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 Siesta Isles home worth? This is McGreevy and Comisar’s valuation guide for owners in Siesta Isles, the two-street canal neighborhood on San Carlos Island with a Fort Myers Beach, Florida 33931 address. By the Lee County Property Appraiser’s taxing district, every Siesta Isles parcel sits in unincorporated Lee County, not in the Town of Fort Myers Beach, which governs Estero Island across Matanzas Pass. The roll counts 109 single-family parcels and 13 vacant lots on Deep Passage Lane and Cutlass Drive, all on a canal. If you may sell, read this beside our guide to selling your Siesta Isles home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 11 Siesta Isles closings at a median of $1,275,000, from $900,000 to $2,850,000, at $494 per square foot, 97 median days on market and 88.9 percent of the final list price. The Lee County series is separate: 11 qualified sales at the same $1,275,000 median. Inside that one median, a 1,155 square foot house closed at $900,000 and a 5,767 square foot house at $2,850,000. Beside it, the county recorded two vacant-lot sales in 2025, at $695,000 and $700,000. 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 Siesta Isles home in Fort Myers Beach is worth what the nearest closed homes of its size, street and condition brought, adjusted for the seawall, the dock and the flood-insurance cost. The Southwest Florida MLS recorded 11 closings in the 12 months to October 7, 2026 at a $1,275,000 median, from $900,000 to $2,850,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12-month window holds 11 closings, one more than the 10 we require before a median leads, so it leads, and one sale can still move the middle. The median home that closed had 3,019 square feet of MLS living area, and price per square foot ran from $213 to $779. One closing sold above its final list price, one sold at it and nine sold below it. Total volume was $15,591,000.
Three of the 11 closed below $1,100,000, at $900,000, $1,000,000 and $1,095,000. Five closed from $1,100,000 to $1,500,000, and three closed above $1,500,000, at $1,595,000, $1,700,000 and $2,850,000. The $1,000,000 sale was a 4,699 square foot house and the $900,000 sale a 1,155 square foot one, so price here does not climb in step with size.
The Lee County Property Appraiser’s qualified improved sales are a separate series, never averaged with the MLS: 11 sales in the 12 months to the October 4, 2026 roll file at a median of $1,275,000, from $900,000 to $2,850,000. The match with the MLS is a coincidence. The county holds a $1,500,000 sale at 18259 Deep Passage Ln, recorded August 17, 2026, that has no MLS closing, and the MLS holds one closing the county series leaves out.
That MLS closing is 18160 Old Pelican Bay Dr, sold on August 5, 2026 for $1,362,000. The MLS record we matched carries the Siesta Isles name, while its subdivision field and the county’s legal description both read Old Pelican Bay, a neighboring plat. We keep it in the MLS series and mark it wherever it matters. Without it, the other ten closings have a median of $1,237,500.
These are the eight facts about Siesta Isles 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 lot record, costs, a Venetian Gardens comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My Siesta Isles Home Worth in Fort Myers Beach in 2026? · Why Value Your Siesta Isles Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Siesta Isles Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Siesta Isles Home Values in Fort Myers Beach? · How Do We Value a Siesta Isles Home in Fort Myers Beach?
The Record: What Did Siesta Isles Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Siesta Isles Home Worth by Street, Size, Water and Age? · What Is a Siesta Isles Lot in Fort Myers Beach Worth Without the House? · Are Siesta Isles Home Values in Fort Myers Beach Rising or Falling? · One Siesta Isles Home’s Public Record · What Moves a Siesta Isles Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Siesta Isles Home Value? · Is the Property Appraiser’s Just Value What a Siesta Isles Home Will Sell For?
Comparisons and Next Steps: Siesta Isles vs Venetian Gardens: How Do the Records Compare? · How Do Siesta Isles Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Siesta Isles Home in Fort Myers Beach? · Want a Free In-Person Siesta Isles Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Siesta Isles Home Value Edition · What Siesta Isles Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Siesta Isles Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Siesta Isles homes from the closings of Deep Passage Lane and Cutlass Drive themselves, read against the county deed record and the flood map, not from a Fort Myers Beach average. We are Top 1% Real Estate Agents Nationally Since 2008, and we show you every comparable we used and every one we set aside.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. In the 2026 RealTrends Verified rankings (Large Team category) McGreevy and Comisar recorded 241 transaction sides and $157.57 million in volume, fifth in Florida by sides, eleventh by volume and first in Bonita Springs. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
We tracked every one of the 28 Siesta Isles closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and matched each by street address to the Lee County roll for its heated area, year built, pool, dock and seawall flags and just value. We read the county’s deed record for the same parcels, which adds eight qualified sales the MLS never carried and two vacant-lot sales. And we queried the FEMA flood layer at four Deep Passage Lane addresses and the neighborhood’s centroid.
Call Jesse direct at (239) 898-6072 and we will read your street’s closings with you, or request your Siesta Isles valuation online and see how selling your Siesta Isles 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 Siesta Isles home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the closings of your own street 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 set aside, and our adjustments. We need your street address, living area and how it was measured, the age of the seawall and roof, whether there is a permitted dock or lift, any renovation or elevation work and its permits, and an elevation certificate if you have one.
Over 60 months the 14 closings on Deep Passage Lane had a median of $1,275,000 and, on the 13 with a list history, sold in a median of 9 days. The 13 on Cutlass Drive had a median of $1,200,000 and took a median of 146 days. And the same house can be two sizes: 18484 Deep Passage Ln closed in June 2026 with 3,228 square feet of MLS living area while the county roll shows 1,818 heated square feet. A form that asks only for a ZIP code and a square footage cannot tell those apart.
