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 Palms of Bay Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 152 condominiums in The Palms of Bay Beach, three bay-side buildings at 4203, 4223 and 4253 Bay Beach Lane inside the Bay Beach enclave of Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Palms unit parcel belongs to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County. The guide is built from Southwest Florida MLS closings and the county’s recorded sales, building by building and floor plan by floor plan, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Palms of Bay Beach condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 10 Palms of Bay Beach closings at a median of $392,500, from $360,000 to $650,000. Seven were two-bedroom condos of 1,024 square feet, and the median of these 7 closings was $389,000. Three were three-bedroom condos, at $480,000, $600,000 and $650,000. The Lee County recorded-sales series is separate: 11 qualified sales in 12 months at a median of $395,000. Which of the five floor plans you own decides where your condo sits in that spread, far more than which of the three buildings it is in. This is The Palms of Bay Beach on Bay Beach Lane, ZIP 33931, not any other Palms condominium in Lee 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 Palms of Bay Beach condo in Fort Myers Beach is worth what recent closings of its own floor plan brought, adjusted for floor, condition, fees and flood-insurance cost. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 10 closings at a $392,500 median: two-bedrooms from $360,000 to $560,000 and three-bedrooms from $480,000 to $650,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the MLS files under The Palms of Bay Beach in four windows counted back from October 7, 2026. The 12-month window holds exactly 10 closings, which meets our floor of 10, so it leads. None of the 41 closings in 60 months was a Sold Data Entry record.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 10 | $392,500 | $360,000 to $650,000 | $380 | 149.5 | 94.1% |
| 24 months | 16 | $489,500 | $360,000 to $695,000 | $408 | 138 | 94.6% |
| 36 months | 31 | $475,000 | $305,000 to $695,000 | $434 | 66 | 94.3% |
| 60 months | 41 | $475,000 | $305,000 to $695,000 | $435 | 44 | 95.5% |
The 12-month median of $392,500 sits $97,000 below the 24-month median of $489,500, and the reason is the mix inside two small samples. The latest 12 months hold seven two-bedroom closings and three three-bedroom closings. The 12 months before hold only six closings, at $425,000, $499,000 three times, $534,500 and $695,000. We read the Palms record as a range by floor plan and never as one number.
The county roll shows 114 two-bedroom, two-bath units of 1,024 to 1,142 square feet and 38 three-bedroom, two-bath units of 1,485 and 1,499 square feet. Over 60 months the MLS recorded 36 two-bedroom closings at a $470,000 median, from $305,000 to $580,000, and 5 three-bedroom closings from $480,000 to $695,000, where the median of these 5 closings was $619,000. Start with which of the two you own. We tracked every one of the 41 Palms of Bay Beach closings in the Southwest Florida MLS in the last 60 months before writing a sentence about them.
These are the eight facts about Palms of Bay Beach condo values in Fort Myers Beach that matter most in October 2026, each with its window and its count.
This guide runs from the short answer and our method through the sales record, fees, a comparison with Hibiscus Pointe, a net sheet and the questions Palms of Bay Beach owners ask most.
The Value and the Method: What Is My Palms of Bay Beach Condo in Fort Myers Beach Worth in 2026? · Why Value Your Palms of Bay Beach Condo With McGreevy and Comisar? · Get Your Free Palms of Bay Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Palms of Bay Beach Values in Fort Myers Beach? · How Do We Value a Palms of Bay Beach Condo in Fort Myers Beach?
The Record: What Did Palms of Bay Beach Homes Sell For in the Last Five Years? · What Is a Palms of Bay Beach Condo Worth by Building, Floor, Size and Position? · Are Palms of Bay Beach Condo Values in Fort Myers Beach Rising or Falling? · One Palms of Bay Beach Condo’s Public Record · What Moves a Palms of Bay Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Palms of Bay Beach Condo Value? · Is the Property Appraiser’s Just Value What a Palms of Bay Beach Condo Will Sell For?
Comparisons: The Palms of Bay Beach vs Hibiscus Pointe: How Do the Records Compare? · How Do Palms of Bay Beach Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Palms of Bay Beach Condo? · Want a Free In-Person Palms of Bay Beach Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, The Palms of Bay Beach Home Value Edition · What Palms of Bay Beach Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Palms of Bay Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Palms of Bay Beach condos from the closings of The Palms itself, by floor plan, building and size, not from a Fort Myers Beach or ZIP-code average. We are Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the MLS, the county record and the flood map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. 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 your floor plan’s closings with you, or see how selling your Palms of Bay Beach condo works once you have the number. Only 10 Palms condos closed in the last 12 months, so the next owner who sells should call us first. Thinking of buying the next place first? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast.
To get a free Palms of Bay Beach condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the closings of your own floor plan and building, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, buildings, sizes and prices, the closings we set aside and why, and our adjustments for floor, condition, fees and flood-insurance cost. We need your building number, bedroom count, floor, any renovation, your latest association statement and, if you have them, the milestone inspection summary and reserve study.
An online estimate misses Palms of Bay Beach values because a model averages a 1,024 square foot two-bedroom and a 1,499 square foot three-bedroom under one name, never reads a floor, a renovation or a fee statement, and cannot see the county sales that never reached the MLS. Treat any automated estimate as a starting question.
