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 Pink Shell Beach Resort condo worth? This is McGreevy and Comisar’s valuation guide for owners of the deeded condominiums at Pink Shell Beach Resort, on Estero Boulevard at the north end of Estero Island in Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, all 229 residential parcels in the four villa buildings belong to the Town of Fort Myers Beach, not to unincorporated Lee County. The page is built from Southwest Florida MLS closings and the county’s recorded sales, building by building, and it keeps the two records apart. For the buildings, the rules, the flood zone and the full sales record, see our Pink Shell Beach Resort community guide. If you are deciding whether to sell, read it beside our guide to selling your Pink Shell condo; if you are also buying, read buying a Pink Shell condo.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 14 closings in the four villa buildings at a median of $325,000, from $175,000 to $890,000. No condo here sold near that median: six were 383 square foot Sanibel View Villas units at $175,000 to $190,000, four were in Pink Shell Vacation Villas at $476,000 to $890,000, and four were in White Sand Villas. The Lee County recorded-sales series is separate: 16 qualified sales in 12 months at a median of $412,500. Your building decides your value before anything else does. This page values the deeded condominiums on Estero Boulevard, ZIP 33931, not hotel stays and not the timeshare weeks sold under a similar name. 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 Pink Shell Beach Resort condo in Fort Myers Beach is worth what recent closings in its own building and floor plan brought, adjusted for condition, fees and flood-insurance cost. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 14 closings in the four villa buildings, from $175,000 to $890,000, at a $325,000 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 closing the MLS files under the four villa building names, in four windows counted back from October 7, 2026. The 12-month window holds 14 closings, so it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 14 | $325,000 | $175,000 to $890,000 | $495 | 145.5 | 94.2% |
| 24 months | 21 | $355,000 | $175,000 to $890,000 | $466 | 138 | 94.9% |
| 36 months | 32 | $330,000 | $175,000 to $890,000 | $495 | 77 | 94.3% |
| 60 months | 70 | $316,000 | $165,000 to $890,000 | $498 | 52 | 96.2% |
Dollar volume was $5,554,500 in the 12-month window and $25,354,100 over 60 months. None of the 70 closings was a Sold Data Entry, so every one counts in the days-on-market and sale-to-list medians. Gateway Villas at 500 Estero Blvd, the fifth condominium, is filed separately by the MLS and reported separately here.
The four villa buildings sell in four price ranges, and the mix of buildings in a window moves the median more than any change in value does.
| Building | Street address | Units (state record) | MLS closings, 12 months | Sold prices, 12 months |
|---|---|---|---|---|
| Sanibel View Villas | 140 Estero Blvd | 60 | 6 | $175,000 to $190,000 |
| White Sand Villas | 200 Estero Blvd | 92 | 4 | $312,500 to $470,000 |
| Pink Shell Vacation Villas | 100 Estero Blvd | 30 | 4 | $476,000 to $890,000 |
| Captiva Villas | 190 Estero Blvd | 43 | 0 | No closing in 24 months |
The $325,000 median falls between two White Sand Villas closings, at $312,500 and $337,500. We tracked every one of the 70 Pink Shell Beach Resort closings in the Southwest Florida MLS over the last 60 months before writing a sentence about them.
The Lee County Property Appraiser recorded 16 qualified sales in the four villa buildings in the 12 months to its October 4, 2026 roll file, at a median of $412,500, from $175,000 to $890,000. It is higher than the MLS median because the county holds three Pink Shell Vacation Villas sales the MLS never carried. We never average the two series.
These are the eight facts about Pink Shell Beach Resort condo values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, fees, a comparison with Bay Beach, a net sheet and the questions owners ask most.
The Value and the Method: What Is a Pink Shell Beach Resort Condo in Fort Myers Beach Worth in 2026? · Why Value Your Pink Shell Beach Resort Condo With McGreevy and Comisar? · Get Your Free Pink Shell Beach Resort Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Pink Shell Beach Resort Values in Fort Myers Beach? · How Do We Value a Pink Shell Beach Resort Condo in Fort Myers Beach?
The Record: What Did Pink Shell Beach Resort Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Pink Shell Beach Resort Condo in Fort Myers Beach Worth by Building, Floor, Size and Position? · Are Pink Shell Beach Resort Condo Values in Fort Myers Beach Rising or Falling? · One Pink Shell Beach Resort Condo’s Public Record · What Moves a Pink Shell Beach Resort Condo’s Value Up or Down in Fort Myers Beach? · How Do Fees, Reserves, Assessments and Insurance Affect Pink Shell Beach Resort Condo Value in Fort Myers Beach? · Is the Property Appraiser’s Just Value What a Pink Shell Beach Resort Condo in Fort Myers Beach Will Sell For?
Comparisons: Pink Shell Beach Resort vs Bay Beach: How Do the Records Compare? · How Do Pink Shell Beach Resort Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Pink Shell Beach Resort Condo in Fort Myers Beach? · Want a Free In-Person Pink Shell Beach Resort Condo CMA in Fort Myers Beach? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Pink Shell Beach Resort Home Value Edition · What Pink Shell Beach Resort Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Pink Shell Beach Resort Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value a Pink Shell Beach Resort condo from the closings of its own building and floor plan, not from a resort-wide or Fort Myers Beach average. We are a two-partner team, 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:
Five condominium associations share the Pink Shell name, a hotel and marina operate beside them, and the county roll carries 95 hotel-use parcels beside the residential units. A valuation has to identify the building, the plan and the kind of parcel first.
Call Jesse direct at (239) 898-6072 and we will read your building’s closings with you, or see how selling your Pink Shell condo works once you have the number. Few Pink Shell condos sell in any one building in a year, so have the record in hand first. Thinking of buying the next place before you sell? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast.
