Steamboat Bend East is a 120-unit condominium village inside The Landings Yacht, Golf and Tennis Club in Fort Myers. Four five-story buildings, universal covered parking, golf frontage, and no building in a FEMA flood hazard area. McGreevy and Comisar.
Updated September 2026
McGreevy and Comisar are the real estate team Steamboat Bend East owners call first, for selling and for buying. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team and over $900 million in Sales between Jesse McGreevy and Marc Comisar. Steamboat Bend East is a 120-unit condominium village inside the gates of The Landings Yacht, Golf and Tennis Club in Fort Myers, Florida, and it carries a flood profile that is the exact opposite of the village next door. If you are ready to sell here, call Jesse direct at (239) 898-6072. If you are buying here, call Marc at (239) 287-5873.
Here is the sentence this page exists for. Steamboat Bend East and Steamboat Bend are two separate condominium associations with two separate declarations, adjacent streets, one word between their names, and completely different flood exposure. Zero of the five mapped buildings at Steamboat Bend East sit inside a FEMA Special Flood Hazard Area. Four of the six at Steamboat Bend do, about 67 percent. A buyer who searches the wrong name budgets insurance wrong, and a seller who accepts a community-level flood answer prices a genuine advantage away for nothing.
If you are searching for the best realtor for Steamboat Bend East at The Landings in Fort Myers, whether you are ready to sell your Steamboat Bend East condominium or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team and over $900 million in Sales between Jesse and Marc.
Pricing a unit here is a technical argument, not a per-square-foot average. Two condominiums of identical size inside the same gate can be worth materially different money because one association sits outside the Special Flood Hazard Area and the other does not, or because one has discharged its milestone inspection obligation and the other has not published anything. Steamboat Bend East is on the favorable side of both of those lines, and we build the pricing case from the records that prove it rather than from a community average that buries it.
We tracked the FEMA National Flood Hazard Layer building by building, the Lee County Property Appraiser certified roll parcel by parcel, the Sunbiz corporate record for the association, the recorded declaration at the Lee County Clerk, and the community’s own published village columns. Every load-bearing number on this page traces to one of those, and where a source does not exist we say so rather than filling the hole.
Selling your Steamboat Bend East condominium? Start with a free Fort Myers home valuation, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. Buying at Steamboat Bend East? Read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 for a personalized buyer consultation. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Steamboat Bend East is a 120-unit condominium association occupying four five-story buildings at 4100, 4120, 4140 and 4160 Steamboat Bend East, inside the gated Landings Yacht, Golf and Tennis Club in unincorporated Lee County, Florida, with a Fort Myers 33919 mailing address. Every unit carries a carport, every parcel carries golf course frontage, and every owner is a member of the club.
Item | Steamboat Bend East |
|---|---|
Units | 120 |
Residential buildings | 4, at 4100, 4120, 4140 and 4160 Steamboat Bend East |
Stories | 5 in all four buildings, 6 units per floor, 30 units per building |
Year built on the county roll | 1980 (6 units) and 1986 (114 units) |
Heated area, smallest to largest | 647 to 1,348 square feet, median 1,143 |
Bedroom mix | 75 two-bedroom, 30 three-bedroom, 10 one-bedroom, 5 efficiency |
Bath mix | 105 with two baths, 15 with one |
Covered parking | 120 carports out of 120 units |
Buildings inside a Special Flood Hazard Area | 0 of 5 mapped footprints |
Lee County evacuation zone | Zone A, the first zone ordered out |
Milestone inspection | Passed, reported by the association in the community magazine |
Association | Steamboat Bend East Condominium Association, Inc. |
Management | Alliant Property Management, LLC, off site in Fort Myers |
Just value median, 2026 roll | $189,251 |
Recorded sale median, 2024 onward | $242,500 across 14 sales |
Steamboat Bend East Condominium Association, Inc. and Steamboat Bend Condominium Association, Inc. are two distinct Florida corporations, with two separately recorded declarations, two boards, two management companies and two different flood profiles. They adjoin each other on the northeast side of The Landings. The second name is a strict superstring of the first, which is exactly why search engines, listing feeds and buyers confuse them constantly.
Item | Steamboat Bend East | Steamboat Bend |
|---|---|---|
Legal entity | Steamboat Bend East Condominium Association, Inc. | Steamboat Bend Condominium Association, Inc. |
Sunbiz document number | 754573 | 750464 |
Filed | 10 October 1980 | 4 January 1980 |
Recorded declaration | Official Record Book 1481, pages 2279 through 2352 | Official Record Book 1388, page 1990 |
Declaration dated | 7 January 1981 | 7 November 1979 |
Units | 120 | 112 |
Residential buildings | 4 | 6 |
Management company | Alliant Property Management, LLC | A different firm, based in Fort Myers |
Buildings in the Special Flood Hazard Area | 0 of 5 mapped | 4 of 6 mapped |
Carports | 120 of 120 units | 74 of 112 units |
The community’s own magazine masthead lists both villages separately, as it has for years, and the county roll carries them as two separate parcel blocks. But a listing feed abbreviates them to Steamboat Bnd and Steamboat Bnd E, a portal may normalize both to the shorter string, and a buyer typing Steamboat Bend Fort Myers gets results from both. We tracked this collision across the public record specifically because it is the single most expensive naming confusion in this community.
Before you write an offer, read the building address on the listing, not the village name. 4100, 4120, 4140 and 4160 Steamboat Bend East are Steamboat Bend East. 4200, 4210, 4220, 4230, 4240 and 4250 Steamboat Bend are Steamboat Bend. Then take that exact street address to the FEMA Map Service Center or to Lee County’s flood portal and pull the determination for that structure. A village name is not a flood determination, and neither is anything on this page.
If you own at Steamboat Bend East, the fact that your building is outside the Special Flood Hazard Area is a real, documentable advantage over a near-identical unit a few hundred yards away, and it is worth money in a market where every Southwest Florida buyer opens with an insurance question. It is also invisible unless somebody puts it in front of the buyer with a source attached. That is what we do on a listing here.
Steamboat Bend East is the one village at The Landings where the honest flood answer is genuinely good news, and most listings never say so. We will build the case from the FEMA layer, the county roll and the association’s own milestone record, and price it accordingly. Get a free valuation of your Fort Myers condominium or call Jesse McGreevy direct at (239) 898-6072. Buying instead? See how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Zero of the five mapped building footprints at Steamboat Bend East classify inside a FEMA Special Flood Hazard Area. All five classify Zone X, specifically the 0.2 percent annual chance flood hazard band in a coastal zone, which FEMA does not treat as a Special Flood Hazard Area at all. Immediately next door, four of the six mapped footprints at Steamboat Bend classify Zone AE at a Base Flood Elevation of 8 feet NAVD88.
