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 San Carlos Island home worth? This is McGreevy and Comisar’s valuation guide for owners on San Carlos Island, the working-waterfront island across Matanzas Pass from Estero Island, with a Fort Myers Beach, Florida 33931 address. By the Lee County Property Appraiser’s taxing district, all 1,218 residential-class parcels on the island sit in unincorporated Lee County, not in the Town of Fort Myers Beach. San Carlos Island holds Gulf-edge houses, canal-front cooperative homes, three condominium lanes, a bay-front condominium and two gated communities, and the first fact about your home’s value is which of those you own. If you are deciding whether to sell, read this beside our guide to selling your San Carlos Island home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 11 closings in its San Carlos Island subdivisions at a median of $400,000, from $150,000 to $2,380,000, at $351 per square foot, 64 median days on market and 94.7 percent of the final list price. The Lee County series is separate and wider: 46 qualified sales at a median of $374,000, because the county counts Boardwalk Caper and Siesta Isles and the MLS island series does not. The market data here was pulled on October 7, 2026 and has not been refreshed since. McGreevy and Comisar, with an office on South Tamiami Trail in Bonita Springs, have been Top 1% Real Estate Agents Nationally Since 2008.
A San Carlos Island home in Fort Myers Beach is worth what recent closings of the same form of ownership in its own pocket brought, adjusted for water, condition, fees and flood-insurance cost. Across the island series the Southwest Florida MLS recorded 11 closings in the 12 months to October 7, 2026 at a $400,000 median, from $150,000 to $2,380,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12-month window holds 11 closings, one more than the 10 we require before leading with a median. None of the 11 sold at or above its final list price; the sold price ran from 78.8 to 98.9 percent of it.
That one median blends three things. Five of the 11 were manufactured homes in Port Carlos Cove and on Helen Lane and Nancy Lane, from $150,000 to $440,000, where $285,000 is the median of these 5 closings. Four were single-family houses from $330,000 to $2,380,000. Two were Sportsmans Cove condominium units at $400,000 and $425,000, the only homes the $400,000 median describes well.
We list all 11 by street address only, with the pocket each belongs to.
| Closed | Sold price | Street address | Living area (sq ft) | Price per sq ft | Days on market | Sold as a share of final list | |
|---|---|---|---|---|---|---|---|
| September 10, 2026 | $1,650,000 | 921 Prescott St | San Carlos on the Gulf | 3,558 | $464 | 76 | 94.3% |
| August 31, 2026 | $150,000 | 19 Helen Ln | Helen Lane | 924 | $162 | 4 | 96.8% |
| August 25, 2026 | $400,000 | 894 Buttonwood Dr | Sportsmans Cove | 1,139 | $351 | 207 | 89.9% |
| August 12, 2026 | $324,500 | 14 Nancy Ln | Nancy Lane | 1,200 | $270 | 347 | 95.7% |
| July 24, 2026 | $285,000 | 7 Galleon Way | Port Carlos Cove | 1,361 | $209 | 10 | 96.6% |
| June 24, 2026 | $440,000 | 4 Galleon Way | Port Carlos Cove | 1,176 | $374 | 164 | 98.9% |
| June 16, 2026 | $2,380,000 | 789 San Carlos Dr | San Carlos on the Gulf | 1,824 | $1,305 | 123 | 89.8% |
| April 28, 2026 | $425,000 | 894 Buttonwood Dr | Sportsmans Cove | 1,134 | $375 | 9 | 94.7% |
| April 2, 2026 | $330,000 | 17740 Broadway Ave | Tip Top Isles (mainland) | 1,741 | $190 | 8 | 94.3% |
| March 9, 2026 | $225,000 | 123 Cortez Way | Port Carlos Cove | 920 | $245 | 0 | 95.7% |
| October 10, 2025 | $1,165,000 | 830 San Carlos Dr | Hidden Harbor on the Bay | 2,662 | $438 | 64 | 78.8% |
The Broadway Avenue closing is in Tip Top Isles, on the mainland off San Carlos Boulevard, which the MLS groups with the island. Without it, the ten island closings have a median of $412,500.
The MLS series is the island’s own MLS subdivisions, listed pocket by pocket below. It leaves out Boardwalk Caper and Siesta Isles, which have valuation pages of their own.
The Lee County Property Appraiser’s qualified sales are a different record, never averaged with the MLS. They count every qualified sale on all 1,218 residential-class parcels, the two gated communities included: 46 sales in the 12 months to the October 4, 2026 roll file at a median of $374,000, from $150,000 to $2,850,000, and 148 in 60 months at $416,500.
These are the eight facts about San Carlos Island home values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer and our method through the island’s sales record, fees, the Estero Island comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My San Carlos Island Home Worth in Fort Myers Beach in 2026? · Why Value Your San Carlos Island Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free San Carlos Island Home Valuation in 60 Seconds · Why Does an Online Estimate Miss San Carlos Island Home Values in Fort Myers Beach? · How Do We Value a San Carlos Island Home in Fort Myers Beach?
The Record: What Did San Carlos Island Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a San Carlos Island Home Worth by Building, Floor, Size and Position? · Are San Carlos Island Home Values in Fort Myers Beach Rising or Falling? · One San Carlos Island Home’s Public Record · What Moves a San Carlos Island Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect San Carlos Island Home Value? · Is the Property Appraiser’s Just Value What a San Carlos Island Home Will Sell For?
Comparisons and Next Steps: San Carlos Island vs Estero Island: How Do the Records Compare? · How Do San Carlos Island Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your San Carlos Island Home in Fort Myers Beach? · Want a Free In-Person San Carlos Island CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, San Carlos Island Home Value Edition · What San Carlos Island Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your San Carlos Island Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value San Carlos Island homes in Fort Myers Beach by pocket and form of ownership, cooperative share, condominium lot, condominium unit or deeded house, not from an island average. A two-partner team, Top 1% Real Estate Agents Nationally Since 2008, we read the MLS, the county record and the flood map before we give a number.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. RealTrends Verified 2026 (Large Team) lists McGreevy and Comisar with 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:
A valuation here has to answer questions a beach-condominium valuation never meets. Is the home a cooperative share under chapter 719, a condominium lot under chapter 718 or a deeded house with no association? Does the county place the parcel on the bay, a canal or no water at all? We tracked every one of the 86 San Carlos Island closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and joined each to its county parcel before writing a sentence about them.
