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.
What is your Bay Beach home worth? This is McGreevy and Comisar’s valuation guide for owners in Bay Beach, the bay-side cluster of condominium communities on the south half of Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, all 1,755 Bay Beach residential parcels, 1,411 of them condominium units, belong to the Town of Fort Myers Beach, not to unincorporated Lee County. Bay Beach is not one association. It is more than a dozen separate condominiums, and the first fact about your condo’s value is which one you own. If you are deciding whether to sell, read this beside our guide to selling your Bay Beach home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 61 Bay Beach closings at a median of $425,000, from $260,000 to $2,200,000, at $359 per square foot, 99 median days on market and 93.8 percent of the final list price. The Lee County series is separate: 53 qualified sales at a median of $410,000. Inside that one median, Hibiscus Pointe closed 12 condos at $375,000 and The Palms of Bay Beach 10 at $392,500, while a 2023 tower closed one at $2,200,000. The market data here was pulled on October 7, 2026 and has not been refreshed since. McGreevy and Comisar, with an office on South Tamiami Trail in Bonita Springs, have been Top 1% Real Estate Agents Nationally Since 2008.
A Bay Beach home in Fort Myers Beach is worth what recent closings in its own building and floor plan brought, adjusted for condition, fees and flood-insurance cost. Across all of Bay Beach the Southwest Florida MLS recorded 61 closings in the 12 months to October 7, 2026 at a $425,000 median, from $260,000 to $2,200,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12-month window holds 61 closings, so it leads. The median condo that closed had 1,224 square feet of MLS living area; five sold at exactly their final list price and none above it. Thirty-five were two-bedroom condos (median $385,000) and 22 were three-bedroom condos (median $562,500). None of those figures describes a single building. They blend thirteen buildings that closed at least one sale in the year.
We assigned every closing to its building by street number, using the Lee County roll’s legal descriptions, not the name a listing agent typed. Under 10 closings a median is the median of those closings, and for one or two we print the prices.
| Building | Street addresses | MLS closings, 12 months | Sold prices | Median sold price | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|
| Hibiscus Pointe | 4401 to 4491 Bay Beach Ln | 12 | $270,000 to $440,000 | $375,000 | 4 |
| The Palms of Bay Beach | 4203, 4223 and 4253 Bay Beach Ln | 10 | $360,000 to $650,000 | $392,500 | 3 |
| Waterside at Bay Beach | 4137 to 4198 Bay Beach Ln | 7 | $540,000 to $950,000 | $612,500, the median of these 7 closings | 12 |
| Royal Pelican | 4511 to 4591 Bay Beach Ln | 6 | $260,000 to $355,000 | $321,500, the median of these 6 closings | 4 |
| Manatee Bay at Bay Beach | 4182 Bay Beach Ln | 5 | $445,000 to $675,000 | $555,000, the median of these 5 closings | 2 |
| Palm Harbor Club | 150 and 170 Lenell Rd | 4 | $465,000 to $665,000 | $535,000, the median of these 4 closings | 1 |
| Captains Bay | 22700 to 22748 Island Pines Way, 6661 and 6691 Estero Blvd | 4 | $315,000 to $375,000 | $350,000, the median of these 4 closings | 3 |
| Sunset Gulf | 4192 Bay Beach Ln | 4 | $925,000 to $1,035,000 | $970,000, the median of these 4 closings | 3 |
| Ostego Bay | 181 to 372 Lenell Rd | 3 | $425,000 to $575,000 | $545,000, the median of these 3 closings | 1 |
| Casa Marina | 4311 to 4371 Bay Beach Ln | 2 | $399,999 and $542,000 | n/a | 2 |
| Harbour Pointe | 4263 and 4265 Bay Beach Ln | 2 | $270,000 and $312,500 | n/a | 5 |
| Grandview at Bay Beach | 4142 Bay Beach Ln | 1 | $2,200,000 | n/a | 11 |
| Bella Lago | 7401 to 7461 Bella Lago Dr | 1 | $505,000 | n/a | 0 |
Two buildings supply 22 of the 61 closings and both sit below $400,000. That is why the Bay Beach median reads $425,000 in a community where the Waterside, Sunset Gulf, Palm Harbor Club and Manatee Bay closings each have a median above $500,000. On the pull date Grandview at Bay Beach had 11 listings against one closing in the year, and Hibiscus Pointe 4 against 12.
The MLS files three neighboring buildings under the Waterside at Bay Beach development name: Grandview at 4142 Bay Beach Lane, Manatee Bay at 4182, and a building at 4192 that the county roll describes as Sunset Gulf, 56 unit parcels built in 2006. Of the 17 closings that name returned in 12 months, 7 were in the five Waterside buildings, 5 at Manatee Bay, 4 at Sunset Gulf and 1 at Grandview. We tracked every one of the 334 Bay Beach closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and re-sorted each by street number before writing a sentence about them.
The Lee County Property Appraiser’s qualified sales are a separate series, never averaged with the MLS: 53 Bay Beach sales in the 12 months to the October 4, 2026 roll file at a median of $410,000, from $250,000 to $2,200,000, and 262 in 60 months at $575,000. The county match is by legal description and leaves out Sunset Gulf, Manatee Bay and Estero Bayside.
These are the eight facts about Bay Beach condo values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, fees, a Pink Shell comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My Bay Beach Home Worth in Fort Myers Beach in 2026? · Why Value Your Bay Beach Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Bay Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bay Beach Condo Values in Fort Myers Beach? · How Do We Value a Bay Beach Condo in Fort Myers Beach?
The Record: What Did Bay Beach Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Bay Beach Condo Worth by Building, Floor, Size and Position? · Are Bay Beach Condo Values in Fort Myers Beach Rising or Falling? · One Bay Beach Condo’s Public Record · What Moves a Bay Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Bay Beach Condo Value? · Is the Property Appraiser’s Just Value What a Bay Beach Condo Will Sell For?
