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 Bayside Estates home worth? This is McGreevy and Comisar’s valuation guide for owners of the 468 manufactured homes and the few site-built homes in Bayside Estates, the canal-front neighborhood off San Carlos Boulevard with a Fort Myers Beach, Florida mailing address and ZIP 33931. By the Lee County Property Appraiser’s taxing district, Bayside Estates is on the unincorporated Lee County mainland: not on Estero Island, not on San Carlos Island and not inside the Town of Fort Myers Beach. Every figure comes from Southwest Florida MLS closings or the county’s recorded sales, and the two records are kept apart. If you are deciding whether to sell, read it beside our guide to selling your Bayside Estates home; if you are also buying, read buying a home in Fort Myers Beach.
The short answer: in the 12 months to October 7, 2026 the Southwest Florida MLS recorded 28 Bayside Estates closings at a median of $362,500, from $138,000 to $690,000, at $235 per square foot. All 28 were at addresses the county codes as manufactured homes. The county’s separate series shows 30 qualified sales at a median of $364,750. Where your home sits in that $552,000 spread depends on its age, its size, whether the lot touches a canal, and its paperwork. 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 Bayside Estates home in Fort Myers Beach is worth what recent closings of homes of its own age, size and canal position brought, adjusted for condition, elevation and insurance cost. The Southwest Florida MLS recorded 28 closings in the 12 months to October 7, 2026 at a $362,500 median, and half of them closed between $320,000 and $400,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Bayside Estates closing on October 7, 2026 and counted four windows back from that date. The 12-month window holds 28 closings, so it leads. Days on market and sale-to-final-list leave out Sold Data Entry records, which carry no listing history.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market (n) | Median sale-to-final-list (n) |
|---|---|---|---|---|---|---|
| 12 months | 28 | $362,500 | $138,000 to $690,000 | $235 | 80 (28) | 94.2% (28) |
| 24 months | 48 | $350,389 | $78,500 to $690,000 | $233 | 97.5 (48) | 92.8% (48) |
| 36 months | 71 | $360,000 | $78,500 to $690,000 | $233 | 80.5 (70) | 94.1% (70) |
| 60 months | 211 | $232,000 | $66,000 to $690,000 | $194 | 24 (209) | 94.6% (209) |
The 60-month median of $232,000 is $130,500 below the 12-month median, and the reason is one year. The 12 months that began nine days after Hurricane Ian hold 104 of the 211 closings, at a median of $175,000. A valuation built on the five-year median would misprice a home today, so this page leads with 12 months.
The Lee County Property Appraiser publishes qualified improved sales, the transfers its transfer codes mark as arm’s-length. The series counts differently from the MLS, and we never average the two.
| Window | County qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 30 | $364,750 | $138,000 to $690,000 |
| 24 months | 53 | $360,000 | $70,000 to $690,000 |
| 36 months | 73 | $364,500 | $70,000 to $690,000 |
| 60 months | 199 | $245,000 | $20,000 to $690,000 |
All 30 of the county’s 12-month qualified sales were at manufactured-coded parcels, and the county shows no qualified sale in five years at a parcel it codes as single-family.
On October 7, 2026 the Southwest Florida MLS showed 18 active Bayside Estates listings and 5 under contract. The 18 ran from $234,000 to $675,000 with a median list price of $376,975, about $273 per square foot and a median of 185 days listed. At the last 12 months’ pace that is about 7.7 months of supply.
These are the eight facts about Bayside Estates home values in Fort Myers Beach that matter most in October 2026, each with its window and its count.
This guide runs from the short answer and our method through the sales record, fees and insurance, a comparison with Boardwalk Caper, a net sheet and the questions owners ask most.
The Value and the Method: What Is My Bayside Estates Home in Fort Myers Beach Worth in 2026? · Why Value Your Bayside Estates Home With McGreevy and Comisar? · Get Your Free Bayside Estates Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bayside Estates Values in Fort Myers Beach? · How Do We Value a Bayside Estates Home in Fort Myers Beach?
The Record: What Did Bayside Estates Homes Sell For in the Last Five Years? · What Is a Bayside Estates Home Worth by Street, Size, Age and Canal Position? · Are Bayside Estates Home Values in Fort Myers Beach Rising or Falling? · One Bayside Estates Home’s Public Record · What Moves a Bayside Estates Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Bayside Estates Home Value? · Is the Property Appraiser’s Just Value What a Bayside Estates Home Will Sell For?
Comparisons: Bayside Estates vs Boardwalk Caper: How Do the Records Compare? · How Do Bayside Estates Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Bayside Estates Home? · Want a Free In-Person Bayside Estates Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Bayside Estates Home Value Edition · What Bayside Estates Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Bayside Estates Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bayside Estates homes from the closings of Bayside Estates itself, sorted by age, size and canal position, not from a Fort Myers Beach or ZIP-code 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 roll 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:
We tracked every one of the 211 Bayside Estates closings in the Southwest Florida MLS over the last 60 months, joined each street address to the county roll, and read the county’s qualified sales for the same parcels.
Call Jesse direct at (239) 898-6072 and we will read the closings nearest your home with you, or see how selling your Bayside Estates 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 Bayside Estates 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 closings of homes like yours, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, street addresses, sizes and prices, the closings we set aside, and our adjustments for age, condition, canal frontage and insurance cost. We need your street address, the year the home was built or replaced, bedrooms and baths, living area, any renovation, whether the lot has a seawall or dock, and, if you have them, the elevation certificate and latest association statement.
An online estimate misses Bayside Estates values because a model sees one ZIP code where the record shows separate markets: manufactured homes on the mainland at a $362,500 median, and island condominiums and houses at $425,000 and $1,000,000. It also cannot see a canal, a seawall, an elevation certificate or a home replaced after 2022.
