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 Sandpiper Village home worth? This is McGreevy and Comisar’s valuation guide for owners in Sandpiper Village, the canal neighborhood of single-family homes on Ibis, Albatross and Egret Streets on the south half of Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, all 82 residential parcels belong to the Town of Fort Myers Beach, not to unincorporated Lee County. The roll shows 64 parcels with a home and 17 vacant lots. If you may sell, read this beside our guide to selling your Sandpiper Village home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. Sandpiper Village trades thinly, so no 12-month median exists: the Southwest Florida MLS recorded 2 closings under the name in the 12 months to October 7, 2026, at $750,000 and $800,000. The first window with 10 or more is 60 months, with 19 closings at a median of $820,000, from $600,000 to $1,900,000, at $510 per square foot, 20 median days on market and 90.8 percent of the final list price. The Lee County series is separate: 13 qualified sales in 60 months at a median of $955,000. Seven more MLS closings sit at Sandpiper Village plat addresses under other neighborhood names, which changes the count a valuation should use. 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 Sandpiper Village home in Fort Myers Beach is worth what the few closed homes nearest it in size, lot and elevation brought, adjusted for condition and time. The Southwest Florida MLS recorded 19 closings under the name in the 60 months to October 7, 2026 at an $820,000 median, from $600,000 to $1,900,000.
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 2 closings, the 24-month window 5 and the 36-month window 6, so the 60-month window of 19 is the first that supports a median. The median home that closed had 1,604 square feet of MLS living area, and price per square foot ran from $370 to $1,052. Seventeen of the 19 closed below their final list price, one closed at it and one above it. Those figures blend three streets, five calendar years, homes the roll dates from 1963 to 2019, and three addresses the roll now shows as vacant lots.
The Lee County Property Appraiser’s qualified improved sales are a separate series, never averaged with the MLS: 13 sales in the 60 months to the October 4, 2026 roll file at a median of $955,000, from $680,000 to $1,900,000. The two medians differ because the series hold different sales. The county’s qualified series leaves out 8 of the 19 MLS closings, and it holds 2 sales the 19 do not: 255 Albatross St at $975,000 on April 10, 2025 and 107 Albatross St at $955,000 on February 26, 2026.
A listing agent types the neighborhood name into the MLS, and on Albatross Street and Egret Street the name typed is often not Sandpiper Village. Matching every MLS closing in the ZIP code to the county’s legal descriptions, we found 7 more closings at Sandpiper Village plat addresses under other names, 26 in all. On that count the 36-month window reaches 10 closings, at a median of $877,500, from $650,000 to $1,900,000. We show both counts on this page and label each.
These are the eight facts about Sandpiper Village home values in Fort Myers Beach that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, the county record, costs, a Holiday Heights comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My Sandpiper Village Home Worth in Fort Myers Beach in 2026? · Why Value Your Sandpiper Village Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Sandpiper Village Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Sandpiper Village Home Values in Fort Myers Beach? · How Do We Value a Sandpiper Village Home in Fort Myers Beach?
The Record: What Did Sandpiper Village Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Sandpiper Village Home Worth by Street, Size, Water and Age? · Are Sandpiper Village Home Values in Fort Myers Beach Rising or Falling? · One Sandpiper Village Home’s Public Record · What Moves a Sandpiper Village Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Sandpiper Village Home Value? · Is the Property Appraiser’s Just Value What a Sandpiper Village Home Will Sell For?
Comparisons and Next Steps: Sandpiper Village vs Holiday Heights: How Do the Records Compare? · How Do Sandpiper Village Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Sandpiper Village Home in Fort Myers Beach? · Want a Free In-Person Sandpiper Village Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Sandpiper Village Home Value Edition · What Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Sandpiper Village Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Sandpiper Village homes from every closing on the plat, read against the county’s deed record, the roll and the flood map, because a neighborhood with two closings a year cannot be priced from an average. We are a two-partner team, Top 1% Real Estate Agents Nationally Since 2008, and we show you each comparable we used.
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 choose who prices your home, 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:
We tracked every one of the 19 Sandpiper Village closings in the Southwest Florida MLS over the 60 months to October 7, 2026, then searched the same pull by street address and found seven more closings on the plat under other names. We matched all 26 to the Lee County roll for each parcel’s water flag, dock and pool flags, year built, heated area and just value. We read the county’s qualified sales for the three streets back through the 1990s, which gives 56 resale pairs at 35 addresses. And we read the FEMA flood layer results at four addresses and the center point, which returned three different readings.
Call Jesse direct at (239) 898-6072 and we will read your street’s closings with you, or request your Sandpiper Village valuation online and see how selling your Sandpiper Village 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 Sandpiper Village 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 on your own plat and size band, 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 for size, lot, condition and flood-insurance cost. We need your street address, bedroom count, living area, whether the lot is on a canal or the bay, the state of the seawall and any dock, the roof’s age, any renovation and its permits, and an elevation certificate if you have one.
On Albatross Street the county puts every odd-numbered address, 103 through 297, on the Sandpiper Village plat, and the even-numbered addresses across the street on the Fairview Isles plats. On Egret Street the Sandpiper Village lots are the even numbers, 110 through 280. A form that asks only for a ZIP code or a neighborhood name cannot tell which record your home belongs to.