The classification comes from the FEMA National Flood Hazard Layer flood hazard polygons, overlaid on Lee County GIS building footprints whose underlying data source is the Lee County Property Appraiser condominium building file, with each footprint reduced to its centroid and tested for containment inside the FEMA polygons. This is a screening classification of building footprints, not a flood determination for any individual unit. A specific condominium must be checked at the FEMA Map Service Center or on Lee County’s flood portal, and only an Elevation Certificate documents a structure’s actual lowest floor elevation.
Village | Buildings mapped | Inside the Special Flood Hazard Area | Outside it | Share inside |
|---|---|---|---|---|
Windjammer Village | 35 | 35, Zone AE at BFE 8 | 0 | 100 percent |
Harbortown | 29 | 29, Zone AE at BFE 8 | 0 | 100 percent |
Ariel | 1 tower | 1, Zone AE at BFE 8 | 0 | 100 percent |
Longboat Village | 44 | 41 | 3 | 93 percent |
Schooner Village | 15 | 14 | 1 | 93 percent |
Trawler Village | 7 | 6 | 1 | 86 percent |
Steamboat Bend | 6 | 4 | 2 | 67 percent |
Riverside Yacht Club Estates | 85 | 43 | 42 | 51 percent |
Mariners Cove Village | 48 | 12 | 36 | 25 percent |
Lighthouse Village | 28 | 5 | 23 | 18 percent |
Clipper Cove Village | 3 | 0 | 3 | 0 percent |
Flagship Village | 5 | 0 | 5 | 0 percent |
Sunset Cove | 2 | 0 | 2 | 0 percent |
Sunset Harbor | 2 | 0 | 2 | 0 percent |
Steamboat Bend East | 5 | 0 | 5 | 0 percent |
Five footprints classify in the 4100 to 4160 Steamboat Bend East group. Four of them are the residential buildings, each five stories. The fifth is an additional structure on the association’s land, and the county layer does not label what it is, so we do not say. All five classify outside the Special Flood Hazard Area, which is the only thing the classification is being used for here.
Zone X coded as the 0.2 percent annual chance flood hazard, often called shaded X, is the 500-year band. It is not a Special Flood Hazard Area, it carries no published Base Flood Elevation, and the federal mandatory purchase requirement does not attach to it. It is not a promise that water never reaches the property. It is a statement about mapped probability, on a map that is periodically revised.
The community’s own published history explains the mechanism, and it is a design decision rather than an accident of geography. The 1973 master plan created freshwater lakes connected by culverts to carry rainwater off roofs, parking and streets, and the soil dredged out to form the marina and those lakes was used to build up earthen mounds around the residences and the rolling terrain of the golf course. The interior villages, Steamboat Bend East among them, sit on that made ground. We present that as the developer’s stated design intent, because that is what the source supports.
FEMA has a revised preliminary Flood Insurance Rate Map in process for Lee County, with revised preliminary study volumes dated 4 December 2025, an appeal period that closed 30 September 2025, and an expected effective date in spring 2027. In unincorporated Lee County the revision touches six panels: 12071C0576, 12071C0577, 12071C0578, 12071C0579, 12071C0581 and 12071C0583. The Landings, including Steamboat Bend East, sits on panel 12071C0416G, which is not one of them. That is a set membership test anyone can repeat, and it should be re-checked when the Letter of Final Determination publishes.
A query of the FEMA map change layers over the community returns zero Letters of Map Revision and 22 Letters of Map Amendment, all carrying Lee County community identification number 125124. The closest one to this village is dated 16 May 2025, case 25-04-4684A, and it removed a structure at 4200 Steamboat Bend, which is Steamboat Bend, not Steamboat Bend East. Steamboat Bend East needed none, because none of its buildings was mapped into the Special Flood Hazard Area in the first place.
Federal law requires flood insurance when a structure sits in a Special Flood Hazard Area in a participating community and the loan is made, guaranteed or purchased by a federally regulated or insured lender. Steamboat Bend East has no building in a Special Flood Hazard Area, so that mandate does not attach here. That is a statement about a legal trigger. It is not advice to go without coverage, and those are two different things.
This catches people in both directions. A cash buyer in Zone AE across the community is not federally required to carry flood insurance, because there is no federally backed loan for the requirement to ride on. A financed buyer at Steamboat Bend East is not federally required to carry it either, because the structure is not in a Special Flood Hazard Area. In both cases the association’s own documents and the lender’s own overlay can still require it, and frequently do.
Roughly a quarter of National Flood Insurance Program claims nationally arise outside high risk areas. Zone X pricing is materially cheaper than Zone AE pricing precisely because the mapped risk is lower, which means the cost of carrying it here is small relative to the exposure it retires. A Steamboat Bend East owner is on a river peninsula in a county that took a direct hurricane strike in 2022. Declining coverage because a map says it is optional is a decision, and it should be made deliberately rather than by default.
In a condominium the building itself is insured by the association’s master policy, not by you. What you are buying individually is your interior, your contents, and your exposure to a loss assessment. So the flood question here splits in two: what the association carries on the four buildings, and what you carry on your unit. Ask for both before you close, and read the master policy declarations page rather than a summary of it.
Unincorporated Lee County participates in the Community Rating System and property owners there automatically receive a 25 percent discount on National Flood Insurance Program premiums. The county joined the program in 1991 and puts the annual value of the discount at roughly $15 million countywide. An owner confirms it is being applied by looking for Lee County identification number 125124 on the policy. The discount is conditional on the county’s continued compliance, and it was genuinely at risk in 2024 before FEMA maintained the classification.
Bonita Springs, Cape Coral, Estero, the City of Fort Myers, Fort Myers Beach and Sanibel each participate in the Community Rating System separately, and their discounts differ. Steamboat Bend East is in unincorporated Lee County, not in the City of Fort Myers, so the unincorporated county number is the one that applies. Using a neighboring municipality’s figure is one of the more common errors in Southwest Florida insurance conversations.
The whole of The Landings, Steamboat Bend East included, sits in Lee County Evacuation Zone A, which is Surge Zone 1 and the first zone ordered out in a storm. That is true at the same time as the flood statement above, and both are correct. A flood insurance rate map and a hurricane evacuation zone map are drawn by different agencies, for different purposes, using different models, and this village is the cleanest example in the community of the two answers pointing opposite ways.
FEMA Flood Insurance Rate Map | Lee County evacuation zone map | |
|---|---|---|
Drawn by | FEMA | Lee County Emergency Management |
Models | 1 percent and 0.2 percent annual chance flooding | Worst-case storm surge by storm category |
Governs | Insurance rating and the federal purchase mandate | When you are told to leave |
Steamboat Bend East result | Zone X, outside the Special Flood Hazard Area | Zone A, first out |
What it does not tell you | When to evacuate | What your premium will be |
Zone A is ordered out first, for every storm where surge evacuation is called. Being in Zone A is a function of proximity to surge-prone water, and Steamboat Bend East sits on a peninsula between the Caloosahatchee River and the golf course lakes. A seasonal owner should have an evacuation plan and a place to go before the season starts, not during a watch, and should expect to be on the first order rather than a later one.
