By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026. More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
What is your Harbour Pointe condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 140 condominiums in Harbour Pointe, two ten-story bay-side towers at 4263 and 4265 Bay Beach Lane inside the Bay Beach enclave of Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Harbour Pointe parcel belongs to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County, so Town millage and the Town’s flood program apply. The guide keeps Southwest Florida MLS closings and the county’s recorded sales apart. If you are deciding whether to sell, read it beside our guide to selling your Harbour Pointe condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 15 Harbour Pointe closings at a median of $470,000, from $270,000 to $850,000. That 60-month window is the only one that holds 10 closings, so it leads, but it joins two markets that do not overlap. The 10 closings from October 2021 through March 2023 ran from $389,900 to $850,000. The 5 closings from January 2024 to October 7 ran from $270,000 to $410,000, and the two newest of those, in January and March 2026, closed at $270,000 and $312,500. A sixth closed at $310,000 on October 26, 2026. No Harbour Pointe condo closed in the MLS in 2025. This is the Harbour Pointe on Bay Beach Lane, ZIP 33931, not any community of the same name elsewhere in Florida. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Harbour Pointe condo in Fort Myers Beach is worth what the newest closings of its own floor plan brought, adjusted for floor, condition, the association’s fee and documents, and flood-insurance cost. The Southwest Florida MLS recorded 15 closings in 60 months at a $470,000 median, and the 5 from January 2024 to October 7 ran from $270,000 to $410,000, with a sixth at $310,000 on October 26.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the MLS files under Harbour Pointe in four windows counted back from October 7, 2026. The 12-month and 24-month windows hold the same 2 closings, and the 36-month window holds 5, so none of the three gets a median. The 60-month window holds 15, which clears our floor of 10, so it leads. None of the 15 was a Sold Data Entry record.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 2 | Two closings, $312,500 and $270,000 | $270,000 to $312,500 | Not shown | Not shown | Not shown |
| 24 months | 2 | The same two closings | $270,000 to $312,500 | Not shown | Not shown | Not shown |
| 36 months | 5 | Fewer than 10, listed below | $270,000 to $410,000 | Not shown | Not shown | Not shown |
| 60 months | 15 | $470,000 | $270,000 to $850,000 | $400 | 26 | 97.0% |
The 60-month row totals $7,510,400 in sold volume.
Ten of the 15 closings fall between October 15, 2021 and March 15, 2023, and their prices ran from $389,900 to $850,000. Five fall between April 11, 2024 and March 13, 2026, and their prices ran from $270,000 to $410,000. The $470,000 median is the single closing of 2023, and every closing since has been lower, including the $310,000 closing of October 26, 2026. We tracked every one of the 15 Harbour Pointe closings in the Southwest Florida MLS in the last 60 months before writing a sentence about them.
The Lee County Property Appraiser’s separate record shows 4 qualified Harbour Pointe sales in the 12 months to its October 4, 2026 roll file, from $250,000 to $425,000. The highest and the lowest of the four never appeared in the MLS, and all four closed within eleven weeks in one tower.
These are the eight facts about Harbour Pointe condo values in Fort Myers Beach that matter most in November 2026, each with its window and its count, so an owner can check any of them against the tables further down the page.
This guide runs from the short answer and our method through the five-year sales record, the split by tower, floor, plan and position, docks and parking, fees and documents, a comparison with Casa Marina, a net sheet and the questions Harbour Pointe owners ask most.
The Value and the Method: Why Value Your Harbour Pointe Condo With McGreevy and Comisar? · Get Your Free Harbour Pointe Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Harbour Pointe Values in Fort Myers Beach? · How Do We Value a Harbour Pointe Condo in Fort Myers Beach?
The Record: What Did Harbour Pointe Homes Sell For in the Last Five Years? · What Is a Harbour Pointe Condo Worth by Building, Floor, Size and Position? · Are Harbour Pointe Condo Values in Fort Myers Beach Rising or Falling? · One Harbour Pointe Condo’s Public Record · What Moves a Harbour Pointe Condo’s Value Up or Down? · Does a Dock, Garage or Parking Right Add to a Harbour Pointe Condo’s Value? · How Do Fees, Reserves, Assessments and Insurance Affect Harbour Pointe Condo Value? · Is the Property Appraiser’s Just Value What a Harbour Pointe Condo Will Sell For?
Comparisons: Harbour Pointe vs Casa Marina: How Do the Records Compare? · How Do Harbour Pointe Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Harbour Pointe Condo? · Want a Free In-Person Harbour Pointe Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Harbour Pointe Home Value Edition · What Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Harbour Pointe Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Harbour Pointe condos from the closings of Harbour Pointe itself, by floor plan, floor and tower, not from a Fort Myers Beach or ZIP-code average. We are Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the MLS, the county deeds, the fee history and the flood map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. RealTrends Verified 2026 lists Domain Realty Group in the Large Team category with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
Call Jesse direct at (239) 898-6072 and we will read your floor plan’s closings with you, or see how selling your Harbour Pointe condo works once you have the number. Only 3 Harbour Pointe condos closed in the MLS in the 24 months to October 29, 2026, so the next owner who sells should call us first. Thinking of buying the next place first? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast.
To get a free Harbour Pointe condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the newest closings and deeds of your own floor plan, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings and recorded deeds we used with dates, towers, sizes and prices, the sales we set aside and why, and our adjustments for floor, condition, the current fee and flood-insurance cost. We need your tower, your floor, which of the three plans you own, any renovation and its permits, your latest association statement, and the milestone inspection summary and reserve study if the association has given them to you.
Tell us your unit and we can tell you, because the county roll ties each plan to the unit numbering. In both towers, units whose numbers end in 1 or 7 are 1,175 square feet, those ending in 3 or 4 are 1,090 and those ending in 2, 5 or 6 are 1,055. Any dock, garage or parking right recorded with your unit matters too, and we look that up before we call you back.
An online estimate misses Harbour Pointe values because three MLS closings in two years give a model almost nothing to learn from, so it leans on older sales or on neighbors with different ages, fees and water. It cannot see a floor, a fee statement, an inspection report or the two county sales that never reached the MLS.
