By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
This is our buyer’s guide to condos at Pink Shell Beach Resort, Fort Myers Beach, where five separately run condominium buildings stand on the Gulf side of Estero Boulevard at the north end of Estero Island. Our Pink Shell Beach Resort community guide covers the buildings, the rules, the flood zone and the full sales record. Pink Shell sits inside the Town of Fort Myers Beach.
By the Lee County Property Appraiser’s taxing district, all 229 residential parcels in the four villa buildings belong to the Town of Fort Myers Beach, which covers Estero Island and incorporated on December 31, 1995. The Town, not unincorporated Lee County, issues permits, applies the flood rules and registers short-term rentals here. The ZIP code is 33931.
Most people who search for Pink Shell want a hotel room. This page is for the reader who wants to own a deeded condominium unit there. The buildings are White Sand Villas at 200 Estero Blvd, Captiva Villas at 190, Sanibel View Villas at 140, Pink Shell Vacation Villas at 100 and Gateway Villas at 500: five Florida condominium associations beside an operating resort and marina, which is a different business with different rules.
The short version for a condo buyer is this. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 14 closings in the four villa buildings at a median of $325,000, from $175,000 to $890,000. On the same day 11 units were for sale, none was pending, and ten had been listed for more than 100 days. Units are small, from 383 to 1,238 heated square feet. No association publishes a budget, a rental rule or a pet rule, the FEMA map indicates coastal Zone VE at every address we tested, and three of the five buildings passed their 30-year statutory inspection age before 2024. All of it is a reason to choose the building first and read its documents before you offer.
To buy a condo in Pink Shell Beach Resort in 2026, pick one of the five buildings first, price the unit from the recorded sales of the same floor plan in that building, request the budget, reserve study and estoppel before you offer, get flood and wind quotes for the exact unit, and sign a written buyer agreement before touring.
The order matters more here than at most Fort Myers Beach addresses. One name covers five markets: Sanibel View Villas closed from $175,000 to $190,000 in the last 12 months, and Pink Shell Vacation Villas, a short walk up the same beach, closed from $476,000 to $890,000.
These are the facts a Pink Shell Beach Resort condo buyer on Fort Myers Beach should know in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser roll, state and federal records, the resort’s own website and the Town.
Pink Shell Beach Resort for condo buyers on Fort Myers Beach, section by section. Each link jumps to its part of this guide, from the market read and the fee picture to the flood map, the Bay Beach comparison, the buyer consultation and the sources.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We represent Pink Shell Beach Resort condo buyers with the same record we use to price listings: what each building closed for, what its documents say, and where the public record goes silent.
If you’re searching for the best buyer’s agent for a condo at Pink Shell Beach Resort, McGreevy and Comisar represent homebuyers across Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a first Florida condo, a winter place or a small Gulf-front unit beside a resort. Our team is the #5 real estate team in Florida by transaction sides in the RealTrends Verified 2026 rankings, where it is listed as a Large Team with 241 sides and $157.57 million in volume, first in Bonita Springs and eleventh in Florida by volume. 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. 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 on the island, 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 Pink Shell buyer hears how Fort Myers Beach sellers think about price, timing and paperwork from the people who advise sellers every week. Selling a condo to buy here? Our Pink Shell Beach Resort home valuation and our Pink Shell Beach Resort seller’s guide explain the other side of the same transaction. Call Jesse direct at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, we earn repeat clients by telling buyers what the record shows and where it stops.
We tracked every one of the 70 Pink Shell Beach Resort closings in the Southwest Florida MLS in the 60 months to October 7, 2026, building by building, and every one of the 52 county-qualified sales in the same period. We read the Lee County roll file of October 4, 2026 for all 229 residential parcels, queried the FEMA flood layer at four addresses on 140 Estero Blvd, and read the state corporation and condominium records for all five associations.
Over the last 12 months the Southwest Florida MLS recorded 14 Pink Shell Beach Resort condo closings at a median of $325,000, with a median of 146 days on market and a median sale at 94.2 percent of the final list price. On October 7, 2026, 11 units were active and none was pending, about 9.4 months of supply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the Southwest Florida MLS files under the Pink Shell building names, in windows counted back from October 7, 2026. The 12-month window holds 14 closings, so it leads. Gateway Villas is filed under its own name and is listed separately below.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 14 | $325,000 | $175,000 to $890,000 | $495 | 146 | 94.2% |
| 24 months | 21 | $355,000 | $175,000 to $890,000 | $466 | 138 | 94.9% |
| 36 months | 32 | $330,000 | $175,000 to $890,000 | $495 | 77 | 94.3% |
| 60 months | 70 | $316,000 | $165,000 to $890,000 | $498 | 52 | 96.2% |
None of the 70 closings was a Sold Data Entry sale, so every one counts in each median. Median days on market rose from 52 across the 60-month record to 146 in the last 12 months, and the median sale slipped from 96.2 to 94.2 percent of the final list price: sellers have been waiting longer and conceding more.
The blended median hides the buildings. Over 60 months, with the last 12 months beside it:
| Building | Street | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Closings, 12 months |
|---|---|---|---|---|---|---|---|
| Sanibel View Villas | 140 Estero Blvd | 25 | $245,000 | $165,000 to $280,000 | $640 | 81 | 6, all $175,000 to $190,000 |
| White Sand Villas | 200 Estero Blvd | 27 | $330,000 | $277,000 to $540,000 | $439 | 40 | 4, $312,500 to $470,000 |
| Captiva Villas | 190 Estero Blvd | 9 | $350,000 | $330,000 to $400,000 | $526 | 68 | 0 |
| Pink Shell Vacation Villas | 100 Estero Blvd | 9 | $780,000 | $450,000 to $890,000 | $789 | 21 | 4, $476,000 to $890,000 |
The lowest-priced building has a higher price per square foot than White Sand Villas, because 383 square foot units carry a high price per foot almost anywhere, so compare price per foot only inside one building. Captiva Villas has not recorded an MLS closing since January 22, 2024, so its two current asking prices have no recent sale to lean on.
