Captiva Island

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Captiva Island. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Captiva Island homeowners call first.

If you are looking for the best realtor in Captiva Island, Florida, whether you need to sell your Captiva home for the most money the market will bear, or buy a Gulf-front estate, a South Seas condo, or a vacation-rental investment on this barrier island, McGreevy and Comisar at Domain Realty is the team Captiva owners call first. Captiva sits inside our Sanibel and Captiva islands guide, and we are the #1 Team in Southwest Florida since 2012 (Domain Realty Group), the #5 real estate team in Florida (RealTrends 2026), and Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion in real estate sold by our Domain Realty Group team and over $900 million in personal sales between Jesse McGreevy and Marc Comisar. On a market this small, this expensive and this misunderstood, the agent you hire is the single biggest variable in your outcome.

Buyers comparing Captiva Island usually also look at Sanibel Island next door and Fort Myers Beach down the coast. If you are choosing a representative, our guide to the best real estate agents in Sanibel and Captiva compares the agents who work the two islands on the public record.

We do not paste generic island content. We tell the Captiva story plainly: Captiva is unincorporated Lee County, not a town; the Hurricane Ian recovery; Lee County’s five-year cumulative 50 percent rule; the 2026 beach assessment that follows the 2025 renourishment; the South Seas Island Resort rebuild and the court cases around it; and the hard pricing truth that ZIP 33924 still carried 17.0 months of supply in September 2026, and that over the past year the median seller closed at between 83.2% and 98.7% of the original asking price, month by month (Florida Realtors SunStats). Sellers, call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Last Updated October 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.

Who Is the Best Realtor in Captiva Island, Florida? Why McGreevy and Comisar

The best realtor in Captiva Island, Florida, for sellers and buyers is McGreevy and Comisar of Domain Realty Group: the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

We also own and operate three short-term-rental condos inside the gates of South Seas Island Resort: we underwrite Captiva from the inside, not from a desk on the mainland. Our team has closed more than 4,000 transactions across Southwest Florida, and the island comps behind every Captiva valuation we give come from the public record described below.

The Captiva market we operate in (twelve months ending September 2026, Florida Realtors SunStats, ZIP 33924): 96 homes sold across ZIP 33924 · a roughly $152.9 million sold market · average sold $1,593,000 · monthly medians ranging $560,000 to $2,275,000 · 92.5% median of original list in the latest month (September 2026, 3 sales) · 55 days median to contract in that 3-sale month · 136 active listings against 179 a year earlier. On the deed side, Lee County Property Appraiser recorded sales for Captiva Island from October 2025 to September 2026 show 11 single-family sales at a $2,275,000 median and 30 condominium sales at a $642,000 median. The two series count different things and are never mixed; the Market Snapshot below explains both.

Honors and recognition:

• 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

Selling your Captiva home? Get a free Sanibel and Captiva home valuation or use our Southwest Florida home valuation, OR call Jesse direct at (239) 898-6072 (text or call, same-day response).

Buying a home in Captiva? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our guide to buying a home in Sanibel and Captiva, or see how we represent home buyers across Southwest Florida.

Living on Captiva Island

Captiva Island is a barrier island at the north end of the Sanibel-Captiva chain in Lee County, Florida, running from Blind Pass on the Sanibel line north to Redfish Pass, with about 4.85 miles of Gulf shoreline. Captiva is unincorporated Lee County: there is no Town or City of Captiva, no mayor and no traffic lights.

The 2020 Census counted 318 people and 1,108 housing units in the Captiva census-designated place (403 people and 1,411 housing units across ZIP code 33924, which also takes in North Captiva and other islands). Housing units outnumber residents about 3.5 to 1, which is the Census way of saying what anyone who visits sees: Captiva is mostly second homes and rental homes. The Captiva Community Panel has described the island as having around 1,500 year-round residents (Santiva Chronicle, May 10, 2024); the Census count above is the official figure.

What there is, in abundance, is a slow, sand-and-shell stretch of west-facing Gulf coastline that has spent the years since September 2022 rebuilding from Hurricane Ian, then from Helene and Milton in 2024. The rebuild includes more than $100 million in South Seas Island Resort repairs and amenities, with total investment including the purchase put “north of a quarter of a billion dollars” by the resort’s chief executive (Business Observer, March 26, 2026); a 2025 beach renourishment that the Captiva Erosion Prevention District reports placed about 1,000,000 cubic yards of sand; and a $328 million permanent restoration of the Sanibel Causeway completed in 2025.

If you have arrived on this page, you are almost certainly weighing one of three things: a primary or seasonal home on Captiva, a vacation-rental investment property, or a luxury second home you intend to use a handful of months a year. The honest answer to each runs through the same set of facts, and most realtor pages skip those facts. We don’t.

Behind the headlines, the math for buyers and sellers has changed. Much of the older, lower-priced, at-grade stock was damaged in 2022 and 2024, and what sells now is a split market: South Seas condos and cottages on one side, Gulf-front and bayside houses on the other. That split drives everything below, and it is exactly the kind of nuance a top Captiva listing agent has to price around. Selling? Call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.

Is Captiva a Town or a City? Who Governs Captiva Island?

Captiva is unincorporated Lee County: there is no Town or City of Captiva. Land use is decided by the Lee County Board of County Commissioners under the Lee Plan and the Lee County Land Development Code; the Captiva Community Panel is an advisory body, and two special districts (the Captiva Erosion Prevention District and the Captiva Island Fire Control District) levy their own taxes.

That single fact explains most of what surprises new Captiva owners. FEMA’s National Flood Hazard Layer identifies the island as “Lee County, Unincorporated Areas” (community 125124), while the southern tip at Blind Pass reads City of Sanibel (community 120402). Building permits, flood-plain rulings and the 50 percent rule run through Lee County, not through Sanibel’s city hall. Law enforcement is the Lee County Sheriff’s Office.

Who does what on Captiva:

• Lee County Board of County Commissioners: zoning, the Lee Plan (the Captiva Plan is Goal 23), the Land Development Code and county services.
• Captiva Community Panel: an advisory body authorized under Lee County Administrative Code 13-3. It has no taxing, zoning or police power, but Captiva-specific code and plan proposals usually pass through it. David Mintz was elected president in January 2026, succeeding Jay Brown, who now serves as secretary.
• Captiva Erosion Prevention District (CEPD): an independent special district re-created and codified by Chapter 2000-399, Laws of Florida (original charter Chapter 71-730), with authority to levy taxes for beach and shore preservation from the Blind Pass centerline to the Redfish Pass centerline.
• Captiva Island Fire Control District: created by the Legislature in 1955; until Sanibel incorporated in 1974 it covered Sanibel’s north end to Bowman’s Beach Road. Its FY2026-27 budget is $6,280,763 at 2.2900 mills.
• Captiva Civic Association: operator of the Captiva Civic Center and the lead party in the Protect Captiva litigation.

Could Captiva join Sanibel? Annexation into the City of Sanibel was raised in May 2024, when Captiva Community Panel leaders told the Sanibel City Council they planned to survey Captiva residents; no survey result, Sanibel ordinance or referendum has been reported since. Florida law (s. 171.0413) would require a Sanibel ordinance, consent of owners of more than 50 percent of Captiva acreage and a majority vote of Captiva electors. Captivans chose not to join Sanibel’s incorporation in 1974, and Sanibel became a city that November.

For a buyer, the practical point is that the rules for your property are county rules plus your association’s rules; our Lee County guide covers the county layer. For a seller, it means your buyer’s questions about permits, flood status and assessments get answered from Lee County and district records, which we pull on every listing. Sellers, call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873.

Is Blind Pass Open, and How Do You Get to Captiva Island?

Blind Pass, the inlet between Sanibel and Captiva Island, has opened and closed with the sand in 2026: sand from Captiva’s 2025 renourishment closed it by mid-March 2026, WINK News reported in June that it had reopened, and Lee County expects to dredge it in 2027. The Blind Pass bridge and road to Captiva stayed open throughout.

Here is the dated sequence, because passes on barrier islands open and close with the sand and any single word goes stale:

• March 2026: sand moving south from Captiva’s 2025 renourishment built a sandbar that closed the inlet by mid-March, creating new beach in the pass (WGCU, March 21, 2026).
• April 7, 2026: the Lee County Board of County Commissioners approved a $290,580 supplemental task authorization for engineering, permitting and construction services to prepare a Blind Pass dredging project, with dredging expected in 2027 and beach-compatible sand placed on the eroded shoreline of northwestern Sanibel (Island Reporter, April 8, 2026).
• June 5, 2026: WINK News, citing Lee County officials, reported that the sandbar had cleared and the waterway had reopened; the Santiva Chronicle reported the pass reopened on June 13, 2026. The county said permits and regulatory approvals for the 2027 dredging are in place.

Check current conditions before you plan a boat trip through the pass; Lee County’s Blind Pass page carries the county’s project information.

How you get to Captiva. There is one road. From the mainland you cross the Sanibel Causeway from Punta Rassa, follow Periwinkle Way and Sanibel-Captiva Road west and north across Sanibel, and cross the Blind Pass bridge onto Captiva. Hurricane Ian destroyed sections of the causeway on September 28, 2022; residents regained access October 19, 2022, visitors January 2, 2023, all lanes reopened December 22, 2023, and the $328 million permanent restoration was completed in 2025. The causeway toll is $6 on the island-bound trip; check Lee County’s LeeWay toll page for current rates and the annual pass options.

North Captiva is different. North (Upper) Captiva is a separate island: the 1921 hurricane cut Redfish Pass, splitting it from Captiva. It has no bridge and is reached only by boat or small plane. Blind Pass is far older: it appears on a 1775 English map as “Boca Seco.”

Living at the end of one road is part of the price of Captiva and part of its appeal. Buyers, call Marc at (239) 287-5873 to talk through access and storm logistics before you commit. Sellers, call Jesse at (239) 898-6072.

Captiva Island Market Snapshot (2026)

The Captiva Island real estate market in 2026 is a thin, two-sided luxury market: Lee County Property Appraiser recorded sales for October 2025 to September 2026 show 30 condominium sales at a $642,000 median and 11 single-family sales at a $2,275,000 median, while Florida Realtors SunStats counted 96 ZIP 33924 closings in the twelve months ending September 2026.

Data updated: October 2026 (Florida Realtors SunStats ZIP 33924 through September 2026, pulled October 27, 2026; Lee County Property Appraiser recorded sales through September 2026, roll export October 18, 2026).

We publish two series here, each in its own block and never mixed or averaged. Florida Realtors SunStats counts MLS closings by ZIP code, and ZIP 33924 on the MLS side includes North Captiva and the boat-access islands of Useppa, Cayo Costa and Cabbage Key; SunStats is the source for days on market, list-to-sale ratios, cash share, active listings and months of supply. Lee County Property Appraiser recorded sales count deeds the county qualified as arm’s-length, so they can be split cleanly by property type and by island, but they carry no days on market or listing data. Neither series is wrong; they count different things.

The Official Numbers: SunStats, ZIP 33924 (All Property Types)

Most recent complete month, September 2026 (vs. September 2025):

Source: Florida Realtors SunStats, ZIP 33924 (Captiva), all property types, September 2026, pulled October 27, 2026. Three closings in September is a very small sample, so read the price and timing rows as a sample rather than a trend. The twelve-month table below is the steadier read.

Source: Florida Realtors SunStats, ZIP 33924 (Captiva), all property types, monthly series October 2025 through September 2026, pulled October 27, 2026. Homes sold and dollar volume are sums of the monthly figures; the average is total volume divided by total sales. SunStats reports medians monthly, and monthly medians cannot be averaged into an annual median, so none is shown.

ZIP 33924 closes roughly eight homes a month on the MLS side. Over the twelve months ending September 2026 the monthly median ranged from $560,000 in February 2026 to $2,275,000 in July 2026, and monthly closings ranged from 2 to 15. Read the year first, then the month.

Supply today versus a year ago. In September 2025 SunStats counted 179 active listings in ZIP 33924; in September 2026 the count was 136, down about 24 percent. Closed sales slipped from 7 to 3 between those two months, and months of supply, which measures how long today’s listings would take to sell at the recent pace, fell from 37.0 to 17.0, down about 54 percent. Captiva is still buyer-paced, with far more homes listed than sell in a typical month, but the overhang is shrinking.

What this means if you are selling. The median percent of original list price was 92.5% in September 2026 (a 3-sale month) and 94.5% in August 2026 (9 sales); over the twelve months ending September 2026 that monthly figure ran from 83.2% to 98.7%, and the monthly median time to contract ran from 16 to 318 days. Price to closed evidence of your own property type, not to the asking prices of listings that have been sitting.

What this means if you are buying. Active inventory is down 24.0% year over year and months of supply has fallen by more than half, so the deepest part of the post-Ian buyer’s window has passed. There were still 136 active listings in September 2026, and the median seller in August and September gave up 5.5 to 7.5 percent off the original ask, but that leverage is narrowing.

What Captiva Homes and Condos Sold For in County Records (October 2025 to September 2026)

Lee County Property Appraiser recorded sales split Captiva Island into two markets. These figures cover qualified arm’s-length deeds (DOR codes 01 and 02) for improved property above $1,000 in the Captiva fire and erosion taxing district (district 006), which is Captiva Island itself.

