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 Windward Point condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 84 condominiums of Windward Point, the seven-story 1982 building at 400 Lenell Rd on the bay side of Estero Island in Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Windward Point parcel belongs to the Town of Fort Myers Beach, not to unincorporated Lee County. The page is built from Southwest Florida MLS closings and the county’s recorded sales, read plan by plan and floor by floor, and it keeps the two records apart. If you are deciding whether to sell, read it beside our guide to selling your Windward Point condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. The Southwest Florida MLS recorded 15 Windward Point closings in the 60 months to October 7, 2026, at a median of $430,000, from $300,000 to $550,000. That five-year median is not this year’s price: one condo closed in the last 12 months, for $390,000 on May 4, 2026, after 290 days on the market, and the two units listed on October 7 ask $310,000 and $337,000. The state’s record names the owners’ association Windward Point Condominium Association at Bay Beach, Inc.; the building is a chapter 718 condominium in ZIP 33931. 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 Windward Point condo in Fort Myers Beach is worth what the nearest closings of its own plan brought, adjusted for date, floor, condition, fees and insurance cost. The Southwest Florida MLS shows 15 closings in 60 months at a $430,000 median, and one closing in the last 12 months, at $390,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every Windward Point closing in the Southwest Florida MLS for the 60 months to October 7, 2026, including closings entered as Sold Data Entry. Our floor for a median is 10 closings. The 12, 24 and 36 month windows hold 1, 3 and 7, so the 60-month window is the first to clear the floor, and it leads.
| Window to October 7, 2026 | MLS closings | Sold price range | Total sold volume | Median sold price | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 12 months | 1 | $390,000 | $390,000 | Not shown, one closing | Listed | Listed | Listed |
| 24 months | 3 | $300,000 to $445,000 | $1,135,000 | Not shown, fewer than 10 closings | Listed | Listed | Listed |
| 36 months | 7 | $300,000 to $550,000 | $2,929,000 | Not shown, fewer than 10 closings | Listed | Listed | Listed |
| 60 months | 15 | $300,000 to $550,000 | $6,386,900 | $430,000 | $486 | 37.5, on the 14 marketed closings | 96.8% |
One of the 15, dated May 4, 2022, was entered after closing as Sold Data Entry, so it carries no days on market. The 60-month figures describe five years, not this autumn: 12 of the 15 closings fall in the three oldest years of the window and only 3 in the two newest. That is why this page lists every closing and why our valuation starts from the nearest closing of your own plan.
One Windward Point condo closed between October 8, 2025 and October 7, 2026. It sold on May 4, 2026 for $390,000, against a final list price of $399,000, which is 97.7% of list, after 290 days on the market. The listing gave 1,000 square feet of living area, and the county roll records that parcel in the 871 square foot plan. One closing is a sale, not a statistic, so we draw no median, trend or direction from it.
These are the eight facts about Windward Point condo values in Fort Myers Beach that matter most to an owner in October 2026, each with its source, its window and its count, drawn from the sections that follow.
This Windward Point valuation guide runs from the short answer and our method through the sales record, the three plans, the seven floors, fees, a comparison with Bay Village, a net sheet and the questions owners ask most.
Why Value Your Windward Point Condo With McGreevy and Comisar? · Get Your Free Windward Point Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Windward Point Values in Fort Myers Beach? · How Do We Value a Windward Point Condo in Fort Myers Beach? · What Did Windward Point Homes in Fort Myers Beach Sell For in the Last Five Years? · What Is a Windward Point Condo in Fort Myers Beach Worth by Building, Floor, Size and Position? · Are Windward Point Condo Values in Fort Myers Beach Rising or Falling? · One Windward Point Condo’s Public Record · What Moves a Windward Point Condo’s Value Up or Down in Fort Myers Beach? · How Do Fees, Reserves, Assessments and Insurance Affect Windward Point Condo Value? · Is the Property Appraiser’s Just Value What a Windward Point Condo in Fort Myers Beach Will Sell For? · Windward Point vs Bay Village: How Do the Records Compare? · How Do Windward Point Values Compare With the Rest of Fort Myers Beach? · What Will You Net When You Sell Your Windward Point Condo in Fort Myers Beach? · Want a Free In-Person Windward Point Condo CMA? · What We Could Not Verify · Frequently Asked Questions, Windward Point Home Value Edition · What Windward Point Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Windward Point Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Windward Point condos from the closings of Windward Point itself, by plan, floor and date, 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, the fees 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) 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 the nearest closings of your plan with you, or see how selling your Windward Point 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.
To get a free Windward Point 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 nearest closings of your plan at 400 Lenell Rd, then confirm it with a short in-person walk-through if you want one.
You receive a range, the closings we used with dates, plans, living areas and prices, the older closings we set aside, and our adjustments for date, floor, condition, fees and insurance cost. We need your plan (the roll’s 732, 871 or 960 square feet), your floor, any renovation, whether a boat slip sells with the unit, and your latest association statement.
An online estimate misses Windward Point values because a model sees 15 sales in five years and one in the last twelve months, reads living areas that differ from the county’s plans, never opens a fee statement or a reserve study, and leans on a tax figure that sat below every recent sale.
A model that averages the 60-month record lands near $430,000. A model that weights the last year has one sale to learn from, at $390,000 after 290 days. Neither is a price for your unit: the record holds a $300,000 closing and a $445,000 closing about four months apart in 2025, in two different plans.