Comparisons and Next Steps: Bay Beach vs Pink Shell Beach Resort: How Do the Records Compare? · How Do Bay Beach Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Bay Beach Condo in Fort Myers Beach? · Want a Free In-Person Bay Beach Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Bay Beach Home Value Edition · What Bay Beach Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Bay Beach Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bay Beach condos from the closings of the building itself, by street number, floor plan and size, not from a Fort Myers Beach average. We are a two-partner team, Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the MLS, the county record and the flood map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. In the 2026 RealTrends Verified rankings (Large Team category) McGreevy and Comisar recorded 241 transaction sides and $157.57 million in volume, fifth in Florida by sides, eleventh by volume and first in Bonita Springs. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
Call Jesse direct at (239) 898-6072 and we will read your building’s closings with you, or see how selling your Bay Beach home works once you have the number. Thinking of buying the next place first? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast.
To get a free Bay Beach home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the closings of your own building and floor plan, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and set aside, and our adjustments for condition, floor, fees and flood-insurance cost. We need your building, bedroom count, living area, floor, any renovation and its permits, whether a slip or dock right transfers with the unit, and your latest association statement.
Over 60 months the median closing was $429,900 at Royal Pelican, $475,000 at The Palms of Bay Beach, $772,500 in the five Waterside buildings and $1,718,000 at Grandview at Bay Beach. A form that asks only for a ZIP code cannot tell those apart.
An online estimate misses Bay Beach condo values because a model averages more than a dozen buildings built from 1976 to 2023, cannot tell which sales belong to which building when the MLS files three under one name, never reads a floor, a renovation or a fee statement, and treats a dock parcel like a home.
The county roll dates Bay Beach buildings from 1976 (The Palms of Bay Beach) to 2023 (Grandview at Bay Beach). An 811 square foot Admirals Bay condo and a 2,923 square foot Grandview residence share a search term, and their 60-month closings run from $349,000 to $3,064,875.
The 12 months to October 6, 2025 held 44 closings at a $608,875 median. The 12 months after held 61 at $425,000. Part of that gap is what sold: the median living area fell from 1,623 to 1,224 square feet, Hibiscus Pointe went from 1 closing to 12 and Royal Pelican from 1 to 6. A model that reports that as the change in your condo’s value is reporting the mix.
Of the 1,755 residential parcels on the roll, 317 are miscellaneous parcels, among them 144 on a street the roll names Boat Dock and 119 on one it names Boat Slip. They are dock and slip rights, and a count built from the whole roll mixes them with the 1,411 condominium units. The county’s heated area is also a different measure from the MLS living area: at Grandview the roll shows 2,239 to 2,721 square feet where listings show 2,414 to 2,923. And the county file holds only 3 qualified Bay Beach sales dated 2022, a year in which the MLS recorded 53 closings.
We value a Bay Beach condo in four steps: choose the closings of its own building and floor plan, adjust for floor, condition, slip rights, fees and flood-insurance cost, move the number for time, and test it against this week’s listings. The result is a range we can defend.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start inside your building with the first window that holds 10 closings. Only Hibiscus Pointe and The Palms of Bay Beach reach 10 in 12 months. Casa Marina needs 36 months to reach 14, Royal Pelican and Harbour Pointe need the full 60, and Admirals Bay, Ostego Bay and Valencia Villas never get there.
Buyers pay for a building and a plan, the water it sits on, condition, a slip that transfers and documents in order, and they discount for a higher yearly carry. We adjust from paired sales inside the building and weight the newest closings. The record does not show what a floor or a view adds, because the listing entries do not state the floor.
On October 7, 2026 the MLS showed 53 Bay Beach listings, 49 active and 4 pending, from $289,900 to $3,059,000 with a median list price of $645,000. A re-check of the MLS on October 29, 2026 found 54 Bay Beach listings active, asking $235,000 to $3,059,000 at a median of $635,000, 12 of them listed after October 7, and 5 pending. Three closings were recorded after October 7: $610,000 and $1,250,000 at Waterside at Bay Beach on October 15 and $310,000 at Harbour Pointe on October 26, 2026. Eleven are in Grandview at Bay Beach. The other 42 run from $289,900 to $1,325,000 with a median of $472,000. The 49 active listings had been on the market a median of 98 days, and against 61 closings a year they are about 9.6 months of supply. Request your free valuation with the valuation form.
The most-traded floor plan in the Bay Beach record is the 1,024 square foot two-bedroom at 4203 and 4253 Bay Beach Lane: 26 closings from January 2022 to June 2026, a median of $460,000, from $305,000 to $580,000. Only 2024 holds 10 closings, so it is the only year with a median that stands alone.
| Calendar year | Closings of the 1,024 sq ft plan | Median sold price | Range |
|---|---|---|---|
| 2022 | 4 | $512,500, the median of these 4 closings | $450,000 to $580,000 |
| 2023 | 3 | $525,000, the median of these 3 closings | $425,000 to $565,000 |
| 2024 | 10 | $457,500 | $305,000 to $550,000 |
| 2025 | 2 | $516,750, the median of these 2 closings | $499,000 to $534,500 |
| 2026 | 7 | $389,000, the median of these 7 closings | $360,000 to $560,000 |
Of the seven closings of 2026, one sold for $560,000 in 15 days. The other six closed between $360,000 and $395,000, one in 10 days and five after 109 to 359 days. The record does not say why one condo brought at least $165,000 more than its neighbors of the same size, which is why we walk the unit before we price it.
