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 McPhie Park home worth? This is McGreevy and Comisar’s valuation guide for owners in McPhie Park, the single-family neighborhood of Gulf-side, canal and side-street lots on the southern half of Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, every McPhie Park parcel belongs to the Town of Fort Myers Beach, not to unincorporated Lee County. The roll counts 135 residential parcels on three recorded plats, 83 of them improved and 42 of them vacant lots. If you may sell, read this beside our guide to selling your McPhie Park home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. The last 12 months hold only 5 closings and the last 24 months only 9, so the 36-month window leads. In the 36 months to October 7, 2026 the Southwest Florida MLS recorded 16 McPhie Park closings at a median of $993,750, from $467,500 to $11,250,000, at $663 per square foot, 78.5 median days on market and 91.7 percent of the final list price. The Lee County series is separate: 19 qualified improved sales in 60 months at a median of $975,000. Inside that one MLS median, price per square foot ran from $281 to $2,295. 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 McPhie Park home in Fort Myers Beach is worth what the nearest closed homes on its side of Estero Boulevard, with its water and its age, brought, adjusted for condition. The Southwest Florida MLS recorded 16 closings in the 36 months to October 7, 2026 at a $993,750 median, from $467,500 to $11,250,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 36-month window is the first with ten or more closings, so it leads this page. The median of 16 sales is the midpoint of the eighth and ninth prices, $852,500 and $1,135,000, and no home in the window closed between those two figures. So the $993,750 median describes a gap between two groups of houses, not a typical sale. Five of the 16 closed under $750,000 and four at $1,950,000 or more. By the county roll’s water flag, one of the 16 is on a Gulf-flagged parcel, nine are on canal-flagged parcels and six are on parcels with no water flag. Take out the single Gulf-side closing, $11,250,000 at 5940 Estero Blvd, and the median of the other 15 closings is $852,500.
Five closings is too few for a median to carry weight, so each is listed with its date, living area and price per square foot in the first five rows of the 36-month table below: $650,000 at 245 Bahia Via, $2,097,998 at 306 Seminole Way, $1,150,000 at 5815 Estero Blvd, $467,500 at 123 Falkirk St and $625,000 at 244 Dundee Rd. The median of these 5 closings is $650,000, and none closed between October 8, 2025 and February 4, 2026. The 24-month window holds 9 closings, and the median of these 9 closings is $675,000.
The Lee County Property Appraiser’s qualified improved sales are a separate series, never averaged with the MLS: 19 sales in the 60 months to the October 4, 2026 roll file at a median of $975,000, from $511,000 to $3,000,000. The 36-month count is 9, and the median of these 9 sales is $1,150,000. The county series tops out at $3,000,000 because the county’s deed list holds the August 8, 2024 deed for 5940 Estero Blvd at $11,250,000 and does not code it as a qualified sale.
These are the eight facts about McPhie Park home values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, costs, a Shell Mound Park comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My McPhie Park Home Worth in Fort Myers Beach in 2026? · Why Value Your McPhie Park Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free McPhie Park Home Valuation in 60 Seconds · Why Does an Online Estimate Miss McPhie Park Home Values in Fort Myers Beach? · How Do We Value a McPhie Park Home in Fort Myers Beach?
The Record: What Did McPhie Park Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a McPhie Park Home Worth by Street, Size, Water and Age? · Are McPhie Park Home Values in Fort Myers Beach Rising or Falling? · One McPhie Park Home’s Public Record · What Moves a McPhie Park Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect McPhie Park Home Value? · Is the Property Appraiser’s Just Value What a McPhie Park Home Will Sell For?
Comparisons and Next Steps: McPhie Park vs Shell Mound Park: How Do the Records Compare? · How Do McPhie Park Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your McPhie Park Home in Fort Myers Beach? · Want a Free In-Person McPhie Park Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, McPhie Park Home Value Edition · What McPhie Park Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your McPhie Park Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value McPhie Park homes from the closings of the same kind of lot, Gulf side, canal or side street, read against the county record, 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 36 McPhie Park 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 and seawall flags, year built and just value. We read the county’s qualified sales back to 2005, which adds 42 resale pairs at 37 addresses, and the county’s deed list for every one of those parcels. And we queried the FEMA flood layer at four McPhie Park addresses and the neighborhood’s center point.
Call Jesse direct at (239) 898-6072 and we will read your street’s closings with you, or request your McPhie Park valuation online and see how selling your McPhie Park 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 McPhie Park 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 kind of lot and 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. We need your street address, living area, whether the lot is on the Gulf, a canal or the bay, the state of any seawall and dock, the roof’s age, any permits since Hurricane Ian, and an elevation certificate if you have one.
An online estimate misses McPhie Park home values because a model reads one place name that the listings stretch past the county’s plats, cannot see which side of Estero Boulevard faces the Gulf, trusts a square footage that two public sources state differently, and prices houses that the roll no longer shows standing.
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 36 closings under the McPhie Park name in 60 months. Matched by street address to the county roll, 26 sit on the three McPhie Park plats in Plat Book 8. Nine more, on Bahia Via and Curlew Street, sit on parcels whose legal descriptions are metes-and-bounds descriptions measured from a corner of McPhie Park Unit 2, or cite the Santini Cross unrecorded plat. One, at 191 Aberdeen Ave, matched no address on the roll. Keep only the 26 on the plats and the 60-month median moves from $1,137,175 to $1,142,500; in the 36-month window the count drops from 16 to 13 and the median moves from $993,750 to $1,135,000.