We give both answers together, always, because giving either one alone is misleading. The flood answer helps the insurance budget. The evacuation answer shapes how you plan a season, whether you keep a vehicle here, and how you think about a ground-floor unit. A buyer who hears only the good half of this is a buyer who will be surprised later, and a surprised client is not a referral.
Florida’s condominium safety law requires a milestone structural inspection for buildings three habitable stories or more that reach 30 years of age, and a structural integrity reserve study on the same class of building. Four of the five mapped structures at Steamboat Bend East stand five stories, so the obligation genuinely attached here. The association has reported passing its milestone inspection, which is a materially better position than an association with no published inspection record at all.
The community’s own magazine carried the village’s report in its October 2024 and January 2025 issues: the village president worked to accomplish what had to be done to the buildings to pass a milestone inspection for insurance and to correct damage from Hurricane Ian, with one remaining project, correcting water leaking on the mezzanine of the 4100 building. That is the association speaking about its own buildings in its own community publication, which is the strongest non-recorded source available on this question.
The wording matters and it reflects how this law is actually landing across Southwest Florida. The milestone inspection is a statutory requirement, but for many associations the practical forcing function has been the insurance underwriter rather than the building official. A carrier that will not renew without a passed inspection creates a deadline that is harder than the statutory one. Steamboat Bend East has cleared it.
Association | Buildings 3 stories or more | Milestone and reserve study required | Status found |
|---|---|---|---|
Steamboat Bend East | 4 of 5 | Yes | Passed, reported by the association |
Steamboat Bend | 3 of 6 | Yes | No published record found |
Trawler Village | Yes | Yes | Completed, reported |
Ariel | 1 tower | Yes | No published record found |
Windjammer, Flagship, Clipper Cove, Sunset Cove, Sunset Harbor | Yes | Yes | No published record found |
Harbortown | 0, maximum 2 stories | No | Not applicable |
Longboat Village | 0, all single story | No | Not applicable |
Schooner Village | 0, maximum 2 stories | No | Not applicable |
Mariners Cove, Lighthouse, Riverside Yacht Club Estates | Detached single-family | Outside the statute | Not applicable |
Not found is not the same as not done. Several associations here may have completed inspections without publishing anything, and the absence of a public record is a gap in our search, not a finding against them. What we can say affirmatively is that Steamboat Bend East published its own.
Ask the association, in writing, for the milestone inspection report and the structural integrity reserve study, the current reserve balances, the last three years of board minutes, any special assessment levied or contemplated, and the master policy declarations page with its deductible. A seller’s estoppel letter will not contain most of that. Get it before your inspection period closes, not after.
A buyer comparing two similar units in Southwest Florida right now is pricing structural uncertainty whether or not anyone names it. An association that has passed its milestone inspection has retired a category of unknown cost. That deserves to be in the listing narrative, with the source, rather than left for a buyer’s agent to discover or not discover. We put it there.
Steamboat Bend East sellers have three specific advantages that most listings in this community never articulate: no building inside a Special Flood Hazard Area, a passed milestone inspection, and universal covered parking. Those are documentable facts about your association, they separate your unit from near-identical stock a few hundred yards away, and they are worth real money to a buyer pricing insurance and structural risk. McGreevy and Comisar put all three in front of the market with sources attached.
Start with our free Fort Myers home valuation tool for an instant read, then call Jesse McGreevy direct at (239) 898-6072 for the version that actually accounts for your building, your floor, your view and your association’s position. If you are buying rather than selling, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
We build the pricing case from the county roll, the FEMA classification for your specific building, your association’s inspection position, and the recorded sales in this association rather than a blended figure across the whole gate. We bring cinematic video, drone, professional photography and a qualified-buyer database built over two decades in Southwest Florida. And we are comfortable working quietly and off market when a seller wants discretion.
The honest framing is comparative, not absolute. We do not tell a buyer the unit cannot flood. We show them that this association’s buildings classify outside the Special Flood Hazard Area while the adjacent association’s mostly do not, we point them at the FEMA Map Service Center to verify it for the exact address, and we let the insurance quote do the rest. Overclaiming gets retracted at the inspection. Sourced claims survive.
Data updated: September 2026. Across Steamboat Bend East, 14 recorded qualified sales dated 2024 or later carry a median of $242,500, with a median of about $218 per heated square foot. The 2026 certified roll puts just value median at $189,251 across a range of $128,388 to $224,680. Those are useful boundaries and they are not your number, because floor, exposure, interior condition and whether the unit has one bath or two move it substantially.
Every seller question we get on this village is answered further down, in its own section, including whether you must use an in-community office, whether the milestone inspection helps you, and whether to pull an Elevation Certificate before listing. Selling here? Call Jesse at (239) 898-6072 or request a free valuation of your condominium. Buying here? Call Marc at (239) 287-5873 or read how we represent Southwest Florida buyers.
Rarely anything structural, because the association owns the building envelope and has already discharged its milestone obligation. What moves price here is interior condition, kitchen and bath age, flooring, and whether the unit shows light. We walk it with you before anything is spent, because in a 647 to 1,348 square foot floor plan the wrong renovation does not return its cost.
Faster than most sellers expect, because the association documents a buyer will demand are a known list and we start assembling them the day you decide. Call Jesse McGreevy at (239) 898-6072 or request a free valuation of your Fort Myers condominium. Buyers, call Marc Comisar at (239) 287-5873 or read how we represent Southwest Florida buyers.
Steamboat Bend East is four residential buildings of thirty units each, arranged six units to a floor across five floors, at 4100, 4120, 4140 and 4160 Steamboat Bend East. The county roll records maximum stories of five on all 120 unit records, and the unit numbering runs contiguously from 101 through 506 in each building, which corroborates the floor count from a second independent direction.
Building | Address | Units | Units per floor | Stories |
|---|---|---|---|---|
Building 1 | 4100 Steamboat Bend East | 30 | 6 | 5 |
Building 2 | 4120 Steamboat Bend East | 30 | 6 | 5 |
Building 3 | 4140 Steamboat Bend East | 30 | 6 | 5 |
Building 4 | 4160 Steamboat Bend East | 30 | 6 | 5 |
Of the 120 units, 75 are two-bedroom, 30 are three-bedroom, 10 are one-bedroom and 5 carry zero bedrooms on the county roll, which is how the appraiser codes an efficiency. On bathrooms, 105 units have two and 15 have one. Heated area runs from 647 to 1,348 square feet with a median of 1,143, and that median is the smallest of any association at The Landings.
The five efficiency units sit at 4160 Steamboat Bend East, numbered 105, 205, 305, 405 and 505, each at 647 heated square feet, with 2026 roll just values between $128,388 and $137,652. That is the smallest residence anywhere inside The Landings. At the other end of the community a home in Riverside Yacht Club Estates runs past 7,000 square feet, an eleven-fold range inside one gate, which is genuinely unusual.