Harbour Pointe gave a pricing model 9 MLS closings in the 12 months to October 7, 2022, then 1, then 3, then none, then 2, and a third closing in that last block came on October 26, 2026. With so few, a model either reaches back to 2022, when the same plans sold from $550,000 to $850,000, or borrows from nearby buildings. Hibiscus Pointe, elsewhere in Bay Beach, sold at a 12-month median of $375,000 and Waterside at Bay Beach at $675,000. Neither is a ten-story tower from 1982.
The four county-qualified sales of the 12 months to the October 4, 2026 roll file ran $425,000, $270,000, $250,000 and $312,500. An estimate that lands on the median of these 4 sales, $291,250, is about $134,000 too low for one of those owners and about $41,000 too high for another.
The quarterly fee a buyer will pay is on your association statement, not in a public data feed. The milestone inspection summary and the reserve study sit with the association. A dock or garage named in a unit’s legal description is in the county roll, where few models look. None of the three reaches an automated estimate.
We value a Harbour Pointe condo in five steps: choose the newest closings and deeds of its own floor plan, adjust for floor, condition and the current fee, check the rights recorded with the unit, weigh how old each comparable is, and test the number against what is for sale this week.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The first window that holds 10 closings is 60 months, 15 closings, and it is too wide to price from, so we list the sales themselves. For a 1,090 square foot condo the newest are $310,000 in the MLS on October 26, 2026, then $312,500 and $270,000 in the MLS and $250,000 on a county deed, all in the first quarter of 2026. For a 1,055 square foot condo they are $425,000 on a county deed in December 2025 and $300,000, $365,000 and $410,000 in the MLS in spring 2024.
Buyers here pay for floor, for condition and for a documents package that is in order. They also price the carry. The listing-entered quarterly fee was $2,541 on the three 2024 closings and $4,150 and $4,530 on the two 2026 closings to October 7 ($4,530 again on the October 26 closing), so a 2024 sale is a comparable from a different cost of ownership.
We read the unit’s legal description on the county roll. Three of the 140 name a dock, a boat lift, a parking space or a garage. If yours does, we value the condo with the right; if not, we ask what the association has assigned to you.
We weight the newest sales. The five 12-month blocks of the last five years hold 9, 1, 3, 0 and 2 MLS closings to October 7, 2026, so no single year after the first is large enough for a median. A 2022 closing shows what the building once brought, not what a buyer will pay in 2026.
On October 7, 2026 the MLS showed three active Harbour Pointe listings, all at 4265 Bay Beach Lane, from $299,000 to $425,000, and two pending at 4263 Bay Beach Lane; the table further down lists all five. By October 29 one pending condo had closed at $310,000, the other was active again, and 4 were active and 1 pending. Request your free valuation with the valuation form or read our guide to selling a Harbour Pointe condo.
In the last five years the Southwest Florida MLS recorded 15 Harbour Pointe closings at a median of $470,000, from $270,000 to $850,000, and the 36 months to October 7 hold 5 of them, from $270,000 to $410,000. A sixth recent closing, $310,000 on October 26, 2026, came after that pull. All 15 are listed below by street address, the newest five first, with the county’s separate record after them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 5 closings from October 8, 2023 through October 7, 2026, newest first. Street address only; price per square foot is the sold price divided by the MLS living area.
| Closed | Street address | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|
| 03/13/26 | 4263 Bay Beach Ln | $312,500 | $325,000 | 1,090 | $287 | 177 |
| 01/16/26 | 4263 Bay Beach Ln | $270,000 | $289,000 | 1,090 | $248 | 106 |
| 06/25/24 | 4265 Bay Beach Ln | $300,000 | $349,000 | 1,055 | $284 | 71 |
| 05/10/24 | 4263 Bay Beach Ln | $365,000 | $409,000 | 1,055 | $346 | 31 |
| 04/11/24 | 4265 Bay Beach Ln | $410,000 | $385,000 | 1,055 | $389 | 186 |
The median of these 5 closings is $312,500, at $287 per square foot, 106 days on market and 93.4 percent of the final list price. Four of the five closed below the final list price, by $12,500 to $49,000. The fifth, in April 2024, closed $25,000 above a final list price of $385,000 after 186 days on the market. Days on market ran from 31 to 186, and three of the five took more than 100 days. After this pull, on October 26, 2026, a 1,090 square foot condo at 4263 Bay Beach Ln closed at $310,000 against a $392,900 final list price after 350 days, 78.9 percent, at $284 per square foot.
The ten older closings show the same three plans in a different market. Three of the ten sold above the final list price, two at it and five below it, and five of them closed within a week of being listed.
| Closed | Street address | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|
| 03/15/23 | 4263 Bay Beach Ln | $470,000 | $499,900 | 1,175 | $400 | 15 |
| 09/14/22 | 4265 Bay Beach Ln | $550,000 | $569,000 | 1,055 | $521 | 60 |
| 08/30/22 | 4263 Bay Beach Ln | $639,000 | $649,000 | 1,055 | $606 | 26 |
| 07/08/22 | 4265 Bay Beach Ln | $650,000 | $669,900 | 1,090 | $596 | 45 |
| 05/03/22 | 4265 Bay Beach Ln | $715,000 | $699,000 | 1,090 | $656 | 6 |
| 04/18/22 | 4263 Bay Beach Ln | $630,000 | $619,000 | 1,175 | $536 | 5 |
| 04/15/22 | 4263 Bay Beach Ln | $850,000 | $895,000 | 1,175 | $723 | 12 |
| 03/04/22 | 4263 Bay Beach Ln | $550,000 | $500,000 | 1,055 | $521 | 4 |
| 12/02/21 | 4263 Bay Beach Ln | $389,900 | $389,900 | 1,055 | $370 | 5 |
| 10/15/21 | 4263 Bay Beach Ln | $409,000 | $409,000 | 1,175 | $348 | 2 |
The median of these 10 closings is $590,000, at a median of 9 days on market. The highest price a Harbour Pointe condo has brought in five years is the $850,000 of April 15, 2022, a 1,175 square foot condo at 4263 Bay Beach Lane that sold in 12 days. The last closing above a final list price in this group was May 3, 2022, and the last closing before Hurricane Ian was September 14, 2022. The next one came 182 days later, on March 15, 2023.
