Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Southwest Florida MLS closings through October 7, 2026 and the Lee County Property Appraiser roll file of October 4, 2026
McGreevy and Comisar are a Southwest Florida buyer’s team, and this is our guide to buying a home in Fort Myers Beach, the barrier-island town on Estero Island plus the San Carlos Island, Black Island and mainland neighborhoods that buyers search under the same name. The area sits in Lee County and belongs to our Fort Myers Beach coverage, which carries the full community guide behind this page.
“Fort Myers Beach” means four different places with four different tax bills. The Town of Fort Myers Beach is Estero Island, incorporated in 1995. San Carlos Island and the mainland neighborhood Bayside Estates are unincorporated Lee County. The Black Island condominiums carry a Fort Myers Beach mailing address, and the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district. A name on a listing is not a jurisdiction, so we start there.
The short version for a buyer is this. In the 12 months to October 7, 2026, the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a median of $510,000, from $138,000 to $6,900,000. On that date 380 homes were active and 27 were pending, about 11.5 months of supply. Flood maps, Hurricane Ian rebuilding, association documents and a closed neighborhood elementary school all shape the decision, and none of them is a reason to walk away. All of them are reasons to read the record before you offer.
Every figure on this page carries its source and its date, and where a fact is not published we say so.
To buy a home in Fort Myers Beach in 2026, decide which of four places you mean, price it from Southwest Florida MLS closings for that area, request the association documents and a flood and wind quote before you offer, and sign a written buyer agreement before touring. The order matters because the four places carry different rules and costs.
The mix of homes is not what many searchers expect. In the 12 months to October 7, 2026, 238 of the 397 closings were condominiums (median $425,000), 111 were single-family homes (median $1,000,000) and 30 were mobile or manufactured homes (median $352,888), by joining each address to the county use code. We build that picture for your short list before you tour, and the guides linked in the table below hold the building-level record.
These are the facts a Fort Myers Beach home buyer should know in October 2026, each drawn from Southwest Florida MLS closings, the Lee County property roll, federal flood maps and state and local records, and each explained in the section that covers it.
Buying a home in Fort Myers Beach, section by section. Each link below jumps to its part of this guide, from the market read and the part-of-the-beach fit table to costs, flood, storm recovery, schools, the comparison with Bonita Beach, the buyer consultation and the sources behind every figure on the page.
How Do I Buy a Home in Fort Myers Beach in 2026?
Why Work With McGreevy and Comisar as Your Fort Myers Beach Buyer’s Agent?
What Is the Fort Myers Beach Market Like for Buyers Right Now?
Which Part of Fort Myers Beach Fits Which Buyer?
What Will I Pay to Own a Fort Myers Beach Home?
What Should I Check in the Fort Myers Beach Documents?
What Are the Rules on Leasing, Pets and Approvals in Fort Myers Beach?
Is Fort Myers Beach in a Flood Zone, and What Will Insurance Cost?
What Was Rebuilt After Hurricane Ian?
Can I Finance a Fort Myers Beach Home?
What Will My Property Taxes and Closing Costs Be in Fort Myers Beach?
How Does Buyer Representation Work in Florida After the NAR Settlement?
Which Schools Serve Fort Myers Beach?
What Is Daily Life Like in Fort Myers Beach?
Fort Myers Beach vs Bonita Beach: Which Should You Buy?
How Does Each Part of Fort Myers Beach Compare, and Where Are the 38 Guides?
What Are the Pros and Cons of Buying a Home in Fort Myers Beach?
How Do I See Fort Myers Beach Homes for Sale?
How Do I Get a Personalized Fort Myers Beach Buyer Consultation?
Buying a Winter Home on Fort Myers Beach: What Seasonal Buyers Should Know
What We Could Not Verify About Fort Myers Beach
What Fort Myers Beach Buyers Say About Working With Us
Frequently Asked Questions, Fort Myers Beach Buyer Edition
Why Does a Fort Myers Beach Specialist Matter When You Buy?
Ready to Buy in Fort Myers Beach? Work With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Sources and Authoritative References
McGreevy and Comisar are a Southwest Florida team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Fort Myers Beach buyers with the same recorded-sale data we use to price listings. We show you what your area and property type closed at, what the documents say, and where they are silent.
If you’re searching for the best buyer’s agent for a home in Fort Myers Beach, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida home, a winter home you will lock and leave, or a Gulf-side condo with a boat-slip question. With our Domain Realty Group team we have sold over $2.5 billion in real estate across more than 4,000 transactions, and McGreevy and Comisar alone have over $900 million in personal sales. In the RealTrends Verified 2026 Large Team ranking, our team recorded 241 sides and $157.57 million, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 in Florida by volume. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent here, see our comparison of the best real estate agents in Fort Myers Beach.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so a Fort Myers Beach buyer hears how island sellers think about price, timing and repairs from the people who advise sellers every week. Selling a home to buy here? Our Fort Myers Beach seller’s guide and free Fort Myers Beach home valuation explain the other side of the same transaction. Call Jesse direct at (239) 898-6072.
For every Fort Myers Beach home on your short list we match it to its taxing district, MLS area and property type, pull the closings for its nearest twins, check its FEMA flood zone, request the estoppel certificate, the budget and the special-assessment ledger for a condominium, and confirm the milestone and reserve-study status in writing. You tour fewer homes and offer with fewer surprises.
We tracked every one of the 2064 ZIP 33931 closings in the Southwest Florida MLS over 60 months, every one of the 407 active and pending listings on October 7, 2026, and 11,621 residential parcels on the Lee County roll, before writing any advice here.
Fort Myers Beach recorded 397 Southwest Florida MLS closings in the 12 months to October 7, 2026, at a median of $510,000 and a range of $138,000 to $6,900,000. These are MLS closings for ZIP 33931, and 380 homes were active on the same date, so buyers have real choice at every price. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We widened the window until it held at least 10 closings, as our method requires. The 12-month window holds 397, so it leads. The longer windows are shown so you can see the shape of the last five years. All figures are Southwest Florida MLS closings counted back from October 7, 2026, and include sales entered after closing.
| Window | Closings | Median | Low | High | Median per sq ft |
|---|---|---|---|---|---|
| 12 months since October 2025 (leading window) | 397 | $510,000 | $138,000 | $6,900,000 | $455 |
| 24 months since October 2024 | 674 | $560,000 | $78,500 | $6,900,000 | $466 |
| 36 months since October 2023 | 978 | $575,000 | $78,500 | $11,250,000 | $483 |
| 60 months since October 2021 | 2,064 | $610,000 | $58,140 | $11,250,000 | $514 |
The 12-month sale-to-final-list ratio was 93.8 percent, the median days on market was 92, and the 12-month volume was $298.4 million. The ratio is the median of each closing’s sold price over its final list price, so a typical buyer closed about 6.2 percent under the final asking price. The lowest closing in the 60-month file is $58,140 and the highest is $11,250,000, which is why we publish medians and ranges and not averages.
The Southwest Florida MLS splits ZIP 33931 into eight areas. Five of them cover Estero Island from the north tip to Big Carlos Pass, and the other three are San Carlos Island, Black Island and the mainland. The table shows the 12 months to October 7, 2026.
| Area | Closings | Median | Range | Median per sq ft | Median days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|
| Estero Island, all five areas | 309 | $550,000 | $168,000 to $6,900,000 | $481 | 97 | 93.8% |
| San Carlos Island | 10 | $412,500 | $150,000 to $2,380,000 | $363 | 70 | 95.2% |
| Black Island | 12 | $402,500 | $296,000 to $890,000 | $647 | 63.5 | 96.7% |
| Mainland | 66 | $367,500 | $138,000 to $2,850,000 | $258 | 78 | 92.8% |
| All of ZIP 33931 | 397 | $510,000 | $138,000 to $6,900,000 | $455 | 92 | 93.8% |
San Carlos Island and Black Island each rest on only 10 and 12 closings, so read those two rows as indicative and not as a market signal. The island and mainland rows rest on 309 and 66.