Street number only, per our page policy for condominiums. Living area is the MLS figure, and days on market restarts when a unit is relisted.
| Closed | Building | Street | Sold price | Final list price | Living area | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 28, 2026 | Sanibel View Villas | 140 Estero Blvd | $190,000 | $200,000 | 383 sq ft | $496 | 64 |
| September 4, 2026 | Sanibel View Villas | 140 Estero Blvd | $178,500 | $195,000 | 383 sq ft | $466 | 153 |
| May 29, 2026 | Sanibel View Villas | 140 Estero Blvd | $175,000 | $203,000 | 383 sq ft | $457 | 518 |
| May 26, 2026 | Pink Shell Vacation Villas | 100 Estero Blvd | $890,000 | $929,000 | 989 sq ft | $900 | 83 |
| April 14, 2026 | White Sand Villas | 200 Estero Blvd | $470,000 | $495,000 | 1,238 sq ft | $380 | 138 |
| April 9, 2026 | White Sand Villas | 200 Estero Blvd | $312,500 | $320,000 | 843 sq ft | $371 | 9 |
| February 17, 2026 | Sanibel View Villas | 140 Estero Blvd | $190,000 | $205,000 | 383 sq ft | $496 | 209 |
| February 6, 2026 | Sanibel View Villas | 140 Estero Blvd | $175,000 | $215,000 | 383 sq ft | $457 | 196 |
| December 10, 2025 | Pink Shell Vacation Villas | 100 Estero Blvd | $850,000 | $879,000 | 989 sq ft | $859 | 18 |
| December 1, 2025 | Sanibel View Villas | 140 Estero Blvd | $175,000 | $199,000 | 383 sq ft | $457 | 372 |
| November 25, 2025 | Pink Shell Vacation Villas | 100 Estero Blvd | $476,000 | $509,800 | 647 sq ft | $736 | 288 |
| November 21, 2025 | White Sand Villas | 200 Estero Blvd | $355,000 | $369,000 | 720 sq ft | $493 | 0 |
| November 21, 2025 | White Sand Villas | 200 Estero Blvd | $337,500 | $349,000 | 664 sq ft | $508 | 6 |
| October 21, 2025 | Pink Shell Vacation Villas | 100 Estero Blvd | $780,000 | $849,900 | 989 sq ft | $789 | 193 |
Every one of the 14 closings sold below its final list price, from 97.7 percent down to 81.4 percent (a Sanibel View Villas unit listed at $215,000 that closed at $175,000). By building, the median was 89.7 percent on the 6 Sanibel View closings, 94.6 percent on the 4 Pink Shell Vacation Villas closings and 96.5 percent on the 4 White Sand Villas closings. Those are medians of 4 to 6 closings each, so read them as what happened and not as a discount to expect.
Four of the 14 closed within 30 days of listing, three of them at White Sand Villas, and six took more than 180 days, four of them at Sanibel View Villas.
We tracked the Southwest Florida MLS on October 7, 2026, and it showed 11 active listings and no pending sale in the four villa buildings, from $199,000 to $895,000, with a median asking price of $335,000 and a median of 208 days listed.
| Building | Street | Active | List prices | MLS living area | Days listed |
|---|---|---|---|---|---|
| Sanibel View Villas | 140 Estero Blvd | 3 | $199,000, $200,000 and $207,000 | 383 sq ft each | 212, 337 and 417 |
| White Sand Villas | 200 Estero Blvd | 5 | $329,000 to $485,000 | 661 to 1,206 sq ft | 64 to 328 |
| Captiva Villas | 190 Estero Blvd | 2 | $335,000 and $350,000 | 656 and 667 sq ft | 265 and 172 |
| Pink Shell Vacation Villas | 100 Estero Blvd | 1 | $895,000 | 989 sq ft | 139 |
Set the asking prices beside the closings. All three Sanibel View Villas listings ask more than any of the building’s six closings in the last 12 months, which topped out at $190,000. The White Sand Villas two-bedroom listed at $470,000 with 1,206 square feet asks less than all four recorded closings of that plan, $525,000 to $540,000 between April 2022 and June 2025. The 664 square foot White Sand listing at $390,000 asks more than both recorded closings of that plan, $330,000 in June 2024 and $337,500 in November 2025. And the Pink Shell Vacation Villas listing at $895,000 sits $5,000 above the $890,000 sale of the same 989 square foot plan on May 26, 2026.
Eleven listings against 14 closings in 12 months is 11 divided by 14, times 12, or about 9.4 months of supply, against about 11.5 months for all of ZIP 33931 (380 active listings and 397 closings). By building it is uneven: about 6 months at Sanibel View Villas (3 listings, 6 closings), about 3 at Pink Shell Vacation Villas (1 and 4) and about 15 at White Sand Villas (5 and 4). These are indications from small counts.
Tell us which building fits and we will send its closings by floor plan and the documents to request. Start your Pink Shell buyer consultation, read how we represent buyers, or Call Marc at (239) 287-5873. Selling first? Request a free Pink Shell home valuation, or Call Jesse direct at (239) 898-6072.
Gateway Villas at 500 Estero Blvd is a separate association that the MLS files under its own name. Six closings are on record in the 60 months to October 7, 2026; with fewer than ten, we list them and publish no median.
| Closed | Street | Living area | Sold price | Days on market |
|---|---|---|---|---|
| August 25, 2026 | 500 Estero Blvd | 631 sq ft | $520,000 | 111 |
| August 10, 2026 | 500 Estero Blvd | 1,725 sq ft | $1,700,000 | not marketed |
| August 22, 2025 | 500 Estero Blvd | 949 sq ft | $810,000 | 91 |
| May 15, 2024 | 500 Estero Blvd | 681 sq ft | $545,000 | 82 |
| July 29, 2022 | 500 Estero Blvd | 949 sq ft | $839,000 | 1 |
| July 25, 2022 | 500 Estero Blvd | 681 sq ft | $649,900 | 3 |
The August 10, 2026 sale was entered after closing and was not marketed through the MLS. Our October 7, 2026 pull of active listings did not cover Gateway Villas, so ask us for its current listings.
The Lee County Property Appraiser recorded 16 qualified sales of Pink Shell condos in the 12 months to the October 4, 2026 roll file, at a median of $412,500, and 52 in 60 months at a median of $330,000. This county series is separate from the MLS figures and is never averaged with them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Window | Qualified sales | Median recorded price | Range |
|---|---|---|---|
| 12 months | 16 | $412,500 | $175,000 to $890,000 |
| 24 months | 23 | $470,000 | $175,000 to $890,000 |
| 36 months | 36 | $333,750 | $175,000 to $890,000 |
| 60 months | 52 | $330,000 | $165,000 to $890,000 |
The county median is higher because three recorded sales at 100 Estero Blvd, the highest-priced building, never appeared in the MLS: $600,000 recorded February 27, 2026, $850,000 recorded April 30, 2026 and $520,000 recorded July 10, 2026. The two series reconcile exactly: the county’s 16 sales are the MLS’s 14, less the September 28, 2026 closing that had not reached the county file, plus these three. The roll’s median just value is $240,000; just value is the appraiser’s assessment figure, not a price. At 70 MLS closings in five years against 225 improved unit parcels, about 6.2 percent of units change hands in a year.