The MLS living area and the county’s heated area are different measurements. On 4 of the 26 closings where the roll shows a heated area, they differ by 50 square feet or more. At 5815 Estero Blvd the June 2026 listing showed 1,431 square feet and the roll shows 860, so the same $1,150,000 sale is $804 per square foot by one source and $1,337 by the other. At 220 Curlew St the March 2024 listing showed 2,191 square feet and the roll shows 1,128.
Seven closings in the five-year record are on parcels the roll now codes as vacant residential land with no year built: two at 5840 Estero Blvd, two at 129 Curlew St, and one each at 5700 Estero Blvd, 5825 Estero Blvd and 98 Sterling Ave. A model that uses them as house comparables is pricing buildings the roll no longer shows. At 306 Seminole Way the listed living area went from 1,304 square feet at the December 2023 closing to 2,936 at the June 2026 closing, and the roll shows no year built, so we read those two closings as two different products on one lot.
Two county-qualified sales in the 60 months to October 7, 2026 have no MLS closing within 45 days: 5815 Estero Blvd at $785,000 on March 10, 2023, and 171 Lanark Ave at $550,000 on August 18, 2023. The gap runs the other way too. For ten of the 36 MLS closings the county’s deed list holds a deed at the same price within 15 days of the closing that the county does not code as a qualified sale.
| MLS closing the county does not code as a qualified sale | Street address | Price |
|---|---|---|
| August 8, 2024 | 5940 Estero Blvd | $11,250,000 |
| March 21, 2024 | 220 Curlew St | $1,400,000 |
| February 9, 2024 | 180 Curlew St | $852,500 |
| December 15, 2023 | 306 Seminole Way | $775,000 |
| October 5, 2023 | 292 Sterling Ave | $875,000 |
| May 2, 2023 | 129 Curlew St | $650,000 |
| December 30, 2022 | 5950 Estero Blvd | $4,800,000 |
| April 12, 2022 | 129 Curlew St | $910,000 |
| March 31, 2022 | 5825 Estero Blvd | $790,000 |
| February 16, 2022 | 5840 Estero Blvd | $3,550,000 |
Two more MLS closings, at 5830 Lauder St in September 2025 and 123 Falkirk St in May 2026, have no deed in the county file within 45 days of the closing. And one sale carries two prices: 306 Seminole Way closed in the MLS on June 29, 2026 at $2,097,998, and the county records the same day’s deed at $2,072,999.
We value a McPhie Park home in four steps: choose the closings of its own kind of lot and size band, adjust for water, age, 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 36 months to reach 10 closings, and no single street gets there in 60. Estero Boulevard, the busiest, has 8 closings in five years. So we sort by the kind of lot first, Gulf side of Estero Boulevard, bay end of Seminole Way, canal street or interior street, and then borrow the nearest like homes from the neighborhoods beside it, Holiday Heights and Sandpiper Village.
Buyers pay for Gulf frontage, a canal or bay lot with a sound seawall, living area, a newer house built to the current flood elevation and a roof that insures well, and they discount for deferred work and missing permits. No data field states a view or a renovation’s quality, so we walk the property.
The 11 closings from October 8, 2021 to September 27, 2022 had a median of $1,175,000, $766 per square foot, 24 median days on market and 96.3 percent of final list price. The 25 closings from September 28, 2022 on, the day Hurricane Ian made landfall, have a median of $1,135,000, $664 per square foot, 49 days and 92.9 percent. We weight the newest closings and treat a sale from early 2022 as history.
On October 7, 2026 the MLS showed four active McPhie Park listings and one pending sale. A re-check of the MLS on October 29, 2026 found 5 McPhie Park listings active, from $899,000 to $4,495,000 at a median of $2,250,000: the four from October 7, with 140 Bahia Via listed again under a new MLS number at the same $2,250,000, plus a new listing at 220 Curlew St at $1,594,500. The October 7 pending sale at 5809 Lauder St no longer showed as pending, and no McPhie Park closing was recorded after October 7. The four active listings asked $899,000 at 270 Dundee Rd, $2,250,000 at 140 Bahia Via, $4,250,000 at 5698 Estero Blvd and $4,495,000 at 5921 Estero Blvd, with a median list price of $3,250,000, a median of 139 days listed and a median of $1,021 per square foot against $663 for the homes that closed. The pending listing, at 5809 Lauder St, asked $1,799,990. Against 16 closings in 36 months, four actives are 9.0 months of supply, and at the last year’s pace of 5 closings they are 9.6. Request your free valuation with the valuation form.
In the last five years the Southwest Florida MLS recorded 36 McPhie Park closings at a median of $1,137,175, from $467,500 to $11,250,000. The last 36 months hold 16 at a $993,750 median, and 20 of the 36 closed in the two years ending October 7, 2023, so the pace has slowed more than the median has moved.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
In the 12-month and 24-month rows the price is the median of these 5 closings and the median of these 9 closings, and nothing more.
| 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 | 5 | $650,000 | $467,500 to $2,097,998 | $620 | 123 | 97.8% |
| 24 months | 9 | $675,000 | $467,500 to $2,097,998 | $664 | 108 | 92.9% |
| 36 months | 16 | $993,750 | $467,500 to $11,250,000 | $663 | 78.5 | 91.7% |
| 60 months | 36 | $1,137,175 | $467,500 to $11,250,000 | $675 | 38.5 | 94.5% |
Dollar volume was $27,648,073 in the 36-month window and $60,295,923 over 60 months.
