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 Privateer condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 48 condominium residences in The Privateer, seven lettered low-rise buildings at 6500 Estero Blvd on the Gulf side of Estero Island in Fort Myers Beach, Florida. The Lee County Property Appraiser places all 49 Privateer parcels in the Town of Fort Myers Beach taxing district, so the Town, not unincorporated Lee County, is the local government here. The guide is built from Southwest Florida MLS closings and the county’s recorded sales, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Privateer condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. The Southwest Florida MLS recorded 14 Privateer closings in the 60 months to October 7, 2026, from $300,000 to $860,000, at a median of $487,500. Only 4 closed in the last 12 months, at $330,000, $340,000, $495,000 and $499,950, so we list them instead of leaning on an average. Every one of the 14 was the same two-bedroom, two-bath plan of 1,055 square feet, so the $560,000 gap between the lowest and highest sale comes from building, floor, condition and date, not size. The Lee County record is a separate series: 8 qualified sales in 60 months at a median of $475,000. This is The Privateer at 6500 Estero Blvd, ZIP 33931, not any of the similarly named Privateer condominiums in other Florida cities. 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 Privateer condo in Fort Myers Beach is worth what the nearest like residence in its own building brought, adjusted for floor, condition, fees and insurance cost. The Southwest Florida MLS shows 14 closings in 60 months at a $487,500 median, and the four closings of the last 12 months ran from $330,000 to $499,950.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Privateer closing in four windows counted back from October 7, 2026. Only the 60-month window holds 10 or more closings, so it alone carries a median. Each shorter median is only the median of those closings.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 4 | $417,500, the median of these 4 closings | $330,000 to $499,950 | $396 | 113.5 | 90.7% |
| 24 months | 5 | $340,000, the median of these 5 closings | $325,000 to $499,950 | $322 | 66 | 91.0% |
| 36 months | 7 | $340,000, the median of these 7 closings | $300,000 to $499,950 | $322 | 66 | 91.8% |
| 60 months | 14 | $487,500 | $300,000 to $860,000 | $462 | 61 | 96.0% |
The 60-month median blends two different groups of sales. Seven closings before Hurricane Ian, from October 2021 to September 2022, ran from $475,000 to $860,000, and the median of these 7 closings was $610,000. Seven closings after it, from October 2023 to September 2026, ran from $300,000 to $499,950, and the median of these 7 closings was $340,000. No Privateer residence has closed above $499,950 since the storm.
On October 7, 2026 the MLS showed 2 active Privateer listings, at $475,000 and $889,000, and 1 pending sale listed at $575,000. The two active listings had been on the market 120 and 128 days. That is a $414,000 gap between two asking prices on the same plan. Against 4 closings in 12 months, 2 active listings are 6 months of supply, and 8.6 months at the 60-month pace. A re-check of the MLS on October 29, 2026 found two active and one pending: the building C residence cut from $475,000 to $469,000 after 142 days on the market, a building F residence listed at $535,000 (1,055 square feet, about $507 per square foot) after 21 days, and the building D residence still pending at a list price of $575,000. The $889,000 building E listing was no longer active or pending, and no closing had been recorded since September 30, 2026. With the October 17, 2025 closing now outside the window, 3 closings in the 12 months to October 29 put two active listings at about 8.0 months of supply, or 12.0 counting the pending residence. We tracked every one of the 14 Privateer closings in the Southwest Florida MLS before writing a sentence about them.
These are the eight facts about Privateer condo values that matter most in October 2026.
This guide runs from the short answer and our method through the Privateer sales record, fees, Smugglers Cove, a net sheet and owners’ questions.
The Value and the Method: What Is My Privateer Condo in Fort Myers Beach Worth in 2026? · Why Value Your Privateer Condo With McGreevy and Comisar? · Get Your Free Privateer Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Privateer Condo Values in Fort Myers Beach? · How Do We Value a Privateer Condo in Fort Myers Beach?
The Record: What Did Privateer Homes Sell For in the Last Five Years? · What Is a Privateer Condo Worth by Building, Floor, Size and Position? · Are Privateer Condo Values in Fort Myers Beach Rising or Falling? · One Privateer Condo’s Public Record · What Moves a Privateer Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Privateer Condo Value? · Is the Property Appraiser’s Just Value What a Privateer Condo Will Sell For?
Comparisons: The Privateer vs Smugglers Cove: How Do the Records Compare? · How Do Privateer Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Privateer Condo? · Want a Free In-Person Privateer Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, The Privateer Home Value Edition · What Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Privateer Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value a Privateer condo from the closings of The Privateer itself, by building and floor, not from a Fort Myers Beach or ZIP-code 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:
Call Jesse direct at (239) 898-6072 and we will read your building’s closings with you, or see how selling your Privateer condo works once you have the number. Thinking of buying the next place first? Call Marc at (239) 287-5873 or see how we help buyers on the Gulf coast. A condominium of 48 residences produces about 2.8 MLS closings a year, too few for any model to price from statistics, so we read each closing as its own case.
To get a free Privateer 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 building and the residences nearest yours, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and set aside, and our adjustments for floor, condition, fees and insurance cost. We need your building letter, your floor, any renovation and its year, your latest association statement, and any elevation certificate, inspection summary, reserve study or notice of assessment you hold.
An online estimate misses Privateer condo values in Fort Myers Beach because a model sees 48 identical records, two bedrooms, two baths and 1,055 square feet, and cannot see what separated a $330,000 sale from a $495,000 sale one day apart. Treat any automated estimate of a Privateer residence as a starting question, not an answer.
On September 29, 2026 a Privateer residence closed at $330,000 after 407 days on the market. On September 30, 2026 another closed at $495,000 after 56 days. Both are two-bedroom, two-bath plans of 1,055 square feet at 6500 Estero Blvd, and both are on the second floor by their unit numbering. The difference is $165,000, or $313 against $469 per square foot. No input a model holds explains it.
