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 Laguna Shores home worth? This is McGreevy and Comisar’s valuation guide for owners in Laguna Shores, the single-family lagoon and canal neighborhood at the south point of Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, all 196 Laguna Shores parcels belong to the Town of Fort Myers Beach, not to unincorporated Lee County, so the Town’s building, floodplain and rental rules shape what a buyer will pay. The roll counts 154 single-family homes and 40 vacant lots in a neighborhood the Estero Island Historic Society dates to 1951, built around a dredged lagoon and canals. If you may sell, read this beside our guide to selling your Laguna Shores home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 24 months to October 7, 2026 the Southwest Florida MLS recorded 12 Laguna Shores closings at a median of $739,500, from $429,500 to $3,750,000, at $556 per square foot. The last 12 months hold only 8, so the 24-month window leads. The Lee County series is separate: 13 qualified sales in 24 months at a median of $799,000. The lot does most of the sorting: over 60 months, homes of 1,200 to 2,199 square feet on a canal-flagged parcel closed at a $1,100,000 median, and homes of the same size with no water flag at $615,000. 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 Laguna Shores home in Fort Myers Beach is worth what the nearest closed homes of its size, water and elevation brought, adjusted for condition. The Southwest Florida MLS recorded 12 closings in the 24 months to October 7, 2026 at a $739,500 median, from $429,500 to $3,750,000, and 8 of them closed in the last 12 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12-month window holds 8 closings, fewer than the 10 we require before we publish a median, so the 24-month window leads with 12. The median home that closed had 1,868.5 square feet of MLS living area, and price per square foot ran from $231 to $1,163. Two closed under $600,000, five from $600,000 to $999,999, four from $1,000,000 to $1,999,999 and one at $3,750,000, for a dollar volume of $14,036,500. Eleven carry a list history: 9 closed below their final list price, 2 exactly at it and none above it, at a median of 96.3 percent of final list price after 141 days on market.
Those figures blend three kinds of property. Six of the 12 sit on parcels the county roll flags as canal lots, five on parcels with no water flag and one on a bay lot. The canal closings ran from $465,000 to $1,995,000, the five with no water flag from $429,500 to $799,000, and the bay lot brought $3,750,000.
These are the eight facts about Laguna Shores home values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer through the sales record, a Fairview Isles comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My Laguna Shores Home Worth in Fort Myers Beach in 2026? · Why Value Your Laguna Shores Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Laguna Shores Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Laguna Shores Home Values in Fort Myers Beach? · How Do We Value a Laguna Shores Home in Fort Myers Beach?
The Record: What Did Laguna Shores Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Laguna Shores Home Worth by Street, Size, Water and Age? · Are Laguna Shores Home Values in Fort Myers Beach Rising or Falling? · One Laguna Shores Home’s Public Record · What Moves a Laguna Shores Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Laguna Shores Home Value? · Is the Property Appraiser’s Just Value What a Laguna Shores Home Will Sell For?
Comparisons and Next Steps: Laguna Shores vs Fairview Isles: How Do the Records Compare? · How Do Laguna Shores Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Laguna Shores Home in Fort Myers Beach? · Want a Free In-Person Laguna Shores Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Laguna Shores Home Value Edition · What Laguna Shores Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Laguna Shores Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Laguna Shores homes from the closings of the same street and the same kind of lot, read against the county record and the flood map, not from a Fort Myers Beach average. We are a two-partner team, 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 52 Laguna Shores 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 water flag, seawall flag, year built and just value. Forty-nine matched a parcel on the Laguna Shores plat and three did not. We read the county’s deed record for all 196 parcels, and we queried the FEMA flood layer at four addresses and the neighborhood’s center point, which returned two different zones.
Call Jesse direct at (239) 898-6072 and we will read your street’s closings with you, or request your Laguna Shores valuation online and see how selling your Laguna Shores 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 Laguna Shores 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 of your own street and lot type, 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, the lagoon or the bay, the state of the seawall and any dock, the roof’s age, any renovation and its permits, and an elevation certificate if you have one.
Over 60 months the 17 closings on Lagoon Road had a median of $1,100,000 and the 10 on Buccaneer Drive $642,000, and the two streets run side by side. The roll flags 33 of Lagoon Road’s 45 homes as canal lots and 37 of Buccaneer Drive’s 42 homes with no water at all. A form that asks only for a ZIP code cannot tell those two streets apart.
An online estimate misses Laguna Shores home values because a model reads one neighborhood name that covers interior homes, canal homes, bay lots and three Gulf-front sales, trusts a square footage that two public sources state differently, never sees the sales the county recorded off the MLS, and cannot walk a seawall or read an elevation certificate.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll sorts the 154 Laguna Shores homes into 73 on canal-flagged parcels, 4 on bay-flagged parcels and 77 with no water flag. Their just values show the distance between the groups: a median of $892,796 for the canal homes, $729,857 for the homes with no water flag, and $2,903,857 to $6,478,678 for the four on the bay. The fourth kind of lot is not on the plat at all.
Three of the 52 MLS closings tagged Laguna Shores are at even-numbered Estero Boulevard addresses on the beach side of the road: 7840 Estero Boulevard at $5,000,000 on January 6, 2022, 8262 Estero Boulevard at $5,500,000 on January 25, 2022 and 7834 Estero Boulevard at $3,500,000 on August 14, 2023. The county roll flags all three as Gulf lots, outside the 196 parcels of the Laguna Shores plat. With them, the 60-month median is $950,000. Without them, it is $860,000 on 49 closings with a top of $3,750,000. A model that scales your canal home from a median lifted by oceanfront sales starts in the wrong place.
