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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.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Riviera Club condominiums in Fort Myers Beach from the Southwest Florida MLS and the Lee County deed record, sale by sale, and this page answers one question honestly: what is my Riviera Club condo worth? Riviera Club is 81 condominium residences in one Gulf-side high-rise at 7500 Estero Blvd, on Estero Island in the Town of Fort Myers Beach, Lee County, Florida, ZIP 33931, inside the Fort Myers Beach market.
Riviera Club is a common name. This page covers only the 1981 condominium at 7500 Estero Blvd whose association is Riviera Club Association, Inc., and it has no connection to the Riviera Club in Naples, to a village homeowners association of the same name, or to Riviera Beach in Palm Beach County.
In the 60 months to October 7, 2026, the Southwest Florida MLS recorded 13 Riviera Club closings at a median of $755,000, from $585,000 to $1,112,500, and only 1 of them closed in the 12 months to that date. A re-check on October 29, 2026 adds a closing on October 9 at $675,000, for 14 closings in 60 months at a median of $752,500 and 2 in 12 months. The Lee County Property Appraiser’s qualified sale file shows 8 deeds in the same 60 months. We keep those two series apart and say where each one stops being useful.
To put a number on your own condo, use the valuation form on this page or request a free Riviera Club condo valuation. Call Jesse direct at (239) 898-6072. Ready to sell? See how we sell Riviera Club condos. Buying instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
A Riviera Club condo in Fort Myers Beach is worth what the most similar residence of its own floor plan recently sold for, adjusted for floor, view, condition and the association’s documents. Southwest Florida MLS closings in the 60 months to October 7, 2026 show 13 sales at a $755,000 median, from $585,000 to $1,112,500. The October 9, 2026 closing at $675,000 makes 14 to October 29, at a $752,500 median.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
We count back from October 7, 2026 and show four windows. The first window with 10 or more closings leads, and here that is the last 60 months, with 13 closings. The three shorter windows hold 1, 7 and 7 sales, so any median for them is printed only as the median of those closings, and every sale is listed further down this page.
| Window | Closings | Median sale | Price range | Dollar volume | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 1 | One sale, $585,000 | $585,000 | $585,000 | 48 (one sale) | 97.7% (one sale) |
| Last 24 months | 7 | $850,000 (median of these 7) | $585,000 to $1,112,500 | $5,752,500 | 111 (5 with listing history) | 97.3% |
| Last 36 months | 7 | $850,000 (median of these 7) | $585,000 to $1,112,500 | $5,752,500 | 111 (5 with listing history) | 97.3% |
| Last 60 months | 13 | $755,000 | $585,000 to $1,112,500 | $10,118,900 | 48 (11 with listing history) | 97.3% |
Source: Southwest Florida MLS, pulled October 7, 2026. The 24-month and 36-month windows are identical because no Riviera Club condo closed between May 19, 2022 and February 10, 2025. Two of the 13 closings are Sold Data Entry records, sales entered after the fact with no listing history, so the days-on-market medians rest on the other closings. Counted to October 29, 2026, after the October 9 closing at $675,000, the windows hold 2, 8, 8 and 14 closings, and the 60-month median is $752,500.
The county series is a different count. The Property Appraiser’s qualified sale file, read with the roll file of October 4, 2026, lists the deeds the county coded as qualified sales of the condominium residences. No county window reaches 10 sales, so each median below is the median of the sales in that row and nothing more.
| Window | Qualified deeds | Median price | Lowest | Highest |
|---|---|---|---|---|
| Last 12 months | 1 | One deed, $585,000 | $585,000 | $585,000 |
| Last 24 months | 6 | $802,500 (median of these 6) | $585,000 | $1,112,500 |
| Last 36 months | 6 | $802,500 (median of these 6) | $585,000 | $1,112,500 |
| Last 60 months | 8 | $752,500 (median of these 8) | $585,000 | $1,112,500 |
The county’s qualified file holds no Riviera Club deed dated between December 1, 2021 and February 10, 2025. Four MLS closings of 2022 appear in the county’s deed list at the same prices without the qualified code, so they are missing from the table above. Twelve of the 13 MLS closings have a county deed at the same price within six days, and the thirteenth is a probable duplicate.
These are the facts a Riviera Club condo owner in Fort Myers Beach should know about value in October 2026. Each comes from the Southwest Florida MLS, the Lee County Property Appraiser, a federal, state or county agency, or Florida law, with the source named in the section that follows.
Value your Riviera Club condo with McGreevy and Comisar because we read the MLS and the deed record sale by sale, sort every sale by the building’s three floor plans and three floor bands, and say plainly what the public record cannot show. We are Top 1% Real Estate Agents Nationally Since 2008, and we prepare every valuation personally.
We tracked every one of the 13 Riviera Club closings in the Southwest Florida MLS over the 60 months to October 7, 2026, pulled that day and re-checked on October 29, with the closing date, sold price, last list price, days on market, bedroom count and living area. In the Lee County file we tracked every county-qualified deed, 120 of them back to July 1990, and we read all 82 parcels that carry the building’s name on the October 4, 2026 roll file, the 4 listings active or pending on the pull date, and the federal flood map at the building’s address and midpoint. A Fort Myers Beach specialist works from that record before quoting a number, and our guide to the best real estate agents in Fort Myers Beach shows how we compare.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume. Domain Realty Group, the team McGreevy and Comisar lead, has completed more than 4,000 transactions and $2.5 billion in sales, and McGreevy and Comisar alone have over $900 million. We are the #1 Team in Southwest Florida since 2012. Those are team totals. The residence whose deed chain we walk through below is an example drawn from the public record.
Get a free Riviera Club condo valuation by entering your address in the valuation form on this page, calling Jesse direct at (239) 898-6072, or booking a walk-through. We send a range built from sales of your own floor plan and floor band, not a ZIP-wide estimate, and a full pricing file after the walk-through.
Your floor plan (the county carries the two-bedroom residences at 1,042, 1,078 or 1,175 square feet), your floor and which way the residence faces, any renovation with dates and permits, your windows and sliders, whether the residence is sold furnished, and the association documents you hold.