Call Jesse direct at (239) 898-6072 and we will read your pocket’s closings with you, or see how selling your San Carlos Island home 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 San Carlos Island home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the closings of your own pocket and form of ownership, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used and the ones we set aside, and our adjustments. We need your street address, whether you hold a deed, a condominium lot or a cooperative share, the home’s living area and year, any dock, seawall or elevation certificate, and your latest association or cooperative statement if there is one.
An online estimate misses San Carlos Island home values because it reads one Fort Myers Beach ZIP code where the record holds at least ten separate markets. An automated model cannot see whether a home is a cooperative share or a deeded house, which side of San Carlos Drive faces the bay, or that few sales exist to learn from.
The 86 closings in 60 months run from $58,140 for a 350 square foot Helen Lane home in May 2023 to $3,250,000 for a San Carlos Drive house in April 2022. A model that averages neighbors by distance will blend a manufactured home on a condominium lot with a bay-front house two streets away.
The county roll carries 357 condominium parcels, 228 single-family parcels, 210 cooperative parcels and 133 mobile or manufactured home parcels on the island. A cooperative sale conveys an interest in a corporation and a right to occupy, not a deed to a lot.
Only three pockets reached 10 closings in five years. The MLS and the county also measure the same home differently: 14 Nancy Lane is 1,200 square feet of living area in the MLS and 911 square feet of heated area on the roll. One closing was entered with 13 square feet of living area, and we leave it out of the price-per-square-foot figures we computed by pocket, type and size. Eight of the 86 closings are in Tip Top Isles on the mainland.
We value a San Carlos Island home in Fort Myers Beach in four steps: sort it by form of ownership and pocket, pick the closings that match from the first window that holds enough of them, adjust for water, size, age and condition, then test the result against the listings a buyer can see this week.
We start with the pocket and the form of ownership, then widen the window until the evidence is usable: 12 months, then 24, 36 and 60. For a Port Carlos Cove home that means the 15 cooperative closings in 60 months before any lane condominium sale. Where a pocket has fewer than 10 closings we read each sale on its own and say so.
Adjustments come from pairs in the record, not from rules of thumb: the roll’s bay, canal, dock and seawall entries and the MLS’s living area. Then we move older closings for time, with care, because the island’s yearly medians swing with the mix of what sold.
A buyer compares your home with what is listed. On October 7, 2026 a Nancy Lane seller faced one listing at $399,000 and an Emily Lane seller three between $429,000 and $450,000.
Take a 1,134 square foot two-bedroom, two-bath condominium unit at 894 Buttonwood Drive. The MLS holds five closings of two-bedroom units at that address in 60 months, four at 1,134 square feet and one at 1,139, beside two one-bedroom closings next door at 898 Buttonwood Drive.
| Closed | Sold price | Building street address | Living area (sq ft) | Price per sq ft | Days on market | Listing-entered annual recurring fees |
|---|---|---|---|---|---|---|
| August 25, 2026 | $400,000 | 894 Buttonwood Dr | 1,139 | $351 | 207 | $10,200 |
| April 28, 2026 | $425,000 | 894 Buttonwood Dr | 1,134 | $375 | 9 | $10,200 |
| May 16, 2025 | $445,000 | 894 Buttonwood Dr | 1,134 | $392 | 19 | $8,220 |
| April 4, 2025 | $425,000 | 894 Buttonwood Dr | 1,134 | $375 | 105 | $8,220 |
| June 30, 2022 | $405,000 | 898 Buttonwood Dr | 624 | $649 | 3 | $4,800 |
| March 31, 2022 | $355,000 | 898 Buttonwood Dr | 624 | $569 | 0 | $4,800 |
| January 12, 2022 | $434,000 | 894 Buttonwood Dr | 1,134 | $383 | 6 | $4,800 |
The four most recent two-bedroom closings ran from $400,000 to $445,000, or $351 to $392 per square foot, and the two in 2026 were $425,000 in April after 9 days and $400,000 in August after 207. The August sale is the only one of the five where the roll’s stories field reads 1, which we take to be a first-floor unit; the other four read 2, and with one first-floor sale we draw no floor premium from it. We would open a range for a second-floor unit in like condition at about $400,000 to $430,000, then adjust for the listing-entered fees, $4,800 a year on the 2022 closings and $10,200 on both 2026 closings (not verified; the association’s current budget and an estoppel certificate govern). That is an illustration from public closings, not an appraisal.
San Carlos Island homes in Fort Myers Beach sold in 86 Southwest Florida MLS closings over the 60 months to October 7, 2026, from $58,140 to $3,250,000, with a median of $372,500. The 12-month window, 11 closings at a $400,000 median, is the first to reach 10 and so leads; the longer windows give the context.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is a window counted back from October 7, 2026. The MLS and county columns are two series, never mixed.
| Window to October 7, 2026 | MLS closings | MLS median sold price | MLS range | MLS median price per sq ft | MLS median days on market | MLS median sale-to-final-list | County-qualified sales (separate series) | County median |
|---|---|---|---|---|---|---|---|---|
| 12 months | 11 | $400,000 | $150,000 to $2,380,000 | $351 | 64 | 94.7% | 46 | $374,000 |
| 24 months | 19 | $425,000 | $150,000 to $2,380,000 | $375 | 64 | 94.3% | 68 | $399,250 |
| 36 months | 35 | $425,000 | $135,000 to $3,174,000 | $407 | 44 | 94.3% | 85 | $479,750 |
| 60 months | 86 | $372,500 | $58,140 to $3,250,000 | $334 | 29.5 | 94.3% | 148 | $416,500 |
The 36- and 60-month price-per-square-foot medians include one January 2024 closing entered with 13 square feet of living area; without it they are $399 and $330.
The 12-month median of 64 days on market is more than twice the 60-month median of 29.5. Of the 86 closings in 60 months, 44 went under contract within 30 days and 8 took more than 180.
On price, 13 of the 86 closings sold above their final list price, 6 at it and 67 below it. None of the 13 falls in the last 12 months, where the best result was 98.9 percent and the weakest 78.8 percent. Final list price is the last asking price, after any reductions.
