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 Royal Pelican condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 144 condominiums of Royal Pelican, nine building numbers on Bay Beach Lane inside the Bay Beach area of Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Royal Pelican parcel belongs to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County. The page is built from Southwest Florida MLS closings and the county’s recorded sales, read building by building and plan by plan, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Royal Pelican condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. The Southwest Florida MLS recorded 19 Royal Pelican closings in the 60 months to October 7, 2026, at a median of $429,900, from $260,000 to $635,000. That five-year median is not today’s price: the six closings of the last 12 months sold from $260,000 to $355,000, and four of them sold for less than the county’s just value of the same condo. The state’s record calls the community Royal Pelican Townhouse; it is a chapter 718 condominium on Bay Beach Lane, ZIP 33931. 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 Royal Pelican condo in Fort Myers Beach is worth what the newest closings of its own plan brought, adjusted for condition, level, fees and insurance cost. The Southwest Florida MLS shows 19 closings in 60 months at a $429,900 median, and the six closings of the last 12 months sold from $260,000 to $355,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Royal Pelican closing in the Southwest Florida MLS for the 60 months to October 7, 2026, including closings entered as Sold Data Entry, and none of the 19 is one. Our floor for a median is 10 closings. The 12, 24 and 36 month windows hold 6, 7 and 9, so the 60-month window is the first to clear the floor, and it leads.
| Window to October 7, 2026 | MLS closings | Sold price range | Total sold volume | Median sold price | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 12 months | 6 | $260,000 to $355,000 | $1,887,900 | Not shown, fewer than 10 closings | See the list | See the list | See the list |
| 24 months | 7 | $260,000 to $415,000 | $2,302,900 | Not shown, fewer than 10 closings | See the list | See the list | See the list |
| 36 months | 9 | $260,000 to $480,000 | $3,232,900 | Not shown, fewer than 10 closings | See the list | See the list | See the list |
| 60 months | 19 | $260,000 to $635,000 | $8,038,400 | $429,900 | $354 | 42 | 97.0% |
The 60-month figures describe five years, not this autumn: 8 of the 19 closings fall in the oldest of the five years and only 6 in the newest. That is why this page lists every closing and why our valuation starts from the newest ones.
The six closings from April 30 to September 30, 2026 sold for $343,000, $355,000, $300,000, $349,900, $280,000 and $260,000, a total of $1,887,900. The median of these 6 closings is $321,500, at $270 per square foot, with 109.5 days on market and 91.9% of the final list price. Six closings are a list, not a market statistic.
These are the eight facts about Royal Pelican condo values that matter most to an owner in October 2026, each with its source and its count.
This guide runs from the short answer and our method through the sales record, the plans, fees, a comparison with Captains Bay, a net sheet and the questions owners ask most.
Why Value Your Royal Pelican Condo With McGreevy and Comisar? · Get Your Free Royal Pelican Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Royal Pelican Values in Fort Myers Beach? · How Do We Value a Royal Pelican Condo in Fort Myers Beach? · What Did Royal Pelican Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Royal Pelican Condo in Fort Myers Beach Worth by Building, Floor, Size and Position? · Are Royal Pelican Condo Values in Fort Myers Beach Rising or Falling? · One Royal Pelican Condo’s Public Record · What Moves a Royal Pelican Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Royal Pelican Condo Value? · Is the Property Appraiser’s Just Value What a Royal Pelican Condo Will Sell For? · Royal Pelican vs Captains Bay: How Do the Records Compare? · How Do Royal Pelican Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Royal Pelican Condo in Fort Myers Beach? · Want a Free In-Person Royal Pelican Condo CMA? · What We Could Not Verify · Frequently Asked Questions, Royal Pelican Home Value Edition · What Royal Pelican Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Royal Pelican Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Royal Pelican condos from the closings of Royal Pelican itself, by plan, building and date, not from a Bay 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, the fee history 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 the newest closings of your plan with you, or see how selling your Royal Pelican 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.
To get a free Royal Pelican 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 newest closings of your plan and building, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, building numbers, sizes and prices, the older closings we set aside, and our adjustments for condition, level, fees and insurance cost. We need your building number, plan size, level, any renovation, whether a boat slip transfers with the unit, and your latest association statement.
An online estimate misses Royal Pelican values because a model sees 19 sales in five years, cannot tell a 2021 price from a 2026 price by anything but arithmetic, never reads a fee statement or an assessment letter, and treats a tax figure as evidence. Treat any automated estimate of a Royal Pelican condo as a starting question.
A model that averages the 60-month record lands near $429,900, while the six closings of the last 12 months ran from $260,000 to $355,000. A model that weights the last year has only six sales to learn from, one of which took 309 days and closed at 74.3% of its final list price.
Listing agents entered $6,100 to $6,718 a year on the eight closings of October 2021 to August 2022 and $12,400 on each of the seven closings since September 2025. A buyer sees the current figure on the first page of a listing. An automated estimate does not see it at all.
Many models lean on the county’s just value. At Royal Pelican the roll’s median just value for the 144 unit parcels is $332,591, and four of the six closings of the last 12 months sold below the just value of the same parcel, by as much as $70,641. A figure set for a January 1 valuation date cannot follow a market that moved during the year.
We value a Royal Pelican condo in four steps: choose the newest closings of its own plan, adjust for level, condition, fees and insurance cost, weigh the date, and test the number against what is for sale this week. The result is a range we can defend line by line, with every comparable named.
The first window that holds 10 closings is 60 months, so the published median is a five-year figure. For pricing we start with the six closings of the last 12 months and reach back only when your plan has no recent sale.
Buyers here pay for a plan, for condition, for a level and outlook they like, and for documents that answer the fee question. The record shows what a plan sold for. It does not show what a view or a renovation added, because the listing fields we pulled state neither.
We weight the newest closings most heavily. Counted back from October 7, 2026, the five 12-month blocks hold 6, 1, 2, 2 and 8 closings, and one closing in a year cannot date a price.
