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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.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Fort Myers Beach homes from sold data and public records, not from a formula, and this page answers one question honestly: what is my Fort Myers Beach home worth? Our Fort Myers Beach guide covers ZIP 33931, which is not one town. The Town of Fort Myers Beach is Estero Island, San Carlos Island is unincorporated Lee County, the Lee County Property Appraiser roll places the Black Island condominiums in the City of Bonita Springs taxing district, and Bayside Estates is unincorporated mainland.
In the 12 months to October 7, 2026, the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, from $138,000 to $6,900,000. One median hides a wide spread, because the 238 condominiums closed at $425,000 and the 111 single-family homes at $1,000,000. This page therefore breaks value out by MLS area, by county use code, by building and neighborhood, and by what the Fort Myers Beach rebuild after Hurricane Ian does and does not show.
To put a number on your own home, use the valuation form on this page or request a free Fort Myers Beach home valuation. Call Jesse direct at (239) 898-6072. Ready to sell? See how we sell Fort Myers Beach homes. Buying? Read our guide to buying a Fort Myers Beach home, or see new construction on Fort Myers Beach. Valuing a home across the bridge? We also publish a Fort Myers home valuation.
A Fort Myers Beach home is worth what the most similar recent sales in its own building or neighborhood support, adjusted for floor, size, frontage, flood position and condition. Across ZIP 33931, 397 closings in the last 12 months had a $510,000 median, but condominiums and single-family homes sit far apart.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We count back from October 7, 2026 and show four windows. The first window with 10 or more closings leads, and here that is the last 12 months. Where a window holds fewer than 10 closings on a later table, we say so and draw no trend from it.
| Window (back from October 7, 2026) | Closings | Median sold price | Range | Median $ per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months (leading window) | 397 | $510,000 | $138,000 to $6,900,000 | $455 | 92 | 93.8 percent |
| 24 months | 674 | $560,000 | $78,500 to $6,900,000 | $466 | 89 | 93.9 percent |
| 36 months | 978 | $575,000 | $78,500 to $11,250,000 | $483 | 79 | 94.2 percent |
| 60 months | 2,064 | $610,000 | $58,140 to $11,250,000 | $514 | 35 | 95.7 percent |
Source: Southwest Florida MLS closed sales in ZIP 33931, pulled October 7, 2026, including sales entered after closing. Median days on market and sale-to-final-list use the closings that carry those fields. The longer windows hold more closings from the boom years before Hurricane Ian, which is why days on market are so short in the 60-month row.
The five-year median is $610,000 and the 12-month median is $510,000. We tracked the mix as well as the price. Condominiums were 59.9 percent of the 12-month closings and single-family homes 28 percent, and the single-family median was 2.4 times the condominium median. A year with more condominium closings pulls the ZIP median down without any single home losing that much, so a median is a description of what sold, not of what your home is worth.
These are the facts a Fort Myers Beach homeowner should know about value in October 2026, each drawn from Southwest Florida MLS closings, the Lee County Property Appraiser roll, a federal, state or county agency, or Florida law, with the sources named. Data updated: October 2026.
Value your Fort Myers Beach home with McGreevy and Comisar because we read the sold data sale by sale, know which parts of ZIP 33931 behave like different markets, and say plainly what the record cannot show. We are Top 1% Real Estate Agents Nationally Since 2008, and we prepare every valuation personally.
We tracked every Southwest Florida MLS closing in ZIP 33931 for the last five years, 2,064 in all, and joined each to the Lee County Property Appraiser roll by address so that a condominium is compared with condominiums and a single-family home with single-family homes. We also tracked the county roll for 11,621 residential parcels across the Town, San Carlos Island, Black Island and Bayside Estates. A Fort Myers Beach specialist works from that record before quoting a number.
McGreevy and Comisar are rated by RealTrends Verified 2026 as a Large Team, and we are the #1 team in Southwest Florida since 2012. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and McGreevy and Comisar alone have over $900 million in sales. Read about McGreevy and Comisar for the whole record. For how teams compare on this coast, see our guide to the best real estate agents in Fort Myers Beach.
Get a free Fort Myers Beach home valuation by entering your address in the valuation form on this page, calling Jesse direct at (239) 898-6072, or booking a walk-through. We send a range built from sales in your own building or neighborhood, not a ZIP-wide estimate, and a fuller pricing file after we see the home.
Your street address, whether the home is a condominium, single-family home or manufactured home, the living area, any renovation with dates and permits, your roof, windows and doors, your flood elevation certificate if you have one, and the association that governs the property. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation personally.
A valuation is not a listing agreement. Many owners ask for a value for estate planning, an insurance review, a refinance or a rebuild decision. Selling a home on the island and need the process? See how we sell Fort Myers Beach homes.
An online estimate misses Fort Myers Beach values because ZIP 33931 mixes condominiums, single-family homes, manufactured homes and rebuilt properties across four taxing districts, and a formula averages them. After Hurricane Ian the sold record is also thin, seasonal and hard to compare. Federal rules now require estimate makers to test their models, not to be right about your home.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A single ZIP-wide figure folds a $425,000 condominium into the same average as a $1,000,000 house, and Estero Island, San Carlos Island and the mainland price differently. The American Community Survey for the Town counts 9,886 housing units, 71.4 percent of them vacant, including 4,753 held for seasonal use, so many homes are second homes with owners who rarely list.
The Southwest Florida MLS recorded 20 closings in September 2022, then 2 in October 2022 and 28 in November 2022, as the island recovered from the storm. The year before Ian had 584 closings at $650,000 and 9 days on market; the period since has 1,480 closings at $590,000 and 53 days. A formula trained on the earlier years reads a different market than the one you would sell into.
The county roll lists a current year built, and 148 of the Town’s 7,646 improved residential parcels show 2023 or later, so many new structures sit beside homes that were elevated, repaired or left as they were. A formula cannot see your floor in the stack, the Gulf or bay frontage, a seawall, the elevation certificate or the association’s reserves. The federal agencies’ quality control standards for automated valuation models require model makers to test their own models, not to certify any single home.
We value a Fort Myers Beach home in four steps: match the building or neighborhood, match the size and floor, read the recorded sale beside the county just value, then adjust at the walk-through and test the competition. Each step names the sale it relies on, so you can see where the number came from.
Condominiums are compared with sales in the same building first, then the same neighborhood and frontage. Single-family homes are compared with sales on the same kind of water, whether canal, bay or Gulf, and in the same MLS area. The table below gives the record for each of 38 places.
Living area from the listing and the county, the floor in the stack, the view and the side of Estero Boulevard all move a price. The size-band tables later on this page show how steeply the median rises with living area for condominiums and single-family homes.
The county’s just value is a roll figure and the sale is what a buyer paid. We read both, and the section on just value explains the gap you should expect.
A walk-through shows condition, updates, windows, the roof and flood-resistant work no record carries. We then set the range against the 380 active listings so you see what a buyer sees.
Enter your address in the free Fort Myers Beach home valuation form on this page, see how we sell Fort Myers Beach homes, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 or see our guide to buying a Fort Myers Beach home.