An online estimate misses Siesta Isles home values because a model cannot choose between two public square footages, sees sales in one record that the other never carried, reads a name that crosses a plat line, counts a cleared lot as a house, and has no active listing to check itself against. It also never walks a seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS living area is a listing entry, and the county’s heated area is the appraiser’s measurement. Twenty-four of the 28 closings have both. On 11 the two agree exactly; on 13 they differ by 50 square feet or more, and on 10 by 500 or more.
| Closed | Street address | Sold price | MLS living area (sq ft) | County heated area (sq ft) | Price per sq ft, MLS area | Price per sq ft, county area |
|---|---|---|---|---|---|---|
| June 10, 2026 | 18484 Deep Passage Ln | $1,595,000 | 3,228 | 1,818 | $494 | $877 |
| May 22, 2026 | 18292 Deep Passage Ln | $1,000,000 | 4,699 | 2,913 | $213 | $343 |
| November 21, 2025 | 18276 Cutlass Dr | $2,850,000 | 5,767 | 4,549 | $494 | $627 |
On the ten 12-month closings that sit on Siesta Isles plats, the median is $494 per square foot on the MLS areas and $593 on the county’s. A model that multiplies your county square footage by an MLS-based price per square foot, or the reverse, starts 17 to 20 percent off.
Over the 60 months to October 7, 2026 the MLS and the county’s qualified list each count 28 Siesta Isles sales, and only 20 are the same sale. Eight county-qualified sales have no MLS closing within 45 days of the deed.
| County-qualified sale with no MLS closing | Street address | Price |
|---|---|---|
| August 17, 2026 | 18259 Deep Passage Ln | $1,500,000 |
| July 15, 2024 | 18468 Deep Passage Ln | $1,200,000 |
| December 7, 2023 | 18291 Deep Passage Ln | $2,270,000 |
| September 8, 2023 | 18532 Deep Passage Ln | $900,000 |
| July 11, 2023 | 18275 Deep Passage Ln | $850,000 |
| April 19, 2023 | 18195 Cutlass Dr | $830,000 |
| February 14, 2023 | 18260 Cutlass Dr | $750,000 |
| May 31, 2022 | 18260 Deep Passage Ln | $1,600,000 |
Going the other way, eight MLS closings are missing from the county’s qualified list. Six of them are in the county’s deed record at the same price but are not coded as qualified, one is the Old Pelican Bay Drive sale on the neighboring plat, and one, the May 23, 2023 closing at 18101 Cutlass Dr for $1,300,000, has no deed in the county sale file we hold within 45 days of the closing.
The two records also disagree on one price. The MLS reports 18323 Deep Passage Ln as closed on February 28, 2025 for $1,485,000, and the county’s deed record shows the sale on February 25, 2025 at $1,458,000. The figures differ by $27,000, and we print both because the files do not show which is right. The other 19 shared sales carry the same price in both records.
Siesta Isles is four recorded plat units on two streets. Old Pelican Bay adjoins it on the west on its own plats, and Siesta Drive is a street there, not here. An estimate that pulls comparables by a name search can cross that line, as the August 2026 closing at 18160 Old Pelican Bay Dr shows, or average in a cleared lot: the roll now codes two addresses that closed in the MLS as houses, 18260 and 18308 Cutlass Dr, as vacant.
We value a Siesta Isles home in four steps: choose the closings of its own street and size band from both public records, adjust for condition, the seawall, a dock, elevation and flood-insurance cost, weight the newest sales, and test the number against whatever is for sale that week.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The neighborhood reaches 10 closings in 12 months, so that window leads. A single street does not: Cutlass Drive holds six of the 11 and Deep Passage Lane four, so on either street we widen to 60 months. Then we add the county-qualified sales the MLS never carried, eight of them in 60 months, six on Deep Passage Lane and two on Cutlass Drive.
Buyers pay for living area, a sound seawall, a permitted dock or lift, a pool, a newer roof and a lowest floor that insures well, and they discount for deferred work and open permits. No data field states a canal’s depth, a seawall’s age or a renovation’s quality, so we walk the property.
Eleven of the 28 closings in 60 months fall in the last 12 months, five in the year before, three in the year before that, seven in the year to October 2023 and two in the first year. We weight the newest year most, and the counts are too uneven by year to state a direction for price.
On October 7, 2026 the Southwest Florida MLS showed no active and no pending listing in Siesta Isles. A re-check of the MLS on October 29, 2026 still found no Siesta Isles home listed or pending, and no closing recorded after October 7. A seller here competes with the other canal homes a buyer can reach the same afternoon: across ZIP 33931, 105 single-family homes were actively listed that day at a median asking price of $1,249,999, by joining MLS addresses to the county roll. Request your free valuation with the valuation form.
The most-traded size in the Siesta Isles record is the house of 2,000 to 2,499 square feet of MLS living area: nine closings in 60 months, from $730,000 to $1,475,000, with $1,200,000 the median of these 9 closings. The spread is $745,000 inside one size band. The lowest price, $730,000 in August 2025, belongs to 18308 Cutlass Dr, which the roll now codes as a vacant lot, and the next, $820,000, to a 1960 house with a pool and a dock flag. The highest, $1,475,000 in April 2024, belongs to a 1961 house at 18212 Cutlass Dr. Age on the roll does not sort these nine, which is why condition, and a walk through the house, decides where a home sits inside the band.
In the last five years the Southwest Florida MLS recorded 28 Siesta Isles closings at a median of $1,237,500, from $700,000 to $3,800,000. The last 12 months hold 11 of them at a $1,275,000 median. The median barely moves across the four windows; days on market and the share of list price do.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This page reads the full five years of closings for value; the 11 closings of the last 12 months are among them.
| Window to October 7, 2026 | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 11 | $1,275,000 | $900,000 to $2,850,000 | $494 | 97 | 88.9% |
| 24 months | 16 | $1,318,500 | $730,000 to $2,850,000 | $494 | 106 | 89.2% |
| 36 months | 19 | $1,362,000 | $730,000 to $2,850,000 | $494 | 115 | 90.5% |
| 60 months | 28 | $1,237,500 | $700,000 to $3,800,000 | $515 | 51 | 91.9% |
Dollar volume was $15,591,000 in the 12-month window and $38,559,000 over 60 months. The 60-month days on market and sale-to-list figures rest on 27 closings, because one, at 18516 Deep Passage Ln on April 3, 2023 for $1,150,000, is a Sold Data Entry record that was not marketed through the MLS.