On October 7, 2026 the MLS showed 14 active listings in the island series and none pending, from $249,000 to $7,895,000, with a median list price of $472,000. A re-check of the MLS on October 29, 2026 found 15 active San Carlos Island listings in the same series, asking $249,000 to $7,895,000 at a median of $550,000, two of them listed after October 7, and one pending, an Emily Lane condo at $429,000. No closing was recorded after October 7. Against 11 closings a year that is about 15.3 months of supply (14 divided by 11, times 12), rough on counts this small. Three of the 14 ask more than $5 million, all on San Carlos Drive, and the highest closing in the 60-month record is $3,250,000. Eight ask $475,000 or less. One of the three high listings, 938 San Carlos Drive at $7,895,000, closed in April 2022 at $3,250,000 with 1,692 square feet of living area entered; the October 4, 2026 roll file carries no heated area for the parcel, and the current listing enters 4,607 square feet. An asking price is not a comparable until it closes.
A San Carlos Island home’s value sorts first by pocket and form of ownership, then by water position and size. Over 60 months the Southwest Florida MLS shows medians of $1,375,000 in San Carlos on the Gulf, $357,500 on Nancy Lane and $238,000 in Port Carlos Cove; the record cannot split value by floor.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Three pockets reached 10 closings and carry a median. For the rest we print the count and the range.
| Form of ownership | MLS closings, 60 months | Sold range | Median sold price | Median price per sq ft | MLS closings, 12 months | Active listings, October 7, 2026 | |
|---|---|---|---|---|---|---|---|
| San Carlos on the Gulf | Platted lots, mostly single-family | 18 | $375,000 to $3,250,000 | $1,375,000 | $584 | 2 | 5 |
| Port Carlos Cove | Cooperative (719) | 15 | $110,000 to $440,000 | $238,000 | $245 | 3 | 2 |
| Nancy Lane | Condominium (718) | 10 | $157,040 to $479,750 | $357,500 | $277 | 1 | 1 |
| Helen Lane | Condominium (718) | 9 | $58,140 to $150,000 | n/a under 10 | n/a | 1 | 0 |
| Emily Lane | Condominium (718) | 8 | $108,000 to $420,000 | n/a under 10 | n/a | 0 | 3 |
| Sportsmans Cove | Condominium (718) | 7 | $355,000 to $445,000 | n/a under 10 | n/a | 2 | 1 |
| Oak Street | Unrecorded lots | 5 | $225,000 to $1,050,000 | n/a under 10 | n/a | 0 | 1 |
| Gulf Cove trailer cooperative | Cooperative (719) | 4 | $100,000 to $182,000 | n/a under 10 | n/a | 0 | 0 |
| Hidden Harbor on the Bay | Platted single-family replat | 2 | $725,000 to $1,165,000 | n/a under 10 | n/a | 1 | 0 |
| Tip Top Isles (mainland) | Platted single-family, mainland | 8 | $330,000 to $1,390,000 | n/a under 10 | n/a | 1 | 1 |
Helen Lane’s highest closing, $150,000, is below the lowest closing in Sportsmans Cove, Oak Street or San Carlos on the Gulf.
The MLS building-design field is the listing agent’s entry, not a county record, and it splits the island into three groups.
| Building type as the listing agent entered it | MLS closings, 60 months | Sold range | Median sold price, 60 months | Median price per sq ft | Median living area (sq ft) | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| Manufactured home | 48 | $58,140 to $479,750 | $227,500 | $239 | 960 | 32.5 | 96.7% |
| Single-family house | 31 | $235,000 to $3,250,000 | $1,050,000 | $508 | 1,710 | 35 | 90.7% |
| Low-rise condominium | 7 | $355,000 to $445,000 | $425,000, the median of these 7 closings | $383 | 1,134 | 9 | 95.7% |
Manufactured homes sold at 96.7 percent of final list at the median and single-family houses at 90.7 percent. The seven low-rise condominium closings are all Sportsmans Cove, at 894 and 898 Buttonwood Drive. The roll file carries 41 condominium unit parcels under the Sportsmans Cove legal descriptions at 892 to 898 Buttonwood Drive, built from 1984 to 1986; its stories field reads no higher than 2 on any of them.
Living area is the MLS entry. The table leaves out the one closing entered with 13 square feet.
| MLS living area | Closings, 60 months | Sold range | Median sold price | Median price per sq ft | Of which manufactured | Of which single-family |
|---|---|---|---|---|---|---|
| Under 700 sq ft | 8 | $58,140 to $405,000 | $202,000, the median of these 8 closings | $369 | 6 | 0 |
| 700 to 999 sq ft | 26 | $100,000 to $479,750 | $232,500 | $265 | 24 | 2 |
| 1,000 to 1,399 sq ft | 26 | $100,000 to $725,000 | $372,500 | $310 | 16 | 5 |
| 1,400 to 1,999 sq ft | 13 | $207,050 to $3,250,000 | $725,000 | $509 | 2 | 11 |
| 2,000 sq ft and larger | 12 | $600,000 to $3,174,000 | $1,470,000 | $512 | 0 | 12 |
Size and type move together: most of the small homes are manufactured and the large ones are houses near the bay. Inside one type, the 24 manufactured closings of 700 to 999 square feet had a median of $227,500 and the 16 of 1,000 to 1,399 square feet a median of $314,075.
We joined all 48 manufactured-home closings to the roll’s land-on field. The 24 on a canal parcel had a median of $297,500 and $313 per square foot. The 18 with no water frontage stated had a median of $120,000 and $153 per square foot. The six on a bay parcel ran from $200,000 to $479,750, too few for a median. Nine of the 18 no-water closings are Helen Lane and four are the Gulf Cove trailer cooperative, so pocket and position overlap.
