By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
What is your Hibiscus Pointe condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 181 condominiums in Hibiscus Pointe, eight bay-side buildings at 4401 to 4491 Bay Beach Lane inside the Bay Beach enclave of Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Hibiscus 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 Hibiscus Pointe condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 12 Hibiscus Pointe closings at a median of $375,000, from $270,000 to $440,000. Seven were three-bedroom condos of 1,197 square feet, and the median of these 7 closings was $380,000. Five were two-bedroom condos, at $270,000, $300,000, $370,000, $390,000 and $395,000. The Lee County recorded-sales series is separate: 11 qualified sales in 12 months at a median of $380,000. The larger plan has not sold for more than the smaller one, so floor, condition and a boat dock right do more of the work than bedroom count. This is Hibiscus Pointe on Bay Beach Lane, ZIP 33931, not any development of the same name in another city. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Hibiscus Pointe condo in Fort Myers Beach is worth what recent closings of its own floor plan and floor brought, adjusted for condition, fees, flood-insurance cost and any dock right. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 12 closings at a $375,000 median, from $270,000 to $440,000, at a median of $320 per square foot.
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 Hibiscus Pointe in four windows counted back from October 7, 2026. The 12-month window holds 12 closings, which clears our floor of 10, so it leads. None of the 34 closings in 60 months 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 | 12 | $375,000 | $270,000 to $440,000 | $320 | 75 | 94.4% |
| 24 months | 13 | $380,000 | $270,000 to $480,000 | $322 | 78 | 93.8% |
| 36 months | 21 | $385,000 | $270,000 to $650,000 | $368 | 78 | 93.1% |
| 60 months | 34 | $434,750 | $270,000 to $650,000 | $401 | 53 | 95.1% |
The 60-month median of $434,750 sits $59,750 above the 12-month median of $375,000. The reason is timing, not a change in the buildings: eleven of the 34 closings fell between October 2021 and July 2022, at $439,500 to $600,000, and they lift every window that reaches back that far.
The county roll shows 90 two-bedroom, two-bath units of 997 square feet and 91 three-bedroom, two-bath units of 1,197 square feet. Over 36 months the MLS recorded 12 two-bedroom closings at a $387,500 median and 9 three-bedroom closings where the median of these 9 closings was $385,000. Start with the plan, then look past it. We tracked every one of the 34 Hibiscus Pointe closings in the Southwest Florida MLS in the last 60 months before writing a sentence about them.
These are the eight facts about Hibiscus Pointe condo values in Fort Myers Beach that matter most in October 2026, each with its window and its count.
This guide runs from the short answer and our method through the sales record, the dock question, fees, a comparison with Casa Marina, a net sheet and the questions Hibiscus Pointe owners ask most.
The Value and the Method: Why Value Your Hibiscus Pointe Condo With McGreevy and Comisar? · Get Your Free Hibiscus Pointe Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Hibiscus Pointe Values in Fort Myers Beach? · How Do We Value a Hibiscus Pointe Condo in Fort Myers Beach?
The Record: What Did Hibiscus Pointe Homes Sell For in the Last Five Years? · What Is a Hibiscus Pointe Condo Worth by Building, Floor, Size and Position? · Are Hibiscus Pointe Condo Values in Fort Myers Beach Rising or Falling? · One Hibiscus Pointe Condo’s Public Record · What Moves a Hibiscus Pointe Condo’s Value Up or Down? · What Is a Hibiscus Pointe Boat Dock Worth, and Does It Change the Condo’s Value? · How Do Fees, Reserves, Assessments and Insurance Affect Hibiscus Pointe Condo Value? · Is the Property Appraiser’s Just Value What a Hibiscus Pointe Condo Will Sell For?
Comparisons: Hibiscus Pointe vs Casa Marina: How Do the Records Compare? · How Do Hibiscus Pointe Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Hibiscus Pointe Condo? · Want a Free In-Person Hibiscus Pointe Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Hibiscus 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 Hibiscus Pointe Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Hibiscus Pointe condos from the closings of Hibiscus Pointe itself, by floor plan, floor and building, 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 record, the dock parcels 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 Hibiscus Pointe condo works once you have the number. Only 12 Hibiscus Pointe condos closed in the last 12 months, 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 Hibiscus 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 closings of your own floor plan and floor, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, buildings, sizes and prices, the closings we set aside and why, and our adjustments for floor, condition, fees, flood-insurance cost and any dock. We need your building number, bedroom count, floor, any renovation, your latest association statement, your dock paperwork if you have a dock, and the milestone inspection summary and reserve study if you hold them.
An online estimate misses Hibiscus Pointe values because a model expects a three-bedroom to outsell a two-bedroom, which this record does not show, and it cannot see a floor, a renovation, a fee statement, a dock parcel or the county sales that never reached the MLS. Treat any automated estimate as a starting question.
A model that adds value for a third bedroom and 200 more square feet would price the 1,197 square foot plan well above the 997 square foot plan. The closings do not. Since January 2023 the MLS shows 14 two-bedroom closings at a $392,500 median and 9 three-bedroom closings where the median of these 9 closings is $385,000. On price per square foot the two plans look far apart; on price they overlap.
The county roll gives 997 square feet for every two-bedroom unit. The MLS entries give 997 on fifteen two-bedroom closings, 998 on one and 1,060 on six. A tool that divides price by the listed living area shows a lower price per square foot for those six, with no difference in the condo itself.
