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 Waterside at Bay Beach condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 286 condominiums in Waterside at Bay Beach, five bay-side buildings on Bay Beach Lane inside the Bay Beach enclave of Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, all 291 Waterside parcels belong to the Town of Fort Myers Beach on Estero Island, not to unincorporated Lee County. It is built from Southwest Florida MLS closings and the county’s recorded sales, building by building, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Waterside condo; 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 17 closings under the Waterside at Bay Beach name at a median of $675,000, but only 7 were in the five Waterside buildings, where the median of these 7 closings was $612,500. Over 24 months the five buildings closed 19 condominiums from $540,000 to $1,250,000 at a median of $805,000. The Lee County recorded-sales series is separate: 22 qualified sales in 24 months at a median of $765,000. Which building and floor plan you own decides where your condo sits in that spread. This is the Waterside on Bay Beach Lane, ZIP 33931, not any similarly named Waterside elsewhere. Our office is on South Tamiami Trail in Bonita Springs, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Waterside at Bay Beach condo in Fort Myers Beach is worth what recent closings of its own building and floor plan brought, adjusted for condition, fees and flood-insurance cost. In the 12 months to October 7, 2026 the MLS name returned 17 closings at a $675,000 median, and the five Waterside buildings alone 19 closings in 24 months at $805,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the MLS files under the subdivision name Waterside at Bay Beach, in four windows counted back from October 7, 2026. The 12-month window holds 17 closings, so it leads. Treat it as the name’s record, not the five buildings’ record, for the reason below.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 17 | $675,000 | $445,000 to $2,200,000 | $408 | 50 | 94.4% |
| 24 months | 35 | $780,000 | $445,000 to $2,200,000 | $439 | 50 | 94.7% |
| 36 months | 58 | $796,250 | $445,000 to $3,064,875 | $453 | 50 | 96.0% |
| 60 months | 138 | $950,000 | $445,000 to $3,064,875 | $502 | 13 | 97.8% |
The MLS subdivision name is typed by the listing agent. Of the 138 closings in 60 months under the name, 66 are at the five Waterside street numbers (4198, 4191, 4183, 4141 and 4137 Bay Beach Lane) and 72 are at three neighboring street numbers the county roll describes differently: 43 at 4142 (Grandview at Bay Beach), 20 at 4182 (Manatee Bay) and 9 at 4192 (Sunset Gulf). In the 12-month window the split is 7 in the five Waterside buildings and 10 at the neighbors. A $2,200,000 sale at 4142 Bay Beach Lane in November 2025, in a building the county shows as built in 2023, lifts the name’s top of range from $950,000 to $2,200,000 and is not a comparable for a 1997 to 2003 Waterside condo.
Kept to the five Waterside street numbers, the 12-month window has 7 closings, which is under 10, so we also show the longer windows and list the closings below. The 24-month window is the first with more than 10, at 19.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 7 | $612,500, the median of these 7 closings | $540,000 to $950,000 | $452 | 50 | 94.4% |
| 24 months | 19 | $805,000 | $540,000 to $1,250,000 | $453 | 50 | 94.4% |
| 36 months | 32 | $770,000 | $540,000 to $2,850,000 | $452 | 54 | 95.3% |
| 60 months | 66 | $772,500 | $540,000 to $2,850,000 | $455 | 20 | 95.3% |
Over the 24 months the price per square foot of living area ranges from $372 to $637 (median $453). The spread is wide because the five buildings mix 1,224 square foot two-bedrooms with 3,683 square foot Dolphin Pointe residences. We tracked every one of the 138 closings the MLS files under the Waterside name in the last 60 months before writing a sentence about them.
These are the seven facts about Waterside at Bay Beach condo values that matter most in October 2026.
This guide runs from the short answer and our method through the sales record, fees, a comparison with The Palms of Bay Beach, a net sheet and the questions owners ask most.
The Value and the Method: What Is a Waterside at Bay Beach Condo in Fort Myers Beach Worth in 2026? · Why Value Your Waterside at Bay Beach Condo With McGreevy and Comisar? · Get Your Free Waterside at Bay Beach Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Waterside at Bay Beach Values in Fort Myers Beach? · How Do We Value a Waterside at Bay Beach Condo in Fort Myers Beach?
The Record: What Did Waterside at Bay Beach Homes Sell For in the Last Five Years? · What Is a Waterside at Bay Beach Condo Worth by Building, Floor, Size and Position? · Are Waterside at Bay Beach Condo Values in Fort Myers Beach Rising or Falling? · One Waterside at Bay Beach Condo’s Public Record · What Moves a Waterside at Bay Beach Condo’s Value Up or Down? · How Do Fees, Reserves, Assessments and Insurance Affect Waterside at Bay Beach Condo Value? · Is the Property Appraiser’s Just Value What a Waterside at Bay Beach Condo Will Sell For?
Comparisons: Waterside at Bay Beach vs The Palms of Bay Beach: How Do the Records Compare? · How Do Waterside at Bay Beach Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Waterside at Bay Beach Condo? · Want a Free In-Person Waterside at Bay Beach Condo CMA? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Waterside at Bay Beach Home Value Edition · What Waterside at Bay Beach Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Waterside at Bay Beach Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Waterside condos from the closings of Waterside itself, by building, floor plan and size, not from a Fort Myers Beach or ZIP-code average. We are a two-partner team, Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the MLS, the county record and the flood map.
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, 2025 sales data) 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:
Call Jesse direct at (239) 898-6072 and we will read your building’s closings with you, or see how selling your Waterside condo 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. Our case rests on the public record we read for you, our results across Southwest Florida and how we will price your condo.
To get a free Waterside at Bay Beach condo 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 building and floor plan, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, buildings, sizes and prices, the neighboring closings we set aside, and our adjustments for condition, floor, fees and flood-insurance cost. We need your building, bedroom count, living area, floor, any renovation, whether a boat slip transfers with the unit, and your latest association statement.