The MLS living area and the county’s heated area are different measurements, and on 12 of the 49 closings that match a plat parcel they differ by 50 square feet or more. The MLS is not consistent from one listing to the next either. At 8339 Estero Boulevard the June 2023 listing showed 1,562 square feet, matching the roll, and the July 2026 listing showed 1,880. At 121 Estrellita Drive the January 2024 listing showed 1,617 square feet, the June 2025 listing 1,394 and the roll 1,548. Every price per square foot on this page uses the MLS living area of the listing that closed.
Five county-qualified home sales in the 60 months to October 7, 2026 have no MLS closing within 60 days.
| County-qualified sale with no MLS closing | Street address | Price |
|---|---|---|
| May 30, 2025 | 1 Lagoon Vista Street | $1,800,000 |
| July 29, 2024 | 180 Starfish Circle | $855,000 |
| September 11, 2023 | 7955 Estero Boulevard | $640,000 |
| June 9, 2023 | 190 Starfish Circle | $150,000 |
| May 16, 2023 | 8000 Lagoon Road | $425,000 |
An estimate fed only by listing data never sees these five. The gap runs the other way too: 15 of the 52 MLS closings appear in the county’s deed record without the qualified code, and the three Gulf-front closings are not on the plat. That is why the county counts 39 qualified sales in 60 months where the MLS counts 52, and why its qualified series holds only 2 sales dated 2022, a year in which the MLS recorded 10. On one deed the prices differ as well: 8163 Lagoon Road closed in the MLS on August 16, 2022 for $950,000, and the county deed of August 12, 2022 reads $955,000.
Six of the 52 MLS closings, at five addresses, were sold as houses in 2022 or 2023 and are coded as vacant residential lots on the October 4, 2026 roll: 8223 Estero Boulevard, which closed twice, 8211 and 8351 Estero Boulevard, 8039 Lagoon Road and 7910 Buccaneer Drive, at $437,500 to $1,200,000. Those sales priced a structure that is no longer there. A seventh address, 7880 Buccaneer Drive, closed in August 2022 for $700,000 with 1,230 square feet, and the roll now shows a 2024 home of 1,760 square feet.
We value a Laguna Shores home in four steps: choose the closings of its own lot type and size band, adjust for seawall, condition, elevation 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 24 months to reach 10 closings, and a single street needs longer. Lagoon Road and Buccaneer Drive reach 10 only at the full 60 months, with 17 and 10. Estrellita Drive has 7 closings in five years, Tarpon Road 3, Redfish Road 2 and Lagoon Vista Street 1, and four streets have none. There we borrow the nearest like lots from the next street and add the county’s deed record.
Buyers in Laguna Shores pay for a canal or bay lot, a sound seawall, living area, a newer roof and a lowest floor that insures well, and they discount for deferred work and missing permits. We adjust from paired sales inside the neighborhood. The clearest pair in the file is lot type: among homes of 1,200 to 2,199 square feet, the 17 canal-lot closings of the last 60 months had a median of $1,100,000 and $653 per square foot, and the 17 with no water flag had $615,000 and $394. The homes with no water flag sold faster, at a median of 16 days on market against 60.5.
Prices moved inside the five-year record. The 12 closings from October 2021 to September 27, 2022 had a median of $1,472,500 and $777 per square foot. The 40 closings from September 28, 2022 on, the day Hurricane Ian came ashore, have a median of $735,000 and $516. Part of that gap is mix: four of the 12 earlier closings were at $2,000,000 or more, against two of the 40 later ones. We weight the newest closings.
On October 7, 2026 the MLS showed 11 Laguna Shores listings: 10 active, from $775,000 to $11,900,000, and 1 pending with a contingency, listed at $1,855,000. A re-check of the MLS on October 29, 2026 found 12 Laguna Shores listings active, all 10 from October 7 plus two new ones, from $749,000 to $11,900,000 at a median of $1,690,000; 8327 Estero Boulevard was still pending with a contingency, and no closing was recorded after October 7. The 10 active listings have a median list price of about $1,525,000, a median of 66.5 days listed and a median of $775 per square foot, and three ask $5,900,000 or more. Against 12 closings in 24 months, or 6 a year, 10 active listings are about 20 months of supply, a ratio of counts and not a forecast. Request your free valuation with the valuation form.
The most-traded size in the Laguna Shores record is the house of 1,200 to 1,599 square feet: 19 closings in 60 months at a median of $680,000 and $452 per square foot. Split those 19 by the roll’s water flag and the single band becomes two markets.
| Homes of 1,200 to 1,599 sq ft, 60 months | Closings | Median sold price | Range |
|---|---|---|---|
| Canal-flagged parcel | 7 | $860,000, the median of these 7 closings | $630,000 to $1,250,000 |
| No water flag | 12 | $585,000 | $425,000 to $950,000 |
The canal row runs from 121 Estrellita Drive at $630,000 in June 2025 to 8338 Lagoon Road at $1,250,000 in March 2024. The other row is mostly Buccaneer Drive and Lagoon Road addresses with no canal flag.
In the last five years the Southwest Florida MLS recorded 52 Laguna Shores closings at a median of $950,000, from $425,000 to $5,500,000. The last 24 months hold 12 at a $739,500 median, and the last 12 months hold 8, from $465,000 to $1,995,000, which is too few for a median of their own.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This page reads the 52 closings for value.
| Window to October 7, 2026 | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 8 | Not published, fewer than 10 | $465,000 to $1,995,000 | Not published | Not published | Not published |
| 24 months | 12 | $739,500 | $429,500 to $3,750,000 | $556 | 141 | 96.3% |
| 36 months | 18 | $814,500 | $429,500 to $3,750,000 | $556 | 100 | 95.6% |
| 60 months | 52 | $950,000 | $425,000 to $5,500,000 | $544 | 47 | 93.1% |
The days on market and sale-to-list figures rest on 11, 17 and 51 closings, one fewer than each row’s count, because the closing at 8357 Lagoon Road on February 4, 2026 for $1,525,000 is a Sold Data Entry record with no list history. The MLS export stores a 24-month ratio of 96.8 percent because it counts that record at 100 percent; we leave it out and print 96.3. All 12 closings of the 24-month window, which include the 8 of the last 12 months, are listed by address in the just value section below.