The county file holds four qualified Hibiscus Pointe sales in the last 60 months that are not among the MLS closings: $450,000 in June 2023 at 4481 Bay Beach Lane, $350,000 in January 2024 at 4421, $342,500 in May 2024 at 4411 and $300,000 in January 2026 at 4411. Nine MLS closings are not in the county’s qualified file.
A boat dock at Hibiscus Pointe is a parcel in a separate cooperative with its own recorded sales, and a listing price may or may not include one. Recorded dock sales since 2021 run from $11,000 to $65,000, so two condos of the same plan can differ by that much for the dock alone, and an estimate that averages them describes neither.
We value a Hibiscus Pointe condo in five steps: choose the closings of its own floor plan, adjust for floor, condition, fees and flood-insurance cost, settle the dock question, move the number for time, and test it against what is for sale this week. The result is a range we can defend line by line.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start with the first window that holds 10 closings and name the window and the count beside every figure. For Hibiscus Pointe that is 12 months, 12 closings. When a group is smaller than 10, such as the five two-bedroom closings of the last 12 months, we list the closings and add the county’s recorded sales as a second, separate list.
Buyers here pay for a floor, for condition, and for a documents package that is in order in buildings now past 30 years. They discount for a yearly carry that listing entries show roughly doubling since 2021.
Before any number goes out we ask whether the condo comes with a dock right and which dock parcel it is. The county roll records the dock parcels separately, so we look yours up and give the number with and without it.
We weight the newest closings and read them against the older ones. The five 12-month blocks of the last five years hold 12, 1, 8, 2 and 11 closings, so only the newest and the oldest are large enough for a median we would lean on, and they sit four years apart.
On October 7, 2026 the MLS showed 4 active Hibiscus Pointe listings and no pending sale, at $350,000 to $435,900 after 103 to 372 days on the market. A re-check of the MLS on October 29, 2026 found two of those condos still active, at $350,000 and $399,000, none pending, and no closing since September 22, 2026. Request your free valuation with the valuation form or read our guide to selling a Hibiscus Pointe condo.
The 1,197 square foot three-bedroom is the plan with the most recent evidence: 91 of the 181 units on the roll and 7 of the 12 MLS closings of the last 12 months. Those seven closed at $325,000, $365,000, $370,000, $380,000, $385,000, $385,000 and $440,000.
| Period of closing | Closings of the 1,197 sq ft plan | Sold prices |
|---|---|---|
| October 2021 to March 2022 | 3 | $460,000, $500,000 and $600,000 |
| March 2024 to May 2025 | 2 | $485,000 and $480,000 |
| December 2025 to September 2026 | 7 | $325,000 to $440,000; the median of these 7 closings is $380,000 |
None of the three periods holds 10 closings, so we do not call them a trend. They do tell an owner which closings a buyer’s agent will quote: five of the seven newest sales of this plan fell between $365,000 and $385,000, a band only $20,000 wide. Three of the four active listings are of this plan, at $399,000, $425,000 and $435,900, and all three ask more than six of those seven closings brought.
In the last five years the Southwest Florida MLS recorded 34 Hibiscus Pointe closings at a median of $434,750, from $270,000 to $650,000, and the last 12 months hold 12 at a median of $375,000. All 34 are listed below by street address, the newest 12 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 12 closings from October 8, 2025 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 |
|---|---|---|---|---|---|---|
| 09/22/26 | 4421 Bay Beach Ln | $325,000 | $349,000 | 1,197 | $272 | 5 |
| 09/01/26 | 4471 Bay Beach Ln | $380,000 | $400,000 | 1,197 | $317 | 116 |
| 07/08/26 | 4431 Bay Beach Ln | $390,000 | $399,000 | 1,060 | $368 | 72 |
| 07/07/26 | 4431 Bay Beach Ln | $300,000 | $339,000 | 1,060 | $283 | 174 |
| 06/12/26 | 4491 Bay Beach Ln | $370,000 | $399,000 | 997 | $371 | 392 |
| 05/15/26 | 4411 Bay Beach Ln | $385,000 | $400,000 | 1,197 | $322 | 22 |
| 04/21/26 | 4491 Bay Beach Ln | $365,000 | $389,000 | 1,197 | $305 | 41 |
| 03/12/26 | 4431 Bay Beach Ln | $440,000 | $510,000 | 1,197 | $368 | 53 |
| 02/27/26 | 4411 Bay Beach Ln | $385,000 | $399,000 | 1,197 | $322 | 81 |
| 02/27/26 | 4411 Bay Beach Ln | $395,000 | $399,000 | 997 | $396 | 78 |
| 12/19/25 | 4491 Bay Beach Ln | $270,000 | $295,000 | 998 | $271 | 61 |
| 12/10/25 | 4421 Bay Beach Ln | $370,000 | $389,900 | 1,197 | $309 | 336 |
Three patterns, none a trend claim. Eight of the 12 closed between $365,000 and $395,000, a band only $30,000 wide. Days on market ran from 5 to 392: two closed within 30 days and two took 180 days or more. And all 12 closed below the final list price, by as little as $4,000 and as much as $70,000, with a median gap of $22,000. We tracked every one of these 12 closings individually, list price against sold price, before pricing anything from them.