In San Carlos on the Gulf, these are the eight single-family closings in 60 months on parcels the roll places on the bay.
| Closed | Sold price | Street address | MLS living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|
| September 10, 2026 | $1,650,000 | 921 Prescott St | 3,558 | $464 | 76 |
| June 16, 2026 | $2,380,000 | 789 San Carlos Dr | 1,824 | $1,305 | 123 |
| April 30, 2024 | $2,300,000 | 948 San Carlos Dr | 2,051 | $1,121 | 0 |
| March 7, 2024 | $3,174,000 | 757 San Carlos Dr | 4,774 | $665 | 105 |
| February 26, 2024 | $2,250,000 | 789 San Carlos Dr | 2,432 | $925 | 8 |
| July 31, 2023 | $1,750,000 | 789 San Carlos Dr | 1,824 | $959 | 5 |
| April 22, 2022 | $3,250,000 | 938 San Carlos Dr | 1,692 | $1,921 | 4 |
| April 4, 2022 | $1,650,000 | 937 Prescott St | 2,407 | $686 | 26 |
The eight ran from $1,650,000 to $3,250,000. The other 12 closings in San Carlos on the Gulf and Hidden Harbor on the Bay, on parcels with a canal or no water stated or with no roll match, had a median of $655,000, from $375,000 to $1,550,000. With eight sales on one side we state no premium as a number; the two ranges barely touch.
The record cannot value a floor or a view on this island. The MLS export we used has no floor or view field, and the only condominium buildings in the series, at Sportsmans Cove, have one first-floor two-bedroom closing to set against four on the second floor.
San Carlos Island home values in Fort Myers Beach show no clean direction in the record. The median 12-month block moved from $337,500 to $262,000, $423,000 and $400,000 across four of the last five years, but those swings track the mix of manufactured homes and houses that sold, not one home’s price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each block runs from October 7 of one year to October 7 of the next. Read the mix columns before the median.
| 12-month block | MLS closings | Median sold price | Sold range | Median price per sq ft | Manufactured | Single-family | Condominium |
|---|---|---|---|---|---|---|---|
| October 2025 to October 2026 | 11 | $400,000 | $150,000 to $2,380,000 | $351 | 5 | 4 | 2 |
| October 2024 to October 2025 | 8 | $435,000, the median of these 8 closings | $175,000 to $1,550,000 | $404 | 3 | 3 | 2 |
| October 2023 to October 2024 | 16 | $423,000 | $135,000 to $3,174,000 | $459 | 8 | 8 | 0 |
| October 2022 to October 2023 | 25 | $262,000 | $58,140 to $1,750,000 | $234 | 17 | 8 | 0 |
| October 2021 to October 2022 | 26 | $337,500 | $100,000 to $3,250,000 | $344 | 15 | 8 | 3 |
The block after Hurricane Ian, October 2022 to October 2023, has the lowest median, $262,000, and the most manufactured-home closings, 17 of 25. The next block has the highest price per square foot, $459, and half its closings were single-family. Closings fell from 26 and 25 a year to 16, then 8, then 11, and we draw no direction from a block of 8.
Holding the type constant removes most of the mix problem and leaves small counts. Manufactured homes are the one type with enough closings to compare two blocks: a $254,800 median on 15 closings in the block to October 2022 and $125,000 on 17 in the block to October 2023, the year after the storm. Since then the manufactured counts are 8, 3 and 5, from $135,000 to $479,750, too few in any block to call a trend. Single-family closings number 8, 8, 8, 3 and 4 across the five blocks and never reach 10.
The county’s address-level list for the island, which runs from December 2022 to August 2026, holds eight addresses with more than one qualified sale and nine resale steps between them.
| Street address | First recorded sale | Price | Next recorded sale | Price | Change | Years between | |
|---|---|---|---|---|---|---|---|
| 14 Nancy Ln | Nancy Lane | July 2023 | $318,150 | August 2026 | $324,500 | +2.0% | 3.0 |
| 18195 Cutlass Dr | Siesta Isles | April 2023 | $830,000 | July 2026 | $1,095,000 | +31.9% | 3.3 |
| 789 San Carlos Dr | San Carlos on the Gulf | July 2023 | $1,750,000 | February 2024 | $2,250,000 | +28.6% | 0.6 |
| 789 San Carlos Dr | San Carlos on the Gulf | February 2024 | $2,250,000 | June 2026 | $2,380,000 | +5.8% | 2.3 |
| 12170 Siesta Dr | Old Pelican Bay Village condominium | January 2024 | $900,000 | April 2026 | $625,000 | -30.6% | 2.2 |
| 18086 San Carlos Blvd | Boardwalk Caper | February 2025 | $695,000 | September 2025 | $610,000 | -12.2% | 0.6 |
| 25 Emily Ln | Emily Lane | March 2023 | $220,000 | April 2025 | $375,000 | +70.5% | 2.1 |
| 2 Galleon Way | Port Carlos Cove | December 2022 | $200,000 | January 2025 | $330,000 | +65.0% | 2.0 |
| 18120 San Carlos Blvd | Boardwalk Caper | March 2023 | $580,000 | August 2024 | $571,000 | -1.6% | 1.4 |
Six steps rose and three fell. The two largest gains, on Emily Lane and Galleon Way, start from purchases made within six months of Hurricane Ian. The three declines are all condominium units. The record does not show what was repaired or rebuilt between sales, and nine steps are too few to call a direction.
One Nancy Lane home, 14 Nancy Lane, has four qualified sales in the Lee County file: $300,000 in July 2020, $322,000 in December 2020, $318,150 in July 2023 and $324,500 in August 2026. Six years, one hurricane and four sales moved it 8.2 percent. This is a public record shown as an example, not a sale by McGreevy and Comisar.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll describes a Nancy Lane Condominium lot with a manufactured home dated 2000, 911 square feet of heated area, on a canal, with dock and seawall flags and a just value of $260,659.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| July 31, 2020 | $300,000 | First qualified sale in the file | n/a |
| December 23, 2020 | $322,000 | +7.3% | 0.4 |
| July 25, 2023 | $318,150 | -1.2% | 2.6 |
| August 12, 2026 | $324,500 | +2.0% | 3.0 |
From the first sale to the last the price rose from $300,000 to $324,500, which is 8.2 percent in six years. Hurricane Ian fell between the second sale and the third, and the price on the far side of it was 1.2 percent lower. The file’s two earlier $100 transfers, in 2015 and 2019, are not qualified sales and are left out.
The MLS carries the last two sales and dates the 2023 one a month later than the county, August 25, 2023. That closing sold for $318,150 against a $325,000 final list price after 55 days, with $1,320 entered as annual recurring fees. The August 12, 2026 closing sold for $324,500 against $339,000 after 347 days, 95.7 percent of final list, with $1,620 entered. The fee entries are the listing agents’ and are not verified. The roll’s just value is 80.3 percent of the last price.
