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 Village condo in Fort Myers Beach worth? This is McGreevy and Comisar’s valuation guide for the owners of the 108 two-bedroom condominiums of Bay Village, seven buildings at 21400 to 21490 Bay Village Drive in Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Bay Village parcel belongs to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County. The page is built from Southwest Florida MLS closings and the county’s recorded sales, read building by building and plan by plan, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Bay Village condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. The Southwest Florida MLS recorded 10 Bay Village closings in the 12 months to October 7, 2026, at a median of $218,750, from $168,000 to $255,000, and every one of them was a two-bedroom, two-bath condo of 881 or 909 square feet. Identical floor area sold $87,000 apart inside one year, so the number for your unit comes from its condition, its level, its fee statement and its date, not from an average. This Bay Village is the Bay Village Club condominium in ZIP 33931, not North Bay Village in Miami-Dade County. Our office is on South Tamiami Trail in Bonita Springs, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Bay Village condo in Fort Myers Beach is worth what the newest closings of its own plan brought, adjusted for condition, level, fees and insurance cost. The Southwest Florida MLS shows 10 closings in the last 12 months at a $218,750 median, from $168,000 to $255,000, at a median $248 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Bay Village closing in the Southwest Florida MLS for the 60 months to October 7, 2026, including closings entered as Sold Data Entry, and none of the 16 is one. Our floor for a median is 10 closings. The 12-month window holds exactly 10, so it leads, and the longer windows are shown for context.
| Window to October 7, 2026 | MLS closings | Sold price range | Total sold volume | Median sold price | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 12 months | 10 | $168,000 to $255,000 | $2,150,500 | $218,750 | $248 | 94 | 88.9% |
| 24 months | 12 | $168,000 to $290,000 | $2,650,500 | $218,750 | $248 | 94 | 88.9% |
| 36 months | 12 | $168,000 to $290,000 | $2,650,500 | $218,750 | $248 | 94 | 88.9% |
| 60 months | 16 | $168,000 to $420,000 | $4,175,500 | $222,500 | $253 | 66.5 | 92.7% |
The 24-month and 36-month rows are identical because the MLS holds no Bay Village closing between July 11, 2022 and December 17, 2024. The 60-month row is wider because four closings from December 2021 to July 2022 sold for $355,000 to $420,000. Those four are history, and the 12 closings since December 2024 are the market a buyer compares your condo with.
These are the eight facts about Bay Village condo values in Fort Myers Beach that matter most to an owner in October 2026, each with its source and its count.
This guide runs from the short answer and our method through the sales record, the plans and buildings, fees, a comparison with Windward Point, a net sheet and the questions owners ask most.
Why Value Your Bay Village Condo With McGreevy and Comisar? · Get Your Free Bay Village Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bay Village Values in Fort Myers Beach? · How Do We Value a Bay Village Condo in Fort Myers Beach? · What Did Bay Village Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Bay Village Condo in Fort Myers Beach Worth by Building, Floor, Size and Position? · Are Bay Village Condo Values in Fort Myers Beach Rising or Falling? · One Bay Village Condo’s Public Record · What Moves a Bay Village Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Bay Village Condo Value? · Is the Property Appraiser’s Just Value What a Bay Village Condo Will Sell For? · Bay Village vs Windward Point: How Do the Records Compare? · How Do Bay Village Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Bay Village Condo in Fort Myers Beach? · Want a Free In-Person Bay Village Condo CMA? · What We Could Not Verify · Frequently Asked Questions, Bay Village Home Value Edition · What Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Bay Village Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bay Village condos from the closings of Bay Village itself, by plan, building, level and date, not from an island-wide 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, the fee history 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 the 10 closings of the last 12 months with you, unit against unit, or see how selling your Bay Village condo 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 Village condo 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 newest closings of your plan and building, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, building numbers, sizes and prices, the older closings we set aside, and our adjustments for condition, level, fees and insurance cost. We need your building number, whether your plan is the 881 or the 909 square foot one, your level, any renovation, and your latest association statement, including any assessment notice.
An online estimate misses Bay Village values because all 108 condos share one bedroom count and nearly one size, so a model cannot see the things that actually separated a $168,000 sale from a $255,000 sale in the same year. Treat any automated estimate of a Bay Village condo as a starting question.
Eight of the 10 closings of the last 12 months were the 881 square foot plan, and they sold for $168,000, $210,000, $217,500, $220,000, $220,000, $225,000, $240,000 and $255,000. A model fed bedrooms, baths and square feet sees eight identical inputs. The $87,000 between the lowest and the highest came from condition, furnishings, level, timing and how each was priced, none of which a model reads.
A model that averages the 60-month record blends four closings of December 2021 to July 2022, at $355,000 to $420,000, with 12 closings since December 2024, at $168,000 to $290,000. The two groups do not overlap, and the MLS holds nothing in the 29 months between them. A blended figure describes neither era.
Listing agents entered annual recurring fees of $4,956 and $5,680 on the four oldest closings and $10,400 or $11,000 on nine of the 10 newest, with one entry of $15,172. A buyer sees the current figure on the first page of a listing and counts it against the price. An automated estimate does not see it at all.
We value a Bay Village condo in four steps: choose the newest closings of its own plan, adjust for level, condition, fees and insurance cost, weigh the date, and test the number against what is for sale this week. The result is a range we can defend line by line, with every comparable named.
The 12-month window holds 10 closings, enough for a median and, more usefully, enough to match your unit against two or three sales of the same plan. We start there. We reach back to the July 2025 and December 2024 closings only when your plan or building has nothing newer, and we treat the four closings of 2021 and 2022 as history.
