Olympia Pointe
A gated Lehigh Acres address that sits inside Fort Myers city limits, with a clubhouse and pool and a 2005 to 2006 build wave. Median sold price $225,000 across 17 closings and Zone X throughout. Sell or buy with McGreevy and Comisar.
A gated Lehigh Acres address that sits inside Fort Myers city limits, with a clubhouse and pool and a 2005 to 2006 build wave. Median sold price $225,000 across 17 closings and Zone X throughout. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the real estate team Olympia Pointe owners call first. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales. If you are buying or selling inside the gates at Olympia Pointe in Lehigh Acres, you want an agent who already knows the single most important fact about this community, which is that its parcels are not where its mailing address says they are.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Olympia Pointe is a gated community of roughly 400 single family homes and townhomes off Pegasus Drive, and it is one of the least understood addresses in Lee County. Most agents who list here describe it as a Lehigh Acres community and stop. That is half right, and the half that is missing costs sellers money and surprises buyers at closing. We read the certified tax roll for these parcels before we price anything, and this page shows you what it says.
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate. In the last 12 months we tracked 17 closings in Olympia Pointe, every row hand checked against the Southwest Florida MLS and reconciled against the Lee County certified tax roll. Call Jesse McGreevy direct at (239) 898-6072 to talk about your home, or start with a free home valuation and we will build the number from these same records. Buyers, reach us through our contact page and we will walk the jurisdiction question with you before you write an offer.
These figures come from our own trailing twelve month pull from the Southwest Florida MLS, run 20 September 2026, keyed on the Development field rather than the subdivision name field so that nothing coded under a variant spelling falls out of the count. Seventeen homes closed in Olympia Pointe between 10 November 2025 and 19 August 2026. Seventeen is a thin sample and we say so rather than dressing it up as an index.
Data updated: September 2026.
There are two ways to calculate price per square foot for a group of sales and they do not give the same answer. You can average each sale's own ratio, or you can divide total dollars by total square feet. We use the first, the mean of each sale's own ratio, because it weights a small home and a large home equally rather than letting the biggest sale dominate. For Olympia Pointe the mean of ratios is $151.61 and the ratio of sums is $148.90. Both are arithmetically correct. They answer different questions, and a page that does not say which one it used is not telling you enough to check it.
Across those seventeen closings, sellers accepted a median of about 4.4% below the asking price in force at the time of contract. That is the weakest sale to list ratio of the seven Lehigh communities we measured, which means Olympia Pointe currently gives a buyer more negotiating room than its neighbours and asks a seller to price more carefully. One caution: this is sale to current list, not sale to original list. If a home was reduced twice before it sold, the reductions are not in this number. Ask us for both when you are pricing.
Median days on market is 69 and the mean is 146, and the gap between those two tells you something real: a handful of homes sat a very long time and pulled the average up while the typical home sold in about ten weeks. Worth noting against history, our 6 August 2026 pull put the median at 121 days. It is now 69. The count of closings did not change and neither did the median price, so what moved was the speed. We would treat one pull as a reading and not a trend, and we would want a third before calling it a recovery.
Reporting a community's own numbers tells you nothing until you put them beside its neighbours on the same yardstick. So we pulled all seven named Lehigh Acres communities on identical criteria in the same session, closed sales only, trailing twelve months, keyed on the Development field, and computed every ratio the same way. Two hundred and sixty seven closings in total. Here is where Olympia Pointe actually sits.
Community | Closings | Median sold | Median sq ft | Median days on market | Sale to list | Price per sq ft |
|---|---|---|---|---|---|---|
Whispering Lakes | 59 | $318,000 | 1,870 | 83 | 98.62% | $167.15 |
Town Lakes | 10 | $312,500 | 2,231 | 110 | 97.41% | $152.12 |
Mirror Lakes | 59 | $305,000 | 1,578 | 52 | 97.20% | $193.89 |
Savanna Lakes | 52 | $300,000 | 2,174 | 19 | 96.46% | $143.22 |
Asher Park | 38 | $275,000 | 1,464 | 50 | 96.94% | $187.69 |
Westminster | 32 | $272,500 | 1,744 | 38 | 95.72% | $168.73 |
Olympia Pointe | 17 | $225,000 | 1,322 | 69 | 95.58% | $151.61 |
Data updated 20 September 2026, Southwest Florida MLS.
Olympia Pointe has the lowest median sold price on the table at $225,000. It also has the smallest median home at 1,322 square feet. Those two facts are the same fact. You are not buying a discounted version of a Whispering Lakes house, you are buying a smaller house. The moment you switch from price to price per square foot, the ranking scrambles and Olympia Pointe stops looking cheap and starts looking ordinary, at $151.61 against a seven community spread that runs from $143.22 to $193.89.
Town Lakes sits ten miles east and carries a median price $87,500 higher. On price per square foot the two communities are 51 cents apart, $151.61 against $152.12. That is as close to identical as two independent samples get. Everything separating those median prices is floor area, because Town Lakes' median home is 2,231 square feet against Olympia Pointe's 1,322. If you are choosing between them on price you are really choosing between them on size, and once you know that the decision changes shape entirely.
Mirror Lakes commands $193.89 per square foot on a median home of 1,578 square feet. Savanna Lakes fetches $143.22 on a median home of 2,174. So the most expensive ground per foot in this set belongs to a community whose median price is $305,000, and the cheapest belongs to one at $300,000. Price rank and rate rank are close to inverted across the whole table. Olympia Pointe and Town Lakes rank sixth and fifth of seven on rate, which is the honest way of saying both deliver more space per dollar than most named Lehigh communities.