An online estimate misses Sandpiper Village home values because a model has two closings a year to learn from, reads a neighborhood name that listing agents apply unevenly, trusts a square footage that two public sources state differently, and cannot tell a house sale from what the county now records as a vacant lot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS returned 19 closings under the Sandpiper Village name in 60 months. Seven more closed at addresses the county’s legal descriptions place on the Sandpiper Village plat, Plat Book 9, Pages 45 and 52: six on odd-numbered Albatross Street addresses entered as Fairview Isles, and one on Egret Street entered under the name of an unrecorded subdivision.
| Date closed | Sold price | Street address on the Sandpiper Village plat | Living area (sq ft) | Price per sq ft | Name entered in the MLS |
|---|---|---|---|---|---|
| Oct 1, 2026 | $1,300,000 | 132 Egret St | 3,557 | $365 | An unrecorded subdivision |
| Feb 26, 2026 | $955,000 | 107 Albatross St | 1,735 | $550 | Fairview Isles |
| Dec 30, 2024 | $670,000 | 129 Albatross St | 1,350 | $496 | Fairview Isles |
| Jan 9, 2024 | $650,000 | 107 Albatross St | 1,559 | $417 | Fairview Isles |
| Feb 7, 2023 | $710,000 | 127 Albatross St | 1,351 | $526 | Fairview Isles |
| Jan 6, 2023 | $680,000 | 125 Albatross St | 936 | $726 | Fairview Isles |
| Nov 22, 2022 | $630,000 | 243 Albatross St | 1,252 | $503 | Fairview Isles |
Keep to the name and the last 12 months show 2 closings. Count the plat and they show 4, at $750,000, $800,000, $955,000 and $1,300,000. The January 2024 sale is a Sold Data Entry record, meaning a sale entered after closing with no marketing history. Our Fairview Isles valuation page covers the even-numbered side of Albatross Street.
The county roll lists 82 residential parcels whose legal description begins with the name Sandpiper Village. Three more cite the same plat book and page with the name spelled another way: 120 Ibis St, 212 Ibis St and 243 Albatross St. Our guide’s counts use the 82, and a valuation has to use all 85.
The MLS living area and the county’s heated area are different measurements, and on three of the 19 closings they differ by more than 300 square feet. At 172 Egret St the April 2022 listing showed 2,867 square feet and the roll shows 2,160, which moves that sale from $609 to $808 per square foot. At 110 Ibis St the listing showed 1,759 and the roll shows 1,039. At 169 Ibis St the January 2023 listing showed 1,388, the September 2024 listing showed 1,748 and the roll still shows 1,388.
Three of the 19 closings are at parcels the October 4, 2026 roll codes as vacant residential, with no year built: 277 Ibis St ($1,100,000, February 2023), 240 Ibis St ($620,000, December 2022) and 250 Egret St ($760,000, December 2022). A fourth, 129 Albatross St ($670,000, December 2024), was entered in the MLS with 1,350 square feet of living area, and the county’s sale file marks that sale as vacant land. The records do not say what happened to each building.
The county’s deed file holds sales that never appeared as MLS closings, and several are the most useful comparables an owner of a bay lot or a building site could ask for.
| Deed date in the county file | Street address | Price | How the county marks it |
|---|---|---|---|
| June 1, 2026 | 231 Albatross St | $475,000 | Vacant land, qualified |
| April 10, 2025 | 255 Albatross St | $975,000 | Improved, qualified |
| March 27, 2024 | 160 Egret St | $845,000 | Vacant land, qualified |
| January 22, 2024 | 280 Egret St | $2,800,000 | Vacant land, qualified |
| November 30, 2023 | 231 Albatross St | $687,500 | Vacant land, qualified |
| October 20, 2023 | 103 Albatross St | $550,000 | Vacant land, qualified |
| December 20, 2022 | 281 Ibis St | $2,175,000 | Improved, not coded qualified |
The roll flags 280 Egret St and 281 Ibis St as bay lots, two of only four in the neighborhood. No bay-lot sale appears among the MLS closings on the plat in 60 months, so an estimate fed only by listing data has never seen what a Sandpiper Village bay lot brings.
We value a Sandpiper Village home in four steps: gather every closing and deed on the plat, sort them by size and lot, adjust for condition, elevation and time, and test the result against the homes for sale this week. The result is a range we can defend.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Under the name, no window shorter than 60 months reaches 10 closings. On the plat count the 36-month window does, with 10 closings at a median of $877,500, from $650,000 to $1,900,000, and a median of $498 per square foot. Nine of those 10 carry a list history, with a median of 95 days on market and 95.6 percent of final list price. We start with those 10, add the county’s deed-only sales, and reach back to 60 months only where the last three years hold no like home.
Buyers pay for living area, a bay lot over a canal lot, a sound seawall, a usable dock, a newer roof and a lowest floor that insures well, and they discount for deferred work and missing permits. The record measures size and little else, so for the rest we walk the property and read the permit history.
Time matters more here than in a busy neighborhood, because the comparables are older. Three of the 19 closings came before Hurricane Ian made landfall on September 28, 2022, at $825,000, $1,375,000 and $1,745,000. The 16 since then have a median of $780,000. Seven of those 16 closed in the ten weeks from December 20, 2022 to February 27, 2023, and we weight them lightly.
On October 7, 2026 the MLS showed 5 active listings under the Sandpiper Village name and none pending, from $680,000 to $1,275,000, with a median list price of $949,000 and a median of 139 days listed. A re-check of the MLS on October 29, 2026 found the same 5 listings active, from $680,000 to $1,265,000 after a $10,000 price cut at 169 Ibis Street, still none pending and no closing since October 7. Two more plat addresses were listed under other names, at $875,000 and $1,675,000. At the five-year pace of 3.8 closings a year, five listings are about 15.8 months of supply, a figure built on 19 sales and offered as arithmetic, not as a forecast. Request your free valuation with the valuation form.