The 22 older closings show the same two plans at very different prices. Eleven closed from October 2021 through July 2022 at $439,500 to $600,000, in a median of 5 days; four of them sold above the final list price and four at it. Ten closed from May 2023 through September 2024 at $362,000 to $650,000, and one closed in May 2025 at $480,000 after 352 days. The highest price of the five years, $650,000 on May 23, 2024, was a 997 square foot condo at 4451 Bay Beach Lane, $100,000 above the next highest two-bedroom closing since 2023. Across all 34 closings, four sold above the final list price, four at it and 26 below; twelve closed within 30 days and five took 180 days or more. Only 2026 holds 10 closings in a calendar year: a $382,500 median, $322 per square foot, 75 days on market and 94.4 percent of final list.
The Lee County Property Appraiser recorded 11 qualified Hibiscus Pointe condominium sales in the 12 months to the roll file, at a median of $380,000. This separate series counts only sales the county codes as qualified, and it is never averaged with the MLS figures.
| Window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 11 | $380,000 | $300,000 to $440,000 |
| 24 months | 12 | $382,500 | $300,000 to $480,000 |
| 36 months | 21 | $385,000 | $300,000 to $650,000 |
| 60 months | 28 | $392,500 | $300,000 to $650,000 |
Over 60 months the 28 qualified sales split by plan as 16 of the 997 square foot plan, at a $397,500 median, and 12 of the 1,197 square foot plan, at a $385,000 median. The county series therefore shows the same thing the MLS shows: the two plans in one band.
Every sale that appears in both series agrees on price. The series differ in membership. Three of the four county sales missing from the MLS are 1,197 square foot units. Nine MLS closings are not in the county’s qualified file: the six dated 2022, one from November 2023, and the closings of December 19, 2025 and September 22, 2026, which may simply postdate the file. An owner deserves a valuation that reads both lists and says which sale came from which.
A Hibiscus Pointe condo is priced more by floor and condition than by plan: over 36 months, 11 closings on the first three floors had a $370,000 median and 10 closings on floors four to six had $417,500, while two-bedrooms and three-bedrooms shared one band. Building numbers matter least, and two buildings have no MLS closing at all.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The next table splits the 34 closings by street number. The year built and unit counts are from the county roll, which shows six stories for every unit parcel.
| Building | County year built | Units on the roll | MLS closings, 60 months | Median sold price | Range | MLS closings, last 36 months |
|---|---|---|---|---|---|---|
| 4491 Bay Beach Ln | 1993 | 20 | 8 | $405,000, the median of these 8 closings | $270,000 to $600,000 | 6 |
| 4481 Bay Beach Ln | 1993 | 23 | 0 | No MLS closing | n/a | 0 |
| 4471 Bay Beach Ln | 1994 | 22 | 2 | Two closings, $375,000 and $380,000 | $375,000 to $380,000 | 2 |
| 4451 Bay Beach Ln | 1994 | 24 | 7 | $500,000, the median of these 7 closings | $439,500 to $650,000 | 2 |
| 4431 Bay Beach Ln | 1994 | 24 | 7 | $440,000, the median of these 7 closings | $300,000 to $524,900 | 5 |
| 4421 Bay Beach Ln | 1995 | 24 | 6 | $420,000, the median of these 6 closings | $325,000 to $585,000 | 3 |
| 4411 Bay Beach Ln | 1995 | 24 | 4 | $390,000, the median of these 4 closings | $385,000 to $460,000 | 3 |
| 4401 Bay Beach Ln | 1995 | 20 | 0 | No MLS closing | n/a | 0 |
No building reaches 10 closings, so none has a median we would lean on. The $500,000 figure at 4451 Bay Beach Lane is a timing effect: five of its seven closings fell in 2021 and 2022. An owner at 4481 or 4401 has no MLS closing in the building in five years. The county file adds one qualified sale at 4481, $450,000 in June 2023, and none at 4401 in 60 months, so those owners are priced from the other six buildings, plan for plan.
Plan is the first thing every buyer asks about and the thing this record separates least.
| Plan and period | MLS closings | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Two-bedroom, 60 months | 22 | $434,750 | $270,000 to $650,000 | $423 |
| Three-bedroom, 60 months | 12 | $412,500 | $325,000 to $600,000 | $345 |
| Two-bedroom, 36 months | 12 | $387,500 | $270,000 to $650,000 | $379 |
| Three-bedroom, 36 months | 9 | $385,000, the median of these 9 closings | $325,000 to $485,000 | $322 |
| Two-bedroom, 12 months | 5 | $370,000, the median of these 5 closings | $270,000 to $395,000 | $368 |
| Three-bedroom, 12 months | 7 | $380,000, the median of these 7 closings | $325,000 to $440,000 | $317 |
In each period the two plans sit within $22,250 of each other on price, while the three-bedroom’s price per square foot is $51 to $78 lower. The 60-month two-bedroom figure is higher mainly because eight of its 22 closings fell in 2021 and 2022, against three of the 12 three-bedroom closings. We make no premium claim for either plan.