Savanna Lakes clears in a median 19 days. Town Lakes takes 110. Those two communities are $12,500 apart on median price. If you are a seller assuming that a lower price buys a faster sale, this table says otherwise in your own market. What moves a home here is condition, pricing against the current list, and whether the buyer understands the carrying cost before they see the tax bill, which brings us to the part of this page that no other Olympia Pointe listing page answers.
This is the single most consequential fact about owning here, and it is the one most commonly got wrong. Olympia Pointe's parcels are inside the municipal limits of the City of Fort Myers. The Lehigh Acres 33971 line on the deed is a postal designation assigned by the Postal Service, and postal geography and taxing jurisdiction are two different systems that happen to disagree at this address. Buyers find out at the closing table. Sellers find out when a buyer's lender asks a question the listing did not anticipate.
We pulled the Lee County Tax Collector's certified bill for a parcel in the community, STRAP 25-44-25-P2-00300.0920, opened the 2025 annual bill, and read the millage code line and every assessment beneath it. The millage code reads 090, City of Fort Myers. You do not need a licence to repeat this. Go to the Lee County Tax Collector's public real estate parcel portal, search the STRAP or the address, open the most recent annual bill, and read the millage code. We would rather you checked than took our word for it.
One record can be a clerical artefact. Four agreeing is a finding. The Lee County Property Appraiser's parcel district report returns "Unincorporated Lee County Zoning: NOT FOUND" and assigns planning community 8, Fort Myers. The certified tax bill carries millage code 090 and five separate City of Fort Myers levies. FEMA's National Flood Hazard Layer returns the political jurisdiction as CITY OF FORT MYERS, community identifier 125106. And the building permits issued against these addresses carry City of Fort Myers permit numbering rather than Lee County's.
A mill is one dollar per thousand dollars of taxable value, and taxable value is what remains after homestead and any other exemptions, which is not the price you paid. The City of Fort Myers levies 6.5000 mills inside a total millage of 16.5034. Here is the city portion alone, so you can drop your own number in.
Taxable value | City of Fort Myers at 6.5000 mills | Total at 16.5034 mills |
|---|---|---|
$125,000 | $812.50 | $2,062.93 |
$150,000 | $975.00 | $2,475.51 |
$175,000 | $1,137.50 | $2,888.10 |
$200,000 | $1,300.00 | $3,300.68 |
$225,000 | $1,462.50 | $3,713.27 |
$250,000 | $1,625.00 | $4,125.85 |
Data updated 20 September 2026, Lee County Tax Collector certified 2025 roll. Those are arithmetic on rates we read off the bill, not a prediction of your bill. Your actual bill depends on your assessed value, your exemptions and the rates adopted for the current year, all of which move.
Because these parcels are inside the city, the bill carries no Lehigh Acres Municipal Services Improvement District assessment and no Lehigh Acres Fire Control and Rescue District assessment. Neither line is on it. Most of Lehigh Acres pays both. The non ad valorem assessments on this community's bill total $518.51, made up of City of Fort Myers Fire Rescue Services at $218.00, City of Fort Myers Residential Solid Waste at $240.55, City of Fort Myers Stormwater at $23.40 and Lee County Solid Waste at $36.56.
It is tempting to stop there and tell you Olympia Pointe is cheaper to hold than its neighbours. Savanna Lakes, a few miles away, carries $2,293.63 in non ad valorem assessments because it sits inside a Community Development District. Olympia Pointe carries $518.51. That looks like a saving of about $1,775 a year and it is a true number that tells a false story on its own, because Olympia Pointe pays a 6.5000 mill city ad valorem levy that Savanna Lakes does not. On a taxable value in the low two hundred thousands that levy runs well over a thousand dollars and it more than reverses the saving. Anyone showing you one side of that comparison without the other is selling, not informing.
This is the half of the story that gets left out when a city millage is framed purely as a penalty. The City of Fort Myers runs its own fire department, its own police department, its own stormwater programme and its own residential solid waste operation, and all four appear either in that millage or as a named assessment on the bill. City of Fort Myers Fire Station 15, at 9700 Treeline Avenue, is the responding station for these parcels, about 2.8 miles out. Whether that trade is worth 6.5 mills to you is a judgment about services and response, and it is one you can only make once somebody tells you the mills are there.
This is not a technicality we invented to have something to say. There is a long running public forum thread asking whether these homes really are inside Lehigh Acres given the address, and the thread contains a flat contradiction, with one reply insisting the opposite and describing the correct answer as a joke. Nobody in it produces a primary source. Local social posts ask which utility authority serves the community and whether residents pay city or county tax, and go unanswered. The question is real, buyers are asking it, and until now the public record has not settled it.
Ask your lender and your insurer to quote the property as a City of Fort Myers address, because that is where it is. Expect city solid waste and stormwater services rather than the unincorporated county programme. Understand that the operative zoning and land development regulation is the City of Fort Myers code, not the Lee County Land Development Code, which governs most of the surrounding area but not these parcels. And when you budget, budget the city millage.
Your buyer is going to find this out. It is better that they find it out from your listing, framed as the specific set of services it buys, than from a lender's file three days before closing when it reads as a surprise. We put the jurisdiction, the millage code and the assessment lines in the marketing for Olympia Pointe listings, and it removes a late stage objection before it forms. Call Jesse McGreevy at (239) 898-6072 and we will show you how we present it. Buyers who want the same walkthrough before making an offer can reach us at our contact page.
Olympia Pointe is a gated community of roughly 400 single family homes and townhomes recorded in Plat Book 82 at pages 84 through 97 of the Lee County public records. The homes went up between 2005 and 2006 in a single development wave, which is why the housing stock is unusually consistent for this part of Lee County, and why the roofs and mechanical systems across the community are all reaching the same stage of life at the same time.
