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 Palm Harbor Club condo worth? This is McGreevy and Comisar’s valuation guide for owners in Palm Harbor Club, the two-building condominium at 150 and 170 Lenell Road in the Bay Beach group of bay-side communities in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, all 56 Palm Harbor Club parcels belong to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County. The guide is built from every Southwest Florida MLS closing of the last 60 months and from the county’s qualified sales back to 2000, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Palm Harbor Club condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 36 months to October 7, 2026, the first window with 10 or more closings, the Southwest Florida MLS recorded 12 Palm Harbor Club closings at a median of $642,500, from $465,000 to $1,100,000. The 4 closings of the last 12 months were $550,000, $665,000, $465,000 and $520,000 (the median of these 4 closings is $535,000), while every one of the 10 closings from December 2021 through March 2024 brought $710,000 or more. The Lee County recorded-sales series is separate: 13 qualified sales in 60 months at a median of $665,000. This is the Palm Harbor Club on Lenell Road, not Palm Harbor in Pinellas County. Our office is on South Tamiami Trail in Bonita Springs, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Palm Harbor Club condo in Fort Myers Beach is worth what the newest closings of its own floor plan brought, adjusted for floor, condition, fees and insurance cost. The four closings of the last 12 months ran from $465,000 to $665,000, inside a 36-month record of 12 closings with a $642,500 median.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Palm Harbor Club closing in the Southwest Florida MLS for the 60 months to October 7, 2026, including Sold Data Entry closings, of which this record has none. The 12-month and 24-month windows hold 4 and 8 closings, under our floor of 10, so the 36-month window leads.
| 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 | 4 | $535,000, the median of these 4 closings | $465,000 to $665,000 | $346 | 169 | 91.0% |
| 24 months | 8 | $578,875, the median of these 8 closings | $465,000 to $715,000 | $362 | 146.5 | 88.0% |
| 36 months | 12 | $642,500 | $465,000 to $1,100,000 | $379 | 120 | 88.0% |
| 60 months | 19 | $715,000 | $465,000 to $1,100,000 | $502 | 46 | 93.2% |
The four medians step down as the window shortens, from $715,000 to $642,500 to $578,875 to $535,000. We do not call that a trend, because the two shortest windows hold 8 and 4 closings, but a buyer’s agent will quote the short end.
The four closings of the 12 months to October 7, 2026 were a 1,663 plan at 170 Lenell Road for $550,000 on February 24 after 428 days on market, a 1,663 plan at 150 Lenell Road for $665,000 on June 17, and two 1,394 plans at 150 Lenell Road for $465,000 on July 8 and $520,000 on July 24. With only four, we state no median beyond the median of these 4 closings. We tracked every one of the 19 Palm Harbor Club closings in the Southwest Florida MLS over the 60 months to October 7, 2026 before writing a sentence about them, and each is listed further down this page.
The MLS showed one Palm Harbor Club listing on October 7, 2026, active and not pending: a 1,394 square foot, two-bedroom, two-bath home at 150 Lenell Road asking $695,000 after 18 days on market. That is about $499 per square foot and $175,000 above the July 24, 2026 closing of the same plan in the same building. An asking price is not a sale, and one listing is not a market. A re-check of the MLS on October 29, 2026 found three active and none pending: the same $695,000 listing, and two 1,663 square foot, three-bedroom condominiums listed since October 7, at $949,000 at 150 Lenell Road (about $571 per square foot) and $989,000 at 170 Lenell Road (about $595 per square foot). No closing had been recorded since the July 24, 2026 sale.
These are the eight facts about Palm Harbor Club condo values that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, the roll, fees, Bella Lago, a net sheet and owners’ questions.
The Value and the Method: What Is My Palm Harbor Club Condo in Fort Myers Beach Worth in 2026? · Why Value Your Palm Harbor Club Condo in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Palm Harbor Club Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Palm Harbor Club Condo Values in Fort Myers Beach? · How Do We Value a Palm Harbor Club Condo in Fort Myers Beach?
The Record: What Did Palm Harbor Club Condos in Fort Myers Beach Sell For in the Last Five Years? · What Is a Palm Harbor Club Condo Worth by Building, Floor, Size and Position? · Are Palm Harbor Club Condo Values in Fort Myers Beach Rising or Falling? · One Palm Harbor Club Condo’s Public Record · What Moves a Palm Harbor Club Condo’s Value Up or Down in Fort Myers Beach? · How Do Fees, Reserves, Assessments and Insurance Affect Palm Harbor Club Condo Value? · Is the Property Appraiser’s Just Value What a Palm Harbor Club Condo Will Sell For?
Comparisons: Palm Harbor Club vs Bella Lago: How Do the Records Compare? · How Do Palm Harbor Club Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Palm Harbor Club Condo in Fort Myers Beach? · Want a Free In-Person Palm Harbor Club Condo CMA in Fort Myers Beach? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Palm Harbor Club Home Value Edition · What Palm Harbor Club Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Palm Harbor Club Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Palm Harbor Club condos from the closings of the two Lenell Road buildings themselves, plan by plan and newest first, not from a Bay Beach or ZIP-code average. We are a two-partner team, Top 1% Real Estate Agents Nationally Since 2008, and we read the MLS, the county roll and the flood map before we give a number.
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:
Call Jesse direct at (239) 898-6072 and we will read the closings of your floor plan with you, or request your free Palm Harbor Club valuation online. Once you have the number, see how selling your Palm Harbor Club condo works. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach or see how we help buyers on the Gulf coast.
To get a free Palm Harbor Club 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 floor plan in the two Lenell Road buildings, then confirm it in person if you want.
You receive a range, the closings we used and those we set aside as too old, and our adjustments for floor, condition, fees and insurance cost. We need your building, your floor, whether you own the 1,394 or the 1,663 square foot plan, any renovation and its year, whether a dock slip transfers with the home, and your latest association statement.