Buyers here are choosing among near-identical floor plans, so they pay for condition, for an updated kitchen and baths, for a level and an outlook they like, and for documents that answer the fee question. The record shows what each plan sold for. It does not show what a renovation or a water view added, because the listing fields we pulled state neither, so we set those adjustments by walking the unit.
We weight the newest closings most heavily. Counted back from October 7, 2026, the five 12-month blocks hold 10, 2, 0, 0 and 4 MLS closings. Eight of the 16 closed in 2026 alone, so for once the recent record at Bay Village is deeper than the old one.
On October 7, 2026 the MLS showed 1 active Bay Village listing and none pending. One active against 10 closings in 12 months is about 1.2 months of supply, on a base thin enough that a second listing would double it.
| Street address | Living area (sq ft) | List price | List price per sq ft | Days listed | Roll just value of the same parcel | Just value as a share of the list price |
|---|---|---|---|---|---|---|
| 21420 Bay Village Drive | 881 | $239,000 | $271 | 252 | $168,774 | 70.6% |
The listing asks $271 per square foot against a 12-month median of $248 on closed sales, and its price is 109.3 percent of the $218,750 median. Only two of the eight closings of the same plan in the last 12 months sold at or above $239,000. A listing that has waited 252 days is information about where buyers stopped, and we price your condo against sold figures first. Request your free valuation with the valuation form or read our guide to selling a Bay Village condo.
The 881 square foot plan is the best like-for-like set the record holds: 80 unit parcels on the roll and 8 MLS closings in 12 months. Six of the eight sold between $210,000 and $240,000. The $255,000 closing of February 2026 and the $168,000 closing of August 2026 mark the ends. An owner of this plan should expect a starting range of $210,000 to $240,000 before we walk the unit, then a move toward either end for condition, level and the fee statement. That is a reading of eight sales, not a promise.
Bay Village homes in Fort Myers Beach sold for $168,000 to $420,000 in the last five years: 16 Southwest Florida MLS closings from December 10, 2021 to September 25, 2026. The 10 closings of the last 12 months lead, at a $218,750 median, 94 days on market and 88.9% of the final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every closing in the leading window is listed by building number and never by unit. Living area is the roll’s heated area for the same parcel, which matches the MLS entry on all 10.
| Closed | Street address | Sold price | Final list price | Sold as share of list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 25, 2026 | 21470 Bay Village Drive | $220,000 | $195,000 | 112.8% | 881 | $250 | 56 |
| August 24, 2026 | 21490 Bay Village Drive | $168,000 | $199,000 | 84.4% | 881 | $191 | 175 |
| June 3, 2026 | 21490 Bay Village Drive | $210,000 | $229,900 | 91.3% | 881 | $238 | 133 |
| June 1, 2026 | 21420 Bay Village Drive | $180,000 | $239,000 | 75.3% | 909 | $198 | 91 |
| May 19, 2026 | 21490 Bay Village Drive | $215,000 | $249,900 | 86.0% | 909 | $237 | 53 |
| February 27, 2026 | 21470 Bay Village Drive | $255,000 | $295,000 | 86.4% | 881 | $289 | 97 |
| February 18, 2026 | 21470 Bay Village Drive | $225,000 | $244,900 | 91.9% | 881 | $255 | 306 |
| February 12, 2026 | 21440 Bay Village Drive | $220,000 | $235,000 | 93.6% | 881 | $250 | 68 |
| December 22, 2025 | 21440 Bay Village Drive | $240,000 | $295,000 | 81.4% | 881 | $272 | 266 |
| October 28, 2025 | 21480 Bay Village Drive | $217,500 | $225,000 | 96.7% | 881 | $247 | 8 |
We tracked every one of the 16 Bay Village closings in the Southwest Florida MLS individually before writing a sentence about them. One of these 10 sold above its final list price and nine below it. Three sold within 60 days (8, 53 and 56 days) and four took 133 days or more (133, 175, 266 and 306). The one sale above list, $220,000 against $195,000, carried the lowest asking price in the table, and the two sales that closed furthest below list, at 75.3% and 81.4%, had started at $239,000 and $295,000.
These six complete the five-year list. They sit in a different period and they do not set today’s price.
| Closed | Street address | Sold price | Final list price | Sold as share of list | Roll heated area (sq ft) | Price per sq ft of roll area | Days on market |
|---|---|---|---|---|---|---|---|
| July 24, 2025 | 21420 Bay Village Drive | $210,000 | $249,000 | 84.3% | 881 | $238 | 146 |
| December 17, 2024 | 21470 Bay Village Drive | $290,000 | $299,900 | 96.7% | 909 | $319 | 54 |
| July 11, 2022 | 21400 Bay Village Drive | $375,000 | $400,000 | 93.8% | 881 | $426 | 9 |
| February 1, 2022 | 21480 Bay Village Drive | $420,000 | $420,000 | 100.0% | 881 | $477 | 7 |
| January 18, 2022 | 21440 Bay Village Drive | $375,000 | $398,500 | 94.1% | 909 | $413 | 65 |
| December 10, 2021 | 21480 Bay Village Drive | $355,000 | $350,000 | 101.4% | 909 | $391 | 5 |
Two of these six carry an MLS living area that differs from the roll. The July 2022 closing was entered at 909 square feet where the roll shows 881 for that parcel, and the January 2022 closing was entered at 1,005 where the roll shows 909. We divide by the roll’s figure here and say so, which is why two of the per-square-foot figures differ from a listing printout.
