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 Holiday Heights home worth? This is McGreevy and Comisar’s valuation guide for owners in Holiday Heights, the single-family canal and bay neighborhood on Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, every Holiday Heights parcel belongs to the Town of Fort Myers Beach, not to unincorporated Lee County. The roll counts 74 residential parcels, 60 of them improved, on Williams Drive, Avenida Pescadora and a short run of Estero Boulevard, all on one recorded plat. If you may sell, read this beside our guide to selling your Holiday Heights home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. Only one home closed in the last 12 months, so the 60-month window is the first to hold ten closings and it leads this page. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 18 Holiday Heights closings at a median of $1,038,250, from $632,000 to $2,350,000, at $567 per square foot, 45.5 median days on market and 91.9 percent of the final list price. The Lee County series is separate: 11 qualified improved sales in 60 months at a median of $976,500. Inside that one median, price per square foot ran from $323 to $1,075, more than a threefold spread across eighteen houses. The market data here was pulled on October 7, 2026 and has not been refreshed since. McGreevy and Comisar, with an office on South Tamiami Trail in Bonita Springs, have been Top 1% Real Estate Agents Nationally Since 2008.
A Holiday Heights home in Fort Myers Beach is worth what the nearest closed homes of its water, size and elevation brought, adjusted for condition. The Southwest Florida MLS recorded 18 closings in the 60 months to October 7, 2026 at a $1,038,250 median, from $632,000 to $2,350,000, and $567 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 60-month window is the first with ten or more closings, so it leads. The median home that closed had 1,897 square feet of MLS living area. Fifteen of the 18 closed below their final list price, one closed at it and two closed above it. Those figures blend three streets, canal lots and bay lots, and houses the county dates from 1955 to 2009. Nine closed under $1,000,000, five from $1,000,000 to $1,499,999 and four at $1,500,000 or more.
Four closings are too few for a median to carry weight, so here they are, newest first: $1,300,000 on Williams Drive in June 2026, $976,500 on Avenida Pescadora in June 2025, $632,000 on Williams Drive in December 2024 and $1,500,000 on Avenida Pescadora in November 2024. The median of these 4 closings is $1,138,250, and each appears with its address, living area and price per square foot in the full list below. All four closed below their final list price, and three took 90 days or more. The June 2026 sale is the only closing of the last 12 months.
The Lee County Property Appraiser’s qualified improved sales are a separate series, never averaged with the MLS: 11 sales in the 60 months to the October 4, 2026 roll file at a median of $976,500, from $632,000 to $2,350,000. The 12-month count is 1, at $1,300,000. The 24-month count is 3 and the 36-month count is 5, and the median of those sales is $976,500 in each case.
These are the eight facts about Holiday Heights home values in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS pull of October 7, 2026 or the Lee County roll file of October 4, 2026.
This Holiday Heights valuation guide for Fort Myers Beach owners runs from the short answer and our method through the five-year sales record, the county’s deeds, carrying costs, a Sandpiper Village comparison, a worked net sheet and the questions owners ask us most.
The Value and the Method: What Is My Holiday Heights Home Worth in Fort Myers Beach in 2026? · Why Value Your Holiday Heights Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Holiday Heights Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Holiday Heights Home Values in Fort Myers Beach? · How Do We Value a Holiday Heights Home in Fort Myers Beach?
The Record: What Did Holiday Heights Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Holiday Heights Home Worth by Street, Size, Water and Age? · Are Holiday Heights Home Values in Fort Myers Beach Rising or Falling? · One Holiday Heights Home’s Public Record · What Moves a Holiday Heights Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Holiday Heights Home Value? · Is the Property Appraiser’s Just Value What a Holiday Heights Home Will Sell For?
Comparisons and Next Steps: Holiday Heights vs Sandpiper Village: How Do the Records Compare? · How Do Holiday Heights Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Holiday Heights Home in Fort Myers Beach? · Want a Free In-Person Holiday Heights Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Holiday Heights Home Value Edition · What Holiday Heights Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Holiday Heights Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Holiday Heights homes from the closings on the same water and in the same size band, read against the county record and the flood map, not from a Fort Myers Beach average. We are Top 1% Real Estate Agents Nationally Since 2008, and we show you every comparable we used and every one we set aside.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. In the 2026 RealTrends Verified rankings (Large Team category) McGreevy and Comisar recorded 241 transaction sides and $157.57 million in volume, fifth in Florida by sides, eleventh by volume and first in Bonita Springs. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 18 Holiday Heights closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and matched each by street address to the Lee County roll for its plat, water flag, dock flag, year built and just value. We read the county’s qualified sales back to 1989, which adds 58 resale pairs at 38 addresses. We read the county’s deed list for sales the MLS never showed.
Call Jesse direct at (239) 898-6072 and we will read your street’s closings with you, or request your Holiday Heights valuation online and see how selling your Holiday Heights home works once you have the number. Thinking of buying the next place first? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast.
To get a free Holiday Heights home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the closings on your own water and in your size band, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and set aside, and our adjustments for size, water, condition and flood-insurance cost. We need your street address, living area, whether the lot is on a canal or the bay, the state of the seawall and any dock, the roof’s age, any permits, and an elevation certificate if you have one.
An online estimate misses Holiday Heights home values because a model reads one neighborhood name that the listings stretch past the plat, cannot tell a bay lot from a canal lot, trusts a square footage that two public sources state differently, and never walks a seawall, reads an elevation certificate or notices that a sold house is gone.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS returned 18 closings under the Holiday Heights name in 60 months. Matched by street address to the county roll, 17 sit on the Holiday Heights plat, Plat Book 9, page 58. The eighteenth, at 5570 Avenida Pescadora, carries an El Sol unrecorded legal description. One of the two active listings, on Lazy Way, is a metes-and-bounds parcel on neither plat. Avenida Pescadora runs through both Holiday Heights and El Sol, so the street name does not settle it.
Keep only the 17 closings on the Holiday Heights plat and the 60-month median moves from $1,038,250 to $1,100,000, a shift of $61,750 from one address. The median price per square foot moves from $567 to $561.