The county’s just value for the 12 parcels in buildings D and E runs from $509,411 to $565,561, while the 36 parcels in buildings A, C, F, G and H run from $302,282 to $334,949. The two highest MLS closings, $860,000 and $795,000, were in buildings E and D. An estimate that averages the seven buildings will be too high for five of them and too low for two.
We value a Privateer condo in four steps: choose the closings of its own building and the nearest like residences, adjust for floor, condition, fees and insurance cost, weigh the date of each sale against Hurricane Ian and the months since, and test the number against what is for sale this week.
We start with the first window that holds 10 closings, which for The Privateer is 60 months and 14 closings, and name the window and count beside every figure. Then we sort by building, because the record says building is the first thing that separates prices here.
Buyers pay for a building, a floor, condition and an association package that is in order, and they discount for a higher yearly carry and for unanswered questions about an older coastal building. We adjust from the closings where the record allows and by inspection where it does not.
Hurricane Ian made landfall on September 28, 2022. We weight the seven closings since October 2023 far above the seven before the storm, and the four of the last 12 months most. A 2022 price tells you what a building and floor were worth relative to the others, not what a buyer will pay now.
On October 7, 2026 a buyer could choose between a listing at $475,000 in building C and one at $889,000 in building E, with a third under contract at $575,000 in building D. By October 29 the choice was $469,000 in building C or $535,000 in building F, with the building D sale still pending and the building E listing no longer active. Asking prices are not sold prices, but they are what your buyer compares. Request your free valuation with the valuation form or read our guide to selling a Privateer condo.
Building F, one of the three two-story buildings with eight residences, produced 5 of the 14 closings, which makes it the best like-for-like set the record holds. The median of these 5 closings was $495,000.
| Closed | Street address | Floor, by unit numbering | Sold price | Final list price | Days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|
| February 17, 2022 | 6500 Estero Blvd | Second | $495,000 | $510,000 | 45 | 97.1% |
| August 5, 2024 | 6500 Estero Blvd | Ground | $300,000 | $300,000 | 210 | 100.0% |
| October 17, 2025 | 6500 Estero Blvd | Ground | $340,000 | $389,400 | 161 | 87.3% |
| December 17, 2025 | 6500 Estero Blvd | Second | $499,950 | $549,444 | 66 | 91.0% |
| September 30, 2026 | 6500 Estero Blvd | Second | $495,000 | $539,000 | 56 | 91.8% |
Three second-floor residences in building F closed at $495,000, $499,950 and $495,000, in February 2022, December 2025 and September 2026. Two ground-floor residences closed at $300,000 and $340,000 in 2024 and 2025. That is a $155,000 to $199,950 difference between floors inside one building, on five sales of unknown condition, so we read it as a pattern to test against your residence and not as a floor premium to quote.
In the last five years the Southwest Florida MLS recorded 14 Privateer closings at 6500 Estero Blvd, Fort Myers Beach, from $300,000 to $860,000, at a median of $487,500 and $462 per square foot. No shorter window reaches 10 closings, so the full 60-month list is below, oldest first, with the building each came from.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Street address only. The building letter comes from the address on the MLS record, and this page prints no unit numbers. Every closing is a two-bedroom, two-bath residence of 1,055 square feet of MLS living area.
| Closed | Street address | Building | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| October 19, 2021 | 6500 Estero Blvd | A | $480,000 | $499,900 | 1,055 | $455 | 127 |
| December 9, 2021 | 6500 Estero Blvd | C | $475,000 | $490,000 | 1,055 | $450 | 119 |
| February 17, 2022 | 6500 Estero Blvd | F | $495,000 | $510,000 | 1,055 | $469 | 45 |
| April 15, 2022 | 6500 Estero Blvd | E | $860,000 | $825,000 | 1,055 | $815 | 3 |
| April 29, 2022 | 6500 Estero Blvd | A | $610,000 | $630,000 | 1,055 | $578 | 21 |
| May 31, 2022 | 6500 Estero Blvd | A | $625,000 | $625,000 | 1,055 | $592 | 3 |
| September 1, 2022 | 6500 Estero Blvd | D | $795,000 | $865,000 | 1,055 | $754 | 77 |
| October 31, 2023 | 6500 Estero Blvd | C | $475,000 | $495,000 | 1,055 | $450 | 39 |
| August 5, 2024 | 6500 Estero Blvd | F | $300,000 | $300,000 | 1,055 | $284 | 210 |
| April 23, 2025 | 6500 Estero Blvd | H | $325,000 | $349,000 | 1,055 | $308 | 17 |
| October 17, 2025 | 6500 Estero Blvd | F | $340,000 | $389,400 | 1,055 | $322 | 161 |
| December 17, 2025 | 6500 Estero Blvd | F | $499,950 | $549,444 | 1,055 | $474 | 66 |
| September 29, 2026 | 6500 Estero Blvd | G | $330,000 | $365,000 | 1,055 | $313 | 407 |
| September 30, 2026 | 6500 Estero Blvd | F | $495,000 | $539,000 | 1,055 | $469 | 56 |
The 14 closings total $7,104,950. Eleven sold below the final list price, 2 sold at it and 1 above it, and the median gap between final list price and sold price was $20,000. Four closed in 21 days or fewer and five took more than 100 days. The pull contains no Sold Data Entry record, so all 14 carry a real listing history. We tracked every one of these 14 closings individually, by building and by floor, before drawing anything from them.
Across the 60 months the median closing was 96.0 percent of the final list price. The seven closings before Hurricane Ian had a median of 96.9 percent, and the seven since had a median of 91.8 percent, each the median of seven closings. Every one of the four closings of the last 12 months came in between 87.3 and 91.8 percent of its final list price. That describes four sales and is not a rule, but it is why we set a list price from the nearest closing.