Fort Myers Beach homes recorded 2,064 Southwest Florida MLS closings in the five years to October 7, 2026, from $58,140 to $11,250,000. The last 12 months had 397 at a $510,000 median, and the table of 12-month periods below shows the median, days on market and sale-to-list falling and rising by year.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is a 12-month period ending October 6 or 7, with the number of closings beside it so you can judge how much weight the median deserves. Every row holds more than 10 closings.
| Series | 12-month period | Closings | Median sold | Median $ per sq ft | Median days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|
| All ZIP 33931 | Oct 8 2021 to Oct 6 2022 | 584 | $650,000 | $603 | 9 | 99 percent |
| All ZIP 33931 | Oct 7 2022 to Oct 6 2023 | 502 | $602,500 | $493 | 24 | 94.8 percent |
| All ZIP 33931 | Oct 7 2023 to Oct 6 2024 | 304 | $599,500 | $514 | 58 | 94.7 percent |
| All ZIP 33931 | Oct 7 2024 to Oct 6 2025 | 277 | $650,000 | $485 | 84 | 94 percent |
| All ZIP 33931 | Oct 7 2025 to Oct 7 2026 | 397 | $510,000 | $455 | 92 | 93.8 percent |
| Condominium | Oct 8 2021 to Oct 6 2022 | 335 | $570,000 | $583 | 8 | 100 percent |
| Condominium | Oct 7 2022 to Oct 6 2023 | 170 | $620,000 | $553 | 19 | 96.8 percent |
| Condominium | Oct 7 2023 to Oct 6 2024 | 172 | $529,950 | $506 | 52 | 95 percent |
| Condominium | Oct 7 2024 to Oct 6 2025 | 135 | $516,400 | $463 | 72 | 94.9 percent |
| Condominium | Oct 7 2025 to Oct 7 2026 | 238 | $425,000 | $428 | 83 | 94.3 percent |
| Single-family home | Oct 8 2021 to Oct 6 2022 | 128 | $1,137,500 | $747 | 18 | 97.3 percent |
| Single-family home | Oct 7 2022 to Oct 6 2023 | 158 | $767,500 | $550 | 32 | 94 percent |
| Single-family home | Oct 7 2023 to Oct 6 2024 | 66 | $1,037,500 | $646 | 88.5 | 94.6 percent |
| Single-family home | Oct 7 2024 to Oct 6 2025 | 96 | $947,500 | $583 | 75 | 92.7 percent |
| Single-family home | Oct 7 2025 to Oct 7 2026 | 111 | $1,000,000 | $550 | 99 | 92.6 percent |
Source: Southwest Florida MLS closed sales in ZIP 33931, pulled October 7, 2026. Condominium and single-family rows join MLS addresses to the county roll; 98 of the 2,064 five-year closings did not match a county address and are left out of the type split, and 1 matched a parcel whose county use code is outside the residential and lot categories.
Fort Myers Beach values are best read by the Southwest Florida MLS’s eight areas: five run down Estero Island from Bowditch Point to Big Carlos Pass, then San Carlos Island, Black Island and the mainland. The 12-month medians range from $442,000 between Fairview Isles and Big Carlos Pass to $897,500 between Crescent Street and Gulf Beach Road.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table lists the 12-month closings, median, range, price per square foot, days on market and sale-to-final-list for each area, with the five-year count beside it. San Carlos Island and Black Island have 10 and 12 closings in the leading window, so their medians describe a thin year.
| Area | 12-month closings | Median sold | Range | Median $ per sq ft | Median days on market | Sale-to-final-list | 60-month closings | 60-month median |
|---|---|---|---|---|---|---|---|---|
| Bowditch Point to Crescent Street | 25 | $476,000 | $175,000 to $4,500,000 | $799 | 84 | 93.6 percent | 137 | $516,700 |
| Crescent Street to Gulf Beach Road | 22 | $897,500 | $435,000 to $2,450,000 | $648 | 45 | 91.7 percent | 132 | $940,000 |
| Gulf Beach Road to Avenida Pescadora | 47 | $675,000 | $400,000 to $6,900,000 | $531 | 110 | 94.2 percent | 291 | $775,000 |
| Avenida Pescadora to the south boundary of Fairview Isles | 69 | $750,000 | $168,000 to $5,940,000 | $500 | 112 | 93.3 percent | 311 | $830,000 |
| Fairview Isles to Big Carlos Pass | 146 | $442,000 | $215,000 to $5,750,000 | $406 | 84 | 94.3 percent | 730 | $550,000 |
| San Carlos Island | 10 | $412,500 | $150,000 to $2,380,000 | $363 | 70 | 95.2 percent | 80 | $360,000 |
| Black Island | 12 | $402,500 | $296,000 to $890,000 | $647 | 63.5 | 96.7 percent | 56 | $463,750 |
| Mainland (Bayside Estates and the 33931 addresses off San Carlos Boulevard) | 66 | $367,500 | $138,000 to $2,850,000 | $258 | 78 | 92.8 percent | 325 | $343,000 |
Source: Southwest Florida MLS closed sales, pulled October 7, 2026. The five Estero Island areas sum to 309 closings at a $550,000 median in 12 months, and 1,601 at $675,000 over five years. The mainland row is the ZIP 33931 addresses off the island, including Bayside Estates.
San Carlos Island closed 10 homes at $412,500, and Black Island 12 at $402,500. The mainland closed 66 at $367,500 and has the fewest months of supply of the eight areas, as the active-listing table later on this page shows. Because the roll places Black Island in the City of Bonita Springs taxing district and San Carlos Island and the mainland in unincorporated Lee County, the tax and flood-program picture differs from Estero Island’s.
By county use code, a Fort Myers Beach condominium had a $425,000 median over 12 months on 238 closings, a single-family home $1,000,000 on 111, and a manufactured home $352,888 on 30. We join each MLS address to the county use code.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row uses the first window with 10 or more closings. Cooperatives, small multifamily properties and vacant lots lead in longer windows because fewer sold.
| County use code (joined to MLS address) | Window that leads (first with 10 or more) | Closings | Median sold | Range | Median $ per sq ft | Median days on market | Sale-to-final-list | Closings in 60 months |
|---|---|---|---|---|---|---|---|---|
| Condominium | 12 months | 238 | $425,000 | $168,000 to $5,200,000 | $428 | 83 | 94.3 percent | 1,050 |
| Single-family home | 12 months | 111 | $1,000,000 | $330,000 to $6,900,000 | $550 | 99 | 92.6 percent | 559 |
| Manufactured (mobile) home | 12 months | 30 | $352,888 | $138,000 to $690,000 | $235 | 80 | 94.2 percent | 215 |
| Cooperative | 60 months | 21 | $211,140 | $100,000 to $440,000 | $228 | 41 | 97.6 percent | 21 |
| Multifamily under 10 units | 60 months | 15 | $820,000 | $241,000 to $1,850,000 | $432 | 35 | 93 percent | 15 |
| Vacant residential lot | 36 months | 16 | $520,000 | $78,500 to $2,300,000 | $558 | 59 | 88.1 percent | 104 |
Source: Southwest Florida MLS closed sales joined to the Lee County Property Appraiser roll by address. 98 of the 2,064 five-year closings did not match a county address and are excluded from the split. Cooperatives, including the dock co-ops, are governed by chapter 719 and not by the condominium statute.