On the plat count, seven closings in 60 months had 1,400 to 1,699 square feet of MLS living area.
| Date closed | Street address | Sold price | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|
| Sep 4, 2026 | 268 Ibis St | $800,000 | 1,568 | $510 | 346 |
| Jan 27, 2026 | 239 Ibis St | $750,000 | 1,600 | $469 | 361 |
| May 30, 2025 | 185 Ibis St | $740,000 | 1,604 | $461 | 25 |
| Jan 9, 2024 | 107 Albatross St | $650,000 | 1,559 | $417 | Not recorded |
| Aug 17, 2023 | 256 Ibis St | $1,630,000 | 1,550 | $1,052 | 6 |
| May 23, 2023 | 268 Ibis St | $820,000 | 1,568 | $523 | 15 |
| Jun 27, 2022 | 268 Ibis St | $825,000 | 1,568 | $526 | 20 |
Six of the seven closed from $650,000 to $825,000, and the median of these 7 closings is $800,000. The seventh, at $1,630,000, is the only home in the group that the roll dates after 2000: a 2019 house. An owner of a 1960s or 1970s house in this band is looking at the six, and an owner of a newer elevated house at one sale, so there we also bring in newer homes from neighboring plats and say so.
In the last five years the Southwest Florida MLS recorded 19 closings under the Sandpiper Village name in Fort Myers Beach at a median of $820,000, from $600,000 to $1,900,000, and 26 on the plat at a median of $780,000. The last 12 months hold 2 under the name and 4 on the plat.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each window counts back from October 7, 2026. A median appears only where a window holds 10 or more closings. This page reads the 19 closings for value.
| Window to October 7, 2026 | Closings under the name | Median and range, under the name | Closings on the plat | Median and range, on the plat |
|---|---|---|---|---|
| 12 months | 2 | Not stated; $750,000 and $800,000 | 4 | Not stated; $750,000 to $1,300,000 |
| 24 months | 5 | Not stated; $740,000 to $1,900,000 | 8 | Not stated; $670,000 to $1,900,000 |
| 36 months | 6 | Not stated; $740,000 to $1,900,000 | 10 | $877,500; $650,000 to $1,900,000 |
| 60 months | 19 | $820,000; $600,000 to $1,900,000 | 26 | $780,000; $600,000 to $1,900,000 |
Under the name, the 60-month figures are $510 per square foot, 20 median days on market and 90.8 percent of final list price, and dollar volume was $18,985,000. On the plat, the 60-month figures are $507 per square foot, 20 median days on market and 93.4 percent of final list price on the 25 closings with a list history.
| Date closed | Sold price | Street address | Living area (sq ft) | Price per sq ft | Days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|
| Sep 4, 2026 | $800,000 | 268 Ibis St | 1,568 | $510 | 346 | 94.1% |
| Jan 27, 2026 | $750,000 | 239 Ibis St | 1,600 | $469 | 361 | 83.4% |
| Aug 4, 2025 | $980,000 | 221 Ibis St | 1,958 | $501 | 5 | 98.1% |
| Jul 1, 2025 | $1,900,000 | 181 Ibis St | 2,309 | $823 | 95 | 82.8% |
| May 30, 2025 | $740,000 | 185 Ibis St | 1,604 | $461 | 25 | 99.3% |
| Sep 23, 2024 | $1,250,000 | 169 Ibis St | 1,748 | $715 | 37 | 96.2% |
| Aug 22, 2023 | $1,100,000 | 181 Ibis St | 2,309 | $476 | 103 | 93.6% |
| Aug 17, 2023 | $1,630,000 | 256 Ibis St | 1,550 | $1,052 | 6 | 90.8% |
| May 23, 2023 | $820,000 | 268 Ibis St | 1,568 | $523 | 15 | 96.5% |
| Feb 27, 2023 | $1,100,000 | 277 Ibis St | 2,096 | $525 | 51 | 84.7% |
| Feb 16, 2023 | $660,000 | 105 Albatross St | 1,389 | $475 | 64 | 86.8% |
| Feb 9, 2023 | $680,000 | 119 Ibis St | 1,117 | $609 | 1 | 97.3% |
| Jan 31, 2023 | $600,000 | 169 Ibis St | 1,388 | $432 | 0 | 100.0% |
| Dec 23, 2022 | $620,000 | 240 Ibis St | 1,313 | $472 | 14 | 88.6% |
| Dec 21, 2022 | $760,000 | 250 Egret St | 1,909 | $398 | 2 | 89.5% |
| Dec 20, 2022 | $650,000 | 110 Ibis St | 1,759 | $370 | 4 | 86.7% |
| Jun 27, 2022 | $825,000 | 268 Ibis St | 1,568 | $526 | 20 | 86.9% |
| Apr 22, 2022 | $1,745,000 | 172 Egret St | 2,867 | $609 | 35 | 87.5% |
| Feb 16, 2022 | $1,375,000 | 251 Albatross St | 1,808 | $761 | 6 | 101.9% |
Price per square foot is the sold price divided by the MLS living area. Sale-to-final-list is the sold price as a share of the last list price before the sale. None of the 19 is a Sold Data Entry record.
The quickest sales closed nearest their list price.
| Days on market | Closings, 60 months | Median sale-to-final-list | Sold prices |
|---|---|---|---|
| 30 days or fewer | 11 | 96.5% | $600,000 to $1,630,000, median $760,000 |
| 31 to 179 days | 6 | 87.2%, the median of these 6 closings | $660,000 to $1,900,000 |
| 180 days or more | 2 | 94.1% and 83.4% | $800,000 and $750,000 |
Nine of the 19 closed below 90 percent of their final list price, and the median gap between final list price and sold price was $80,000. The widest was $395,400, at 181 Ibis St, which closed at $1,900,000 against a $2,295,400 final list price after 95 days. Both closings of 2026 took about a year, 346 and 361 days. Two sales do not make a trend, and we draw no direction from them.
The county’s qualified improved sales are a separate count, never averaged with the MLS: 3 in 12 months, 7 in 24 and in 36 months, and 13 in 60 months at a median of $955,000, from $680,000 to $1,900,000. Our guide lists all 13 by deed date and street address.
Eleven of the 13 county sales match one of the 19 closings at the same price. The other two are Albatross Street sales: one never appeared as an MLS closing, and one closed in the MLS under the Fairview Isles name. Going the other way, the county’s deed file holds a deed at the same price for each of the 8 MLS closings missing from its qualified series, coded as something other than a qualified sale. Six of the 8 are dated between December 19, 2022 and February 24, 2023. The county’s qualified series is short on the months after the storm and the name-tagged MLS series is short on Albatross Street, which is why we read both.