Enter your address in the free Riviera Club condo valuation form on this page, see how we sell Riviera Club condos, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. With two MLS closings in the 12 months to October 29, 2026, few Riviera Club condos come up for sale, so the next owner who sells should call us first. Buying instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
An online estimate misses Riviera Club values because the public fields it relies on mislead here: one closing in the 12 months to October 7, 2026 (two to October 29), a county qualified file with a three-year hole, low-dollar transfers sitting in the deed list, one sale entered twice in the MLS, and two sizes for the same residence. Each is set out below.
The Southwest Florida MLS shows a single Riviera Club closing between October 7, 2025 and October 7, 2026, at $585,000, and a second on October 9, 2026, at $675,000. The year before shows six, from $650,000 to $1,112,500, and the two years before that show none. An automated estimate has to choose between one or two fresh sales and six older ones, and either choice moves the answer by six figures.
The county’s qualified file for this building lists six deeds dated 2021, none dated 2022, 2023 or 2024, five dated 2025 and one dated 2026. The MLS shows four closings in 2022, from $672,000 to $774,500. An estimate trained on qualified sales alone sees no 2022 prices at all, and a buyer’s appraiser will see every one of them.
The county’s deed list also carries four 2024 transfers, at $62,500, $212,500, $252,000 and $254,000, that the county did not code as qualified sales, with no reason given. None is in the MLS. A model that reads every deed as a sale would take a $62,500 transfer as evidence of price. We leave all four out.
Two MLS records show a $900,000 sale of a residence listed at 1,175 square feet: one closed February 10, 2025 as a Sold Data Entry record, the other February 13, 2025 with a $925,000 list price and no residence number. The county shows one $900,000 deed, dated February 10, 2025. We keep both in the count of 13 because that is what the MLS returns, and with only one of them the 60-month record is 12 closings at a median of $752,500.
The county roll holds three heated areas for the two-bedroom residences: 1,042, 1,078 and 1,175 square feet. The two closings of late 2021 were entered in the MLS at 1,100 and 1,122 square feet for residences the roll carries at 1,042. For the $750,000 sale of November 2021, that is $668 a square foot on the listing’s figure and $720 on the county’s.
The public record carries no view, no renovation, no furnishing and no association budget. On September 17, 2025, two residences of the same 1,042-square-foot plan, both on floors 5 to 8, closed on the same day at $650,000 and $850,000. Nothing in the MLS fields or the roll explains a $200,000 difference. We bring those facts in at the walk-through.
We value a Riviera Club condo by matching it to closings of the same floor plan, reading each comparable’s floor band, date and list history, setting the county’s just value beside the price, and adjusting for view, condition and documents at a walk-through. We show the range and the sales behind it, then test it against the competing listings, four on October 7, 2026 and three on October 29.
The county roll gives the building 81 residences: 35 of 1,042 square feet, 22 of 1,078, 23 of 1,175 and one of 4,374. By the county’s plan, the five-year MLS record holds eight closings of the 1,042 plan, one of the 1,078 plan and three of the 1,175 plan, plus the unnumbered $900,000 record. The October 9, 2026 closing is a ninth of the 1,042 plan. An owner of the 1,078 plan has one sale to work from, so we widen to the county’s older deeds and the neighboring plans.
The county’s residence numbering runs from the first floor to the twelfth, seven residences to a floor on floors 1 to 11 and four on the twelfth, so each sale can be placed in a floor band without printing a unit number. That count is our reading of the roll’s addresses and not a published floor plan. We read the band next to the date and the list history: one comparable needed 256 days and sold at 89.2 percent of its last ask, and another sold in 8 days at 105.2 percent.
For each comparable we list the recorded price and the roll’s just value. Across the 8 qualified county deeds of the last 60 months the just value ran from 50.5 to 95.2 percent of the price, and the median of these 8 ratios is 83.9 percent. The just value starts the conversation and never ends it.
The public record has no view or condition, so we adjust each comparable in writing at your door. We then set the range against the condos listed on October 7, 2026: three active, at $569,900, $629,000 and $678,000, and one pending at $715,000, which closed on October 9 at $675,000. Two of the three active listings had been on the market 325 and 370 days, and 347 and 392 days on October 29.
Riviera Club condos in Fort Myers Beach sold for a median of $755,000 across 13 Southwest Florida MLS closings in the 60 months to October 7, 2026. The lowest price in five years was $585,000, on May 26, 2026, and the highest was $1,112,500, on June 6, 2025.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 13 closings from October 7, 2021 to October 7, 2026, for $10,118,900 in dollar volume. The median sale was $755,000 and the mean $778,377. On the listing’s own living area the price ran from $561 to $947 a square foot, with a median of $691. Among the 11 closings with listing history, median days on market was 48 and the mean 67.5, and the longest listing before a sale ran 256 days.
Nine of the 13 sold below the final list price, two sold above it, and the two Sold Data Entry records show the sale and list price as one figure. The median sale-to-final-list ratio was 97.3 percent on all 13 and 96.9 percent on the 11 with listing history.
Every sale is at 7500 Estero Blvd, and we print no unit number. The plan column is the county’s heated area for the residence, the living-area column is the figure the listing carried, and the floor band comes from the county’s residence numbering. SDE marks a Sold Data Entry record. Newest first.
| Closed | Sold price | Sold vs last list | County plan (sq ft) | MLS living area (sq ft) | Price per MLS sq ft | Floor band | Days on market |
|---|---|---|---|---|---|---|---|
| May 26, 2026 | $585,000 | 97.7% | 1,042 | 1,042 | $561 | 1 to 4 | 48 |
| Sep 17, 2025 | $850,000 | 94.5% | 1,042 | 1,042 | $816 | 5 to 8 | 119 |
| Sep 17, 2025 | $650,000 | 89.2% | 1,042 | 1,042 | $624 | 5 to 8 | 256 |
| Jun 6, 2025 | $1,112,500 | 100.0% | 1,175 | 1,175 | $947 | 5 to 8 | SDE |
| Apr 18, 2025 | $755,000 | 94.5% | 1,078 | 1,078 | $700 | 9 to 12 | 111 |
| Feb 13, 2025 | $900,000 | 97.3% | Not stated | 1,175 | $766 | Not stated | 0 |
| Feb 10, 2025 | $900,000 | 100.0% | 1,175 | 1,175 | $766 | 1 to 4 | SDE |
| May 19, 2022 | $720,000 | 96.4% | 1,042 | 1,042 | $691 | 9 to 12 | 27 |
| May 18, 2022 | $774,500 | 96.9% | 1,042 | 1,042 | $743 | 1 to 4 | 39 |
| Jan 14, 2022 | $755,000 | 100.7% | 1,175 | 1,175 | $643 | 1 to 4 | 26 |
| Jan 7, 2022 | $672,000 | 105.2% | 1,042 | 1,042 | $645 | 1 to 4 | 8 |
| Dec 1, 2021 | $694,900 | 99.3% | 1,042 | 1,100 | $632 | 5 to 8 | 54 |
| Nov 5, 2021 | $750,000 | 96.8% | 1,042 | 1,122 | $668 | 9 to 12 | 55 |
All 13 are two-bedroom, two-bath residences, and two listings also describe a den. The February 13, 2025 record carries no residence number, so it cannot be placed in a plan or a floor band, and the county shows only one $900,000 deed that month.