Fort Myers Beach closes more homes in the winter and spring. February through April 2026 held 145 of the 397 closings in the 12-month window, or 36.5 percent.
| Month | Closings |
|---|---|
| October 2025 | 16 |
| November 2025 | 19 |
| December 2025 | 26 |
| January 2026 | 25 |
| February 2026 | 52 |
| March 2026 | 47 |
| April 2026 | 46 |
| May 2026 | 37 |
| June 2026 | 39 |
| July 2026 | 29 |
| August 2026 | 30 |
| September 2026 | 23 |
| October 2026, through the 7th | 8 |
On October 7, 2026 the Southwest Florida MLS showed 380 active listings and 27 pending (21 with a contingency and 6 pending), with a median active list price of $699,000 and a range of $199,000 to $13,490,000. Dividing 380 active listings by the 397 closings of the last 12 months, divided by 12, gives about 11.5 months of supply. The island alone shows 323 active and 19 pending at about 12.5 months, and the mainland shows 30 active and 6 pending at about 5.5 months. We state supply as a level on one date, not a direction.
The county’s qualified improved sales are a different record from the MLS, and we never mix or average the two. In the roll file dated October 4, 2026, the Town of Fort Myers Beach taxing district shows 353 qualified sales in the last 12 months at a median of $590,000, San Carlos Island shows 46 at $374,000, the Black Island parcels in the City of Bonita Springs district show 15 at $435,000, and Bayside Estates shows 33 at $399,999. The median just value, the assessor’s figure and not a price, is $444,135 in the Town and $238,356 on San Carlos Island.
The part of Fort Myers Beach that fits you depends on property type, budget and tolerance for flood and storm exposure. Estero Island is mostly condominiums, the single-family homes cluster in the middle and north of the island, and San Carlos Island, Black Island and the mainland carry the lower entry prices and different tax districts. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table puts each Southwest Florida MLS area on one line, with the 12-month closings and the active inventory on October 7, 2026. Months of supply divides the area’s active listings by its 12-month closings over 12.
| MLS area | Closings, 12 months | Median | Range | Median per sq ft | Active | Pending | Active list range | Months of supply |
|---|---|---|---|---|---|---|---|---|
| Bowditch Point to Crescent Street | 25 | $476,000 | $175,000 to $4,500,000 | $799 | 22 | 0 | $199,000 to $2,600,000 | 10.6 |
| Crescent Street to Gulf Beach Road | 22 | $897,500 | $435,000 to $2,450,000 | $648 | 25 | 1 | $549,900 to $10,500,000 | 13.6 |
| Gulf Beach Road to Avenida Pescadora | 47 | $675,000 | $400,000 to $6,900,000 | $531 | 44 | 2 | $349,500 to $3,500,000 | 11.2 |
| Avenida Pescadora to Fairview Isles | 69 | $750,000 | $168,000 to $5,940,000 | $500 | 76 | 4 | $239,000 to $13,490,000 | 13.2 |
| Fairview Isles to Big Carlos Pass | 146 | $442,000 | $215,000 to $5,750,000 | $406 | 156 | 12 | $270,000 to $11,900,000 | 12.8 |
| San Carlos Island | 10 | $412,500 | $150,000 to $2,380,000 | $363 | 13 | 0 | $249,000 to $7,895,000 | 15.6 |
| Black Island | 12 | $402,500 | $296,000 to $890,000 | $647 | 14 | 2 | $349,900 to $649,000 | 14.0 |
| Mainland, 33931 addresses off the barrier islands | 66 | $367,500 | $138,000 to $2,850,000 | $258 | 30 | 6 | $234,000 to $1,395,000 | 5.5 |
The thinnest rows, San Carlos Island with 10 closings and Black Island with 12, produce months-of-supply figures of 15.6 and 14.0 that move a great deal with one sale. Treat them as thin.
This Southwest Florida MLS area covers the north end of Estero Island, from Bowditch Point Regional Park to Crescent Street, where Times Square and the pier area sit at the Crescent Street edge. In the 12 months to October 7, 2026 it recorded 25 closings at a median of $476,000 ($175,000 to $4,500,000), $799 per square foot and a median of 84 days on market. Of those, 21 were condominium closings at a median of $355,000; 4 were single-family closings (too few to publish a median). On October 7 it showed 22 active and 0 pending homes from $199,000 to $2,600,000, about 10.6 months of supply. Communities in this area: Pink Shell Beach Resort.
This Southwest Florida MLS area covers the stretch from Crescent Street to Gulf Beach Road, the smallest of the five island areas by closings. In the 12 months to October 7, 2026 it recorded 22 closings at a median of $897,500 ($435,000 to $2,450,000), $648 per square foot and a median of 45 days on market. Of those, 6 were condominium closings (too few to publish a median); 15 were single-family closings at a median of $1,075,000. On October 7 it showed 25 active and 1 pending homes from $549,900 to $10,500,000, about 13.6 months of supply. Communities in this area: Venetian Gardens.
This Southwest Florida MLS area covers the north-central island from Gulf Beach Road to Avenida Pescadora. In the 12 months to October 7, 2026 it recorded 47 closings at a median of $675,000 ($400,000 to $6,900,000), $531 per square foot and a median of 110 days on market. Of those, 18 were condominium closings at a median of $622,000; 27 were single-family closings at a median of $775,000. On October 7 it showed 44 active and 2 pending homes from $349,500 to $3,500,000, about 11.2 months of supply. Communities in this area: Ocean Harbor, Smugglers Cove, Shell Mound Park, Holiday Heights, and Lynn’s Highland Park.
This Southwest Florida MLS area covers the central island from Avenida Pescadora to the south boundary of Fairview Isles. In the 12 months to October 7, 2026 it recorded 69 closings at a median of $750,000 ($168,000 to $5,940,000), $500 per square foot and a median of 112 days on market. Of those, 29 were condominium closings at a median of $335,000; 35 were single-family closings at a median of $955,000. On October 7 it showed 76 active and 4 pending homes from $239,000 to $13,490,000, about 13.2 months of supply. Communities in this area: Gullwing Beach Resort, Bay Village, The Privateer, Fairview Isles, McPhie Park, and Sandpiper Village.
This Southwest Florida MLS area covers the south island from Fairview Isles to Big Carlos Pass, where most of the condominium buildings stand. In the 12 months to October 7, 2026 it recorded 146 closings at a median of $442,000 ($215,000 to $5,750,000), $406 per square foot and a median of 84 days on market. Of those, 131 were condominium closings at a median of $417,500; 9 were single-family closings (too few to publish a median). On October 7 it showed 156 active and 12 pending homes from $270,000 to $11,900,000, about 12.8 months of supply. Communities in this area: Bay Beach, Waterside at Bay Beach, Estero Beach and Tennis Club, The Palms of Bay Beach, Hibiscus Pointe, Creciente, Sandarac, Estero Cove, Casa Marina, Carlos Pointe, Palm Harbor Club, Islands End, Royal Pelican, Windward Point, Harbour Pointe, Leonardo Arms, Bella Lago, Captains Bay, Riviera Club, and Laguna Shores.
San Carlos Island is the working-waterfront island across the Matanzas Pass Bridge from Estero Island, in unincorporated Lee County. The San Carlos Island area recorded 10 closings in 12 months at a median of $412,500 ($150,000 to $2,380,000) and showed 13 active and 0 pending homes from $249,000 to $7,895,000 on October 7, 2026. Housing is mixed: the county roll lists condominium, cooperative, single-family, mobile and manufactured parcels on the island. Communities here: San Carlos Island, plus the Boardwalk Caper, which the roll places on San Carlos Island and the MLS codes to the mainland area.
Black Island is the Lovers Key side of the Big Carlos Pass Bridge, with condominiums only on the county roll. The Black Island area recorded 12 closings in 12 months at a median of $402,500 ($296,000 to $890,000) and showed 14 active and 2 pending homes from $349,900 to $649,000. The Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district. The building here: Lovers Key Beach Club.
The mainland area holds the 33931 addresses off the barrier islands, led by Bayside Estates off San Carlos Boulevard, and it recorded 66 closings at a median of $367,500 ($138,000 to $2,850,000), the lowest median of the four places, with 30 active and 6 pending homes on October 7, 2026. The MLS also codes Boardwalk Caper and Siesta Isles to the mainland area, although the county roll places both on San Carlos Island, so a search by MLS area and a search by taxing district can return different lists. Communities here: Boardwalk Caper, Bayside Estates, and Siesta Isles.
