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 Boardwalk Caper condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 298 condominium units in Boardwalk Caper, the gated six-phase marine community in the 18000 block of San Carlos Boulevard on San Carlos Island, with a Fort Myers Beach, Florida mailing address and ZIP 33931. By the Lee County Property Appraiser’s taxing district, every Boardwalk Caper parcel sits in unincorporated Lee County, not inside the Town of Fort Myers Beach, which governs Estero Island across Matanzas Pass. Every figure comes from Southwest Florida MLS closings or the county’s recorded sales, kept apart. If you are deciding whether to sell, read it beside our guide to selling your Boardwalk Caper condo; 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 18 Boardwalk Caper closings at a median of $220,000, from $172,500 to $390,000, at $203 per square foot. Fifteen of the 18 were the 1,101-square-foot units of Phases I and II, which closed from $172,500 to $310,000. The five-year median, $382,500, is not today’s number, and the reason is on this page. This is the Boardwalk Caper on San Carlos Boulevard, not Caper Beach Club, Sand Caper or Sun Caper on Estero Boulevard. 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 Boardwalk Caper condo in Fort Myers Beach is worth what recent closings in its own phase and unit type brought, adjusted for condition, dues, slip rights and flood-insurance cost. The Southwest Florida MLS recorded 18 closings in the 12 months to October 7, 2026 at a $220,000 median, and eight of the 18 closed between $200,000 and $230,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the MLS files under the Boardwalk Caper name on October 7, 2026 and counted four windows back from that date. The 12-month window holds 18 closings, so it leads. The series holds no Sold Data Entry records. One name covers six phases: 88 and 82 one-story units in Phases I and II, 62 in the Phase III tower, and 18, 18 and 30 in the two-story Phases IV, V and VI (298 in all), so the first question in any valuation is the street number.
| Window to October 7, 2026 | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 18 | $220,000 | $172,500 to $390,000 | $203 | 76.5 | 93.0% |
| 24 months | 21 | $227,000 | $172,500 to $390,000 | $236 | 79 | 94.0% |
| 36 months | 28 | $270,000 | $172,500 to $700,000 | $275 | 75 | 93.7% |
| 60 months | 48 | $382,500 | $172,500 to $805,000 | $380 | 36 | 95.1% |
The 60-month median of $382,500 is $162,500 above the 12-month median, and the gap is not a rounding matter. The 12 months that ended October 7, 2022 hold 13 closings at a median of $472,500. The latest 12 months hold 18 at $220,000. A valuation built on the five-year middle would overstate most Boardwalk Caper condos today, so this page leads with 12 months and shows the older record as history.
The Lee County Property Appraiser flags the recorded sales it treats as qualified. That series counts differently from the MLS, and we never average the two.
| Window | County qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 20 | $220,000 | $172,500 to $390,000 |
| 24 months | 27 | $260,000 | $172,500 to $695,000 |
| 36 months | 32 | $270,000 | $172,500 to $700,000 |
| 60 months | 50 | $354,000 | $172,500 to $805,000 |
The county’s 12-month count is 20 against the MLS count of 18 because two recorded sales have no MLS closing: a $358,000 sale in Phase II recorded March 5, 2026 and a $208,000 sale in Phase I recorded November 25, 2025. On October 7, 2026 the MLS showed 6 active listings and none pending, from $299,000 to $750,000, about 4.0 months of supply at the last 12 months’ pace (6 divided by 1.5 a month). A re-check of the MLS on October 29, 2026 found nine Boardwalk Caper condominiums on the market: eight active, asking $338,000 to $750,000, three of them listed after October 7, and one pending with contingencies, the 742-square-foot Phase III unit listed at $299,000. No closing was recorded after October 7. We tracked every one of the 48 Boardwalk Caper closings in the Southwest Florida MLS in the 60 months to October 7, 2026 before writing a sentence about them.
These are the eight facts about Boardwalk Caper condo values that matter most in October 2026, each from a record named on this page.
From the short answer and our method through the record by phase, fees, just value, Bayside Estates, a net sheet and owners’ questions.
The Value and the Method: What Is My Boardwalk Caper Condo in Fort Myers Beach Worth in 2026? · Why Value Your Boardwalk Caper Condo With McGreevy and Comisar? · Get Your Free Boardwalk Caper Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Boardwalk Caper Condo Values in Fort Myers Beach? · How Do We Value a Boardwalk Caper Condo in Fort Myers Beach? · What Did Boardwalk Caper Homes in Fort Myers Beach Sell For in the Last Five Years?
The Record: What Is a Boardwalk Caper Condo Worth by Building, Floor, Size and Position? · Are Boardwalk Caper Condo Values in Fort Myers Beach Rising or Falling? · One Boardwalk Caper Condo’s Public Record · What Moves a Boardwalk Caper Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Boardwalk Caper Condo Value? · Is the Property Appraiser’s Just Value What a Boardwalk Caper Condo Will Sell For? · Boardwalk Caper vs Bayside Estates: How Do the Records Compare?
Comparisons and the Net: How Do Boardwalk Caper Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Boardwalk Caper Condo in Fort Myers Beach? · Want a Free In-Person Boardwalk Caper Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Boardwalk Caper Home Value Edition · What Boardwalk Caper Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Boardwalk Caper Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value a Boardwalk Caper condo from the closings of its own phase and unit type, 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’s sales file, the 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:
Call Jesse direct at (239) 898-6072 and we will read your phase’s closings with you, or see how selling your Boardwalk Caper 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 Boardwalk Caper 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 closings of your own phase and unit type, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and set aside, and our adjustments for condition, dues and flood-insurance cost. We need your street number and phase, bedroom count, living area, any renovation with permits, whether a garage, dock or harbor slip transfers with the unit, and your latest association statement. We ask for the statement first here, because the dues a buyer will carry differ by phase by a factor of two or more in the listing record.