The table lists the 16 closings of the leading window by street address. Sold/list is the sold price as a share of the final list price. The last three columns come from the county roll file of October 4, 2026: the parcel’s water flag, its just value, and that just value as a share of the sold price.
| Date closed | Street address | Sold price | Living area, sq ft | Price per sq ft | Days on market | Sold/list | Water flag | Just value | Just value/price |
|---|---|---|---|---|---|---|---|---|---|
| July 10, 2026 | 245 Bahia Via | $650,000 | 2,232 | $291 | 254 | 86.7% | Canal | $790,837 | 121.7% |
| June 29, 2026 | 306 Seminole Way | $2,097,998 | 2,936 | $715 | 123 | 110.4% | Canal | $1,202,473 | 57.3% |
| June 25, 2026 | 5815 Estero Blvd | $1,150,000 | 1,431 | $804 | 112 | 89.2% | None | $665,605 | 57.9% |
| May 22, 2026 | 123 Falkirk St | $467,500 | 1,664 | $281 | 29 | 98.4% | Canal | $458,825 | 98.1% |
| February 5, 2026 | 244 Dundee Rd | $625,000 | 1,008 | $620 | 291 | 97.8% | Canal | $552,749 | 88.4% |
| September 24, 2025 | 5830 Lauder St | $1,135,000 | 1,710 | $664 | 19 | 88.7% | None | $798,118 | 70.3% |
| July 9, 2025 | 5719 Estero Blvd | $1,950,000 | 2,887 | $675 | 40 | 92.9% | None | $1,328,447 | 68.1% |
| May 7, 2025 | 171 Lanark Ave | $675,000 | 1,020 | $662 | 108 | 87.7% | None | $582,429 | 86.3% |
| April 22, 2025 | 5731 Lauder St | $520,075 | 770 | $675 | 67 | 94.6% | None | $578,342 | 111.2% |
| August 8, 2024 | 5940 Estero Blvd | $11,250,000 | 4,902 | $2,295 | 19 | 94.5% | Gulf | $5,363,123 | 47.7% |
| May 17, 2024 | 240 Dundee Rd | $775,000 | 1,540 | $503 | 90 | 88.6% | Canal | $721,400 | 93.1% |
| March 21, 2024 | 220 Curlew St | $1,400,000 | 2,191 | $639 | 289 | 90.6% | Canal | $706,701 | 50.5% |
| March 8, 2024 | 360 Seminole Way | $2,150,000 | 2,050 | $1,049 | 8 | 97.7% | Canal | $1,343,967 | 62.5% |
| February 9, 2024 | 180 Curlew St | $852,500 | 1,424 | $599 | 7 | 94.8% | Canal | $729,852 | 85.6% |
| December 15, 2023 | 306 Seminole Way | $775,000 | 1,304 | $594 | 337 | 86.2% | Canal | $1,202,473 | 155.2% |
| November 22, 2023 | 164 Sterling Ave | $1,175,000 | 1,366 | $860 | 30 | 87.0% | None | $782,835 | 66.6% |
Fifteen of the 16 closed below their final list price and one above it. Seven closed below 90 percent of final list, and the median dollar gap between final list and sold price was $100,000. The widest gap, $650,000, was at 5940 Estero Blvd, which closed at $11,250,000 against an $11,900,000 final list price after 19 days.
The 20 older closings of the 60-month record have a median of $1,157,175, 26.5 median days on market and 95.6 percent of final list price. Four of them are on Gulf-flagged parcels: $4,800,000 at 5950 Estero Blvd in December 2022, $2,300,000 at 98 Sterling Ave in December 2021, and $3,000,000 and $3,550,000 at 5840 Estero Blvd in December 2021 and February 2022. The house at 5840 Estero Blvd had 1,020 square feet, so those two closings were $2,941 and $3,480 per square foot: on a Gulf-flagged lot the price follows the land.
Over 60 months the 17 closings that sold within 30 days have a median of $1,175,000 and 94.8 percent of final list price, and the 14 that took 31 to 179 days have $1,062,500 and 94.4 percent. Five took 180 days or more, from $625,000 to $1,400,000, and the median of these 5 closings is $775,000. Of the 36 closings, 31 closed below their final list price, 2 at it and 3 above it.
A McPhie Park home’s worth sorts first by its lot and then by its age. Over 60 months the five closings on Gulf-flagged parcels ran from $2,300,000 to $11,250,000, the 20 on canal-flagged parcels have a median of $892,500, and the 18 on parcels the roll dates before 1980 have a median of $813,750.
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 36 closings by street. No street reaches 10 closings, so every price is the median of the closings counted on that row.
| Street | Residential parcels on the roll | Parcels with a year built | MLS closings, 60 months | Median of the closings counted | Range | Median price per sq ft |
|---|---|---|---|---|---|---|
| Estero Blvd | 43 | 11 | 8 | $2,725,000 | $790,000 to $11,250,000 | $1,492 |
| Lauder St | 26 | 18 | 4 | $656,250 | $520,075 to $1,135,000 | $670 |
| Dundee Rd | 21 | 19 | 4 | $875,000 | $625,000 to $1,825,000 | $621 |
| Seminole Way | 14 | 10 | 4 | $2,123,999 | $775,000 to $3,000,000 | $807 |
| Sterling Ave | 10 | 9 | 3 | $1,175,000 | $875,000 to $2,300,000 | $860 |
| Falkirk St | 10 | 10 | 2 | $467,500 and $511,000 | One house, sold twice | $294 |
| Lanark Ave | 3 | 2 | 1 | $675,000 | One closing | $662 |
| Aberdeen Ave | 2 | 1 | 1 | $1,200,000 | One closing, no roll match | $938 |
| Curlew St, outside the plats | Not counted | Not counted | 5 | $910,000 | $650,000 to $1,400,000 | $639 |
| Bahia Via, outside the plats | Not counted | Not counted | 4 | $1,080,000 | $650,000 to $1,200,000 | $667 |
Mound Road, with 3 parcels, and Gulf Drive, with 2, had no closings. Only 11 of Estero Boulevard’s 43 parcels carry a year built, and 29 are coded vacant.