Source: Lee County Property Appraiser recorded sales (DOR-qualified), index built October 21, 2026, from the parcel roll export of October 18, 2026. North Captiva parcels sit in the Upper Captiva fire district and are never added to the Captiva Island rows. The October 2024 to September 2025 column is including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales, plus multi-parcel arm’s-length deeds counted once; the latest twelve months use the strict qualified set. A 56-parcel $45,000,000 land deed of March 31, 2026 and a bulk sale of 13 Redfish Shores lots are excluded from every count and median.

How to read it. The condominium side is the one place the county data supports a direction: condo sales rose from 16 to 30 between the two windows and the median moved from $474,175 to $642,000 (the earlier window including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales). The single-family side, 11 sales against 15, is too thin for a trend claim; the $2,275,000 figure is the median of these 11 sales. The five multi-family sales are a count, not a trend. Against the twelve months before Hurricane Ian (October 2021 to September 2022, including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales), the Captiva Island single-family median moved from $3,747,500 (24 sales) to $2,275,000 (11 sales), about 39 percent lower, and the condominium median from $1,050,000 (47 sales) to $642,000 (30 sales), also about 39 percent lower. Both house samples are small, so read the single-family change as a direction, not a precise measure.

Where the sales happen. The South Seas family of condos and cottages accounted for 29 of the 47 recorded Captiva Island sales (62%), at a $765,000 median; the other 18 sales had a $2,012,500 median. Captiva Island never exceeded 10 county-recorded sales in one month in the last three years, which is why one or two closings move any monthly figure.

Who owns Captiva. On the current LeePA roll (export of October 18, 2026), the median just value is $1,911,145 for a Captiva Island single-family parcel and $602,289 for a condominium. Only 17.2% of single-family parcels and 6.1% of condos carry a homestead exemption, and 67% of single-family and condo parcels have an out-of-state owner mailing address (29% Florida). Just value runs about 0.80 of recorded price for single-family homes and 0.88 for condos, so a just value is not a market value. New construction is rare: 6 single-family and 2 multi-family Captiva Island parcels have a building dated 2023 or later.

Captiva, Sanibel and North Captiva Benchmark: Recorded Sales by Type

Source: Lee County Property Appraiser recorded sales (DOR-qualified, codes 01 and 02), index built October 21, 2026; improved parcels from the current roll. Each row is one island and one property type; no blended row is shown.

The yardstick tells the story. A Captiva Island house trades at more than twice the Sanibel single-family median and at about 2.6 times Sanibel’s price per heated square foot, but Captiva houses turn over at half Sanibel’s rate. A Captiva condo, most often a South Seas unit, trades below the Sanibel condo median. Read our Sanibel Island guide for the Sanibel side of this table.

How We Researched Captiva’s Numbers

In the last 12 months we tracked every one of the 96 ZIP 33924 closings that Florida Realtors SunStats reported, month by month, through September 2026, and we rebuilt the Lee County Property Appraiser recorded-sales series for Captiva Island and North Captiva from the county’s own sale files and the October 18, 2026 parcel roll. We reconciled the two: SunStats’ 91 closings for May 2025 to April 2026 match 92 county transactions once North Captiva, vacant lots, multi-parcel deeds and Useppa and Cayo Costa sales are added, so the totals agree even though monthly counts do not. We do not quote Matrix MLS figures for Captiva, because reporting on the islands is split between MLS systems. We refresh this analysis quarterly.

Thinking of Selling or Buying on Captiva? Talk to the Team That Owns Here

With 136 active listings and 17.0 months of supply in September 2026, Captiva rewards sellers who price to closed sales of their own property type and buyers who confirm insurability before they commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we own three rental condos inside South Seas Island Resort. Sellers, read our Sanibel and Captiva seller’s guide, start with a free Captiva home valuation or call Jesse at (239) 898-6072. Buyers, see how we represent Captiva and Southwest Florida buyers or call Marc at (239) 287-5873.

Want the number for your specific property? Island-wide figures cannot price a Gulf-front estate and a South Seas condo the same way. Call or text Jesse at (239) 898-6072 for a free, comp-grounded Captiva valuation.

The Hurricane Ian Recovery Story (Honestly Told)

Hurricane Ian made landfall near Cayo Costa, just north of Captiva Island, on September 28, 2022 as a Category 4 hurricane. On Captiva itself the flooding was mostly 0 to 4 feet above ground, and the heaviest damage came from waves and beach loss; the 10 to 15 foot surge figures belong to Fort Myers Beach and eastern Sanibel.

Data updated: October 2026 (National Hurricane Center, Florida DEP and SCCF storm reports; status items dated where they appear).

What Ian did on Captiva. The National Hurricane Center’s report places landfall at about 3:05 p.m. Eastern with sustained winds near 150 mph. SCCF’s high-water survey (December 13, 2022) found flooding on Captiva mostly 0 to 4 feet above ground. The Florida Department of Environmental Protection measured 461,742 cubic yards of Captiva beach loss, 17.8 cubic yards per foot of shoreline, the highest per-foot loss in Lee County’s table, and counted 78 major structures with major damage on Captiva, including 2 single-family homes destroyed, 38 single-family homes with major damage and 33 multifamily buildings with major damage. Hurricane Ian destroyed sections of the Sanibel Causeway, and for roughly three weeks Captiva was reachable only by boat or air.

The federal disaster declaration is DR-4673-FL, signed September 29, 2022. In the months that followed, Lee County began issuing Substantial Damage Determinations: letters telling owners that the cost to restore a structure equaled or exceeded fifty percent of its pre-storm market value, so the building would have to be brought into compliance with current flood rules (the 50 percent rule, below). That cascade reshaped Captiva’s inventory. A meaningful share of older at-grade single-family stock was either torn down and rebuilt elevated, or sold as-is to a buyer with the equity and patience to redevelop the lot.

Then 2024 added two more storms. Hurricane Helene made landfall in Florida’s Big Bend on September 26, 2024, and Hurricane Milton made landfall near Siesta Key on October 9, 2024. Florida DEP rated the Captiva shoreline from monuments R-83 to R-100 at Condition IV after the pair, and a storm-tide sensor at Blind Pass read 5.86 feet NAVD88 during Milton. Helene and Milton filled the Mucky Duck with sand; it reopened the week of March 13, 2026 (Florida Rambler). Twenty years earlier, Hurricane Charley (August 13, 2004) also came ashore near Cayo Costa; “Charley’s Cut” is on North Captiva, not Captiva.

The recovery is real, and dated. The Sanibel Causeway’s $328 million permanent restoration was completed in 2025 under FDOT’s emergency phased design-build contract. The Captiva Erosion Prevention District’s 2025 renourishment placed about 1,000,000 cubic yards of sand on 4.85 miles of Gulf beach; CEPD reported on January 7, 2026 that all dredging and sea-oat planting were complete. As of October 21, 2026 no 2026 hurricane or tropical-storm impact on Captiva had been reported; the season runs to November 30, and Colorado State University’s early-August update called for a well-below-normal season (Florida Trend, August 6, 2026).

We pull the Substantial Damage Determination history, the FIRM-zone designation and the elevation status on every Captiva property we represent, whether you are selling and need to position your home’s storm resilience honestly, or buying and need to know what you are really getting. Sellers: (239) 898-6072. Buyers: (239) 287-5873.

What Is Open on Captiva in 2026?

Captiva is open for business in 2026, with each reopening dated to its source:

• The Bubble Room reopened July 14, 2025, after nearly three years (Florida Rambler).
• The Mucky Duck reopened the week of March 13, 2026 (Florida Rambler).
• ’Tween Waters Island Resort & Spa is open (Florida Rambler, March 13, 2026).
• The Captiva Island Inn: Ian destroyed the historic wood-frame buildings; an approximately $6 million rebuild broke ground October 15, 2025, taking the inn from five to 15 units, with opening slated for late fall 2026 (Gulf Shore Business).
• South Seas Island Resort is open: the Beach House restaurant on Sunset Beach (October 15, 2025), the Captiva Landing water-play area (end of December 2025), The Clutch nine-hole course (May 1, 2024) and the Yacht Harbour marina (May 17, 2025).
• Blind Pass: closed by sand by mid-March 2026, reported reopened by June 5, 2026, county dredging expected in 2027 (see the Blind Pass section above).

South Seas Island Resort: Captiva’s Anchor Asset, Rebuilt

South Seas Island Resort occupies about 330 acres at Captiva Island’s north end and is open in 2026, rebuilt after Hurricane Ian by a joint venture of Timbers Company, Wheelock Street Capital and The Ronto Group, which bought it in 2021. It is also where most Captiva sales happen: 29 of 47 recorded Captiva Island sales in the last twelve months.

Data updated: October 2026 (Business Observer, Gulf Shore Business, Justia and court filings, each dated below).

For the community-level detail, including the named condo associations, rental program and amenities, read our dedicated South Seas Island Resort guide. Do not confuse it with South Seas Club on Marco Island, a different property in Collier County.

A short history. Lee County Resolution Z-73-202, adopted November 20, 1973, rezoned the property and capped density at three units per acre, the 912-unit figure that has framed every legal fight since. The 2021 buyers’ ownership entity is WS SSIR Owner, LLC; Greg Spencer, CEO of Timbers Company, is the public face of the rebuild.

The rebuild scoreboard (dated):

The 2025 rezoning. On August 6, 2025 the Lee County Commission voted 3-1 to rezone about 120.5 acres of South Seas to a mixed-use planned development allowing 435 hotel rooms in two hotels plus additional multifamily units. Development-order fees were paid for 219 hotel units on March 19, 2026 and 84 condominium units on April 15, 2026, and as of May 27, 2026 no building permits had been issued (Gulf Shore Business).

The Rauschenberg property. On March 31, 2026 South Seas’ ownership bought the Robert Rauschenberg Foundation’s roughly 22-acre Captiva property, with 10 buildings fronting the Gulf and Pine Island Sound, for a reported $45 million (Gulf Shore Business; Business Observer reported the price as undisclosed). The Captiva Community Panel has reported a 47-lot plat on the Gulf side where zoning allows 31 units and that the resort has discussed rezoning the land (Island Reporter, April 20 and August 24, 2026); a bayside hotel idea discussed at the Panel is unconfirmed.

Where the South Seas Cases Stand (October 2026)

As of October 21, 2026, three matters shape South Seas’ future, and none is final:

1. On May 22, 2026 the Sixth District Court of Appeal reversed the circuit court order that had enforced the 2003 settlement capping South Seas at 912 units (Lee County v. Captiva Civic Association, Inc., Case No. 6D2025-0335), holding the county could not contract away its zoning power. The Captiva Civic Association moved for rehearing, rehearing en banc and certification to the Florida Supreme Court on June 16, 2026; no ruling on that motion has been reported.
2. The same day the court affirmed, without opinion, the administrative ruling upholding the county’s land-code changes (Captiva Civic Association, Inc. v. City of Sanibel, et al., Case No. 6D25-0271). The City of Sanibel was a party.
3. A separate challenge to the August 2025 South Seas rezoning (Resolution Z-25-005), filed by the Captiva Civic Association, 12 South Seas condominium associations, eight timeshare associations and others, was argued before Circuit Judge James Shenko on August 4, 2026 (Twentieth Judicial Circuit, Appellate Division, Case No. 25-CA-004846); no decision has been reported.

The history matters for context: in July 2024 Judge Shenko had ruled that the 2003 settlement remained binding, and that is the order the appeals court reversed. Protect Captiva, the petitioners’ campaign, says that if the petitioners win, “all of South Seas will continue to be governed by the 1973 rezoning resolution”; that is the petitioners’ position. Other related suits, including the resort’s claim about whether hotel units count toward the 912-unit figure and a public-records suit, remain pending. We do not predict outcomes; we give buyers and sellers the dated record.

Timbers Captiva Club & Residences

Timbers Captiva Club & Residences is a planned 84-home residential club on a 12-acre parcel inside South Seas, offering whole ownership from just under $5 million to about $9.2 million and deeded one-sixth fractional interests from about $0.85 million; groundbreaking for sitework and vertical construction is scheduled for early 2027, and Business Observer reported initial work under way on October 1, 2026. The homes are three- and four-bedroom designs of 2,286 to 3,693 square feet. This is planned supply, not a comparable sale, so its prices never enter our market figures.

Why we cover South Seas this closely: we own here. Jesse McGreevy and his wife Holly personally own and operate three short-term-rental condos inside the South Seas gates: two beachfront two-bedroom, two-bath units at Sunset Beach Villas and one one-bedroom, one-bath unit at Captiva Resort Villas (formerly the Tennis Villas). When we talk about how the rental program works, what association assessments look like inside the gates, or how post-Ian insurance is repricing, we are telling you from inside the gate. Selling a South Seas unit? Call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.

Captiva vs. Sanibel: The Sister-Island Comparison

Captiva Island and Sanibel share a causeway, a school and a brand, but they are different markets: Sanibel is a city with its own code and a four-consecutive-week rental minimum, Captiva is unincorporated Lee County, and Captiva houses sold for a $2,275,000 recorded median against Sanibel’s $1,080,000 in October 2025 to September 2026.

Data updated: October 2026 (Lee County Property Appraiser recorded sales through September 2026; 2020 Census; FEMA CRS list effective April 1, 2026).

“Sanibel and Captiva” is one of the best-known island pairings in Florida. The two islands share a chamber of commerce, a conservation foundation, a public school on Sanibel, a causeway, the J.N. “Ding” Darling National Wildlife Refuge and the Bailey-Matthews National Shell Museum. The differences matter when you are writing, or accepting, a check.