The Lee County Property Appraiser recorded 9 qualified Harbour Pointe condominium sales in the 60 months to the roll file, from $250,000 to $485,000. This separate series is never averaged with the MLS figures, and no county window reaches 10 sales, so every sale is listed.
| Qualified sale date | Street address | Recorded price | Roll heated area, sq ft | In the MLS series |
|---|---|---|---|---|
| March 13, 2026 | 4263 Bay Beach Ln | $312,500 | 1,090 | Yes |
| January 28, 2026 | 4263 Bay Beach Ln | $250,000 | 1,090 | No |
| January 16, 2026 | 4263 Bay Beach Ln | $270,000 | 1,090 | Yes |
| December 26, 2025 | 4263 Bay Beach Ln | $425,000 | 1,055 | No |
| December 31, 2021 | 4265 Bay Beach Ln | $485,000 | 1,175 | No |
| December 31, 2021 | 4265 Bay Beach Ln | $398,400 | 1,055 | No |
| December 2, 2021 | 4263 Bay Beach Ln | $389,900 | 1,055 | Yes |
| November 30, 2021 | 4263 Bay Beach Ln | $270,000 | 1,090 | No |
| October 15, 2021 | 4263 Bay Beach Ln | $409,000 | 1,175 | Yes |
The first four rows are the whole of the county’s 12-month, 24-month and 36-month windows, and the median of these 4 sales is $291,250. The median of all 9 sales is $389,900. Five of the nine never appeared in the MLS.
Every sale that appears in both series agrees on date and price. The difference is membership. Eleven MLS closings, the seven of 2022, the one of 2023 and the three of 2024, are missing from the county’s qualified series. The county file carries a deed for each of the eleven at the same price and date; our extract does not count those deeds as qualified, and we did not confirm why. The same file carries four more full-price deeds from those years that are in neither series: $590,000 on January 5, 2022, $475,000 on March 31, 2022, $495,000 on May 9, 2022 and $450,000 on March 6, 2024, all at 4265 Bay Beach Lane. We show them as recorded deeds and keep them out of every median.
A Harbour Pointe condo’s worth splits less by tower than by date of sale, and then by plan and floor. The record cannot give a median for any tower, plan or floor, because none has 10 closings. It can show the ranges, and the roll’s just values show how the Property Appraiser ranks all 140 condos.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll dates the 4265 Bay Beach Lane tower to 1982 and the 4263 tower to 1983, with 70 unit parcels in each. Ten of the 15 MLS closings were at 4263 and five at 4265.
| Tower | Roll year built | Unit parcels | MLS closings, 60 months | Sold price range, 60 months | Closings January 2024 to October 7 | Median just value (roll) |
|---|---|---|---|---|---|---|
| 4263 Bay Beach Ln | 1983 | 70 | 10 | $270,000 to $850,000 | 3: $365,000, $270,000, $312,500 (and $310,000 on October 26) | $361,113.50 |
| 4265 Bay Beach Ln | 1982 | 70 | 5 | $300,000 to $715,000 | 2: $410,000, $300,000 | $357,863 |
The two median just values are under one percent apart, so the roll treats the towers as equals. The sales give no reason to disagree: the lowest and the highest prices of five years were both at 4263, and all five closings at 4265 fall between them.
All 140 condos are two-bedroom, two-bath on the roll, the plans differ by 120 square feet from smallest to largest, and their price ranges overlap.
| Plan (roll heated area) | Condos on the roll | MLS closings, 60 months | Sold price range, 60 months | Newest MLS closing | Median just value (roll) |
|---|---|---|---|---|---|
| 1,055 sq ft | 60 | 7 | $300,000 to $639,000 | $300,000, June 25, 2024 | $353,475 |
| 1,090 sq ft | 40 | 4 | $270,000 to $715,000 | $312,500, March 13, 2026 | $360,179 |
| 1,175 sq ft | 40 | 4 | $409,000 to $850,000 | $470,000, March 15, 2023 | $367,451.50 |
The largest plan has not closed in the MLS since March 15, 2023; the only recent evidence is a listing at 4263 Bay Beach Lane at $289,900, pending on October 7 and back on the market on October 29, 2026. And the newest county deed for the smallest plan, $425,000 in December 2025, is higher than all three 2026 MLS closings of the middle plan. Size alone does not sort price here.
Floor shows up clearly in the roll and unevenly in the sales. Median just value rises from the first floor to the tenth in almost every step.
| Floor | Unit parcels | Median just value (roll) |
|---|---|---|
| 1 | 14 | $313,658 |
| 2 | 14 | $331,047.50 |
| 3 | 14 | $340,880 |
| 4 | 14 | $349,696.50 |
| 5 | 14 | $358,879 |
| 6 | 14 | $366,111 |
| 7 | 14 | $367,817 |
| 8 | 14 | $390,936 |
| 9 | 14 | $378,422 |
| 10 | 14 | $396,908 |
The tenth-floor median is $83,250 above the first-floor median. The sales are less tidy. Of the 15 MLS closings, 5 were on floors 1 to 3 ($300,000 to $630,000), 3 on floors 4 to 6 ($312,500 to $470,000) and 7 on floors 7 to 10 ($270,000 to $850,000). The lowest price in five years, $270,000 in January 2026, was a seventh-floor condo, and the $425,000 county deed of December 2025 was a first-floor condo. Floor adds value at Harbour Pointe when condition and documents are equal, and they are rarely equal.
Each tower has seven condos to a floor. By the roll’s unit numbering, the first and the last unit on every floor are the 1,175 square foot plan, the third and fourth are 1,090 and the second, fifth and sixth are 1,055. In the 4263 tower, the last unit in the numbering carries the highest median just value of any position in either tower, $388,416.50 across its ten floors, and the two 1,055 square foot positions beside it carry the lowest, $340,839.50 and $343,399. We read position from unit numbers and did not confirm from the declaration’s plot plan which positions face the bay.