The MLS living area and the county’s heated area are different measurements. On 13 of the 16 closings the roll still measures, the two agree within 35 square feet. On the other three they do not.
| Street address | Closed | MLS living area | County heated area | Price per sq ft, MLS area | Price per sq ft, county area |
|---|---|---|---|---|---|
| 5475 Avenida Pescadora | July 28, 2022 | 1,794 sq ft | 1,300 sq ft | $373 | $515 |
| 5570 Williams Dr | February 28, 2022 | 2,070 sq ft | 1,636 sq ft | $572 | $724 |
| 5690 Williams Dr | May 2, 2022 | 2,187 sq ft | 1,988 sq ft | $1,075 | $1,182 |
Divide a price by the wrong figure and the price per square foot moves by a tenth to more than a third. The lowest-looking sale on Avenida Pescadora, at $373 per square foot, is an ordinary $515 on the county’s area. An appraiser will measure the house.
Two closings in the five-year record are on parcels the roll now codes as vacant residential land with no year built. The home at 5147 Estero Blvd closed in April 2022 for $1,680,000 with 1,731 square feet, and that parcel’s just value is now $584,829. The home at 5550 Williams Dr closed in February 2022 for $750,000 with 1,264 square feet, and that parcel’s just value is now $525,891. The roll does not say why the code changed, and we do not guess.
The gap between the two series runs both ways. The county holds one qualified improved sale with no closing in our MLS pull, and it holds four qualified lot sales that an improved-home series leaves out.
| County-qualified sale with no MLS closing in our pull | Street address | Price | What sold |
|---|---|---|---|
| March 14, 2024 | 5127 Estero Blvd | $1,200,000 | Vacant lot, canal |
| April 11, 2024 | 5320 Williams Dr | $700,000 | House, 1,727 sq ft, built 1986 |
| October 2, 2024 | 5585 Avenida Pescadora | $1,775,000 | Vacant land, two platted lots, bay |
| February 27, 2025 | 5310 Williams Dr | $800,000 | Vacant lot, canal |
| April 8, 2026 | 5146 Williams Dr | $710,000 | Vacant lot, canal |
An estimate fed only by listing data never sees these five. In the other direction, seven of the 18 MLS closings match a deed at the same price that the county does not code as a qualified sale, so an estimate fed only by the county’s qualified series misses those seven. The deed list also holds a $1,140,000 deed at 5157 Estero Blvd, dated March 7, 2023, that is neither coded qualified nor in our MLS pull.
We value a Holiday Heights home in four steps: choose the closings on its own water and in its size band, adjust for condition, elevation, seawall, dock and flood-insurance cost, move the number for time, and test it against this week’s listings. The result is a range we can defend.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The neighborhood as a whole needs 60 months to reach 10 closings. Williams Drive gets there by itself, with 12 closings in five years. Avenida Pescadora has 5 and the Estero Boulevard frontage has 1. So we start with the same street and water, borrow like homes from the other street, and then look to nearby canal neighborhoods, including Sandpiper Village about 1.1 miles away in a straight line.
Buyers pay for bay or canal frontage, living area, a sound seawall, a usable dock, a newer roof and a lowest floor that insures well, and they discount for deferred work and missing permits. No data field states a view, a canal’s depth, the route to open water or a renovation’s quality, so we walk the property and the seawall.
Prices moved inside the five-year record, and so did negotiation. The 6 closings from December 2021 to September 27, 2022 have a median of these 6 closings of $1,042,750 and sold at a median of 95.8 percent of final list price in a median of 25.5 days. The 12 closings from September 28, 2022 on, the day Hurricane Ian made landfall, have a median of $1,038,250, sold at a median of 88.1 percent of final list and took a median of 60 days. The middle price barely moved. The discount from list and the time to sell did. We weight the newest closings and treat a spring 2022 sale as history, not as a comparable.
On October 7, 2026 the MLS showed two active listings filed under Holiday Heights and no pending sales. A re-check of the MLS on October 29, 2026 found the same two listings active, at $2,825,000 and $1,100,000, still no pending sale and no closing since October 7. One, on Avenida Pescadora, asked $2,825,000 for 2,614 square feet after 36 days, about $1,081 per square foot. The other, on Lazy Way, asked $1,100,000 for 1,248 square feet after 147 days, about $881 per square foot, and sits on a parcel outside the plat. Against one closing in the last year, two actives are 24 months of supply. At the 60-month pace of 18 closings they are 6.7 months. With counts this small, neither figure is a market reading. Request your free valuation with the valuation form.
In the last five years the Southwest Florida MLS recorded 18 Holiday Heights closings at a median of $1,038,250, from $632,000 to $2,350,000, for $20,368,000 in total. Twelve of the 18 closed in 2022 and 2023, and only six have closed in the three years since October 7, 2023.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Only the 60-month window reaches ten closings, so it is the only row with a headline median. The shorter rows carry the wording a small count requires.
| Window to October 7, 2026 | Closings | Sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 1 | $1,300,000, one closing | $1,300,000 | $559 | 99 | 86.7% |
| 24 months | 4 | $1,138,250, the median of these 4 closings | $632,000 to $1,500,000 | $570 | 94.5 | 88.1% |
| 36 months | 6 | $1,138,250, the median of these 6 closings | $632,000 to $1,599,000 | $605 | 90.5 | 88.1% |
| 60 months | 18 | $1,038,250 | $632,000 to $2,350,000 | $567 | 45.5 | 91.9% |
Dollar volume was $4,408,500 in the 24-month window and $20,368,000 over 60 months. For an even count, the median is the mean of the middle pair: $976,500 and $1,100,000 for the 60-month window.