Re-checked October 29, 2026: one more closing, on October 9, 2026, at $675,000, 94.4 percent of a $715,000 last list, county plan and MLS living area 1,042 square feet, $648 per MLS square foot, floors 1 to 4, 131 days on the market.
The two closings that sold above the last list price both closed in January 2022, after 8 and 26 days. Every closing since May 2022 that has a listing history sold below its last asking price, from 89.2 to 97.7 percent, and the October 9, 2026 closing did too, at 94.4 percent. The four 2025 closings with listing history had been asking $25,000 to $79,000 more than they sold for, and three of the four took 111 days or longer.
One residence of the 1,042-square-foot plan on floors 1 to 4 closed twice inside the five years: at $774,500 on May 18, 2022, and at $585,000 on May 26, 2026. That is $189,500 less, a drop of 24.5 percent in four years, and it was both the most recent sale in the building on October 7 and the lowest of the 13. A second residence of the same plan and floor band, which closed at $672,000 on January 7, 2022, closed again on October 9, 2026 at $675,000, $3,000 or 0.4 percent higher. The record does not say what condition the residence was in at either sale. This is an example from the public record.
On October 7, 2026 the MLS showed 4 Riviera Club condos active or pending. All four are two-bedroom, two-bath residences, and the median of the four list prices is $653,500.
| Status | List price | County plan (sq ft) | List price per sq ft | Floor band | Days on market as entered |
|---|---|---|---|---|---|
| Active | $569,900 | 1,042 | $547 | 1 to 4 | 36 |
| Active | $629,000 | 1,042 | $604 | 5 to 8 | 370 |
| Active | $678,000 | 1,078 | $629 | 9 to 12 | 325 |
| Pending (closed October 9 at $675,000) | $715,000 | 1,042 | $686 | 1 to 4 | 131 |
The pending condo is a residence the MLS shows closing at $672,000 on January 7, 2022, and it closed again on October 9, 2026 at $675,000. Every one of the four asks is below the $755,000 five-year median, and the lowest ask is below the lowest sale on the five-year record.
A re-check of the Southwest Florida MLS on October 29, 2026 found that the pending condo closed on October 9 at $675,000, $40,000 under its $715,000 list price (94.4 percent) after 131 days, at $648 per square foot. It is a first-floor residence of the 1,042 square foot plan, the same condo that closed at $672,000 on January 7, 2022, so it resold $3,000, or 0.4 percent, higher after about four years and nine months, before any costs. The three active condos were still listed at the same prices, $569,900 after 58 days, $629,000 after 392 and $678,000 after 347, and none was pending. With that closing the 12 months to October 29 hold 2 closings, $585,000 and $675,000, both under their final list price; the 24 months hold 8 at a median of $802,500; and the 60 months hold 14 at a median of $752,500, from $585,000 to $1,112,500. Three listings are about 18.0 months of supply at the 12-month pace and 12.9 at the 60-month pace.
Thirteen sales in five years across 81 residences is 2.6 a year, or 3.2 percent of the residences each year, about one residence in 31. At that pace, four listings are about 18 months of supply (4 divided by 2.6 is 1.5 years). On October 29, with 14 sales in the 60 months and three listings, it is about 12.9 months.
A Riviera Club condo’s worth depends first on which of the building’s floor plans it is. Over five years, residences of the 1,042-square-foot plan closed from $585,000 to $850,000 and residences of the 1,175 plan from $755,000 to $1,112,500. Floor shows up clearly in the county’s just values, and view cannot be split.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
There is one address. All 82 parcels, 81 residences and one common-element parcel, sit at 7500 Estero Blvd, share one recorded declaration and one association, carry a county year built of 1981 and are coded by the county as land on the Gulf. We describe one building on that evidence and did not confirm it from the plat.
We group each closing with the county’s heated area for that residence, which removes the gap between the two sources on the 2021 closings.
| County plan | Bedrooms and baths on the roll | Residences | Closings, 60 months | Median of these closings | Price range, 60 months | Price per county sq ft, range | Median just value |
|---|---|---|---|---|---|---|---|
| 1,042 sq ft | 2 bed, 2 bath | 35 | 8 | $707,450 (median of these 8) | $585,000 to $850,000 | $561 to $816 | $541,102 |
| 1,078 sq ft | 2 bed, 2 bath | 22 | 1 | One sale, $755,000 | $755,000 | $700 | $544,027 |
| 1,175 sq ft | 2 bed, 2 bath | 23 | 3 | $900,000 (median of these 3) | $755,000 to $1,112,500 | $643 to $947 | $579,943 |
| 4,374 sq ft | 4 bed, 4 bath | 1 | 0 | None | None | None | $2,808,627 |
The table holds 12 closings to October 7 because the unnumbered February 2025 record cannot be assigned. The October 9, 2026 closing adds a ninth 1,042 square foot sale at $675,000 ($648 per county square foot), which moves that plan’s median to $694,900. The smallest plan has traded most: 8 of the 12 placed closings, against 35 of the 81 residences. The bands overlap: the highest sale of the smallest plan, $850,000, is above the lowest sale of the largest, $755,000, and those two sales are more than three years apart.