A model that reads the Palms as one market sees a $392,500 median. A three-bedroom priced there would be $87,500 under the lowest three-bedroom closing of the last 12 months, and a two-bedroom priced at the 24-month median of $489,500 would be above six of the seven two-bedroom closings of 2026.
The county file holds five qualified Palms sales in the last 60 months that do not appear among the MLS closings: $487,000 in July 2023, $740,000 in May 2024, $680,000 in February 2025, $765,000 in March 2025 and $500,000 in June 2026. Four of the five are 1,499 square foot three-bedrooms at 4203 Bay Beach Lane. A tool fed only by listings misses most of the three-bedroom record.
The county’s heated area and the MLS living area are different measures (the roll shows 1,485 square feet where one listing shows 1,486), and we never mix them in one ratio. The county’s qualified-sales file also has no Palms sale dated 2022, a year in which the MLS recorded 5 closings.
We value a Palms of Bay Beach condo in four steps: choose the closings of its own floor plan, adjust for floor, condition, fees and flood-insurance cost, move the number for time, and test it against what is for sale this week. The result is a range we can defend line by line.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start with the first window that holds 10 closings and name the window and the count beside every figure. For The Palms that is 12 months, 10 closings. When a group is smaller than 10, such as the three-bedrooms, we list the closings and add the county’s recorded sales as a second, separate list.
Buyers pay for a plan, for a floor and an outlook over Estero Bay, for condition, and for a documents package that is in order in a building of this age. They discount for a higher yearly carry. The record shows what a plan is worth. It does not show what a floor or a view adds, because the listing entries do not state the floor.
We weight the newest closings and read them against the older ones. The five 12-month blocks of the last five years hold 10, 6, 15, 4 and 6 closings, so only two are large enough for a median we would lean on.
On October 7, 2026 the MLS showed 3 active Palms listings and no pending sale: a 1,024 square foot condo at $599,000 after 82 days, a 1,142 square foot condo at $414,900 after 127 days and a 1,024 square foot condo at $410,000 after 26 days. Request your free valuation with the valuation form or read our guide to selling a Palms of Bay Beach condo.
The 1,024 square foot two-bedroom is the volume product: 54 of the 152 units on the roll and 26 of the 41 MLS closings in 60 months, all at 4203 and 4253 Bay Beach Lane. It is the best like-for-like set the record holds, and it is large enough for a median: $460,000, from $305,000 to $580,000, at $449 per square foot.
| Period of closing | Closings of the 1,024 sq ft plan | Median sold price | Range |
|---|---|---|---|
| 2022 and 2023 | 7 | $515,000, the median of these 7 closings | $425,000 to $580,000 |
| 2024 and 2025 | 12 | $470,000 | $305,000 to $550,000 |
| 2026 through October 7 | 7 | $389,000, the median of these 7 closings | $360,000 to $560,000 |
Fifteen of the 26 were at 4203 Bay Beach Lane (median $450,000) and eleven at 4253 (median $470,000). Two of the three periods hold only 7 closings, so we do not call them a trend. They do tell an owner which closings a buyer’s agent will quote: six of the seven 2026 closings of this plan fell between $360,000 and $395,000, and the seventh brought $560,000.
In the last five years the Southwest Florida MLS recorded 41 Palms of Bay Beach closings at a median of $475,000, from $305,000 to $695,000, and the last 12 months hold 10 at a median of $392,500. The 10 closings of the last 12 months are listed below by street address and the other 31 by calendar year, with the county’s separate record after them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 10 closings from October 8, 2025 through October 7, 2026, newest first. Street address only. Price per square foot is the sold price divided by the MLS living area.
| Closed | Street address | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|
| 08/31/26 | 4203 Bay Beach Ln | $600,000 | $685,000 | 1,499 | $400 | 175 |
| 06/25/26 | 4253 Bay Beach Ln | $395,000 | $419,000 | 1,024 | $386 | 124 |
| 06/08/26 | 4253 Bay Beach Ln | $360,000 | $394,000 | 1,024 | $352 | 235 |
| 05/06/26 | 4203 Bay Beach Ln | $389,000 | $389,000 | 1,024 | $380 | 109 |
| 04/30/26 | 4203 Bay Beach Ln | $390,000 | $414,900 | 1,024 | $381 | 359 |
| 03/16/26 | 4253 Bay Beach Ln | $650,000 | $689,000 | 1,499 | $434 | 23 |
| 03/16/26 | 4253 Bay Beach Ln | $560,000 | $599,000 | 1,024 | $547 | 15 |
| 02/13/26 | 4203 Bay Beach Ln | $369,000 | $389,000 | 1,024 | $360 | 295 |
| 01/30/26 | 4223 Bay Beach Ln | $480,000 | $550,000 | 1,486 | $323 | 281 |
| 01/29/26 | 4203 Bay Beach Ln | $385,000 | $409,000 | 1,024 | $376 | 10 |
Three patterns, none a trend claim. Six of the 10 closed between $360,000 and $395,000, a band only $35,000 wide. Days on market split in two: three closed within 30 days and four took 180 days or more. And nine of the 10 closed below the final list price, one closed at its list price of $389,000 and none above it, and the median gap between final list price and sold price across the 10 was $29,450. We tracked every one of these 10 closings individually, list price against sold price, before pricing anything from them.