The guide lists these by date. Sorted by price, the same 18 show where a given house would sit.
| Sold price | Street address | Closed | Living area | Price per sq ft | Water on the roll |
|---|---|---|---|---|---|
| $2,350,000 | 5690 Williams Dr | May 2, 2022 | 2,187 sq ft | $1,075 | Canal |
| $1,680,000 | 5147 Estero Blvd | April 12, 2022 | 1,731 sq ft | $971 | Canal |
| $1,599,000 | 5630 Williams Dr | November 30, 2023 | 2,057 sq ft | $777 | Bay |
| $1,500,000 | 5511 Avenida Pescadora | November 26, 2024 | 2,097 sq ft | $715 | Canal |
| $1,450,000 | 5140 Williams Dr | March 27, 2023 | 1,864 sq ft | $778 | Canal |
| $1,300,000 | 5650 Williams Dr | June 29, 2026 | 2,326 sq ft | $559 | Bay |
| $1,185,000 | 5570 Williams Dr | February 28, 2022 | 2,070 sq ft | $572 | Canal |
| $1,125,000 | 5130 Williams Dr | March 14, 2023 | 2,243 sq ft | $502 | Canal |
| $1,100,000 | 5660 Williams Dr | January 26, 2023 | 2,230 sq ft | $493 | Canal |
| $976,500 | 5229 Avenida Pescadora | June 26, 2025 | 1,679 sq ft | $582 | Canal |
| $900,500 | 5440 Williams Dr | December 1, 2021 | 1,930 sq ft | $467 | Canal |
| $900,000 | 5200 Williams Dr | February 24, 2023 | 1,778 sq ft | $506 | Canal |
| $850,000 | 5570 Avenida Pescadora, El Sol legal | August 9, 2024 | 1,352 sq ft | $629 | Canal |
| $750,000 | 5525 Avenida Pescadora | December 16, 2022 | 1,338 sq ft | $561 | Canal |
| $750,000 | 5550 Williams Dr | February 18, 2022 | 1,264 sq ft | $593 | Canal |
| $670,000 | 5475 Avenida Pescadora | July 28, 2022 | 1,794 sq ft | $373 | Canal |
| $650,000 | 5110 Williams Dr | March 10, 2023 | 1,167 sq ft | $557 | Canal |
| $632,000 | 5360 Williams Dr | December 23, 2024 | 1,958 sq ft | $323 | Canal |
The MLS price at 5475 Avenida Pescadora, $670,000, differs from the $680,000 on the recorded deed. The MLS series keeps the MLS figure and the county series keeps the deed figure.
Over 60 months the quickest sales closed nearest their list price. Each band below holds fewer than ten closings, so each figure is the median of the closings counted.
| Days on market | Closings, 60 months | Median sale-to-final-list of these closings | Sold prices |
|---|---|---|---|
| 30 days or fewer | 5 | 94.9% | $650,000 to $2,350,000 |
| 31 to 89 days | 8 | 87.2% | $632,000 to $1,599,000 |
| 90 days or more | 5 | 88.3% | $850,000 to $1,680,000 |
Of the 18 closings, 15 closed below their final list price, 1 at it and 2 above it, and both above-list closings are dated December 2021 and May 2022. Eight of the 18 closed below 90 percent of their final list price. The lowest, at 78.6 percent, was 5660 Williams Dr, which closed at $1,100,000 against a $1,399,000 final list price.
A Holiday Heights home’s worth sorts first by living area and then by water. Over 60 months the seven closings of 2,000 square feet or more ran from $1,100,000 to $2,350,000, the four under 1,500 square feet ran from $650,000 to $850,000, and both bay-lot closings brought $1,300,000 or more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table sorts all 18 closings by street. Under 10 closings, the figure is the median of the closings counted.
| Street | Residential parcels on the roll | Improved parcels | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|---|
| Williams Dr | 40 | 34 | 12 | $1,112,500 | $632,000 to $2,350,000 | $558 |
| Avenida Pescadora | 25 | 22 | 5 | $850,000, the median of these 5 closings | $670,000 to $1,500,000 | $582 |
| Estero Blvd | 8 | 4 | 1 | $1,680,000, one closing | $1,680,000 | $971 |
The Avenida Pescadora row counts the one closing the county places on the El Sol legal description. Williams Drive holds ten of the twelve bay parcels and both bay closings, and it also holds the lowest sale in the record. On the roll, the 34 improved Williams Drive parcels have a median heated area of 1,935.5 square feet against 1,663.5 for the 22 on Avenida Pescadora.
Living area sorts price here more cleanly than any other field we tested.
| MLS living area | Closings, 60 months | Median sold price of these closings | Range | Price per sq ft, low to high |
|---|---|---|---|---|
| Under 1,500 sq ft | 4 | $750,000 | $650,000 to $850,000 | $557 to $629 |
| 1,500 to 1,999 sq ft | 7 | $900,500 | $632,000 to $1,680,000 | $323 to $971 |
| 2,000 sq ft or more | 7 | $1,300,000 | $1,100,000 to $2,350,000 | $493 to $1,075 |
Nothing under 1,500 square feet closed above $850,000 and nothing of 2,000 square feet or more closed under $1,100,000. The middle band is where the record scatters: seven houses between 1,679 and 1,958 square feet closed anywhere from $632,000 to $1,680,000, where condition, elevation and frontage decide the price.
The roll codes every one of the 74 residential parcels as waterfront: 62 on a canal and 12 on the bay. The bay parcels are Williams Drive from 5580 to 5654 and 5585 and 5595 Avenida Pescadora.
| Land is on | Parcels | Improved parcels | Median just value, improved parcels | MLS closings, 60 months | Sold prices |
|---|---|---|---|---|---|
| Bay | 12 | 10 | $2,023,530 | 2 | $1,300,000 and $1,599,000 |
| Canal | 62 | 50 | $834,059 | 16 | $632,000 to $2,350,000, median $938,500 |
Two bay closings do not make a bay price, and we do not publish a premium from them. What the record supports is narrower. Both bay closings were for homes built in the early 1970s, and neither topped the record, which a canal home on Williams Drive set at $2,350,000 in May 2022.
The roll flags a boat dock on 34 parcels, a seawall on 67 and a pool on 49. Among the 18 closings, the 6 with a dock flag have a median of these 6 closings of $987,500, and the 12 without one have a median of $1,038,250. A dock flag did not sort the price. Thirteen closings carry a pool flag, with a median of $1,100,000, and the five without one closed at $632,000, $670,000, $750,000, $1,599,000 and $1,680,000. Two of those five are the parcels now coded vacant, so their flags describe the land today and not the house that sold. Flags record that a structure exists, not its condition.