On October 7, 2026 the MLS showed 4 active Royal Pelican listings and none pending. Four actives against 6 closings in 12 months is about 8.0 months of supply, on a base thin enough that one closing moves it. A re-check of the MLS on October 29, 2026 found 7 active and still none pending: the four in the table and three listed since, at $365,000 at 4571 Bay Beach Lane (1,156 square feet, about $316 per square foot, 4 days on the market), $350,000 at 4511 (1,214 square feet, about $288, 7 days) and $325,000 at 4531 (1,214 square feet, about $268, 13 days). No closing had been recorded since September 30, 2026, so 7 actives against the same 6 closings is about 14.0 months of supply.
| Street address | Living area (sq ft) | List price | List price per sq ft | Days listed | Roll just value of the same parcel | Just value as a share of the list price |
|---|---|---|---|---|---|---|
| 4591 Bay Beach Lane | 1,156 | $399,900 | $346 | 123 | $279,042 | 70% |
| 4521 Bay Beach Lane | 1,214 | $399,000 | $329 | 6 | $328,610 | 82% |
| 4541 Bay Beach Lane | 1,274 | $319,000 | $250 | 93 | $368,427 | 115% |
| 4591 Bay Beach Lane | 1,226 | $305,000 | $249 | 286 | $348,599 | 114% |
The four ask $249 to $346 per square foot, against $225 to $307 on the six closings of the last 12 months. Two are listed below the roll’s just value of the same parcel. Request your free valuation with the valuation form or read our guide to selling a Royal Pelican condo.
The 1,156 square foot plan is the best like-for-like set the record holds: 56 unit parcels on the roll and 7 MLS closings in 60 months, matched to the roll parcel by parcel. In date order they sold for $485,000 (November 2021, entered in the MLS at 1,226 square feet), $484,900 (December 2021), $635,000 (June 2022) and $480,000 (August 2022), and then $355,000 (June 2026), $300,000 (August 2026) and $260,000 (September 2026). The median of these 7 closings is $480,000, and it describes neither group: four sold at $480,000 or more before 2023 and three at $355,000 or less in 2026. For this plan today, the three 2026 closings are the comparables.
Royal Pelican homes sold for $260,000 to $635,000 in the last five years: 19 Southwest Florida MLS closings from October 8, 2021 to September 30, 2026, a median of $429,900, $354 per square foot, 42 days on market and 97.0% of the final list price. Every closing is listed below by building number.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No window shorter than 60 months reaches 10 closings, so here is the whole list, by building number and never by unit.
| Closed | Street address | Sold price | Final list price | Sold as share of list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 30, 2026 | 4521 Bay Beach Lane | $260,000 | $350,000 | 74.3% | 1,156 | $225 | 309 |
| September 3, 2026 | 4531 Bay Beach Lane | $280,000 | $299,900 | 93.4% | 1,225 | $229 | 43 |
| August 18, 2026 | 4511 Bay Beach Lane | $349,900 | $349,900 | 100.0% | 1,226 | $285 | 69 |
| August 13, 2026 | 4581 Bay Beach Lane | $300,000 | $304,900 | 98.4% | 1,156 | $260 | 178 |
| June 10, 2026 | 4571 Bay Beach Lane | $355,000 | $399,900 | 88.8% | 1,156 | $307 | 138 |
| April 30, 2026 | 4571 Bay Beach Lane | $343,000 | $379,000 | 90.5% | 1,226 | $280 | 81 |
| September 19, 2025 | 4521 Bay Beach Lane | $415,000 | $425,000 | 97.6% | 1,214 | $342 | 6 |
| June 5, 2024 | 4511 Bay Beach Lane | $480,000 | $515,000 | 93.2% | 1,226 | $392 | 17 |
| January 10, 2024 | 4541 Bay Beach Lane | $450,000 | $499,000 | 90.2% | 1,214 | $371 | 19 |
| August 16, 2023 | 4511 Bay Beach Lane | $530,000 | $564,900 | 93.8% | 1,274 | $416 | 42 |
| May 31, 2023 | 4541 Bay Beach Lane | $335,000 | $335,000 | 100.0% | 1,214 | $276 | 0 |
| August 11, 2022 | 4591 Bay Beach Lane | $480,000 | $499,900 | 96.0% | 1,156 | $415 | 71 |
| June 6, 2022 | 4561 Bay Beach Lane | $635,000 | $645,000 | 98.4% | 1,156 | $549 | 15 |
| February 9, 2022 | 4511 Bay Beach Lane | $480,000 | $495,000 | 97.0% | 1,274 | $377 | 93 |
| December 9, 2021 | 4551 Bay Beach Lane | $484,900 | $484,900 | 100.0% | 1,156 | $419 | 3 |
| December 6, 2021 | 4521 Bay Beach Lane | $540,000 | $549,900 | 98.2% | 1,274 | $424 | 46 |
| November 30, 2021 | 4531 Bay Beach Lane | $429,900 | $429,900 | 100.0% | 1,214 | $354 | 8 |
| November 1, 2021 | 4571 Bay Beach Lane | $485,000 | $484,900 | 100.0% | 1,226 | $396 | 4 |
| October 8, 2021 | 4521 Bay Beach Lane | $405,700 | $424,900 | 95.5% | 1,226 | $331 | 9 |
We tracked every one of the 19 Royal Pelican closings in the Southwest Florida MLS individually before writing a sentence about them. Five of the 19 sold at or above the final list price and 14 below it. Nine sold in 30 days or fewer, and every one of those nine closed before October 2025. The six closings since then took 43, 69, 81, 138, 178 and 309 days.
The eight closings of October 2021 to August 2022 ran from $405,700 to $635,000, and the six of April to September 2026 from $260,000 to $355,000, so the two groups do not overlap. Price per square foot ran from $331 to $549 in the first group and $225 to $307 in the second. The years between hold only five closings, which is why we will not draw a line through them.