The other 31 closings run from December 10, 2021 through September 30, 2025. By calendar year the full five-year record looks like this.
| Calendar year | MLS closings | Median sold price | Range |
|---|---|---|---|
| 2021 (from October 8) | 1 | One closing, $455,000 | $455,000 |
| 2022 | 5 | $510,000, the median of these 5 closings | $450,000 to $580,000 |
| 2023 | 9 | $475,000, the median of these 9 closings | $425,000 to $619,000 |
| 2024 | 12 | $470,000 | $305,000 to $550,000 |
| 2025 | 4 | $516,750, the median of these 4 closings | $499,000 to $695,000 |
| 2026 (through October 7) | 10 | $392,500 | $360,000 to $650,000 |
Across all 41, one closing sold above its final list price (January 2022), four sold at it and 36 sold below, and the median gap between final list price and sold price across the 41 was $20,900. Sixteen closed within 30 days and five took 180 days or more. The two lowest prices, $305,000 in September 2024 and $350,000 in May 2024, are both 1,024 square foot condos at 4203 Bay Beach Lane, and the MLS does not say what condition either was in.
The Lee County Property Appraiser recorded 11 qualified Palms of Bay Beach condominium sales in the 12 months to the October 4, 2026 roll file, at a median of $395,000. This separate series counts only sales the county codes as qualified arm’s-length transfers of improved parcels, and it is never averaged with the MLS figures.
| Window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 11 | $395,000 | $360,000 to $650,000 |
| 24 months | 19 | $499,000 | $360,000 to $765,000 |
| 36 months | 34 | $492,000 | $350,000 to $765,000 |
| 60 months | 37 | $489,000 | $350,000 to $765,000 |
Over 60 months the 37 qualified sales split by building as 20 at 4203 Bay Beach Lane, 11 at 4253 and 6 at 4223. Over the last 24 months the price per heated square foot has a median of $415 on 19 sales, from $323 to $544.
Five county sales in 60 months are not among the MLS closings, and nine MLS closings are not in the county’s qualified file, five of them dated 2022, a year for which the county file holds no Palms sale at all. The difference matters most for the larger plan. The MLS shows 5 three-bedroom closings in 60 months. The county shows 9 qualified sales of the 1,485 and 1,499 square foot units, from $480,000 to $765,000, where the median of these 9 sales is $650,000. An owner of a three-bedroom deserves a valuation that reads both lists.
A Palms of Bay Beach condo is worth what its floor plan brings: over 60 months the 1,024 square foot two-bedroom had a $460,000 median on 26 closings and the 1,499 square foot three-bedroom closed from $600,000 to $695,000. The three buildings’ medians sit within $7,500 of each other, and floor cannot be split from this record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The next table splits the 41 closings by street number. The county roll records 56 unit parcels at each of 4203 and 4253 Bay Beach Lane and 40 at 4223.
| Building | County year built and stories | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 4203 Bay Beach Ln | 1978, 7 stories | 20 | $479,500 | $305,000 to $695,000 | $438 | 42 | 96.3% |
| 4223 Bay Beach Ln | 1976, 5 stories | 9 | $475,000, the median of these 9 closings | $425,000 to $575,000 | $412 | 37 | 95.9% |
| 4253 Bay Beach Ln | 1977, 7 stories | 12 | $482,500 | $360,000 to $650,000 | $446 | 54.5 | 94.2% |
The three medians, $479,500, $475,000 and $482,500, are within $7,500 of each other. What differs is the plan mix: 4223 holds the 1,142 and 1,485 square foot plans and no 1,024, while 4203 and 4253 hold the 1,024, 1,029 and 1,499 plans. In the last 12 months 4203 had 5 closings, 4253 had 4 and 4223 had 1.
Size is the yardstick that matters here, because the roll’s 152 units fall into just five heated areas. Only the 1,024 plan has enough closings for a median we would lean on.
| MLS living area | Units on the county roll | Bedrooms | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|---|
| 1,024 sq ft | 54 | 2 | 26 | $460,000 | $305,000 to $580,000 | $449 |
| 1,029 sq ft | 30 | 2 | 2 | Two closings, $449,500 and $499,000 | $449,500 to $499,000 | $437 and $485 |
| 1,142 sq ft | 30 | 2 | 8 | $472,500, the median of these 8 closings | $425,000 to $575,000 | $414 |
| 1,485 sq ft (1,486 in the one listing) | 10 | 3 | 1 | One closing, $480,000 | $480,000 | $323 |
| 1,499 sq ft | 28 | 3 | 4 | $634,500, the median of these 4 closings | $600,000 to $695,000 | $423 |
The 118 extra square feet of the 1,142 plan have not bought a clearly higher price: its eight closings have a median of $472,500 against $460,000 for the 1,024 plan, and its price per square foot is lower. The step that shows is from two bedrooms to three. Every 1,499 square foot closing is above every 1,024 square foot closing: the lowest, $600,000, is above the highest 1,024 closing of $580,000.
We cannot split the Palms record by floor or view. The MLS addresses carry unit labels, which this page does not print, and the labels are written two ways, letter first in some entries and floor first in others, so the same condo can appear under two labels. The listing entries do not state the outlook. Any floor premium we quoted from the record would be a guess. Identical plans do sell far apart: two 1,024 square foot condos at 4253 Bay Beach Lane closed in 2026 at $560,000 after 15 days and $360,000 after 235 days.