In the last five years the Southwest Florida MLS recorded 334 Bay Beach closings at a median of $610,000, from $260,000 to $3,064,875. The last 12 months hold 61 at a $425,000 median. The longer windows read higher because Grandview at Bay Beach delivered 43 new-tower closings, 36 of them in a single 12-month block.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This page reads the 61 closings of the last 12 months for value.
| Window to October 7, 2026 | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 61 | $425,000 | $260,000 to $2,200,000 | $359 | 99 | 93.8% |
| 24 months | 105 | $525,000 | $260,000 to $2,200,000 | $376 | 89 | 94.3% |
| 36 months | 174 | $532,250 | $260,000 to $3,064,875 | $402 | 65.5 | 94.4% |
| 60 months | 334 | $610,000 | $260,000 to $3,064,875 | $440 | 25 | 96.6% |
The 12-month price per square foot ranges from $225 to $753. The 60-month median of 25 days on market is not a statement about today: Grandview’s 43 closings have a median of 1 day because they were contracts written before the tower was finished, and the 291 closings outside Grandview have a 60-month median of 33 days against 102.5 in the latest 12 months.
Days on market and the share of final list price move together in this record.
| Days on market | Closings, 12 months | Median sale-to-final-list | Median price per sq ft | Median sold price |
|---|---|---|---|---|
| 30 days or fewer | 16 | 95.0% | $375 | $540,000 |
| 31 to 179 days | 29 | 93.8% | $359 | $395,000 |
| 180 days or more | 16 | 91.9% | $342 | $407,500 |
Twelve of the 61 closed below 90 percent of their final list price. The two lowest, both at 74.3 percent, were a Royal Pelican condo that closed at $260,000 against a $350,000 final list price after 309 days and a Palm Harbor Club condo that closed at $550,000 against $740,000 after 428 days.
A Sold Data Entry closing is a sale entered into the MLS after the fact. We count it in medians and exclude it from days on market and sale-to-list figures. The 60-month series holds two: June 17, 2024 at 4182 Bay Beach Lane for $702,500 and December 6, 2024 at 7411 Bella Lago Drive for $600,000. The last 12 months hold none.
A Bay Beach condo is worth most where the building, the water and the size are strongest. Over 60 months the medians of the eleven buildings with 10 or more closings run from $429,900 at Royal Pelican to $1,718,000 at Grandview, and in the last 12 months bay-front buildings closed at a $575,000 median against $375,000 on the canals.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table sorts all 334 closings by building.
| Building | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Waterside at Bay Beach | 66 | $772,500 | $540,000 to $2,850,000 | $455 | 20 | 95.3% |
| Grandview at Bay Beach | 43 | $1,718,000 | $1,278,077 to $3,064,875 | $614 | 1 | 100.0% |
| The Palms of Bay Beach | 41 | $475,000 | $305,000 to $695,000 | $435 | 44 | 95.5% |
| Hibiscus Pointe | 34 | $434,750 | $270,000 to $650,000 | $401 | 53 | 95.1% |
| Casa Marina | 23 | $480,000 | $399,999 to $605,000 | $412 | 48 | 96.7% |
| Manatee Bay at Bay Beach | 21 | $675,000 | $445,000 to $1,050,000 | $409 | 13.5 | 97.1% |
| Royal Pelican | 19 | $429,900 | $260,000 to $635,000 | $354 | 42 | 97.0% |
| Palm Harbor Club | 19 | $715,000 | $465,000 to $1,100,000 | $502 | 46 | 93.2% |
| Bella Lago | 15 | $625,000 | $505,000 to $895,000 | $393 | 18 | 96.6% |
| Harbour Pointe | 15 | $470,000 | $270,000 to $850,000 | $400 | 26 | 97.0% |
| Captains Bay | 13 | $475,000 | $315,000 to $615,000 | $434 | 42 | 93.8% |
| Sunset Gulf | 9 | $965,000, the median of these 9 closings | $815,000 to $1,300,000 | $472 | 25 | 96.3% |
| Ostego Bay | 7 | $590,000, the median of these 7 closings | $425,000 to $790,000 | $364 | 29 | 94.5% |
| Admirals Bay | 5 | $380,000, the median of these 5 closings | $349,000 to $389,900 | $469 | 12 | 95.2% |
| Valencia Villas at Bay Beach | 4 | $1,195,000, the median of these 4 closings | $1,033,000 to $1,270,000 | $430 | 48.5 | 97.0% |
Sixty months reach back to October 2021, so every row mixes two markets. Palm Harbor Club shows a 60-month median of $715,000 while its four closings of the last 12 months ran from $465,000 to $665,000. The 60-month row ranks a building; its newest closings say what it is worth now.
Size is the yardstick that crosses buildings.
| MLS living area | Closings, 12 months | Median sold price | Range | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|
| Under 1,100 sq ft | 18 | $369,500 | $270,000 to $560,000 | $356 | 116.5 |
| 1,100 to 1,299 sq ft | 17 | $370,000 | $260,000 to $780,000 | $309 | 81 |
| 1,300 to 1,599 sq ft | 11 | $520,000 | $445,000 to $650,000 | $373 | 81 |
| 1,600 to 1,999 sq ft | 10 | $637,500 | $425,000 to $975,000 | $362 | 74.5 |
| 2,000 sq ft and up | 5 | $965,000, the median of these 5 closings | $925,000 to $2,200,000 | $472 | 131 |
The first two bands are the surprise. Condos under 1,100 square feet and condos of 1,100 to 1,299 square feet closed at nearly the same median, $369,500 and $370,000, so the larger band sold for less per square foot, $309 against $356. Below about 1,300 square feet the building decides the price more than the extra space does: the smaller band is led by The Palms of Bay Beach on the bay, and 13 of the 17 closings in the larger band are Hibiscus Pointe and Royal Pelican on the canals. Above 1,300 square feet the median steps up with size.
