We value your Carolands home from the nearest bay or canal sales, the elevation certificate and the seawall file, not from a ZIP-code estimate.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, through September 25, 2026, and Southwest Florida MLS, pulled October 27, 2026
What is your Carolands home worth? This is McGreevy and Comisar’s valuation guide for the owners of the 68 houses and 12 vacant lots of Carolands, the bay and canal neighborhood on McLaughlin Boulevard and Carol Court that our Carolands guide describes in full. It sits on the Estero Bay side of Little Hickory Island, in the Bonita Beach area of the City of Bonita Springs, Florida, and it is not the Carolands mansion in Hillsborough, California.
Here is the short answer. The county recorded 6 qualified Carolands house sales in the 60 months to September 25, 2026, from $1,600,000 to $7,700,000, and only 1 in the last 12 months, at $2,862,500. With fewer than ten sales in every window up to 60 months, we list the sales and quote a median only as the median of these sales. The spread is the story: a 1980 bay-front house sold for $1,600,000 in September 2023, and a house completed in 2024 sold for $7,700,000 in November 2024.
Everything below comes from recorded sales, the county roll, FEMA’s flood layers and the Southwest Florida MLS, not from a portal’s estimate. If you are deciding whether to sell, read it beside our guide to selling your Carolands home; if you are also buying, read our guide to buying a Carolands home. The whole island around Carolands is covered in our Little Hickory Island home valuation guide.
A Carolands home is worth what recent recorded sales of its own water position, bay or canal, its age and its elevation brought, adjusted for condition and the dock and seawall. In the 60 months to September 25, 2026 the county recorded 6 such sales from $1,600,000 to $7,700,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
Carolands has a small record, so no window up to 60 months reaches the ten sales our method requires for a market median. We show every window by its count and range instead, and we name the median only where it is the median of the sales listed. Where the count is even, the median is the mean of the middle pair, and we name both.
| County window to September 25, 2026 | Qualified house sales (n) | Range | Median of these sales |
|---|---|---|---|
| 12 months | 1 | $2,862,500 | $2,862,500, the median of this 1 sale |
| 24 months | 2 | $2,862,500 and $7,700,000 | $5,281,250, the mean of the two |
| 36 months | 2 | $2,862,500 and $7,700,000 | $5,281,250, the mean of the two |
| 60 months | 6 | $1,600,000 to $7,700,000 | $2,768,750, the mean of $2,675,000 and $2,862,500 |
The Southwest Florida MLS, pulled October 27, 2026, files 9 Carolands closings in the 60 months to that date, from $1,600,000 to $8,650,000, and the median of these 9 closings is $2,862,500. It also shows 2 houses for sale that day, at $3,995,000 and $6,195,000, and none pending. The county file holds 105 qualified house sales in all recorded history and 47 since 2009, the year from which the record is complete; we use those two numbers only as counts, never as a price signal, because 58 of the 105 were recorded before 2009, 41 of them in the 1980s and 1990s, at a fraction of today’s prices.
These are the ten facts about Carolands home values that matter most in October 2026, each drawn from the Lee County recorded sales and roll, the Southwest Florida MLS pull of October 27, 2026, FEMA’s flood layers and Florida law, and each explained in the section that covers it.
This valuation guide runs from the recorded sales to the method, the factors that move a Carolands value, the comparisons, a worked net sheet and the questions owners ask most. Each link jumps to its section.
The Value and the Record: What Is My Carolands Home Worth in 2026? · Why Value Your Carolands Home With McGreevy and Comisar? · Get Your Free Carolands Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Carolands Home Values? · How Do We Value a Carolands Home? · What Did Carolands Homes Sell For in the Last Five Years? · What Is a Carolands Home Worth by Water, Size, Age and Street?
What Moves Value: Are Carolands Values Rising or Falling? · One Carolands Home’s Public Record · What Moves a Carolands Home’s Value Up or Down? · Is a Carolands Home Worth More as a House or a Lot? · How Do Taxes, Insurance, Flood Zone and Upkeep Affect a Carolands Home’s Value? · Is the Property Appraiser’s Value the Same as Market Value? · Carolands vs Kinleyland: Which Holds Its Value Better?
Compare, Net and Next Steps: How Do Carolands Values Compare With the Rest of Little Hickory Island and Bonita Beach? · What Will You Net When You Sell a Carolands Home? · Want a Free In-Person CMA for Your Carolands Home?
Answers and Local Expertise: Frequently Asked Questions, Carolands, Bonita Beach Home Value Edition · What Owners Say About Working With Us · Why Does a Bonita Beach Waterfront Specialist Matter When You Value Your Home? · Thinking of Selling Your Carolands Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Carolands homes from the recorded sales of Carolands itself, by water position, age and size, not from a Bonita Springs or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the county record, the flood map and the dock and seawall file.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as Carolands. Before you interview agents, read our comparison of the best real estate agents in Bonita Beach and our best real estate agents in Bonita Springs, which set out what to ask any agent who prices a waterfront house, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 47 qualified Carolands house sales the county file holds from 2009 on, every one of the 6 in the last 60 months and every one of the 9 MLS closings in the same window. We also read each of the 80 parcels on the county roll, the 1978 deed behind the roadway easements and FEMA’s flood layer at all 80 parcels. That is why our first question to an owner is bay or canal, and our second is what the elevation certificate says.
To get a free Carolands home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded sales of your water position, age and size, then confirm it with a short in-person walk-through if you want one.
A range for your house, the recorded Carolands and island sales we used with their dates, water positions, ages and prices, the sales we set aside and why, and the adjustments we made for flood elevation, the seawall and dock, condition and storm repairs. Because only 6 qualified sales were recorded in 60 months, we show each sale individually instead of leaning on a median.
Your address, whether the lot is on the bay or a canal, heated square feet and bedroom count, the year built, the elevation certificate if you have one, the wind mitigation report, the seawall and dock permits and a list of work done since Hurricane Ian with its permits. If you own a vacant lot, send the survey and any plans, because a lot is valued from different evidence.