The county’s qualified improved sales are a separate count, never averaged with the MLS: 8 in 12 months, 13 in 24 months at a median of $799,000, 17 in 36 months at the same $799,000, and 39 in 60 months at $720,000, from $150,000 to $3,750,000.
Over 60 months, 51 closings carry a list history. The quick sales were the lower-priced ones.
| Days on market | Closings, 60 months | Median sold price | Median price per sq ft | Median sale-to-final-list |
|---|---|---|---|---|
| 30 days or fewer | 21 | $720,000 | $445 | 93.9% |
| 31 to 179 days | 26 | $972,500 | $597 | 92.8% |
| 180 days or more | 4 | $867,000, the median of these 4 closings | $486 | 95.9% |
In the last 24 months the pace is slower: 2 of the 11 timed closings sold within 30 days, 6 took 31 to 179 days and 3 took 180 days or more, including a 628-day figure at 8339 Estero Boulevard that may span more than one listing period. Two closed below 90 percent of final list price, both on Estrellita Drive: number 121 at 85.1 percent and number 290 at 83.4 percent, a $745,000 gap. The median gap between final list price and sold price on the 11 was $20,500.
A Laguna Shores home’s worth sorts first by the lot and then by living area. Over 60 months, the 26 closings on canal-flagged parcels had a median of $1,150,000 against $610,000 for the 22 on parcels with no water flag, and homes of 2,200 square feet or more closed at a $1,995,000 median against $680,000 at 1,200 to 1,599.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Under 10 closings, the figure is the median of the closings counted.
| Street | Homes on the roll | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|
| Lagoon Road | 45 | 17 | $1,100,000 | $425,000 to $2,300,000 | $538 |
| Estero Boulevard | 19 | 12 | $1,077,500 | $720,000 to $5,500,000 | $628 |
| Buccaneer Drive | 42 | 10 | $642,000 | $437,000 to $950,000 | $397 |
| Estrellita Drive | 15 | 7 | $830,000, the median of these 7 closings | $429,500 to $3,750,000 | $529 |
| Tarpon Road | 6 | 3 | $860,000, the median of these 3 closings | $465,000 to $1,360,000 | $587 |
| Redfish Road | 7 | 2 | $626,950, the median of these 2 closings | $554,900 to $699,000 | $504 |
| Lagoon Vista Street | 2 | 1 | $2,000,000, one closing | $2,000,000 | $667 |
The Estero Boulevard row counts the three Gulf-front closings, which are not among the roll’s 19 plat homes on that street. Without them the street’s nine closings run from $720,000 to $1,200,000, with $1,050,000 the median of these 9 closings. Four streets have homes on the roll and no MLS closing in five years: Sand Dollar Drive with 7, Seahorse Lane with 4, Starfish Circle with 4 and Little Carlos Lane with 3.
Living area sorts price inside each lot type, and 12 of the 13 largest homes that closed sit on canal, bay or Gulf parcels.
| MLS living area | Closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Under 1,200 sq ft | 5 | $554,900, the median of these 5 closings | $465,000 to $995,000 | $529 |
| 1,200 to 1,599 sq ft | 19 | $680,000 | $425,000 to $1,250,000 | $452 |
| 1,600 to 2,199 sq ft | 15 | $1,055,000 | $429,500 to $1,830,000 | $561 |
| 2,200 sq ft or more | 13 | $1,995,000 | $1,000,000 to $5,500,000 | $667 |
The widest row is the third: a 1,857 square foot home at 210 Estrellita Drive closed for $429,500 in June 2025 and a 2,011 square foot home at 8009 Lagoon Road for $1,830,000 in June 2022. That is why we never price a Laguna Shores home from size alone.
We matched the closings by street address to the county roll and read each parcel’s flags as the roll shows them today. Forty-nine matched and the three Gulf-front addresses did not.
| Roll flag on the parcel | Closings, 60 months | Median sold price | Median price per sq ft |
|---|---|---|---|
| Canal lot | 26 | $1,150,000 | $610 |
| No water flag | 22 | $610,000 | $424 |
| Bay lot | 1 | $3,750,000, one closing | $1,163 |
| Gulf lot, outside the plat | 3 | $5,000,000, the median of these 3 closings | $985 |
| Seawall flag | 25 | $1,200,000 | $653 |
| No seawall flag | 24 | $610,000 | $430 |
| Pool flag | 37 | $860,000 | $538 |
| No pool flag | 12 | $900,000 | $530 |
The seawall rows nearly repeat the canal rows, because a seawall flag here mostly means a canal lot. The pool rows are the surprise: homes with a pool flag did not close higher, because 8 of the 12 without one are canal lots, and 6 of the 12 are the house-then-lot closings, whose parcels carry no pool flag today whatever stood there on the day of sale. The roll flags a boat dock on only four of the 49 matched closings, at three addresses, so the record cannot price a dock.
Twenty-nine of the 49 matched closings are on parcels with a roll year built before 1980, at a median of $830,000 and $532 per square foot, and ten are on parcels dated 1980 through 1999, at $709,500 and $478. Three are on parcels dated 2000 through 2022, among the highest prices on the plat: 8085 Lagoon Road at $1,800,000 in September 2023, 290 Estrellita Drive at $3,750,000 in April 2025 and 8425 Lagoon Road at $1,995,000 in May 2026.
The record cannot separate value by view, canal width or depth, the route to open water, seawall condition, lowest-floor elevation, lot size or renovation level, because none of those is a field in the files we used. The roll also has no lagoon flag, so its 98 parcels with no water flag may include lots that face the lagoon.