A Sandpiper Village home’s worth sorts first by living area and then by lot. Over 60 months the 4 closings under 1,400 square feet ran from $600,000 to $680,000 and the 3 of 2,200 square feet or more from $1,100,000 to $1,900,000. The only bay-lot prices are in the county’s deed file.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Living area is the strongest sorter in the record. No band holds 10 closings, so each figure is the median of the closings counted, on both counts.
| MLS living area | Closings under the name | Median and range, under the name | Closings on the plat | Median and range, on the plat |
|---|---|---|---|---|
| Under 1,400 sq ft | 4 | $640,000, the median of these 4 closings; $600,000 to $680,000 | 8 | $665,000, the median of these 8 closings; $600,000 to $710,000 |
| 1,400 to 1,699 sq ft | 6 | $810,000, the median of these 6 closings; $740,000 to $1,630,000 | 7 | $800,000, the median of these 7 closings; $650,000 to $1,630,000 |
| 1,700 to 2,199 sq ft | 6 | $1,040,000, the median of these 6 closings; $650,000 to $1,375,000 | 7 | $980,000, the median of these 7 closings; $650,000 to $1,375,000 |
| 2,200 sq ft or more | 3 | $1,745,000, the median of these 3 closings; $1,100,000 to $1,900,000 | 4 | $1,522,500, the median of these 4 closings; $1,100,000 to $1,900,000 |
These bands mix five market years, so read them for shape. The smallest band is the tightest: eight sales between November 2022 and December 2024 inside a $110,000 span.
Ibis Street holds 41 of the 82 parcels and 15 of the 19 closings, at a median of $820,000 and $510 per square foot, from $600,000 to $1,900,000. Albatross Street holds 25 parcels and 2 closings under the name, but 8 on the plat, from $630,000 to $1,375,000, with $675,000 the median of these 8 closings. Egret Street holds 16 parcels and 3 closings on the plat, at $760,000, $1,300,000 and $1,745,000.
The roll flags 78 of the 82 parcels as canal lots and 4 as bay lots, so nearly every sale is a canal sale and the record cannot price a canal against a dry lot. The three improved bay parcels carry just values of $2,083,341 to $2,674,433, against a median of $713,454 for the 61 improved canal parcels. Among the 19 closings, the 9 on parcels with a boat dock flag ran from $650,000 to $1,900,000, with $980,000 the median of these 9, and the 10 without a dock flag had a median of $810,000. The dock homes were also larger, 1,759 square feet at the median against 1,568, so that gap is not a dock premium.
Twelve of the 19 closings are on parcels the roll dates before 1980, at a median of $775,000 and $505 per square foot. Four are on parcels dated 1980 or later, from $1,100,000 to $1,900,000: two sales of a 1980 house, one of a 1986 house and one of the 2019 house. The other three are on parcels with no year built today.
The county’s deed file marks six sales on the plat as vacant land since October 2023. The five canal lots sold for $550,000, $687,500, $845,000, $670,000 and $475,000, and $670,000 is the median of these 5 sales. The bay lot at 280 Egret St sold for $2,800,000. One lot sold twice: 231 Albatross St at $687,500 on November 30, 2023 and at $475,000 on June 1, 2026. The four smallest house closings, $600,000 to $680,000, sit in the same range.
The record cannot separate value by view, canal width or depth, seawall condition, lowest-floor elevation, lot size or renovation level, because none of those is a field in the files we used.
Sandpiper Village home values in Fort Myers Beach cannot be given a direction from two or three closings a year. What the record supports is a labelled history: county sale prices by five-year period, each with 10 or more sales, and the repeat sales of the same addresses, most of which resold higher.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No calendar year holds 10 closings on either count, so each row lists what closed and supports no conclusion about direction.
| Calendar year | Closings under the name | Range under the name | Closings on the plat | Range on the plat |
|---|---|---|---|---|
| 2022 | 6 | $620,000 to $1,745,000 | 7 | $620,000 to $1,745,000 |
| 2023 | 7 | $600,000 to $1,630,000 | 9 | $600,000 to $1,630,000 |
| 2024 | 1 | $1,250,000 | 3 | $650,000 to $1,250,000 |
| 2025 | 3 | $740,000 to $1,900,000 | 3 | $740,000 to $1,900,000 |
| 2026, through October 7 | 2 | $750,000 and $800,000 | 4 | $750,000 to $1,300,000 |
The county’s qualified improved sales reach back before the MLS window. Grouped in five-year periods, each group holds 10 or more sales.
| Deed years | County-qualified improved sales | Median price | Range |
|---|---|---|---|
| 2012 to 2016 | 24 | $445,000 | $340,000 to $1,295,000 |
| 2017 to 2021 | 19 | $702,000 | $510,000 to $1,775,000 |
| 2022 to October 4, 2026 | 13 | $955,000 | $680,000 to $1,900,000 |
Each period sold a different set of homes, and the latest holds no qualified sale dated 2024, so the table is a history of what was deeded and not a price index.
Repeat sales remove the mix problem, because the same lot sells both times. The MLS holds five resale pairs at four plat addresses inside the 60 months.
| Street address | Earlier MLS closing | Later MLS closing | Change |
|---|---|---|---|
| 268 Ibis St | June 27, 2022, $825,000 | May 23, 2023, $820,000 | Down 0.6% |
| 268 Ibis St | May 23, 2023, $820,000 | September 4, 2026, $800,000 | Down 2.4% |
| 181 Ibis St | August 22, 2023, $1,100,000 | July 1, 2025, $1,900,000 | Up 72.7% |
| 169 Ibis St | January 31, 2023, $600,000 | September 23, 2024, $1,250,000 | Up 108.3% |
| 107 Albatross St | January 9, 2024, $650,000 | February 26, 2026, $955,000 | Up 46.9% |
The pairs describe two different things. 268 Ibis St kept the same 1,568 square feet and three bedrooms on all three records, and its price moved $25,000 in four years. The three that rose changed on the listing record: 181 Ibis St went from three bedrooms and two baths to four and three, and the MLS living area went from 1,388 to 1,748 square feet at 169 Ibis St and from 1,559 to 1,735 at 107 Albatross St. A pair hides whatever was spent between the two sales, so with five pairs we state no rate.