The Lee County Property Appraiser’s qualified sales are a separate series, never mixed with the MLS in one figure. To the October 4, 2026 roll file the county shows 2 qualified Royal Pelican sales in 12 months, 4 in 24, 6 in 36 and 16 in 60, the last at a median of $465,000, from $250,000 to $590,000. The county’s 60-month list of 16 overlaps the MLS list on 13 sales. It leaves out three of the four MLS closings of August and September 2026, which are not yet in the file, and it holds three sales the MLS does not: $590,000 in May 2025 at 4551 Bay Beach Lane, $548,900 in September 2023 at 4571 and $250,000 in August 2022 at 4541. That is why the county median, $465,000, sits above the MLS median. The county file also records three MLS closings it does not code as qualified: $480,000 at 4511 dated February 7, 2022, $635,000 at 4561 dated June 6, 2022, and the August 2026 sale at 4511 for $349,900, on a deed that also carries a boat slip parcel. We print the codes and do not guess at the reasons.
A Royal Pelican condo is one of four two-bedroom plans in nine building numbers, and the record splits by plan and building better than by floor or view. Over 60 months the 1,274 square foot plan sold from $480,000 to $540,000 and the 1,156 square foot plan from $260,000 to $635,000, so date outweighs size.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll gives every Royal Pelican unit parcel one of four heated areas. We matched each MLS closing to its roll parcel, so the table groups closings by the roll’s plan. Every group is under 10 closings, so each median is the median of those closings and nothing more.
| Roll plan (heated sq ft) | Baths on the roll | Unit parcels | MLS closings, 60 months | Sold price range | Median sold price | Price per sq ft range | Median roll just value |
|---|---|---|---|---|---|---|---|
| 1,156 | 2 full | 56 | 7 | $260,000 to $635,000 | $480,000, the median of these 7 closings | $225 to $549 | $330,641 |
| 1,214 | 2 full, 1 half | 24 | 4 | $335,000 to $450,000 | $422,450, the median of these 4 closings | $276 to $371 | $328,163 |
| 1,225 | 2 full | 56 | 5 | $280,000 to $480,000 | $349,900, the median of these 5 closings | $229 to $392 | $346,812 |
| 1,274 | 2 full, 1 half | 8 | 3 | $480,000 to $540,000 | $530,000, the median of these 3 closings | $377 to $424 | $377,366 |
The two plans with a half bath, 1,214 and 1,274 square feet, are found only at 4511, 4521, 4531 and 4541 Bay Beach Lane. The 1,274 plan is the rarest, 8 units, and its three closings are the tightest group in the table. Do not read the medians across rows as a ranking: the 1,225 plan’s $349,900 reflects three 2026 closings out of five, and the 1,156 plan’s $480,000 reflects four closings from 2021 and 2022 out of seven.
Each of the nine building numbers has 16 unit parcels on the roll. The four older ones, 4511 to 4541, mix all four plans, and the five newer ones, 4551 to 4591, hold only the 1,156 and 1,225 plans.
| Building number | Year built on the roll | Unit parcels | Plans (heated sq ft) | Median roll just value | MLS closings, 60 months | Sold price or range |
|---|---|---|---|---|---|---|
| 4511 Bay Beach Lane | 1986 | 16 | 4 of 1,156, 6 of 1,214, 4 of 1,225, 2 of 1,274 | $336,898 | 4 | $349,900 to $530,000 |
| 4521 Bay Beach Lane | 1987 | 16 | 4 of 1,156, 6 of 1,214, 4 of 1,225, 2 of 1,274 | $328,610 | 4 | $260,000 to $540,000 |
| 4531 Bay Beach Lane | 1987 | 16 | 4 of 1,156, 6 of 1,214, 4 of 1,225, 2 of 1,274 | $330,641 | 2 | $280,000 to $429,900 |
| 4541 Bay Beach Lane | 1987 | 16 | 4 of 1,156, 6 of 1,214, 4 of 1,225, 2 of 1,274 | $330,641 | 2 | $335,000 to $450,000 |
| 4551 Bay Beach Lane | 1989 | 16 | 8 of 1,156, 8 of 1,225 | $339,702 | 1 | $484,900 |
| 4561 Bay Beach Lane | 1989 | 16 | 8 of 1,156, 8 of 1,225 | $339,702 | 1 | $635,000 |
| 4571 Bay Beach Lane | 1989 | 16 | 8 of 1,156, 8 of 1,225 | $339,702 | 3 | $343,000 to $485,000 |
| 4581 Bay Beach Lane | 1989 | 16 | 8 of 1,156, 8 of 1,225 | $332,591 | 1 | $300,000 |
| 4591 Bay Beach Lane | 1991 | 16 | 8 of 1,156, 8 of 1,225 | $341,449 | 1 | $480,000 |
No building number has enough closings for a median of its own. The table shows which plans each building holds. The roll’s legal descriptions also say which recorded declaration applies: the units at 4521 cite Official Records Book 1899, Page 1566, the units at 4531 cite Book 1932, Page 4102, and the other 112 cite Book 1861, Page 4140.
We cannot give a verified floor for any closing, because the listing fields we pulled do not state it and the roll does not either. What the roll does carry is a three-digit unit label whose first digit runs from 1 to 4, in buildings of up to four stories, and we read that digit as the level. Treat the table as our reading of the labels, which this page does not print, and each figure as the median of the few closings in its row.
| Level, as we read the unit label | Unit parcels | MLS closings, 60 months | Sold price range | Median sold price | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|---|
| 1 | 36 | 3 | $280,000 to $480,000 | $405,700, the median of these 3 closings | $331 | 17 |
| 2 | 36 | 4 | $260,000 to $484,900 | $414,950, the median of these 4 closings | $350 | 70 |
| 3 | 52 | 8 | $335,000 to $540,000 | $439,950, the median of these 8 closings | $362 | 30.5 |
| 4 | 20 | 4 | $300,000 to $635,000 | $414,000, the median of these 4 closings | $338 | 48 |
The medians sit within $34,250 of one another, and each level’s range is several times wider than that gap. On this record the level explains little and the date a great deal, so we price outlook by walking the unit.