The internal streets carry a Greek mythology theme throughout: Pegasus Drive is the spine, joined by Athena Court, Eros Road, Centaur Way, Icarus Circle, Olympia Pointe Boulevard, Medusa Way and Orpheus Drive. That is eight named internal streets. A number of published descriptions of this community list only five, which matters if you are trying to reconcile a permit search or a records pull against the community as a whole, because a five street search silently misses part of it.
Across the seventeen closings in our trailing twelve month pull, the median living area was 1,322 square feet and the range of sold prices ran from $149,000 to $410,000. That spread is wide for 400 homes built in one wave, and the reason is product mix: the community contains both attached townhome product and detached single family homes, and the Property Appraiser records both as platted lots rather than condominium units. If you are comparing two Olympia Pointe sales, check which product you are looking at before you draw a conclusion about the market.
This matters for financing and for what you are actually buying. The Lee County Property Appraiser describes the attached product here as platted lots within Plat Book 82, not as condominium units, and no declaration of condominium was located for this community. One city site permit uses the phrase "condominium buildings" in the scope description for a tree removal job, which is the applicant's wording on a permit application and does not establish a condominium regime. On the records we could reach, Olympia Pointe is a platted lot community with attached and detached homes, which means no statutory structural integrity reserve study obligation and no milestone inspection requirement of the kind that applies to condominium buildings.
We read every building permit issued against the community's streets over a twelve month window, and the pattern is striking. The overwhelming majority are hurricane hardening and mechanical replacement: impact window replacements, accordion and roll down shutters, tile reroofs, standby generators, solar arrays and air conditioning changeouts. That is exactly what you would expect from a community that went up in 2005 and 2006 and is now twenty years into its first full replacement cycle, and it is a measured observation rather than a marketing claim, because we counted the permits rather than describing a vibe.
Understanding when and by whom a community was built tells you what construction standards applied, what the original amenity promises were, and how much of the original developer structure is still in place. For Olympia Pointe the records give a clear picture of the build, and a deliberately incomplete picture of the legal developer, and we are going to be straight with you about which is which.
City of Fort Myers permit BLD2005-01116, issued for a sales trailer at 8519 Pegasus Drive, names Colonial Crossings Associates as owner and Transeastern Properties as contractor. Permit BLD2005-01765 covers the multi amenity clubhouse at 8515 Pegasus Drive, applied for on 3 June 2005, issued 30 November 2005 and finalised 8 September 2006. So the amenity building was complete and signed off in September 2006, which anchors the community's build timeline precisely.
Colonial Crossings Associates appears in the owner field of a permit and Transeastern Properties appears in the contractor field. Neither of those is the same thing as the declarant named in a recorded declaration, and we did not recover the declaration. Calling a contractor the developer is the kind of small confident error that gets repeated across a dozen listing pages until it becomes accepted, so we are leaving it as what the record actually says. If you need the declarant for a title question, the recorded declaration's first page is where it lives.
City plan case SUB23-0050, "Replat, Olympia Pointe, PPC", was applied for on 22 May 2023 and completed with an approval on 25 October 2023. An approval is a city action and it is not proof that a final plat was subsequently recorded in the Clerk's records. An earlier replat, Olympia Pointe PPC, was recorded under Clerk instrument 2014000119544. If your lot sits in the affected area, ask your title company to confirm which recorded plat governs your legal description rather than assuming the 2023 approval completed the loop.
Carrying cost is where this community differs most sharply from its neighbours, and it is also where we have to be most careful about what we can and cannot tell you. We can show you the governmental side down to the cent because it is on a public certified bill. We cannot tell you the association assessment, because no primary source publishes it, and we are not going to estimate one and let you budget off a guess.
For the sample parcel we read, total millage is 16.5034 across eleven taxing authorities. The largest lines are Lee County General Revenue at 3.7623 mills, the two public school levies at 2.2480 and 3.0710 mills, and the City of Fort Myers at 6.5000 mills. The non ad valorem assessments total $518.51.
Non ad valorem assessment | Annual amount |
|---|---|
City of Fort Myers Fire Rescue Services | $218.00 |
City of Fort Myers Residential Solid Waste Service | $240.55 |
City of Fort Myers Stormwater | $23.40 |
Lee County Solid Waste Assessment | $36.56 |
Total | $518.51 |
Data updated 20 September 2026, Lee County Tax Collector certified 2025 roll.
The parcel we read carries a full payment history back to 2012, and the trajectory is worth seeing before you buy anywhere in Lee County. The annual bill ran $2,850.56 in 2012 and $6,030.13 in 2025. That is an increase of roughly 111% across thirteen years on a single parcel, driven by assessed value growth and millage changes together. This is one parcel's history and not a community average, and your own parcel will differ depending on exemptions and assessed value, but the direction is the point.
We could not establish a current assessment amount for Olympia Pointe from any primary source. The association does not publish a fee schedule, a budget or a governing document library on its website. The billing frequency is unresolved. And because there are three separate associations here, a single community wide figure may not even be a coherent question for a given lot. Plenty of pages will quote you a number anyway. Ask yourself where they got it. The document that actually answers this is the estoppel certificate, which the association is required to produce on request in a transaction, and it will give you the real figure for the specific lot you are buying rather than a community average someone assembled from listing remarks.
On a 2005 to 2006 build in Southwest Florida the items that move a budget are the roof, the air conditioning system and the insurance premium, roughly in that order. The permit record shows the community working through exactly those three. If you are buying here, price a roof assessment into your thinking based on the age of the specific roof rather than the community's build year, get a wind mitigation inspection before you bind coverage, and ask for the estoppel early rather than three days before closing. Call Jesse McGreevy at (239) 898-6072 if you want us to walk the numbers with you, or start with a free valuation if you are on the selling side. Buyers can reach the team through our contact page.