An online estimate misses Boardwalk Caper condo values because a model sees one name where the record holds six phases, a tower of up to 12 stories and one-story townhouse-style buildings, never reads a dues statement or a slip assignment, and leans on older sales that closed at more than twice today’s prices. Treat any automated estimate as a starting question, not an answer.
The word Caper sits on four condominium names with a Fort Myers Beach address. Boardwalk Caper is the gated community on San Carlos Boulevard; Caper Beach Club, Sand Caper and Sun Caper are separate 1979 Gulf-side buildings on Estero Boulevard in the Town of Fort Myers Beach. A model that pulls comparables on the word Caper mixes a harbor-side unit with a Gulf-front high-rise.
Of the 26 Phase I and II closings in 60 months, 11 closed by September 2024 at $265,000 to $521,000 and 15 closed from October 2025 on at $172,500 to $310,000. Only one closing in the earlier group, $265,000 in November 2021, falls inside the later group’s range. An average of the two lands where almost nothing closed.
The county’s just value is an assessment figure, not a sale price, and on 20 qualified sales in the last 12 months it ran from 56.9 to 109.7 percent of the price. The county’s qualified-sale flag also leaves out 10 of the 11 Phase I and II closings recorded by the MLS from November 2021 to September 2024. A model fed qualified sales alone never saw that market.
We value a Boardwalk Caper condo in four steps: choose the closings of its own phase and unit type, adjust for condition, dues, slip and garage rights and flood-insurance cost, weight the newest closings, and test the number against what is for sale this week.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start with the first window that holds 10 closings and name the window and the count beside every figure. For Phases I and II that is the last 12 months, 15 closings. For the tower it is 60 months, 14 closings. For Phases IV, V and VI no window reaches 10, so we list the sales.
Buyers here pay for a phase and a unit type, for condition they can see, for documents that are in order, and for a garage, dock or slip where the recorded description carries one. They discount for a higher monthly carry. The record does not show what a harbor view or a tower floor adds.
In Phases I and II we do not use a closing older than October 2025 as a comparable, because the market for the one-story units moved too far between 2024 and 2026. In the tower, where only four closings fall inside 24 months, the older sales give the relationship between unit sizes and the newest give the level.
On October 7, 2026 three Phase I and II units were listed at $338,000, $349,900 and $359,999. All three ask more than any Phase I or II unit closed for in the last 12 months, and one has been listed for 477 days. Request your free valuation with the valuation form or read our guide to selling a Boardwalk Caper condo.
The best like-for-like set in the record is the two-bedroom unit of Phases I and II: 1,101 heated square feet on all 170 parcels in the county roll, 1,101 to 1,118 in the MLS. The 15 closings of the last 12 months are in the next section; the 11 earlier closings are here.
| Closed | Street address | Sold price | Price per sq ft | Days on market | Listing-entered annual fees (not verified) |
|---|---|---|---|---|---|
| Nov 3, 2021 | 18022 San Carlos Blvd | $265,000 | $240 | 11 | $6,668 |
| Dec 17, 2021 | 18022 San Carlos Blvd | $470,000 | $426 | 5 | $6,704 |
| Feb 9, 2022 | 18000 San Carlos Blvd | $521,000 | $473 | 3 | $7,304 |
| Feb 23, 2022 | 18008 San Carlos Blvd | $445,000 | $404 | 2 | $7,268 |
| Feb 25, 2022 | 18020 San Carlos Blvd | $520,000 | $465 | 3 | $7,329 |
| Apr 1, 2022 | 18004 San Carlos Blvd | $402,000 | $365 | 7 | $7,340 |
| Apr 27, 2022 | 18054 San Carlos Blvd | $510,000 | $463 | 9 | $7,340 |
| Jul 27, 2022 | 18022 San Carlos Blvd | $505,000 | $459 | 4 | $7,394 |
| May 22, 2024 | 18016 San Carlos Blvd | $500,000 | $454 | 8 | $15,440 |
| Jul 15, 2024 | 18032 San Carlos Blvd | $495,000 | $450 | 4 | $15,775 |
| Sep 27, 2024 | 18048 San Carlos Blvd | $455,000 | $413 | 91 | $15,400 |
The median of those 11 closings was $495,000, at $450 per square foot and a median of 5 days on market. The median of the 15 closings from October 2025 to August 2026 was $218,000, at $198 per square foot and 79 days. That is $277,000 lower, or 56.0 percent (277,000 divided by 495,000), on the same floor plan. Both groups hold more than 10 closings, so we state the direction plainly: Phase I and II prices in the last 12 months are less than half of what the same plan brought through September 2024.
The record does not say why. The MLS shows no Phase I or II closing between July 27, 2022 and May 22, 2024, and Hurricane Ian struck on September 28, 2022. The dues that listing agents entered on these units went from about $7,300 a year to about $14,400. We did not read the associations’ budgets, repair records or assessment resolutions, so we name no cause.
In the last five years the Southwest Florida MLS recorded 48 Boardwalk Caper closings from $172,500 to $805,000 at a median of $382,500, and 18 of them, at a median of $220,000, closed in the 12 months to October 7, 2026. Every closing of those 12 months is listed below by street address.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Oldest first. The phase is our assignment from the county’s legal descriptions by street number.