Five Harbour Pointe condos were listed on October 7, 2026: a seller competed with the three active ones and watched what the two pending ones closed for.
| Status | Street address | List price | Living area, sq ft | List price per sq ft | Listing-entered days on market |
|---|---|---|---|---|---|
| Active | 4265 Bay Beach Ln | $425,000 | 1,055 | $403 | 6 |
| Active | 4265 Bay Beach Ln | $395,000 | 1,055 | $374 | 19 |
| Active | 4265 Bay Beach Ln | $299,000 | 1,090 | $274 | 476 |
| Pending | 4263 Bay Beach Ln | $392,900 | 1,090 | $360 | 350 |
| Pending | 4263 Bay Beach Ln | $289,900 | 1,175 | $247 | 779 |
The two newest listings ask $395,000 and $425,000 for the plan whose last three MLS closings were $300,000, $365,000 and $410,000 in 2024. At the 60-month pace of 15 closings, the 3 active listings equal about 12 months of supply; at the pace of the 12 months to October 7, 2 closings, they equal about 18. Both are illustrations, not forecasts.
A re-check of the Southwest Florida MLS on October 29, 2026 found four changes. The 1,090 square foot condo pending at $392,900 closed on October 26 at $310,000, $82,900 under its final list price (78.9 percent) after 350 days, at $284 per square foot, and it is now the building’s most recent MLS closing. The 1,175 square foot condo pending at $289,900 was back on the market as an active listing at the same price, at 799 days. The 1,090 square foot condo asking $299,000 was pending, and a 1,090 square foot condo at 4263 Bay Beach Lane was newly listed at $375,000 (the MLS files it under the spelling Harbor Point). The $395,000 and $425,000 listings were still active. That is 4 active and 1 pending, from $289,900 to $425,000. With 3 closings in the 12 months to October 29, the 4 active listings equal about 16.0 months of supply, or 20.0 counting the pending sale, and the 60 months to October 29 again hold 15 closings at a median of $470,000.
The record does not support a rising or falling claim for Harbour Pointe condo values in 2026, because no 12-month period since October 2022 holds more than 3 MLS closings. What it shows is plain: every closing since January 2024 was lower than every closing of 2022, and 2026 opened with two closings under $315,000, and a third, on October 26, closed at $310,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each block runs from October 8 of one year through October 7 of the next. Only the first holds enough closings to describe, and it still falls short of 10, so we list ranges and print no medians.
| 12 months ending | MLS closings | Sold price range | What closed |
|---|---|---|---|
| October 7, 2022 | 9 | $389,900 to $850,000 | Two in late 2021, seven in 2022 |
| October 7, 2023 | 1 | $470,000 | One 1,175 sq ft condo, March 2023 |
| October 7, 2024 | 3 | $300,000 to $410,000 | Three 1,055 sq ft condos, April to June 2024 |
| October 7, 2025 | 0 | None | No MLS closing |
| October 7, 2026 | 2 | $270,000 to $312,500 | Two 1,090 sq ft condos, January and March 2026 |
The $310,000 closing of October 26, 2026, also a 1,090 square foot condo, came after the last block ends.
The blocks do not even compare the same plan: the 2024 block is all 1,055 square foot condos and the 2026 block all 1,090. That is one more reason we do not call a direction.
The county’s qualified series is thicker before 2022 and gives the only Harbour Pointe medians that rest on 10 or more sales in one year.
| Calendar year | County-qualified sales | Median price | Range |
|---|---|---|---|
| 2017 | 11 | $340,000 | $205,000 to $510,000 |
| 2018 | 14 | $372,500 | $287,000 to $560,000 |
| 2019 | 15 | $304,000 | $225,000 to $658,750 |
| 2020 | 14 | $325,000 | $260,000 to $428,000 |
| 2021 | 17 | $398,400 | $270,000 to $485,000 |
| 2022 to 2024 | 0 in the qualified series | Not shown | Deeds recorded, see above |
| 2025 | 1 | One sale, $425,000 | $425,000 |
| 2026 (to the roll file) | 3 | Three sales, listed above | $250,000 to $312,500 |
From 2017 through 2021 Harbour Pointe turned over 11 to 17 condos a year in the county’s qualified record, with yearly medians between $304,000 and $398,400. The MLS shows 3 closings in the 12 months to October 29, 2026. The count is the larger change, and prices from a handful of sales scatter widely.
Usually, in the years the county’s qualified series covers. Since 2009 that series holds 34 pairs of back-to-back qualified sales of the same Harbour Pointe condo. In 30 pairs the second sale was higher, in 3 it was lower and in 1 it was the same. The median change across the 34 pairs was a gain of $50,250, or about 19.5 percent. Thirty-two of the 34 second sales took place in 2021 or earlier, so the pairs say little about owners who bought in 2022.
One 1,175 square foot condo at 4263 Bay Beach Lane has three full-price sales in the Lee County file: $319,000 in May 2017, $415,000 in August 2021 and $630,000 in April 2022. The chain shows how fast a Harbour Pointe price moved in the eight months before the 2022 peak, all from public record and with no unit number printed.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is a county resale chain, shown as an example of what the public record holds. It is not presented as a sale of ours.
| Sale date | Recorded price | Change from the sale before | Time between sales | In which series |
|---|---|---|---|---|
| May 12, 2017 | $319,000 | First sale of the three | n/a | County-qualified |
| August 20, 2021 | $415,000 | Up $96,000, or 30.1% | 4.3 years | County-qualified |
| April 18, 2022 | $630,000 | Up $215,000, or 51.8% | 241 days | MLS closing; deed recorded at the same price |
The MLS holds the last of the three: a closing on April 18, 2022 at $630,000, which was $11,000 over a $619,000 final list price after 5 days on the market.
The first step matches the wider record: the county’s yearly median moved from $340,000 on 11 sales in 2017 to $398,400 on 17 sales in 2021. The second step is the 2022 market in one line, a gain of $215,000 in 241 days. The county’s just value for this condo on the October 2026 roll is $393,048, which is 62.4 percent of the April 2022 price. No sale of this condo has been recorded since. The newest MLS closing of the same plan in the same tower is $470,000 in March 2023.