The county’s qualified sales are counted separately. To the October 4, 2026 roll file the county shows 10 qualified Bay Village sales in 12 months, 13 in 24, 13 in 36 and 14 in 60, the last at a median of $216,250, from $180,000 to $305,000. Nine of the 16 MLS closings match a qualified county sale on the same day at the same price.
The other seven divide in two. The MLS closings of August 24 and September 25, 2026 are not in the October 4 file at all. The remaining five, from December 2021, January, February and July 2022 and December 2024, are in the county’s file at the same prices, $355,000, $375,000, $420,000, $375,000 and $290,000, but the county does not code them as qualified, so they fall outside its qualified series. Two more full-price transfers, $267,500 at 21460 Bay Village Drive in January 2024 and $285,000 at 21480 in August 2024, are recorded the same way. We print the codes and do not guess at the reasons.
The county also holds five qualified sales the MLS does not: $180,000 at 21460 on August 31, 2026, $210,000 at 21400 on December 12, 2025, $200,000 at 21460 on July 31, 2025, $225,000 at 21470 on March 18, 2025 and $305,000 at 21470 on September 1, 2023. A sale can be recorded without ever being listed. The building at 21460 has no MLS closing in five years and two county sales, so an owner there should ask us for both records.
A Bay Village condo is one of two two-bedroom plans in seven two-story buildings, and the record splits by plan and building better than by level or view. In the last 12 months the 881 square foot plan sold from $168,000 to $255,000 and the 909 square foot plan for $180,000 and $215,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll gives every Bay Village unit parcel one of two heated areas, and both carry two bedrooms and two baths. We matched each MLS closing to its roll parcel, so the table groups closings by the roll’s plan. A group under 10 closings gets the median of those closings and nothing more.
| Roll plan (heated sq ft) | Unit parcels | MLS closings, 12 months | Sold price range, 12 months | Median sold price, 12 months | Price per sq ft range, 12 months | MLS closings, 60 months | Sold price range, 60 months | Median roll just value |
|---|---|---|---|---|---|---|---|---|
| 881 | 80 | 8 | $168,000 to $255,000 | $220,000, the median of these 8 closings | $191 to $289 | 11 | $168,000 to $420,000 | $169,342 |
| 909 | 28 | 2 | $180,000 to $215,000 | Not shown, two closings | $198 to $237 | 5 | $180,000 to $375,000 | $171,456 |
The 28 extra square feet of the larger plan, about 3 percent, did not earn a higher price in the last 12 months: both 909 square foot closings sold below the $220,000 median of the eight smaller ones. Two sales cannot prove the larger plan is worth less. They do show that size is not what buyers here are paying for, and the roll agrees, putting just $2,114 between the two plans’ median just values.
Six buildings hold 16 unit parcels each, 12 of the smaller plan and 4 of the larger. The seventh, at 21490, holds 12, with 8 and 4. The roll’s legal descriptions label 21400, 21420 and 21440 as Phase I and the other four as Phase II.
| Building number | Year built on the roll | Unit parcels | Median roll just value | MLS closings, 60 months | Sold price or range, 60 months | MLS closings, 12 months | Sold price or range, 12 months |
|---|---|---|---|---|---|---|---|
| 21400 Bay Village Drive | 1981 | 16 | $168,774 | 1 | $375,000 | 0 | None |
| 21420 Bay Village Drive | 1981 | 16 | $168,774 | 2 | $180,000 to $210,000 | 1 | $180,000 |
| 21440 Bay Village Drive | 1981 | 16 | $169,871 | 3 | $220,000 to $375,000 | 2 | $220,000 to $240,000 |
| 21460 Bay Village Drive | 1982 | 16 | $169,342 | 0 | None | 0 | None |
| 21470 Bay Village Drive | 1982 | 16 | $169,342 | 4 | $220,000 to $290,000 | 3 | $220,000 to $255,000 |
| 21480 Bay Village Drive | 1983 | 16 | $169,830 | 3 | $217,500 to $420,000 | 1 | $217,500 |
| 21490 Bay Village Drive | 1983 | 12 | $169,830 | 3 | $168,000 to $215,000 | 3 | $168,000 to $215,000 |
No building number has enough closings for a median of its own. Two buildings, 21470 and 21490, supplied 6 of the 10 closings of the last 12 months, and between them they hold both the highest price of the year, $255,000, and the lowest, $168,000. Read by phase, the three Phase I closings of the last 12 months ran from $180,000 to $240,000 and the seven Phase II closings from $168,000 to $255,000, so the two-year age gap between phases does not show up in price.
We cannot give a verified floor for any closing, because the listing fields we pulled do not state it and the roll does not either. What the roll does carry is a three-digit unit label whose first digit is 1 on 54 parcels and 2 on 54, in buildings the roll records at two stories, and we read that digit as the level. Treat the table as our reading of labels this page does not print.
| Level, as we read the unit label | Unit parcels | MLS closings, 12 months | Sold price range | Median sold price | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|---|
| 1 | 54 | 5 | $168,000 to $240,000 | $220,000, the median of these 5 closings | $250 | 175 |
| 2 | 54 | 5 | $180,000 to $255,000 | $215,000, the median of these 5 closings | $238 | 91 |
The two medians sit $5,000 apart and each level’s range is more than ten times wider than that gap. On this record the level does not set the price. The one visible difference is time: the five lower-level closings include the three longest waits of the year, 175, 266 and 306 days. Five sales per level cannot say whether that is the level, the flood question a ground-level buyer asks, or chance.