The MLS addresses carry unit labels, which this page does not print, and at Hibiscus Pointe the labels are consistent enough to read the floor from. Over 36 months the 21 closings split as 11 on floors one to three, at a $370,000 median from $270,000 to $430,000, and 10 on floors four to six, at a $417,500 median from $300,000 to $650,000.
| Group, last 36 months | MLS closings | Median sold price | Range |
|---|---|---|---|
| Floors one to three, all plans | 11 | $370,000 | $270,000 to $430,000 |
| Floors four to six, all plans | 10 | $417,500 | $300,000 to $650,000 |
| Three-bedroom, floors one to three | 5 | $370,000, the median of these 5 closings | $325,000 to $385,000 |
| Three-bedroom, floors four to six | 4 | Four closings: $385,000, $440,000, $480,000 and $485,000 | $385,000 to $485,000 |
| Two-bedroom, floors one to three | 6 | $380,000, the median of these 6 closings | $270,000 to $430,000 |
| Two-bedroom, floors four to six | 6 | $390,000, the median of these 6 closings | $300,000 to $650,000 |
The upper floors closed higher in this window, and the gap is clearest among the three-bedrooms, where every upper-floor closing matched or beat every lower-floor closing. Once the 21 are split by plan, though, no group holds 10 closings, and timing differs: five of the ten upper-floor closings date from 2024, against one of the eleven lower-floor closings. We describe the pattern and do not publish a floor premium. In the last 12 months, eight of the 12 closings were on floors one to three.
The county roll’s unit numbering puts the 1,197 square foot three-bedroom plan in the first and fourth positions on each floor and the 997 square foot two-bedroom plan in the second and third. Position therefore tells you the plan. The roll does not say which positions face the canal, the bay or the parking, so we do not price an outlook from the record.
All eight buildings are on the bay side of Estero Island, not Gulf-front, and the county roll records the land of every parcel as on a canal. The listing entries do not state the outlook in a field we can count. Identical plans do sell far apart: two condos entered at 1,060 square feet closed one day apart at 4431 Bay Beach Lane in July 2026, at $390,000 and $300,000.
The 4 active listings on October 7, 2026 have a median list price of $412,000 and no pending sale among them, about 4.0 months of supply at the 12-month pace. Two of the four are at 4481 Bay Beach Lane, a building with no MLS closing in five years. For live listings with photos, use our team’s site, DomainRealtyGroup.com; this page is the research behind the search.
Hibiscus Pointe closings in the latest 12 months were lower and slower than the closings of four years earlier: 12 closings at a $375,000 median and 75 days on market, against 11 closings at $511,000 and 5 days from October 2021 to October 2022. We describe the history here and do not forecast it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We cut the 34 MLS closings into five consecutive 12-month blocks ending October 7, 2026. Only two blocks hold 10 or more closings. The other three hold 1, 8 and 2, so their figures are the closings themselves and carry no weight as a trend.
| 12-month block | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Oct 8, 2025 to Oct 7, 2026 | 12 | $375,000 | $270,000 to $440,000 | $320 | 75 | 94.4% |
| Oct 8, 2024 to Oct 7, 2025 | 1 | One closing, $480,000 | $480,000 | $401 | 352 | 88.2% |
| Oct 8, 2023 to Oct 7, 2024 | 8 | $427,500, the median of these 8 closings | $362,000 to $650,000 | $403 | 59 | 92.0% |
| Oct 8, 2022 to Oct 7, 2023 | 2 | Two closings, $400,000 and $550,000 | $400,000 to $550,000 | $401 and $552 | 246 and 53 | 95.2% and 91.7% |
| Oct 8, 2021 to Oct 7, 2022 | 11 | $511,000 | $439,500 to $600,000 | $501 | 5 | 100.0% |
Compare only the two blocks large enough to compare. The block ending October 2022 had 11 closings at a $511,000 median and $501 per square foot, with a median of 5 days on market. The block ending October 2026 had 12 closings at $375,000 and $320 per square foot, with a median of 75 days. Hurricane Ian struck on September 28, 2022, and the 12 months that followed it hold just 2 closings.
The Lee County recorded-sales series is separate, counted by calendar year and never averaged with the MLS. It reaches back further than our MLS pull, with 120 qualified sales since March 2012; the table starts at 2018. It holds no qualified Hibiscus Pointe sale dated 2022, a year in which the MLS recorded 6 closings. Where a year has fewer than 10 sales, the figure is the median of those sales.
| Calendar year (to Oct 4, 2026 for 2026) | County qualified sales | Median price | Range |
|---|---|---|---|
| 2018 | 6 | $335,912.50, the median of these 6 sales | $305,000 to $358,000 |
| 2019 | 15 | $345,000 | $270,000 to $393,400 |
| 2020 | 8 | $341,000, the median of these 8 sales | $335,000 to $402,000 |
| 2021 | 16 | $422,500 | $320,000 to $500,000 |
| 2022 | 0 | No qualified sale recorded | n/a |
| 2023 | 4 | $437,500, the median of these 4 sales | $400,000 to $550,000 |
| 2024 | 8 | $380,000, the median of these 8 sales | $342,500 to $650,000 |
| 2025 | 2 | Two sales, $370,000 and $480,000 | $370,000 to $480,000 |
| 2026 | 10 | $382,500 | $300,000 to $440,000 |
The years with 10 or more sales are 2019, 2021 and 2026, at $345,000, $422,500 and $382,500, and before the table 2014, with 15 sales at $282,500. The 2026 figure stands below 2021 and above 2019.