These are the earlier MLS closings, newest first, by street address only. None is dated before April 8, 2022 in the 60-month pull.
| Closed | Sold price | Street address | MLS living area (sq ft) | Days on market | Share of final list price |
|---|---|---|---|---|---|
| August 29, 2025 | $730,000 | 18308 Cutlass Dr | 2,122 | 245 | 88.0% |
| July 31, 2025 | $820,000 | 18307 Cutlass Dr | 2,452 | 222 | 95.3% |
| March 24, 2025 | $1,400,000 | 18467 Deep Passage Ln | 2,300 | 27 | 88.1% |
| March 18, 2025 | $2,075,000 | 18276 Deep Passage Ln | 4,318 | 6 | 98.8% |
| February 28, 2025 | $1,485,000 | 18323 Deep Passage Ln | 2,777 | 122 | 93.1% |
| May 22, 2024 | $1,010,000 | 18116 Deep Passage Ln | 1,790 | 333 | 96.2% |
| April 16, 2024 | $1,475,000 | 18212 Cutlass Dr | 2,186 | 146 | 95.2% |
| December 15, 2023 | $1,599,000 | 18403 Deep Passage Ln | 3,032 | 4 | 100.0% |
| July 7, 2023 | $875,000 | 18212 Deep Passage Ln | 1,480 | 147 | 89.7% |
| May 23, 2023 | $1,300,000 | 18101 Cutlass Dr | 2,349 | 9 | 100.0% |
| May 8, 2023 | $3,800,000 | 18600 Cutlass Dr | 4,866 | 3 | 95.1% |
| April 3, 2023 | $1,150,000 | 18516 Deep Passage Ln | 2,471 | Not marketed | Not applicable |
| March 21, 2023 | $899,000 | 18116 Deep Passage Ln | 1,790 | 4 | 100.0% |
| March 13, 2023 | $800,000 | 18451 Cutlass Dr | 1,988 | 51 | 88.9% |
| December 16, 2022 | $700,000 | 18419 Deep Passage Ln | 1,904 | 4 | 73.7% |
| April 28, 2022 | $1,875,000 | 18500 Deep Passage Ln | 3,471 | 4 | 100.0% |
| April 8, 2022 | $975,000 | 18260 Cutlass Dr | 1,360 | 3 | 100.0% |
The county’s qualified improved sales are a separate count, never averaged with the MLS: 11 in 12 months at a median of $1,275,000, 15 in 24 months at $1,400,000, 18 in 36 months at $1,429,000 and 28 in 60 months at $1,237,500, from $750,000 to $3,800,000. The 60-month counts and medians match the MLS, yet only 20 of the 28 sales are in both lists.
Over 60 months, 27 closings carry a list history, and the quickest sales closed nearest their list price.
| Days on market | Closings, 60 months | Median sale-to-final-list | Median price per sq ft | Median sold price |
|---|---|---|---|---|
| 30 days or fewer | 12 | 99.4% | $534 | $1,331,000 |
| 31 to 179 days | 8 | 89.2%, the median of these 8 closings | $514 | $1,480,000, the median of these 8 closings |
| 180 days or more | 7 | 91.9%, the median of these 7 closings | $493 | $1,095,000, the median of these 7 closings |
Eight of the 12 quick sales were on Deep Passage Lane, and six of the seven that took 180 days or more were on Cutlass Drive. In the last 12 months, three of the 11 closings sold within 30 days and four took more than 200. Seven of the 11 closed below 90 percent of their final list price. The lowest, at 81.4 percent, was 18276 Cutlass Dr, which closed at $2,850,000 against a $3,500,000 final list price after 115 days. The median gap between final list price and sold price on the 11 closings was $175,000.
A Siesta Isles home’s worth sorts first by living area and condition, because every lot shares the same water: all 126 parcels are on a canal. Over 60 months, the seven closings under 2,000 square feet ran from $700,000 to $1,010,000 and the four of 3,500 square feet or more from $1,000,000 to $3,800,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The two streets carry 61 parcels each on the roll. Their prices are close; their time on the market is not.
| Street | Improved homes on the roll | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| Deep Passage Ln | 56 | 14 | $1,275,000 | $700,000 to $2,075,000 | $515 | 9, on 13 closings | 90.5%, on 13 closings |
| Cutlass Dr | 48 | 13 | $1,200,000 | $730,000 to $3,800,000 | $546 | 146 | 91.9% |
The 28th closing is the Old Pelican Bay Drive sale. In the last 12 months the six Cutlass Drive closings took a median of 288 days and the four on Deep Passage Lane a median of 26.5, each the median of the closings counted. The roll gives the two streets different stock: Deep Passage Lane’s 56 improved homes have a median year built of 1984 and a median just value of $1,145,360, and Cutlass Drive’s 48 have 1969 and $943,774.
Under 10 closings, each figure is the median of the closings counted, and no band here reaches 10.
| MLS living area | Closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Under 2,000 sq ft | 7 | $899,000, the median of these 7 closings | $700,000 to $1,010,000 | $564 |
| 2,000 to 2,499 sq ft | 9 | $1,200,000, the median of these 9 closings | $730,000 to $1,475,000 | $552 |
| 2,500 to 3,499 sq ft | 8 | $1,547,500, the median of these 8 closings | $1,095,000 to $1,875,000 | $511 |
| 3,500 sq ft or more | 4 | $2,462,500, the median of these 4 closings | $1,000,000 to $3,800,000 | $487 |
Each step up in size carries a higher middle price and a lower price per square foot, and the ranges overlap heavily.