The Lee County Property Appraiser recorded 8 qualified Privateer sales in the 60 months to its October 4, 2026 roll file, at a median of $475,000, from $325,000 to $600,000. It is a separate series, never averaged with the MLS figures, and every county window holds fewer than 10 sales.
| Window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 4 | $422,475, the median of these 4 sales | $340,000 to $600,000 |
| 24 months | 5 | $345,000, the median of these 5 sales | $325,000 to $600,000 |
| 36 months | 6 | $410,000, the median of these 6 sales | $325,000 to $600,000 |
| 60 months | 8 | $475,000, the median of these 8 sales | $325,000 to $600,000 |
Six of the eight county sales match an MLS closing by price and a date within eight days. Two do not: a $600,000 sale in building E dated May 26, 2026 and a $345,000 sale in building C dated August 6, 2026 appear in the county file with no MLS closing behind them, which usually means a sale arranged without an MLS listing. They are real prices, and we read them beside the MLS list, never inside it. Eight MLS closings, in turn, have no qualified county sale: the county recorded the five 2022 closings and the August 2024 closing as transfers it did not qualify for its sales studies, and the two September 2026 closings postdate the roll file.
A Privateer condo’s worth turns on building first: the two MLS closings in buildings D and E were $795,000 and $860,000, while the 12 closings in the other five buildings ran from $300,000 to $625,000 at a median of $477,500. Floor shows a pattern inside building F. Size cannot be split, because every closing was 1,055 square feet.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table sets the MLS closings beside the county roll for each lettered building. There is no building B on the roll. With one to five closings per building, every figure in the closings column is a list or the median of the closings named, never a building price.
| Building | Residences on the roll | County stories | County year built | Median county just value | MLS closings, 60 months | What they sold for |
|---|---|---|---|---|---|---|
| A | 6 | 3 | 1967 | $310,368 | 3 | $480,000, $610,000 and $625,000, all in 2021 and 2022 |
| C | 8 | 2 | 1968 | $303,826 | 2 | $475,000 in 2021 and $475,000 in 2023, the same residence |
| D | 6 | 3 | 1967 | $523,022 | 1 | $795,000 in 2022 |
| E | 6 | 3 | 1968 | $511,442 | 1 | $860,000 in 2022 |
| F | 8 | 2 | 1968 | $304,151 | 5 | $300,000 to $499,950, the median of these 5 closings $495,000 |
| G | 8 | 2 | 1968 | $303,826 | 1 | $330,000 in 2026 |
| H | 6 | 3 | 1968 | $303,501 | 1 | $325,000 in 2025 |
The county’s median just value for the 12 parcels in buildings D and E is $511,442, against $304,151 for the 36 parcels in the other five buildings, a ratio of about 1.7. Buildings A and H are three stories like D and E, so height does not explain it, and the roll gives no reason. The sales point the same way: the only MLS closings in D and E were the two highest of the five years, a county sale in building E recorded $600,000 in May 2026, the pending sale listed at $575,000 is in building D, and the $889,000 listing of early October was in building E. Closings in D and E are not comparables for the other five buildings, or the reverse.
The MLS does not carry a floor field for these closings. The first digit of each unit number appears to follow the floor, which is our reading of the numbering and not something we confirmed against the declaration. On that reading the 14 closings split as follows.
| Floor, by unit numbering | MLS closings, 60 months | Lowest | Highest | Median of these closings | Buildings represented |
|---|---|---|---|---|---|
| Ground | 6 | $300,000 | $795,000 | $475,000 | A, C, D and F |
| Second | 5 | $330,000 | $499,950 | $495,000 | A, F and G |
| Third | 3 | $325,000 | $860,000 | $610,000 | A, E and H |
Read across buildings, the floor table is mostly a building table in disguise: the ground-floor high of $795,000 is building D, and the third-floor high of $860,000 is building E. Inside one building the floor signal is cleaner. In building F the three second-floor closings were $495,000 to $499,950 and the two ground-floor closings were $300,000 and $340,000. In building A a ground-floor residence closed at $625,000 one month after a third-floor residence closed at $610,000, which cuts the other way. The county roll barely prices floor at all: in the two-story buildings C, F and G most ground-floor parcels carry a just value of $303,501 and most second-floor parcels $304,151, a difference of $650.
The roll does separate positions within buildings D and E. In building D, three parcels carry just values of $535,576 to $536,632 and the other three $509,411 to $510,467, about $26,000 apart. In building E, five parcels read $511,442 to $512,498 and one reads $565,561, the highest in the condominium. The roll does not say whether that reflects an end position, a view or an improvement. It codes all 49 parcels as Gulf-fronting land, so it gives no way to separate a Gulf view from another outlook.
Size is the one variable The Privateer nearly removes. Forty-seven of the 48 residential parcels read 1,055 square feet of heated area, and all 14 MLS closings were 1,055 square feet. The exception is one parcel in building F at 904 square feet. The county file shows it selling for $275,000 in December 2016 and $357,000 in April 2019, and it has no MLS closing in our five-year pull.