The county file lets us follow a unit from one qualified sale to the next. Since 2012, 93 Hibiscus Pointe units have a qualified sale, 22 of them sold twice or more, and those give 27 pairs of consecutive sales. In 23 pairs the second price was higher and in 4 it was lower; the median change was a 12.4 percent gain over a median of 4.4 years between sales.
| Second sale closed | Earlier sale | Second sale | Change | Plan, heated sq ft |
|---|---|---|---|---|
| December 2025 | $340,000 in July 2020 | $370,000 | Up 8.8% | 1,197 |
| February 2026 | $460,000 in October 2021 | $395,000 | Down 14.1% | 997 |
| March 2026 | $460,000 in October 2021 | $440,000 | Down 4.3% | 1,197 |
| May 2026 | $342,500 in May 2024 | $385,000 | Up 12.4% | 1,197 |
| June 2026 | $320,000 in April 2021 | $370,000 | Up 15.6% | 997 |
| July 2026 | $362,000 in September 2024 | $390,000 | Up 7.7% | 997 |
| September 2026 | $341,000 in November 2020 | $380,000 | Up 11.4% | 1,197 |
These are the seven pairs whose second sale closed in 2025 or 2026. Five sold higher and two sold lower, and both of the lower ones were bought in October 2021, inside the eleven-closing run at the top of the five-year record. Seven pairs are a list, not a market measure.
One 997 square foot two-bedroom at 4411 Bay Beach Lane has three qualified sales in the Lee County file: $320,000 in April 2017, $460,000 in October 2021 and $395,000 in February 2026. The chain shows a Hibiscus Pointe condo rising, peaking and settling, 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.
| Qualified sale date | Recorded price | Change from the sale before | Years between sales |
|---|---|---|---|
| April 7, 2017 | $320,000 | First sale in the file | n/a |
| October 15, 2021 | $460,000 | Up $140,000, or 43.8% | 4.5 |
| February 27, 2026 | $395,000 | Down $65,000, or 14.1% | 4.4 |
The MLS holds the last two of the three: a closing on October 15, 2021 at the full $460,000 list price after 5 days, and a closing on February 27, 2026 at $395,000 against a $399,000 final list price after 78 days. The 2026 sale is the highest two-bedroom closing of the last 12 months.
The first step tracks the county’s own yearly medians, which moved from $320,000 in 2017 to $422,500 in 2021. The second step shows the other side: an owner who bought at the top of the 2021 run sold $65,000 lower four years on, yet still $75,000 above the 2017 price. The county’s 2026 just value for the unit is $282,780, which is 71.6 percent of the February 2026 price.
A recorded price does not show the condition at each sale, what was renovated between them, or whether a dock parcel changed hands beside the unit in a separate deed. To see the chain for your own unit, ask for a Hibiscus Pointe valuation and we will pull it.
A Hibiscus Pointe condo’s value moves with its floor, its condition, the completeness of its association papers, whether a dock right conveys and how it is priced against the three or four listings a buyer sees that week. Plan and building number move it least, because the record shows both sharing one band.
Two plans repeated across eight buildings make condition easy for a buyer to compare. The $650,000 closing of May 2024 and the $270,000 closing of December 2025 are both two-bedroom condos of the same plan, and the record does not say what separated them beyond the floor and the date.
Every building has six stories by the county roll and reached 30 years in 2023, 2024 or 2025. Under section 718.503 a seller gives the buyer the declaration, bylaws, rules, budget, the milestone inspection summary where one applies and the reserve study or a statement that none exists. A buyer’s lender reads all of it, and a complete package protects the price.
The 12 closings of the last 12 months sold a median of $22,000 under their final list price. The two that spent 336 and 392 days on the market closed at $370,000 each; the three-bedroom that sold in 5 days closed at $325,000. A first list price set from the closings of the same plan and floor is the cheapest way to avoid both outcomes.
A Hibiscus Pointe boat dock is a separate parcel in the Hibiscus Pointe Boat Cooperative Association, Inc., and the county roll records 144 dock parcels for 181 condos. Dock parcels show their own recorded sales, from $11,000 to $65,000 since 2021, so a condo valuation states plainly whether a dock is in the number.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The cooperative’s declaration is recorded at Lee County Official Records Book 2450, Page 260, and it is governed by chapter 719, not by the condominium law in chapter 718. Of the 144 dock parcels, 128 carry the word lift in their legal description and 11 the word davit. Their just values run from $6,060 to $44,310, with a median of $31,139.
Fifty dock parcels show a last recorded sale since January 1, 2021, at amounts from $11,000 to $65,000. Five were recorded in 2026: $40,000 on February 5, $39,000 on April 16, $40,000 and $20,000 on May 8 and $27,000 on August 17. These are recorded amounts, not screened as qualified sales, and a recorded dock amount may be bundled with something else. We do not publish a dock price as a market figure.
The roll’s last recorded dock sales include four dated the same day as a qualified condo sale, on three dates since 2021; we did not match the parties, so we do not say they were one transaction. The point for an owner is practical. If your dock conveys with your condo, the buyer is paying for two parcels and the comparable sales may have been one. We price the condo first, then the dock from the recorded dock sales, and show both lines.
Have the deed or cooperative document that names your dock parcel, the cooperative’s current charges and any notice of a dock assessment. We are not attorneys, and a Florida real estate attorney should read the cooperative documents before anyone relies on a dock right.
Fees, reserves, assessments and insurance affect Hibiscus 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 34 Southwest Florida MLS closings ranged from $5,600 to $11,600, unverified; 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 total annual recurring fees by the year the condo closed. These are entries by listing agents, not association figures.
| Closing year | Entries | Listing-entered annual recurring fees |
|---|---|---|
| 2021 (October to December) | 5 | $5,600 |
| 2022 | 6 | $6,400 to $6,840 |
| 2023 | 4 | $9,200 |
| 2024 | 6 | $9,200 |
| 2025 | 3 | $9,200 to $11,200 |
| 2026 (to October 7) | 10 | $11,200 to $11,600 |
On the 12 closings of the last 12 months the entries were $11,200 on four and $11,600 on eight, with no difference by floor plan that the entries show. Against each sold price, the entered fee ran from 2.64 to 4.15 percent of price, with a median of 3.03 percent.