To get a free Pink Shell Beach Resort 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 building and floor plan, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and set aside, the listings your unit competes with that week, and our adjustments for condition, furnishings, fees and flood-insurance cost. We need your building, bedroom count and living area, any renovation, whether the unit sells furnished or sits in a rental arrangement, and your latest association statement.
An online estimate misses Pink Shell Beach Resort values because a model sees one name where the record holds five condominiums, a hotel and a timeshare, averages a 383 square foot unit with a 1,238 square foot one, and cannot read a fee statement or a listing that has sat for a year.
The state registers five separate condominium associations here: White Sand Villas, Captiva Villas, Sanibel View Villas, Pink Shell Vacation Villas and Gateway Villas. It also registers Pink Shell Beach Club I as a timeshare of 780 weeks, a different form of ownership. A model that learns from everything carrying the name is not learning from your building.
The Lee County roll matches 324 parcels to the four villa buildings’ legal descriptions. Of those, 229 are residential and 95 are coded for hotel or motel use: 81 at White Sand Villas, 8 at Captiva Villas and 6 at Sanibel View Villas. An estimate that matches by street address has to choose among them.
In the last 12 months a 383 square foot Sanibel View Villas unit closed at $457 to $496 per square foot and a 1,238 square foot White Sand Villas unit at $380, while 989 square foot units in Pink Shell Vacation Villas closed at $789 to $900. A model that multiplies an area by a blended rate is wrong in both directions.
The county’s qualified-sales file holds three sales at 100 Estero Blvd in 2026 that never appeared in the MLS, at $520,000, $600,000 and $850,000. It also holds only 4 Pink Shell sales dated 2022, a year in which the MLS recorded 25 closings in the same buildings. We read both and say which is which.
We value a Pink Shell Beach Resort condo in four steps: choose the closings of its own building and floor plan, adjust for condition, furnishings, fees and flood-insurance cost, weight the newest sales, and test the number against what is for sale this week. The method starts from the MLS and county records for the four villa buildings.
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 four buildings together that is 12 months, but no single building reaches 10 in 12 months. Sanibel View Villas reaches 11 and White Sand Villas 14 in 36 months. Captiva Villas and Pink Shell Vacation Villas have 9 closings each in 60 months, so we list their sales and write a median only as the median of those closings.
Buyers here pay for a building and a plan first, then for condition, furnishings that convey, documents that are in order and an outlook they like, and they discount for a higher yearly carry. The record does not state a floor, a view or a rental history, so we make those adjustments by walking the unit and reading its papers.
A five-year median is a description, not a price. We weight the newest closings in your building and say plainly when they sit below or above the older ones, as the worked example below shows.
On October 7, 2026 the MLS showed 11 active listings and no pending sales in the four villa buildings, 10 of them listed more than 100 days. Asking prices are not sold prices, but a buyer compares your unit with them. We re-checked the MLS on October 29, 2026: the same 11 listings were active at the same asking prices, none was pending, and no new closing had been recorded.
| Building | Active listings | List prices | Living area listed, sq ft | Days listed |
|---|---|---|---|---|
| Sanibel View Villas, 140 Estero Blvd | 3 | $199,000 to $207,000 | 383 | 212 to 417 |
| White Sand Villas, 200 Estero Blvd | 5 | $329,000 to $485,000 | 661 to 1,206 | 64 to 328 |
| Captiva Villas, 190 Estero Blvd | 2 | $335,000 and $350,000 | 656 and 667 | 172 and 265 |
| Pink Shell Vacation Villas, 100 Estero Blvd | 1 | $895,000 | 989 | 139 |
Matching the listed units to the public record adds something a price list cannot: all three Sanibel View Villas units now listed at $199,000 to $207,000 last closed in the MLS between August 2023 and April 2024, at $248,000, $260,000 and $263,000. Those owners are asking less than they paid, and none has a contract. Request your free valuation with the valuation form or read our guide to selling a Pink Shell condo.
Every one of the 60 Sanibel View Villas units is 383 heated square feet on the county roll, so its 25 closings in 60 months are a like-for-like set. No year reaches 10 closings, so each median is the median of that year’s closings.
| Year closed | Closings | Median of these closings | Range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| 2021 (from October 8) | 1 | $165,000 (one sale) | n/a | 168 | 94.9% |
| 2022 | 7 | $245,000 | $180,000 to $275,000 | 3 | 100.0% |
| 2023 | 6 | $260,250 | $248,000 to $273,500 | 50 | 98.0% |
| 2024 | 4 | $260,000 | $250,000 to $280,000 | 99.5 | 94.0% |
| 2025 | 2 | $202,500 | $175,000 and $230,000 | 298.5 | 87.5% |
| 2026 (to October 7) | 5 | $178,500 | $175,000 to $190,000 | 196 | 91.5% |
We will not call seven closings a trend, and the record does not say why prices moved. It does show that no Sanibel View Villas unit has closed above $230,000 since April 2024, and that sellers in the last 12 months accepted a median of 89.7 percent of their final list price (the median of these 6 closings, from 81.4 to 95.0 percent). An owner who prices from the 60-month median of $245,000 is pricing from 2022 to 2024. Today’s comparables are the two September 2026 closings at $178,500 and $190,000.