All 144 unit parcels are on Bay Beach Lane, on the bay side of Estero Island, and the roll records the land as on a canal. None is Gulf-front, and no field we pulled says which units look over water. The FEMA flood map indicates VE at 12 feet at 4511 and 4591 Bay Beach Lane and AE at 11 feet at 4531, so position inside the community can also change a buyer’s flood insurance quote.
Royal Pelican’s recorded prices were lower in 2026 than in 2021 and 2022, but the record is too thin to call a rate or a direction from here. Counted back from October 7, 2026, the five 12-month blocks hold 6, 1, 2, 2 and 8 MLS closings. We describe the history and do not forecast it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No block reaches 10 closings, so the table prints ranges and no medians. The last column is the listing-entered annual fee on the same closings, because the two histories run side by side.
| 12-month block | MLS closings | Sold price or range | Price per sq ft | Days on market | Listing-entered annual fees (not verified) |
|---|---|---|---|---|---|
| October 8, 2025 to October 7, 2026 | 6 | $260,000 to $355,000 | $225 to $307 | 43 to 309 | $12,400 |
| October 8, 2024 to October 7, 2025 | 1 | $415,000 | $342 | 6 | $12,400 |
| October 8, 2023 to October 7, 2024 | 2 | $450,000 to $480,000 | $371 to $392 | 17 to 19 | $7,100 to $10,000 |
| October 8, 2022 to October 7, 2023 | 2 | $335,000 to $530,000 | $276 to $416 | 0 to 42 | $7,100 |
| October 8, 2021 to October 7, 2022 | 8 | $405,700 to $635,000 | $331 to $549 | 3 to 93 | $6,100 to $6,718 |
The oldest block has the highest prices and the lowest fee entries, and the newest block the reverse. That describes 19 sales. It is not proof that one caused the other: the same years hold Hurricane Ian in September 2022 and new state reserve rules for older buildings, and the record cannot separate them.
The county series is longer than our MLS pull and counts only qualified sales. A year with fewer than 10 gets the median of those sales, labelled, and no weight as a trend.
| Calendar year | County-qualified sales | Median price | Range |
|---|---|---|---|
| 2013 | 8 | $225,000, the median of these 8 sales | $202,000 to $260,000 |
| 2014 | 16 | $242,500 | $228,000 to $305,000 |
| 2015 | 9 | $260,000, the median of these 9 sales | $234,000 to $330,000 |
| 2016 | 11 | $295,000 | $250,000 to $335,000 |
| 2017 | 10 | $300,000 | $200,000 to $348,500 |
| 2018 | 5 | $258,000, the median of these 5 sales | $230,000 to $315,000 |
| 2019 | 10 | $357,500 | $261,000 to $370,000 |
| 2020 | 10 | $310,000 | $245,000 to $360,000 |
| 2021 | 16 | $407,850 | $300,000 to $540,000 |
| 2022 | 2 | $365,000, the median of these 2 sales | $250,000 to $480,000 |
| 2023 | 3 | $530,000, the median of these 3 sales | $335,000 to $548,900 |
| 2024 | 2 | $465,000, the median of these 2 sales | $450,000 to $480,000 |
| 2025 | 2 | $502,500, the median of these 2 sales | $415,000 to $590,000 |
| 2026 (to October 4) | 2 | $349,000, the median of these 2 sales | $343,000 to $355,000 |
Six years clear the floor of 10 sales, the last of them 2021 at $407,850. No year since 2021 has more than three qualified sales, so the county record cannot say what happened after it. The county file holds 120 qualified Royal Pelican sales from 2006 to 2026 in all.
The cleanest test is the same condo sold twice, because plan, building and level are held constant. The county file holds 31 pairs of consecutive qualified sales of the same condo, from 26 condos that sold more than once among the 89 that sold at least once. Of the 31 pairs, 28 sold higher and 3 sold lower, a median change of +19.0 percent over a median 4.0 years, from -23.8 percent to +150.0 percent. These are the 10 pairs whose second sale closed in 2021 or later.
| Street address | Earlier sale | Earlier price | Later sale | Later price | Change | Years between |
|---|---|---|---|---|---|---|
| 4571 Bay Beach Lane | April 2006 | $450,000 | April 2026 | $343,000 | -23.8% | 20.0 |
| 4521 Bay Beach Lane | May 2013 | $225,000 | September 2025 | $415,000 | +84.4% | 12.3 |
| 4551 Bay Beach Lane | February 2021 | $410,000 | May 2025 | $590,000 | +43.9% | 4.3 |
| 4541 Bay Beach Lane | February 2011 | $180,000 | January 2024 | $450,000 | +150.0% | 12.9 |
| 4551 Bay Beach Lane | January 2007 | $440,000 | December 2021 | $484,900 | +10.2% | 14.9 |
| 4521 Bay Beach Lane | February 2020 | $360,000 | December 2021 | $540,000 | +50.0% | 1.8 |
| 4531 Bay Beach Lane | April 2017 | $265,000 | November 2021 | $429,900 | +62.2% | 4.7 |
| 4561 Bay Beach Lane | May 2014 | $240,000 | April 2021 | $410,000 | +70.8% | 6.9 |
| 4551 Bay Beach Lane | March 2019 | $365,000 | March 2021 | $390,000 | +6.8% | 2.0 |
| 4591 Bay Beach Lane | January 2018 | $315,000 | February 2021 | $340,000 | +7.9% | 3.1 |
The newest pair is the one decline in the table: a condo at 4571 Bay Beach Lane that sold for $450,000 in April 2006 and $343,000 in April 2026. The other two declines in the file ended in 2014 and 2018. The pairs include only condos that changed hands twice, and a repeat sale is not an index.
To see where your condo sits against the newest sales, talk to us about a valuation.