An online estimate misses Palm Harbor Club condo values in Fort Myers Beach because a model has only 19 closings in five years to learn from, blends two price levels into one median, and cannot tell a 1,394 square foot plan from a 1,663 or read a floor, a renovation or a fee statement.
Nineteen closings in 60 months across 55 condominium units is about 6.9 percent of the homes changing hands a year. The record also has three gaps of more than 250 days with no closing at all: May 27, 2022 to April 5, 2023 (313 days), July 1, 2024 to April 9, 2025 (282 days) and June 10, 2025 to February 24, 2026 (259 days).
The 10 closings from December 9, 2021 through March 12, 2024 had a median of $880,000 and ran from $710,000 to $1,100,000. The 9 closings from July 1, 2024 through July 24, 2026 ran from $465,000 to $715,000, and the median of these 9 closings is $607,750. The 60-month median of $715,000 describes neither group.
The county roll shows two standard plans, 1,394 and 1,663 heated square feet. The MLS entries for the same homes carry five different living areas: 1,394, 1,425, 1,663, 1,717 and 1,851. When we join each closing’s address to the roll, the two closings entered at 1,425 are 1,394 parcels, and the three entered at 1,851 and the one at 1,717 are 1,663 parcels. The June 17, 2026 closing at $665,000 works out to $359 per square foot on the listing’s 1,851 and $400 on the roll’s 1,663.
The roll records both plans with 2 bedrooms and 2 baths. In the MLS, all 9 closings of the 1,394 plan in 60 months were entered as two-bedroom homes, and all 10 closings of the 1,663 plan were entered as three-bedroom homes, one of them with an added half bath. The recorded plans in the declaration settle the count.
The county’s qualified-sales file holds no Palm Harbor Club sale dated 2022 or 2024, years in which the MLS recorded 2 and 3 closings. One of the missing sales is the highest in the record, $1,100,000 on March 12, 2024. A model fed on qualified deeds alone never sees it.
We value a Palm Harbor Club condo in four steps: start from the newest closings of the same floor plan, adjust for floor, condition, fees and insurance cost, weigh how old each closing is, and test the number against what is for sale on Lenell Road this week. The result is a range we can defend line by line.
We start with the closings of your own plan: July 8 and July 24, 2026 for the 1,394 plan, February 24 and June 17, 2026 for the 1,663. A group of fewer than 10 closings is listed, with a median written only as the median of those closings.
Buyers pay for a plan, a floor, an exposure, condition and documents that are in order, and they discount for a higher yearly cost. The record shows what a plan brought and, through the roll’s unit addressing, which band of floors each closing was on. It does not show an exposure or a renovation, so those adjustments come from walking the home.
No 1,394 plan closed in the 29 months between February 8, 2024 and July 8, 2026, so anyone who valued that plan in early 2026 was working from sales two years old. We weight the newest closings most and say how old the others are.
On October 7, 2026 there was one active Palm Harbor Club listing and no pending sale: a 1,394 plan asking $695,000. An owner of a 1,663 plan had no direct competitor in the building that week, though buyers also compare nearby Bay Beach buildings. By October 29, 2026 that had changed: two 1,663 plans were listed, at $949,000 at 150 Lenell Road and $989,000 at 170 Lenell Road, the lower one $284,000 above the June 17, 2026 closing of the same plan at $665,000. Request your free valuation with the valuation form or read our guide to selling a Palm Harbor Club condo.
The MLS holds 9 closings of the 1,394 plan in the 60 months to October 7, 2026, matched to the roll by address and shown by floor band in the floor table further down. The median of these 9 closings is $734,000, and it is the wrong number for an owner today. The seven closings from December 2021 through February 2024 ran from $710,000 to $1,075,000, and the two of July 2026 were $465,000 and $520,000, both in 150 Lenell Road on floors 5 and 6. A valuation for this plan starts from the two July 2026 closings and adjusts for floor and condition. The one active listing, at $695,000, is an asking price $175,000 above the newer of them, and it becomes evidence only if it sells.
Palm Harbor Club condos sold 19 times in the Southwest Florida MLS in the five years to October 7, 2026, at a median of $715,000 and from $465,000 to $1,100,000. The leading 36-month window holds 12 of them at a $642,500 median, and every closing is listed below by building street number.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12 closings of the 36 months to October 7, 2026, newest first, by building street number. Living area is the listing agent’s entry.
| Closed | Building | Sold price | Final list price | Living area, sq ft (MLS) | Price per sq ft | Days on market | Sold as share of final list |
|---|---|---|---|---|---|---|---|
| 07/24/26 | 150 Lenell Road | $520,000 | $520,000 | 1,394 | $373 | 0 | 100.0% |
| 07/08/26 | 150 Lenell Road | $465,000 | $499,000 | 1,394 | $334 | 164 | 93.2% |
| 06/17/26 | 150 Lenell Road | $665,000 | $749,000 | 1,851 | $359 | 174 | 88.8% |
| 02/24/26 | 170 Lenell Road | $550,000 | $740,000 | 1,717 | $320 | 428 | 74.3% |
| 06/10/25 | 150 Lenell Road | $607,750 | $740,000 | 1,663 | $365 | 189 | 82.1% |
| 05/30/25 | 150 Lenell Road | $525,000 | $725,000 | 1,663 | $316 | 106 | 72.4% |
| 05/22/25 | 150 Lenell Road | $715,000 | $750,000 | 1,663 | $430 | 46 | 95.3% |
| 04/09/25 | 150 Lenell Road | $645,000 | $739,900 | 1,663 | $388 | 129 | 87.2% |
| 07/01/24 | 170 Lenell Road | $640,000 | $799,000 | 1,663 | $385 | 143 | 80.1% |
| 03/12/24 | 150 Lenell Road | $1,100,000 | $1,150,000 | 1,663 | $661 | 0 | 95.7% |
| 02/08/24 | 170 Lenell Road | $815,000 | $848,850 | 1,394 | $585 | 111 | 96.0% |
| 11/17/23 | 150 Lenell Road | $1,000,000 | $1,150,000 | 1,851 | $540 | 0 | 87.0% |
The 12 closings total $8,247,750. Price per square foot runs from $316 to $661, a spread that comes from when each home sold more than from its size.