The county roll gives every Windward Point unit one of three heated areas: 732, 871 or 960 square feet. On five of the 15 closings the living area entered in the listing differs from the roll’s figure for the same parcel by 30 square feet or more: 1,000 and 1,005 on two 871 plans, 952 on a third, and 895 and 762 on two 732 plans. The May 2026 closing is $390 per square foot on the listing’s 1,000 square feet and $448 on the roll’s 871. A model that prices by the square foot inherits whichever number it was fed.
Listing agents entered $5,460 a year on the two closings of February and March 2022 and $8,200 on each of the five closings from May 31, 2024 to May 4, 2026. A buyer sees the current figure on the first page of a listing. An automated estimate does not, and it does not see a milestone inspection summary or a reserve study either.
Many models lean on the county’s just value. At Windward Point the roll’s median just value for the 84 unit parcels is $264,822, and every one of the 15 closings sold for more than the current just value of the same parcel.
We value a Windward Point condo in four steps: choose the nearest closings of its own plan, adjust for floor, condition, fees and insurance cost, weigh the date, and test the number against what is for sale this week. The result is a range we can defend line by line, with every comparable named.
The first window that holds 10 closings is 60 months, so the published median is a five-year figure. For pricing we match your unit to the roll’s plan first, because listing-entered living areas vary, and then take the newest closings of that plan. The 871 plan has 8 closings in 60 months, the 732 plan has 6 and the 960 plan has 1.
Buyers here pay for a plan, a floor, an outlook, condition and documents that answer the fee and reserve questions. The record shows what a plan sold for, not what a view or a renovation added.
We weight the newest closings most heavily. Counted back from October 7, 2026, the five 12-month blocks hold 1, 2, 4, 5 and 3 closings, so no single year can date a price by itself.
On October 7, 2026 the MLS showed 2 active Windward Point listings and none pending. A re-check of the MLS on October 29, 2026 found the same 2 listings active, at $310,000 and $329,000 after an $8,000 price cut on the $337,000 unit, still none pending and no closing since October 7. Two actives against 1 closing in 12 months is 24 months of supply, and against the 60-month pace of 3 closings a year it is 8.0 months. Both figures are arithmetic on a very small base, not a forecast.
| Street address | Listed living area (sq ft) | Roll plan (sq ft) | List price | List price per listed sq ft | Days listed | Roll just value of the same parcel | Just value as a share of the list price |
|---|---|---|---|---|---|---|---|
| 400 Lenell Rd | 732 | 732 | $337,000 | $460 | 303 | $229,393 | 68% |
| 400 Lenell Rd | 842 | 732 | $310,000 | $368 | 233 | $274,816 | 89% |
Both are one-bedroom units of the roll’s 732 square foot plan. The six closings of that plan in 60 months ran from $300,000 to $473,000, and the newest of them was $300,000 on August 4, 2025, after 209 days. Asking prices are not sold prices. Request your free valuation with the valuation form or read our guide to selling a Windward Point condo.
The 871 square foot plan is the best like-for-like set the record holds: 42 unit parcels on the roll and 8 MLS closings in 60 months, matched to the roll parcel by parcel. In date order they sold for $417,000 (February 2022), $405,000 (March 2023), $457,900 (April 2023), $430,000 (July 2023), $450,000 (August 2023), $485,000 (May 2024), $445,000 (March 2025) and $390,000 (May 2026). The median of these 8 closings is $437,500. Seven of the eight sit between $405,000 and $485,000, and the newest is the lowest, a first-floor unit that took 290 days. For this plan today, the May 2026 and March 2025 closings are the first comparables.
Windward Point homes sold for $300,000 to $550,000 in the last five years: 15 Southwest Florida MLS closings from February 22, 2022 to May 4, 2026, a median of $430,000, $486 per square foot, 37.5 days on market and 96.8% of the final list price. Every closing is listed below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No window shorter than 60 months reaches 10 closings, so here is the whole list. Every closing is in the one building at 400 Lenell Rd, and we print the building address, never a unit. The last column is the county roll’s plan for the same parcel.
| Closed | Street address | Sold price | Final list price | Sold as share of list | Listed living area (sq ft) | Price per listed sq ft | Days on market | Roll plan (sq ft) |
|---|---|---|---|---|---|---|---|---|
| May 4, 2026 | 400 Lenell Rd | $390,000 | $399,000 | 97.7% | 1,000 | $390 | 290 | 871 |
| August 4, 2025 | 400 Lenell Rd | $300,000 | $310,000 | 96.8% | 732 | $410 | 209 | 732 |
| March 27, 2025 | 400 Lenell Rd | $445,000 | $469,000 | 94.9% | 872 | $510 | 39 | 871 |
| September 2, 2024 | 400 Lenell Rd | $550,000 | $550,000 | 100.0% | 960 | $573 | 0 | 960 |
| May 31, 2024 | 400 Lenell Rd | $485,000 | $525,000 | 92.4% | 1,005 | $483 | 161 | 871 |
| March 28, 2024 | 400 Lenell Rd | $340,000 | $350,000 | 97.1% | 762 | $446 | 112 | 732 |
| March 27, 2024 | 400 Lenell Rd | $419,000 | $449,000 | 93.3% | 732 | $572 | 6 | 732 |
| August 10, 2023 | 400 Lenell Rd | $450,000 | $465,000 | 96.8% | 872 | $516 | 36 | 871 |
| July 24, 2023 | 400 Lenell Rd | $430,000 | $460,000 | 93.5% | 872 | $493 | 16 | 871 |
| April 27, 2023 | 400 Lenell Rd | $390,000 | $419,900 | 92.9% | 732 | $533 | 240 | 732 |
| April 5, 2023 | 400 Lenell Rd | $457,900 | $469,900 | 97.4% | 952 | $481 | 2 | 871 |
| March 24, 2023 | 400 Lenell Rd | $405,000 | $425,000 | 95.3% | 872 | $464 | 11 | 871 |
| May 4, 2022 | 400 Lenell Rd | $473,000 | $473,000 | 100.0% | 732 | $646 | Not marketed, entered after closing | 732 |
| March 9, 2022 | 400 Lenell Rd | $435,000 | $430,000 | 101.2% | 895 | $486 | 2 | 732 |
| February 22, 2022 | 400 Lenell Rd | $417,000 | $425,000 | 98.1% | 872 | $478 | 91 | 871 |
We tracked every one of the 15 Windward Point closings in the Southwest Florida MLS individually before writing a sentence about them. Of the 14 that were marketed, 2 sold at or above the final list price and 12 below it. Six sold in 16 days or fewer, and six took 91 days or more. The median gap between the final list price and the sold price on those 14 was $13,500, from $5,000 over list to $40,000 under.