The county’s residence numbering lets us place 12 of the 13 closings in a floor band. Floors 1 to 4 and floors 5 to 8 hold 28 residences each, and floors 9 to 12 hold 25. Each cell lists sales from lowest to highest with the year.
| County plan | Floors 1 to 4 | Floors 5 to 8 | Floors 9 to 12 |
|---|---|---|---|
| 1,042 sq ft | $585,000 (2026), $672,000 (2022), $774,500 (2022) | $650,000 (2025), $694,900 (2021), $850,000 (2025) | $720,000 (2022), $750,000 (2021) |
| 1,078 sq ft | None | None | $755,000 (2025) |
| 1,175 sq ft | $755,000 (2022), $900,000 (2025) | $1,112,500 (2025) | None |
The sales do not sort by height. The lowest and the second-highest prices of the 1,042 plan both closed on floors 1 to 4, and no cell holds more than three sales. We measure no floor premium from 12 sales spread over five years. The October 9, 2026 closing at $675,000 adds a fourth sale to the 1,042 plan’s floors 1 to 4 cell, inside its earlier range.
The roll is more orderly than the sales. Unlike some island buildings where one just value repeats down a whole stack, the county gives Riviera Club residences different figures by floor, and the medians climb with height in all three plans.
| County plan | Median just value, floors 1 to 4 | Median just value, floors 5 to 8 | Median just value, floors 9 to 12 |
|---|---|---|---|
| 1,042 sq ft | $500,635 | $544,434 | $559,141 |
| 1,078 sq ft | $517,374 | $544,027 | $572,752 |
| 1,175 sq ft | $526,881 | $579,943 | $599,283 |
From the lowest band to the highest, the county’s median rises by about $58,500 in the 1,042 plan, $55,400 in the 1,078 plan and $72,400 in the 1,175 plan. Those are assessments for tax purposes and not prices, and they are a reason to look for a height difference at the walk-through, not a number to add to a sale.
The record cannot split position. Each of floors 1 to 11 holds seven residences, three of the 1,042 plan and two each of the other two, and the county does not say which end of the building or which exposure a residence has. Every parcel carries the same Gulf land code. No public field carries a view, a renovation or furnishings either, and the $200,000 gap between the two September 17, 2025 closings sits entirely inside that blind spot.
The Riviera Club record does not support a firm direction. None of the last five 12-month blocks holds 10 MLS closings, two of them hold none, and the latest block, to October 7, 2026, holds one sale (two to October 29). We set out the history by year and by plan, give the county’s 36-year deed record, and draw no forecast.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Trailing 12-month block | MLS closings | What closed |
|---|---|---|
| October 2025 to October 2026 | 1 to October 7 (2 to October 29) | $585,000, and $675,000 on October 9 (under 10 sales, no trend drawn) |
| October 2024 to October 2025 | 6 | $650,000, $755,000, $850,000, $900,000, $900,000, $1,112,500 (under 10 sales, no trend drawn) |
| October 2023 to October 2024 | 0 | No closings |
| October 2022 to October 2023 | 0 | No closings |
| October 2021 to October 2022 | 6 | $672,000, $694,900, $720,000, $750,000, $755,000, $774,500 (under 10 sales, no trend drawn) |
The two $900,000 entries in the second row are the probable double entry of one sale. By calendar year the five-year MLS record shows 2 closings in the last weeks of 2021, 4 in 2022, none in 2023, none in 2024, 6 in 2025 and 2 so far in 2026, to October 29.
Comparing like with like removes the mix problem and leaves very small lists. The 1,042 plan closed at $694,900 and $750,000 in 2021, at $672,000, $720,000 and $774,500 in 2022, at $650,000 and $850,000 in 2025 and at $585,000 and $675,000 in 2026. The 1,175 plan closed at $755,000 in 2022 and at $900,000 and $1,112,500 in 2025. The 1,078 plan closed once, at $755,000 in 2025.
In the 1,042 plan the 2025 sales sit below and above every 2022 sale, and the May 2026 sale sits below all of them, while the October 2026 sale at $675,000 sits above two of them. In the 1,175 plan both 2025 sales sit above the 2022 sale. Those are facts about 12 sales, and they point in different directions.
The county’s qualified file is a separate series and reaches back to July 1990. It holds 120 deeds: 118 for residences of the three standard plans and two for the 4,374-square-foot residence, which sold for $712,500 in 1999 and $1,300,000 in 2011. We group the 118 into periods so that most rows hold 10 or more.
| Deed years | Qualified deeds, standard plans | Lowest to highest | Median |
|---|---|---|---|
| 1990 to 1994 | 25 | $110,000 to $187,000 | $145,000 |
| 1995 to 1999 | 23 | $170,000 to $275,000 | $204,000 |
| 2000 to 2004 | 10 | $250,000 to $560,000 | $444,500 |
| 2005 to 2008 | 15 | $435,000 to $725,000 | $590,000 |
| 2009 to 2013 | 16 | $307,500 to $571,500 | $384,500 |
| 2014 to 2019 | 10 | $410,000 to $675,000 | $482,500 |
| 2020 to 2021 | 13 | $500,000 to $750,000 | $555,000 |
| 2022 to 2024 | 0 | No qualified deeds | None |
| 2025 to 2026 | 6 | $585,000, $650,000, $755,000, $850,000, $900,000, $1,112,500 | Listed, under 10 deeds |
The median of the 2009 to 2013 deeds was about a third below the $590,000 median of 2005 to 2008. Only seven qualified deeds of the standard plans have ever reached $700,000: two in 2005, one in 2021 and four in 2025.
The MLS shows a closing on May 19, 2022 and the next on February 10, 2025, a gap of 998 days. Hurricane Ian made landfall on September 28, 2022, inside that gap. The record shows what closed, not why a sale did or did not occur, and we found no association or government document describing damage to this building.
One Riviera Club condo of the 1,042-square-foot plan shows what the public record can and cannot tell an owner. The Lee County file records deeds at $170,000 in 1997, $425,000 in 2018, $680,000 in 2022 and $850,000 in 2025. The record omits improvements, carrying costs and reasons.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county’s deed list holds four transfers for the residence, at the building address 7500 Estero Blvd, on floors 5 to 8. The first, dated February 19, 1997, was $170,000. The second, dated January 18, 2018, was $425,000, a rise of 150.0 percent over 20.9 years. The third, dated March 1, 2022, was $680,000, up 60.0 percent in 4.1 years. The fourth, dated September 17, 2025, was $850,000, up 25.0 percent in 3.5 years.
The county coded the 1997, 2018 and 2025 deeds as qualified sales and did not code the 2022 deed that way, and the 2022 transfer is not in the MLS. So the county’s qualified series reads this residence as one resale from $425,000 to $850,000, a gain of exactly 100.0 percent in 7.7 years, and skips the step in between.