Laguna Shores home values in Fort Myers Beach sit below their 2022 level on the two years with enough sales to say so: the 10 closings of calendar 2022 had a median of $1,150,000 and the 22 of 2023 had $689,500. Every year since holds fewer than 10 closings, so read 2024 to 2026 as a labelled history, not a direction.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A year with fewer than 10 closings shows the median of the closings counted and supports no conclusion about direction.
| Calendar year | MLS closings | Median sold price | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| 2021, from October 22 | 3 | $1,645,000, the median of these 3 closings | $903 | 20 | 92.9% |
| 2022 | 10 | $1,150,000 | $663 | 25 | 93.2% |
| 2023 | 22 | $689,500 | $457 | 30.5 | 92.2% |
| 2024 | 5 | $860,000, the median of these 5 closings | $631 | 87 | 92.6% |
| 2025 | 6 | $679,500, the median of these 6 closings | $443 | 98.5 | 96.4% |
| 2026, through October 7 | 6 | $1,207,500, the median of these 6 closings | $574 | 151 | 96.3% |
The 2026 row’s timing figures rest on five closings, because the sixth is the Sold Data Entry record. The 2023 row, the first full year after Hurricane Ian, is the busiest and the lower-priced of the two years that reach 10. Days on market lengthened in every row after 2022, from 25 to 151.
The swing is partly a change in what sold. The median living area was 2,206 square feet in 2022 and 1,515 in 2023. Two of 2022’s ten closings were Gulf-front sales at $5,000,000 and $5,500,000, while 12 of 2023’s 22 were on parcels with no water flag. The lower median says little about what one unchanged canal home would have brought in each year.
The county’s qualified home sales reach back decades, and five recent calendar years hold 10 or more: 16 in 2018 at a median of $586,000, 10 in 2019 at $720,000, 27 in 2020 at $650,000, 24 in 2021 at $817,000 and 18 in 2023 at $627,500. The series holds only 2 qualified sales dated 2022, 3 dated 2024, 7 dated 2025 and 6 dated 2026, so it cannot show the 2022 level the MLS recorded.
Repeat sales remove most of the mix problem, because the same lot sells both times. The MLS holds six resale pairs inside the 60 months.
| Street address | Earlier MLS closing | Later MLS closing | Change |
|---|---|---|---|
| 7846 Buccaneer Drive | January 3, 2023, $437,000 | May 22, 2023, $615,000 | Up 40.7% in 139 days |
| 8223 Estero Boulevard | June 1, 2022, $1,200,000 | June 5, 2023, $1,100,000 | Down 8.3% in 369 days |
| 8338 Lagoon Road | February 24, 2023, $680,000 | March 20, 2024, $1,250,000 | Up 83.8% in 390 days |
| 121 Estrellita Drive | January 3, 2024, $830,000 | June 13, 2025, $630,000 | Down 24.1% in 527 days |
| 8357 Lagoon Road | February 21, 2023, $1,300,000 | February 4, 2026, $1,525,000 | Up 17.3% in 1,079 days |
| 8339 Estero Boulevard | June 2, 2023, $1,020,000 | July 30, 2026, $1,055,000 | Up 3.4% in 1,154 days |
Four of the six closed higher and two lower. With six pairs we draw no trend, and a pair hides whatever was spent between the two sales; we did not check permits. The one pair that brackets the storm, at 8223 Estero Boulevard, closed lower, and the roll now codes that parcel vacant.
The county file is longer, so it holds more pairs: 23 resale pairs at 18 addresses among qualified home sales with a first sale in 2018 or later. Twenty-one resold higher and 2 lower. All 14 that resold from 2020 through 2024 went up. Of the 9 that resold in 2025 or 2026, 7 went up, by 3.4 to 64.7 percent, and 2 went down: 1 Lagoon Vista Street, down 10.0 percent from its May 2022 price, and 121 Estrellita Drive, down 23.2 percent from its April 2019 price.
One Laguna Shores home shows how the two records fit together. The county file holds four qualified sales of 1 Lagoon Vista Street since 2011, at $765,000, $1,050,000, $2,000,000 and $1,800,000, and the Southwest Florida MLS window holds only one of them. It is an example from the public record, by street address only.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll describes a 1970 house of 2,997 heated square feet on a canal-flagged lot, one story, with a pool flag and a seawall flag and no dock flag, and gives it a just value of $1,120,340.
| Date | County-qualified price | MLS record of the same sale | Change from prior sale | Price per sq ft |
|---|---|---|---|---|
| December 9, 2011 | $765,000 | Before our 60-month window | First sale in the chain | $255 |
| January 22, 2018 | $1,050,000 | Before our 60-month window | Up 37.3% | $350 |
| May 24, 2022 | $2,000,000 | Closed at $2,000,000 against a $2,150,000 final list price, after 13 days | Up 90.5% | $667 |
| May 30, 2025 | $1,800,000 | None | Down 10.0% | $601 |
Price per square foot uses the roll’s 2,997 heated square feet.
First, the most recent sale never touched the MLS, so a valuation built only from MLS closings would still read this home at $2,000,000. Second, the home sold four months before Hurricane Ian at the highest price in its chain and resold three years later for $200,000 less; that is one house, and we draw no rule from it. Third, the just value of $1,120,340 is 62.2 percent of the last sale.
A Laguna Shores home’s value moves up with a canal or bay lot, a sound seawall, living area, newer construction and a clean set of documents, and down with deferred seawall or roof work, a low floor elevation, unpermitted work and an asking price set above the nearest closings. The record measures some of these and is silent on others.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The lot leads: canal-flagged parcels closed at a $1,150,000 median over 60 months against $610,000 with no water flag. Size is the second lever, from a $680,000 median at 1,200 to 1,599 square feet to $1,055,000 at 1,600 to 2,199. Newer construction is the third, on thin evidence, since three sales are too few to state a premium.
