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 Venetian Gardens home worth? This is McGreevy and Comisar’s valuation guide for owners in Venetian Gardens, the canal and bay neighborhood at the north end of Estero Island in Fort Myers Beach, Florida 33931. By the Lee County Property Appraiser’s taxing district, all 129 residential parcels belong to the Town of Fort Myers Beach, not to unincorporated Lee County. The roll counts 86 improved parcels on Palermo Circle, Primo Drive and Carolina Avenue, and six parcels on Santos Road with no building, all on one recorded plat. Several Florida places share the name, and this page means the Estero Island plat only. If you may sell, read this beside our guide to selling your Venetian Gardens home; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. No window shorter than 60 months holds ten closings, so the 60-month window leads. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 17 Venetian Gardens closings at a median of $1,775,000, from $750,000 to $3,500,000, at $948 per square foot, with 24 median days on market and 92.9 percent of the final list price on the 15 that were marketed. The Lee County series is separate: 11 qualified sales in 24 months at a median of $1,820,000, and 22 in 60 months at $1,625,000. 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 Venetian Gardens home in Fort Myers Beach is worth what the nearest closed homes on its kind of lot, bay, canal or interior, brought, adjusted for size, age, elevation and condition. The Southwest Florida MLS recorded 17 closings in the 60 months to October 7, 2026 at a $1,775,000 median, from $750,000 to $3,500,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 60-month window is the first with ten or more closings, so it leads this page. The median home that closed had 1,847 square feet of MLS living area. Of the 15 closings with a marketing history, 13 closed below their final list price, two closed at it and none closed above. Those figures blend three streets, three bay lots, twelve canal lots and two interior lots. Three of the 17 closed under $1,000,000 and three at $3,000,000 or more. On the 12 closings where the county roll still shows the house that sold, the roll’s year built runs from 1956 to 2019. The last 12 months hold three closings, at $2,450,000, $1,150,000 and $850,000; all 17 are listed by date and street address below.
The Lee County Property Appraiser’s qualified improved sales are a separate series, never averaged with the MLS. In the 24 months to the October 4, 2026 roll file the county holds 11 qualified sales at a median of $1,820,000, from $850,000 to $3,200,000. The 12-month count is 5, and the median of these 5 sales is $1,400,000. The 36-month count is 13 at $1,775,000 and the 60-month count is 22 at $1,625,000, from $625,000 to $3,500,000. In the last 24 months the county counted 11 qualified sales while the MLS recorded 5 closings, and six of the county’s 11 have no MLS closing at all.
These are the eight facts about Venetian Gardens 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, costs, a Siesta Isles comparison, a net sheet and owners’ questions.
The Value and the Method: What Is My Venetian Gardens Home Worth in Fort Myers Beach in 2026? · Why Value Your Venetian Gardens Home in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Venetian Gardens Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Venetian Gardens Home Values in Fort Myers Beach? · How Do We Value a Venetian Gardens Home in Fort Myers Beach?
The Record: What Did Venetian Gardens Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Venetian Gardens Home Worth by Street, Lot, Size and Age? · Are Venetian Gardens Home Values in Fort Myers Beach Rising or Falling? · One Venetian Gardens Home’s Public Record · What Moves a Venetian Gardens Home’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Venetian Gardens Home Value? · Is the Property Appraiser’s Just Value What a Venetian Gardens Home Will Sell For?
Comparisons and Next Steps: Venetian Gardens vs Siesta Isles: How Do the Records Compare? · How Do Venetian Gardens Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Venetian Gardens Home in Fort Myers Beach? · Want a Free In-Person Venetian Gardens Home CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Venetian Gardens Home Value Edition · What Owners Say About Working With McGreevy and Comisar · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Venetian Gardens Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Venetian Gardens homes from the closings on the same kind of lot, read against the county’s 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 17 Venetian Gardens 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 lot, water flag, year built, heated area and just value. We read the county’s qualified sales back to 2005, which adds 44 resale pairs at 32 addresses, and the county’s deed list for the transfers it does not code as qualified. And we queried the FEMA flood layer at four Venetian Gardens addresses and the neighborhood’s center point.
Call Jesse direct at (239) 898-6072 and we will read your street’s sales with you, or request your Venetian Gardens valuation online and see how selling your Venetian Gardens 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 Venetian Gardens 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 sales on your own kind of lot in Fort Myers Beach, then confirm it with a short in-person walk-through if you want one.
You receive a range, the sales we used and set aside from both records, and our adjustments. We need your street address, living area, lot type, the state of the seawall and any dock, the roof’s age, any permits since 2022, and an elevation certificate if you have one.
An online estimate misses Venetian Gardens home values because a model reads a name shared by other Florida places, cannot tell a bay lot from an interior one, trusts a square footage that two public sources state differently, and never sees the sales that only the county recorded or the houses that are no longer there.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Florida Division of Corporations name search for Venetian Gardens returns a homeowners’ association with a Clearwater address, and no Fort Myers Beach entity. The neighborhood on this page is the plat recorded in Plat Book 6, Page 70 of the Lee County records. The county’s legal descriptions put 136 parcels on it: the 129 residential parcels and seven non-residential parcels on Estero Boulevard, which we leave out of every figure. A model that matches on the name alone can pull the wrong place.
Five of the 17 closings are on parcels where the roll no longer shows the house that sold. Four are now coded vacant residential land: 125 and 127 Palermo Cir ($1,295,000 in February 2024), 257 and 259 Carolina Ave ($2,400,000 in January 2024), 251 and 255 Carolina Ave ($1,525,000 in April 2023) and 424 Palermo Cir ($900,000 in January 2023). The fifth, 211 Palermo Cir, closed in February 2023 for $1,200,000 with 1,248 square feet, and the roll now shows a 2024 home of 3,596 heated square feet there. A price per square foot taken from any of the five describes a house a buyer can no longer buy.