The Lee County Property Appraiser’s qualified sales are a separate series, never mixed with the MLS in one figure. To the October 4, 2026 roll file the county shows 1 qualified Windward Point sale in 12 months, 3 in 24, 7 in 36 and 10 in 60, the last at a median of $424,500, from $300,000 to $550,000. All 10 match an MLS closing at the same price, and the recorded date trails or matches the MLS date by 0 to 19 days.
The other five MLS closings, the three of 2022 and those of March 24 and April 5, 2023, appear in the county’s deed list at the same prices, but our county extract does not code them as qualified, so the county series has no qualified Windward Point sale dated 2022. The deed list also carries one sale the MLS does not: $402,000, dated April 27, 2022. That is why the county’s 60-month count is 10 and the MLS count is 15.
A Windward Point condo is one of three plans in a single seven-story building, so the record splits by plan and size better than by floor or view. Over 60 months the 732 square foot plan sold from $300,000 to $473,000, the 871 plan from $390,000 to $485,000, and the one 960 plan closing brought $550,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every one of the 84 unit parcels is at 400 Lenell Rd, in one building the county roll dates to 1982 and records at seven stories. There is no second building to compare, so what changes from unit to unit is the plan, the floor and where the unit sits on the floor.
The roll gives every unit parcel one of three heated areas. We matched each MLS closing to its roll parcel, so the table groups closings by the roll’s plan and not by the living area a listing entered. Every group is under 10 closings, so each median is the median of those closings and nothing more.
| Roll plan (heated sq ft) | Bedrooms and baths on the roll | Unit parcels | MLS closings, 60 months | Sold price range | Median sold price | Price per listed sq ft | Roll just value, lowest to highest |
|---|---|---|---|---|---|---|---|
| 732 | 1 bedroom, 1 bath | 28 | 6 | $300,000 to $473,000 | $404,500, the median of these 6 closings | $410 to $646 | $229,393 to $274,816 |
| 871 | 2 bedrooms, 2 baths | 42 | 8 | $390,000 to $485,000 | $437,500, the median of these 8 closings | $390 to $516 | $264,822 to $317,315 |
| 960 | 2 bedrooms, 2 baths | 14 | 1 | $550,000 | One closing, no median | $573 | $285,624 to $342,181 |
The plans overlap. Two of the six closings of the one-bedroom 732 plan, $473,000 and $435,000 in 2022, each sold for more than at least four of the eight closings of the two-bedroom 871 plan. So the plan sets a range, and the date and the unit decide where in the range a sale lands. The roll records one bath for the 732 plan, while the listings we pulled show two for the same units.
The roll does not carry a floor field. It carries three-digit unit numbers whose first digit runs from 1 to 7 in a seven-story building, twelve numbers to each digit, and we read that digit as the floor. This page does not print the labels.
| Floor, as we read the unit label | Unit parcels | MLS closings, 60 months | Sold prices in date order, with the roll plan |
|---|---|---|---|
| 1 | 12 | 3 | $405,000 (March 2023, 871), $340,000 (March 2024, 732), $390,000 (May 2026, 871) |
| 2 | 12 | 3 | $417,000 (February 2022, 871), $450,000 (August 2023, 871), $485,000 (May 2024, 871) |
| 3 | 12 | 3 | $435,000 (March 2022, 732), $430,000 (July 2023, 871), $300,000 (August 2025, 732) |
| 4 | 12 | 1 | $457,900 (April 2023, 871) |
| 5 | 12 | 2 | $473,000 (May 2022, 732), $445,000 (March 2025, 871) |
| 6 | 12 | 1 | $390,000 (April 2023, 732) |
| 7 | 12 | 2 | $419,000 (March 2024, 732), $550,000 (September 2024, 960) |
No floor has more than three closings, so no floor gets a median. The nearest thing to a floor test is one pair: two units of the 732 plan closed one day apart in March 2024, the seventh-floor unit for $419,000 after 6 days and the first-floor unit for $340,000 after 112 days. That is a $79,000 gap in one pair of sales, and the record does not say how the two units differed in condition or outlook, so we do not call it a floor premium.
In the roll’s numbering, the two 960 square foot plans sit at the two ends of each floor, the four 732 plans sit together in the middle and the six 871 plans fill the stretches between. The one 960 closing in 60 months, $550,000 on September 2, 2024, on the seventh floor, is the highest price in the record, and it sold at its list price with zero days on market.