In the last five years the Southwest Florida MLS recorded 70 closings in the four Pink Shell Beach Resort villa buildings at a median of $316,000, from $165,000 to $890,000. The last 12 months hold 14 of them at a $325,000 median, and every one is listed below by building and street address, without unit numbers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 14 closings dated October 8, 2025 to October 7, 2026, newest first. Living area is the MLS figure.
| Closed | Street address | Building | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 09/28/26 | 140 Estero Blvd | Sanibel View Villas | $190,000 | $200,000 | 383 | $496 | 64 |
| 09/04/26 | 140 Estero Blvd | Sanibel View Villas | $178,500 | $195,000 | 383 | $466 | 153 |
| 05/29/26 | 140 Estero Blvd | Sanibel View Villas | $175,000 | $203,000 | 383 | $457 | 518 |
| 05/26/26 | 100 Estero Blvd | Pink Shell Vacation Villas | $890,000 | $929,000 | 989 | $900 | 83 |
| 04/14/26 | 200 Estero Blvd | White Sand Villas | $470,000 | $495,000 | 1,238 | $380 | 138 |
| 04/09/26 | 200 Estero Blvd | White Sand Villas | $312,500 | $320,000 | 843 | $371 | 9 |
| 02/17/26 | 140 Estero Blvd | Sanibel View Villas | $190,000 | $205,000 | 383 | $496 | 209 |
| 02/06/26 | 140 Estero Blvd | Sanibel View Villas | $175,000 | $215,000 | 383 | $457 | 196 |
| 12/10/25 | 100 Estero Blvd | Pink Shell Vacation Villas | $850,000 | $879,000 | 989 | $859 | 18 |
| 12/01/25 | 140 Estero Blvd | Sanibel View Villas | $175,000 | $199,000 | 383 | $457 | 372 |
| 11/25/25 | 100 Estero Blvd | Pink Shell Vacation Villas | $476,000 | $509,800 | 647 | $736 | 288 |
| 11/21/25 | 200 Estero Blvd | White Sand Villas | $355,000 | $369,000 | 720 | $493 | 0 |
| 11/21/25 | 200 Estero Blvd | White Sand Villas | $337,500 | $349,000 | 664 | $508 | 6 |
| 10/21/25 | 100 Estero Blvd | Pink Shell Vacation Villas | $780,000 | $849,900 | 989 | $789 | 193 |
Not one of the 14 closed at or above its final list price; the gap ran from $7,500 to $69,900, a median of $24,500. Days on market split in two: 4 closed within 30 days and 6 took more than 180. The three buildings did not overlap in price at all.
The first row starts on October 8, 2021 and the last stops on October 7, 2026, so neither is a full year.
| Period | Closings | Median sold price | Range |
|---|---|---|---|
| October 8 to December 31, 2021 | 4 | $302,500 (the median of these 4 closings) | $165,000 to $867,000 |
| 2022 | 25 | $312,000 | $180,000 to $650,000 |
| 2023 | 10 | $268,250 | $248,000 to $516,700 |
| 2024 | 10 | $302,500 | $250,000 to $533,000 |
| 2025 | 13 | $476,000 | $175,000 to $850,000 |
| January 1 to October 7, 2026 | 8 | $190,000 (the median of these 8 closings) | $175,000 to $890,000 |
The median jumps to $476,000 in 2025 and drops to $190,000 in 2026 because of which buildings sold. Seven of the 13 closings in 2025 were in White Sand Villas and four in Pink Shell Vacation Villas; five of the 8 in 2026 were 383 square foot Sanibel View Villas units.
The Lee County Property Appraiser’s qualified-sales series is a separate record built from recorded deeds, whose recording dates can differ from MLS closing dates by days. It is never averaged with the MLS.
| Window (to the October 4, 2026 roll file) | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 16 | $412,500 | $175,000 to $890,000 |
| 24 months | 23 | $470,000 | $175,000 to $890,000 |
| 36 months | 36 | $333,750 | $175,000 to $890,000 |
| 60 months | 52 | $330,000 | $165,000 to $890,000 |
Three sales in the county’s 12-month window are not in the MLS list above, all at 100 Estero Blvd: $520,000 recorded July 10, 2026, $850,000 recorded April 30, 2026 and $600,000 recorded February 27, 2026. The September 28, 2026 MLS closing is not yet in the county file. With those three the county holds 7 qualified Pink Shell Vacation Villas sales in 12 months against 4 MLS closings, which is why its 12-month median is $87,500 above the MLS median.
Gateway Villas at 500 Estero Blvd is a separate 46-unit association that carried the Pink Shell name until 2011. Six closings are on record in 60 months. With fewer than ten, we list them and publish no median.
| Closed | Street address | Heated sq ft | Sold price | Days on market |
|---|---|---|---|---|
| August 25, 2026 | 500 Estero Blvd | 631 | $520,000 | 111 |
| August 10, 2026 | 500 Estero Blvd | 1,725 | $1,700,000 | Not marketed |
| August 22, 2025 | 500 Estero Blvd | 949 | $810,000 | 91 |
| May 15, 2024 | 500 Estero Blvd | 681 | $545,000 | 82 |
| July 29, 2022 | 500 Estero Blvd | 949 | $839,000 | 1 |
| July 25, 2022 | 500 Estero Blvd | 681 | $649,900 | 3 |
The August 10, 2026 sale was entered after closing and not marketed through the MLS. We value a Gateway Villas unit from these six sales, never from the four villa buildings.
A Pink Shell Beach Resort condo is worth most in Pink Shell Vacation Villas and least in Sanibel View Villas: over 60 months the building medians run $245,000, $330,000, $350,000 and $780,000. Size matters inside a building, but the record cannot split value by floor or view.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Two buildings have fewer than 10 closings in five years, so their medians are stated as the median of those closings.
| Building | Street address | County year built | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|---|
| Sanibel View Villas | 140 Estero Blvd | 1990 | 25 | $245,000 | $165,000 to $280,000 | $640 | 81 | 96.2% |
| White Sand Villas | 200 Estero Blvd | 2004 | 27 | $330,000 | $277,000 to $540,000 | $439 | 40 | 96.2% |
| Captiva Villas | 190 Estero Blvd | 2007 | 9 | $350,000, the median of these 9 closings | $330,000 to $400,000 | $526 | 68 | 96.0% |
| Pink Shell Vacation Villas | 100 Estero Blvd | 1976 | 9 | $780,000, the median of these 9 closings | $450,000 to $890,000 | $789 | 21 | 96.7% |
The oldest building on the roll has the highest prices, and the newest two sit in the middle. Age does not order value here.