An online estimate misses Waterside values because a model averages five buildings and three neighbors in which a 1,224 square foot condo and a 3,683 square foot residence share a name, never reads a floor, a renovation or a fee statement, and cannot tell which sales are comparable. Treat any automated estimate as a starting question.
The MLS name holds 72 closings from neighboring buildings, more than half of its 60-month count, and the county roll sees eight condominiums where a model sees one market.
A 1,224 square foot condo that sold for $780,000 in February 2026 recorded $637 per square foot, while a 1,445 square foot condo in Waterside III sold for $540,000 two months later, $374 per square foot. Those are real closings in the same year, and no average prices both.
The county’s heated area and the MLS living area are different measures, and we never mix them in one ratio. The county’s qualified-sales file also has no Waterside sale dated 2022, a year in which the MLS recorded 11 closings in the five buildings. We show both records and say which is which.
We value a Waterside condo in four steps: choose the closings of its own building and floor plan, adjust for floor, condition, fees and flood-insurance cost, move the number for time, and test it against what is for sale this week. The result is a range we can defend line by line, and it starts from our Waterside at Bay Beach guide.
We start with the first window that holds 10 closings and name the window and the count beside every figure. For the five buildings that is 24 months, 19 closings. When a group is smaller than 10, we list the closings and write a median only as the median of these closings.
Buyers pay for a building and a plan, for condition, for a documents package that is in order, and for a floor and outlook they like, and they discount for a higher carry. We adjust from paired sales. The record shows what a building and a size are worth. It does not show what a floor or a view adds, because the listing entries do not state the floor.
We weight the newest closings and read them against the older ones. The five buildings’ 12-month blocks hold 7, 12, 13, 21 and 13 closings, too few to date a price by one block.
On October 7, 2026 the MLS showed 28 active or pending listings under the Waterside name, 12 of them in the five Waterside buildings, listed from $625,000 to $1,299,900. Asking prices are not sold prices, but they tell a seller what a buyer is comparing. Request your free valuation with the valuation form or read our guide to selling a Waterside condo.
The five buildings closed 13 two-bedroom, two-bath condos of exactly 1,445 square feet of MLS living area between March 2022 and April 2026, in Waterside I, II and III. It is the best like-for-like set the record holds, and it is large enough for a median: $650,000, from $540,000 to $1,000,000, $450 per square foot.
| Closed | Street address | Building | Sold price | Final list price | Days on market |
|---|---|---|---|---|---|
| 03/15/22 | 4191 Bay Beach Ln | Waterside II | $610,000 | $625,000 | 12 |
| 03/30/22 | 4191 Bay Beach Ln | Waterside II | $675,000 | $700,000 | 0 |
| 05/06/22 | 4191 Bay Beach Ln | Waterside II | $770,000 | $810,000 | 4 |
| 06/29/22 | 4191 Bay Beach Ln | Waterside II | $1,000,000 | $1,150,000 | 13 |
| 03/31/23 | 4191 Bay Beach Ln | Waterside II | $650,000 | $669,000 | 28 |
| 04/14/23 | 4198 Bay Beach Ln | Waterside I | $650,000 | $749,000 | 19 |
| 06/30/23 | 4183 Bay Beach Ln | Waterside III | $605,000 | $650,000 | 33 |
| 12/11/23 | 4198 Bay Beach Ln | Waterside I | $685,000 | $685,000 | 3 |
| 02/12/24 | 4198 Bay Beach Ln | Waterside I | $721,000 | $759,000 | 51 |
| 05/21/24 | 4191 Bay Beach Ln | Waterside II | $715,000 | $729,900 | 185 |
| 02/10/25 | 4198 Bay Beach Ln | Waterside I | $615,000 | $630,000 | 49 |
| 01/09/26 | 4183 Bay Beach Ln | Waterside III | $590,000 | $599,000 | 16 |
| 04/30/26 | 4183 Bay Beach Ln | Waterside III | $540,000 | $575,000 | 410 |
The median of the 8 closings dated 2022 and 2023 was $662,500, and of the 5 dated 2024 to 2026 $615,000. The three newest, $615,000, $590,000, $540,000, are low in the set, and three closings are not a trend. The June 2022 sale at $1,000,000 sits $230,000 above the next highest closing of this size; the record does not say why, though a renovated unit is the usual reason, which is why condition is a separate adjustment.
In the last five years the Southwest Florida MLS recorded 66 closings in the five Waterside buildings at a median of $772,500, from $540,000 to $2,850,000, and 138 under the wider name. The last 24 months hold 19 five-building closings, listed below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Because the 7 closings of the last 12 months are too few to read a trend from, here is the 24-month list for the five Waterside buildings, oldest first. Street address only.
