that every column carries the same date. Data date of this version: 7 October 2026.

Market data from Southwest Florida MLS, pulled 7 October 2026, and from the Lee County Property Appraiser roll file of 4 October 2026. Brokered by Domain Realty.