An online estimate misses Carolands home values because a model averages one neighborhood in which a 1,791 square foot canal house sold for $1,850,000 in March 2022 and a 5,152 square foot new bay-front house sold for $7,700,000 in November 2024, never sees the flood zone or the seawall, and has only six county sales to learn from in 60 months. Treat any estimate as a starting question.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
Six sales in 60 months is too few for a model and enough for a careful person. Their prices ran from $1,600,000 to $7,700,000, which is a range of $6,100,000, and the county’s heated area on those six houses ran from 1,791 to 5,152 square feet. A model that fits a line through six points with that spread will print a confident number that no single Carolands house actually matches.
The county file counts 6 qualified house sales in 60 months and the Southwest Florida MLS counts 9 closings. The MLS carries three closings that the county does not count as qualified improved sales in the same window: February 2022 at $2,900,000, July 2024 at $2,200,000 and May 2025 at $8,650,000. A model that reads only one record misses a third of the market or prices from sales a buyer’s agent cannot see.
The county counted 6 qualified sales in 2018, 6 in 2019, 8 in 2020 and 6 in 2021, then 2 in 2022, 1 in 2023, 1 in 2024, none in 2025 and 1 so far in 2026. A model trained on the busy years prices a house as if 2021 buyers were still in the market, and a model trained on the quiet years sees almost nothing.
Whether your lot is on Estero Bay or a dead-end canal, whether the lowest floor sits above the base flood elevation of 10, 11 or 12 feet, whether the seawall and dock are permitted, whether the roof and openings satisfy an insurer in a 170 mph wind zone, and whether the house is worth more as a house or as a building lot. Those five facts decide a Carolands price, and none of them is in a portal’s database.
We value a Carolands home in five steps: place the house in its group by water, age and size, anchor to the nearest recorded sales, adjust for elevation, seawall, dock and condition, test the result against the houses for sale now, and choose the pricing strategy with the number in hand.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
The county roll splits Carolands into 29 bay-front parcels, 28 of them houses, and 51 canal parcels, 40 of them houses, and it dates the houses from 1966 to 2024 with a median of 1991. We start by deciding which of those groups your house belongs to, because the bay front and the canals trade differently: the bay front sells for the view and carries the stricter flood zone, and the canals sell for protected dockage and a gentler zone.
The anchors are the recorded sales of the same water position and a similar age, from the last 24 to 60 months, then the same group’s sales since 2018 where the nearest are old. With one sale in 12 months, an honest anchor is often a sale of two or three years ago, which we adjust for time using the island’s record rather than a guess.
We adjust for size from the county heated area, for the lowest floor against the base flood elevation, for a permitted dock, lift and seawall in good condition, for the roof, windows and wind mitigation, for a pool, and for work done after Hurricane Ian with its permits. We show each adjustment as a line with its reason, so the number can be checked.
On October 27, 2026 two Carolands houses were active in the MLS: a McLaughlin Boulevard house of 4 bedrooms plus a den and 3,757 square feet at $3,995,000, after 244 days on the market, and a McLaughlin Boulevard house of 5 bedrooms and 5,015 square feet at $6,195,000, after 5 days. A value has to make sense beside those asking prices, which come to $1,063 and $1,235 per square foot of MLS living area.
A price is a strategy as much as a number. Against 24.0 months of supply on the last 12 months of closings, a seller who must sell in one season prices to the recorded sales, while a seller who can wait prices to the active competition and accepts a longer market time. We lay out both with the days on market the record supports.
The March 2022 canal sale is the cleanest anchor for a small canal house: $1,850,000 for a 1991 house of 1,791 heated square feet, or $1,033 per heated square foot, in the MLS at 92.5 percent of a $1,999,900 list price after 21 days. Time has passed and the record has moved, so we would not simply repeat the number. We would check the elevation certificate against the 10 or 11 foot base flood elevation of the canal parcels, adjust for the seawall and dock, and set the range beside the 18 canal house sales the county recorded from January 2018 to September 25, 2026, which ran from $870,000 to $4,150,000.
If a valuation is the first step toward a sale, request a free Carolands home valuation, read our Carolands seller’s guide or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and few Carolands houses come up for sale, so the owner who is ready first is often the owner who is chosen.
Carolands homes sold for $1,600,000 to $7,700,000 in the six county-qualified house sales of the 60 months to September 25, 2026, and for $1,600,000 to $8,650,000 in the nine Southwest Florida MLS closings of the 60 months to October 27, 2026. Five of the six county sales were bay-front houses on McLaughlin Boulevard.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
These are the six deeds the state coded as qualified arm’s-length sales of a Carolands house in the 60 months to September 25, 2026. We show the month, the water position, the roll’s year built and heated area, and the price per county heated square foot. We never show a house number.
| Month | Price | Water | Year built | County heated sq ft | Price per heated sq ft |
|---|---|---|---|---|---|
| November 2021 | $2,675,000 | bay | 1987 | 2,760 | $969 |
| March 2022 | $1,850,000 | canal | 1991 | 1,791 | $1,033 |
| April 2022 | $3,175,000 | bay | 1971 | 2,652 | $1,197 |
| September 2023 | $1,600,000 | bay | 1980 | 2,728 | $587 |
| November 2024 | $7,700,000 | bay | 2024 | 5,152 | $1,495 |
| June 2026 | $2,862,500 | bay | 1988 | 3,293 | $869 |
The median of these 6 sales is $2,768,750, the mean of the middle pair, $2,675,000 and $2,862,500. The median price per heated square foot of these 6 sales is $1,001, the mean of $969 and $1,033. All six sold on McLaughlin Boulevard; no Carol Court house recorded a qualified sale in the window.