| Closed | Street address | Building (county legal description) | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| 10/23/24 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $950,000 | $1,100,000 | 1,805 | $526 | 180 |
| 11/07/24 | 4183 Bay Beach Ln | Waterside III | $660,000 | $690,000 | 1,639 | $403 | 57 |
| 12/02/24 | 4141 Bay Beach Ln | Waterside IV | $995,000 | $995,000 | 2,119 | $470 | 21 |
| 12/11/24 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $1,250,000 | $1,260,000 | 2,103 | $594 | 16 |
| 12/20/24 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $900,000 | $1,299,000 | 1,758 | $512 | 92 |
| 02/03/25 | 4141 Bay Beach Ln | Waterside IV | $1,225,000 | $1,299,000 | 2,431 | $504 | 18 |
| 02/06/25 | 4198 Bay Beach Ln | Waterside I | $805,000 | $850,000 | 1,877 | $429 | 13 |
| 02/10/25 | 4198 Bay Beach Ln | Waterside I | $615,000 | $630,000 | 1,445 | $426 | 49 |
| 05/21/25 | 4141 Bay Beach Ln | Waterside IV | $825,000 | $875,000 | 2,119 | $389 | 350 |
| 07/28/25 | 4198 Bay Beach Ln | Waterside I | $750,000 | $799,000 | 1,639 | $458 | 17 |
| 08/06/25 | 4141 Bay Beach Ln | Waterside IV | $960,000 | $998,000 | 2,119 | $453 | 111 |
| 09/17/25 | 4141 Bay Beach Ln | Waterside IV | $725,000 | $788,000 | 1,713 | $423 | 344 |
| 11/12/25 | 4141 Bay Beach Ln | Waterside IV | $895,000 | $895,000 | 1,810 | $494 | 6 |
| 12/02/25 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $950,000 | $1,099,999 | 2,103 | $452 | 361 |
| 01/09/26 | 4183 Bay Beach Ln | Waterside III | $590,000 | $599,000 | 1,445 | $408 | 16 |
| 02/02/26 | 4198 Bay Beach Ln | Waterside I | $610,000 | $649,999 | 1,639 | $372 | 50 |
| 02/26/26 | 4198 Bay Beach Ln | Waterside I | $780,000 | $810,000 | 1,224 | $637 | 7 |
| 04/30/26 | 4183 Bay Beach Ln | Waterside III | $540,000 | $575,000 | 1,445 | $374 | 410 |
| 07/31/26 | 4198 Bay Beach Ln | Waterside I | $612,500 | $649,000 | 1,224 | $500 | 207 |
Three patterns, none a trend claim: Waterside IV and Dolphin Pointe at Waterside carry the higher totals; days on market are bimodal, with 8 of the 19 closed within 25 days and 5 taking more than 180; and the median closing was 94.4 percent of the final list price, from a closing at its list price to a $900,000 sale at Dolphin Pointe against a $1,299,000 final list price. We tracked every one of these 19 closings individually before writing a sentence about them.
The 10 neighboring closings that make the name’s 12-month series larger than Waterside’s ranged from $445,000 to $2,200,000 at a median of $800,000 ($401 per square foot), at 4142, 4182 and 4192 Bay Beach Lane. They are not Waterside comparables, and our valuation sets them aside and says so.
A Sold Data Entry closing is a sale entered into the MLS after the fact, usually for a sale not handled through the MLS. We count it in closing counts, medians and price per square foot, and exclude it from days on market and sale-to-list percentages, because it carries no real listing history. The name’s 60-month series contains one, a June 17, 2024 closing at 4182 Bay Beach Lane, which is not in the five-building series.
The Lee County Property Appraiser recorded 22 qualified condominium sales in the Waterside buildings in the 24 months to the October 4, 2026 roll file, at a median of $765,000, and 7 in the last 12 months. This is a separate series from the MLS figures and is never averaged with them. It counts only sales coded as qualified arm’s-length transfers of improved parcels, matched by the Waterside legal descriptions, so the neighboring buildings are not in it.
| Window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 7 | $612,500, the median of these 7 sales | $540,000 to $950,000 |
| 24 months | 22 | $765,000 | $540,000 to $1,250,000 |
| 36 months | 35 | $750,000 | $540,000 to $2,850,000 |
| 60 months | 56 | $757,500 | $540,000 to $2,850,000 |
Over 60 months the 56 qualified sales split by building as Waterside I 15, Waterside IV 14, Waterside III 13, Dolphin Pointe at Waterside 9, Waterside II 5. Waterside II is the thin one: five sales in five years is too few for any statement about its pricing. Over the last 24 months the price per heated square foot has a median of $500, from $353 to $637. The county’s heated area is not the same measure as the MLS living area, so we never mix the two in one ratio.
A Waterside condo is worth most where the building, size and position are strongest: over 60 months the five-building medians run from $692,000 in Waterside I to $1,162,500 in Dolphin Pointe at Waterside, and the median by size rises from $650,000 under 1,500 square feet to $850,000 at 1,800 to 2,199. Floor cannot be split from this record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The next table splits the 66 closings in the five Waterside buildings by building. Counts of 11 to 18 per building are enough for a median and a range but not for a trend.
| Building | Street address | MLS closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| Waterside I | 4198 Bay Beach Ln | 18 | $692,000 | $590,000 to $940,000 | $458 | 49.5 | 94.5% |
| Waterside II | 4191 Bay Beach Ln | 11 | $695,000 | $610,000 to $1,000,000 | $436 | 13 | 96.9% |
| Waterside III | 4183 Bay Beach Ln | 14 | $747,500 | $540,000 to $1,100,000 | $416 | 14 | 96.2% |
| Waterside IV | 4141 Bay Beach Ln | 11 | $895,000 | $690,000 to $1,225,000 | $453 | 36 | 94.3% |
| Dolphin Pointe at Waterside | 4137 Bay Beach Ln | 12 | $1,162,500 | $850,000 to $2,850,000 | $560 | 7 | 97.4% |
Dolphin Pointe at Waterside (the former Waterside V) is the premium building by price and by price per square foot, which follows from its larger plans: its MLS living areas run from 1,758 to 3,683 square feet, against 1,224 to 1,877 in Waterside I, II and III. Waterside IV is the next step up, with a $895,000 median and living areas of 1,713 to 2,431 square feet.
The bedroom count sorts the buildings as much as the price does, because the two-bedrooms are in Waterside I, II and III and the largest plans are in Dolphin Pointe at Waterside. Size is the cleaner yardstick, because it crosses buildings. The top band is thin, so it is stated as the median of its closings.
| MLS living area, five buildings, 60 months | Closings | Median sold price | Range | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|
| Under 1,500 sq ft | 19 | $650,000 | $540,000 to $1,000,000 | $450 | 19 |
| 1,500 to 1,799 sq ft | 14 | $750,100 | $610,000 to $1,033,000 | $458 | 37 |
| 1,800 to 2,199 sq ft | 26 | $850,000 | $615,000 to $1,250,000 | $438 | 30.5 |
| 2,200 sq ft and up | 7 | $1,350,000, the median of these 7 closings | $1,000,000 to $2,850,000 | $597 | 6 |
The price per square foot barely moves across the first three bands ($450, $458, $438) and jumps only in the top band ($597), so most of the price difference between the smaller and middle plans is the extra space, and the premium appears only at the top.