The roll still dates 16 of the 18 closings. Every band holds fewer than ten.
| County year built | Closings, 60 months | Sold prices | Price per sq ft, low to high |
|---|---|---|---|
| Before 1960 | 5 | $650,000 to $2,350,000 | $557 to $1,075 |
| 1960 to 1979 | 6 | $632,000 to $1,599,000 | $323 to $777 |
| 1980 to 1999 | 3 | $850,000, $900,000 and $1,125,000 | $502 to $629 |
| 2000 or later | 2 | $1,450,000 and $1,500,000 | $715 and $778 |
The two newest homes, dated 2006 and 2009, both closed at $1,450,000 or more and above $700 per square foot. So did two homes dated 1957 and 1972. Year built does not sort this record, because the county’s date is the earliest year on the parcel and a renovated or raised house keeps it. A 1957 date on the roll told a model nothing about the home that brought $2,350,000.
The record cannot price a view, a canal’s depth, a lot’s width or the difference between a renovated house and an original one, because no field states them. It cannot price the three homes the roll dates to 2024, because none has sold. For each of those, we read the house and not the table. The Fort Myers Beach home valuation page covers the island-wide record these splits sit inside.
Holiday Heights home values in Fort Myers Beach cannot be called rising or falling from this record, because no single year holds ten closings. What the record shows is a count that fell from six closings a year in 2022 and 2023 to one a year, wider discounts from list price, and resale pairs that all gained.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is a labelled history, not a trend line. With six sales or fewer in a year, the mix of houses that happened to sell moves the figures more than the market does.
| Year closed | MLS closings | Sold prices | Median days on market of these closings | Median sale-to-final-list of these closings |
|---|---|---|---|---|
| 2021, from October 7 | 1 | $900,500 | 4 | 100.6% |
| 2022 | 6 | $670,000 to $2,350,000 | 45.5 | 94.4% |
| 2023 | 6 | $650,000 to $1,599,000 | 38.5 | 88.6% |
| 2024 | 3 | $632,000, $850,000 and $1,500,000 | 91 | 87.9% |
| 2025 | 1 | $976,500 | 90 | 95.3% |
| 2026, through October 7 | 1 | $1,300,000 | 99 | 86.7% |
The highest price and price per square foot, $2,350,000 and $1,075, date from May 2022, and the lowest, $632,000 and $323, from December 2024. Those are two houses, not two markets.
The county’s qualified improved sales reach back further, and in five-year blocks each count clears ten. The blocks mix different houses in different condition, so they describe what sold and are not an index.
| Years | County-qualified improved sales | Median price | Range |
|---|---|---|---|
| 2001 to 2005 | 27 | $550,000 | $229,000 to $2,041,500 |
| 2006 to 2010 | 21 | $525,000 | $365,000 to $2,100,000 |
| 2011 to 2015 | 15 | $500,000 | $345,000 to $3,000,000 |
| 2016 to 2020 | 15 | $675,000 | $380,000 to $3,500,000 |
| 2021 to the October 4, 2026 roll file | 18 | $900,250 | $632,000 to $2,350,000 |
Seven of the last block’s 18 sales predate the 60-month window, which itself holds 11.
Nine county-qualified sales in the 60-month window were at addresses with an earlier qualified sale. All nine sold for more than the earlier price.
| Street address | Earlier qualified sale | Later qualified sale | Years between | Change |
|---|---|---|---|---|
| 5650 Williams Dr | $595,000, June 29, 2012 | $1,300,000, June 29, 2026 | 14.0 | Up 118.5% |
| 5229 Avenida Pescadora | $476,000, May 6, 2011 | $976,500, June 26, 2025 | 14.1 | Up 105.1% |
| 5360 Williams Dr | $180,000, June 29, 1999 | $632,000, December 23, 2024 | 25.5 | Up 251.1% |
| 5320 Williams Dr | $605,000, April 25, 2013 | $700,000, April 11, 2024 | 11.0 | Up 15.7% |
| 5140 Williams Dr | $619,000, May 21, 2005 | $1,450,000, March 21, 2023 | 17.8 | Up 134.2% |
| 5200 Williams Dr | $675,000, August 29, 2017 | $900,000, February 23, 2023 | 5.5 | Up 33.3% |
| 5475 Avenida Pescadora | $490,000, July 26, 2016 | $680,000, July 28, 2022 | 6.0 | Up 38.8% |
| 5690 Williams Dr | $580,000, July 24, 2017 | $2,350,000, April 29, 2022 | 4.8 | Up 305.2% |
| 5147 Estero Blvd | $470,000, June 3, 2002 | $1,680,000, March 29, 2022 | 19.8 | Up 257.4% |
A pair compares two prices, not two identical houses. The roll dates the home at 5140 Williams Dr to 2006, after the 2005 sale, so that pair spans a new house. The 5690 Williams Dr listing showed 199 more square feet than the roll does. And the parcel at 5147 Estero Blvd is coded vacant today. We do not turn any pair into an appreciation rate for the neighborhood.
Across the county’s full qualified record for Holiday Heights, which starts in 1989, we count 58 resale pairs at 38 addresses. Fifty sold for more than the earlier price and eight sold for less. All eight losses were on homes bought between 2004 and 2008 and resold between December 2008 and December 2014. No pair resold in 2015 or later shows a loss.
One Holiday Heights home’s public record shows how far a single address can swing. The canal home at 5229 Avenida Pescadora in Fort Myers Beach sold for $725,000 in 2006, $476,000 in 2011 and $976,500 in 2025, three county-qualified deeds that trace a fall, a recovery and a new high on one lot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is a public-record example chosen because the chain is complete and recent. Every figure comes from the Lee County deed list and roll or from the MLS closing.
| Deed date | Price | County coding | Change from the prior qualified sale |
|---|---|---|---|
| January 27, 2004 | $275,000 | Not coded as a qualified sale | Not compared |
| July 3, 2006 | $725,000 | Qualified | First qualified sale in the chain |
| May 6, 2011 | $476,000 | Qualified | Down $249,000, or 34.3%, in 4.8 years |
| June 26, 2025 | $976,500 | Qualified | Up $500,500, or 105.1%, in 14.1 years |
From the 2006 sale to the 2025 sale the price rose $251,500, or 34.7 percent, over 19 years. From the 2011 sale to the 2025 sale it rose at about 5.2 percent a year, compounded.
