Island values are set by the water, the land and the building’s rebuild position. We value your home from the county’s recorded sales on your own water and in your own community.
Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales (DOR-qualified) for Sanibel (ZIP 33957) and Captiva Island, index built October 21, 2026, newest recorded sale September 15, 2026, joined to the parcel roll export of October 18, 2026
A Sanibel or Captiva home is worth what the recorded sales on its own kind of water, in its own community and from its own construction era say it is worth, and this page shows those numbers. McGreevy and Comisar built it for owners anywhere on Sanibel and Captiva who want to know what their house, condominium or cottage would sell for today, and why. Sanibel is its own city; Captiva, across Blind Pass, is unincorporated Lee County, so the two islands share one causeway but not one set of rules.
In the 12 months from October 2025 to September 2026, Lee County recorded 243 qualified single-family sales on Sanibel at a median of $1,080,000 and 145 condominium sales at a median of $725,000. On Captiva Island the county recorded 11 single-family sales at a median of $2,275,000 and 30 condominium sales at a median of $642,000. Behind those four numbers sit spreads that decide individual values: about $547 per heated square foot for a Sanibel house against about $1,402 for a Captiva house, a $6,250,000 median for the 7 Sanibel houses on lots the appraiser codes as on the Gulf against $1,300,000 for 63 canal-coded houses, and land that makes up 52 percent of a typical Sanibel house's county value and 79 percent of a Captiva house's.
The Sanibel and Captiva Islands Association of REALTORS runs its own MLS, so Southwest Florida MLS sees only part of island sales; the county record is the complete one. That is why every market figure on this page comes from the county's recorded, DOR-qualified sales. Use the Home Valuation form at the top of this page for a number built from the sales most like yours, or read on for the method: price per square foot by island and type, the 20-community benchmark, what the water, the land, the building's age and the 50 percent rule are worth, how values have moved since Hurricane Ian, recent recorded comparables and the questions owners ask us most.
A Sanibel or Captiva home is worth roughly what comparable recorded sales per square foot say, adjusted for water, land, building age, elevation, rebuild rights and association finances. In the 12 months to September 2026 that started from a $1,080,000 median for Sanibel single-family homes, $725,000 for Sanibel condos, $2,275,000 for Captiva houses and $642,000 for Captiva condos.
Data updated: October 2026. Source: Lee County Property Appraiser recorded sales (DOR-qualified improved sales, ZIP 33957 and Captiva Island taxing district 006), trailing 12 months October 2025 to September 2026, index built October 21, 2026, newest recorded sale September 15, 2026.
Those medians describe the islands, not your home. A Sanibel single-family home in the last 12 months recorded anywhere from $300,000 to $9,700,000, and a Sanibel condominium from $225,000 to $2,500,000. On Captiva Island houses recorded from $1,050,000 to $7,500,000 and condominiums from $270,000 to $3,250,000. The value of one property sits wherever its closest comparables put it, which is why the rest of this page breaks the islands into the types, communities and water codes buyers actually compare.
| Island and type, 12 months Oct 2025 to Sep 2026 | Recorded sales | Median price | Middle half of prices (P25 to P75) | Median $ per heated sq ft | Improved parcels |
|---|---|---|---|---|---|
| Sanibel single-family | 243 | $1,080,000 | $776,129 to $1,500,000 | $547 | 3,832 |
| Sanibel condominium | 145 | $725,000 | $529,000 to $950,000 | $642 | 3,097 |
| Captiva Island single-family | 11 | $2,275,000 | $1,368,000 to $5,175,000 | $1,402 | 348 |
| Captiva Island condominium | 30 | $642,000 | $400,000 to $1,106,250 | $759 | 537 |
| North Captiva single-family (boat-access, reported separately) | 15 | $905,000 | $672,500 to $1,277,250 | $647 | 370 |
Across all property types Sanibel recorded 404 qualified sales at a $900,000 median, between the single-family median of $1,080,000 and the condominium median of $725,000. Captiva's 11 single-family sales and 5 multi-family sales are small samples: read their medians as the median of those few sales, not as a market trend.
This guide sets out what Sanibel and Captiva homes are worth by island, type, community and water code, how much land, a newer building and a better-funded association add, how values have moved since Hurricane Ian, the comparable-sales method we use, recent recorded comps, how the county's just and assessed values differ from market value, and more than thirty valuation questions answered.
These are the ten facts about Sanibel and Captiva home values that matter most in October 2026, each drawn from Lee County's recorded sales and parcel roll, a state or federal agency or Florida law, and each dated so you can judge how current it is.
Jump to any section of this Sanibel and Captiva home valuation guide.
The fastest way to learn what your Sanibel or Captiva home is worth is the Home Valuation form at the top of this page: enter your address, answer three short questions, and McGreevy and Comisar will send a value built from the recorded sales on your own kind of water and in your own community, not from an island-wide average.
The form takes about a minute. It routes straight to Jesse McGreevy and Marc Comisar, not to a call center, and we answer every Sanibel and Captiva request personally; it is how we have stayed Top 1% Real Estate Agents Nationally Since 2008. If you would rather talk first, call Jesse direct at (239) 898-6072.
Scroll to the top of this page and enter your Sanibel or Captiva address in the Home Valuation form directly below the photo. We pull the recorded sales that match your property from the county, check both island MLS feeds for pending and active listings against it, and reply with a value range and the sales behind it. Prefer to request your free Sanibel or Captiva home valuation by phone? Call Jesse direct at (239) 898-6072.
You receive a written value range, the three to six recorded sales that set it, the listings you would compete with, and the two or three facts about your property that move the number most: the water code and frontage for a house, the building's inspection and reserve position for a condominium, the elevation and the building value behind the 50 percent rule for an older home, and the rental rules your association sets.
Yes. A valuation request is not a listing agreement and does not put your home on the market. Many island owners ask for a number years before they sell, for estate planning, insurance, a rebuild decision or a family conversation; we treat every request as a private conversation.
McGreevy and Comisar have held the Top 1% Real Estate Agents Nationally Since 2008 ranking, are the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Every Sanibel and Captiva figure below is market data we tracked from Lee County's recorded sales.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built October 21, 2026; parcel roll export of October 18, 2026).
That record is why our valuations start from recorded sales, one by one. For this page we tracked 404 qualified Sanibel sales and 47 on Captiva Island in the last 12 months, read each against the parcel roll for its type, water code, heated area, year built and land and building values, and ranked the 20 largest named communities on both islands on the same yardsticks. Before you interview agents, read our guide to the best real estate agents in Sanibel and Captiva, which sets out what to ask any listing agent about pricing an island home.
Honors and recognition:
Before we put a number on any Sanibel or Captiva home, we walk the owner through the same five points.
Usually by a double-digit margin on Sanibel. Florida Realtors SunStats measures the median sale price as a share of the original list price: for Sanibel's ZIP 33957 it was 87.2 percent in September 2026 and ran from 74.2 to 90.6 percent month by month over the twelve months ending September 2026. By type in September, Sanibel single-family homes closed at 86.4 percent of original list and condos and townhouses at 92.2 percent. Captiva's ZIP 33924 ran from 83.2 to 98.7 percent over the same twelve months. An asking price is a starting point, not a value; a valuation starts from recorded sales.
Data updated: October 2026 (Florida Realtors SunStats, ZIP 33957 and ZIP 33924, monthly series October 2025 through September 2026, pulled October 27, 2026).
Median percent of original list price | September 2026 | Lowest month, last 12 | Highest month, last 12 |
|---|---|---|---|
Sanibel, all types (ZIP 33957) | 87.2% | 74.2% | 90.6% |
Sanibel single-family | 86.4% | 74.2% | 92.3% |
Sanibel condo and townhouse | 92.2% | 78.0% | 92.2% |
Captiva, all types (ZIP 33924) | 92.5% (3 sales) | 83.2% | 98.7% |
Source: Florida Realtors SunStats, monthly medians, October 2025 through September 2026, pulled October 27, 2026. These are MLS measures and are kept separate from the county recorded-sales figures on this page.
A square foot of Sanibel single-family living space recorded at a median of about $547 in the 12 months to September 2026, and a square foot of Sanibel condominium space at about $642. On Captiva Island a square foot recorded at about $1,402 in a house and about $759 in a condominium, because Captiva's lots are smaller, more often on the water and more expensive.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, price divided by the parcel roll's current heated area, 12 months October 2025 to September 2026).
| Island and type | 12 months: median $ per heated sq ft (sales) | Middle half, 12 months |
|---|---|---|
| Sanibel single-family | $547 (240) | $432 to $680 |
| Sanibel condominium | $642 (145) | $513 to $802 |
| Captiva Island single-family | $1,402 (11) | $1,088 to $1,667 |
| Captiva Island condominium | $759 (30) | $629 to $874 |
| North Captiva single-family | $647 (15) | $506 to $804 |
On most of the mainland a condominium costs less per square foot than a house. On Sanibel the condo costs more, about $642 against about $547, because the condo stock is compact and almost all on the Gulf: 2,409 of 3,097 Sanibel condo parcels, 77.8 percent, carry the appraiser's Gulf code, against 158 of 3,832 single-family parcels, 4.1 percent. The median Sanibel condo has 1,184 heated square feet; the median house has 1,920. Per-foot pricing has to compare like with like.