One Royal Pelican condo at 4521 Bay Beach Lane has four qualified sales in the Lee County file: $260,000 in February 2013, $299,000 in January 2016, $360,000 in February 2020 and $540,000 in December 2021. This is a public record shown as an example, and it shows how one condo’s price moved between owners.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
It is the only Royal Pelican condo in the county file with four qualified sales, and one of the 8 units of the 1,274 square foot plan.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| February 1, 2013 | $260,000 | First sale in the chain | n/a |
| January 29, 2016 | $299,000 | +15.0% | 3.0 |
| February 6, 2020 | $360,000 | +20.4% | 4.0 |
| December 6, 2021 | $540,000 | +50.0% | 1.8 |
The third step, from $360,000 to $540,000 in 1.8 years, is the largest rise among the pairs less than two years apart. From first sale to last the price rose 107.7 percent over 8.8 years. The December 2021 sale also appears in the MLS at $540,000, after 46 days on market and at 98.2% of its final list price.
The roll’s just value for this parcel is $406,618, the highest of the 144 unit parcels and about 75 percent of the last price. The chain ends in December 2021, before any of the 2026 closings, and it does not say whether the condo was renovated between sales. We use chains to check our comparable choices, not to set a price. To have yours read the same way, ask for a Royal Pelican valuation and tell us your building number.
A Royal Pelican condo’s value moves with the date of the nearest closings, its plan, its condition, its level and outlook, whether a boat slip sells with it, what the owner pays each year in fees and insurance, and what the documents say. The record quantifies the first two. The rest are adjustments we make by inspection.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The date carries the most weight on this record: the same 1,156 square foot plan sold for $635,000 in June 2022 and $260,000 in September 2026. The plan comes second. The 1,274 plan has not sold in the MLS since August 2023, so even its owners need a time adjustment.
Two closings of the 1,214 plan at 4541 Bay Beach Lane sold for $335,000 in May 2023, with zero days on market, and $450,000 in January 2024. The MLS fields we pulled do not say which was renovated or furnished, or how either was marketed. We price condition by walking the unit, not from a premium the record cannot support.
Boat slips at Royal Pelican are their own parcels on the county roll: 88 under the Royal Pelican Boating Association’s recorded instrument (Official Records Book 1863, Page 2733), 68 of them described with a boat lift, and 33 under Royal Pelican Docks at Bay Beach (instrument 2007-20910). The roll’s just values run from $21,250 to $32,587 on the first group, with a median of $29,860, and from $8,885 to $57,060 on the second, with a median of $20,630.
The county’s sale file also shows slips selling on their own. It codes nine slip sales as qualified since 2015, and the five since 2021 were $30,000 in March 2021, $20,000 in June 2021, $38,000 in November 2021, and $24,300 and $18,000 in August 2024. Those are county records, not appraisals. A slip adds to your price only if you own one and it transfers with the sale, so bring the slip deed to the valuation.
The eight closings of October 2021 to August 2022 took from 3 to 93 days. The six of the last 12 months took from 43 to 309 days. The September 30, 2026 closing carried a final list price of $350,000 and sold for $260,000, so the first price a seller chooses matters more than it did in 2021.
Fees, reserves and insurance change what a Royal Pelican buyer can pay because they are a yearly cost on top of the price. Listing agents entered annual recurring fees of $6,100 to $12,400 on the 19 MLS closings, a median of $7,100, and none of it is verified against an association budget.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No Royal Pelican budget or assessment is published that we could find. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $6,100 to $12,400 (not verified; the association’s current budget and an estoppel certificate govern).
The entries fall into four groups: $6,100 to $6,718 on the eight closings of October 2021 to August 2022, $7,100 on three closings from May 2023 to January 2024, $10,000 in June 2024, and $12,400, entered as $3,100 a quarter, on all seven closings from September 2025 to September 2026.
At $12,400 a year the entry is $1,033 a month. Against $6,300, the most common 2021 and 2022 entry, it is $6,100 a year more, or about $508 a month. As a share of the sold price the entries ran from 1.1% to 1.5% on the eight oldest closings and from 3.0% to 4.8% on the seven newest. A lender counts the fee in a buyer’s monthly obligations. We do not convert the fee step into a dollar change in value, because 19 sales cannot isolate it.
Florida requires a milestone inspection for condominium buildings of three or more habitable stories under section 553.899 and a structural integrity reserve study under section 718.112(2)(g). We computed the dates from the county roll’s year built and story count, did not retrieve any certificate of occupancy, and state no building’s inspection or study status.
| Building numbers | County year built | Year the building reached 30 (computed) | Stories on the roll |
|---|---|---|---|
| 4511 Bay Beach Lane | 1986 | 2016 | Up to 4 |
| 4521, 4531 and 4541 Bay Beach Lane | 1987 | 2017 | Up to 4 |
| 4551, 4561, 4571 and 4581 Bay Beach Lane | 1989 | 2019 | Up to 4 |
| 4591 Bay Beach Lane | 1991 | 2021 | Up to 4 |
Every building number reached 30 before July 1, 2022, so by the statute’s own arithmetic the first milestone inspection fell due before December 31, 2024, and the reserve study by December 31, 2025. Ask the association for the milestone summary, the reserve study and the funded balance before you list. Where a summary or study applies, the buyer’s cancellation window under section 718.503 is 15 days instead of 7, excluding weekends and legal holidays.
We found no published special assessment for Royal Pelican, the boating association or the docks, which is a statement about what we could find. The fee entries do not say whether an assessment is folded into the $3,100 quarterly figure. A buyer will deduct any levied or approved assessment, so tell us before we price.
The FEMA flood map indicates a Special Flood Hazard Area at these addresses: Zone VE at 12 feet NAVD88 at 4511 and 4591 Bay Beach Lane, and Zone AE at 11 feet at 4531 and at the community’s center point, on Lee County panel 12071C0567G, effective November 17, 2022. Lee County’s evacuation layer returns zone A at every point tested. That is a map-based indication, not a flood determination.