All 110 Bay Village parcels carry BAY in the roll’s land field, none is Gulf-front, and no field we pulled says which units look over water, the pool or parking. The larger plan carries the first and the last unit label on each level of every building, which we read as the end positions. That is an inference from labels, not a surveyed fact. End positions did not bring more in the last 12 months, as the plan table shows. We price outlook by standing on the lanai.
Bay Village’s recorded prices were lower in 2025 and 2026 than in 2021 and 2022, and inside the last 12 months they show no direction a careful reader could call. Counted back from October 7, 2026, the five 12-month blocks hold 10, 2, 0, 0 and 4 MLS closings. 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)
Only the newest block reaches 10 closings, so it alone gets a median. The last column is the listing-entered annual fee on the same closings, because the two histories run side by side.
| 12-month block | MLS closings | Sold price or range | Median sold price | Price per sq ft of roll area | Days on market | Listing-entered annual fees (not verified) |
|---|---|---|---|---|---|---|
| October 8, 2025 to October 7, 2026 | 10 | $168,000 to $255,000 | $218,750 | $191 to $289 | 8 to 306 | $10,400 to $15,172 |
| October 8, 2024 to October 7, 2025 | 2 | $210,000 to $290,000 | Not shown, two closings | $238 to $319 | 54 to 146 | $8,800 to $11,000 |
| October 8, 2023 to October 7, 2024 | 0 | None | None | None | None | None |
| October 8, 2022 to October 7, 2023 | 0 | None | None | None | None | None |
| October 8, 2021 to October 7, 2022 | 4 | $355,000 to $420,000 | $375,000, the median of these 4 closings | $391 to $477 | 5 to 65 | $4,956 to $5,680 |
The oldest block has the highest prices, the shortest waits and the lowest fee entries, and the newest block the reverse. That describes 16 sales. It is not proof that one caused another: the same years hold Hurricane Ian in September 2022, two more storms in 2024 and new state reserve rules for older condominium buildings, and this record cannot separate them.
The county series is longer than our MLS pull and counts only qualified sales. No year in the table reaches 10 sales, so every figure is the median of that year’s sales, labelled, with no weight as a trend.
| Calendar year | County-qualified sales | Median price | Range |
|---|---|---|---|
| 2014 | 9 | $210,000, the median of these 9 sales | $200,000 to $232,000 |
| 2015 | 7 | $239,900, the median of these 7 sales | $230,000 to $251,000 |
| 2016 | 5 | $254,000, the median of these 5 sales | $235,000 to $270,000 |
| 2017 | 3 | $240,000, the median of these 3 sales | $240,000 to $247,500 |
| 2018 | 9 | $249,000, the median of these 9 sales | $155,000 to $275,000 |
| 2019 | 1 | $265,000, one sale | $265,000 |
| 2020 | 7 | $259,500, the median of these 7 sales | $240,000 to $270,000 |
| 2021 | 4 | $292,750, the median of these 4 sales | $255,000 to $320,000 |
| 2022 | 0 | None coded qualified | None |
| 2023 | 1 | $305,000, one sale | $305,000 |
| 2024 | 0 | None coded qualified | None |
| 2025 | 6 | $213,750, the median of these 6 sales | $200,000 to $240,000 |
| 2026 (to October 4) | 7 | $215,000, the median of these 7 sales | $180,000 to $255,000 |
The 2025 and 2026 figures sit beside the 2014 figure, not beside 2020 or 2021. The county file holds 120 qualified Bay Village sales from February 2001 to August 2026 in all, and the only calendar year with 10 or more is 2001, at a median of $137,000 on 12 sales.
The cleanest test is the same condo sold twice, because plan, building and level are held constant. The county file holds 51 pairs of consecutive qualified sales of the same condo, from 36 condos that sold more than once among the 69 that sold at least once. Of the 51 pairs, 35 sold higher, 15 lower and 1 at the same price, a median change of +17.5 percent over a median 6.2 years. These are the eight pairs whose second sale closed in 2025 or 2026.
| Street address | Earlier sale | Earlier price | Later sale | Later price | Change | Years between |
|---|---|---|---|---|---|---|
| 21460 Bay Village Drive | April 2018 | $238,500 | August 2026 | $180,000 | -24.5% | 8.4 |
| 21490 Bay Village Drive | July 2009 | $268,000 | May 2026 | $215,000 | -19.8% | 16.8 |
| 21470 Bay Village Drive | March 2020 | $270,000 | February 2026 | $255,000 | -5.6% | 6.0 |
| 21470 Bay Village Drive | March 2025 | $225,000 | February 2026 | $225,000 | 0.0% | 0.9 |
| 21400 Bay Village Drive | April 2006 | $400,000 | December 2025 | $210,000 | -47.5% | 19.7 |
| 21480 Bay Village Drive | July 2014 | $205,000 | October 2025 | $217,500 | +6.1% | 11.3 |
| 21420 Bay Village Drive | June 2014 | $203,000 | July 2025 | $210,000 | +3.4% | 11.1 |
| 21470 Bay Village Drive | September 2023 | $305,000 | March 2025 | $225,000 | -26.2% | 1.5 |
Of these eight, five sold lower, two higher and one level. Of the 43 pairs that ended before 2025, 33 sold higher. The two gains in the table belong to owners who bought in 2014. The pairs include only condos that changed hands twice, and a repeat sale is not an index.
To see where your condo sits against the newest sales, talk to us about a valuation.