We matched 27 of the 28 closings by street address to a Siesta Isles parcel and read each parcel’s flags as the roll shows them today.
| Roll flag on the parcel | Closings, 60 months | Median sold price | Median price per sq ft |
|---|---|---|---|
| Pool flag | 20 | $1,337,500 | $515 |
| No pool flag | 7 | $875,000, the median of these 7 closings | $535 |
| Boat dock flag | 4 | Listed: $800,000, $820,000, $1,275,000 and $3,800,000 | Not stated for 4 sales |
| No boat dock flag | 23 | $1,200,000 | $527 |
The record cannot price a dock: the roll flags one on 26 of 126 parcels, and only four flagged homes closed in five years. The pool gap is partly a size gap: the homes with a pool flag had a median of 2,502.5 square feet of living area against 1,988 without.
Seventeen of the 27 matched closings are on parcels with a roll year built before 1980, at a median of $1,114,000 and $546 per square foot. Five are on parcels dated 1980 through 1999, from $1,150,000 to $1,875,000, two on parcels dated 2000 or later, at $1,599,000 and $2,850,000, and three on parcels with no year built on the roll.
Twenty-eight closings describe a fraction of 104 improved homes, so we also read the roll for all of them. Just value, the county’s own figure and not a sale price, rises with size and with a newer year built: a median of $813,705 for the 16 homes under 1,500 heated square feet and $1,308,788 for the 23 of 2,500 to 3,499. The 56 homes built before 1980 carry a median just value of $915,904, the 34 built from 1980 through 1999 carry $1,173,267, and the 14 built in 2000 or later carry $1,658,997.
The record cannot separate value by canal width or depth, distance to open water, seawall age, lowest-floor elevation, lot size or renovation level, because none of those is a field in the files we used.
A Siesta Isles canal lot in Fort Myers Beach sold for $695,000 and $700,000 in the two qualified vacant-land sales the county recorded in 2025. Two sales are a list, not a market, yet they sit only $200,000 under the $900,000 that the smallest house in the record brought in 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county keeps vacant-land sales apart from its improved sales, so neither appears in the series above. 18547 Cutlass Dr sold on May 16, 2025 for $695,000, and 18233 Cutlass Dr on December 10, 2025 for $700,000. Neither has an MLS closing in our pull.
The roll codes 13 Siesta Isles parcels as vacant residential, nine on Cutlass Drive and four on Deep Passage Lane. Their just values run from $622,599 to $967,544 with a median of $715,824. The roll does not say whether a lot was cleared after Hurricane Ian or was never built on.
The deed record shows three Cutlass Drive addresses that the roll now codes as vacant. 18260 Cutlass Dr sold as a 1,360 square foot house on April 8, 2022 for $975,000 and again on February 14, 2023 for $750,000, both qualified sales. 18308 Cutlass Dr has a March 17, 2023 deed at $800,000 and the August 2025 MLS closing at $730,000. And 18164 Cutlass Dr has a July 1, 2024 deed at $725,000. The county does not code the last three deeds as qualified, so we report them as deeds and nothing more.
Five parcels coded single-family carry just values from $1,546,817 to $2,093,953 with no year built and no heated area on the October 4, 2026 roll file. One of them, 18419 Deep Passage Ln, closed in the MLS on December 16, 2022 for $700,000 as a 1,904 square foot house. What stands on those five lots is a permit question we did not research, so the roll’s count of two homes built in 2023 or later is a floor.
Read together, the deeds place cleared or to-be-cleared canal lots between $695,000 and $800,000 from 2023 through 2025. For an owner of an older ground-level house, that is the figure a buyer who plans to build will have in mind, and the house itself has to earn the gap above it. Five deeds do not support a rule, so we test it against your own lot.
Siesta Isles home values in Fort Myers Beach show no direction we can state, because no calendar year in the MLS record holds 10 closings. What the record does show is a change in how homes sell: the 10 closings of 2022 and 2023 took a median of 4 days, and the 16 of 2025 and 2026 took 106.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row counts the closings dated in that year. Every year has fewer than 10, so each figure is the median of the closings counted and supports no conclusion about direction.
| Calendar year | MLS closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 2022, from April 8 | 3 | $975,000, the median of these 3 closings | $700,000 to $1,875,000 | $540 | 4 | 100.0% |
| 2023 | 7 | $1,150,000, the median of these 7 closings | $800,000 to $3,800,000 | $527 | 6.5, on 6 closings | 97.6%, on 6 closings |
| 2024 | 2 | Listed: $1,010,000 and $1,475,000 | $1,010,000 to $1,475,000 | $619 | 239.5 | 95.7% |
| 2025 | 7 | $1,400,000, the median of these 7 closings | $730,000 to $2,850,000 | $494 | 122 | 88.1% |
| 2026, through October 7 | 9 | $1,275,000, the median of these 9 closings | $900,000 to $1,700,000 | $493 | 52 | 89.6% |
Pooling years gives two groups of 10 or more. The 10 closings of 2022 and 2023 had a median of $1,062,500 and $534 per square foot, sold in a median of 4 days on the nine with a list history, and brought a median 100.0 percent of final list price. The 16 closings of 2025 and 2026 had a median of $1,318,500 and $494 per square foot, took a median of 106 days and brought 89.2 percent. The later group’s homes were larger, with a median of 2,655.5 square feet against 2,168.5, so the price figures describe a different mix of houses as much as a different market. The change in time and in the share of list price does not depend on mix.
The county’s qualified improved sales reach back before the MLS window. Two calendar years hold 10 or more: 13 sales in 2018 at a median of $670,000 and 11 in 2019 at $745,000. No year since has reached 10; the 9 qualified sales of 2026 through the October 4 roll file stand at $1,275,000, the median of these 9 sales.