A chain holds the home constant, which no median can do, but it does not say what was repaired, replaced or elevated between sales. This one says that a canal-front Nancy Lane home with a dock flag held its price across the storm and then took almost a year to sell 2.0 percent higher. A second chain: 789 San Carlos Drive, a bay-front house, sold for $1,750,000 in July 2023, $2,250,000 in February 2024 and $2,380,000 in June 2026.
A San Carlos Island home’s value moves most with what is owned and where it sits: deed, condominium lot or cooperative share; bay, canal or no water; the dock and seawall; elevation and the year the home was built; and how the price compares with the listings beside it this week.
A deeded house, a condominium lot and a cooperative share reach different buyers and lenders. Port Carlos Cove and the Gulf Cove trailer cooperative fall under chapter 719 of the Florida Statutes, and lenders treat a cooperative interest differently from a deeded lot. A narrower pool can show up as time: 83 Blackbeard Way in Port Carlos Cove had been listed 525 days at the pull.
The roll flags 607 boat docks and 476 seawalls on the island and places 794 parcels on a canal, 150 on the bay and 15 on a creek. Those are flags, not inspections. A buyer on the water will ask for the seawall’s age and the permits for both, and the answer moves the offer more than the flag does.
The county’s year built is 2023 or later on 23 island parcels, which we read as rebuilding after Hurricane Ian. A newer, elevated home and an older ground-level home on the same street are different products to a flood insurer. A buyer of an older ground-level home will also ask what the 50 percent rule on substantial improvement would require; Lee County applies its own floodplain rules here, and they were not in the records we reviewed.
Shrimp docks, boat yards and marinas share the island with its homes. For some buyers that is the reason to be here and for others it is noise at hours an open house does not show. We look for a closing on the same block.
The closings that sold fastest in the last 12 months went under contract in 0 to 10 days at 94.3 to 96.8 percent of final list; the two that took longest, 207 and 347 days, sold at 89.9 and 95.7 percent. Six of the 11 closed from June to August and none from November to February; 11 sales describe a year, not a season.
Fees and insurance affect San Carlos Island home value through a buyer’s monthly cost. No island-wide association exists, listing-entered annual recurring fees on 86 Southwest Florida MLS closings ranged from $0 to $10,200, and every address we tested is in a mapped Special Flood Hazard Area, so two similar homes can carry very different budgets.
No association budget or assessment schedule was found in a primary document for any pocket. These are listing agents’ entries: listing-entered annual recurring fees on 86 Southwest Florida MLS closings ranged from $0 to $10,200 (not verified; the association’s current budget and an estoppel certificate govern). Thirty-three entries were $0 and 53 were above zero.
| MLS closings with a fee entry, 60 months | Listing-entered annual recurring fees | |
|---|---|---|
| San Carlos on the Gulf | 18 | $0 on all 18 |
| Port Carlos Cove | 15 | $2,160 to $2,400 |
| Nancy Lane | 10 | $1,320 to $1,620 |
| Helen Lane | 9 | $960 to $1,080 |
| Emily Lane | 8 | $480 to $660 |
| Sportsmans Cove | 7 | $4,800 to $10,200 |
| Oak Street | 5 | $0 on all 5 |
| Gulf Cove trailer cooperative | 4 | $1,600 to $4,800 |
| Hidden Harbor on the Bay | 2 | $0 on all 2 |
| Tip Top Isles (mainland) | 8 | $0 on all 8 |
A $0 entry is plausible on a platted lot with no association and is not proof that none exists. At Sportsmans Cove the entries more than doubled between the 2022 and 2026 closings, from $4,800 to $10,200.
Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study in section 718.112(2)(g) apply to condominium and cooperative buildings of three or more habitable stories. We never state a building’s inspection or reserve-study status. On the roll, none of the 41 Sportsmans Cove unit parcels shows more than two stories, and the lane condominiums and Port Carlos Cove are mostly lots with manufactured homes. Whether a special assessment is pending anywhere is not published; the estoppel certificate answers it.
The FEMA flood map indicates VE at 13 feet at 831 and 820 San Carlos Drive, VE at 12 feet at 2 Helen Lane, AE at 11 feet at 894 Buttonwood Drive and AE at 12 feet at the island’s centroid, on panel 12071C0554G, effective November 17, 2022. Every tested point is in Evacuation Zone A. The map is not a determination for your lot; the FEMA Flood Map Service Center and an elevation certificate are. We quote no premium. The routes that matter are a wind mitigation inspection on form OIR-B1-1802, the Citizens flood-coverage requirement that reaches all remaining personal lines policies on January 1, 2027, and the 18 percent annual cap on increases under FEMA’s Risk Rating 2.0, with exceptions. Unincorporated Lee County is a Class 5 community in the Community Rating System, a 25 percent discount.
The 2026 applied millage in the San Carlos Island taxing district is 13.2284 (13.3976 in 2025; Lee County Property Appraiser book printed October 9, 2026). As an illustration before exemptions and non-ad valorem charges: $400,000 x 13.2284 / 1,000 = $5,291.36; $324,500 x 13.2284 / 1,000 = $4,292.62; $1,650,000 x 13.2284 / 1,000 = $21,826.86. A buyer’s bill is set on the assessed value after the sale, which is why Florida requires a property tax disclosure summary in the contract.
No. The Property Appraiser’s just value is the county’s estimate for the tax roll, not a price for a San Carlos Island home. On the 46 county-qualified sales of the last 12 months the roll’s just value ran at a median of 83.5 percent of the recorded price, and 9 homes sold below it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the just values on the roll file dated October 4, 2026, by the county’s use code. Across the 1,179 of the island’s 1,218 residential-class parcels that carry a just value above zero, the median is $238,356.
| County use on the roll | Parcels | Improved parcels | Median just value, improved parcels | Just value range, improved parcels | Median heated area (sq ft) |
|---|---|---|---|---|---|
| Single-family | 228 | 216 | $1,061,310 | $87,410 to $6,568,815 | 2,004 |
| Condominium | 357 | 357 | $239,794 | $155,705 to $700,125 | 1,101 |
| Cooperative | 210 | 63 | $203,528 | $80,010 to $300,158 | 1,037 |
| Mobile or manufactured home | 133 | 125 | $231,408 | $48,789 to $547,855 | 970 |
| Multifamily under 10 units | 41 | 41 | $645,794 | $177,921 to $2,598,464 | 2,134 |
| Vacant residential | 207 | 0 | n/a | n/a | n/a |
The cooperative line shows why one number misleads: of 210 cooperative parcels only 63 carry a home, and across all 210 the median just value is $101,715, half the $203,528 of the improved ones.