Seven more closings fall between 36 and 60 months back, outside the leading window, six of them at 170 Lenell Road.
| Closed | Building | Sold price | Final list price | Living area, sq ft (MLS) | Price per sq ft | Days on market | Sold as share of final list |
|---|---|---|---|---|---|---|---|
| 08/31/23 | 170 Lenell Road | $710,000 | $795,000 | 1,394 | $509 | 0 | 89.3% |
| 05/31/23 | 170 Lenell Road | $900,000 | $925,000 | 1,394 | $646 | 21 | 97.3% |
| 04/05/23 | 170 Lenell Road | $1,050,000 | $1,150,000 | 1,851 | $567 | 55 | 91.3% |
| 04/05/23 | 170 Lenell Road | $1,075,000 | $1,150,000 | 1,394 | $771 | 28 | 93.5% |
| 05/27/22 | 170 Lenell Road | $860,000 | $849,000 | 1,394 | $617 | 11 | 101.3% |
| 04/01/22 | 170 Lenell Road | $715,000 | $739,900 | 1,425 | $502 | 0 | 96.6% |
| 12/09/21 | 150 Lenell Road | $734,000 | $739,000 | 1,425 | $515 | 7 | 99.3% |
In the 36-month window one closing sold at its final list price and none sold above it. Seven of the 12 closed below 90 percent of the final list price, four closed at 95 percent or more, and the median gap between final list and sold price was $89,450.
Three of the 12 days-on-market entries read 0, which we print as entered. Leaving those out, the median of the other 9 closings is 143 days, and two took more than 180 days, at 189 and 428.
The Lee County Property Appraiser’s qualified-sales series is a separate record, stated as a county record and never averaged with the MLS. Its first window with 10 or more Palm Harbor Club sales is 60 months, to the roll file of October 4, 2026.
| Window to the October 4, 2026 roll file | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 4 | $535,000, the median of these 4 sales | $465,000 to $665,000 |
| 24 months | 8 | $578,875, the median of these 8 sales | $465,000 to $715,000 |
| 36 months | 9 | $607,750, the median of these 9 sales | $465,000 to $1,000,000 |
| 60 months | 13 | $665,000 | $465,000 to $1,075,000 |
All 13 county-qualified sales of the 60 months match an MLS closing by address and price, with the county’s date falling on the MLS closing date or up to 19 days before it. The other six MLS closings are not in the qualified set: April 1 and May 27, 2022, the $1,050,000 closing of April 5, 2023, and all three closings of 2024, including the record’s highest at $1,100,000. The county’s deed list carries all six at the same prices, outside the qualified series, and we did not determine why.
A Palm Harbor Club condo’s worth turns first on its floor plan and on how recently a like plan closed, then on its floor. In 36 months the three closings of the 1,394 square foot plan were $465,000, $520,000 and $815,000, and the nine of the 1,663 plan ran from $525,000 to $1,100,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll places 28 unit parcels at 150 Lenell Road (Phase 2 in the legal descriptions) and 27 at 170 Lenell Road (Phase 1), plus one common-element parcel.
| Building | Unit parcels on the roll | MLS closings, 36 months | Sold prices, 36 months | MLS closings, 60 months | Median sold price, 60 months | Range, 60 months |
|---|---|---|---|---|---|---|
| 150 Lenell Road | 28 | 9 | $465,000 to $1,100,000; the median of these 9 closings is $645,000 | 10 | $655,000 | $465,000 to $1,100,000 |
| 170 Lenell Road | 27 | 3 | $550,000, $640,000 and $815,000 | 9 | $815,000, the median of these 9 closings | $550,000 to $1,075,000 |
The higher 60-month figure at 170 Lenell Road is a matter of dates, not of the building. Six of its nine closings fell between April 2022 and August 2023, and nine of the ten at 150 Lenell Road fell from November 2023 on. Neither count ranks one building above the other.
Each MLS closing is assigned to the plan the county roll records for that home. Price per square foot here uses the roll’s heated area, a different measure from the MLS living area used elsewhere on this page.
| Roll floor plan | Unit parcels | MLS closings, 36 months | Sold prices, 36 months | MLS closings, 60 months | Median sold price, 60 months | Range, 60 months | Median price per sq ft of roll heated area, 60 months |
|---|---|---|---|---|---|---|---|
| 1,394 heated sq ft | 27 | 3 | $465,000, $520,000 and $815,000 | 9 | $734,000, the median of these 9 closings | $465,000 to $1,075,000 | $527 |
| 1,663 heated sq ft | 27 | 9 | $525,000 to $1,100,000; the median of these 9 closings is $645,000 | 10 | $655,000 | $525,000 to $1,100,000 | $394 |
Over 60 months the smaller plan shows the higher median, $734,000 against $655,000, which is a matter of dates. Seven of the nine 1,394 closings came before March 2024, and nine of the ten 1,663 closings came from November 2023 on. In the months when both plans sold close together, the larger plan brought more: $1,000,000 and $1,100,000 for the 1,663 plan in November 2023 and March 2024, against $815,000 for the 1,394 plan in February 2024.