The MLS living area and the county’s heated area are different measurements, and here they can be far apart. At 130 Palermo Cir the June 2022 listing showed 2,380 square feet and the roll shows 910. At 461 Palermo Cir the May 2022 listing showed 3,590 and the roll shows 1,926. Divide the $1,800,000 sale at 130 Palermo Cir by one figure and it is $756 per square foot; divide it by the other and it is $1,978.
Six county-qualified sales in the 24 months to October 7, 2026 have no MLS closing.
| County-qualified sale with no MLS closing | Street address | Price | Heated area on the roll |
|---|---|---|---|
| February 2, 2026 | 130 Palermo Cir | $1,400,000 | 910 sq ft |
| January 7, 2026 | 218 Primo Dr | $1,820,000 | 2,542 sq ft |
| July 17, 2025 | 267 Carolina Ave | $1,200,000 | 1,216 sq ft |
| July 8, 2025 | 433 Palermo Cir | $3,100,000 | 2,295 sq ft |
| January 7, 2025 | 247 Palermo Cir | $1,475,000 | 1,080 sq ft |
| November 21, 2024 | 405 Palermo Cir | $2,400,000 | 2,352 sq ft |
An estimate fed only by listing data never sees these six, and they outnumber the five MLS closings of the same 24 months. The gap runs the other way too. Five of the 17 MLS closings are missing from the county’s qualified series: 461 Palermo Cir, 211 Palermo Cir, the two Carolina Avenue sales and 125 and 127 Palermo Cir. The county’s deed list holds a deed for each on the closing date at the same price, coded as not qualified. And 230 Palermo Cir carries two dates: April 16, 2024 in the MLS and March 18, 2024 on the county’s deed, both at $1,200,000.
We value a Venetian Gardens home in four steps: choose the sales on its own kind of lot from both the MLS and the county record, adjust for size, age, condition, elevation and flood-insurance cost, move the number for time, and test it against the competition. The result is a defensible range.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The neighborhood as a whole needs 60 months to reach 10 MLS closings. Only Palermo Circle gets there on its own, with exactly 10 in five years. Primo Drive has 5, Carolina Avenue has 2 and Santos Road has none. So we start with the lot type, then the age and size of the house, and we add the county-qualified sales the MLS never showed, each labelled by its record.
Buyers pay for a bay or canal lot, a sound seawall, a usable dock, newer construction, a lowest floor that insures well and living area. They discount for deferred work, missing permits and a house the Town’s flood rules would make costly to renovate. No data field states a view, a canal’s depth or a renovation’s quality, so we walk the property.
Only two of the 17 closings are dated before Hurricane Ian made landfall on September 28, 2022, in May and June 2022. Since April 2024 the MLS shows five closings in about 30 months. We weight the newest sales in both records and treat a 2022 or early 2023 sale as history, not as a comparable.
On October 7, 2026 the MLS showed one active Venetian Gardens listing and no pending sale: 455 Palermo Cir at $4,740,000, six days listed. As arithmetic only, one listing against three closings in 12 months is 4.0 months of supply, and three sales do not set a pace. Request your free valuation with the valuation form.
In the last five years the Southwest Florida MLS recorded 17 Venetian Gardens closings in Fort Myers Beach at a median of $1,775,000, from $750,000 to $3,500,000, for $32,350,000 in all. No shorter window reaches ten closings: the last 36 months hold 9, the last 24 hold 5 and the last 12 hold 3.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every window is counted back from October 7, 2026 and includes Sold Data Entry records, which are sales entered after the fact with no marketing history. Under 10 closings, the figure is the median of the closings counted.
| 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 | 3 | $1,150,000, the median of these 3 closings | $850,000 to $2,450,000 | $718 | 7 | 89.6% |
| 24 months | 5 | $2,450,000, the median of these 5 closings | $850,000 to $3,200,000 | $762 | 10 | 89.6% |
| 36 months | 9 | $1,775,000, the median of these 9 closings | $850,000 to $3,200,000 | $989 | 31.5 (8 marketed) | 90.2% (8 marketed) |
| 60 months | 17 | $1,775,000 | $750,000 to $3,500,000 | $948 | 24 (15 marketed) | 92.9% (15 marketed) |
Days on market and sale-to-final-list leave out the Sold Data Entry records, one in the 36-month window and two in the 60-month window, because those sales were never listed.
With only 17 closings, the list is the record. Price per square foot divides the sold price by the MLS living area.
| Date closed | Street address | Sold price | Living area | Price per sq ft | Days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|
| May 7, 2026 | 280 Primo Dr | $2,450,000 | 1,911 sq ft | $1,282 | 45 | 90.8% |
| February 19, 2026 | 453 Palermo Cir | $850,000 | 1,184 sq ft | $718 | 4 | 89.6% |
| February 10, 2026 | 447 Palermo Cir | $1,150,000 | 1,847 sq ft | $623 | 7 | 82.2% |
| August 25, 2025 | 571 Palermo Cir | $2,850,000 | 3,273 sq ft | $871 | 10 | 96.6% |
| January 6, 2025 | 260 Primo Dr | $3,200,000 | 4,200 sq ft | $762 | 160 | 62.7% |
| April 16, 2024 | 230 Palermo Cir | $1,200,000 | 848 sq ft | $1,415 | Sold Data Entry | Not marketed |
| February 23, 2024 | 122 Primo Dr | $1,775,000 | 1,464 sq ft | $1,212 | 18 | 91.0% |
| February 8, 2024 | 125 and 127 Palermo Cir | $1,295,000 | 1,309 sq ft | $989 | 98 | 95.9% |
| January 10, 2024 | 257 and 259 Carolina Ave | $2,400,000 | 2,412 sq ft | $995 | 78 | 85.9% |
| April 12, 2023 | 251 and 255 Carolina Ave | $1,525,000 | 2,556 sq ft | $597 | 36 | 98.5% |
| April 6, 2023 | 274 Primo Dr | $2,100,000 | 1,000 sq ft | $2,100 | 4 | 100.0% |
| March 7, 2023 | 401 Palermo Cir | $3,500,000 | 2,664 sq ft | $1,314 | 81 | 92.1% |
| February 14, 2023 | 211 Palermo Cir | $1,200,000 | 1,248 sq ft | $962 | 0 | 100.0% |
| January 31, 2023 | 424 Palermo Cir | $900,000 | 1,200 sq ft | $750 | 24 | 92.9% |
| January 19, 2023 | 122 Primo Dr | $750,000 | 1,464 sq ft | $512 | Sold Data Entry | Not marketed |
| June 14, 2022 | 130 Palermo Cir | $1,800,000 | 2,380 sq ft | $756 | 37 | 94.7% |
| May 23, 2022 | 461 Palermo Cir | $3,405,000 | 3,590 sq ft | $948 | 12 | 97.7% |
Nine of the 17 closed in January or February and none from September through December, which 17 sales are too few to call a season.