Living areas in the MLS closings cluster into a handful of plans. Where a plan has fewer than 10 closings the median is the median of those closings, and where it has four or fewer we list the prices.
| Plan group (MLS living area) | Building | Closings, 60 months | Sold prices | Median price per sq ft |
|---|---|---|---|---|
| 383 sq ft, one bedroom or studio | Sanibel View Villas | 25 | Median $245,000 | $640 |
| 629 to 720 sq ft, one bedroom | White Sand Villas | 14 | Median $311,000, from $277,000 to $355,000 | $477 |
| 656 to 666 sq ft, one bedroom | Captiva Villas | 9 | Median of these 9 closings $350,000 | $526 |
| 647 sq ft, one bedroom | Pink Shell Vacation Villas | 3 | $650,000, $450,000 and $476,000 | $736 |
| 843 to 862 sq ft, one bedroom | White Sand Villas | 4 | $310,000, $410,000, $319,500 and $312,500 | $375 |
| 989 to 1,045 sq ft, two bedroom | Pink Shell Vacation Villas | 6 | Median of these 6 closings $822,500, from $516,700 to $890,000 | $809 |
| 1,206 sq ft, two bedroom | White Sand Villas | 4 | $529,900, $533,000, $525,000 and $540,000 | $441 |
| 1,238 sq ft, two bedroom | White Sand Villas | 5 | Median of these 5 closings $450,000, from $385,000 to $485,000 | $363 |
A one-bedroom of about 650 square feet closed at a median of $311,000 in White Sand Villas and $350,000 in Captiva Villas, and the middle of the three Pink Shell Vacation Villas closings was $476,000. Same size, same street, three price levels.
In White Sand Villas the four closings of the 1,206 square foot two-bedroom ran from $525,000 to $540,000, a spread of $15,000 across 2022 to 2025. The five closings of the 1,238 square foot two-bedroom ran from $385,000 to $485,000. The larger plan sold for less every time, at $311 to $392 per square foot against $435 to $448. The MLS entries do not say why; position and outlook are the usual reasons, and that is an inference, not a record. An owner needs the closings of the same plan, not of the same bedroom count.
We cannot split the Pink Shell record by floor or view. This page does not print unit numbers, and the listing entries do not state the floor or the outlook, so any floor premium we quoted would be a guess. The same plan does sell at different prices: the 989 square foot plan in Pink Shell Vacation Villas closed at $780,000, $850,000 and $890,000 within eight months.
The county roll’s land field reads Gulf on all 229 residential parcels, so there is no bay-side or canal-side discount to measure inside Pink Shell. The roll flags a pool on 226 parcels and a boat dock on the 43 Captiva Villas unit parcels. A roll flag is not a right; each building’s recorded declaration decides which pools, beach areas and docks an owner may use.
Eleven active listings against 14 closings in 12 months is about 9.4 months of supply, uneven by building. Sanibel View Villas has 3 listings against 6 closings, White Sand Villas 5 against 4, Captiva Villas 2 and no closing in 24 months, and Pink Shell Vacation Villas 1, at $895,000, against a last closing of the same plan at $890,000. These are thin counts, not a forecast. For live listings, use our team’s site, DomainRealtyGroup.com.
Pink Shell Beach Resort condo values do not move in one direction, because the four buildings do not move together. Sanibel View Villas’ newest closings sit below its 2024 sales and Pink Shell Vacation Villas’ sit above its 2023 sales. We describe the history 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 MLS closings into five consecutive 12-month blocks ending October 7, 2026. Two hold fewer than 10 closings, so their medians carry no weight as a trend. The last column is the reason to distrust the others.
| 12-month block | Closings | Median sold price | Median price per sq ft | Median sale-to-final-list | Building mix |
|---|---|---|---|---|---|
| Oct 8, 2025 to Oct 7, 2026 | 14 | $325,000 | $495 | 94.2% | Sanibel View 6, Vacation Villas 4, White Sand 4 |
| Oct 8, 2024 to Oct 7, 2025 | 7 | $485,000, the median of these 7 closings | $435 | 96.6% | White Sand 5, Vacation Villas 1, Sanibel View 1 |
| Oct 8, 2023 to Oct 7, 2024 | 11 | $325,000 | $601 | 94.3% | White Sand 5, Sanibel View 4, Captiva 1, Vacation Villas 1 |
| Oct 8, 2022 to Oct 7, 2023 | 9 | $263,000, the median of these 9 closings | $666 | 97.9% | Sanibel View 6, Captiva 2, Vacation Villas 1 |
| Oct 8, 2021 to Oct 7, 2022 | 29 | $310,000 | $493 | 97.1% | White Sand 13, Sanibel View 8, Captiva 6, Vacation Villas 2 |
The block with the highest median, $485,000, had five of seven closings in White Sand Villas, four of them two-bedrooms. The block with the highest price per square foot, $666, had six of nine closings in 383 square foot units. What the blocks show without a mix problem is pace: 29 closings in the oldest block and 7 to 14 since, with median days on market of 39, 44, 33, 56 and 145.5 from oldest to newest.
Held to one building and one plan, the record reads differently in each. No group reaches 10 closings, so we list the sales and make no trend claim.
| Building and plan | Earlier closings | Newest closings |
|---|---|---|
| Sanibel View Villas, 383 sq ft | 4 closings January to April 2024: $250,000 to $280,000 | 6 closings December 2025 to September 2026: $175,000 to $190,000 |
| Pink Shell Vacation Villas, 989 sq ft | 1 closing August 2023: $516,700 | 3 closings October 2025 to May 2026: $780,000, $850,000 and $890,000 |
| White Sand Villas, 1,206 sq ft | April 2022: $529,900; July 2024: $533,000 | April and June 2025: $525,000 and $540,000 |
| White Sand Villas, 1,238 sq ft | January and February 2022: $385,000 and $439,500 | March 2025 to April 2026: $450,000, $485,000 and $470,000 |
| Captiva Villas, 656 to 666 sq ft | 6 closings in 2022: $335,000 to $380,000 | 2 closings in 2023 at $380,000 and $330,000; January 2024: $400,000; none since |
The White Sand Villas plans closed near or above their 2022 prices, the two-bedroom plan in Pink Shell Vacation Villas closed higher on each of its last three sales, and the Sanibel View Villas unit closed lower. The answer depends on which row is yours.