ZIP 33931 recorded 397 Southwest Florida MLS closings in the 12 months to October 7, 2026 at a median of $510,000 and $455 per square foot, against Bayside’s $235. By joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), the ZIP had 238 condominium closings at a $425,000 median, 111 single-family closings at $1,000,000 and 30 manufactured-home closings at $352,889. Bayside Estates is 28 of those 30.
Two homes of almost the same size closed three months apart in 2026: 11310 Bougainvillea Ln, 1,350 square feet, at $658,500, and 17801 Bryan Ct, 1,344 square feet, at $238,000. That is $488 against $177 per square foot in one neighborhood, and no average prices both.
The county’s heated area and the MLS living area are different measures: at 17780 Stevens Blvd the roll shows 1,352 square feet and the listing 1,552. The MLS says Single Family on 3 of the 211 closings where the county codes a manufactured home. And 15 closings in 60 months were at addresses the roll now codes as vacant, so the home that sold is gone.
We value a Bayside Estates home in four steps: choose closings of the same age group, size band and canal position, adjust for condition, elevation and insurance cost, weigh the newest sales against the older ones, and test the number against what is for sale this week. The result is a range we can defend line by line.
We start with the first window that holds 10 closings and name the window and count beside every figure. For the neighborhood that is 12 months and 28 closings. Cut by age, size or street, most groups fall under 10, so we widen to 36 months and 71 closings, and a group still under 10 gets a range, not a median.
Buyers here pay for a newer home, a canal lot with a sound seawall, a documented floor elevation and a file in order: the title and data plate of a manufactured home, the permit history and the association’s papers. They discount for age and an unknown elevation.
We weight the newest closings. The one-year blocks of the last five years hold 28, 20, 23, 104 and 36 closings, and we set the 104-closing block aside unless your home is in the condition those homes were in.
Ten of the 18 active listings on October 7, 2026 had been listed more than 180 days. A buyer walking Bayside Estates is comparing your home with those 18, so we show you the nearest in size and age before we settle a list price. Request your valuation with the valuation form or read our guide to selling a Bayside Estates home.
Take the most common Bayside Estates home: about 1,340 square feet on a canal lot with a seawall, dated 1976 to 1984 on the roll. The 12-month record holds five closings that fit, all between 1,332 and 1,344 square feet of MLS living area.
| Closed | Street address | County year built | Sold price | Final list price | Days on market |
|---|---|---|---|---|---|
| November 17, 2025 | 17680 Peppard Dr | 1979 | $321,000 | $344,900 | 202 |
| March 16, 2026 | 17521 Bryan Ct | 1984 | $374,500 | $388,777 | 17 |
| May 12, 2026 | 17751 Peppard Dr | 1979 | $343,000 | $349,900 | 263 |
| June 12, 2026 | 17801 Bryan Ct | 1982 | $238,000 | $250,000 | 111 |
| June 30, 2026 | 17831 Eglantine Ln | 1976 | $360,000 | $364,900 | 9 |
The median of these 5 closings is $343,000. Four sit within $53,500 of each other and the fifth is $83,000 below the next lowest. The record does not say why. Condition is the usual reason, which is why we walk the home before we name a number. The county records the March sale at 17521 Bryan Ct at $364,500 and the MLS at $374,500; we print both.
In the last five years the Southwest Florida MLS recorded 211 Bayside Estates closings from $66,000 to $690,000, with a 60-month median of $232,000 that one post-storm year pulls down. The last 12 months hold 28 closings at a $362,500 median, totaling $10,055,776, and our neighborhood guide lists each one by street address.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Cut by the year they closed, the 211 closings fall as 9 in the last weeks of 2021, 69 in 2022 at a $264,500 median, 65 in 2023 at $175,000, 20 in 2024 at $385,000, 22 in 2025 at $323,000 and 26 in 2026 through October 7 at $367,500. Two years carry 134 of the 211.
Sorted by living area, the 28 closings do not line up by price. The two homes under 700 square feet are at the bottom, at $138,000 and $160,000. Above them the order breaks: a 1,056 square foot home at 17820 Peppard Dr brought $470,000, and four of the six homes over 1,800 square feet closed below $410,000. The roll dates the Peppard Dr home to 2024. In Bayside Estates the age of the home sorts price better than its size.
The 28 sold prices sum to $10,055,776 against $10,803,207 of final list prices, so sellers as a group received 93.1 percent of their last asking price. Three homes closed at exactly final list and none above it. Six closed below 90 percent, the lowest at 17941 Bryan Ct, which sold for $420,000 against a final list price of $549,000. A final list price is the last asking price, after any reductions.
The median closing took 80 days, but few were near 80. Eight sold within 30 days, including 17700 Canal Cove Ct, which the MLS shows at zero days and at its $690,000 list price, and six took more than 180 days, up to 391 at 11580 Dogwood Ln.
A Sold Data Entry closing is a sale entered into the MLS after the fact. We count it in closing counts, medians and price per square foot, and leave it out of days on market and sale-to-list figures. The 60-month series contains two, none in the last 24 months.
A Bayside Estates home is worth most where it is newest and on a canal. Over 36 months and 71 closings, homes the roll dates 2000 to 2022 had a $435,000 median against $227,500 for homes dated before 1980, and 62 canal closings had a $372,250 median. A dock flag, by itself, did not separate prices.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We joined each closing’s street address to the county roll and read the year built it shows today. The window is 36 months because 12 leaves most groups under 10; a group under 10 shows its range. Where a home was replaced after it sold, its row can be newer than the home the buyer bought.
| County year built at the address | Closings, 36 months | Median sold price | Median price per sq ft | Median living area (sq ft) |
|---|---|---|---|---|
| Before 1980 | 26 | $227,500 | $209 | 1,224 |
| 1980 to 1999 | 19 | $330,000 | $231 | 1,406 |
| 2000 to 2022 | 18 | $435,000 | $283 | 1,606 |
| 2023 or 2024 | 3 | $400,000 to $470,000 (range) | $347 | 1,152 |
| No year on the roll | 5 | $78,500 to $658,500 (range) | $260 | 1,292 |
The steps are large and regular: $227,500, $330,000, $435,000, with price per square foot rising from $209 to $231 to $283. In the last 12 months alone, 10 closings were at homes dated before 1980, at a median of $320,500.