Pink Shell Beach Resort fits buyers by building and floor plan. Sanibel View Villas is 60 units of 383 square feet, White Sand Villas and Captiva Villas hold one-bedroom plans of about 630 to 860 square feet plus White Sand two-bedrooms near 1,200, and Pink Shell Vacation Villas and Gateway Villas hold the larger Gulf-front plans at the highest prices.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Units come from the Florida Division of Condominiums file, year built and stories from the Lee County roll, and living areas from the Southwest Florida MLS closings.
| Building | Street number | Units (state record) | Year built (county) | Stories on the roll | MLS living areas that sold | Bedrooms that sold |
|---|---|---|---|---|---|---|
| Pink Shell Vacation Villas | 100 | 30 | 1976 | 6 | 647, 989 and 1,045 sq ft | One and two |
| Sanibel View Villas | 140 | 60 | 1990 to 1992 | 5 | 383 sq ft | One, and one sale entered as a studio |
| Captiva Villas | 190 | 43 | 2007 | 8 | 656 to 666 sq ft | One |
| White Sand Villas | 200 | 92 | 2004 | 7 to 9 on unit parcels | 629 to 1,238 sq ft | One and two |
| Gateway Villas | 500 | 46 | 1979 | 8 | 631 to 1,725 sq ft | One, two and three |
Of the 70 closings in the four villa buildings, 54 were one bedroom and one bath, 15 were two bedroom and two bath, and one was entered as a studio. A buyer who needs three bedrooms goes to Gateway Villas, where the county roll counts 2 three-bedroom units among 46, or to another part of the island.
We grouped the White Sand Villas and Pink Shell Vacation Villas closings by MLS living area; Sanibel View Villas and Captiva Villas each hold one plan size, so the building table above is their plan table. A band with fewer than ten sales is a list of what happened, not a price level.
| Building and plan | Closings in 60 months | Range | Median |
|---|---|---|---|
| White Sand Villas, one bedroom, 629 to 720 sq ft | 14 | $277,000 to $355,000 | $311,000 |
| White Sand Villas, one bedroom, 843 to 862 sq ft | 4 | $310,000 to $410,000 | the median of these 4 closings is $316,000 |
| White Sand Villas, two bedroom, 1,206 to 1,238 sq ft | 9 | $385,000 to $540,000 | the median of these 9 closings is $485,000 |
| Pink Shell Vacation Villas, one bedroom, 647 sq ft | 3 | $650,000 on August 29, 2022; $450,000 on November 17, 2023; $476,000 on November 25, 2025 | listed, no median |
| Pink Shell Vacation Villas, two bedroom, 989 to 1,045 sq ft | 6 | $516,700 to $890,000 | the median of these 6 closings is $822,500 |
One row deserves a second look. A 647 square foot one-bedroom at Pink Shell Vacation Villas has closed at $450,000 to $650,000, while one-bedrooms of 629 to 720 square feet next door at White Sand Villas closed at $277,000 to $355,000. The record does not say what explains the gap, and three sales are too few to call it a premium. It is the first question we would put to both associations.
Every Sanibel View Villas unit is 383 square feet on the county roll. The building’s 10 closings in 2023 and 2024 ran from $248,000 to $280,000, and its 6 closings in the last 12 months ran from $175,000 to $190,000. Six sales are too few for a direction claim, and we make none. The three current listings ask $199,000 to $207,000, and no one has paid that much in this building since April 2025, when a unit closed at $230,000.
White Sand Villas has the most units, closings (27 in 60 months) and listings (5), and it is the one building with both a one-bedroom in the low $300,000s and a two-bedroom near $500,000. The county roll shows 81 hotel-use parcels at the same address beside the 92 residential units, and the resort’s website places White Sand Villas “in the main building directly above our signature Octopool,” so expect the most resort activity here.
Captiva Villas is the newest on the roll (2007), and the roll flags a boat dock on its 43 unit parcels; a roll flag is not a slip right, and we did not verify who may use any dock. Pink Shell Vacation Villas is the oldest (1976) and smallest (30 units), with no hotel-use parcels on the roll and the highest prices in the four-building record. Gateway Villas (1979, 46 units), named Pink Shell Gateway Villas until March 24, 2011, holds the only three-bedroom plans.
Owning a Pink Shell Beach Resort condo costs the Town of Fort Myers Beach property tax, the building’s association fee, your own unit insurance and utilities. Listing-entered annual recurring fees on 70 Southwest Florida MLS closings ranged from $6,732 to $22,548 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget or assessment schedule was found in a primary document for any of the five buildings. What exists is the fee field each listing agent filled in. The counts are the closings that carried an entry.
| Building | Monthly condominium fee, listing-entered | Total annual recurring fees, listing-entered | Median annual entry |
|---|---|---|---|
| White Sand Villas | $621 to $1,879 (22 closings) | $6,732 to $22,548 (27 closings) | $10,572 |
| Captiva Villas | $1,057 to $1,819 (5 closings) | $12,684 to $21,828 (9 closings) | the median of these 9 entries is $13,668 |
| Sanibel View Villas | $780 to $1,293 (22 closings) | $9,360 to $15,516 (25 closings) | $12,744 |
| Pink Shell Vacation Villas | $833 to $1,650 (8 closings) | $9,300 to $19,800 (9 closings) | the median of these 9 entries is $16,800 |
On the 14 closings of the last 12 months the annual entries were $12,744 to $14,484 at Sanibel View Villas, $11,460 to $19,500 at White Sand Villas and $16,800 to $19,800 at Pink Shell Vacation Villas. At Gateway Villas the annual entries ran $6,432 to $11,220 on 5 of its 6 closings. Listing agents also entered application fees of $75 to $150 on 41 closings and transfer fees of $100 to $200 on 28. Six closings carried a separate master association entry of $561 to $1,140 a month that we could not match to any state-registered master association, so treat it as a question for the manager.
On the September 28, 2026 Sanibel View Villas closing at $190,000, the listing-entered fee was $1,207 a month, or $14,484 a year, which is 7.6 percent of the price every year. On the May 26, 2026 Pink Shell Vacation Villas closing at $890,000, the entry was $1,650 a month, or $19,800 a year, 2.2 percent of the price. A low price at Sanibel View Villas buys a monthly bill close to the one on a unit that costs more than four times as much, so compare buildings on the monthly cost of holding the unit. These are unverified entries.
Two recorded prices show the range. Property tax is computed at the 2026 applied Town of Fort Myers Beach rate of 13.3108 mills, before exemptions.
| Item | Sanibel View Villas, closed September 28, 2026 | Pink Shell Vacation Villas, closed May 26, 2026 |
|---|---|---|
| Recorded price | $190,000 | $890,000 |
| Property tax at 13.3108 mills | $2,529.05 a year | $11,846.61 a year |
| Listing-entered annual recurring fees on that closing | $14,484 | $19,800 |
| Tax plus fees | $17,036.25 a year, about $1,420 a month | $31,755.28 a year, about $2,646 a month |
Neither column includes insurance, utilities or a loan payment.
We do not know which services any Pink Shell fee covers, or whether any building has a special assessment open or planned. The estoppel certificate and the last two years of board minutes are where those answers sit.
To show how a Pink Shell Beach Resort condo purchase works, we walk a buyer through two units that were for sale on October 7, 2026: the 989 square foot two-bedroom at 100 Estero Blvd asking $895,000 and a 383 square foot unit at 140 Estero Blvd asking $199,000. Both are public-record examples from the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The listing had been active 139 days at $895,000, or $905 per square foot. Four units of the same 989 square foot plan have closed through the MLS in 60 months: $516,700 on August 16, 2023, $780,000 on October 21, 2025 after 193 days, $850,000 on December 10, 2025 after 18 days and $890,000 on May 26, 2026 after 83 days. The three most recent closed at 91.8, 96.7 and 95.8 percent of their final list prices. The county also recorded a 989 square foot unit in the building at $600,000 on February 27, 2026, a sale that never appeared in the MLS.