The county series is separate and never averaged with the MLS. It holds only 4 qualified Pink Shell sales dated 2022, all in Captiva Villas, a year in which the MLS recorded 25 closings.
| Calendar year | County qualified sales | Median price | Range |
|---|---|---|---|
| 2018 | 17 | $295,000 | $130,000 to $825,000 |
| 2019 | 8 | $251,650, the median of these 8 sales | $155,000 to $625,000 |
| 2020 | 12 | $360,000 | $168,000 to $675,000 |
| 2021 | 16 | $287,500 | $165,000 to $867,000 |
| 2022 | 4 | $358,250, the median of these 4 sales | $335,000 to $380,000 |
| 2023 | 11 | $263,000 | $201,988 to $516,700 |
| 2024 | 10 | $302,500 | $250,000 to $533,000 |
| 2025 | 13 | $476,000 | $175,000 to $850,000 |
| 2026 (to October 4) | 10 | $391,250 | $175,000 to $890,000 |
The same building-mix problem that bends the MLS blocks bends this table.
The cleanest test of direction is the same condo sold twice. The county file holds 101 Pink Shell condos with at least one qualified sale since June 2017, and 17 of them sold more than once, giving 19 pairs of consecutive sales. Of the 19 pairs, 17 sold higher, 1 sold lower and 1 sold at the same price, a median change of +23.4 percent over a median of 4.0 years, from -7.6 percent to +89.8 percent.
The largest rise was a Sanibel View Villas unit that sold for $137,000 in August 2017 and $260,000 in January 2024. The one decline was a Pink Shell Vacation Villas unit that sold for $825,000 in July 2018 and $762,450 in February 2021. Nine of the 19 are Sanibel View Villas units, and seven of those nine ended in 2023 or 2024, before the building’s newest closings. The only one ending after 2024 sold for $174,000 in November 2020 and $175,000 in December 2025. Two Sanibel View Villas sales were recorded on November 30, 2023 at the same price, $201,988; the county codes both as qualified, and we did not learn whether they were one transaction. A repeat sale is not an index.
To see where your condo sits against the latest sales, talk to us about a valuation or read our Fort Myers Beach guide.
One Captiva Villas condo at 190 Estero Blvd in Pink Shell Beach Resort has three qualified sales in the Lee County file: $300,000 in March 2021, $380,000 in May 2022 and $400,000 in January 2024, a rise of 33.3 percent in under three years. It is an example from the public record of how one unit’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)
The unit is a one-bedroom of 666 heated square feet in a building the county dates to 2007. This page prints the building’s street number only.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| 2021-03-12 | $300,000 | First sale in the chain | n/a |
| 2022-05-13 | $380,000 | +26.7% | 1.2 |
| 2024-01-19 | $400,000 | +5.3% | 1.7 |
The MLS carries the second and third sales with closing dates three days after the county’s dates. The 2022 sale closed at $380,000 against a final list price of $399,900 after 81 days on market, and the 2024 sale at $400,000 against $425,000 after 33 days. The first sale predates our 60-month MLS window.
The first step, 26.7 percent in 14 months, came before Hurricane Ian, and the second, 5.3 percent in 20 months, straddled the storm. The $400,000 sale is the last Captiva Villas closing on record and the top of the building’s 60-month range. The county’s just value for this condo is $252,035, about 63 percent of that last price.
A chain does not say whether the unit was renovated or sold furnished, or what the next buyer will pay. Two Captiva Villas units are listed today at $335,000 and $350,000, after 265 and 172 days, and one of them last closed in June 2023 at $380,000. We use chains to check our comparable choices, not to set a price. To have your unit read the same way, ask for a Pink Shell valuation and tell us your building.
A Pink Shell Beach Resort condo’s value moves with its building, its plan, its condition and furnishings, the yearly cost of owning it, what its documents say about rentals and amenities, and the calendar. The record measures the first two, a spread of $245,000 to $780,000 in building medians; the rest are adjustments we make by inspection.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Many Pink Shell units sell furnished, and furnishings convey by a separate bill of sale, not by the deed. The MLS does not say which closings were renovated or furnished, so we quote no percentage and price condition by walking the unit.
The resort books villas nightly through its own site, and no public document states whether an owner can place a unit in a rental program. A buyer who plans to rent will ask for the declaration’s leasing section, any rental agreement the unit is in, and whether bookings transfer. A unit whose papers answer those questions reaches more buyers.
The resort’s website advertises three pools, a private beach and a marina to its guests. Whether your unit carries a right to use any of them depends on the recorded declaration and any agreement with the resort, and we want to see that right in writing before we price it in.
Listing agents entered annual recurring fees equal to a median of 3.9 percent of the sold price across the 70 closings, and 6.7 to 8.3 percent on the six newest Sanibel View Villas closings. Those entries are not verified, but the smaller the price, the more a fixed fee weighs.
Of the 70 closings in 60 months, 25 closed in March, April or May, and April alone had 12; September through November had 13. That is a count of when sales closed, not a promise about next year.