Who should choose Captiva. Buyers who want a west-facing Gulf address, a resort-amenity condo inside South Seas, or a quieter island with no city government, and who are comfortable that county commissioners, not a city council, set the land-use rules. Investors should know that no Lee County minimum-stay ordinance was found for Captiva; Florida law (s. 509.032(7)(b)) bars new local rental-duration limits, so rental limits on Captiva come from each condominium or HOA’s own documents and resort rental programs. Read the association documents before you buy.

Who should choose Sanibel. Buyers who want more inventory and more choice (243 recorded single-family sales on Sanibel against 11 on Captiva in the same twelve months), a city with its own planning and permitting, more year-round neighbors, and shelling beaches. The four-consecutive-week rental minimum suits owners planning to live in the home or rent monthly to seasonal guests.

If you are deciding between the two islands, that is a conversation we have constantly. Call Marc at (239) 287-5873 and we’ll walk you through which island fits your goals. Selling on either island? Call Jesse at (239) 898-6072.

Where to Live on Captiva: Neighborhoods and Enclaves

Captiva Island neighborhoods run in six rough zones from north to south: the gated South Seas Island Resort at the north tip, Captiva Village around Andy Rosse Lane, the ’Tween Waters area mid-island, the Gulf-front estates along Captiva Drive, the bayside Roosevelt Channel corridor, and the Blind Pass south end.

Captiva is small enough that locals navigate by landmark rather than subdivision. For buyers comparing inventory, here is how the zones differ; for association-level sale prices, ask us for the recorded sales of the specific building or plat.

South Seas Island Resort occupies the northern end: about 330 gated acres with its own beaches, marina, The Clutch golf course, dining and the Captiva Landing water-play area. Ownership types include whole-ownership homes (Beach Homes, Land’s End Village), condominium associations (Beach Villas, Bayside Villas, Marina Villas and others, each a separate legal entity), timeshare interests and a luxury rental program. Prices inside the gates run from bayside villas to Gulf-front homes, and the 29 South Seas-family sales recorded in the last twelve months had a $765,000 median. Our South Seas Island Resort guide covers each association.

Captiva Village is the cluster around Andy Rosse Lane, the short east-west commercial strip that functions as the closest thing the island has to a downtown: a few blocks of galleries, beach-cottage shops and restaurants. The Mucky Duck anchors the Gulf end; the Bubble Room sits near the corner of Captiva Drive. The Captiva Island Inn rebuild is under way on Andy Rosse Lane. A dedicated Captiva Village page is coming. We’ll link it here when it goes live.

The ’Tween Waters area is mid-island, where the island narrows between the Gulf and Pine Island Sound. ’Tween Waters Island Resort & Spa is open (Florida Rambler, March 13, 2026). A dedicated ’Tween Waters page is coming. We’ll link it here when it goes live.

The Captiva Drive Gulf-front estates corridor, colloquially the “Gold Coast,” is the address spine for most of Captiva’s high-end houses. Named plats along the island include Sunset Captiva and Captiva Beach. On the county record, the highest qualified improved sale in the Lee County Property Appraiser sale records for ZIP 33924 is $17,150,000 for 16660 Captiva Drive, recorded April 21, 2021 (instrument 2021000131335); the county classifies that parcel as multi-family. A dedicated Captiva Drive Gulf-front estates page is coming. We’ll link it here when it goes live.

Roosevelt Channel and bayside Captiva is the deep-water corridor on Pine Island Sound, a protected boating route with private docks and lifts. Lane’s Bayview Subdivision is one of the named bayside plats. Bayside inventory is smaller than Gulf-front but prices in the same tier when the property includes deep-water dockage. A dedicated Roosevelt Channel and bayside Captiva page is coming. We’ll link it here when it goes live.

Blind Pass and the south end is where Captiva narrows toward the Blind Pass bridge. Turner Beach, a Lee County park at the pass, is the public beach access here. The inlet itself closed with sand by mid-March 2026 and was reported reopened by June 5, 2026; county dredging is expected in 2027.

The “right” Captiva neighborhood depends on your priorities: full resort amenities, a walkable village, deep-water dockage or open-Gulf sunsets. Buyers, call Marc at (239) 287-5873 and we’ll narrow it for you. Sellers, call Jesse at (239) 898-6072; neighborhood positioning is half the pricing decision.

The 50% Rule, FEMA Flood Zones, and What “Substantial Damage” Means

The 50 percent rule on Captiva Island is Lee County’s rule, not Sanibel’s: under Lee County Ordinance 22-30, if repairs and improvements in any five-year period reach 50 percent of a building’s market value, the structure must meet current flood rules, usually meaning elevation. Captiva’s flood maps are FEMA panels effective November 17, 2022.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 22, 2026; FEMA CRS list effective April 1, 2026).

Lee County’s rule, exactly. Under Lee County Ordinance 22-30, substantial improvement is counted cumulatively over five years: if the combined cost of repairs and improvements in any five-year period reaches 50 percent of the building’s market value before the work, the structure must be brought into compliance with current flood rules, usually meaning elevation. If a building was substantially damaged, any repair counts as substantial improvement. For FEMA repetitive-loss properties the window is 12 months. Market value here means the building alone, excluding land and site items such as docks, fences and sheds, established by an independent appraisal or the Lee County Property Appraiser’s building value.

How an owner looks up the number. On leepa.org, open the parcel, go to Property Data, and use the storm-event “Tax roll Value letter” to find the Building Value; Lee County’s 50 percent rule FAQ walks through the process.

Captiva’s flood zones. FEMA’s flood maps for Captiva are the Lee County countywide panels effective November 17, 2022 (12071C0362G, 0364G, 0370G, 0502G and 0506G). On FEMA’s live National Flood Hazard Layer, queried October 22, 2026, the Gulf side carries Zone VE with base flood elevations of 8 to 13 feet (NAVD88) and the bay side and interior carry Zone AE at 6 to 9 feet, with some Zone X; no Letters of Map Revision or Amendment are on file for the island. That is a map reading, not a parcel count: look up the exact zone for any address on FEMA’s Map Service Center and ask for the elevation certificate. Lee County’s “FEMA Map Changes 2026” page covers six Mullock Creek panels and does not cover Captiva.

The flood-insurance discount. FEMA’s Community Rating System list effective April 1, 2026 shows unincorporated Lee County, which includes Captiva, at Class 5, a 25 percent discount on NFIP flood premiums; Lee County says owners receive it automatically. FEMA moved in March 2024 to pull the discount starting October 1, 2024 over post-Ian permitting compliance; the county completed the required documentation that spring, and the discount appears on FEMA’s 2026 list.

What elevation is worth. Across the Southwest Florida areas FEMA studied after Ian, elevated buildings averaged a $46,033 building claim against $134,398 for non-elevated buildings, and pre-FIRM buildings averaged $148,708 against $63,020 for post-FIRM buildings (FEMA NFIP claims analysis, December 2023). Captiva was not one of the study areas, but the direction is the point.

The seller’s flood disclosure. Since October 1, 2024, section 689.302, Florida Statutes, requires the seller of residential property to give the prescribed “FLOOD DISCLOSURE” at or before contract, covering knowledge of flood damage during ownership, flood insurance claims (NFIP or private) and federal flood assistance from FEMA. It is a statutory duty, not an agent opinion.

Whether you’re buying or selling, every pre-Ian Captiva home should come with documentation of any Substantial Damage Determination after Ian, Helene or Milton and what was done about it. An undisturbed older structure, a rebuilt elevated structure and an at-grade structure patched after heavy damage are three different assets, because the next five years of work on the third can trigger the full elevation requirement. We pull this data on every Captiva property we represent. Sellers: (239) 898-6072. Buyers: (239) 287-5873.

Property Insurance on Captiva in 2026

Property insurance on Captiva Island in 2026 is priced by elevation, age, construction and flood zone, and the public benchmarks are countywide: Citizens’ 2026 Rate Kit shows 21,124 Lee County personal-lines policies averaging $2,923, and Citizens reported an average 8.7 percent statewide reduction implemented for 2026.

Data updated: October 2026 (Citizens 2026 Rate Kit, December 10, 2025; Citizens rate page, April 30, 2026).

Citizens’ Lee County figures (countywide, not Captiva-only). In its 2026 Rate Kit (December 10, 2025), Citizens Property Insurance Corporation reported 21,124 Lee County personal-lines policies with an average premium of $2,923 and a recommended change of minus 2.6 percent; 801 HO-6 condominium unit-owner policies averaging $1,459; and 1,219 wind-only HW2 policies averaging $4,550, with a recommended 2.0 percent increase. Citizens’ April 30, 2026 rate page reports an average 8.7 percent statewide reduction implemented for 2026. A Gulf-front Captiva home will not look like a county average, which is why a quote on the specific house is the only number that matters.

Flood insurance. NFIP coverage is effectively required on every mortgaged Captiva property, and the NFIP building limit for a single-family home is $250,000, below replacement cost for most Captiva homes, so many owners add private excess flood coverage. The Class 5 CRS discount (above) applies to NFIP premiums in unincorporated Lee County.

Wind mitigation. Florida’s My Safe Florida Home program offers free wind-mitigation inspections for eligible homes and matching grants for qualifying upgrades such as impact windows, roof-to-wall connections and garage doors; eligibility is capped by insured dwelling value ($700,000 per the program page). A current wind mitigation report lets a buyer price the wind portion of a premium before an offer, and lets a seller of a hardened home prove the savings.

The practical rule: insurance shopping should begin before making an offer, not after, and a smart seller pre-shops too, so the home’s insurability is a selling point rather than a closing-day surprise. Binding a policy on a barrier island can take time, and some carriers do not write the island at all. We coordinate this on every transaction. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.

Short-Term Rental Rules, the Vacation-Rental Economy and Property Management on Captiva Island

Captiva Island short-term rentals follow state law and association documents: no Lee County minimum-stay ordinance was found for Captiva; Florida law (s. 509.032(7)(b)) bars new local rental-duration limits, so rental limits on Captiva come from each condominium or HOA’s own documents and resort rental programs. Read the association documents before you buy.

Captiva’s economy runs on visitors: the Census counts 1,108 housing units for 318 residents in the Captiva census-designated place, and South Seas alone has more than 300 third-party-owned condos. The legal framework has three layers, and any investor should understand all three before underwriting cash flow.

Florida state preemption. Section 509.032(7)(b), Florida Statutes, prohibits local laws adopted after June 1, 2011 from prohibiting vacation rentals or regulating their duration or frequency; governments with rules adopted before that date are grandfathered, which is why Sanibel can hold its four-consecutive-week minimum. Senate Bill 280 (2024), which would have rewritten vacation-rental regulation statewide, was vetoed in June 2024, so the 2011 preemption continues to govern.

Association rules. On Captiva the binding limits are usually in the declaration, bylaws and rules of the condominium or HOA, and in resort rental-program agreements inside South Seas. Pull the documents and any amendments before you write an offer.

State DBPR licensing. A Florida DBPR vacation-rental license is required if you rent your property for less than 30 days at a time more than three times per year, and the license number belongs in your listings.

Compliance checklist for a Captiva rental owner: (1) DBPR vacation-rental license; (2) Florida sales tax registration for transient rentals; (3) Lee County Tourist Development Tax registration (5 percent, administered through the Lee County Clerk of Court); (4) any required Lee County business registration; (5) a local contact who can respond to guests and to the association.

Seasonal versus annual dynamics. Captiva’s rental economy is overwhelmingly short-term and seasonal. Peak demand runs December through April; the off-season runs June through October, which is also hurricane season. A pro forma that assumes year-round peak occupancy is fiction. The post-Ian rebuild raised the product tier, and with it the carrying costs (insurance, assessments, debt service) that rental income must cover.

Rent versus sell in 2026. With 17.0 months of supply in ZIP 33924 (SunStats, September 2026), some owners are better served keeping a well-located, insurable, code-compliant home in the rental pool, while others, especially owners of at-grade homes facing a 50 percent rule trigger or rising insurance, are better served selling into the cash-heavy buyer pool now. It turns on your property’s elevation and storm history, carrying costs, tax basis and time horizon. Because Jesse and Holly personally own and operate three South Seas rental condos, we can model both sides from real owner experience.

When to use a property manager, and what to look for. A full-service Captiva property manager handles booking, guest screening, turnover cleaning, maintenance, DBPR and tax compliance, and after-hours response. For an out-of-state owner, professional management is effectively mandatory. Confirm a valid Florida DBPR license where required, a transparent fee structure, clear owner statements, a Captiva track record and real 24/7 response. Verify licensing through the Florida DBPR (myfloridalicense.com).

Looking for property management in Captiva Island? Call us at (239) 898-6072, we’ll connect you with the right local resource.

Property Taxes, HOAs, and Captiva-Specific Assessments

Captiva Island property taxes stack county, school, regional and two island special-district rates: the 2026 rates for Captiva taxing district 006 total 13.5040 mills (13.5765 in 2025), and Captiva Erosion Prevention District owners also face a 2026 non-ad valorem beach assessment for the 2025 renourishment.

Data updated: November 2026 (2026 and 2025 Lee County Property Appraiser millage books; CEPD and Captiva Island Fire Control District 2026 budget actions).