| Closed | Street address | Phase | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|---|
| Oct 20, 2025 | 18008 San Carlos Blvd | I | $260,000 | $295,000 | 1,101 | $236 | 126 | 88.1% |
| Dec 1, 2025 | 18008 San Carlos Blvd | I | $295,000 | $349,000 | 1,101 | $268 | 178 | 84.5% |
| Jan 21, 2026 | 18044 San Carlos Blvd | II | $200,000 | $227,900 | 1,101 | $182 | 64 | 87.8% |
| Feb 11, 2026 | 18018 San Carlos Blvd | I | $200,000 | $225,000 | 1,101 | $182 | 143 | 88.9% |
| Feb 17, 2026 | 18052 San Carlos Blvd | II | $220,000 | $239,900 | 1,101 | $200 | 64 | 91.7% |
| Feb 27, 2026 | 18038 San Carlos Blvd | II | $212,500 | $225,000 | 1,102 | $193 | 91 | 94.4% |
| Mar 9, 2026 | 18120 San Carlos Blvd | III | $220,000 | $220,000 | 742 | $296 | 0 | 100.0% |
| Mar 23, 2026 | 18068 San Carlos Blvd | IV | $390,000 | $399,900 | 1,175 | $332 | 208 | 97.5% |
| Mar 26, 2026 | 18038 San Carlos Blvd | II | $175,000 | $195,000 | 1,101 | $159 | 12 | 89.7% |
| Mar 31, 2026 | 18006 San Carlos Blvd | I | $180,000 | $189,900 | 1,101 | $163 | 629 | 94.8% |
| Apr 7, 2026 | 18048 San Carlos Blvd | II | $310,000 | $329,900 | 1,101 | $282 | 372 | 94.0% |
| Apr 9, 2026 | 18010 San Carlos Blvd | I | $227,000 | $239,000 | 1,101 | $206 | 79 | 95.0% |
| Apr 9, 2026 | 18034 San Carlos Blvd | II | $172,500 | $220,000 | 1,101 | $157 | 36 | 78.4% |
| May 8, 2026 | 18038 San Carlos Blvd | II | $200,000 | $220,000 | 1,101 | $182 | 36 | 90.9% |
| May 29, 2026 | 18068 San Carlos Blvd | IV | $255,000 | $268,000 | 849 | $300 | 14 | 95.1% |
| Jun 22, 2026 | 18034 San Carlos Blvd | II | $275,000 | $299,000 | 1,101 | $250 | 38 | 92.0% |
| Jul 20, 2026 | 18034 San Carlos Blvd | II | $285,000 | $299,000 | 1,101 | $259 | 281 | 95.3% |
| Aug 4, 2026 | 18054 San Carlos Blvd | II | $218,000 | $225,000 | 1,101 | $198 | 74 | 96.9% |
Three readings, none a forecast. First, 11 of the 18 closed at $227,000 or less and 7 at $250,000 or more. Second, the 18 sold for 92.0 percent of their combined final list prices; the median closing gave up $19,900 from its final list price, six closed below 90 percent of it, and one, in the tower, closed at full price on day zero. Third, days on market split: 3 sold within 30 days, 10 within 90, and 4 took more than 180 (208, 281, 372 and 629 days).
Each block is 12 months ending on October 7 of the year shown; a block under 10 closings is listed, with no median.
| 12-month block ending | All closings | Median or list | Phases I and II | Tower | Phases IV and VI |
|---|---|---|---|---|---|
| October 7, 2022 | 13 | $472,500 | 8 | 2 | 3 |
| October 7, 2023 | 7 | $350,000, $370,000, $399,000, $412,777, $600,000, $675,000, $805,000 | 0 | 6 | 1 |
| October 7, 2024 | 7 | $310,000, $408,000, $455,000, $495,000, $500,000, $580,000, $700,000 | 3 | 2 | 2 |
| October 7, 2025 | 3 | $265,000, $325,000, $375,000 | 0 | 3 | 0 |
| October 7, 2026 | 18 | $220,000 | 15 | 1 | 2 |
The five blocks add to 48 (13 + 7 + 7 + 3 + 18). The first and the last hold more than 10 closings each, and their medians are $472,500 and $220,000. The three between them hold 17 closings in total, and no Phase I or II closing appears in the blocks ending October 2023 or October 2025.
We matched each of the 48 MLS closings to the county’s sales file by address and date. Thirty-two match a county-qualified sale at the same price. Twelve match a recorded deed at the same price that the county’s file does not flag as qualified: ten Phase I and II closings from November 2021 to September 2024, one tower closing in January 2023 and one Phase VI closing in January 2024. Three match a qualified sale at a different price, and one has no county row within 45 days (32 + 12 + 3 + 1 = 48).
The county file does not say why a sale is or is not flagged, so we state the effect only. The county’s qualified series holds no Phase I or II sale dated 2022 and none dated 2024, years in which the MLS recorded six and three. That is one reason the county’s 60-month median, $354,000 across 50 sales, differs from the MLS figure of $382,500 across 48.
Three tower closings carry different prices in the two records: $675,000 in the MLS against $580,000 in the county file in March 2023, $700,000 against $600,000 on October 1, 2024, and $375,000 against $375,500 in March 2025. We print both, resolve neither, and treat the two larger sales as a range.
A Boardwalk Caper condo’s worth follows its phase first and its size second: over 60 months the MLS medians run from $220,000 in Phase II to $402,000 in Phase I and $387,000 in the tower, with Phase VI’s four closings at $580,000 to $805,000. Floor and harbor position cannot be split from this record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Read Phases I and II together. They share one recorded declaration, one association on the state register and one floor plan, and the difference between their 60-month MLS medians, $402,000 across 13 closings in Phase I and $220,000 across 13 in Phase II, is timing: 8 of Phase I’s 13 closings fell before 2025, against 3 of Phase II’s 13. In the last 12 months the five Phase I closings ran from $180,000 to $295,000 and the ten Phase II closings from $172,500 to $310,000, which is the same market.