Size bands use the MLS living area. Only the 1,000 to 1,399 square foot band reaches 10 closings in 12 months.
| MLS living area | Closings, 12 months | Sold price, 12 months | Closings, 36 months | Median sold price, 36 months | Median price per sq ft, 36 months |
|---|---|---|---|---|---|
| Under 1,000 sq ft | 2 | $138,000 to $160,000 (range) | 9 | $78,500 to $355,000 (range) | $208 |
| 1,000 to 1,399 sq ft | 13 | $360,000 | 28 | $325,500 | $241 |
| 1,400 to 1,799 sq ft | 7 | $320,000 to $690,000 (range) | 22 | $385,000 | $266 |
| 1,800 sq ft and up | 6 | $315,000 to $425,000 (range) | 12 | $435,000 | $225 |
Over 36 months the median rises with size, but the price per square foot peaks at $266 in the 1,400 to 1,799 band and drops to $225 above 1,800. A per-square-foot figure borrowed from a smaller home will overprice a large one. By bedrooms, 37 two-bedroom, two-bath closings had a $325,000 median and 13 three-bedroom, two-bath closings $459,000; the three-bedroom homes are newer on the whole, so that gap is not the price of a bedroom.
Of the 598 residential parcels, the roll flags 525 on a canal, 513 with a seawall, 245 with a boat dock and 38 with a pool. The table sorts the 71 closings by the flags at their addresses.
| County roll flags at the address | Closings, 36 months | Sold price | Median price per sq ft | Median living area (sq ft) |
|---|---|---|---|---|
| On a canal | 62 | $372,250 | $243 | 1,404 |
| Not on a canal | 9 | $79,000 to $459,000 (range) | $162 | 1,220 |
| On a canal, dock flag | 27 | $330,000 | $233 | 1,320 |
| On a canal, no dock flag | 35 | $385,000 | $263 | 1,448 |
| Pool flag | 11 | $465,000 | $280 | 1,672 |
The canal is the dividing line: six of the 9 off-canal closings were on Bayside Blvd. The dock flag is not. Canal homes with a dock flag had a $330,000 median, below the $385,000 of canal homes without one. That is not evidence that a dock lowers value. The dock-flag homes were smaller, and the flag says nothing about whether a dock is permitted, sound or deep enough to use, so we price a dock from its permit, its condition and the water at low tide.
Only Peppard Dr and Canal Cove Ct reach 10 closings in 36 months, so the other streets show a range. The last column is a county tax figure, shown because it covers every manufactured-coded parcel on the street and not only the ones that sold.
| Street | Closings, 36 months | Sold price, 36 months | Closings, 60 months | Median just value, manufactured-coded parcels |
|---|---|---|---|---|
| Peppard Dr | 11 | $330,000 | 41 | $241,918 |
| Canal Cove Ct | 10 | $455,000 | 28 | $314,891 |
| Bryan Ct | 9 | $185,000 to $420,000 (range) | 37 | $240,027 |
| Stevens Blvd | 7 | $78,500 to $467,500 (range) | 21 | $306,044 |
| Bayside Blvd | 6 | $79,000 to $459,000 (range) | 19 | $129,542 |
| Eglantine Ln | 6 | $200,000 to $650,000 (range) | 10 | $296,080 |
| Dogwood Ln | 5 | $328,000 to $540,000 (range) | 6 | $325,221 |
| Azalea Ln | 4 | $203,000 to $400,000 (range) | 11 | $190,494 |
| Bayside Ln | 4 | $160,000 to $450,000 (range) | 10 | $239,794 |
| Bougainvillea Ln | 4 | $135,000 to $658,500 (range) | 12 | $191,860 |
| Primrose Ct | 4 | $315,000 to $580,000 (range) | 9 | $311,279 |
| Cypress Ln | 1 | $189,000 (one closing) | 7 | $237,136 |
Canal Cove Ct, at a $455,000 median, leads Peppard Dr at $330,000, and the roll agrees: $314,891 against $241,918. Its homes are larger and newer. Bayside Blvd has the lowest median just value of any street, $129,542. A street is shorthand for age, size and canal frontage, not a value of its own.
The record cannot price a floor elevation, the route to open water or the condition of a seawall, and it cannot price a site-built home here, because one closing in 60 months sat at an address the roll now codes as single-family. Each is an adjustment we make by inspection.
Bayside Estates values fell hard in the year after Hurricane Ian and have recovered most of the way. The median price per square foot was $283 in the 12 months before the storm, $148 in the 12 months after it, and $271, $233 and $235 in the three one-year blocks since. This describes the record and does 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 211 closings into five one-year blocks ending October 7, 2026. Every block holds 20 or more closings. Hurricane Ian made landfall on September 28, 2022.
| One-year block ending October 7, 2026 | Closings | Median sold price | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Newest 12 months | 28 | $362,500 | $235 | 80 | 94.2% |
| 13 to 24 months back | 20 | $305,000 | $233 | 115.5 | 89.3% |
| 25 to 36 months back | 23 | $385,000 | $271 | 45 | 94.9% |
| 37 to 48 months back (begins nine days after Ian) | 104 | $175,000 | $148 | 19 | 94.1% |
| 49 to 60 months back | 36 | $367,500 | $283 | 4 | 101.1% |
In the block after the storm the count nearly tripled, from 36 to 104, and the median price more than halved. The record does not say what condition those homes were in, but it is not a year to draw comparables from. Since then the newest block is level with the one before it on price per square foot and $48 below the pre-storm block. Selling got slower: median days on market were 4 before the storm and 45, 115.5 and 80 since.