The only units at The Landings with fewer than two bedrooms sit in two buildings, one at Steamboat Bend and one at Steamboat Bend East. Ten of the community’s eighteen one-bedroom units are here. For a seasonal buyer who wants a lock-and-leave inside a bundled golf and marina community at the lowest entry point available, this is where that product exists.
The county roll codes the land as fronting the golf course on 100 percent of Steamboat Bend East parcels. The roll does not break out individual unit exposures within the buildings, so it does not tell you which specific units look at the course and which look at the parking side. That is a walk-the-building question, and it is one of the reasons a floor plan alone is not enough to price a unit here.
The roll records six units completed in 1980 and the remaining 114 in 1986. The declaration was dated 7 January 1981 and the state condominium registry records 15 January 1981 for the same filing, so the association was formed at the front of that sequence and the bulk of the buildings were finished in a mid-1980s push. The community’s own history narrative places the village earlier in the marketing order than the completion record does, which is the ordinary difference between when a village was started and when it was finished.
Owning at Steamboat Bend East means paying two separate sets of fees. You pay the club amenity charge that every resident of The Landings pays, because membership is mandatory and runs with the property, and you separately pay the Steamboat Bend East association assessment, which funds this village’s four buildings, its pool, its grounds and its reserves. Neither figure alone tells you what ownership costs, and neither is published anywhere we can verify.
Current club dues, any capital or initiation contribution, the food and beverage minimum, the resale transfer fee and the current Steamboat Bend East assessment are not published in any source we are willing to cite. Figures do circulate online. Every one we found traces to a competing brokerage or a listing aggregator rather than to the club or the association, and we will not repeat a number about someone else’s money that we cannot stand behind.
The club’s administrative office is at 4425 S. Landings Drive, Suite 100, Fort Myers, FL 33919, reachable at (239) 482-3211, and will confirm the current membership schedule. The Steamboat Bend East assessment comes from the association through its manager, Alliant Property Management. If you are working with us on a purchase here, we get both in writing and put them in front of you before you go under contract, alongside the reserve position and any assessment on the horizon.
We build it from the specific unit rather than from a community average: the club charge, the Steamboat Bend East assessment for that unit’s percentage interest, the actual tax bill at the unincorporated Lee County millage rather than a City of Fort Myers rate, and real flood and wind quotes for that building rather than a regional guess. Anything less specific is a guess wearing the clothes of an analysis.
Florida’s Save Our Homes assessment cap protects a long-held homestead, and it does not transfer to you. When a unit sells, the assessed value resets toward market value for the new owner, so the tax line the seller has been paying is frequently not the tax line you will pay. Run the number off the appraiser’s current just value, not off the seller’s last bill, and if you are eligible for portability from another Florida homestead, account for it explicitly.
Every one of the 120 units at Steamboat Bend East carries a carport on the county roll. That is 120 of 120. At Steamboat Bend, carports run 74 of 112 and the coverage varies building by building, from 8 of 24 at 4240 Steamboat Bend to 29 of 30 at 4210. In 1980s Southwest Florida condominium stock, covered parking is not a detail, and this is the clearest single point of difference between the two associations after flood zone.
Association | Garage | Carport | Neither flagged | Units |
|---|---|---|---|---|
Schooner Village | 53 | 0 | 0 | 53 |
Longboat Village | 62 | 0 | 0 | 62 |
Steamboat Bend East | 0 | 120 | 0 | 120 |
Trawler Village | 0 | 96 | 0 | 96 |
Sunset Cove | 0 | 45 | 0 | 45 |
Sunset Harbor | 0 | 45 | 0 | 45 |
Steamboat Bend | 0 | 74 | 38 | 112 |
Windjammer Village | 43 | 131 | 21 | 195 |
Harbortown | 42 | 0 | 31 | 73 |
Clipper Cove Village | 0 | 0 | 40 | 40 |
Flagship Village | 0 | 0 | 76 | 76 |
Covered parking in this climate is sun protection, hail protection and a meaningful difference in how a vehicle ages. It is also the kind of amenity that is effectively impossible to add to a finished 1980s condominium site, so a village either has it or it does not, permanently. A buyer choosing between the two Steamboat associations on headline price alone is choosing between guaranteed covered parking and a coin flip, and almost nobody tells them that.
The recorded declaration is explicit, and it is shared with several other villages here: automobiles may be parked only in the areas provided for that purpose, and trucks, vans or other non-private passenger vehicles, trailers, boat trailers or motor homes may not be parked in the parking areas. In a community that operates a full-service marina, boat trailers are barred from village parking across the board. That is the point of the marina rather than a contradiction of it, but a buyer towing a trailer needs to know before writing an offer.
A guaranteed carport is the kind of fact that never appears in a comparative market analysis and always matters to the person writing the check. On a Steamboat Bend East listing we put it beside the flood classification and the milestone position, so a buyer comparing this association against the one next door sees all three differences at once. Sellers, call Jesse McGreevy at (239) 898-6072 or get a free Fort Myers condominium valuation. Buyers, call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The clause bars trucks and non-private passenger vehicles. Whether a modern personal pickup falls inside that language is a question the current house rules answer, not the 1981 declaration, and the answer has drifted across Florida associations over four decades. We do not tell a buyer flatly that pickups are banned here. We tell them what the declaration says and we get the current rules from the association before they commit.
The governing instrument is the Condominium Declaration of Steamboat Bend East Condominium of The Landings, recorded in Official Record Book 1481 at pages 2279 through 2352 in the public records of Lee County, Florida, dated 7 January 1981, declared by The Landings, Ltd. with McGregor Villas, Inc. as general partner. The state condominium registry independently records 15 January 1981 for the same filing, which is the kind of two-source agreement that makes a citation safe to publish.
The declaration provides that no rental shall be for a period of less than one month, and that verbal approval from the association is required for leases of one month to one year. That is one of the more permissive leasing positions inside this gate. No per-year cap on the number of leases appears in the declaration. Any four-leases-a-year figure circulating for villages at The Landings traces to sources we will not cite, and it is not in this recorded instrument.
Nine villages here share a single clause, and Steamboat Bend East is one of them: no pets or animals shall be kept in the condominium except for dogs, cats and birds, which must be kept on a leash or caged at all times when outside the apartment. No number limit, no weight limit and no breed limit appears in the declaration. Two other villages at The Landings do impose a hard one-animal, sixty-pound cap, so the spread inside one gate is real. Current house rules can be stricter than the declaration, so ask.
This is stronger than a silence, because the document says it rather than omitting it. The declaration states that there shall be no restriction as to the minimum age of children who may live in or visit the condominium. Ten declarations across The Landings carry that identical sentence. Steamboat Bend East is not a 55-plus community, not a housing-for-older-persons election, and not age restricted in any form the recorded record supports.