Captiva's $1,402 per square foot for houses is the median of 11 sales. A single Gulf-coded sale can move either number by hundreds of dollars a foot. Read Captiva per-foot figures as a range, and price a Captiva house from the specific sales on its own stretch of the island.
Sanibel is mostly a $500,000-to-$2,000,000 island for houses, and Captiva is a $1,000,000-plus island. In the last 12 months 40.7 percent of Sanibel single-family sales recorded between $500,000 and $1 million and 39.5 percent between $1 million and $2 million; none of Captiva's 11 single-family sales recorded under $1 million, and 3 of the 11 recorded at $5 million or more.
| Price band, 12 months to Sep 2026 | Sanibel single-family | Sanibel condo | Captiva Island single-family | Captiva Island condo |
|---|---|---|---|---|
| Under $500,000 | 12 (4.9%) | 31 (21.4%) | 0 | 10 (33.3%) |
| $500,000 to under $1 million | 99 (40.7%) | 83 (57.2%) | 0 | 12 (40.0%) |
| $1 million to under $2 million | 96 (39.5%) | 30 (20.7%) | 5 (45.5%) | 4 (13.3%) |
| $2 million to under $3 million | 19 (7.8%) | 1 (0.7%) | 1 (9.1%) | 3 (10.0%) |
| $3 million to under $5 million | 13 (5.3%) | 0 | 2 (18.2%) | 1 (3.3%) |
| $5 million and up | 4 (1.6%) | 0 | 3 (27.3%) | 0 |
| Total | 243 | 145 | 11 | 30 |
Sanibel recorded 243 single-family sales in the last 12 months at a $1,080,000 median, but its Gulf-coded houses traded at nearly six times that, so the comparables you start from decide your price. Request your free Sanibel or Captiva home valuation built from the recorded sales on your own water, read our guide to selling your home on Sanibel or Captiva, or call Jesse direct at (239) 898-6072. If you are buying on the islands too, call Marc at (239) 287-5873 and read how we represent buyers on Sanibel and Captiva or how we represent buyers across Southwest Florida.
Sanibel and Captiva communities trade at very different values. Over the 24 months to September 2026 the county recorded a $1,950,000 median at The Sanctuary, $1,510,000 at Gulfside Place and $1,435,000 at Shell Harbor, against $750,000 at The Rocks, $727,000 at Gumbo Limbo and $305,000 at Captiva's Bayside Villas, so the community you own in moves value more than the island median does.
Data updated: October 2026. Source: Lee County Property Appraiser recorded sales (DOR-qualified), index built 2026-10-21, newest sale 2026-09-15, joined to the 2026-10-18 parcel roll. Window: T24 sales are improved sales from month 2024-10 on, including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales.
The table ranks the 20 largest named communities and condo groups on both islands by improved residential parcels, grouped by the legal-description name on the county roll, and measures each on the same yardsticks. LandIsOn is the appraiser's land-use code for the water body the lot is coded on; it is not a determination of what a lot fronts. Homestead share is the share of parcels with a homestead exemption on the October 18, 2026 roll, an owner-occupancy proxy.
| # | Community or condo group | Island | Type | Improved parcels | T24 sales | T24 median price | Median $/heated sq ft (n) | Median year built | Built 2023+ (share) | Homestead share | LandIsOn mix (appraiser code) | Median just value |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Sundial of Sanibel | Sanibel | condo | 407 | 35 | $740,000 | $776.1 (35) | 2006 | 0 (0.0%) | 3.4% | Gulf 100.0% | $689,968 |
| 2 | Shell Harbor | Sanibel | single-family | 238 | 33 | $1,435,000 | $659.1 (33) | 1977 | 7 (2.9%) | 41.2% | Gulf 12.2%; Canal 87.8% | $1,013,177 |
| 3 | Beachview Country Club Estates | Sanibel | single-family | 217 | 23 | $1,225,000 | $519.1 (23) | 2001 | 9 (4.1%) | 46.1% | Lake 12.4%; Golf 87.6% | $1,144,614 |
| 4 | The Dunes (Sanibel Island) | Sanibel | single-family | 195 | 16 | $851,250 | $463.1 (16) | 1981 | 1 (0.5%) | 53.8% | Lake 4.1%; Golf 50.8%; None coded 45.1% | $746,768 |
| 5 | Loggerhead Cay | Sanibel | condo | 168 | 10 | $821,250 | $693.6 (10) | 1975 | 0 (0.0%) | 4.2% | Gulf 100.0% | $552,396 |
| 6 | The Rocks | Sanibel | single-family | 163 | 13 | $750,000 | $407.1 (12) | 1981 | 4 (2.5%) | 42.3% | Lake 68.1%; None coded 31.9% | $677,442 |
| 7 | Gumbo Limbo | Sanibel | single-family | 149 | 22 | $727,000 | $429.4 (22) | 1981 | 1 (0.7%) | 54.4% | Lake 45.6%; None coded 54.4% | $624,214 |
| 8 | Sanibel Estates | Sanibel | single-family | 141 | 14 | $1,150,000 | $606.7 (14) | 1982 | 3 (2.1%) | 40.4% | Bay 9.9%; Canal 63.1%; None coded 27.0% | $993,057 |
| 9 | Pointe Santo de Sanibel | Sanibel | condo | 140 | 7 | $887,500 | $691.9 (7) | 1977 | 0 (0.0%) | 1.4% | Gulf 100.0% | $554,509.5 |
| 10 | The Sanctuary (Wulfert Point and Golf Villages) | Sanibel | mixed (single-family 102, condo 36) | 138 | 15 | $1,950,000 | $419.2 (14) | 1996 | 6 (4.3%) | 45.7% | Golf 91.3%; None coded 8.7% | $1,371,115 |
| 11 | Sanibel Bayous | Sanibel | single-family | 126 | 13 | $735,000 | $398.6 (13) | 1987 | 2 (1.6%) | 46.0% | Lake 42.9%; None coded 57.1% | $642,324.5 |
| 12 | Sanibel Moorings | Sanibel | condo | 122 | 10 | $675,000 | $689.4 (10) | 1973 | 0 (0.0%) | 1.6% | Gulf 100.0% | $396,461 |
| 13 | Dunes at Sanibel Island | Sanibel | single-family | 120 | 13 | $850,000 | $469.0 (13) | 1985 | 1 (0.8%) | 58.3% | Lake 17.5%; Golf 82.5% | $866,627.5 |
| 14 | Lake Murex and Little Lake Murex | Sanibel | single-family | 113 | 11 | $1,035,000 | $533.0 (11) | 1986 | 2 (1.8%) | 48.7% | Lake 77.0%; None coded 23.0% | $811,299 |
| 15 | Blind Pass | Sanibel | condo | 107 | 6 | $446,250 | $361.4 (6) | 1975 | 0 (0.0%) | 6.5% | None coded 100.0% | $325,116 |
| 16 | Gulf Pines | Sanibel | single-family | 106 | 13 | $995,000 | $573.4 (13) | 1982 | 2 (1.9%) | 39.6% | Gulf 6.6%; Lake 43.4%; None coded 50.0% | $716,216 |
| 17 | Sanibel Arms West | Sanibel | condo | 104 | 2 | $697,500 | $721.3 (2) | 1974 | 0 (0.0%) | 0.0% | Gulf 100.0% | $301,388 |
| 18 | Bayside Villas | Captiva Island | condo | 102 | 8 | $305,000 | $445.9 (8) | 2006 | 0 (0.0%) | 0.0% | Bay 100.0% | $305,208 |
| 19 | Gulfside Place | Sanibel | condo | 83 | 9 | $1,510,000 | $920.2 (9) | 2006 | 0 (0.0%) | 31.3% | Gulf 100.0% | $957,471 |
| 20 | Sanibel Shores | Sanibel | mixed (single-family 63, condo 8, multi-family 8) | 79 | 10 | $604,500 | $642.6 (10) | 1982 | 1 (1.3%) | 26.6% | None coded 100.0% | $610,675 |
Most rows rest on fewer than 10 sales in 24 months, so a community median here is directional, not a market statement: Sanibel Arms West's $697,500 is the median of 2 sales. Community names are the legal-description names on the county roll; The Dunes appears twice because the roll carries two plats, the original Dunes subdivision and Dunes at Sanibel Island.
Shell Harbor is the busiest single-family community on either island, with 33 recorded sales in 24 months at a $1,435,000 median and about $659 per heated square foot. Its 238 improved parcels are 87.8 percent canal-coded and 12.2 percent Gulf-coded, and the median home was built in 1977, so a Shell Harbor value turns on the lot and its water more than the house. Sanibel Estates, also mostly canal-coded, recorded 14 sales at a $1,150,000 median. Neither the county roll nor any public data set says whether a canal reaches open water without a bridge or depth limit, so we check each canal route by hand.