The Southwest Florida MLS uses its own living-area figure, which is not the county’s heated area, so the two per-square-foot figures are never mixed.
| Month | Sold price | List price | Sale to list | Days on market | Beds | Living area sq ft |
|---|---|---|---|---|---|---|
| November 2021 | $2,675,000 | $2,900,000 | 92.2% | 42 | 6 or more | 2,760 |
| February 2022 | $2,900,000 | $3,100,000 | 93.5% | 31 | 3 | 3,639 |
| March 2022 | $1,850,000 | $1,999,900 | 92.5% | 21 | 3 | 1,890 |
| April 2022 | $3,175,000 | $3,695,000 | 85.9% | 10 | 4 plus den | 3,338 |
| September 2023 | $1,600,000 | $1,950,000 | 82.1% | 8 | 4 | 2,728 |
| July 2024 | $2,200,000 | $2,500,000 | 88.0% | 242 | 4 | 3,100 |
| November 2024 | $7,700,000 | $7,700,000 | 100.0% | not reported | 6 baths | 5,133 |
| May 2025 | $8,650,000 | $8,900,000 | 97.2% | 10 | 6 or more | 5,028 |
| June 2026 | $2,862,500 | $3,499,000 | 81.8% | 79 | 3 | 3,540 |
The median of these 9 closings is $2,862,500 and together they total $33,612,500. Sale-to-list ran from 81.8 percent to 100 percent, and days on market from 8 to 242 for the eight closings that report it; the November 2024 sale was entered after closing, so it carries no market time.
| Window to October 27, 2026 | Closed | Median of these closings | Range | Median days on market | Median sale to final list | Median per MLS sq ft |
|---|---|---|---|---|---|---|
| 12 months | 1 | $2,862,500 | $2,862,500 | 79 (1 sale) | 81.81% | $809 |
| 24 months | 3 | $7,700,000 | $2,862,500 to $8,650,000 | 44.5 (2 sales) | 89.5% | $1,500 |
| 60 months | 9 | $2,862,500 | $1,600,000 to $8,650,000 | 26 (8 sales) | 90.12% | $951 |
Days on market and sale-to-list rest on the closings that report market time, which is 1 of 1, 2 of 3 and 8 of 9. With fewer than ten closings in every window, each median describes the closings listed and not a market.
The county recorded 2 Carolands lot sales in the 60 months, at $1,100,000 and $1,600,000, and none in the 36 months to September 25, 2026. The 12 vacant lots carry a median 2026 just value of $709,130. The MLS pull covered residential closings, so Carolands lot closings are not in it: Information not available at time of publishing (checked 2026-10-10).
A Carolands home’s worth splits first by water, then by age and size: on the October 2026 roll the 28 bay-front houses carry a median just value of $2,056,051 against $1,119,184 for the 40 canal houses, and since 2018 the recorded sales of houses built in 2000 or later ran highest. The street matters least once water is known.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
Carolands has no buildings, floors or floor plans in the condominium sense. Every parcel is a house or a lot, so the split that matters is water position, age, heated area and street. We give the roll first, because it covers every house, and the recorded sales second, because they are the prices.
These medians are our tabulation of the Lee County Property Appraiser’s October 2026 roll for the 68 Carolands houses. Just value is the county’s mass-appraisal assessment as of January 1, not a price; we show it because it ranks every house, including the ones that have not sold.
| Group on the 2026 roll | Houses | Median 2026 just value | Median land value | Median building value |
|---|---|---|---|---|
| All Carolands houses | 68 | $1,642,631 | $902,894 | $478,059 |
| Bay front | 28 | $2,056,051 | $1,272,829 | $746,351 |
| Canal | 40 | $1,119,184 | $660,438 | $444,807 |
| McLaughlin Blvd | 63 | $1,691,335 | $934,454 | $504,902 |
| Carol Ct | 5 | $1,050,252 | $630,289 | $452,915 |
| Built 1960 to 1979 | 11 | $1,012,604 | $662,273 | $268,856 |
| Built 1980 to 1989 | 17 | $1,151,343 | $721,934 | $268,904 |
| Built 1990 to 1999 | 12 | $1,246,140 | $751,271 | $453,254 |
| Built 2000 to 2009 | 12 | $2,361,106 | $858,131 | $1,209,825 |
| Built 2010 or later | 15 | $3,379,499 | $957,331 | $2,692,232 |
Where a group has an even count, the median is the mean of the middle pair, rounded to the dollar. The roll’s quartiles for all 68 houses run from $1,062,663 to $2,625,371, as our Carolands guide states them.
The sales record is thinner than the roll. These are the 28 qualified county sales from January 1, 2018 to September 25, 2026 of houses that stood at the time of sale, grouped by the roll’s heated area; each median is the median of these sales only.
| County heated area | Sales | Median of these sales | Range | Median price per heated sq ft |
|---|---|---|---|---|
| Under 2,000 sq ft | 3 | $1,025,000 | $995,000 to $1,850,000 | $556 |
| 2,000 to 2,999 sq ft | 10 | $1,495,000 | $870,000 to $3,175,000 | $548 |
| 3,000 sq ft or more | 15 | $2,125,000 | $1,010,000 to $7,700,000 | $587 |
Price per square foot stays within a narrow band across the size groups over the whole period, because most of these sales date from 2018 to 2021, before the post-2021 prices in the 60-month list. Read the size table for the shape of the market and the 60-month list for today’s level.
| Roll year built | Sales, 2018 to September 25, 2026 | Median of these sales | Range | Median price per heated sq ft |
|---|---|---|---|---|
| 1960 to 1979 | 5 | $1,285,000 | $870,000 to $3,175,000 | $504 |
| 1980 to 1989 | 10 | $1,497,500 | $1,010,000 to $2,862,500 | $561 |
| 1990 to 1999 | 3 | $1,850,000 | $995,000 to $2,100,000 | $839 |
| 2000 or later | 10 | $2,287,500 | $1,125,000 to $7,700,000 | $570 |
The roll’s year built is the parcel’s current newest building. Three sales in the period were of parcels later rebuilt, so the roll now dates them after the sale; we leave those three out of both tables rather than count a teardown as a new house.
The record cannot split value by view line, dock length, lift capacity or lowest-floor elevation, because the roll does not carry those fields reliably: its dock flag is filled on only 4 parcels. It cannot split bay-front value by flood zone either, because 19 of the 29 bay-front parcels are VE 12 and all five bay-front sales in 60 months fall inside a group too small to divide. Those adjustments come from the house itself.