We quote no premiums. The routes are the association’s master policy, your own unit owner’s policy, a flood policy and a wind mitigation inspection. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, with a 25 percent discount effective April 1, 2026, so an elevation certificate is worth having before you list.
Every Royal Pelican 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 $349,900 price that is $4,657.45 a year before exemptions and non-ad valorem charges ($349,900 divided by 1,000, times 13.3108), and on $429,900 it is $5,722.31. A $12,400 fee entry is more than twice either tax figure.
No. The Lee County Property Appraiser’s just value for a Royal Pelican condo is a tax figure, not a price. The median just value of the 144 unit parcels is $332,591, and on the 16 county-qualified sales of the last 60 months it ran from 59 to 138 percent of the sale price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table matches each qualified sale of the last 60 months to the current roll’s just value for the same condo. The just value is today’s roll figure, not the figure in force when each sale closed.
| Sale date (county record) | Street address | Price | Roll just value of the same parcel | Just value as a share of price |
|---|---|---|---|---|
| June 9, 2026 | 4571 Bay Beach Lane | $355,000 | $332,591 | 94% |
| April 30, 2026 | 4571 Bay Beach Lane | $343,000 | $346,812 | 101% |
| September 17, 2025 | 4521 Bay Beach Lane | $415,000 | $288,306 | 69% |
| May 28, 2025 | 4551 Bay Beach Lane | $590,000 | $346,812 | 59% |
| June 5, 2024 | 4511 Bay Beach Lane | $480,000 | $344,049 | 72% |
| January 9, 2024 | 4541 Bay Beach Lane | $450,000 | $345,431 | 77% |
| September 14, 2023 | 4571 Bay Beach Lane | $548,900 | $346,812 | 63% |
| August 16, 2023 | 4511 Bay Beach Lane | $530,000 | $386,304 | 73% |
| May 30, 2023 | 4541 Bay Beach Lane | $335,000 | $274,248 | 82% |
| August 11, 2022 | 4541 Bay Beach Lane | $250,000 | $344,943 | 138% |
| August 2, 2022 | 4591 Bay Beach Lane | $480,000 | $351,443 | 73% |
| December 9, 2021 | 4551 Bay Beach Lane | $484,900 | $332,591 | 69% |
| December 6, 2021 | 4521 Bay Beach Lane | $540,000 | $406,618 | 75% |
| November 29, 2021 | 4531 Bay Beach Lane | $429,900 | $288,306 | 67% |
| November 1, 2021 | 4571 Bay Beach Lane | $485,000 | $332,591 | 69% |
| October 11, 2021 | 4521 Bay Beach Lane | $405,700 | $344,943 | 85% |
The median of the 16 ratios is 73 percent. Thirteen of the 14 sales dated 2021 to 2025 sold for more than today’s just value of the same parcel, and the exception is the $250,000 sale of August 2022. The two 2026 sales came in at 94 and 101 percent, which is the roll and the sale price meeting, not the roll leading.
The same comparison on the six newest MLS closings shows the roll above the price on four of them.
| Closed | Street address | Sold price | Roll just value of the same parcel | Just value as a share of the sold price |
|---|---|---|---|---|
| September 30, 2026 | 4521 Bay Beach Lane | $260,000 | $330,641 | 127% |
| September 3, 2026 | 4531 Bay Beach Lane | $280,000 | $344,943 | 123% |
| August 18, 2026 | 4511 Bay Beach Lane | $349,900 | $344,049 | 98% |
| August 13, 2026 | 4581 Bay Beach Lane | $300,000 | $332,591 | 111% |
| June 10, 2026 | 4571 Bay Beach Lane | $355,000 | $332,591 | 94% |
| April 30, 2026 | 4571 Bay Beach Lane | $343,000 | $346,812 | 101% |
The median of these 6 ratios is 106 percent, from 94 to 127 percent. The two September 2026 closings sold for $64,943 and $70,641 less than the roll’s just value of the same parcel.
A ratio that runs from 59 to 138 percent cannot turn a county figure into a price. The roll values by mass appraisal for a January 1 valuation date, so it does not know a unit’s condition or outlook and cannot follow later sales. The unit just values run from $273,516 to $406,618. We use the roll to confirm the parcel, plan, year built and heated area, never to set a price.
Royal Pelican and Captains Bay are bay-side condominium neighbors inside Bay Beach with different records. Royal Pelican shows 19 MLS closings in 60 months at a $429,900 median and $354 per square foot. Captains Bay shows 11 closings in 36 months at $475,000 and $383 per square foot, in newer and smaller units.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each side keeps its own window, the first of 12, 24, 36 or 60 months to hold 10 closings, and the MLS and county series stay in separate rows.
| Question | Royal Pelican | Captains Bay |
|---|---|---|
| Residential parcels on the roll | 145 (144 units and one common element) | 96 |
| Year built (county) | 1986 to 1991 | 1994 to 1997 |
| Roll median heated area | 1,214 square feet | 1,073 square feet |
| Roll median just value | $332,591 | $323,003 |
| MLS publish window | 60 months: 19 closings, median $429,900, $260,000 to $635,000 | 36 months: 11 closings, median $475,000, $315,000 to $615,000 |
| MLS median price per sq ft, same window | $354 | $383 |
| MLS closings, last 12 months | 6, from $260,000 to $355,000 | 4, from $315,000 to $375,000 |
| County-qualified sales, publish window | 60 months: 16, median $465,000 | 36 months: 15, median $475,000 |
| Listing-entered annual recurring fees (not verified) | $6,100 to $12,400 on 19 closings | $6,096 to $10,644 on 13 closings |
| Active and pending, October 7, 2026 | 4, listed from $305,000 to $399,900 | 3, listed from $405,000 to $469,000 |
| Statutory 30-year milestone year (computed from county year built) | 2016 to 2021 | 2024 to 2027 |
| Water on the roll | Land on a canal; boat slips are separate parcels | Land on a lake on 76 parcels |
The two communities meet in the last 12 months: Royal Pelican’s six closings ran from $260,000 to $355,000 and Captains Bay’s four from $315,000 to $375,000. Royal Pelican’s units are larger, a 1,214 square foot roll median against 1,073, so the same price buys more space here and a lower price per square foot. Captains Bay is newer by the roll, which places its computed milestone years later. For the other side, read our Captains Bay valuation page.