We state no inspection or reserve study status for any building. The dates below are statutory deadlines computed from the county roll’s year built and story count only, under section 553.899 and section 718.112.
| Buildings (street number) | Roll year built | Reaches 30 years | Computed first milestone deadline |
|---|---|---|---|
| 4491 and 4481 Bay Beach Ln | 1993 | 2023 | December 31, 2025 |
| 4471, 4451 and 4431 Bay Beach Ln | 1994 | 2024 | December 31, 2025 |
| 4421, 4411 and 4401 Bay Beach Ln | 1995 | 2025 | December 31, 2025 |
Every computed date has passed. 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 the association for the milestone inspection summary and the structural integrity reserve study, and look the association up in the state’s reporting database.
We found no published notice of a special assessment at Hibiscus Pointe and no statement that there is none. The estoppel certificate, which the association must issue within 10 business days of a request under section 718.116, states what is owed.
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 Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $380,000, the closing of September 1, 2026 at 4471 Bay Beach Lane, works out to $5,058.10 a year before exemptions and non-ad valorem charges.
The Property Appraiser’s just value is not what a Hibiscus Pointe condo will sell for. The median just value of the 181 unit parcels is $299,926, and on the 11 county-qualified sales of the last 12 months the just value ran from 68.3 to 89.7 percent of the recorded price, with a median of 78.3 percent.
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 two plans in two tight groups and barely separates floors within them.
| Roll heated area | Unit parcels | Median just value | Range of just value |
|---|---|---|---|
| 997 sq ft, two-bedroom | 90 | $268,316 | $267,666 to $296,838 |
| 1,197 sq ft, three-bedroom | 91 | $300,657 | $299,926 to $316,096 |
| All unit parcels | 181 | $299,926 | $267,666 to $316,096 |
The roll puts the three-bedroom about $32,000 above the two-bedroom. Buyers, on the last 36 months of closings, have not.
On the 11 sales, the unit whose just value came closest to its price sold at $300,000 with a just value of $268,966, and the one furthest sold at $440,000 with a just value of $300,657. Just value is an assessment for tax purposes as of January 1, and it does not see a renovation, a floor or a dock. None of the 11 sold for less than its just value, and 11 sales do not make that a rule.
Hibiscus Pointe and Casa Marina are six-story, bay-side condominium groups on the same lane in Fort Myers Beach, and over the same 36 months Hibiscus Pointe recorded 21 MLS closings at a $385,000 median against 14 at $480,000 for Casa Marina. Casa Marina’s floor plans are larger and its recent record is thinner.
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 36-month window, because Casa Marina has only 2 MLS closings in the last 12 months and 7 in 24.
| Item | Hibiscus Pointe | Casa Marina |
|---|---|---|
| Residential parcels (county roll) | 182 | 146 |
| Year built (county roll) | 1992 to 1995 | 1990 to 2001 |
| Floor plans (roll heated area) | 997 and 1,197 sq ft | 1,164 and 1,244 sq ft |
| Condominium associations | One | Three |
| Dock entity | One boat cooperative, 144 dock parcels | Two boating associations, 144 boat-dock parcels |
| Median just value (roll) | $299,926 | $350,225 |
| MLS closings, 36 months | 21 | 14 |
| MLS median sold price, 36 months | $385,000 | $480,000 |
| MLS sold price range, 36 months | $270,000 to $650,000 | $399,999 to $605,000 |
| MLS median price per sq ft, 36 months | $368 | $408 |
| MLS median days on market, 36 months | 78 | 38.5 |
| MLS median sale-to-final-list, 36 months | 93.1% | 95.6% |
| County-qualified sales, 36 months | 21, median $385,000 | 16, median $477,500 |
| Listing-entered annual recurring fees (unverified) | $5,600 to $11,600 on 34 entries | $5,240 to $11,000 on 23 entries |
| Active and pending, October 7, 2026 | 4 | 2 |
The $95,000 gap between the two 36-month medians travels with differences we can see: Casa Marina’s smallest plan is larger than Hibiscus Pointe’s smallest by 167 square feet, and its closings sold faster. We did not test what drives the gap and do not call it a premium. An owner who wants the deeper set of recent comparables has it at Hibiscus Pointe, with 12 closings in 12 months against 2.
Hibiscus Pointe’s 12-month median of $375,000 is the lowest of the three Bay Beach condominium groups with 10 or more closings in the window, $50,000 below the $425,000 median of the 238 condominium closings in ZIP 33931 and $135,000 below the $510,000 median of all 397 closings there.
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 Lee County Property Appraiser’s qualified-sale series, a different count from the MLS.
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Estero Beach and Tennis Club | condo | 297 | 1979 to 1982 | 17 | 83 | 12 mo: n 17, median $405,000, range $305,000 to $475,000 | 783.0 | 17 | 12 mo: n 20, median $407,500 |
Compare inside a row first, because each place has its own window and mix. Hibiscus Pointe’s $320 per square foot is the lowest of the Bay Beach rows shown. The Palms of Bay Beach shows $380 over 12 months, and Waterside at Bay Beach groups several newer buildings under one label. Captains Bay, built 1994 to 1997, is the closest in age, at $475,000 over 36 months on 11 closings; Royal Pelican shows $429,900 over 60 months on 19.