The three recent MLS twins bracket $780,000 to $890,000 and the asking price is above all of them. The building’s four closings in the last 12 months sold at a median of 94.6 percent of the final list price, which on $895,000 would be about $846,670. That is arithmetic on four sales, not a prediction. What moves the number is what the record cannot show: floor, view, renovation, furnishings and what the documents allow. We would also ask about the $600,000 recorded sale, because the next appraiser will find it.
At the most recent recorded price for the plan, $890,000, with 20 percent down, the loan would be $712,000. Florida’s documentary stamp tax on the note is $0.35 per $100 secured, or $2,492.00, and the nonrecurring intangible tax is 2 mills, or $1,424.00. Property tax at the 2026 applied millage of 13.3108 is $11,846.61 a year before exemptions. By Lee County custom the seller would pay the deed stamps, $6,230.00 at $0.70 per $100, and the owner’s title policy; the contract controls both.
The lowest-priced listing in the resort had been active 212 days at $199,000, with two more units in the same building at $200,000 and $207,000 after 337 and 417 days. All three are the same 383 square feet. The building’s six closings in the last 12 months were $175,000 three times, $178,500 and $190,000 twice, at a median of 89.7 percent of the final list price and about 203 days on market. On $199,000, 89.7 percent is about $178,500.
Here the price is the easy part, because three near-identical units are for sale with six near-identical sales behind them. The harder questions are a fee entered at $1,062 to $1,207 a month on those six sales, whether a lender will finance a unit of this size in this building, and what the declaration allows an owner to do with it. At the $190,000 recorded price a buyer putting 20 percent down would borrow $152,000 and pay $532.00 in note stamps and $304.00 in intangible tax. For either unit we would also pull the building’s elevation certificate and read its declaration before the offer.
Check five groups of Pink Shell Beach Resort condominium documents before you offer: the building’s declaration and rules, its budget and financial statement, any special-assessment notices, the milestone inspection summary and reserve study, and any recorded agreement with the resort. Florida Statute 718.503 requires the seller to furnish most of them, and none is published online.
Under Florida Statute 718.503, a unit owner who is not the developer must give the buyer the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the milestone inspection summary where one applies, the latest structural integrity reserve study or a statement that none has been done, and the frequently asked questions document described in Florida Statute 718.504. The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving those documents, and within 15 days where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies. All five Pink Shell buildings are condominiums under chapter 718, so this regime applies and not the chapter 720 homeowners association disclosure.
Each building is its own condominium with its own recorded declaration and Florida corporation. These are the legal names and document numbers the Florida Division of Corporations gives, with the declaration reference from Lee County’s records.
| Building | Association | Florida document number | Recorded declaration |
|---|---|---|---|
| Pink Shell Vacation Villas | Pink Shell Vacation Villas Condominium Association, Inc. | 737395 | Official Records Book 1173, Page 1496 |
| Gateway Villas | Gateway Villas Condominium Association, Inc. | 741511 | Official Records Book 1668, Page 0354 |
| Sanibel View Villas | Sanibel View Villas Condominium Association, Inc. | N01000005641 | Official Records Book 3559, Page 222 |
| White Sand Villas | White Sand Villas Condominium Association, Inc. | N01000005639 | Official Records Book 4203, Page 2100 |
| Captiva Villas | Captiva Villas Condominium Association, Inc. | N03000009903 | Instrument number 2006-478367 |
We did not retrieve or read these declarations, so everything here about rules points to the document that governs. The state’s records also show Pink Shell Beach Club I Condominium Association, Inc. (document 748542), registered with the state’s timeshare program as a 780-week project. If a listing at the resort is priced far below everything on this page, check whether it is a deeded condominium unit or a timeshare interest.
Three document questions come up at Pink Shell that rarely come up elsewhere on the island. First, the amenities: the resort’s website advertises three pools, a private beach and resort amenities, and we found no public statement of which belong to an association, which to the resort operator and which are shared by agreement. Second, the hotel-use parcels: the county roll shows 81 at White Sand Villas, 8 at Captiva Villas and 6 at Sanibel View Villas, and the declaration is where you learn how votes and costs are divided with them. Third, any rental or management agreement that binds the unit. Also request every special-assessment notice since September 2022; Florida Statute 718.116 governs assessments, and we found none published.
By the county’s year built, three Pink Shell Beach Resort condo buildings (Pink Shell Vacation Villas, Gateway Villas and Sanibel View Villas) reached 30 years of age before 2024, White Sand Villas reaches it in 2034 and Captiva Villas in 2037. Those are statutory dates we computed, not a status of any inspection or study.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, counted from the certificate of occupancy, then every 10 years; a building that reached 30 before July 1, 2022 had until December 31, 2024. A local agency may require it at 25 years near salt water, and we did not confirm that the Town has done so. The table uses the county’s year built, so a real date could differ by a year.
| Building | County year built | Stories on the roll | Thirty years after | Reserve study rule (three or more stories) |
|---|---|---|---|---|
| Pink Shell Vacation Villas | 1976 | 6 | 2006, before the December 31, 2024 first-inspection deadline | Applies |
| Gateway Villas | 1979 | 8 | 2009, before the deadline | Applies |
| Sanibel View Villas | 1990 to 1992 | 5 | 2020 to 2022, before the deadline | Applies |
| White Sand Villas | 2004 | 7 to 9 on unit parcels | 2034 | Applies |
| Captiva Villas | 2007 | 8 | 2037 | Applies |
Under section 718.112(2)(g), an association with a building of three habitable stories or more must have a structural integrity reserve study at least every 10 years, and for budgets adopted after December 31, 2024 an owner-controlled association may not waive or underfund the reserves for the items it covers. That makes the study the best single predictor of where a fee is heading. The Division of Condominiums runs a public reporting page; we did not query it for any Pink Shell building, and we state no result.
Ask the three older buildings for the milestone summary, the reserve study and the funded balance, and ask White Sand Villas and Captiva Villas for the reserve study.
Whether you can rent a Pink Shell Beach Resort condo, keep a pet or close without association approval is set by that building’s recorded declaration and current rules, which are not published. The Town of Fort Myers Beach adds a short-term rental registration program. We searched the Town’s 2026 condominium opt-out list and found no Pink Shell building on it.
The association’s own documents are the first answer, and they are not published; the recorded declaration for your building and the current rules govern, so ask for them in the resale package. The resort’s website books villas nightly through its own booking engine. That does not tell you whether a unit owner may rent privately, must use a particular program, or what an owner would receive. If rental income is part of your reason for buying, make the rental documents a written condition of your offer.
Every Pink Shell parcel is in the Town’s taxing district. Under Ordinance 18-01, a unit operated as a vacation rental must register with the Town within 90 days of starting, show its registration number in every advertisement, name a responsible party who can act within one hour, and renew annually, according to the Town’s Short-Term Rentals page. Quiet hours run from 10:00 p.m. to 7:00 a.m. The fee is set by Town resolution and we print no figure.