The declaration reserves to the association a right of first refusal on any proposed sale or transfer, with thirty days’ written notice in which to make its election. Essentially every village at The Landings carries the same boilerplate. In practice this adds a defined window to a transaction rather than a veto, but it is a real step, it must be built into the timeline, and a listing agent who does not account for it creates a closing date that cannot be met.
The declaration provides that each purchaser of a unit specifically agrees to assume their respective obligations, assessments and limitations in connection with membership in the club. That is the recorded version of the bundled-community fact, and it is stronger evidence than the club’s own marketing page because it runs with the property. You cannot buy here and opt out of the amenity charge to save money.
We read the instrument specifically looking for a clause requiring an owner to list through any particular office or brokerage, searching for broker, real estate, listing, sign and for-sale language. It is not present. The same search returned nothing in ten other Landings declarations either. The only sales-related reservations anywhere in the community’s recorded record are the developer’s own marketing reservations from its 1990s sellout, and those are spent.
Insurance here divides into three layers that buyers routinely blur together: the association’s master policy on the four buildings, your own unit-owner policy on everything inside your walls, and your loss assessment coverage for the gap between them. Steamboat Bend East’s flood position helps the first layer and does nothing for the other two, so budgeting from the flood zone alone will produce the wrong number.
Florida law requires a condominium association’s property policy to provide primary coverage for the condominium property as originally installed, or replacement of like kind and quality per the original plans, plus alterations made to association property. It requires that policy to exclude floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments, where those sit within the unit boundaries and serve only that unit. Everything on that exclusion list is yours.
Under the National Flood Insurance Program a residential condominium building association policy is limited to $250,000 multiplied by the number of units in the building. Each Steamboat Bend East building holds 30 units, so the maximum National Flood Insurance Program building limit per building is $7.5 million. That is a ceiling, not a replacement-cost guarantee. Where replacement cost exceeds it, the shortfall goes to private excess flood coverage, or to a loss assessment against owners.
Florida law requires a unit owner’s residential property policy to include at least $2,000 in property loss assessment coverage for all assessments arising from the same direct loss, with a deductible of no more than $250. Two rules change outcomes: the limit that applies is the one in force the day before the occurrence, so buying more after a storm does not help retroactively, and the coverage is excess over any other policy covering the same property.
Association exposures in this community run to seven figures. One village’s hurricane restoration exceeded $5.5 million. If a master policy deductible, a flood coverage shortfall, or an uninsured structural repair is passed through to owners, a $2,000 loss assessment limit absorbs a rounding error. The single most useful question to put to your agent is whether your loss assessment limit exceeds your association’s master policy deductible divided by your ownership percentage.
Roof age is the dominant admitted-market underwriting variable in Southwest Florida, and it is an association-level fact in a condominium rather than a personal one. Florida’s uniform mitigation verification inspection form, OIR-B1-1802, is the instrument that converts hardening into premium credit: roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance and opening protection. Ask the association when the roofs were last replaced and whether a current mitigation inspection is on file.
We did not obtain carrier-level data for this association: who writes the master policy, whether it sits with Citizens Property Insurance Corporation, the admitted market or surplus lines, what the wind deductible is, or what the association actually pays. None of that is in a public record. It comes from the association and its manager, and we get it in writing during a transaction rather than estimating it here.
Hurricane Ian struck Lee County in September 2022 and The Landings took damage across the community. At Steamboat Bend East the association’s own reporting ties the repair work directly to the milestone inspection effort: the village worked to correct damage from Ian and to pass the milestone inspection in the same period, with one remaining item, water leaking on the mezzanine of the 4100 building, still open when the report was published.
The community’s published village columns are a genuine primary source for what an association said about its own buildings, and they are the best available record here. What they are not is an engineering report. We have no filed inspection report for this association, no scope of work, no cost figure and no completion certificate, and we do not have the certificate of occupancy dates that would fix the statutory milestone clock precisely. Those are document gaps, and we name them rather than filling them.
An association that repaired storm damage and passed a milestone inspection in the same window has done the two things a buyer most wants done. It also means capital was spent, which shows up in reserves. Ask for the reserve study, the current reserve balances and the board minutes covering the Ian repair and the inspection. The good news and the cost of the good news live in the same documents.
Elsewhere at The Landings, one association replaced 563 window and door openings, nearly 51,000 square feet, with glass rated to 175 miles per hour, and cut that building’s insurance cost by $400,000 annually. That is opening protection converted into premium at a named building with a real number, and it is the clearest local evidence that hardening pays. Whether comparable work is planned at Steamboat Bend East is a question for the board.
Steamboat Bend East has its own village pool, separate from the club’s competition-sized pool, sitting on the association’s common element parcel of roughly 4.75 acres that the county records as common elements and pool. It is the social center of the village rather than a decorative amenity, and the association’s own published columns describe a regular Wednesday night pool party and a resurfacing that closed the pool in early May 2026.
The county roll flags a pool on every residential unit in eleven of the twelve condominium associations at The Landings, and residents of Steamboat Bend East, Steamboat Bend, Trawler, Windjammer, Ariel, Schooner, Clipper Cove and Longboat all reference their own village pool in the community magazine. Harbortown is the one association with no pool flagged on any parcel. A village pool is a village amenity and a village cost, funded by your association rather than by the club.
The published columns from this village read like a small neighborhood rather than a block of condominiums: the Wednesday night pool party, residents touring the county’s resource recovery facility with a local preserve group and bringing back the recycling rules, brunch at a restaurant directly across McGregor Boulevard from the entrance, and a local Catholic parish that several residents attend. That is a village where people know each other, and it is worth knowing before you buy into it.
The club runs an inter-village golf challenge each year with all fifteen villages fielding three teams of four. In the 2026 event Steamboat Bend East finished second with a score of 134.6, behind Ariel. It is a small thing and it tells you something real: this is not a village of absentee investors. There are enough engaged, playing residents here to field twelve golfers and finish near the top.
Village columns across The Landings describe the same pattern: a full winter season, a quiet summer where many owners are elsewhere, and summer editions of the village news described as rare. Steamboat Bend East is priced at the community’s entry tier and carries its smallest floor plans, which makes it a natural seasonal and lock-and-leave village. If you plan to be here year round, ask about summer occupancy in your specific building.
Every Steamboat Bend East owner is a member of The Landings Yacht, Golf and Tennis Club, because membership is written into the recorded declaration and runs with the unit. The club states plainly that every resident is considered a member with an equal interest in the well-being and maintenance of the community. Members purchased the amenities from the developer in 2002 for $7,950,000, recorded in the county’s official records, so this is a member-owned club rather than a developer-run one.