Two county-qualified sales of the 12 months to the October 4, 2026 roll file close longer chains, and neither reached the MLS. A 1,090 square foot condo at 4263 Bay Beach Lane sold for $220,000 on March 25, 2009 and for $250,000 on January 28, 2026, a gain of $30,000, or 13.6 percent, in nearly 17 years. A 1,055 square foot condo in the same tower sold for $260,000 on June 23, 2014 and for $425,000 on December 26, 2025, a gain of $165,000, or 63.5 percent, in eleven and a half years.
A recorded price does not show the condition at each sale, what was renovated between them, who the parties were to each other or what a buyer was told about fees and inspections. To see the chain for your own unit, ask for a Harbour Pointe valuation and we will pull it.
A Harbour Pointe condo’s value moves with the fee a buyer will carry, the association’s inspection and reserve papers, the floor, the condition and how it is priced against the three to five listings a buyer sees that week. The same 1,090 square foot plan in one tower closed $42,500 apart within eight weeks in 2026.
Both towers passed 30 years of age in 2012 and 2013 by the county roll, so both fall under Florida’s milestone inspection and structural integrity reserve study rules. Under section 718.503 a seller gives the buyer the declaration, bylaws, rules, the financial statement, the milestone inspection summary where one applies and the reserve study or a statement that none is complete. A buyer’s lender reads all of it. We state no status for either tower; a seller who hands over a complete, current package removes the largest unknown in a Harbour Pointe price.
A buyer divides the yearly cost of owning by the price before making an offer. On the March 2026 closing the listing-entered fees came to $18,120 a year against a $312,500 price, which is 5.8 percent of the price before tax or insurance. On the March 2023 closing the same entry was $7,856 against $470,000, or 1.7 percent. We make no claim about why the entries rose. A buyer in 2026 is doing different arithmetic from a buyer in 2022, and the valuation has to do it too.
The five closings from January 2024 to October 7 took a median of 106 days and four of them closed below the final list price, by a median of $31,500. The October 26, 2026 closing took 350 days and closed $82,900 below its final list. A first list price set from the newest closings and deeds of the same plan is the cheapest way to avoid both the long wait and the wide gap.
Hurricane Ian’s surge reached 10 to 15 feet above ground on Fort Myers Beach and Estero Island, according to the National Hurricane Center. We found no building-level damage record for Harbour Pointe. Keep the permits for any work in your unit. The Town applies its 50 percent substantial improvement test per building, and the Town’s page states a five-year look-back, so a buyer’s lender may ask what was repaired and under which permit.
A dock, garage or parking right adds to a Harbour Pointe condo’s value only when a recorded document ties it to the unit. The county roll flags a dock on 140 of the 141 Harbour Pointe parcels, yet only three of the 140 unit legal descriptions name a dock, a boat lift, a parking space or a garage.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll’s dock flag is a property-level record, not a slip count. Two unit legal descriptions at 4265 Bay Beach Lane name a numbered dock, one with a parking space and the other with a boat lift. One at 4263 Bay Beach Lane names a garage. We found no cooperative or boating association for Harbour Pointe in the state’s records, unlike Casa Marina, where slips are held through separate entities.
The 1,090 square foot condo whose legal description includes a dock and a boat lift has a deed recorded on March 6, 2024 at $450,000. It never appeared in the MLS and is not in the qualified series. The three MLS closings of that spring, all 1,055 square foot condos without such a description, were $410,000, $365,000 and $300,000. One deed cannot price a dock, and we do not call the difference a premium.
From 2020 through 2024 the county file carries 34 recorded transfers of $5,000 to $40,000 against Harbour Pointe unit parcels, most of them in same-day pairs on two different units. The file does not say what conveyed, and we did not retrieve the instruments. If you hold a dock, lift, garage or parking right, bring the deed or the association’s written assignment, because the roll alone will not show it and a right the documents do not show becomes a problem at closing.
Fees, reserves, assessments and insurance affect Harbour Pointe condo value because a buyer prices the yearly carry before the purchase price. No association budget was found in a primary document. Listing-entered annual recurring fees on 15 Southwest Florida MLS closings ranged from $7,856 to $18,120 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table groups the listing-entered quarterly condo fee and total annual recurring fees by when the condo closed. These are listing agents’ entries, not association figures, and all 15 show a master association fee of $0.
| Closing dates | Entries | Quarterly condo fee entered | Annual recurring fees entered | Annual fee as a share of each sold price |
|---|---|---|---|---|
| October 2021 to March 2023 | 10 | $1,964 or $1,970 | $7,856 or $7,880 | 0.9% to 2.0% |
| April to June 2024 | 3 | $2,541 | $10,164 | 2.5% to 3.4% |
| January 2026 | 1 | $4,150 | $16,600 | 6.1% |
| March 2026 | 1 | $4,530 | $18,120 | 5.8% |
The last column is our arithmetic, the entered annual fee divided by the sold price of the same closing; it moved because the entered fee went up and the sold prices came down. The quarterly entry on the March 2026 closing is about 2.3 times the entry on the March 2023 closing.
We state no inspection or reserve study status for either tower. The dates below are statutory deadlines computed from the county roll’s year built and stories only, under section 553.899 and section 718.112.
| Tower | Roll year built and stories | Reached 30 years | Computed first milestone deadline | Structural integrity reserve study |
|---|---|---|---|---|
| 4265 Bay Beach Ln | 1982, 10 stories | 2012 | Before December 31, 2024 | Applies, three or more stories |
| 4263 Bay Beach Ln | 1983, 10 stories | 2013 | Before December 31, 2024 | Applies, three or more stories |
Both computed dates have passed. Whether each inspection was done and what it found are answers that sit with the association. The Town has not been confirmed to have adopted the optional 25-year trigger for coastal buildings, and we do not state that it applies. Ask your association for both reports, and look the association up in the state’s reporting database.