An asking price set above the nearest closings is the clearest one. The two closings of the last 24 months that fell below 90 percent of final list price had been listed at $739,900 and $4,495,000. Time on market is the second: the three closings that took 180 days or more had a median of $679,000, the median of these 3 closings, while the two that sold within 10 days closed at 97.3 and 100.0 percent of list.
The Town of Fort Myers Beach requires a substantially improved or substantially damaged building in a flood hazard area to meet current flood rules, with the lowest floor at the base flood elevation plus one foot of freeboard, and the Town’s page states that the cost of all permits from the past five years counts toward the 50 percent threshold. The roll dates 80 of the 154 Laguna Shores homes before 1980, with a median year built of 1978, so many buyers price that risk in when they plan a remodel. Only 4 homes carry a roll year of 2023 or 2024.
Rental income is part of what some buyers pay for. The Town requires a vacation rental to register within 90 days of starting and to show its registration number in all advertising, and the Town’s short-term rental page says registration numbers are non-transferable. Minimum stays depend on a zoning district we could not confirm for any Laguna Shores parcel, and the association’s leasing rules are not published; the recorded declaration and the current rules govern, so ask for them in the resale package.
The FEMA flood map indicates these zones at the four addresses and the center point tested for our guide, all on panel 12071C0569G, effective November 17, 2022. Lee County’s evacuation zone A applies at every one.
| Point tested | FEMA zone | Base flood elevation, NAVD88 |
|---|---|---|
| 8069 Estero Boulevard | VE | 13 ft |
| 8081 Estero Boulevard | VE | 13 ft |
| 8235 Estero Boulevard | VE | 13 ft |
| 7950 Buccaneer Drive | AE | 11 ft |
| Center point of the 196 parcels | AE | 11 ft |
A zone and a base flood elevation are inputs to a flood premium and to the required height of a rebuilt floor. With the Town’s one foot of freeboard, a rebuilt floor would sit at 14 feet at the VE addresses and 12 feet at the AE points. This table does not give any lot’s own risk; the FIRM panel and an elevation certificate do. Whether any lot is seaward of the state’s coastal construction control line is not confirmed.
The National Hurricane Center’s report on Hurricane Ian puts storm surge at 10 to 15 feet above ground level on Fort Myers Beach, and the U.S. Geological Survey surveyed six high-water marks within about 0.4 miles of the Laguna Shores center point at 11.6 to 12.7 feet NAVD88. Helene and Milton in 2024 were far smaller on this coast, at 2 to 5 and 3 to 6 feet above mean higher high water for coastal Lee County per the National Weather Service. A seller with repair permits and invoices in hand answers the buyer’s storm question once.
Association fees barely touch a Laguna Shores home’s value, and insurance and taxes weigh heavily. Listing-entered annual recurring fees on 52 Southwest Florida MLS closings ranged from $0 to $50, not verified, while property tax at the Town’s 2026 applied rate is about $9,843 a year on a $739,500 price before exemptions. Reserves and milestone inspections are condominium subjects; for a detached house the equivalent is the age of its own roof and seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget or assessment was found in a primary document. Listing-entered annual recurring fees on 52 Southwest Florida MLS closings ranged from $0 to $50 (not verified; the association’s current budget and an estoppel certificate govern). Forty-nine entries read $0 and three read $50 a year. The Florida Division of Corporations lists Laguna Shores Homeowner’s Association, Inc., document N25554, as active, filed March 23, 1988. Whether membership is mandatory and what it enforces are not published; the recorded declaration and the current rules govern.
The Lee County Property Appraiser’s 2026 applied millage for the Town of Fort Myers Beach district is 13.3108 mills, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; book printed October 9, 2026). On the $739,500 24-month median the arithmetic is 739.5 times 13.3108, or $9,843.34 a year, an illustration before any homestead exemption, assessment limit or non-ad valorem charge. Lee County’s FY2026 solid waste assessment for the area that includes the Town is $358.45 per single-family unit per year.
We print no premium. The routes are a wind policy supported by a wind mitigation inspection, a flood policy under the National Flood Insurance Program or a private carrier, and a Citizens policy if the home qualifies; Citizens has phased in a flood coverage requirement that reaches all its policies in 2027. Under Risk Rating 2.0, FEMA prices each NFIP policy on the property’s own characteristics, with most increases capped at 18 percent a year. The Town is a Class 5 community in the NFIP Community Rating System, a 25 percent discount effective April 1, 2026. Section 689.302, Florida Statutes, in effect since October 1, 2024, also requires a seller of residential property to give the buyer a flood disclosure.
No. The Lee County Property Appraiser’s just value is a roll figure, not a sale price. On the 12 Laguna Shores closings of the last 24 months, just value ran at a median of 84.1 percent of the sold price, from 54.7 to 172.4 percent, and four 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 own term for its valuation before exemptions and caps. The table sets the just value on the October 4, 2026 roll file beside each MLS closing of the last 24 months; the first eight rows are the closings of the last 12 months.