The county series is separate and reaches further back.
| Calendar year | County qualified improved sales | Median price | Range |
|---|---|---|---|
| 2018 | 32 | $223,500 | $89,000 to $429,000 |
| 2019 | 41 | $243,500 | $110,000 to $450,000 |
| 2020 | 47 | $247,500 | $110,000 to $490,000 |
| 2021 | 53 | $270,000 | $95,000 to $470,000 |
| 2022 | 59 | $220,000 | $75,000 to $552,000 |
| 2023 | 60 | $193,500 | $20,000 to $620,000 |
| 2024 | 17 | $445,000 | $94,000 to $659,000 |
| 2025 | 24 | $323,000 | $70,000 to $650,000 |
| 2026 (to the October 4 roll file) | 28 | $367,500 | $138,000 to $690,000 |
From 2018 to 2021 the county median climbed from $223,500 to $270,000. It fell to $220,000 and $193,500 in 2022 and 2023, the two busiest years, and the three years since show $445,000, $323,000 and $367,500 on 17, 24 and 28 sales. The 2026 median is 36 percent above 2021’s. We would not turn that into an annual rate, because the homes selling now include replacements the roll dates to 2023 and 2024.
The cleanest test of direction is the same parcel sold twice. The county file holds qualified improved sales for 511 Bayside Estates parcels, and 352 have sold more than once. The storm splits the pairs into three groups.
| Repeat sales of the same parcel (county qualified sales) | Pairs | Sold higher | Sold lower | Median change | Median years between |
|---|---|---|---|---|---|
| Bought from 2018 on before Ian, resold after it by the end of 2023 | 18 | 0 | 17 | -36.1% | 2.6 |
| Bought from 2018 on before Ian, resold in 2024 or later | 17 | 14 | 3 | +27.1% | 5.8 |
| Bought after Ian and resold | 30 | 27 | 3 | +67.5% | 2.2 |
The first row is the storm’s cost to owners who sold into it: not one of the 18 sold for more than it cost. The second is the same kind of owner who waited. The third is the buyers of the post-storm year.
Of the county’s 30 qualified sales in the last 12 months, 27 were at parcels with an earlier qualified sale: 23 sold higher and four lower, a median change of +66.7 percent over a median of 3.7 years. The 12 bought between Ian and the end of 2023 all sold higher. The two bought in 2021 sold lower, and so did one bought in June 2024. At 17820 Peppard Dr and 11291 Azalea Ln the roll now shows a home built in 2024 and 2023, so the later price bought a different home.
The file does not say what was repaired or replaced between two sales, and here that is often the whole story. A repeat sale is not an index. To see where your home sits, talk to us about a valuation.
One canal home at 17780 Stevens Blvd has four qualified sales in the Lee County file in under six years: $384,900 in November 2020, $241,000 in November 2022, $467,500 in June 2024 and $399,999 in June 2026. This is a public record, not a sale by McGreevy and Comisar, and it traces the whole Bayside Estates cycle at one address.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll describes a manufactured home built in 2010 with 1,352 heated square feet, three bedrooms and two baths, on a canal with a seawall flag and no dock or pool flag. Street address only, never an owner or a record number.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| November 17, 2020 | $384,900 | First qualified sale in the file | n/a |
| November 3, 2022 | $241,000 | -37.4% | 2.0 |
| June 17, 2024 | $467,500 | +94.0% | 1.6 |
| June 3, 2026 | $399,999 | -14.4% | 2.0 |
The first step is the storm: $384,900 in November 2020 and $241,000 on November 3, 2022, five weeks after Hurricane Ian. The Southwest Florida MLS shows that sale closing after 3 days on the market at $41,000 over its $200,000 list price, so buyers competed for it even then.
The second step is the recovery. In June 2024 it sold for $467,500, up 94.0 percent, after 19 days against a $495,000 list price. The file does not say what was spent on the home in between.
The third step is today’s market. In June 2026 it sold for $399,999, down 14.4 percent in two years, at its final list price after 137 days. Across the four sales the price ended 3.9 percent above where it began 5.5 years earlier.
At 1,552 square feet of MLS living area, the 2026 sale works out to $258 per square foot against a neighborhood median of $235. The county’s just value for the parcel is $345,207, about 86 percent of that price. At the 2026 applied millage of 14.2517, a taxable value equal to the $399,999 price would carry $5,700.67 a year before exemptions and non-ad valorem charges. A chain says nothing about condition or the next sale; we use it to test our comparables. To have your address read the same way, ask for a Bayside Estates valuation.
A Bayside Estates home’s value moves with the age of the home, canal frontage and the seawall, its documented elevation, its size, its paperwork and the calendar. The record quantifies age, canal and size. Elevation, seawall condition and the route to open water are adjustments we make by inspection, not numbers the MLS can give us.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll dates 61 homes to 2023 or 2024, about 14 percent of the 442 improved parcels. Three closings in the last 36 months were at those addresses, at $400,000, $459,000 and $470,000, and two more were for sale on October 7, 2026 at $434,777 and $649,000. A buyer comparing a 1976 home with a 2024 home is comparing two insurance quotes too.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the addresses we tested. Whether your floor is above that height is on your elevation certificate and nowhere in the sales record. We found no elevation certificates for the newer homes, so we do not assume a 2024 home is an elevated one.