On October 7, 2026 the Southwest Florida MLS showed 222 active condominium listings, 105 single-family and 22 manufactured. Months of supply divides active listings by the monthly pace of the last 12 months.
| County use code | Active listings | Pending | Median list price | List range | 12-month closings | Months of supply |
|---|---|---|---|---|---|---|
| Condominium | 222 | 17 | $549,950 | $199,000 to $5,300,000 | 238 | 11.2 |
| Single-family home | 105 | 5 | $1,249,999 | $420,000 to $11,400,000 | 111 | 11.4 |
| Manufactured home | 22 | 5 | $399,450 | $234,000 to $675,000 | 30 | 8.8 |
Source: Southwest Florida MLS active and pending listings on October 7, 2026, with 12-month closings from the same pull. Pending includes contingent and pending-continue-to-show statuses.
Within a type, living area and water position separate values most. Condominium medians over 36 months rise from $410,000 for units under 700 square feet to $961,250 at 1,800 and over, and single-family medians run from $720,000 under 1,200 square feet to $2,850,000 at 3,500 and over, so size is the first adjustment.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 36-month window holds 545 condominium closings at a $480,000 median. The price per square foot is highest in the smallest units, so a smaller condominium costs more per foot than a larger one.
| Living area (sq ft, listing) | Closings | Median sold | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| Under 700 | 85 | $410,000 | $175,000 to $555,000 | $768 | 76 |
| 700 to 899 | 78 | $375,000 | $168,000 to $1,062,500 | $481 | 85 |
| 900 to 1,099 | 97 | $417,500 | $180,000 to $895,000 | $409 | 71.5 |
| 1,100 to 1,399 | 161 | $500,000 | $172,500 to $1,195,184 | $404 | 79.5 |
| 1,400 to 1,799 | 72 | $695,000 | $451,250 to $1,700,000 | $453 | 54 |
| 1,800 and over | 52 | $961,250 | $665,000 to $5,200,000 | $470 | 83 |
Source: Southwest Florida MLS closed condominium sales in 36 months, with living area from the listing.
The 36-month window holds 273 single-family closings at a $980,000 median.
| Living area (sq ft, listing) | Closings | Median sold | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| Under 1,200 | 34 | $720,000 | $230,000 to $1,316,000 | $704 | 89 |
| 1,200 to 1,599 | 87 | $826,000 | $417,075 to $1,775,000 | $588 | 97.5 |
| 1,600 to 1,999 | 58 | $917,500 | $330,000 to $2,500,000 | $499 | 53 |
| 2,000 to 2,599 | 47 | $1,400,000 | $750,000 to $3,375,000 | $620 | 98 |
| 2,600 to 3,499 | 30 | $1,800,000 | $642,000 to $4,500,000 | $623 | 90.5 |
| 3,500 and over | 17 | $2,850,000 | $1,000,000 to $11,250,000 | $665 | 83 |
Source: Southwest Florida MLS closed single-family sales in 36 months, with living area from the listing.
The county roll carries a field for what the land is on. Condominiums coded Gulf had a $492,500 median on 248 closings in 36 months, Bay $575,000 on 141, Canal $395,000 on 99 and Lake $437,500 on 38.
| County “land is on” field | Closings | Median sold | Range | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|
| Gulf | 248 | $492,500 | $175,000 to $5,200,000 | $568 | 82 |
| Bay | 141 | $575,000 | $168,000 to $2,879,000 | $449 | 77.5 |
| Canal | 99 | $395,000 | $172,500 to $1,100,000 | $361 | 74 |
| Lake | 38 | $437,500 | $270,000 to $1,190,000 | $393 | 41 |
| Not coded | 19 | $425,000 | $270,000 to $1,062,500 | $424 | 58 |
For single-family homes, canal-coded properties had 152 closings at $1,017,500, bay-coded 19 at $2,380,000, and only 3 were coded Gulf, at $6,900,000. The Gulf group is too small to be a price to expect.
Source: Southwest Florida MLS closed sales joined to the county “land is on” field. The single-family split by water is in the prose above.
For single-family homes sold in 36 months, a pool on the roll went with a $1,150,000 median on 195 closings against $720,000 on 78 without. A seawall went with $1,114,000 against $835,000, and a boat dock with $980,000 against $982,400. These are medians of different groups of homes, so they are not the dollar value of a pool, a seawall or a dock.
The record does not carry the floor in the stack, the view, interior condition, flood-resistant work or the elevation certificate. Those move a price and only a walk-through answers them.
Thirty-eight places on and around Fort Myers Beach each have a guide and a valuation page from us. The table lists each with its residential parcels, years built, MLS closings, the window we publish, price per square foot, active and pending listings on October 7, 2026 and the county-qualified series.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row uses its own window, the first with 10 or more closings, and the window is named in the row. The county column is a separate series: the Lee County Property Appraiser’s qualified improved sales, and the two series are never mixed or averaged. We print no trend from any window with fewer than 10 closings.
| Place | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000 | $359 | 53 | 12 mo: n 53, median $410,000 |
| Pink Shell | community | 229 | 1976 to 2007 | 14 | 70 | 12 mo: n 14, median $325,000 | $495 | 11 | 12 mo: n 16, median $412,500 |
| San Carlos Island | community | 1218 | 1940 to 2024 | 11 | 86 | 12 mo: n 11, median $400,000 | $351 | 14 | 12 mo: n 46, median $374,000 |
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000 | $408 | 28 | 24 mo: n 22, median $765,000 |
| Estero Beach and Tennis Club | condo | 297 | 1979 to 1982 | 17 | 83 | 12 mo: n 17, median $405,000 | $783 | 17 | 12 mo: n 20, median $407,500 |
| Lovers Key Beach Club | condo | 207 | 1984 to 2000 | 10 | 47 | 12 mo: n 10, median $362,500 | $652 | 16 | 12 mo: n 10, median $362,500 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500 | $380 | 3 | 12 mo: n 11, median $395,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000 | $320 | 4 | 12 mo: n 11, median $380,000 |
| Creciente | condo | 174 | 1972 to 1977 | 10 | 35 | 12 mo: n 10, median $575,000 | $406 | 10 | 24 mo: n 11, median $600,000 |
| Gullwing Beach Resort | condo | 67 | 2000 | 4 | 29 | 36 mo: n 11, median $860,000 | $547 | 2 | 36 mo: n 12, median $830,000 |
| Sandarac | condo | 183 | 1976 to 1979 | 6 | 31 | 24 mo: n 15, median $650,000 | $500 | 13 | 24 mo: n 13, median $640,000 |