| Date closed | Street address | Roll water flag | Sold price | MLS living area | Price per sq ft | Just value on the roll | Just value as a share of price |
|---|---|---|---|---|---|---|---|
| August 14, 2026 | 190 Tarpon Road | Canal | $465,000 | 844 sq ft | $551 | $394,422 | 84.8% |
| July 30, 2026 | 8339 Estero Boulevard | Canal | $1,055,000 | 1,880 sq ft | $561 | $703,957 | 66.7% |
| June 11, 2026 | 100 Tarpon Road | Canal | $1,360,000 | 2,317 sq ft | $587 | $744,251 | 54.7% |
| May 22, 2026 | 8425 Lagoon Road | Canal | $1,995,000 | 2,422 sq ft | $824 | $1,301,240 | 65.2% |
| May 5, 2026 | 7850 Buccaneer Drive | None | $669,000 | 1,822 sq ft | $367 | $681,627 | 101.9% |
| February 4, 2026 | 8357 Lagoon Road | Canal | $1,525,000 | 2,107 sq ft | $724 | $886,399 | 58.1% |
| December 4, 2025 | 7875 Buccaneer Drive | None | $679,000 | 1,565 sq ft | $434 | $702,185 | 103.4% |
| October 27, 2025 | 7868 Buccaneer Drive | None | $799,000 | 1,422 sq ft | $562 | $738,018 | 92.4% |
| September 18, 2025 | 8080 Lagoon Road | None | $680,000 | 1,920 sq ft | $354 | $880,169 | 129.4% |
| June 23, 2025 | 210 Estrellita Drive | None | $429,500 | 1,857 sq ft | $231 | $740,397 | 172.4% |
| June 13, 2025 | 121 Estrellita Drive | Canal | $630,000 | 1,394 sq ft | $452 | $439,714 | 69.8% |
| April 18, 2025 | 290 Estrellita Drive | Bay | $3,750,000 | 3,225 sq ft | $1,163 | $3,126,282 | 83.4% |
The table splits along the water flag. All six canal-lot closings sold well above their just value, which ran from 54.7 to 84.8 percent of price, and four of the five closings with no water flag sold below theirs. A canal owner who prices from just value leaves money on the table, and an owner with no water flag who prices from it may sit unsold. Across all 154 improved homes the roll’s just value runs from $394,422 to $6,478,678 with a median of $793,739.
The 40 vacant lots carry just values from $347,674 to $1,557,214 with a median of $490,484. The county’s deed record holds eight qualified vacant-lot sales in the last 60 months, none of them in the MLS closings we pulled.
| Date | Street address | Roll water flag | County-qualified lot price |
|---|---|---|---|
| February 10, 2026 | 7965 Estero Boulevard | None | $490,000 |
| December 23, 2025 | 254 Estrellita Drive | None | $575,000 |
| May 23, 2025 | 190 Estrellita Drive | None | $450,000 |
| June 10, 2024 | 7950 Buccaneer Drive | None | $525,000 |
| June 6, 2024 | 8351 Estero Boulevard | Canal | $1,000,000 |
| November 28, 2023 | 115 Seahorse Lane | Canal | $645,000 |
| October 2, 2023 | 7935 Estero Boulevard | None | $600,000 |
| June 1, 2023 | 7909 Estero Boulevard | None | $685,000 |
The median of these 8 lot sales is $587,500. 8351 Estero Boulevard closed in the MLS as a house on November 11, 2022 for $1,100,000 and sold again as a vacant canal lot for $1,000,000, so in that one case most of the price was the lot.
Laguna Shores and Fairview Isles are both canal neighborhoods inside the Town of Fort Myers Beach, about 1.8 road miles apart by our routing estimate from one center point to the other. In the 24 months to October 7, 2026, Laguna Shores closed 12 homes at a $739,500 median and Fairview Isles closed 33 houses at $820,000, in less than half the time.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Laguna Shores’ first window with 10 or more closings is 24 months, so the table uses that window for both. The Fairview Isles name also covers a 54-unit condominium on Estero Boulevard; the house rows leave its units out and the roll rows count the whole name.
| Question | Laguna Shores | Fairview Isles |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 196 | 207, including 54 condominium units |
| Canal and bay flags | 91 canal, 7 bay | 120 canal, 14 bay |
| Seawall and dock flags | 91 seawalls, 26 docks | 131 seawalls, 64 docks |
| MLS house closings, 24 months | 12 | 33 |
| Median sold price, 24 months | $739,500 | $820,000 |
| Range, 24 months | $429,500 to $3,750,000 | $485,000 to $5,940,000 |
| Median price per sq ft, 24 months | $556 | $528 |
| Median days on market, 24 months | 141 | 67 |
| Median sale-to-final-list, 24 months | 96.3% | 93.5% |
| MLS house closings, 60 months | 52, median $950,000 | 69, median $911,000 |
| Active and pending, October 7, 2026 | 11, listed from $775,000 to $11,900,000 | 15 houses, listed from $625,000 to $1,725,000 |
| FEMA zone at tested points | AE 11 ft, VE 13 ft | AE 11 ft at the center, VE 12 ft on Estero Boulevard |
Fairview Isles gives a valuation more to work with. It closed nearly three times as many houses in 24 months, so its owners can usually be priced from sales on the same or the next street, while a Laguna Shores owner often needs the 60-month list and the county’s deed record. Laguna Shores closed at a higher price per square foot and nearer its final list price, took about twice as long to sell, and its listings reach far higher. Our Fairview Isles valuation page reads that neighborhood’s record.
If you own in Laguna Shores, the Fairview Isles record is a cross-check, not a comparable set. A Buccaneer Drive home with no water frontage has more in common with a like Fairview Isles home than with a Lagoon Road canal home nearby. The same method is applied on our Fairview Isles home valuation page.
Laguna Shores homes closed at a 24-month median of $739,500, below the $975,000 median of the 207 single-family closings across ZIP 33931 in the same 24 months, at nearly the same price per square foot, $556 against $561. Among the island’s single-family neighborhoods it has the third-deepest five-year record, with 52 closings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every row is generated the same way, and each row carries its own window.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| Siesta Isles | neighborhood | 126 | 1959 to 2023 | 11 | 28 | 12 mo: n 11, median $1,275,000, range $900,000 to $2,850,000 | 494.0 | 0 | 12 mo: n 11, median $1,275,000 |
| Sandpiper Village | neighborhood | 82 | 1952 to 2022 | 2 | 19 | 60 mo: n 19, median $820,000, range $600,000 to $1,900,000 | 510.0 | 5 | 60 mo: n 13, median $955,000 |
| Venetian Gardens | neighborhood | 129 | 1925 to 2024 | 3 | 17 | 60 mo: n 17, median $1,775,000, range $750,000 to $3,500,000 | 948.0 | 1 | 24 mo: n 11, median $1,820,000 |
| Holiday Heights | neighborhood | 74 | 1952 to 2024 | 1 | 18 | 60 mo: n 18, median $1,038,250, range $632,000 to $2,350,000 | 567.0 | 2 | 60 mo: n 11, median $976,500 |
The MLS columns are Southwest Florida MLS closings through October 7, 2026, including Sold Data Entry records, and the county column is the Lee County Property Appraiser’s qualified improved sales from the roll file of October 4, 2026. The two series are never mixed, and windows differ by row. The Fairview Isles row counts that name’s condominium units as well as its houses.