The National Hurricane Center’s report puts Ian’s surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island. U.S. Geological Survey high-water marks in the box covering Estero Island, San Carlos Island and Bayside Estates ran from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded 13.23 feet at the pier. None is a Bayside Estates measurement, and Helene and Milton in 2024 brought less, by the National Weather Service’s narratives.
Lee County’s floodplain rules govern rebuilding here, not the Town’s, and we did not read the county ordinance, so we state no threshold. The Increased Cost of Compliance coverage in a National Flood Insurance Program policy pays up to $30,000 only after the community issues a substantial-damage determination. Sellers owe the flood disclosure required by section 689.302, and Florida case law requires a seller to disclose known facts that materially affect value and are not readily observable.
A seawall is an asset when sound and a liability when failing, and the roll’s flag cannot tell the two apart. The route from the Bayside canals to open water is not confirmed in anything we read, so we do not price Gulf access as a fact. Bring the dock permit, any seawall repair record and the depth at low tide.
A manufactured home on its own lot may be titled as real property or still carry a vehicle title, and a mismatch between title, data plate and deed can delay a closing. Rental and pet rules are not published; the recorded declaration and current rules govern. The Town’s rental registration does not apply, and while section 509.032(7)(b) limits what local government may do about vacation rentals, a declaration can still restrict leasing. On timing, 22 of the 28 closings of the last 12 months fell between January and June, and one year is not a season.
Fees and insurance change what a Bayside Estates buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 211 Southwest Florida MLS closings ranged from $0 to $4,400 (not verified; the association’s current budget and an estoppel certificate govern), and every tested address is in a FEMA flood zone.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget or assessment was found in a primary document, so every figure here is what a listing agent typed into the MLS. The entry seen most often rose with the closing year.
| Closing year | Annual recurring fee entered most often | Closings with that entry |
|---|---|---|
| 2022 | $1,900 | 64 of 69 |
| 2023 | $2,400 | 61 of 65 |
| 2024 and 2025 | $2,600 | 37 of 42 |
| 2026 (to October 7) | $2,800 | 23 of 26 |
If the entries are right, dues rose about 47 percent in four years. On the last 12 months of closings the entered fees equal a median of about 0.75 percent of the sold price a year. The heavier yearly costs here are insurance and taxes.
The Florida Division of Corporations shows two active corporations with the neighborhood’s name: Bayside Estates Homeowners, Inc. (N04000007356) and Bayside Estates Owners Association, Inc. (N03000005085). The records do not show which one assesses, what the dues cover, or whether chapter 720 governs every lot. If it does, section 720.401 requires the seller to give a buyer the disclosure summary before the contract is signed, and a buyer who did not receive it may cancel within three days after receiving it or before closing, whichever comes first. That statute does not apply to associations under chapters 718, 719, 721 or 723. This is information, not legal advice; your closing agent or attorney can say which regime applies.
Bayside Estates is platted lots, so the condominium milestone-inspection and structural-reserve rules do not apply, and there is no statutory reserve study to read. We found no published reserve schedule or special assessment, which is a statement about what we could find. A buyer will deduct any assessment from the price, so ask the association in writing.
The FEMA flood map indicates Zone AE, a Special Flood Hazard Area, at 11 feet NAVD88 at the four addresses and center point we tested on October 7, 2026 (17540 Stevens Blvd, 17801 Bryan Ct, 17881 Bryan Ct and 11290 Bayside Blvd), on panels 12071C0552G and 12071C0556G, effective November 17, 2022, in evacuation zone A. That is a map indication, not a determination for any home.
We quote no premiums. A lender requires flood coverage on a mortgaged home in that zone. Citizens Property Insurance requires a flood policy alongside its wind coverage there and is phasing the requirement in for every personal residential policy by January 1, 2027; private insurers may also write flood coverage under section 627.715. FEMA’s Risk Rating 2.0 prices by the home’s own elevation and distance to water. Unincorporated Lee County is a Class 5 community in the Community Rating System, a 25 percent discount.
The roll dates 148 of the 440 dated manufactured homes to before 1980. Insurers look at a manufactured home’s age, tie-downs and roof, and the state’s inspection form OIR-B1-1802 documents the wind features they may credit. A buyer’s first insurance quote often decides the offer, so we ask sellers to get one before listing.
Bayside Estates is not in the Town’s taxing district. On 538 of its 598 parcels the 2026 applied millage is 14.2517 (14.4119 in 2025; Lee County Property Appraiser book printed October 9, 2026); the other 60 sit in a district without the NE Hurricane Bay line. On the $362,500 median that is $5,166.24 a year before exemptions and non-ad valorem charges, and on $425,000 it is $6,056.97. Taxable value resets after a sale, the warning the property tax disclosure summary under section 689.261 gives every buyer.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price. The median just value of the 468 manufactured-coded Bayside Estates parcels is $268,834, and on the 30 qualified sales of the last 12 months the just value ran at a median of 72 percent of the sale price, from 37 to 99 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Just values run from $45,924 to $564,409 across the 468 parcels. The table groups the 440 that carry a year built.
| County year built (manufactured-coded parcels with a year) | Parcels | Median just value |
|---|---|---|
| Before 1980 | 148 | $212,490 |
| 1980 to 1999 | 137 | $250,166 |
| 2000 to 2022 | 94 | $320,889 |
| 2023 or 2024 | 61 | $324,785 |
The roll follows the same age ladder the closings do, in a narrower band. Canal frontage shows too: the 421 manufactured-coded parcels on a canal have a median just value of $276,292 and the 47 off the canal $145,547.
We matched each county qualified sale of the last 12 months to the just value for the same parcel. In 22 of the 30 the just value was under 80 percent of the price, and in none was it above it. Just value is set as of January 1 and trails the market, and a home replaced during the year can sell before the roll catches up. A seller who lists at the just value is, on this record, listing more than a quarter under the typical sale.