Every Bay Beach building is on the bay side of Estero Island, and none is Gulf-front. Inside that, the county roll records what each parcel’s land is on, and we matched the MLS closings to those groups by street number.
| County roll “land is on” field | MLS closings, 12 months | Median sold price, 12 months | Median price per sq ft, 12 months | MLS closings, 60 months | Median sold price, 60 months | Median price per sq ft, 60 months |
|---|---|---|---|---|---|---|
| Bay (Waterside, The Palms, Harbour Pointe, Manatee Bay, Sunset Gulf) | 28 | $575,000 | $383 | 152 | $655,000 | $442 |
| Canal (Hibiscus Pointe, Casa Marina, Royal Pelican, Palm Harbor Club) | 24 | $375,000 | $319 | 95 | $480,000 | $404 |
| Lake (Captains Bay, Bella Lago, Admirals Bay, Valencia Villas) | 5 | $350,000, the median of these 5 closings | $326 | 37 | $535,000 | $432 |
The roll places 634 of the 1,411 unit parcels on the bay, 540 on a canal and 219 on a lake. We left out Grandview, a 2023 bay-front tower that would swamp its row, and Ostego Bay, which is split between canal and lake. The bay group closed $200,000 above the canal group at the median, but its condos are also larger, a median of 1,417.5 square feet against 1,197, so the gap is position, size and building together, not a view premium we can isolate.
We cannot split the Bay Beach record by floor or view. The listing entries do not state the floor or the outlook, and this page does not print unit numbers, so any floor premium we quoted would be a guess.
Bay Beach medians are lower in the latest 12 months than in the three years before, on 61, 44, 69 and 89 closings. Part of the drop is mix, and part is not: Hibiscus Pointe and The Palms of Bay Beach closed lower than in their own earlier blocks. We describe the history and do not forecast it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We cut the 334 closings into five consecutive 12-month blocks ending October 7, 2026. Because Grandview at Bay Beach closed 36 new units in one block, the right-hand columns repeat each block without it.
| 12-month block | Closings | Median sold price | Median price per sq ft | Closings outside Grandview | Median sold price outside Grandview | Median price per sq ft outside Grandview | Median days on market outside Grandview |
|---|---|---|---|---|---|---|---|
| Oct 7, 2025 to Oct 7, 2026 | 61 | $425,000 | $359 | 60 | $412,500 (rounded) | $355 | 102.5 |
| Oct 7, 2024 to Oct 6, 2025 | 44 | $608,875 | $424 | 43 | $607,750 | $423 | 81 |
| Oct 7, 2023 to Oct 6, 2024 | 69 | $550,000 | $431 | 64 | $519,950 | $426 | 38 |
| Oct 7, 2022 to Oct 6, 2023 | 89 | $1,025,000 | $516 | 53 | $615,000 | $450 | 28 |
| Oct 7, 2021 to Oct 6, 2022 | 71 | $630,000 | $478 | 71 | $630,000 | $478 | 6 |
Outside Grandview, the median price per square foot reads $478, $450, $426, $423 and $355 from the oldest block to the newest. Mix explains some of it: condos under 1,300 square feet were 57 percent of the newest block and 32 percent of the one before. It does not explain all of it, because the block two years back had nearly the same share, 58 percent, and a $519,950 median outside Grandview.
Only three Bay Beach buildings have 10 or more closings in more than one block, so only three can be compared with themselves.
| Building | Earlier block (10 or more closings) | Earlier median and price per sq ft | Latest 12 months | Latest median and price per sq ft |
|---|---|---|---|---|
| Hibiscus Pointe | Oct 7, 2021 to Oct 6, 2022: 11 closings | $511,000, $501 per sq ft | 12 closings | $375,000, $320 per sq ft |
| The Palms of Bay Beach | Oct 7, 2023 to Oct 6, 2024: 15 closings | $470,000, $437 per sq ft | 10 closings | $392,500, $380 per sq ft |
| Waterside at Bay Beach (five buildings) | Oct 7, 2024 to Oct 6, 2025: 12 closings | $862,500, $455 per sq ft | 7 closings | $612,500, the median of these 7 closings, $452 per sq ft |
At Hibiscus Pointe the later median is $136,000 below the earlier one. At The Palms of Bay Beach it is $77,500 lower. In the five Waterside buildings the price per square foot stayed between $448 and $467 in all five blocks, and the median price moved with which plans sold. Two older buildings closed lower than they did, and the 1997 to 2003 high-rises held their price per square foot. The earlier Hibiscus Pointe block sits almost entirely before Hurricane Ian, and we assign no cause.
The Lee County series is separate, counted by calendar year on condominium unit parcels. It is almost empty for 2022, and its 2023 median is lifted by 39 Grandview closings.
| Calendar year (2026 to October 4) | County qualified sales | Median price | Range |
|---|---|---|---|
| 2018 | 75 | $385,000 | $230,000 to $867,500 |
| 2019 | 93 | $360,000 | $225,000 to $775,000 |
| 2020 | 91 | $372,500 | $245,000 to $1,325,000 |
| 2021 | 111 | $435,000 | $270,000 to $1,425,000 |
| 2022 | 3 | $480,000, the median of these 3 sales | $250,000 to $560,000 |
| 2023 | 92 | $1,050,000 | $335,000 to $3,064,876 |
| 2024 | 54 | $529,950 | $342,500 to $2,850,000 |
| 2025 | 46 | $595,000 | $250,000 to $2,200,000 |
| 2026 | 47 | $399,999 | $250,000 to $780,000 |
Since January 2018 the county file holds 612 qualified sales of 523 Bay Beach condos. Eighty-four sold more than once, which gives 89 pairs of consecutive sales. Of the 89 pairs, 76 sold higher, 12 sold lower and 1 sold for the same price, a median change of +16.7 percent over a median 2.6 years, from -23.6 percent to +88.4 percent. When the first purchase was made matters most.
| First sale of the pair | Pairs | Sold higher | Sold lower or flat | Median change | Median years between sales |
|---|---|---|---|---|---|
| 2018 through 2020 | 63 | 57 | 6 | +20.9% | 2.5 |
| 2021 | 17 | 13 | 4 | +10.7% | 3.7 |
| 2023 or later | 9 | 6 | 3 | +7.7%, the median of these 9 pairs | 1.9 |
Thirty-two pairs had their second sale in the 24 months to October 2026: 25 sold higher and 7 lower, a median change of +11.7 percent over a median 4.8 years. The pairs include only condos that sold twice, and any pair with a 2022 leg is missing. To see where your condo sits, ask for a Bay Beach valuation.