The Privateer record is too thin to show a direction. Privateer condo closings in Fort Myers Beach number one to five in each calendar year since 2021, and the prices recorded after Hurricane Ian sit below those before it. We set out the history by year and do not call it a trend.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No year holds 10 closings, so every row is a list of sales or the median of the closings in it. The 2021 row covers only October 8 to December 31, and the 2026 row runs to October 7.
| Year | MLS closings | Sold prices | Median of these closings | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|
| 2021, from October 8 | 2 | $475,000 and $480,000 | $477,500 | $453 | 123 |
| 2022 | 5 | $495,000 to $860,000 | $625,000 | $592 | 21 |
| 2023 | 1 | $475,000 | n/a (1 closing) | $450 | 39 |
| 2024 | 1 | $300,000 | n/a (1 closing) | $284 | 210 |
| 2025 | 3 | $325,000, $340,000 and $499,950 | $340,000 | $322 | 66 |
| 2026, to October 7 | 2 | $330,000 and $495,000 | $412,500 | $391 | 231.5 |
The five 2022 closings, all before the storm, were the highest group in the record, and no residence closed between September 1, 2022 and October 31, 2023. The table cannot support a statement that values are rising or falling now: the 2025 and 2026 rows hold five closings between them, and the two 2026 closings a day apart are $165,000 apart.
The seven closings since October 2023 fall into two groups. The upper cluster is $475,000 in building C in October 2023 and $499,950 and $495,000 on the second floor of building F in December 2025 and September 2026. The lower cluster is $300,000 and $340,000 on the ground floor of building F, $325,000 in building H and $330,000 in building G. The record does not state the condition of any of them, so a valuation starts by deciding, on inspection, which cluster your residence belongs to.
The county’s qualified-sale file reaches back further than our MLS pull, and it is a separate series counted by recorded sale date. It holds no qualified Privateer sale dated 2011, 2022 or 2024.
| Calendar year | County qualified sales | Median of these sales | Range |
|---|---|---|---|
| 2018 | 5 | $345,000 | $307,000 to $365,000 |
| 2019 | 6 | $353,500 | $315,000 to $450,000 |
| 2020 | 1 | n/a (1 sale at $620,000) | n/a |
| 2021 | 11 | $480,000 | $350,000 to $750,000 |
| 2022 | 0 | No qualified sale recorded | n/a |
| 2023 | 1 | n/a (1 sale at $475,000) | n/a |
| 2024 | 0 | No qualified sale recorded | n/a |
| 2025 | 3 | $340,000 | $325,000 to $499,950 |
| 2026, to October 4 | 2 | $472,500 | $345,000 to $600,000 |
Only 2021 holds more than 10 qualified sales, at a median of $480,000 on 11, the busiest year in the file since 2009. Every other row is the median of a handful. Nine of the 11 qualified sales of 2018 and 2019 fell between $300,000 and $365,000, the band where four recent residences closed.
The cleanest test of direction is the same residence sold twice, because building, floor and plan are held constant. In the county file, 18 pairs of consecutive qualified sales of the same Privateer residence begin in 2009 or later. Sixteen sold higher the second time, 1 sold lower and 1 sold for the same price, with a median change of +38.9 percent over a median 4.8 years, from -7.7 percent to +113.3 percent. The four pairs that end after Hurricane Ian read differently: a building C residence at $475,000 in 2021 and $475,000 in 2023, a building H residence at $195,000 in 2012 and $325,000 in 2025, a building F residence at $330,000 in 2014 and $340,000 in 2025, and a building E residence at $650,000 in 2021 and $600,000 in 2026, the one decline. A repeat sale is not an index.
To see where your condo sits against the latest sales, talk to us about a valuation.
One ground-floor Privateer condo in building C at 6500 Estero Blvd, Fort Myers Beach, has three qualified sales in the Lee County file: $305,000 in November 2016, $475,000 in December 2021 and $475,000 in October 2023. This is a public record, not a sale by McGreevy and Comisar, and it shows one residence’s price on both sides of Hurricane Ian.
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 Privateer residence with two MLS closings in our five-year pull, and both match a county sale. The address is the street number only; this page prints no unit numbers.
| County recorded sale date | Qualified price | Change from the previous sale | Years since the previous sale | Matching MLS closing |
|---|---|---|---|---|
| November 23, 2016 | $305,000 | First sale shown here | n/a | Before our MLS pull |
| December 8, 2021 | $475,000 | +55.7% | 5.0 | December 9, 2021, $475,000, list $490,000, 119 days |
| October 30, 2023 | $475,000 | 0.0% | 1.9 | October 31, 2023, $475,000, list $495,000, 39 days |
The first step was a rise of 55.7 percent in 5.0 years, ending about ten months before the storm. The second step is the useful one: the same residence resold 13 months after Hurricane Ian for exactly what it had brought in December 2021, after 39 days on the market against 119 the first time. One residence held its price across the storm. Nine months later a ground-floor residence in building F closed at $300,000, so this chain is one home’s history and not the building’s.
The county’s just value for this residence is $303,501, which is 63.9 percent of its last sale price of $475,000, and the roll gives the identical figure to the other three ground-floor parcels in building C. A chain does not say whether the residence was renovated between sales or what the next buyer will offer, so we use chains to check our comparables, not to set a price. To have your own residence read the same way, ask for a Privateer valuation and tell us your building and floor.
A Privateer condo’s value in Fort Myers Beach moves with its building, its floor and position, its condition, the yearly cost of owning it, the state of the association’s documents and the date. The record measures the first of these. The others are adjustments we make by inspection and from the documents, not numbers the MLS can give us.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Building is the largest single difference in the record: $795,000 and $860,000 in buildings D and E against a $477,500 median for the 12 closings elsewhere, all on one plan. Within D and E the roll separates positions by about $26,000 to $54,000 of just value.
Inside building F, second-floor residences closed $155,000 to $199,950 above ground-floor ones. Five sales of unknown condition are not proof, and in building A the one ground-floor closing was the higher. We look at your floor against the nearest closing on the same floor.
The record does not state which residences were renovated. Two second-floor residences closed a day apart at $330,000 and $495,000, and something a spreadsheet cannot see explains the difference. We price condition by walking the residence and comparing it with the closing it most resembles.