The Southwest Florida MLS shows a closing in the building on September 17, 2025 at the same $850,000, with a last list price of $899,000 and 119 days on the market, so that buyer paid 94.5 percent of the final list price. The roll’s just value for the residence is $614,478, or 72.3 percent of the 2025 price. This is an example from the public record.
The county’s qualified file holds 36 residences with two or more qualified deeds, which gives 56 back-to-back resales. We show the eight most recent, by plan and floor band and never by unit, with dates and prices exactly as recorded.
| County plan (sq ft) | Floor band | Earlier deed | Earlier price | Later deed | Later price | Years held | Change |
|---|---|---|---|---|---|---|---|
| 1,042 | 5 to 8 | Jan 18, 2018 | $425,000 | Sep 17, 2025 | $850,000 | 7.7 | +100.0% |
| 1,042 | 5 to 8 | May 23, 2005 | $545,000 | Sep 17, 2025 | $650,000 | 20.3 | +19.3% |
| 1,175 | 5 to 8 | Mar 30, 2012 | $571,500 | Jun 6, 2025 | $1,112,500 | 13.2 | +94.7% |
| 1,078 | 9 to 12 | Jun 4, 2021 | $575,000 | Apr 17, 2025 | $755,000 | 3.9 | +31.3% |
| 1,175 | 1 to 4 | Aug 5, 1998 | $223,000 | Feb 10, 2025 | $900,000 | 26.5 | +303.6% |
| 1,042 | 5 to 8 | Aug 17, 1998 | $204,000 | Dec 1, 2021 | $694,900 | 23.3 | +240.6% |
| 1,042 | 9 to 12 | Jul 29, 2004 | $530,000 | Nov 2, 2021 | $750,000 | 17.3 | +41.5% |
| 1,078 | 9 to 12 | Nov 1, 1991 | $145,000 | Jun 4, 2021 | $575,000 | 29.6 | +296.6% |
Of the 56, 49 sold for more the second time and 7 for less, with a median change of +52.3 percent over a median hold of 7.6 years. Timing decided the outcome more than anything else in the file. All 21 resales whose second deed is dated 1990 to 2008 rose. Of the 12 dated 2009 to 2013, 5 rose and 7 fell, by 2.8 to 42.3 percent. All 18 dated 2014 to 2021 rose, and so did all 5 dated 2025 and 2026.
The qualified file has no deeds dated 2022 to 2024, so resales that touched those years are missing from the 56. A residence of the 1,175 plan shows a county deed at $1,175,000 in June 2022, not coded qualified and not in the MLS, before its qualified sale at $1,112,500 in June 2025. And the MLS repeat described above went from $774,500 in May 2022 to $585,000 in May 2026, while a second MLS repeat went from $672,000 in January 2022 to $675,000 in October 2026. The pairs that involve a 2022 purchase point the other way from the long holds, which is why we use a deed chain as a check on a range and never as the range.
A Riviera Club condo’s value moves with its floor plan, floor and view, its condition, the association’s fees and documents, its flood and insurance cost, and the rental and pet rules a buyer inherits. Most of those are not in any public record, and inside the 1,042-square-foot plan alone the five-year gap between the lowest and highest sale is $265,000.
The Riviera Club addresses we geocoded resolve to one point on Estero Blvd, and that point and the building’s midpoint both read FEMA Zone VE with a base flood elevation of 13 feet NAVD88, on Lee County flood map panel 12071C0567G effective November 17, 2022. The FEMA flood map indicates this at these addresses, and the building is in evacuation zone A. An elevation certificate or a lender’s determination settles a single residence.
Rental terms and pet rules for Riviera Club are not published. The recorded declaration at Lee County Official Records Book 1544, Page 1521 and the association’s current rules govern, so ask for them in the resale package. The Town of Fort Myers Beach requires registration of a residence rented as a short-term vacation rental, and the Town’s 2026 list of condominiums that opted out of Town enforcement showed no Riviera Club entry when we searched it on October 7, 2026. That file does not state the association’s own rules.
Hurricane Ian put 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island on September 28, 2022, according to the National Hurricane Center. The county roll shows no Riviera Club parcel with a year built of 2023 or later, and we found no document describing damage to this building, so we make no statement about it. The Town applies its 50 percent rule per building, which matters to a buyer weighing a building-wide repair and not to a cosmetic renovation.
The building stands on the Gulf side of Estero Blvd in the southern half of Estero Island. By free-flow road estimates run from Bay Beach Lane, less than a quarter mile from the building’s midpoint, Lovers Key State Park is about 3.5 miles and 12 minutes away. The new Big Carlos Pass Bridge opened to traffic on November 14, 2025 at the island’s south end, and with two MLS closings since, no price effect can be read from it.
Fees, reserves, assessments and insurance affect a Riviera Club condo’s value because a buyer prices the whole monthly cost, not the purchase price alone. Listing-entered annual recurring fees ran from $7,200 to $10,400 across 11 closings to October 29, 2026, with a median of $8,400, and none is verified until the association’s budget confirms it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Listing-entered annual recurring fees on 11 Southwest Florida MLS closings to October 29, 2026 ranged from $7,200 to $10,400 (not verified; the association’s current budget and an estoppel certificate govern). The other three records entered $0, which is not a fee. The entries move in steps as a quarterly condominium fee: $1,800 on the three closings from November 2021 to January 7, 2022, $2,100 on the three from January 14 to May 2022, and $2,600 on the five from April 2025 to October 2026. No master association fee appears on any record.
At $2,600 a quarter the entry is $10,400 a year, or about $867 a month. Against the $585,000 sale of May 2026 that is 1.8 percent of the price each year, more than the $7,786.82 that the 2026 applied millage of 13.3108 (13.4329 in 2025) implies in property tax on the same figure before exemptions. We cannot tell from the entries whether dues rose, an assessment was added or the coverage changed between $1,800 and $2,600, a rise of about 44 percent.
Florida’s milestone inspection law (Statute 553.899) applies to condominium buildings of three or more habitable stories at 30 years, and the structural integrity reserve study rule (Statute 718.112) applies to buildings of three or more stories. The county dates the building to 1981 with a story field of up to 12, so by computation the building reached 30 years in 2011, its initial milestone inspection fell due by December 31, 2024, and its reserve study by December 31, 2025. We computed those dates from the county’s year built and stories and state no status.