Of the 15 marketed closings, eight sold within 30 days at a median of 94.8 percent of final list price, five took 31 to 90 days at a median of 92.1 percent, and two took longer: 98 days at 95.9 percent and 160 days at 62.7 percent. Thirteen closed below their final list price and two closed at it, 211 Palermo Cir and 274 Primo Dr. The gaps between final list and sold price add up to $3,794,000, and $1,900,000 of that is one sale: 260 Primo Dr, listed last at $5,100,000 and closed at $3,200,000. The median gap is $99,000. Speed did not protect the price in 2026: 447 Palermo Cir went under contract in 7 days and still closed at 82.2 percent of its final list price.
A Venetian Gardens home’s worth sorts first by its lot and then by its age and size. Over 60 months the three bay-lot closings ran from $2,100,000 to $3,500,000, the 12 canal-lot closings have a median of $1,650,000, and every closing at $2,850,000 or more was a home the county roll dates to 2000 or later.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table sorts all 17 closings by street. Under 10 closings, the figure is the median of the closings counted or the sales themselves.
| Street | Improved parcels on the roll | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|
| Palermo Cir | 55 | 10 | $1,247,500 | $850,000 to $3,500,000 | $910 |
| Primo Dr | 24 | 5 | $2,100,000, the median of these 5 closings | $750,000 to $3,200,000 | $1,212 |
| Carolina Ave | 7 | 2 | $1,525,000 and $2,400,000 | $1,525,000 to $2,400,000 | $597 and $995 |
| Santos Rd | 0 | 0 | None | None | None |
Palermo Circle holds 77 of the 129 residential parcels and every kind of lot: the roll flags 40 on a canal, 9 on the bay and 28 with no water, which is why its range is the widest. Primo Drive is nearly all water, with 22 canal and 3 bay parcels among its 26. Carolina Avenue has 16 canal parcels and one bay parcel, and seven of the 17 are coded vacant.
We matched all 17 closings by street address to a parcel on the plat and read each parcel’s water flag as the roll shows it today.
| Roll flag on the parcel | Residential parcels | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|
| Bay lot | 13 | 3 | $2,450,000, the median of these 3 closings | $2,100,000 to $3,500,000 | $1,314 |
| Canal lot | 85 | 12 | $1,650,000 | $750,000 to $3,405,000 | $816 |
| No water flag | 31 | 2 | $900,000 and $1,200,000 | $900,000 to $1,200,000 | $750 and $1,415 |
The three bay-lot closings were 280 Primo Dr at $2,450,000 in May 2026, 274 Primo Dr at $2,100,000 in April 2023 and 401 Palermo Cir at $3,500,000 in March 2023. Their price per square foot, $1,282, $2,100 and $1,314, sits above every canal-lot closing in the record, where the highest is $1,212. The county’s qualified series ranks the lots the same way over 60 months: 15 canal-lot sales at a median of $1,775,000 and four sales on parcels with no water flag from $625,000 to $1,200,000.
Thirteen of the 17 closings are on parcels with a seawall flag, at a median of $2,100,000, against $1,050,000, the median of the 4 closings without one, two of which are interior lots. The roll flags a boat dock on 26 parcels, 23 of them on canals, yet none of the 12 canal-lot closings is on a parcel with a dock flag; the only two flagged closings are bay lots on Primo Drive. So the record cannot price a canal dock here; we price it from its permit, condition and water depth.
Living area sorts price here, and price per square foot falls as the house gets bigger, because the lot is the larger part of every sale.
| MLS living area | Closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Under 1,500 sq ft | 8 | $1,200,000, the median of these 8 closings | $750,000 to $2,100,000 | $975 |
| 1,500 to 2,499 sq ft | 4 | $2,100,000, the median of these 4 closings | $1,150,000 to $2,450,000 | $876 |
| 2,500 to 3,499 sq ft | 3 | $2,850,000, the median of these 3 closings | $1,525,000 to $3,500,000 | $871 |
| 3,500 sq ft or more | 2 | $3,200,000 and $3,405,000 | $3,200,000 to $3,405,000 | $762 and $948 |
On the roll, the 86 improved parcels have a median heated area of 1,733 square feet: 35 are under 1,500, 30 are from 1,500 to 2,499, 11 are from 2,500 to 3,499 and 10 are 3,500 or more.
Twelve closings are on parcels where the roll still shows the house that sold. Six of those houses carry a roll year built before 1980 and closed from $850,000 to $2,450,000, with $1,500,000 the median of these 6 closings. Two closings are the same 1991 house at 122 Primo Dr. Four are houses the roll dates from 2006 to 2019, and they closed from $2,850,000 to $3,500,000. No house with a roll year before 2000 closed above $2,450,000, and that one is on the bay.