Many Fort Myers Beach buyers ask first whether a residence can be rented. The Privateer’s rental rules are not published. The recorded declaration (Lee County Official Records Book 414, Page 32) and the current rules govern, and the Town of Fort Myers Beach requires registration of short-term vacation rentals. A seller who can hand a buyer the terms in writing removes a discount that uncertainty would put in the offer.
The buildings date to 1967 and 1968 on the county roll. A buyer’s attorney, lender and insurer will ask for the budget, the reserve schedule, any milestone inspection summary and reserve study that applies, and the master insurance summary. Gaps in that package lengthen a sale and lower an offer.
Fees, reserves and insurance change what a Privateer buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 14 Southwest Florida MLS closings ranged from $7,200 to $12,004 (not verified; the association’s current budget and an estoppel certificate govern), a median of $8,432.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A listing agent types the fee into the MLS when a home is listed. It is not an audited number and not a current schedule. On the 14 closings the entries fall into four steps.
| Closings | Quarterly fee entered | Annual recurring fees entered | Number of closings |
|---|---|---|---|
| October 2021 to April 2022 | $1,800 | $7,200 | 5 |
| May 2022 to August 2024 | $2,400 | $9,600 | 4 |
| April 2025 to September 30, 2026 | $2,108 | $8,432 | 4 |
| September 29, 2026 | $3,001 | $12,004 | 1 |
The entries do not rise steadily: they fell from $2,400 to $2,108 a quarter between 2024 and 2025, and two closings a day apart in September 2026 carry $3,001 and $2,108. The listing field does not say why. No entry shows a master association fee or a transfer fee, and nine show an application fee of $100 or $150.
Set against the sold price, the entered annual fee ran from 0.8 percent on the $860,000 closing to 3.6 percent on the $330,000 closing, with a median of 1.6 percent across the 14. The $330,000 closing of September 29, 2026 carried the highest fee entry in the record, $12,004, and the $495,000 closing a day later carried $8,432. We cannot verify either entry and do not claim the fee caused the price, but a buyer comparing the two listings saw a $3,572 difference in stated yearly cost.
A condominium building of three or more habitable stories must have a milestone inspection under section 553.899 of the Florida Statutes by December 31 of the year it reaches 30 years, and a structural integrity reserve study under section 718.112(2)(g). We computed the years below from the county’s year built and story count alone. They are statutory dates, not a statement of any building’s inspection or study status, and the county’s story count may not be the statute’s count of habitable stories. If the three-story rule applies to a building here, its first milestone inspection fell due before December 31, 2024, and its reserve study by December 31, 2025.
| Building | County year built | County stories | Year the building reached 30 (computed) | Three or more stories on the county roll |
|---|---|---|---|---|
| A | 1967 | 3 | 1997 | Yes |
| C | 1968 | 2 | 1998 | No |
| D | 1967 | 3 | 1997 | Yes |
| E | 1968 | 3 | 1998 | Yes |
| F | 1968 | 2 | 1998 | No |
| G | 1968 | 2 | 1998 | No |
| H | 1968 | 3 | 1998 | Yes |
Ask the association whether a milestone inspection applies to your building and for the summary, whether a reserve study exists, and what the funding plan implies. Where a milestone summary or reserve study applies, the buyer’s cancellation window under section 718.503 is 15 days after receipt of the documents instead of 7, not counting weekends and legal holidays.
We found no budget, reserve schedule or special assessment for The Privateer in a primary document, which is not a statement that none exists. A buyer will deduct any levied or approved assessment from the price, so tell us what the association has noticed.
The FEMA flood map indicates Zone VE, the coastal high-hazard floodplain, with a base flood elevation of 12 feet NAVD88 at the four address tests for 6500 Estero Blvd and 13 feet at the group’s centroid, on Lee County panel 12071C0567G, effective November 17, 2022. Every tested point is in evacuation zone A. That is a map-based indication, not a flood determination for any residence, and an elevation certificate for your building answers it.
We quote no premiums. The routes are the association’s master policy, a unit-owner policy for the interior and contents, a flood policy through the National Flood Insurance Program or a private insurer, and a wind mitigation inspection on state form OIR-B1-1802. The Town of Fort Myers Beach is a Class 5 community in the Community Rating System, a 25 percent discount on eligible NFIP premiums effective April 1, 2026.
Every Privateer 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 $495,000 price that is 495,000 divided by 1,000 times 13.3108, or $6,588.85 a year, before exemptions and non-ad valorem charges. On $330,000 it is $4,392.56. Florida reassesses at just value after a sale, so a buyer’s first bill will not be the seller’s.
At $495,000 with the $8,432 fee entry, tax and fees illustrate to $15,020.85 a year, about $1,252 a month, before insurance and utilities. At $330,000 with the $12,004 entry they illustrate to $16,396.56, about $1,366 a month, so the lower-priced residence carried the higher stated yearly cost.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price. The median just value of the 48 Privateer residential parcels in Fort Myers Beach is $304,151, and across the 14 MLS closings of the last 60 months the current just value ran from 53.4 to 101.2 percent of the sold price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 48 residential parcels carry just values from $302,282 to $565,561, with a mean of $361,003: 36 parcels at $302,282 to $334,949 and the 12 in buildings D and E at $509,411 to $565,561. The 49th parcel, the common area, carries zero.
The table matches each closing of the last 12 months to the current just value for the same residence, from the roll file dated October 4, 2026.
| Closed | Building | Sold price | County just value | Just value as a share of the sold price |
|---|---|---|---|---|
| October 17, 2025 | F | $340,000 | $334,949 | 98.5% |
| December 17, 2025 | F | $499,950 | $319,671 | 63.9% |
| September 29, 2026 | G | $330,000 | $304,151 | 92.2% |
| September 30, 2026 | F | $495,000 | $304,151 | 61.4% |
The two residences that sold near $497,000 carry just values of $304,151 and $319,671. The two that sold near $335,000 carry $304,151 and $334,949. The roll gives nearly the same figure to homes the market priced $165,000 apart. Across all 14 closings the median share was 63.9 percent, and the one closing at $300,000 in August 2024 sits below today’s just value for that residence, at 101.2 percent. A ratio that runs from 53.4 to 101.2 percent cannot turn a county figure into a price. The roll values by mass appraisal for a January 1 date, and we use it to confirm the parcel, building letter, year built and heated area, never to set a price.