Repeat sales remove the mix problem, because the same lot sells both times. Eight county-qualified sales in the last 12 months have an earlier qualified sale of the same address in the county file since 2005.
| Street address | Earlier qualified sale | Later qualified sale | Change | Years held |
|---|---|---|---|---|
| 18548 Cutlass Dr | December 28, 2020, $700,000 | October 14, 2025, $1,200,000 | Up 71.4% | 4.8 |
| 18276 Cutlass Dr | September 23, 2021, $2,225,000 | November 20, 2025, $2,850,000 | Up 28.1% | 4.2 |
| 18468 Cutlass Dr | December 28, 2020, $1,300,000 | February 27, 2026, $1,700,000 | Up 30.8% | 5.2 |
| 18404 Cutlass Dr | January 5, 2015, $600,000 | February 28, 2026, $1,114,000 | Up 85.7% | 11.1 |
| 18435 Deep Passage Ln | December 20, 2016, $625,000 | March 3, 2026, $900,000 | Up 44.0% | 9.2 |
| 18443 Deep Passage Ln | February 17, 2021, $1,195,000 | March 31, 2026, $1,500,000 | Up 25.5% | 5.1 |
| 18484 Deep Passage Ln | June 7, 2017, $813,250 | June 3, 2026, $1,595,000 | Up 96.1% | 9.0 |
| 18195 Cutlass Dr | April 19, 2023, $830,000 | July 31, 2026, $1,095,000 | Up 31.9% | 3.3 |
All eight resold higher, by 25.5 to 96.1 percent, and every one of the earlier purchases was made in 2023 or before. Eight pairs are a count, not a trend, and a pair hides whatever was spent between the two sales.
Across the county’s qualified sales from June 2005 on, the file holds 42 resale pairs at 29 addresses: 33 resold higher and 9 lower. All four pairs that resold from 2005 through 2012 went down, and of the 25 that resold from 2020 on, 22 went up. The one lower resale since 2023 is 18260 Cutlass Dr, bought in April 2022 for $975,000 and sold in February 2023 for $750,000, five months after Hurricane Ian.
One Siesta Isles home shows how the two records, the roll and the lot record fit together. The county file holds four qualified sales of 18435 Deep Passage Ln, from $235,000 in 2000 to $900,000 in 2026. It is an example from the public record, by street address only, and not a sale we claim.
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 1979 one-story house of 1,155 heated square feet with two bedrooms, a pool flag and a seawall flag, no dock flag, and a just value of $1,003,619. It is the smallest heated area on the Siesta Isles roll.
| Date | County-qualified price | MLS record of the same sale | Price per sq ft | Change from the sale before |
|---|---|---|---|---|
| January 28, 2000 | $235,000 | Before our 60-month pull | $203 | First sale in the chain |
| April 9, 2013 | $435,000 | Before our 60-month pull | $377 | Up 85.1% in 13.2 years |
| December 20, 2016 | $625,000 | Before our 60-month pull | $541 | Up 43.7% in 3.7 years |
| March 3, 2026 | $900,000 | Closed at $900,000 against a $995,000 final list price, after 1 day | $779 | Up 44.0% in 9.2 years |
First, the MLS and the county agree on the 2026 sale to the day and the dollar, and both state the same 1,155 square feet. Second, $779 per square foot is the highest figure among the 11 closings of the last 12 months and belongs to the smallest house, because a canal lot that sells for about $700,000 vacant is most of a $900,000 price. Third, the home sold for less than its just value: $1,003,619 on the roll is 111.5 percent of the sale. Fourth, the last step works out to about 4.0 percent a year compounded, a figure for one address and no forecast.
A Siesta Isles home’s value moves up with living area, a pool, sound condition, a permitted dock and a clean set of documents, and down with deferred seawall or roof work, a low floor elevation, open permits 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: the middle price rises with each size band, from $899,000 under 2,000 square feet to $1,547,500 at 2,500 to 3,499, each the median of the closings counted. Newer construction follows on the roll, where the 14 homes built in 2000 or later carry a median just value of $1,658,997 against $915,904 for the 56 built before 1980.
An asking price set above the nearest closings is the clearest one. In the last 12 months, seven of the 11 closings sold below 90 percent of their final list price, and the widest gap, $650,000, was at 18276 Cutlass Dr. Age cuts the other way from size: 56 of the 104 improved homes were built before 1980, and under the federal flood-insurance rules a building whose repair or improvement cost reaches 50 percent of its value must be brought up to current floodplain standards. Lee County, not the Town of Fort Myers Beach, administers that rule here, and we did not confirm its local terms.
The FEMA flood map indicates these zones at the four Siesta Isles addresses tested for our guide and at the neighborhood’s centroid, all on Lee County panel 12071C0552G, effective November 17, 2022. Evacuation Zone A applies at every one.
| Address tested | FEMA zone | Base flood elevation, NAVD88 |
|---|---|---|
| 18291 Deep Passage Ln | AE | 12 ft |
| 18196 Deep Passage Ln | AE | 12 ft |
| 18515 Deep Passage Ln | AE | 12 ft |
| 18356 Deep Passage Ln | AE | 12 ft |
| Neighborhood centroid | AE | 12 ft |
All four addresses are on Deep Passage Lane, so we hold no tested point on Cutlass Drive. This table does not give any lot’s own risk; the FIRM panel and an elevation certificate for the structure do.
Siesta Isles is outside the Town of Fort Myers Beach, so the Town’s short-term rental registration does not apply here, and we found no Lee County registration program for unincorporated areas. Leasing terms for the lots are not published; any recorded declaration and the current rules govern.