One Bay Village condo at 21470 Bay Village Drive has four qualified sales in the Lee County file: $265,000 in August 2018, $305,000 in September 2023, $225,000 in March 2025 and $225,000 in February 2026. This is a public record shown as an example, and it shows how one condo’s price moved between owners.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
It is one of two Bay Village condos in the county file with four qualified sales, and one of the 80 units of the 881 square foot plan.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| August 29, 2018 | $265,000 | First sale in the chain | n/a |
| September 1, 2023 | $305,000 | +15.1% | 5.0 |
| March 18, 2025 | $225,000 | -26.2% | 1.5 |
| February 18, 2026 | $225,000 | 0.0% | 0.9 |
The first step, 2018 to 2023, crosses Hurricane Ian and ends 11 months after it at the highest price in the chain. The second step gives back $80,000 in 18 months. The third is the most useful to a seller today: the condo sold for $225,000 in March 2025, and the February 2026 sale appears in the MLS at the same $225,000 after 306 days on market, at 91.9% of a final list price of $244,900. A year of asking more than the last recorded price ended at that price.
The roll’s just value for this parcel is $169,342, about 75 percent of the last price. The chain does not say whether the condo was renovated, furnished or rented between sales, and the September 2023 sale never appeared in the MLS, so its terms are not public. We use chains to check our comparable choices, not to set a price. To have yours read the same way, ask for a Bay Village valuation and tell us your building number.
A Bay Village condo’s value moves with the date of the nearest closings, its condition, how it is priced on day one, what the owner pays each year in fees and insurance, and what the documents say. Plan, building and level move it very little on this record. The rest are adjustments we make by inspection.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
With one bedroom count and two near-identical sizes, condition is the main thing separating one Bay Village sale from the next. Two condos of the 881 square foot plan in the same building number, 21470, closed nine days apart in February 2026 for $225,000 and $255,000. The MLS fields we pulled do not say which was renovated or furnished. We price condition by walking the unit, not from a premium the record cannot support.
The 10 closings of the last 12 months sold at a median 88.9% of the final list price, against 93.8% for all of ZIP 33931. Eight of the 10 carried a final list price $15,000 or more above where they closed. The fastest sale of the year, 8 days, was listed at $225,000 and closed at $217,500. The slowest, 306 days, was listed at $244,900 and closed at $225,000. At Bay Village the market has been setting the price and the list price has been setting the wait.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the Bay Village addresses we tested, and Lee County’s evacuation layer returns zone A. Buyers ask what Hurricane Ian did and what was repaired. An owner who can hand over repair records, permits and any elevation certificate removes a discount that an owner who cannot will probably pay.
An investor values a condo by what it can rent for and how often. The association’s public page says only that owners rent privately or through agencies. Minimum terms and pet rules are not published; the recorded declaration (Lee County Official Records Book 1466, Page 1501) and the current rules govern, so ask for them in the resale package.
Fees, reserves and insurance change what a Bay Village buyer can pay because they are a yearly cost on top of the price. Listing agents entered annual recurring fees of $4,956 to $15,172 on the 16 MLS closings, a median of $10,400, 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)
No Bay Village budget or assessment is published that we could find. Listing-entered annual recurring fees on 16 Southwest Florida MLS closings ranged from $4,956 to $15,172 (not verified; the association’s current budget and an estoppel certificate govern).
The entries fall into steps: $4,956 on the two closings of December 2021 and January 2022, $5,680 on the two of February and July 2022, $8,800 in December 2024, and $10,400 or $11,000, entered as $2,600 or $2,750 a quarter, on 10 of the 11 closings since July 2025. The eleventh, the September 25, 2026 closing, shows $15,172 against a $2,600 quarterly entry. Agents typed the quarterly amount into the condominium fee field on some listings and the homeowners or master association field on others, which we read as one fee entered in different places, not two layers of fees.
At $10,400 a year the entry is about $867 a month. Against $5,680, the 2022 entry, it is $4,720 a year more, or about $393 a month. As a share of the sold price the entries ran from 1.3% to 1.5% on the four oldest closings and from 4.1% to 6.9% on the 10 newest. A lender counts the fee in a buyer’s monthly obligations. We do not convert the fee step into a dollar change in value, because 16 sales cannot isolate it.
The $4,772 between $15,172 and four quarters of $2,600 could be an assessment, another charge or a typing difference, and nothing in the listing says which. We found no published special assessment for Bay Village, which is a statement about what we could find. A buyer will deduct any levied or approved assessment from an offer, so tell us what your latest statement shows before we price.
Florida requires a milestone inspection for condominium buildings of three or more habitable stories under section 553.899 and a structural integrity reserve study under section 718.112(2)(g). The county roll records two stories on all 108 Bay Village unit parcels, which is under that threshold, while the MLS building field reads Low Rise (1-3). We did not retrieve any certificate of occupancy and state no building’s inspection or study status.
| Building numbers | County year built | Year the building reached 30 (computed) | Stories on the roll |
|---|---|---|---|
| 21400, 21420 and 21440 Bay Village Drive | 1981 | 2011 | 2 |
| 21460 and 21470 Bay Village Drive | 1982 | 2012 | 2 |
| 21480 and 21490 Bay Village Drive | 1983 | 2013 | 2 |
If the buildings are two habitable stories, those statutes do not reach them by their own terms, and a buyer’s lender or insurer may still ask about reserves. Ask the association for its reserve schedule and, if it says the statutes do not apply, for that statement in writing. Where a milestone summary or reserve study does apply, the buyer’s cancellation window under section 718.503 is 15 days instead of 7, excluding weekends and legal holidays.