Most communities this size have one association. Olympia Pointe has three active Florida not for profit corporations attached to it, and understanding the layering is the difference between a clean closing and an argument about who owes what. All three were filed on the same day, 14 February 2005, and all three share a registered agent and principal address.
Entity | Florida document number | Status |
|---|---|---|
Olympia Pointe Community Association, Inc. | N07000009458 | Active |
Athena at Olympia Pointe Association, Inc. | N05000001848 | Active |
Odyssey at Olympia Pointe Association, Inc. | N05000001849 | Active |
Data updated 20 September 2026, Florida Division of Corporations.
The structure reads as a community wide association with two product or neighbourhood level associations beneath it, which is a common pattern. We want to be clear that this is a reading of the corporate filings and the tax roll rather than something we confirmed from a declaration, because the declarations were not recoverable from public sources. A 2026 judicial sale notice for one lot named all three associations as parties, which is consistent with layered interests but is not a substitute for reading the documents. Which layers your specific lot owes is an estoppel question.
All three associations list Alliant Property Management, at 13831 Vector Avenue in Fort Myers, as their principal and mailing address, and Alliant operates the community website. That is a single point of contact for governing documents, budgets and estoppels across all three entities, which in practice makes the three association structure less cumbersome than it first appears.
There is no public fee schedule, no published budget, no downloadable declaration, no bylaws and no architectural review manual on the association's public web presence. Resident materials sit behind a login. We are listing these as absences rather than glossing over them, because a page that quietly omits what it could not find leaves you unable to judge what it did find.
The City of Fort Myers code enforcement record for this community's streets shows substantial historical activity beginning around 2007 to 2009, predominantly lot mowing, delinquent utility, expired permit and property maintenance referrals, which is the ordinary profile for a community that delivered into the housing downturn. A small number of cases were open at the time of our review, in the low single digits across the whole community, and they concern ordinary maintenance and permit matters rather than anything structural. We report this in aggregate deliberately and we do not publish addresses or case numbers, because these are identifiable private homes and that is not our information to broadcast.
Olympia Pointe is a gated community with a shared amenity centre rather than a club community, and setting that expectation correctly is the difference between a happy buyer and a disappointed one. There is no golf course, no marina, no restaurant and no membership tier. What there is, is a clubhouse at 8515 Pegasus Drive with a pool, a fitness room, a game room and a meeting space, held in common and maintained by the association.
The association's own public description establishes a swimming pool, a fitness room, a game room and a meeting area at the clubhouse. The clubhouse parcel is Tract B of the plat and is owned on the tax roll by Olympia Pointe Community Association, so the common ownership is confirmed on the public record rather than merely asserted. The permit record shows the association actively maintaining it, including commercial pool interior work in 2026, a clubhouse air conditioning replacement in 2026, and a parking lot sealcoat and restripe in 2026.
An amenity list is not a cost disclosure. Knowing there is a pool and a fitness room tells you nothing about what the assessment is, what it covers, or how it is split between the community association and the Athena or Odyssey layers. We are flagging this because the amenity to assessment leap is the most common way a community page misleads without saying anything false. The amenities are real. The cost of them is not published, and we said so in the section above.
The community is built around a chain of interconnected lakes that give a large share of the homes a water view, and the aerial record shows them as engineered stormwater management features rather than natural water bodies. That is the norm for Southwest Florida communities of this era, and it is worth understanding because these lakes do real drainage work. A lakefront lot here is a stormwater management tract frontage with an amenity benefit, and the maintenance obligation for the tracts sits with the association.
The community is gated. We are describing the fact of the gate rather than the specific access arrangement, because the access mechanism was not something we could confirm from a primary source and it is the kind of operational detail that changes without notice.
Olympia Pointe sits in the corridor between Fort Myers proper and the Lehigh Acres core, on the north side of Lee Boulevard with Buckingham Road running along the top of the community. That position is the practical reason the jurisdiction works out the way it does, and it is also what makes the commute profile different from a typical Lehigh Acres address.
The community centres on approximately 26.624 north, 81.763 west, in Section 25, Township 44 South, Range 25 East. Lee Boulevard is the primary access, running east into Lehigh Acres and west toward Fort Myers and the Interstate 75 corridor. Being on the western edge of the 33971 postal area rather than deep in the Lehigh grid is worth real minutes on most journeys.
The nearest full service emergency room, at HCA Florida Lehigh Hospital on Lee Boulevard, is about seven miles and roughly twelve to fourteen minutes by road, depending which street inside the community you start from. The responding City of Fort Myers fire station, Station 15 on Treeline Avenue, is about 2.8 miles and roughly 6 minutes. Those two figures are computed from geocoded coordinates over the real road network rather than taken from a brochure, and they are estimates rather than guaranteed response times.
Lee Boulevard is the artery and it carries real traffic at peak. Anyone selling you an eastern Lee County address on the basis of an effortless commute is not being straight with you. What Olympia Pointe genuinely offers is a position at the Fort Myers end of that corridor rather than the far end, which shortens every westbound trip compared with a central or eastern Lehigh address.
This section is going to read differently from every other community page you have looked at, because almost all of them get Lee County schools wrong in the same way. They publish three school names under a heading that says "assigned schools". Lee County does not assign a single school by address. It runs a proximity zone and choice system, and describing it as an assignment misleads families about the one decision they actually have to make.