We sorted improved parcels into pockets by the roll’s legal descriptions. The match is ours, by text, and can differ by a parcel or two from other counts of the same pocket; Boardwalk Caper and Siesta Isles are on their own pages.
| Pocket, by the roll’s legal description | Improved parcels | Median just value, improved parcels | Just value range, improved parcels | Median heated area (sq ft) |
|---|---|---|---|---|
| San Carlos on the Gulf | 78 | $702,857 | $181,702 to $6,568,815 | 1,832 |
| Hidden Harbor on the Bay | 9 | $2,431,046 | $927,227 to $3,316,681 | 3,495 |
| Port Carlos Cove | 63 | $203,672 | $80,010 to $300,158 | 1,040 |
| Nancy Lane | 49 | $263,759 | $116,399 to $498,940 | 1,074 |
| Helen Lane | 23 | $174,733 | $48,789 to $400,974 | 924 |
| Emily Lane | 46 | $233,990 | $75,479 to $547,855 | 960 |
| Sportsmans Cove | 41 | $306,751 | $223,136 to $614,559 | 1,067 |
| Old Pelican Bay | 55 | $1,005,631 | $558,816 to $2,912,979 | 2,089 |
San Carlos on the Gulf has a median just value of $702,857 on 78 improved parcels and a median MLS closing of $1,375,000 on 18 sales; 8 of those 18 closings are bay-front houses, so the sales are not a cross-section of the plat.
We matched each of the 46 county-qualified sales of the last 12 months to the just value on the same parcel.
| County use | County-qualified sales, 12 months | Just value as a share of the recorded price | Median share | Sales recorded below the just value |
|---|---|---|---|---|
| Condominium | 23 | 57% to 110% | 84.3% | 4 |
| Single-family | 15 | 55% to 126% | 87.7% | 4 |
| Cooperative | 3 | 59% to 80% | n/a under 10 | 0 |
| Mobile or manufactured home | 2 | 80% to 103% | n/a under 10 | 1 |
| Other uses (vacant, small multifamily) | 3 | 74% to 98% | n/a under 10 | 0 |
| All 46 sales | 46 | 55% to 126% | 83.5% | 9 |
Nine sales, four of them condominium units, four single-family houses and one a manufactured home, were recorded below the roll’s just value. A just value above your expected price is not a floor, and one below it is not a ceiling.
San Carlos Island and Estero Island sit on opposite sides of Matanzas Pass and of the price record: 11 MLS closings at a $400,000 median on the island series in 12 months against 309 at $550,000 on Estero Island, which the Town of Fort Myers Beach governs. The gap is mostly what is sold, not where.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row names its record. MLS rows are the Southwest Florida MLS pull of October 7, 2026; county rows are the roll file of October 4, 2026. The Estero Island MLS figures combine the MLS’s Estero Island areas from Bowditch Point to Big Carlos Pass.
| Yardstick | San Carlos Island | Estero Island (the Town of Fort Myers Beach) |
|---|---|---|
| Jurisdiction | Unincorporated Lee County | Town of Fort Myers Beach, incorporated December 31, 1995 |
| 2026 applied millage, taxing district (2025 in brackets) | 13.2284 (13.3976) | 13.3108 (13.4329) |
| MLS closings, 12 months | 11 closings, median $400,000, $351 per sq ft, 64 median days on market, 94.7% of final list | 309 closings, median $550,000, $481 per sq ft, 97 median days on market, 93.8% of final list |
| MLS closings, 60 months | 86 closings, median $372,500, $334 per sq ft | 1,601 closings, median $675,000, $557 per sq ft |
| County-qualified sales, 12 months | 46, median $374,000 | 353, median $590,000 |
| County-qualified sales, 60 months | 148, median $416,500 | 1,358, median $680,000 |
| Residential-class parcels on the roll | 1,218 (condominium 357, single-family 228, cooperative 210, mobile or manufactured 133) | 9,031 (condominium 5,637, single-family 1,756, cooperative 59) |
| Median just value on the roll | $238,356 | $444,135 |
| Parcels built 2023 or later (county year built) | 23 | 148 |
| Gulf beach | None on the island; bay, canal and creek frontage | Gulf-front |
Estero Island’s roll is 62 percent condominium, 5,637 of 9,031 residential-class parcels. San Carlos Island’s is a patchwork in which cooperative and manufactured-home parcels together, 343, nearly match its 357 condominium parcels. That is why the island’s price per square foot, $351, sits $130 under Estero Island’s $481, and why the gap says little about any one home.
An owner of a San Carlos Drive bay-front house competes with Estero Island bay-front houses more than with anything on the lanes. An owner on Helen Lane or in Port Carlos Cove competes with the mainland’s manufactured-home communities off San Carlos Boulevard, such as Bayside Estates, and hardly at all with the beach. For the Town side of the comparison, our Fort Myers Beach home valuation page carries the island-wide record.