We cannot split the Waterside record by floor or view. The MLS addresses carry unit numbers, which this page does not print, and the listing entries do not state the floor or the outlook, so any floor premium we quoted would be a guess. What the record does show is that identical plans sell for different prices: the 13 two-bedrooms of 1,445 square feet range from $540,000 to $1,000,000. Ask us for the floor and view adjustments we would make for your unit.
All five buildings are on the bay side of Bay Beach Lane, not Gulf-front. The roll shows a boat dock on all 286 unit parcels and no seawall or pool, and a recorded Waterside Dock Cooperative (Official Records Book 2991, Page 929, 21 parcels) decides slip questions. A dock flag is not a slip right, so a slip adds value only where the documents give it to your unit.
The 12 active or pending listings in the five buildings on October 7, 2026 ranged from $625,000 to $1,299,900, with a median list price of $779,949.50, against 7 closings in 12 months, which is 1.7 years of supply at the last twelve months’ pace and 15.2 months at the 24-month pace of 19 closings. Seven is a thin base, so treat both as indications and not forecasts. A re-check of the MLS on October 29, 2026 found 9 listings in the five buildings, 8 active and 1 pending, from $625,000 to $1,250,000: the October 7 pending condo at 4191 closed on October 15, 2026 at $610,000, two listings had left the market and one had gone under contract. Under the whole Waterside name there were 25 active and 1 pending. For live listings with photos, use our team’s site, DomainRealtyGroup.com; this page is the research behind the search.
The Waterside record does not show a clear direction. The median price per square foot in the five buildings stayed between $448 and $467 in every 12-month block of the last five years, while the median price moved with which building and plan happened to sell. We describe the history here and do not forecast it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We cut the Southwest Florida MLS closings in the five buildings into five consecutive 12-month blocks ending October 7, 2026. Four hold 10 or more closings. The newest holds only 7, so its median is the median of those closings and carries no weight as a trend.
| 12-month block (five buildings) | Closings | Median sold price | Range | Median price per sq ft | Median sale-to-final-list |
|---|---|---|---|---|---|
| Oct 8, 2025 to Oct 7, 2026 | 7 | $612,500, the median of these 7 closings | $540,000 to $950,000 | $452 | 94.4% |
| Oct 8, 2024 to Oct 7, 2025 | 12 | $862,500 | $615,000 to $1,250,000 | $455 | 94.5% |
| Oct 8, 2023 to Oct 7, 2024 | 13 | $750,000 | $685,000 to $2,850,000 | $448 | 96.8% |
| Oct 8, 2022 to Oct 7, 2023 | 21 | $800,000 | $590,000 to $1,350,000 | $450 | 93.2% |
| Oct 8, 2021 to Oct 7, 2022 | 13 | $770,000 | $600,000 to $2,328,000 | $467 | 97.6% |
The median price moves from $770,000 to $750,000 to $862,500 and back to $612,500, but the price per square foot does not: $467, $450, $448, $455 and $452. Price per square foot is the steadier yardstick because a block with more of the larger Dolphin Pointe at Waterside residences lifts the median price without lifting the value of a smaller condo. Median days on market were 6 and 19 in the two oldest blocks and 65, 53 and 50 in the three newest. That describes which listings sold, not the next one.
The Lee County recorded-sales series is separate, counted by calendar year and never averaged with the MLS. It holds no qualified Waterside sale dated 2022, a year in which the MLS recorded 11 closings in the five buildings.
| Calendar year (to Oct 4, 2026 for 2026) | County qualified sales | Median price | Range |
|---|---|---|---|
| 2018 | 18 | $512,500 | $300,000 to $867,500 |
| 2019 | 13 | $525,000 | $400,000 to $775,000 |
| 2020 | 15 | $560,000 | $405,000 to $1,325,000 |
| 2021 | 27 | $679,900 | $374,000 to $1,425,000 |
| 2022 | 0 | No qualified sale recorded | n/a |
| 2023 | 21 | $850,000 | $590,000 to $1,355,000 |
| 2024 | 15 | $775,000 | $660,000 to $2,850,000 |
| 2025 | 12 | $777,500 | $600,000 to $1,225,000 |
| 2026 | 5 | $610,000, the median of these 5 sales | $540,000 to $780,000 |
The 2026 row covers only the months to October 4 and holds 5 sales, so it is the median of these 5 sales and not a year-over-year comparison. The county median was $850,000 in 2023 and $775,000 and $777,500 in the next two full years, on 21, 15 and 12 sales. We would not call that a decline or a plateau, because the building mix changes the median each year.
The cleanest test of direction is the same condo sold twice, because building, plan and floor are held constant. The county file holds 22 pairs of consecutive qualified sales of the same condo, from 21 condos that sold more than once among the 98 that sold at least once since June 2018. Of the 22 pairs, 21 sold higher and 1 sold lower, a median change of +16.2 percent over a median 3.3 years, from -9.8 percent to +74.2 percent.
The largest rise was a Dolphin Pointe at Waterside condo that sold for $775,000 in December 2018 and $1,350,000 in August 2023, +74.2 percent in 4.7 years. The one decline was a Waterside I condo that sold for $679,000 in September 2023 and $612,500 in July 2026, down 9.8 percent in 2.8 years. Read the pairs with care: they include only condos that changed hands twice, most straddle Hurricane Ian, and the file does not say what an owner renovated between sales. A repeat sale is not an index.