The roll’s unit addressing gives the floor of each home, from the second to the eighth. We group the 19 closings of 60 months into three bands by plan, with the month of each closing.
| Floor band | MLS closings, 60 months | 1,394 plan: sold price and month | 1,663 plan: sold price and month |
|---|---|---|---|
| Floors 2 to 4 | 8 | $860,000 (May 2022); $710,000 (August 2023); $815,000 (February 2024) | $640,000 (July 2024); $645,000 (April 2025); $715,000 and $525,000 (May 2025); $665,000 (June 2026) |
| Floors 5 and 6 | 8 | $715,000 (April 2022); $900,000 (May 2023); $465,000 and $520,000 (July 2026) | $1,000,000 (November 2023); $1,100,000 (March 2024); $607,750 (June 2025); $550,000 (February 2026) |
| Floors 7 and 8 | 3 | $734,000 (December 2021); $1,075,000 (April 2023) | $1,050,000 (April 2023) |
Two things stand out. In 2023 three 1,394 homes at 170 Lenell Road closed within five months, at $1,075,000 on floors 7 and 8, $900,000 on floors 5 and 6 and $710,000 on floors 2 to 4. Three closings are an observation, not a rule, but they step down with the floor. Against that, two 1,663 homes in 150 Lenell Road, in the same floor band, closed eight days apart in May 2025 at $715,000 and $525,000. Whatever separated those two, it was not the floor. Floors 7 and 8 have had no closing since April 2023, so an owner near the top of either building has no recent comparable at that height.
The county does grade by floor. The table gives the range of just values the roll assigns to each plan on each floor. Just value is a tax figure, not a price.
| Floor | 1,394 plan: parcels and just value range | 1,663 plan: parcels and just value range |
|---|---|---|
| 2 | 4 parcels, $376,065 to $440,422 | 4 parcels, $420,676 to $522,006 |
| 3 | 4 parcels, $397,924 to $452,286 | 4 parcels, $445,135 to $521,356 |
| 4 | 4 parcels, $411,982 to $482,514 | 4 parcels, $460,818 to $539,720 |
| 5 | 4 parcels, $422,464 to $446,841 | 4 parcels, $472,601 to $537,201 |
| 6 | 4 parcels, all $430,834 | 4 parcels, $481,945 to $577,181 |
| 7 | 4 parcels, $437,822 to $497,709 | 4 parcels, $489,827 to $581,163 |
| 8 | 3 parcels, $472,519 to $537,120 | 3 parcels, $600,908 to $630,242 |
The lowest just value in each column rises on every floor. For the 1,394 plan it climbs from $376,065 on floor 2 to $472,519 on floor 8, about 25.6 percent. For the 1,663 plan it climbs from $420,676 to $600,908, about 42.8 percent. The eighth floor has three parcels of each plan because the top floor of 170 Lenell Road holds the single combined parcel of 3,144 heated square feet, which the roll values at $1,377,742.
The roll flags the land as canal frontage on all 56 parcels, a pool on all 56 and a boat dock on 55. Each floor of each building holds four homes, two of each plan. On floor 2, three of the four 1,394 parcels carry a just value of $376,065 and the fourth carries $440,422, and the roll does not say what sets it apart. We could not confirm from a public record which homes face the canal, the pool or Lenell Road, so we do not print a view premium.
The record cannot split value by view or exposure, by renovation, by parking or storage, or by a dock slip, because neither the listing entries nor the roll state them. It does show two homes of one plan, one building and one floor band closing $190,000 apart in the same month. Condition, exposure and presentation decide a price inside that gap, which is why we walk a home before we value it.
The Palm Harbor Club record is too thin for a trend, because no calendar year in the last five holds more than five closings. What it shows, closing by closing, is two price levels: $710,000 to $1,100,000 on the 10 closings through March 2024, and $465,000 to $715,000 on the 9 since July 2024.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is one calendar year of Southwest Florida MLS closings inside the 60-month window. No row reaches 10 closings, so each median is the median of that year’s closings and nothing more.
| Calendar year | MLS closings | Sold prices | Median of these closings | Median price per sq ft (MLS living area) |
|---|---|---|---|---|
| 2021, from October 8 | 1 | $734,000 | One closing | $515 |
| 2022 | 2 | $715,000 and $860,000 | $787,500 | $559 |
| 2023 | 5 | $710,000 to $1,075,000 | $1,000,000 | $567 |
| 2024 | 3 | $640,000, $815,000 and $1,100,000 | $815,000 | $585 |
| 2025 | 4 | $525,000 to $715,000 | $626,375 | $377 |
| 2026, to October 7 | 4 | $465,000 to $665,000 | $535,000 | $346 |
The five closings of 2023 were $710,000, $900,000, $1,000,000, $1,050,000 and $1,075,000. The eight closings of 2025 and 2026 were all between $465,000 and $715,000. No closing was recorded in the 313 days between May 27, 2022 and April 5, 2023, a gap that spans Hurricane Ian on September 28, 2022. We describe that history and do not forecast from it.
The county’s qualified-sales file, a separate series, reaches back to the first deeds in the buildings. We group its 117 Palm Harbor Club sales into six periods.
| Period | County qualified sales | Median price | Range |
|---|---|---|---|
| 2000 to 2001 | 45 | $257,500 | $178,300 to $533,100 |
| 2002 to 2006 | 21 | $500,000 | $295,000 to $880,000 |
| 2007 to 2012 | 11 | $455,000 | $325,000 to $645,000 |
| 2013 to 2019 | 19 | $487,300 | $405,000 to $705,000 |
| 2020 to 2022 | 9 | $535,000, the median of these 9 sales | $425,000 to $734,000 |
| 2023 to 2026, to October 4 | 12 | $655,000 | $465,000 to $1,075,000 |
The first period is the buildings’ opening: 37 qualified sales dated August 28 to December 28, 2000, with 19 of the 1,394 plan at a median of $229,000, 17 of the 1,663 plan at a median of $263,200 and the combined top-floor parcel at $533,100. The highest qualified price before 2023 was $880,000 in May 2006, and that same condo sold for $625,000 in June 2009. The file has no qualified Palm Harbor Club sale dated 2012, 2013, 2016, 2022 or 2024.
The cleanest test of direction is one condo sold twice, because plan, floor and position are held constant. All 55 unit parcels appear in the county’s qualified file at least once, 40 of them more than once, which gives 62 pairs of consecutive qualified sales of the same condo. Of the 62 pairs, 51 sold higher and 11 sold lower.