The four places differ in the facts that change your annual cost and your risk. The millage is the 2026 applied rate from the Lee County Property Appraiser, and the school zones come from the district’s published zone map, which you should confirm by address.
| Place | Jurisdiction | 2026 applied millage | School zones, elementary / middle / high | Flood map and evacuation | NFIP CRS class |
|---|---|---|---|---|---|
| Estero Island | Town of Fort Myers Beach, incorporated 1995 | 13.3108 | T / MM / South Zone 4 | AE or VE at tested addresses, base flood elevation 10 to 14 feet NAVD88, evacuation Zone A | Class 5 (25 percent), effective April 1, 2026 |
| San Carlos Island | Unincorporated Lee County | 13.2284 | T / MM / South Zone 4 | AE or VE at tested addresses, evacuation Zone A | Class 5 (25 percent), unincorporated Lee County |
| Black Island | The Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district | 12.7942 | Not returned / not returned / South Zone 3 | Mixed at tested addresses, read the FIRM panel and an elevation certificate | Class 5 (25 percent), City of Bonita Springs |
| Mainland, Bayside Estates | Unincorporated Lee County mainland off San Carlos Boulevard | 14.2517 | O / MM / South Zone 2 | AE or VE at tested addresses, evacuation Zone A | Class 5 (25 percent), unincorporated Lee County |
On Black Island, four tested points at one building address read shaded X on the FEMA map while the property’s center reads AE at 12 feet, so an elevation certificate settles it.
We joined each Southwest Florida MLS listing to the Lee County Property Appraiser’s use code by street address. The table shows what a buyer could actually look at on October 7, 2026, with the list-price range of the active homes.
| County use code | Active | Pending | Active list range | Median active list |
|---|---|---|---|---|
| 04 Condominium | 223 | 17 | $199,000 to $5,300,000 | $549,900 |
| 01 Single-family | 105 | 5 | $420,000 to $11,400,000 | $1,249,999 |
| 02 Mobile or manufactured home | 22 | 5 | $234,000 to $675,000 | $399,450 |
| 00 Vacant residential land | 15 | 0 | $1,299,999 to $13,490,000 | $2,575,000 |
| 08 Multifamily under 10 units | 3 | 0 | $1,149,000 to $2,199,000 | $1,999,999 |
| 05 Cooperative | 2 | 0 | $249,000 to $475,000 | $362,000 |
That is 370 of the 380 active listings. The other 10 did not match a county address or matched a use code outside the table: 10 had no address match and 0 matched another code. The 12-month closings split the same way, with 12 of 397 unmatched, and 98 of 2,064 sixty-month closings could not be matched to a county address and are excluded from every use-code figure on this page.
Use the table as a starting point for your short list, not as a rule. Every line is a Southwest Florida MLS fact for the 12 months to October 7, 2026, and the guides linked further down carry the building-level record.
| If you want | Start with | The fact behind it |
|---|---|---|
| The deepest condominium sales history | The Fairview Isles to Big Carlos Pass area | 131 condominium closings at a median of $417,500 |
| A single-family home on the island | The two central island areas | 27 and 35 single-family closings at medians of $775,000 and $955,000 |
| The lowest median price | The mainland | 66 closings at a median of $367,500 |
| A mobile or manufactured home | The mainland and San Carlos Island | 30 such closings in ZIP 33931 at a median of $352,888 |
| The highest price per square foot | The Bowditch Point to Crescent Street area | $799 per square foot on 25 closings |
| The shortest time on market | The Crescent Street to Gulf Beach Road area | A median of 45 days on 22 closings |
| A condominium by the Lovers Key side | Black Island | 12 closings at a median of $402,500, a thin sample |
| Land to build on | County use code 00 | 15 active vacant residential listings from $1,299,999 to $13,490,000 |
Owning a Fort Myers Beach home means paying property tax at one of four millage rates, association fees if the home is in a condominium or association, homeowners and flood insurance priced to the exact address, and a solid-waste charge. The numbers below are sourced and dated, and each is labelled as before exemptions. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026, and 2026 millage book printed October 9, 2026)
No association budget or assessment was found in a primary public document for the buildings we researched. What exists is listing-entered data: annual recurring fees entered by listing agents on 232 Southwest Florida MLS condominium closings in the last 12 months ranged from $250 to $88,828 (not verified; the association’s current budget and an estoppel certificate govern). A spread that wide means the entries are not a reliable guide, so we ask for the current budget, the reserve schedule and any special assessment ledger before you offer.
The Lee County Property Appraiser’s book printed October 9, 2026 applies 13.3108 in the Town of Fort Myers Beach, 13.2284 on San Carlos Island, 12.7942 for the Black Island parcels in the City of Bonita Springs district and 14.2517 in Bayside Estates. The Town’s own levy was 1.0294 mills in 2025, and the same book applies 1.0655 mills for 2026. Solid waste for fiscal year 2026 in Lee County’s Area 1, which includes the Town, is $358.45 per single-family unit per year, according to the county. A sale resets the capped assessed value, so the seller’s tax bill is a poor guide to yours.
Plan on three quotes: wind coverage, flood coverage and, for a condominium unit, the association’s master policy position. Citizens Property Insurance, private carriers and the National Flood Insurance Program all quote by address, and a wind-mitigation inspection form can change the wind price. A quote for the exact property is the only number that counts, and the flood section below covers the maps and resources.
Check the recorded declaration, the budget, the reserve study, the milestone inspection summary where one applies, the estoppel certificate and the insurance certificate, because those documents decide what you will pay and what you may do. Florida law gives a condominium resale buyer a cancellation window after the documents arrive.
Under section 718.503, a resale condominium seller must give the buyer the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where it applies, the most recent structural integrity reserve study or a statement that none has been done, and the frequently-asked-questions document. The buyer may cancel in writing within 7 days (excluding Saturdays, Sundays and legal holidays) after signing and receiving those documents, and where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies a separate clause gives 15 days.
A buyer in a homeowners association community must be given the disclosure summary before signing under section 720.401, and if it was not provided the buyer has 3 days from receipt to cancel. Cooperatives, including those on San Carlos Island, fall under chapter 719 and not chapter 718, so ask for the cooperative’s own documents.
Section 553.899 requires a milestone inspection for condominium and cooperative buildings of three or more habitable stories, by December 31 of the year the building reaches 30 years from its certificate of occupancy. The statute lets a local enforcement agency require it at 25 years near salt water, and we have not confirmed that the Town or the City of Bonita Springs has done so. Section 718.112(2)(g) requires a structural integrity reserve study for three-story and taller condominium buildings, and the Florida Division of Condominiums runs a public reporting database. We never state a particular building’s inspection or reserve study status, because only the association’s documents settle it.
The county roll gives a useful starting point. In the Town taxing district, the Lee County Property Appraiser roll lists 5,629 improved condominium parcels with a median year built of 1982, 3,235 built before 1984 and 5,003 in buildings of three or more stories. Those are roll counts and not inspection findings, but they tell you why the milestone and reserve questions apply to so many Fort Myers Beach buildings.
Since October 1, 2024, section 689.302 requires a seller of residential property to give the buyer a flood disclosure, and we compare what it says with the FEMA map, the elevation certificate and the insurance history. Ask for any prior flood claim and any repair permit as well.
The estoppel certificate states the owner’s current assessments and any amounts owed to the association. We request it for every condominium and association home on your short list, and we do not publish estoppel fee dollars because Florida caps them by statute.
Leasing, pet and approval rules in Fort Myers Beach are set by each association’s recorded declaration and current rules, plus Town registration on Estero Island and the City of Bonita Springs permit on Black Island. We do not publish a building’s rental or pet rules unless the association itself publishes them.
The recorded declaration and the current rules govern rentals, pets, guest occupancy, minimum lease terms and board approval of buyers. For most buildings those rules are not published on the public internet. Ask for them in the resale package and read them before you offer. Where a single association publishes its own rule, such as Sandarac II’s rule that renters and guests may not keep pets while owners may keep up to two cats and two caged birds, we say so in that building’s guide.
The Town runs a short-term rental registration program under Ordinance 18-01. A dwelling licensed as a vacation rental must register with the Town within 90 days of starting the business, show a unique registration number in all advertising, renew annually and name a responsible party who can respond within one hour. The Town’s land development code also sets minimum-stay rules for some zoning districts, with exceptions that include land between Estero Boulevard and the Gulf and land directly adjoining the bay side of Estero Boulevard, and Florida section 509.032(7) limits a local rule on the duration or frequency of vacation rentals to rules adopted on or before June 1, 2011. Whether a given rule applies to a given home is a legal question for the Town and your attorney. The Town’s registration fee is not verified on its page text, so confirm the fee on the Town’s short-term rental page. Condominium associations may opt out of Town enforcement for the whole building, and the Town publishes an opt-out list.