The MLS shows no vacant-lot closing here in 60 months, and the county’s deed list does. It codes three vacant-land transfers since 2022 as qualified sales: 441 Palermo Cir, a canal lot, at $765,000 on January 20, 2026; 120 Primo Dr, a parcel with no water flag, at $675,000 on July 3, 2025; and 499 Palermo Cir, a canal lot with a seawall flag, at $1,500,000 on May 26, 2023. The roll’s just value on the 32 parcels coded vacant residential has a median of $660,712. For an owner of a small older house, those land figures are the floor a buyer will reason from.
The record cannot separate value by view, canal width or depth, the route to open water, seawall condition, lowest-floor elevation, lot size or renovation level, because none of those is a field in the files we used.
Venetian Gardens home values in Fort Myers Beach cannot be called rising or falling from this record. No calendar year since 2018 holds ten sales in either series, the yearly medians swing with which houses sold, and the one clear pattern is in repeat sales: 38 of 44 county resale pairs since 2005 resold higher.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A year with fewer than 10 closings shows the median of the closings counted and supports no conclusion about direction. The first closing in the window is dated May 2022.
| Calendar year | MLS closings | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| 2022 | 2 | $1,800,000 and $3,405,000 | $1,800,000 to $3,405,000 | $756 and $948 |
| 2023 | 6 | $1,362,500, the median of these 6 closings | $750,000 to $3,500,000 | $856 |
| 2024 | 4 | $1,535,000, the median of these 4 closings | $1,200,000 to $2,400,000 | $1,104 |
| 2025 | 2 | $2,850,000 and $3,200,000 | $2,850,000 to $3,200,000 | $871 and $762 |
| 2026, through October 7 | 3 | $1,150,000, the median of these 3 closings | $850,000 to $2,450,000 | $718 |
The 2025 row is two large newer houses and the 2026 row is three older ones, so the drop from one row to the next is a change in what sold, not in values.
The county series reaches back further and counts differently, so we keep it apart. Only 2016 and 2018 hold ten qualified sales, and they disagree: a $1,146,250 median in 2016 and $640,000 in 2018, which shows how far the mix of houses moves a median here. Since then the yearly counts run 6, 6, 9, 2, 6, 3, 5 and 5 through the October 4, 2026 roll file. The low counts for 2022 and 2024 are partly a coding matter: the county’s deed list holds more transfers in those years, including three of the MLS closings, that it does not code as qualified.
Repeat sales remove most of the mix problem, because the same lot sells both times. The county’s qualified series holds seven pairs whose second sale is dated on or after September 28, 2022, the day Hurricane Ian made landfall.
| Street address | Earlier county-qualified sale | Later county-qualified sale | Change |
|---|---|---|---|
| 280 Primo Dr | January 21, 2016, $987,500 | May 7, 2026, $2,450,000 | Up 148.1% |
| 453 Palermo Cir | October 7, 2011, $360,000 | February 19, 2026, $850,000 | Up 136.1% |
| 130 Palermo Cir | June 14, 2022, $1,800,000 | February 2, 2026, $1,400,000 | Down 22.2% |
| 218 Primo Dr | October 26, 2020, $980,000 | January 7, 2026, $1,820,000 | Up 85.7% |
| 571 Palermo Cir | February 26, 2021, $1,805,000 | August 25, 2025, $2,850,000 | Up 57.9% |
| 122 Primo Dr | January 19, 2023, $750,000 | February 23, 2024, $1,775,000 | Up 136.7% |
| 459 Palermo Cir | September 30, 2011, $240,000 | February 6, 2023, $1,300,000 | Up 441.7% |
Six of the seven resold higher. The one that resold lower, 130 Palermo Cir, is also the only one of the seven bought in the months just before the storm. Seven pairs support no trend, and a pair hides whatever was spent or rebuilt between the two sales. We do not know what changed at 122 Primo Dr in the 13 months between $750,000 and $1,775,000.
Back to 2005 the county’s qualified series holds 44 resale pairs at 32 addresses. Thirty-eight resold higher and six lower, with a median change of 51.2 percent over a median of about 5.1 years. Read that with care: some of those lots gained a new house between the two sales.
One Venetian Gardens home shows how the two records fit together. The county’s deed list holds four qualified transfers of 571 Palermo Cir in thirteen years, at $278,000 as vacant land and then $1,305,000, $1,805,000 and $2,850,000 with the house, and the Southwest Florida MLS window holds only the last. It is a public-record example, by street address only.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll describes a 2014 two-story house of 2,999 heated square feet with five bedrooms and five baths, on a canal lot, with pool and seawall flags and no boat dock flag, and gives it a just value of $1,326,175.
| Date | County record | MLS record of the same sale | Price per heated sq ft on the roll |
|---|---|---|---|
| September 13, 2012 | $278,000, coded a qualified sale of vacant land | Before our 60-month window | Not applicable |
| April 8, 2016 | $1,305,000, qualified | Before our 60-month window | $435 |
| February 26, 2021 | $1,805,000, qualified | Before our 60-month window | $602 |
| August 25, 2025 | $2,850,000, qualified | Closed at $2,850,000 against a $2,949,000 final list price, after 10 days | $950 |
First, the price rose 38.3 percent between 2016 and 2021 and 57.9 percent between 2021 and 2025, on the same house. Second, the two sources disagree about its size: the listing’s 3,273 square feet makes the 2025 sale $871 per square foot, and the roll’s 2,999 makes it $950. Third, the home sold in 10 days at 96.6 percent of its final list price. Fourth, the just value of $1,326,175 is 46.5 percent of the 2025 sale, which is how far a roll figure can sit below a closing.