The association carries the building policy, and its premium is part of the dues. We found no premium from a primary source and publish none. The Town of Fort Myers Beach is a Community Rating System Class 5 community with a 25 percent discount on federal flood policies, effective April 1, 2026, according to the Town’s flood insurance page, and Citizens Property Insurance exempts policies written on a unit owner’s form from its flood requirement, according to Citizens.
No. The Lee County Property Appraiser’s just value is the county’s estimate for tax purposes, and for Riviera Club it sits below most recent sale prices. The median just value of the 81 residences is $553,778 on the October 4, 2026 roll file, against a $752,500 median for the county’s 8 qualified deeds of the last 60 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 80 two-bedroom residences carry just values from $452,611 to $713,857, apart from the one parcel at $67,073. The medians are $541,102 for the 1,042-square-foot plan, $544,027 for the 1,078 plan and $579,943 for the 1,175 plan, which works out to about $519, $505 and $494 a square foot. The large twelfth-floor residence reads $2,808,627.
For each of the 8 qualified deeds of the last 60 months we set the residence’s just value on the October 4, 2026 roll beside the recorded price. All 8 sold above their just value. The just value ran from 50.5 percent of the price, on the $1,112,500 sale, to 95.2 percent, on the $750,000 sale of November 2021, and the median of these 8 ratios is 83.9 percent. On the latest qualified deed, $585,000 in May 2026, it was 85.6 percent. The four condos listed on October 7, 2026 ask prices at which the just value would be 74.1 to 86.0 percent.
Riviera Club and Gullwing Beach Resort are both Gulf-side high-rise condominiums on Estero Blvd in Fort Myers Beach, about three-quarters of a mile apart, but their records differ. Over the same 60 months to October 7, 2026 Riviera Club’s MLS median is $755,000 on 13 closings and Gullwing’s is $960,000 on 29, and they differ in age, size, fees and just value.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Gullwing Beach Resort, at 6620 Estero Blvd, is one 12-story building of 66 residences that the county dates to 2000. Its owners can read our Gullwing Beach Resort home valuation page for the same exercise on their building. The distance is a straight line between the two roll midpoints, our own computation.
| Measure | Riviera Club | Gullwing Beach Resort |
|---|---|---|
| Built (county) | 1981 | 2000 |
| Residential parcels on the county roll | 82 (81 residences plus common elements) | 67 (66 residences plus common elements) |
| County land frontage | Gulf | Gulf |
| Heated area on the roll | 1,042, 1,078 or 1,175 sq ft in 80 residences, one of 4,374 | 1,393 to 1,863 sq ft, three plans |
| MLS closings, 60 months | 13, median $755,000 | 29, median $960,000 |
| MLS price range, 60 months | $585,000 to $1,112,500 | $540,000 to $2,000,000 |
| Median price per MLS sq ft, 60 months | $691 | $588 |
| Median days on market, 60 months | 48 | 67 |
| Median sale-to-final-list, 60 months | 97.3% | 97.0% |
| MLS closings, 12 months to October 7, 2026 | 1 (2 to October 29) | 4 |
| First MLS window with 10 or more closings | 60 months | 36 months (11 closings, median $860,000) |
| Active and pending, October 7, 2026 | 4, from $569,900 to $715,000 | 2, at $2,000,000 and $2,025,000 |
| County qualified deeds, 60 months | 8, median of these 8 $752,500 | 17, median $800,000 |
| County median just value | $553,778 | $393,700 |
| Listing-entered annual fees | $7,200 to $10,400 on 10 entries | $11,316 to $26,880 on 29 entries |
| Computed first milestone inspection deadline | December 31, 2024 | December 31, 2030 |
The fee row compares listing-entered figures from different sets of sales and is not verified for either condominium. Gullwing’s county count includes one deed at $261,631 that sits far below every other deed in its file.
Gullwing’s five-year median is $205,000 higher, and Riviera Club’s price per square foot is $103 higher, because Gullwing’s residences are larger, 1,393 to 1,863 square feet against 1,042 to 1,175. The just-value row runs opposite to the price rows: Riviera Club’s median just value is 73.6 percent of its county median price, and Gullwing’s is 49.2 percent.
A Riviera Club owner should not price from a Gullwing sale: the buildings differ in age by 19 years, in residence size and in the fee entries. A buyer who wants a 2000 building and a three-bedroom plan will pay Gullwing’s prices, and a buyer who wants the Gulf side at a lower entry price will look at Riviera Club and read its 1981 documents closely.
Riviera Club sits near the top of Fort Myers Beach condominium prices in our records, with a 60-month MLS median of $755,000 on 13 closings and the highest price per square foot of the eight rows below. Each row uses its own window, so compare medians only where windows match.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windows differ because the sale counts differ: we widen the window until it holds at least 10 sales where the data allows. Riviera Club, Carlos Pointe, Smugglers Cove and Windward Point all lead with 60 months, so those four rows compare directly. The county column is a separate series and is never mixed with the MLS column.
| Condominium | 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) |
|---|---|---|---|---|---|---|---|---|
| Riviera Club | 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 |
| Gullwing Beach Resort | 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 |
| Waterside at Bay Beach | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| Ocean Harbor | 151 | 1991 to 1992 | 5 | 23 | 36 mo: n 15, median $670,000, range $451,250 to $1,212,000 | 493.0 | 3 | 36 mo: n 16, median $697,500 |
| Creciente | 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 |
| Carlos Pointe | 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 |
| Smugglers Cove | 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 | 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 |
Among the four rows that share a 60-month window, Riviera Club’s median ($755,000) and its price per square foot ($691) are the highest, ahead of Carlos Pointe ($563,500 and $579), Smugglers Cove ($450,000 and $568) and Windward Point ($430,000 and $486). Carlos Pointe carries the same 1981 year built, so age does not explain the gap. Riviera Club also shows the fewest county-qualified sales of the eight rows, 8, and, to October 7, tied Windward Point for the fewest closings in the last 12 months, 1.
Across ZIP 33931, the Southwest Florida MLS recorded 397 closings in the 12 months to October 7, 2026 at a median of $510,000 and $455 a square foot, with a median of 92 days on the market and a median sale at 93.8 percent of the final list price. Condominiums alone, by joining MLS addresses to the county roll, show 238 closings at a median of $425,000; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. Riviera Club’s window is five years and the ZIP’s is one, so we set them side by side and subtract nothing. For the island as a whole, see our Fort Myers Beach home valuation page.