Because the Lee County Property Appraiser roll places the Black Island parcels in the City of Bonita Springs taxing district, we point buyers to the City’s rental permit page. The City requires a rental permit of $100 per unit, valid for three years, for non-owner-occupied rentals other than larger buildings regulated by the condominium and association statutes. Read the City’s page for the exact threshold, because we have not confirmed it applies to a given building.
We found no Lee County short-term rental registration program or duration limit for unincorporated areas in our research, and the state vacation rental license, state sales tax and county tourist tax still apply to vacation rentals. Confirm with Lee County Code Enforcement and the Lee County Tax Collector before you plan a rental.
Fort Myers Beach addresses we tested sit in FEMA Special Flood Hazard Areas, zone AE or VE, with base flood elevations of 10 to 14 feet NAVD88, and Lee County puts every tested address in evacuation Zone A. Insurance cost depends on the exact property, so we get quotes for it before you offer. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Across the Town, San Carlos Island and the mainland addresses we tested, the FEMA map for Lee County (panel series 12071C, effective November 17, 2022) shows AE or VE with a static base flood elevation of 10 to 14 feet NAVD88. On Black Island, four tested points at one building address read shaded X while the property’s center read AE at 12 feet, which is why we say the FEMA flood map indicates different zones at different points and send you to the elevation certificate. We never say a home is “not in a flood zone” from a map lookup.
A third-party map layer shows the Black Island condominiums inside a Coastal Barrier Resources System unit. Confirm that with the U.S. Fish and Wildlife Service CBRS Mapper before relying on it. A property inside a CBRS unit can be ineligible for new National Flood Insurance Program coverage, so a Black Island buyer should check before choosing a flood policy. We have not confirmed any building’s status relative to the Coastal Construction Control Line.
The Town’s code requires the lowest floor to be at least one foot above the base flood elevation. The Town enforces FEMA’s 50 percent rule per building, meaning that repairs or improvements costing 50 percent or more of the structure’s value require the whole building to meet current flood standards. The Town’s page states a five-year look-back, although the code text we read is silent, so we quote the page and tell you the code controls. This matters when you plan renovations after you buy.
FEMA’s Community Rating System discounts flood premiums in communities that go beyond the minimum. The Town was placed on NFIP probation in November 2024 with a retrograde, and FEMA’s status record now shows Class 5, a 25 percent discount, effective April 1, 2026, the same class as unincorporated Lee County and the City of Bonita Springs. We do not publish premium estimates, because wind, flood and master-policy costs depend on age, elevation, roof, construction and claims history. For wind, the Florida Chief Financial Officer’s page and Citizens explain the uniform mitigation verification form and credits. For flood, Risk Rating 2.0 prices each building, and an elevation certificate can lower the price. We request quotes for the exact home before you offer.
Lee County’s 2024 evacuation zone map puts every address we tested in Zone A, the first zone ordered to leave, and Estero Boulevard is the single road along Estero Island, so plan your departure early.
Hurricane Ian struck on September 28, 2022 with a peak storm surge of 10 to 15 feet above ground on Fort Myers Beach, according to the National Hurricane Center, and the Lee County roll now lists 148 Town parcels with a year built of 2023 or later. Rebuilding is under way, uneven and still being counted. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The National Hurricane Center’s Ian report puts peak storm surge inundation at 10 to 15 feet above ground level on Fort Myers Beach and estimates that about 900 structures were totally destroyed and 2,200 were damaged in Fort Myers Beach alone. U.S. Geological Survey high-water marks on the island read 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection measured +13.23 feet NAVD88 at the pier. Helene and Milton in 2024 brought water levels 2 to 5 feet and 3 to 6 feet above mean higher high water, according to the National Weather Service.
We counted residential parcels on the Lee County roll with a year built of 2023 or later. The roll shows none with 2025 or 2026, so treat these counts as a floor.
| Taxing district | Residential parcels | Built 2023 or later | Of those |
|---|---|---|---|
| Town of Fort Myers Beach | 9,031 | 148 | 86 single-family, 62 condominium |
| San Carlos Island | 1,218 | 23 | 11 mobile or manufactured, 10 single-family, 2 cooperative |
| Bayside Estates | 653 | 59 | 56 mobile or manufactured, 3 single-family |
| Black Island, City of Bonita Springs district | 260 | 0 | None |
Of the 62 Town condominium parcels built since 2023, 58 are on Bay Beach Lane in one building whose recorded legal description is Grandview at Bay Beach. In the Southwest Florida MLS, 9 of the 397 closings in the last 12 months were homes with a county year built of 2023 or later (7 single-family and 2 mobile homes, median $1,825,000, from $400,000 to $4,500,000), and 18 of the 380 active listings have a county year built of 2023 or later, listed from $434,777 to $4,740,000. Homes built before 1980 accounted for 148 of the 12-month closings.
Ask a post-Ian seller for the permit history, the elevation certificate and the contractor’s warranty, and ask a condominium seller whether a special assessment is unpaid or coming.
A Fort Myers Beach home can be bought with a mortgage or with cash, and for a condominium the lender reviews the project as well as the buyer. The association’s budget, reserves, insurance, special assessments and storm recovery draw questions, so we ask the manager early for the questionnaire your lender will send.
Lenders typically ask about the budget, reserves, insurance, special assessments, delinquencies and litigation, and a project in storm recovery draws more scrutiny. Condominium projects with recent storm damage, special assessments or insurance questions can narrow the pool of financed buyers, so we get the project’s documents before you commit. We do not name a lender on this page, and your own lender’s rules decide what it will fund.
A home in a FEMA Special Flood Hazard Area is in a high-risk flood zone, and lenders generally require flood insurance on federally backed loans there. For a condominium, the association’s flood policy limit matters as well, so ask for the declarations page early. Get pre-approved before you tour, ask how long the condominium questionnaire takes, and expect the lender to ask about special assessments. A cash buyer skips the questionnaire and still needs the same documents. In the 12 months to October 7, 2026, 30 of the 397 closings were mobile or manufactured homes, and financing for those can follow different rules from site-built homes, so confirm with your lender before you write an offer.
Property tax in Fort Myers Beach is billed by the Lee County Tax Collector from the Property Appraiser’s assessment at your place’s millage. At the $550,000 island median and the Town’s 2026 applied rate of 13.3108 mills, the tax is $7,320.94 before exemptions, and the seller customarily pays $3,850.00 of deed stamps. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026, and 2026 millage book printed October 9, 2026)
Each mill is $1 for every $1,000 of taxable value. The table applies each place’s 2026 applied millage from the Lee County Property Appraiser to that place’s 12-month Southwest Florida MLS median price, and treats the price as the taxable value. It is a worked example before exemptions, homestead and non-ad-valorem charges, and a sale resets the capped assessment, so ask us for an estimate at your actual price. The 2025 final rates ran slightly higher: 13.4329 in the Town, 13.3976 on San Carlos Island, 12.7970 in the Bonita Springs district and 14.4119 in Bayside Estates.
| Place | Price used | 2026 applied millage | Worked example of annual tax |
|---|---|---|---|
| Estero Island, Town of Fort Myers Beach | $550,000 | 13.3108 | $7,320.94 |
| San Carlos Island | $412,500 | 13.2284 | $5,456.72 |
| Black Island, City of Bonita Springs district | $402,500 | 12.7942 | $5,149.67 |
| Bayside Estates, mainland | $362,500 | 14.2517 | $5,166.24 |
The Town’s own levy is a small piece of that bill: $586.03 on the island median at the 1.0655 mills applied for 2026, up from $566.17 at the 2025 rate of 1.0294 mills. Add the solid-waste charge of $358.45 per single-family unit for fiscal year 2026.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, and the contract controls both. The buyer pays the lender’s title policy and loan charges. The financed lines assume 20 percent down, which is our example and not a recommendation, using the Florida Department of Revenue’s rates for mortgage documentary stamps (35 cents per $100 of the amount secured) and the nonrecurring intangible tax (2 mills on the amount secured).
| Item | $425,000 (Condominium median) | $550,000 (Island median, all five Estero Island areas) | $1,000,000 (Single-family median) |
|---|---|---|---|
| Deed stamps at $0.70 per $100, customarily the seller’s | $2,975.00 | $3,850.00 | $7,000.00 |
| One mill of property tax (before exemptions) | $425.00 | $550.00 | $1,000.00 |
| Annual tax at the Town’s 13.3108 mills (before exemptions) | $5,657.09 | $7,320.94 | $13,310.80 |
| Loan with 20 percent down | $340,000.00 | $440,000.00 | $800,000.00 |
| Mortgage documentary stamps at $0.35 per $100 | $1,190.00 | $1,540.00 | $2,800.00 |
| Nonrecurring intangible tax at 2 mills | $680.00 | $880.00 | $1,600.00 |
The tables omit the lender’s and owner’s title premiums, recording, appraisal, inspection, survey, prepaid insurance, tax and insurance escrow, prorations, any association application or transfer fee and any special-assessment installment that falls after closing. Your lender’s Loan Estimate and the title company’s settlement statement control every number, and we review them with you before you sign.