Beachview Country Club Estates, whose course is now Sanibel Island Golf Club, recorded 23 sales in 24 months at a $1,225,000 median and about $519 per square foot, with a median year built of 2001. The Sanctuary at Wulfert Point and its golf villages recorded 15 sales at a $1,950,000 median, the highest median among the 20 communities, at about $419 per square foot, because its homes are large. A golf-coded lot here sells on the size and age of the house more than on the code itself.
The interior single-family communities carry the islands' most homesteaded neighborhoods and their most attainable house prices. The Dunes recorded 16 sales at an $851,250 median, The Rocks 13 at $750,000 and Gumbo Limbo 22 at $727,000, and Dunes at Sanibel Island recorded 13 sales at about $469 per square foot. More than half of the parcels in Gumbo Limbo, The Dunes and Dunes at Sanibel Island carry a homestead exemption, the highest shares in the benchmark.
Sundial of Sanibel, the largest complex on either island with 407 improved parcels, recorded 35 sales in 24 months at a $740,000 median and about $776 per square foot. Gulfside Place recorded 9 at $1,510,000 and about $920 per square foot; Pointe Santo de Sanibel 7 at $887,500; Loggerhead Cay 10 at $821,250; Sanibel Moorings 10 at $675,000. All of them carry the appraiser's Gulf code, so inside this group the building's age, its post-Ian repairs, its reserves and its rental program separate one value from another.
Inside the South Seas family of condominiums the spread is about six to one: Bayside Villas recorded a $305,000 median on 8 sales in 24 months (code-03-inclusive, as in the table) and Captiva Resort Villas $310,000 on 8, while Lands End Village recorded $1,795,000 on 7. Beach Villas III recorded $837,500 on 6. Among Captiva's single-family communities, Sunset Captiva recorded $1,296,250 on 8 sales and Captiva Beach $1,881,000 on 6. South Seas condominiums and cottages made up 29 of Captiva Island's 47 recorded sales in the last 12 months, at a $765,000 median; the other 18 sales recorded a $2,012,500 median.
North Captiva, reached only by boat or air, is reported separately and never added to Captiva Island's figures. Its 370 single-family parcels recorded 15 sales in the last 12 months at a $905,000 median and about $647 per square foot. A North Captiva value depends on dock access, the island's own fire district and the cost of building without a bridge.
On Sanibel the appraiser's water code is the single largest price signal. In the 12 months to September 2026, houses on Gulf-coded lots recorded a $6,250,000 median on 7 sales, bay-coded $3,200,000 on 9, canal-coded $1,300,000 on 63, golf-coded $1,225,000 on 29 and lake-coded $815,000 on 47, while houses with no water code recorded $930,000 on 88.
Data updated: October 2026. Source: Lee County Property Appraiser recorded sales (DOR-qualified), index built 2026-10-21, newest sale 2026-09-15, joined to the 2026-10-18 parcel roll; per-foot figures from qualified improved sales of $100,000 or more recorded August 1, 2025 to September 15, 2026.
| Single-family, by LandIsOn code (appraiser) | Sanibel: 12-month sales, median | Sanibel: median $ per heated sq ft, Aug 2025 to Sep 2026 (sales) | Sanibel: county just value per sq ft, all parcels | Captiva Island: 12-month sales, median |
|---|---|---|---|---|
| Gulf | 7, $6,250,000 | $1,514 (8) | $894 | 4, $4,945,000 |
| Bay | 9, $3,200,000 | $1,024 (9) | $730 | 2, $3,075,000 |
| Canal | 63, $1,300,000 | $641 (65) | $501 | none coded on Captiva |
| Golf | 29, $1,225,000 | $479 (33) | $411 | none coded on Captiva |
| Lake | 47, $815,000 | $465 (53) | $396 | none coded on Captiva |
| None coded | 88, $930,000 | $512 (99) | $409 | 5, $1,286,000 |
The Gulf and bay rows rest on 7 to 9 Sanibel sales and 2 to 4 Captiva sales: they are the medians of those few sales, not a measured premium. Captiva's Gulf-coded houses recorded about $1,873 per square foot on 5 sales from August 2025 on; the county's just value per square foot runs $1,282 for Gulf-coded Captiva houses, $1,038 for bay-coded and $743 for uncoded.
The Lee County Property Appraiser assigns each lot a LandIsOn code for the water body it is valued on: Gulf, bay, canal, lake, golf, creek, or none. It is a mass-appraisal field, not a finding about frontage, beach access or the coastal construction control line, and 3,150 island parcels have it blank. When we value a home we read the code, then check the lot itself: its frontage width, its depth, its elevation and what sits between the house and the water.
Applied to a 2,000 square foot house, the gap between the canal-coded median of $641 per square foot and the uncoded median of $512 is $129 a foot, or $258,000: $641 minus $512 is $129, and $129 times 2,000 is $258,000. That is the order of difference between the same size house on a canal and on a dry lot, before the canal's route to open water, the seawall, the dock and the house's age are priced.
The water code matters less inside the condo market because most Sanibel condos share it. Sanibel condos on Gulf-coded parcels recorded a $780,000 median and about $713 per square foot on 127 sales from August 2025 to September 2026; Captiva Gulf-coded condos recorded about $815 per square foot on 17 sales. The county's just value per square foot for Sanibel condos runs $513 on Gulf-coded parcels, $415 on bay-coded, $386 on canal-coded, $312 on golf-coded and $268 with no code.
A canal-coded lot can sit on a canal with open-water access or on a dead-end canal behind a fixed bridge, and no public data field separates the two. We confirm the route, the controlling depth and any bridge clearance before a canal home's value leaves our office, and we never describe a canal community as having Gulf access without checking the specific lot.
Land is most of the value on both islands because the Sanibel Plan and Lee County's rules limit how much more can be built, and because much of the building stock predates Hurricane Ian. On the county roll the median Sanibel house's land is 52 percent of its just value; on Captiva it is 79 percent, and on Gulf-coded lots 72 and 87 percent.
Data updated: October 2026 (Lee County Property Appraiser parcel roll, export of October 18, 2026; improved single-family parcels with a building value).
| Single-family, county roll | Median land value | Median building value | Median land share |
|---|---|---|---|
| Sanibel (ZIP 33957), all parcels | $389,866 | $355,193 | 52% |
| Captiva (ZIP 33924), all parcels | $1,320,077 | $327,075 | 79% |
| Sanibel, Gulf-coded lots | $2,264,651 | $678,793 | 72% |
By water code the county's median just value for Sanibel single-family parcels is $2,980,860 on Gulf-coded lots, $1,905,823 bay, $1,122,793 canal, $1,053,076 golf, $701,322 lake and $705,596 with no code; Captiva's medians are $2,007,437 for all single-family parcels, $3,844,871 Gulf-coded, $3,149,418 bay-coded and $1,269,873 with no code, and land is 87 percent of a Gulf-coded Captiva house's county value.
The county values the building below the land on 63 percent of island single-family parcels, 2,650 of 4,221, and the building is under a quarter of the total on 17 percent. A buyer of one of those homes is mostly buying the lot, its water and its right to rebuild, which is why condition and finishes move island values less than they move mainland values.
On Sanibel the median land share is 72 percent on Gulf-coded lots, 66 percent on bay-coded, 59 percent on canal-coded, 51 percent with no code, 50 percent on lake-coded and 38 percent on golf-coded. On Captiva it is 87 percent on Gulf-coded lots and 76 percent on bay-coded. The better the water, the more of the price is the dirt.
The Sanibel Plan limits the island to approximately 9,000 dwelling units of every kind, hotel and motel rooms, timeshares and RV spaces included. The 1976 plan aimed for about 7,800; lawsuits, settlements and amendments raised it to 9,000 by 1989. The 2013 plan projected fewer than 640 more units, most as infill on existing lots. In 2026 city planning staff described the 9,000 figure as a build-out estimate rather than a legally binding cap; density is set parcel by parcel on the plan's Development Intensity Map (as reported by the Santiva Chronicle). On Captiva, Lee County's rules allow three dwelling units per acre. Scarce land is what an island lot's price pays for.
A newer, elevated island home carries a far larger building value than a pre-Ian one. On the county roll the median building value for a single-family home built before 1980 is $215,922, 30 percent of the property's value; for 1980 to 1999 it is $375,290 (44 percent); for 2000 to 2022, $711,321 (57 percent); and for 2023 and later, $855,410 (60 percent).
Data updated: October 2026 (Lee County Property Appraiser parcel roll, export of October 18, 2026; single-family parcels in ZIPs 33957 and 33924 with a building value, by the roll's year built).
| Year built, single-family, both islands | Median building value (county) | Building share of just value |
|---|---|---|
| Before 1980 | $215,922 | 30% |
| 1980 to 1999 | $375,290 | 44% |
| 2000 to 2022 | $711,321 | 57% |
| 2023 and later | $855,410 | 60% |
An owner of a 1970s ground-level house on Sanibel is, in the county's numbers, selling a lot with a depreciated building on it. Buyers of those homes price the cost of elevating or rebuilding, the 50 percent rule and the flood premium, so the value of the house depends on how much of it a buyer can keep.