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. Hibiscus Pointe sold faster than the ZIP, at 75 days against 92, and with about 4.0 months of supply against about 11.5. Our Fort Myers Beach home valuation page covers the Town, and our Fort Myers Beach guide covers the island.
A seller of a Hibiscus Pointe condo at $380,000, the price of the September 1, 2026 closing at 4471 Bay Beach Lane, would net about $354,040 before any mortgage payoff with buyer-agent compensation offered, and about $363,540 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 | $380,000.00 | A recorded MLS closing price |
| Listing commission, 2.75% | -$10,450.00 | 2.75% of $380,000 |
| Buyer-agent compensation, 2.5%, if offered | -$9,500.00 | 2.5% of $380,000 |
| Deed documentary stamp tax | -$2,660.00 | 3,800 units of $100 at $0.70 |
| Owner’s title policy | -$1,975.00 | $575 plus $5.00 per $1,000 on $280,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$25,960.00 | 6.83% of price |
| Estimated net before payoff, with buyer-agent compensation | $354,040.00 | $380,000 minus $25,960 |
| Estimated total costs, without buyer-agent compensation | -$16,460.00 | 4.33% of price |
| Estimated net before payoff, without buyer-agent compensation | $363,540.00 | $380,000 minus $16,460 |
At $440,000, the highest closing of the last 12 months, the worksheet gives total costs of $29,830 with buyer-agent compensation (6.78 percent) and a net before payoff of $410,170, or costs of $18,830 (4.28 percent) and a net of $421,170 without it. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. Unpaid assessments 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 Hibiscus Pointe condo and a written value range built from the closings of its own floor plan and floor, the county sales the MLS missed, your dock paperwork and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
You receive the range, the closings we used and set aside, a dock line if you have one, and a plan for pricing against the four 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 Hibiscus Pointe page says a fact is not available, each with the document or route that would settle it, so that an owner, a buyer or our team can close the gap before a contract is signed.
These are the questions Hibiscus 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 floor, condition, documents and whether a dock conveys. The 12 Southwest Florida MLS closings of the 12 months to October 7, 2026 ran from $270,000 to $440,000 with a $375,000 median. Use the valuation form for a range from your own plan and floor.
The median of the 12 MLS closings in the 12 months to October 7, 2026 is $375,000. It is the midpoint of two sales, $370,000 and $380,000. The county’s separate series shows 11 qualified sales in 12 months at a $380,000 median.
The median across the 12 closings of the last 12 months is $320 per square foot, from $271 to $396. The seven three-bedroom closings ran from $272 to $368 and the five two-bedroom closings from $271 to $396, using the living area each listing entered.
Five two-bedroom condos closed in the last 12 months, at $270,000, $300,000, $370,000, $390,000 and $395,000. Over 36 months there were 12, with a $387,500 median, from $270,000 to $650,000.
Seven three-bedroom condos of 1,197 square feet closed in the last 12 months, from $325,000 to $440,000, and the median of these 7 closings is $380,000. Five of the seven fell between $365,000 and $385,000.
The record does not say why. Since January 2023 the MLS holds 14 two-bedroom closings at a $392,500 median and 9 three-bedroom closings whose median is $385,000. We make no premium claim for either plan.
No building has 10 closings in five years, so none has a median we rely on. The highest building figure, $500,000 at 4451 Bay Beach Lane, reflects five of its seven closings falling in 2021 and 2022.
Over 36 months, 10 closings on floors four to six had a $417,500 median against $370,000 for 11 closings on floors one to three. Half of the upper-floor closings date from 2024, so timing is mixed in, and we describe the pattern without publishing a floor premium.
The median closing of the last 12 months took 75 days. Two of the 12 closed within 30 days and two took 180 days or more, at 336 and 392 days.
The median closing of the last 12 months sold at 94.4 percent of its final list price, from 86.3 to 99.0 percent, and none of the 12 sold at or above list. The median gap between final list price and sold price was $22,000.
On October 7, 2026 the MLS showed 4 active listings and none pending, at $350,000, $399,000, $425,000 and $435,900, after 103 to 372 days on the market. That is about 4.0 months of supply at the 12-month sales pace.
The latest 12-month block, 12 closings at a $375,000 median, is lower than the block ending October 2022, 11 closings at $511,000. The blocks between hold 1, 8 and 2 closings. We describe the record and make no forecast.
Most did. Of 27 pairs of county-qualified sales of the same unit since 2012, 23 sold higher the second time. Of the seven pairs whose second sale closed in 2025 or 2026, five sold higher and two lower, and both of the lower ones were bought in October 2021.
A model expects the larger plan to be worth more, reads living area that the MLS records three ways for the two-bedroom, and cannot see a floor, a renovation, a fee statement or a dock parcel.
No. The median just value of the 181 units is $299,926, a tax assessment. On 11 qualified sales in the last 12 months the just value ran from 68.3 to 89.7 percent of the recorded price, with a median of 78.3 percent.
No budget was found in a primary document. Listing-entered annual recurring fees on 34 MLS closings ranged from $5,600 to $11,600, unverified; the association’s current budget and an estoppel certificate govern.