The roll’s land field reads Bay for the 84 unit parcels, and no field we pulled says which units look over the water. The roll’s own just values do split inside each plan: the 871 plan carries $264,822 on 31 units, $317,315 on 10 and $292,288 on 1, and all 12 units of that plan on floors one and two carry the lower figure. We do not know which attribute the county keys on, so we do not treat that split as a view premium.
Windward Point’s record is too thin to call a rate or a direction. Counted back from October 7, 2026, the five 12-month blocks hold 1, 2, 4, 5 and 3 MLS closings in three plans. The newest closings are lower than the 2024 peak, and we describe the history without forecasting it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No block reaches 10 closings, so the table prints ranges and no medians. The last column is the listing-entered annual fee on the same closings, because the two histories run side by side.
| 12-month block | MLS closings | Sold price or range | Price per listed sq ft | Days on market | Listing-entered annual fees (not verified) |
|---|---|---|---|---|---|
| October 8, 2025 to October 7, 2026 | 1 | $390,000 | $390 | 290 | $8,200 |
| October 8, 2024 to October 7, 2025 | 2 | $300,000 to $445,000 | $410 to $510 | 39 to 209 | $8,200 |
| October 8, 2023 to October 7, 2024 | 4 | $340,000 to $550,000 | $446 to $573 | 0 to 161 | $7,000 to $8,200 |
| October 8, 2022 to October 7, 2023 | 5 | $390,000 to $457,900 | $464 to $533 | 2 to 240 | $5,900 to $7,000 |
| October 8, 2021 to October 7, 2022 | 3 | $417,000 to $473,000 | $478 to $646 | 2 to 91, one not marketed | $5,460 to $5,900 |
The blocks mix plans, so a lower range in one block can be a smaller plan and not a lower price for the same unit. The two newest blocks hold three closings in all. The same years hold Hurricane Ian in September 2022, 324 days with no closing from May 4, 2022 to March 24, 2023, and new state reserve rules, and the record cannot separate them.
The county series is longer than our MLS pull and counts only qualified sales of units. A year with fewer than 10 gets the median of those sales, labelled.
| Calendar year | County-qualified unit sales | Median price | Range |
|---|---|---|---|
| 2016 | 4 | $302,500, the median of these 4 sales | $250,000 to $340,000 |
| 2017 | 5 | $255,000, the median of these 5 sales | $250,000 to $345,000 |
| 2018 | 4 | $292,000, the median of these 4 sales | $274,000 to $360,000 |
| 2019 | 5 | $310,000, the median of these 5 sales | $247,000 to $385,000 |
| 2020 | 3 | $280,000, the median of these 3 sales | $249,000 to $315,000 |
| 2021 | 10 | $343,500 | $274,900 to $442,500 |
| 2022 | 0 | None coded as qualified | See the deed list note above |
| 2023 | 3 | $430,000, the median of these 3 sales | $390,000 to $450,000 |
| 2024 | 4 | $452,000, the median of these 4 sales | $340,000 to $550,000 |
| 2025 | 2 | $372,500, the median of these 2 sales | $300,000 to $445,000 |
| 2026 (to October 4) | 1 | One sale, no median | $390,000 |
Only 2021 clears the floor of 10 sales in this table, at $343,500, and no year since has more than four. The county record therefore shows that the medians of the few sales recorded each year from 2023 to 2026 sat above the 2021 median, and it cannot say more than that. Our county extract holds 114 qualified Windward Point unit sales from 1997 to 2026 in all.
The cleanest test is the same condo sold twice, because the plan and the floor are held constant. Our county extract holds 52 pairs of consecutive qualified sales of the same condo, from 36 condos that sold more than once among the 62 that sold at least once. Of the 52 pairs, 38 sold higher, 13 sold lower and 1 sold for the same price, a median change of +18.2 percent over a median 6.9 years, from -47.1 percent to +165.9 percent. These are the seven pairs whose second sale falls in the last 60 months, all at 400 Lenell Rd.
| Roll plan (sq ft) | Earlier sale | Earlier price | Later sale | Later price | Change | Years between |
|---|---|---|---|---|---|---|
| 871 | February 2003 | $202,500 | May 2026 | $390,000 | +92.6% | 23.2 |
| 871 | November 2013 | $290,000 | March 2025 | $445,000 | +53.4% | 11.3 |
| 732 | June 2012 | $205,000 | March 2024 | $340,000 | +65.9% | 11.8 |
| 732 | January 2021 | $322,000 | March 2024 | $419,000 | +30.1% | 3.2 |
| 871 | July 2005 | $450,000 | August 2023 | $450,000 | 0.0% | 18.0 |
| 871 | September 2021 | $335,000 | July 2023 | $430,000 | +28.4% | 1.8 |
| 732 | March 2017 | $250,000 | April 2023 | $390,000 | +56.0% | 6.1 |
Six of the seven sold higher, and one sold for exactly what it brought in July 2005, eighteen years earlier. Of the eight pairs whose second sale closed in 2021, six sold higher and two sold lower, by 16.4 and 20.0 percent, both measured against a purchase in 2005 or 2007. A repeat sale is not an index.
To see where your condo sits against the nearest sales, talk to us about a valuation.