Here is a public Southwest Florida MLS closing, shown only as a worked example. A three-bedroom, two-bath single-family home of 1,544 square feet at 4830 Coquina Rd in Holiday Shores (Gulf Beach Road to Avenida Pescadora area, Town taxing district, county year built 1955) listed at $775,000 and closed at $675,000 on September 18, 2026 after 120 days on market. That is 87.1 percent of the list price and about $437 per square foot. At the Town’s 2026 applied millage the tax on that price is $8,984.79 before exemptions, the seller’s customary deed stamps are $4,725.00, and the county’s just value for the parcel is $557,801. The Lee County roll’s just value is the assessor’s figure and not a price.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with the buyer before touring a home, in person or by live video, and the agreement must state the compensation as an objectively ascertainable amount or rate. That makes the fee a conversation you have before the first tour.
Data updated: October 2026 (National Association of Realtors guidance)
According to the National Association of Realtors, the agreement must conspicuously disclose the compensation and how it is determined, state that the agent may not receive more than the amount agreed with you, and state in conspicuous language that broker commissions are not set by law and are fully negotiable. It should also say what services you receive and how long the agreement lasts.
We put the agreement and the fee in writing before we open the first Fort Myers Beach door, and we explain who pays what: you can ask the seller in your offer to cover some or all of our fee, and any part the seller does not cover is yours. We walk you through the NAR settlement FAQs in plain terms before you sign anything. Start your Fort Myers Beach buyer consultation or Call Marc at (239) 287-5873.
Fort Myers Beach Elementary is closed, and the Lee County School Board voted on May 12, 2026 to transfer it to the Town for a charter within three years. The district’s map assigns Estero Island and San Carlos Island addresses to elementary zone T, middle zone MM and high school South Zone 4, so confirm by address.
Data updated: October 2026 (School District of Lee County zone map and enrollment plan, read October 7, 2026)
The School District of Lee County uses proximity zones for elementary and middle school and residential choice zones for high school. We checked the district’s published zone layers at representative points in each place on October 7, 2026, and the result applies to the area and not to a particular address.
| Place | Elementary zone | Middle zone | High school zone |
|---|---|---|---|
| Estero Island and San Carlos Island | T | MM | South Zone 4 |
| Bayside Estates and the San Carlos Boulevard corridor | O | MM | South Zone 2 |
| Black Island and Lovers Key | No zone returned | No zone returned | South Zone 3 |
In the 2026 to 2027 plan, elementary zone T lists only Fort Myers Beach, zone O lists Heights, Rayma C. Page and Tanglewood Villas, and middle zone MM lists Cypress Lake Middle and Lexington Middle. The plan also lets any student request The Sanibel School, Pine Island School or the Estero Island and Fort Myers Beach school, without district transportation, and notes that students on the barrier islands are transported to the next adjacent sub-zone with a high school.
The school closed after Hurricane Ian, reopened in December 2023, and closed again after flooding from Hurricane Milton in 2024. WGCU reported in October 2025 that former students were being bused to Heights Elementary. On May 12, 2026 the School Board voted to transfer the school to the Town, which must open it as a charter school within three years or it reverts to the district, with no repair funds offered. The campus is on the National Register of Historic Places.
Open the district’s school zones page, which links to the school site locator, and enter the street address. We do not publish school grades or test scores, because a grade attaches to a school and not to a home.
Daily life in Fort Myers Beach means a single main road, Estero Boulevard, a beach rebuilt in pieces after Hurricane Ian, one grocery store and one pharmacy on the island, a working waterfront on San Carlos Island and a drive off the island for most big errands. Several parks and lots changed status in 2026, and we date each statement.
Data updated: October 2026 (Lee County Parks, Town of Fort Myers Beach and Florida State Parks pages read October 7, 2026)
The Publix at 4791 Estero Boulevard is open 7 a.m. to 9 p.m. daily, according to Publix, and reopened after Ian in May 2023. The CVS at 7001 Estero Boulevard was described by Gulf Coast News as the only pharmacy on Fort Myers Beach when it reopened on December 15, 2023. The Fort Myers Beach Public Library is at 2755 Estero Boulevard, the post office is at 200 Carolina Avenue, and the new Town Hall at 6231 Estero Boulevard opened on September 10, 2025 (239-765-0202). Fort Myers Beach Fire Control District Station 31 opened on April 2, 2026.
The Town runs the Matanzas Pass Mooring Field with roughly 89 public mooring balls, according to Town and field posts, and private marinas operate on San Carlos Island and bayside Estero Island. Gulfshore Business reported on September 29, 2026 that Ian destroyed most of San Carlos Island’s shrimp docks. The Lions Club Shrimp Festival is scheduled for March 13 and 14, 2027. We know of no county-owned public boat ramp on Estero Island or San Carlos Island, although Lee County approved buying a San Carlos Island lot for one in 2025.
Estero Boulevard is the one main road along Estero Island. Lee County and the Town completed a reconstruction of it after seven years of work. The distances below are our estimates from OpenStreetMap routing at free-flow speeds, without live or seasonal traffic, run on October 7, 2026, and real drive times in season are longer. A safe planning range from the island to Southwest Florida International Airport is about 18 to 20 miles and 30 to 45 minutes depending on traffic.
| Destination | From Times Square (Crescent Street) | From Bay Beach Lane | From 17891 San Carlos Blvd, mainland |
|---|---|---|---|
| Southwest Florida International Airport | about 17.6 mi / 32 min | about 22.5 mi / 46 min | about 15.4 mi / 27 min |
| Downtown Fort Myers | about 14.9 mi / 28 min | about 19.7 mi / 42 min | about 12.7 mi / 24 min |
| Sanibel | about 11.7 mi / 22 min | about 16.6 mi / 36 min | about 9.5 mi / 18 min |
| HealthPark Medical Center | about 5.9 mi / 13 min | about 10.8 mi / 27 min | about 3.7 mi / 8 min |
| Lovers Key State Park entrance | about 8.1 mi / 25 min | about 3.5 mi / 12 min | about 10.3 mi / 29 min |
The Beach Park and Ride at 11101 Summerlin Square Drive offers free parking and a LeeTran trolley to Crescent Beach and Times Square, and LeeTran’s Route 410 and 490 timetable also serves Bowditch Point, the library and Lovers Key. Check LeeTran for the current season’s schedule, because the free tram’s service has changed from year to year.
Bonita Beach is the closest comparable to Fort Myers Beach: the two barrier-island strips share Lovers Key, are linked by Estero Boulevard and trade in the same Gulf-side condominium market. They differ in size, jurisdiction, rental rules and price structure, and the right choice depends on which of those you care about. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Bonita Beach figures are copied from our Bonita Beach guide, which used the Southwest Florida MLS Bonita Beach area pulled October 3, 2026. The geographies and pull dates differ, so read the comparison as directional.
| Question | Fort Myers Beach | Bonita Beach | Who it fits |
|---|---|---|---|
| Closings, last 12 months | 397 (ZIP 33931, to October 7, 2026) | 90 (MLS Bonita Beach area, to October 3, 2026) | Fort Myers Beach for the larger market and more choice |
| Median price | $510,000 | $658,938 | Fort Myers Beach for the lower median |
| Condominium median | $425,000 on 238 closings | $505,000 on 66 closings | Compare the specific buildings |
| Single-family median | $1,000,000 on 111 closings | $2.6 million on 23 closings | Fort Myers Beach for a lower single-family entry |
| Months of supply | About 11.5 | About 10.1 | Both favor a prepared buyer |
| Jurisdiction | Town of Fort Myers Beach, unincorporated Lee County, and the City of Bonita Springs district on Black Island | City of Bonita Springs on the Lee side, unincorporated Collier County on the other | Check the tax district of each address |
| Millage | 12.7942 to 14.2517 in the four places (2026 applied) | About 12.794 on the Lee and City side, roughly 9.5 to 9.7 on the Collier side | Bonita Beach Collier side for the lowest millage |
| Rental registration | Town registration on Estero Island | City rental permit, $100 per unit for three years, on the Lee side | Read the rules for each building |
| The shared anchor | Lovers Key State Park | Lovers Key State Park | Equal |
Choose Fort Myers Beach if you want the larger set of condominium buildings and the wider price range, from the mainland at $367,500 to Gulf-side single-family homes in the millions, and can accept the flood and storm history described above. The place table below gives building-level detail.