We found no published notice of a special assessment at Harbour Pointe and no statement that there is none, and we found no association website where a notice would be posted. The estoppel certificate, which the association must issue within 10 business days of a request under section 718.116, states what is owed and what has been levied.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at both Harbour Pointe street addresses and at the center point, on the panel effective November 17, 2022. Lee County’s evacuation layer returns zone A. The Town of Fort Myers Beach is a Community Rating System Class 5 community, which carries a 25 percent discount on most National Flood Insurance Program policies in the Town. We quote no premium, because none is honest without a quote for the unit.
At the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $312,500, the closing of March 13, 2026 at 4263 Bay Beach Lane, works out to $4,159.63 a year before exemptions and non-ad valorem charges. Added to the $18,120 entered on the same closing, that is $22,279.63 a year before insurance or a mortgage.
The Property Appraiser’s just value is not what a Harbour Pointe condo will sell for. The median just value of the 140 unit parcels is $357,863, and on the five MLS closings from January 2024 to October 7 the just value ran from 77.9 to 121.4 percent of the price paid, above the price on three of the five.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll values the three plans in overlapping ranges, with the widest spread inside the largest plan.
| Roll heated area | Unit parcels | Median just value | Range of just value |
|---|---|---|---|
| 1,055 sq ft | 60 | $353,475 | $295,862 to $433,596 |
| 1,090 sq ft | 40 | $360,179 | $297,813 to $453,179 |
| 1,175 sq ft | 40 | $367,451.50 | $306,101 to $468,375 |
| All unit parcels | 140 | $357,863 | $295,862 to $468,375 |
The roll puts the largest plan about $14,000 above the smallest at the median. A 141st parcel, the common elements, carries a just value of zero.
The table sets the October 2026 roll’s just value for each unit beside the price it most recently sold for. Addresses are street numbers only.
| Sale | Series | Price | Just value on the October 2026 roll | Just value as a share of price |
|---|---|---|---|---|
| March 13, 2026, 4263 Bay Beach Ln, 1,090 sq ft | MLS and county | $312,500 | $354,451 | 113.4% |
| January 28, 2026, 4263 Bay Beach Ln, 1,090 sq ft | County only | $250,000 | $347,137 | 138.9% |
| January 16, 2026, 4263 Bay Beach Ln, 1,090 sq ft | MLS and county | $270,000 | $327,879 | 121.4% |
| December 26, 2025, 4263 Bay Beach Ln, 1,055 sq ft | County only | $425,000 | $314,796 | 74.1% |
| June 25, 2024, 4265 Bay Beach Ln, 1,055 sq ft | MLS | $300,000 | $295,862 | 98.6% |
| May 10, 2024, 4263 Bay Beach Ln, 1,055 sq ft | MLS | $365,000 | $398,492 | 109.2% |
| April 11, 2024, 4265 Bay Beach Ln, 1,055 sq ft | MLS | $410,000 | $319,265 | 77.9% |
On the ten older MLS closings, from October 2021 through March 2023, the same roll’s just value ran from 49.9 to 89.2 percent of the price. On the seven sales in the table it runs from 74.1 to 138.9 percent. Just value is an assessment as of January 1. It does not see a renovation, a fee increase, an inspection report or the terms of a private sale, and on all three Harbour Pointe sales the county recorded in 2026 through its October 4 roll file it was higher than the price.
Harbour Pointe and Casa Marina are bay-side condominium neighbors on Bay Beach Lane in Fort Myers Beach, and over the same 60 months Harbour Pointe recorded 15 MLS closings at a $470,000 median against 23 at $480,000 for Casa Marina. In the 36 months to October 7, 2026 the two records part: 5 closings from $270,000 against 14 from $399,999.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every market row uses the same 60-month window unless it says otherwise, because Harbour Pointe had only 5 MLS closings in the 36 months to October 7, 2026 and 2 in the 12 months to that date.
| Item | Harbour Pointe | Casa Marina |
|---|---|---|
| Water (roll land code) | Bay | Canal |
| Condominiums | One, with 140 units by the state’s file | Three, with 16, 92 and 36 units |
| Year built (county roll) | 1982 and 1983 | 1990 to 2001 |
| Tallest building (county roll) | 10 stories | 6 stories |
| Roll heated area | 1,055, 1,090 and 1,175 sq ft | 1,164 and 1,244 sq ft in six of seven buildings |
| Median just value (roll) | $357,863 | $350,225 |
| MLS closings, 60 months | 15 | 23 |
| MLS median sold price, 60 months | $470,000 | $480,000 |
| MLS sold price range, 60 months | $270,000 to $850,000 | $399,999 to $605,000 |
| MLS median price per sq ft, 60 months | $400 | $412 |
| MLS median days on market, 60 months | 26 | 48 |
| MLS median sale-to-final-list, 60 months | 97.0% | 96.7% |
| MLS closings, 36 months to October 7 | 5, from $270,000 to $410,000 | 14, from $399,999 to $605,000 |
| County-qualified sales, 60 months | 9, fewer than 10, listed above | 20, median $480,000 |
| Listing-entered annual recurring fees (not verified) | $7,856 to $18,120 on 15 entries | $5,240 to $11,000 on 23 entries |
| Boat slips | Dock flag on the roll; three unit legal descriptions name a dock, lift, parking space or garage | Separate boating associations and cooperative slip parcels |
| Active and pending, October 7, 2026 | 5 | 2 |
The two 60-month medians are $10,000 apart, but they are built differently. Casa Marina’s prices held between $399,999 and $605,000 across the whole five years. Harbour Pointe’s ran from $389,900 to $850,000 through March 2023 and from $270,000 to $410,000 since. Harbour Pointe is seven to nineteen years older on the roll, four stories taller and carries the higher listing-entered fees; we did not test which of those drives the difference. An owner weighing a move down the street can read our page on what a Casa Marina condo is worth. A buyer who wants one association and the lower recent prices will look at Harbour Pointe first; a buyer who wants a newer, lower building and a canal slip will look at Casa Marina.