All three buildings are on the bay side of Estero Island, not Gulf-front, and the county roll records the land of every unit parcel as on the bay. The roll shows a pool flag on the unit parcels, which for a condominium points to a pool among the common elements, and it records no boat dock and no seawall on any Palms unit parcel. A Palms valuation therefore carries no slip adjustment.
The 3 active listings on October 7, 2026 have a median list price of $414,900 and no pending sale among them. Against 10 closings in 12 months that is about 3.6 months of supply, and against the 24-month pace of 16 closings about 4.5 months. Three listings is a very small base. The $599,000 ask on a 1,024 square foot condo is above every closing of that plan in the last five years, the highest of which was $580,000 in June 2022. For live listings with photos, use our team’s site, DomainRealtyGroup.com; this page is the research behind the search.
The Palms of Bay Beach record shows a lower price per square foot and longer selling times in the latest 12 months than two years earlier, and no forecast. The latest block has 10 closings at $380 per square foot against $437 on 15 closings two blocks earlier. We describe the history here and do not forecast it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We cut the 41 MLS closings into five consecutive 12-month blocks ending October 7, 2026. Only two blocks hold 10 or more closings. The other three hold 6, 4 and 6, so their medians are the medians of those closings and carry no weight as a trend.
| 12-month block | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Oct 8, 2025 to Oct 7, 2026 | 10 | $392,500 | $360,000 to $650,000 | $380 | 149.5 | 94.1% |
| Oct 8, 2024 to Oct 7, 2025 | 6 | $499,000, the median of these 6 closings | $425,000 to $695,000 | $474 | 112 | 97.5% |
| Oct 8, 2023 to Oct 7, 2024 | 15 | $470,000 | $305,000 to $619,000 | $437 | 24 | 93.4% |
| Oct 8, 2022 to Oct 7, 2023 | 4 | $497,500, the median of these 4 closings | $425,000 to $565,000 | $462 | 41 | 95.0% |
| Oct 8, 2021 to Oct 7, 2022 | 6 | $490,000, the median of these 6 closings | $450,000 to $580,000 | $469 | 20 | 97.8% |
Compare only the two blocks large enough to compare. The block ending October 2024 had 15 closings at a $470,000 median and $437 per square foot with a median of 24 days on market. The block ending October 2026 had 10 closings at $392,500 and $380 per square foot with a median of 149.5 days. Hurricane Ian struck on September 28, 2022, and the block that followed it holds just 4 closings.
The Lee County recorded-sales series is separate, counted by calendar year and never averaged with the MLS. It holds no qualified Palms sale dated 2022, a year in which the MLS recorded 5 closings. Where a year has fewer than 10 sales, the figure is the median of those sales.
| Calendar year (to Oct 4, 2026 for 2026) | County qualified sales | Median price | Range |
|---|---|---|---|
| 2018 | 11 | $369,900 | $281,250 to $439,000 |
| 2019 | 12 | $385,000 | $305,000 to $492,000 |
| 2020 | 6 | $380,000, the median of these 6 sales | $372,500 to $470,000 |
| 2021 | 7 | $490,000, the median of these 7 sales | $435,000 to $595,000 |
| 2022 | 0 | No qualified sale recorded | n/a |
| 2023 | 7 | $487,000, the median of these 7 sales | $425,000 to $619,000 |
| 2024 | 12 | $479,500 | $350,000 to $740,000 |
| 2025 | 6 | $607,250, the median of these 6 sales | $499,000 to $765,000 |
| 2026 | 11 | $395,000 | $360,000 to $650,000 |
Read the 2025 row with care: three of its six sales were 1,499 square foot three-bedrooms, which is why its median stands so far above the years around it. The four years with 10 or more sales are 2018, 2019, 2024 and 2026, at $369,900, $385,000, $479,500 and $395,000.
The cleanest test of direction is the same condo sold twice, because plan, floor and building are held constant. The county file holds 15 pairs of consecutive qualified sales of the same condo since 2018, from 14 condos that sold more than once among the 57 that sold at least once. Of the 15 pairs, 13 sold higher and 2 sold lower, a median change of +28.4 percent over a median 3.2 years, from -9.2 percent to +46.0 percent.
The largest rise was a 1,024 square foot condo at 4253 Bay Beach Lane that sold for $322,000 in October 2018 and $470,000 in May 2024, +46.0 percent in 5.6 years. The two declines are both 2026 resales of 1,024 square foot condos at 4253: one bought for $435,000 in March 2021 and sold for $395,000 in June 2026, down 9.2 percent, and one bought for $380,000 in July 2020 and sold for $360,000 in June 2026, down 5.3 percent. One pair is a resale within four months, $350,000 in May 2024 and $489,000 in September 2024, which the file cannot explain. The pairs include only condos that changed hands twice, and with no 2022 sale in the county file a pair can skip a sale. A repeat sale is not an index.
To see where your condo sits against the latest sales, talk to us about a valuation.