Carolands values have risen over the long record and held at a higher level since 2022 on very few sales: the median of the 5 qualified county sales from January 2022 to September 25, 2026 is $2,862,500, against $1,495,000 for the 26 sales of 2018 to 2021. Repeat sales of the same houses show the same rise.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026; Southwest Florida MLS, pulled October 27, 2026)
This is a history table, clearly labelled as one. It is not today’s price. The record is complete from 2009 and partial before, so we start in 2009, and we never quote an all-history median as a price signal.
| Period of recording | Qualified house sales | Median of these sales | Range | Bay-front sales | Median price per heated sq ft (houses standing at sale) |
|---|---|---|---|---|---|
| 2009 to 2012 | 7 | $590,000 | $370,000 to $1,800,000 | 1 | $286 (6 sales) |
| 2013 to 2017 | 9 | $1,825,000 | $650,000 to $3,100,000 | 3 | $519 (8 sales) |
| 2018 to 2021 | 26 | $1,495,000 | $870,000 to $4,150,000 | 9 | $537 (23 sales) |
| 2022 to September 25, 2026 | 5 | $2,862,500 | $1,600,000 to $7,700,000 | 4 | $1,033 (5 sales) |
The 2013 to 2017 median sits above the 2018 to 2021 median because bay-front houses were a third of the earlier group and about a third of the later one, on far fewer sales. Mix, not market, moves medians this small, which is why price per heated square foot is the steadier line: it roughly doubled from the 2018 to 2021 period to the period since 2022.
| Year | Qualified house sales | Range |
|---|---|---|
| 2009 | 1 | $1,800,000 |
| 2010 | 3 | $370,000 to $600,000 |
| 2011 | 3 | $571,000 to $1,050,000 |
| 2012 and 2013 | 0 | none recorded |
| 2014 | 1 | $3,100,000 |
| 2015 | 0 | none recorded |
| 2016 | 4 | $925,000 to $2,800,000 |
| 2017 | 4 | $650,000 to $2,673,000 |
| 2018 | 6 | $995,000 to $2,450,000 |
| 2019 | 6 | $870,000 to $3,000,000 |
| 2020 | 8 | $1,125,000 to $2,125,000 |
| 2021 | 6 | $1,140,000 to $4,150,000 |
| 2022 | 2 | $1,850,000 and $3,175,000 |
| 2023 | 1 | $1,600,000 |
| 2024 | 1 | $7,700,000 |
| 2025 | 0 | none recorded |
| 2026 to September 25 | 1 | $2,862,500 |
That is 47 qualified house sales since 2009. The county file holds 105 in all recorded history, a count only, because most of the rest were recorded in the 1980s and 1990s.
Of 11 Carolands houses that sold twice in the county record since 2009, 9 sold for more and 2 for less. The median dollar gain of the 9 was $865,000, and the median change across all 11 pairs was 85.6 percent over a median hold of about 2.6 years. The three bay-front pairs all gained, at 85.6, 99.1 and 172.6 percent; the eight canal pairs ranged from a loss of 12.7 percent to a gain of 127.0 percent. Our Carolands seller’s guide lists all 11 pairs with their dates and prices.
The honest answer for October 2026 is that the direction is not measurable from Carolands alone. One county sale in 12 months and one MLS closing cannot show a trend, and the June 2026 closing sold at 81.8 percent of its list price after 79 days. Across Little Hickory Island the county’s calendar median was $2,100,000 in 2025 on 19 sales and $2,462,500 in 2026 to September 25 on 16, a mix of Gulf, bay and canal houses that we read as a level market, not a falling one.
The June 2026 sale of a 1988 bay-front house on McLaughlin Boulevard is the clearest Carolands resale chain in the record: four recorded sales from 1999 to 2026, a 15-year hold, and a closing at $2,862,500 after a list price of $3,499,000. It is a public-record sale, labelled here as not ours.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026; Southwest Florida MLS, pulled October 27, 2026)
| Recorded | Price | What the record says |
|---|---|---|
| March 1999 | $695,000 | Partial part of the record, before 2009 |
| April 2000 | $695,000 | Partial part of the record, before 2009 |
| April 2011 | $1,050,000 | Qualified sale |
| June 2026 | $2,862,500 | Qualified sale; MLS list price $3,499,000, 79 days on market |
From 2011 to 2026 the recorded price rose $1,812,500, or 172.6 percent, over a hold of 15 years and 2 months.
The house carries 3,293 square feet of county heated area and 3,540 square feet of MLS living area, three bedrooms and a 1988 year built. Its 2026 just value on the roll is $1,963,586, of which $1,377,994 is land, and the June 2026 price was 1.46 times that just value. The price per heated square foot was $869, and per MLS square foot $809.
Three lessons come out of one chain. First, the land carries most of the assessment on a bay-front lot, so an older bay-front house is priced from its water before its square footage. Second, the list price ran $636,500 above the closing, so an owner who values a house from asking prices overstates it. Third, a 15-year hold means the owner’s own purchase price says almost nothing about today’s value.
It does not tell us what work was done to the house between 2011 and 2026, what was negotiated, or what the buyer plans next. We read the permits by address before we use a sale like this as a comparable, and we would do the same for your house.
Seven things move a Carolands home’s value: bay or canal frontage, the lowest floor against the base flood elevation, the age of the house and whether it is new, heated area, the seawall and dock, the record of storm repairs and permits, and whether the lot is worth more than the house. The first three explain most of the spread in the record.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026; FEMA National Flood Hazard Layer, queried October 17, 2026)
The 29 bay-front parcels look west over open Estero Bay toward the mangrove islands. On the roll the bay-front houses carry a median just value of $2,056,051, about 1.8 times the canal median, and five of the six county sales in 60 months were on the bay. A canal owner should read that 5 to 1 count as who sold, not as a cap: a 2017 canal house sold for $4,150,000 in August 2021.
FEMA’s layer puts every Carolands parcel in a special flood hazard area: AE on 61 parcels, at a base flood elevation of 11 feet on 37 and 10 feet on 24, and VE 12 on 19, every one of them on the bay front. The USGS elevation service reads the ground at 4.5 to 7.3 feet. An older house built near grade can have its lowest floor several feet below the base flood elevation, which raises the buyer’s flood premium and limits a renovation under the 50 percent rule.
The roll dates one Carolands house to the 1960s, 10 to the 1970s, 17 to the 1980s, 12 to the 1990s, 12 to the 2000s, 8 to the 2010s and 7 to the 2020s. Houses built in 2010 or later carry a median just value of $3,379,499, more than three times the $1,012,604 of the 1960s and 1970s houses, and the only qualified sale above $4,150,000 in the county record since 2009 is the 2024 house at $7,700,000.