The Privateer and Smugglers Cove are Gulf-side Fort Myers Beach condominiums about 1.2 miles apart in a straight line, with similar five-year medians and very different records behind them. The Southwest Florida MLS shows 14 Privateer closings in 60 months at a $487,500 median and 13 at Smugglers Cove at $450,000, on plans of 1,055 and 792 square feet.
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 series. Both condominiums needed the full 60 months to reach 10 MLS closings, so the two rows are measured the same way.
| Question | The Privateer | Smugglers Cove |
|---|---|---|
| Address | 6500 Estero Blvd | 5100 Estero Blvd |
| Parcels on the county roll | 49 (48 residences plus a common-area parcel) | 85 (84 residences) |
| Year built (county) | 1967 to 1968 | 1977 to 1978 |
| Stories on the roll, maximum | 3 | 6 |
| Plan on the county roll | 1,055 sq ft (one parcel at 904) | 792 sq ft on every residence |
| MLS closings, 60 months | 14, median $487,500 | 13, median $450,000 |
| MLS price range, 60 months | $300,000 to $860,000 | $380,000 to $789,000 |
| MLS median price per sq ft, 60 months | $462 | $568 |
| Median days on market, 60 months | 61 | 29 |
| Median sale-to-final-list, 60 months | 96.0% | 93.2% |
| MLS closings, 12 months | 4, from $330,000 to $499,950 | 3, from $442,000 to $450,000 |
| County qualified sales, 60 months | 8, the median of these 8 sales $475,000 | 12, median $460,000 |
| County median just value | $304,151 | $78,375 |
| Listing-entered annual recurring fees (not verified) | $7,200 to $12,004 on 14 closings | $6,200 to $19,220 on 13 closings |
| Active and pending on October 7, 2026 | 2 active, 1 pending | None |
| FEMA flood zone at tested points | VE, 12 to 13 ft NAVD88 | AE and VE, 12 to 14 ft NAVD88 |
| Declaration (Lee County Official Records) | Book 414, Page 32 | Book 1225, Page 555 |
The two medians are $37,500 apart, but the homes behind them are not alike. A Smugglers Cove residence is 792 square feet, so its $450,000 median works out to $568 per square foot against $462 at The Privateer, where the same money buys 263 more square feet. Smugglers Cove’s three closings of the last 12 months sit within $8,000 of each other, and The Privateer’s four span $169,950. A narrow record prices itself, and a wide one has to be read sale by sale.
The county’s median just value at Smugglers Cove is $78,375 against $304,151 at The Privateer. The roll does not say why, and we conclude only that a just value is not a price at either address. Our guide to Smugglers Cove could not confirm its operating status after Hurricane Ian, so ask for the current state of that building before treating its sales as comparables. For the other side, read our Smugglers Cove valuation page.
Choose The Privateer if you want the larger two-bedroom plan, a low-rise building and a lower price per square foot, and you accept buildings from 1967 and 1968, a wide sales record and unpublished association documents. Choose Smugglers Cove if you want a newer and taller building and a narrower price record, and you accept a 792 square foot plan at a higher price per square foot and no listings on October 7, 2026.
The Privateer’s 60-month MLS median of $487,500 sits fifth among the eight Fort Myers Beach condominium records in the table below and above the $425,000 median for all condominiums in ZIP 33931 over the last 12 months. 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 carries 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 and are never averaged.
| 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 Privateer | condo | 49 | 1967 to 1968 | 4 | 14 | 60 mo: n 14, median $487,500, range $300,000 to $860,000 | 462.0 | 3 | 60 mo: n 8, median $475,000 |
| Smugglers Cove | condo | 85 | 1977 to 1978 | 3 | 13 | 60 mo: n 13, median $450,000, range $380,000 to $789,000 | 568.0 | 0 | 60 mo: n 12, median $460,000 |
| Windward Point | condo | 92 | 1982 to 1982 | 1 | 15 | 60 mo: n 15, median $430,000, range $300,000 to $550,000 | 486.0 | 2 | 60 mo: n 10, median $424,500 |
| Leonardo Arms | condo | 183 | 1969 to 1971 | 5 | 16 | 24 mo: n 11, median $424,000, range $297,000 to $510,000 | 477.0 | 8 | 24 mo: n 12, median $402,000 |
| Carlos Pointe | condo | 105 | 1981 to 1981 | 6 | 22 | 60 mo: n 22, median $563,500, range $390,000 to $1,050,000 | 579.0 | 3 | 60 mo: n 12, median $535,000 |
| Riviera Club | condo | 82 | 1981 to 1981 | 1 | 13 | 60 mo: n 13, median $755,000, range $585,000 to $1,112,500 | 691.0 | 4 | 60 mo: n 8, median $752,500 |
| Sandarac | condo | 183 | 1976 to 1979 | 6 | 31 | 24 mo: n 15, median $650,000, range $377,000 to $900,000 | 500.0 | 13 | 24 mo: n 13, median $640,000 |
| Creciente | condo | 174 | 1972 to 1977 | 10 | 35 | 12 mo: n 10, median $575,000, range $395,000 to $800,000 | 406.0 | 10 | 24 mo: n 11, median $600,000 |
The closest in age is Leonardo Arms (1969 to 1971), and the closest in size and sales pace is Windward Point, which also needed 60 months to reach 10 closings. Carlos Pointe, Riviera Club, Sandarac and Creciente are the other nearby rows in the table.