The Town’s land development code limits rentals in some zoning districts to a one-week minimum and exempts land between Estero Boulevard and the Gulf of Mexico. The county roll lists every Pink Shell parcel as Gulf-side, so the limit would not appear to apply, but we did not confirm how the Town classifies any building. Ask the association and the Town at 239-765-0202.
Associations may opt out of Town enforcement of the rental code of conduct. The Town’s 2026 condominium opt-out list has 36 building entries, and none is a Pink Shell building, which says nothing about what any Pink Shell association allows. Under section 509.032, a local rule adopted after June 1, 2011 may not prohibit vacation rentals or regulate their duration or frequency.
Pet rules are not published for any of the five associations; each building’s recorded declaration and current rules govern, so ask for the pet section before you offer. A February 2023 WGCU report said pets were not allowed at the resort during its partial reopening, which was a hotel policy and not an association rule. Dogs on the public beach must be leashed under the Town’s beach rules, and assistance animals are treated differently from pets under federal and Florida law.
The FEMA flood map indicates Zone VE with a base flood elevation of 13 feet NAVD88 at the Pink Shell Beach Resort condo addresses we tested, on FIRM panel 12071C0554G effective November 17, 2022. That is a coastal high-hazard zone. We quote no premium, because the elevation certificate, the master policy and the unit decide it.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County hazard layers queried October 7, 2026)
On October 7, 2026 we queried the FEMA National Flood Hazard Layer at four addresses on 140 Estero Blvd and at the midpoint of the four villa buildings. Treat the table as a map-based indication at these addresses, not a flood determination.
| Tested point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective | Evacuation zone |
|---|---|---|---|---|---|
| 140 Estero Blvd (four addresses) | VE, coastal floodplain | 13 ft | 12071C0554G | November 17, 2022 | A |
| Midpoint of the four villa buildings | VE, coastal floodplain | 13 ft | 12071C0554G | November 17, 2022 | A |
We did not test 100, 190, 200 or 500 Estero Blvd as separate points; the FIRM panel and an elevation certificate for your building settle it. The county’s wind layer indicates a 160 mph design wind speed and a wind-borne debris region. No Coastal Barrier Resources System unit appeared at these points on the third-party layer we used. One coastal construction control line segment lies within 100 meters of the midpoint; whether any building is seaward of the line is not confirmed.
VE is the zone where FEMA expects wave action during the base flood. Under the federal rules summarized in FEMA’s technical guidance, the space below the lowest floor of a V-zone building must be free of obstruction or enclosed only with breakaway walls. So ask what sits at ground level in your building, how high the lowest residential floor is against 13 feet, and who pays when the ground level floods.
The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System effective April 1, 2026, a 25 percent discount, according to the Town’s flood insurance page. The Town code requires new and substantially improved buildings to sit one foot above the base flood elevation, 14 feet at these points. The Town’s substantial improvement page states that repairs equal to 50 percent of a structure’s value trigger full compliance and that permits from the past five years are counted. The test is applied per building, so the work of many owners adds up against one number.
The association carries the master and flood policies on the building, and you carry a unit-owner policy for interior finishes, contents and loss assessment. Citizens Property Insurance requires flood coverage in a Special Flood Hazard Area under section 627.351, but the statute exempts a condominium unit owner’s policy, as Citizens’ flood page confirms; a lender can still require it. FEMA’s Risk Rating 2.0 page says NFIP pricing reflects each building’s elevation, distance to water and rebuilding cost, and that most rates may not rise more than 18 percent a year. Ask for the master policy’s wind and flood deductibles and how they would be assessed to owners. The Town’s elevation certificate library may already hold the building’s certificate.
No Pink Shell Beach Resort condo building was replaced after Hurricane Ian on the county roll: none of the 229 residential parcels shows a year built later than 2007. A WGCU report quoted the resort saying damage was mostly on the first and second floors, and the resort reopened to guests on March 1, 2023 with construction under way.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report on Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, 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 recorded 13.23 feet NAVD88 at the pier. The flood the map plans for at Pink Shell, 13 feet, is about the flood the island had. The sales record shows the pause: three units closed on September 23, 2022, and the next MLS closing in these buildings came on March 20, 2023.
A February 26, 2023 WGCU report quoted the resort saying the damage was “mostly on the first and second floors” from a 19-foot storm surge and strong winds, that the resort would reopen on March 1, 2023 while construction continued, and that the pools, marina and Captiva Villas balconies were not yet available. The 19-foot figure is the resort’s own and is higher than the official measurements; we print both. A later report carried by Gulf Coast News Now described the bayside docks reopening.
We found no notice from any of the five condominium associations describing damage, repairs, insurance recoveries or special assessments. A hotel reopening is not the same thing as an association finishing its repairs and paying for them.
Ask for the association’s post-Ian repair summary, the insurance claim history, the permits closed, any special assessment with its remaining balance, and what was done at ground level. Under the Town’s post-disaster buildback provision, a building that suffers more than 50 percent damage must meet current floodplain and coastal construction rules, which is a question for the association’s counsel.
A Pink Shell Beach Resort condo can be bought with a mortgage or with cash, and a lender reviews the condominium building as well as the buyer. Each of the five buildings is its own association, so the lender’s questionnaire goes to the building you pick, and a resort setting draws more questions than an ordinary condominium does.
A lender’s condominium questionnaire typically asks about the budget and reserves, the master insurance, special assessments, delinquent dues, litigation, owner occupancy and whether the project is run like a hotel. At Pink Shell several of those answers are unpublished, the county roll shows hotel-use parcels at three of the addresses, the resort books nightly stays on the property, and the Sanibel View Villas units are 383 square feet. We do not know how any lender classifies any Pink Shell building, and we name no lender. Have your lender review the specific building before you write an offer, and keep a financing contingency unless you are paying cash.
Property tax on a Pink Shell Beach Resort condo is billed at the Town of Fort Myers Beach district millage, 13.3108 mills for 2026 (13.4329 for 2025). On the 12-month median price of $325,000 that is $4,326.01 a year before exemptions, and a buyer financing 80 percent also pays $910.00 in note stamps and $520.00 in intangible tax.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026, and 2025 final millage; Florida Department of Revenue rates)
Three of the prices are recorded Southwest Florida MLS closings (Sanibel View Villas on September 28, 2026, White Sand Villas on April 14, 2026 and Pink Shell Vacation Villas on May 26, 2026) and one is the 12-month median. Tax is shown at the 2026 applied rate of 13.3108 mills from the Lee County Property Appraiser’s 2026 millage book, printed October 9, 2026, and at the 2025 final rate of 13.4329 mills, before exemptions and non-ad valorem charges. The financed lines assume 20 percent down, which is our example and not a recommendation, and use the Florida Department of Revenue’s published rates for documentary stamps on a note ($0.35 per $100 secured) and the nonrecurring intangible tax (2 mills).