Laguna Shores and Shell Mound Park are the closest pair: each closed 8 homes in 12 months, each needs a 24-month window, and each had 11 listings on October 7, 2026. Laguna Shores’ median is lower, $739,500 against $823,500, and its price per square foot higher, $556 against $499, which says more about the mix of lots than about either neighborhood. Our Shell Mound Park valuation page covers one of those neighbors.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings across ZIP 33931 at a median of $510,000 and $455 per square foot. By joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), 238 were condominium closings at a median of $425,000 and 111 were single-family closings at $1,000,000. Over 24 months the same join shows 207 single-family closings at a median of $975,000, $561 per square foot, 90 median days on market and 92.6 percent of final list price. The ZIP had 380 active and 27 pending listings on October 7, 2026, about 11.5 months of supply, against about 20 months in Laguna Shores. For the island-wide view, see our Fort Myers Beach home valuation page.
Four of the 10 active listings are at addresses that closed in the MLS within the last 60 months. 8065 Lagoon Road asks $1,650,000 against a $1,300,000 closing in May 2023, 26.9 percent higher, and 243 Estrellita Drive asks $1,399,999 against $1,645,000 in November 2021, 14.9 percent lower. Two listings, at 280 Estrellita Drive for $11,900,000 and 8223 Estero Boulevard for $6,950,000, describe homes of 5,810 and 7,011 square feet on parcels the roll still codes vacant, new construction that no closed sale resembles.
A seller of a Laguna Shores home at the $739,500 24-month median would net about $690,352 before any mortgage payoff with buyer-agent compensation, and about $708,840 without, with costs of about 6.65 and 4.15 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. 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 for the first $100,000 plus $5.00 per $1,000 above it, up to $1,000,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $739,500.00 | The 24-month MLS median |
| Listing commission, 2.75% | -$20,336.25 | 2.75% of $739,500 |
| Buyer-agent compensation, 2.5%, if offered | -$18,487.50 | 2.5% of $739,500 |
| Deed documentary stamp tax | -$5,176.50 | 7,395 units of $100 at $0.70 |
| Owner’s title policy | -$3,772.50 | $575 plus $5.00 per $1,000 on $639,500 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$49,147.75 | 6.65% of price |
| Estimated net before payoff, with buyer-agent compensation | $690,352.25 | $739,500 minus $49,147.75 |
| Estimated total costs, without buyer-agent compensation | -$30,660.25 | 4.15% of price |
| Estimated net before payoff, without buyer-agent compensation | $708,839.75 | $739,500 minus $30,660.25 |
Your net also depends on your mortgage payoff, the tax proration and any repair credit. Above $1,000,000 the title premium adds a third tier of $2.50 per $1,000. If an association issues an estoppel certificate for your sale, it is a seller cost under Florida law, and we print no dollar figure for it. Ask a CPA about capital gains before listing. To see the worksheet for your home, ask for a Laguna Shores valuation, and read our guide to selling a Laguna Shores home.
A free in-person comparative market analysis is a walk-through of your Laguna Shores home and a written value range built from the closings of its own street and lot type, 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 condition, the dock, the roof and any enclosure below the flood elevation, read your elevation certificate if you have one, and pull every deed for your address and the lots beside it. 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 Laguna Shores home values that the record did not settle, each with the document that would settle it, so that no gap is hidden inside a confident sentence. We check each one for your address during a valuation.
These are the questions Laguna Shores owners in Fort Myers Beach ask us most about value, each answered in one paragraph from the same October 7, 2026 pull.
It depends on your lot, living area and elevation. The 12 closings of the 24 months to October 7, 2026 ran from $429,500 to $3,750,000 with a median of $739,500. For your own number, call Jesse direct at (239) 898-6072.
The 24-month MLS median is $739,500 on 12 closings, the 36-month median $814,500 on 18 and the 60-month median $950,000 on 52. The separate Lee County series shows 13 qualified sales in 24 months at $799,000.
Only 8 homes closed in the last 12 months, and we publish a median only for 10 or more sales. The 8 ran from $465,000 to $1,995,000 and are listed above by address.
The median was $556 per square foot on the 12 closings of the last 24 months, from $231 to $1,163. Over 60 months, canal-lot closings had a median of $610 and closings with no water flag $424.
Less accurate than in a uniform subdivision. The name covers interior, canal, bay and three Gulf-front sales, two public sources state different living areas on 12 of 49 closings, and five county-qualified home sales never appeared in the MLS.
They count different things. The MLS records listed sales, 52 in 60 months. The county’s qualified series holds 39: it leaves out 15 of those deeds and the 3 Gulf-front parcels and adds 5 sales the MLS never carried.
No. On the 12 closings of the last 24 months, just value ran from 54.7 to 172.4 percent of the sold price, with a median of 84.1 percent. Four homes sold below it, all on parcels with no water flag.
Yes, more than anything else in the record. Over 60 months the 26 closings on canal-flagged parcels had a median of $1,150,000 and the 22 with no water flag $610,000.
The record holds one bay-lot closing, 290 Estrellita Drive at $3,750,000 in April 2025. The roll flags only 7 bay parcels, 4 of them improved. One sale is not a price guide.