Choose Bonita Beach if you want a smaller, quieter strip with a fixed supply of 23 condominium associations, a single road and a higher single-family price tier, and if the lower Collier-side millage matters to you. Read our Bonita Beach guide and our Estero guide for the neighbors to the south.
The table lists all 38 Fort Myers Beach guides with each one’s MLS area, year-built range, Southwest Florida MLS window and active-plus-pending count on October 7, 2026, plus links to its guide and its buyer page. Each window is the first with 10 or more closings, so compare rows as directional. Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every MLS window below is copied with its own length, because a 12-month median and a 60-month median are different measurements and are never averaged. Year built comes from the Lee County Property Appraiser roll. Active plus pending is the Southwest Florida MLS count on October 7, 2026.
| Place | MLS area | Year built | Southwest Florida MLS window | Active + pending |
|---|---|---|---|---|
| Bay Beach | Fairview Isles to Big Carlos Pass | 1976 to 2023 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 53 |
| Pink Shell Beach Resort | Bowditch Point to Crescent Street | 1976 to 2007 | 12 mo: n 14, median $325,000, range $175,000 to $890,000 | 11 |
| San Carlos Island | San Carlos Island | 1940 to 2024 | 12 mo: n 11, median $400,000, range $150,000 to $2,380,000 | 14 |
| Waterside at Bay Beach | Fairview Isles to Big Carlos Pass | 1997 to 2003 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 28 |
| Estero Beach and Tennis Club | Fairview Isles to Big Carlos Pass | 1979 to 1982 | 12 mo: n 17, median $405,000, range $305,000 to $475,000 | 17 |
| Lovers Key Beach Club | Black Island | 1984 to 2000 | 12 mo: n 10, median $362,500, range $296,000 to $525,000 | 16 |
| The Palms of Bay Beach | Fairview Isles to Big Carlos Pass | 1976 to 1978 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 3 |
| Hibiscus Pointe | Fairview Isles to Big Carlos Pass | 1992 to 1995 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 4 |
| Creciente | Fairview Isles to Big Carlos Pass | 1972 to 1977 | 12 mo: n 10, median $575,000, range $395,000 to $800,000 | 10 |
| Gullwing Beach Resort | Avenida Pescadora to Fairview Isles | 2000 to 2000 | 36 mo: n 11, median $860,000, range $675,000 to $2,000,000 | 2 |
| Sandarac | Fairview Isles to Big Carlos Pass | 1976 to 1979 | 24 mo: n 15, median $650,000, range $377,000 to $900,000 | 13 |
| Estero Cove | Fairview Isles to Big Carlos Pass | 1985 to 1989 | 24 mo: n 14, median $341,500, range $270,000 to $400,000 | 7 |
| Ocean Harbor | Gulf Beach Road to Avenida Pescadora | 1991 to 1992 | 36 mo: n 15, median $670,000, range $451,250 to $1,212,000 | 3 |
| Casa Marina | Fairview Isles to Big Carlos Pass | 1990 to 2001 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 2 |
| Carlos Pointe | Fairview Isles to Big Carlos Pass | 1981 to 1981 | 60 mo: n 22, median $563,500, range $390,000 to $1,050,000 | 3 |
| Palm Harbor Club | Fairview Isles to Big Carlos Pass | 2000 to 2001 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 1 |
| Islands End | Fairview Isles to Big Carlos Pass | 1981 to 1986 | 60 mo: n 23, median $668,500, range $400,000 to $1,125,000 | 9 |
| Royal Pelican | Fairview Isles to Big Carlos Pass | 1986 to 1991 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 4 |
| Bay Village | Avenida Pescadora to Fairview Isles | 1981 to 1983 | 12 mo: n 10, median $218,750, range $168,000 to $255,000 | 1 |
| Boardwalk Caper | Mainland, 33931 addresses off the barrier islands | 1981 to 1992 | 12 mo: n 18, median $220,000, range $172,500 to $390,000 | 6 |
| Windward Point | Fairview Isles to Big Carlos Pass | 1982 to 1982 | 60 mo: n 15, median $430,000, range $300,000 to $550,000 | 2 |
| Harbour Pointe | Fairview Isles to Big Carlos Pass | 1982 to 1995 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 5 |
| Leonardo Arms | Fairview Isles to Big Carlos Pass | 1969 to 1971 | 24 mo: n 11, median $424,000, range $297,000 to $510,000 | 8 |
| The Privateer | Avenida Pescadora to Fairview Isles | 1967 to 1968 | 60 mo: n 14, median $487,500, range $300,000 to $860,000 | 3 |
| Bella Lago | Fairview Isles to Big Carlos Pass | 2006 to 2006 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 0 |
| Captains Bay | Fairview Isles to Big Carlos Pass | 1994 to 1997 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 3 |
| Riviera Club | Fairview Isles to Big Carlos Pass | 1981 to 1981 | 60 mo: n 13, median $755,000, range $585,000 to $1,112,500 | 4 |
| Smugglers Cove | Gulf Beach Road to Avenida Pescadora | 1977 to 1978 | 60 mo: n 13, median $450,000, range $380,000 to $789,000 | 0 |
| Bayside Estates | Mainland, 33931 addresses off the barrier islands | 1968 to 2024 | 12 mo: n 28, median $362,500, range $138,000 to $690,000 | 23 |
| Fairview Isles | Avenida Pescadora to Fairview Isles | 1958 to 2024 | 12 mo: n 23, median $885,000, range $280,000 to $5,940,000 | 17 |
| Shell Mound Park | Gulf Beach Road to Avenida Pescadora | 1958 to 2024 | 24 mo: n 14, median $823,500, range $520,000 to $1,825,000 | 11 |
| Laguna Shores | Fairview Isles to Big Carlos Pass | 1950 to 2024 | 24 mo: n 12, median $739,500, range $429,500 to $3,750,000 | 11 |
| McPhie Park | Avenida Pescadora to Fairview Isles | 1950 to 2024 | 36 mo: n 16, median $993,750, range $467,500 to $11,250,000 | 5 |
| Siesta Isles | Mainland, 33931 addresses off the barrier islands | 1959 to 2023 | 12 mo: n 11, median $1,275,000, range $900,000 to $2,850,000 | 0 |
| Sandpiper Village | Avenida Pescadora to Fairview Isles | 1952 to 2022 | 60 mo: n 19, median $820,000, range $600,000 to $1,900,000 | 5 |
| Venetian Gardens | Crescent Street to Gulf Beach Road | 1925 to 2024 | 60 mo: n 17, median $1,775,000, range $750,000 to $3,500,000 | 1 |
| Holiday Heights | Gulf Beach Road to Avenida Pescadora | 1952 to 2024 | 60 mo: n 18, median $1,038,250, range $632,000 to $2,350,000 | 2 |
| Lynn’s Highland Park | Gulf Beach Road to Avenida Pescadora | 1926 to 2024 | 60 mo: n 13, median $689,000, range $437,000 to $1,300,000 | 1 |
The table starts with three overview areas, Bay Beach, Pink Shell Beach Resort and San Carlos Island, and then lists the condominium buildings and neighborhoods. 9 of the buildings sit inside the Bay Beach community. Names repeat across Florida, so check that a listing says Fort Myers Beach. Bella Lago on Fort Myers Beach is not Belle Lago in Estero, and Boardwalk Caper is not Caper Beach Club.
The guides with the most Southwest Florida MLS closings in the 60-month file are Bay Beach (334), Bayside Estates (211), Waterside at Bay Beach (138), San Carlos Island (86), Fairview Isles (85). Read the guide of each building on your list, then read its buyer page, and then ask us for the nearest like-for-like closings.