Only 101 Sanibel single-family parcels carry a year built of 2023 or later, 2.6 percent of 3,832, and on Captiva Island only 6. Only 5 homes built in 2023 or later recorded qualified sales on the islands from August 2025 to September 2026, at a $2,650,000 median and about $721 per square foot. Five sales are not enough to publish a new-build premium; we price a new elevated home from its own lot comparables plus the documented cost to build it. The island has been repaired far more than it has been rebuilt.
Sanibel Ordinance 26-009, adopted June 2, 2026 by a 4-0 vote, lets a nonconforming structure that is below the minimum design flood elevation or substantially damaged be elevated up to 10 feet above predevelopment grade or highest adjacent grade, whichever is higher, even past height and angle-of-light limits. Build-back applications must come within two years of the damage (three or four years if the declared emergency runs past six months or one year), limited to the pre-disaster footprint, floor area and unit count. Ordinance 24-020 (2024) lets Resort Housing District buildings rise 37 feet above base flood elevation. The general rule remains that no building rises more than three stories above base flood elevation. These rights travel with the property and are part of what a buyer pays for.
No condo parcel on either island carries a year built of 2023 or later. On the county roll 1,500 island condo parcels were built before 1980 and 1,571 between 2000 and 2009, so condo buyers choose between two generations of buildings. The roll's year built for a condo can reflect a rebuild or a reassessment, so we confirm each building's construction and repair history from the association.
Sanibel's building department issued 2,465 permits in fiscal year 2022, 6,134 in 2023, 4,202 in 2024 and 3,300 in 2025, so permits more than doubled after Ian. A buyer's appraiser and insurer will ask which repairs were permitted and finished; a complete permit file is one of the cheapest ways to protect a value.
The 50 percent rule decides how much an owner can spend on an older home before it must be brought up to current flood standards, usually by elevating it. If the cost to repair damage, or of an improvement, equals or exceeds 50 percent of the building's market value, the whole building must be brought up to current floodplain standards, including elevation.
Data updated: October 2026 (City of Sanibel permitting policy and FEMA worksheet packet; Lee County Ordinance 22-30 as summarized in Lee County's floodplain FAQ; read October 22, 2026).
The City of Sanibel uses the Lee County Property Appraiser's building value or a licensed appraisal for market value. That makes the roll's building number a regulatory yardstick: a low county building value makes the 50 percent threshold easier to reach, which pushes owners of older homes toward full elevation or a rebuild and raises the value of the lot relative to the old structure. An owner who believes the county's building value is low can supply an independent appraisal.
Captiva is under Lee County's process, not Sanibel's. Under Lee County Ordinance 22-30, substantial improvement is counted cumulatively over five years: if the combined cost of repairs and improvements in any five-year period reaches 50 percent of the building's market value before the work, the structure must be brought into compliance with current flood rules, usually meaning elevation. If a building was substantially damaged, any repair counts as substantial improvement. Market value excludes land and site items such as docks, fences and sheds, and is an independent appraisal or the Lee County Property Appraiser's building value.
Florida's Division of Emergency Management told communities in December 2022 that an assessed building value may be adjusted to market value for floodplain purposes only through a single, time-specific factor provided in writing by the county property appraiser, and may not be codified as a fixed percentage. The building value on the roll is a mass-appraisal figure, and regulators know it can differ from actual cash value.
A buyer of an older island home asks three questions: how much has already been spent toward the threshold, what the county's building value is, and what it would cost to elevate or rebuild. Owners who answer them with permits, the county's tax roll value letter and an elevation certificate sell from strength; owners who cannot leave the buyer to assume the worst.
Flood zones and insurance affect island values through cost: every buyer prices the flood premium, the wind premium and the elevation of the home before making an offer. Essentially the entire island of Sanibel lies in a FEMA Special Flood Hazard Area, and Captiva's Gulf side carries Zone VE while its bay side and interior carry Zone AE, with some Zone X.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022; FEMA National Flood Hazard Layer queried October 22, 2026; FEMA CRS Eligible Communities list effective April 1, 2026; Citizens Property Insurance 2026 approved rates).
Sanibel's effective flood map is Lee County FIRM series 12071C, effective November 17, 2022: essentially the entire island lies in a FEMA Special Flood Hazard Area (zones AE and VE, with small AO and X areas). Never assume a Sanibel home is outside a flood zone; check the City's flood lookup and an elevation certificate. FEMA's flood maps for Captiva are the Lee County countywide panels effective November 17, 2022. On FEMA's live National Flood Hazard Layer, queried October 22, 2026, the Gulf side carries Zone VE with base flood elevations of 8 to 13 feet (NAVD88) and the bay side and interior carry Zone AE at 6 to 9 feet, with some Zone X; no Letters of Map Revision or Amendment are on file for the island.
Sanibel holds CRS Class 5, a 25 percent discount on NFIP premiums for Special Flood Hazard Area policies, a class it has held since May 1, 2001; Sanibel joined the NFIP in 1979, the first Lee County community to do so. FEMA's Community Rating System list effective April 1, 2026 shows unincorporated Lee County, which includes Captiva, at Class 5, a 25 percent discount on NFIP flood premiums; Lee County says owners receive it automatically. A buyer's flood quote is part of what the buyer can pay, so the discount protects values on both islands.
Citizens requires flood coverage on homes in a Special Flood Hazard Area, which covers essentially all of Sanibel, and from January 1, 2027 on all policies statewide; condo unit-owner policies are exempt (Citizens). Citizens' 2026 approved rates put the Lee County HO-3 average premium at $3,322 falling 8.5 percent to $3,039, a countywide figure, not an island average.
An elevation certificate shows the lowest floor's height against the base flood elevation, and that measurement sets an NFIP premium. Owners who have one can hand a buyer a real flood quote the same week; owners who do not leave the buyer to guess. We ask for it with every island valuation.
Freddie Mac's research note on sea level rise and coastal Florida home prices (March 2022) found price discounts for homes exposed to sea level rise limited to homes also in FEMA 100-year floodplains, but after Hurricane Irma in 2017 exposed homes were discounted significantly even outside floodplains. Since October 1, 2024 a Florida seller of residential property gives a statutory flood disclosure (section 689.302) covering flood damage, flood claims and federal flood assistance during ownership, so the flood history of every island home is now visible to its buyer.
Florida insurers must offer premium credits for documented wind-mitigation features (section 627.0629), and My Safe Florida Home offers free inspections to eligible homeowners. A current wind-mitigation report supports the value of a home built or re-roofed to the current code, because it lowers the buyer's carrying cost.
A Sanibel or Captiva condominium is worth what a buyer can finance and afford to own, so the building's inspections, reserves, assessments and lender eligibility are priced into every unit. Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and Sanibel adopted its own milestone ordinance, 26-002, on March 17, 2026.
Data updated: October 2026 (Florida Statutes sections 553.899 and 718.112; DBPR condominium inspections page; Sanibel Ordinance 26-002; Fannie Mae Selling Guide B4-2.1-03 dated August 5, 2026).
We do not publish association fees, reserve balances or special-assessment amounts for any island building on this page: the county record carries none of them, and no association figure has been confirmed from the associations' own documents. We read them from each association's budget, reserve study and minutes when we value a unit.
On the county roll, 2,032 of 3,631 island condo parcels were built in 1996 or earlier, and 999 of those sit in buildings recorded with three or more stories, a county-roll indicator only. Most South Seas condo buildings are low-rise, so whether a building is covered must be checked building by building. We never state any building's inspection or reserve-study status without the association's filing.
Fannie Mae's Selling Guide (B4-2.1-03, August 5, 2026) makes ineligible a project that needs critical repairs, has failed a mandatory structural inspection, or operates like a hotel, with rental pooling, owner-occupancy limits or investment-style marketing. A unit in an ineligible project can still sell, but mostly to cash buyers, and fewer buyers means a lower price. Resort-family condos on Captiva and some Sanibel Gulf-side complexes run rental programs, so we confirm project status before pricing a unit.
Who pays a special assessment adopted before closing is set by the sale contract, and buyers deduct an expected assessment from what they will offer, so a pending assessment lowers a unit's price whoever ends up paying it. Estoppel fees are capped by Florida statute (section 718.116) and adjusted for inflation. Ask your association for its most recent reserve study and any pending assessment before you ask for a value.
On Sanibel, outside a permitted, code-compliant resort housing use, dwelling units may not be made available for rental for periods of less than four consecutive weeks (about 28 days) (Sanibel Code, Chapter 126, Division 7). Every Sanibel dwelling rental needs a City dwelling rental license and a business tax receipt. On Captiva, no Lee County minimum-stay ordinance was found; Florida law (s. 509.032(7)(b)) bars new local rental-duration limits, so rental limits on Captiva come from each condominium or HOA's own documents and resort rental programs. Read the association documents before you price rental income into a value.
The current budget, the most recent milestone inspection summary and reserve study if the building is three or more habitable stories, the last 12 months of board minutes, any assessment notices, the rental rules and the insurance declarations page. A seller who has them ready answers the buyer's lender and inspector before they ask.