Use it to check the facts the county holds on your home: year built, heated area, bedrooms and the water flags. Do not use it as a list price.
Bayside Estates and Boardwalk Caper are the two lowest-priced records per square foot in our Fort Myers Beach set, and they are different property. Over 12 months the Southwest Florida MLS recorded 28 Bayside Estates closings at a $362,500 median and 18 Boardwalk Caper closings at $220,000. One is a home on its own lot and the other a condominium.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Boardwalk Caper is the gated marine condominium on the 18000 block of San Carlos Boulevard on San Carlos Island, not Caper Beach Club, Sand Caper or Sun Caper on Estero Island.
| Question | Bayside Estates | Boardwalk Caper |
|---|---|---|
| What an owner holds | A home and its platted lot | A condominium unit |
| Governing law | Chapter 720 status not confirmed | Chapter 718 |
| Jurisdiction | Unincorporated Lee County mainland | Unincorporated Lee County, San Carlos Island |
| Residential parcels on the roll | 598 | 303 |
| Year built on the roll | 1968 to 2024 | 1981 to 1992 |
| MLS closings, 12 months | 28, median $362,500 | 18, median $220,000 |
| MLS median price per sq ft, 12 months | $235 | $203 |
| Median days on market, 12 months | 80 | 76.5 |
| Median sale-to-final-list, 12 months | 94.2% | 93.0% |
| MLS closings, 60 months | 211, median $232,000 | 48, median $382,500 |
| County qualified sales, 12 months | 30, median $364,750 | 20, median $220,000 |
| Listing-entered annual recurring fees (not verified) | $0 to $4,400 on 211 closings | $5,600 to $21,600 on 48 closings |
| Active and pending, October 7, 2026 | 23 | 6 |
| 2026 applied millage (2025 in brackets) | 14.2517 (14.4119) on 538 of 598 parcels | 13.2284 (13.3976) |
The two five-year records moved in opposite directions: Bayside Estates’ 60-month median is below its 12-month median, and Boardwalk Caper’s is above. The carrying costs differ more than the prices, and in exchange the condominium association carries the building while the Bayside Estates owner carries the roof, seawall, dock and elevation alone. For the other side read our Boardwalk Caper valuation page.
Choose Bayside Estates if you want a detached, single-story home on a lot you own, usually on a canal, and you are ready to insure, maintain and document it yourself. Choose Boardwalk Caper if you want a lower purchase price and an association that carries the structure, and you accept condominium fees and the condominium disclosure package. For a Bayside Estates owner it is the nearest lower-priced alternative with a Fort Myers Beach address.
Bayside Estates sits at the low end of Fort Myers Beach prices and at the top of its activity. Its 12-month MLS median of $362,500 compares with $510,000 for all of ZIP 33931 and $1,000,000 for single-family homes, and its 211 closings in 60 months are the most of any neighborhood or building we track. Windows differ by row.
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 and county columns 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) |
|---|---|---|---|---|---|---|---|---|---|
| Bayside Estates | neighborhood | 598 | 1968 to 2024 | 28 | 211 | 12 mo: n 28, median $362,500, range $138,000 to $690,000 | 235.0 | 23 | 12 mo: n 30, median $364,750 |
| 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 |
| 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 |
| San Carlos Island | community | 1218 | 1940 to 2024 | 11 | 86 | 12 mo: n 11, median $400,000, range $150,000 to $2,380,000 | 351.0 | 14 | 12 mo: n 46, median $374,000 |
| 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 |
| Fairview Isles | neighborhood | 207 | 1958 to 2024 | 23 | 85 | 12 mo: n 23, median $885,000, range $280,000 to $5,940,000 | 508.0 | 17 | 12 mo: n 21, median $805,000 |
| Siesta Isles | neighborhood | 126 | 1959 to 2023 | 11 | 28 | 12 mo: n 11, median $1,275,000, range $900,000 to $2,850,000 | 494.0 | 0 | 12 mo: n 11, median $1,275,000 |
| Shell Mound Park | neighborhood | 149 | 1958 to 2024 | 8 | 61 | 24 mo: n 14, median $823,500, range $520,000 to $1,825,000 | 499.0 | 11 | 24 mo: n 17, median $815,000 |
Lovers Key Beach Club has the same $362,500 median, for Gulf-side condominiums at $652 per square foot against Bayside’s $235, and San Carlos Island a $400,000 median across condominiums, cooperatives and houses. In this table only Bay Village and Boardwalk Caper closed for less. The single-family neighborhoods are another market: Fairview Isles at $885,000, Siesta Isles at $1,275,000 and Shell Mound Park at $823,500 over 24 months, each at more than twice Bayside’s price per square foot.
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, from Bowditch Point to Big Carlos Pass, had 309 closings at a $550,000 median. On October 7 the ZIP had 380 active and 27 pending listings at a median list price of $699,000, about 11.5 months of supply against Bayside Estates’ 7.7. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Bayside Estates home at the $362,500 median would net about $337,669 before any mortgage payoff if the seller offers buyer-agent compensation, and about $346,731 if not, with costs of about 6.85 percent and 4.35 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 set in the listing agreement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. 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 | $362,500.00 | The 12-month MLS median |
| Listing commission, 2.75% | -$9,968.75 | 2.75% of $362,500 |
| Buyer-agent compensation, 2.5%, if offered | -$9,062.50 | 2.5% of $362,500 |
| Deed documentary stamp tax | -$2,537.50 | 3,625 units of $100 at $0.70 |
| Owner’s title policy | -$1,887.50 | $575 plus $5.00 per $1,000 on $262,500 |
| Title search and settlement | -$1,200.00 | Estimate |
| Lien search | -$175.00 | Estimate |
| Total costs, with buyer-agent compensation | -$24,831.25 | 6.85% of price |
| Net before payoff, with buyer-agent compensation | $337,668.75 | $362,500 minus $24,831.25 |
| Total costs, without buyer-agent compensation | -$15,768.75 | 4.35% of price |
| Net before payoff, without buyer-agent compensation | $346,731.25 | $362,500 minus $15,768.75 |
At $425,000, the price recorded at 11580 Dogwood Ln in March 2026, total costs are about $28,863 with buyer-agent compensation (6.79 percent) for a net of about $396,138, or about $18,238 (4.29 percent) and a net of about $406,763 without it.