| Estero Cove | condo | 180 | 1985 to 1989 | 9 | 29 | 24 mo: n 14, median $341,500 | $423 | 7 | 24 mo: n 15, median $325,000 |
| Ocean Harbor | condo | 151 | 1991 to 1992 | 5 | 23 | 36 mo: n 15, median $670,000 | $493 | 3 | 36 mo: n 16, median $697,500 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000 | $408 | 2 | 36 mo: n 16, median $477,500 |
| Carlos Pointe | condo | 105 | 1981 | 6 | 22 | 60 mo: n 22, median $563,500 | $579 | 3 | 60 mo: n 12, median $535,000 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500 | $379 | 1 | 60 mo: n 13, median $665,000 |
| Islands End | condo | 106 | 1981 to 1986 | 3 | 23 | 60 mo: n 23, median $668,500 | $586 | 9 | 60 mo: n 10, median $582,500 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900 | $354 | 4 | 60 mo: n 16, median $465,000 |
| Bay Village | condo | 110 | 1981 to 1983 | 10 | 16 | 12 mo: n 10, median $218,750 | $248 | 1 | 12 mo: n 10, median $216,250 |
| Boardwalk Caper | condo | 303 | 1981 to 1992 | 18 | 48 | 12 mo: n 18, median $220,000 | $203 | 6 | 12 mo: n 20, median $220,000 |
| Windward Point | condo | 92 | 1982 | 1 | 15 | 60 mo: n 15, median $430,000 | $486 | 2 | 60 mo: n 10, median $424,500 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000 | $400 | 5 | 60 mo: n 9, median $389,900 |
| Leonardo Arms | condo | 183 | 1969 to 1971 | 5 | 16 | 24 mo: n 11, median $424,000 | $477 | 8 | 24 mo: n 12, median $402,000 |
| The Privateer | condo | 49 | 1967 to 1968 | 4 | 14 | 60 mo: n 14, median $487,500 | $462 | 3 | 60 mo: n 8, median $475,000 |
| Bella Lago | condo | 60 | 2006 | 1 | 15 | 60 mo: n 15, median $625,000 | $393 | 0 | 60 mo: n 11, median $525,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000 | $383 | 3 | 36 mo: n 15, median $475,000 |
| Riviera Club | condo | 82 | 1981 | 1 | 13 | 60 mo: n 13, median $755,000 | $691 | 4 | 60 mo: n 8, median $752,500 |
| Smugglers Cove | condo | 85 | 1977 to 1978 | 3 | 13 | 60 mo: n 13, median $450,000 | $568 | 0 | 60 mo: n 12, median $460,000 |
| Bayside Estates | neighborhood | 598 | 1968 to 2024 | 28 | 211 | 12 mo: n 28, median $362,500 | $235 | 23 | 12 mo: n 30, median $364,750 |
| Fairview Isles | neighborhood | 207 | 1958 to 2024 | 23 | 85 | 12 mo: n 23, median $885,000 | $508 | 17 | 12 mo: n 21, median $805,000 |
| Shell Mound Park | neighborhood | 149 | 1958 to 2024 | 8 | 61 | 24 mo: n 14, median $823,500 | $499 | 11 | 24 mo: n 17, median $815,000 |
| Laguna Shores | neighborhood | 196 | 1950 to 2024 | 8 | 52 | 24 mo: n 12, median $739,500 | $556 | 11 | 24 mo: n 13, median $799,000 |
| McPhie Park | neighborhood | 135 | 1950 to 2024 | 5 | 36 | 36 mo: n 16, median $993,750 | $663 | 5 | 60 mo: n 19, median $975,000 |
| Siesta Isles | neighborhood | 126 | 1959 to 2023 | 11 | 28 | 12 mo: n 11, median $1,275,000 | $494 | 0 | 12 mo: n 11, median $1,275,000 |
| Sandpiper Village | neighborhood | 82 | 1952 to 2022 | 2 | 19 | 60 mo: n 19, median $820,000 | $510 | 5 | 60 mo: n 13, median $955,000 |
| Venetian Gardens | neighborhood | 129 | 1925 to 2024 | 3 | 17 | 60 mo: n 17, median $1,775,000 | $948 | 1 | 24 mo: n 11, median $1,820,000 |
| Holiday Heights | neighborhood | 74 | 1952 to 2024 | 1 | 18 | 60 mo: n 18, median $1,038,250 | $567 | 2 | 60 mo: n 11, median $976,500 |
| Lynn’s Highland Park | neighborhood | 53 | 1926 to 2024 | 2 | 13 | 60 mo: n 13, median $689,000 | $619 | 1 | 60 mo: n 13, median $768,500 |
Source: Southwest Florida MLS closed sales, pulled October 7, 2026; Lee County Property Appraiser roll file dated October 4, 2026, joined by address. Ask us for the building’s documents, flood layers and sales, and for a full valuation read.
Condominium buildings carry the smaller medians where the buildings are older, set back from the Gulf or on a canal, and the largest where the building is newer and Gulf-facing. Neighborhoods of single-family homes, such as Fairview Isles, Siesta Isles and Venetian Gardens, sit higher on price per square foot than most condominiums. Because many rows rest on 10 to 20 closings, treat each median as a description of what sold and not as a quote for your home.
Fort Myers Beach home prices have fallen on the Southwest Florida MLS record since Hurricane Ian, led by condominiums. The ZIP median was $602,500 in the first year after Ian and $510,000 in the latest year, while closings dropped to 277 before rising to 397, and days on market lengthened from 24 to 92.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The ZIP median went $650,000, $602,500, $599,500, $650,000, $510,000 across the five 12-month periods, on 584, 502, 304, 277 and 397 closings. The condominium median went $570,000, $620,000, $529,950, $516,400, $425,000, and the single-family median $1,137,500, $767,500, $1,037,500, $947,500, $1,000,000. The single-family series moves up and down because the sample is small and the mix of waterfront and rebuilt homes changes year to year.
Before Ian, in the year to September 27, 2022, the Southwest Florida MLS shows 584 closings at $650,000, 9 days on market and 99 percent of final list. Since then it shows 1,480 closings at $590,000, 53 days and 94.3 percent. That is a longer, more negotiated market, and the condominium group carries most of the decline.
The county file lets us pair a property’s second sale in the last 36 months with its earlier sale, one year or more apart. 891 pairs qualify: 788 sold for more the second time and 101 for less, with a median second-to-first ratio of 1.6 times. Most first sales were years ago, and 817 of the pairs began before Ian, of which 733 were higher. Long holders have gained and recent buyers have not.
Source: Lee County Property Appraiser sales file, qualified improved sales, second sale in the 36 months to the roll date, at least one year after the first. A pair is two prices for one property, so it overstates growth for owners who improved it between sales.
We draw no price direction from the county’s calendar-year counts, because the county’s qualified flag leaves a gap in 2022 with only 102 sales. We draw none from a window with fewer than 10 closings. And we do not say whether prices will rise or fall next quarter, because no record answers that.