Sanibel and Captiva values are below the last year before Hurricane Ian on every property type. The Sanibel single-family median recorded $1,327,500 in October 2021 to September 2022 and $1,080,000 in the latest 12 months, about 19 percent lower; the Sanibel condo median moved from $875,000 to $725,000, about 17 percent lower.
Data updated: October 2026. Source: Lee County Property Appraiser recorded sales, index built 2026-10-21, newest sale 2026-09-15; pre-Ian window October 2021 to September 2022 (Ian landfall September 28, 2022), including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales; latest window October 2025 to September 2026, DOR-qualified.
| Island and type | Last pre-Ian year, Oct 2021 to Sep 2022: sales, median | Latest 12 months, Oct 2025 to Sep 2026: sales, median | Change in median |
|---|---|---|---|
| Sanibel single-family | 214, $1,327,500 | 243, $1,080,000 | about 19% lower |
| Sanibel condominium | 201, $875,000 | 145, $725,000 | about 17% lower |
| Captiva Island single-family | 24, $3,747,500 | 11, $2,275,000 | about 39% lower (small samples) |
| Captiva Island condominium | 47, $1,050,000 | 30, $642,000 | about 39% lower (small samples) |
Code 03 is the county's code for an arm's-length sale after which the property's physical characteristics changed significantly; after Ian it described most island sales recorded in 2022 and many in 2024, so leaving those sales out would understate both the count and the pre-storm price. The latest 12 months carry almost no code-03 sales. Captiva's comparisons rest on 11 to 47 sales per window, so they are directional.
| Sanibel single-family, October to September | Sales | Median |
|---|---|---|
| Oct 2021 to Sep 2022 (last pre-Ian year) | 214 | $1,327,500 |
| Oct 2022 to Sep 2023 | 304 | $875,000 |
| Oct 2023 to Sep 2024 | 210 | $1,125,000 |
| Oct 2024 to Sep 2025 | 152 | $1,068,800 |
| Oct 2025 to Sep 2026 | 243 | $1,080,000 |
Every window before October 2025 includes sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales; the latest window is the county's standard qualified set. The median, not the count, is the useful signal: the year after the storm recorded the low, and since October 2023 the Sanibel house median has held between about $1,068,800 and $1,125,000.
Captiva Island's condominium median recorded $1,050,000 in the last pre-Ian year, $865,000 in October 2022 to September 2023, $900,000 in 2023-24, $448,350 in 2024-25 and $642,000 in 2025-26 (code-03-inclusive before October 2025), and the count doubled from 15 to 30 sales in the latest year. Captiva single-family sales moved from 15 to 11, too few for a trend.
The City of Sanibel's 2025 certified gross taxable value was $5,634,817,483. The July 1, 2026 preliminary figure, per the City's FY2027 budget, is $6,059,718,993, up 8.15 percent and still 4.69 percent below the pre-Ian $6,357,621,055. In the first roll after Ian, taxable value fell 34 percent, about $2.2 billion, and condominiums lost about 74 percent ($1.9 billion) of their just value (City Long-Term Recovery Plan).
From 2023 to 2025, 54 percent of recorded Sanibel and Captiva single-family sales (including code-03 sales) closed in March through June, and only 15 percent in August through November. A valuation made in October relies mostly on spring comparables, so we adjust them for what has listed and gone under contract since.
Island single-family sellers since August 2025 had owned for a median 8.6 years, and 79 percent sold above their prior recorded price, at a median ratio of 1.35 times that price; condo sellers had owned for a median 13.6 years, and 77 percent sold above their prior price (1.28 times). Those ratios are county-derived, from each parcel's prior recorded sale.
We value a Sanibel or Captiva home with a comparative market analysis: we select the recorded sales most like it from both island MLS feeds and the county record, adjust each for the differences buyers pay for, reconcile the adjusted values into a range, and test that range against the listings it would compete with. Every step uses recorded sales, never asking prices, and it is the same method behind our record as Top 1% Real Estate Agents Nationally Since 2008.
The Sanibel and Captiva Islands Association of REALTORS runs its own MLS, separate from Southwest Florida MLS, and the county records every deed. We pull from all three and match sales by parcel and date so no sale is counted twice. A valuation built from a single feed can miss a large share of island sales.
For a house, the first comparables share its water code and its community, then its era: the same canal system, the same bay frontage or the same golf or interior street, built in the same decade. For a condominium, they are sales in the same complex and building, then the complexes buyers cross-shop with it. We widen the window before we widen the geography, because a sale two years ago in your own complex is usually a better guide than a sale last month across the island.
We adjust each comparable for size, water and frontage, lot size, elevation and flood zone, building age and condition, the 50 percent rule position, association reserves and assessments, and rental rules. Each adjustment is measured from island sales like the ones on this page, such as the water-code table, the year-built table and the land-share figures, not from a national rule.
The adjusted comparables rarely agree to the dollar. We weight the closest and most recent most heavily, set a range, and tell the owner which end of it their home belongs at and why. Then we test the range against the active and pending listings a buyer would see the week you list.
Take a 2,000 square foot single-family house on a canal-coded Sanibel lot. Canal-coded houses recorded a median $641 per heated square foot from August 2025 to September 2026, which gives $1,282,000 (2,000 times $641). The county's just value for canal-coded Sanibel houses runs $501 per square foot, or $1,002,000 for the same house, and recently sold Sanibel houses carried a just value of about 0.81 of their recorded price, which points to about $1,237,000 ($1,002,000 divided by 0.81). That $1.24 million to $1.28 million bracket is where the comparable search begins, not where it ends: the canal's route to open water, the seawall and dock, the lot width, the elevation and the age of the house then move the value inside or outside it.
A comparative market analysis is a licensed real estate professional's estimate of what a buyer will pay; an appraisal is a licensed or certified appraiser's opinion of value, usually ordered by a buyer's lender after a contract is signed. Florida Statutes section 475.612 reserves the word appraisal for appraisers, and a broker's market analysis or price opinion may not be called one. A sound CMA anticipates the lender's appraisal by using the same recorded sales an appraiser will find.
These Sanibel and Captiva recorded sales from June to September 2026 show how comparables work in practice: the same complex, the same floor area or the same water code, at prices that differ because of condition, view, age and timing. Each is a DOR-qualified improved sale in the Lee County Property Appraiser's records; we list the community or legal-description name, not the unit or street number.
Data updated: October 2026 (Lee County Property Appraiser parcel roll export of October 18, 2026, most recent recorded sale per parcel, qualified transfer codes 01 and 02, improved, recorded June 1 to September 14, 2026; heated area and year built from the current roll).
| Recorded | Community (county legal name) | Island | Type | Water code | Year built (roll) | Heated sq ft | Price | $ per sq ft |
|---|---|---|---|---|---|---|---|---|
| Jun 5, 2026 | Shell Harbor | Sanibel | Single-family | Canal | 1974 | 1,740 | $1,115,000 | $641 |
| Jun 17, 2026 | Shell Harbor | Sanibel | Single-family | Canal | 1979 | 2,102 | $1,250,000 | $595 |
| Jul 28, 2026 | Shell Harbor | Sanibel | Single-family | Canal | 1974 | 2,349 | $1,550,000 | $660 |
| Jun 10, 2026 | Sanibel Isles | Sanibel | Single-family | Canal | 1967 | 2,517 | $1,150,000 | $457 |
| Jun 30, 2026 | Sanibel Isles | Sanibel | Single-family | Canal | 1997 | 2,245 | $2,167,000 | $965 |
| Jun 15, 2026 | Beachview Country Club Estates | Sanibel | Single-family | Golf | 2002 | 2,741 | $1,100,000 | $401 |
| Jul 14, 2026 | Beachview Country Club Estates | Sanibel | Single-family | Golf | 2002 | 3,095 | $1,350,000 | $436 |
| Aug 21, 2026 | Unplatted parcel, Sanibel | Sanibel | Single-family | Lake | 2024 | 2,958 | $1,975,000 | $668 |
| Jun 1, 2026 | Unplatted parcel, Sanibel | Sanibel | Single-family | Gulf | 1977 | 2,821 | $4,490,000 | $1,592 |
| Jun 10, 2026 | Oceans Reach | Sanibel | Condo | Gulf | 2005 | 863 | $780,000 | $904 |
| Jun 12, 2026 | Oceans Reach | Sanibel | Condo | Gulf | 2005 | 863 | $1,032,000 | $1,196 |
| Aug 12, 2026 | Oceans Reach | Sanibel | Condo | Gulf | 2005 | 863 | $925,000 | $1,072 |
| Jul 28, 2026 | Sundial of Sanibel | Sanibel | Condo | Gulf | 2006 | 728 | $565,000 | $776 |
| Sep 3, 2026 | Sundial of Sanibel | Sanibel | Condo | Gulf | 2006 | 728 | $467,500 | $642 |
| Jul 24, 2026 | Sundial of Sanibel | Sanibel | Condo | Gulf | 2006 | 1,451 | $1,200,000 | $827 |
| Jun 11, 2026 | Sandrift | Captiva | Single-family | Gulf | 1988 | 2,076 | $3,890,000 | $1,874 |
| Jul 24, 2026 | Bay View subdivision | Captiva | Single-family | Gulf | 1930 | 1,623 | $2,275,000 | $1,402 |
| Aug 7, 2026 | Unplatted tract, Captiva | Captiva | Single-family | Bay | 1978 | 1,742 | $1,750,000 | $1,005 |
| Jul 31, 2026 | Lands End Village | Captiva | Condo | Gulf | 2007 | 2,119 | $3,250,000 | $1,534 |
| Jul 8, 2026 | Sunset Captiva | Captiva | Condo | Bay | 1982 | 1,318 | $1,175,000 | $892 |
| Jun 3, 2026 | Sunset Beach Villas | Captiva | Condo | Gulf | 2006 | 687 | $560,000 | $815 |
| Jul 29, 2026 | Sunset Beach Villas | Captiva | Condo | Gulf | 2006 | 687 | $495,000 | $721 |
Three 863 square foot Oceans Reach units recorded between $780,000 and $1,032,000 within about two months, a $252,000 spread on identical floor areas that reflects floor, view, renovation and furnishings. Two 728 square foot Sundial units recorded $97,500 apart. In Sanibel Isles a 1967 canal house and a 1997 canal house of similar size recorded $1,017,000 apart, which is what building age and elevation do on the same water. On Captiva a 1930 house of 1,623 square feet recorded $2,275,000, a price set almost entirely by its lot.