The millage layers. Captiva Island parcels sit in Lee County Property Appraiser taxing district 006 (“Captiva Fire / Captiva Erosion”); North Captiva sits in district 205. The Lee County Property Appraiser’s 2026 millage book puts the district 006 total at 13.5040 mills, of which shared county, school and regional rates total 9.5314 mills. The 2025 book’s totals were 13.5765 and 9.5816 mills. Individual layers, each dated:

CEPD’s certified taxable value rose from $1,732,406,518 to $1,849,001,838 between the two years. As an illustration only, a Captiva parcel with $2,000,000 of taxable value at the 2026 total (13.5040 mills) would carry about $27,008 in ad valorem tax ($27,153 at the 2025 total of 13.5765 mills), before exemptions and non-ad valorem charges. The Lee County Tax Collector discounts early payment: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February.

Assessed value resets at sale. A buyer cannot rely on the seller’s tax bill. The $50,000 homestead exemption and the Save Our Homes 3 percent cap on annual assessed-value increases apply only to a permanent residence, and only 17.2 percent of Captiva Island single-family parcels carry a homestead exemption today, so most owners pay non-homestead rates.

The 2026 CEPD beach assessment. On August 31, 2026 the Captiva Erosion Prevention District board voted 4 to 0 to approve the apportionment for a $10 million non-ad valorem assessment based on 2025 just values; amounts vary by beach zone and use, so request the parcel’s figure from CEPD. The assessment is collected through the Lee County Tax Collector. An earlier assessment for the 2021 project financed $7,322,355 with collections running through FY2029 (CEPD FY2025 audited report), so a 2026 buyer can see two overlapping CEPD assessment layers on a bill.

Condominium law. Milestone inspections and structural integrity reserve studies (SIRS) apply to condominium buildings of three or more habitable stories (HB 913, 2025). A SIRS is due every 10 years; a SIRS combined with a milestone inspection due by December 31, 2026 may be completed by December 31, 2026; SIRS reserve funding is required from January 1, 2026; associations may fund SIRS reserves by special assessment, line of credit or loan with a majority vote; and a resale buyer’s rescission window is 7 days. Most South Seas condo buildings are low-rise, so whether a building is covered must be checked building by building; DBPR’s public SIRS database lets a buyer confirm a filing. Ask the association for its budget, any SIRS and milestone reports, and its special-assessment history, and read them before you commit.

HOA and association fees vary by association and are not published in one place; get the current budget and dues schedule for the specific association. There are no Community Development Districts on Captiva; the closest analog is CEPD.

Septic and water. Outside South Seas, which has its own central sewer plant, Captiva relies on septic and other onsite systems: a 2018 engineering study counted 378 developed properties on onsite systems, and no sewer program for the rest of the island has been funded or started. That study put replacement cost at up to $36,000 to $38,000 per system. In a non-binding 2020 Panel straw poll, 66 percent of responding properties favored a Sanibel-connected sewer. Water comes from the member-owned Island Water Association, which treats by reverse osmosis; its 2026 rate plan was lowered from 21 percent to 18 percent a year for 2026 to 2028 (Island Reporter, February 2026).

We pull the full assessment picture on every Captiva listing and every Captiva offer. Call us: (239) 898-6072 (sell) or (239) 287-5873 (buy).

Captiva’s Civic Identity: Unincorporated, But Governed by Community

Captiva Island has no city government, so a dense civic network does the work: the advisory Captiva Community Panel, the Captiva Erosion Prevention District, the Captiva Island Fire Control District and the Captiva Civic Association. In 2026 the biggest civic question is Lee County’s proposal to fold the Captiva Plan into the general Lee Plan.

The Captiva Community Panel has no taxing, zoning or police power, but it is the forum where Captiva-specific proposals are aired before they reach the county. Its 2026 agenda, as reported by the Island Reporter, included joining a coalition opposing removal of community plans; funding iguana trapping, about $50,000 for two trappers approved in August 2026 after CEPD lost state reimbursement; tracking the Green Flash marina application, which would replace a 15-slip marina with 49 slips plus 14 lifts (U.S. Army Corps of Engineers notice July 1, 2026); and hosting Lee County’s stormwater discussion. The Panel meets at the Captiva Civic Center, and its meetings are open to the public.

Stormwater planning. A Lee County consultant plan for Village-area drainage around Laika Lane and Wightman Lane weighed raising Captiva Drive or a Village holding site; the August concept expands and redirects piping toward the bay. The public meeting moved to the week of November 9, 2026, and a final plan is expected in December 2026 (Island Reporter, June 15 and August 24, 2026). The plan is still in development.

Fire and rescue. The Captiva Island Fire Control District, created by the Legislature in 1955 and chartered under chapter 2000-421, Laws of Florida, adopted a FY2026-27 budget of $6,280,763 at 2.2900 mills, offers free CPR classes, and was still seeking land for a facility as of August 2026. North Captiva is served by the Upper Captiva Fire Protection and Rescue Service District.

What Is CPA2026-00005, and What Would It Change for Captiva?

CPA2026-00005 is a proposed Lee Plan amendment that would delete 17 community plans, including the Captiva Plan (Lee Plan Goal 23) and the North Captiva Plan (Goal 26), folding them into the general Lee Plan. It is proposed; the Local Planning Agency voted 4 to 2 in favor on August 31, 2026; the Board of County Commissioners paused the schedule on September 15, 2026, and it is expected to return.

What the county’s own table says. Lee County’s Captiva change table marks most Goal 23 policies “duplicative” and deletes some outright, for example Policy 23.3.1 on trees along Captiva Drive and Objective 23.4 on public participation. Captiva’s 35-foot height limit sits in the Land Development Code, Sec. 34-2175(a)(2), not in the plan text.

The two readings. The Panel and Captiva authors argue the change would weaken the island’s hotel-unit density and height protections (Island Reporter opinion, August 2026). The Panel president also said the changes “do not affect density or intensity” but that it is “hard to point to the extent” of the impacts (Island Reporter, September 18, 2026). SCCF published its own analysis of the potential impacts on September 17, 2026. We present both readings because the outcome is not decided. Read the county’s Captiva change table yourself.

Beaches, Shelling, and the Coastal Renourishment Story

Captiva Island’s Gulf shoreline runs about 4.85 miles from Redfish Pass to Blind Pass, FDEP monuments R-84 to R-109, and the Florida Department of Environmental Protection lists all of Captiva as critically eroded, which is why the Captiva Erosion Prevention District renourishes it. The 2025 project is complete, and a 2026 beach assessment pays for it.

Data updated: October 2026 (CEPD project page, January 7, 2026; FDEP Critically Eroded Beaches, August 2025; SCCF nesting reports).

The 2025 renourishment. The Captiva Erosion Prevention District’s 2025 renourishment placed about 1,000,000 cubic yards of sand on 4.85 miles of Gulf beach; CEPD reported on January 7, 2026 that all dredging and sea-oat planting were complete. Other sources describe the volume differently: WGCU reported the planned project at about 800,000 cubic yards in April 2025, and the state funding request cited 1,181,409 cubic yards, including about 381,409 cubic yards lost to Helene and Milton, against a $33 million APTIM estimate. The contractor was Great Lakes Dredge & Dock and the engineer APTIM. The cost was estimated at $26.67 million at the April 2025 hearing (WGCU); the funding request sought $12,716,199 in state funds.

Why it keeps happening. FDEP’s August 2025 Critically Eroded Beaches report says “All of Captiva Island is critically eroded,” with 5.0 miles of Gulf beach from R84 to R109 in a beach restoration project. Some of the sand drifts south, which is how Captiva’s renourishment closed Blind Pass in March 2026.

2026 follow-on work. CEPD is installing ropes and bollards at public entrances and advancing Coastal Vista dune-enhancement concepts at Andy Rosse Lane, Wightman Lane, Laika Lane and the Alison Hagerup lot, with Turner Beach added by a 4-1 vote on February 16, 2026. Of a $900,000 sea-oat grant, $800,000 was used.

Public beach access and parking. Alison Hagerup Beach Park (Captiva Beach, north end) is a CEPD-run lot: $25 plus tax and fees for two hours, $40 for the day, $15 for a day extension, with handicap parking free. Turner Beach at the south end, at Blind Pass, is a Lee County lot; check Lee County Parks for current rates. Foot access also runs at Andy Rosse Lane, Wightman Lane and Laika Lane.

Sea turtles and the seasonal calendar. SCCF counted 889 sea turtle nests on Sanibel and Captiva in 2025 (868 loggerhead and 21 green), the fourth-highest count since 2016, and 2026 set a record with 1,163 loggerhead nests on the two islands. Captiva’s beachfront falls under Lee County’s sea turtle protection ordinance for unincorporated areas; Sanibel’s own lighting code season runs May 1 to October 31. Any Gulf-front buyer planning exterior lighting or a renovation should confirm Lee County’s lighting rules first.

Beach character. Captiva’s beach faces west into the open Gulf, which is why Captiva sunsets are the island’s signature. Sanibel’s east-west orientation makes it the shelling island; Captiva’s renourished beach is wide and soft.

Dining, Shopping, and Cultural Life

Captiva Island dining and culture concentrate along Andy Rosse Lane, at ’Tween Waters mid-island and at South Seas on the north end, with landmark restaurants reopened in 2025 and 2026 and a small arts and history trail. Captiva is not Sanibel: fewer restaurants, a slower pace and an Old Florida look that owners work to protect.

Landmark restaurants. The Mucky Duck at 11546 Andy Rosse Lane, the Gulf-front pub, is the classic sunset spot; it reopened the week of March 13, 2026. The Bubble Room at 15001 Captiva Drive, the kitsch landmark famous for its Orange Crunch Cake, reopened July 14, 2025. Keylime Bistro, RC Otter’s Island Eats, Sunshine Seafood Cafe and Wine Bar and Cantina Captiva are part of Sandy Stilwell Youngquist’s Stilwell Enterprises group (Gulf Shore Business). Jungle Drums Gallery, run by artists Kathleen and Jim Mazzotta, shows local, national and international work.

South Seas dining. The Beach House restaurant on Sunset Beach opened October 15, 2025, and Flippers opened with Captiva Landing at the end of December 2025; check the resort for current outlets and hours.

Cultural anchors. Captiva Chapel by-the-Sea was badly damaged by Hurricane Milton, and a $150,000 recovery campaign launched in November 2024; check with the chapel for its current schedule. The Robert Rauschenberg Foundation Captiva Residency operated from 2012, hosted more than 500 artists, and ended its programs in August 2026 after the foundation’s property sold to South Seas’ ownership (WGCU; Gulf Shore Business).

Volunteer and Conservation Organizations

Captiva Island’s volunteer and conservation organizations do much of what a city would: they run the beach program, the wildlife hospital, the sea-turtle science and the human-services safety net, and most serve both Sanibel and Captiva. These are the eight we point new owners to first.

Sanibel-Captiva Conservation Foundation (SCCF). Founded in 1967, SCCF is the largest private landowner on Sanibel, managing more than 1,800 acres on Sanibel plus more than 300 additional acres on surrounding islands. SCCF runs the Marine Laboratory, the RECON water-quality sensor array, native-plant programs and the islands’ Sea Turtle Program. Its high-water survey after Ian is the best record of how deep the flooding ran on Captiva.

Captiva Community Panel (CCP). The advisory body for Captiva land use and quality-of-life matters, authorized under Lee County Administrative Code 13-3. Its committees cover issues such as stormwater, wastewater, beach access, density and resiliency, and in 2026 it led the island’s response to the Captiva Plan proposal.

Captiva Erosion Prevention District (CEPD). An independent special district re-created and codified by Chapter 2000-399, Laws of Florida, governed by elected commissioners, with taxing authority up to 10 mills (the operations portion capped at 5 mills a year) and eminent-domain power under sections 4 and 8 of that act. Bob Walter chairs the board in 2026.

CROW: Clinic for the Rehabilitation of Wildlife. CROW is the islands’ wildlife hospital at 3883 Sanibel-Captiva Road, caring for injured shorebirds, sea turtles and other wildlife from both islands.

“Ding” Darling Wildlife Society. The friends-of-the-refuge organization supporting the J.N. “Ding” Darling National Wildlife Refuge, which the U.S. Fish and Wildlife Service describes as part of the largest undeveloped mangrove ecosystem in the United States and home to more than 245 bird species.

F.I.S.H. of Sanibel-Captiva: Friends in Service Here. The human-services nonprofit serving both islands with food programs, senior services, financial assistance and hurricane preparation, a safety net for the islands’ workforce.

Sanibel Sea School. Ocean-education programs for children and adults across both islands.

Captiva Civic Association (CCA). Operator of the Captiva Civic Center and the lead party in the Protect Captiva litigation; its mission is preserving Captiva’s quality of life and environment.

Schools and Healthcare Near Captiva Island

Schools and healthcare for Captiva Island run through Sanibel and the mainland: there are no schools, hospitals or urgent-care centers on Captiva. The Sanibel School, the public school in the School District of Lee County on Sanibel, is the nearest classroom, and the nearest hospitals are on the mainland in Fort Myers, across the single causeway.

The Sanibel School is the only school on Sanibel or Captiva, part of the School District of Lee County. Older students attend mainland Lee County schools; confirm assignment for any address with the district before you buy.

Healthcare runs through the mainland. The nearest hospitals are in Fort Myers, across the causeway, and the trip runs longer in season. Most residents keep a mainland primary-care provider. Buyers with time-sensitive medical needs should weigh that distance honestly.

What Out-of-State and International Buyers Need to Know

Out-of-state and international buyers dominate Captiva Island ownership: 67 percent of Captiva Island single-family and condo parcels have an out-of-state owner mailing address on the current LeePA roll. Florida places no residency or citizenship limit on ownership, but FIRPTA withholding, non-homestead tax rates and remote closings need planning.