The record cannot say. The roll flags a dock on only 4 of the 49 matched closings. Buyers ask about depth, the route to open water and the dock’s permit, and none of those is a data field.
Not in the medians. The 37 closings on parcels with a pool flag had a median of $860,000 over 60 months against $900,000 for the 12 without.
Over 60 months the median was $680,000 at 1,200 to 1,599 square feet, $1,055,000 at 1,600 to 2,199 and $1,995,000 at 2,200 or more. Size and water overlap, since the largest homes sit on the water.
Among streets with 10 or more closings in 60 months, Lagoon Road’s median is $1,100,000 and Buccaneer Drive’s $642,000. Estero Boulevard’s $1,077,500 on 12 closings includes three Gulf-front sales.
The MLS tags three Gulf-front closings with the name, and the county roll places those parcels outside the plat’s 196. We keep them out of comparables for lagoon and canal homes.
The two years with 10 or more closings show a lower level after Hurricane Ian: $1,150,000 on 10 closings in 2022 and $689,500 on 22 in 2023. Later years hold 5 or 6 closings each, too few to show a direction.
The record is thin. One MLS pair brackets the storm, 8223 Estero Boulevard, down 8.3 percent. In the county file, 1 Lagoon Vista Street sold in May 2022 for $2,000,000 and in May 2025 for $1,800,000.
The median was 141 days on market on the 11 timed closings of the last 24 months, from 5 days to 628. Two sold within 30 days and three took 180 days or more.
The median closing was 96.3 percent of final list price over 24 months and 93.1 percent over 60. Nine of the last 11 closed below final list price, and the median gap was $20,500.
On October 7, 2026 the Southwest Florida MLS showed 11 listings: 10 active, from $775,000 to $11,900,000, and 1 pending with a contingency. Ten active listings against 6 closings a year is about 20 months of supply.
Much more. The 10 active listings have a median list price of about $1,525,000 and $775 per square foot, against a closed median of $739,500 and $556. Only two are listed under $1,000,000.
It changes a buyer’s insurance cost and the height a rebuilt floor must reach. The FEMA flood map indicates VE at 13 feet at three Estero Boulevard addresses tested and AE at 11 feet on Buccaneer Drive.
Not to get a range, but it sharpens one. The certificate states the lowest floor’s elevation, which drives the flood premium a buyer will be quoted.
It limits how much work an older, lower house can absorb before it must meet current flood rules. Eighty of the 154 homes were built before 1980, so buyers planning a remodel ask about it and price it.
The three closings on parcels dated 2000 or later brought $1,800,000, $1,995,000 and $3,750,000. The roll shows only four homes dated 2023 or 2024, and none has resold.
The county’s deed record holds eight qualified lot sales in 60 months, from $450,000 to $1,000,000, with $587,500 the median of these 8 sales. The two canal lots brought $645,000 and $1,000,000.
Listing-entered annual recurring fees on 52 Southwest Florida MLS closings ranged from $0 to $50 (not verified; the association’s current budget and an estoppel certificate govern). Whether membership in the homeowners association is mandatory is not confirmed.
Buyers budget from the price, not from your bill. At the 2026 applied rate of 13.3108 mills for the Town of Fort Myers Beach district (13.4329 in 2025), a $739,500 price works out to $9,843.34 a year before exemptions, plus the $358.45 solid waste assessment.
At $739,500 our illustration shows about $690,352 before any mortgage payoff with 2.75 percent listing and 2.5 percent buyer-agent compensation, or about $708,840 without the latter.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02. That is custom, not law, and the contract controls.
Section 689.302 requires a flood disclosure from every residential seller. If a mandatory homeowners association governs the lot, section 720.401 requires a disclosure summary before the buyer signs; a buyer who did not receive it may cancel within three days of receiving it or before closing, whichever comes first.
Over the 24 months to October 7, 2026, Laguna Shores closed 12 homes at a median of $739,500, $556 per square foot and 141 days on market. Fairview Isles closed 33 houses at $820,000, $528 and 67 days.
Its $739,500 median sits below the $975,000 median of the 207 single-family closings in ZIP 33931 over the same 24 months, at nearly the same price per square foot.
Get the valuation first. We can show which improvements the closings rewarded, and a large project on an older house can reach the Town’s 50 percent threshold and trigger flood compliance.
Usually the nearest and most recent ones, and with 12 closings in two years a lender’s appraiser may reach back further. We give the appraiser our comparable set, including county-recorded sales an MLS search does not return.
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.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
A Fort Myers Beach specialist knows which Laguna Shores sales are Gulf-front parcels outside the plat, which sales the county recorded that the MLS never showed, what the flood map indicates address by address, and how the Town’s 50 percent rule changes what a buyer will pay for an older house. A valuation built that way holds up through the appraisal.
A general agent may price a Buccaneer Drive house from a median lifted by canal and Gulf-front sales, treat a house-then-lot closing as a comparable, 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 and the storm record. The new Big Carlos Pass Bridge at the neighborhood’s south edge has carried traffic since November 14, 2025.
If you are asking “what can I sell my Laguna Shores home in Fort Myers Beach for,” McGreevy and Comisar price from the closings of your own street and lot type. We tracked every one of the 12 Laguna Shores closings in the Southwest Florida MLS in the last 24 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. Four Laguna Shores streets saw no MLS closing in five years, so the next owner who sells there 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 Laguna Shores homes.
Laguna Shores recorded sales, last 24 months: 12 Southwest Florida MLS closings at a $739,500 median, from $429,500 to $3,750,000, at 96.3 percent of final list price and 141 median days on market on the 11 with a list history, through October 7, 2026.
Enter your details in the valuation form for your free Laguna Shores 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.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Laguna Shores 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 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. We checked the links on October 7, 2026.
These official documents bear most directly on what a Laguna Shores home is worth and what its seller will be asked for.
| 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 Laguna Shores home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.