Any single recorded sale can mislead: a sale between relatives that slipped through qualification, a gutted unit, a furnished rental-program unit, a cash buyer in a hurry or a rebuilt penthouse. We use three to six adjusted sales and explain any that disagree, so the owner can see which facts carry the number.
An online home-value estimate reads square footage, bedrooms, the tax record and nearby sales, so on Sanibel and Captiva it misses most of what sets the price: the lot's frontage and water route, the land share, the building's rebuild position under the 50 percent rule, the condo building's inspections and reserves, and the sales recorded only in the islands' own MLS. Our valuation reads those facts from the records and the documents.
The companies publish their own error rates. The Zestimate's maker states that it has a median error of 1.9 percent for homes on the market and 7.0 percent for homes off the market (the company's own published statements). A second national portal publishes a median error for its own estimate of 1.90 percent on-market and 7.46 percent off-market nationally, and for off-market Florida homes 7.47 percent, with 36.72 percent of estimates within 5 percent of the sale price and 60.45 percent within 10 percent (that portal's own published figures). An owner asking what a home is worth is, by definition, off the market. A 7 percent error on a $3,000,000 Gulf-coded house is about $210,000 either way; a 7.47 percent error on a $1,080,000 house is about $80,676.
| Method | What it reads | Sees the lot, water route and land share? | Sees the 50 percent rule and condo reserves? | What it is for |
|---|---|---|---|---|
| Online automated estimate | Public record, listing data, nearby recorded sales | Coarsely | No | A rough starting point |
| McGreevy and Comisar valuation (CMA) | Recorded sales from both island MLS feeds and the county, listings, association and permit documents | Yes | Yes | Setting a list price that sells |
| Lender appraisal | Sales chosen by a licensed or certified appraiser, inspection of the home | Yes, by inspection | Partly | Supporting a buyer's loan after contract |
| Lee County just value | Mass appraisal as of January 1 for taxes | By model | No | Property tax and the 50 percent rule's building value |
Island sales are few: Sanibel recorded 7 Gulf-coded and 9 bay-coded single-family sales in 12 months, and Captiva Island 11 single-family sales in all. Value is land-heavy, so a model must price frontage, width, depth and elevation that public fields capture only coarsely, and the appraiser's water code is blank on 3,150 island parcels. Rebuild rights and post-Ian ordinances are not in any listing feed, and the islands' own MLS holds sales a single-feed model never sees. No public study of automated-estimate error specific to Sanibel or Captiva exists; these are the reasons, read from the data on this page.
The federal banking agencies' final rule on quality control standards for automated valuation models, published August 7, 2024, requires institutions that use them in mortgage decisions secured by a consumer's principal dwelling to maintain policies for a high level of confidence in the estimates, protection against data manipulation, avoidance of conflicts of interest, random sample testing and reviews, and compliance with nondiscrimination laws. Lenders test automated values; owners should too.
An online estimate is useful for direction: whether island values are rising or falling in your segment. It is not a list price. Use it to start the conversation, then ask for a valuation built from your own comparables.
The Lee County Property Appraiser's just value on your tax notice is usually below what your Sanibel or Captiva home would sell for. For houses that recorded sales over the last 24 months, current just value ran about 0.81 of the recorded price on Sanibel and 0.77 on Captiva; for condominiums about 0.76 on Sanibel and 0.85 on Captiva.
Data updated: October 2026 (Lee County Property Appraiser parcel roll export of October 18, 2026 and recorded sales from October 2024, including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales; Florida Statutes sections 193.011, 193.155, 193.1554 and 194.011; Lee County Property Appraiser 2025 Taxing District Millage Book).
These are our computation from the county's sale data files and current roll for ZIP 33957 (464 single-family and 299 condo sales) and ZIP 33924 (33 and 48): county-derived ratios of current just value to recorded price, not assessment ratios, and the roll year of the October 18, 2026 export is not stamped.
Florida Statutes section 193.011 lists eight factors the property appraiser considers in arriving at just valuation: present cash value, highest and best use, location, size, cost and replacement value of improvements, condition, income, and the net proceeds of sale. A county values more than 300,000 parcels by mass appraisal; the professional standard (IAAO Standard on Mass Appraisal) asks that each major property group sit within 5 percent of the overall level, which is accurate on average and noisy on any one unusual waterfront parcel.
For a homestead, Florida's Save Our Homes cap limits the annual increase in assessed value to the lower of 3 percent or the change in the consumer price index. For non-homestead residential property of nine units or fewer the annual increase is capped at 10 percent for levies other than school taxes. Both caps reset after a change of ownership. On the islands, 44 percent of single-family parcels carry a homestead exemption, and 71 percent of those are assessed below just value, at a median assessed-to-just ratio of 0.85; non-homestead parcels sit at a median of 1.00.
Amendment 3 on Florida's November 3, 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cut the annual assessment cap on non-homestead property from 10 percent to 5 percent; buyers who are not Florida residents on December 31, 2026 would get the larger exemption only from the fifth year. It takes effect only if voters approve it.
The 2025 millage for a Sanibel parcel (Lee County taxing district 010) is 14.0882 mills, the sum of the 2025 rates in the Lee County Property Appraiser's millage book, or about $1,409 per $100,000 of taxable value. For a Captiva Island parcel (district 006) the sum of the 2025 rates is 13.5908 mills; the county, school and regional rates the two districts share total 9.5816 mills. If the county's just value for a buyer equalled the price, the bill on a $1,080,000 Sanibel house would be about $15,215 a year and on a $725,000 Sanibel condo about $10,214; on a $2,275,000 Captiva house about $30,919 and on a $642,000 Captiva condo about $8,725, each before exemptions and non-ad valorem charges.
An owner who disagrees with the assessment may ask the property appraiser for an informal conference and petition the value adjustment board after the TRIM notice arrives, by the deadline printed on the notice (section 194.011). A sale price is evidence in that process, which is another reason recorded sales matter.
From February 1, 2027 listing platforms must show an estimated property tax computed from the listing price and the current millage (section 689.261, as amended in 2026), so buyers will see the reset tax on your home before they tour it. Price with that number in mind.
What you net from an island sale is the price less commission, Florida documentary stamp tax on the deed, the owner's title insurance policy the seller customarily pays in Lee County, prorated property taxes, association estoppel and payoff items, and any repairs or credits. The contract controls who pays what.
Florida's documentary stamp tax on a deed is $0.70 per $100 of the price, customarily paid by the seller. On a $725,000 Sanibel condo that is $5,075 (7,250 times $0.70); on a $1,080,000 Sanibel house, $7,560; on a $2,275,000 Captiva house, $15,925.
In Lee County the seller customarily pays for the owner's title insurance policy and chooses the closing agent, unlike Collier County, where the buyer customarily pays. Florida's title insurance premiums are set by rule, so the cost rises with the price.
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the seller's share of the current year's taxes. On a Sanibel house whose bill runs about $15,215, a closing at the end of June would credit the buyer roughly half of that year's bill.
Commission terms after the 2024 NAR settlement, estoppel fees and worked island net sheets are on our guide to selling your home on Sanibel or Captiva. We prepare a net sheet with every valuation, because a price only means something next to what you keep.
A free in-person comparative market analysis is the most accurate Sanibel or Captiva valuation we offer: Jesse McGreevy or Marc Comisar walks the home, reads the elevation certificate, the permit file and the association documents, and prices it from the recorded sales most like it. Call Jesse direct at (239) 898-6072 to arrange one.
A walk-through of the home, the lot and its water and, for a condominium, the building's common areas; the three to six recorded comparables we would defend to a lender's appraiser, with adjustments shown; the active and pending competition from both island MLS feeds; a recommended list price and the range a buyer will negotiate inside; a seller net sheet; and a short list of what to fix, document or leave alone before listing.