The same 48 closings by the unit types the MLS living areas reveal.
| Unit type (MLS living area) | Closings, 60 months | Median sold price | Range | Median price per sq ft | Closings, 12 months | 12-month prices |
|---|---|---|---|---|---|---|
| Phases I and II, two bedroom, 1,101 to 1,118 sq ft | 26 | $280,000 | $172,500 to $521,000 | $254 | 15 | $172,500 to $310,000, median $218,000 |
| Tower, one bedroom, 742 to 836 sq ft | 9 | $350,000, the median of these 9 closings | $220,000 to $412,777 | $472 | 1 | $220,000 |
| Tower, two bedroom, 1,074 to 1,124 sq ft | 5 | $600,000, the median of these 5 closings | $400,000 to $700,000 | $534 | 0 | none |
| Phase IV, 849 to 1,180 sq ft | 4 | $399,000, the median of these 4 closings | $255,000 to $445,000 | $340 | 2 | $390,000, $255,000 |
| Phase VI, three bedroom, 1,517 to 1,617 sq ft | 4 | $659,000, the median of these 4 closings | $580,000 to $805,000 | $416 | 0 | none |
Compare within a row. Inside the tower the two sizes behave as two products: the nine one-bedroom closings ran from $220,000 to $412,777 and the five two-bedroom closings from $400,000 to $700,000, with almost no overlap.
The tower at 18120 San Carlos Boulevard holds 62 unit parcels on a county record of 10 to 12 stories, built in 1987.
| Closed | Sold price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|
| Dec 10, 2021 | $400,000 | 1,124 | $356 | 38 |
| Apr 29, 2022 | $472,500 | 1,124 | $420 | 29 |
| Dec 9, 2022 | $350,000 | 742 | $472 | 2 |
| Dec 20, 2022 | $600,000 | 1,124 | $534 | 15 |
| Jan 6, 2023 | $412,777 | 836 | $494 | 1 |
| Mar 6, 2023 | $370,000 | 742 | $499 | 1 |
| Mar 10, 2023 | $675,000 | 1,074 | $628 | 0 |
| Apr 21, 2023 | $399,000 | 742 | $538 | 18 |
| May 28, 2024 | $310,000 | 742 | $418 | 59 |
| Oct 1, 2024 | $700,000 | 1,074 | $652 | 46 |
| Dec 23, 2024 | $325,000 | 742 | $438 | 267 |
| Mar 12, 2025 | $375,000 | 742 | $505 | 18 |
| Jul 30, 2025 | $265,000 | 742 | $357 | 130 |
| Mar 9, 2026 | $220,000 | 742 | $296 | 0 |
The eight closings of the 742-square-foot plan are the tower’s like-for-like set, and the median of these 8 closings is $337,500. The two most recent, $265,000 and $220,000, are the two lowest of the eight, and two closings are not a trend.
Phase IV has four closings in 60 months: $445,000 in October 2021, $408,000 in August 2024, and $390,000 and $255,000 in spring 2026 for units of 1,175 and 849 square feet. Phase VI has four, all three-bedroom units: $628,000 and $690,000 in December 2021, $805,000 in March 2023 and $580,000 in January 2024. Phase V has none. The county shows three qualified Phase VI sales in 2025 at $600,000, $610,000 and $695,000, two of them the same unit sold twice, none of which is in the MLS series.
The record cannot split value by floor or by harbor position. The listing fields we pulled give the building design and living area, not the floor or the view, and we do not infer a floor from a unit number. Which units face the harbor, the pools or the boulevard is a walk-through question.
The county’s short legal descriptions mention a dock or slip on 20 of the 298 unit parcels (8 in Phase V, 6 in Phase IV, 3 in the tower and 3 in Phase VI) and a garage on 36 (17 in Phase V, 10 in the tower, 8 in Phase IV and 1 in Phase VI). None of the 170 Phase I and II descriptions mentions either. The field is abbreviated, so treat the counts as a minimum. The $390,000 Phase IV closing of March 2026 was a unit whose description carries a garage and a dock. The deed and the Boating Association’s documents decide whether a slip conveys.
| Street address | Phase | List price | Living area, sq ft | List price per sq ft | Days on market |
|---|---|---|---|---|---|
| 18120 San Carlos Blvd | III | $299,000 | 742 | $403 | 11 |
| 18032 San Carlos Blvd | II | $338,000 | 1,101 | $307 | 30 |
| 18046 San Carlos Blvd | II | $349,900 | 1,101 | $318 | 477 |
| 18010 San Carlos Blvd | I | $359,999 | 1,101 | $327 | 89 |
| 18092 San Carlos Blvd | VI | $739,000 | 1,368 | $540 | 36 |
| 18120 San Carlos Blvd | III | $750,000 | 1,204 | $623 | 51 |
The three Phase I and II listings ask $307 to $327 per square foot against a 12-month closed median of $198 for the same plan.
Boardwalk Caper condo values are lower in the last 12 months than in the first 12 months of the five-year MLS record: the 18 closings of the last 12 months had a median of $220,000 against $472,500 for the 13 closings of the 12 months ending October 7, 2022. The county’s qualified sales show the same turn.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS window opens on October 7, 2021, so 2021 is a partial year and 2026 runs to the pull date. The MLS recorded 6 closings in late 2021, 9 in 2022, 5 in 2023, 8 in 2024, 4 in 2025 and 16 in 2026 to October 7. Only 2026 holds 10 or more, so only 2026 gets a median: $219,000, from $172,500 to $390,000. Thirteen of the 16 are Phase I and II units at a median of $212,500, and the tower has one 2026 closing.