On October 7, 2026 the Southwest Florida MLS showed 380 active and 27 pending homes in ZIP 33931, a median list price of $699,000 and about 11.5 months of supply. Supply is far heavier on the island than on the mainland, and a heavier supply gives buyers more negotiating room than they had before Hurricane Ian.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Months of supply divides active listings by the monthly pace of the last 12 months of closings in the same area. A figure over 12 means a year or more of inventory at the current pace.
| Area | Active listings | Pending | Median list price | List range | 12-month closings | Months of supply (actives / monthly closings) |
|---|---|---|---|---|---|---|
| Bowditch Point to Crescent Street | 22 | 0 | $722,000 | $199,000 to $2,600,000 | 25 | 10.6 |
| Crescent Street to Gulf Beach Road | 25 | 1 | $1,299,999 | $549,900 to $10,500,000 | 22 | 13.6 |
| Gulf Beach Road to Avenida Pescadora | 44 | 2 | $962,500 | $349,500 to $3,500,000 | 47 | 11.2 |
| Avenida Pescadora to the south boundary of Fairview Isles | 76 | 4 | $1,124,500 | $239,000 to $13,490,000 | 69 | 13.2 |
| Fairview Isles to Big Carlos Pass | 156 | 12 | $550,000 | $270,000 to $11,900,000 | 146 | 12.8 |
| San Carlos Island | 13 | 0 | $469,000 | $249,000 to $7,895,000 | 10 | 15.6 |
| Black Island | 14 | 2 | $390,000 | $349,900 to $649,000 | 12 | 14 |
| Mainland (Bayside Estates and the 33931 addresses off San Carlos Boulevard) | 30 | 6 | $417,338 | $234,000 to $1,395,000 | 66 | 5.5 |
Source: Southwest Florida MLS active and pending listings on October 7, 2026, with 12-month closings from the same pull.
Active list prices ran from $199,000 to $13,490,000, and the median active home had been listed 114 days. The 27 pending homes had a $475,000 median list price, from $289,900 to $1,855,000. A list price is a seller’s hope and a pending price is a buyer’s agreement, so we read the two against each other to price a home to sell.
The rebuild after Hurricane Ian shows in the roll and in a few sold prices, but only as observations with small counts. 148 of the Town’s 7,646 improved parcels now show a county year built of 2023 or later, and 236 of 9,313 across all four districts, so most of the stock was repaired, elevated or left in place.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table counts improved residential parcels whose county year built is 2023 or later, which is the roll’s current label for a structure and not a record of what stood there before the storm. The latest year built on the roll is 2,024.
| County taxing district | Improved residential parcels | County year built 2023 or later | Share | Built 2023 | Built 2024 | Single-family | Condominium | Manufactured |
|---|---|---|---|---|---|---|---|---|
| Town of Fort Myers Beach | 7,646 | 148 | 1.9 percent | 71 | 77 | 86 | 62 | 0 |
| San Carlos Island | 805 | 23 | 2.9 percent | 17 | 6 | 10 | 0 | 11 |
| Bayside Estates district | 503 | 59 | 11.7 percent | 21 | 38 | 3 | 0 | 56 |
| Black Island (Bonita Springs district) | 258 | 0 | 0 percent | 0 | 0 | 0 | 0 | 0 |
| All five scopes | 9,313 | 236 | 2.5 percent | 113 | 123 | 100 | 62 | 72 |
Source: Lee County Property Appraiser roll file dated October 4, 2026. The Black Island district has 0 such parcels of 258, with a latest year built of 2,000.
In the Town, 86 of 1,641 improved single-family parcels show 2023 or later. Their median heated area is 2,066 square feet against 1,500 for the rest, and their median just value is $1,124,269 against $771,112. That describes bigger, newer homes on the roll, and it does not say what a rebuilt home adds to the price of an older one.
Over five years, 34 single-family closings were at addresses that the county now shows as built in 2023 or later, with a $1,285,000 median, $745 per square foot and 64 days on market. Of those, 12 closed since January 1, 2025 and 22 before, and many of the earlier ones closed when the roll’s current year built did not yet apply, so some were sales of a lot or a damaged home. Those 12 2025 and 2026 closings had a $1,995,000 median and $874 per square foot on 168 median days on market, against 169 older homes in the same period at $930,000 and $535. The group is small and mixed, so we state it as what sold and not as a premium.
37 closings at Waterside At Bay Beach, with a county year built of 2023, ran from August 2023 to January 2025 at a $1,656,171 median, 3 days on market and 100 percent of list. 12 manufactured homes on the roll as built 2023 or later closed at a $292,000 median against $258,000 for 192 older ones. These are counts of closings, not a premium for new construction, and we draw no causal conclusion from them.
A county record shows a Fort Myers Beach home’s resale chain through recorded deeds and prices. One home on Madison Court in the Lynn’s Highland Park neighborhood recorded four sales from 2001 to 2026, rising from $200,000 to $775,000. It is a walk-through of a public record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home at 130 Madison Court is a 1,008 square foot, two-bedroom, two-bath home built in 1995, in the area between Gulf Beach Road and Avenida Pescadora. The Lee County Property Appraiser recorded these sales.
| Recorded | Price | Official record |
|---|---|---|
| May 22, 2001 | $200,000 | Official Records Book 3418, Page 3496 |
| June 23, 2004 | $290,000 | Official Records Book 4349, Page 333 |
| June 14, 2018 | $375,000 | Instrument 2018000163937 |
| August 17, 2026 | $775,000 | Instrument 2026000222755 |
The 2026 sale was 2.1 times the 2018 price. The county’s roll just value is $563,508, which is 72.7 percent of the $775,000 price. The MLS shows the home listed at $850,000, selling for $775,000 after 136 days on market at 91.2 percent of the final list price.
One chain is one story. It shows that a long-held home can rise a lot between sales, and that the roll’s just value trails a recent sale. It does not show what a similar home would sell for today, because condition, elevation, work done after the storm and timing differ between homes. Your own comparison set would rest on many sales, and we build it with you.
Frontage, elevation, flood position, rental rules and what the building has been through move a Fort Myers Beach home’s value more than any ZIP-wide trend. Gulf and bay frontage lift single-family prices, while flood zone, freeboard, insurance cost and association rules decide what a buyer can finance and carry.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The water a property sits on is the clearest split in the sold record: 19 bay-coded single-family closings had a $2,380,000 median against $1,017,500 for 152 canal-coded. A seawall, a dock and a pool each go with a higher median, and they also go with larger homes on bigger lots, so they are signals and not line-item values.
At the addresses we tested, the FEMA flood map indicates a Special Flood Hazard Area, zone AE or VE with base flood elevations of 10 to 14 feet (NAVD88) on Lee County’s flood map series effective November 17, 2022. The one exception we tested was 8701 Estero Boulevard, where the map reads shaded X. A flood map reading is not a determination: the printed panel and an elevation certificate govern, and a lender will order one. The Town’s code requires the base flood elevation plus one foot of freeboard for new and substantially improved buildings. The Town’s page on the 50 percent rule says that repairs or improvements equal to half a building’s value must bring the building into full compliance, and it states a five-year look-back. Read the Town’s substantial improvement page before you plan a renovation.
The Town of Fort Myers Beach holds a Community Rating System Class 5 rating, a 25 percent discount on NFIP flood premiums, effective April 1, 2026, after a November 2024 retrograde and a FEMA letter dated November 17, 2025 that closed the Town’s probation. Unincorporated Lee County and the City of Bonita Springs are also Class 5. A buyer’s insurance quote still depends on the building’s elevation, the replacement cost and the carrier, and we do not quote premiums.
The National Hurricane Center’s report on Hurricane Ian gives 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island, and the U.S. Geological Survey’s high-water marks on the island run from 10.5 to 13.8 feet (NAVD88). Hurricanes Helene and Milton in 2024 brought coastal water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. Buyers ask about all three.