For a house: the elevation certificate, the wind-mitigation report, the roof permit date, permits for post-Ian repairs, any flood claims history and the county's tax roll value letter if you have one. For a condominium: the current budget, the milestone inspection summary and reserve study if the building is three or more habitable stories, assessment notices and the rental rules. If you do not have a document, we will tell you where to find it.
Many of our valuation clients are selling to buy again on Sanibel, Captiva or the mainland. Call Marc at (239) 287-5873, read how we represent buyers on Sanibel and Captiva, or see how we represent buyers across Southwest Florida.
Jesse McGreevy is a top-reviewed Sanibel and Captiva listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor. Every review below is copied word for word from our Google Business Profile, where you can read them all in full.
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Sanibel and Captiva share one causeway but differ in almost everything that sets a value. Sanibel is a city of 6,382 residents (2020 Census) with its own plan, code and 50 percent rule process; Captiva is unincorporated Lee County, with 318 residents in the Captiva census-designated place, smaller lots, more Gulf-coded parcels and house prices about twice Sanibel's.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, 12 months October 2025 to September 2026; 2020 Census; Lee County Property Appraiser 2025 Taxing District Millage Book; FEMA CRS list April 1, 2026; FDEP critically eroded beaches report, August 2025).
| Factor | Sanibel | Captiva Island |
|---|---|---|
| Government | City of Sanibel, incorporated 1974 | Unincorporated Lee County |
| 2020 Census residents | 6,382 (city) | 318 (Captiva CDP) |
| Land area | 16.18 sq mi | 1.18 sq mi (CDP) |
| Single-family median, 12 months | $1,080,000 (243 sales) | $2,275,000 (11 sales) |
| Condo median, 12 months | $725,000 (145 sales) | $642,000 (30 sales) |
| Single-family $ per heated sq ft | about $547 | about $1,402 |
| Sales per 100 single-family parcels a year | 6.3 | 3.2 |
| Homesteaded single-family parcels | 47.3% | 17.2% |
| Land share of a median house's county value | 52% | 79% |
| 2025 millage, sum of the 2025 rates | 14.0882 (district 010) | 13.5908 (district 006) |
| 50 percent rule administered by | City of Sanibel | Lee County (Ordinance 22-30, five-year cumulative) |
| Height | No more than 3 stories above base flood elevation | 35 ft above grade or 42 ft above mean sea level |
| Critically eroded Gulf beach (FDEP, Aug 2025) | 3.0 mi in two segments | 5.0 mi: all of Captiva |
| Flood discount | CRS Class 5, 25% | CRS Class 5, 25% (unincorporated Lee County) |
| Rentals | Four consecutive weeks minimum outside the Resort Housing District | No county minimum-stay ordinance found; association documents govern |
A Captiva house is scarcer, turns over about half as often and is priced more by its lot, so its comparables come from a longer window and from a shorter stretch of shoreline. A Sanibel house has more comparables but a wider spread between water codes and communities. Captiva Gulf-side owners also carry the Captiva Erosion Prevention District's levies: on August 31, 2026 the Captiva Erosion Prevention District board voted 4 to 0 to approve the apportionment for a $10 million non-ad valorem assessment based on 2025 just values; amounts vary by beach zone and use, so request the parcel's figure from CEPD. The district's 2025 operating millage was 0.3740.
Owners weighing another island often ask how Sanibel compares with Marco Island and Fort Myers Beach. Hurricane Ian's surge reached 9 to 13 feet above ground on eastern Sanibel, 10 to 15 feet on Fort Myers Beach and 4 to 6 feet on Marco Island (National Hurricane Center). Fort Myers Beach, a town of 5,582 residents in 2020, holds CRS Class 5 since April 1, 2026 and a 2025 millage of 13.4329; Marco Island is a city of 15,760 in Collier County, where the buyer customarily pays the owner's title policy. Each island's values are set by its own sales, so we never price a Sanibel home from a Marco Island or Fort Myers Beach comparable; our Fort Myers home valuation guide covers the mainland side of the causeway.
These are the questions Sanibel and Captiva owners ask us most about what their home is worth, answered from Lee County's recorded sales and parcel roll, state and federal agencies and Florida law. Market figures are Lee County Property Appraiser recorded sales (DOR-qualified) for the 12 months October 2025 to September 2026 unless a different window is named.
A Sanibel home is worth what the recorded sales on its own water code and in its own community say, adjusted for size, age, elevation and rebuild position. In the 12 months to September 2026 Sanibel single-family homes recorded a $1,080,000 median on 243 sales and condominiums $725,000 on 145, but Gulf-coded houses recorded a $6,250,000 median on 7 sales and lake-coded houses $815,000 on 47. Use the Home Valuation form at the top of this page for your own number.
Captiva Island single-family homes recorded a $2,275,000 median on 11 sales in the last 12 months, with the middle half between $1,368,000 and $5,175,000, and condominiums a $642,000 median on 30 sales. With so few sales, a Captiva value comes from the specific recorded sales on the same stretch of shoreline or in the same complex, often over a 24-month window.
Sanibel's single-family median was $1,080,000 on 243 qualified recorded sales and its condominium median $725,000 on 145, October 2025 to September 2026 (Lee County Property Appraiser). Across all property types the 404 sales recorded a $900,000 median, between those two figures.
Captiva Island's single-family median was $2,275,000 on 11 recorded sales and its condominium median $642,000 on 30 sales in the 12 months to September 2026. North Captiva, which is reached only by boat or air, is reported separately: 15 single-family sales at a $905,000 median.
Sanibel single-family homes recorded a median of about $547 per heated square foot in the last 12 months and condominiums about $642. By water code, Sanibel houses recorded about $1,514 per square foot on Gulf-coded lots (8 sales), $1,024 on bay-coded (9), $641 on canal-coded (65), $512 with no code (99), $479 on golf-coded (33) and $465 on lake-coded (53), August 2025 to September 2026.
Captiva Island condominiums recorded a median of about $759 per heated square foot on 30 sales in the last 12 months, and about $815 on 17 Gulf-coded sales from August 2025 on. Inside the South Seas family the spread is wide: Bayside Villas recorded about $446 per square foot over 24 months and Lands End Village about $1,156.
In the last 12 months Sanibel houses on Gulf-coded lots recorded a $6,250,000 median on 7 sales against $1,300,000 for 63 canal-coded houses, and about $1,514 per square foot against $641 from August 2025 on. The Gulf figures rest on fewer than 10 sales, so they are the medians of those sales, not a measured premium, and the code is the appraiser's label rather than a survey of what the lot fronts.
On the county roll, land is 52 percent of the median Sanibel single-family home's just value, 72 percent on Gulf-coded lots and 38 percent on golf-coded lots. The building is valued below the land on 63 percent of island single-family parcels, so frontage, lot size and elevation usually move value more than finishes.
Land is 79 percent of the median Captiva house's county value and 87 percent on Gulf-coded lots, because Captiva's lots are scarce, most of its houses predate Hurricane Ian and Lee County limits density to three units per acre. A 1930 Captiva house of 1,623 square feet recorded $2,275,000 in July 2026, a price set almost entirely by its lot.
In the county's numbers, yes: the median building value is $215,922 for a single-family home built before 1980 and $711,321 for one built 2000 to 2022. Only 5 homes built in 2023 or later recorded qualified sales from August 2025 to September 2026, at a $2,650,000 median, too few to publish a new-build premium.
If the cost to repair damage, or of an improvement, equals or exceeds 50 percent of the building's market value, the whole building must be brought up to current floodplain standards, including elevation. The City of Sanibel uses the Lee County Property Appraiser's building value or a licensed appraisal for market value, so a low county building value makes the threshold easier to reach and shifts value toward the lot.
Captiva is under Lee County's rules. Under Lee County Ordinance 22-30, substantial improvement is counted cumulatively over five years: if the combined cost of repairs and improvements in any five-year period reaches 50 percent of the building's market value before the work, the structure must be brought into compliance with current flood rules, usually meaning elevation.
Essentially the entire island lies in a FEMA Special Flood Hazard Area (zones AE and VE, with small AO and X areas), under maps effective November 17, 2022. The flood zone lowers value only through cost: the buyer's flood premium, the elevation the home must meet and the 50 percent rule. An elevation certificate lets a buyer price that cost accurately.
Sanibel holds CRS Class 5, a 25 percent discount on NFIP premiums for Special Flood Hazard Area policies, and FEMA's list effective April 1, 2026 shows unincorporated Lee County, which includes Captiva, at Class 5 with the same 25 percent discount. Lee County says owners receive it automatically.
Yes. Since October 1, 2024 a Florida seller of residential property gives the statutory flood disclosure in section 689.302 at or before contract, covering flood damage during ownership, flood insurance claims and federal flood assistance. It is a statutory duty, so we build it into the listing file from the start.
Not fully. Sanibel single-family medians are about 19 percent and condo medians about 17 percent below the last pre-Ian year (October 2021 to September 2022), counting the sales the county coded 03 after the storm. Since October 2023 the house median has held between about $1,068,800 and $1,125,000.