Under the School District of Lee County's Student Enrollment Plan, a family's address places them in a proximity zone. Within that zone, families rank in preference order all of the schools available to them during an annual Open Enrollment period. Where a school is oversubscribed, placement runs through a lottery using a defined preference order that includes special programme needs, sibling preference and a proximity preference for families inside roughly a two mile safe walk zone of a specific school. District transportation is guaranteed to a school within the student's own zone. There is no default school that comes with the house.
Queried against the district's own live proximity zone data for these parcels, Olympia Pointe falls in elementary Zone J, middle Zone JJ and high school East Zone 2. The options inside each are as follows.
Level | Zone | Schools you may rank |
|---|---|---|
Elementary | J | Colonial Elementary, Gateway Elementary, Ray V. Pottorf Elementary, Treeline Elementary |
Middle | JJ | Harns Marsh Middle, Oak Hammock Middle, Varsity Lakes Middle |
High | East Zone 2 | Gateway High (ninth grade only), Lehigh Senior High, Riverdale High |
Data updated 20 September 2026, School District of Lee County proximity zone data and published enrolment zone charts.
Because you are ranking rather than being assigned, the question "what school does this house go to" has no single answer, and any page giving you one is describing a system that does not exist. The useful questions are which schools are in your zone, which of them run programmes your child wants, and how oversubscribed each has been. Several of the middle schools in Zone JJ carry specific programmes, including a Cambridge programme and arts programmes, and the high school options include an International Baccalaureate programme and a collegiate programme. Verify current year placement odds with the district directly before you buy on a school assumption.
We are not publishing Florida Department of Education letter grades for these schools on this page, because with up to ten schools across three zones a grade list would imply a precision the choice system does not support, and because we did not read the official state grade file ourselves this session. Pull the current year grades from the Department of Education directly for the specific schools you are considering. We would rather send you to the source than hand you a number we did not verify.
Insurance is the largest single variable in a Southwest Florida carrying cost, and Olympia Pointe has a genuinely favourable flood position and a wind position that is less favourable than its inland location would suggest. Both of those statements are read off federal data for these specific parcels, and both matter to what you will pay.
Every point we sampled across the Plat Book 82 boundary returns FEMA Zone X, an area of minimal flood hazard, with no mapped base flood elevation. The community straddles two FEMA FIRM panels, and the line between them is a map sheet boundary rather than anything to do with water. It runs due east and west at latitude 26.625005, which is the 26 degrees 37 minutes 30 seconds graticule line. Everything south of it, including the community centre point, is on panel 12071C0432F, effective 28 August 2008. Everything north of it is on panel 12071C0295G, effective 7 December 2018. Both panels map this ground as Zone X, so the zone determination is identical either way, but the panel number is not. We measured one parcel at the north end of Pegasus Drive that sits within about four metres of that line, close enough that two different geocodes of the same address returned two different panels. If your lot is at the north end of the community, expect a lender, surveyor or elevation certificate to cite either panel, and confirm the panel for your specific parcel rather than relying on a community wide figure. The applicable National Flood Insurance Program community is the City of Fort Myers, community identifier 125106.
The federal mandatory purchase requirement for flood insurance attaches to federally regulated or backed loans secured by property in a Special Flood Hazard Area. Zone X is outside that area, so flood insurance is not federally required here on that basis. A lender may still choose to require it, and an investor overlay can impose it, so confirm with your own lender rather than assuming. If you buy coverage anyway, and many owners sensibly do, it is priced on a non Special Flood Hazard Area basis.
The City of Fort Myers participates in the National Flood Insurance Program's Community Rating System, which earns every policyholder in the city a percentage discount based on the city's class. Under the old rating system that discount depended on whether your property sat inside the Special Flood Hazard Area, and a Zone X property like this one received a much smaller discount than a Zone A property in the same community. Under Risk Rating 2.0 that is no longer true. Because flood zone is no longer a rating variable, the discount that used to apply only to the high hazard zones now applies to every policy in the community.
It means the city's class discount reaches you in full even though you are in Zone X, which under the old system it would not have. It also means the comparison with unincorporated Lehigh Acres is a real one rather than a wash. The City of Fort Myers holds Community Rating System Class 6, worth a 20 percent discount. Unincorporated Lee County holds Class 5, worth 25 percent. So on the flood insurance discount specifically, an unincorporated Lehigh address currently does slightly better than this one. That is five percentage points on a policy you are not federally required to carry at all, so weigh it accordingly rather than treating it as decisive.
Sampled across the plat against the federal elevation service, ground elevation runs roughly 19 to 24 feet above the North American Vertical Datum of 1988. That is materially elevated for Lee County, it is consistent with the Zone X mapping, and combined with a position roughly 15 to 20 miles inland from the Gulf it is the reason the surge exposure here is low. Lee County places these parcels in Evacuation Zone E, which the county describes as its least vulnerable evacuation zone.
We expected an inland site to fall below the threshold for the wind borne debris region and it does not. Queried against the engineering society's own hazard data for these coordinates, the current ultimate design wind speed is approximately 152.6 miles per hour at Risk Category II. Under current code a location at or above 140 miles per hour is in the wind borne debris region regardless of distance from the coast. So Olympia Pointe is in the debris region today, and new construction or major opening replacement here would be expected to require impact rated glazing or approved shutters.
These homes were built under the 2004 Florida Building Code, keyed to an earlier design standard on a different statistical basis, at a mapped design wind speed in the region of 114 to 115 miles per hour on that older basis. We are giving both figures as read and deliberately not subtracting one from the other, because the old and current standards use different statistical bases and safety factor conventions and a simple percentage comparison between them would overstate what we know. The practical point stands: these homes were designed to a lower standard than new construction here would be today, which is exactly why the hardening visible in the permit record matters to a buyer.