| Item | Sanibel View Villas closing | 12-month median | White Sand Villas closing | Pink Shell Vacation Villas closing |
|---|---|---|---|---|
| Price | $190,000 | $325,000 | $470,000 | $890,000 |
| Tax at the 2026 applied rate of 13.3108 mills | $2,529.05 | $4,326.01 | $6,256.08 | $11,846.61 |
| Tax at the 2025 final rate of 13.4329 mills | $2,552.25 | $4,365.69 | $6,313.46 | $11,955.28 |
| Loan with 20 percent down | $152,000 | $260,000 | $376,000 | $712,000 |
| Documentary stamps on the note | $532.00 | $910.00 | $1,316.00 | $2,492.00 |
| Nonrecurring intangible tax | $304.00 | $520.00 | $752.00 | $1,424.00 |
The Town’s own levy inside that total went from 1.0294 mills in 2025 to 1.0655 in the 2026 book, after 1.34 had been proposed in August on a 4 to 1 council vote. A change of ownership generally resets a Florida assessment, so never carry the seller’s tax bill forward. In Lee County the seller customarily pays the owner’s title policy and the documentary stamps on the deed ($0.70 per $100 under section 201.02), and the buyer pays the lender’s title policy and the loan charges; those are customs, and the contract controls. The table omits title, recording, appraisal, inspection, prepaid insurance, prorations and association charges, which your Loan Estimate and settlement statement will show.
Since August 17, 2024, an MLS participant working with a buyer must sign a written agreement with that buyer before touring a home, in person or by live video, and the agreement must state the agent’s compensation as a specific amount or rate. For a Pink Shell Beach Resort condo buyer, the fee is settled before the first tour.
According to the National Association of Realtors, the agreement must disclose the compensation clearly, state that the agent may not receive more than the agreed amount from any source, and state conspicuously that broker commissions are not set by law and are fully negotiable. We put the agreement in writing before we open the first Pink Shell door and walk you through the NAR settlement FAQs in plain terms. You can ask the seller in your offer to pay some or all of our fee, and with 11 listings that have waited a median of 208 days, that is a term worth asking for. Start your Pink Shell buyer consultation or Call Marc at (239) 287-5873.
The Lee County school district’s zone layers show Estero Island addresses, including Pink Shell Beach Resort, in elementary zone T, middle zone MM and high school South Zone 4. Fort Myers Beach Elementary is closed, so confirm the assigned school by address with the district before you let a school decide a condo purchase here.
The School Board voted on May 12, 2026 to transfer the closed Fort Myers Beach Elementary campus to the Town for a charter school within three years, as Fort Myers Beach Talk reported. A charter is not guaranteed, so treat the island as having no operating public elementary school today. The district’s plan names Cypress Lake Middle and Lexington Middle for zone MM. The zone lookups were run at points near the middle of the island and not at a Pink Shell address, so use the district’s school zones page with the street address and ask for the assignment in writing. With one-bedroom and 383 square foot plans making up most of the resort, schools decide few purchases here, but the daily drive across the Matanzas Pass Bridge is part of the answer if they decide yours.
Daily life at a Pink Shell Beach Resort condo means the Gulf beach outside the building, a working resort and marina around it, Bowditch Point Park next door to the north and Times Square about 0.9 mile south in a straight line. Estero Boulevard is the only road, and most errands are a drive down the island.
The resort’s website advertises three pools, a private beach and a marina, and describes an adults-only pool and hot tub at the Sanibel building. Expect hotel guests, pool noise in season and service traffic. Which amenities an owner may use is a document question, not a brochure question.
Bowditch Point Park, at 50 Estero Blvd, closed its parking lot and amenities on September 8, 2026 for a restoration approved at about $3.9 million; Lee County’s park page says the LeeTran stop and pedestrian beach access stay available. Town-managed parking costs $5 an hour plus a 25 cent service fee from 9:00 a.m. to 9:00 p.m., according to the Town’s parking page, so ask what parking is assigned to the unit and where guests park. The pier rebuild broke ground on August 21, 2026, at a reported total of about $14.4 million, and is expected to take about a year.
LeeTran Routes 410 and 490 serve Bowditch Point, Crescent Beach, the library and Lovers Key at $0.75 a ride, and a free seasonal tram that ran from November 20, 2025 is expected to resume in November 2026, date not confirmed. The estimates below are free-flow figures from the OSRM routing engine measured from Times Square, not from Pink Shell, so add a few minutes; season and bridge traffic add more.
| Destination | From Times Square |
|---|---|
| Fort Myers Beach Public Library, 2755 Estero Blvd | 1.1 miles, 4 minutes |
| HealthPark Medical Center | 5.9 miles, 13 minutes |
| Downtown Fort Myers | 14.9 miles, 28 minutes |
| Southwest Florida International Airport | 17.6 miles, 32 minutes |
A Publix is at 4791 Estero Blvd and a pharmacy at 7001 Estero Blvd, both down the island, and Fort Myers Beach Fire Station 31 opened on April 2, 2026 at 2545 Estero Blvd.
Pink Shell Beach Resort and Bay Beach sit at opposite ends of Estero Island. Pink Shell is Gulf-front, small and beside a resort, with a 12-month median of $325,000 on 14 closings. Bay Beach is bay, canal and lake side, far larger, with a $425,000 median on 61 closings and units nearly twice the size.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS rows cover the 12 months to October 7, 2026 and the county rows come from the roll file of October 4, 2026. They are separate series and stay in separate rows.
| Question | Pink Shell Beach Resort | Bay Beach | Which buyer it suits |
|---|---|---|---|
| Where on Estero Island | North end, beside Bowditch Point | South end, toward Big Carlos Pass | North-end walkability or south-end access to Bonita Springs |
| Water on the county roll | Gulf on all 229 parcels | Bay 644, canal 579, lake 224; no Gulf parcels | Pink Shell for the beach at the door |
| Residential parcels | 229 in four villa buildings, plus 46 units at Gateway Villas | 1,755 across many associations | Bay Beach for choice |
| Median heated area (county) | 666 sq ft | 1,214 sq ft | Bay Beach for space |
| MLS closings, 12 months | 14 | 61 | Bay Beach for depth of record |
| MLS median sold price | $325,000 | $425,000 | Pink Shell for a lower entry price |
| MLS median price per sq ft | $495 | $359 | Compare unit size first |
| Median days on market | 146 | 99 | Sellers have waited longer at Pink Shell |
| Active listings, October 7, 2026 | 11 active, 0 pending | 49 active, 4 pending | Bay Beach for inventory |
| Months of supply, actives over 12-month closings | about 9.4 | about 9.6 | Even |
| Boat dock flag on the roll | 43 parcels, all at Captiva Villas | 694 parcels | Bay Beach for boating questions |
Pink Shell costs more per square foot and less per unit because its median unit is 666 square feet against 1,214 at Bay Beach, and supply is nearly identical at the two.