One Casa Marina condo at 4341 Bay Beach Lane has three qualified sales in the Lee County file: $358,000 in June 2019, $530,000 in June 2023 and $405,000 in May 2025. It rose 48.0 percent, fell 23.6 percent, and ended 13.1 percent up. This is a public record shown as an example, not a sale by McGreevy and Comisar.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll describes the condo as 1,164 square feet of heated area in a building dated 1998. It is one of only five Bay Beach condos with three qualified sales since 2018.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| 2019-06-20 | $358,000 | First sale in the period | n/a |
| 2023-06-30 | $530,000 | +48.0% | 4.0 |
| 2025-05-27 | $405,000 | -23.6% | 1.9 |
The MLS carries the last two sales. The June 30, 2023 closing sold for $530,000 against a final list price of $499,900 after 143 days, 106.0 percent of that list price; only 26 of the 334 Bay Beach closings in 60 months sold above their final list price, and none is dated after 2024. The 2025 sale, which the MLS dates May 29, closed at $405,000 against a $450,000 final list price after 100 days, or 90.0 percent. The same 1,164 square foot plan closed 13 times at Casa Marina in the 60 months, at a median of $475,000, from $399,999 to $560,000, so the 2023 price was near the top of the plan’s range and the 2025 price near the bottom.
A chain holds the unit constant, which no median can do, but it does not say whether the condo was renovated or repaired. This one shows that a Bay Beach owner who bought in mid-2023 could resell lower two years later, while an owner of the same condo since 2019 was still ahead. A second chain only rose: a 1,499 square foot condo at 4203 Bay Beach Lane sold for $369,900 in March 2018, $475,000 in August 2019 and $619,000 in October 2023. We use chains to check our comparable choices, not to set a price.
A Bay Beach condo’s value moves with its building and the water it sits on, its size and plan, its condition, whether a dock or slip right transfers with it, what the owner pays each year in fees and insurance, how it is priced against the competition, and the calendar. The record quantifies the first two and the last two.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 1,024 square foot plan at The Palms of Bay Beach closed from $360,000 to $560,000 in 2026, and the MLS does not say which units were renovated or on which floor. We price condition by walking the unit, and after Hurricane Ian we also ask what was repaired, by whom and under which Town permit.
Boating is part of the Bay Beach price, and it is recorded in more than one way. The roll flags a boat dock on the unit parcels at Waterside, Harbour Pointe, Casa Marina, Palm Harbor Club and part of Ostego Bay, and it records 263 separate dock and slip parcels tied to the Hibiscus Pointe Boat Cooperative and the Royal Pelican boating entities. A dock flag is not a slip right. A slip adds value only where a recorded document gives it to your unit and it transfers with the sale, and a cooperative interest transfers under its own documents and chapter 719.
The 16 closings that took 180 days or more closed at a median of 91.9 percent of their final list price, against 95.0 percent for the 16 that sold within 30 days. The Grandview listings, 11 of them from $1,500,000 to $3,059,000, are not competition for an older condo. By closing date, April through June is the busiest quarter: of the 291 closings in 60 months outside Grandview, 101 closed from April through June, 78 from January through March, 59 from July through September and 53 from October through December.
Fees, reserves and insurance change what a Bay Beach buyer can pay because they are a yearly cost on top of the price. Listing agents entered annual recurring fees of $3,604 to $26,588 on the 61 closings of the last 12 months, a median of $12,400, and none of it is verified against an association budget.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are listing-entered annual recurring fees on the Southwest Florida MLS closings of the last 60 months (not verified; the association’s current budget and an estoppel certificate govern), for the buildings with 10 or more entries.
| Building | MLS closings with a fee entry (60 months) | Annual recurring fees entered, range | Median annual fees entered | Median fees as a share of the sold price |
|---|---|---|---|---|
| Waterside at Bay Beach | 66 | $3,604 to $27,876 | $14,834 | 1.7% |
| Grandview at Bay Beach | 43 | $11,504 to $25,940 | $13,196 | 0.8% |
| The Palms of Bay Beach | 41 | $6,736 to $15,912 | $12,204 | 2.5% |
| Hibiscus Pointe | 34 | $5,600 to $11,600 | $9,200 | 2.2% |
| Casa Marina | 23 | $5,240 to $11,000 | $9,452 | 1.7% |
| Manatee Bay at Bay Beach | 20 | $10,336 to $28,640 | $16,806 | 2.5% |
| Royal Pelican | 19 | $6,100 to $12,400 | $7,100 | 1.6% |
| Palm Harbor Club | 19 | $7,100 to $11,308 | $7,904 | 1.1% |
| Bella Lago | 14 | $9,264 to $13,200 | $9,768 | 1.6% |
| Harbour Pointe | 15 | $7,856 to $18,120 | $7,880 | 1.7% |
| Captains Bay | 13 | $6,096 to $10,644 | $9,948 | 2.1% |
On the 61 closings of the last 12 months the entries equal a median of 3.0 percent of the sold price, from 0.6 to 6.1 percent. That is higher than in the 60-month table because prices in the older buildings came down while the fees entered on their listings went up: the median entry at Hibiscus Pointe is $9,200 over 60 months and $11,600 on the 12 closings of the last year. A master association fee was entered on 146 of the 334 closings, all but 10 of them at Waterside, Grandview, Manatee Bay and Sunset Gulf. We print no dollar figure for an estoppel certificate.
A condominium building of three or more habitable stories owes a structural integrity reserve study under section 718.112(2)(g) and a milestone inspection under section 553.899 by December 31 of the year it reaches 30 years of age. Computed from the county roll’s year built and story count, not from any certificate of occupancy, the 30-year date has passed at The Palms of Bay Beach (2006 to 2008), Royal Pelican (2016 to 2021) and Hibiscus Pointe (2022 to 2025). It falls in 2012 to 2025 at Harbour Pointe by the county’s range, 2020 to 2031 at Casa Marina and 2024 to 2027 at Captains Bay. It is ahead at Waterside (2027 to 2033), Palm Harbor Club (2030 to 2031), Bella Lago (2036), Manatee Bay (2038) and Grandview (2053). We state no building’s inspection or study status.