Choose Royal Pelican if you want the larger two-bedroom plan, a canal setting where boat slips are recorded as separate parcels, and the lower recent entry price, and you accept an older building, a $12,400 fee entry and a milestone calendar that has already opened. Choose Captains Bay if you want a mid-1990s building and a lake setting on Island Pines Way, and you will pay more per square foot for it.
Royal Pelican sits near the bottom of the Bay Beach condominium records by price per square foot. Its 60-month MLS median is $429,900 at $354 per square foot, against 12-month medians of $425,000 for condominiums and $510,000 for all property types in ZIP 33931. Windows differ by row, so compare each place with its own.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach sibling table with the window that leads for that place: the first of 12, 24, 36 and 60 months holding 10 or more closings. The MLS median and the county-qualified column are separate series.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Bella Lago | condo | 60 | 2006 to 2006 | 1 | 15 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 393.0 | 0 | 60 mo: n 11, median $525,000 |
Royal Pelican’s row is a 60-month window while Hibiscus Pointe and The Palms lead with 12 months, so their medians describe a different year. Among the eight condominium rows, only Hibiscus Pointe shows a lower price per square foot, $320 against Royal Pelican’s $354. The Palms of Bay Beach is a decade older, and Casa Marina and Harbour Pointe overlap Royal Pelican’s years.
For the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, $455 per square foot, 92 median days on market and 93.8 percent median sale-to-final-list; Estero Island had 309 closings at a $550,000 median. By joining MLS addresses to the county roll, condominiums had 238 closings at a $425,000 median and single-family homes 111 at $1,000,000 (98 of 2,064 sixty-month closings did not match an address and are excluded from the split). On October 7 the ZIP had 380 active and 27 pending listings at a median active list price of $699,000, about 11.5 months of supply. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Royal Pelican condo at $349,900, the price of an August 2026 MLS closing, would net about $325,881 before any mortgage payoff if the seller offers buyer-agent compensation and about $334,629 if not. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable and 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, 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 | $349,900.00 | A recorded MLS closing price |
| Listing commission, 2.75% | -$9,622.25 | 2.75% of $349,900 |
| Buyer-agent compensation, 2.5%, if offered | -$8,747.50 | 2.5% of $349,900 |
| Deed documentary stamp tax | -$2,449.30 | 3,499 units of $100 at $0.70 |
| Owner’s title policy | -$1,824.50 | $575 plus $5.00 per $1,000 above $100,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$24,018.55 | 6.86% of price |
| Estimated net before payoff, with buyer-agent compensation | $325,881.45 | $349,900 minus $24,018.55 |
| Estimated total costs, without buyer-agent compensation | -$15,271.05 | 4.36% of price |
| Estimated net before payoff, without buyer-agent compensation | $334,628.95 | $349,900 minus $15,271.05 |
At $429,900, the 60-month median and the price of a November 2021 closing, the worksheet gives total costs of about $29,179 with buyer-agent compensation (6.79 percent) and a net before payoff of about $400,721, or costs of about $18,431 (4.29 percent) and a net of about $411,469 without it. The percentage drifts only a little with price. Your net depends on your payoff, your association balance and any repairs. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Royal Pelican valuation; see also the Fort Myers Beach seller page and our guide to selling a Royal Pelican condo.
A free in-person comparative market analysis is a walk-through of your Royal Pelican condo and a written value range built from the newest closings of its own plan, the active listings you will compete with and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the condo, note condition, level, outlook and any slip, read your latest association statement and compare the closings for your plan. You receive the range, the closings we used and a pricing plan. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation confidential. Call Jesse direct at (239) 898-6072, text or call. If you are also buying, read our guide to buying a home in Fort Myers Beach, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this page says a fact is not available, each with the document or route that would settle it.
These are the questions Royal Pelican owners ask us most when they want to know what a condo is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It is worth what the newest closings of your plan brought, adjusted for condition, level, fees and insurance cost. The six MLS closings of the last 12 months sold from $260,000 to $355,000, and the 60-month median across 19 closings is $429,900.
The Southwest Florida MLS median is $429,900 on 19 closings in the 60 months to October 7, 2026, the first window with 10 or more. The median of the 6 closings of the last 12 months is $321,500.
Six closed: $343,000 in April 2026, $355,000 in June, $300,000 and $349,900 in August, and $280,000 and $260,000 in September.
The 60-month MLS median is $354 per square foot of living area on 19 closings, from $225 to $549. The six closings of the last 12 months ran from $225 to $307, and the four active listings of October 7 asked $249 to $346; the seven of October 29 ask $249 to $346.
The 60-month median is 42 days on market, but the six closings of the last 12 months took 43, 69, 81, 138, 178 and 309 days. Nine of the 19 sold within 30 days, all of them before October 2025.
The median closing was 97.0% of the final list price over 60 months. The six closings of the last 12 months ran from 74.3% to 100.0%.
On October 7, 2026 the MLS showed 4 active listings and none pending, at $305,000, $319,000, $399,000 and $399,900. On October 29, 2026 it showed 7 active and none pending, adding $325,000, $350,000 and $365,000. Asking prices are not sold prices.
The 1,274 square foot plan with a half bath has the highest closings by plan, $480,000 to $540,000 on three sales, all before 2024. Only 8 units have it, and date matters more than plan on this record.
Not measurably on 19 closings, since no building number has more than four. The building does decide the plan mix, the year built on the roll and which recorded declaration applies.
The record cannot say. No field we pulled states a floor or a view, and our reading of the unit labels puts the four levels’ medians within $34,250 of one another. We price level and outlook by walking the unit.