The roll dates the home to 1958, measures 1,679 square feet of heated area on one story, codes the lot as canal and flags a pool and a seawall and no boat dock. It lists three bedrooms and one bath. The 2025 MLS closing listed the same 1,679 square feet as four bedrooms and two baths. The home closed after 90 days at 95.3 percent of its $1,025,000 final list price, or $582 per square foot. Its just value on the October 4, 2026 roll is $767,849, which is 78.6 percent of the 2025 price.
Three lessons carry to any Holiday Heights valuation. First, the same house lost a third of its price and then doubled, so the date of a comparable matters as much as its address. Second, the two public sources disagree on bedrooms and baths for one house, so a comparable has to be read, not downloaded. Third, the just value sat more than $200,000 under a price a buyer had paid a year earlier.
A Holiday Heights home’s value moves up with bay frontage, living area, a newer or raised structure, a sound seawall and a usable dock, and down with deferred work, a low lowest floor, missing permits and a long time on the market. In several sales the land carried most of the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Size moved price in every band. The roll’s just values rise sharply on the bay, with a median of $2,023,530 for the 10 improved bay parcels against $834,059 for the 50 on canals. Age on the roll matters at the top: the 13 improved parcels dated 2000 or later have a median just value of $1,704,487 and a median heated area of 2,584 square feet, against $823,927 and 1,667 square feet for the 37 dated before 1980. Three homes carry a 2024 year built, at 5150 Williams Dr, 5590 Williams Dr and 5137 Estero Blvd, with just values of $1,347,076, $2,039,556 and $1,709,086. None has sold, so their selling prices are not in any record.
Time on the market came with a wider discount. The eight closings that took 31 to 89 days sold at a median of 87.2 percent of final list price, and the five that sold within 30 days sold at a median of 94.9 percent. The two lowest prices per square foot in the record, $323 and $373, were both homes from the 1960s, and the data does not show their condition.
Four county-qualified lot sales since March 2024 brought $710,000, $800,000, $1,200,000 and $1,775,000. In the same stretch a 1,958 square foot canal home on Williams Drive closed at $632,000 and a 1,727 square foot canal home on Williams Drive sold for $700,000. Two of the lots have their own before and after. The parcel at 5310 Williams Dr sold as an improved property for $436,000 in December 2018 and as vacant land for $800,000 in February 2025. The parcel at 5146 Williams Dr sold improved for $345,000 in November 2012 and vacant for $710,000 in April 2026. For an older house on a good lot, the first valuation question is what the lot alone would bring.
Thirty-seven of the 60 improved parcels were built before 1980. The Town’s page on the FEMA 50 percent rule states that a structure in the Special Flood Hazard Area with improvements or repairs equal to 50 percent of its value must be brought into full compliance with current flood requirements, and the Town’s page states that permits from the past five years count toward the total. The Town’s code requires the lowest floor one foot above base flood elevation. A buyer who plans a large renovation of a ground-level house prices that risk in, which is one reason an older house can sell near lot value.
The FEMA flood map indicates the following at these addresses, on the Lee County map effective November 17, 2022. It is not a determination for any lot, and an elevation certificate for the building is what a lender and an insurer use.
| Address tested | FEMA flood zone | Base flood elevation, feet NAVD88 | Town required lowest floor, base flood elevation plus 1 foot |
|---|---|---|---|
| 5146 Williams Dr | AE | 11 | 12 |
| 5199 Avenida Pescadora | AE | 11 | 12 |
| 5636 Williams Dr | AE | 10 | 11 |
| 5167 Estero Blvd | AE | 12 | 13 |
| Neighborhood center point | AE | 10 | 11 |
All five points are in evacuation zone A. The National Hurricane Center’s report on Hurricane Ian gives 10 to 15 feet of inundation above ground on Fort Myers Beach and Estero Island. A home whose lowest floor sits at or above the required elevation insures and finances differently from one that does not, and that difference shows up in what a buyer will pay.
Some buyers price a home by its rental income. The Town of Fort Myers Beach requires vacation rentals to register and limits rental frequency in certain zoning districts. We could not confirm any Holiday Heights lot’s district, and no association rental rule was found. We add no rental premium until the Town confirms what the lot allows.
Fees, reserves and assessments barely touch Holiday Heights home value, because no homeowners association was confirmed for the neighborhood and listing-entered recurring fees were $0 on all 18 closings. What an owner carries is property tax, a private seawall, dock and roof, and flood and wind insurance, and buyers price those.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Listing-entered annual recurring fees on 18 Southwest Florida MLS closings ranged from $0 to $0 (not verified; if an association exists, its current budget and an estoppel certificate govern). The Florida Division of Corporations name search found no active Fort Myers Beach association under the Holiday Heights name. With no association confirmed, there are no reserves or special assessments to read, and Florida Statutes chapter 720 applies only if a recorded association turns up in the title search. A seller still owes the flood disclosure under section 689.302.
The Town of Fort Myers Beach taxing district’s 2026 applied millage is 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026). On the $1,300,000 price of the June 29, 2026 closing, $1,300,000 times 13.3108 divided by 1,000 is $17,304.04 a year, before exemptions and non-ad valorem charges. Lee County’s solid waste assessment for the area adds $358.45 per single-family unit for fiscal year 2026.
We publish no premium, because none exists for a home without an application. Citizens Property Insurance requires flood coverage with a personal residential wind policy, subject to the statute’s exceptions. A wind mitigation inspection on the state’s form is valid for up to five years. Federal flood insurance is priced on the building’s elevation and distance to water, and the Town’s Class 5 rating in FEMA’s Community Rating System gives most federal policyholders a 25 percent discount, effective April 1, 2026. Buyers ask for the quotes before they offer.