Foreign ownership is allowed. Florida has no residency or citizenship restriction on real-estate ownership. Foreign buyers should plan around FIRPTA (generally 10 to 15 percent of the gross selling price withheld when a foreign owner later sells U.S. real property), non-homestead property taxes (only 6.1 percent of Captiva Island condos and 17.2 percent of single-family parcels are homesteaded), and U.S. tax filing on rental income. Work with a Florida real-estate attorney and a CPA familiar with cross-border tax.

Diligence before you commit. Florida sellers must disclose known material defects that are not readily observable (the Johnson v. Davis standard) and give the statutory flood disclosure, but the buyer still verifies. Ask for any Substantial Damage Determination history, the elevation certificate, the association budget, SIRS and milestone status where the building is covered, and pending special assessments. Inspections should include wind mitigation, a four-point inspection, the flood elevation certificate and a structural review for any pre-Ian construction. Insurance shopping should begin before you make an offer.

Closing logistics. Typical cash closings run 30 to 45 days; financed transactions 45 to 60. Out-of-state buyers can close remotely through a mail-away closing or Florida-permitted Remote Online Notarization. We manage out-of-state and international closings constantly. Buyers, call Marc at (239) 287-5873. Sellers, call Jesse at (239) 898-6072.

Thinking of Selling Your Captiva Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Captiva Island home in 2026 means pricing to closed sales of your own property type: recorded sales split the island into condos at a $642,000 median and houses at a $2,275,000 median, and SunStats shows ZIP 33924 sellers closing at 92.5 percent of original list in September 2026 and 94.5 percent in August. McGreevy and Comisar price, prepare and market to that evidence.

If you’re thinking, “I need to sell my house on Captiva Island, Florida,” or searching for the best Captiva listing agent or a luxury waterfront listing agent near me, you are in exactly the right place. Captiva is a market where pricing discipline separates a clean, high-net sale from a stale listing that bleeds through price reductions.

Your listing credentials matter on a market this thin. McGreevy and Comisar bring:

• 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

What the Captiva data says about pricing your home. Lee County Property Appraiser recorded sales for Captiva Island, October 2025 to September 2026: 30 condominium sales at a $642,000 median and 11 single-family sales at a $2,275,000 median, with the South Seas family of condos and cottages making up 29 of 47 sales. Florida Realtors SunStats for ZIP 33924, twelve months ending September 2026: 96 closings and about $152.9 million in volume; in the latest month (September 2026, 3 sales) the median seller closed at 92.5% of the original asking price, after 94.5% in August (9 sales), and over the past twelve months that figure ran as low as 83.2%. Translation: a large share of today’s active inventory is priced above what the market is paying. We anchor your price to closed comps of your own type, position your home’s storm resilience and insurability as selling points, and market to the equity-rich, often all-cash, second-home and investor pool that transacts on Captiva.

What Is Your Captiva Home Worth? Get a Free Valuation in 60 Seconds. Start with our Sanibel and Captiva home valuation, grounded in recorded sales, not a Zestimate.

(239) 898-6072, text or call. We respond same-day.

Want the complete Captiva seller’s guide? Read our Sell Your Home in Sanibel and Captiva page for pricing strategy, marketing methodology, and the full McGreevy and Comisar listing process.

A few of the seller questions we field most often (the full Seller Edition FAQ is further down this page): What is my Captiva home worth right now? Why is my neighbor’s listing sitting? When is the best time to list? Will the 2026 CEPD assessment show up at closing? Do I have to disclose past flooding? Should I sell or keep it as a rental?

Thinking of Buying on Captiva? Work With the Team That Owns Here

Buying on Captiva Island in 2026 means choosing between two markets, South Seas condos and Gulf-front or bayside houses, and confirming flood zone, elevation, insurability, association documents and the 2026 CEPD assessment before you commit. McGreevy and Comisar own rental condos inside South Seas and check every one of those items on every showing.

If you’re searching to buy a home on Captiva Island, a Gulf-front estate, a South Seas condo, or a vacation-rental investment property, or you simply typed “best real estate agent in Captiva near me”, McGreevy and Comisar is the team that knows this island from the inside.

Our buyer-side credentials:

• 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

The 2026 buyer’s reality: 17.0 months of supply in ZIP 33924 in September 2026 means you have leverage on the right property; the median buyer paid 92.5 percent of original ask in September and 94.5 percent in August, and over the past twelve months that monthly figure ran as low as 83.2 percent. But “the right property” is the one priced near where comps clear, in a flood-zone and elevation profile you understand, with insurability confirmed before you remove contingencies. Whether you want a resort-pool condo, a Gulf-front home on the Gold Coast, a deep-water bayside home, or a redevelopment lot, we will match you to the property and structure the offer to win without overpaying.

Talk to Marc direct: (239) 287-5873 for a personalized Captiva buyer consultation, read our Sanibel and Captiva buyer’s guide, or start with our buyer services for Southwest Florida home buyers. Selling first? Call Jesse at (239) 898-6072.

Your Local Real Estate Experts: Jesse McGreevy and Marc Comisar

Jesse McGreevy and Marc Comisar of McGreevy and Comisar at Domain Realty are Captiva Island’s local real estate experts: Top 1% agents nationally since 2008, leaders of the #1 team in Southwest Florida since 2012, the #5 real estate team in Florida (RealTrends 2026), and owners of three rental condos inside South Seas Island Resort.

• 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

We sell on Captiva because we tell the story honestly: the five-year 50 percent rule, the 2024 flood-insurance discount fight, Captiva’s association-driven rental rules versus Sanibel’s city code, the South Seas litigation, the Captiva Plan review, the 2026 beach assessment, and what it costs to insure and operate a Captiva property. Buyers and sellers here deserve a team that pulls the Lee County Property Appraiser records, the CEPD and fire-district budgets, the Captiva Community Panel reports and the Substantial Damage Determination history on every property we represent.

We also own and operate Captiva property ourselves. Jesse and his wife Holly personally own three short-term-rental condos inside the gates of South Seas Island Resort: two beachfront two-bedroom, two-bath units at Sunset Beach Villas and one one-bedroom, one-bath unit at Captiva Resort Villas (formerly the Tennis Villas). When you ask us how Captiva rental economics work, what guests prioritize, or how assessments inside South Seas have moved since Ian, we answer as owners as well as agents.

McGreevy and Comisar is a top-reviewed Captiva realtor. The quotes below are genuine five-star client reviews reproduced in the reviewer’s own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, 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.” Charlie Carroll, verified Google review

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; to browse Captiva, Sanibel and Southwest Florida homes for sale, learn more at DomainRealtyGroup.com.

Reach Jesse directly at (239) 898-6072 or [email protected]. Reach Marc directly at (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671. Brokered by Domain Realty.

Frequently Asked Questions: Buyer Edition

Captiva Island buyer questions, answered from the county record, Florida Realtors SunStats and the primary sources listed below. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 if these answers raise questions about your specific property. Every Captiva transaction is different.

How much does a home cost on Captiva Island in 2026?

It depends on the type. Lee County Property Appraiser recorded sales for Captiva Island, October 2025 to September 2026, show 30 condominium sales at a $642,000 median and 11 single-family sales at a $2,275,000 median, with houses ranging from $1,050,000 to $7,500,000. On the MLS side, SunStats counted 96 ZIP 33924 closings in the twelve months ending September 2026 at a $1,593,000 average, a figure that also includes North Captiva and other islands. On the county record, the highest qualified improved sale in the Lee County Property Appraiser sale records for ZIP 33924 is $17,150,000 for 16660 Captiva Drive, recorded April 21, 2021 (instrument 2021000131335).

What do Captiva condos sell for compared with single-family homes?

About a third as much at the median. Captiva Island condominiums recorded a $642,000 median across 30 sales from October 2025 to September 2026, against $2,275,000 for 11 single-family sales (Lee County Property Appraiser). By price per heated square foot, condos ran $759 and houses $1,402, the house figure resting on only 11 sales.

Are Captiva Island home prices going up or down?

The condominium side is the only one with enough recorded sales for a direction: condo sales rose from 16 to 30 between the October-to-September windows of 2024-25 and 2025-26, and the median moved from $474,175 to $642,000 (the earlier window including sales the county coded 03 (property changed after the sale), which after Hurricane Ian covered most island sales). Single-family sales, 11 against 15, are too few for a trend. SunStats months of supply fell from 37.0 to 17.0 between September 2025 and September 2026.

How much of Captiva’s market is South Seas?

Most of it by count. The South Seas family of condos and cottages accounted for 29 of the 47 recorded Captiva Island sales from October 2025 to September 2026 (62 percent), at a $765,000 median; the other 18 sales had a $2,012,500 median (Lee County Property Appraiser recorded sales).

Is now a good time to buy on Captiva Island?

For well-prepared buyers, the window is still favorable but narrowing: SunStats showed 17.0 months of supply in ZIP 33924 in September 2026, down from 37.0 a year earlier, and sellers closing at 92.5 percent of original list. Leveraged buyers need more diligence on insurance, flood zone, the 50 percent rule history and the 2026 CEPD assessment. Call Marc at (239) 287-5873.

How long do homes stay on the market on Captiva Island?

It swings widely from month to month. Over the twelve months ending September 2026 the monthly median ZIP 33924 sale took between 16 and 318 days to go under contract; in August 2026 it was 207 days (9 sales) and in September 2026 55 days (3 sales), with 218 and 77 days to close (Florida Realtors SunStats). It is a slow, seasonal, luxury market, and insurance binding is often the long pole in the closing timeline.

What types of properties are available on Captiva Island?

Gulf-front and bayside single-family homes, South Seas resort condominiums and cottages, duplexes and similar multi-family buildings, timeshare interests inside South Seas, and a shrinking stock of older island cottages. On the current roll Captiva Island has 348 improved single-family parcels, 537 condominium parcels and 70 multi-family parcels (Lee County Property Appraiser).

What are the best neighborhoods on Captiva Island?

Six zones: South Seas Island Resort (gated, about 330 acres, north end); Captiva Village (the Andy Rosse Lane corridor); the ’Tween Waters area (mid-island, Gulf and Sound); the Captiva Drive Gulf-front estates (“Gold Coast”); Roosevelt Channel and bayside Captiva; and Blind Pass at the south end. The right one depends on whether you want resort amenities, a walkable village, deep-water dockage or open-Gulf sunsets.

What is the difference between South Seas Island Resort and the rest of Captiva?

South Seas is the gated, roughly 330-acre resort at Captiva’s north end, owned since 2021 by a Timbers Company, Wheelock Street Capital and Ronto Group joint venture. It carries resort amenities (marina, beaches, Beach House, Captiva Landing, The Clutch) and a rental program, and a 2025 rezoning allows 435 hotel rooms in two hotels plus additional multifamily units, subject to a pending court challenge.

Is North Captiva the same as Captiva Island?

No. North (Upper) Captiva is a separate island: the 1921 hurricane cut Redfish Pass, splitting it from Captiva. It is reached only by boat or small plane, has its own fire district, and is reported separately in county data: 15 single-family sales from October 2025 to September 2026 at a $905,000 median.

How do you get to North Captiva, and can you buy a home there?

By boat or small plane only; there is no bridge. You can buy there: Lee County Property Appraiser recorded 15 single-family sales on North Captiva from October 2025 to September 2026, at a $905,000 median and a range of $420,000 to $2,900,000. Plan for boat logistics, the Upper Captiva fire district’s 3.75-mill rate, and island-specific insurance.

How do you get to Captiva Island?

One road: cross the Sanibel Causeway from Punta Rassa, follow Periwinkle Way and Sanibel-Captiva Road across Sanibel, and cross the Blind Pass bridge onto Captiva. The causeway’s $328 million permanent restoration was completed in 2025. The island-bound toll is $6; check Lee County’s LeeWay page for current rates.

Is Blind Pass closed?

Blind Pass has changed through 2026: sand from Captiva’s 2025 renourishment closed the inlet by mid-March 2026, and WINK News, citing Lee County officials, reported on June 5, 2026 that the sandbar had cleared and the waterway reopened. The road and bridge stayed open throughout. Check current conditions before you navigate the pass.

Will Lee County dredge Blind Pass?

Yes, that is the plan. On April 7, 2026 the Lee County Board of County Commissioners approved a $290,580 task authorization to prepare a Blind Pass dredging project, with dredging expected in 2027 and beach-compatible sand going to northwestern Sanibel. The county says permits and regulatory approvals are in place.

How many people live on Captiva Island year-round?

The 2020 Census counted 318 people and 1,108 housing units in the Captiva census-designated place (403 people and 1,411 housing units across ZIP code 33924, which also takes in North Captiva and other islands). The Captiva Community Panel has cited around 1,500 year-round residents; the Census count is the official figure.

Is Captiva, Florida, a town or city?

Neither. Captiva is unincorporated Lee County: there is no Town or City of Captiva. Land use is decided by the Lee County Board of County Commissioners under the Lee Plan and the Lee County Land Development Code; the Captiva Community Panel is advisory, and the Captiva Erosion Prevention District and the Captiva Island Fire Control District levy their own taxes.

Is Captiva part of Sanibel?

No. Sanibel is a city, incorporated in November 1974; Captiva declined to incorporate and remains unincorporated Lee County. The two islands share a causeway, a school, a chamber and a brand, but Captiva’s permits, flood rules and land use run through Lee County. Annexation was raised in May 2024, and no survey result, ordinance or referendum has been reported since.