Fees, reserves and insurance change what a Pink Shell Beach Resort buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 70 Southwest Florida MLS closings ranged from $6,732 to $22,548 (not verified; the association’s current budget and an estoppel certificate govern), and no association publishes a budget.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the totals listing agents typed on the closings of the last 60 months, not a current schedule for any building.
| Building | MLS closings with a fee entry | Annual recurring fees entered, range | Median entered | Median entry as a share of the sold price |
|---|---|---|---|---|
| Sanibel View Villas | 25 | $9,360 to $15,516 | $12,744 | 5.9% |
| White Sand Villas | 27 | $6,732 to $22,548 | $10,572 | 3.4% |
| Captiva Villas | 9 | $12,684 to $21,828 | $13,668 | 3.8% |
| Pink Shell Vacation Villas | 9 | $9,300 to $19,800 | $16,800 | 2.1% |
| All four buildings | 70 | $6,732 to $22,548 | $12,876 | 3.9% |
The building with the lowest prices carries the heaviest entries relative to price. On the newest Sanibel View Villas closings, units that sold for $175,000 to $190,000 were entered with $12,744 to $14,484 a year, while the $890,000 Pink Shell Vacation Villas closing was entered with $19,800. Six closings also carried a separate master association entry of $561 to $1,140 a month; we could not match it to a state-registered master association.
A condominium building of 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 it reaches 30 years. We computed the years from the county’s year built and story count and state no building’s inspection or study status.
| Building | County year built | Stories on the roll | Thirty years after (computed) |
|---|---|---|---|
| Pink Shell Vacation Villas | 1976 | 6 | 2006, before the December 31, 2024 first-inspection cutoff |
| Gateway Villas | 1979 | 8 | 2009, before the cutoff |
| Sanibel View Villas | 1990 to 1992 | 5 | 2020 to 2022, before the cutoff |
| White Sand Villas | 2004 | Up to 9 on the unit parcels | 2034 |
| Captiva Villas | 2007 | 8 | 2037 |
Ask the association for the milestone summary or a statement that none is yet due, and for the reserve study. Where a summary or study applies, the buyer’s cancellation window under section 718.503 is 15 days after receipt instead of 7.
We found no published special assessment for any Pink Shell building, and no association statement about repairs after Hurricane Ian. That describes what we could find, not what exists. A buyer deducts a levied assessment from the price, so tell us about one first.
The FEMA flood map indicates Zone VE with a base flood elevation of 13 feet NAVD88 at the four addresses we tested at 140 Estero Blvd and at the resort’s center point, on Lee County FIRM panel 12071C0554G, effective November 17, 2022, in evacuation zone A. That is a map indication, not a flood determination for any unit, and Gateway Villas was not among the points. Send a buyer to the FIRM panel and the building’s elevation certificate.
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, a 25 percent discount effective April 1, 2026, and FEMA’s Risk Rating 2.0 prices a policy by the building’s own characteristics.
Every Pink Shell parcel sits in the Town of Fort Myers Beach taxing district. The Lee County Property Appraiser’s 2026 taxing district millage book, printed October 9, 2026, applies 13.3108 mills there, against 13.4329 in 2025. On a recorded MLS price of $325,000 that is $4,326.01 a year before exemptions and non-ad valorem charges; on $190,000 it is $2,529.05, and on $850,000 it is $11,314.18. At the 2025 rate the same three prices carried $4,365.69, $2,552.25 and $11,417.97.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price, and at Pink Shell Beach Resort the gap is unusually wide. The median just value of the 229 residential parcels is $240,000, and on the 16 qualified sales of the last 12 months it ran from 37 to 97 percent of the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each qualified sale of the last 12 months is matched to the roll’s just value for the same condo. No building has 10 matched sales, so each share is the median of those sales.
| Building | Residential unit parcels | Median just value | Range of just values | Qualified sales in 12 months matched | Just value as a share of the sale price |
|---|---|---|---|---|---|
| Sanibel View Villas | 60 | $148,000 | $148,000 to $210,021 | 5 | 85% (the median of these 5 sales; 78% to 89%) |
| White Sand Villas | 92 | $303,000 | $210,021 to $440,000 | 4 | 79% (the median of these 4 sales; 61% to 97%) |
| Captiva Villas | 43 | $240,000 | $240,000 to $271,000 | 0 | n/a |
| Pink Shell Vacation Villas | 30 | $332,800 | $227,200 to $336,100 | 7 | 43% (the median of these 7 sales; 37% to 55%) |
Across all 16 sales the median share was 69 percent.
A Pink Shell Vacation Villas condo with a just value of $332,800 sold for $890,000 in May 2026, and a White Sand Villas condo with a just value of $303,000 sold for $312,500 a month earlier. A ratio that runs from 37 to 97 percent cannot turn a county figure into a price. The roll is set for a January 1 valuation date by mass appraisal, and we use it to confirm the parcel, the building and the heated area, never to set a price.
Pink Shell Beach Resort and Bay Beach sit at opposite ends of Estero Island and produce very different records. Over the last 12 months the MLS recorded 14 Pink Shell closings at a $325,000 median against 61 Bay Beach closings at $425,000, while Pink Shell’s median price per square foot was $495 against $359.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns are 12-month figures unless the row says otherwise.
| Question | Pink Shell Beach Resort | Bay Beach |
|---|---|---|
| Where on Estero Island | North end, beside Bowditch Point | South end, toward Lovers Key |
| Residential parcels (county) | 229 in four villa buildings | 1,755 across many buildings |
| Water field on the roll | Gulf on all 229 parcels | Bay 644, canal 579, lake 224 |
| Median heated area (county) | 666 sq ft | 1,214 sq ft |
| MLS closings | 14 | 61 |
| MLS median sold price | $325,000 | $425,000 |
| MLS range | $175,000 to $890,000 | $260,000 to $2,200,000 |
| MLS median price per sq ft | $495 | $359 |
| Median days on market | 145.5 | 99 |
| MLS closings, 60 months | 70, median $316,000 | 334, median $610,000 |
| County qualified sales | 16, median $412,500 | 53, median $410,000 |
| Active and pending on October 7, 2026 | 11, median list price $335,000 | 53, median list price $645,000 |
| Listing-entered annual recurring fees, 60 months (not verified) | $6,732 to $22,548 on 70 closings | $3,604 to $28,640 on 332 closings |
A buyer with $325,000 to $425,000 can buy at either end of the island. Pink Shell offers the Gulf side and a resort setting in about half the space, at a higher price per square foot. Bay Beach offers more room, more buildings and four times the closings. For the town-wide record read our Fort Myers Beach home valuation page.