One Palms of Bay Beach three-bedroom at 4203 Bay Beach Lane has three qualified sales in the Lee County file since 2018: $369,900 in March 2018, $475,000 in August 2019 and $619,000 in October 2023, a rise of 67.3 percent over 5.6 years. It is a public record, shown as an example of how one condo’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 only Palms condo in the county file with three qualified sales since 2018, a 1,499 square foot unit by the county’s heated area. The file also holds an earlier sale of the same unit, recorded to the month only.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| June 1994 | $160,000 | Earliest sale in the file | n/a |
| 2018-03-18 | $369,900 | +131.2% | About 23.8 |
| 2019-08-30 | $475,000 | +28.4% | 1.5 |
| 2023-10-26 | $619,000 | +30.3% | 4.2 |
The 2018 to 2019 step, $369,900 to $475,000, was 28.4 percent in a year and a half, and the file does not say why. The second step, to $619,000, was 30.3 percent over 4.2 years that include Hurricane Ian. The MLS shows the same sale as a closing at its full list price of $619,000 on October 31, 2023, with zero days on market. The county’s just value for this condo is $473,819, about 77 percent of that last price, a tax figure set for a January 1 valuation date.
A chain does not tell you whether the condo was renovated, which floor it is on or what concessions the seller paid, and nothing about the next sale. Since October 2023, recorded prices for the same 1,499 square foot plan have run from $500,000 to $765,000 in the county file. To have yours read the same way, ask for a Palms of Bay Beach valuation and tell us your building and plan.
A Palms of Bay Beach condo’s value moves with its floor plan first, then its condition, its floor and bay view, what the owner pays each year in fees and insurance, the state of the association’s inspection and reserve papers, and its first list price. The record quantifies the plan. The others are adjustments we make by inspection and by reading documents.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The same 1,024 square foot plan sold for $360,000 to $560,000 in seven closings in 2026, and the MLS does not say which were renovated or on which floor. We price condition by walking the unit and comparing it with the closing it most resembles, and our valuation shows the closings behind each adjustment.
In buildings from 1976 to 1978, a buyer’s lender reads the milestone inspection summary, the structural integrity reserve study, the budget and the master insurance summary before it reads the kitchen. We cannot print any building’s status, so we ask for the papers first.
Nine of the last 10 closings sold below the final list price, and the four that took 180 days or more closed at 87.3 to 94.9 percent of it. The three that sold within 30 days closed at 93.5 to 94.3 percent. Time on the market did not buy any of those sellers a better percentage, and the final list price is the last asking price, not the first, so the first price matters most.
Fees, reserves and insurance change what a Palms of Bay Beach buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 41 Southwest Florida MLS closings ranged from $6,736 to $15,912 (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)
These are fees as typed into listings on the closings of the last 60 months, not a current schedule and not figures the association has confirmed. The median of the 41 entries is $12,204. No master association fee was entered on 39 of the 41 listings, and we found no master association above The Palms.
| Year of closing | Entries | Median annual total entered | Range |
|---|---|---|---|
| 2021 | 1 | $6,736 | $6,736 |
| 2022 | 5 | $7,740, the median of these 5 entries | $7,524 to $7,752 |
| 2023 | 9 | $8,208, the median of these 9 entries | $7,956 to $15,168 |
| 2024 | 12 | $11,832 | $11,820 to $12,792 |
| 2025 | 4 | $12,400, the median of these 4 entries | $12,396 to $15,900 |
| 2026 through October 7 | 10 | $12,396 | $12,396 to $15,912 |
Two years clear our floor of 10: 2024 at a median of $11,832 and 2026 at $12,396. The entries before 2024 are lower, and a listing entry cannot tell us why.
On the 19 closings of the 1,024 square foot plan since January 2024 the entries run from $11,820 to $12,400, a median of $12,396, which is $1,033 a month. On the three 1,499 square foot closings of 2025 and 2026 they are $15,900, $15,900 and $15,912. In the last 12 months the entered total equals a median of 3.16 percent of the sold price, from 2.21 to 3.44 percent.
A condominium with three or more habitable stories must have a structural integrity reserve study under section 718.112(2)(g) and a milestone inspection under section 553.899 by December 31 of the year the building reaches 30 years, then every 10 years. We computed the years from the county’s year built, did not retrieve any certificate of occupancy, and state no building’s inspection or study status.
| Building | County year built and stories | Year the building reached 30 (computed) | What the statute sets for a building of that age |
|---|---|---|---|
| 4223 Bay Beach Ln | 1976, 5 stories | 2006 | First milestone inspection before December 31, 2024; reserve study applies |
| 4253 Bay Beach Ln | 1977, 7 stories | 2007 | First milestone inspection before December 31, 2024; reserve study applies |
| 4203 Bay Beach Ln | 1978, 7 stories | 2008 | First milestone inspection before December 31, 2024; reserve study applies |
Ask the association for the milestone summary, the reserve study and the funded balance before you list. Under section 718.503 the buyer of a resale condominium may cancel within 7 days, excluding weekends and legal holidays, after receiving the documents, and 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
We found no published special assessment for The Palms of Bay Beach. That is not a statement that none exists. A buyer will deduct any levied or approved assessment from the price, and it appears on the estoppel certificate.
The FEMA flood map indicates a Special Flood Hazard Area at the Palms points we tested: Zone VE with a base flood elevation of 12 feet NAVD88 at 4203 Bay Beach Lane, at 4253 Bay Beach Lane and at the Palms center point, on Lee County FIRM panel 12071C0567G, effective November 17, 2022, and in evacuation zone A. We did not test a point at 4223 Bay Beach Lane. That is a map-based indication, not a flood determination for any unit.
We quote no premiums. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, with a 25 percent discount effective April 1, 2026, and FEMA’s Risk Rating 2.0 prices a policy by the property’s own characteristics, so an elevation certificate is worth having before you list. Section 689.302 requires a seller’s flood disclosure.