Under section 718.503 the buyer’s cancellation window after receiving the documents is 7 days, excluding weekends and legal holidays, or 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies. We found no published special assessment for any Bay Beach building, which does not mean none exists.
The FEMA flood map indicates a Special Flood Hazard Area at the Bay Beach points we tested on October 7, 2026: Zone VE with a base flood elevation of 12 feet NAVD88 at 4491, 4511 and 4203 Bay Beach Lane and at the area’s center point, and Zone AE at 11 feet at 22676 Island Pines Way, on Lee County FIRM panel 12071C0567G, effective November 17, 2022. Every point is in evacuation zone A. That is a map indication, not a flood determination for any unit.
The National Hurricane Center gives 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island for Hurricane Ian, and the U.S. Geological Survey marked 11.9 feet NAVD88 at the 4509 Bay Beach Lane address. The only Bay Beach parcels with a county year built of 2023 or later are the 58 at Grandview. We quote no premiums. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, a 25 percent discount effective April 1, 2026.
Every Bay Beach parcel sits in the Town of Fort Myers Beach taxing district, whose 2026 applied millage is 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026). On the $425,000 median that is $425,000 divided by 1,000 and multiplied by 13.3108, or $5,657.09 a year before exemptions and non-ad valorem charges.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price. The median just value of the 1,411 Bay Beach condominium unit parcels is $376,228, and on the 53 qualified sales of the last 12 months it ran at a median of 83 percent of the sale price, from 62 to 139 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table matches each qualified sale of the last 24 months to the roll’s just value for the same condo: 102 matched sales with a median ratio of 80 percent. Where a building has fewer than 10 matched sales, the share is the median of those sales.
| Building | Unit parcels on the county roll | Median just value | Qualified sales in 24 months matched | Median just value as a share of the sale price |
|---|---|---|---|---|
| Waterside at Bay Beach | 286 | $571,736 | 22 | 77% |
| Hibiscus Pointe | 181 | $299,926 | 12 | 78% |
| The Palms of Bay Beach | 150 | $367,614 | 19 | 82% |
| Casa Marina | 144 | $350,225 | 9 | 81% (the median of these 9 sales) |
| Royal Pelican | 144 | $332,591 | 4 | 82% (the median of these 4 sales) |
| Harbour Pointe | 140 | $357,863 | 4 | 117% (the median of these 4 sales) |
| Captains Bay | 93 | $323,003 | 9 | 86% (the median of these 9 sales) |
| Bella Lago | 59 | $415,800 | 6 | 81% (the median of these 6 sales) |
| Grandview at Bay Beach | 58 | $1,409,839 | 2 | 79% (the median of these 2 sales) |
| Palm Harbor Club | 55 | $472,601 | 8 | 83% (the median of these 8 sales) |
| Ostego Bay | 52 | $454,602 | 5 | 80% (the median of these 5 sales) |
| Admirals Bay | 37 | $244,182 | 0 | n/a (no sale) |
| Valencia Villas at Bay Beach | 12 | $823,963 | 2 | 78% (the median of these 2 sales) |
A ratio that runs from 62 to 139 percent cannot turn a county figure into a price, and in Bay Beach it does not even set a floor. Seven of the 53 qualified sales of the last 12 months closed below the condo’s just value. Three were at 4263 Bay Beach Lane in Harbour Pointe: sales of $250,000, $270,000 and $312,500 against just values of $347,137, $327,879 and $354,451.
The roll is set for a January 1 valuation date by mass appraisal, so it does not know a unit’s renovation, floor, view, slip or repair history. We use it as a cross-check, never to set a price.
Bay Beach and Pink Shell Beach Resort are the two condominium clusters at opposite ends of Fort Myers Beach, and their records differ in kind. Over the last 12 months the MLS recorded 61 Bay Beach closings at a $425,000 median and $359 per square foot against 14 Pink Shell closings at $325,000 and $495 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each record keeps its own window and series, and both places are in the Town of Fort Myers Beach taxing district.
| Question | Bay Beach | Pink Shell Beach Resort |
|---|---|---|
| Setting on the county roll | Bay, canal and lake parcels on the bay side of Estero Island | Gulf parcels on Estero Boulevard |
| Residential parcels | 1,755, of which 1,411 condominium units | 229 |
| County median just value | $376,228 on the condominium units | $240,000 |
| MLS, last 12 months | 61 closings, median $425,000, $260,000 to $2,200,000 | 14 closings, median $325,000, $175,000 to $890,000 |
| MLS median price per sq ft, 12 months | $359 | $495 |
| Median days on market, 12 months | 99 | 145.5 |
| Median sale-to-final-list, 12 months | 93.8% | 94.2% |
| County qualified sales, 12 months | 53 sales, median $410,000 | 16 sales, median $412,500 |
| Listing-entered annual recurring fees (not verified) | $3,604 to $26,588 on 61 closings in 12 months, median $12,400 | $6,732 to $22,548 on 70 closings in 60 months, median $12,876 |
| Active and pending on October 7, 2026 | 53, listed from $289,900 to $3,059,000 | 11, listed from $199,000 to $895,000 |
| FEMA flood map at the tested addresses | VE at 12 feet and AE at 11 feet | VE at 13 feet |
Pink Shell sells for less per condo and more per square foot because its units are small and on the Gulf: the roll’s median heated area there is 666 square feet. The entered fees are close in dollars, a median of $12,400 against $12,876, so they weigh more on a $325,000 Pink Shell condo than on a $425,000 Bay Beach one. For the other side read our Pink Shell Beach Resort valuation page.