Estero Island’s Town registers short-term rentals: a dwelling licensed as a vacation rental must register within 90 days of starting, carry its registration number in all advertising and name a responsible party who can act within one hour. The Town’s weekly-rental limits in certain zoning districts do not apply to land between Estero Boulevard and the Gulf or to land directly adjoining the bay side of the boulevard. Each association’s declaration adds its own leasing and pet rules, and we read them in the resale package. The recorded declaration and current rules govern.
Fees, reserves, assessments and insurance affect a Fort Myers Beach condominium’s value because a buyer prices the whole annual cost, and a building with a large reserve gap or a high premium sells for less. We found no association budget in a primary document, so we print no building’s fee as fact.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Listing-entered annual recurring fees on 232 Southwest Florida MLS condominium closings in 12 months ranged from $250 to $88,828 (not verified; the association’s current budget and an estoppel certificate govern). Manufactured-home entries on 30 closings ranged from $868 to $2,800, and single-family entries on 15 closings from $45 to $2,500. A listing agent types these numbers and no one audits them.
Florida law requires a milestone inspection of a condominium building of three or more habitable stories 30 years after its certificate of occupancy (section 553.899), and a structural integrity reserve study with funded reserves for buildings of three or more stories (section 718.112). The Department of Business and Professional Regulation keeps a public reporting database for the studies. We did not confirm a 25-year coastal trigger for the Town of Fort Myers Beach or the City of Bonita Springs and do not state that it applies.
The county roll shows 6,249 condominium parcels, 5,321 of them in buildings of three or more stories with a year built. Counting 30 years from the roll’s year built, which is a proxy for the certificate of occupancy date, 3,693 of those are in buildings built in 1991 or earlier, 383 in 1992 to 1995, 623 in 1996 to 2000 and 622 in 2001 or later. These are statutory deadlines computed from the year built and the story count. We state no building’s inspection or reserve-study status, and your estoppel and resale package answer for your own building.
Citizens Property Insurance requires flood insurance as a condition of coverage on a personal-lines residential policy, with a phase-in by dwelling replacement cost: $600,000 in 2024, $500,000 in 2025, $400,000 in 2026 and all policies from 2027, per Citizens and section 627.351. Condominium unit-owner (HO-6) policies are exempt. The Florida wind mitigation form, OIR-B1-1802, was revised effective April 1, 2026, and Citizens accepts the earlier version if it was completed within five years before that date. A current wind mitigation inspection can lower a wind premium, and it is a document a buyer will ask for.
No. The Lee County Property Appraiser’s just value is a roll figure set each January 1, and it is not an appraisal or an asking price. For Town of Fort Myers Beach qualified sales in the last 12 months, just value was a median 77.5 percent of the recorded price, and your tax bill is not your home’s value.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
For 353 qualified Town sales in 12 months, the median ratio of just value to recorded price was 77.5 percent, with the middle half from 66.5 to 88.2 percent. For single-family homes it was 79.9 percent on 96 sales and for condominiums 77.3 percent on 236. The ratio varies widely from home to home, which is why the roll cannot stand in for a sale.
Homestead assessments are limited under section 193.155 and reset at just value after a change of ownership, so a long-time owner’s bill is lower than a new owner’s. The seller’s bill is therefore not a forecast of the buyer’s, and Florida’s property tax disclosure summary under section 689.261 says so. Use the millage for your district, not the Town’s rate for every address.
The Lee County Property Appraiser’s book printed October 9, 2026 applies 13.3108 for the Town of Fort Myers Beach, 13.2284 for San Carlos Island, 12.7942 for the City of Bonita Springs district that includes Black Island, and 14.2517 for Bayside Estates. The 2025 final millage was 13.4329, 13.3976, 12.7970 and 14.4119, in the same order; every example below uses the 2026 applied rate on a recorded price, before exemptions and non-ad valorem charges.
| Taxing district | Price used | Price | 2026 applied millage | Tax at 2026 applied millage on that price, before exemptions and non-ad valorem charges |
|---|---|---|---|---|
| Town of Fort Myers Beach (Estero Island) | Estero Island, five MLS areas, 12-month median | $550,000 | 13.3108 | $7,321 |
| Town of Fort Myers Beach | Condominium, 12-month median (all 33931) | $425,000 | 13.3108 | $5,657 |
| Town of Fort Myers Beach | Single-family, 12-month median (all 33931) | $1,000,000 | 13.3108 | $13,311 |
| San Carlos Island district | San Carlos Island, 12-month median | $412,500 | 13.2284 | $5,457 |
| City of Bonita Springs district (Black Island) | Black Island, 12-month median | $402,500 | 12.7942 | $5,150 |
Source: Lee County Property Appraiser 2026 taxing district millage book, printed October 9, 2026; prices are Southwest Florida MLS 12-month medians. Solid waste is a separate charge on the bill: the county’s 2026 fiscal-year rate for the area that includes the Town is $358.45 per single-family unit per year.
Fort Myers Beach and Sanibel and Captiva are both Lee County barrier-island markets, but Fort Myers Beach is reached by road across two bridges and runs mostly condominiums at a lower price, while Sanibel and Captiva are reached by the Sanibel Causeway and, on our page’s one-month snapshot, posted a higher median. The two data sets are not directly comparable.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
An owner or buyer weighing the two should start from access, jurisdiction and the month being compared. The Sanibel and Captiva figures come only from our Sanibel and Captiva page, which prints a January 2026 snapshot, so we set it beside the January 2026 closings in ZIP 33931.
| Question | Fort Myers Beach (ZIP 33931) | Sanibel and Captiva, per our page |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach on Estero Island; San Carlos Island and Bayside Estates unincorporated Lee County; the roll places Black Island in the City of Bonita Springs district | Both islands sit inside Lee County |
| Road access | Estero Boulevard, the Matanzas Pass Bridge from San Carlos Boulevard, and the new Big Carlos Pass Bridge (traffic moved November 14, 2025) | The Sanibel Causeway connecting the islands to Fort Myers |
| January 2026 median sale price | $745,000 on 25 closings | $1.18M, all home types, on 42 homes sold |
| January 2026 median days on market | 88 days | 124 days |
| January 2026 sale-to-list ratio | 94.1 percent | 94.6 percent |
| Time to go pending | Not published as one figure for this ZIP | 103 days on average over the 3 months ending January 2026 |
| Last 12 months | 397 closings at $510,000, 92 days, 93.8 percent | Not printed on our page, so we make no comparison |
Source: Southwest Florida MLS closings in ZIP 33931 for January 2026, pulled October 7, 2026, and the market snapshot on our Sanibel and Captiva page. The Sanibel and Captiva figures are a one-month snapshot of all home types and are not directly comparable to our MLS windows. Neither is a forecast.
Choose Fort Myers Beach if you want a walkable island with the widest price range, from $352,888 manufactured homes and $425,000 condominiums to $1,000,000 houses, and you accept a negotiated sale: the January 2026 median was 88 days on market. Choose Sanibel and Captiva if the one-month snapshot’s higher price level and island setting fit your plan, and you accept access by one causeway. If you own on Fort Myers Beach and are weighing a move, we can value both. Read our Sanibel and Captiva page and the Estero market and Bonita Beach pages for the neighbors on either side.