Yes, when you own one and it transfers with the sale. Slips are separate parcels on the county roll, 88 under the boating association’s instrument and 33 under Royal Pelican Docks at Bay Beach. Bring the slip deed to the valuation.
The roll’s just values for the 88 boating association slips run from $21,250 to $32,587. The county’s sale file codes five slip sales as qualified since 2021, from $18,000 to $38,000.
A model sees 19 sales in five years, blends 2021 prices with 2026 prices, cannot read a fee statement and often leans on the county’s just value, which four of the six newest closings sold below.
No. The median just value of the 144 unit parcels is $332,591. On 16 county-qualified sales in 60 months it ran from 59 to 138 percent of price, and on the six newest MLS closings from 94 to 127 percent.
The roll is set for a January 1 valuation date by mass appraisal and cannot follow later sales. The two September 2026 closings sold $64,943 and $70,641 under the just value of the same parcel.
Listing agents entered annual recurring fees of $6,100 to $12,400 on 19 closings, and $12,400 on each of the seven newest. They are not verified, but a buyer and a lender count the yearly cost against the price.
The entries do not say. They step from $6,100 to $6,718 in 2021 and 2022 to $7,100, then $10,000, then $12,400 from September 2025. The association’s budget and minutes explain it.
A milestone inspection or reserve study can lead to repairs or funding that a buyer prices in. By county year built, every Royal Pelican building number reached 30 between 2016 and 2021. Those are computed years, not an inspection status.
It changes the carrying cost a buyer weighs. The FEMA map indicates VE at 12 feet at 4511 and 4591 Bay Beach Lane and AE at 11 feet at 4531. An elevation certificate helps a buyer and an insurer price the unit.
It can, through what was repaired, insurance and reserves. The National Hurricane Center reports 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island. The roll shows no Royal Pelican parcel built after 1991, and it does not show repairs.
At the Town’s 2026 applied millage of 13.3108, a $349,900 price carries about $4,657.45 a year before exemptions and non-ad valorem charges.
At $349,900, about $325,881 before payoff with buyer-agent compensation and $334,629 without, using 2.75 and 2.5 percent commissions, deed stamps of $0.70 per $100 and the title policy. Commissions are negotiable, and your payoff is yours.
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. Ask a tax adviser about a second home or rental.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100 under section 201.02. That is custom, not law, and the contract controls.
Under section 718.503 a seller of a resale condominium unit gives the buyer the declaration, articles, bylaws, rules, financial information and the question-and-answer sheet. The buyer can cancel within 7 days, or 15 where a milestone summary or reserve study applies, excluding weekends and legal holidays. Section 689.302 adds a flood disclosure.
The roll’s legal descriptions cite Official Records Book 1899, Page 1566 for the 16 units at 4521 Bay Beach Lane, Book 1932, Page 4102 for the 16 at 4531, and Book 1861, Page 4140 for the other 112. Confirm with the recorded documents and their amendments.
It is the association’s statement of what you owe and what has been approved, and Florida law caps the fee. We print no dollar figure. Who pays is set by the contract, and it is usually ordered early.
Not known from the public record. The recorded declarations and current rules set any minimum term and approval, and the Town of Fort Myers Beach requires registration for short-term rentals. Ask for the documents in the resale package.
Condition moves value, but the record cannot say by how much: two closings of the same 1,214 square foot plan in the same building number sold for $335,000 and $450,000 seven months apart. We walk the unit and tell you which updates earn their cost.
We start with the six closings of the last 12 months, match your plan, set aside the 2021 and 2022 prices as history, adjust for condition and level, and price against the listings on the market that week, seven on October 29, 2026.
No. The county counts only sales it codes as qualified, 16 in 60 months against 19 MLS closings, with 13 in common. We never average the two.
Over the last 12 months Royal Pelican’s six closings ran from $260,000 to $355,000 and Captains Bay’s four from $315,000 to $375,000, in smaller units. The comparison table above sets the two records side by side.
Royal Pelican’s 60-month median of $429,900 is close to the $425,000 12-month median for ZIP 33931 condominiums and below the $550,000 Estero Island median.
Yes. Royal Pelican Townhouse is the name on the state’s condominium record and in the county’s legal descriptions. The homes are chapter 718 condominium units at 4511 to 4591 Bay Beach Lane in the Town of Fort Myers Beach, ZIP 33931.
Call Jesse direct at (239) 898-6072 or enter your building number and plan 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 we have worked with across Southwest Florida.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
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★★★★★ “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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
A Fort Myers Beach specialist knows which plan and building a Royal Pelican condo belongs to, which transfers the county counts as sales, how a fee history and a milestone calendar reach a buyer’s offer, and what the flood map means address by address. A valuation that reflects those holds up through the appraisal.
A general agent may price a Royal Pelican condo from the five-year median, quote the county’s just value as if it were a floor, or count a sale that included a boat slip as a plain comparable. 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 Royal Pelican condo for,” McGreevy and Comisar price from the newest closings of your own plan. We tracked every one of the 19 Royal Pelican closings in the Southwest Florida MLS in the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 6 Royal Pelican condos closed in the last 12 months, so few owners here sell in any year, and the next owner who does should call us first. When you are ready to list, read how we sell Royal Pelican condos.
Royal Pelican recorded sales: 19 Southwest Florida MLS closings in 60 months at a $429,900 median, and 6 in the last 12 months from $260,000 to $355,000, through October 7, 2026.
Enter your details in the valuation form for your free Royal Pelican 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 Bay Beach Lane.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Royal Pelican condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sale file and roll of October 4, 2026. The links were checked on October 7, 2026.
These official documents bear most directly on what a Royal Pelican condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified and multiple-parcel sales | View the code list |
| 2025 taxing district millage book | Lee County Property Appraiser | The Town’s 2025 final millage of 13.4329 | View the millage book |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list a rental buyer will ask about | View the list |
Royal Pelican’s declarations, budgets and rules are not posted publicly; they come with the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Royal Pelican condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.