Association fees barely touch a Siesta Isles home’s value, and insurance and taxes weigh heavily. Listing-entered annual recurring fees on 28 Southwest Florida MLS closings ranged from $0 to $1,250, not verified, while property tax at the district’s 2026 applied rate is about $16,866 a year on a $1,275,000 price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget or assessment was found in a primary document. Listing-entered annual recurring fees on 28 Southwest Florida MLS closings ranged from $0 to $1,250 (not verified; the association’s current budget and an estoppel certificate govern). Fifteen of the 28 entries read $0, twelve read $150 to $250 a year, and the one $1,250 entry belongs to the Old Pelican Bay Drive sale, the only entry described as mandatory.
The Florida Division of Corporations lists two active nonprofit corporations with the name: Siesta Isles Association, Inc., document 704088, filed May 24, 1962, and Siesta Isles Property and Homeowners Association, Inc., document 757741, filed April 24, 1981. Which one governs which lot, whether membership is mandatory and what either charges are not confirmed, and a buyer’s title company will ask.
Reserve studies and milestone inspections are condominium subjects, written into chapter 718 and section 553.899 for buildings of three or more habitable stories. For a detached house the equivalent is the age of its own roof and seawall, and the roll flags a seawall on 111 of the 126 parcels.
The Lee County Property Appraiser’s 2026 applied millage for the San Carlos Island taxing district is 13.2284 mills (13.3976 in 2025; book printed October 9, 2026). On the $1,275,000 12-month median the arithmetic is 1,275 times 13.2284, or $16,866.21 a year. It is an illustration on a recorded price, before any homestead exemption, assessment limit or non-ad valorem charge.
We print no premium. The routes are a wind policy supported by a wind mitigation inspection on form OIR-B1-1802, revised effective April 1, 2026; a flood policy under the National Flood Insurance Program or a private carrier; and a Citizens policy if the home qualifies. Citizens is phasing in a flood-coverage requirement, with January 1, 2027 the date for all other personal lines policies. Under Risk Rating 2.0, annual increases on an existing NFIP policy are capped at 18 percent, with exceptions. Unincorporated Lee County is a Class 5 community in the NFIP Community Rating System, a 25 percent discount. Section 689.302, Florida Statutes, in effect since October 1, 2024, also requires a seller to give the buyer a flood disclosure.
No. The Lee County Property Appraiser’s just value is a roll figure, not a sale price. On the 11 Siesta Isles closings of the last 12 months, just value ran at a median of 82.7 percent of the sold price, from 55.3 to 126.2 percent, and three 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 of the last 12 months.
| Date closed | Street address | Sold price | Just value on the roll | Just value as a share of price |
|---|---|---|---|---|
| August 5, 2026 | 18160 Old Pelican Bay Dr | $1,362,000 | $1,718,537 | 126.2% |
| July 27, 2026 | 18195 Cutlass Dr | $1,095,000 | $605,562 | 55.3% |
| June 10, 2026 | 18484 Deep Passage Ln | $1,595,000 | $1,024,861 | 64.3% |
| May 22, 2026 | 18292 Deep Passage Ln | $1,000,000 | $1,128,856 | 112.9% |
| March 31, 2026 | 18443 Deep Passage Ln | $1,500,000 | $1,140,047 | 76.0% |
| March 31, 2026 | 18452 Cutlass Dr | $1,275,000 | $731,582 | 57.4% |
| March 3, 2026 | 18435 Deep Passage Ln | $900,000 | $1,003,619 | 111.5% |
| March 2, 2026 | 18404 Cutlass Dr | $1,114,000 | $921,007 | 82.7% |
| February 27, 2026 | 18468 Cutlass Dr | $1,700,000 | $1,344,348 | 79.1% |
| November 21, 2025 | 18276 Cutlass Dr | $2,850,000 | $2,618,407 | 91.9% |
| October 14, 2025 | 18548 Cutlass Dr | $1,200,000 | $1,088,881 | 90.7% |
A spread of 70.9 points, from 55.3 to 126.2 percent, means just value cannot be scaled into a price. The three homes that sold below their just value were the Old Pelican Bay Drive home, the 4,699 square foot house at 18292 Deep Passage Ln and the 1,155 square foot house at 18435 Deep Passage Ln.
The roll’s just value for the 104 improved Siesta Isles homes runs from $605,562 to $2,618,407 with a median of $1,083,008, and the median across all 122 single-family and vacant parcels is $1,065,916, against a 12-month closed median of $1,275,000. Neither the just value nor your tax bill tells you what a buyer will pay.
Siesta Isles and Venetian Gardens are both canal neighborhoods with a Fort Myers Beach address, on opposite sides of Matanzas Pass. Over the 60 months to October 7, 2026, Siesta Isles closed 28 homes at a $1,237,500 median and $515 per square foot, and Venetian Gardens closed 17 at $1,775,000 and $948.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Venetian Gardens has only 3 closings in 12 months, and its first window with 10 or more is 60 months, so the table uses that window for both. MLS rows never mix with county rows.
| Question | Siesta Isles | Venetian Gardens |
|---|---|---|
| Jurisdiction | Unincorporated Lee County, San Carlos Island | Town of Fort Myers Beach, Estero Island |
| Improved homes on the roll | 104 | 86 |
| Year built on the roll | 1959 to 2023, median 1979 | 1925 to 2024, median 1978.5 |
| Median heated area on the roll | 2,025.5 sq ft | 1,733 sq ft |
| Median just value on the roll | $1,065,916 | $963,668 |
| MLS closings, 60 months | 28 | 17 |
| Median sold price, 60 months | $1,237,500 | $1,775,000 |
| Median price per sq ft, 60 months | $515 | $948 |
| Median MLS living area, 60 months | 2,400.5 sq ft | 1,847 sq ft |
| Median days on market, 60 months | 51, on 27 closings | 24, on 15 closings |
| MLS closings, 12 months | 11, median $1,275,000 | 3, listed: $850,000, $1,150,000 and $2,450,000 |
| County-qualified sales, 24 months | 15, median $1,400,000 | 11, median $1,820,000 |
| Active and pending, October 7, 2026 | 0 | 1, listed at $4,740,000 |
| FEMA zone at tested points | AE, 12 ft | AE, 11 ft |
Venetian Gardens buyers paid more for less house: a median of $948 per square foot on homes with a median of 1,847 square feet, against $515 on 2,400.5 in Siesta Isles. The county’s 24-month series points the same way, $1,820,000 against $1,400,000. A Siesta Isles owner should not borrow a Venetian Gardens price per square foot.