Charley in 2004 made landfall as a compact and violent storm whose most extreme winds stayed within a few miles of the centre. Fort Myers area stations recorded far less than the landfall figure, with Page Field measuring 43 knots sustained and a 66 knot gust and the regional airport measuring 53 knots sustained and a 68 knot gust. Ian in 2022 produced the most significant damage in Lee County's modern record, and its documented surge signature of about 7.26 feet above mean higher high water was a riverine event up the Caloosahatchee into downtown Fort Myers, roughly 15 miles from here, not evidence of surge reaching this inland plat. Milton in 2024 was characterised by Lee County as not a heavy rainfall event for the county. We found no parcel specific damage record naming this community for any of those storms.
Florida's wind mitigation credits are earned by documented construction features, roof to wall connections, secondary water barrier, opening protection and roof covering compliance, verified by a wind mitigation inspection. Build year does not earn a credit by itself and neither does a community's reputation. Given that this location sits in the wind borne debris region, documented opening protection is more valuable here than an inland address would lead you to expect. Get the inspection before you bind coverage, not after. Call Jesse McGreevy at (239) 898-6072 and we will tell you which features on a specific home are likely to move the premium, or request a valuation if you are weighing whether to harden before listing. Buyers can start at our contact page.
Utility service is one of the places where the city jurisdiction shows up in daily life rather than just on a tax bill, and it is one of the questions residents of this community have asked publicly without getting a clear answer. Here is what the certified bill establishes and what it does not.
The certified bill carries City of Fort Myers Residential Solid Waste Service at $240.55 and City of Fort Myers Stormwater at $23.40, alongside a Lee County Solid Waste Assessment at $36.56. So residential waste collection and stormwater are city programmes here, not the unincorporated county programmes that serve most of Lehigh Acres. That is a direct read from the bill rather than an inference from the address.
Much of Lehigh Acres is served by the Florida Governmental Utility Authority, and much of the older platted grid remains on private well and septic. Olympia Pointe is a 2005 to 2006 master planned community inside city limits, which makes central service the strong expectation, but we did not confirm the specific water and sewer provider for these parcels from a primary source and we are not going to state it as fact. Confirm it with your title company or by asking the seller for a recent utility bill, which settles it in one document.
If emergency response times matter to your decision, we can pull the equivalent figures for any community you are comparing. Sellers can start with a free valuation; buyers can reach us at our contact page.
Emergency response is one of the concrete things the city millage buys, and it is a fair question to ask what it actually delivers at this address compared with a comparable home a few miles east. Both the fire response and the hospital access are established from the relevant authorities' own data.
These parcels fall in the response zone for City of Fort Myers Fire Station 15, at 9700 Treeline Avenue, about 2.8 miles away and roughly 6 minutes by road. That is the City of Fort Myers Fire Department, which runs its own stations across the city and appears on your bill as the $218.00 Fire Rescue Services assessment. It is not Lehigh Acres Fire Control and Rescue, which serves the surrounding unincorporated area and does not serve this community.
The nearest emergency room is HCA Florida Lehigh Hospital at 1500 Lee Boulevard, a 24 hour emergency department about seven miles and roughly twelve to fourteen minutes away. For higher acuity care, the major trauma and tertiary facilities of the Fort Myers hospital corridor are further west along the Colonial and Six Mile Cypress corridors. Verify current service lines directly with the hospital, because hospital capabilities change and a community page is not the right authority for a medical decision.
A page that only lists advantages is an advertisement. We sell in this community and we would rather you bought here with your eyes open than bought here and felt misled six months later, so here is the balanced version with the trade offs stated as plainly as the benefits.
These are the questions we would ask on your behalf, and most of them exist because of something specific to this community rather than because they are generic closing advice. Take this list to your agent, your lender and your title company.
Get a Free Valuation in 60 Seconds. Olympia Pointe is the softest of the seven named Lehigh communities on sale to list, which means pricing judgment matters here more than it does two miles away. We price from the certified roll and the Development keyed MLS data you have just read, not from a portal estimate. Call Jesse McGreevy direct at (239) 898-6072, or request your free home valuation and we will build the number from these records. Top 1% Real Estate Agents Nationally Since 2008.
The honest answer starts with which product you own, because a 1,322 square foot townhome and a 2,000 square foot detached home in the same community are different markets. We work from the seventeen closings in the trailing twelve months, adjust for living area, condition and whether the roof and openings have been replaced, and give you a range with the reasoning attached. A valuation request starts it, and a call to (239) 898-6072 finishes it.
Median days on market across the last twelve months was 69, with a mean of 146, and that gap is the story. Most homes sell inside about ten weeks and a few sit far longer, usually because they were priced against a hoped for number rather than the market. Our 6 August pull put the median at 121 days and it is now 69, which is a real improvement, though one reading is not a trend.
The jurisdiction, every time. A buyer's lender or insurer flags a City of Fort Myers address against a Lehigh Acres postal line and the question lands late in the transaction when it reads as a problem. We put it in the marketing from day one, framed as the services it buys, and it stops being an objection.
It depends on what the market is discounting. In a community where the permit record shows widespread hardening, a home without it stands out in the wrong way, and buyers price insurance uncertainty conservatively. We will tell you honestly when a repair will not return its cost, because sending you to spend money that does not come back is not how we earn a referral.
Florida caps estoppel certificate fees by statute and the charge is customarily negotiated in the contract. With three associations here the mechanics are worth settling early rather than discovering at closing. We handle the ordering so it does not become a last week problem.
Because we have read the certified tax roll for your parcel, pulled the MLS on the Development field so nothing miscoded fell out of the comparable set, and can tell a buyer's agent exactly which fire station responds and what the millage code is. McGreevy and Comisar alone have over $900 million in Sales and our Domain Realty Group team has sold over $2.5 Billion in Real Estate. We represented sellers through the slowest stretch this community has had.