The Property Appraiser’s just value is not what a Holiday Heights home will sell for. On the 15 closings still matched to an improved Holiday Heights parcel, today’s just value runs from 36.9 to 126.2 percent of the sold price, with a median of 91.7 percent, and six homes sold below it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Just value is the county’s figure on the October 4, 2026 roll. The sale dates differ, so the newest closings make the fairest test.
| Street address | Closed | Sold price | Just value, October 4, 2026 roll | Just value as % of sold price |
|---|---|---|---|---|
| 5650 Williams Dr | June 29, 2026 | $1,300,000 | $1,640,082 | 126.2% |
| 5229 Avenida Pescadora | June 26, 2025 | $976,500 | $767,849 | 78.6% |
| 5360 Williams Dr | December 23, 2024 | $632,000 | $749,650 | 118.6% |
| 5511 Avenida Pescadora | November 26, 2024 | $1,500,000 | $950,653 | 63.4% |
Two of the four sold for less than the roll’s figure and two sold for far more. An owner who prices from the tax notice could be $340,000 too high on one of these homes and $549,000 too low on another.
The median just value is $856,795 across the 73 residential parcels with a value, $893,270 for the 60 improved parcels and $584,829 for the 11 vacant lots. Twenty-four improved parcels carry a just value of $1,000,000 or more, and six carry $2,000,000 or more. The four qualified lot sales closed well above their lots’ current just values, which run from 52 to 79 percent of the prices paid. Just value sets a tax bill. It is not an appraisal and not an offer.
Holiday Heights and Sandpiper Village are both canal neighborhoods of single-family homes in the Town of Fort Myers Beach, about 1.1 miles apart. Holiday Heights has the larger homes, the higher median price and more bay parcels. Sandpiper Village has more closings in the last two years, more listings and faster sales.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Yardstick | Holiday Heights | Sandpiper Village |
|---|---|---|
| Residential parcels, improved | 74, 60 improved | 82, 64 improved |
| Land is on | Canal 62, bay 12 | Canal 78, bay 4 |
| Median heated area, roll | 1,841.5 sq ft | 1,448 sq ft |
| Median just value, roll | $856,795 | $672,053 |
| MLS closings, 60 months | 18, median $1,038,250 | 19, median $820,000 |
| MLS range, 60 months | $632,000 to $2,350,000 | $600,000 to $1,900,000 |
| MLS median price per sq ft | $567 | $510 |
| MLS median days on market | 45.5 | 20 |
| MLS median sale-to-final-list | 91.9% | 90.8% |
| MLS closings, last 24 months | 4 | 5 |
| Active listings, October 7, 2026 | 2, asking $1,100,000 and $2,825,000 | 5, asking $680,000 to $1,275,000 |
| County-qualified sales, 60 months | 11, median $976,500 | 13, median $955,000 |
| Association confirmed | No | No |
The $218,250 gap between the two MLS medians shrinks to $21,500 on the county’s qualified series, so much of the MLS gap comes from which sales each series holds and from house size. Holiday Heights’ median home on the roll is about 27 percent larger. On price per square foot the two sit $57 apart. Buyers tour both, and the five Sandpiper Village listings are the nearest competition for a Holiday Heights canal home under $1,275,000. Our Sandpiper Village home value page carries that record in full.
Holiday Heights’ 60-month MLS median of $1,038,250 sits above every other neighborhood in the table below except Venetian Gardens, and its $567 per square foot sits in the middle. Each row keeps its own window, so the table compares yardsticks and not like-for-like periods.
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 Fort Myers Beach sibling table with its window. The MLS and county columns are separate series.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| Holiday Heights | neighborhood | 74 | 1952 to 2024 | 1 | 18 | 60 mo: n 18, median $1,038,250, range $632,000 to $2,350,000 | 567.0 | 2 | 60 mo: n 11, median $976,500 |
| Sandpiper Village | neighborhood | 82 | 1952 to 2022 | 2 | 19 | 60 mo: n 19, median $820,000, range $600,000 to $1,900,000 | 510.0 | 5 | 60 mo: n 13, median $955,000 |
| Lynn’s Highland Park | neighborhood | 53 | 1926 to 2024 | 2 | 13 | 60 mo: n 13, median $689,000, range $437,000 to $1,300,000 | 619.0 | 1 | 60 mo: n 13, median $768,500 |
| Fairview Isles | neighborhood | 207 | 1958 to 2024 | 23 | 85 | 12 mo: n 23, median $885,000, range $280,000 to $5,940,000 | 508.0 | 17 | 12 mo: n 21, median $805,000 |
| Laguna Shores | neighborhood | 196 | 1950 to 2024 | 8 | 52 | 24 mo: n 12, median $739,500, range $429,500 to $3,750,000 | 556.0 | 11 | 24 mo: n 13, median $799,000 |
| McPhie Park | neighborhood | 135 | 1950 to 2024 | 5 | 36 | 36 mo: n 16, median $993,750, range $467,500 to $11,250,000 | 663.0 | 5 | 60 mo: n 19, median $975,000 |
| Shell Mound Park | neighborhood | 149 | 1958 to 2024 | 8 | 61 | 24 mo: n 14, median $823,500, range $520,000 to $1,825,000 | 499.0 | 11 | 24 mo: n 17, median $815,000 |
| Venetian Gardens | neighborhood | 129 | 1925 to 2024 | 3 | 17 | 60 mo: n 17, median $1,775,000, range $750,000 to $3,500,000 | 948.0 | 1 | 24 mo: n 11, median $1,820,000 |
Holiday Heights has the fewest closings in the last 12 months of any row, one, and with Lynn’s Highland Park, Sandpiper Village and Venetian Gardens it is one of four that need the full 60 months to reach ten. Its county median of $976,500 sits $1,500 from McPhie Park’s $975,000, a difference too small to read.