Estero Boulevard is the neighborhood’s largest street and its dividing line. The roll flags the Gulf on 21 of the 24 even-numbered parcels, and the other three, at 5680, 5698 and 5700, carry no water flag. None of the 19 odd-numbered parcels carries a water flag.
| Estero Blvd addresses | Parcels | Coded vacant | Median just value on the roll | MLS closings, 60 months | Range of the closings |
|---|---|---|---|---|---|
| Even-numbered | 24 | 15 | $1,840,283 | 5 | $2,450,000 to $11,250,000 |
| Odd-numbered | 19 | 14 | $502,686 | 3 | $790,000 to $1,950,000 |
The lowest even-numbered closing, $2,450,000 at 5700, is above the highest odd-numbered one, $1,950,000 at 5719.
Living area sorts price less cleanly here than the lot does. The 13 closings under 1,300 square feet have a median of $910,000 and $766 per square foot, and the 12 from 1,300 to 1,699 have $863,750 and $610. The five from 1,700 to 2,499 ran from $650,000 to $2,150,000, and the six of 2,500 or more from $1,825,000 to $11,250,000. The smallest band has a higher median than the next one up. That is the Gulf side at work: three of the 13 are small older houses on Gulf-flagged parcels, at $2,300,000, $3,000,000 and $3,550,000, and a buyer there paid for the lot.
We matched 35 of the 36 closings by street address to a parcel on the roll and read each parcel’s flags as the roll shows them today. Under 10 closings, the price is the median of the closings counted on that row.
| Roll flag on the parcel | Closings, 60 months | Median sold price | Median price per sq ft |
|---|---|---|---|
| Gulf lot | 5 | $3,550,000 | $2,295 |
| Bay lot | 1 | $3,000,000, one closing | $900 |
| Canal lot | 20 | $892,500 | $626 |
| No water flag | 9 | $1,135,000 | $675 |
| Canal lot with a dock flag | 8 | $1,092,500 | $651 |
| Canal lot without a dock flag | 12 | $813,750 | $596 |
None of the 20 canal-lot closings exceeded $2,150,000, and none of the five Gulf-lot closings fell below $2,300,000. The no-water row is the surprise: its nine closings have a higher median than the canal lots, because six of the nine are on Estero Boulevard or are houses the roll dates 2000 or later. So a canal flag is not a price adjustment by itself.
Eighteen of the 36 closings are on parcels with a roll year built before 1980, at a median of $813,750 and $626 per square foot, from $467,500 to $1,400,000. None is on a parcel dated 1980 through 1999, although the roll dates 14 improved parcels to those years. Eight are on parcels dated 2000 or later, from $1,135,000 at 5830 Lauder St, dated 2007, to $11,250,000 at 5940 Estero Blvd, dated 2023, and the median of these 8 closings is $2,050,000. The lowest of the eight is $321,250 above the median of the 18 older-house closings. Seven more closings are on parcels now coded vacant, two are the 306 Seminole Way closings with no year on the roll, and one matched no roll address.
The record cannot separate value by view, feet of Gulf frontage, 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.
McPhie Park home values in Fort Myers Beach do not show a direction the record can support. Only one calendar year, 2023, holds ten MLS closings, at a median of $1,057,175. Every other year holds four to eight, so the record gives a labelled history by year and no statement about a trend.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Outside 2023, each price is the median of the closings counted in that year 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 8 | 4 | $2,062,500 | $1,337 | 18.5 | 96.9% |
| 2022 | 8 | $1,080,000 | $786 | 19.5 | 95.5% |
| 2023 | 10 | $1,057,175 | $745 | 43 | 93.9% |
| 2024 | 5 | $1,400,000 | $639 | 19 | 94.5% |
| 2025 | 4 | $905,000 | $670 | 53.5 | 90.8% |
| 2026, through October 7 | 5 | $650,000 | $620 | 123 | 97.8% |
The mix of lots changes from year to year more than the market does. Two of the four closings of late 2021 were on Gulf-flagged parcels, and none of the nine closings of 2025 and 2026 was. The 2024 figure includes the $11,250,000 sale. What the table does show is the count: 8 and 10 closings in 2022 and 2023, then 5, 4 and 5.