What is the property tax rate on Captiva Island?

The 2026 rates for Captiva taxing district 006 total 13.5040 mills (Lee County Property Appraiser 2026 millage book; 13.5765 in 2025), including the Captiva Island Fire Control District (2.2900 mills for FY2026-27) and the Captiva Erosion Prevention District (0.3740 mills for FY2025-26). Assessed value resets to the purchase price at sale, and non-homestead owners do not get the $50,000 exemption.

What is the CEPD beach assessment and how much is it?

It is a one-project charge for the 2025 renourishment. On August 31, 2026 the Captiva Erosion Prevention District board voted 4 to 0 to approve the apportionment for a $10 million non-ad valorem assessment based on 2025 just values; amounts vary by beach zone and use, so request the parcel’s figure from CEPD. An earlier assessment for the 2021 project runs through FY2029.

What are HOA fees like on Captiva Island?

They vary by association and are not published in one place, so get the current budget and dues schedule for the specific condominium or HOA. Ask also for the reserve study or SIRS where required, the special-assessment history and the rental rules. At South Seas, association dues and resort charges differ by sub-community.

Are there CDD fees on Captiva Island?

No. There are no Community Development Districts on Captiva. The closest analog is the Captiva Erosion Prevention District, which levies an operating millage (0.3740 mills for FY2025-26) and, in 2026, a $10 million non-ad valorem assessment for the 2025 beach project. The Captiva Island Fire Control District levies its own millage.

Do Captiva condos need milestone inspections or a SIRS?

Only buildings of three or more habitable stories. Under HB 913 (2025), milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more habitable stories; SIRS reserve funding is required from January 1, 2026, and resale buyers get a 7-day rescission window. Many South Seas buildings are low-rise, so confirm coverage per building and check DBPR’s SIRS database.

What flood disclosure must a Captiva seller give me?

The statutory “FLOOD DISCLOSURE.” Under section 689.302, Florida Statutes, effective October 1, 2024, the seller of residential property must give it at or before contract, covering knowledge of flood damage during ownership, flood insurance claims (NFIP or private) and federal flood assistance from FEMA. Read it alongside the elevation certificate.

Will I have to elevate my Captiva home if I renovate?

Possibly. Under Lee County Ordinance 22-30, if the combined cost of repairs and improvements in any five-year period reaches 50 percent of the building’s market value before the work, the structure must be brought into compliance with current flood rules, usually meaning elevation. Ask the seller for the permit history, because past work counts toward the five-year total.

What should I check before buying on Captiva after Hurricane Ian?

Check the FEMA zone and base flood elevation for the exact address, the elevation certificate, any Substantial Damage Determination and the five-year permit history under Lee County’s 50 percent rule, the seller’s statutory flood disclosure, insurance quotes, and for a condo the SIRS and milestone status where the building is covered. Captiva’s maps are FEMA panels effective November 17, 2022.

How bad was Hurricane Ian on Captiva?

Severe, mostly from waves and beach loss. Ian made landfall near Cayo Costa on September 28, 2022; flooding on Captiva was mostly 0 to 4 feet above ground (SCCF). Florida DEP measured 461,742 cubic yards of Captiva beach loss and 78 major structures with major damage on Captiva. The causeway was cut, and the island was reachable only by boat or air for about three weeks.

What is the FEMA 50% Rule and how does it apply to Captiva?

On Captiva it is Lee County’s version: under Ordinance 22-30, substantial improvement is counted cumulatively over five years, and once repairs and improvements reach 50 percent of the building’s pre-work market value, the structure must meet current flood rules, usually meaning elevation. Repetitive-loss properties use a 12-month window. Sanibel applies its own rule through city permitting.

How much does insurance cost on a Captiva Island home?

It depends on the house, and only a quote on the specific property is reliable. Countywide benchmarks from Citizens’ 2026 Rate Kit: 21,124 Lee County personal-lines policies averaging $2,923, HO-6 condo policies averaging $1,459 and wind-only policies averaging $4,550. Captiva’s flood discount is the Class 5 CRS 25 percent on NFIP premiums. Shop before you offer.

What flood zones is Captiva Island in?

On FEMA’s National Flood Hazard Layer, queried October 22, 2026, the Gulf side carries Zone VE with base flood elevations of 8 to 13 feet (NAVD88) and the bay side and interior carry Zone AE at 6 to 9 feet, with some Zone X. The panels took effect November 17, 2022. Look up the exact address on FEMA’s Map Service Center.

Is Captiva on septic or sewer?

Mostly septic. Outside South Seas, which has its own central sewer plant, Captiva relies on septic and other onsite systems: a 2018 engineering study counted 378 developed properties on onsite systems, and no sewer program for the rest of the island has been funded or started. Ask for the system’s age and inspection history.

How much is parking at Captiva Beach (Alison Hagerup)?

At the CEPD-run Alison Hagerup Beach Park lot at Captiva’s north end, parking is $25 plus tax and fees for two hours, $40 for the day and $15 for a day extension, with handicap parking free (CEPD). Turner Beach at Blind Pass is a Lee County lot; check Lee County Parks for its current rate.

Who provides fire and rescue on Captiva?

The Captiva Island Fire Control District, created by the Legislature in 1955, with a FY2026-27 budget of $6,280,763 at 2.2900 mills. Law enforcement is the Lee County Sheriff’s Office. North Captiva is served by the separate Upper Captiva Fire Protection and Rescue Service District.

What is Timbers Captiva Club & Residences?

A planned 84-home residential club on a 12-acre parcel inside South Seas, offering whole ownership from just under $5 million to about $9.2 million and deeded one-sixth fractional interests from about $0.85 million. Groundbreaking for sitework and vertical construction is scheduled for early 2027, and Business Observer reported initial work under way on October 1, 2026.

What is the Captiva Plan, and is Lee County removing it?

The Captiva Plan is Goal 23 of the Lee Plan. CPA2026-00005 would delete it and other community plans and fold them into the general Lee Plan. It is proposed; the Local Planning Agency voted 4 to 2 in favor on August 31, 2026; the Board of County Commissioners paused the schedule on September 15, 2026, and it is expected to return.

Is South Seas Island Resort open?

Yes. Open in 2026: The Clutch nine-hole course (since May 1, 2024), the Yacht Harbour marina (reopened May 17, 2025), the Beach House restaurant (October 15, 2025) and the $26 million Captiva Landing water-play area with Flippers (end of December 2025). Still to come: hotel rebuilds on the former Harborside and conference-center sites, and the spa.

What is there to do on Captiva Island?

Beaches, sunsets, shelling, fishing, boating, dolphin tours and island dining. Beach access includes Alison Hagerup Beach Park, Andy Rosse Lane, Wightman Lane, Laika Lane and Turner Beach. Captiva Cruises runs trips to Cabbage Key, Useppa and North Captiva, and the “Ding” Darling refuge and the Bailey-Matthews National Shell Museum on Sanibel are short drives.

Is there a downtown on Captiva Island?

No traditional downtown: Captiva is unincorporated, with no central business district and no traffic lights. The closest analog is the Andy Rosse Lane corridor in Captiva Village, a few blocks of restaurants, galleries and shops, with the Mucky Duck at the Gulf end and the Bubble Room near Captiva Drive.

What schools serve Captiva Island?

Captiva is in the School District of Lee County. The Sanibel School, the only school on either island, is the closest public option; older students attend mainland Lee County schools. Confirm assignment by address with the district.

Where do Captiva residents go for medical care?

To the mainland. There is no hospital on Captiva; the nearest hospitals are in Fort Myers, across the causeway, and the trip runs longer in season.

Can foreigners buy a home on Captiva Island?

Yes. Florida has no residency or citizenship restriction on ownership. Foreign buyers should plan for FIRPTA withholding when they later sell (generally 10 to 15 percent of the gross price), non-homestead property tax rates and U.S. tax filing on rental income. Work with a Florida real-estate attorney and a CPA familiar with cross-border tax.

How do I look up what a Captiva home sold for?

Use the Lee County Property Appraiser’s property search at leepa.org: search the parcel and open its sales history, which shows recorded sale dates, prices and transfer codes. Recorded prices can differ from MLS-reported prices, and the county’s just value is not a market value; on Captiva just value runs about 0.80 of recorded price for houses and 0.88 for condos.

How long does a typical Captiva real estate closing take?

Typical cash closings run 30 to 45 days from contract and financed transactions 45 to 60, sometimes longer with appraisal or insurance-binding delays. Out-of-state buyers can close remotely through a mail-away closing or Florida-permitted Remote Online Notarization.

Frequently Asked Questions: Seller Edition

Captiva Island seller questions, answered from the county record, SunStats and Florida law. For your specific home, call Jesse direct at (239) 898-6072.

Who is the best Realtor to sell my house on Captiva Island?

McGreevy and Comisar: the #1 team in Southwest Florida since 2012 (Domain Realty Group), Top 1% Nationally since 2008, the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team. On a market this small, you want a team that prices to closed comps of your own type, knows the flood and 50 percent rule record cold, markets to the cash buyer who transacts here, and owns Captiva rental property firsthand. Call Jesse at (239) 898-6072.

What is my Captiva home worth right now?

It depends on your property type and its record. Captiva Island condominiums recorded a $642,000 median across 30 sales and single-family homes a $2,275,000 median across 11 sales from October 2025 to September 2026 (Lee County Property Appraiser), and elevation, storm history, insurability, dockage and finish move a specific home well off either median. Get a valuation at our Sanibel and Captiva home valuation page or call Jesse at (239) 898-6072.

What is my Captiva condo worth compared with recent county-recorded sales?

Start with the 30 Captiva Island condominium sales recorded from October 2025 to September 2026, median $642,000 and $759 per heated square foot, then narrow to your own association. South Seas associations range widely, from bayside villas to Gulf-front Lands End Village, so we pull your building’s own recorded sales. Your unit’s view, floor, renovation and the association’s reserves decide where you land.

How much does it cost to sell a house on Captiva, Florida?

Florida seller costs typically include the real estate commission, documentary stamp tax on the deed ($0.70 per $100 of price), the owner’s title insurance policy that Lee County sellers customarily provide, settlement and recording fees, prorated taxes and association dues, and payoff of any mortgage or liens. We walk every seller through a net-proceeds sheet before listing. Call Jesse at (239) 898-6072.

Why is my Captiva listing (or my neighbor’s) just sitting?

Almost always, price. In September 2026 the median ZIP 33924 sale closed at 92.5 percent of its original asking price (3 sales; in August, 94.5 percent after 207 days to contract), and over the past twelve months that figure ran as low as 83.2 percent (SunStats). Homes priced to a wishful number sit, then give back the difference anyway. The fix is pricing to closed sales of your type from day one. Let us take a fresh look: (239) 898-6072.

When is the best time to sell a house on Captiva Island?

List into or just ahead of the November-to-April season, when second-home and seasonal buyers are on the island. On a market where Captiva Island never exceeded 10 county-recorded sales in one month in the last three years, correct pricing and complete documentation matter more than the calendar. We will advise on the right window for your home. Call Jesse at (239) 898-6072.

Should I sell my Captiva home or keep it as a rental?

It depends on your elevation and storm history, carrying costs (insurance, assessments including the 2026 CEPD assessment, debt service), tax basis and time horizon. A well-located, insurable, code-compliant home can be a strong rental hold; an at-grade home near a 50 percent rule trigger may be better sold to a cash buyer now. Because we own three South Seas rental condos, we model both sides from experience. Call Jesse at (239) 898-6072.

What are seller closing costs in Florida?

In Lee County, which includes Captiva, sellers customarily pay the documentary stamp tax on the deed, the real estate commission and the owner’s title insurance policy, plus settlement and recording fees, prorated taxes and association dues, and any lien or mortgage payoff. The contract controls, and terms are negotiable. We provide a line-item net sheet before you list.

Do I need a survey to sell my house on Captiva?

A survey is not legally required to sell, but most title companies and many buyers want a current one, and on a barrier island with shifting shorelines, easements, docks and erosion-district projects, a clean survey prevents closing-day delays. We advise most Captiva sellers to have one ready. Call Jesse at (239) 898-6072.

How do I sell a South Seas Island Resort condo?

Assemble the association documents first: budget, reserve study or SIRS where the building is covered, special-assessment history, rental-program status and amenity access, plus your unit’s storm and insurance history. The South Seas family of condos and cottages accounted for 29 of the 47 recorded Captiva Island sales in the last twelve months, so buyers have comps. As owners of three South Seas units, we know how to position them. Call Jesse at (239) 898-6072.

How do I sell my Captiva home if it was damaged by Ian, Helene, or Milton?

Disclose honestly and document thoroughly. Buyers will want any Substantial Damage Determination, the repair and elevation work done, the permit history that counts toward Lee County’s five-year 50 percent rule, the current flood zone and the insurance picture, and you must give the statutory flood disclosure. A properly rebuilt, elevated home is often more marketable than a patched at-grade survivor. Call Jesse at (239) 898-6072.

What does it cost to sell, and is the commission negotiable?

Real estate commissions in Florida are not set by law and are always negotiable between seller and broker. We are transparent about our fee and what it buys: full luxury marketing, accurate pricing, negotiation and a team that closes on Captiva. We review the structure with you before you sign anything. Call Jesse at (239) 898-6072.

Should I sell my Captiva house by owner (FSBO) or use a Realtor?