Choose Pink Shell Beach Resort if you want a small Gulf-side condominium at the north end of the island beside an operating resort, and you will read one building’s documents closely. Choose Bay Beach if you want more living area for the money and a deeper record to price from. For a Pink Shell seller, that second buyer is the one your price has to win back.
Pink Shell Beach Resort’s 12-month MLS median of $325,000 sits below the $425,000 median for condominiums across ZIP 33931 and the $550,000 median for Estero Island, while its $495 per square foot sits above the $455 for the ZIP code. Small units explain both. 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 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 and county columns are separate series.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Pink Shell | community | 229 | 1976 to 2007 | 14 | 70 | 12 mo: n 14, median $325,000, range $175,000 to $890,000 | 495.0 | 11 | 12 mo: n 16, median $412,500 |
| 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 |
| San Carlos Island | community | 1218 | 1940 to 2024 | 11 | 86 | 12 mo: n 11, median $400,000, range $150,000 to $2,380,000 | 351.0 | 14 | 12 mo: n 46, median $374,000 |
| 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 |
| Lovers Key Beach Club | condo | 207 | 1984 to 2000 | 10 | 47 | 12 mo: n 10, median $362,500, range $296,000 to $525,000 | 652.0 | 16 | 12 mo: n 10, median $362,500 |
| Gullwing Beach Resort | condo | 67 | 2000 to 2000 | 4 | 29 | 36 mo: n 11, median $860,000, range $675,000 to $2,000,000 | 547.0 | 2 | 36 mo: n 12, median $830,000 |
| Estero Cove | condo | 180 | 1985 to 1989 | 9 | 29 | 24 mo: n 14, median $341,500, range $270,000 to $400,000 | 423.0 | 7 | 24 mo: n 15, median $325,000 |
| Bay Village | condo | 110 | 1981 to 1983 | 10 | 16 | 12 mo: n 10, median $218,750, range $168,000 to $255,000 | 248.0 | 1 | 12 mo: n 10, median $216,250 |
The nearest records by unit size and price per square foot are the Gulf-front Estero Beach and Tennis Club and Lovers Key Beach Club. Gullwing Beach Resort is the nearest in price to Pink Shell Vacation Villas, on a 36-month window. Estero Cove and Bay Village bracket the entry prices a Sanibel View Villas buyer also sees, and San Carlos Island is the off-island comparison.
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 (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, about 11.5 months of supply against about 9.4 at Pink Shell. For the town-wide picture read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Pink Shell Beach Resort condo at the $325,000 12-month median would net about $302,588 before any mortgage payoff if the seller offers buyer-agent compensation, and about $310,713 if not. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if 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 on the first $100,000 plus $5.00 per $1,000 above it.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $325,000.00 | The 12-month MLS median |
| Listing commission, 2.75% | -$8,937.50 | 2.75% of $325,000 |
| Buyer-agent compensation, 2.5%, if offered | -$8,125.00 | 2.5% of $325,000 |
| Deed documentary stamp tax | -$2,275.00 | 3,250 units of $100 at $0.70 |
| Owner’s title policy | -$1,700.00 | $575 plus $5.00 per $1,000 on $225,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$22,412.50 | 6.90% of price |
| Estimated net before payoff, with buyer-agent compensation | $302,587.50 | $325,000 minus $22,412.50 |
| Estimated total costs, without buyer-agent compensation | -$14,287.50 | 4.40% of price |
| Estimated net before payoff, without buyer-agent compensation | $310,712.50 | $325,000 minus $14,287.50 |
Here are the two ends, at recorded MLS prices. At $190,000, the September 28, 2026 Sanibel View Villas closing, the worksheet gives costs of $13,705.00 with buyer-agent compensation (7.21 percent) and a net of $176,295.00, or costs of $8,955.00 (4.71 percent) and a net of $181,045.00 without it. At $850,000, the December 10, 2025 Pink Shell Vacation Villas closing, it gives costs of $56,275.00 (6.62 percent) and a net of $793,725.00, or $35,025.00 (4.12 percent) and $814,975.00. The flat items weigh more on the smaller sale.
Your own net depends on your payoff, prorations and any repairs. 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 Pink Shell valuation; see also the Fort Myers Beach seller page.
A free in-person comparative market analysis is a walk-through of your Pink Shell Beach Resort condo and a written value range built from the closings of its own building and plan, the listings it competes with and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the unit, read your latest association statement and compare the closings for your plan. 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 Pink Shell condo, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this page says a fact about Pink Shell Beach Resort is not available, each with the document or route that would settle it.
These are the questions Pink Shell Beach Resort owners ask us most about 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 recent closings in your own building and plan brought, adjusted for condition, furnishings, fees and flood-insurance cost. The four villa buildings closed 14 condos in 12 months from $175,000 to $890,000.
The MLS median was $325,000 on 14 closings in the 12 months to October 7, 2026, and $316,000 on 70 closings in 60 months. No building sells at that figure.
The 12-month median was $495 per square foot of MLS living area on 14 closings, from $371 to $900. Over 60 months the building medians ran from $439 at White Sand Villas to $789 at Pink Shell Vacation Villas.
The MLS recorded 14 closings in 12 months: 6 in Sanibel View Villas, 4 in White Sand Villas and 4 in Pink Shell Vacation Villas. The county recorded 16 qualified sales, a separate series.
Pink Shell Vacation Villas at 100 Estero Blvd. Its 9 closings in 60 months ranged from $450,000 to $890,000, and the median of these 9 closings was $780,000.