The county’s sale data files reach further back than our MLS window. This is the qualified series only, which holds no Phase I or II sale in 2022 or 2024.
| Calendar year | County qualified sales, all phases | Median, all phases | Phases I and II qualified sales | Phases I and II median or prices |
|---|---|---|---|---|
| 2017 | 24 | $322,500 | 10 | $285,000 (range $250,000 to $340,500) |
| 2018 | 13 | $300,000 | 8 | $268,000 to $335,000 (n under 10, no median) |
| 2019 | 17 | $328,000 | 9 | $265,000 to $347,500 (n under 10, no median) |
| 2020 | 23 | $349,000 | 12 | $336,000 (range $275,000 to $371,000) |
| 2021 | 30 | $396,000 | 13 | $340,000 (range $295,000 to $470,000) |
| 2022 | 5 | not stated (n under 10) | 0 | none |
| 2023 | 8 | not stated (n under 10) | 2 | $250,000, $340,000 |
| 2024 | 5 | not stated (n under 10) | 0 | none |
| 2025 | 9 | not stated (n under 10) | 4 | $208,000, $260,000, $265,000, $295,000 |
| 2026 (to the October 4 roll file) | 17 | $220,000 | 14 | $215,250 (range $172,500 to $358,000) |
In the county’s record, the Phase I and II median was $285,000 across 10 qualified sales in 2017, $336,000 across 12 in 2020 and $340,000 across 13 in 2021. In 2026, across 14 qualified sales, it is $215,250. That is 36.7 percent below 2021 (124,750 divided by 340,000) and 24.5 percent below 2017 (69,750 divided by 285,000). Each of those years holds 10 or more sales: the one-story units are selling in 2026 for less than they did nine years ago.
The county’s file lets us pair a qualified sale with the earlier qualified sale of the same unit. Eighteen of the 20 qualified sales of the last 12 months can be paired with an earlier qualified sale at a full price. Twelve sold higher than the earlier sale and six lower. The split follows the purchase date. All eight units last bought before 2005 sold higher. Of the ten last bought in 2005 or later, six sold lower: purchases of 2007, 2008, 2014, 2019, 2019 and 2021 resold in 2025 and 2026 for 13.3 to 39.0 percent less. Our guide to selling a Boardwalk Caper condo works through the pairs. We make no forecast: the tower’s by-year counts (1, 3, 4, 3, 2, 1) are too thin for a trend, and where this page states a direction it rests on groups of 10 or more closings.
One Phase II condo at 18044 San Carlos Boulevard has four qualified sales in the Lee County record across 42 years: $81,400 in 1984, $118,000 in 1999, $328,000 in 2019 and $200,000 in 2026. It is an example from the public record, chosen because its last two sales bracket the turn this page describes.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The unit is a two-bedroom of 1,101 heated square feet, built in 1982 by the county’s record, in the phase the county’s legal description cites to Official Records Book 1541, Page 497. We give the street address only.
| Recorded | Price | Change from the prior sale | Years between | Price per heated sq ft |
|---|---|---|---|---|
| April 1984 | $81,400 | first sale on the record | none | $74 |
| May 14, 1999 | $118,000 | +45.0% | 15.1 | $107 |
| March 27, 2019 | $328,000 | +178.0% | 19.9 | $298 |
| January 21, 2026 | $200,000 | -39.0% | 6.8 | $182 |
Over its first 35 years the unit more than quadrupled (328,000 divided by 81,400 is 4.03). The 2026 price is $128,000 below the 2019 price and still $82,000 above the 1999 price. An owner who bought in the 1990s and an owner who bought in 2019 hold the same floor plan and face opposite arithmetic. One unit is one unit; we use a chain like this to test a valuation, not to set one.
The Southwest Florida MLS shows the 2026 sale closing at $200,000 after 64 days on market against a final list price of $227,900, with listing-entered annual fees of $14,400 (not verified). The county’s just value for the unit on the October 4, 2026 roll file is $195,256, or 97.6 percent of that price.
Six things move a Boardwalk Caper condo’s value: its phase and unit type, its condition and repair record, the dues the next owner will pay, any garage, dock or slip that conveys, the flood and wind insurance picture, and the state of its association’s reserves and inspections. The first three explain most of the spread in the 12-month closings.
Inside one floor plan, the 12-month closings span $172,500 to $310,000. The record does not state condition, but $137,500 on identical square footage is what renovated against as-is usually looks like. Buyers of one-story units in a coastal flood zone ask what was replaced, when and under which permit. Lee County, not the Town, issues those permits, and a closed permit history supports a price.
A buyer at $218,000 looking at entered dues of $14,400 a year is looking at $1,200 a month before taxes, insurance or a mortgage. The property tax at the 2026 applied millage of 13.2284 in the county’s San Carlos Island taxing district (13.3976 in 2025) on that price would be $2,883.79 a year before exemptions and non-ad valorem charges (218,000 x 13.2284 / 1,000). Dues and tax together come to $17,283.79, or 7.9 percent of the price each year.
Where the recorded description carries a garage, a dock or a slip, the unit competes in a smaller pool. We could not confirm how many slips exist or what they cost, so we value a slip only from the documents for that slip.
The FEMA flood map indicates zone AE with a base flood elevation of 11 feet at the three San Carlos Boulevard addresses tested and 12 feet at the community’s centroid, on panel 12071C0552G effective November 17, 2022, and every tested point is in Evacuation Zone A. The tower and Phase VI were not tested. A third-party map layer showed no Coastal Barrier Resources System unit at the centroid; confirm with the U.S. Fish and Wildlife Service before relying on it. The National Hurricane Center’s report on Hurricane Ian, which struck on September 28, 2022, gives 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island, and the nearest U.S. Geological Survey high-water marks, about 0.35 to 0.45 mile north of the centroid, are 12.1 and 12.3 feet NAVD88. For Helene and Milton in 2024 the National Weather Service recorded Lee County coastal water levels 2 to 5 and 3 to 6 feet above mean higher high water. The county roll shows no Boardwalk Caper parcel built in 2023 or later. A seller with the building’s elevation certificate, the master policy and the wind mitigation form ready loses fewer buyers.
A pending or recent special assessment is a price item in every phase, and the estoppel certificate is where it shows. In the 1987 tower a buyer will also ask for the milestone inspection summary and the reserve study; the next section gives the statutory dates and states no building’s status.