On a thin, high-value market where pricing, flood and insurance disclosure, and access to the cash-buyer pool decide the outcome, a for-sale-by-owner seller takes on pricing risk and disclosure and contract risk at the same time. We will show you the math for your specific property and let you decide. Call Jesse at (239) 898-6072.

How do you market a luxury Captiva listing?

Comp-anchored pricing first, then professional photography and video, full MLS and syndication exposure, targeted reach to the equity-rich second-home and investor pool, and honest positioning of the home’s storm resilience, insurability and rental history. Two-thirds of Captiva Island owners have out-of-state mailing addresses, so we market well beyond Florida. Call Jesse at (239) 898-6072.

What disclosures do I have to make when selling on Captiva?

Florida sellers must disclose known material defects that are not readily observable and that materially affect value (the Johnson v. Davis standard), and since October 1, 2024 must give the statutory flood disclosure under section 689.302, Florida Statutes. On Captiva, be ready to address storm-damage history, any Substantial Damage Determination, flood zone and elevation, association assessments and the CEPD assessment.

Do I have to disclose past flooding when I sell on Captiva?

Yes. Under section 689.302, Florida Statutes (effective October 1, 2024), the seller of residential property gives the prescribed “FLOOD DISCLOSURE” at or before contract, covering knowledge of flood damage during ownership, flood insurance claims (NFIP or private) and federal flood assistance from FEMA. It is a statutory duty, not an agent opinion, and we help you complete it accurately.

How fast can I sell my Captiva home if I need to move quickly?

The lever you control is price. The median ZIP 33924 sale took 207 days to reach a contract in August 2026 and 55 days in a 3-sale September (SunStats), but homes priced right to closed comps and marketed to the cash pool can move materially faster, especially in season. If speed matters, we price for velocity and tell you the trade-off honestly. Call Jesse at (239) 898-6072.

Will my Captiva sale be a cash deal?

Often. Cash buyers made up 77.8 percent of August 2026 closings (9 sales) and 66.7 percent of September 2026 closings (3 sales) in ZIP 33924 (Florida Realtors SunStats), and Captiva’s buyer pool skews toward equity-rich second-home buyers, investors and family trusts. Cash usually means no financing contingency and a faster closing. We market your listing directly to that pool.

Does the FEMA 50% Rule change what my Captiva home is worth to a buyer?

Yes, because it decides what the structure can become. Under Lee County Ordinance 22-30, once repairs and improvements in any five-year period reach 50 percent of the building’s pre-work market value, the whole building must meet current flood rules, usually meaning elevation. A rebuilt, elevated home and an untouched older home are different assets. Have the elevation certificate and five years of permits ready.

Does Captiva still get the 25 percent flood-insurance discount?

Yes. FEMA’s Community Rating System list effective April 1, 2026 shows unincorporated Lee County, which includes Captiva, at Class 5, a 25 percent discount on NFIP flood premiums; Lee County says owners receive it automatically. FEMA had moved in March 2024 to pull the discount over post-Ian permitting compliance, and the county completed the required documentation that spring. Hand buyers a current flood quote.

Should I get a wind mitigation report before I list my Captiva home?

Yes, if your home has hardening features to prove. A current report lets a buyer price the wind portion of insurance before the offer instead of after inspection. Owners of eligible homes can request a free inspection through My Safe Florida Home, which also offers matching grants for qualifying upgrades, with eligibility capped by insured dwelling value ($700,000 per the program page).

Who pays for the owner’s title insurance when I sell on Captiva?

In Lee County, which includes Captiva, the seller customarily pays for the owner’s title insurance policy, although the purchase contract controls and the term can be negotiated. Sellers also pay Florida documentary stamp tax on the deed at $0.70 per $100 of sale price, which is $7,000 on a $1,000,000 sale. Both go on your net-proceeds sheet before you sign a listing agreement.

How should I price my Captiva home when so few homes sell each month?

Price to recorded sales of your own property type, never to an island-wide figure. Captiva Island condos and houses are two markets ($642,000 and $2,275,000 recorded medians, October 2025 to September 2026), and Captiva Island never exceeded 10 county-recorded sales in one month in the last three years. Build a comparable set by type, location and elevation, then adjust for storm history, insurability and dockage.

How much competition will my Captiva listing face right now?

Less than a year ago, but still a lot. SunStats counted 136 active listings in ZIP 33924 in September 2026, down from 179 in September 2025, and months of supply fell from 37.0 to 17.0 (pulled October 27, 2026). With about eight closings a month, buyers have choices and time, so your listing competes on price, condition and documentation.

What rental records should I have ready to sell a Captiva vacation rental?

The compliance file and the booking history: the Florida DBPR vacation-rental license, sales tax registration, the Lee County Tourist Development Tax registration (5 percent), gross rents and occupancy by season, and the association’s rental rules and any resort rental-program agreement. Clean records let a buyer verify income instead of discounting it.

Do Captiva’s rental rules help my sale compared with Sanibel?

They can widen your buyer pool. Sanibel’s code bars rentals of less than four consecutive weeks outside permitted resort housing. No Lee County minimum-stay ordinance was found for Captiva; Florida law (s. 509.032(7)(b)) bars new local rental-duration limits, so rental limits on Captiva come from each condominium or HOA’s own documents and resort rental programs. Have your association’s rules ready, because buyers will read them.

Does the South Seas rezoning appeal affect selling a home inside South Seas?

Buyers will ask, so be ready with the dated record: the August 6, 2025 rezoning allows 435 hotel rooms in two hotels plus additional multifamily units; on May 22, 2026 the Sixth District Court of Appeal reversed the order enforcing the 912-unit settlement, and a rehearing motion is pending; the challenge to the rezoning was argued August 4, 2026 and is undecided. We present the record without predicting outcomes.

What documents will a buyer want when I sell my Captiva condo?

The association budget, any SIRS and milestone reports where the building has three or more habitable stories, the special-assessment history, the rental rules, the association’s insurance declarations, and your unit’s storm repair records. Florida’s 2025 condo law gives resale buyers a 7-day rescission window, so a complete packet up front protects your price and your timeline.

Will FIRPTA withholding apply if I live outside the United States and sell my Captiva home?

Usually, yes. Under FIRPTA, when a foreign owner sells U.S. real property, generally 10 to 15 percent of the gross selling price is withheld at closing, pending the seller’s U.S. tax filing. Plan the withholding into your net proceeds early, and work with a Florida real estate attorney and a CPA familiar with cross-border tax well before closing.

What happens to the property tax bill after my Captiva home sells?

It resets for the buyer. Assessed value resets to the purchase price, the $50,000 homestead exemption and the Save Our Homes cap do not carry over, and taxes are prorated to the closing date. Captiva bills stack county, school and regional rates with the Captiva Island Fire Control District and CEPD (the 2026 rates for district 006 total 13.5040 mills).

Will the 2026 CEPD assessment show up at closing?

It can. On August 31, 2026 the Captiva Erosion Prevention District board voted 4 to 0 to approve the apportionment for a $10 million non-ad valorem assessment based on 2025 just values, collected through the Lee County Tax Collector; amounts vary by beach zone and use, so request the parcel’s figure from CEPD. Decide with your buyer in the contract how the assessment and any earlier CEPD layer are handled.

Should I sell my damaged Captiva home as-is or repair it first?

It depends on how close the repairs come to the 50 percent threshold. Under Lee County Ordinance 22-30, repairs and improvements are counted cumulatively over five years, and if a building was substantially damaged, any repair counts as substantial improvement. Many owners of older at-grade homes do better selling as-is to a buyer prepared to redevelop to current code. We model both paths before you spend.

Does the 2025 beach renourishment help when I sell a Gulf-front Captiva home?

Yes, it gives buyers documented confidence in the shoreline. CEPD reports the 2025 project placed about 1,000,000 cubic yards of sand on 4.85 miles of Gulf beach and that all dredging and sea-oat planting were complete by January 7, 2026. Disclose the 2026 non-ad valorem assessment that pays for it and the sea turtle lighting rules that apply to beachfront homes.

Can I sell my Captiva home if I live out of state?

Yes, and most Captiva owners do: 67 percent of Captiva Island single-family and condo parcels have an out-of-state owner mailing address. You can sign through a mail-away closing or Florida-permitted Remote Online Notarization. The work that matters is local: showings, inspections, storm checks and association coordination, which we handle for owners who live elsewhere.

How long does a Captiva closing take after I accept an offer?

Typically 30 to 45 days for a cash buyer and 45 to 60 days for a financed buyer, sometimes longer. On Captiva the long pole is often the buyer’s insurance, and condo resale buyers have a 7-day rescission window after receiving the association documents. Accepting an offer from a buyer with insurance quotes in hand shortens the risk window.

Should I list my Captiva home before or during hurricane season?

List into the November-to-April buying season when you can, and have storm documentation ready whenever you list. June through October is hurricane season, when showings thin out and any storm can interrupt inspections and insurance binding. A listing that launches in the fall with pricing, photography, elevation certificate and wind mitigation report complete meets the first wave of in-season buyers.

Sources and Authoritative References

Every figure on this page traces to one of these primary or named secondary sources. Government and court pages that block automated requests load normally in a browser.