Your net also depends on your mortgage payoff, repairs or credits agreed after inspection, and the association’s charges. Property taxes are billed in arrears each November, so the seller’s share of the year is credited to the buyer, and the buyer customarily pays to record the deed. An estoppel certificate is a seller cost, and we print no dollar figure for it. Since August 17, 2024 an offer of buyer-agent compensation is not advertised on the MLS, so whether to offer it is decided with us and stated off the MLS. To see the worksheet for your home, ask for a Bayside Estates valuation; see also the Fort Myers Beach seller page.
A free in-person comparative market analysis is a walk-through of your Bayside Estates home and a written value range built from closings of the same age group, size band and canal position, the closings we set aside, and the documents you have on hand. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the home and lot, note condition, the roof, the seawall and any dock, read your elevation certificate and association statement if you have them, and compare the nearest closings and active listings. 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.
The county codes 113 Bayside Estates parcels as vacant residential and three as single-family, and neither has a closing set of its own. We build that range from the nearest Bayside Estates closings and from mainland closings outside the neighborhood, and say plainly that the set is thin.
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 Bayside Estates owners ask us most about what a home is worth, answered from Southwest Florida MLS closings and county records, with the window and the count beside every figure.
It is worth what recent closings of homes of your age, size and canal position brought, adjusted for condition, elevation and insurance cost. The last 12 months hold 28 closings at a $362,500 median, and half closed between $320,000 and $400,000.
The Southwest Florida MLS median was $362,500 on 28 closings in the 12 months to October 7, 2026, $350,389 on 48 over 24 months and $360,000 on 71 over 36. The county’s separate series shows $364,750 on 30 qualified sales.
The 12-month median was $235 per square foot of MLS living area on 28 closings, from $135 to $488. Over 36 months it was $209 for homes the roll dates before 1980 and $283 for homes dated 2000 to 2022.
The Southwest Florida MLS recorded 28 closings in the 12 months to October 7, 2026, for $10,055,776 in total, and 211 over 60 months. The county recorded 30 qualified sales in the same 12 months, a separate series.
Because 104 of the 211 closings in 60 months fell in the year that began nine days after Hurricane Ian, at a median of $175,000. That pulls the 60-month median down to $232,000. It records that year, not today.
The record shows a fall and a recovery. The median price per square foot was $283 in the year before Ian, $148 in the year after, and $271, $233 and $235 in the three one-year blocks since. We describe the history and do not forecast it.
The median closing of the last 12 months took 80 days, but 8 of 28 sold within 30 days and 6 took more than 180. Ten of the 18 homes for sale on October 7, 2026 had been listed more than 180 days.
The median closing of the last 12 months brought 94.2 percent of its final list price. Three of 28 closed at exactly final list, none above it, and six below 90 percent. A final list price is the last asking price.
On October 7, 2026 the Southwest Florida MLS showed 18 active listings from $234,000 to $675,000, at a median list price of $376,975, and 5 under contract. A re-check of the MLS on October 29, 2026 found 18 Bayside Estates homes active, asking $234,000 to $675,000 at a median of $358,450, three of them listed after October 7, and 4 pending. Three sales that were already under contract on October 7 closed after it: $470,000 on October 19, $379,000 on October 23 and $300,000 on October 28, 2026. For live listings with photos, use our team’s site, DomainRealtyGroup.com.
About 7.7 months: 18 active listings against the last 12 months’ pace of 28 closings. All of ZIP 33931 stood at about 11.5 months the same day.
Follow the county’s code and your title. The county codes 468 of 598 parcels as manufactured homes and three as single-family, and three closings were entered in the MLS as Single Family at manufactured-coded addresses. Appraisers and lenders ask for the title and data plate.
Yes, more than its size on this record. Over 36 months homes the roll dates before 1980 had a $227,500 median on 26 closings, homes dated 1980 to 1999 $330,000 on 19, and homes dated 2000 to 2022 $435,000 on 18.
The roll dates 61 homes to 2023 or 2024. Three closings in the last 36 months were at those addresses, at $400,000, $459,000 and $470,000, and two more were listed on October 7, 2026 at $434,777 and $649,000.
The record shows a wide gap and no clean premium. Over 36 months the 62 canal closings had a $372,250 median, and the 9 off the canal ranged from $79,000 to $459,000. Those homes were also smaller, so the gap is not canal alone.
A usable, permitted dock does for a boating buyer, but the county’s dock flag does not show it: canal closings with the flag had a $330,000 median over 36 months, below those without. The flag says nothing about permits, condition or depth.
The roll flags a pool on 38 parcels, and 11 closings in 36 months were at those addresses, at a $465,000 median. Those homes were also larger, a median of 1,672 square feet, so part of the gap is size.
Among streets with 10 or more closings in 36 months, Canal Cove Ct had a $455,000 median on 10 and Peppard Dr $330,000 on 11.
In the last 12 months the lowest closing was $138,000 for a 660 square foot home at 11371 Bayside Blvd and the highest $690,000 for a 1,672 square foot home at 17700 Canal Cove Ct. Over 60 months the range was $66,000 to $690,000.