Every Palms parcel sits 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 a $392,500 price that is $5,224.49 a year before exemptions and non-ad valorem charges, and on $600,000 it is $7,986.48.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price. The median just value of the 152 Palms of Bay Beach unit parcels is $367,614, and on the 19 qualified sales of the last 24 months it ran at a median of 82.5 percent of the sale price, from 61.9 to 101.8 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll’s just values follow the plan closely: 54 units of one plan share nearly one figure, whatever their floor or finish.
| County heated area | Unit parcels | Median just value | Range of just values |
|---|---|---|---|
| 1,024 sq ft | 54 | $349,737 | $348,599 to $385,979 |
| 1,029 sq ft | 30 | $359,651 | $358,513 to $396,868 |
| 1,142 sq ft | 30 | $391,586 | $391,586 to $432,134 |
| 1,485 sq ft | 10 | $467,481 | $467,481 to $491,453 |
| 1,499 sq ft | 28 | $473,819 | $472,357 to $522,981 |
Across all 152 unit parcels the just values run from $348,599 to $522,981 and total $59,901,769. By building the medians are $359,651 at 4203 Bay Beach Lane, $391,586 at 4223 and $358,513 at 4253, a difference that follows the plan mix.
A ratio that runs from 61.9 to 101.8 percent cannot turn a county figure into a price. In the last 12 months alone it ran from 64.0 to 101.8 percent on 11 sales, a median of 89.9 percent, and in two of the 11 the just value was higher than the price paid: a condo with a just value of $385,979 sold for $385,000, and one with a just value of $366,477 sold for $360,000. At the other end, a three-bedroom with a just value of $473,819 sold for $765,000 in March 2025.
The roll values by mass appraisal for a January 1 date, so it does not know a unit’s renovation, floor or view. We use it to confirm the parcel, year built and heated area, and as a cross-check, never to set a price.
The Palms of Bay Beach and Hibiscus Pointe are neighbors on Bay Beach Lane with similar prices and different buildings. Over the last 12 months the MLS recorded 10 Palms closings at a $392,500 median against 12 Hibiscus Pointe closings at $375,000, and the county’s median just value is $367,614 at The Palms against $299,926 at Hibiscus Pointe.
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 the MLS and county rows are never mixed.
| Question | The Palms of Bay Beach | Hibiscus Pointe |
|---|---|---|
| Units | 152 unit parcels in three buildings; the state counts 152 units | 182 parcels on the roll; the state counts 184 units |
| Year built (county) | 1976 to 1978 | 1992 to 1995 |
| Stories on the roll | 5, 7 and 7 | Up to 6 |
| Water on the roll | Bay side; no boat dock or seawall recorded | Canal side; a boat cooperative is registered with the state |
| County heated areas | 1,024 to 1,499 sq ft | 997 to 1,734 sq ft, median 1,197 |
| County median just value | $367,614 | $299,926 |
| MLS, last 12 months | 10 closings, median $392,500, range $360,000 to $650,000 | 12 closings, median $375,000, range $270,000 to $440,000 |
| MLS, last 24 months | 16 closings, median $489,500 | 13 closings, median $380,000 |
| MLS, last 60 months | 41 closings, median $475,000 | 34 closings, median $434,750 |
| MLS median price per sq ft, 12 months | $380 | $320 |
| Median days on market, 12 months | 149.5 | 75 |
| Median sale-to-final-list, 12 months | 94.1% | 94.4% |
| County qualified sales, 12 months | 11 sales, median $395,000 | 11 sales, median $380,000 |
| Listing-entered annual recurring fees (not verified) | $6,736 to $15,912 on 41 closings (median $12,204) | $5,600 to $11,600 on 34 closings (median $9,200) |
| Active and pending on October 7, 2026 | 3, listed from $410,000 to $599,000 | 4, listed from $350,000 to $435,900 |
| Year the buildings reach 30 (computed from county year built) | Reached in 2006 to 2008 | 2022 to 2025 |
The Palms is the older, slower-selling record with the higher price per square foot: its median days on market over 12 months was 149.5 against 75 for Hibiscus Pointe, on 10 and 12 closings, and its listing-entered fees are higher at the median. Its distinct product is the three-bedroom, which brought $480,000 to $650,000 in the last 12 months, above every Hibiscus Pointe closing of the same months. For the other side read our Hibiscus Pointe valuation page.
Choose The Palms of Bay Beach if you want a bay-side setting, one association for three buildings and a three-bedroom plan, and you will read a 1970s building’s inspection and reserve papers closely. Choose Hibiscus Pointe if you want a newer building, a canal-side setting with a boat cooperative in the community and a lower entered fee, and you accept a smaller top plan in the MLS record, where closings run from 997 to 1,197 square feet. A Palms buyer will weigh Hibiscus Pointe, so we price against both records.
The Palms of Bay Beach sits at the lower-priced end of the Bay Beach condominium records and below the Fort Myers Beach condominium median. Its 12-month MLS median is $392,500, against $425,000 for all condominiums in ZIP 33931 and $550,000 for all of Estero Island. Windows differ by row, so compare each place with 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 comparison 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) |
|---|---|---|---|---|---|---|---|---|---|
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| 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 |
| 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 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| 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 |
| Estero Beach and Tennis Club | condo | 297 | 1979 to 1982 | 17 | 83 | 12 mo: n 17, median $405,000, range $305,000 to $475,000 | 783.0 | 17 | 12 mo: n 20, median $407,500 |
The Palms row shows 153 residential parcels, as our first parcel match counted them. A direct read of the county file finds 152 unit parcels plus common-element parcels, and the 12-month sales figures in the row are unaffected.