One Windward Point condo at 400 Lenell Rd, a two-bedroom unit of the 871 square foot plan, has four recorded sales in the Lee County file: $510,000 in June 2006, $270,000 in January 2014, $359,100 in January 2021 and $405,000 in March 2023. It is a public record, shown as an example.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This chain spans 2006, the years after it and the months after Hurricane Ian. It is a county record of one unit, not a sale of ours.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale | How the county extract codes it |
|---|---|---|---|---|
| June 1, 2006 | $510,000 | First sale in the chain | n/a | Qualified |
| January 15, 2014 | $270,000 | -47.1% | 7.6 | Qualified |
| January 7, 2021 | $359,100 | +33.0% | 7.0 | Qualified |
| March 24, 2023 | $405,000 | +12.8% | 2.2 | In the deed list, not coded qualified |
The first step is the largest loss among the 52 qualified pairs in the building: a 2006 buyer sold in 2014 for 47.1 percent less. The next owner sold seven years later for 33.0 percent more, and the owner after that sold in 2.2 years for 12.8 percent more. From the first sale to the last the price fell 20.6 percent over 16.8 years. The March 2023 sale also appears in the MLS at $405,000, after 11 days on market and at 95.3% of its $425,000 final list price.
The roll’s just value for this parcel is $264,822, about 65 percent of the last price. The chain ends in March 2023, before 11 of the 15 closings in our list, and it does not say whether the condo was renovated between sales. The $510,000 of 2006 is also higher than every 871 plan closing of the last 60 months. To have yours read the same way, ask for a Windward Point valuation and tell us your plan and floor.
A Windward Point condo’s value moves with its plan, the date of the nearest closings, its floor and outlook, its condition, whether a boat slip sells with it, what the owner pays each year in fees and insurance, and what the budget and reserve study say. The record quantifies the first two. The rest are adjustments we make by inspection.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The plan sets the range: $300,000 to $473,000 for the one-bedroom 732 plan, $390,000 to $485,000 for the 871 plan and $550,000 on the single 960 closing. The date moves a unit inside the range. The 960 plan has not sold in the MLS since September 2024, and before that closing the county’s last qualified sale of the plan was in December 2019, so its 14 owners need the widest time adjustment of all.
Two closings of the 732 plan in March 2024 sold $79,000 apart, and two closings of the 871 plan in March and April 2023 sold for $405,000 and $457,900. The MLS fields we pulled do not say which units were renovated or furnished, so we price condition by walking the unit.
Boat slips at Windward Point are their own parcels on the county roll: six slips and one common-element parcel under the Windward Point Boating Association’s recorded instrument (Official Records Book 2098, Page 1), and no unit parcel carries a dock flag. The roll’s just values for the six slips run from $25,500 to $32,065. The latest recorded sale of each of the four most recently sold slips was $65,000 in 2013, $75,000 in 2016, and $58,000 and $59,000 in 2017. Those county records are too old and too few to price a slip today. A slip adds to your price only if you own one and it transfers with the sale, so bring the slip deed to the valuation.
The three closings of 2022 took 2 and 91 days, with one not marketed. The three closings since March 2025 took 39, 209 and 290 days, and the two active listings have been on the market 233 and 303 days. Six of the 14 marketed closings sold in 16 days or fewer, so a quick sale has happened here more than once; the record does not say why the newest ones were slow.
Fees, reserves and insurance change what a Windward Point buyer can pay because they are a yearly cost on top of the price. Listing agents entered annual recurring fees of $5,460 to $8,200 on the 15 MLS closings, a median of $7,000, 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)
No Windward Point budget or assessment is published that we could find. Listing-entered annual recurring fees on 15 Southwest Florida MLS closings ranged from $5,460 to $8,200 (not verified; the association’s current budget and an estoppel certificate govern).
The entries fall into four groups, each a quarterly figure times four: $1,365 a quarter on the two closings of February and March 2022, $1,475 on the closings of May 2022 and March 2023, $1,750 on the six closings from April 2023 to March 2024, and $2,050 on all five closings from May 31, 2024 to May 4, 2026. From $5,460 to $8,200 a year is a rise of $2,740, or 50.2 percent.
At $8,200 a year the entry is about $683 a month, against about $455 a month at $5,460. As a share of the sold price the entries ran from 1.2% to 1.5% on the four oldest closings and from 1.5% to 2.7% on the five newest, the highest being the $300,000 closing of August 2025. A lender counts the fee in a buyer’s monthly obligations. Fifteen sales cannot isolate what the step did to value, so we do not put a dollar figure on it.
Florida requires a milestone inspection for condominium buildings of three or more habitable stories under section 553.899 and a structural integrity reserve study under section 718.112(2)(g). We computed the dates from the county roll’s year built and story count, and we state no inspection or study status for Windward Point.
| Building | County year built | Year the building reached 30 (computed) | Stories on the roll |
|---|---|---|---|
| 400 Lenell Rd | 1982 | 2012 | 7 |
The building reached 30 before July 1, 2022, so by the statute’s own arithmetic the first milestone inspection fell due before December 31, 2024, and the reserve study by December 31, 2025. Ask the association for the milestone summary, the reserve study and the funded balance before you list. Where a summary or study applies, the buyer’s cancellation window under section 718.503 is 15 days instead of 7, excluding weekends and legal holidays.
We found no published special assessment for Windward Point or the boating association, which describes what we could find, not what exists. A buyer will deduct any levied or approved assessment, so tell us before we price.
The FEMA flood map indicates a Special Flood Hazard Area at these addresses: Zone AE at 11 feet NAVD88 at the 400 Lenell Rd street point and Zone VE at 12 feet at the county’s point for the building, on Lee County panel 12071C0567G, effective November 17, 2022. Lee County’s evacuation layer returns zone A at every point tested. That is a map-based indication, not a flood determination.
We quote no premiums. The routes are the association’s master policy, your own unit owner’s policy, a flood policy and a wind mitigation inspection. 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 effective April 1, 2026, so the building’s elevation certificate is worth having in hand before you list.