The FEMA flood map indicates a Special Flood Hazard Area at these addresses: Zone AE at 11 feet NAVD88 at 21400, 21420 and 21440 Bay Village Drive and at the community’s center point, on Lee County panels 12071C0567G and 12071C0566G, effective November 17, 2022. We did not test the other four buildings individually. That is a map-based indication, not a flood determination.
The U.S. Geological Survey surveyed two Hurricane Ian high-water marks on the property: 11.7 feet NAVD88, 5.5 feet above the ground, at 21480, and 12.3 feet NAVD88, 5.95 feet above the ground, at the maintenance shed beside the pool near 21470. Those are facts about where the marks were set, not statements about any unit’s floor or damage.
We quote no premiums. The routes are the association’s master policy, your own unit owner’s policy, a flood policy and a wind mitigation inspection. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, with a 25 percent discount effective April 1, 2026, so an elevation certificate is worth having before you list.
Every Bay Village 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 a $218,750 price that is $2,911.74 a year before exemptions and non-ad valorem charges ($218,750 divided by 1,000, times 13.3108), and on $255,000 it is $3,394.25. A $10,400 fee entry is about three and a half times the tax figure, which is why the fee statement leads every Bay Village pricing conversation.
No. The Lee County Property Appraiser’s just value for a Bay Village condo is a tax figure, not a price. The median just value of the 108 unit parcels is $169,342, and on the 10 MLS closings of the last 12 months it ran from 66 to 101 percent of the sold price.
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 closing to the current roll’s just value for the same condo. The just value is today’s roll figure, not the figure in force when each sale closed.
| Closed | Street address | Sold price | Roll just value of the same parcel | Just value as a share of the sold price |
|---|---|---|---|---|
| September 25, 2026 | 21470 Bay Village Drive | $220,000 | $169,342 | 77% |
| August 24, 2026 | 21490 Bay Village Drive | $168,000 | $169,830 | 101% |
| June 3, 2026 | 21490 Bay Village Drive | $210,000 | $169,830 | 81% |
| June 1, 2026 | 21420 Bay Village Drive | $180,000 | $170,968 | 95% |
| May 19, 2026 | 21490 Bay Village Drive | $215,000 | $172,024 | 80% |
| February 27, 2026 | 21470 Bay Village Drive | $255,000 | $169,342 | 66% |
| February 18, 2026 | 21470 Bay Village Drive | $225,000 | $169,342 | 75% |
| February 12, 2026 | 21440 Bay Village Drive | $220,000 | $177,468 | 81% |
| December 22, 2025 | 21440 Bay Village Drive | $240,000 | $177,468 | 74% |
| October 28, 2025 | 21480 Bay Village Drive | $217,500 | $178,525 | 82% |
The median of the 10 ratios is 80 percent. One closing, the $168,000 sale of August 2026, came in $1,830 below the roll’s just value of the same parcel, and nine sold above it. On the four closings of 2021 and 2022 the same ratio runs from 43 to 48 percent, which shows only that today’s roll does not describe 2022 prices.
The roll values by mass appraisal for a January 1 valuation date, so it does not know a unit’s condition or outlook and cannot follow later sales. At Bay Village it is also nearly flat: 32 unit parcels carry a just value of $168,774, 23 carry $169,342 and 18 carry $169,830, and only seven sit above $177,000. We use the roll to confirm the parcel, plan, year built and heated area, never to set a price.
Bay Village and Windward Point are two early-1980s bay-side condominium communities in the Town of Fort Myers Beach, about 1.4 miles apart by road. Bay Village shows 16 MLS closings in 60 months at a $222,500 median and $253 per square foot. Windward Point shows 15 at $430,000 and $486 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windward Point’s first window with 10 closings is 60 months, so both columns use 60 months where a median is shown, and the MLS and county series stay in separate rows.
| Question | Bay Village | Windward Point |
|---|---|---|
| Where | 21400 to 21490 Bay Village Drive | 400 Lenell Road |
| Residential parcels on the roll | 110 (108 units and two common-element parcels) | 92, of which 84 improved |
| Year built (county) | 1981 to 1983 | 1982 |
| Stories on the roll | 2 | Up to 7 |
| Roll heated area | 881 or 909 square feet | 732 to 960 square feet, median 871 |
| Roll median just value | $169,342 | $264,822 |
| MLS closings, 60 months | 16, median $222,500, $168,000 to $420,000 | 15, median $430,000, $300,000 to $550,000 |
| MLS median price per sq ft, 60 months | $253 | $486 |
| MLS median days on market, 60 months | 66.5 | 37.5 |
| MLS median sale-to-final-list, 60 months | 92.7% | 96.8% |
| MLS closings, last 12 months | 10, from $168,000 to $255,000 | 1, at $390,000 |
| County-qualified sales | 12 months: 10, median $216,250 | 60 months: 10, median $424,500 |
| Listing-entered annual recurring fees (not verified) | $4,956 to $15,172 on 16 closings | $5,460 to $8,200 on 15 closings |
| Active and pending, October 7, 2026 | 1, listed at $239,000 | 2, listed at $310,000 and $337,000 |
| Statutory 30-year milestone year (computed from county year built) | 2011 to 2013, on a two-story roll record | 2012, on a seven-story roll record |
Similar floor area sells for about twice as much at Windward Point, in a taller building with lower fee entries, while Bay Village has turned over ten times as often in the last 12 months. The fee entries run the other way from the prices: Bay Village’s median entry of $10,400 is about 4.7 percent of its 60-month median price, and Windward Point’s $7,000 is about 1.6 percent of its own.