No. Just value is a tax figure set as of January 1. On the 30 qualified sales of the last 12 months it ran at a median of 72 percent of the sale price, from 37 to 99 percent, never above it.
A model sees ZIP 33931, where condominiums closed at a $425,000 median and single-family homes at $1,000,000, and it cannot see a canal, an elevation certificate or a home replaced in 2024. Bayside Estates closed at $235 per square foot against the ZIP’s $455.
No. The MLS counts closings brokers enter and the county counts transfers it qualifies, 28 against 30 in 12 months. One March 2026 sale on Bryan Ct is $374,500 in the MLS and $364,500 in the county file. We show both.
Listing-entered annual recurring fees on 211 Southwest Florida MLS closings ranged from $0 to $4,400 (not verified; the association’s current budget and an estoppel certificate govern). On 23 of the 26 closings in 2026 the entry was $2,800, under 1 percent of the median price.
We found none published, which is not proof that none exists. Two active corporations carry the neighborhood’s name and neither publishes a budget we could read. Ask the association in writing, because a buyer will deduct any assessment from the price.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the four addresses and center point we tested, on panels effective November 17, 2022. That is a map indication. Your elevation certificate shows where your floor sits.
A lender requires flood coverage on a mortgaged home in a Special Flood Hazard Area, so the premium is part of the buyer’s monthly cost. Under FEMA’s Risk Rating 2.0 it follows the home’s own elevation. We quote no premiums.
No. Bayside Estates is in unincorporated Lee County. On 538 of its 598 parcels the 2026 applied millage is 14.2517 (14.4119 in 2025), which on the $362,500 median is $5,166.24 a year before exemptions and non-ad valorem charges.
Rental rules are not published. The recorded declaration and current rules govern, and the Town’s rental registration does not apply here.
The age-restriction status of the community is not confirmed. No recorded document or association source we reached states one way or the other. The recorded declaration answers it.
At $362,500 our illustration shows about $337,669 before any mortgage payoff with buyer-agent compensation offered and about $346,731 without. Deed stamps are $2,537.50 and the owner’s title policy about $1,887.50. The contract controls.
By Lee County custom the seller pays the owner’s title policy and usually chooses the closing agent. That is custom, not law, and the contract controls. A buyer with a mortgage pays for the lender’s policy.
Your elevation certificate, the title and data plate for a manufactured home, permits for work since 2022, dock and seawall permits, your insurance declarations page and your latest association statement.
Fix what an inspector will flag and an insurer will ask about: roof, tie-downs, electrical and water intrusion. In our like-for-like set, four of five similar homes closed between $321,000 and $374,500 and one at $238,000. We weigh a repair quote against that gap.
The county codes 113 parcels as vacant residential, with a median just value of $118,638. The 15 closings at addresses now coded vacant had a home when they sold, so there is no clean lot series. We value a lot from the nearest closings and the cost of building.
Bayside Estates closed at a $362,500 median on 28 closings in 12 months and Boardwalk Caper at $220,000 on 18. One is a home on its own lot and the other a condominium with listing-entered fees of $5,600 to $21,600 a year, so compare total yearly cost.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range, the closings behind it and the ones we set aside.
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 Bayside Estates sales.
★★★★★ “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
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
A Fort Myers Beach specialist knows that Bayside Estates is on the mainland and outside the Town, which transfers the county counts as sales, which closings belong to the post-storm year, and what a manufactured home’s title, elevation and insurance file must show. A valuation built that way holds up through the buyer’s appraisal and insurance quote.
A general agent may price a Bayside Estates home from the ZIP’s $455 per square foot, quote Town rules that do not govern it, or pull comparables from the 104 closings of the post-storm year. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those errors do not reach the appraisal.
From the center of the 598 parcels we estimate about 3.2 miles and 8 minutes to Times Square and 3.1 miles and 8 minutes to the HealthPark area, by a free-flow routing model with no traffic. The Lee County school district’s locator places the area in elementary zone O, middle zone MM and high school South Zone 2, to be confirmed by address. The Fort Myers Beach fire and library districts are on the tax bill although the Town is not, and San Carlos Boulevard carries the trip to the island.
Our Fort Myers Beach guide covers the island, San Carlos Island and the mainland together. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are searching for the best agent to value your Bayside Estates home, or asking “what can I sell my Bayside Estates home for,” McGreevy and Comisar price from closings of homes like yours on your side of the neighborhood. We tracked every one of the 211 Bayside Estates closings in the Southwest Florida MLS in the last 60 months.
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. With 18 homes for sale on October 7, 2026, the owner who prices from the right comparables is the one who sells. When you are ready to list, read how we sell Bayside Estates homes.
Bayside Estates recorded sales, last 12 months: 28 Southwest Florida MLS closings at a $362,500 median, from $138,000 to $690,000, through October 7, 2026.
Enter your details in the valuation form for your free Bayside Estates 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, or see the profiles of Jesse McGreevy and Marc Comisar.
Top 1% Real Estate Agents Nationally Since 2008
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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 Bayside Estates home? 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 traces to a source below, to the Southwest Florida MLS pull of October 7, 2026 or to the Lee County Property Appraiser files of October 4, 2026. Links were read between June 29 and October 7, 2026; those marked as read by our team block automated access.
These official documents bear most directly on what a Bayside Estates home is worth.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 applied millage behind the tax examples, 14.2517 (14.4119 in 2025), printed October 9, 2026 | View the millage book |
| Land use code list | Lee County Property Appraiser | The use codes behind the manufactured-home split | View the code list |
| Transfer code list | Lee County Property Appraiser | How the county codes qualified sales | View the transfer codes |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on this coast in September 2022 | View the report |
Bayside Estates’ declaration, budget and rules are not posted publicly; recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Bayside Estates home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.