The lot changed hands at $278,000 two years before the roll’s year built, and the first sale with the house was $1,305,000. We do not know what the house cost to build. The chain does show that a Venetian Gardens price is a lot plus a building, and that the two can be valued separately when the record allows.
A Venetian Gardens home’s value moves up with a bay lot, newer construction built to the current flood rules, living area and clean documents, and down with no water behind the lot, deferred seawall or roof work, a low floor elevation and an asking price above the nearest sales. 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)
The lot leads. The lowest bay-lot closing, $2,100,000, was a 1,000 square foot house dated 1965, and it closed above 8 of the 12 canal-lot closings. Newer construction is the second lever. The four closings on houses the roll dates from 2006 to 2019 are the four highest prices in the MLS record. The roll dates 7 improved parcels to 2023 or later, and only one has a recorded sale: 433 Palermo Cir, a 2023 house of 2,295 heated square feet, at $3,100,000 on July 8, 2025. That is $1,351 per heated square foot, it is in the county’s qualified series and it never appeared in the MLS.
An asking price set above the nearest sales is the clearest one. The three widest gaps between final list price and sold price were $1,900,000 at 260 Primo Dr, $395,000 at 257 and 259 Carolina Ave and $300,000 at 401 Palermo Cir. The absence of water is the second: the lowest improved sale in either record is 552 Palermo Cir, a parcel with no water flag, at $625,000 in February 2023.
The one active listing, 455 Palermo Cir, asks $4,740,000 for a canal-lot house the roll dates to 2024, about $1,142 per square foot on the listing’s 4,150 square feet. A re-check of the MLS on October 29, 2026 found the same single listing active, 455 Palermo Circle at $4,740,000, still no pending sale and no closing since October 7. The county’s deed list shows the parcel changed hands as vacant land at $1,300,000 on January 18, 2022, in a transfer not coded as qualified, and the roll’s just value is $3,013,596. An asking price is not a comparable, but a buyer who tours that house will carry its finish level into yours.
The Town of Fort Myers Beach requires a substantially improved or substantially damaged building to meet current flood rules, with the lowest floor at the base flood elevation plus one foot, and the Town’s page states that the calculation must include all permits obtained in the past five years. With 44 of the 86 improved parcels dated before 1980, and 13 of those before 1950, many buyers price that risk in. A seller with the permit history and an elevation certificate in hand removes a guess.
The FEMA flood map indicates these zones at the four addresses and the center point tested for our guide, all on panel 12071C0554G, effective November 17, 2022. Evacuation zone A applies at every one.
| Address or point tested | FEMA zone | Base flood elevation, NAVD88 |
|---|---|---|
| 234 Palermo Cir | AE | 11 ft |
| 139 Palermo Cir | AE | 11 ft |
| 251 and 255 Carolina Ave | AE | 11 ft |
| 1321 Santos Rd | AE | 11 ft |
| Center point of the 129 parcels | AE | 11 ft |
With the Town’s one foot of freeboard, the required lowest-floor elevation for a new or substantially improved building at these points is 12 feet. The National Hurricane Center’s report on Hurricane Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island. This table does not give any lot’s own risk; the FIRM panel and an elevation certificate do.
Association fees do not appear in the Venetian Gardens record, and taxes and insurance weigh heavily. Listing-entered annual recurring fees on 17 Southwest Florida MLS closings were $0 on every one, not verified, while property tax at the Town of Fort Myers Beach district’s 2026 applied rate is $23,626.67 a year on a $1,775,000 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 17 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern, if an association exists). The Florida Division of Corporations name search returned one Venetian Gardens homeowners’ association, with a Clearwater address, so no matching active Florida corporation was confirmed for this plat. Whether any recorded restriction applies to a lot is a question for the Lee County Official Records and a title search, and the fee, if any, is not published. Milestone inspections under section 553.899 are a condominium subject; for a detached house the equivalent is the age of its own roof, seawall and dock.
The Lee County Property Appraiser’s 2026 applied millage for the Town of Fort Myers Beach district is 13.3108 mills, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; book printed October 9, 2026). On the $1,775,000 60-month median the arithmetic is 1,775 times 13.3108, or $23,626.67 a year, of which $1,891.26 is the Town’s levy. It is an illustration on a recorded price, before any homestead exemption, assessment limit or non-ad valorem charge. Lee County’s fiscal year 2026 solid waste assessment for the area that includes the Town is $358.45 per single-family unit per year. A buyer’s assessment resets after a sale, so a long-time owner’s bill understates what the next owner will pay.
We print no premium. The routes are a wind policy supported by a wind mitigation inspection, a flood policy under the National Flood Insurance Program or a private carrier, and a Citizens policy if the home qualifies. Citizens requires flood coverage with a wind policy in a Special Flood Hazard Area, and every address we tested is in one. Under Risk Rating 2.0, FEMA prices each policy on the property’s own characteristics, including elevation, and says most rates on existing policies cannot rise more than 18 percent a year. The Town is a Class 5 community in the Community Rating System, a 25 percent discount effective April 1, 2026. Section 689.302, Florida Statutes, in effect since October 1, 2024, also requires a seller of residential property to give the buyer a flood disclosure, so have the form ready before a contract is signed.