Among the other Bay Beach buildings, Royal Pelican (1986 to 1991) and Captains Bay (1994 to 1997) show medians of $429,900 and $475,000, though their rows describe 60-month and 36-month windows and should not be read against a 12-month row. Waterside at Bay Beach (1997 to 2003) sits near the top of the enclave at $675,000, and Estero Beach and Tennis Club, a Gulf-front condominium of nearly the same age as The Palms, shows $405,000 on 17 closings at more than twice the price per square foot.
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 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, against about 3.6 months at The Palms on a base of 3 listings. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Palms of Bay Beach condo at the $392,500 12-month median would net about $365,734 before any mortgage payoff with buyer-agent compensation offered, and about $375,546 without, at costs of about 6.82 and 4.32 percent of price. 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 | $392,500.00 | Price point |
| Listing commission, 2.75% | -$10,793.75 | 2.75% of $392,500 |
| Buyer-agent compensation, 2.5%, if offered | -$9,812.50 | 2.5% of $392,500 |
| Deed documentary stamp tax | -$2,747.50 | 3,925 units of $100 at $0.70 |
| Owner’s title policy | -$2,037.50 | $575 plus $5.00 per $1,000 on $292,500 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$26,766.25 | 6.82% of price |
| Estimated net before payoff, with buyer-agent compensation | $365,733.75 | $392,500 minus $26,766.25 |
| Estimated total costs, without buyer-agent compensation | -$16,953.75 | 4.32% of price |
| Estimated net before payoff, without buyer-agent compensation | $375,546.25 | $392,500 minus $16,953.75 |
At $600,000, the price of the three-bedroom that closed at 4203 Bay Beach Lane on August 31, 2026, the worksheet gives total costs of $40,150 with buyer-agent compensation (6.69 percent) and a net before payoff of $559,850, or costs of $25,150 (4.19 percent) and a net of $574,850 without it. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Palms of Bay Beach valuation; see also the Fort Myers Beach seller page.
A free in-person comparative market analysis is a walk-through of your Palms of Bay Beach condo and a written value range built from the closings of its own floor plan, the county sales the MLS missed, and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
You receive the range, the closings we used and set aside, and a plan for pricing against the three or four listings a buyer will see that week. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation confidential. Call Jesse direct at (239) 898-6072, text or call. If you are also buying, read our guide to buying a home in Fort Myers Beach, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this Palms of Bay Beach page says a fact is not available, each with the document or route that would settle it, so that an owner, a buyer or our team can close the gap before a contract is signed.
These are the questions Palms of Bay Beach owners ask us most when they want to know what a condo is worth, answered from Southwest Florida MLS closings and Lee County records, with the window and the count beside every figure.
It is worth what recent closings of your floor plan brought, adjusted for floor, condition, fees and flood-insurance cost. In the last 12 months two-bedrooms closed from $360,000 to $560,000 and three-bedrooms from $480,000 to $650,000, so the plan you own is the first question.
The Southwest Florida MLS recorded 10 closings in the 12 months to October 7, 2026 at a $392,500 median. Over 24 months the median was $489,500 on 16 closings, and over 60 months $475,000 on 41.
The 12-month median was $380 per square foot of MLS living area on 10 closings, from $323 to $547. Over 60 months it was $435 on 41 closings.
The MLS recorded 10 closings in the 12 months to October 7, 2026, about 6.6 percent of the 152 units. The county recorded 11 qualified sales, a separate series.
Seven two-bedroom condos of 1,024 square feet closed in the last 12 months from $360,000 to $560,000, and the median of these 7 closings was $389,000. Over 24 months the 12 two-bedroom closings had a $410,000 median.
Three closed in the MLS in the last 12 months, at $480,000, $600,000 and $650,000. The county file adds more: 7 qualified three-bedroom sales in 24 months from $480,000 to $765,000.
None stands out. Over 60 months the medians are $479,500 at 4203 Bay Beach Lane on 20 closings, $482,500 at 4253 on 12 and, for 4223, $475,000 as the median of these 9 closings.
Floor and view matter in a five- or seven-story bay-side building, but the MLS entries do not state them and unit labels are written two ways, so we will not quote a percentage.
The median closing of the last 12 months took 149.5 days. Three of the 10 sold within 30 days and four took 180 days or more, the longest 359. Over 60 months the median was 44 days.
The median closing of the last 12 months was 94.1 percent of the final list price, from 87.3 to 100 percent. One of the 10 sold at its list price and none above it.
On October 7, 2026 the MLS showed 3 active listings and no pending sale, at $410,000, $414,900 and $599,000. A re-check of the MLS on October 29, 2026 found the $410,000 condo pending and the $414,900 condo pending with contingencies, the $599,000 condo still active beside one new listing at $429,900, and no closing since August 31, 2026. Asking prices are not sold prices. For live listings with photos, use our team’s site, DomainRealtyGroup.com.
The latest 12 months show $380 per square foot on 10 closings against $437 on 15 closings two years earlier, with longer selling times. That describes recent sales, and we do not forecast.