The roll’s heated area runs from 632 to 11,451 square feet, with a median of 2,749, and 29 houses have 3,000 square feet or more. In the sales since 2018 the median price per heated square foot was $556, $548 and $587 across the three size groups, so in this record extra square footage on an older house added value roughly in proportion and did not command a premium per foot.
The roll shows 57 seawalls on the 80 parcels and fills the dock field on only 4, which undercounts the docks visible from the water. A buyer prices a failing seawall or an unpermitted dock as a cost, so a permitted structure in good condition protects value, and a marine contractor’s report removes a reason to discount.
Hurricane Ian’s surge crossed Little Hickory Island in September 2022. Permitted repairs, a current roof and opening protection in a 170 mph wind zone support value; unpermitted work, or a substantial-damage letter, lowers it because the buyer inherits the problem with the City.
The two county lot sales of the 60 months were $1,100,000 and $1,600,000, and the two lowest house sales were $1,600,000 and $1,850,000. When an older house’s value comes within the cost of demolition and a flood-compliant rebuild of the lot’s value, the lot sets the floor and the house adds little. We run both numbers.
Some Carolands homes are worth about what their lot is worth, and the record gives the test: the two lot sales of the last 60 months were $1,100,000 and $1,600,000, while the lowest house sale was $1,600,000. An older house is worth more as a house only when its price clears the lot value by more than a builder’s cost to rebuild.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026)
Twelve of the 80 parcels are vacant, 11 of them on canals and 1 on the bay, with a median 2026 just value of $709,130. On the house parcels the roll’s median land value is $902,894, $1,272,829 on the bay front and $660,438 on the canals, so land is more than half of the assessment on a typical Carolands house.
No production builder sells in Carolands; new houses are custom or semi-custom builds on lots bought one at a time or on teardowns. A builder works back from the finished price, and the one sale of a new house in the record, $7,700,000 in November 2024 for 5,152 square feet on the bay, is the number a builder works back from on the bay front. On a VE lot the foundation is piles or columns, which raises the cost; on an AE canal lot fill, stem walls or piles can work.
We set three numbers side by side: the value of the house as it stands from the nearest bay or canal sales, the value of the lot from lot sales and land values, and the cost to clear and rebuild to the current flood map. Request a free Carolands home valuation and we run the three numbers for your parcel.
A Carolands home carries no association fee, reserve or special assessment, because there is no association on the Florida Division of Corporations record, so the costs a buyer nets against value are property tax, flood and wind insurance, and the seawall, dock and lift. Each varies from house to house, and each moves what a buyer will pay.
Data updated: October 2026 (Lee County Property Appraiser 2025 and 2026 tax schedule, read October 17, 2026; Florida Division of Corporations, checked October 17, 2026; FEMA Risk Rating 2.0)
There is no monthly fee, no estoppel letter, no reserve study and no special assessment to disclose, and no approval of a buyer or tenant. That removes a cost and a delay that a condominium on the strip carries. It also means no one shares the cost of a seawall or a canal, and each owner carries their own.
Carolands sits in Lee County tax district 017, City of Bonita Springs and Bonita Springs Fire, at 12.7970 mills for 2025 and a proposed 12.8217 mills for 2026, plus a $50 City stormwater fee and a $358.45 Lee County solid waste charge on the bills we read for a single-family house. As an illustration only, the median house just value of $1,642,631 at the 2025 rate is about $21,021 of ad valorem tax before exemptions and assessment limits. The assessment resets to just value in the year after a sale, so with 45 of 68 houses homesteaded, many buyers will pay a higher bill than the seller does, and they price that in.
Every parcel is in a FEMA special flood hazard area, so a lender requires flood insurance. Under FEMA’s Risk Rating 2.0 the premium is priced on the building’s own features, including its elevation, replacement cost and distance to water, and it does not carry over from the seller. A house whose lowest floor sits above the base flood elevation is cheaper to insure, and a buyer pays more for it. We do not quote premiums, because each is priced on the house.
The wind design speed is 170 mph. Insurers price wind on the roof’s age and shape, the opening protection and the wind mitigation features, so a current wind mitigation report is part of a valuation file. Citizens Property Insurance requires flood coverage on its wind policies in special flood hazard areas.
With 57 seawalls on the roll and no association, the seawall, dock and lift are each owner’s line item. A seawall cap, a new panel run or a lift motor are the common repairs; a full seawall replacement needs a City permit and, often, a state authorization because the bay front touches the Estero Bay Aquatic Preserve.
No. The Lee County Property Appraiser’s just value is a mass-appraisal assessment as of January 1, and every one of the six county-qualified Carolands sales of the last 60 months closed above its parcel’s 2026 just value, by 5 to 92 percent, with a median of 1.51 times just value. Use the roll as a ranking, not as a price.
Data updated: October 2026 (Lee County Property Appraiser roll of October 2026 and recorded sales through September 25, 2026)
| Month of sale | Price | Water | 2026 just value of the parcel | Price as a multiple of just value |
|---|---|---|---|---|
| November 2021 | $2,675,000 | bay | $1,977,773 | 1.35 |
| March 2022 | $1,850,000 | canal | $964,608 | 1.92 |
| April 2022 | $3,175,000 | bay | $1,707,159 | 1.86 |
| September 2023 | $1,600,000 | bay | $1,524,431 | 1.05 |
| November 2024 | $7,700,000 | bay | $4,933,180 | 1.56 |
| June 2026 | $2,862,500 | bay | $1,963,586 | 1.46 |
The median of these 6 multiples is 1.51, the mean of 1.46 and 1.56. The multiple is not a formula; the September 2023 sale closed at 1.05 times just value and the March 2022 sale at 1.92.
Just value is set once a year for every parcel from models and land tables, without walking through the house, and it lags the market. It does not see a new kitchen, a failing seawall, the lowest floor or the view line. Florida law also caps the assessed value of a homestead under Save Our Homes, which is the taxable figure, not the just value; neither is a sale price.
We use the roll to rank your house among its neighbors on land value, building value and heated area, to check the year built and the pool and seawall flags, and to estimate the buyer’s tax bill. We never use it as the price.