You net the sale price less commission, deed stamps, the owner’s title policy, settlement fees, mortgage payoff, property tax proration and any association charges. At the 12-month medians, the listed costs come to $27,425.00 on a $425,000 condominium and $63,075.00 on a $1,000,000 house, with commission assumed only so the arithmetic is visible.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The sheet is arithmetic on stated assumptions, not a quote. Commission is negotiable, and the title premium is the state-set promulgated rate, which is $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from there to $1,000,000.
| Line | Condominium at the 12-month median | Single-family home at the 12-month median |
|---|---|---|
| Sale price | $425,000 | $1,000,000 |
| Deed documentary stamp tax, $0.70 per $100 (customarily the seller) | $2,975.00 | $7,000.00 |
| Owner’s title policy at the state-set premium (Lee County custom: the seller) | $2,200.00 | $5,075.00 |
| Total commission, 5 percent assumed only so the arithmetic is visible (negotiable) | $21,250.00 | $50,000.00 |
| Settlement and closing fee, $1,000 assumed inside the commonly seen $500 to $1,500 range | $1,000.00 | $1,000.00 |
| Total of the lines above | $27,425.00 | $63,075.00 |
| Left before mortgage payoff, property tax proration, association estoppel certificate, repairs and concessions | $397,575.00 | $936,925.00 |
Source: Florida Statutes section 201.02 for deed stamps at $0.70 per $100; Florida Administrative Code 69O-186.003 for the title premium; Southwest Florida MLS medians for price. The listed costs equal 6.5 percent of the condominium price and 6.3 percent of the house price. Estoppel certificate fees are set by the Department of Business and Professional Regulation and are not included.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, which is $0.70 per $100. That is custom and not law, and the contract controls. The buyer customarily pays the lender’s title policy and loan charges. We never apply a neighboring county’s custom to a Lee County sale.
Yes. An in-person comparative market analysis lets us see the condition, updates, view and floor that no record shows, and it turns a range into a recommended list price for your Fort Myers Beach home with the active competition beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It includes a walk-through, a review of your windows, doors, permits, flood documents and association papers, the sales we selected and our adjustments to each, the competition you would face, a recommended list price and strategy, and an estimated net sheet.
A valuation is useful well before a sale: for estate planning, an insurance review, a refinance or a rebuild decision. There is no obligation to list with us, and we keep every conversation confidential. Request your free Fort Myers Beach home valuation or call Jesse at (239) 898-6072. If you are thinking of selling, our guide to selling a Fort Myers Beach home walks through the process.
We could not verify the items below from a recorded or government source, and we say so rather than fill the gap with a guess. Each carries the route to the answer, whether that is the association, the county or a walk-through with us. Data updated: October 2026.
We tracked every Southwest Florida MLS closing in ZIP 33931 for five years, every active and pending listing on October 7, 2026, and the Lee County Property Appraiser roll and qualified sales file dated October 4, 2026. We did not open any elevation certificate or read any member-only association record.
These answers come from Southwest Florida MLS closings, the Lee County Property Appraiser roll, federal, state and county agencies and Florida law. Figures are for ZIP 33931 unless a question names a district. Call Jesse direct at (239) 898-6072 for a range on your own home.
It is worth what the most similar recent sales in your building or neighborhood support, adjusted for floor, size, frontage and condition. The 12-month ZIP median is $510,000, but condominiums sit at $425,000 and houses at $1,000,000. Request a free Fort Myers Beach home valuation or call Jesse direct at (239) 898-6072.
The median sold price in ZIP 33931 over the 12 months to October 7, 2026 was $510,000 on 397 closings. Over 24 months it was $560,000, over 36 months $575,000 and over five years $610,000. The five Estero Island areas had $550,000 on 309 closings.
On the Southwest Florida MLS record the ZIP median fell from $602,500 in the first year after Hurricane Ian to $510,000 in the latest year, led by condominiums. Single-family medians moved up and down on small samples. We do not forecast the next quarter, and no record can.
The Southwest Florida MLS recorded 397 closings in ZIP 33931 in the 12 months to October 7, 2026, about 33.1 a month. Condominiums were 238 of them, single-family homes 111 and manufactured homes 30. The rest were cooperatives, lots and other types, which we list in the use-code table.
The median home that closed in the last 12 months spent 92 days on the market and sold at 93.8 percent of its final list price. Condominiums took 83 days and single-family homes 99. Before Hurricane Ian the median was 9 days, so sellers now price to a slower market.
The 12-month condominium median was $425,000 and the single-family median $1,000,000, so the house median was 2.4 times the condominium median. Condominiums are priced from the building and floor, houses from the water, lot and elevation. We never blend the two into one estimate.
No. The Town of Fort Myers Beach is Estero Island. San Carlos Island and Bayside Estates are unincorporated Lee County, and the Lee County Property Appraiser roll places the Black Island condominiums in the City of Bonita Springs taxing district. All share the 33931 ZIP code and the Fort Myers Beach mailing address.
For 2026 the applied millage is 13.3108 in the Town of Fort Myers Beach, 13.2284 on San Carlos Island, 12.7942 in the City of Bonita Springs district and 14.2517 in Bayside Estates. On the Estero Island median price of $550,000 the Town rate gives about $7,321 before exemptions and non-ad valorem charges.
Just value is the Lee County Property Appraiser’s January 1 assessment of a property, set for the tax roll. It is not an appraisal for a sale. For 353 Town sales in 12 months it was a median 77.5 percent of the recorded price. Read the section on just value for the range.
Homestead assessments are limited under section 193.155 and reset at just value after a change of ownership, so a long-time owner pays less than a new owner of the same home. Millage also differs by district, and non-ad valorem charges differ by address. The property tax disclosure summary under section 689.261 warns a buyer of this.
Some do, but our record is small. Of 34 single-family closings at addresses the county now shows as built in 2023 or later, the median was $1,285,000 against $925,000 for 507 older homes over five years. Those groups differ in size, lot and timing, so we do not call the gap a premium.
Prices and pace both changed after Ian. The year before the storm had 584 closings at $650,000 and 9 days on market, and the period since has 1,480 closings at $590,000 and 53 days. The condominium median fell from $620,000 to $425,000 between the first and latest year after Ian. We state the numbers and not a cause.
At the addresses we tested, the FEMA flood map indicates zone AE or VE on Lee County’s flood map series effective November 17, 2022, with one tested exception at 8701 Estero Boulevard that reads shaded X. The map reading is not a determination. Check the printed panel and an elevation certificate for your address.
A lender requires it on a federally backed mortgage in a Special Flood Hazard Area, and Citizens Property Insurance requires it as a condition of coverage above a phased-in replacement-cost threshold ($400,000 in 2026, and all policies from 2027). Condominium unit-owner policies are exempt from that Citizens rule. Cash owners should still price it.
Under the National Flood Insurance Program, repairs or improvements that equal half of a building’s value before the work must bring the building into full compliance with current flood map requirements. The Town applies it per building and states a five-year look-back on its page. Plan any renovation with the Town’s Community Development office first.
It is a 25 percent discount on NFIP flood premiums for policies in the Town of Fort Myers Beach, effective April 1, 2026, after a November 2024 retrograde and FEMA’s letter of November 17, 2025. Your own quote still depends on the building’s elevation and the policy. Ask your agent for a quote.