Fees, reserves, assessments and insurance affect Boardwalk Caper condo value through the monthly cost a buyer must carry, and no association budget was published for any phase. Listing-entered annual recurring fees on 48 Southwest Florida MLS closings ranged from $5,600 to $21,600 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 48 entries, by phase and closing date; groups under five are listed.
| Group | Period of the closings | Entries | Range entered | Median entered |
|---|---|---|---|---|
| Phases I and II | October 2021 to July 2022 | 8 | $6,668 to $7,394 | $7,316.50 |
| Phases I and II | May to September 2024 | 3 | $15,400 to $15,775 | $15,400, $15,440, $15,775 |
| Phases I and II | October 2025 to August 2026 | 15 | $12,960 to $16,225 | $14,400 |
| Phase III tower | December 2021 to April 2023 | 8 | $5,600 to $6,400 | $5,800 |
| Phase III tower | May 2024 to March 2026 | 6 | $6,600 to $7,600 | $6,600 |
| Phase IV | October 2021 to May 2026 | 4 | $7,232 to $21,600 | $7,232, $11,500, $11,500, $21,600 |
| Phase VI | December 2021 to January 2024 | 4 | $6,308 to $9,540 | $6,308, $6,908, $9,540, $9,540 |
| All phases | 60 months | 48 | $5,600 to $21,600 | $7,497 |
Every figure in the table is a listing agent’s entry, not an association’s number, and seven active entities on the state register (five phase associations, The Boardwalk Caper Community Services Association Inc. and The Boardwalk Caper Boating Association, Inc.) may each bill an owner. The median across all 48 entries is $7,497, which describes almost no unit today: the entries on the last 15 Phase I and II closings run from $12,960 to $16,225, and the six tower entries since May 2024 run from $6,600 to $7,600.
On the eight Phase I and II closings from late 2021 through July 2022, the entered annual fees were a median of 1.5 percent of the sold price. On the 15 closings from October 2025 to August 2026 they were a median of 6.8 percent. We draw no cause from a listing field, but a buyer capitalizes a recurring cost, and a valuation that ignores the dues will miss.
By the county roll the tower was built in 1987 and stands 10 to 12 stories, so it reached 30 years in 2017 (1987 + 30). Under section 553.899, Florida Statutes, a building that reached 30 before July 1, 2022 had to complete its first milestone inspection by December 31, 2024, and section 718.112(2)(g) set December 31, 2025 for the structural integrity reserve study. That is arithmetic; we do not know whether either was completed. Whether any building in the other phases has three habitable stories was not confirmed.
We quote no premium. The association’s master policy covers the building and the owner’s policy the interior. Unincorporated Lee County is a Class 5 community in the National Flood Insurance Program’s Community Rating System, a 25 percent discount, the same class the Town has held since April 1, 2026. Citizens Property Insurance is phasing in a flood-coverage requirement, with January 1, 2027 for all other personal lines policies; Florida’s wind mitigation form, OIR-B1-1802, was revised effective April 1, 2026; and FEMA’s Risk Rating 2.0 caps annual increases on an existing flood policy at 18 percent, with exceptions.
No. The Lee County Property Appraiser’s just value is an assessment figure set for tax purposes, and at Boardwalk Caper it has run both below and above recent sale prices: across 20 qualified sales in the last 12 months it ranged from 56.9 to 109.7 percent of the price, with a median of 81.7 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Just values are from the October 4, 2026 roll file; the last column compares them with the county-qualified sales of the last 12 months.
| Phase | Unit parcels | Median just value | Range of just value | Median just value per heated sq ft | County qualified sales, 12 months | Just value as % of those sale prices |
|---|---|---|---|---|---|---|
| I | 88 | $175,031 | $155,705 to $244,345 | $159 | 6 | 71.3% to 94.5%, median 85.3% |
| II | 82 | $176,734 | $156,374 to $258,077 | $161 | 11 | 56.9% to 97.6%, median 77.8% |
| III | 62 | $301,226 | $211,923 to $437,090 | $287 | 1 | 102.7% |
| IV | 18 | $359,488 | $258,565 to $443,432 | $328 | 2 | 101.4%, 109.7% |
| V | 18 | $439,041 | $345,268 to $511,605 | $369 | 0 | no sale to compare |
| VI | 30 | $577,222 | $501,285 to $667,215 | $364 | 0 | no sale to compare |
| All phases | 298 | $217,081 | $155,705 to $667,215 | $197 | 20 | 56.9% to 109.7%, median 81.7% |
Owners often treat the just value as a floor. Here three of the 20 sales closed below the unit’s just value: the tower’s March 2026 sale and both Phase IV sales. On the Phase I and II sales the just value ran from 56.9 to 97.6 percent of the price. A ratio that wide cannot price a unit. What the just value does do is rank units inside a phase (Phase I runs from $155,705 to $244,345 on identical heated area) and start a buyer’s tax estimate.
Boardwalk Caper and Bayside Estates are the two unincorporated Lee County communities off San Carlos Boulevard that buyers at this price point cross-shop, and their records differ sharply: the 12-month MLS median is $220,000 across 18 closings at Boardwalk Caper against $362,500 across 28 at Bayside Estates, and $203 against $235 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both are in unincorporated Lee County. Bayside Estates is on the mainland, a neighborhood of manufactured and site-built homes on platted canal lots. Each row names its record, and MLS rows never mix with county rows.
| Yardstick | Boardwalk Caper | Bayside Estates |
|---|---|---|
| What an owner holds | A condominium unit, chapter 718; 298 unit parcels in six phases | A platted lot and home; 598 residential parcels, 468 coded as manufactured homes |
| 2026 applied millage (2025 in brackets) | 13.2284 (13.3976) | 14.2517 (14.4119) |
| County median just value | $217,081 | $238,741 |
| MLS closings, 12 months | 18 | 28 |
| MLS median, 12 months | $220,000 | $362,500 |
| MLS median price per sq ft, 12 months | $203 | $235 |
| MLS median days on market, 12 months | 76.5 | 80 |
| MLS median sale-to-final-list, 12 months | 93.0% | 94.2% |
| MLS closings and median, 60 months | 48, $382,500 | 211, $232,000 |
| County qualified sales, 12 months | 20, median $220,000 | 30, median $364,750 |
| Active and pending listings, October 7, 2026 | 6 | 23 |
| Listing-entered annual recurring fees, 60 months (not verified) | $5,600 to $21,600 on 48 closings | $0 to $4,400 on 211 closings |
The two records crossed. Boardwalk Caper’s 60-month median, $382,500, is above its 12-month median, and Bayside Estates’ 60-month median, $232,000, is below its own; in the last 12 months Bayside Estates leads by $142,500 at the medians (362,500 minus 220,000). The fee row is the plainest difference: $12,960 to $16,225 a year entered on the last 15 Phase I and II closings here, against no entry above $4,400 at Bayside Estates in 60 months.