Harbour Pointe’s 60-month median of $470,000 sits above the $425,000 median of the 238 condominium closings in ZIP 33931 over 12 months, but its five closings from January 2024 to October 7, from $270,000 to $410,000, all sit below that figure, as does the $310,000 closing of October 26. Among the older Bay Beach condominiums it is closest to Royal Pelican, at $429,900 on 19 closings over the same 60 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our research table for the Fort Myers Beach pages, with its own window shown in the row. A row’s window is the first of 12, 24, 36 or 60 months to hold at least 10 MLS closings. The county column is the Property Appraiser’s qualified-sale series. The Harbour Pointe parcel count of 141 is the 140 units plus one common-elements parcel, and that parcel’s 1995 date is why the row’s year built runs to 1995. The Harbour Pointe county figure rests on 9 sales, under our floor of 10, so use the list of sales above and not that median.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
Compare within a row first, because the windows differ. The three Bay Beach condominiums with a 12-month window, The Palms of Bay Beach, Hibiscus Pointe and Waterside at Bay Beach, sold 10, 12 and 17 condos in the 12 months to October 7, 2026. Harbour Pointe sold 2. The Palms is six years older on the roll than Harbour Pointe and still shows a 12-month range of $360,000 to $650,000, above all three of Harbour Pointe’s 2026 closings. Royal Pelican, the next oldest, shares the 60-month window and shows $429,900. Harbour Pointe’s $400 per square foot blends the 2022 sales with the recent ones.
Across ZIP 33931 the Southwest Florida MLS recorded 397 closings in the 12 months to October 7, 2026 at a median of $510,000, $455 per square foot, 92 days on market and 93.8 percent of final list. Condominiums, by joining MLS addresses to the county roll, had 238 closings at a $425,000 median; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. The ZIP carried 380 active and 27 pending listings, about 11.5 months of supply. The windows differ, 60 months here and 12 for the ZIP. Our Fort Myers Beach home valuation page covers the Town, and our Fort Myers Beach guide covers the island.
A seller of a Harbour Pointe condo at $312,500, the price of the March 13, 2026 closing at 4263 Bay Beach Lane, would net about $290,894 before any mortgage payoff with buyer-agent compensation offered, and about $298,706 without. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner’s title policy follows the Florida premium schedule of $575 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $312,500.00 | A recorded MLS closing price |
| Listing commission, 2.75% | -$8,593.75 | 2.75% of $312,500 |
| Buyer-agent compensation, 2.5%, if offered | -$7,812.50 | 2.5% of $312,500 |
| Deed documentary stamp tax | -$2,187.50 | 3,125 units of $100 at $0.70 |
| Owner’s title policy | -$1,637.50 | $575 plus $5.00 per $1,000 on $212,500 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$21,606.25 | 6.91% of price |
| Estimated net before payoff, with buyer-agent compensation | $290,893.75 | $312,500 minus $21,606.25 |
| Estimated total costs, without buyer-agent compensation | -$13,793.75 | 4.41% of price |
| Estimated net before payoff, without buyer-agent compensation | $298,706.25 | $312,500 minus $13,793.75 |
At $410,000, the closing of April 11, 2024 at 4265 Bay Beach Lane, the worksheet gives total costs of $27,895 with buyer-agent compensation (6.80 percent) and a net before payoff of $382,105, or costs of $17,645 (4.30 percent) and a net of $392,355 without it. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. Unpaid assessments, the current quarter’s fee and a tax proration credit to the buyer come off the net as well. See also the Fort Myers Beach seller page.
A free in-person comparative market analysis is a walk-through of your Harbour Pointe condo and a written value range built from the newest closings of its own floor plan, the county deeds the MLS missed, your fee statement and your association’s documents. There is no cost and no obligation to list. Request it with the valuation form below.
You receive the range, the sales we used and set aside, and a plan for pricing against the listings a buyer will see that week. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation confidential. Call Jesse direct at (239) 898-6072, text or call. If you are also buying, read our guide to buying a home in Fort Myers Beach, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this Harbour Pointe page says a fact is not available, each with the document or route that would settle it, so the gap can be closed before a listing agreement or a contract is signed.
These are the questions Harbour Pointe condo owners in Fort Myers Beach ask us most about value, answered from the closings and records above. Every figure carries its window and count, and where a fact is not published we name the document that settles it.
It depends on plan, floor, condition, the current fee and your documents. The 6 Southwest Florida MLS closings since January 2024, to October 29, 2026, ran from $270,000 to $410,000, the latest $310,000 on October 26, and 4 county-qualified sales in the 12 months to the October 4 roll file from $250,000 to $425,000. Use the valuation form for your own range.
The median of the 15 MLS closings in the 60 months to October 7, 2026 is $470,000, and no shorter window holds 10 closings. The median of the 5 closings from January 2024 to October 7 is $312,500, and of the 6 to October 29, $311,250.
The 60-month median is $400 per square foot on 15 closings, from $248 to $723. The five closings from January 2024 to October 7 ran from $248 to $389.
The newest sales of that plan are a county deed at $425,000 in December 2025 and MLS closings at $300,000, $365,000 and $410,000 in spring 2024. Two were listed at $395,000 and $425,000 on October 7, 2026, and still on October 29.
The newest sales of that plan are $310,000 on October 26, 2026, $312,500 in March 2026 and $270,000 and $250,000 in January 2026, the last on a county deed that never reached the MLS. On October 29 one was listed at $375,000 and one pending at $299,000.
The record is thinnest here. The newest MLS closing of that plan is $470,000 in March 2023, and one that was pending on October 7, 2026 at a $289,900 list price was back on the market on October 29.
It sits in a gap. Ten of the 15 closings, through March 2023, ran from $389,900 to $850,000, and the five from January 2024 to October 7 from $270,000 to $410,000.
The record does not separate them. The roll’s median just value is $361,113.50 at 4263 Bay Beach Lane and $357,863 at 4265, under one percent apart.
The roll says yes: median just value rises from $313,658 on the first floor to $396,908 on the tenth. The sales are mixed, since the lowest price in five years was a seventh-floor condo.
The 60-month median is 26 days on 15 closings, which blends two markets. The ten closings through March 2023 took a median of 9 days and the five from January 2024 to October 7 a median of 106; the October 26, 2026 closing took 350.
The 60-month median is 97.0 percent of final list on 15 closings. The six closings since January 2024, to October 29, 2026, ran from 78.9 to 106.5 percent, and five of the six closed below the final list price.