Every Windward Point 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 $390,000 price that is $5,191.21 a year before exemptions and non-ad valorem charges ($390,000 divided by 1,000, times 13.3108), and on $430,000 it is $5,723.64. An $8,200 fee entry is about 1.6 times the tax figure at $390,000.
No. The Lee County Property Appraiser’s just value for a Windward Point condo is a tax figure, not a price. The median just value of the 84 unit parcels is $264,822, and on the 15 MLS closings of the last 60 months the current just value ran from 48 to 76 percent of the sold price.
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 MLS closing at 400 Lenell Rd to the current roll’s just value for the same condo. The just value is today’s roll figure, not the figure in force when each sale closed.
| Closed | Roll plan (sq ft) | Sold price | Roll just value of the same parcel | Just value as a share of the sold price |
|---|---|---|---|---|
| May 4, 2026 | 871 | $390,000 | $264,822 | 68% |
| August 4, 2025 | 732 | $300,000 | $229,393 | 76% |
| March 27, 2025 | 871 | $445,000 | $292,288 | 66% |
| September 2, 2024 | 960 | $550,000 | $342,181 | 62% |
| May 31, 2024 | 871 | $485,000 | $264,822 | 55% |
| March 28, 2024 | 732 | $340,000 | $241,175 | 71% |
| March 27, 2024 | 732 | $419,000 | $241,175 | 58% |
| August 10, 2023 | 871 | $450,000 | $264,822 | 59% |
| July 24, 2023 | 871 | $430,000 | $264,822 | 62% |
| April 27, 2023 | 732 | $390,000 | $229,393 | 59% |
| April 5, 2023 | 871 | $457,900 | $264,822 | 58% |
| March 24, 2023 | 871 | $405,000 | $264,822 | 65% |
| May 4, 2022 | 732 | $473,000 | $229,393 | 48% |
| March 9, 2022 | 732 | $435,000 | $241,175 | 55% |
| February 22, 2022 | 871 | $417,000 | $264,822 | 64% |
The median of the 15 ratios is 62 percent. On the 10 sales the county codes as qualified, a separate series, the same comparison runs from 55 to 76 percent with the same 62 percent median. The two units listed on October 7, 2026 ask $337,000 and $310,000 against just values of $229,393 and $274,816, which is 68 and 89 percent.
A ratio that runs from 48 to 76 percent cannot turn a county figure into a price. Two units of the 732 plan with the same $241,175 just value sold one day apart for $340,000 and $419,000. The roll values by mass appraisal for a January 1 valuation date, so it cannot know a unit’s condition or follow later sales. We use it to confirm the parcel, the plan and the heated area, never to set a price.
At the 2026 applied millage, the $264,822 median just value would produce $3,524.99, against $5,723.64 on a $430,000 price. A seller’s current bill starts from the seller’s own assessed value, and a sale resets the assessment for the next owner, so a buyer should estimate tax from the price and not from the seller’s last bill.
Windward Point and Bay Village are bay-side Fort Myers Beach condominiums of the same age with very different records. Windward Point shows 15 MLS closings in 60 months at a $430,000 median and $486 per square foot. Bay Village shows 10 closings in 12 months at $218,750 and $248 per square foot, in low-rise buildings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each side keeps its own window, the first of 12, 24, 36 or 60 months to hold 10 closings, and the MLS and county series stay in separate rows.
| Question | Windward Point | Bay Village |
|---|---|---|
| Residential parcels on the roll | 92 (84 units, 1 common-area parcel, 6 boat slips and 1 boating common element) | 110 |
| Building form on the roll | One building, 7 stories | Buildings of up to 2 stories |
| Year built (county) | 1982 | 1981 to 1983 |
| Roll heated areas | 732, 871 and 960 square feet | 881 to 909 square feet |
| Roll median just value | $264,822 | $169,342 |
| MLS publish window | 60 months: 15 closings, median $430,000, $300,000 to $550,000 | 12 months: 10 closings, median $218,750, $168,000 to $255,000 |
| MLS median price per sq ft, same window | $486 | $248 |
| MLS median days on market, same window | 37.5, on 14 marketed closings | 94 |
| MLS median sale-to-final-list, same window | 96.8% | 88.9% |
| MLS closings, last 12 months | 1, at $390,000 | 10, from $168,000 to $255,000 |
| County-qualified sales, publish window | 60 months: 10, median $424,500 | 12 months: 10, median $216,250 |
| Listing-entered annual recurring fees (not verified) | $5,460 to $8,200 on 15 closings | $4,956 to $15,172 on 16 closings |
| Active and pending, October 7, 2026 | 2 active, at $310,000 and $337,000 | 1 active, at $239,000 |
| Statutory 30-year milestone year (computed from county year built) | 2012, for a building of 7 stories | Applies only at three or more habitable stories, and the roll shows 2 |
| Water on the roll | Land on the bay; six boat slips are separate parcels | Land on the bay |
The two medians come from different windows, so they are not a like-for-like gap. Inside Bay Village’s own 60-month record, four closings from December 2021 to July 2022 ran from $355,000 to $420,000 and the 11 closings since July 2025 ran from $168,000 to $255,000. Windward Point has two closings since July 2025, at $300,000 and $390,000. On the newest sales of each, a Windward Point unit has sold for more than a Bay Village unit of similar size. For the other side, read our Bay Village valuation page and our guide to Bay Village.