To see where your condo sits against the latest sales, talk to us about a valuation or start with our Waterside at Bay Beach guide.
One Waterside IV condo at 4141 Bay Beach Lane has three qualified sales in the Lee County file: $655,000 in July 2018, $725,000 in November 2020 and $895,000 in November 2025, a rise of 36.6 percent over 7.3 years. This is a public record, not a sale by McGreevy and Comisar, and it shows how one condo’s price moved between owners.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
It is the only Waterside condo in the county file with three qualified sales since June 2018. The address is the building’s street number only; this page does not print unit numbers.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| 2018-07-18 | $655,000 | First sale in the file | n/a |
| 2020-11-16 | $725,000 | +10.7% | 2.3 |
| 2025-11-12 | $895,000 | +23.4% | 5.0 |
The first step, $655,000 to $725,000, was 10.7 percent over 2.3 years. The second, to $895,000, was 23.4 percent over 5.0 years that include Hurricane Ian. The November 2025 price equals the 60-month median of the 11 MLS closings at 4141 Bay Beach Lane ($895,000) and sits above the five-building 24-month median of $805,000. The county’s just value for this condo is $691,024, about 77 percent of that last price, a tax figure set for a January 1 valuation date.
A chain does not tell you whether the condo was renovated, which floor it is on or what concessions the seller paid, and nothing about the next sale. We use chains to check our comparable choices, not to set a price. To have yours read the same way, ask for a Waterside valuation and tell us your building.
A Waterside condo’s value moves with its building, size and plan, its condition, its floor and view, whether a dock slip comes with it, what the owner pays each year in fees and insurance, and the calendar. The record quantifies the first two. The others are adjustments we make by inspection, not numbers the MLS can give us.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Over 60 months the five-building medians run from $692,000 in Waterside I to $1,162,500 in Dolphin Pointe at Waterside, and the bedroom groups from $650,000 for two-bedrooms to $1,050,000 for the den and four-bedroom plans (the median of these 17 closings). Closings under 1,500 square feet had a $650,000 median and those of 1,800 to 2,199 square feet $850,000, at $450 and $438 per square foot.
The same 1,445 square foot two-bedroom sold for $540,000 to $1,000,000 in 13 closings, and the MLS does not say which were renovated or on which floor. We do not quote a percentage premium we cannot support. We price condition by walking the unit and comparing it with the closing it most resembles, and our valuation names the floor and view adjustments for your unit and shows the closings behind them.
The county roll flags a boat dock on all 286 unit parcels, and the Waterside Dock Association and a recorded dock cooperative decide who has the right to which slip. A slip that transfers with your condo is a material part of the value to a boating buyer, and one that does not is not. Bring the slip document to the valuation.
10 of the 17 closings in the Waterside name over the last 12 months were at the three neighboring buildings and 7 were in the five Waterside buildings, so a listing priced from the label’s median can miss the building you own by a wide margin. Of the 19 five-building closings in 24 months, 8 sold in 25 days or less and 5 took more than 180 days, so the week your condo is listed matters.
Fees, reserves and insurance change what a Waterside buyer can pay because they are a yearly cost on top of the price. Listing agents entered annual recurring fees of $3,604 to $27,876 on 66 closings in the five buildings, a median of $14,834, and none of it is verified against an association budget.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are listing-entered annual recurring fees on the MLS closings of the last 60 months (not verified; the association’s current budget and an estoppel certificate govern), not a current schedule.
| Building | MLS closings with a fee entry (60 months) | Annual recurring fees entered, range | Median annual fees entered | Median fees as a share of the sold price |
|---|---|---|---|---|
| Waterside I | 18 | $3,604 to $18,384 | $12,544 | 1.8% |
| Waterside II | 11 | $9,376 to $16,344 | $10,952 | 1.7% |
| Waterside III | 14 | $9,516 to $20,776 | $11,718 | 1.6% |
| Waterside IV | 11 | $17,904 to $24,928 | $20,616 | 2.5% |
| Dolphin Pointe at Waterside | 12 | $15,592 to $27,876 | $22,058 | 1.8% |
Across the 66 closings the entries equal a median of 1.7 percent of the sold price, from 0.6 to 3.3 percent. The building fee was entered quarterly on 60 listings from $342 to $6,062, and a master association fee on 65 of the 66, quarterly from $397 to $2,824 (median $706). Waterside IV and Dolphin Pointe at Waterside enter the highest totals, so the same price buys a different monthly cost in different buildings.
A condominium with three or more habitable stories must have a structural integrity reserve study under section 718.112(2)(g) and a milestone inspection under section 553.899 by December 31 of the year the building reaches 30 years. We computed the years from the county’s year built, did not retrieve any certificate of occupancy, and state no building’s inspection or study status.
| Building | County year built | Year the building reaches 30 (computed) | Structural integrity reserve study applies (3 or more stories) |
|---|---|---|---|
| Waterside I | 1997 | 2027 | Yes |
| Waterside II | 1998 | 2028 | Yes |
| Waterside III | 2000 | 2030 | Yes |
| Waterside IV | 2003 | 2033 | Yes |
| Dolphin Pointe at Waterside | 2003 | 2033 | Yes |
A buyer’s offer will reflect what the documents show. Ask for the milestone summary or a letter that none is yet due, the reserve study and the funded balance. Where a summary or study applies, the buyer’s cancellation window under section 718.503 is 15 days instead of 7.
We found no published special assessment for any of the five buildings, the master association or the dock association. That is a statement about what we could find, not that none exists. A buyer will deduct any levied or approved assessment from the price, so tell us before we price.
The FEMA flood map indicates a Special Flood Hazard Area at the four Bay Beach Lane points we tested on October 7, 2026: Zone VE at 4198 and 4191 Bay Beach Lane and Zone AE at 4183 and the neighborhood midpoint, all at 12 feet NAVD88 on Lee County FIRM panel 12071C0567G, effective November 17, 2022, and in evacuation zone A. That is a map-based indication, not a flood determination for any unit.