Mostly. Of 15 pairs of county-qualified sales of the same condo since 2018, 13 sold higher and 2 lower, a median change of +28.4 percent over a median 3.2 years. Both declines were 2026 resales of condos bought in 2020 and 2021.
A model averages two-bedroom and three-bedroom plans under one name, cannot read a floor, a renovation or a fee statement, and misses the five county sales of the last 60 months that never reached the MLS.
No. The median just value of the 152 unit parcels is $367,614, and it ran at a median of 82.5 percent of price on 19 qualified sales in 24 months, from 61.9 to 101.8 percent.
Listing agents entered annual recurring fees of $6,736 to $15,912 on 41 closings, a median of $12,204. They are not verified, but a buyer weighs the yearly cost against the price.
A buyer’s lender asks for both in a building of three or more stories that has passed 30 years. By county year built the Palms buildings reached 30 in 2006 to 2008. Those are computed years, not an inspection status.
We found none published, which is not a statement that none exists. The estoppel certificate lists any that is levied or approved, and a buyer will deduct it from the price.
The FEMA map indicates Zone VE at 12 feet at the three Palms points we tested, so flood insurance is part of the carrying cost a buyer weighs.
It can, through repairs, insurance and reserves. The National Hurricane Center reports 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island. We found no building-specific damage record for The Palms, so ask the association for its repair history.
The county roll records no boat dock and no seawall on any Palms unit parcel, so a valuation here carries no slip adjustment.
At the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $392,500 price carries about $5,224.49 a year before exemptions and non-ad valorem charges.
At $392,500 about $365,734 before payoff with buyer-agent compensation and $375,546 without, using 2.75 and 2.5 percent commissions, deed stamps of $0.70 per $100 and the owner’s title policy. Commissions are negotiable.
The IRS lets a seller who owned and lived in a home as a main home for two of the last five years exclude up to $250,000 of gain, or $500,000 for joint filers. A second home or rental does not qualify automatically, so ask a tax adviser.
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 seller of a resale condominium unit gives the buyer the declaration, articles, bylaws, rules and financial information, and the buyer can cancel within 7 days, or 15 days where a milestone summary or reserve study applies. Section 689.302 also requires a flood disclosure.
It is the association’s statement of what you owe and what has been approved, issued within 10 business days of a request under section 718.116, and Florida law caps the fee. We print no dollar figure.
Not known from the public record. The recorded declarations and rules set any minimum terms and approvals, and the Town of Fort Myers Beach requires registration for short-term rentals. The Town’s 2026 opt-out list does not name The Palms of Bay Beach.
Pet rules are not published, and buyers with pets ask first. Ask for the declaration and rules in the resale package.
Condition moves value, but the record cannot say by how much: the same 1,024 square foot plan closed from $360,000 to $560,000 in 2026. We walk the unit before you spend.
We list the closings of your plan, add the county sales the MLS missed and price against the three or four listings a buyer sees that week.
No. The county records only qualified arm’s-length sales, with recording dates that can differ from the MLS closing date, and uses heated area where the MLS uses living area. We never average the two series.
Hibiscus Pointe had 12 closings at a $375,000 median in 12 months against 10 at $392,500 for The Palms, at $320 against $380 per square foot, and its county median just value is $299,926 against $367,614.
The Palms’ 12-month median of $392,500 is below the $425,000 median for ZIP 33931 condominiums and the $550,000 Estero Island median, which include Gulf-front buildings.
Yes. This page covers the 152 condominiums at 4203, 4223 and 4253 Bay Beach Lane in the Town of Fort Myers Beach, ZIP 33931, under The Palms of Bay Beach Condominium Association, Inc., not any other Palms condominium elsewhere in Lee County.
Call Jesse direct at (239) 898-6072 or enter your building and bedroom count in the valuation form. 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 clients across Southwest Florida.
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A Fort Myers Beach specialist knows which floor plan and building a condo belongs to, which transfers the county counts as sales, what the flood map means at an address and what a 1970s association must disclose. A Palms of Bay Beach valuation that reflects all of it holds up at the appraisal.
A general agent may price a three-bedroom from the building’s median, quote the county’s just value as if it were a price, or never open the county file where four of the last nine three-bedroom sales sit. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Fort Myers Beach guide covers the island around the Bay Beach enclave.
If you are asking “what can I sell my Palms of Bay Beach condo for,” McGreevy and Comisar price from the closings of your own floor plan and building. We tracked every one of the 41 Palms of Bay Beach closings in the Southwest Florida MLS in the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 10 Palms condos closed in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Palms of Bay Beach condos.
Palms of Bay Beach recorded sales, last 12 months: 10 Southwest Florida MLS closings at a $392,500 median, from $360,000 to $650,000, at a median of 149.5 days on market and 94.1 percent of the final list price, through October 7, 2026.
Enter your details in the valuation form for your free Palms of Bay Beach condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and how we value and sell condominiums on Fort Myers Beach.
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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 Palms of Bay Beach 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 Palms of Bay Beach 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 Palms of Bay Beach condo is worth and what its seller must deliver. Each is hosted by the agency that issued it and can be read in full, with no account and no fee.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage, set beside the 2026 rate 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 short-term rental list we searched for The Palms | View the list |
| Repair and improvement cost form | Town of Fort Myers Beach | The valuation basis 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 |
The Palms of Bay Beach declarations, budgets and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Palms of Bay Beach condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.