Choose Windward Point if you want a mid-rise building with a choice of one-bedroom and two-bedroom plans, height above the bay and the possibility of a boat slip through the separate boating association, and you accept thin sales, an $8,200 fee entry and a seven-story building’s inspection and reserve paperwork. Choose Bay Village if you want a two-bedroom unit in a low-rise building at a lower recent price, and you will read its fee entries, which reached $15,172 on one 2026 closing, as carefully as the price.
Windward Point sits in the upper part of the bay-side condominium records by price per square foot. Its 60-month MLS median is $430,000 at $486 per square foot, against 12-month medians of $425,000 for condominiums and $510,000 for all property types in ZIP 33931. Windows differ by row, so compare each place with its own.
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.
| 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) |
|---|---|---|---|---|---|---|---|---|---|
| Windward Point | condo | 92 | 1982 to 1982 | 1 | 15 | 60 mo: n 15, median $430,000, range $300,000 to $550,000 | 486.0 | 2 | 60 mo: n 10, median $424,500 |
| Bay Village | condo | 110 | 1981 to 1983 | 10 | 16 | 12 mo: n 10, median $218,750, range $168,000 to $255,000 | 248.0 | 1 | 12 mo: n 10, median $216,250 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
Windward Point’s row is a 60-month window while Bay Village and Hibiscus Pointe lead with 12 months, so their medians describe a different year. Among the eight condominium rows, Windward Point shows the highest price per square foot, $486. Palm Harbor Club shares Lenell Road and was built almost two decades later, Harbour Pointe has the same 15 closings in 60 months, and Royal Pelican has almost the same five-year median at $429,900. The Bay Beach overview covers the wider bay-side area that the association’s name refers to.
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 from the split). On October 7 the ZIP had 380 active and 27 pending listings, 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 Windward Point condo at $390,000, the price of the May 2026 MLS closing, would net about $363,395 before any mortgage payoff if the seller offers buyer-agent compensation and about $373,145 if not. 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 | $390,000.00 | A recorded MLS closing price |
| Listing commission, 2.75% | -$10,725.00 | 2.75% of $390,000 |
| Buyer-agent compensation, 2.5%, if offered | -$9,750.00 | 2.5% of $390,000 |
| Deed documentary stamp tax | -$2,730.00 | 3,900 units of $100 at $0.70 |
| Owner’s title policy | -$2,025.00 | $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 | -$26,605.00 | 6.82% of price |
| Estimated net before payoff, with buyer-agent compensation | $363,395.00 | $390,000 minus $26,605 |
| Estimated total costs, without buyer-agent compensation | -$16,855.00 | 4.32% of price |
| Estimated net before payoff, without buyer-agent compensation | $373,145.00 | $390,000 minus $16,855 |
At $430,000, the 60-month median and the price of a July 2023 closing, the worksheet gives total costs of about $29,185 with buyer-agent compensation (6.79 percent) and a net before payoff of about $400,815, or costs of about $18,435 (4.29 percent) and a net of about $411,565 without it. Your net depends on your payoff, your association balance through closing and any repairs. An estoppel certificate is also a seller cost under Florida law, and we print no dollar figure for it. The buyer customarily pays the lender’s title policy and loan charges. For the selling process itself, read how we sell Windward Point condos.
A free in-person comparative market analysis is a walk-through of your Windward Point condo and a written value range built from the nearest closings of its own plan, the active listings you will compete with and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the condo, note the plan, floor, outlook, condition and any slip, read your latest association statement and compare the closings for your plan. You receive the range, the closings we used and a pricing plan. 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, or call Marc at (239) 287-5873.
This list gathers the places where this page says a fact about Windward Point in Fort Myers Beach is not available or not confirmed, each with the document or the route that would settle it for an owner, a buyer or our team.
These are the questions Windward Point owners ask us most when they want to know what a condo at 400 Lenell Rd is worth, answered from MLS closings and county records, with the window and the count beside every figure.
It is worth what the nearest closings of your plan brought, adjusted for date, floor, condition, fees and insurance cost. The 60-month MLS median across 15 closings is $430,000, and the one closing of the last 12 months was $390,000.
The Southwest Florida MLS median is $430,000 on 15 closings in the 60 months to October 7, 2026, the first window with 10 or more. The county’s separate series of 10 qualified sales has a median of $424,500.
One closed: $390,000 on May 4, 2026, at 97.7% of its $399,000 final list price, after 290 days.
The 60-month MLS median is $486 per square foot of listed living area on 15 closings, from $390 to $646. Listed areas differ from the county’s plans on five closings, so we also check the roll’s plan.
The 60-month median is 37.5 days on the 14 marketed closings, from 0 to 290 days. Six sold in 16 days or fewer and six took 91 days or more. The three newest took 39, 209 and 290 days.
The median closing was 96.8% of the final list price over 60 months, from 92.4% to 101.2%.
On October 7, 2026 the MLS showed 2 active listings and none pending, at $310,000 and $337,000, after 233 and 303 days on the market. Asking prices are not sold prices.
The 960 square foot plan holds the highest price in the record, $550,000 on September 2, 2024, on its only closing in 60 months. Only 14 units have that plan, two on each floor.
The six closings of the one-bedroom 732 plan ran from $300,000 to $473,000, and the median of these 6 closings is $404,500. The newest was $300,000 in August 2025.
The eight closings of the 871 plan ran from $390,000 to $485,000, and the median of these 8 closings is $437,500. The single 960 plan closing was $550,000.
The record cannot say. No floor has more than three closings in 60 months. One pair of 732 plan units closed a day apart in March 2024, the seventh-floor unit at $419,000 and the first-floor unit at $340,000, and one pair is not a rule.