Under section 718.503 the seller provides the declaration, bylaws, rules, budget and other documents, and the buyer has a 7-day right to cancel after receiving them, excluding weekends and legal holidays. Florida law also requires a flood disclosure under section 689.302. Call Jesse direct at (239) 898-6072 and we will assemble the package.
The buyer may cancel within 7 days after receiving the section 718.503 documents, excluding weekends and legal holidays, and Florida’s statute records a 15-day period where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies. Homeowners associations fall under section 720.401, which gives 3 days only if the disclosure summary was not provided.
It is the association’s statement of what an owner owes, such as fees and assessments, requested through the resale process. The Department of Business and Professional Regulation publishes the statutory fee caps. We print no estoppel dollar amount here, because the cap changes and the association’s current certificate is the document that counts.
In Lee County the seller customarily pays the owner’s title policy, and the buyer pays the lender’s policy and loan charges. That is custom and not law, and the contract controls. On a $425,000 sale the state-set owner’s premium is about $2,200.00.
The tax is $0.70 per $100 of consideration under section 201.02, and in Lee County the seller customarily pays it. On a $425,000 condominium that is $2,975.00 and on a $1,000,000 house $7,000.00. The contract can say otherwise.
On our worked sheets, the listed costs equal 6.5 percent of a $425,000 condominium sale and 6.3 percent of a $1,000,000 house sale, with commission assumed at 5 percent only to show the arithmetic. Your mortgage payoff, tax proration and association charges come on top. We prepare an estimated net sheet for your home.
On Estero Island the Town requires vacation rentals to register within 90 days of starting, carry the registration number in advertising and name a responsible party who can act within one hour. Your association’s declaration may be stricter. The Town’s page lists a condominium opt-out path, so ask the association which applies.
The rule is set by each association. We did not find a pet rule for most buildings in a primary source, so we do not print one. The recorded declaration and current rules govern, and you should ask for them in the resale package.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories 30 years after its certificate of occupancy. We compute only the statutory deadline from the roll’s year built and story count, and we state no building’s status. Your resale package should include any inspection summary.
It is a study of a condominium building’s structure that must be funded under section 718.112 for buildings of three or more stories. The Department of Business and Professional Regulation keeps a public reporting database. A buyer’s lender and insurer will read the study, so a seller who has it ready sells faster.
You may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, if the home was your main home for two of the last five years, per IRS Publication 523. A second home does not qualify. We are not tax advisers, so confirm with yours.
That depends on your plans and not on a forecast. Today’s market has about 11.5 months of supply, 92 median days on market and 93.8 percent sale-to-final-list. Call Jesse direct at (239) 898-6072 for a range and a plan, or request a free Fort Myers Beach home valuation.
Yes. Many owners ask for a value for estate planning, an insurance review or a refinance. There is no obligation, and we keep it confidential. Call Jesse direct at (239) 898-6072 or use the valuation form on this page.
Not alone. It folds condominiums, houses and manufactured homes across four taxing districts into one model, and it cannot see your floor, frontage, flood elevation or rebuild. Use it as a starting point and then compare it with the sold data for your own building or neighborhood.
The same way as any home, from sold data in your building, plus the carrying cost a buyer will weigh. The Town’s American Community Survey shows 71.4 percent of housing units vacant, including 4,753 held for seasonal use, so many sellers are seasonal owners and many buyers are too.
Fort Myers Beach Elementary is closed, and the School Board voted on May 12, 2026 to transfer it to the Town for a charter school within three years. The district’s school choice zones put Estero Island and San Carlos Island addresses in elementary zone T, middle zone MM and high school South Zone 4. Confirm your address with the district.
Several public projects are dated. Fire Station 31 opened April 2, 2026 at 2545 Estero Boulevard; the new Big Carlos Pass Bridge opened to traffic on November 14, 2025 with a ribbon cutting on June 30, 2026; the pier rebuild broke ground on August 21, 2026; and Bowditch Point Park parking closed from September 8, 2026 for restoration.
Fort Myers Beach is the barrier island and its mainland edge in ZIP 33931, and Fort Myers is the mainland city. Taxes, flood programs and markets differ. If your home is across the bridge, see our Fort Myers home valuation.
The Lee County Clerk of the Circuit Court keeps the official records by book and page, and the Lee County Property Appraiser’s parcel search shows the roll and sales history. We pull both and cite them in your report.
Yes. A buyer should know what similar homes sold for before making an offer. Call Marc at (239) 287-5873 for a buyer’s analysis.
Southwest Florida clients describe McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, as professional, honest and responsive, and the four reviews below say so in their own words. They are genuine five-star Google reviews reproduced word for word.
Jesse McGreevy is a top-reviewed Southwest Florida listing agent, and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent. You can read every review in full on our Google Business Profile. We publish no aggregate rating.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
A Fort Myers Beach specialist matters when you value your home because ZIP 33931 holds four taxing districts, 38 named places and a post-Ian rebuild, and a home is priced from its own building or neighborhood and not from a ZIP code. A specialist reads the documents, flood layers and roll before quoting a range.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read what the other side will read. A buyer’s agent, lender and insurer will read your estoppel certificate, your flood zone and the county roll, and a seller who has read them first sets a price that survives the contract period. Read our Fort Myers Beach guide for the whole area, and see our pages on Bonita Beach and Estero for the markets on either side. Looking at homes for sale rather than value? Browse listings at DomainRealtyGroup.com.
If you are searching for a Fort Myers Beach listing agent, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from sold data in your own building or neighborhood. The Southwest Florida MLS recorded 397 closings in ZIP 33931 in the last 12 months, so the next owner to sell should call us first.
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. Whether you own a condominium, a house or a manufactured home, on the Gulf, the bay or a canal, we bring local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch.
Enter your address in the Home Valuation form at the top of this page for your free Fort Myers Beach home valuation, read how we sell Fort Myers Beach homes, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying on Fort Myers Beach instead? Call Marc at (239) 287-5873 or read our guide to buying a Fort Myers Beach home.
Jesse McGreevy is a top-reviewed Southwest Florida listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review in full on our Google Business Profile. We work from our Bonita Springs office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and have represented buyers and sellers across Southwest Florida since 2008.
For more on the island, return to our Fort Myers Beach guide and read about McGreevy and Comisar.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. See how we represent buyers or contact us.
Every sale figure on this page comes from the Southwest Florida MLS (closed, active and pending listings pulled October 7, 2026, cited as the data source and not linked) or from the Lee County Property Appraiser roll and sales files dated October 4, 2026. Every other fact traces to one of the primary sources below: Florida law, state and federal agencies, Lee County, the Town of Fort Myers Beach and local news reports.
We do not cite real estate brokerage, listing or automated-valuation sites. Every link below returned a working page when we checked on October 7, 2026. Some federal, state and county pages refuse automated requests and open normally in a browser.
These are the reference files a Fort Myers Beach owner is most likely to need when valuing and selling a home, each linked to the official source that publishes it: the State of Florida, Lee County, the Town of Fort Myers Beach, the National Hurricane Center or the federal government.
Values from Southwest Florida MLS closings through October 7, 2026 and Lee County Property Appraiser roll files dated October 4, 2026. Brokered by Domain Realty.