The county file is longer. Counting pairs of consecutive qualified sales at one address with the resale in 2012 or later, it holds 38. Thirty-three resold higher and 5 lower. All 16 that resold from 2017 through 2021 went up. Of the 8 that resold from 2022 on, 6 went up and 2, both at 268 Ibis St, slipped by less than 3 percent. The three earlier declines were resales in 2012, 2013 and 2014 of homes bought between 2005 and 2007.
One Sandpiper Village address shows how a lot becomes a house in the public record. The county file holds four qualified sales of 256 Ibis St in under six years, two as vacant land and two as a home the roll dates to 2019. It is a public-record example, by street address only.
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 one-story 2019 house of 1,550 heated square feet on a canal lot, with pool, boat dock and seawall flags, and gives it a just value of $931,378.
| Deed date | County-qualified price | How the county marks the sale | MLS record of the same sale |
|---|---|---|---|
| November 3, 2017 | $425,000 | Vacant land | Before the 60-month pull |
| June 13, 2018 | $453,000 | Vacant land | Before the 60-month pull |
| July 15, 2020 | $915,000 | Improved | Before the 60-month pull |
| August 17, 2023 | $1,630,000 | Improved | Closed at $1,630,000 against a $1,795,000 final list price, after 6 days |
First, the lot alone sold twice for $425,000 and $453,000, which fits the $475,000 to $845,000 the county recorded for canal lots since 2023. Second, the finished house sold at $590 per square foot in 2020 and $1,052 in 2023, the highest figure among the 19 closings and about twice the $510 median. It is the only resale of a post-2000 home in the five-year record, and one sale sets no rate. Third, the just value of $931,378 is 57.1 percent of the last sale, which is how far a roll figure can sit from a closing.
A Sandpiper Village home’s value moves up with living area, a bay lot, newer elevated construction and a clean set of permits, and down with deferred seawall or roof work, a low floor elevation, a VE flood zone and an asking price set above the nearest closings. The record measures some of these and is silent on others.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Size leads: each step up in the size table added to the price. A bay lot is the second lever, visible only in the deed file, where a vacant bay lot brought $2,800,000 against $475,000 to $845,000 for canal lots. Newer construction is the third, on one sale: the 2019 house at $1,052 per square foot. Work done between sales shows in three resale pairs that rose 46.9 to 108.3 percent, though the listing data cannot tell us what the work cost.
An asking price set above the nearest closings is the clearest one. The nine closings below 90 percent of final list price had been listed at $700,000 to $2,295,400. Time on the market is the second: the two closings of 2026 took 346 and 361 days. Age is the third. The roll dates 51 of the 64 homes to before 1984, the year of the Town’s first flood insurance rate map, and 54 are one story, so many buyers price in the Town’s 50 percent rule. The Town of Fort Myers Beach requires a substantially improved or substantially damaged building to meet current flood rules, with the lowest floor at the base flood elevation plus one foot, and the Town’s page states that permits from the past five years count toward the threshold. A buyer paying for rental income will also ask for a Town zoning verification, because the Town’s one-week, once-a-month rental limit applies by zoning district and we could not confirm the district of any lot here.
The FEMA flood map indicates these zones at the four street addresses and the center point tested for our guide, all on panel 12071C0567G, effective November 17, 2022. Evacuation zone A applies at every one.
| Point tested | FEMA zone | Base flood elevation, NAVD88 |
|---|---|---|
| 268 Ibis St | VE | 12 ft |
| 253 Albatross St | VE | 12 ft |
| 227 Ibis St | AE | 11 ft |
| 120 Egret St | AE | 11 ft |
| Center point of the 82 parcels | AE | 10 ft |
A zone and a base flood elevation are inputs to a flood premium and to the required height of a rebuilt floor, so two homes on the same street can carry different costs. In zone VE the reference is the bottom of the lowest horizontal structural member, a stricter standard than in zone AE. This table does not give any lot’s own risk; the FIRM panel and an elevation certificate do.
Association fees do not appear to touch a Sandpiper Village home’s value, while insurance and taxes weigh heavily. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings were $0 on every one, not verified, and property tax at the Town’s 2026 applied rate is about $10,915 a year on an $820,000 price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
An association budget or assessment is not published, and none was found in a primary document. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern, if an association exists). The Florida Division of Corporations name search returned no corporation for this neighborhood, only a same-named association in Gulf Breeze that has no documented tie to these streets.
Reserve studies and milestone inspections are condominium subjects. For a detached house the equivalent is the age of its own roof, seawall, dock and mechanical systems, which the owner pays for directly. The roll flags a seawall on 81 of the 82 parcels and a boat dock on 43.
The Lee County Property Appraiser’s 2026 applied millage for the Town of Fort Myers Beach district is 13.3108 mills, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; book printed October 9, 2026). On the $820,000 60-month median the arithmetic is 820 times 13.3108, or $10,914.86 a year. It is an illustration on a recorded price, before any homestead exemption, assessment limit or non-ad valorem charge. Lee County’s FY2026 solid waste assessment for the area that takes in the Town is $358.45 per single-family unit per year.