Joining MLS addresses to the county roll, ZIP code 33931 recorded 559 single-family closings in the same 60 months at a median of $930,000 and $603 per square foot, and 111 in the last 12 months at a median of $1,000,000 and $550 per square foot; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. Holiday Heights’ $1,038,250 sits above the ZIP’s five-year single-family median and its $567 per square foot sits below, which fits a neighborhood of larger homes.
On October 7, 2026 the ZIP held 380 active and 27 pending listings, about 11.5 months of supply, and 105 of the actives were single-family homes with a median list price of $1,249,999. A Holiday Heights seller competes with that field. For island-wide figures see our Fort Myers Beach guide.
A seller of a Holiday Heights home at the $1,038,250 60-month median would net about $969,928 before any mortgage payoff with buyer-agent compensation, and about $995,884 without, with costs of about 6.58 and 4.08 percent of price. 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 or part of $100 under section 201.02. The owner’s title policy follows the Florida premium schedule: $575 for the first $100,000, $5.00 per $1,000 from there to $1,000,000 and $2.50 per $1,000 above it.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,038,250.00 | The 60-month MLS median |
| Listing commission, 2.75% | -$28,551.88 | 2.75% of $1,038,250 |
| Buyer-agent compensation, 2.5%, if offered | -$25,956.25 | 2.5% of $1,038,250 |
| Deed documentary stamp tax | -$7,268.10 | 10,383 units of $100 at $0.70 |
| Owner’s title policy | -$5,170.63 | $575 plus $4,500 plus $2.50 per $1,000 on $38,250 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$68,321.86 | 6.58% of price |
| Estimated net before payoff, with buyer-agent compensation | $969,928.14 | $1,038,250 minus $68,321.86 |
| Estimated total costs, without buyer-agent compensation | -$42,365.61 | 4.08% of price |
| Estimated net before payoff, without buyer-agent compensation | $995,884.39 | $1,038,250 minus $42,365.61 |
At $1,300,000, the price of the June 29, 2026 closing at 5650 Williams Dr, the listing commission is $35,750, buyer-agent compensation $32,500, deed stamps $9,100 and the owner’s title policy $5,825. Total costs are $84,550 with buyer-agent compensation (6.50 percent) for a net before payoff of $1,215,450, or $52,050 (4.00 percent) for a net of $1,247,950 without it. The price is a public-record example used for the arithmetic only.
Your net also depends on your mortgage payoff, the tax proration and any repair credit, and on a canal or bay lot a seawall or dock credit can be the largest of those. No association was confirmed, so no estoppel line appears, and we print no dollar figure for one. Ask a CPA about capital gains before listing. To see the worksheet for your home, ask for a Holiday Heights valuation, and read our guide to selling a Holiday Heights home.
A free in-person comparative market analysis is a walk-through of your Holiday Heights home and a written value range built from the closings on its own water and in its size band, the closings we set aside, and the flood and permit record for your address. There is no cost and no obligation. Request it with the valuation form below.
We walk the house and the seawall, note the dock, the roof and any enclosure below the flood elevation, read your elevation certificate if you have one, and compare the closings on your street and the next. You receive the range, the closings we used and set aside, the lot sales, and the listings a buyer will compare. 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.
These are the facts about Holiday Heights home values in Fort Myers Beach that the record did not settle, each with the document that would settle it. We print them so that no gap hides inside a confident sentence, and we check each one for your address during a valuation.
These are the questions Holiday Heights owners in Fort Myers Beach ask us most about value. Each answer is one paragraph, points to the evidence above, and uses the same October 7, 2026 Southwest Florida MLS pull and October 4, 2026 Lee County roll file.
It depends on the house. The 18 MLS closings of the last 60 months ran from $632,000 to $2,350,000 with a median of $1,038,250, and the one closing of the last 12 months was $1,300,000. Size, water, elevation and condition place a home inside that range.
The Southwest Florida MLS median is $1,038,250 across 18 closings in the 60 months to October 7, 2026. The Lee County Property Appraiser’s separate series holds 11 qualified improved sales in the same months at a median of $976,500. No shorter window reaches ten sales.
The median is $567 across the 18 closings, and the range is $323 to $1,075. On a 2,000 square foot home the low and high figures are $1,504,000 apart, so the median is a cross-check and not a price.
It works from thin and uneven inputs. One of 18 closings sits on another legal description, three closings show a different square footage in the MLS than on the roll, and two sold homes are now coded vacant. A model cannot see a seawall, a dock or an elevation certificate.
They count different things. The MLS holds 18 closings and the county 11 qualified improved sales in 60 months. Ten match, seven MLS closings match deeds the county does not code as qualified, one is on another legal description, and one county sale has no MLS closing in our pull.
No. Just value is a tax roll figure. On 15 matched closings it ran from 36.9 to 126.2 percent of the sold price, with a median of 91.7 percent. Two of the four newest closings sold below it and two sold well above it.
The roll says yes: the 10 improved bay parcels have a median just value of $2,023,530 against $834,059 for the 50 on canals. Only two bay homes closed in five years, at $1,300,000 and $1,599,000, so we publish no bay premium from sales.
The county roll codes the bay on 12 parcels: Williams Drive from 5580 to 5654 and 5585 and 5595 Avenida Pescadora. It codes the other 62 residential parcels as canal and none as Gulf.
Not in a way the medians show. The 6 closings with a county dock flag have a median of these 6 closings of $987,500, and the 12 without one have a median of $1,038,250. A dock’s condition, lift and water depth matter, and no data field records them.
Thirteen of the 18 closings carry a pool flag on the roll, with a median of $1,100,000. Five do not, and two of those five are parcels now coded vacant. The split is too uneven to price a pool from, so we adjust for one home by home.
Williams Drive has the higher median, $1,112,500 across 12 closings, against $850,000, the median of the 5 closings on Avenida Pescadora. Williams Drive homes are also larger on the roll, and it holds ten of the twelve bay parcels.
More than any other field. Four closings under 1,500 square feet ran from $650,000 to $850,000. Seven of 2,000 square feet or more ran from $1,100,000 to $2,350,000. The seven in between scattered from $632,000 to $1,680,000.