The six closings of the last 12 months ran from $175,000 to $190,000, and three units are listed at $199,000 to $207,000. The 60-month median of $245,000 reflects older sales.
It depends on the plan. Over 60 months the one-bedrooms of 629 to 720 square feet closed from $277,000 to $355,000 and the two-bedrooms from $385,000 to $540,000.
The record is thin. Nine closings in 60 months ran from $330,000 to $400,000, the last in January 2024, and two units are listed at $335,000 and $350,000.
The 989 square foot two-bedroom closed at $780,000, $850,000 and $890,000 between October 2025 and May 2026.
No. Gateway Villas at 500 Estero Blvd is a separate association with six closings in 60 months, from $520,000 to $1,700,000. We value it from its own sales.
They are different records. The county counts qualified recorded deeds, including three 2026 sales at 100 Estero Blvd that never appeared in the MLS, so its 12-month median is $412,500 on 16 sales.
The median was 145.5 days on market on the 14 closings of the last 12 months, from 0 to 518 days, and 52 days over 60 months.
The median closing was 94.2 percent of the final list price in 12 months and 96.2 percent over 60 months. None of the 14 newest closings reached its final list price.
On October 7, 2026 the MLS showed 11 active listings and no pending sales, from $199,000 to $895,000 at a median list price of $335,000. Ten had been listed more than 100 days.
It depends on the building. Sanibel View Villas’ newest closings are below its 2024 sales, and the two-bedroom plan in Pink Shell Vacation Villas closed higher on each of its last three sales. These are small counts, not trends.
The MLS shows 29 closings at a $310,000 median between October 8, 2021 and the storm and 41 at $325,000 since, with none between September 23, 2022 and March 20, 2023. We draw no conclusion about cause.
A model sees one name covering five condominiums, a hotel and a timeshare, and blends a 383 square foot unit with a 1,238 square foot one.
No. On the 16 qualified sales of the last 12 months the just value ran from 37 to 97 percent of the price, a median of 69 percent.
They can. Listing-entered annual fees equaled a median of 5.9 percent of the sold price at Sanibel View Villas and 2.1 percent at Pink Shell Vacation Villas. Those entries are not verified.
No association publishes a budget. Listing-entered annual recurring fees on 70 Southwest Florida MLS closings ranged from $6,732 to $22,548 (not verified; the association’s current budget and an estoppel certificate govern).
The record cannot isolate it. A unit whose papers answer the rental and amenity questions reaches more buyers than one whose papers do not.
It does in most Gulf-side buildings, but the MLS entries do not state floor or outlook, so we quote no percentage and adjust by walking your unit.
Many Pink Shell units sell furnished. Furnishings convey by a bill of sale, and the MLS does not say which closings included them, so we adjust for them separately.
Not known from the public record. Each building’s recorded declaration and rules govern, and the Town of Fort Myers Beach requires a dwelling used as a vacation rental to register with the Town and to show its registration number in every advertisement.
They can, through repairs or reserve funding a buyer prices in. By county year built, three of the five buildings passed 30 years before the December 31, 2024 cutoff. These are computed years, not a status.
The FEMA flood map indicates Zone VE at 13 feet at the addresses we tested, so flood insurance is part of the carry every buyer weighs.
At the Town’s 2026 applied millage of 13.3108 (Lee County Property Appraiser book printed October 9, 2026), a $325,000 price carries $4,326.01 a year before exemptions and non-ad valorem charges, against $4,365.69 at the 2025 rate of 13.4329.
At $325,000, about $302,588 before payoff with buyer-agent compensation and $310,713 without, on the assumptions in our worksheet. At $190,000 the figures are $176,295 and $181,045. 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 condominium documents, and the buyer can cancel within 7 days of receipt, not counting weekends and legal holidays, or 15 days where a milestone summary or reserve study applies. Section 689.302 requires a flood disclosure.
It is the association’s statement of what you owe and what a buyer will face. Florida law caps the fee, we print no dollar figure, and the contract sets who pays.
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.
This page values deeded condominium units in the five associations. Pink Shell Beach Club I is registered with the state as a timeshare of 780 weeks and is not in any figure here.
Bay Beach had 61 closings at a $425,000 median in 12 months against 14 at $325,000 here, with a median heated area of 1,214 square feet against 666.
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 Pink Shell condo 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 and sellers across Southwest Florida, not from Pink Shell sales.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “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
★★★★★ “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 that Pink Shell Beach Resort is five condominiums and not one, which sales the county counts and the MLS never saw, what a VE flood zone means for a buyer’s insurance, and what a condominium seller must hand over. A valuation built that way holds up when the appraiser arrives.
A general agent may price a Sanibel View Villas unit from the resort-wide median, quote the county’s just value as if it were a price, or use a Gateway Villas sale as a comparable. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those errors do not reach the contract.
Our Fort Myers Beach guide covers the island, including the Bowditch Point Park restoration that closed the park’s parking from September 8, 2026, near Pink Shell. 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 Pink Shell Beach Resort condo, or asking “what can I sell my Pink Shell condo for,” McGreevy and Comisar price from the closings of your own building and plan. We tracked every one of the 70 Pink Shell Beach Resort 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. Few Pink Shell condos come up for sale in any one building, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Pink Shell condos.
Pink Shell recorded sales, last 12 months: 14 Southwest Florida MLS closings in the four villa buildings at a $325,000 median, from $175,000 to $890,000, through October 7, 2026.
Enter your details in the valuation form for your free Pink Shell 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 the town background in our Fort Myers Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Pink Shell 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 Pink Shell condo.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. We checked the links on October 7, 2026.
These official documents bear most directly on what a Pink Shell Beach Resort condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2026 taxing district millage book, printed October 9, 2026 | Lee County Property Appraiser | The 13.3108 Town rate behind 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 we searched for Pink Shell buildings | View the list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach | View the report |
Pink Shell’s 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 Pink Shell Beach Resort condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.