On a $755,000 Riviera Club sale, the seller’s customary Lee County costs are deed stamps of $5,285.00 and an owner’s title policy of about $3,850, before commission, and a worked sheet at a 5 percent commission illustration nets about $704,000 before any mortgage payoff. Commission is negotiable, and the contract controls every split.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
In Lee County the seller customarily pays the owner’s title insurance policy and the documentary stamp tax on the deed, which is $0.70 per $100 under Florida Statute 201.02. These are customs, not law, and the contract controls. The buyer customarily pays the lender’s title policy and loan charges, and the recording fees.
Both price points are recorded MLS figures: the 60-month median and the May 26, 2026 closing, the most recent sale in the building until October 9, 2026, when a condo of the same plan closed at $675,000.
| Line | At the $755,000 60-month median | At the $585,000 sale of May 26, 2026 |
|---|---|---|
| Sale price | $755,000.00 | $585,000.00 |
| Deed documentary stamp tax, $0.70 per $100 | minus $5,285.00 | minus $4,095.00 |
| Owner’s title policy, promulgated rate estimate | minus $3,850.00 | minus $3,000.00 |
| Brokerage commission, 5 percent illustration (negotiable) | minus $37,750.00 | minus $29,250.00 |
| Property tax credit to buyer, June 30 closing illustration | minus $3,635.13 | minus $3,551.92 |
| Estimated proceeds before payoff, estoppel and other charges | $704,479.87 | $545,103.08 |
The title premium uses the state’s promulgated owner’s policy rates, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 up to $1,000,000, and is an estimate before rounding and credits. The 5 percent commission is a figure for arithmetic only, and each percentage point is $7,550 on a $755,000 sale. The tax lines are illustrations: the building’s median just value of $553,778 at the 2026 applied millage of 13.3108 is $7,371.23 a year before exemptions, the 1,042 plan’s median of $541,102 is $7,202.50, and 180 days of each, for a June 30 closing, is a credit to the buyer. The title company’s method controls.
It leaves out your mortgage payoff, any estoppel certificate fee, the municipal lien search, association transfer and application charges, prorated dues, any assessment balance due at closing, concessions, and any income tax on gain. We run the sheet again with your real numbers before you sign a listing.
Yes. An in-person comparative market analysis lets us see the floor, view, condition and updates that no public record shows, and it turns a range into a recommended list price for your Riviera Club condo with the competing listings beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It includes a walk-through, a review of your windows, sliders, permits and association documents, the closings we selected and our adjustments to each, the listings you would compete with, a recommended list price and strategy, and an estimated net sheet.
There is no obligation to list with us. Request your free Riviera Club condo valuation or call Jesse at (239) 898-6072. If you are thinking of selling, our guide to selling a condo in Riviera Club walks through the process, and if you are buying, Marc takes your call at (239) 287-5873.
We could not verify the items below about Riviera Club from a primary source, so this page makes no claim on them. Each names the document or office that settles it, and we would rather leave a gap than guess. What we did read first-hand is named in the sections above.
These Riviera Club answers come from the Southwest Florida MLS, the Lee County Property Appraiser, federal, state and Town agencies and Florida law, as of October 7, 2026, with the MLS re-checked October 29, 2026. Where a fact is not published, we say so. Call Jesse direct at (239) 898-6072 for a range on your own condo.
It is worth what residences of your floor plan recently sold for, adjusted for floor, view and condition. The MLS shows 13 closings in 60 months from $585,000 to $1,112,500, with a $755,000 median, and two in the 12 months to October 29, 2026.
The median is $755,000 for the 13 Southwest Florida MLS closings in the 60 months to October 7, 2026, the first window with 10 or more sales. It describes five years, not today: the two latest sales closed at $585,000 in May 2026 and $675,000 on October 9, 2026, and with the October 9 sale the 60-month median to October 29 is $752,500.
The record does not say. No 12-month block in five years holds 10 sales, two hold none, and the latest, to October 7, held one. The 2025 sales ran from $650,000 to $1,112,500, and the 2026 sales were $585,000 and $675,000. We draw no forecast.
Two, counted to October 29, 2026. The Southwest Florida MLS recorded a single closing between October 7, 2025 and October 7, 2026, at $585,000 on May 26, 2026, and a second on October 9, 2026, at $675,000.
Among the 11 closings with listing history in five years, the median was 48 days on the market, from 0 to 256. The four 2025 closings with listing history took 0, 111, 119 and 256 days, and the October 9, 2026 closing took 131.
The median sale was 97.3 percent of the final list price on all 13 closings and 96.9 percent on the 11 with listing history. Since May 2022 every such closing sold below its last ask, from 89.2 to 97.7 percent; the October 9, 2026 closing was 94.4 percent.
On October 7, 2026 the MLS showed 3 condos active, at $569,900, $629,000 and $678,000, and 1 pending at $715,000, which closed on October 9 at $675,000; on October 29 the same three were active and none was pending. Three are residences of the 1,042-square-foot plan and one is of the 1,078 plan.
They overlap. Over five years residences of the 1,042 plan closed from $585,000 to $850,000 on 8 sales to October 7 and a ninth at $675,000 on October 9, the 1,078 plan closed once at $755,000, and the 1,175 plan closed from $755,000 to $1,112,500 on 3 placed sales.
The 12 placed sales do not sort by height, so we measure no premium. The county’s just values do rise with floor: in the 1,042 plan the median runs from $500,635 on floors 1 to 4 to $559,141 on floors 9 to 12.
On the MLS living area, the 13 closings of the 60 months to October 7, 2026 ran from $561 to $947 a square foot, with a median of $691.
The county roll shows 35 residences of 1,042 square feet, 22 of 1,078 and 23 of 1,175, all two bedrooms and two baths, plus one twelfth-floor residence of 4,374 square feet with four bedrooms and four baths.
No. The median just value for the 81 residences is $553,778, and across the 8 qualified deeds of the last 60 months the just value ran from 50.5 to 95.2 percent of the recorded price.
An online estimate works from public fields that mislead here: one or two sales in a year, a county qualified file with no deeds from 2022 to 2024, low-dollar transfers in the deed list and a sale entered twice. It cannot see view, condition, fees or documents.