No. The Lee County Property Appraiser’s just value is a roll figure, not a sale price. On the 12 Venetian Gardens closings where the roll still shows the house that sold, just value ran at a median of 53.7 percent of the sold price, from 35.8 to 90.4 percent, and none 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 where the same house still stands. The roll figure is today’s, so the older the sale, the looser the comparison.
| Date closed | Street address | Sold price | Just value on the roll | Just value as a share of price |
|---|---|---|---|---|
| May 7, 2026 | 280 Primo Dr | $2,450,000 | $1,214,120 | 49.6% |
| February 19, 2026 | 453 Palermo Cir | $850,000 | $768,363 | 90.4% |
| February 10, 2026 | 447 Palermo Cir | $1,150,000 | $963,047 | 83.7% |
| August 25, 2025 | 571 Palermo Cir | $2,850,000 | $1,326,175 | 46.5% |
| January 6, 2025 | 260 Primo Dr | $3,200,000 | $1,598,016 | 49.9% |
| April 16, 2024 | 230 Palermo Cir | $1,200,000 | $754,486 | 62.9% |
| February 23, 2024 | 122 Primo Dr | $1,775,000 | $635,547 | 35.8% |
| April 6, 2023 | 274 Primo Dr | $2,100,000 | $1,812,209 | 86.3% |
| March 7, 2023 | 401 Palermo Cir | $3,500,000 | $2,009,871 | 57.4% |
| January 19, 2023 | 122 Primo Dr | $750,000 | $635,547 | 84.7% |
| June 14, 2022 | 130 Palermo Cir | $1,800,000 | $883,313 | 49.1% |
| May 23, 2022 | 461 Palermo Cir | $3,405,000 | $1,645,716 | 48.3% |
A spread of 55 points, from 35.8 to 90.4 percent, means just value cannot be scaled into a price. In 2026 alone it was 49.6 percent of the price on the bay lot at 280 Primo Dr and 83.7 and 90.4 percent on two Palermo Circle canal homes. The county’s own 11 qualified sales of the last 24 months tell the same story, with just value at a median of 57.6 percent of price, from 43.1 to 90.4 percent, and every one of the 11 sold above it.
The other five closings are on parcels where the roll’s figure now describes something else: four are coded vacant land, with just values from $548,984 to $772,686 per parcel, and at 211 Palermo Cir the roll’s $1,779,552 describes a 2024 home, not the house that closed at $1,200,000 in 2023.
The roll’s just value for the 86 improved parcels runs from $548,994 to $3,229,572 with a median of $1,061,989, against a 60-month closed median of $1,775,000. By lot, the median just value is about $1,080,000 on the 54 improved canal parcels, about $1,677,000 on the 12 improved bay parcels and $871,751 on the 20 improved parcels with no water flag. The roll sees the same lot ranking the sales do.
Venetian Gardens and Siesta Isles are the two canal neighborhoods we pair, about 1.46 miles apart in a straight line: one on Estero Island inside the Town of Fort Myers Beach, one on San Carlos Island in unincorporated Lee County. Over 60 months Venetian Gardens closed 17 homes at a $1,775,000 median and Siesta Isles 28 at $1,237,500.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both neighborhoods reach ten closings in the 60-month window, so the table uses it for both. Siesta Isles also reaches ten in 12 months, and that row is labelled.
| Question | Venetian Gardens | Siesta Isles |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Unincorporated Lee County |
| Residential parcels, improved | 129, 86 improved | 126, 104 improved |
| Median heated area on the roll | 1,733 sq ft | 2,025.5 sq ft |
| Water flags on the roll | Canal 85, bay 13, none 31 | Canal 126 |
| Median just value on the roll | $963,668 | $1,065,916 |
| 2026 applied millage (2025 in brackets) | 13.3108 (13.4329) | 13.2284 (13.3976) |
| MLS closings, 60 months | 17 | 28 |
| Median sold price, 60 months | $1,775,000 | $1,237,500 |
| Range, 60 months | $750,000 to $3,500,000 | $700,000 to $3,800,000 |
| Median price per sq ft, 60 months | $948 | $515 |
| Median days on market, 60 months | 24 (15 marketed) | 51 (27 marketed) |
| Median sale-to-final-list, 60 months | 92.9% (15 marketed) | 91.9% (27 marketed) |
| MLS closings, 12 months | 3 | 11, median $1,275,000 |
| County-qualified sales, 60 months | 22, median $1,625,000 | 28, median $1,237,500 |
| Active and pending, October 7, 2026 | 1, listed at $4,740,000 | 0 |
| FEMA zone at tested points | AE, 11 ft | AE, 12 ft |
| Association | None found | Two active corporations share the name; which governs is not confirmed |
Siesta Isles gives a valuation more to work with: 28 closings against 17, eleven of them in the last year. In Venetian Gardens ten county-qualified sales never reached the MLS. The Venetian Gardens buyer pays $433 more per square foot for a smaller house, and the difference is position: bay lots, which Siesta Isles does not have, and a place inside the Town about a sixth of a mile from Times Square by our straight-line estimate.
For a Venetian Gardens owner the Siesta Isles record is a cross-check, not a comparable set. Its canal homes can help bracket a canal home here, after an adjustment for location that no table supplies. It cannot support a bay lot or an interior lot. The same method is applied on our Siesta Isles home valuation page.
Venetian Gardens homes closed at a 60-month median of $1,775,000, nearly double the $930,000 median of the 559 single-family closings across ZIP 33931 in the same 60 months. At $948 per square foot against $603, it carries the highest median price per square foot of any neighborhood row in our Fort Myers Beach comparison.
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, 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) |
|---|---|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| Lynn’s Highland Park | neighborhood | 53 | 1926 to 2024 | 2 | 13 | 60 mo: n 13, median $689,000, range $437,000 to $1,300,000 | 619.0 | 1 | 60 mo: n 13, median $768,500 |
| Holiday Heights | neighborhood | 74 | 1952 to 2024 | 1 | 18 | 60 mo: n 18, median $1,038,250, range $632,000 to $2,350,000 | 567.0 | 2 | 60 mo: n 11, median $976,500 |
| Fairview Isles | neighborhood | 207 | 1958 to 2024 | 23 | 85 | 12 mo: n 23, median $885,000, range $280,000 to $5,940,000 | 508.0 | 17 | 12 mo: n 21, median $805,000 |
| 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 |
| Sandpiper Village | neighborhood | 82 | 1952 to 2022 | 2 | 19 | 60 mo: n 19, median $820,000, range $600,000 to $1,900,000 | 510.0 | 5 | 60 mo: n 13, median $955,000 |
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.