Carolands holds value at a higher and wider level than Kinleyland: its county range in the 60 months to September 25, 2026 was $1,600,000 to $7,700,000 on 6 sales, against $1,800,000 to $2,100,000 on 6 for Kinleyland. Kinleyland’s tight band near $2 million is steadier; Carolands’ bay frontage and new houses reach far higher.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026; FEMA National Flood Hazard Layer, queried October 17, 2026)
Kinleyland is the other bayside canal section of Little Hickory Island, a recorded plat on Kings Kew and Queens Kew, and the neighborhood Carolands buyers most often compare. Kinleyland owners have their own Kinleyland home valuation guide.
| What holds or moves value | Carolands | Kinleyland | What it means for a Carolands value |
|---|---|---|---|
| Parcels | 80: 68 houses, 12 lots | 30: 27 houses, 3 lots | A larger pool of comparables, but still thin |
| Water | 29 bay front, 51 canal | 15 bay, 15 canal | More open-bay frontage, the record’s top tier |
| Built | 1966 to 2024, median 1991 | 1974 to 2019, median 1987 | Newer houses, including the 2020s rebuilds |
| Median heated area | 2,749 sq ft | 2,221 sq ft | Larger houses, higher totals |
| County sales, 60 months | 6, $1,600,000 to $7,700,000 | 6, $1,800,000 to $2,100,000 | A far wider range to place your house in |
| MLS closings, 60 months | 9, $1,600,000 to $8,650,000 | 6, $1,800,000 to $2,195,000 | Two Carolands closings above $5 million |
| Latest MLS closing | $2,862,500, June 2026, 79 days | $1,937,500, January 2026, 30 days | Kinleyland’s last sale moved faster |
| Flood | AE on 61, VE 12 on 19; panel 12071C0651G | AE, base flood elevation 10; panel 12071C0654G | VE on the bay front adds cost Kinleyland lacks |
| Homesteaded houses | 45 of 68 | 12 of 27 | More long-held owners, fewer sales |
| Recorded plat | Unrecorded subdivision | Plat Book 29, Page 91 | Title work reads deeds, not a plat |
For an owner who wants a predictable number, Kinleyland’s record is the steadier one: six county sales inside a $300,000 band. For an owner on the Carolands bay front, the record has more upside and more spread, because a new or rebuilt bay-front house has sold above anything Kinleyland has recorded. A Carolands canal house of average size sits closest to Kinleyland’s band, and we use Kinleyland sales as a cross-check for it, not as the comparable.
Carolands sits in the middle of Little Hickory Island’s price ladder: below the Gulf-front Bonita Beach plat, whose 30 county sales in 60 months had a $7,150,000 median, and above the Bonita Beach 1st Addition, at $1,162,500 on 18 sales. Its six sales ran $1,600,000 to $7,700,000, overlapping the island’s canal and bay groups.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026)
Each row carries its own count and window, as our Little Hickory Island home valuation guide states it. Where a section has fewer than ten sales, the figure is a range, not a market median.
| Section of Little Hickory Island | County window | Qualified sales | Figure |
|---|---|---|---|
| Bonita Beach plat (Gulf front) | 60 months to September 25, 2026 | 30 | $7,150,000 median; $2,275,000 to $14,079,525 |
| Bonita Beach plat (Gulf front) | 12 months to September 25, 2026 | 7 | $6,000,000 to $14,079,525 |
| Carolands | 60 months to September 25, 2026 | 6 | $1,600,000 to $7,700,000 |
| Carolands | 12 months to September 25, 2026 | 1 | $2,862,500 |
| Kinleyland | 60 months to September 25, 2026 | 6 | $1,800,000 to $2,100,000 |
| Kinleyland | 12 months to September 25, 2026 | 1 | $1,937,500 |
| Bonita Beach 1st Addition | 60 months to September 25, 2026 | 18 | $1,162,500 median; $750,000 to $3,100,000 |
| Bonita Beach Addition | 60 months to September 25, 2026 | 9 | $291,705 to $2,999,900 |
| Metes-and-bounds parcels | 60 months to September 25, 2026 | 6 | $1,320,000 to $7,650,000 |
| Villa Positano | 60 months to September 25, 2026 | 1 | $3,125,000 |
| Mobile Villas | 60 months to September 25, 2026 | 2 | $330,000 and $1,750,000 |
| Cape Hickory | 60 months to September 25, 2026 | 0 | No qualified county sale; one MLS closing at $4,750,000 on February 24, 2026 |
The same guide groups every island house by frontage. In the 60 months to September 25, 2026 the county’s medians were $8,300,000 on 24 Gulf-front sales, $2,475,000 on 18 bay sales and $2,050,000 on 14 canal sales. Four of Carolands’ five bay-front sales in the window were above the island’s bay median, and its one canal sale in the window, $1,850,000, sat a little below the island’s canal median.
Across the island the county recorded 21 sales in the 12 months to September 25, 2026 at a $2,600,000 median and 78 over 60 months at a $2,768,750 median. In the Southwest Florida MLS pull of October 27, 2026, the island’s houses had 19 closings in 12 months at a $2,600,000 median, a 93.02 percent median sold-to-list and 79 median days on market, and Carolands supplied 1 of them.
The rest of the Bonita Beach strip is mostly condominiums, which value on fees, reserves and floor, not on lots and seawalls. The bay-front condominiums at Hickory Bay West and Little Hickory Bay, and the land-and-home lots of the Bonita Beach Mobile Home Villas, are different products at different prices; our Bonita Beach home valuation guide and Bonita Springs home valuation guide cover them.