Jesse or Marc calls you, usually the same day. We walk the home, pull the comparables, and give you a number with the reasoning. There is no obligation and no pressure. If the right advice is to wait, that is the advice you will get.
Jesse McGreevy is a top-reviewed Lehigh Acres realtor, and you can read the full set of client reviews on our Google Business Profile. These are genuine reviews from clients, reproduced as written.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
★★★★★ "Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs." Verified Google review
McGreevy and Comisar are a Southwest Florida real estate team specialising in Lee and Collier County communities, and Olympia Pointe sits squarely in the eastern Lee corridor we work every week. Top 1% Real Estate Agents Nationally Since 2008. Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. You can also read more about our team and track record.
Sellers, request a free home valuation and we will price it from the certified roll and the Development keyed MLS pull. Buyers, reach us at our contact page or call (239) 898-6072. Follow the team on Facebook.
Most of what is wrong on the internet about Olympia Pointe traces to one habit: describing a community from its address instead of its records. We pulled the certified bill, the parcel district report, the federal flood layer and the district's own school zone data for these specific parcels. That is not diligence for its own sake. It is the difference between a buyer who is confident at closing and one who feels ambushed, and between a seller who anticipates an objection and one who absorbs a price reduction because of it.
Both answers are partly right, which is why the question keeps coming up. The mailing address is Lehigh Acres, FL 33971. The taxing and permitting jurisdiction is the City of Fort Myers, confirmed by millage code 090 on the certified tax bill, by the Property Appraiser's district report returning no unincorporated Lee County zoning, and by FEMA's political jurisdiction layer returning the City of Fort Myers. It is a Lehigh Acres address inside Fort Myers city limits.
The City of Fort Myers Fire Department, from Station 15 at 9700 Treeline Avenue, about 2.8 miles away. Lehigh Acres Fire Control and Rescue District does not serve this community and its assessment does not appear on the tax bill.
Yes. The certified bill carries a City of Fort Myers ad valorem levy of 6.5000 mills inside a total millage of 16.5034, plus City of Fort Myers assessments for fire rescue, residential solid waste and stormwater.
No. The Lehigh Acres Municipal Services Improvement District assessment does not appear on the certified bill for this community. Most of Lehigh Acres pays it. These parcels do not.
No Community Development District assessment appears on the certified tax bill. That is a meaningful difference from Savanna Lakes and Ibis Landing nearby, both of which carry a CDD line well above a thousand dollars a year.
We could not establish a current assessment amount from any primary source and we are not going to estimate one. There are three associations here and the amount depends on which layers your specific lot owes. Request the estoppel certificate, which gives you the real figure for that lot.
Olympia Pointe Community Association, Athena at Olympia Pointe Association and Odyssey at Olympia Pointe Association were all filed on 14 February 2005 and all remain active. The structure reads as a community wide association with two neighbourhood level associations beneath it, though we did not recover the declarations that would confirm the allocation.
Yes, it is a gated community.
Every point we sampled across the plat is FEMA Zone X, an area of minimal flood hazard with no mapped base flood elevation. The plat straddles two panels along an east west map sheet line at latitude 26.625005: panel 12071C0432F, effective 28 August 2008, to the south, and panel 12071C0295G, effective 7 December 2018, to the north. Both map Zone X. Confirm the panel for your specific parcel.
Not as a federal requirement. The mandatory purchase rule attaches to property in a Special Flood Hazard Area and Zone X is outside it. Your lender may still require it, so confirm directly with them.
Lee County Evacuation Zone E, which the county describes as its least vulnerable evacuation zone.
Sampled across the plat against the federal elevation service, roughly 19 to 24 feet above the North American Vertical Datum of 1988.
We found no parcel specific damage or flooding record naming this community for Ian. Ian's documented surge in Lee County was a riverine event up the Caloosahatchee into downtown Fort Myers, roughly 15 miles from here. That is an absence of evidence in the public record rather than a guarantee about any individual home, and you should still ask a seller directly.
Lee County does not assign one school by address. These parcels are in elementary Zone J, middle Zone JJ and high school East Zone 2, and families rank the schools available in each zone during Open Enrollment. Zone J elementary options are Colonial, Gateway, Ray V. Pottorf and Treeline. Zone JJ middle options are Harns Marsh, Oak Hammock and Varsity Lakes. East Zone 2 high options are Gateway (ninth grade only), Lehigh Senior and Riverdale.
HCA Florida Lehigh Hospital at 1500 Lee Boulevard, with a 24 hour emergency room, about seven miles and roughly twelve to fourteen minutes by road.
No. The Property Appraiser records the attached product as platted lots within Plat Book 82 rather than condominium units, and no declaration of condominium was located.
Between 2005 and 2006, in a single development wave. The clubhouse permit was finalised on 8 September 2006.
A clubhouse at 8515 Pegasus Drive with a swimming pool, fitness room, game room and meeting area. There is no golf course, marina or restaurant.
A large share of homes back onto a chain of interconnected lakes, which function as engineered stormwater management tracts maintained by the association.
It is the lowest median price of the seven named Lehigh communities we benchmarked, at the weakest sale to list ratio, which favours a buyer on entry. Against that, it has the smallest median home of the seven and a thin resale market at seventeen closings a year. Whether that suits you depends on your horizon, and we are happy to talk it through honestly at (239) 898-6072.
The community's 2005 to 2006 build window overlaps the period when defective imported drywall entered the Florida market, so the question is a fair one to ask of any home of this vintage. We found no primary record identifying Olympia Pointe as an affected community. Because this is a construction defect question and not a records question, the right answer is a home inspection that specifically looks for it on the individual property, not a community level assurance from a web page.