Repeat sales remove 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 |
|---|---|---|---|
| 5840 Estero Blvd | December 3, 2021, $3,000,000 | February 16, 2022, $3,550,000 | Up 18.3% |
| 275 Bahia Via | January 20, 2022, $985,000 | April 14, 2023, $1,200,000 | Up 21.8% |
| 306 Seminole Way | December 15, 2023, $775,000 | June 29, 2026, $2,097,998 | Up 170.7% |
| 123 Falkirk St | November 11, 2021, $511,000 | May 22, 2026, $467,500 | Down 8.5% |
| 129 Curlew St | April 12, 2022, $910,000 | May 2, 2023, $650,000 | Down 28.6% |
| 245 Bahia Via | February 1, 2022, $1,175,000 | July 10, 2026, $650,000 | Down 44.7% |
Three pairs went up and three went down. Four of the six were bought before September 28, 2022 and resold after it, and three of those four resold lower. Six pairs support no trend. The 306 Seminole Way pair is probably two different houses, and the parcel at 129 Curlew St is coded vacant today. At 123 Falkirk St the county’s deed list holds a January 21, 2026 deed at $271,100, not coded as a qualified sale, between the two MLS closings.
The county file is longer, so it holds more pairs: 42 at 37 addresses on the three plats, with first sales from 2005 on. Thirty-two resold higher, nine lower and one at the same price. Seven of the nine lower pairs began with a purchase in 2005, 2006 or 2007. All eight pairs that resold on or after September 28, 2022 went up, the smallest by 22.7 percent at 171 Lanark Ave. The county’s qualified series holds 1 sale dated 2022 and 2 dated 2024, years in which the MLS recorded 8 and 5 closings, and it does not include the Bahia Via and Curlew Street parcels, where two of the three falling MLS pairs sit.
One McPhie Park home shows how the two records fit together. The county file holds three qualified sales of 244 Dundee Rd since 1993, at $100,000, $425,000 and $625,000, and the Southwest Florida MLS window holds only the last. 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 1968 one-story house of 1,008 heated square feet with two bedrooms and two baths, on a canal lot on the McPhie Park Unit 3 plat, with boat dock and seawall flags and no pool flag, and gives it a just value of $552,749.
| Date | County-qualified price | MLS record of the same sale | Price per heated sq ft on the roll |
|---|---|---|---|
| December 1993 | $100,000 | Before our 60-month window | $99 |
| January 4, 2018 | $425,000 | Before our 60-month window | $422 |
| February 6, 2026 | $625,000 | Closed February 5, 2026 at $625,000 against a $639,000 final list price, after 291 days | $620 |
First, the price rose 47.1 percent between January 2018 and February 2026, a span that includes Hurricane Ian. Second, here the two sources agree about the house: the listing and the roll both show 1,008 square feet. Third, the home took 291 days and still closed at 97.8 percent of its final list price. Fourth, the just value of $552,749 is 88.4 percent of the sale. Fifth, the two records date the same sale a day apart, which is why we match the series by address and never add them together. On the same street and canal, the 2008 house at 290 Dundee Rd closed in October 2021 at $1,825,000, a $1,200,000 spread that the year built and the living area explain better than the address does.
A McPhie Park home’s value moves up with a Gulf-side lot, a house built in 2000 or later, living area and clean documents, and down with an older ground-level house, deferred seawall or roof work, a low floor elevation and an asking price 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 Gulf leads. The five closings on Gulf-flagged parcels in 60 months start at $2,300,000, above every one of the 20 canal-lot closings. Newer construction is the second lever: the eight closings on parcels dated 2000 or later start at $1,135,000, and the only closing of a house the roll dates after Hurricane Ian, the 2023 house at 5940 Estero Blvd, is the $11,250,000 sale. The roll dates two other parcels to 2023 or later, and neither has closed in the MLS since, so the record cannot yet price a post-Ian rebuild on a canal or an interior lot.
With 42 of 135 parcels vacant, the lot is its own market here, and it sets a floor under an older house. These are the county’s qualified vacant-land sales on the three plats since 2023. They are county records, not MLS closings.
| Date of sale | Street address | Roll water flag | County-qualified land price |
|---|---|---|---|
| May 5, 2023 | 5921 Estero Blvd | None | $805,000 |
| March 29, 2024 | 5871 Estero Blvd | None | $700,000 |
| May 31, 2024 | 5780 Lauder St | None | $495,000 |
| February 26, 2026 | 5840 Estero Blvd | Gulf | $2,342,000 |
| May 7, 2026 | 5865 Estero Blvd | None | $600,000 |
Read the Gulf row against the five-year record. The MLS closed 5840 Estero Blvd with a 1,020 square foot house at $3,000,000 in December 2021 and $3,550,000 in February 2022, and the county records the same parcel as vacant land at $2,342,000 in February 2026. Five land sales are a list and not a median, and they show lots with no water flag trading from $495,000 to $805,000.
An asking price set above the nearest closings is the clearest one. In the last 36 months the seven homes that closed below 90 percent of their final list price had been listed at $750,000 to $1,350,000, and the widest gap among them, $175,000, was at 164 Sterling Ave. Time on the market is the second: the five closings that took 180 days or more have a median of $775,000, the median of these 5 closings, against $1,175,000 for the 17 that sold within 30 days.
The Town of Fort Myers Beach requires a substantially improved or substantially damaged building to meet current flood rules, with the lowest floor at the base flood elevation plus one foot, and the Town’s page states that repair costs from the past five years count toward the 50 percent threshold. With 50 of the 83 improved parcels dated before 1980, many buyers price that risk in, and a seller with the permit history and an elevation certificate in hand removes a guess.