A buyer who wants no exterior upkeep, pools, courts and a harbor, and accepts condominium dues and rules, belongs at Boardwalk Caper. A buyer who wants a lot, a seawall and a dock of their own belongs at Bayside Estates. For a Boardwalk Caper seller the comparison is a pricing fact: a buyer in this range can choose either and will run the monthly cost of both.
Boardwalk Caper is the least expensive of the eight Fort Myers Beach communities in this comparison by price per square foot, $203 in its 12-month window, and second lowest by median price after Bay Village, on windows that differ by row. Each row below is copied from our tree-wide comparison table with its own window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windows differ by row because each community leads with the first window that holds 10 closings.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
Bay Village is the nearest match on price, $218,750 across 10 closings against $220,000 across 18, though its $248 per square foot is $45 above Boardwalk Caper’s $203. Estero Cove sits at $341,500 on a 24-month window, and Hibiscus Pointe at $375,000. Siesta Isles, the gated single-family neighborhood on the same island, closed at a $1,275,000 median, which is 5.8 times Boardwalk Caper’s (1,275,000 divided by 220,000).
The San Carlos Island row shows 11 MLS closings in 12 months, fewer than Boardwalk Caper’s 18, because the MLS files Boardwalk Caper under a mainland map area. The county row, 46 qualified sales from the parcel roll, includes this community’s 20.
Across ZIP 33931 the MLS recorded 397 closings in the 12 months to October 7, 2026 at a median of $510,000, $455 per square foot, a median of 92 days on market and 93.8 percent of final list price, with 380 active and 27 pending listings on that date, about 11.5 months of supply. Condominiums alone, by joining MLS addresses to the county roll, were 238 closings at a median of $425,000; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. Boardwalk Caper’s median is $205,000 below the ZIP’s condominium median (425,000 minus 220,000). The wider picture is on our Fort Myers Beach home valuation page.
A seller of a Boardwalk Caper condo at the $220,000 12-month median would net about $204,360 before any mortgage payoff if the seller offers buyer-agent compensation, and about $209,860 if not, with costs of about 7.11 and 4.61 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
An illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner’s title policy follows the Florida premium schedule of $575 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $220,000.00 | The 12-month MLS median |
| 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 $15,640.00 |
| 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 $10,140.00 |
At $390,000, the highest MLS closing of the last 12 months, the worksheet gives total costs of $26,605 with buyer-agent compensation (6.82 percent) and a net before payoff of $363,395, or costs of $16,855 (4.32 percent) and a net of $373,145 without it.
It leaves out your mortgage payoff, prorated taxes and dues, any special assessment the contract assigns to you, repairs you agree to, and the estoppel certificate, for which we print no dollar figure. It also leaves out the comparison with what you paid, which the county’s paired sales show was negative for six of the ten recent sellers who had bought in 2005 or later. To see the worksheet for your unit, ask for a Boardwalk Caper valuation; see also the Fort Myers Beach seller page.
A free in-person comparative market analysis is a walk-through of your Boardwalk Caper condo and a written value range built from the closings of its own phase and unit type, your association statement and the documents for any garage, dock or slip. There is no cost and no obligation to list. Request it with the valuation form below.
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 Boardwalk Caper owners ask us most about what a condo is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It depends on your phase. The 18 MLS closings of the 12 months to October 7, 2026 ran from $172,500 to $390,000 with a median of $220,000. For your unit, call Jesse direct at (239) 898-6072.
Across the 18 closings of the last 12 months the median was $203 per square foot, from $157 to $332. Phase I and II units had a median of $198.
The MLS recorded 18 closings in the 12 months to October 7, 2026: 5 in Phase I, 10 in Phase II, 1 in the tower and 2 in Phase IV. The county recorded 20 qualified sales.
The five-year window includes 13 closings from the 12 months ending October 7, 2022 at a median of $472,500. The last 12 months closed at $220,000, and the 60-month figure, $382,500, blends the two.
In Phases I and II, yes, on the record. Eleven closings from November 2021 to September 2024 had a median of $495,000, and 15 from October 2025 to August 2026 had a median of $218,000. We name no cause.
The median was 76.5 days on market across the 18 closings of the last 12 months, from 0 to 629 days. Three sold within 30 days and four took more than 180.
The median closing of the last 12 months was 93.0 percent of its final list price. Six of the 18 closed below 90 percent and one at full price.
On October 7, 2026 the MLS showed 6 active listings and none pending, from $299,000 to $750,000, which is about 4.0 months of supply at the last 12 months’ pace.
By the county’s just values, Phase VI, at a median of $577,222, then Phase V at $439,041 and Phase IV at $359,488. Phase VI’s four MLS closings in 60 months ran from $580,000 to $805,000.
The 15 Phase I and II closings of the last 12 months ran from $172,500 to $310,000 with a median of $218,000, $198 per square foot. Condition and dues explain the spread.
The record is thin. One tower unit closed in the last 12 months, a 742-square-foot one-bedroom at $220,000. Over 60 months the 14 tower closings had a median of $387,000.