Choose Bay Beach if you want living space, a choice of more than a dozen buildings and a dock or slip in several of them, and you accept the bay side of the island and a building-by-building reading of fees, reserves and rules. Choose Pink Shell Beach Resort if you want the Gulf beach and a resort campus and accept a small unit, a small record and a higher price per square foot. A buyer shopping the island by price sees both, and a Bay Beach condo wins that comparison on space.
Bay Beach had more closings in the last 12 months than any other community in our Fort Myers Beach research, and its $425,000 median equals the condominium median in the ZIP 33931 pull. It sits below the $550,000 median for all of Estero Island, which includes Gulf-front buildings and single-family homes.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach sibling table with the window that leads for that place: the first of 12, 24, 36 and 60 months holding 10 or more closings. The Waterside row is the MLS name series, which includes Grandview, Manatee Bay and Sunset Gulf closings.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| 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 |
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| 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 |
Hibiscus Pointe at $375,000 and The Palms of Bay Beach at $392,500 sit just below Estero Beach and Tennis Club at $405,000, a Gulf-front condominium whose county heated-area field repeats a single value, so we do not compare its price per square foot. Pink Shell and Lovers Key Beach Club sell for less per condo and far more per square foot, the Gulf-front pattern; the Lee County Property Appraiser roll places the Lovers Key parcels in the City of Bonita Springs taxing district.
Valuation pages are already published for three Bay Beach condominiums: Waterside at Bay Beach, The Palms of Bay Beach and Hibiscus Pointe; Casa Marina, Palm Harbor Club, Royal Pelican, Harbour Pointe, Bella Lago and Captains Bay are covered on this page.
For the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, $455 per square foot, 92 median days on market and 93.8 percent median sale-to-final-list; Estero Island had 309 closings at a $550,000 median. By joining MLS addresses to the county roll, condominiums had 238 closings at a $425,000 median and single-family homes 111 at $1,000,000; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. On October 7 the ZIP had 380 active and 27 pending listings at a median active list price of $699,000, about 11.5 months of supply.
Bay Beach supplied 61 of the 309 closings on Estero Island, about one in five. Its days on market run a week longer than the ZIP’s, 99 against 92, and its $359 per square foot is well under the ZIP’s $455, the bay side against the Gulf side. Our Fort Myers Beach home valuation page sets every part of the island side by side, and our Fort Myers Beach guide covers the Town.
A seller of a Bay Beach condo at the $425,000 12-month median would net about $396,138 before any mortgage payoff with buyer-agent compensation, and about $406,763 without, with costs of about 6.79 and 4.29 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner’s title policy follows the Florida premium schedule of $575 for the first $100,000 plus $5.00 per $1,000 above it.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $425,000.00 | The 12-month MLS median |
| Listing commission, 2.75% | -$11,687.50 | 2.75% of $425,000 |
| Buyer-agent compensation, 2.5%, if offered | -$10,625.00 | 2.5% of $425,000 |
| Deed documentary stamp tax | -$2,975.00 | 4,250 units of $100 at $0.70 |
| Owner’s title policy | -$2,200.00 | $575 plus $5.00 per $1,000 on $325,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$28,862.50 | 6.79% of price |
| Estimated net before payoff, with buyer-agent compensation | $396,137.50 | $425,000 minus $28,862.50 |
| Estimated total costs, without buyer-agent compensation | -$18,237.50 | 4.29% of price |
| Estimated net before payoff, without buyer-agent compensation | $406,762.50 | $425,000 minus $18,237.50 |
At $385,000, the median of the 35 two-bedroom closings, total costs are about $26,283 with buyer-agent compensation (6.83 percent) for a net before payoff of about $358,718, or about $16,658 (4.33 percent) for a net of about $368,343 without it. At $562,500, the median of the 22 three-bedroom closings, costs are about $37,731 with compensation (6.71 percent) for a net of about $524,769, or about $23,669 (4.21 percent) for a net of about $538,831 without.
Your net also depends on your payoff, prorations and any assessment or transfer fee. An estoppel certificate is a seller cost under Florida law, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Bay Beach valuation, and read our guide to selling a Bay Beach home.
A free in-person comparative market analysis is a walk-through of your Bay Beach condo and a written value range built from the closings of its own building, plan and size, the closings we set aside, and your association documents. There is no cost, no obligation and no need to list with us afterward. Request it with the valuation form below.
We walk the condo, note condition, floor, outlook and any slip right, read your latest association statement, and compare the closings for your plan in your building. You receive the range, the closings we used and set aside, and the active listings a buyer will compare. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation confidential. Call Jesse direct at (239) 898-6072, text or call. If you are also buying, read our guide to buying a home in Fort Myers Beach, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this page says a fact is not available, each with the document or route that would settle it.
These are the questions Bay Beach owners ask us most about value, answered from MLS closings and county records with the window and count beside each figure.
What recent closings in your own building and floor plan brought, adjusted for condition, floor, slip rights, fees and flood-insurance cost. Across Bay Beach the MLS recorded 61 closings in 12 months at a $425,000 median, from $260,000 to $2,200,000.
The Southwest Florida MLS median for the 12 months to October 7, 2026 was $425,000 on 61 closings, and $610,000 on 334 closings over 60 months. The Lee County qualified-sales median for 12 months was $410,000 on 53 sales, a separate series.
The 12-month MLS median was $359 per square foot of living area, from $225 to $753. By position it was $383 in the bay-front buildings and $319 on the canals.
Sixty-one closed in the MLS in the 12 months to October 7, 2026, against 44 in the 12 months before.
Among buildings with 10 or more closings in the last 12 months, Hibiscus Pointe is lowest at a $375,000 median.
Grandview at Bay Beach, the 2023 tower at 4142 Bay Beach Lane, with a 60-month median of $1,718,000 on 43 closings.
Because the median blends thirteen buildings that sold in the year, and 22 of the 61 closings were in two buildings with medians under $400,000. Use your own building’s closings, not the Bay Beach figure.
Listing agents file Grandview at 4142 Bay Beach Lane, Manatee Bay at 4182 and Sunset Gulf at 4192 under the Waterside at Bay Beach development name. Of 17 closings under that name in 12 months, only 7 were in the five Waterside buildings.