We quote no premiums. The routes are the association’s master policy and deductible rule, your HO-6 policy, a flood policy and a wind mitigation inspection on state form OIR-B1-1802. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, with a 25 percent discount on NFIP premiums, and FEMA’s Risk Rating 2.0 prices a policy by the property’s own characteristics, so an elevation certificate is worth having before you list.
Every Waterside parcel sits in the Town of Fort Myers Beach taxing district, whose 2026 applied millage is 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026). On a $675,000 price that is $8,984.79 a year before exemptions and non-ad valorem charges, and on $805,000 it is $10,715.19. See our Waterside at Bay Beach guide for the full cost of owning.
No. The Lee County Property Appraiser’s just value is a tax figure, not a price. The median just value of the 286 Waterside unit parcels is $571,736, and on the 22 qualified sales of the last 24 months it ran at a median of 77 percent of the sale price, from 66 to 96 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table matches each qualified sale of the last 24 months to the roll’s just value for the same condo. Where a building has fewer than 10 matched sales, the share is the median of those sales.
| Building | Unit parcels on the county roll | Median just value | Range of just values | Qualified sales in 24 months matched | Median just value as a share of the sale price |
|---|---|---|---|---|---|
| Waterside I | 58 | $527,938 | $426,933 to $657,626 | 6 | 77% (the median of these 6 sales) |
| Waterside II | 58 | $526,231 | $429,452 to $675,178 | 1 | n/a (1 sale) |
| Waterside III | 58 | $560,929 | $445,541 to $735,797 | 3 | 95% (the median of these 3 sales) |
| Waterside IV | 58 | $589,654 | $468,293 to $803,730 | 8 | 79% (the median of these 8 sales) |
| Dolphin Pointe at Waterside | 54 | $831,724 | $568,079 to $1,820,359 | 4 | 69% (the median of these 4 sales) |
A ratio that runs from 66 to 96 percent cannot turn a county figure into a price. The roll is set for a January 1 valuation date and values by mass appraisal, so it does not know a unit’s renovation, floor, view or slip. A condo with a just value of $691,024 sold for $895,000. We use the roll to confirm the parcel, building, year built and heated area, and as a cross-check, never to set a price. The county’s heated area is also a different measure from the MLS living area, and we do not mix them in one ratio.
Waterside at Bay Beach and The Palms of Bay Beach are neighbors inside Bay Beach with very different records. Over the last 12 months the MLS recorded 10 Palms closings at a $392,500 median against a $675,000 median for the Waterside name, and the county’s median just value is $367,614 at the Palms against $571,736 at Waterside.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each record keeps its own window and series. Waterside appears twice where it must, as the MLS name (which includes three neighboring buildings) and as the five buildings alone.
| Question | Waterside at Bay Beach | The Palms of Bay Beach |
|---|---|---|
| Parcels and units | 291 parcels, 286 units in five buildings | 153 parcels, 152 units in three phases |
| Year built (county) | 1997 to 2003 | 1976 to 1978 |
| Stories on the roll | Up to 11 | Up to 7 |
| MLS building design entered by listing agents | High Rise (8+) on all 138 closings | Mid Rise (4-7) on all 41 closings |
| Water features on the roll | Boat dock field on all 286 unit parcels; no pool on the unit parcels | Pool flag on 151 parcels; no boat dock |
| County median just value | $571,736 | $367,614 |
| MLS, last 12 months | Label: 17 closings, median $675,000. Five buildings: 7 closings, the median of these 7 closings $612,500 | 10 closings, median $392,500, range $360,000 to $650,000 |
| MLS, last 24 months | Label: 35 closings, median $780,000. Five buildings: 19 closings, median $805,000 | 16 closings, median $489,500 |
| MLS median price per sq ft, 12 months | Label: $408. Five buildings: $452 on 7 closings | $380 |
| Median days on market, 12 months | 50 | 149.5 |
| Median sale-to-final-list, 12 months | 94.4% | 94.1% |
| County qualified sales, 24 months | 22 sales, median $765,000 | 19 sales, median $499,000 |
| Listing-entered annual recurring fees (not verified) | $3,604 to $27,876 on 66 closings (median $14,834) | $6,736 to $15,912 on 41 closings |
| Active and pending on October 7, 2026 | 28 under the Waterside name; 12 in the five buildings | 3 |
| Statutory 30-year milestone year (computed from county year built) | 2027 to 2033 | Reached in 2006 to 2008 |
The Palms is an older, lower-priced, slower-selling record: its median days on market over 12 months was 149.5 against 50 for the Waterside name, on 10 and 17 closings. Its fee entries ran from $6,736 to $15,912 on 41 listings, inside Waterside’s range but lower at the top. For the other side read our Palms of Bay Beach valuation page.
Choose Waterside at Bay Beach if you want a newer building, floor plans from 1,224 to 3,683 square feet, a county dock flag on every unit and a higher entry price, and you accept a layered fee picture and a milestone calendar that opens in 2027. Choose The Palms of Bay Beach if you want a lower price per square foot, a pool on the roll and a smaller community, and you will read its milestone and reserve-study papers closely, because its 30th anniversary has passed. For a Waterside owner, the Palms is the nearest alternative a buyer will weigh, so we compare both.