The FEMA flood map indicates zone AE with a base flood elevation of 12 feet NAVD88 at 5680, 5750, 5745 and 5781 Estero Blvd, the four addresses tested for our guide, and 11 feet at the center point of the 135 parcels, all on panel 12071C0566G, effective November 17, 2022. Evacuation zone A applies at every one. With the Town’s one foot of freeboard, the required lowest floor of a new or substantially improved building is 13 feet where the base flood elevation is 12. That does not give any lot’s own risk; the FIRM panel and an elevation certificate do.
Association fees do not appear in the McPhie Park record, and insurance and taxes weigh heavily. Listing-entered annual recurring fees on 36 Southwest Florida MLS closings were $0 on every one, not verified, while property tax at the Town’s 2026 applied rate is $13,227.61 a year on a $993,750 price before exemptions.
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 36 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern). A search of the Florida Division of Corporations for the McPhie Park name found no entity, so no matching active Florida corporation was confirmed. Whether any recorded restriction binds a lot is a question for the Lee County Official Records and a title search, and the fee, if any, is not published. Reserve studies and milestone inspections are condominium subjects under chapter 718 and section 553.899, not single-family ones.
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 $993,750 36-month median the arithmetic is 993.75 times 13.3108, or $13,227.61 a year. On the $625,000 price of the February 2026 closing at 244 Dundee Rd it is 625 times 13.3108, or $8,319.25. Each is an illustration on a recorded price, 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 on the Uniform Mitigation Verification Inspection Form, a flood policy under the National Flood Insurance Program or a private carrier, and a Citizens policy if the home qualifies. A Citizens wind policy on a single-family home in an AE zone already requires flood coverage, and FEMA says most NFIP rates cannot rise more than 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 16 McPhie Park closings of the last 36 months, just value ran at a median of 78.0 percent of the sold price, from 47.7 to 155.2 percent, and three 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, and the 36-month table above sets it beside each closing. A spread of more than 100 points, from 47.7 to 155.2 percent, means just value cannot be scaled into a price. The three closings below today’s just value were 306 Seminole Way in December 2023, 245 Bahia Via in July 2026 and 5731 Lauder St in April 2025. The first of those is a timing effect: the roll’s figure is today’s, on a roll file dated after the parcel’s $2,097,998 closing, and the December 2023 listing described a much smaller house.
The roll’s just value for the 83 improved parcels runs from $277,714 to $5,363,123 with a median of $758,511, against a 36-month closed median of $993,750. By lot, the median just value is $3,200,800 on the 7 improved Gulf parcels, $1,838,927 on the 5 improved bay parcels, about $745,477 on the 32 improved canal parcels and $665,605 on the 39 with no water flag.
| Roll water flag | Vacant parcels | Median just value | Range |
|---|---|---|---|
| Gulf | 15 | $1,824,169 | $1,685,529 to $1,893,494 |
| No water flag | 24 | $418,233 | $305,628 to $719,830 |
| Canal | 2 | $593,407 and $808,735 | Two parcels |
| Bay | 1 | $1,007,350 | One parcel |
The 42 vacant parcels have a median just value of $514,745. A vacant Gulf lot carries more than four times the median just value of a vacant lot with no water flag. Neither the just value nor your tax bill tells you what a buyer will pay.
McPhie Park and Shell Mound Park are both single-family neighborhoods inside the Town of Fort Myers Beach, about 1.8 miles apart in a straight line. In the 36 months to October 7, 2026, McPhie Park closed 16 homes at a $993,750 median and Shell Mound Park 21 at $825,000, and McPhie Park’s range reaches $11,250,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Shell Mound Park reaches 10 closings in 24 months and McPhie Park needs 36, so the table uses the 36-month window for both.
| Question | McPhie Park | Shell Mound Park |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Improved parcels | 83 | 124 |
| Vacant residential parcels | 42 | 17 |
| Water flags on the roll: Gulf, canal, bay | 24, 37, 6 | 0, 106, 9 |
| Dock flags and seawall flags | 16 and 49 | 62 and 108 |
| MLS closings, 36 months | 16 | 21 |
| Median sold price, 36 months | $993,750 | $825,000 |
| Range, 36 months | $467,500 to $11,250,000 | $520,000 to $2,500,000 |
| Median price per sq ft, 36 months | $663 | $536 |
| Median days on market, 36 months | 78.5 | 100 |
| Median sale-to-final-list, 36 months | 91.7% | 93.9% |
| MLS closings, 60 months | 36, median $1,137,175 | 61, median $850,000 |
| County-qualified sales, 60 months | 19, median $975,000 | 45, median $852,500 |
| Active and pending, October 7, 2026 | 5, listed from $899,000 to $4,495,000 | 11, listed from $459,900 to $1,675,000 |
| FEMA zone at tested points | AE, 11 to 12 ft | AE, 11 ft |
McPhie Park is several markets under one name and Shell Mound Park is closer to one. The roll flags 24 McPhie Park parcels on the Gulf, and Shell Mound Park has none; Shell Mound Park has 106 canal-flagged parcels to McPhie Park’s 37. That is why McPhie Park’s 36-month price per square foot is $127 higher and its top sale in that window four and a half times Shell Mound Park’s.
A McPhie Park canal home can be cross-checked against Shell Mound Park, a canal neighborhood with 61 closings in 60 months against 36. A Gulf-side home cannot. The same method is applied on our Shell Mound Park home valuation page.
McPhie Park homes closed at a 36-month median of $993,750, close to the $980,000 median of the 273 single-family closings across ZIP 33931 in the same 36 months and well above the ZIP’s all-product median of $575,000. At $663 per square foot the neighborhood sits near the top of the island’s single-family neighborhoods.