Phase IV closed at $390,000 and $255,000 in spring 2026. Phase VI last closed in the MLS at $580,000 in January 2024. Phase V has no MLS closing in 60 months, so we price it from county records.
Almost certainly, but this record cannot measure it. The listing fields do not state the floor or the view, so we settle it in a walk-through against closings of the same plan.
Yes, when it conveys. The county’s short legal descriptions mention a dock or slip on 20 unit parcels in Phases III to VI. The deed and the Boating Association’s documents decide what transfers.
A model averages six phases and two markets. It mixes older Phase I and II sales near $500,000 with recent ones near $218,000 and cannot read your dues or your slip.
No. On 20 qualified sales in the last 12 months the just value ran from 56.9 to 109.7 percent of the sale price, and three units sold below it.
No budget was published. Listing-entered annual recurring fees on 48 MLS closings ranged from $5,600 to $21,600 (not verified; the association’s current budget and an estoppel certificate govern). Buyers price that carry directly.
We do not know. Listing agents entered $6,668 to $7,394 a year on eight closings in 2021 and 2022 and $12,960 to $16,225 on the 15 since October 2025. The association’s budgets and minutes explain it.
Buyers and lenders ask for them. By the county’s 1987 year built and 10 to 12 stories, the tower fell under statutory deadlines of December 31, 2024 and December 31, 2025. We state no building’s status.
It changes the buyer’s insurance cost, which changes the offer. The FEMA flood map indicates zone AE, base flood elevation 11 to 12 feet, at the four points tested. An elevation certificate and a quote answer it.
Buyers ask in every showing. We did not confirm damage or repairs at any Boardwalk Caper building, so your repair records and closed Lee County permits carry the answer.
At the 2026 applied millage of 13.2284, $220,000 x 13.2284 / 1,000 = $2,910.25 a year before exemptions and non-ad valorem charges. A bill uses the assessed value, which resets after a sale.
At $220,000, about $204,360 before any mortgage payoff if you offer buyer-agent compensation and about $209,860 if not, using 2.75 and 2.5 percent as illustrations. Commissions are negotiable.
That depends on your basis and how you used the condo, and we are not tax advisers. The Internal Revenue Service’s Topic 701 explains the rules. Ask a tax professional before you list.
It can happen here: six of the ten recent sellers who had bought in 2005 or later closed below what they paid. Call us first, and we will show you the closings and a net sheet.
By Lee County custom the seller pays both: the deed stamps at $0.70 per $100, which is $1,540 on $220,000, and the owner’s title policy. It is custom, not law, and the contract controls.
Under section 718.503 a condominium seller provides the declaration, bylaws, rules, financial statement, budget and, where they apply, the milestone inspection summary and reserve study. Section 689.302 adds a flood disclosure, and case law a duty to disclose known material defects.
Seven days, excluding Saturdays, Sundays and legal holidays, and 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, under section 718.503(2).
It is the association’s statement of what a unit owes, issued for a closing. In Lee County the seller customarily pays for it. Florida law limits the fee, and we print no dollar figure.
Rental terms are not published for any phase and may differ by phase, because the declarations are separate. The Town of Fort Myers Beach’s rental registration does not apply on San Carlos Island.
They affect the buyer pool. Pet rules are not published for any phase; the recorded declaration and current rules govern, so know your phase’s rule before you list.
Sometimes. The $137,500 spread on one floor plan says condition is priced, not that a renovation returns its cost. We tell you which repairs a buyer will pay for.
No. Those are separate 1979 Gulf-side buildings on Estero Boulevard in the Town of Fort Myers Beach. A Boardwalk Caper comparable is a Boardwalk Caper closing in your own phase.
No. The county roll places all 303 Boardwalk Caper parcels in unincorporated Lee County, in the San Carlos Island taxing district. The Town governs Estero Island, and Lee County issues the permits here.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. Tell us your street number and bedroom count, and send your latest association statement. We reply the same day.
Jesse McGreevy is a top-reviewed Fort Myers Beach area 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.
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A Fort Myers Beach specialist knows that Boardwalk Caper is six phases under seven associations in unincorporated Lee County, that the word Caper names three unrelated buildings on Estero Island, and that the five-year median here is a trap. A valuation that reflects all three holds up when a buyer’s agent and an appraiser test it.
A general agent may price a Phase II unit from the community’s five-year median, use a 2022 closing as a comparable, quote the county’s just value as if it were a price, or leave the dues out of the conversation. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the contract.
Our Fort Myers Beach guide covers the Town across the pass. We tracked every one of the 48 Boardwalk Caper closings in the Southwest Florida MLS for the 60 months to October 7, 2026 and matched each to the county’s sales file. 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 Boardwalk Caper condo for,” McGreevy and Comisar price from the closings of your own phase and unit type. We tracked every one of the 48 closings the Southwest Florida MLS files under the Boardwalk Caper name 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. Outside Phases I and II only three Boardwalk Caper condos closed in the MLS in the last 12 months, so if you own in the tower or Phases IV to VI, call us first. When you are ready to list, read how we sell Boardwalk Caper condos.
Enter your details in the valuation form for your free Boardwalk Caper 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. Jesse has held his Florida license since November 4, 2004 and Marc since September 25, 2003, according to the state’s licensing records. Read more about McGreevy and Comisar.
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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 Boardwalk Caper 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 source below, to the Southwest Florida MLS pull of October 7, 2026 or to the Lee County Property Appraiser roll and sale data 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 Boardwalk Caper condo is worth and on the figures used on this page.
| 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, 13.2284 (13.3976 in 2025), printed October 9, 2026 | View the millage book |
| Transfer code list | Lee County Property Appraiser | How the county codes the sales it records | View the transfer codes |
| Land use code list | Lee County Property Appraiser | The use codes behind the 298 unit and 5 common-element parcels | View the code list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on this coast in September 2022 | View the report |
Boardwalk Caper’s declarations, budgets and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Boardwalk Caper condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.