If you own in Siesta Isles, the Venetian Gardens record is a cross-check on the top of your range, not a comparable set, because the Town and the barrier island are part of what its buyers paid for.
Siesta Isles homes closed at a 12-month median of $1,275,000, above the $1,000,000 median of the 111 single-family closings across ZIP 33931 and far above the ZIP’s all-product median of $510,000. Per square foot the order reverses: $494 here against $550 for the ZIP’s single-family 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 from the same pull, 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) |
|---|---|---|---|---|---|---|---|---|---|
| Siesta Isles | neighborhood | 126 | 1959 to 2023 | 11 | 28 | 12 mo: n 11, median $1,275,000, range $900,000 to $2,850,000 | 494.0 | 0 | 12 mo: n 11, median $1,275,000 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Bayside Estates | neighborhood | 598 | 1968 to 2024 | 28 | 211 | 12 mo: n 28, median $362,500, range $138,000 to $690,000 | 235.0 | 23 | 12 mo: n 30, median $364,750 |
| San Carlos Island | community | 1218 | 1940 to 2024 | 11 | 86 | 12 mo: n 11, median $400,000, range $150,000 to $2,380,000 | 351.0 | 14 | 12 mo: n 46, median $374,000 |
The MLS columns are Southwest Florida MLS closings through October 7, 2026, including Sold Data Entry records, 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.
Only Siesta Isles, Fairview Isles and Bayside Estates among the neighborhood rows reach 10 closings in 12 months, and Siesta Isles’ $1,275,000 is the highest of those three medians. Its $494 per square foot is the lowest of the single-family rows apart from Bayside Estates, below Shell Mound Park’s $499 and Fairview Isles’ $508. Bayside Estates, the mainland neighbor on San Carlos Boulevard, is a different product at $235.
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, $550 per square foot, 99 median days and 92.6 percent of final list price. Siesta Isles’ 97 days sit close to the ZIP’s single-family 99, and its 88.9 percent sits 3.7 points lower. The ZIP had 380 active and 27 pending listings on October 7, 2026, about 11.5 months of supply, and Siesta Isles had none. For the wider view, see our Fort Myers Beach home valuation page.
A seller of a Siesta Isles home at the $1,275,000 12-month median would net about $1,192,000 before any mortgage payoff with buyer-agent compensation, and about $1,223,875 without, with costs of 6.51 and 4.01 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, $5.00 per $1,000 from there to $1,000,000 and $2.50 per $1,000 above it.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,275,000.00 | The 12-month MLS median |
| Listing commission, 2.75% | -$35,062.50 | 2.75% of $1,275,000 |
| Buyer-agent compensation, 2.5%, if offered | -$31,875.00 | 2.5% of $1,275,000 |
| Deed documentary stamp tax | -$8,925.00 | 12,750 units of $100 at $0.70 |
| Owner’s title policy | -$5,762.50 | $575 plus $4,500 plus $2.50 per $1,000 on $275,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$83,000.00 | 6.51% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,192,000.00 | $1,275,000 minus $83,000 |
| Estimated total costs, without buyer-agent compensation | -$51,125.00 | 4.01% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,223,875.00 | $1,275,000 minus $51,125 |
At $900,000, the price of the March 3, 2026 closing at 18435 Deep Passage Ln, total costs are $59,500 with buyer-agent compensation (6.61 percent) for a net before payoff of $840,500, or $37,000 (4.11 percent) for a net of $863,000 without it.
Your net also depends on your mortgage payoff, the tax proration, any repair credit and any association estoppel certificate, for which we print no dollar figure. Ask a CPA about capital gains before listing. To see the worksheet for your home, ask for a Siesta Isles valuation, and read our guide to selling a Siesta Isles home.
A free in-person comparative market analysis is a walk-through of your Siesta Isles home and a written value range built from the closings of its own street and size band, the county sales the MLS never carried, 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, the seawall and the dock, measure against both public square footages, read your elevation certificate if you have one, and compare the closings for your size band on your street and the next. 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 Siesta Isles 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 Siesta Isles owners in Fort Myers Beach ask us most about value. Each answer is one paragraph and points to the evidence on this page, and every figure comes from the same October 7, 2026 pull.
It depends on your street, living area, condition, seawall and elevation. The 11 closings of the 12 months to October 7, 2026 ran from $900,000 to $2,850,000 with a median of $1,275,000. For your own number, call Jesse direct at (239) 898-6072.
The 12-month MLS median is $1,275,000 on 11 closings, the 24-month median $1,318,500 on 16 and the 60-month median $1,237,500 on 28. The separate Lee County series shows 11 qualified sales in 12 months, also at $1,275,000.
The median was $494 on the 11 closings of the last 12 months, from $213 to $779, and $515 over 60 months. Those figures use MLS living areas; on the county’s heated areas the 12-month median is $593.
Less accurate than in a uniform subdivision. Two public sources state different sizes on 13 of 24 closings, eight county sales in 60 months never appeared in the MLS, and no listing was active on October 7, 2026.
Each holds 28 Siesta Isles sales over 60 months, and only 20 are the same sale. The county codes six MLS closings as not qualified, and it holds eight qualified sales that were never in the MLS.