Venetian Gardens is one of four neighborhoods in the table that need the full 60 months to reach ten closings. Its $948 per square foot is the highest in the table, ahead of McPhie Park at $663 and Lynn’s Highland Park at $619, and its one active listing ties Lynn’s Highland Park for the thinnest supply shown, apart from Siesta Isles with none. Shell Mound Park and Lynn’s Highland Park are the two island neighborhoods nearest to it on our list, about 1.35 and 1.37 miles away in a straight line, and our Shell Mound Park valuation page covers the first.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings across ZIP 33931 at a median of $510,000 and $455 per square foot. 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. Over 60 months the ZIP’s 559 single-family closings had a median of $930,000 and $603 per square foot, so the Venetian Gardens median sits $845,000 above the ZIP’s single-family median and its price per square foot $345 above. The ZIP had 380 active and 27 pending listings that day, about 11.5 months of supply. For the island-wide view, see our Fort Myers Beach home valuation page.
The MLS files Venetian Gardens with the part of the island from Crescent Street to Gulf Beach Road. That stretch recorded 132 closings of every property type in 60 months at a median of $940,000 and $735 per square foot, and 22 in the last 12 months at $897,500 and $648. Venetian Gardens supplied 17 of the 132, at prices well above its neighbors, which is why a valuation drawn from the surrounding streets comes in low for a bay or canal home here.
A seller of a Venetian Gardens home at the $1,775,000 60-month median would net about $1,661,000 before any mortgage payoff with buyer-agent compensation, and about $1,705,375 without, with costs of about 6.42 and 3.92 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 | $1,775,000.00 | The 60-month MLS median |
| Listing commission, 2.75% | -$48,812.50 | 2.75% of $1,775,000 |
| Buyer-agent compensation, 2.5%, if offered | -$44,375.00 | 2.5% of $1,775,000 |
| Deed documentary stamp tax | -$12,425.00 | 17,750 units of $100 at $0.70 |
| Owner’s title policy | -$7,012.50 | $575 plus $4,500 on $900,000 plus $1,937.50 on $775,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$114,000.00 | 6.42% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,661,000.00 | $1,775,000 minus $114,000 |
| Estimated total costs, without buyer-agent compensation | -$69,625.00 | 3.92% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,705,375.00 | $1,775,000 minus $69,625 |
At $1,150,000, the price of the February 10, 2026 closing at 447 Palermo Cir, total costs are about $75,250 with buyer-agent compensation (6.54 percent) for a net before payoff of about $1,074,750, or about $46,500 (4.04 percent) for a net of about $1,103,500 without it. The price is a public-record example used for the arithmetic only.
Your net also depends on your mortgage payoff, the tax proration and any repair credit. If an association issues an estoppel certificate for your sale, it is a seller cost under Florida law, and we print no dollar figure for it. Ask a CPA about capital gains before listing. To see the worksheet for your home, ask for a Venetian Gardens valuation, and read our guide to selling a Venetian Gardens home.
A free in-person comparative market analysis is a walk-through of your Venetian Gardens home and a written value range built from the sales on its own kind of lot in both records, the sales we set aside, and the flood and permit record for your address. There is no cost and no obligation. Request it with the valuation form below.
We walk the house and the seawall, note the dock, the roof and any enclosure below the flood elevation, and read your elevation certificate if you have one. You receive the range and the sales we used and set aside. 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 Venetian Gardens 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 Venetian Gardens owners in Fort Myers Beach ask us most about value. Each answer is one paragraph and points to the section of this page that holds the evidence, and every figure comes from the same October 7, 2026 pull.
It depends on your lot, your home’s age and size, and its elevation. The 17 closings of the last 60 months ran from $750,000 to $3,500,000 with a median of $1,775,000. For your own number, call Jesse direct at (239) 898-6072.
The 60-month MLS median is $1,775,000 on 17 closings. Shorter windows hold 9, 5 and 3 closings, too few to lead. The separate Lee County series shows 11 qualified sales in 24 months at $1,820,000.
The median was $948 on the 17 closings of 60 months, from $512 to $2,100. The three bay-lot closings ran from $1,282 to $2,100 and the 12 canal-lot closings had a median of $816.
Few. The MLS recorded 3 closings in the last 12 months and 17 in 60, about 4 percent of the 86 improved parcels a year. The county recorded 22 qualified sales in 60 months.
Because some homes here sell without an MLS listing. Ten of the county’s 22 qualified sales in 60 months have no MLS closing, six of them in the last 24 months. We read both records for every valuation.
On a small sample, yes. The three bay-lot closings ran from $2,100,000 to $3,500,000 against a $1,650,000 median for the 12 canal-lot closings, and each had a higher price per square foot than any canal-lot closing.
Less, on the few sales there are. The two MLS closings on parcels with no water flag were $900,000 and $1,200,000, and the county’s four such qualified sales in 60 months ran from $625,000 to $1,200,000.
A good dock helps, but the record cannot put a number on it: none of the 12 canal-lot closings is on a parcel with a dock flag. We value a dock from its permit, condition, lift and water depth.
The record shows a ceiling more than a discount. No house with a roll year built before 2000 closed above $2,450,000, and the four closings on houses dated 2006 to 2019 ran from $2,850,000 to $3,500,000.
Sometimes the lot. Five of the 17 closings are on parcels where the house that sold is gone. If your home is small, older and below the current flood elevation, we price it both ways and show you each number.