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) |
|---|---|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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.
Only Fairview Isles and Siesta Isles reach 10 closings in 12 months. Shell Mound Park and Laguna Shores need 24, McPhie Park needs 36 and the other three need the full 60. McPhie Park’s $663 per square foot is the second highest in the table, behind Venetian Gardens at $948, and its $11,250,000 top sale is the highest of any row. Our valuation pages for Laguna Shores and Fairview Isles cover the two canal neighborhoods with the deepest sales records.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings across ZIP 33931 at a median of $510,000, $455 per square foot, 92 median days on market and 93.8 percent of final list price. 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 a median of $1,000,000. Over 36 months the ZIP’s 273 single-family closings had a median of $980,000 and $588 per square foot, so McPhie Park’s median sits $13,750 above the ZIP’s single-family median and its price per square foot $75 above. The ZIP had 380 active and 27 pending listings on October 7, 2026, about 11.5 months of supply, against 9.0 to 9.6 in McPhie Park. For the island-wide view, see our Fort Myers Beach home valuation page.
None of the five listed addresses closed in the MLS within the last 60 months, so no asking price can be read against a recent closing of the same house. Three of the five are on parcels the roll either codes as vacant or shows with no year built: 5698 Estero Blvd, asking $4,250,000, 140 Bahia Via, asking $2,250,000, and 5921 Estero Blvd, asking $4,495,000, which the county recorded as a qualified vacant-land sale at $805,000 in May 2023. The pending listing at 5809 Lauder St is a canal house the roll dates 2023, and only 270 Dundee Rd, a 1959 canal house asking $899,000, is an older home.
A seller of a McPhie Park home at the $993,750 36-month median would net about $928,203 before any mortgage payoff with buyer-agent compensation, and about $953,047 without, with costs of about 6.60 and 4.10 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 portion of $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 | $993,750.00 | The 36-month MLS median |
| Listing commission, 2.75% | -$27,328.13 | 2.75% of $993,750 |
| Buyer-agent compensation, 2.5%, if offered | -$24,843.75 | 2.5% of $993,750 |
| Deed documentary stamp tax | -$6,956.60 | 9,938 units of $100 at $0.70 |
| Owner’s title policy | -$5,043.75 | $575 plus $5.00 per $1,000 on $893,750 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$65,547.23 | 6.60% of price |
| Estimated net before payoff, with buyer-agent compensation | $928,202.77 | $993,750 minus $65,547.23 |
| Estimated total costs, without buyer-agent compensation | -$40,703.48 | 4.10% of price |
| Estimated net before payoff, without buyer-agent compensation | $953,046.52 | $993,750 minus $40,703.48 |
At $625,000, the price of the February 2026 closing at 244 Dundee Rd, total costs are $41,762.50 with buyer-agent compensation (6.68 percent) for a net before payoff of $583,237.50, or $26,137.50 (4.18 percent) for a net of $598,862.50 without it. The price is a public-record example used for the arithmetic only. Above $1,000,000 the title premium adds $2.50 per $1,000.
Your net also depends on your mortgage payoff, the tax proration and any repair credit, and on a canal or Gulf lot a seawall or dock repair credit can be the largest of those. 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 McPhie Park valuation, and read our guide to selling a McPhie Park home.
A free in-person comparative market analysis is a walk-through of your McPhie Park home and a written value range built from the closings of its own kind of lot and 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, where there is one, the seawall and the dock, note 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 on the same kind of lot nearby. You receive the range, the closings we used and set aside, 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 McPhie Park home values in Fort Myers Beach that the record did not settle, each with the document that would settle it. We check each one for your own address during a valuation, before we give you a number.
These are the questions McPhie Park owners in Fort Myers Beach ask us most about value, each answered in one paragraph from the record above. Every figure comes from the same October 7, 2026 pull of the Southwest Florida MLS and the Lee County roll.
It depends on your side of Estero Boulevard, your water, the age of the house, living area and elevation. The 16 closings of the last 36 months ran from $467,500 to $11,250,000. For your own number, call Jesse direct at (239) 898-6072.
The 36-month MLS median is $993,750 on 16 closings, and the 60-month median is $1,137,175 on 36. The separate Lee County series shows 19 qualified improved sales in 60 months at $975,000.
The median was $663 per square foot on the 16 closings of the last 36 months, from $281 to $2,295. The five Gulf-lot closings of 60 months ran from $1,388 to $3,480.
Because nothing sold at it. The $993,750 median is the midpoint of $852,500 and $1,135,000, and no home in the 36-month window closed between those two prices.
Less accurate than in a uniform subdivision. Ten of 36 closings sit outside the county’s plats, two public sources state different living areas on 4 of 26 matched closings, and seven sales are on parcels the roll now shows as vacant land.
They count different things. The MLS records listed sales under the McPhie Park name, 36 in 60 months; the county records sales on the three plats that it codes as qualified, 19.
No. On the 16 closings of the last 36 months, just value ran from 47.7 to 155.2 percent of the sold price. The $11,250,000 sale closed at more than twice its just value of $5,363,123.
Yes, more than any other factor the record can see. Over 60 months the five even-numbered Estero Boulevard closings ran from $2,450,000 to $11,250,000, and the three odd-numbered closings from $790,000 to $1,950,000.
The record holds five closings on Gulf-flagged parcels in 60 months: $2,300,000, $3,000,000, $3,550,000, $4,800,000 and $11,250,000. Three of the five are on parcels the roll now codes as vacant.