Buying in Fort Myers Beach offers Gulf access, a wide range of prices from $367,500 on the mainland to millions on the Gulf, and deep inventory, at the cost of flood exposure, a hurricane history, older buildings and a closed neighborhood school. Weigh each against your plans.
To see Fort Myers Beach homes for sale, search current listings on DomainRealtyGroup.com, then send us your favorites, and we pull the flood, permit, fee and document file for each before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
On October 7, 2026 the Southwest Florida MLS showed 380 active and 27 pending homes in ZIP 33931, with list prices from $199,000 to $13,490,000 and a median list price of $699,000. The table counts the active listings by list-price band. We show the market in aggregate and leave named listings to the search tool.
| Active list price | Active homes | Of which condominiums | Of which single-family |
|---|---|---|---|
| Under $500,000 | 121 | 97 | 3 |
| $500,000 to $999,999 | 140 | 94 | 40 |
| $1,000,000 to $1,999,999 | 64 | 17 | 38 |
| $2,000,000 and up | 55 | 15 | 24 |
A saved search is how you see the next home first. If Fort Myers Beach supply is thin at your price, we also represent buyers in Bonita Springs, Estero and the mainland city of Fort Myers, and we explain the new-construction route on our Fort Myers Beach new construction page.
You get a personalized Fort Myers Beach buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, preferred part of the beach and whether a boat slip, a rental plan or a pet matters, and we send the Fort Myers Beach homes that fit.
We start with the place and the property type, because those decide most of the price, tax and risk. Then we map your budget to the closings we tracked for that area, price the monthly cost with the association figures we can verify, and list the documents your lender and insurer will ask for.
Start your Fort Myers Beach buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
If you need to sell to buy, read how we sell Fort Myers Beach homes and get a free Fort Myers Beach home valuation so the sale and the purchase line up. On the mainland side, see our Fort Myers seller’s guide and Fort Myers home valuation. Call Jesse direct at (239) 898-6072.
A seasonal Fort Myers Beach buyer owns a home that sits empty for months, so plan the storm routine, the insurance and a trusted contact, and read the rental and approval rules first. The Census Bureau counts 4,753 seasonal units among the Town’s 9,886 housing units, so you would not be alone.
The Census Bureau’s American Community Survey for 2020 to 2024 counts 5,513 residents, 9,886 housing units and a 71.4 percent vacancy rate in the Town of Fort Myers Beach, including 4,753 seasonal units. The median age is 66.3, the median owner-occupied value is $642,400 and 88.7 percent of occupied units are owner-occupied. Those are survey figures for the Town only, and they are estimates.
Ask the manager for the storm plan, the shutter or impact-glass status and what the association requires of an absent owner. Tell your insurer the home will be unoccupied, because policies can limit coverage for vacancy, and set a water shut-off routine and a caretaker the manager knows. Every address we tested is in evacuation Zone A.
Florida title companies routinely close with remote online notarization or mail-away signing, and you should confirm wire instructions by phone with the title company, never from an email alone. Foreign buyers should plan ownership with a cross-border tax adviser, because a future sale can face withholding under FIRPTA unless an exemption or certificate applies.
We could not verify several facts a Fort Myers Beach buyer will ask about, and we say so here instead of guessing. Each item below names the document or office that settles it, so you can ask for it before you offer.
Marc Comisar is a top-reviewed Southwest Florida buyer’s agent and Jesse McGreevy is a top-reviewed Southwest Florida realtor, and every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” 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
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
These are the questions Fort Myers Beach home buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it. Every answer names Fort Myers Beach, and each is one paragraph you can read on its own.
That depends on your plans, and the record gives you the facts to decide. Fort Myers Beach recorded 397 Southwest Florida MLS closings in the 12 months to October 7, 2026, with 380 homes active, so choice is deep. Flood exposure, a hurricane history, older buildings and unpublished association rules are the trade-offs to price in.
The median Southwest Florida MLS closing in Fort Myers Beach (ZIP 33931) was $510,000 in the 12 months to October 7, 2026, from $138,000 to $6,900,000. The Estero Island median was $550,000, San Carlos Island $412,500, Black Island $402,500 and the mainland $367,500.
The median condominium closing in Fort Myers Beach was $425,000 across 238 Southwest Florida MLS closings in the 12 months to October 7, 2026, from $168,000 to $5,200,000, at a median of $428 per square foot. The use-code split joins each MLS address to the county roll.
The median single-family closing in Fort Myers Beach was $1,000,000 across 111 Southwest Florida MLS closings in the 12 months to October 7, 2026, from $330,000 to $6,900,000, at a median of $550 per square foot. The mix includes Gulf-side homes and mainland homes.
On October 7, 2026 the Southwest Florida MLS showed 380 active and 27 pending homes in Fort Myers Beach, ZIP 33931, from $199,000 to $13,490,000. To search the current homes for sale in Fort Myers Beach, use DomainRealtyGroup.com, and send us your favorites.
Supply in Fort Myers Beach was about 11.5 months on October 7, 2026, with 380 active homes against 397 closings in 12 months, and the median closing was 93.8 percent of the final list price. That is a level on one date, not a forecast, and it varies by place, from 5.5 months on the mainland to 12.5 on the island.
The median Fort Myers Beach closing in the 12 months to October 7, 2026 took 92 days on market in the Southwest Florida MLS. By area the medians ran from 45 days in the Crescent Street to Gulf Beach Road area to 112 days in the Avenida Pescadora to Fairview Isles area. Days on market is the listing’s own count and can reset when a home is relisted.
Yes. The Town of Fort Myers Beach covers Estero Island and was incorporated in 1995. Its Town Hall is at 6231 Estero Boulevard, and the phone number is 239-765-0202. San Carlos Island and the Bayside Estates mainland neighborhood are unincorporated Lee County, so a Fort Myers Beach address does not tell you which government taxes the home.
San Carlos Island has a Fort Myers Beach mailing address but is unincorporated Lee County, not the Town of Fort Myers Beach. Its 2026 applied millage is 13.2284 against the Town’s 13.3108. The Southwest Florida MLS codes most of it to its own San Carlos Island area, while Boardwalk Caper and Siesta Isles, which the county roll places on San Carlos Island, are coded to the mainland area.
The Lovers Key and Black Island condominiums carry a Fort Myers Beach mailing address and sit south of the Big Carlos Pass Bridge. 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. Lovers Key State Park is a state park at 8700 Estero Boulevard.
No. Bayside Estates is an unincorporated Lee County mainland neighborhood off San Carlos Boulevard, not part of Estero Island, and the roll lists it in a taxing district with a 2026 applied millage of 14.2517. The Southwest Florida MLS codes it to its mainland area, which recorded 66 closings at a median of $367,500 in the last 12 months.
The Lee County Property Appraiser’s 2026 applied millage is 13.3108 in the Town of Fort Myers Beach, 13.2284 on San Carlos Island, 12.7942 for the Black Island parcels in the City of Bonita Springs district and 14.2517 in Bayside Estates. One mill is $1 per $1,000 of taxable value, before exemptions. The 2025 final rates ran slightly higher: 13.4329 in the Town, 13.3976 on San Carlos Island, 12.7970 in the Bonita Springs district and 14.4119 in Bayside Estates.
The FEMA flood map indicates a Special Flood Hazard Area, zone AE or VE with a base flood elevation of 10 to 14 feet NAVD88, at every Fort Myers Beach address we tested on the Town, San Carlos Island and mainland maps, panel series 12071C effective November 17, 2022. Four tested points at one Black Island address read shaded X. An elevation certificate settles any one home.
Lenders generally require flood insurance on federally backed loans for homes in a FEMA Special Flood Hazard Area, and most Fort Myers Beach addresses we tested are in one. A cash buyer is not required to buy it, but the exposure is the same. FEMA’s Risk Rating 2.0 prices each building, and an elevation certificate can lower the price.
Yes. Lee County’s 2024 evacuation zone map puts every Fort Myers Beach address we tested in Zone A, the first zone ordered to leave. Estero Boulevard is the single main road along Estero Island, so plan your departure early, and ask your insurer and your association what they require of a home left empty in hurricane season.
Rebuilding is under way and uneven. The Lee County roll counts 148 Town parcels, 23 San Carlos Island parcels and 59 Bayside Estates parcels with a year built of 2023 or later, a floor because the roll shows none for 2025 or 2026. The new Big Carlos Pass Bridge opened on November 14, 2025, and the pier rebuild broke ground on August 21, 2026.