On a $2,862,500 Carolands sale, the June 2026 price and the 60-month MLS median, a seller’s estimated costs run about $110,088 to $181,651, or 3.85 to 6.35 percent, before property tax proration and any mortgage payoff. Commission is the line that moves, and it is negotiable.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS, pulled October 27, 2026)
The sheet uses a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation as examples; replace either with your own number. Florida charges documentary stamp tax of $0.70 per $100 on the deed, and the owner’s title premium is $575 for the first $100,000, plus $5.00 per $1,000 up to $1,000,000, plus $2.50 per $1,000 from $1,000,000 to $5,000,000. In Lee County the seller customarily pays both and chooses the closing agent, though the contract controls. There is no estoppel line, because Carolands has no association.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $2,862,500 | 60-month MLS median, 9 closings; the June 2026 sale |
| Listing commission, 2.75% | -$78,719 | 2.75% of $2,862,500, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$71,563 | 2.5% of $2,862,500, rounded to the dollar |
| Deed documentary stamp tax | -$20,038 | 28,625 units of $100 at $0.70 |
| Owner’s title policy | -$9,731 | $575, plus $4,500, plus $2.50 per $1,000 on the $1,862,500 above $1,000,000 |
| Title search and settlement | -$1,400 | Estimate |
| Municipal lien search | -$200 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$181,651 | 6.35% of price |
| Estimated net before payoff, with buyer-agent compensation | $2,680,849 | $2,862,500 minus $181,651 |
| Estimated total costs, without buyer-agent compensation | -$110,088 | 3.85% of price |
| Estimated net before payoff, without buyer-agent compensation | $2,752,412 | $2,862,500 minus $110,088 |
Your mortgage payoff, the property tax proration (multiply your latest annual bill by the days you owned the year and divide by 365), any repairs or credits you agree to, and any dock or seawall work negotiated after inspection. Our Carolands seller’s guide carries a second sheet at the $1,850,000 canal sale.
Under Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and lived in for 2 of the 5 years before the sale. Eight of the nine repeat-sale gains since 2009 exceeded $250,000 before selling costs, so ask a tax adviser before you list.
A free in-person comparative market analysis for your Carolands home starts with a walk-through by Jesse McGreevy, who reads the lowest floor, the seawall and dock, the roof and the work since Hurricane Ian, then prices the house against the nearest bay or canal sales. Request it through the valuation form or call Jesse direct at (239) 898-6072.
The elevation certificate against the 10, 11 or 12 foot base flood elevation, the seawall cap and panels, the dock pilings and lift, the roof and opening protection, the pool equipment and the permit history at the City. We also look at the view line from the main floor, which no record holds.
A written range with the sales we used, their dates, water positions, ages and prices, the adjustments line by line, a house-versus-lot test, a net sheet at the value and the document list your buyer’s agent will ask for. There is no obligation to list.
If the valuation is the first step toward a move, read our guide to buying a Carolands home or call Marc at (239) 287-5873.
These are the questions Carolands owners ask about value, answered from the Lee County sale record and roll, the Southwest Florida MLS pull of October 27, 2026, FEMA’s flood layer and Florida law. The neighborhood itself is described in our Carolands guide. For your own house, call Jesse direct at (239) 898-6072.
It depends on bay or canal, age, size, elevation and condition. The county recorded six qualified Carolands house sales in the 60 months to September 25, 2026, from $1,600,000 to $7,700,000, and the nine MLS closings of the same period had a median of $2,862,500. Request a free valuation for your number.
$2,862,500 in June 2026, a 1988 bay-front house of 3,293 county heated square feet, after 79 days on the market and a $3,499,000 list price. It is the only qualified county sale and the only MLS closing in the last 12 months.
No window up to 60 months reaches ten county sales, so there is no market median. The median of the 6 county sales in 60 months is $2,768,750, the mean of $2,675,000 and $2,862,500, and the median of the 9 MLS closings in 60 months is $2,862,500.
$8,650,000 in May 2025 in the MLS, a house of 5,028 square feet of living area. The highest county-qualified sale is $7,700,000 in November 2024, the first sale of a house completed in 2024.
$1,600,000 in September 2023 for a 1980 bay-front house of 2,728 county heated square feet, or $587 per square foot. It sold at 82.1 percent of its $1,950,000 list price after 8 days.
The median of the 6 county sales in 60 months is $1,001 per county heated square foot, the mean of $969 and $1,033, with a range of $587 to $1,495. The 60-month MLS median is $951 per square foot of MLS living area. The two areas differ and are never mixed.
Up over the long record and level at a higher plateau since 2022 on very few sales. The median price per heated square foot rose from $537 on 23 sales of 2018 to 2021 to $1,033 on 5 sales since 2022. One sale in 12 months cannot show this year’s direction.
One: the June 2026 sale at $2,862,500, in both the county record to September 25, 2026 and the MLS to October 27, 2026. The county counted 6 to 8 sales a year from 2018 to 2021 and 0 to 2 a year since.
Two on October 27, 2026, both on McLaughlin Boulevard: 4 bedrooms plus a den and 3,757 square feet at $3,995,000 after 244 days, and 5 bedrooms and 5,015 square feet at $6,195,000 after 5 days. None was pending.
24.0 months against one MLS closing in the last 12 months, and 13.3 months against the 60-month pace of 9 closings. Neither is a forecast on a record this small, but both point to a buyer’s market for the two houses listed.
The median days on market of the 8 MLS closings in 60 months that report it is 26, with a range of 8 to 242. The June 2026 closing took 79 days.
The median sale-to-list ratio of the 8 closings that report market time is 90.12 percent, and all nine ranged from 81.8 to 100 percent. Price to the recorded sales, not the asking prices.
On the roll, yes: the 28 bay-front houses carry a median just value of $2,056,051 against $1,119,184 for the 40 canal houses. Five of the six county sales in 60 months were bay-front, and the one canal sale was $1,850,000.
Not by that fact alone. The count reflects who has sold. A 2017 canal house sold for $4,150,000 in August 2021, and canal houses have protected dockage and a gentler AE flood zone.
VE raises the flood premium and the rebuild standard, which a buyer weighs; it is also where the open-bay views are. We price a VE house against bay-front sales and adjust for the elevation certificate.
A great deal. A lowest floor above the base flood elevation of 10, 11 or 12 feet lowers the buyer’s flood premium and removes a renovation limit. Ground on Carolands reads 4.5 to 7.3 feet, so an older house can sit below the line.
Yes. On the roll, houses built in 2010 or later carry a median just value of $3,379,499, and the 2024 house sold for $7,700,000. Newer houses sit at or above the base flood elevation and are larger.
Sometimes. The two lot sales in 60 months were $1,100,000 and $1,600,000, and the lowest house sale was $1,600,000. If your house’s value comes near the lot value plus a buyer’s cost to clear it, the lot sets the price.
The 12 vacant lots carry a median 2026 just value of $709,130, and the county recorded lot sales of $1,100,000 and $1,600,000 in the 60 months, none in the 36 months to September 25, 2026. MLS lot closings were not part of the pull.
Buyers in Carolands expect one, and a permitted dock and working lift remove a reason to discount. The roll fills its dock field on only 4 parcels, so we value from the permit and the structure, not the flag.