San Carlos Island’s 12-month MLS median of $400,000 sits between its own two gated communities, Boardwalk Caper at $220,000 and Siesta Isles at $1,275,000, just under Bay Beach’s $425,000 and above Bayside Estates’ $362,500. Its $351 per square foot is among the lowest in the Fort Myers Beach series.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach comparison table with its own window; MLS and county 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) |
|---|---|---|---|---|---|---|---|---|---|
| San Carlos Island | community | 1218 | 1940 to 2024 | 11 | 86 | 12 mo: n 11, median $400,000, range $150,000 to $2,380,000 | 351.0 | 14 | 12 mo: n 46, median $374,000 |
| Boardwalk Caper | condo | 303 | 1981 to 1992 | 18 | 48 | 12 mo: n 18, median $220,000, range $172,500 to $390,000 | 203.0 | 6 | 12 mo: n 20, median $220,000 |
| Siesta Isles | neighborhood | 126 | 1959 to 2023 | 11 | 28 | 12 mo: n 11, median $1,275,000, range $900,000 to $2,850,000 | 494.0 | 0 | 12 mo: n 11, median $1,275,000 |
| Bayside Estates | neighborhood | 598 | 1968 to 2024 | 28 | 211 | 12 mo: n 28, median $362,500, range $138,000 to $690,000 | 235.0 | 23 | 12 mo: n 30, median $364,750 |
| 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 |
| Pink Shell | community | 229 | 1976 to 2007 | 14 | 70 | 12 mo: n 14, median $325,000, range $175,000 to $890,000 | 495.0 | 11 | 12 mo: n 16, median $412,500 |
| Estero Beach and Tennis Club | condo | 297 | 1979 to 1982 | 17 | 83 | 12 mo: n 17, median $405,000, range $305,000 to $475,000 | 783.0 | 17 | 12 mo: n 20, median $407,500 |
| Bay Village | condo | 110 | 1981 to 1983 | 10 | 16 | 12 mo: n 10, median $218,750, range $168,000 to $255,000 | 248.0 | 1 | 12 mo: n 10, median $216,250 |
Its two gated communities bracket it: Boardwalk Caper closed 18 condominium units at $203 per square foot and Siesta Isles 11 houses at $494. Estero Beach and Tennis Club, a condominium in the Town, shows $783 per square foot on 17 closings, more than twice the island’s figure, on a median price only $5,000 higher.
Across ZIP code 33931 the MLS recorded 397 closings in the 12 months to October 7, 2026 at a median of $510,000 and $455 per square foot, with 380 active and 27 pending listings on the pull date. The island series supplied 11 of the 397. Its supply, about 15.3 months, was heavier than the ZIP’s about 11.5. Our Fort Myers Beach guide covers the Town, and our Bay Beach valuation page the bay-side condominium communities on the south half of Estero Island.
A seller of a San Carlos Island home at the $400,000 12-month median would net about $372,750 before any mortgage payoff with buyer-agent compensation, and about $382,750 without, with costs of about 6.81 and 4.31 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until 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 for the first $100,000 plus $5.00 per $1,000 above it, and $2.50 per $1,000 above $1,000,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $400,000.00 | The 12-month MLS median of the island series |
| Listing commission, 2.75% | -$11,000.00 | 2.75% of $400,000 |
| Buyer-agent compensation, 2.5%, if offered | -$10,000.00 | 2.5% of $400,000 |
| Deed documentary stamp tax | -$2,800.00 | 4,000 units of $100 at $0.70 |
| Owner’s title policy | -$2,075.00 | $575 plus $5.00 per $1,000 on $300,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$27,250.00 | 6.81% of price |
| Estimated net before payoff, with buyer-agent compensation | $372,750.00 | $400,000 minus $27,250.00 |
| Estimated total costs, without buyer-agent compensation | -$17,250.00 | 4.31% of price |
| Estimated net before payoff, without buyer-agent compensation | $382,750.00 | $400,000 minus $17,250.00 |
At $324,500, the August 2026 Nancy Lane closing, costs are about $22,380 with buyer-agent compensation (6.90 percent) for a net before payoff of about $302,120, or about $14,268 (4.40 percent) and $310,232 without it. At $1,650,000, the September 2026 Prescott Street closing, costs are about $106,250 (6.44 percent) for a net of about $1,543,750, or about $65,000 (3.94 percent) and $1,585,000 without.
Your net also depends on your payoff, tax prorations and any assessment or transfer fee your association charges. An estoppel certificate is a seller cost under Florida law where an association exists, and we print no dollar figure for it. The worksheet is built for a deeded sale. A cooperative share in Port Carlos Cove transfers under the cooperative’s documents and chapter 719, and we did not model how its closing charges differ; your closing agent will. To see the worksheet for your home, ask for a San Carlos Island valuation, and read our guide to selling a San Carlos Island home.
A free in-person comparative market analysis is a walk-through of your San Carlos Island home and a written value range built from the closings of its own pocket and form of ownership, the closings we set aside, and your association or cooperative documents. There is no cost and no obligation. Request it with the valuation form below.
We walk the home, the dock and the seawall, note elevation and condition, and read your elevation certificate and your latest association or cooperative statement if you have them. You receive the range, the closings we used and set aside, and the active listings a buyer will compare. 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.
Seven pockets in the island series had no more than one closing in the last 12 months. When so few homes sell, the next owner who lists sets the comparable for the neighbors. If you are thinking about selling, call us first.
This list gathers the places where this page says a fact about San Carlos Island is not available, each with the document or route that would settle it.
These are the questions San Carlos Island owners ask us most about value, answered from Southwest Florida MLS closings and Lee County records with the window and the count beside each figure.
It depends first on what you own and where. In the 12 months to October 7, 2026 the MLS island series closed 11 sales from $150,000 to $2,380,000 at a $400,000 median. Call Jesse direct at (239) 898-6072 for a range from your own pocket.
The Southwest Florida MLS median for the island series is $400,000 on 11 closings in 12 months and $372,500 on 86 in 60 months. Lee County’s separate, wider series shows $374,000 on 46 sales in 12 months.
The 12-month MLS median is $351 per square foot on 11 closings. Over 60 months it was $239 on 48 manufactured-home closings and $508 on 31 single-family closings.
They measure different islands. The county counts every qualified sale on all 1,218 residential-class parcels. Our MLS series leaves out Boardwalk Caper and Siesta Isles, and we never average the two.
No. By the county roll’s taxing district every residential-class parcel on San Carlos Island is in unincorporated Lee County, with a Fort Myers Beach mailing address. The Town of Fort Myers Beach is Estero Island.
San Carlos on the Gulf. Its 18 MLS closings in 60 months had a median of $1,375,000, and the eight on bay-front parcels ran from $1,650,000 to $3,250,000.
Helen Lane, in the MLS record. Its nine closings in 60 months ran from $58,140 to $150,000.
The 15 Port Carlos Cove closings in 60 months had a median of $238,000 at $245 per square foot, from $110,000 to $440,000. The three in the last 12 months were $225,000, $285,000 and $440,000.
Nancy Lane’s 10 closings in 60 months had a median of $357,500. Helen Lane’s nine ran from $58,140 to $150,000 and Emily Lane’s eight from $108,000 to $420,000, too few for a median.
Seven Sportsmans Cove closings in 60 months ran from $355,000 to $445,000. The four most recent two-bedroom closings at 894 Buttonwood Drive were $400,000 to $445,000, or $351 to $392 per square foot.