Among the eight rows The Privateer is the smallest by parcel count, at 49, and the oldest by year built. Its $462 median price per square foot is below Smugglers Cove at $568, Carlos Pointe at $579 and Riviera Club at $691, and close to Leonardo Arms at $477 and Windward Point at $486. Its row is one of five that needed 60 months to reach 10 closings, which is why this page lists sales where other pages quote a 12-month median.
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, from Bowditch Point to Big Carlos Pass, had 309 closings at a $550,000 median. By joining MLS addresses to the county roll, condominiums had 238 closings at a $425,000 median and single-family homes 111 at $1,000,000 (98 of 2,064 sixty-month closings did not match an address and are excluded from the split). On October 7 the ZIP had 380 active and 27 pending listings at a median active list price of $699,000, about 11.5 months of supply.
For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Privateer condo at $495,000, the price of the newest closing, would net about $461,623 before any mortgage payoff with buyer-agent compensation and about $473,998 without, costs of about 6.74 and 4.24 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table is an illustration, not a quote. Commissions are negotiable and set in the listing agreement, 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 of the Florida Statutes, 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 | $495,000.00 | The September 30, 2026 MLS closing price |
| Listing commission, 2.75% | -$13,612.50 | 2.75% of $495,000 |
| Buyer-agent compensation, 2.5%, if offered | -$12,375.00 | 2.5% of $495,000 |
| Deed documentary stamp tax | -$3,465.00 | 4,950 units of $100 at $0.70 |
| Owner’s title policy | -$2,550.00 | $575 plus $5.00 per $1,000 on $395,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$33,377.50 | 6.74% of price |
| Estimated net before payoff, with buyer-agent compensation | $461,622.50 | $495,000 minus $33,377.50 |
| Estimated total costs, without buyer-agent compensation | -$21,002.50 | 4.24% of price |
| Estimated net before payoff, without buyer-agent compensation | $473,997.50 | $495,000 minus $21,002.50 |
At $330,000, the price of the September 29, 2026 closing, the listing commission is $9,075.00, buyer-agent compensation if offered $8,250.00, deed stamps $2,310.00 and the owner’s title policy $1,725.00. With the same $1,375.00 of search and settlement estimates, total costs come to $22,735.00 with buyer-agent compensation (6.89 percent) and a net before payoff of $307,265.00, or $14,485.00 (4.39 percent) and a net of $315,515.00 without it. The fixed items weigh a little more on the lower price.
Your net also depends on your mortgage payoff, the tax proration, any association balance on the estoppel certificate, and repairs you agree to. An estoppel certificate is customarily a seller cost, Florida law caps the fee, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Privateer valuation; see also the Fort Myers Beach seller page and our guide to selling a Privateer condo.
A free in-person comparative market analysis is a walk-through of your Privateer condo in Fort Myers Beach and a written value range built from the closings of its own building and floor and your association documents. There is no cost and no obligation to list with us. Request it with the valuation form below.
We walk the residence, note its building, floor, outlook and condition, read your latest association statement and place it against the 14 closings, the two active listings and the pending sale. You receive the range, the closings we used and set aside, and a plan for pricing against the market 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 page says a Privateer fact in Fort Myers Beach is not available, each with the route that would settle it. We looked for every item on October 7, 2026 and did not find it in a primary record, so none is stated as fact here.
These are the questions Privateer owners in Fort Myers Beach ask us most about what a condo is worth, answered from Southwest Florida MLS closings and county records pulled on October 7, 2026, with the window and the count beside every figure.
It is worth what the nearest like residence in your building brought, adjusted for floor, condition, fees and insurance cost. The MLS shows 14 closings in 60 months from $300,000 to $860,000, and the four of the last 12 months ran from $330,000 to $499,950.
The median of the 14 MLS closings in the 60 months to October 7, 2026 is $487,500. It blends seven closings before Hurricane Ian with seven after it. The median of the 4 closings in the last 12 months was $417,500.
Four closed: $340,000 on October 17, 2025, $499,950 on December 17, 2025, $330,000 on September 29, 2026 and $495,000 on September 30, 2026. Three were in building F and one in building G.
The median across the 14 closings of the last 60 months was $462 per square foot, from $284 to $815. The four closings of the last 12 months were $313, $322, $469 and $474. Every closing was 1,055 square feet.
About 2.8 a year: 14 MLS closings in 60 months across 48 residences, a turnover of about 5.8 percent a year. The counts are 2 in late 2021, 5 in 2022, 1 in 2023, 1 in 2024, 3 in 2025 and 2 in 2026 through October 7.
On October 7, 2026 the MLS showed 2 active listings, at $475,000 in building C and $889,000 in building E, and 1 pending sale listed at $575,000 in building D. On October 29, 2026 it showed 2 active, at $469,000 in building C and $535,000 in building F, and the same building D sale pending. For live listings with photos, use our team’s site, DomainRealtyGroup.com.
The median across 60 months was 61 days on market, from 3 days to 407. The four closings of the last 12 months had a median of 113.5 days, and the two active listings had been on the market 120 and 128 days. On October 29 the two active listings had been on the market 142 and 21 days.
The median closing was 96.0 percent of the final list price across 60 months, with 11 of 14 below list, 2 at it and 1 above. The four closings of the last 12 months came in between 87.3 and 91.8 percent.
The record points to buildings D and E. The only MLS closings there were $795,000 and $860,000 in 2022, and the county’s just values for those 12 parcels run about 1.7 times the other 36. The roll does not say why.
It appears to inside building F, where three second-floor closings were $495,000 to $499,950 and two ground-floor closings were $300,000 and $340,000. Floor is our reading of the unit numbering, and five sales of unknown condition are not proof.