Waterside at Bay Beach sits at the upper end of the Bay Beach condominium records and above the Fort Myers Beach condominium median. Its 12-month MLS label median is $675,000, against $425,000 for all condominiums in ZIP 33931 and $550,000 for all of Estero Island. Windows differ by row, so compare each place with its own window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach sibling table with the window that leads for that place: the first of 12, 24, 36 and 60 months holding 10 or more closings. The MLS median and the county-qualified column are separate series. The Waterside row is the MLS label series, which includes three neighboring buildings.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| The Palms of Bay Beach | condo | 153 | 1976 to 1978 | 10 | 41 | 12 mo: n 10, median $392,500, range $360,000 to $650,000 | 380.0 | 3 | 12 mo: n 11, median $395,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Casa Marina | condo | 146 | 1990 to 2001 | 2 | 23 | 36 mo: n 14, median $480,000, range $399,999 to $605,000 | 408.0 | 2 | 36 mo: n 16, median $477,500 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Bella Lago | condo | 60 | 2006 to 2006 | 1 | 15 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 393.0 | 0 | 60 mo: n 11, median $525,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
The nearest in vintage are Hibiscus Pointe (1992 to 1995), Casa Marina (1990 to 2001) and Palm Harbor Club (2000 to 2001). The older Royal Pelican, Harbour Pointe and Captains Bay sit beside the newer Bella Lago in the same table.
For the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, $455 per square foot, 92 median days on market and 93.8 percent median sale-to-final-list; Estero Island had 309 closings at a $550,000 median. By joining MLS addresses to the county roll, condominiums had 238 closings at a $425,000 median and single-family homes 111 at $1,000,000 (98 of 2,064 sixty-month closings did not match an address and are excluded). On October 7 the ZIP had 380 active and 27 pending listings at a median list price of $699,000, about 11.5 months of supply. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Waterside condo at the $675,000 label median would net about $630,013 before any mortgage payoff if the seller offers buyer-agent compensation, and about $646,888 if not, with costs of about 6.66 percent and 4.16 percent of price. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable and set in the listing agreement, 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 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $675,000.00 | Price point |
| Listing commission, 2.75% | -$18,562.50 | 2.75% of $675,000 |
| Buyer-agent compensation, 2.5%, if offered | -$16,875.00 | 2.5% of $675,000 |
| Deed documentary stamp tax | -$4,725.00 | 6,750 units of $100 at $0.70 |
| Owner’s title policy | -$3,450.00 | $575 plus $5.00 per $1,000 above $100,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$44,987.50 | 6.66% of price |
| Estimated net before payoff, with buyer-agent compensation | $630,012.50 | $675,000 minus $44,987.50 |
| Estimated total costs, without buyer-agent compensation | -$28,112.50 | 4.16% of price |
| Estimated net before payoff, without buyer-agent compensation | $646,887.50 | $675,000 minus $28,112.50 |
At $805,000, the five-building 24-month median, the worksheet gives total costs of about $53,373 with buyer-agent compensation (6.63 percent) and a net before payoff of about $751,628, or costs of about $33,248 (4.13 percent) and a net of about $771,753 without it. The percentage drifts only a little with price. Your net depends on your payoff, closing charges and repairs. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. To see the worksheet for your condo, ask for a Waterside valuation; see also the Fort Myers Beach seller page and our guide to selling a Waterside condo.
A free in-person comparative market analysis is a walk-through of your Waterside condo and a written value range built from the closings of its own building, plan and size, the neighboring closings we set aside, and your association documents. There is no cost, no obligation and no need to list with us afterward. Request it with the valuation form below.
We walk the condo, note condition, floor, view and slip, read your latest association statement and compare the closings for your plan. You receive the range, the closings we used and set aside, and a plan for pricing against the market that week. 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.
This list gathers the places where this page says a fact is not available, each with the document or route that would settle it.
These are the questions Waterside owners ask us most when they want to know what a condo is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It is worth what recent closings of your building and plan brought, adjusted for condition, floor, fees and flood-insurance cost. The five buildings closed 19 condos in 24 months at a $805,000 median, from $540,000 to $1,250,000, and which building and size you own decides where you sit.
In the last 12 months the MLS name returned 17 closings at a $675,000 median. The five Waterside buildings alone had 7, so the median of these 7 closings was $612,500. Over 24 months the five buildings’ median was $805,000 on 19 closings.
The five buildings’ median over 24 months was $453 per square foot of MLS living area on 19 closings, from $372 to $637. The name’s 12-month median was $408. The top size band, 2,200 square feet and up, runs higher at $597.
The MLS recorded 17 closings under the Waterside name in 12 months to October 7, 2026, of which 7 were in the five Waterside buildings. The county recorded 7 qualified sales in the same months, a separate series.
The MLS name is typed by listing agents and includes three neighboring buildings at 4142, 4182 and 4192 Bay Beach Lane, 72 of its 138 closings in 60 months. We print both series so you can see which one your condo belongs to.
The Waterside name’s median in 12 months was 50 days on market, and 50 days for the five buildings over 24 months. Of those 19 closings, 8 sold in 25 days or less and 5 took more than 180, so the spread is wide.
The name’s median closing was 94.4 percent of the final list price in 12 months, and 94.4 percent for the five buildings over 24 months. Sold Data Entry closings are excluded from this percentage because they carry no listing history.
On October 7, 2026 the MLS showed 28 active or pending listings under the name, 12 in the five Waterside buildings, listed from $625,000 to $1,299,900. Asking prices are not sold prices. For live listings with photos, use our team’s site, DomainRealtyGroup.com.
Dolphin Pointe at Waterside, the former Waterside V at 4137 Bay Beach Lane, has the highest 60-month median at $1,162,500, followed by Waterside IV at $895,000. It also has the largest plans, so compare like with like.
Closings under 1,500 square feet had a $650,000 median and those of 1,800 to 2,199 square feet $850,000, at similar prices per square foot. The jump is at 2,200 square feet and up, where the median of these 7 closings was $1,350,000.
Floor and view matter in a building this tall, but the MLS entries do not state them, so we will not quote a percentage.
The county roll flags a dock on all 286 unit parcels, but a flag is not a slip right. A slip adds value when the recorded dock documents give it to your unit and it transfers with the sale. Bring the document to the valuation.