Probably, but the record cannot measure it. The roll’s land field reads Bay for every unit, and no field we pulled says which units face the water. We price outlook by walking the unit.
Yes, when you own one and it transfers with the sale. The six slips are separate parcels under the boating association’s instrument, Official Records Book 2098, Page 1.
A model sees 15 sales in five years and one in the last year, blends three plans, reads listing areas that differ from the county’s, cannot read a fee statement and often leans on a just value that every recent closing exceeded.
No. The median just value of the 84 unit parcels is $264,822, and on the 15 MLS closings of the last 60 months the current just value ran from 48 to 76 percent of the sold price.
Listing agents entered annual recurring fees of $5,460 to $8,200 on 15 closings, and $8,200 on each of the five newest. They are not verified, but a buyer and a lender count the yearly cost against the price.
The entries do not say. They step from $1,365 a quarter in early 2022 to $1,475, then $1,750, then $2,050 from May 2024. The association’s budget and minutes explain it.
A milestone inspection or reserve study can lead to repairs or funding that a buyer prices in. By county year built, the seven-story building reached 30 years in 2012. That is a computed year, not an inspection status.
It changes the carrying cost a buyer weighs. The FEMA map indicates AE at 11 feet at the 400 Lenell Rd street point and VE at 12 feet at the county’s point for the building.
It can, through repairs, insurance and reserves. The National Hurricane Center reports 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island. No Windward Point closing is recorded from May 4, 2022 to March 24, 2023.
At the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $390,000 price carries about $5,191.21 a year before exemptions and non-ad valorem charges.
At $390,000, about $363,395 before payoff with buyer-agent compensation and $373,145 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. Ask a tax adviser about a second home or rental.
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 gives the buyer the declaration, articles, bylaws, rules, financial information and the question-and-answer sheet. The buyer can cancel within 7 days, or 15 where a milestone summary or reserve study applies, excluding weekends and legal holidays. Section 689.302 adds a flood disclosure.
The roll’s legal descriptions cite Lee County Official Records Book 1579, Page 1570 for the unit parcels and the common-area parcel. The boat slips cite Book 2098, Page 1. Confirm both with the recorded documents and their amendments.
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.
Not known from the public record. The rules are not published; the recorded declaration (Lee County Official Records Book 1579, Page 1570) and the current rules govern. The Town of Fort Myers Beach also requires registration for short-term rentals.
Condition moves value, but the record cannot say by how much: two closings of the 871 plan sold for $405,000 and $457,900 twelve days apart in 2023. We walk the unit and tell you which updates earn their cost.
We start with the nearest closings of your plan, reach back through the 60-month list as far as we must, and adjust for date, floor and condition.
For matched sales, yes: all 10 county-qualified sales match an MLS closing at the same price. The counts differ, 10 against 15, because our county extract does not code five of the MLS closings as qualified. We never average the two.
Yes. Of 52 pairs of county-qualified sales of the same condo, 13 sold lower, the largest loss being 47.1 percent between 2006 and 2014.
Windward Point’s 60-month median is $430,000 at $486 per square foot, and Bay Village’s 12-month median is $218,750 at $248. The windows differ.
Windward Point’s 60-month median of $430,000 is close to the $425,000 12-month median for ZIP 33931 condominiums and below the $550,000 Estero Island median for all property types.
No. The state’s corporation record lists entities spelled Windward Pointe in other Florida cities. This page is about the chapter 718 condominium at 400 Lenell Rd in the Town of Fort Myers Beach, ZIP 33931.
Call Jesse direct at (239) 898-6072 or enter your plan and floor 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 and sellers we have worked with across Southwest Florida.
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A Fort Myers Beach specialist knows which of the three plans a Windward Point condo belongs to, which transfers the county counts as sales, how a fee history and a milestone calendar reach a buyer’s offer, and what the flood map means at 400 Lenell Rd. A valuation that reflects those holds up through the appraisal.
A general agent may price a Windward Point condo from the five-year median, divide by a listing’s living area that the county does not recognize, quote the just value as if it were a guide to price, or count a sale that included a boat slip as a plain comparable. 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. If you are buying after you sell, read how we represent buyers and call Marc at (239) 287-5873.
If you are asking “what can I sell my Windward Point condo for,” McGreevy and Comisar price from the nearest closings of your own plan. We tracked every one of the 15 Windward Point closings in the Southwest Florida MLS in the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. One Windward Point condo closed in the last 12 months and three a year over five years, so few owners here sell in any year, and the next owner who does should call us first. When you are ready to list, read how we sell Windward Point condos.
Windward Point recorded sales: 15 Southwest Florida MLS closings in 60 months at a $430,000 median, from $300,000 to $550,000, and 1 in the last 12 months at $390,000, through October 7, 2026.
Enter your details in the valuation form for your free Windward Point 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 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 Windward Point 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.
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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 sale file and roll of October 4, 2026. The links were checked on October 7, 2026.
These official documents bear most directly on what a Windward Point condo in Fort Myers Beach is worth and what its seller must deliver. Each link opens the issuing agency’s own copy, and none is hosted by us.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| Transfer Code List | Lee County Property Appraiser | How the county codes qualified and other sales | View the code list |
| 2025 taxing district millage book | Lee County Property Appraiser | The Town’s 2025 final millage of 13.4329, for comparison with the 2026 rate of 13.3108 | View the millage book |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island | View the report |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The short-term rental list a rental buyer will ask about | View the list |
Windward Point’s declaration, budget and rules are not posted publicly; they come with the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Windward Point condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.