Amenity | Detail |
|---|---|
Golf | 18-hole executive course, 3,078 yards from the back tee |
Tennis | 13 well-lit Har-Tru courts |
Sports complex | 8 pickleball courts and 3 bocce courts |
Swimming | Competition-sized pool, in addition to the village pools |
Fishing | 18 stocked freshwater lakes |
Boating | Full-service marina and private harbor on the Caloosahatchee |
Dining | Two restaurants on property, plus the Helm Club |
The club states it is an 18-hole executive course, and 3,078 yards from the back tee corroborates across two independent golf course databases. We will not publish a par figure. Two reputable databases disagree, at 58 and at 59, and the club’s own scorecard was not reachable. A par number is trivially checkable at the pro shop and we would rather leave it blank than publish a coin flip.
The club operates a full-service marina and private harbor on the Caloosahatchee, and The Landings sits on the south shore downstream of the Cape Coral Bridge. Slip count, slip sizes, maximum length overall, whether slips are owned, leased or assigned, and any waitlist are not published anywhere we can verify, and neither is bridge clearance to open water. The marina office at (239) 482-3211 answers all of that in one call, and for a boating buyer it is the call to make before touring.
The upside is that golf, tennis, pickleball, bocce, the pools, the lakes and the club dining are included rather than gated behind a second initiation. The downside is that an owner who will never play golf still funds the course. At the community’s entry price tier that trade is often attractive, because the amenity access is the same as an owner paying twice as much a few hundred yards away. It is still a trade, and it is worth discussing before you tour rather than after.
The club entity is The Landings Yacht, Golf and Tennis Club, Inc., at 4425 S. Landings Drive, Suite 100, Fort Myers, FL 33919, phone (239) 482-3211, and that address matches the state corporate registration exactly. The golf pro shop operates from a separate address on Flagship Drive. Three different street addresses circulate for this club online, and they are three different facilities rather than three competing answers.
Steamboat Bend East sits in unincorporated Lee County off McGregor Boulevard in south Fort Myers, inside the Iona McGregor Fire District, with a Fort Myers 33919 mailing address and zoning of RM-2 with an RS-1 pocket across the wider community. It is not inside the City of Fort Myers, which changes the millage rate, the permitting authority, the code enforcement office and the flood insurance discount that applies.
A Fort Myers mailing address is not a Fort Myers city address. The community sits in unincorporated Lee County, verified against the FEMA political jurisdictions layer with positive controls, with zero City of Fort Myers city-limit polygons intersecting it. That determines your tax rate, your building department, and the Community Rating System discount on your flood premium. Buyers who assume the city rate applies budget the tax line wrong.
Facility | Road miles |
|---|---|
HCA Florida West Fort Myers Emergency, freestanding 24-hour emergency room | 1.5 |
Radiology Regional | 1.8 |
Lee Health Orthopedic Center | 2.0 |
Lee Health Neuroscience Institute | 2.0 |
HealthPark Medical Center, the system’s cardiac anchor | 4.5 |
Gulf Coast Medical Center, Level II trauma center | 5.3 |
Lee Memorial Hospital | 7.2 |
A 24-hour freestanding emergency room 1.5 miles from the gate, the region’s cardiac hospital at 4.5 miles and a Level II trauma center at 5.3 is a materially strong position for a village whose ownership skews toward retirees and seasonal residents.
Lee County does not zone an address to a school. It assigns zones and then runs a ranked-choice application with a lottery when demand exceeds seats. An address here resolves to South Zone sub-zone 1 for high school, Proximity Zone O for elementary and Zone MM for middle. Proximity preference is subject to higher-ranked priorities and capacity, and it removes district bus service. Pre-registration opens the first Monday in November and open enrollment runs in January, so a summer closing with a late application collapses your choice set.
Destination | Road miles |
|---|---|
Nearest Publix, Southpointe Commons | 1.2 |
The Bell Tower | 3.8 |
Page Field, general aviation | 5.4 |
Downtown Fort Myers river district | 7.6 |
Fort Myers Beach, Times Square | 8.4 |
Sanibel causeway at Punta Rassa | 8.8 |
Southwest Florida International Airport | 11.8 |
Naples, Fifth Avenue South | 32.8 |
These are road network distances computed from a geocoded community address, not drive times. Southwest Florida travel times vary substantially between season and off season and we do not publish a minutes figure we did not measure across both.
The pipeline around The Landings is quiet, which for an established community is a feature. The verified nearby items are small: a bank-to-retail conversion on McGregor, a plaza restriping, a small coffee drive-through. The one project with real local impact is the Cypress Lake Middle School rebuild about a mile away, an $86.6 million project in construction with substantial completion targeted for February 2027, which means construction traffic now and a new school afterward. The Cape Coral Bridge replacement is the larger regional project on the horizon.
Data updated: September 2026. Steamboat Bend East sits at the entry tier of The Landings on absolute price and in the middle on price per square foot. The 2026 certified roll puts just value median at $189,251 across a range of $128,388 to $224,680, and 14 recorded qualified sales dated 2024 or later carry a median of $242,500, or about $218 per heated square foot. Together with Steamboat Bend it forms the largest and most affordable block of inventory in the community.
Association | Just value median, 2026 roll | Recorded sale median, 2024 onward | Sales |
|---|---|---|---|
Sunset Cove | $177,631 | $245,000 | 9 |
Steamboat Bend | $188,845 | $228,500 | 16 |
Steamboat Bend East | $189,251 | $242,500 | 14 |
Trawler Village | $202,578 | $335,000 | 9 |
Windjammer Village | $230,612 | $329,750 | 26 |
Ariel | $248,814 | $320,000 | 18 |
Flagship Village | $264,090 | $381,500 | 12 |
Schooner Village | $306,863 | $480,000 | 5 |
Longboat Village | $330,482 | $476,250 | 12 |
Clipper Cove Village | $355,588 | $520,000 | 5 |
Sunset Harbor | $381,347 | $520,000 | 9 |
Harbortown | $389,636 | $552,500 | 10 |
Lighthouse Village | $524,613 | $717,500 | 2 |
Mariners Cove Village | $532,899 | $665,000 | 9 |
Riverside Yacht Club Estates | $596,194 | $699,500 | 10 |
Rank | Association | Sales | Median per heated square foot |
|---|---|---|---|
1 | Ariel | 18 | $161 |
2 | Sunset Cove | 9 | $173 |
3 | Longboat Village | 12 | $190 |
4 | Steamboat Bend | 16 | $196 |
5 | Schooner Village | 5 | $216 |
6 | Steamboat Bend East | 14 | $218 |
7 | Trawler Village | 9 | $224 |
8 | Windjammer Village | 26 | $230 |
9 | Flagship Village | 12 | $254 |
10 | Harbortown | 10 | $276 |
11 | Riverside Yacht Club Estates | 10 | $336 |
Steamboat Bend East is near the bottom on absolute price and in the middle on price per foot, which is exactly what you expect from an association carrying the smallest median floor plans in the community. You are buying less space, not worse space, and the amenity access is identical to an owner paying more than twice as much in Mariners Cove. For a seasonal buyer that arithmetic is the whole argument for this village.