The split depends on when the owner bought. The 32 pairs that begin with a sale dated 2000 or 2001 all sold higher, at a median gain of about 98 percent. The 30 pairs that begin in 2002 or later are a different story: 19 sold higher and 11 sold lower, at a median change of about 12 percent over a median of 5.3 years, from a loss of 29.0 percent to a gain of 83.8 percent. Of the 9 pairs that begin with a purchase dated 2004 to 2008, 7 sold lower.
The seven newest pairs end in 2025 or 2026. Six sold higher and one sold lower: a 1,663 plan bought for $665,000 in September 2006 and sold for $607,750 in June 2025, 8.6 percent less after 18.8 years. The largest gain since 2002 is a 1,394 home on the top floors of 170 Lenell Road that sold for $585,000 in January 2020 and $1,075,000 in April 2023. A repeat sale is not an index, and the file does not say what an owner spent between sales.
To see where your condo sits against the newest sales, ask for a Palm Harbor Club valuation.
One 1,663 square foot Palm Harbor Club condo on a lower floor of 150 Lenell Road has four qualified sales in the Lee County file: $457,500 in December 2008, $460,000 in July 2015, $550,000 in May 2020 and $665,000 in May 2026. It is shown as a public-record example of how one home’s price moved between owners.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
It is the Palm Harbor Club condo with the longest run of resales in the county file that ends in 2026. The address is the building’s street number only.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| December 15, 2008 | $457,500 | First resale in this chain | n/a |
| July 21, 2015 | $460,000 | +0.5% | 6.6 |
| May 4, 2020 | $550,000 | +19.6% | 4.8 |
| May 29, 2026 | $665,000 | +20.9% | 6.1 |
The first step was flat, $457,500 to $460,000 across 6.6 years. The second and third were each about 20 percent, over 4.8 and 6.1 years, and from first sale to last the price rose 45.4 percent in 17.5 years. The MLS carries the last sale as a June 17, 2026 closing at $665,000 against a final list price of $749,000 after 174 days on market, while the county dates the deed May 29, 2026. The roll’s just value for the parcel is $521,356, about 78 percent of that price.
A 1,394 square foot condo at 170 Lenell Road shows another shape. The county file records its first sale at $178,300 on September 1, 2000, nothing qualified for 20 years, then three sales in three years: $450,000 on September 21, 2020, $535,000 on February 19, 2021 and $710,000 on August 30, 2023. The roll’s just value for that parcel is $411,982, about 58 percent of the 2023 price.
A chain does not tell you whether a home was renovated between sales or what the next sale will bring. We use chains to check our choice of comparables, not to set a price. To have your own condo’s record read the same way, ask for a Palm Harbor Club valuation and tell us your building and floor.
A Palm Harbor Club condo’s value moves with its floor plan, how recently a like plan closed, its floor and exposure, its condition, whether a dock slip comes with it, what the owner pays each year in fees, tax and insurance, and the building’s documents. The record measures the first two; the rest are adjustments made by inspection.
The 1,663 plan has the deeper recent record, with 6 closings in 2025 and 2026 from $525,000 to $715,000. The 1,394 plan has two, both in July 2026, at $465,000 and $520,000. Recency outweighs everything else in this record: the same plans brought $710,000 to $1,100,000 in the closings through March 2024.
The roll’s just values rise with every floor, and the three 2023 closings of the 1,394 plan stepped down with the floor band, so height counts. Exposure and condition count at least as much: two 1,663 homes in one building and one floor band closed $190,000 apart in May 2025. We quote no percentage we cannot support. We walk the home and name the adjustment.
The county roll sets a boat dock flag on 55 of the 56 parcels, and we found no separate dock association for Palm Harbor Club in the state’s records. A flag is not a slip right. A slip adds value to a boating buyer only where the declaration or a dock assignment gives it to your unit and lets it transfer, so bring that document to the valuation.
A buyer prices the carry beside the price. As an illustration on the July 24, 2026 closing: $520,000 at the Town’s 2026 applied millage of 13.3108 is $6,921.62 in tax before exemptions and non-ad valorem charges, and the listing-entered annual fee on that closing was $11,308 (not verified), together $18,229.62 a year before any insurance.
Across the 19 closings of 60 months, 10 closed from April through June, 4 from July through September, 3 from January through March and 2 from October through December. Closing dates trail contracts by weeks, and 19 closings cannot prove a season.
Fees, reserves and insurance change what a Palm Harbor Club buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $7,100 to $11,308 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget for Palm Harbor Club was found in a primary document. Listing agents entered a quarterly condominium fee on all 19 closings, with $0 for a separate homeowners association fee and $0 for a master association fee.
| Quarterly condominium fee as entered | Total annual recurring fees as entered | Closings | Closing dates |
|---|---|---|---|
| $1,775 | $7,100 | 1 | December 9, 2021 |
| $1,927 | $7,708 | 8 | April 1, 2022 to March 12, 2024 |
| $1,976 | $7,904 | 2 | February 8, 2024 and July 1, 2024 |
| $2,706 | $10,824 | 5 | April 9, 2025 to February 24, 2026 |
| $2,707 | $10,828 | 1 | July 8, 2026 |
| $2,827 | $11,308 | 2 | June 17, 2026 and July 24, 2026 |
These are entries, not a fee history: a March 2024 entry is lower than a February 2024 entry. Listing agents also entered a $150 application fee on all 19 closings and a $150 transfer fee on 17. An estoppel certificate fee is capped by statute, and we print no dollar figure for it.
Set against each closing’s price, the entries ran from 0.70 percent of the sold price (a $7,708 entry on the $1,100,000 closing of March 2024) to 2.33 percent (a $10,828 entry on the $465,000 closing of July 2026). The median across the 12 closings of 36 months is about 1.7 percent, and the four closings of the last 12 months sit between 1.70 and 2.33 percent.