The National Hurricane Center’s Ian report puts peak storm surge at 10 to 15 feet above ground level on Fort Myers Beach on September 28, 2022. U.S. Geological Survey high-water marks on the island read 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection measured +13.23 feet at the pier. The report estimates about 900 structures were destroyed.
The 50 percent rule is a FEMA floodplain standard the Town of Fort Myers Beach enforces per building: repairs or improvements costing 50 percent or more of the structure’s value require the whole building to meet current flood standards, including the Town’s one foot of freeboard above base flood elevation. The Town’s page states a five-year look-back, but the code text we read is silent.
It depends on the place and the building. On Estero Island the Town requires vacation rentals to register within 90 days, show the registration number in advertising and name a responsible party who can respond within one hour, and a building’s declaration may restrict leasing. The City of Bonita Springs has a separate rental permit for Black Island. Read the declaration first.
Pet rules are set by each association’s recorded declaration and current rules, and most Fort Myers Beach buildings do not publish them. Where an association does publish a rule, such as Sandarac II’s, we report it in that building’s guide. An assistance animal is not a pet under federal fair housing law, so ask the association about its process.
Section 553.899 applies to condominium and cooperative buildings of three or more habitable stories, 30 years after the certificate of occupancy. In the Town’s taxing district the county roll lists 5,629 improved condominium parcels with a median year built of 1982 and 5,003 in buildings of three or more stories. A building’s actual status comes only from its association.
Check the declaration, rules, budget, reserve study, milestone inspection summary where one applies, estoppel certificate, insurance certificate and any special assessment ledger, and compare the flood map with the elevation certificate. Under section 718.503 a resale condominium buyer may cancel within 7 days after receiving the documents, or 15 days where an inspection or reserve study item applies.
Under section 718.503 a resale condominium buyer may cancel in writing within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the required documents. Where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, a separate clause gives 15 days. Homeowners association buyers have 3 days only if the disclosure summary was not provided.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, at $0.70 per $100, and the contract controls both. The buyer customarily pays the lender’s title policy, the lender’s charges, mortgage stamps at $0.35 per $100 of the loan and the intangible tax at 2 mills on the loan.
On the island median of $550,000 with 20 percent down, the buyer’s mortgage documentary stamps are $1,540.00 and the intangible tax is $880.00, and the seller’s customary deed stamps are $3,850.00. Title premiums, recording, appraisal, inspection, insurance and prorations are extra, and the Loan Estimate controls every figure.
Yes. Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement before touring a home, in person or by live video, stating the compensation as an objectively ascertainable amount or rate. Broker commissions are not set by law and are fully negotiable, according to the National Association of Realtors, and we explain it before the first tour.
No association budget was found in a primary public document for the buildings we researched. Listing-entered annual recurring fees on 232 Southwest Florida MLS condominium closings ranged from $250 to $88,828 (not verified; the association’s current budget and an estoppel certificate govern). Ask for the budget and the reserve schedule before you offer.
The district’s map assigns Estero Island and San Carlos Island addresses to elementary zone T, middle zone MM and high school South Zone 4, and Bayside Estates to elementary zone O, middle zone MM and South Zone 2. Black Island is high school South Zone 3. Confirm any address with the School District of Lee County’s school site locator.
No. Fort Myers Beach Elementary is closed. It closed after Hurricane Ian, reopened in December 2023 and closed again after Hurricane Milton flooding in 2024. On May 12, 2026 the Lee County School Board voted to transfer it to the Town of Fort Myers Beach, which must open it as a charter school within three years or it reverts to the district.
Southwest Florida International Airport is about 18 to 20 miles and 30 to 45 minutes from Fort Myers Beach depending on traffic. Our estimate from OpenStreetMap routing at free-flow speeds is about 17.6 miles and 32 minutes from Times Square, 22.5 miles and 46 minutes from Bay Beach Lane and 15.4 miles and 27 minutes from the mainland at San Carlos Boulevard.
Yes, and many owners do. The Census Bureau’s 2020 to 2024 survey counts 4,753 seasonal units among the Town’s 9,886 housing units. Plan the storm routine, tell your insurer the home will be unoccupied, appoint a caretaker and read the association’s rules first. Every address we tested is in evacuation Zone A, so have a plan before June.
Yes. In the 12 months to October 7, 2026, 30 of the 397 Fort Myers Beach closings were mobile or manufactured homes, at a median of $352,888 from $138,000 to $690,000, mostly on the mainland and San Carlos Island. Ask your lender about financing rules, and read the land lease or lot ownership terms before you offer.
Yes, in small numbers. The Lee County roll shows 236 residential parcels with a year built of 2023 or later across ZIP 33931, and the Southwest Florida MLS showed 18 active listings with a county year built of 2023 or later on October 7, 2026. Read our Fort Myers Beach new construction page.
There is no single best, because the right part of Fort Myers Beach depends on property type, price and risk tolerance. The fit table above puts each Southwest Florida MLS area and each of the four places side by side, and the place table lists each building and neighborhood. Tell us your budget and we will narrow the list.
Call Marc at (239) 287-5873 or use the buyer form on this page, and tell us your budget, timing and must-haves. We sign the written buyer agreement before the first tour, send the homes that fit, and pull the flood, permit and document file for each. If you also need to sell, call Jesse direct at (239) 898-6072.
A Fort Myers Beach specialist matters because the price is the smaller part of the decision: four jurisdictions, flood maps, a hurricane history, association documents you cannot read online and a closed neighborhood school all sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read them before we show you a home.
Sellers thinking about the other side of this market can read how we sell Fort Myers Beach homes or request a free Fort Myers Beach valuation. Call Jesse direct at (239) 898-6072. For the community guide behind this page, read Fort Myers Beach, and for the wider county see Lee County.
If you are ready to buy a home in Fort Myers Beach, Start your Fort Myers Beach buyer consultation or Call Marc at (239) 287-5873, and we will send the homes that fit your budget, their recorded closings and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, and our credentials are below.
Your local real estate experts for Fort Myers Beach are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. We read the county roll, the MLS record and the Town’s, the county’s and the state’s public pages before writing a word about a Fort Myers Beach home.
Jesse McGreevy is a Sales Associate and Marc Comisar is a Broker Associate, and you can read how the team was built on our about McGreevy and Comisar page. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below.
Buying in Fort Myers Beach? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Fort Myers Beach home? Get a free Fort Myers Beach home valuation, or Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). The Florida DBPR record, read October 7, 2026, shows Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC. Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider coast, see our guides to Fort Myers, Sanibel and Captiva, Bonita Beach and Estero.
Every figure on this page traces to a Southwest Florida MLS closing, a county, town, state or federal record, an agency’s own published document or news reporting, retrieved on or before October 7, 2026. We do not cite brokerage or listing sites. Closing figures are from the Southwest Florida MLS and the Lee County Property Appraiser roll file of October 4, 2026.
The official documents below are published by the National Hurricane Center, the Lee County Property Appraiser, Lee County, the Town of Fort Myers Beach, the Florida Department of Transportation and the School District of Lee County. They are the ones a Fort Myers Beach buyer should read, and each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Current version March 12, 2026 | Storm surge of 10 to 15 feet above ground on Fort Myers Beach and structure damage estimates | View the document |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 | Final millage for every Lee County taxing district, including the four Fort Myers Beach districts | View the document |
| 2026 Taxing District Millage Book, printed October 9, 2026 | Lee County Property Appraiser | 2026 | 2026 millage rates by taxing district | View the document |
| 2024 evacuation zones map | Lee County Public Safety | 2024 | Evacuation zone boundaries, including Zone A | View the document |
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | Adopted May 7, 2018 | Registration of short-term vacation rentals | View the document |
| Short-Term Rental Opt-Out List | Town of Fort Myers Beach | 2026 | Condominium buildings that opted out of Town enforcement | View the document |
| Big Carlos Pass Bridge ribbon-cutting notice | Lee County Department of Transportation | June 2026 | The new fixed-span bridge and artificial reef | View the document |
| Student enrollment plan | School District of Lee County | Read October 7, 2026 | Proximity and choice zones, including zone T and zone O | View the document |
Market data from Southwest Florida MLS, pulled October 7, 2026, and the Lee County Property Appraiser roll file of October 4, 2026.
McGreevy and Comisar, Best Realtor for Fort Myers Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.