We print no premium. The routes are a wind policy supported by a wind mitigation inspection, a flood policy under the National Flood Insurance Program or a private carrier, and a Citizens policy if the home qualifies. Citizens requires flood coverage on a wind policy for a home inside a Special Flood Hazard Area, and every point tested here is inside one. Under Risk Rating 2.0, FEMA prices each policy on the property’s own characteristics, and most rate increases are limited to 18 percent a year. The Town is a Class 5 community in the Community Rating System, a 25 percent discount effective April 1, 2026, after a November 2024 retrograde. Section 689.302, Florida Statutes, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure.
No. The Lee County Property Appraiser’s just value is a roll figure for tax purposes, not a sale price. On the eight Sandpiper Village plat closings of the last 24 months, today’s just value ran from 52.8 to 107.6 percent of the sold price, and two 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)
Just value is the county’s own term for its valuation before exemptions and caps. The table sets the just value on the October 4, 2026 roll file beside each MLS closing on the plat in the 24 months to October 7, 2026.
| Date closed | Street address | Sold price | Just value on the roll | Just value as a share of price |
|---|---|---|---|---|
| October 1, 2026 | 132 Egret St | $1,300,000 | $1,238,690 | 95.3% |
| September 4, 2026 | 268 Ibis St | $800,000 | $639,408 | 79.9% |
| February 26, 2026 | 107 Albatross St | $955,000 | $647,048 | 67.8% |
| January 27, 2026 | 239 Ibis St | $750,000 | $806,822 | 107.6% |
| August 4, 2025 | 221 Ibis St | $980,000 | $779,570 | 79.5% |
| July 1, 2025 | 181 Ibis St | $1,900,000 | $1,003,055 | 52.8% |
| May 30, 2025 | 185 Ibis St | $740,000 | $796,332 | 107.6% |
| December 30, 2024 | 129 Albatross St | $670,000 | $526,109 | 78.5% |
The median of these 8 closings is 79.7 percent. The last row is a parcel the roll now values as a vacant lot.
A spread of almost 55 points means just value cannot be scaled into a price. Over the full five years the spread is wider still: on the 16 closings under the name at parcels the roll still shows as improved, today’s just value runs from 52.8 to 139.0 percent of the sold price, and four sold below it. The 139.0 percent is 169 Ibis St, which closed at $600,000 in January 2023.
The roll’s just value for the 64 improved parcels runs from $436,191 to $2,674,433 with a median of $740,802, and 12 carry $1,000,000 or more. The median for the 17 vacant lots is $597,763. Neither the just value nor your tax bill tells you what a buyer will pay.
Sandpiper Village and Holiday Heights are both small canal neighborhoods of single-family homes inside the Town of Fort Myers Beach, about 1.8 road miles apart. In the 60 months to October 7, 2026, Sandpiper Village closed 19 homes at an $820,000 median and Holiday Heights 18 at $1,038,250, and neither has a shorter window with 10 closings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns use the neighborhood name as entered in the MLS and the same 60-month window.
| Question | Sandpiper Village | Holiday Heights |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 82 | 74 |
| Improved parcels | 64 | 60 |
| Median heated area | 1,448 sq ft | 1,841.5 sq ft |
| Median just value, all residential parcels | $672,053 | $856,795 |
| Canal and bay flags | 78 canal, 4 bay | 62 canal, 12 bay |
| MLS closings, 12 months | 2 | 1 |
| MLS closings, 60 months | 19 | 18 |
| Median sold price, 60 months | $820,000 | $1,038,250 |
| Range, 60 months | $600,000 to $1,900,000 | $632,000 to $2,350,000 |
| Median price per sq ft, 60 months | $510 | $567 |
| Median days on market, 60 months | 20 | 45.5 |
| Median sale-to-final-list, 60 months | 90.8% | 91.9% |
| County-qualified sales, 60 months | 13, median $955,000 | 11, median $976,500 |
| Active listings, October 7, 2026 | 5, from $680,000 to $1,275,000 | 2, at $1,100,000 and $2,825,000 |
| FEMA zone at tested points | VE 12 ft at two addresses, AE 11 ft at two | AE 10 to 12 ft at four addresses |
Holiday Heights is the larger-home, higher-priced record: its median home is about 390 square feet larger on the roll, its 60-month median sale is $218,250 higher and its median price per square foot $57 higher. It has three times the bay lots. Sandpiper Village sold faster at the median, 20 days against 45.5, and has more homes for a buyer to compare today.
If you own in Sandpiper Village, the Holiday Heights record is a cross-check, not a comparable set: use it when your home is larger or newer than anything that has sold on your own plat, and expect an adjustment for the price level.
Sandpiper Village homes closed at a 60-month median of $820,000 and $510 per square foot, below the $930,000 and $603 of the 559 single-family closings across ZIP 33931 in the same 60 months. Among the island’s single-family neighborhoods it is one of four that need all 60 months to reach ten closings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every row is generated the same way, by the neighborhood name as entered in the MLS, and each row carries its own window.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| Sandpiper Village | neighborhood | 82 | 1952 to 2022 | 2 | 19 | 60 mo: n 19, median $820,000, range $600,000 to $1,900,000 | 510.0 | 5 | 60 mo: n 13, median $955,000 |
| Holiday Heights | neighborhood | 74 | 1952 to 2024 | 1 | 18 | 60 mo: n 18, median $1,038,250, range $632,000 to $2,350,000 | 567.0 | 2 | 60 mo: n 11, median $976,500 |
| Fairview Isles | neighborhood | 207 | 1958 to 2024 | 23 | 85 | 12 mo: n 23, median $885,000, range $280,000 to $5,940,000 | 508.0 | 17 | 12 mo: n 21, median $805,000 |
| Shell Mound Park | neighborhood | 149 | 1958 to 2024 | 8 | 61 | 24 mo: n 14, median $823,500, range $520,000 to $1,825,000 | 499.0 | 11 | 24 mo: n 17, median $815,000 |
| Laguna Shores | neighborhood | 196 | 1950 to 2024 | 8 | 52 | 24 mo: n 12, median $739,500, range $429,500 to $3,750,000 | 556.0 | 11 | 24 mo: n 13, median $799,000 |
| McPhie Park | neighborhood | 135 | 1950 to 2024 | 5 | 36 | 36 mo: n 16, median $993,750, range $467,500 to $11,250,000 | 663.0 | 5 | 60 mo: n 19, median $975,000 |
| Venetian Gardens | neighborhood | 129 | 1925 to 2024 | 3 | 17 | 60 mo: n 17, median $1,775,000, range $750,000 to $3,500,000 | 948.0 | 1 | 24 mo: n 11, median $1,820,000 |
| Lynn’s Highland Park | neighborhood | 53 | 1926 to 2024 | 2 | 13 | 60 mo: n 13, median $689,000, range $437,000 to $1,300,000 | 619.0 | 1 | 60 mo: n 13, median $768,500 |
The MLS columns are Southwest Florida MLS closings through October 7, 2026, and the county column is the Lee County Property Appraiser’s qualified improved sales from the roll file of October 4, 2026. The two series are never mixed, and windows differ by row. The Fairview Isles row counts a condominium and six Albatross Street closings on the Sandpiper Village plat.