Choose Pink Shell if you want the Gulf beach outside the building, a small unit at a lower dollar entry, and you are comfortable owning beside a hotel operation with documents you must request to read. Choose Bay Beach if you want a larger floor plan, a dock question worth asking, more buildings to compare or a quieter residential setting, and you accept driving or walking to the Gulf.
Pink Shell Beach Resort’s 12-month MLS median of $325,000 sits below the $425,000 condominium median for ZIP 33931 and above Bay Village’s $218,750. The table copies each row from our Fort Myers Beach sibling table with its own window, and the MLS and county columns are separate series.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row shows the first of 12, 24, 36 and 60 months with 10 or more closings, so windows differ by row and medians compare only where the window matches.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Pink Shell | community | 229 | 1976 to 2007 | 14 | 70 | 12 mo: n 14, median $325,000, range $175,000 to $890,000 | 495.0 | 11 | 12 mo: n 16, median $412,500 |
| Estero Beach and Tennis Club | condo | 297 | 1979 to 1982 | 17 | 83 | 12 mo: n 17, median $405,000, range $305,000 to $475,000 | 783.0 | 17 | 12 mo: n 20, median $407,500 |
| Lovers Key Beach Club | condo | 207 | 1984 to 2000 | 10 | 47 | 12 mo: n 10, median $362,500, range $296,000 to $525,000 | 652.0 | 16 | 12 mo: n 10, median $362,500 |
| Gullwing Beach Resort | condo | 67 | 2000 to 2000 | 4 | 29 | 36 mo: n 11, median $860,000, range $675,000 to $2,000,000 | 547.0 | 2 | 36 mo: n 12, median $830,000 |
| Estero Cove | condo | 180 | 1985 to 1989 | 9 | 29 | 24 mo: n 14, median $341,500, range $270,000 to $400,000 | 423.0 | 7 | 24 mo: n 15, median $325,000 |
| Bay Village | condo | 110 | 1981 to 1983 | 10 | 16 | 12 mo: n 10, median $218,750, range $168,000 to $255,000 | 248.0 | 1 | 12 mo: n 10, median $216,250 |
The ZIP 33931 condominium median comes from joining MLS addresses to the county roll; 98 of 2,064 sixty-month closings did not match an address and are excluded from that split. For a budget under $250,000 the real alternative to Sanibel View Villas is Bay Village, which closed 10 sales in 12 months at a median of $218,750 and $248 per square foot: far more floor area and no Gulf frontage. Between $300,000 and $450,000 a buyer is choosing among White Sand Villas, Captiva Villas, Estero Cove, Lovers Key Beach Club and Estero Beach and Tennis Club, a Gulf-front building with 17 closings from $305,000 to $475,000. A Pink Shell Vacation Villas buyer near $800,000 should also look at Gullwing Beach Resort on its 36-month window. For the island as a whole, see our Fort Myers Beach buyer page.
Pink Shell Beach Resort’s strengths are Gulf frontage on every parcel, four price tiers from $175,000 to $890,000, a north-end location and patient sellers. Its costs are unpublished documents in five separate associations, fees that weigh heavily on the smallest units, coastal Zone VE exposure and three buildings past their 30-year inspection age.
To see Pink Shell Beach Resort condos for sale, search current listings on DomainRealtyGroup.com, then send us the ones you like, and we pull each unit’s twin closings, fee history and flood file before you tour. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, arrange showings through each building’s own access rules.
Listings change weekly, so we name none here and set up a saved search by building instead. When you read a listing, check the street number first (100, 140, 190, 200 or 500 Estero Blvd) because it tells you the association, confirm it is a deeded condominium unit and not a timeshare week, and treat the fee field as a question for the manager. If the resort’s supply does not fit, we also represent buyers across Fort Myers Beach.
You get a personalized Pink Shell Beach Resort condo 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 and preferred building, and whether rental income, financing or a pet matters, and we send the units that fit.
We start with the building, because it sets the price tier, the fee and the documents. Then we map your budget to the recorded closings of that floor plan, price the monthly cost with the listing-entered fee and its caveats, and list what your lender and insurer will ask for. Start your Pink Shell buyer consultation with the form on this page, or Call Marc at (239) 287-5873.
If you need to sell to buy, read how we sell Pink Shell condos so the sale and the purchase line up. If the home you are selling is elsewhere on the island, our Fort Myers Beach seller guide and Fort Myers Beach home valuation page cover it. Call Jesse direct at (239) 898-6072.
A seasonal Pink Shell Beach Resort condo buyer owns a Gulf-front unit that may sit empty for months, so plan the storm routine, the insurance and a local contact before closing. Lee County places the tested addresses in evacuation zone A, the first zone told to leave, and the island is strongly seasonal.
The Census Bureau’s American Community Survey for 2020 to 2024 counts 9,886 housing units in the Town of Fort Myers Beach, 71.4 percent of them vacant, including 4,753 held for seasonal use, so an absent owner is the norm here. Ask the manager for the building’s storm plan and what it requires of an absent owner, tell your insurer how the unit is occupied, and decide before you buy whether it will be rented while you are away, since that depends on documents you have not yet read.
This list gathers the places where this page says a fact about Pink Shell Beach Resort is not available. Each item names the document or route that would settle it, so a condo buyer can close the gap before making an offer.
Marc Comisar is a top-reviewed Southwest Florida buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor, and every review below is copied from our Google Business Profile. They come from clients across Southwest Florida, and they are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
These are the questions Pink Shell Beach Resort condo buyers ask most, answered from the Southwest Florida MLS, county, state and Town records cited on this page. Where a fact is not published, we say so and name the document that settles it.
Yes. Pink Shell Beach Resort units are deeded condominiums that resell through the Southwest Florida MLS, with 14 closings in the 12 months to October 7, 2026. You buy into one building’s association, not a resort-wide package.
Both. A resort operates a hotel and marina, and five separate condominium associations hold the buildings. What a Pink Shell Beach Resort owner may use or rent depends on that building’s declaration.
Five associations are registered with the state: White Sand Villas (92 units), Sanibel View Villas (60), Gateway Villas (46), Captiva Villas (43) and Pink Shell Vacation Villas (30). A sixth entity, Pink Shell Beach Club I, is a registered timeshare.
Pink Shell Beach Resort is on the Gulf side of Estero Boulevard at the north end of Estero Island, ZIP 33931, at 100, 140, 190, 200 and 500 Estero Blvd, next to Bowditch Point Park.
Yes. The Lee County roll places every Pink Shell Beach Resort parcel in the Town of Fort Myers Beach taxing district, so the Town issues permits, applies flood rules and registers short-term rentals.
The 14 Pink Shell Beach Resort closings of the last 12 months ranged from $175,000 to $890,000 with a median of $325,000. Sixty-month building medians were $245,000, $330,000, $350,000 and $780,000, so the building matters more than the resort-wide figure.
Sanibel View Villas. Its six closings in the last 12 months ran from $175,000 to $190,000, and its three listings ask $199,000 to $207,000. Every unit is 383 square feet.
The median was 146 days on market over the last 12 months, against 52 over 60 months. Four of the 14 Pink Shell Beach Resort closings sold within 30 days and six took more than 180.