Leasing rules sit in the recorded declaration and the association's rules, neither of which is published publicly. Ask for both before you buy if rental use matters to your plan.
It depends on your product type, living area, roof and opening condition, and whether you are on a lake. The trailing twelve month median across seventeen closings was $225,000 with a range of $149,000 to $410,000, so the community average tells you very little about your specific home. Request a free valuation and we will build a number from the comparable set.
Median days on market was 69 over the last twelve months, with a mean of 146. Most homes sell inside about ten weeks; a small number sit much longer.
Median days on market has come down from 121 in our August pull to 69 now, with the median price unchanged. That is an improvement in speed rather than price. One reading is not a trend, and we will tell you if waiting serves you better.
The mean of each sale's own ratio was 95.58% of the list price in force at contract, the weakest of the seven named Lehigh communities. Note this is sale to current list, not to original list.
Because it has the smallest median home, at 1,322 square feet. On price per square foot it is $151.61, within 51 cents of Town Lakes, whose median price is $87,500 higher. The gap is floor area, not a discount on your home.
Often yes in a community where the permit record shows widespread reroofing, because a home without it stands out against its comparables and buyers price insurance uncertainty conservatively. We will tell you when it will not return its cost.
Documented opening protection matters more here than an inland address suggests, because this location sits in the wind borne debris region at roughly 152.6 miles per hour design wind speed. Buyers who understand that treat it as a real value item.
You are not required to have one, but providing one removes a buyer's insurance uncertainty at exactly the moment it would otherwise become a renegotiation.
Not on median price, which will mislead you because of the size difference. Price on your own square footage against the community's own rate, then sanity check against the seven community table above.
The jurisdiction, overwhelmingly. Prepare the City of Fort Myers answer, the millage code and the assessment lines before you list, and it stops being a late objection.
Only if it arrives as a surprise. Presented alongside what it buys, a city fire department at 2.8 miles, city solid waste and city stormwater, and set against the LA-MSID and Lehigh fire assessments the community does not pay, it reads as a trade rather than a penalty.
Yes, and you should lead with it. A buyer's lender or insurer will establish it anyway, and the difference between disclosure and discovery is usually a price reduction.
Florida caps the fee by statute and who pays is customarily negotiated in the contract. With three associations here, settle the mechanics early.
That depends on your lot. The estoppel is what establishes which layers apply, which is why we order it early rather than at the end.
Florida law sets a statutory response window. Practically, ordering it at contract rather than at clear to close is what keeps it off the critical path.
Your buyer's lender will usually require one, and with a 2023 replat approval in the community's history it is worth confirming which recorded plat governs your legal description.
Sale to list compares the sale price against the asking price in force when you went under contract. Sale to original list compares it against your first asking price. If you reduced twice, only the second measure shows it. We give you both.
Water frontage generally commands a premium in Southwest Florida. In a community where a large share of homes are on the lake chain, the premium is smaller than in one where waterfront is scarce. We price it from the comparable set rather than a rule of thumb.
It depends which items your comparable set is being discounted for. In this community that is usually the roof, the air conditioning and opening protection, in that order.
We put the jurisdiction, the millage code and the assessment lines into the marketing from day one, and we price from the Development keyed MLS pull so the comparable set is complete.
Because a community can carry more than one coding, and a search keyed on the wrong field silently measures a fragment while reading as complete. We pull on Development and reconcile the count.
They are different markets inside one community and they should not be pooled. We separate them before pricing.
Generally yes, but it needs disclosing and it can affect timing and title. Resolve what you can before listing.
Not automatically. Insurability turns on the roof's age, condition and documented features rather than a fixed rule, which is what the wind mitigation inspection establishes.
That the previous owner's tax bill is not the buyer's tax bill. Assessed value resets on sale and exemptions do not transfer. Setting that expectation early prevents a late shock.
Speed has improved materially while price has held flat. If your move is time driven, the current window is better than August was. If it is price driven, we will say so.
Seventeen homes closed in the trailing twelve months. That is a thin market, which means pricing accuracy matters more than marketing volume.
Pricing off the community median without adjusting for living area, in a community whose median home is the smallest of the seven benchmarked.
Yes. That is the job. We would rather lose a listing than take one we cannot sell at the number you were promised.
No. Request a free home valuation or call (239) 898-6072.
We read the certified tax roll, the parcel district report, the federal flood layer and the district's school zone data for these specific parcels before we priced anything. Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar alone have over $900 million in Sales, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate across more than 4,000 team transactions.
Jesse McGreevy and Marc Comisar personally. You can reach Jesse at (239) 898-6072 and Marc at (239) 287-5873.
Request a free valuation or call us. We walk the home, pull the comparables and give you a range with the reasoning attached, with no obligation. Buyers can start at our contact page.
Every factual claim on this page traces to one of the records below. Where we could not reach a record, we said so in the section rather than filling the gap. Data updated 20 September 2026.
Olympia Pointe's association does not publish a governing document library, a budget or a fee schedule publicly, so there is no association document set to offer here and we are not going to pretend otherwise. What follows are the public authority records that actually govern this community, each of which you can pull yourself.
Olympia Pointe is one of several named communities we cover inside the Lehigh Acres market, and the benchmark table above is only useful if you can go and look at the alternatives it names. Each of these is a distinct community with its own governance, carrying cost and price profile.
Whether you are buying into Olympia Pointe or selling a home you have owned here since the build, the work starts the same way, with the records rather than an opinion. Top 1% Real Estate Agents Nationally Since 2008 and #1 Team in Southwest Florida since 2012.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. Sellers can request a free home valuation. Buyers can reach the team through our contact page. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled 20 September 2026. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