Choose Bay Village if the purchase price is the first filter, you want a two-story building with a uniform two-bedroom plan, and you will read the fee statement before you fall for the price. Choose Windward Point if you will pay roughly double for a taller building and lower recurring entries, and you are comfortable reviewing the milestone and reserve documents a seven-story roll record calls for. A Bay Village seller competes on condition, documents and price. A Windward Point seller competes on floor and view.
Bay Village is the lowest-priced condominium community among our Fort Myers Beach guides on Estero Island. Its 12-month MLS median is $218,750 at $248 per square foot, against 12-month medians of $425,000 for condominiums and $510,000 for all property types in ZIP 33931. Windows differ by row, so compare each place with its own.
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 MLS median and the county-qualified column are separate series.
| 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 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 |
| Windward Point | condo | 92 | 1982 to 1982 | 1 | 15 | 60 mo: n 15, median $430,000, range $300,000 to $550,000 | 486.0 | 2 | 60 mo: n 10, median $424,500 |
| Boardwalk Caper | condo | 303 | 1981 to 1992 | 18 | 48 | 12 mo: n 18, median $220,000, range $172,500 to $390,000 | 203.0 | 6 | 12 mo: n 20, median $220,000 |
| 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 |
| 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 |
| 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 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Leonardo Arms | condo | 183 | 1969 to 1971 | 5 | 16 | 24 mo: n 11, median $424,000, range $297,000 to $510,000 | 477.0 | 8 | 24 mo: n 12, median $402,000 |
| 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 |
Only Boardwalk Caper, on San Carlos Island across the Matanzas Pass Bridge, sits beside Bay Village on price, at a $220,000 median and a lower $203 per square foot. Estero Cove, Hibiscus Pointe and The Palms of Bay Beach form the next tier, at $341,500 to $392,500. Bay Village’s one active listing is also the thinnest supply in the table.
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 Village’s place in that picture is specific. Of the 309 Estero Island closings, 18 sold for $255,000 or less, and 10 of those 18 were Bay Village condos. The $168,000 closing of August 2026 was the lowest sold price recorded on Estero Island in the 12 months. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Bay Village condo at $220,000, the price of two 2026 MLS closings, would net about $204,360 before any mortgage payoff if the seller offers buyer-agent compensation and about $209,860 if not. 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 set in the listing agreement, 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 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $220,000.00 | A recorded MLS closing price |
| Listing commission, 2.75% | -$6,050.00 | 2.75% of $220,000 |
| Buyer-agent compensation, 2.5%, if offered | -$5,500.00 | 2.5% of $220,000 |
| Deed documentary stamp tax | -$1,540.00 | 2,200 units of $100 at $0.70 |
| Owner’s title policy | -$1,175.00 | $575 plus $5.00 per $1,000 above $100,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$15,640.00 | 7.11% of price |
| Estimated net before payoff, with buyer-agent compensation | $204,360.00 | $220,000 minus $15,640 |
| Estimated total costs, without buyer-agent compensation | -$10,140.00 | 4.61% of price |
| Estimated net before payoff, without buyer-agent compensation | $209,860.00 | $220,000 minus $10,140 |
At $255,000, the highest closing of the last 12 months, the worksheet gives total costs of $17,897.50 with buyer-agent compensation (7.02 percent) and a net before payoff of $237,102.50, or costs of $11,522.50 (4.52 percent) and a net of $243,477.50 without it. Fixed charges weigh more at Bay Village prices than in a $600,000 building, which is why the percentage runs above 7.
Your net also depends on your payoff, the quarterly fee prorated to the closing date, any assessment balance and any repairs. 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 Village valuation; see also the Fort Myers Beach seller page and our guide to selling a Bay Village condo.
A free in-person comparative market analysis is a walk-through of your Bay Village condo and a written value range built from the newest closings of its own plan, the active listing you will compete with and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the condo, note condition, level and outlook, read your latest association statement and compare the closings for your plan. You receive the range, the closings we used and a pricing plan. 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 Village owners ask us most when they want to know what a condo is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It is worth what the newest closings of your plan brought, adjusted for condition, level, fees and insurance cost. The 10 MLS closings of the last 12 months sold from $168,000 to $255,000, at a $218,750 median.
The Southwest Florida MLS median is $218,750 on 10 closings in the 12 months to October 7, 2026. The county’s separate median on 10 qualified sales is $216,250.
Ten closed: $217,500, $240,000, $220,000, $225,000, $255,000, $215,000, $180,000, $210,000, $168,000 and $220,000, in date order from October 2025 to September 2026.
The 12-month MLS median is $248 per square foot on 10 closings, from $191 to $289. The one active listing asks $271.
The 12-month median is 94 days on market. Three of the 10 sold within 60 days and four took 133 days or more, the longest 306.
On October 7, 2026 the MLS showed 1 active listing, an 881 square foot condo at $239,000 that had been listed 252 days, and none pending. A re-check of the MLS on October 29, 2026 found the same condo still active at $239,000, none pending, and no closing since September 25, 2026. An asking price is not a sold price.
Not on the recent record. The two 909 square foot closings of the last 12 months sold for $180,000 and $215,000, below the $220,000 median of the eight 881 square foot closings.
Not measurably. No building has more than three closings in 12 months, and the two busiest, 21470 and 21490, hold both the year’s highest and lowest prices.
The record cannot say. Reading the unit labels, five lower-level closings had a $220,000 median and five upper-level closings $215,000. We price level and outlook by walking the unit.
No record places it on the Gulf. The roll’s land field reads BAY on all 110 parcels and the FEMA map indicates Zone AE, not VE. Buyers compare it with other bay-side condominiums.