Data updated: September 2026. These are county roll just values and recorded qualified sale prices, not appraisals and not an active market snapshot. Just value is a mass appraisal figure produced for taxation and it lags the market. Recorded sale medians on samples of five to twenty-six transactions carry real noise. Use them as boundaries and get a current read on your specific unit before you price a listing or write an offer.
Fourteen recorded sales since 2024 in a 120-unit association is a reasonable but not deep turnover rate, and it is middling for this community, where Windjammer produced 26 and Lighthouse produced 2 over the same window. That means comparable sales exist but are not abundant, and it means a listing here is more sensitive to correct pricing at launch than one in a higher-turnover village. We tracked every one of those recorded transactions to build the picture on this page.
These are the questions Steamboat Bend East buyers and owners actually ask us, answered from the primary record wherever a primary record exists and flagged honestly where one does not. Every figure here traces to a source listed at the bottom of this page.
No building at Steamboat Bend East classifies inside a FEMA Special Flood Hazard Area. All five mapped building footprints in the 4100 to 4160 group classify Zone X, the 0.2 percent annual chance coastal band, which is outside the Special Flood Hazard Area. This is a screening classification of building footprints, so confirm the specific unit address on the FEMA Map Service Center or Lee County’s flood portal before you rely on it.
No. They are two separate Florida corporations with two separately recorded declarations, two boards and two management companies, on adjacent streets inside the same gate. Steamboat Bend East is 120 units in four buildings at 4100 through 4160 Steamboat Bend East. Steamboat Bend is 112 units in six buildings at 4200 through 4250 Steamboat Bend. Their flood profiles are opposite.
Not as a federal requirement. The federal mandatory purchase rule attaches where a structure sits in a Special Flood Hazard Area and the loan is federally backed, and no Steamboat Bend East building is in one. Your association’s documents and your individual lender can still require it, and Zone X pricing is materially cheaper than Zone AE pricing, so many owners here carry it anyway.
Lee County Evacuation Zone A, which is Surge Zone 1 and the first zone ordered out. The whole of The Landings is Zone A. This is a different map from the flood insurance rate map, drawn by a different agency for a different purpose, which is why a village can sit outside the Special Flood Hazard Area and still be first to evacuate.
Yes. The association reported in the community’s own magazine, in its October 2024 and January 2025 issues, that the village had done what was required to pass a milestone inspection for insurance and to correct Hurricane Ian damage, with one remaining project on the mezzanine of the 4100 building. Ask the association for the filed report itself during your inspection period.
Yes. Florida’s condominium safety law applies both the milestone inspection and the structural integrity reserve study to residential condominium buildings of three habitable stories or more, and four of the five mapped structures here stand five stories. Request the study, the funding schedule it produced, and the current reserve balances before you close.
One hundred and twenty. They sit in four buildings of thirty units each, six units per floor across five floors. The Lee County Property Appraiser parcel block for the association carries 121 parcels, which is the 120 residential units plus the association’s common element parcel of roughly 4.75 acres recorded as common elements and pool.
Four residential buildings, at 4100, 4120, 4140 and 4160 Steamboat Bend East, each five stories. The county roll records maximum stories of five on all 120 unit records, and the unit numbering runs from 101 through 506 in each building, six to a floor, which confirms the floor count independently. A fifth structure appears in the county building footprint layer on association land.
Six hundred and forty-seven heated square feet, in five efficiency units at 4160 Steamboat Bend East numbered 105, 205, 305, 405 and 505. That is the smallest residence anywhere inside The Landings. The association’s overall heated area runs from 647 to 1,348 square feet with a median of 1,143, the smallest median of any association in the community.
Yes. The county roll flags a carport on all 120 of 120 units. That is not true of the association next door, where Steamboat Bend carries carports on 74 of 112 units and coverage varies building by building from 8 of 24 at one address to 29 of 30 at another. Covered parking is the clearest non-flood difference between the two.
Yes, a village pool on the association’s own common element parcel, which the county records as common elements and pool. It is separate from and in addition to the club’s competition-sized pool. The association’s published columns describe a regular Wednesday night pool party and a resurfacing that closed the pool in early May 2026.
No. The recorded declaration provides that each purchaser of a unit agrees to assume their obligations, assessments and limitations in connection with membership in the club, and the club states that every resident is considered a member. Membership is mandatory, it runs with the property, and you cannot buy here and opt out of the amenity charge to reduce your carrying cost.
Two separate charges: the club amenity fee every Landings resident pays, and the Steamboat Bend East association assessment. Neither is published in any source we are willing to cite. The club’s office at (239) 482-3211 confirms the current membership schedule, and the association’s manager provides the assessment. We will not publish a figure about your money that we cannot stand behind.
Alliant Property Management, LLC, based in Fort Myers, manages the association off site. Management at The Landings is mostly off site, spread across several firms, with different villages using different managers. Off-site management is normal for associations this size and it means your first call about a building issue goes to a management office rather than to somebody on the property.
Yes, subject to the recorded terms. The declaration provides that no rental shall be for a period of less than one month, and that verbal approval from the association is required for leases of one month to one year. No per-year cap on the number of leases appears in the declaration. Confirm the association’s current rules, which can be more specific than the 1981 instrument.
Yes. The declaration permits dogs, cats and birds, which must be kept on a leash or caged at all times when outside the apartment. No number limit, no weight limit and no breed limit appears in the recorded instrument. Two other villages at The Landings do impose a one-animal, sixty-pound cap, so the rules vary inside one gate. Ask for current house rules.
No, and the declaration says so affirmatively rather than merely omitting the subject. It states that there shall be no restriction as to the minimum age of children who may live in or visit the condominium. Ten declarations across The Landings carry that identical sentence. This is not a 55-plus community and it is not a housing-for-older-persons election.
The declaration provides that automobiles may be parked only in the areas provided, and that trucks, vans or other non-private passenger vehicles, trailers, boat trailers or motor homes may not be parked in the parking areas. Boat trailers are barred across the board in a community that operates a marina. Whether a modern personal pickup falls inside that language is answered by current house rules.
Yes. The declaration reserves to the association a right of first refusal on any proposed sale or transfer, with thirty days’ written notice in which to make its election. Essentially every village at The Landings carries the same clause. It adds a defined step to the transaction timeline, and a contract written without allowing for it produces a closing date that cannot be met.
The county roll records six units completed in 1980 and the remaining 114 in 1986. The declaration is dated 7 January 1981 and the state condominium registry records the filing on 15 January 1981. The community’s own history narrative lists the village earlier in the marketing order than the completion record shows, which is the usual difference between when a village was begun and when it was finished.
The county roll codes the land as fronting the golf course on 100 percent of Steamboat Bend East parcels. The roll does not break out individual unit exposures inside the buildings, so it does not tell you which specific units look at the course and which face the parking side. That is a question to answer by walking the building, not by reading a floor plan.
The National Flood Insurance Program residential condominium building association policy is capped at $250,000 multiplied by the number of units in the building. Each building here holds 30 units, so the cap is $7.5 million per building. That is a ceiling and not a replacement-cost guarantee, and any shortfall goes to private excess coverage or to a loss assessment against owners.