Yes. With 57 seawalls on the roll and no association, the buyer inherits the seawall. A marine contractor’s report lets us price a repair as a credit rather than leave a buyer to guess.
The roll shows a pool on 59 parcels, so most buyers expect one. A house without a pool is compared with the few that lack one and adjusted, rather than discounted by a fixed amount.
On the roll the 5 Carol Court houses carry a median just value of $1,050,252 against $1,691,335 for the 63 on McLaughlin Boulevard, but the street mostly stands in for water and age. No Carol Court house recorded a qualified sale in the 60 months.
No. All six county sales in 60 months closed above their parcel’s 2026 just value, at 1.05 to 1.92 times it, with a median of 1.51. Just value is a mass-appraisal assessment.
Six county sales in 60 months, a $1,600,000 to $7,700,000 spread, and features no model sees: water position, lowest floor, seawall, dock and storm permits. Treat the estimate as a question, not an answer.
The MLS carries three closings the county does not code as qualified house sales in the window: February 2022 at $2,900,000, July 2024 at $2,200,000 and May 2025 at $8,650,000. We read both and show which sales we use.
Mostly. Of 11 repeat sales since 2009, 9 gained and 2 lost; the median dollar gain of the 9 was $865,000. The losses were $100,000 and $175,000, both on second sales in July 2020.
It affects the questions a buyer asks: whether water entered the house, what was repaired under which permit, and whether the 50 percent rule was triggered. Permitted repairs support value; unpermitted work lowers it.
No. There is no association on the Florida Division of Corporations record and no recorded declaration we could locate, so there is no fee, reserve, special assessment or estoppel letter to net out.
Often. The assessment resets to just value in the year after a sale, and 45 of 68 Carolands houses are homesteaded. At the 2025 rate of 12.7970 mills, the median house just value of $1,642,631 illustrates about $21,021 of ad valorem tax before exemptions.
About $2,680,849 before payoff with buyer-agent compensation at 2.5 percent, or $2,752,412 without it, on our worked net sheet with a 2.75 percent listing commission. Commission is negotiable.
An appraiser needs comparables, and Carolands has few. We hand the appraiser the frontage-matched county and MLS sales, the island’s bay and canal sales and the adjustments, and we flag a price at risk before you sign.
Kinleyland’s six county sales in 60 months ran $1,800,000 to $2,100,000; Carolands’ six ran $1,600,000 to $7,700,000. Kinleyland is the steadier band, Carolands the wider and higher one, mostly because of bay frontage and new houses.
It sits between the Gulf-front Bonita Beach plat, at a $7,150,000 median on 30 sales in 60 months, and the Bonita Beach 1st Addition, at $1,162,500 on 18. The island’s 60-month median was $2,768,750 on 78 sales.
Value it before the season. Of the 47 county sales since 2009, 23 were recorded from March through June, so a valuation in the fall and a listing by winter put a house in front of seasonal buyers.
No. This page is about Carolands on Little Hickory Island in the City of Bonita Springs, Florida, not the Carolands mansion in Hillsborough, California.
Use the valuation form on this page, request one through our free Carolands home valuation page, or call Jesse direct at (239) 898-6072. There is no obligation to list.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied word for word from our Google Business Profile. None is offered as a Carolands review, and we claim no Carolands sale.
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A Bonita Beach waterfront specialist values a Carolands home from the sales of its own water position and flood zone, reads the elevation certificate and the seawall file before quoting a number, and knows which island sales are true comparables. With six county sales in 60 months, judgment about comparables is most of the valuation.
We have seen a bay-front house priced off a canal sale, a roll dock flag taken as proof of a dock, a just value taken as a floor, and a list price taken as a sale. As Top 1% Real Estate Agents Nationally Since 2008, we price from the recorded sales and show each adjustment.
Our Bonita Beach community guide covers the strip, our Little Hickory Island guide covers the island’s nine sections, and our Carolands guide covers the street, the flood map and the boating route.
If you are thinking of selling a Carolands home, start with a number built from the recorded sales nearest your house, the flood and elevation file and a net sheet. Then read our Carolands seller’s guide for the listing, disclosure and negotiation steps that follow.
If you are thinking, “I need someone to tell me what my Carolands home is worth,” McGreevy and Comisar value and sell homes across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier counties, from Carolands and Kinleyland to the Bonita Beach strip. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Carolands record, last 60 months: 6 county-qualified house sales from $1,600,000 to $7,700,000 through September 25, 2026, and 9 Southwest Florida MLS closings at a $2,862,500 median in the pull of October 27, 2026. We tracked every one of the 47 qualified Carolands house sales the county file holds since 2009.
Request your free Carolands, Bonita Beach home valuation or jump to the valuation form on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent. McGreevy and Comisar are based in Bonita Springs, in the same city as Carolands, and are Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy leads valuations, listings and seller strategy; Marc Comisar leads buyer representation and negotiation.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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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 to sell? Get a free Carolands home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873, or read our guide to buying in Carolands.
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Every figure on this page traces to a primary source below. Carolands sale figures are from the Lee County Property Appraiser sales file and roll and Florida Department of Revenue recorded sales through September 25, 2026; Southwest Florida MLS figures are from the dated pull of October 27, 2026, which is login-only and not linked. We do not cite brokerage or listing sites.
These official documents answer the questions a Carolands valuation turns on. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why it matters to a Carolands value |
|---|---|---|---|
| 2026 preliminary taxing district millage book | Lee County Property Appraiser | 2026 | The millage behind your buyer’s tax bill |
| 1978 Carlos Corporation deed, OR 1280 PG 480 | Lee County Clerk | 1978 | The roadway and utility easements behind the Carolands streets |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract |
| Homestead application DR-501 | Florida Department of Revenue | Current form | What your buyer files by March 1 of the year after purchase |
| Big Hickory Pass inlet management plan | Florida Department of Environmental Protection | June 2026 | The pass a Carolands boat uses to reach the Gulf |
| IRS Publication 523 | Internal Revenue Service | Current publication | Gain, basis and the home-sale exclusion |
Market data from Southwest Florida MLS, pulled October 27, 2026, and Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026. McGreevy and Comisar, value your Carolands home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.