The county’s deed list codes three vacant-land transfers since 2022 as qualified sales: $765,000 for a canal lot in January 2026, $675,000 for a lot with no water flag in July 2025 and $1,500,000 for a canal lot in May 2023.
One sale is on record. The county’s qualified series shows 433 Palermo Cir, a house the roll dates to 2023 with 2,295 heated square feet, at $3,100,000 on July 8, 2025. It did not appear in the MLS.
The record cannot say. Yearly counts run from 2 to 6 closings, so each yearly median describes a handful of houses. Repeat sales are steadier: 38 of the county’s 44 resale pairs since 2005 resold higher.
The record does not show that. Only two closings in the window predate the storm, and 15 followed it at prices up to $3,500,000. The roll now dates 7 homes to 2023 or later and codes 32 parcels vacant.
The median of the 15 marketed closings was 24 days on market. Eight sold within 30 days, five took 31 to 90 days and two took longer, 98 and 160 days.
The median was 92.9 percent of the final list price on the 15 marketed closings. Thirteen closed below it, two at it and none above, and the three closings of 2026 came in at 82.2, 89.6 and 90.8 percent.
No. On the 12 closings where the roll still shows the house that sold, just value was a median of 53.7 percent of the sold price, from 35.8 to 90.4 percent. It is the roll’s figure, not a sale price.
A model has little to learn from here. Seventeen closings span a fourfold range in price per square foot, five of the sold houses no longer stand, and ten county sales never reached the MLS.
Both get checked. At 130 Palermo Cir a listing showed 2,380 square feet and the roll shows 910. An appraiser measures the house, and we reconcile the two public figures before we quote a price per square foot.
The FEMA flood map indicates zone AE with an 11-foot base flood elevation at the addresses tested for our guide. What moves value is your own lowest-floor elevation against that line, which only an elevation certificate states.
No, but it sharpens one. Buyers and insurers ask for it because flood premiums turn on the lowest floor’s height. If you have one, send it with your address.
A buyer planning a renovation asks whether the work would reach half the structure’s value, because then the whole building must meet current flood rules. For older houses that shapes what buyers will pay for the building.
None was found. All 17 MLS closings carry $0 in the listing-entered fee fields, which is not verified. A title search of the Lee County Official Records is the route to a firm answer for your lot.
The Town of Fort Myers Beach district’s 2026 applied millage is 13.3108 (13.4329 in 2025). On a $1,775,000 price that is $23,626.67 a year before exemptions, assessment limits and non-ad valorem charges.
On a $1,775,000 sale our worksheet estimates about $1,661,000 before any mortgage payoff with buyer-agent compensation and about $1,705,375 without it. The contract controls who pays what.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price. Custom is not law, and the contract controls.
No. The one active listing asks $4,740,000, $1,240,000 above the highest closing in five years. The last home listed far above the record, at $5,100,000, closed at $3,200,000 after 160 days.
The record is too thin to name one. Nine of the 17 closings were dated January or February and none fell from September through December, but 17 sales cannot prove a season.
They can for a buyer who wants income. Venetian Gardens is inside the Town of Fort Myers Beach, so the Town’s short-term rental registration applies, and what a given parcel may do is a question for the Town in writing.
Over 60 months Venetian Gardens closed 17 homes at a $1,775,000 median and $948 per square foot, and Siesta Isles closed 28 at $1,237,500 and $515. Siesta Isles is all canal lots in unincorporated Lee County.
The 60-month median of $1,775,000 is $845,000 above the $930,000 median of the ZIP’s 559 single-family closings in the same months, and $948 per square foot compares with $603.
No. This page covers the Lee County plat on Palermo Circle, Primo Drive, Carolina Avenue and Santos Road in ZIP 33931. Other Florida places share the name.
Your survey, an elevation certificate if you have one, permits and invoices for work since 2022, the roof’s age, a wind mitigation report, and any dock, lift or seawall permits.
Yes. The online valuation and the in-person comparative market analysis are free, confidential and carry no obligation. You see the sales we used and the ones we set aside.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range and the sales behind it from both records. Buying next? Call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from clients across Southwest Florida.
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A Fort Myers Beach specialist knows which Palermo Circle lots face the bay, which sold houses have since been taken down, which sales the county recorded that the MLS never showed, and how the Town’s 50 percent rule changes what a buyer will pay for an older house. A valuation built that way holds up through the appraisal.
A general agent may price an interior Palermo Circle house from a median built on bay and canal lots, take a price per square foot from a house that no longer exists, or quote the county’s just value as if it were a price. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Fort Myers Beach guide covers the island, the Town’s government and the storm record. The pier rebuild that broke ground on August 21, 2026 and the closure of Bowditch Point Park’s parking from September 8, 2026 are both at this end of the island. We read every valuation against that record.
If you are asking “what can I sell my Venetian Gardens home in Fort Myers Beach for,” we price from the sales on your own kind of lot. We tracked every one of the 17 Venetian Gardens closings in the Southwest Florida MLS in the last 60 months and every county-qualified sale beside them, and every valuation starts there.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 3 Venetian Gardens homes closed in the MLS in the last 12 months, so the next owner who sells sets the comparable for the neighbors. 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 Venetian Gardens homes.
Enter your details in the valuation form for your free Venetian Gardens home valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008. Read more about McGreevy and Comisar and the island background in our Fort Myers Beach guide.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Venetian Gardens home? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. We checked the links on October 7, 2026.
These official documents bear most directly on what a Venetian Gardens home is worth and what its seller will be asked for.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The final 2025 millage, for comparison with the 2026 rate | View the millage book |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | View the code list |
| Repair and improvement cost form | Town of Fort Myers Beach | The form the Town uses for the 50 percent rule | View the form |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Venetian Gardens home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.