Captiva Island's condo median recorded $448,350 in October 2024 to September 2025 and $642,000 in the latest 12 months, while the number of sales doubled from 15 to 30. That is still well below the $1,050,000 median of the last pre-Ian year, on 47 sales including those the county coded 03.
Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and Sanibel adopted its own milestone ordinance, 26-002, in March 2026. A building with a clean inspection and funded reserves has more financeable buyers; a building facing repairs or an assessment sells to fewer buyers at a lower price.
It depends on the building. Fannie Mae's Selling Guide makes ineligible a project that needs critical repairs, has failed a mandatory structural inspection, or operates like a hotel with rental pooling or owner-occupancy limits. We confirm the project's status before we price a unit, because a cash-only building has a smaller buyer pool.
Outside a permitted, code-compliant resort housing use, dwelling units on Sanibel may not be made available for rental for periods of less than four consecutive weeks. Daily and weekly rentals are allowed only where resort housing is a permitted use, so a home or condo inside that use carries a different income profile and a different buyer pool from one outside it.
No Lee County minimum-stay ordinance was found for Captiva; Florida law (s. 509.032(7)(b)) bars new local rental-duration limits, so rental limits on Captiva come from each condominium or HOA's own documents and resort rental programs. Read the association documents before you buy, and before you price rental income into a value.
The Zestimate's maker states that it has a median error of 1.9 percent for homes on the market and 7.0 percent for homes off the market (the company's own published figures). No public study measures it on Sanibel or Captiva, but few sales, land-heavy values and the islands' separate MLS all make the off-market error the one an owner should expect.
A second national portal publishes a median error of 7.47 percent for its estimates of off-market Florida homes, with 36.72 percent of estimates within 5 percent of the sale price and 60.45 percent within 10 percent; for on-market Florida homes the median error is 2.04 percent (that portal's own published figures). On a $1,080,000 Sanibel house, a 7.47 percent error is about $80,676.
A comparative market analysis is a licensed real estate professional's estimate of what a buyer will pay, built from recorded sales and listings; an appraisal is a licensed or certified appraiser's opinion of value, usually ordered by a lender; an online estimate is a statistical model's output from public records. Only the first two involve a person reading your home.
No. Florida Statutes section 475.612 reserves appraisal reports for certified, licensed or registered appraisers, and a broker's market analysis or price opinion may not be called an appraisal. What we give you is a comparative market analysis, built from the same recorded sales an appraiser will use.
Usually not for pricing, because the buyer's lender will order its own. A pre-listing appraisal helps on unusual island properties with few comparables, for estate and divorce matters, and for the 50 percent rule, where Sanibel accepts a licensed appraisal in place of the county's building value.
The buyer can ask to renegotiate, pay the difference in cash or, under many contracts, cancel. Low appraisals on the islands most often come from comparables drawn from the wrong water code or from one MLS feed, so we send the appraiser the recorded sales we priced from before the inspection.
No. Just value is the property appraiser's mass-appraisal value as of January 1 for tax purposes. For houses that recorded sales over the last 24 months, current just value ran about 0.81 of the recorded price on Sanibel and 0.77 on Captiva, and for condos about 0.76 on Sanibel and 0.85 on Captiva.
For a homestead, Save Our Homes limits annual increases in assessed value to the lower of 3 percent or inflation, and non-homestead residential property is capped at 10 percent a year for non-school levies. On the islands 71 percent of homesteaded single-family parcels are assessed below just value, at a median ratio of 0.85.
Usually, yes, because the caps reset at a sale. At the sum of the 2025 rates, 14.0882 mills, a buyer whose just value equalled a $1,080,000 Sanibel price would owe about $15,215 a year before exemptions and non-ad valorem charges; at Captiva's 13.5908 mills, a $2,275,000 house would owe about $30,919.
Amendment 3 on Florida's November 3, 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cut the annual assessment cap on non-homestead property from 10 percent to 5 percent. It takes effect only if voters approve it.
The Sanibel and Captiva Islands Association of REALTORS runs its own MLS, so Southwest Florida MLS sees only part of island sales; the county record is the complete one. A valuation built from one feed can leave out the closest comparables, so we use both feeds and the county's recorded sales.
Over 24 months The Sanctuary recorded the highest median among the 20 largest communities, $1,950,000 on 15 sales, followed by Gulfside Place at $1,510,000 on 9, Shell Harbor at $1,435,000 on 33 and Beachview Country Club Estates at $1,225,000 on 23. Per square foot, Gulfside Place led at about $920.
Recorded closings cluster in spring: from 2023 to 2025, 54 percent of island single-family sales closed in March through June. Homes that go under contract in winter close in that window, so most owners list between January and March.
In the last 12 months the county recorded 6.3 single-family sales per 100 improved Sanibel parcels and 4.7 condo sales per 100 condo parcels; on Captiva Island 3.2 per 100 houses and 5.6 per 100 condos. Few homes come up for sale, so the next owner who sells should call us first.
The Lee County Property Appraiser publishes the parcel roll and sale data files, and its parcel search shows each property's recorded sales and transfer codes. Only sales coded as qualified (DOR codes 01 and 02) are arm's-length market sales; we read the codes for you in every valuation.
Yes. There is no fee and no obligation, and a valuation request does not list your home. We do it because owners who see the numbers early often call us when they are ready, and because every valuation sharpens our read of the islands.
We review every request through the form at the top of this page personally and reply with the recorded comparables attached. An in-person CMA is scheduled at your convenience, and the written analysis follows the visit. If you need a number by a date, call Jesse direct at (239) 898-6072 and say so.
A Sanibel or Captiva valuation depends on facts that show up lot by lot and building by building: which canals reach open water, which condo buildings have finished their post-Ian repairs and inspections, which homes sit inside the Resort Housing District, which sales recorded only in the islands' own MLS, and how close an older home is to the 50 percent threshold. That local depth is part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking.
The City of Sanibel covers 16.18 square miles of land by the 2020 Census Gazetteer and counted 6,382 residents and 7,708 housing units in the 2020 Census; about two-thirds of Sanibel is conservation land (City of Sanibel). The 2020 Census counted 318 people and 1,108 housing units in the Captiva census-designated place. Both islands are reached by the Sanibel Causeway, with a $6 toll for a two-axle vehicle charged only on the trip onto the island.
Sanibel and Captiva sit at the western edge of our Lee County market, across San Carlos Bay from Fort Myers. Read our Sanibel and Captiva guide, our guides to Sanibel Island and Captiva Island, our South Seas Island Resort guide, and our overview of Lee County.
We value homes in Sundial of Sanibel, Shell Harbor, Beachview Country Club Estates, The Dunes, The Sanctuary, The Rocks, Sanibel Estates, Gumbo Limbo, Loggerhead Cay, Pointe Santo de Sanibel, Sanibel Moorings, Gulfside Place and Gulf Pines on Sanibel, and in South Seas, Sunset Captiva, Captiva Beach and the island's private streets on Captiva.
Once you have your value, our guide to selling your home on Sanibel or Captiva covers timing, disclosures, condo documents, marketing and costs, and our team is ready to walk you through the listing plan that follows.
If you are thinking, "I need someone to sell my house on Sanibel or Captiva, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Sanibel, Captiva, Fort Myers, Estero, Bonita Springs, Naples, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Shell Harbor, Sundial of Sanibel, Beachview Country Club Estates, The Dunes, The Sanctuary, Gumbo Limbo, South Seas, Sunset Captiva, or a Gulf-side condominium on West Gulf Drive, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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.
Sanibel and Captiva values, last 12 months: Sanibel single-family homes at a $1,080,000 median and about $547 per square foot, Sanibel condominiums at $725,000 and about $642, Captiva Island houses at $2,275,000 on 11 sales and condominiums at $642,000 on 30 sales, October 2025 to September 2026 (Lee County Property Appraiser recorded sales).
Use the Home Valuation form at the top of this page, or request your free Sanibel or Captiva home valuation, and we will send a value built from the recorded sales on your water and in your community. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Sanibel and Captiva realtor and Marc Comisar is a top-reviewed Southwest Florida buyer's agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, with offices in Naples and Fort Myers, and have represented buyers and sellers across Southwest Florida since 2008.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this Sanibel and Captiva valuation page traces to a primary source below: the Lee County Property Appraiser's recorded sales and parcel roll, City of Sanibel and Lee County government, state and federal agencies, Florida law, professional appraisal standards and reputable local news. Two online-estimate companies' own published error rates are cited without links. Research sources were retrieved between October 18 and October 22, 2026.
These are the records and forms a Sanibel or Captiva owner is most likely to want when valuing a home, each linked to the official source that publishes it. Gather the ones that apply before you ask for a valuation; they make the number more precise.
Market data from Lee County Property Appraiser recorded sales (DOR-qualified), index built 21 October 2026 with the newest recorded sale 15 September 2026, joined to the parcel roll export of 18 October 2026, for Sanibel (ZIP 33957) and Captiva Island; tax, flood and law facts from the primary sources listed above. Brokered by Domain Realty.