Both buildings rise above three habitable stories, so two statutes apply. Section 553.899 requires a milestone inspection by December 31 of the year a building reaches 30 years of age, based on its certificate of occupancy, and section 718.112(2)(g) requires a structural integrity reserve study, which existing owner-controlled associations had to complete by December 31, 2025. We computed the year below from the county’s year built, did not retrieve a certificate of occupancy, and state no inspection or study status for either building.
| Building | County year built | Stories on the roll | Year the building reaches 30 (computed) | Structural integrity reserve study applies |
|---|---|---|---|---|
| 150 Lenell Road | 2000 | Up to 8 | 2030 | Yes |
| 170 Lenell Road | 2000 | Up to 8 | 2030 | Yes |
Ask the association for the reserve study, or the statement that none is complete, and the funded balance. Where a milestone inspection summary or a reserve study applies, a separate clause of section 718.503 gives the buyer 15 days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving those items.
We found no published special assessment for Palm Harbor Club, which describes what we could find, not what exists. A buyer deducts any levied or approved assessment from the price, and the estoppel certificate lists it.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the four Lenell Road addresses we tested, two in each building, and at the property’s center point, on Lee County panel 12071C0567G, effective November 17, 2022. Lee County’s evacuation layer returns zone A. That is a map-based indication, not a flood determination, so ask for the building’s elevation certificate.
We quote no premiums. The routes are the association’s master policy, your own unit owner’s policy, any flood policy your lender requires and a wind mitigation inspection on state form OIR-B1-1802. The Citizens flood-coverage requirement in section 627.351(6)(aa) does not apply to policies written on a condominium unit owners form. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, a 25 percent discount effective April 1, 2026.
Every Palm Harbor Club parcel is in the Town of Fort Myers Beach taxing district, whose 2026 applied millage is 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026). On the $642,500 36-month median that is $8,552.19 a year before exemptions and non-ad valorem charges, of which the Town’s own levy of 1.0655 mills is $684.58. A buyer’s bill follows the assessed value after the sale, not the seller’s bill.
No. The Lee County Property Appraiser’s just value is a tax figure set for a January 1 valuation date, not a price. The median just value of the 55 Palm Harbor Club unit parcels is $472,601, and on the 8 qualified sales of 2025 and 2026 it ran from 75.5 to 90.9 percent of the sale price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Group | Unit parcels | Median just value | Range of just values |
|---|---|---|---|
| All unit parcels | 55 | $472,601 | $376,065 to $1,377,742 |
| 1,394 heated sq ft plan | 27 | $430,834 | $376,065 to $537,120 |
| 1,663 heated sq ft plan | 27 | $505,998 | $420,676 to $630,242 |
| Combined top-floor parcel, 3,144 heated sq ft | 1 | $1,377,742 | One parcel |
| 150 Lenell Road | 28 | $472,560 | $376,065 to $630,242 |
| 170 Lenell Road | 27 | $472,601 | $376,065 to $1,377,742 |
Dividing the October 2026 roll’s just value for each condo by its qualified sale price gives a ratio that depends on when the sale happened.
| County qualified sales | Sales | Just value as a share of the sale price | Range |
|---|---|---|---|
| Dated 2021 to 2023 | 5 | 57.7%, the median of these 5 sales | 47.9% to 64.4% |
| Dated 2025 and 2026 | 8 | 83.0%, the median of these 8 sales | 75.5% to 90.9% |
| All 60 months | 13 | 78.4% | 47.9% to 90.9% |
A ratio that runs from 47.9 to 90.9 percent cannot turn a county figure into a price. The roll values by mass appraisal and does not know a renovation, an exposure or a slip. Two 1,394 parcels on the same floor with the same just value of $422,464 closed 16 days apart in July 2026 at $465,000 and $520,000. We use the roll to confirm the parcel, plan, floor and year built, and as a cross-check, never to set a price.
Palm Harbor Club and Bella Lago are neighbors in Bay Beach with different records. Palm Harbor Club’s leading window is 36 months, 12 closings at a $642,500 median; Bella Lago’s is 60 months, 15 closings at $625,000. In the last 12 months the Southwest Florida MLS recorded 4 closings at Palm Harbor Club and 1 at Bella Lago.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each record keeps its own window and its own series. This is Bella Lago on Bella Lago Drive in Fort Myers Beach, not Belle Lago in Estero.
| Question | Palm Harbor Club | Bella Lago |
|---|---|---|
| Legal form | Condominium, chapter 718, two phases (Official Records Book 3299, Page 695 and Book 3332, Page 2320) | Condominium, chapter 718, declaration in instrument 2006-56131 |
| Parcels on the roll | 56: 55 units and 1 common-element parcel | 60, of which 59 are improved |
| Year built (county) | 2000 | 2006 |
| Stories on the roll | Up to 8 | Up to 4 |
| Water flag on the roll | Canal on all 56; boat dock flag on 55 | Lake on all 60; no boat dock flag |
| Heated area on the roll | 1,394 and 1,663 sq ft, plus one parcel of 3,144 | 1,363 to 1,673 sq ft |
| County median just value, unit parcels | $472,601 | $415,800 |
| MLS, last 12 months | 4 closings; the median of these 4 closings is $535,000 | 1 closing, at $505,000 |
| MLS, last 36 months | 12 closings, median $642,500, $465,000 to $1,100,000 | 5 closings, $505,000 to $670,000; the median of these 5 closings is $514,000 |
| MLS, last 60 months | 19 closings, median $715,000 | 15 closings, median $625,000, $505,000 to $895,000 |
| Median price per sq ft, 60 months | $502 | $393 |
| Median days on market, 60 months | 46 | 18 |
| Median sale-to-final-list, 60 months | 93.2% | 97.0% |
| County qualified sales, 60 months | 13, median $665,000 | 11, median $525,000 |
| Listing-entered annual recurring fees (not verified) | $7,100 to $11,308 on 19 closings | $9,264 to $13,200 on the 14 closings with a fee entry |
| Active and pending, October 7, 2026 | 1 | 0 |
| FEMA flood map at the tested addresses | AE, 11 feet | AE, 11 feet |
| Year the buildings reach 30 (computed from county year built) | 2030 | 2036 |
The two records converge at the recent end: Palm Harbor Club’s four closings of the last 12 months ran from $465,000 to $665,000, and Bella Lago’s five closings of the last 36 months from $505,000 to $670,000. Palm Harbor Club’s higher 60-month median reflects its 2022 to 2024 closings.