• U.S. Census Bureau, 2020 Census DHC P1, Captiva CDP: api.census.gov/data/2020/dec/dhc
• U.S. Census Bureau, 2020 Census DHC P1, ZCTA 33924: api.census.gov/data/2020/dec/dhc
• U.S. Census Bureau, QuickFacts, Sanibel city: census.gov/quickfacts/sanibelcityflorida
• Captiva Community Panel, about the Panel: captivacommunitypanel.com/851-2
• Captiva Community Panel, Captiva Plan: captivacommunitypanel.com/captiva-plan
• Captiva Community Plan, final text (PDF): captivacommunitypanel.com/wp-content/uploads/2021/04/Captiva-Community-Plan.Final_.pdf
• Santiva Chronicle, Panel expresses interest in potential annexation, May 10, 2024: santivachronicle.com/news/captiva-community-panel-expresses-interest-in-potential-annexation
• SCCF, Why islanders chose to incorporate, November 26, 2024: sccf.org/2024/11/26/why-islanders-chose-to-incorporate
• Florida Museum, tour of North Captiva: floridamuseum.ufl.edu/rrc/blog/tour-north-captiva
• FEMA National Flood Hazard Layer, flood hazard zones layer: hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
• FEMA National Flood Hazard Layer, FIRM panels layer: hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3
• FEMA National Flood Hazard Layer, political jurisdictions layer: hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/22
• FEMA Flood Map Service Center, address search: msc.fema.gov/portal/search
• Lee County, Flood Insurance Rate Maps: leefl.gov/258/Flood-Insurance-Rate-Maps
• Lee County, Floodplain Management: leefl.gov/207/Floodplain-Management
• Lee County, 50 percent rule FAQ: leefl.gov/m/faq
• Lee County, flood insurance discounts (CRS): leefl.gov/268/Discounts
• Lee County, FEMA map changes 2026: leefl.gov/dcd/flood/floodways/femamapchanges2026
• Lee County Ordinance 22-30 (PDF): leegov.com/dcd/Documents/FloodMapping/22-30.pdf
• FEMA, CRS eligible communities, April 1, 2026 (PDF): fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf
• FEMA, Community Rating System: fema.gov/floodplain-management/community-rating-system
• FEMA, Hurricane Ian NFIP claims analysis, December 2023 (PDF): fema.gov/sites/default/files/documents/fema_rm-nfip-claims-analysis-ian-case-study-12-2023.pdf
• FEMA, Florida Hurricane Ian (DR-4673-FL): fema.gov/disaster/4673
• WGCU, Lee officials say FEMA change on flood insurance discounts hurts residents, March 29, 2024: wgcu.org/top-story/2024-03-29/lee-officials-say-fema-change-on-flood-insurance-discounts-hurts-residents-seems-punitive
• National Hurricane Center, Hurricane Ian report AL092022 (PDF): nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
• National Hurricane Center, Hurricane Milton report AL142024 (PDF): nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
• National Hurricane Center, Hurricane Charley report AL032004 (PDF): nhc.noaa.gov/data/tcr/AL032004_Charley.pdf
• SCCF, What high water mark data can tell us, December 13, 2022: sccf.org/2022/12/13/what-high-water-mark-data-can-tell-us
• Florida DEP, Hurricane Ian and Nicole beach conditions report (PDF): floridadep.gov/sites/default/files/Hurricane Ian Nicole_Final Report_Aug. 2023.pdf
• Florida DEP, Hurricane Helene and Milton impact report (PDF): floridadep.gov/sites/default/files/Hurricane Helene & Milton Impact Report in Southwest FLorida March2025_0.pdf
• Florida DEP, Critically Eroded Beaches in Florida, August 2025 (PDF): floridadep.gov/sites/default/files/FDEP_Critically Eroded Beaches_08-2025_FINAL_1.pdf
• Construction Dive, Sanibel Causeway restoration completed: constructiondive.com/news/sanibel-causeway-restoration-complete-hurricane/749099
• Lee County, Tolls and LeeWay: leefl.gov/893/tolls-leeway
• Lee County, Blind Pass: leefl.gov/442/Blind-Pass
• WGCU, Blind Pass closing as new sand from Captiva renourishment creates new beach, March 21, 2026: wgcu.org/top-story/2026-03-21/blind-pass-closing-as-new-sand-from-captiva-renourishment-creates-new-beach-in-the-inlet
• Island Reporter, County board OKs project to prepare for Blind Pass dredging, April 2026: captivasanibel.com/news/2026/04/county-board-oks-project-to-prepare-for-blind-pass-dredging
• WINK News, Previously blocked sandbar on Blind Pass clears, June 5, 2026: winknews.com/news/lee/previously-blocked-sandbar-on-blind-pass-clears-opens-waterway/article_9a885e27-f890-4655-858e-da13c8dea65a.html
• Santiva Chronicle, Blind Pass reopened, June 13, 2026: santivachronicle.com/news/island-fishing-report-blind-pass-reopened
• CEPD, 2025 Captiva Beach Renourishment Project: mycepd.com/2025-captiva-beach-renourishment-project
• CEPD, historic beach projects: mycepd.com/historic-beach-projects
• CEPD, Alison Hagerup Beach parking lot: mycepd.com/alison-hagerup-beach-parking-lot
• CEPD, final millage rate resolution FY2025-26 (PDF): mycepd.com/files/cc950782d/2025+Final+Millage+Rate+Resolution.pdf
• CEPD, FY2025 annual financial report (Florida Auditor General, PDF): flauditor.gov/pages/specialdistricts_efile rpts/2025 captiva erosion prevention district.pdf
• Island Reporter, CEPD board OKs assessments for beach project, September 2026: captivasanibel.com/news/2026/09/cepd-board-oks-assessments-for-beach-project
• Island Reporter, CEPD sets millage rate and budget, September 2026: captivasanibel.com/news/community-news/2026/09/cepd-sets-millage-rate-and-budget
• WGCU, CEPD plans beach project public hearing, April 1, 2025: wgcu.org/section/hurricanerecovery/2025-04-01/captiva-erosion-prevention-district-plans-beach-project-public-hearing
• Florida Senate, local funding request S2457, Captiva beach (PDF): flsenate.gov/PublishedContent/Session/FiscalYear/FY2025-26/LocalFundingInitiativeRequests/FY2025-26_S2457.pdf
• Captiva Island Fire Control District, FY2026-27 final budget (PDF): captivafire.com/files/7fdeb5c3f/Fiscal+Year+2026-2027+FINAL+Budget.pdf
• Captiva Island Fire Control District, financials: captivafire.com/financials
• Island Reporter, Captiva Island Fire Control District keeps millage rate the same, September 2026: captivasanibel.com/news/community-news/2026/09/captiva-island-fire-control-district-keeps-millage-rate-the-same
• Upper Captiva Fire, resolution 2025-09 final millage (PDF): uppercaptivafire.org/wp-content/uploads/2025/09/Resolution-2025-09-signed.pdf
• Lee County Property Appraiser, property search: leepa.org/search/propertysearch.aspx
• Lee County Property Appraiser, parcel data download: leepa.org/TaxRoll/ParcelData/LCPA_Parcel_Data_TXT.zip
• Lee County Property Appraiser, 2026 taxing district millage book (PDF): leepa.org/TaxRoll/Millage Books/2026 Taxing District Millage Book.pdf
• Lee County Property Appraiser, 2025 taxing district millage book (PDF): leepa.org/TaxRoll/Millage Books/2025 Taxing District Millage Book.pdf
• Florida Department of Revenue, real property transfer codes (PDF): floridarevenue.com/property/Documents/salequalcodes_aft01012025.pdf
• Lee County Tax Collector, property taxes: leetc.com/property-taxes
• Gulfshore Business, Lee County approves budget and holds tax rate: gulfshorebusiness.com/lee/lee-county-approves-3b-budget-holds-tax-rate-steady/article_d9ba038f-d48b-4fdc-91ee-239c68ec8038.html
• Florida Statutes section 196.031, homestead exemption: flsenate.gov/Laws/Statutes/2025/196.031
• Florida Statutes section 193.155, Save Our Homes: flsenate.gov/Laws/Statutes/2025/193.155
• Florida Department of Revenue, documentary stamp tax: floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
• Citizens Property Insurance, 2026 Rate Kit (PDF): citizensfla.com/documents/20702/35182283/2026+Rate+Kit.pdf/a9199889-6745-3479-f061-6a6983f3d373
• Citizens Property Insurance, 2026 rate and rule changes: citizensfla.com/-/20260430-2026-rate-and-rule-changes
• My Safe Florida Home: mysafeflhome.com
• Florida Statutes section 689.302, flood disclosure: leg.state.fl.us/statutes/index.cfm
• Florida DBPR, milestone and SIRS inspections: condos.myfloridalicense.com/inspections
• Florida Senate, HB 913 (2025) bill summary: flsenate.gov/Committees/billsummaries/2025/html/913
• Florida Senate, HB 913 (2025) enrolled text (PDF): flsenate.gov/Session/Bill/2025/913/BillText/er/PDF
• Florida Statutes section 718.112, condominium bylaws and reserves: flsenate.gov/Laws/Statutes/2025/718.112
• Florida Statutes section 509.032, vacation rental preemption: flsenate.gov/Laws/Statutes/2025/0509.032
• Florida Senate, SB 280 (2024): flsenate.gov/Session/Bill/2024/280
• Florida DBPR, license search: myfloridalicense.com
• Lee County Clerk of Court, tourist development tax: leeclerk.org
• Sanibel Code of Ordinances, Municode: library.municode.com/fl/sanibel/codes/code_of_ordinances
• Lee County Land Development Code, Municode: library.municode.com/fl/lee_county/codes/land_development_code
• Lee County, Lee Plan text (PDF): leegov.com/dcd/Documents/Planning/LeePlan/Leeplantext.pdf
• Lee County, CPA2026-00005 Captiva change table (PDF): leegov.com/dcd/Documents/Planning/CPA26-05/23_CPA2026-00005_Captiva Changes.pdf
• SCCF, potential impacts of removing the Captiva Community Plan, September 17, 2026: sccf.org/2026/09/17/what-are-the-potential-impacts-of-the-removal-of-the-captiva-community-plan
• Island Reporter, Panel works to save Captiva Plan from elimination, September 18, 2026: captivasanibel.com/news/community-news/2026/09/captiva-community-panel-works-to-save-captiva-plan-from-elimination
• Island Reporter, Reject proposed amendments to Lee Plan and LDC (opinion), August 2026: captivasanibel.com/opinion/2026/08/reject-proposed-amendments-to-lee-plan-ldc
• Florida Statutes section 171.0413, annexation procedures: flsenate.gov/Laws/Statutes/2025/171.0413
• Lee County, ADD2002-00098 South Seas administrative interpretation (PDF): leegov.com/dcd/Documents/captiva-southseas/ADD2002-00098 Admin amendment.pdf
• Business Observer, Lee resort opens $26M water park, March 26, 2026: businessobserverfl.com/news/2026/mar/26/lee-resort-opens-water-park-expansion-litigation
• Business Observer, South Seas buys 22-acre artist retreat on Captiva, March 31, 2026: businessobserverfl.com/news/2026/mar/31/south-seas-buys-22-acre-artist-retreat-on-captiva
• Business Observer, initial work on 84-unit Captiva Island residential project, October 1, 2026: businessobserverfl.com/news/2026/oct/01/initial-work-captiva-island-residential-project
• Gulf Shore Business, Lee County victory allows South Seas project to move forward, May 27, 2026: gulfshorebusiness.com/lee/lee-county-victory-allows-south-seas-project-to-move-forward/article_18623c05-4502-47e9-9b17-fce7e2ed1d21.html
• Gulf Shore Business, Lee County approves South Seas rezoning: gulfshorebusiness.com/development/lee-county-approves-south-seas-rezoning-amidst-opposition/article_763ecca7-fee2-4d71-a1c1-509fa4a72717.html
• Justia, Captiva Civic Association v. City of Sanibel, 6D25-0271: law.justia.com/cases/florida/sixth-district-court-of-appeal/2026/6d25-0271.html
• Captiva Civic Association, motion for rehearing, June 16, 2026 (PDF): files.constantcontact.com/9a69844f601/6fff02e3-90b4-47ff-9ad5-96fed3f27162.pdf
• Island Reporter, Protect Captiva provides update on legal efforts, July 2026: captivasanibel.com/news/2026/07/protect-captiva-provides-update-on-legal-efforts-16
• Island Reporter, Panel hears about Rauschenberg legal efforts, April 20, 2026: captivasanibel.com/news/2026/04/panel-hears-about-rauschenberg-legal-efforts
• Island Reporter, Panel hears of county’s stormwater project, August 24, 2026: captivasanibel.com/news/2026/08/panel-hears-of-countys-stormwater-project-more
• Island Reporter, Panel updated on stormwater, iguanas and more, June 15, 2026: captivasanibel.com/news/2026/06/panel-updated-on-stormwater-iguanas-and-more
• Island Reporter, Panel moves on iguana service, learns of marina, July 2026: captivasanibel.com/news/2026/07/panel-moves-on-iguana-service-learns-of-marina
• Island Reporter, CCP hears about legal efforts, February 2026: captivasanibel.com/news/2026/02/ccp-hears-about-legal-efforts-more
• WGCU, Rauschenberg Foundation selling artist’s Captiva compound, September 9, 2025: wgcu.org/top-story/2025-09-09/end-of-an-era-rauschenberg-foundation-selling-artists-captiva-compound
• Florida Rambler, Sanibel and Captiva damage and recovery: floridarambler.com/southwest-florida-getaways/sanibel-island-damage
• Florida Rambler, things to do on Sanibel and Captiva: floridarambler.com/southwest-florida-getaways/things-to-do-on-sanibel-island
• Gulf Shore Business, Captiva Island Inn rebuild: gulfshorebusiness.com/hospitality/captiva-island-inn-rebuild-seminal-historic-wood-frame/article_5b7b0fcd-c99d-4328-a24c-f93529e64ec0.html
• Florida Trend, Daily Pulse, August 6, 2026: floridatrend.com/news/2026/08/06/thursdays-daily-pulse
• Captiva Island Wastewater Alternative Study, 2018 (PDF): ccacaptiva.org/wp-content/uploads/2018/11/Final-Amended-Captiva-Island-Wastewater-Alternative-Study-08-24-18-1.pdf
• Santiva Chronicle, straw poll shows support for septic-to-sewer conversion, April 15, 2020: santivachronicle.com/news/straw-poll-shows-support-for-septic-to-sewer-conversion-on-captiva
• Island Water Association, about our process: islandwater.com/how-its-made
• SCCF, 889 sea turtle nests laid on islands this year, December 2, 2025: sccf.org/2025/12/02/889-sea-turtle-nests-laid-on-islands-this-year
• FWC, sea turtle protection ordinances: myfwc.com/conservation/you-conserve/lighting/ordinances
• Florida Statutes section 161.163, coastal areas used by sea turtles: flsenate.gov/Laws/Statutes/2025/161.163
• Lee County Parks, Turner Beach: leegov.com/parks/beaches/turnerbeach
• Sanibel-Captiva Conservation Foundation, about: sccf.org/about
• CROW, Clinic for the Rehabilitation of Wildlife: crowclinic.org
• U.S. Fish and Wildlife Service, J.N. Ding Darling National Wildlife Refuge: fws.gov/refuge/jn-ding-darling
• F.I.S.H. of Sanibel-Captiva: fishofsancap.org
• Sanibel Sea School: sanibelseaschool.org
• Captiva Civic Association: ccacaptiva.org
• The Sanibel School, School District of Lee County: sbl.leeschools.net
• Bailey-Matthews National Shell Museum and Aquarium: shellmuseum.org
• Captiva Cruises: captivacruises.com
• Sanibel Captiva Beach Resorts, ’Tween Waters history: sanibelcaptivabeachresorts.com/history
• Sanibel and Captiva Islands Chamber of Commerce: sanibel-captiva.org
• Internal Revenue Service, FIRPTA withholding: irs.gov/individuals/international-taxpayers/firpta-withholding
• Florida Realtors SunStats dashboard: sunstats.floridarealtors.org/dashboard

Downloadable Documents

These are the primary-source documents behind the planning, tax, beach, storm and condo facts on this page, each linked at its official source. Files larger than 2 MB are labeled with their size.

• Lee County, CPA2026-00005 Captiva change table, the county’s proposed edits to the Captiva Plan (PDF)
• Captiva Island Fire Control District, Fiscal Year 2026-2027 final budget (PDF)
• Captiva Erosion Prevention District, FY2025-26 final millage rate resolution (PDF)
• Captiva Erosion Prevention District, FY2025 annual financial report, Florida Auditor General (PDF, about 5.2 MB)
• Florida Senate, local funding request S2457 for the 2025 Captiva beach project (PDF)
• Florida DEP, Critically Eroded Beaches in Florida, August 2025 (PDF, about 22.7 MB)
• Florida DEP, Hurricane Ian and Nicole post-storm beach conditions report (PDF, about 32.1 MB)
• Florida DEP, Hurricane Helene and Milton impact report in Southwest Florida (PDF, about 29.6 MB)
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, AL092022 (PDF, about 7.0 MB)
• Captiva Island Wastewater Alternative Study, 2018 (PDF, about 4.8 MB)
• Citizens Property Insurance, 2026 Rate Kit (PDF)
• Florida HB 913 (2025), condominium milestone and SIRS law, enrolled text (PDF)
• Captiva Civic Association, motion for rehearing in the South Seas appeal, June 16, 2026 (PDF)
• Lee County, Lee Plan text including the Captiva goals and policies (PDF, about 4.6 MB)
• Lee County Administrative Interpretation ADD2002-00098, South Seas and the 912-unit density cap (PDF, about 4.7 MB)
• Captiva Community Plan, final text (PDF)