The record does not say. Both September 17, 2025 closings were 1,042-square-foot residences on floors 5 to 8, one at $650,000 after 256 days and one at $850,000 after 119. View, condition and furnishings are not public fields.
Probably because one sale was entered twice. One record closed February 10, 2025 as a Sold Data Entry sale and one February 13 without a residence number, and the county shows a single $900,000 deed.
A value range built from sales of residences like yours, with dates, prices, plans, floor bands and list history, plus the flood, fee and document facts buyers weigh, the competing listings and a net sheet at Lee County custom.
A buyer prices the monthly cost along with the price. Listing-entered annual recurring fees ran from $7,200 to $10,400 across 11 closings to October 29, 2026, and the five entries since April 2025 all read $10,400. These entries are not verified.
The listing entries did: $1,800 a quarter in late 2021, $2,100 in the first half of 2022 and $2,600 from April 2025, a rise of about 44 percent. We cannot tell why. The association’s budget answers it.
It is the association’s statement of what is owed on the residence, and a buyer’s closing agent will require it. Florida Statute 718.116 governs it. We print no dollar amount, so ask the association for its current fee.
Under Florida Statute 718.503 a resale seller delivers the declaration, articles, bylaws and rules, the latest budget and financial statement, the milestone inspection summary where one applies, the structural integrity reserve study or a statement that none exists, and the state’s questions-and-answers document.
A resale buyer may cancel within 7 days, not counting weekends and legal holidays, after the contract and the documents. Where a milestone inspection summary, turnover report or structural integrity reserve study applies, the window is 15 days, under Statute 718.503.
Florida Statute 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before the contract. Read the statute for the exact wording.
It affects what a buyer pays to insure it. The FEMA flood map indicates Zone VE with a base flood elevation of 13 feet NAVD88 at the address point and the midpoint we tested, in evacuation zone A.
They can. The county dates the building to 1981, so by computation the first milestone inspection fell due by December 31, 2024 and the reserve study by December 31, 2025. We state no status, and buyers will ask for both.
Rental terms are not published. The recorded declaration at Lee County Official Records Book 1544, Page 1521 and the association’s current rules govern, and the Town of Fort Myers Beach requires registration of short-term vacation rentals.
No. This page covers the condominium at 7500 Estero Blvd in Fort Myers Beach, whose association is Riviera Club Association, Inc., Florida document number 760031.
On a $755,000 sale, deed stamps are $5,285.00 and an owner’s title policy about $3,850. With a 5 percent commission illustration of $37,750 and a $3,635.13 tax credit to the buyer, proceeds are about $704,480 before payoff and other charges.
By custom, the seller pays the owner’s title policy and the deed’s documentary stamp tax, and the buyer pays the lender’s title policy, loan charges and recording fees. The contract controls.
The documentary stamp tax on the deed is $0.70 per $100 of consideration under Florida Statute 201.02. On a $755,000 sale that is $5,285.00, and on a $585,000 sale it is $4,095.00.
It depends on your gain, your ownership and use, and your filing status. The IRS excludes up to $250,000 of gain, or $500,000 for joint filers who qualify, on a main home. Ask your tax adviser.
The Town of Fort Myers Beach district’s 2026 applied millage is 13.3108 (13.4329 in 2025), so a $755,000 assessed value carries $10,049.65 before exemptions and non-ad valorem charges. A buyer’s assessed value resets after a sale.
The Southwest Florida MLS shows no Riviera Club closing between May 19, 2022 and February 10, 2025, a stretch of 998 days that includes Ian’s landfall on September 28, 2022. We found no document on damage to this building.
Mostly. Of 56 back-to-back resales in the county’s qualified file since 1990, 49 sold higher and 7 lower, and all 7 losses closed between 2009 and 2013. Of two MLS repeats of 2022 purchases, one fell from $774,500 to $585,000 in May 2026 and one rose from $672,000 to $675,000 in October 2026.
Price from the nearest like residence of your plan. The $755,000 median sits above six of the eight sales of the 1,042 plan to October 7 (seven of nine with the October 9 sale) and above every asking price of October 2026, and every recent closing with a listing history sold under its final list price.
Enter your address in the valuation form on this page, request a free valuation, or call Jesse direct at (239) 898-6072.
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Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent, and Marc Comisar is a top-reviewed Fort Myers Beach buyer’s agent. You can read every review in full on our Google Business Profile. We publish no aggregate rating.
★★★★★ “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 purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “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
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A Fort Myers Beach specialist matters when you value your Riviera Club condo because the island’s buildings have very different records, and a building with one or two closings in a year cannot be priced from a median. A specialist reads each closing, the deed list, the documents and the flood layers first.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read what the other side will read. A buyer’s agent, lender and insurer will read your estoppel certificate, your building’s flood zone and the county roll, and a seller who has read them first sets a price that survives the contract period. Read our Fort Myers Beach seller page for the island’s process and our Fort Myers Beach buyer page if you are on the other side of a sale.
If you are searching for a Riviera Club listing agent, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from sales of your own floor plan. The MLS recorded 2 Riviera Club closings in the 12 months to October 29, 2026, and 3 condos were listed that day, so the next owner to sell should call us first.
If you are thinking, “I need someone to sell my condo in Fort Myers Beach,” McGreevy and Comisar helps owners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you own a residence of the 1,042, 1,078 or 1,175 square foot plan at 7500 Estero Blvd, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. Our Riviera Club seller page walks through the process, and this page holds the building’s sale record.
Enter your address in the Home Valuation form at the top of this page for your free Riviera Club condo valuation, read how we sell Riviera Club condos, or talk to Jesse direct. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying at Riviera Club instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Fort Myers Beach buyer’s agent; you can read every review in full on our Google Business Profile. We work from our Bonita Springs office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and list and sell Riviera Club condos and other Fort Myers Beach properties.
For more on the island, see our Fort Myers Beach guide, and read about McGreevy and Comisar.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. See how we represent buyers or contact us.
Every figure and rule on this Riviera Club page traces to a source below, and each link is to the agency, court of record, statute or news organization that published the fact. We cite no brokerage, listing or automated-valuation site. All links were accessed October 7, 2026.
These are the public primary documents behind the price, tax, closing-cost, rental and storm sections of this Riviera Club page, each linked to the agency that issues it: the State of Florida, Lee County, the Town of Fort Myers Beach, the National Hurricane Center or the Internal Revenue Service.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, What Is My Riviera Club Home Worth? Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.