Choose Palm Harbor Club if you want a canal-side building of up to 8 stories with a dock flag on the roll, and you accept a milestone year that computes to 2030 and a dock question to settle in the documents. Choose Bella Lago if you want a 2006 building of up to 4 stories on a lake, with a later computed milestone year and no dock flag.
Palm Harbor Club carries one of the higher medians among the Bay Beach condominium records and sits above the Fort Myers Beach condominium median. Its 36-month MLS median is $642,500 on 12 closings, against $425,000 for the 238 condominium closings in ZIP 33931 over 12 months. Windows differ by row, so compare each place within its own window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach sibling table with the window that leads for that place: the first of 12, 24, 36 and 60 months holding 10 or more closings. The MLS median and the county-qualified column are separate series.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Bella Lago | condo | 60 | 2006 to 2006 | 1 | 15 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 393.0 | 0 | 60 mo: n 11, median $525,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
Only two other rows use the same 36-month window: Casa Marina, with 14 closings at a $480,000 median, and Captains Bay, with 11 at $475,000. Palm Harbor Club’s median is $162,500 above the first and $167,500 above the second. The 12-month rows, including Waterside at Bay Beach at $675,000 on 17 closings, cover a different stretch of time, and the 60-month rows, including Royal Pelican at $429,900 on 19 closings, reach back further.
For the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, $455 per square foot, 92 median days on market and a 93.8 percent median sale-to-final-list; Estero Island had 309 closings at a $550,000 median. By joining MLS addresses to the county roll, condominiums had 238 closings at a $425,000 median and single-family homes 111 at $1,000,000; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. On October 7 the ZIP had 380 active and 27 pending listings at a median active list price of $699,000, about 11.5 months of supply. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Palm Harbor Club condo at the $642,500 36-month median would net about $599,609 before any mortgage payoff if the seller offers buyer-agent compensation, and about $615,671 if not. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner’s title policy follows the Florida premium schedule of $575 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $642,500.00 | The 36-month MLS median |
| Listing commission, 2.75% | -$17,668.75 | 2.75% of $642,500 |
| Buyer-agent compensation, 2.5%, if offered | -$16,062.50 | 2.5% of $642,500 |
| Deed documentary stamp tax | -$4,497.50 | 6,425 units of $100 at $0.70 |
| Owner’s title policy | -$3,287.50 | $575 plus $5.00 per $1,000 above $100,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$42,891.25 | 6.68% of price |
| Estimated net before payoff, with buyer-agent compensation | $599,608.75 | $642,500 minus $42,891.25 |
| Estimated total costs, without buyer-agent compensation | -$26,828.75 | 4.18% of price |
| Estimated net before payoff, without buyer-agent compensation | $615,671.25 | $642,500 minus $26,828.75 |
At $520,000, the newest closing in the record, the worksheet gives total costs of $34,990 with buyer-agent compensation (6.73 percent) and a net before payoff of $485,010, or costs of $21,990 (4.23 percent) and a net of $498,010 without it. Your own net also depends on your payoff, prorated taxes, any unpaid assessment and repairs. An estoppel certificate is a seller cost as well, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Palm Harbor Club valuation, and read our guide to selling a Palm Harbor Club condo for two full net sheets.
A free in-person comparative market analysis is a walk-through of your Palm Harbor Club condo and a written value range built from the closings of its own floor plan in the two Lenell Road buildings, the roll figures for your parcel and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the condo, note its floor, exposure, condition and any slip, and read your association statement. You receive the range and the closings behind 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.
This list gathers the places where this page says a fact is not available, each with the document or route that would settle it.
These are the questions Palm Harbor Club owners ask us most when they want to know what a condo is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It is worth what the newest closings of your floor plan brought, adjusted for floor, condition and yearly cost. In July 2026 two 1,394 plans closed at $465,000 and $520,000, and the newest 1,663 closings were $550,000 and $665,000.
$642,500 on the 12 Southwest Florida MLS closings of the 36 months to October 7, 2026, the first window with 10 or more. The median of the 4 closings in the last 12 months is $535,000.
The 36-month median is $379 per square foot of MLS living area on 12 closings, from $316 to $661. The eight closings of 2025 and 2026 ran from $316 to $430.
Four in the 12 months to October 7, 2026, and 19 in 60 months, about 6.9 percent of the 55 units a year. The county recorded the same 4 as qualified sales, a separate series.
The 36-month median is 120 days on market. Three entries read 0 days; without them the median of the other 9 closings is 143 days, and the longest took 428.
The median closing of the 36 months was 88.0 percent of the final list price, from 72.4 to 100.0 percent. Seven of the 12 closed below 90 percent, and none closed above list.
One on October 7, 2026: a 1,394 square foot home at 150 Lenell Road asking $695,000 after 18 days on market. Three on October 29, 2026: the same home and two 1,663 square foot homes asking $949,000 and $989,000. For live listings, search our team’s site, DomainRealtyGroup.com.
When both sold close together the larger plan brought more: $1,000,000 and $1,100,000 in November 2023 and March 2024 against $815,000 for a 1,394 plan in February 2024. Sixty-month medians mislead, because the plans sold in different years.