No. On the 11 closings of the last 12 months, just value ran from 55.3 to 126.2 percent of the sold price, and three homes sold below it.
Yes, by the roll: all 126 residential-class parcels carry the county’s canal code, so the water does not sort prices here the way size, condition and a dock do.
The record cannot say. The roll flags a boat dock on 26 of 126 parcels, and only four flagged homes closed in 60 months, at $800,000, $820,000, $1,275,000 and $3,800,000.
The 20 closings on parcels with a pool flag had a median of $1,337,500 over 60 months, and the seven without ran from $700,000 to $1,485,000. Part of the gap is size.
The middle price rises from $899,000 under 2,000 square feet to $2,462,500 at 3,500 or more, each the median of fewer than 10 closings, while price per square foot falls from $564 to $487.
Their 60-month medians are close: $1,275,000 on 14 Deep Passage Lane closings and $1,200,000 on 13 on Cutlass Drive. The difference is time: a median of 9 days against 146.
Not by the county’s plats. One August 2026 closing there carries the Siesta Isles name in the MLS record we matched, so we mark it in every table.
The county recorded two qualified vacant-lot sales in 2025, at $695,000 and $700,000, both on Cutlass Drive. The roll’s 13 vacant lots carry just values from $622,599 to $967,544.
18292 Deep Passage Ln closed on May 22, 2026 for $1,000,000 after 9 days. The county roll shows 2,913 heated square feet and a 1976 year built. Condition is not in either file.
We state no direction, because no calendar year holds 10 MLS closings. The 10 closings of 2022 and 2023 had a median of $1,062,500 and the 16 of 2025 and 2026 had $1,318,500, on larger homes.
All eight county resale pairs that closed in the last 12 months resold higher, by 25.5 to 96.1 percent, after holding 3.3 to 11.1 years.
The median was 97 days on market over the last 12 months, from 1 to 414. Three of the 11 closings sold within 30 days and four took more than 200.
The median closing was 88.9 percent of the final list price over 12 months and 91.9 percent over 60. Seven of the last 11 closed below 90 percent.
None on October 7, 2026: the Southwest Florida MLS showed no active and no pending listing, in a neighborhood that averages 5.6 closings a year.
It changes a buyer’s insurance cost and the height a rebuilt floor must reach. The FEMA flood map indicates AE with a 12 foot base flood elevation at the five points tested. Confirm your lot with an elevation certificate.
Not to get a range, but it sharpens one. It states the lowest floor’s elevation, which drives the flood premium a buyer will be quoted.
It limits how much work an older, lower house can absorb before it must meet current flood rules. Fifty-six of the 104 improved homes were built before 1980, and Lee County administers the rule here.
No. All 126 residential-class parcels are in unincorporated Lee County on San Carlos Island, where the 2026 applied millage is 13.2284 (13.3976 in 2025).
Listing-entered annual recurring fees on 28 Southwest Florida MLS closings ranged from $0 to $1,250 (not verified; the association’s current budget and an estoppel certificate govern). Fifteen entries read $0.
Two active corporations carry the name, filed in 1962 and 1981, and we could not confirm which governs which lot. Your title commitment names any recorded declaration that binds it.
Buyers budget from the price. At the 2026 applied rate of 13.2284 mills, a $1,275,000 price works out to $16,866.21 a year before exemptions and non-ad valorem charges.
At $1,275,000 our illustration shows about $1,192,000 before any mortgage payoff with 2.75 percent listing and 2.5 percent buyer-agent compensation, or about $1,223,875 without the latter.
By Lee County custom the seller pays the owner’s title policy and the deed’s documentary stamp tax, $0.70 per $100 under section 201.02. The contract controls.
Over 60 months Siesta Isles closed 28 homes at a median of $1,237,500 and $515 per square foot. Venetian Gardens, inside the Town, closed 17 at $1,775,000 and $948.
Its $1,275,000 median sits above the $1,000,000 median of the 111 single-family closings in ZIP 33931 over the same 12 months, and its $494 per square foot sits below their $550.
Yes, with no obligation. It is a written value range built from your street’s MLS closings and the county sales the MLS missed, adjusted for differences.
Get the valuation first. A large project on an older house can reach the 50 percent threshold and trigger flood compliance.
Know both and say which one you are quoting. On 10 of 24 closings they differ by 500 square feet or more.
Usually the nearest and most recent ones. We give the appraiser our comparable set, including county-recorded sales an MLS search does not return.
Enter your address in the valuation form or call Jesse direct at (239) 898-6072. For the island context, our Fort Myers Beach guide covers the Town across the pass.
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.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
A Fort Myers Beach specialist knows that Siesta Isles answers to Lee County and not the Town, which sales the county recorded that the MLS never showed, which square footage a listing used, and what a cleared canal lot has sold for. A valuation built that way holds up through the appraisal.
A general agent may price a Cutlass Drive house from an Estero Island price per square foot, apply the Town’s rules to a county address, 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.
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 Siesta Isles home in Fort Myers Beach for,” McGreevy and Comisar price from the closings of your own street and size band. We tracked every one of the 11 Siesta Isles closings in the Southwest Florida MLS in the last 12 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Siesta Isles averages fewer than six MLS closings a year, 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 Siesta Isles homes.
Enter your details in the valuation form for your free Siesta Isles 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, or see the profiles of Jesse McGreevy and Marc Comisar.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Siesta Isles 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.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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. We checked the links on October 7, 2026.
These official documents bear most directly on what a Siesta Isles home is worth and what its seller will be asked for.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 applied millage of 13.2284 for the San Carlos Island district (13.3976 in 2025), printed October 9, 2026 | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
| Land use code list | Lee County Property Appraiser | The codes that separate single-family, vacant and common-area parcels | View the use codes |
| 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 Siesta Isles home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.