The two closings dated 2006 and 2009 on the roll both brought $1,450,000 or more. Two homes dated 1957 and 1972 brought more. The county’s year built is the earliest on the parcel, so a renovated or raised home keeps its old date.
None has sold, so no selling price exists. The roll carries just values of $1,347,076, $2,039,556 and $1,709,086 for the homes dated 2024 on Williams Drive and Estero Boulevard.
The record is too thin to say. No calendar year holds ten closings. The count fell from six a year in 2022 and 2023 to one in each of 2025 and 2026, and the median discount from final list price widened after September 2022.
No county-qualified resale pair in the record shows that. All nine pairs that resold in the 60-month window sold above the earlier price, and the eight losses in the full record all resold between December 2008 and December 2014.
The median across 18 closings was 45.5 days, from 2 to 352. The 12 closings since September 28, 2022 took a median of 60 days, and the four of the last 24 months took 32, 90, 99 and 352 days.
The median was 91.9 percent of final list price. Fifteen of 18 closed below list, one at it and two above it. Eight closed below 90 percent. Final list is the last asking price, so earlier reductions are not in the ratio.
Two listings carried the Holiday Heights name on October 7, 2026, at $1,100,000 and $2,825,000, with none pending. One of the two sits on a parcel outside the plat.
The Avenida Pescadora listing asked about $1,081 per square foot, above the highest closed figure of $1,075, and its $2,825,000 price is above every closing in 60 months. Asking prices are not sold prices.
The FEMA flood map indicates zone AE at all four tested addresses, with base flood elevations of 10 to 12 feet. Buyers and lenders price the cost of flood insurance, which depends on the building’s own elevation. An elevation certificate is the document that settles it.
It is not required, and it sharpens the number. It shows where the lowest floor sits against the base flood elevation, which drives the flood premium a buyer will be quoted.
It caps how much a buyer can renovate an older ground-level house before the whole building must meet current flood standards. Thirty-seven of 60 improved parcels predate 1980. A buyer planning major work prices in that limit, which pulls some older homes toward lot value.
Four county-qualified lot sales since March 2024 brought $710,000, $800,000 and $1,200,000 on canals and $1,775,000 for two bay lots. The 11 vacant lots on the roll have a median just value of $584,829. For an older home, we price the lot first.
None that we could confirm. Listing-entered recurring fees were $0 on all 18 closings, which is not verified, and no active association was found under the Holiday Heights name. A title commitment shows whether any recorded restriction or assessment applies to your lot.
A buyer’s bill resets to the new assessment. At the 2026 applied millage of 13.3108 mills (13.4329 in 2025), $1,038,250 of taxable value works out to $13,819.94 a year before exemptions and non-ad valorem charges, and buyers fold that into what they can carry.
At $1,038,250, estimated costs are $68,321.86 with buyer-agent compensation and $42,365.61 without, for an estimated net before payoff of $969,928.14 or $995,884.39. Those are illustrations with negotiable commissions, not a quote.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamps on the deed, which are $0.70 per $100. That is custom, not law, and the contract controls. On $1,038,250 the stamps are $7,268.10.
Holiday Heights has the higher 60-month MLS median, $1,038,250 against $820,000, and larger homes. Sandpiper Village sold faster, at a median of 20 days against 45.5, and had five listings to Holiday Heights’ two. The county medians are $21,500 apart.
Its $1,038,250 median sits above the ZIP’s 60-month single-family median of $930,000, and its $567 per square foot sits below the ZIP’s $603. Among the eight neighborhoods in our table, only Venetian Gardens posts a higher median.
It is a written value range built from closed sales of like homes, adjusted for differences. Ours is free and carries no obligation. For Holiday Heights it includes the lot sales and the county deeds the MLS does not show.
Get the valuation first. The Town’s page states that permits from the past five years count toward the 50 percent threshold, so a seller’s renovation can use up room a buyer wanted.
No. A lot is valued from lot sales, frontage, water and the elevation a new home must meet, not from house closings. The four qualified lot sales since March 2024 are the starting record, and the bay sale is not a comparable for a canal lot.
An appraiser chooses the comparables independently and will measure the house. We prepare the file so the closings, deeds and lot sales are in front of the appraiser.
Enter your address in the valuation form or call Jesse direct at (239) 898-6072. You receive a range the same day and the closings behind it. For the island as a whole, our Fort Myers Beach guide sets the wider context.
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 which Williams Drive addresses the roll puts on the bay, which Avenida Pescadora addresses sit on another legal description, which sales the county recorded that the MLS never showed, and how the Town’s 50 percent rule changes what a buyer will pay for an older house.
A general agent may price a canal house from a median that includes bay sales, count a sold home that is now a vacant lot as a comparable, use a spring 2022 sale as if it were current, or quote the county’s just value as if it were a price. 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, the Town’s government and the storm record. The Town’s new Town Hall has stood at 6231 Estero Boulevard since September 10, 2025, and it is where an owner asks for the permit history a valuation needs.
If you are asking “what can I sell my Holiday Heights home in Fort Myers Beach for,” McGreevy and Comisar price from the closings on your own water and in your size band. We tracked every one of the 18 Holiday Heights closings in the Southwest Florida MLS in the last 60 months, and that record starts every valuation.
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 one Holiday Heights home closed in the last 12 months, so the next owner who sells sets the comparable for the neighbors. If you are thinking about selling, call us first. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. When you are ready to list, read how we sell Holiday Heights homes.
Enter your details in the valuation form for your free Holiday Heights home 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 the island background in our Fort Myers Beach guide.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Holiday Heights home? 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 Holiday Heights figure on this 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 linked sources were read on October 7, 2026.
These official documents bear most directly on what a Holiday Heights home in Fort Myers Beach is worth and what its seller will be asked for. Each link goes to the issuing agency’s own copy, and none is an association document, because no association was confirmed.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage, for comparison with the 2026 rate | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| Repair and improvement cost form | Town of Fort Myers Beach | The form the Town uses for the 50 percent rule | View the form |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Holiday Heights home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.