In the last 12 months, yes: all 14 Pink Shell Beach Resort closings sold below the final list price, at a median of 94.2 percent and a range of 81.4 to 97.7 percent.
On October 7, 2026 the MLS showed 11 active Pink Shell Beach Resort listings and none pending, from $199,000 to $895,000. Ten had been listed more than 100 days.
Small. The county’s median heated area across the four Pink Shell Beach Resort villa buildings is 666 square feet, from 383 at Sanibel View Villas to 1,238 at White Sand Villas.
Not in the four villa buildings’ 60-month sales record. Gateway Villas at 500 Estero Blvd has 2 three-bedroom units on the county roll, and one sold for $1,700,000 in August 2026, the highest price in the five buildings.
Pink Shell Beach Resort fees are not published. Listing-entered annual recurring fees on 70 closings ranged from $6,732 to $22,548, unverified. Ask for the building’s current budget and an estoppel certificate before you offer.
We found no published special assessment for any Pink Shell Beach Resort building, which is not proof that none exists. Request every notice since September 2022 and the estoppel certificate.
The five condominium associations hold deeded units. Pink Shell Beach Club I is a separate entity registered with the state as a 780-week timeshare, so confirm which one a Pink Shell Beach Resort listing is.
It depends on your building’s declaration, which is not published, and on the Town’s rental registration. The resort books nightly stays itself, but we found no public terms for Pink Shell Beach Resort owners.
We could not confirm any occupancy or use rule for any Pink Shell Beach Resort building. The recorded declaration governs how an owner may use a unit, so ask for the use-restriction section before you offer.
Pet rules for Pink Shell Beach Resort owners are not published. Each building’s declaration and rules govern, and a hotel guest policy is a different question, so ask for the pet section.
We could not confirm that from public records. The resort advertises three pools and a private beach to guests, but a Pink Shell Beach Resort owner’s rights depend on the declaration and any agreement with the resort.
We found no record that any Pink Shell Beach Resort unit includes a slip. The county roll flags a boat dock on the 43 Captiva Villas parcels, which is a roll attribute and not a slip right.
The FEMA map indicates Zone VE with a base flood elevation of 13 feet at the Pink Shell Beach Resort addresses we tested, a coastal high-hazard zone. It is a map indication, so ask for the building’s elevation certificate.
The National Hurricane Center put Ian’s surge at 10 to 15 feet above ground on the island, and WGCU quoted the resort saying damage was mostly on the first and second floors. We found no statement from the Pink Shell Beach Resort condominium associations.
By county year built, three Pink Shell Beach Resort buildings passed 30 years before 2024, White Sand Villas reaches 30 in 2034 and Captiva Villas in 2037. Those are computed dates; we state no status for any building.
At the 2026 applied millage of 13.3108, a $190,000 Pink Shell Beach Resort condo carries about $2,529.05 a year and an $890,000 condo $11,846.61, before exemptions. A sale resets the assessment.
With 20 percent down on $325,000, a Pink Shell Beach Resort buyer’s note stamps are $910.00 and intangible tax $520.00, plus title, lender and association charges. In Lee County the seller customarily pays deed stamps and the owner’s title policy.
It depends on the building. A lender reviews the association’s budget, reserves, insurance and how the project operates. We do not know how any lender classifies any Pink Shell Beach Resort building, so have yours review it first.
Under Florida Statute 718.503, 7 days after signing and receiving the resale documents, excluding weekends and legal holidays, or 15 days where a milestone inspection summary or reserve study applies. Ask for the Pink Shell Beach Resort documents early.
We could not confirm it for any Pink Shell Beach Resort building. Listing agents entered application fees of $75 to $150 on 41 closings, which suggests an application step in some buildings.
Yes. Since August 17, 2024 an MLS participant must sign a written agreement stating the compensation before touring a home with a buyer. We sign it before the first Pink Shell Beach Resort showing, and the fee is negotiable.
The district’s layers show Estero Island, including Pink Shell Beach Resort, in elementary zone T, middle zone MM and high school South Zone 4. Fort Myers Beach Elementary is closed, so confirm by address with the Lee County School District.
Gateway Villas at 500 Estero Blvd was named Pink Shell Gateway Villas until March 24, 2011 and is a separate association from the other Pink Shell Beach Resort buildings, so its six closings are listed separately.
They are separate series. The county’s 16 qualified Pink Shell Beach Resort sales in 12 months include three at 100 Estero Blvd that never appeared in the MLS, which lifts the county median to $412,500 against the MLS’s $325,000.
Pink Shell Beach Resort is Gulf-front with a median unit of 666 square feet and a $325,000 median on 14 closings. Bay Beach is bay, canal and lake side with a 1,214 square foot median unit and a $425,000 median on 61.
Ask for the budget, reserve study, milestone summary, assessment notices, estoppel, rental and pet rules, amenity rights in writing and the elevation certificate. Then ask for the closings of the same Pink Shell Beach Resort floor plan.
Tell us your budget, timing and preferred building, and we send the Pink Shell Beach Resort condos that fit with their recorded sales and the documents to request. Call Marc at (239) 287-5873 or use the buyer form on this page.
A Fort Myers Beach condo specialist matters at Pink Shell Beach Resort because the price is the easy part: five associations, unpublished fees and rules, a resort next door and a coastal flood zone sit behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read those before we show you a unit.
Owners on the other side of this market can read how we sell Pink Shell condos or request a free Pink Shell valuation. Call Jesse direct at (239) 898-6072.
If you are ready to buy a condo in Pink Shell Beach Resort, start your Pink Shell buyer consultation or Call Marc at (239) 287-5873, and we will send the units that fit your budget, their recorded sales and the documents to request. McGreevy and Comisar are the #1 team in Southwest Florida since 2012.
Your local real estate experts for Pink Shell Beach Resort 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 record and the Town’s pages before writing about a Fort Myers Beach condo.
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 Pink Shell Beach Resort? See how we represent buyers or Call Marc at (239) 287-5873.
Selling a Pink Shell condo? Get a free Pink Shell 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). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate), licensed November 4, 2004, and Marc Comisar BK3060671 (Broker Associate), licensed September 25, 2003, with the brokerage Domain Realty.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
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Every figure on this page traces to a county, Town, state or federal record, the resort’s own website or dated news reporting, retrieved on or before October 7, 2026. Market figures are from the Southwest Florida MLS and the Lee County Property Appraiser.
The official documents below are published by the Town of Fort Myers Beach, the Lee County Property Appraiser and the National Hurricane Center. They are the public primary documents behind the rental, tax and storm sections of this Pink Shell Beach Resort page.
| Document | Issuer | What it is |
|---|---|---|
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | The registration ordinance, adopted May 7, 2018 |
| Short-Term Rentals Code of Conduct | Town of Fort Myers Beach | Quiet hours, occupancy and trash rules |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The list we searched for Pink Shell buildings |
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 millage by district, printed October 9, 2026 |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Pink Shell Beach Resort. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.