Sandpiper Village’s $510 per square foot sits just above Fairview Isles next door at $508 and Shell Mound Park at $499, and below every other row. Sandpiper Village is also the only row with no home the roll dates after 2022. Our valuation pages for Shell Mound Park and Laguna Shores cover two of those neighbors.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings across ZIP 33931 at a median of $510,000, $455 per square foot, 92 median days on market and 93.8 percent of final list price. By joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), 238 were condominium closings at a median of $425,000 and 111 were single-family closings at a median of $1,000,000. For the island-wide view, see our Fort Myers Beach home valuation page.
Seven plat addresses were listed on October 7, 2026, and three can be read against their own earlier closing. 169 Ibis St asks $1,275,000 after closing at $1,250,000 in September 2024. 107 Albatross St asks $949,000 after closing at $955,000 in February 2026. 127 Albatross St, entered under the Fairview Isles name, asks $875,000 after closing at $710,000 in February 2023, and has been listed 629 days. The other four ask $680,000, $949,000, $1,250,000 and $1,675,000. Asking prices are claims that the next closing will test.
A seller of a Sandpiper Village home at the $820,000 60-month median would net about $765,660 before any mortgage payoff with buyer-agent compensation, and about $786,160 without, with costs of about 6.63 and 4.13 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table is an illustration, not a quote. Commissions are negotiable, and 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 for the first $100,000 plus $5.00 per $1,000 above it, up to $1,000,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $820,000.00 | The 60-month MLS median |
| Listing commission, 2.75% | -$22,550.00 | 2.75% of $820,000 |
| Buyer-agent compensation, 2.5%, if offered | -$20,500.00 | 2.5% of $820,000 |
| Deed documentary stamp tax | -$5,740.00 | 8,200 units of $100 at $0.70 |
| Owner’s title policy | -$4,175.00 | $575 plus $5.00 per $1,000 on $720,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$54,340.00 | 6.63% of price |
| Estimated net before payoff, with buyer-agent compensation | $765,660.00 | $820,000 minus $54,340 |
| Estimated total costs, without buyer-agent compensation | -$33,840.00 | 4.13% of price |
| Estimated net before payoff, without buyer-agent compensation | $786,160.00 | $820,000 minus $33,840 |
At $800,000, the price of the September 4, 2026 closing at 268 Ibis St, total costs are about $53,050 with buyer-agent compensation (6.63 percent) for a net before payoff of about $746,950, or about $33,050 (4.13 percent) for a net of about $766,950 without it. The price is a public-record example used for the arithmetic only.
Your net also depends on your mortgage payoff, the tax proration and any repair credit. If an association issues an estoppel certificate for your sale, it is a seller cost under Florida law, and we print no dollar figure for it. Ask a CPA about capital gains before listing. To see the worksheet for your home, ask for a Sandpiper Village valuation, and read our guide to selling a Sandpiper Village home.
A free in-person comparative market analysis is a walk-through of your Sandpiper Village home and a written value range built from every closing and deed on the plat in its size band, the sales we set aside, and the flood and permit record for your address. There is no cost and no obligation. Request it with the valuation form below.
We walk the house and the seawall, note the dock, the roof and any enclosure below the flood elevation, and read your elevation certificate if you have one. You receive the range, the closings used and set aside, and the 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.
These are the facts about Sandpiper Village home values that the record did not settle, each with the document that would settle it. We print them so that no gap is hidden inside a confident sentence, and we check each one for your address during a valuation.
These are the questions Sandpiper Village owners in Fort Myers Beach ask us most about value. Each answer is one paragraph, and every figure comes from the same October 7, 2026 pull and the county roll file of October 4, 2026.
It depends on living area, lot, condition and elevation. The 19 closings of the last 60 months ran from $600,000 to $1,900,000 with a median of $820,000. For your own number, call Jesse direct at (239) 898-6072.
The 60-month MLS median is $820,000 on 19 closings under the name. On the plat count, the 36-month median is $877,500 on 10 closings. The separate Lee County series shows 13 qualified sales in 60 months at $955,000.
The median was $510 per square foot on the 19 closings, from $370 to $1,052. The top figure is a 2019 house.
Two under the name, at $750,000 and $800,000, and four on the plat, adding $955,000 on Albatross Street and $1,300,000 on Egret Street.
Listing agents type the neighborhood name. Seven closings at Sandpiper Village plat addresses were entered under other names, six of them as Fairview Isles on odd-numbered Albatross Street addresses.
By the county’s legal descriptions, odd-numbered Albatross Street addresses from 103 to 297 are on the Sandpiper Village plat and even-numbered ones are on the Fairview Isles plats. We confirm the plat from your deed.