The median closing of the last 12 months spent 99 days on the market. Sixteen sold within 30 days and 16 took 180 days or more.
The median closing of the last 12 months sold for 93.8 percent of its final list price. Five of the 61 sold at their final list price and none above it.
On October 7, 2026 the MLS showed 53 listings, 49 active and 4 pending, from $289,900 to $3,059,000. Eleven are at Grandview. For live listings with photos, use our team’s site, DomainRealtyGroup.com.
With 49 active listings against 61 closings a year, Bay Beach has about 9.6 months of supply. More than six months is usually described as favoring buyers.
Medians are lower in the latest 12 months than in the three years before, and part of that is mix. Compared with itself, Hibiscus Pointe closed at $375,000 on 12 closings against $511,000 on 11 in the year to October 2022. We do not forecast.
Most did. Of 89 pairs of consecutive county-qualified sales of the same condo since 2018, 76 sold higher, a median change of +16.7 percent. Of the 9 pairs first bought in 2023 or later, 3 sold lower.
Below about 1,300 square feet, little: the two smallest bands closed at $369,500 and $370,000 in 12 months. Above that it steps up, to $520,000 and then $637,500.
In the last 12 months the bay-front buildings closed 28 sales at a $575,000 median and the canal buildings 24 at $375,000. The bay group also has larger condos, so the gap is position, size and building together.
It does in buildings this tall, but the MLS entries do not state the floor or the outlook, so we will not quote a percentage.
It can, when a recorded document gives the slip to your unit and it transfers with the sale. A dock flag on the roll, or a dock parcel in a cooperative, is not that document.
A model averages buildings built from 1976 to 2023, cannot separate three buildings the MLS files under one name, and never sees a renovation or a fee statement.
No. The median just value of the 1,411 unit parcels is $376,228, and it ran at a median of 83 percent of price on 53 qualified sales in 12 months. Seven of those condos sold for less than their just value.
Listing agents entered annual recurring fees of $3,604 to $26,588 on 61 closings in 12 months, a median of $12,400. They are not verified. A higher yearly carry can mean a lower offer.
A building past its 30-year date may face repairs or reserve funding that a buyer prices in. By county year built, The Palms of Bay Beach, Royal Pelican and Hibiscus Pointe have reached it. These are computed years, not an inspection status.
The FEMA map indicates Zone VE at 12 feet and Zone AE at 11 feet at the points we tested, so flood insurance is part of the carrying cost a buyer weighs.
Through what was repaired and how, and through insurance and reserves. The roll shows no rebuilt Bay Beach building other than the new Grandview tower, and it does not show interior repairs.
At the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $425,000 price carries about $5,657.09 a year before exemptions and non-ad valorem charges.
At $425,000, about $396,138 before payoff with buyer-agent compensation and $406,763 without, on the worksheet above. Commissions are negotiable.
The seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100 under section 201.02, which is $2,975 on a $425,000 sale. That is custom, not law, and the contract controls.
The IRS lets a seller who owned and lived in a home as a main home for two of the last five years exclude up to $250,000 of gain, or $500,000 for joint filers. Ask a tax adviser.
Under section 718.503 a resale seller gives the buyer the declaration, articles, bylaws, rules and financial information, and the buyer can cancel within 7 days, or 15 where a milestone summary or reserve study applies. Section 689.302 requires a flood disclosure.
It is the association’s statement of what you owe and what has been levied. Section 718.116 requires the association to issue it within 10 business days and caps the fee. We print no dollar figure.
Not known from the public record. Each building’s recorded declaration and rules set the terms, and none is published. The Town of Fort Myers Beach also requires registration for short-term rentals, and a registration does not transfer to a buyer.
Condition moves value, but the record cannot say by how much: one 1,024 square foot plan closed from $360,000 to $560,000 in 2026.
They change the averages, not your comparables. Grandview’s 11 listings run from $1,500,000 to $3,059,000, and it supplied 1 of the 61 closings in 12 months.
Bay Beach closed 61 sales at a $425,000 median and $359 per square foot in 12 months; Pink Shell closed 14 at $325,000 and $495 per square foot.
Because we read your building’s own closings, the county record and the flood map before we name a number. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, ranked fifth in Florida by sides in RealTrends Verified 2026.
Call Jesse direct at (239) 898-6072 or enter your building and bedroom count in the valuation form. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Bay Beach sales.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
A Fort Myers Beach specialist knows which Bay Beach building a street number belongs to, which closings the MLS files under a neighbor’s name, which transfers the county counts as sales, what the flood map indicates address by address and what a condominium association must disclose. A valuation built that way holds up through the appraisal.
A general agent may price a Hibiscus Pointe condo from the Bay Beach median, count a Sunset Gulf closing as a Waterside comparable, or quote the county’s just value as if it were a price. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Fort Myers Beach guide covers the island, the Town’s rules and the storm record.
If you are asking “what can I sell my Bay Beach condo in Fort Myers Beach for,” McGreevy and Comisar price from the closings of your own building and plan. We tracked every one of the 61 Bay Beach closings in the Southwest Florida MLS in the last 12 months, building by building, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Most Bay Beach buildings see only a handful of closings a year, so the next owner who sells sets the comparable for the neighbors. If you are thinking about selling, call us first. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. When you are ready to list, read how we sell Bay Beach homes.
Bay Beach recorded sales, last 12 months: 61 Southwest Florida MLS closings at a $425,000 median, from $260,000 to $2,200,000, at 93.8 percent of final list price and 99 median days on market, through October 7, 2026.
Enter your details in the valuation form for your free Bay Beach home valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the island background in our Fort Myers Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Bay Beach condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. We checked the links on October 7, 2026.
These official documents bear most directly on what a Bay Beach condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage, for comparison with the 2026 rate | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list a rental buyer will ask about | View the list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
Bay Beach declarations, budgets and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Bay Beach home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.