The 20 closings on canal-flagged parcels in 60 months have a median of $892,500, from $467,500 to $2,150,000. Eleven are on the three plats, at a median of $775,000, and nine are on Bahia Via and Curlew Street.
The eight canal-lot closings with a county dock flag have a median of $1,092,500, the median of these 8 closings, against $813,750 for the 12 without one. A roll flag does not say whether a dock is sound or permitted.
Closings on parcels with a pool flag had a median of $1,187,500 against $775,000 without one. Those homes are also larger, with a median living area of 1,579.5 square feet against 1,201.
In this record, yes. The eight closings on parcels the roll dates 2000 or later ran from $1,135,000 to $11,250,000, and the 18 on parcels dated before 1980 from $467,500 to $1,400,000.
The record holds one closing: the 2023 house at 5940 Estero Blvd, on a Gulf-flagged lot, at $11,250,000. The 2023 canal house at 5809 Lauder St is pending at an asking price of $1,799,990.
The county’s qualified land sales since 2023 are $805,000, $700,000, $495,000 and $600,000 for lots with no water flag and $2,342,000 for a Gulf-flagged lot. The 42 vacant parcels have a median just value of $514,745.
Less than the lot does. Over 60 months the median was $910,000 under 1,300 square feet and $863,750 from 1,300 to 1,699, because three small houses on Gulf-flagged lots closed at $2,300,000 or more.
The record does not support a direction. Only 2023 holds ten MLS closings, at a median of $1,057,175, and the mix of Gulf-side, canal and side-street lots changes from year to year.
The MLS holds four such pairs. Three resold lower, by 8.5, 28.6 and 44.7 percent, and one resold 21.8 percent higher. Four pairs are a list and not a trend.
The median was 78.5 days on the 16 closings of the last 36 months. Six of the 16 sold within 30 days and four took 180 days or more.
The median was 91.7 percent of final list price over 36 months. Fifteen of 16 closed below list, and seven closed under 90 percent.
Five on October 7, 2026: four active, from $899,000 to $4,495,000, and one pending at $1,799,990. At the 36-month pace the four actives are 9.0 months of supply.
The median ask on the four active listings is $1,021 per square foot against $663 for the 36-month closings. Three of the five listed properties are on parcels the roll codes as vacant or shows with no year built.
It sets the buyer’s insurance cost and the height a rebuilt floor must reach. The FEMA flood map indicates zone AE with a 12-foot base flood elevation at four Estero Boulevard addresses, and the Town adds one foot.
No, but it sharpens one. A buyer’s flood quote depends on the lowest floor’s height, and with 50 of 83 improved parcels dated before 1980 it is the first document a buyer asks for.
It caps how much work an older house can take before it must meet current flood rules. The Town’s page states that costs from the past five years count toward the threshold.
None that the record shows. Listing-entered annual recurring fees were $0 on all 36 MLS closings, which is a listing field and not a budget, and no matching active Florida corporation was confirmed.
A buyer’s first tax bill resets toward the purchase price. At the 2026 applied millage of 13.3108 (13.4329 in 2025), the tax on a $993,750 price is $13,227.61 a year before exemptions.
At $993,750, about $928,203 before any mortgage payoff with 2.5 percent buyer-agent compensation, or about $953,047 without it. Commissions are negotiable.
By Lee County custom the seller pays the owner’s title policy and the documentary stamps on the deed, $0.70 per $100 of price. It is custom, not law, and your contract controls.
Over 36 months McPhie Park closed 16 homes at a $993,750 median and $663 per square foot, and Shell Mound Park 21 at $825,000 and $536. McPhie Park has 24 Gulf-flagged parcels and Shell Mound Park none.
Its 36-month median of $993,750 sits $13,750 above the median of the ZIP’s 273 single-family closings, and its $663 per square foot is $75 above theirs.
The MLS has tagged closings on both streets as McPhie Park, and the county’s legal descriptions for those parcels do not name a McPhie Park plat. Your deed decides.
It is a written value range built from the nearest closings, with the adjustments shown. Ours is free and carries no obligation. Start with the valuation form.
Usually the nearest and most recent ones. 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. 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.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” 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
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
A Fort Myers Beach specialist knows which side of Estero Boulevard the roll flags on the Gulf, which Curlew Street and Bahia Via addresses sit outside the McPhie Park plats, 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 an odd-numbered Estero Boulevard house from a median that includes an $11,250,000 Gulf-front sale, use a 2022 closing on a parcel that is now a vacant lot as a comparable, read the two 306 Seminole Way closings as one house gaining 170.7 percent, 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. Hurricane Ian’s surge reached 10 to 15 feet above ground on Fort Myers Beach according to the National Hurricane Center, and every valuation here is read against that record.
If you are asking “what can I sell my McPhie Park home in Fort Myers Beach for,” McGreevy and Comisar price from the closings of your own kind of lot and size band. We tracked every one of the 16 McPhie Park closings in the Southwest Florida MLS in the last 36 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 5 McPhie Park homes closed in the last 12 months, and no street saw ten closings in five years, 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 McPhie Park homes.
Enter your details in the valuation form for your free McPhie Park 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 McPhie Park 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.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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 McPhie Park 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 |
| Land use code list | Lee County Property Appraiser | The use codes behind the single-family and vacant-lot split | View the land use codes |
| 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 McPhie Park home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.