It depends on the side of the street. The eight bay-front house closings on San Carlos Drive and Prescott Street in 60 months ran from $1,650,000 to $3,250,000. The 12 other closings in the plat and in Hidden Harbor on the Bay had a median of $655,000.
Not for a home on the island. Tip Top Isles is on the mainland off San Carlos Boulevard, and the MLS groups its eight closings in 60 months with the island series. We set them aside.
The median was 64 days on market for the 11 closings of the last 12 months, against 29.5 days over 60 months. Five went under contract in 10 days or less and two took 207 and 347 days.
The median closing in the last 12 months sold at 94.7 percent of its final list price, and none of the 11 reached it. Over 60 months the median was 94.3 percent on 86 closings.
On October 7, 2026 the MLS island series had 14 active listings and none pending, from $249,000 to $7,895,000, with a median list price of $472,000.
By the usual yardstick it favors buyers: 14 listings against 11 closings in a year is about 15.3 months of supply, and no closing in the last 12 months reached its final list price. The counts are small.
The record shows no clean direction. The 12-month median was $400,000 on 11 closings to October 2026 and $423,000 on 16 two years earlier, but the mix of manufactured homes and houses changes every year.
Most in the short record did. Of nine resale steps in the county’s list since December 2022, six rose, by 2.0 to 70.5 percent, and three fell, by 1.6 to 30.6 percent.
The record supports a direction, not a number. Manufactured homes on parcels the roll places on a canal closed 24 times at a $297,500 median, against $120,000 on 18 closings with no water frontage stated, but pocket and position overlap.
The record cannot say. The MLS export has no floor or view field, and Sportsmans Cove has a single first-floor two-bedroom closing, $400,000 in August 2026, beside four second-floor closings at $425,000 to $445,000. One sale is not a floor premium.
An automated estimate averages nearby sales, and here those can be a cooperative home, a condominium lot and a bay-front house within a short walk. It cannot read a dock, a seawall or an elevation certificate.
No. On the 46 county-qualified sales of the last 12 months, the roll’s just value ran at a median of 83.5 percent of the recorded price, from 55 to 126 percent, and nine homes sold below it.
There is no island-wide association. Listing-entered annual recurring fees on 86 MLS closings ranged from $0 to $10,200 (not verified; the association’s current budget and an estoppel certificate govern).
It changes who can buy. A cooperative buyer acquires an interest in the corporation and a right to occupy under chapter 719, and lenders treat that differently from a mortgage on a deeded lot, which can narrow the pool.
It changes a buyer’s insurance cost, and buyers price that. The FEMA flood map indicates VE at 12 to 13 feet at the San Carlos Drive and Helen Lane addresses we tested and AE at 11 to 12 feet at Buttonwood Drive and the island’s centroid.
It is still in the record. The 12-month block after the storm had the island’s lowest median, $262,000 on 25 closings, 17 of them manufactured homes.
As an illustration before exemptions and non-ad valorem charges, the 2026 applied millage of 13.2284 (13.3976 in 2025) gives $5,291.36 a year on a $400,000 price. The buyer’s bill is set on the assessed value after the sale.
At the $400,000 median, about $372,750 before any mortgage payoff if you offer buyer-agent compensation and about $382,750 if you do not, on our illustration.
By Lee County custom the seller pays the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, and the owner’s title insurance policy. That is custom, not law, and your contract controls.
Possibly. Under the federal rule in IRS Topic 701, an owner who owned and used the home as a main home for two of the last five years may exclude up to $250,000 of gain, or $500,000 on a joint return. Ask a tax professional.
It depends on the form. A condominium seller delivers the section 718.503 resale documents, a cooperative seller the cooperative’s documents under chapter 719, and a homeowners association seller the section 720.401 disclosure summary before signing. With no association, none of those applies. Every seller gives the section 689.302 flood disclosure.
That depends on the recorded declaration or the cooperative’s documents, which are not published for any pocket. The Town of Fort Myers Beach rental registration does not apply here.
The 12-month MLS median was $400,000 on 11 closings in the island series and $550,000 on 309 closings on Estero Island, at $351 against $481 per square foot.
We sort the island before we price it. We tracked every one of the 86 closings in the MLS island series over 60 months and joined each to its county parcel. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Call Jesse direct at (239) 898-6072 or enter your address and form of ownership in the valuation form. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from San Carlos Island sales.
★★★★★ “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
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
A Fort Myers Beach specialist knows that San Carlos Island is outside the Town, which pocket a street belongs to, which closings the MLS files with the island from the mainland, which transfers the county counts as sales, and what the flood map indicates address by address. A valuation built that way holds up through the appraisal.
A general agent may price a Port Carlos Cove cooperative home from the island median, count a Tip Top Isles closing as an island comparable, apply the Town’s rental rules to a county address, or quote the roll’s just value as if it were a price. 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 Estero Island, the Town’s rules and the storm record.
If you are asking “what can I sell my San Carlos Island home for,” McGreevy and Comisar price from the closings of your own pocket and form of ownership. We tracked every one of the 11 San Carlos Island closings in the Southwest Florida MLS in the last 12 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. Most pockets on the island see one closing a year or none, so the next owner who sells sets the comparable for the neighbors. If you are thinking about selling, call us first. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. When you are ready to list, read how we sell San Carlos Island homes.
San Carlos Island recorded sales, last 12 months: 11 Southwest Florida MLS closings at a $400,000 median, from $150,000 to $2,380,000, at 94.7 percent of final list price and 64 median days on market, through October 7, 2026.
Enter your details in the valuation form for your free San Carlos Island home valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the island background in our Fort Myers Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
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#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
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a San Carlos Island home? 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 and on San Carlos Island, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. The links were checked on October 7, 2026 for our San Carlos Island research.
These official documents bear most directly on what a San Carlos Island home is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage for the San Carlos Island taxing district, 13.3976, for comparison with the 2026 rate | View the millage book |
| Transfer code list | Lee County Property Appraiser | How the county codes qualified and unqualified sales | View the code list |
| Property use code list | Lee County Property Appraiser | The use codes behind the cooperative, condominium, single-family and manufactured-home counts | View the use codes |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
San Carlos Island declarations, cooperative documents, budgets and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your San Carlos Island home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.