The roll’s just values rise on every floor, and three 1,394 closings in 2023 stepped down from $1,075,000 to $710,000 with the floor band. Three closings are not a rule, so we adjust by inspection.
The record does not rank them. The 60-month medians are $655,000 on 10 closings at 150 Lenell Road and $815,000 on 9 at 170, but six of those nine date from 2022 and 2023.
Listing agents entered 1,425, 1,717 and 1,851 square feet on six closings whose parcels the roll records at 1,394 or 1,663 heated square feet. The recorded plans in the declaration settle it.
The roll records 2 bedrooms and 2 baths for both plans. Listing agents entered all 10 closings of the 1,663 plan as three-bedroom homes. Check the recorded plans before you advertise a count.
A model has 19 closings in five years, at two price levels, with five different square footages entered for two plans. It cannot see your floor, your condition or your fee statement.
No. The median just value of the 55 unit parcels is $472,601, a tax figure. On the 8 qualified sales of 2025 and 2026 it ran from 75.5 to 90.9 percent of the price.
The county’s qualified series holds 13 sales in 60 months against 19 MLS closings. Six closings of 2022 to 2024, including the $1,100,000 sale, are outside the qualified set, and we did not determine why.
No year holds enough closings for a trend. The record shows $710,000 to $1,100,000 on the 10 closings through March 2024 and $465,000 to $715,000 on the 9 since July 2024.
Of 62 pairs of county-qualified sales of the same condo, 51 sold higher and 11 lower. Of the seven pairs ending in 2025 or 2026, six sold higher. The file does not show renovation costs.
Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $7,100 to $11,308 (not verified; the association’s current budget and an estoppel certificate govern). A buyer prices that yearly cost against the price.
The roll flags a boat dock on 55 of 56 parcels, but a flag is not a slip right. A slip adds value when the documents assign it to your unit and let it transfer.
Lenders and buyers read the reserve study and any inspection report. By the county’s year built the buildings reach 30 in 2030, a computed year and not a status. Ask the association for the study.
The FEMA flood map indicates Zone AE at 11 feet at the addresses we tested, and the evacuation zone is A, so insurance is part of a buyer’s yearly cost. An elevation certificate helps a buyer price it.
We cannot say from 19 closings. No closing was recorded for 313 days spanning the storm, and the five closings of 2023 had the highest median of any year in the record. We found no published repair report.
At the Town’s 2026 applied millage of 13.3108, a $642,500 price carries $8,552.19 a year before exemptions and non-ad valorem charges. The assessed value sets the real bill.
At $642,500, about $599,609 before payoff with buyer-agent compensation and $615,671 without, using 2.75 and 2.5 percent commissions, deed stamps and the owner’s title policy. Commissions are negotiable.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100 under section 201.02. That is custom, not law, and the contract controls.
Under section 718.503 a resale seller provides the declaration, articles, bylaws, rules, the latest financial statement and budget, the frequently asked questions document and any milestone summary and reserve study. Section 689.302 also requires a flood disclosure.
It is the association’s statement of what a unit owes and what has been levied. Florida law caps the fee, and we print no dollar figure. The contract decides who pays, and we order it early.
Not known from the public record. The recorded declarations and current rules govern, and the Town of Fort Myers Beach requires short-term rentals to register. Ask for the rules in the resale package.
Condition moves value, but the record cannot price it: two 1,663 homes in one building closed $190,000 apart in May 2025. We walk the unit and say which updates earn their cost.
Ten of the 19 closings of 60 months closed from April through June, which points to winter contracts. Nineteen closings cannot prove a season.
Bella Lago’s 60-month median is $625,000 on 15 closings against $715,000 on 19 here, and its five closings of 36 months ran from $505,000 to $670,000.
The 36-month median of $642,500 is above the $425,000 median of the 238 condominium closings in ZIP 33931 over 12 months. The windows differ.
Yes. This page covers the two condominium buildings at 150 and 170 Lenell Road in the Town of Fort Myers Beach, ZIP 33931, not Palm Harbor in Pinellas County.
Yes, free and without obligation. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare it from the closings of your own plan.
Call Jesse direct at (239) 898-6072 or use the valuation form. We send a range the same day. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
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 buyers, sellers and repeat clients across Southwest Florida.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
A Fort Myers Beach specialist knows which plan and floor a Palm Harbor Club condo is, which sales the county counts, what the flood map indicates on Lenell Road and what a condominium seller must disclose. A valuation built on those facts holds up when the buyer’s appraiser and lender read the same records.
A general valuation may price a 1,394 plan from the 60-month median, quote the county’s just value as a price, or miss that the newest closings are the lowest. As Top 1% Real Estate Agents Nationally Since 2008, we build the number so those surprises do not reach the appraisal.
Our Fort Myers Beach guide covers the island. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are searching for the best agent to value your Palm Harbor Club condo, or asking “what can I sell my Palm Harbor Club condo for,” McGreevy and Comisar price from the closings of your own plan and floor. We tracked every one of the 19 Palm Harbor Club closings in the Southwest Florida MLS over the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 4 Palm Harbor Club condos closed in the last 12 months, so few owners here ever test the market; if you are thinking about selling, call us first. When you are ready to list, read how we sell Palm Harbor Club condos.
Palm Harbor Club recorded sales, last 36 months: 12 Southwest Florida MLS closings at a $642,500 median, from $465,000 to $1,100,000, through October 7, 2026.
Enter your details in the valuation form for your free Palm Harbor Club condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar, and read our Fort Myers Beach guide for the island around Lenell Road.
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#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
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Palm Harbor Club condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. The links were checked on October 7, 2026.
These official documents bear most directly on what a Palm Harbor Club condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The 2025 final millage of 13.4329, for comparison with the 2026 rate of 13.3108 used in the tax examples | View the millage book |
| Transfer code list | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The rental list a buyer will ask about | View the list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach | View the report |
Palm Harbor Club’s declarations, budget and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Palm Harbor Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.