A model averages five buildings and three neighbors under one name, cannot read a floor, a renovation or a fee statement, and mixes county heated area with MLS living area.
No. The median just value of the 286 unit parcels is $571,736, and it ran at a median of 77 percent of price on 22 qualified sales, from 66 to 96 percent. It is a tax figure set for a January 1 valuation date.
Listing agents entered annual recurring fees of $3,604 to $27,876 on 66 closings, a median of $14,834. They are not verified, but a buyer prices the yearly cost against the price, so higher fees can mean a lower offer.
A building reaching its milestone year can lead to repairs or reserve funding that a buyer will price in. By county year built, Waterside I reaches 30 in 2027 and Dolphin Pointe at Waterside in 2033. These are computed years, not an inspection status.
The FEMA map indicates Zone VE and AE at 12 feet at the four Bay Beach Lane points we tested, so flood insurance is part of the carrying cost a buyer weighs. An elevation certificate for your building helps a buyer and an insurer price it.
It can, through what was repaired and how, and through insurance and reserves. On the county roll none of the 291 Waterside parcels shows a year built of 2023 or later, so the roll shows no rebuilt Waterside building. It also does not show what was repaired.
At the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $675,000 price carries about $8,984.79 a year before exemptions and non-ad valorem charges. The county sets assessed values, not the price.
At $675,000 about $630,013 before payoff with buyer-agent compensation and $646,888 without, using 2.75 and 2.5 percent commissions, deed stamps of $0.70 per $100 and the title policy. Commissions are negotiable, and your payoff is yours.
The IRS lets a seller who owned and lived in a home as a main home for two of the last five years exclude up to $250,000 of gain, or $500,000 for joint filers. A second home or rental does not qualify automatically. Ask a tax adviser about your own facts.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100 under section 201.02. That is custom, not law, and the contract controls.
Under section 718.503 a seller of a resale condominium unit must give the buyer the declaration, bylaws, rules, financial information and an estoppel certificate, and the buyer can cancel within 7 days, or 15 days where a milestone summary or reserve study applies. Section 689.302 also requires a flood disclosure.
It is the association’s statement of what you owe and what has been approved, and Florida law caps the fee. We print no dollar figure. Who pays is set by the contract, and it is usually ordered early.
Florida does not require one for a sale, but the seller flood disclosure under section 689.302 asks about flood damage, claims and federal assistance, and a buyer’s insurer often wants the building’s certificate. Ask the association whether it holds one.
Not known from the public record. Each building’s recorded declaration and rules set minimum terms and approvals, and the Town of Fort Myers Beach requires registration for short-term vacation rentals.
Pet rules are not published, and buyers with pets ask first. Ask for each building’s declaration and rules in the resale package.
A comparative market analysis is a written value range built from comparable closings. Ours is free, with no obligation to list.
Condition moves value but the record cannot say by how much: identical 1,445 square foot plans closed from $540,000 to $1,000,000. We walk the unit and tell you which updates earn their cost before you spend.
We use the longest window that fits, list the closings, set aside the neighbors, pair like with like and price against the competition that week.
No. The county records only qualified arm’s-length sales, with recording dates that can differ from the MLS closing date, and uses heated area where the MLS uses living area. We never average the two series.
The Palms had 10 closings at a $392,500 median in 12 months against $675,000 for the Waterside name, and its county median just value is $367,614 against $571,736. See our Palms of Bay Beach valuation page.
Waterside’s 12-month label median of $675,000 is above the $425,000 median for ZIP 33931 condominiums and the $550,000 Estero Island median, and at the upper end of the Bay Beach condominium records. See our Fort Myers Beach home valuation page.
Yes. Grandview at Bay Beach, Manatee Bay and Sunset Gulf are different condominiums that the MLS files under the Waterside name. We value them from their own closings, and we keep them out of a Waterside valuation.
Yes. This page covers the 286 condominiums in five buildings at 4198, 4191, 4183, 4141 and 4137 Bay Beach Lane in the Town of Fort Myers Beach, ZIP 33931, not any similarly named condominium elsewhere. Our Waterside at Bay Beach guide covers the buildings.
Call Jesse direct at (239) 898-6072 or enter your building and bedroom count in the valuation form. We send a range the same day. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida, not from Waterside sales.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “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
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
A Fort Myers Beach specialist knows which building, plan and floor a condo belongs to, which transfers the county counts as sales, what the flood map means building by building and what an association must disclose. A valuation that reflects it holds up through the appraisal.
A general agent may price a Waterside III condo from the name’s median, quote the county’s value as if it were a price, or count a neighboring building’s closing. As Top 1% Real Estate Agents Nationally Since 2008, we build the valuation so those surprises do not reach the appraisal.
Our Waterside guide covers the buildings and records and our Fort Myers Beach guide covers the island. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are searching for the best agent to value your Waterside at Bay Beach condo, or asking “what can I sell my Waterside condo for,” McGreevy and Comisar price from the closings of your own building and plan. We tracked every one of the 138 closings the Southwest Florida MLS files under the Waterside name in the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 7 closings were recorded in the five Waterside buildings in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Waterside condos.
Waterside recorded sales, last 12 months: 17 Southwest Florida MLS closings under the name at a $675,000 median, and 7 in the five buildings (the median of these 7 closings was $612,500), through October 7, 2026.
Enter your details in the valuation form for your free Waterside condo 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 building background in our Waterside guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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 Waterside condo? 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 Waterside condo is worth and what its seller must deliver.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | The registration rules a rental buyer will ask about | View the ordinance |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The spreadsheet we searched on October 7, 2026 | View the list |
| Repair and improvement cost form | Town of Fort Myers Beach | The valuation basis for the 50 percent rule | View the form |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach | View the report |
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified sales | View the code list |
Waterside’s declarations, budgets and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Waterside at Bay Beach condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.