A model sees 108 near-identical units and cannot read condition, furnishings, a fee statement or an assessment notice. The same 881 square foot plan sold from $168,000 to $255,000 in one year.
No. The median just value of the 108 unit parcels is $169,342. On the 10 newest MLS closings it ran from 66 to 101 percent of the sold price, a median of 80 percent.
Four closings from December 2021 to July 2022 sold for $355,000 to $420,000, before Hurricane Ian and before the fee entries stepped up. The record cannot separate those causes, and we do not price from 2022.
Lower than 2021 and 2022, and without a clear direction inside the last 12 months. Five of the eight county repeat-sale pairs ending in 2025 or 2026 sold below their earlier price.
Listing agents entered annual recurring fees of $4,956 to $15,172 on 16 closings, a median of $10,400. They are not verified, but a buyer and a lender count the yearly cost against the price.
The entries do not say. They step from $4,956 and $5,680 in 2021 and 2022 to $8,800 in December 2024 and $10,400 or $11,000 from July 2025. The association’s budget and minutes explain it.
None is published that we could find. One listing shows $15,172 a year against a $2,600 quarterly entry, a $4,772 difference the listing does not explain. Your estoppel certificate settles it.
Those statutes reach condominium buildings of three or more habitable stories. The roll records two stories on every Bay Village unit parcel, so applicability is not confirmed. Ask the association in writing.
It changes the carrying cost a buyer weighs. The FEMA map indicates Zone AE at 11 feet at the addresses tested, and evacuation zone A. An elevation certificate helps a buyer and an insurer price the unit.
It can, through repairs, insurance and reserves. The U.S. Geological Survey surveyed Ian high-water marks 5.5 and 5.95 feet above the ground at two points on the property. Keep your repair records and permits.
At the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $218,750 price carries about $2,911.74 a year before exemptions and non-ad valorem charges.
At $220,000, about $204,360 before payoff with buyer-agent compensation and $209,860 without, using 2.75 and 2.5 percent commissions, deed stamps of $0.70 per $100 and the title policy. Commissions are negotiable.
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 about a second home or rental.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100, which is $1,540 on $220,000. That is custom, not law, and the contract controls.
Under section 718.503 a resale seller gives the buyer the declaration, articles, bylaws, rules, financial information and the question-and-answer sheet. The buyer can cancel within 7 days, or 15 where a milestone summary or reserve study applies, excluding weekends and legal holidays. Section 689.302 adds a flood disclosure.
The roll’s legal descriptions cite Official Records Book 1466, Page 1501 on all 108 unit parcels, with Book 1573, Page 1703 on the Phase II common elements. Confirm with the recorded documents and amendments.
It is the association’s statement of what you owe and what has been approved, and Florida law caps the fee. We print no dollar figure. It is usually ordered early, and the contract says who pays.
Rental terms are not published; the recorded declaration and current rules govern, and the Town of Fort Myers Beach registers short-term rentals. An investor cannot price a condo without that answer, so have the documents ready.
Condition is the main difference between Bay Village sales, but the record cannot price it. Two condos of one plan in one building closed nine days apart for $225,000 and $255,000. We walk the unit first.
Against sold prices, not the active listing. Eight of the 10 closings carried a final list price $15,000 or more above the sale, and the two longest waits, 266 and 306 days, began well above where they closed.
Its file records transfers in those years at $267,500 to $420,000, including the four MLS closings of 2022 and December 2024, but does not code them as qualified. We print the code and not a reason.
Over 60 months Bay Village’s median is $222,500 at $253 per square foot and Windward Point’s is $430,000 at $486. In the last 12 months Bay Village closed 10 sales and Windward Point one.
Bay Village’s $218,750 median is about half the $425,000 median for ZIP 33931 condominiums. Ten of the 18 Estero Island closings at $255,000 or less in the last 12 months were Bay Village condos.
Bay Village Club is the association’s name: Bay Village Club Condominium Association, Inc., Florida document number 749898. North Bay Village is a Miami-Dade municipality with no connection.
Call Jesse direct at (239) 898-6072 or enter your building number and plan in the valuation form. We send a range the same day. 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 and sellers we have worked with across Southwest Florida.
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A Fort Myers Beach specialist knows that a Bay Village condo is priced against 107 near-twins, which transfers the county counts as sales, how a fee history reaches a buyer’s offer, and what the flood map and the Ian record mean on this street. A valuation that reflects those holds up through the appraisal.
A general agent may price a Bay Village condo from the five-year median, quote the county’s just value as a floor, or copy the one active listing. 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. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are asking “what can I sell my Bay Village condo for,” McGreevy and Comisar price from the newest closings of your own plan. We tracked every one of the 16 Bay Village closings in the Southwest Florida MLS in the last 60 months, 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. About 10 of 108 Bay Village condos sell in a year, so few owners here are in the market at once, and the next owner who sells should call us first. When you are ready to list, read how we sell Bay Village condos.
Bay Village recorded sales: 10 Southwest Florida MLS closings in 12 months at a $218,750 median, from $168,000 to $255,000, and 16 in 60 months, through October 7, 2026.
Enter your details in the valuation form for your free Bay Village condo 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.
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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
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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 Village 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 sale file and roll of October 4, 2026. The links were checked on October 7, 2026.
These official documents bear most directly on what a Bay Village condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | View the code list |
| 2026 taxing district millage book | Lee County Property Appraiser | The Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), printed October 9, 2026 | View the millage book |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list a rental buyer will ask about | View the list |
Bay Village’s declaration, budget and rules are not posted publicly; they come with the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Bay Village condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.