We cannot measure it from the record. The county codes all 49 parcels as Gulf-fronting land, and the closings carry no view field. We compare your outlook with the nearest closing that shares it, on inspection, and quote no percentage.
The record does not say. Both were second-floor residences of 1,055 square feet, one in building G after 407 days and one in building F after 56. Condition is the likeliest difference, and it is not in the data.
A model sees 48 near-identical records and cannot see building, floor, condition or documents, which is where the $560,000 spread in the sales comes from.
No. The median just value of the 48 residential parcels is $304,151, and against the 14 MLS closings the current just value ran from 53.4 to 101.2 percent of the sold price. It is a tax figure.
The MLS shows 14 closings in 60 months and the county file 8 qualified sales. The county did not qualify the five 2022 closings or the August 2024 closing for its sales studies, and two September 2026 closings postdate the roll file.
The seven MLS closings before the storm ran from $475,000 to $860,000, and the seven since have run from $300,000 to $499,950. We make no claim about cause, because the mix of buildings, floors and condition changed too.
The record cannot say. 2025 and 2026 hold five closings between them, in two clusters near $335,000 and near $497,000. We do not forecast the next sale.
Listing-entered annual recurring fees on 14 closings ranged from $7,200 to $12,004, a median of $8,432, not verified against an association budget. A buyer prices the yearly cost against the price, so a higher fee can mean a lower offer.
We found no budget, reserve schedule or special assessment in a primary document, which is not a statement that none exists. The estoppel certificate states what is owed and assessed as of its date.
Sections 553.899 and 718.112(2)(g) apply to buildings of three or more habitable stories, and the county reads three stories for buildings A, D, E and H. We state statutory dates, never a building’s status.
The FEMA flood map indicates Zone VE at 12 to 13 feet NAVD88 at the tested points, so flood insurance and the Town’s rebuilding rules are part of what a buyer weighs. An elevation certificate for your building helps price it.
It can, through repairs, insurance and reserves. The county roll shows no Privateer parcel built in 2023 or later, so the 48 residences are the original 1967 and 1968 construction. We found no dated association statement after Ian, Helene or Milton.
At the Town’s 2026 applied millage of 13.3108, a $495,000 price illustrates to $6,588.85 a year and a $330,000 price to $4,392.56, before exemptions and non-ad valorem charges. Florida reassesses at just value after a sale.
At $495,000, about $461,623 before payoff with buyer-agent compensation and $473,998 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.
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.
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.
Under section 718.503 a resale buyer receives the declaration, bylaws, rules and financial information and may 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 has been assessed as of its date, and Florida law caps the fee. We print no dollar figure. Who pays is set by the contract.
Not known from the public record. The recorded declaration at Lee County Official Records Book 414, Page 32 and the current rules govern leases, and the Town of Fort Myers Beach requires registration of short-term vacation rentals.
Pet rules are not published, and buyers with pets ask first. Ask the association for the current rules in writing, with the date of the version.
Condition moves value here more than anything a spreadsheet shows, but the record cannot say by how much. We walk the residence and tell you which updates would earn their cost before you spend.
We use all 60 months, list every closing, sort by building and floor, weight the sales since October 2023, and price against the listings a buyer can see that week.
Over 60 months the MLS medians are $487,500 on 14 closings at The Privateer and $450,000 on 13 at Smugglers Cove, or $462 against $568 per square foot. The comparison table above sets out both records.
The Privateer’s $487,500 five-year median sits above the $425,000 median for ZIP 33931 condominiums over the last 12 months. The benchmark table above gives each neighbor its own window.
Call Jesse direct at (239) 898-6072 or enter your building and floor in the valuation form. We send a range the same day. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers and sellers across Southwest Florida, not from Privateer sales.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
A Fort Myers Beach specialist knows which building and floor a Privateer condo belongs to, which transfers the county counts as sales, what Zone VE and the Town’s rebuilding rules mean for an older building, and what a condominium association must disclose. A valuation that reflects all of it holds up through the buyer’s appraisal and attorney review.
A general agent may price a ground-floor residence in building G from the five-year median, quote the county’s just value as if it were a price, use a 2022 closing in building E as a comparable for building C, or miss the two county sales that never reached the MLS. 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. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are asking “what can I sell my Privateer condo in Fort Myers Beach for,” McGreevy and Comisar price from the closings of your own building and floor. We tracked every one of the 14 Privateer closings in the Southwest Florida MLS over the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 4 Privateer closings were recorded 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 Privateer condos.
Privateer recorded sales, last 60 months: 14 Southwest Florida MLS closings from $300,000 to $860,000 at a $487,500 median, and 4 in the last 12 months from $330,000 to $499,950, through October 7, 2026.
Enter your details in the valuation form for your free Privateer condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar, and read our Fort Myers Beach guide for the island around 6500 Estero Blvd.
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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 Privateer 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 about a Privateer condo in Fort Myers Beach on this page traces to a primary source below, or to the Southwest Florida MLS, pulled by our team on October 7, 2026, and the Lee County Property Appraiser sale file and roll of October 4, 2026.
These official documents bear most directly on what a Privateer condo in Fort Myers Beach is worth and on what its seller must deliver. Each link goes to the authority that publishes the document, including the county’s code list, the millage book and the Town’s forms.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | View the code list |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | The 2025 final millage of 13.4329 for the Town district | View the millage book |
| Repair and improvement cost form | Town of Fort Myers Beach | The cost basis the Town uses for the 50 percent rule | View the form |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
The Privateer’s declaration, budget and rules are not posted publicly. They come with the resale package at a sale, and the recorded declaration can be requested from the Lee County Clerk by Official Records Book 414, Page 32.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Privateer condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.