Less accurate than in a busy subdivision. A model has two name-tagged closings a year, living areas that differ between sources, and house sales at parcels the roll now shows as lots.
They count different things. The county’s qualified series leaves out 8 of the 19 closings and adds 2 Albatross Street sales.
No. On the eight plat closings of the last 24 months, today’s just value ran from 52.8 to 107.6 percent of the sold price, with 79.7 percent the median of these 8.
Yes, but the proof is in deeds, not MLS closings. A vacant bay lot at 280 Egret St sold for $2,800,000 in January 2024, and canal lots sold for $475,000 to $845,000.
The record cannot isolate it. The 9 closings on parcels with a dock flag had a higher median than the 10 without, but those homes were also about 190 square feet larger at the median.
Fifteen of the 19 closings are on parcels with a pool flag, at a median of $825,000. The four without ran from $620,000 to $1,100,000, too few to state a premium.
More than any other factor in the record. The 4 closings under 1,400 square feet ran from $600,000 to $680,000, and the 3 of 2,200 square feet or more ran from $1,100,000 to $1,900,000.
The county marks five canal-lot sales as vacant land since October 2023, from $475,000 to $845,000, with $670,000 the median of these 5 sales. One lot sold at $687,500 in 2023 and $475,000 in 2026.
Sometimes not by much. The four smallest house closings ran from $600,000 to $680,000, inside the range of the canal-lot sales, so condition and elevation decide it.
Two or three closings a year cannot show a direction. The county’s qualified sales had a median of $702,000 on 19 sales from 2017 to 2021 and $955,000 on 13 since 2022, with different homes in each group.
Mostly. Of 38 county resale pairs with the resale in 2012 or later, 33 went up and 5 went down. Since 2022, 6 of 8 went up and the 2 that fell were both 268 Ibis St, by under 3 percent.
Its three closings were $825,000 in June 2022, $820,000 in May 2023 and $800,000 in September 2026, with the same living area each time.
The median of the 19 closings was 20 days on market, and 11 sold within 30 days. The two most recent took 346 and 361 days.
The median closing was 90.8 percent of the final list price. Seventeen of 19 closed below list, nine of them below 90 percent, and the median gap was $80,000.
On October 7, 2026 the Southwest Florida MLS showed 5 active listings under the name, from $680,000 to $1,275,000, and none pending. Two more plat addresses were listed under other names.
The five listings under the name have a median asking price of $949,000 and about $547 per square foot, against a 60-month closed median of $820,000 and $510.
It changes a buyer’s insurance cost and the height a rebuilt floor must reach. The FEMA flood map indicates VE at 12 feet at two tested addresses and AE at 11 feet at two more. Confirm your lot with an elevation certificate.
No, but it sharpens one. It shows where your lowest floor sits against the base flood elevation, which drives a buyer’s flood quote.
If repairs or improvements cost 50 percent or more of the building’s value, the Town requires the whole building to meet current flood rules. Buyers of older ground-level homes price that limit in.
On one sale, yes. The 2019 house at 256 Ibis St closed at $1,052 per square foot in August 2023, about twice the neighborhood median. The roll shows no home built in 2023 or later.
Listing-entered annual recurring fees on 19 closings were $0 on every one, which is not verified. We found no association for these streets.
At the 2026 applied rate of 13.3108 mills (13.4329 in 2025), an $820,000 price carries about $10,915 a year before exemptions, plus a $358.45 solid waste assessment.
At $820,000, about $765,660 before any mortgage payoff with buyer-agent compensation and about $786,160 without, on the assumptions in the net sheet above.
By custom the seller pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100. It is custom, not law, and the contract controls.
Over the same 60 months Holiday Heights closed 18 homes at a median of $1,038,250 and $567 per square foot against 19 at $820,000 and $510 here, and its median home is about 390 square feet larger.
Its $820,000 60-month median sits below the $930,000 median of the 559 single-family closings across ZIP 33931 in the same period, and its $510 per square foot below their $603.
It is a written value range built from comparable closings and a walk-through of your home. Ours is free and carries no obligation.
Get the valuation first. Three resale pairs here rose 46.9 to 108.3 percent after changes the listing record shows, but not what the work cost.
An appraiser chooses comparables independently, usually the nearest and most recent. With so few closings, expect one to cross into Fairview Isles.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range and the closings behind it.
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 clients across Southwest Florida, not from Sandpiper Village sales.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
A Fort Myers Beach specialist knows which plat an Albatross Street address belongs to, which sales the county recorded that the MLS never showed, what the flood map indicates address by address, and how the Town’s 50 percent rule changes what a buyer will pay for an older house. A valuation built that way holds up through the appraisal.
A general agent may price an Ibis Street house from two closings when the plat holds four, divide a lot sale by a living area, or quote the county’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 the island, the Town’s government and the storm record. Hurricane Ian’s surge reached 10 to 15 feet above ground on Fort Myers Beach and Estero Island according to the National Hurricane Center, and every valuation here is read against that record.
If you are asking “what can I sell my Sandpiper Village home in Fort Myers Beach for,” McGreevy and Comisar price from every closing and deed on your plat. We tracked every one of the 19 Sandpiper Village 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. Few homes here come up for sale, two under the name in the last 12 months, 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 Sandpiper Village homes.
Sandpiper Village recorded sales, last 60 months: 19 Southwest Florida MLS closings at an $820,000 median, from $600,000 to $1,900,000, at 90.8 percent of final list price and 20 median days on market, through October 7, 2026.
Enter your details in the valuation form for your free Sandpiper Village 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
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
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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 Sandpiper Village 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, 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. Our research read the links on October 7, 2026.
These official documents bear most directly on what a Sandpiper Village home is worth and what its seller will be asked for.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage, for comparison with the 2026 rate | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| Repair and improvement cost form | Town of Fort Myers Beach | The form the Town uses for the 50 percent rule | View the form |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Sandpiper Village home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.