On October 29, 2026 the MLS showed 4 active listings, at $289,900, $375,000, $395,000 and $425,000, and 1 pending sale listed at $299,000. On October 7 there were 3 active and 2 pending; the $392,900 pending condo closed at $310,000 on October 26.
We do not call a direction from so few sales. Every closing since January 2024 was below every closing of 2022, and the three 2026 closings were $270,000, $312,500 and $310,000.
We do not know. The MLS shows none between June 25, 2024 and January 16, 2026, a gap of 570 days, and the county recorded one qualified sale in that gap, $425,000 on December 26, 2025.
In the county’s qualified series since 2009, 30 of 34 back-to-back sales of the same condo were higher the second time, 3 lower and 1 the same. Nearly all of those second sales were in 2021 or earlier.
A model has 2 MLS closings in two years to learn from, so it leans on 2022 sales or other buildings. It cannot see your floor, your fee statement or the county deeds that skipped the MLS.
No. The median just value of the 140 unit parcels is $357,863, and on the five MLS closings from January 2024 to October 7 it ran from 77.9 to 121.4 percent of the price.
Yes. On all three Harbour Pointe sales recorded in 2026 the roll’s just value was above the price, by 13.4, 21.4 and 38.9 percent.
Listing-entered annual recurring fees on 15 MLS closings ranged from $7,856 to $18,120, not verified; the association’s current budget and an estoppel certificate govern. A buyer prices that carry before making an offer.
We do not know. The quarterly entry went from $1,964 or $1,970 through March 2023 to $2,541 in 2024, $4,150 in January 2026 and $4,530 in March 2026. Ask the association for its last three budgets.
Buyers and lenders read both. Computed from the roll’s year built, both towers reached 30 years by 2013, so the first milestone inspection was due before December 31, 2024. We state no status.
We found no published notice of one and no statement that there is none. The estoppel certificate lists any assessment that is levied or unpaid.
Only if a recorded document ties it to your unit. The roll flags a dock on 140 of 141 parcels, but only two unit legal descriptions name a dock.
It changes what a buyer pays to insure and sometimes whether a lender approves. The FEMA flood map indicates Zone VE at 12 feet at both street addresses.
Buyers ask about it. We found no building-level damage record for Harbour Pointe, so your permits and the association’s repair history are the evidence.
At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $312,500 price works out to $4,159.63 a year before exemptions and non-ad valorem charges.
On our worksheet a $312,500 sale nets about $290,894 before payoff with buyer-agent compensation offered and about $298,706 without. Commissions are negotiable.
By custom the seller pays both: deed stamps at $0.70 per $100 of price and the owner’s title policy. The contract controls.
Under section 718.503 a condominium seller provides the declaration, articles, bylaws, rules, the financial statement and, where they apply, the milestone inspection summary and reserve study. Section 689.302 adds a flood disclosure. This is information, not legal advice.
Section 718.503 gives a resale buyer 7 days, excluding weekends and legal holidays, after receiving the documents, or 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
The rules are not published. The recorded declaration, Lee County Official Records Book 1650, Page 4488, and the current rules govern, and the Town of Fort Myers Beach runs a short-term rental registration.
They count different things. In 60 months the MLS shows 15 closings and the county’s qualified series 9 sales, and only 4 sales are in both.
Over 60 months the medians are $470,000 on 15 closings here and $480,000 on 23 there. Over the 36 months to October 7, 2026 Harbour Pointe shows 5 closings from $270,000 to $410,000 and Casa Marina 14 from $399,999 to $605,000.
Yes. This page covers the two ten-story condominium towers at 4263 and 4265 Bay Beach Lane on Estero Island, in the Town of Fort Myers Beach, ZIP 33931.
Use the valuation form, or call Jesse direct at (239) 898-6072. Tell us your tower, plan, floor and current quarterly fee. We reply the same day.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from clients across Southwest Florida.
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A Fort Myers Beach specialist knows that Harbour Pointe’s five-year median hides two separate markets, that two of the four sales the county recorded from December 2025 to March 2026 never reached the MLS, which deeds the county counts as qualified and what the flood map indicates at an address. A valuation that reflects all of it holds up when the buyer’s appraiser arrives.
A general agent may price a unit from the $470,000 median, quote the county’s just value as if it were a price, leave the 2026 fee out of the buyer’s arithmetic or never open the county file. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
This page covers the towers, the declaration and the flood table, and our Fort Myers Beach community page covers the island around them.
If you are asking “what can I sell my Harbour Pointe condo for,” McGreevy and Comisar price from the newest closings and deeds of your own floor plan. We tracked every one of the 15 Harbour Pointe closings in the Southwest Florida MLS in the last 60 months, and every county-qualified sale beside them.
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. Only 3 Harbour Pointe condos closed in the MLS in the 24 months to October 29, 2026, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Harbour Pointe condos.
Our record: Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Harbour Pointe recorded sales, last 60 months: 15 Southwest Florida MLS closings at a $470,000 median, from $270,000 to $850,000, at a median of 26 days on market and 97.0 percent of the final list price, through October 7, 2026. The 5 closings from January 2024 to October 7 ran from $270,000 to $410,000.
Enter your details in the valuation form for your free Harbour Pointe condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and how we value and sell condominiums on Fort Myers Beach.
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
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
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. Jesse has been licensed since November 4, 2004 and Marc since September 25, 2003.
Valuing a Harbour Pointe condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this Harbour Pointe page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. The links come from the audited research behind this page, read in October 2026; MLS active, pending and sold rows were re-checked on October 29, 2026.
These official documents bear most directly on what a Harbour Pointe condo is worth and what its seller must deliver. Each is hosted by the public agency that issued it and can be read in full online, free of charge.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage behind the tax examples | View the millage book |
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 rates by district, printed October 9, 2026 | View the 2026 book |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list searched for Harbour Pointe | View the list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
The Harbour Pointe declaration, budgets and rules are not posted publicly; the recorded declaration can be requested from the Lee County Clerk by Official Records Book 1650, Page 4488.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Harbour Pointe condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.