A lender and a buyer’s attorney read both. All eight buildings have six stories and reached 30 years between 2023 and 2025 by the county roll, so the statutory dates we computed have passed. We state no status; ask the association for the summary and the study before you price.
We found no published notice of one and no statement that there is none. The estoppel certificate states what is owed on your unit, and the association must issue it within 10 business days of a request.
A dock is a separate parcel in the boat cooperative, so it adds a second line, not a percentage. Fifty dock parcels show a last recorded sale since 2021, from $11,000 to $65,000, unscreened. We price the condo and the dock separately and show both.
No. The county roll records 144 dock parcels in the Hibiscus Pointe Boat Cooperative Association, Inc. against 181 condominium units. Your deed, the cooperative’s records and a title search show whether you hold a dock right and which one.
Buyers price the insurance cost. The FEMA flood map indicates Zone VE at 12 feet at the four Bay Beach Lane address points we tested and Zone AE at 11 feet at the center point.
It is part of every buyer’s question list. The National Hurricane Center reports 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island on September 28, 2022. We found no association statement on damage here.
As arithmetic only, the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 on a recorded price of $380,000 is $5,058.10 a year before exemptions and non-ad valorem charges. The buyer’s bill is reassessed after the sale and will differ from yours.
On our illustration at $380,000, about $354,040 before any mortgage payoff with buyer-agent compensation offered and about $363,540 without. Commissions are negotiable, and unpaid assessments and tax proration also come off.
It depends on your gain and how you used the condo. Federal law lets many owners exclude gain on a main home they owned and lived in for two of the last five years; a second home or rental is treated differently. See IRS Topic 701 and ask a tax professional.
By Lee County custom the seller pays the documentary stamp tax on the deed, $0.70 per $100 of price, and the owner’s title insurance policy. It is custom, not law, and the contract controls. On $380,000 the stamps are $2,660.
Under section 718.503, the declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary where one applies, the reserve study or a statement that none exists, and the question-and-answer sheet. Section 689.302 adds a flood disclosure, and a dock falls under chapter 719.
Under section 718.503 the buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the documents, and the statute gives 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
Rental rules are not published; the recorded declaration (Lee County Official Records Book 2342, Page 409) and the current rules govern, so ask for them in the resale package. Hibiscus Pointe is inside the Town of Fort Myers Beach, which requires vacation rentals to register with the Town.
Sometimes. With two plans repeated across eight buildings, buyers compare finishes directly, and the five two-bedroom closings of the last 12 months ranged $125,000 apart. We tell you which work the comparables support before you spend.
Use every closing of your plan in the window, add the county sales the MLS missed, and weigh the four active listings. Twelve closings in a year is enough to lead with, but gaps of 201 to 313 days have separated runs of sales here.
Where a sale appears in both, the prices agree. The lists differ: four county sales in 60 months are not in the MLS, nine MLS closings are not in the county’s qualified file, and the county file holds no sale dated 2022. We keep the series apart.
Over the same 36 months Hibiscus Pointe recorded 21 MLS closings at a $385,000 median and Casa Marina 14 at $480,000. Casa Marina’s roll floor plans are larger, and it had only 2 closings in the last 12 months.
The $375,000 12-month median is $50,000 below the $425,000 median of the 238 condominium closings in ZIP 33931 and $135,000 below the $510,000 median of all 397 closings.
Yes. This page covers the eight condominium buildings at 4401 to 4491 Bay Beach Lane on Estero Island, in the Town of Fort Myers Beach, ZIP 33931, and the boat cooperative that shares the name.
Use the valuation form, or call Jesse direct at (239) 898-6072. Tell us your building number, bedroom count, floor and dock. 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.
★★★★★ “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
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A Fort Myers Beach specialist knows that two Hibiscus Pointe floor plans share one price band, that a dock is a cooperative parcel, which transfers the county counts as sales 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 three-bedroom above a two-bedroom by habit, quote the county’s just value as if it were a price, fold a dock into the condo without a deed to show for it, 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.
Our Fort Myers Beach guide covers the island around the Bay Beach enclave.
If you are asking “what can I sell my Hibiscus Pointe condo for,” McGreevy and Comisar price from the closings of your own floor plan and floor. We tracked every one of the 34 Hibiscus Pointe closings in the Southwest Florida MLS in the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 12 Hibiscus Pointe condos closed in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Hibiscus Pointe condos.
Our record: Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Hibiscus Pointe recorded sales, last 12 months: 12 Southwest Florida MLS closings at a $375,000 median, from $270,000 to $440,000, at a median of 75 days on market and 94.4 percent of the final list price, through October 7, 2026.
Enter your details in the valuation form for your free Hibiscus 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.
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671. Jesse has been licensed since November 4, 2004 and Marc since September 25, 2003.
Valuing a Hibiscus 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 Hibiscus 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 our Fort Myers Beach condominium pages, read in October 2026.
These official documents bear most directly on what a Hibiscus Pointe condo is worth and what its seller must deliver. Each is hosted by the agency that issued it and can be read in full, with no account and no fee.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 applied millage behind the tax examples, 13.3108 for the Town (13.4329 in 2025), printed October 9, 2026 | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list searched for Hibiscus Pointe | View the list |
| Build Responsibly flyer | Town of Fort Myers Beach | Elevation and rebuilding guidance in the Town | View the flyer |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
The Hibiscus Pointe declarations, budgets and rules, and the boat cooperative’s documents, are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Hibiscus 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.