The association’s own reporting ties its Ian repairs to the same period as its milestone inspection work, with one item still open when it reported, water leaking on the mezzanine of the 4100 building. We do not hold a filed engineering report, a scope of work or a cost figure for this association, and we are not going to characterize the damage beyond what the association itself published.
Not on the current schedule. FEMA’s revised preliminary maps for Lee County are expected to take effect in spring 2027, and in unincorporated Lee County they affect six panels. The Landings sits on panel 12071C0416G, which is not among them. Re-check when the Letter of Final Determination publishes, because a schedule is not an outcome.
Lee County assigns zones rather than schools. This address resolves to South Zone sub-zone 1 for high school, Proximity Zone O for elementary and Zone MM for middle, and families rank choices on an application that goes to a lottery when demand exceeds seats. Pre-registration opens the first Monday in November, so closing in summer and applying late narrows your options sharply.
One and a half road miles, to the freestanding 24-hour HCA Florida West Fort Myers Emergency. HealthPark Medical Center, the region’s cardiac anchor, is 4.5 miles, and Gulf Coast Medical Center, a Level II trauma center, is 5.3 miles. Orthopedics and neurology both sit inside the community’s own ZIP code, which is a genuine reason a lot of people buy in this part of Fort Myers.
The Condominium Declaration of Steamboat Bend East Condominium of The Landings, recorded in Official Record Book 1481 at pages 2279 through 2352 in the public records of Lee County, Florida, dated 7 January 1981, declared by The Landings, Ltd. with McGregor Villas, Inc. as general partner. The state condominium registry independently records the filing on 15 January 1981.
No. It carries a Fort Myers mailing address but sits in unincorporated Lee County, within the Iona McGregor Fire District. That was verified against the FEMA political jurisdictions layer with positive controls, and no City of Fort Myers city-limit polygon intersects the community. The distinction changes your millage rate, your building department and your flood insurance discount.
On absolute price it is at the entry tier, with a 2026 roll just value median of $189,251 and a recorded sale median of $242,500. On price per heated square foot it sits mid-pack at about $218. You are buying less space rather than worse space, and your club access is identical to an owner paying more than twice as much elsewhere inside the same gate.
Selling a condominium here is a different exercise from selling one in a uniform community, because the facts that move your price are association facts rather than unit facts. These are the questions Steamboat Bend East sellers put to us most often.
No. We read the recorded declaration searching specifically for broker, real estate, listing, sign and for-sale language, and no clause requires an owner to list with any particular office or brokerage. The same search returned nothing in ten other Landings declarations. An in-community real estate office exists and is customary, not compulsory, and no recorded instrument names it or any brokerage.
Data updated: September 2026. Fourteen recorded qualified sales dated 2024 or later carry a median of $242,500, or roughly $218 per heated square foot, against a 2026 roll just value median of $189,251 across a range of $128,388 to $224,680. Those are boundaries, not your number. Floor, exposure, condition and whether the unit has one bath or two move it substantially.
From association facts as well as unit facts. Your building is outside the Special Flood Hazard Area, your association has passed its milestone inspection, and your carport is guaranteed rather than a coin flip. Those three things separate your unit from near-identical stock next door. Price from comparable sales inside this association first, then adjust for floor, exposure and interior, then document the three advantages.
The milestone inspection report, the structural integrity reserve study, current reserve balances, the last three years of board minutes, any special assessment levied or contemplated, the master policy declarations page with its wind and flood deductibles, the current assessment schedule, and the association’s current rules on pets, leasing and parking. Assembling those before you list shortens your inspection period and reduces renegotiation.
Yes, when somebody puts it in front of the buyer. Every Southwest Florida condominium buyer right now is pricing structural uncertainty whether or not it is named. An association that has passed its milestone inspection has retired a category of unknown future cost, and that belongs in the listing narrative with its source rather than left for a buyer’s agent to discover or miss.
Usually not necessary here, and occasionally useful. Elevation Certificates matter most for rating a structure inside a Special Flood Hazard Area, and your building is not in one. Lee County maintains a searchable Elevation Certificate archive and retrieval is free if one already exists, so it costs nothing to look. If one exists, include it. If not, the flood zone classification is the stronger document.
Build the association’s thirty-day right of first refusal window into the contract timeline from the start. It is a defined step rather than a veto, but a contract that ignores it produces a closing date the association cannot meet. We write the timeline around it and we start the association paperwork the day the contract is executed rather than waiting for the inspection period to close.
Start with our free Fort Myers home valuation for an immediate read, then call Jesse McGreevy direct at (239) 898-6072 for a valuation that accounts for your building, your floor, your exposure and your association’s specific position. If you are buying rather than selling, call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are a top-reviewed Fort Myers real estate team, and the reviews below are genuine five-star Google reviews from named clients, quoted as written. We do not publish an aggregate rating and we do not paraphrase. Read the full set on our Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review, Charlie Carroll
★★★★★ “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, Sandra Decker
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review, Jennifer Schnabel Wood
By Jesse McGreevy and Marc Comisar. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team through Domain Realty Group and over $900 million in Sales between the two of us. We have worked this market for more than two decades, and condominium communities like Steamboat Bend East are where the detail work pays.
Jesse handles listings and seller strategy. If you are thinking about selling at Steamboat Bend East, or you simply want to know what your unit is worth without a sales conversation attached, call Jesse direct at (239) 898-6072. Read more on the Jesse McGreevy agent profile. Florida real estate license SL3101296.
Marc handles buyer representation and negotiation. If you are shopping Steamboat Bend East, or comparing it against Steamboat Bend, Sunset Cove or Trawler, call Marc at (239) 287-5873. Read more on the Marc Comisar agent profile. Florida real estate license BK3060671.
McGreevy and Comisar, Domain Realty Group, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (239) 898-6072. Marc Comisar (239) 287-5873. Follow the team on the Domain Realty Group Facebook page.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar, who together lead Domain Realty Group, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. The team has sold over $2.5 Billion in Real Estate through Domain Realty Group, and Jesse and Marc alone account for over $900 million in Sales. We are licensed by the Florida Real Estate Commission, known as FREC, and brokered by Domain Realty.
Jesse McGreevy holds Florida real estate license SL3101296 and Marc Comisar holds Florida real estate broker license BK3060671, both issued under the Florida Real Estate Commission. The brokerage is Domain Realty, and the team site is Domain Realty Group in Southwest Florida. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Read more about McGreevy and Comisar, the Jesse McGreevy profile and the Marc Comisar profile. For the parent community, see our full guide to The Landings Yacht, Golf and Tennis Club and the wider Fort Myers area guide.
Selling? Request a free valuation of your Fort Myers condominium or call Jesse McGreevy at (239) 898-6072. Buying? Read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873. Top 1% Real Estate Agents Nationally Since 2008, and the #1 Team in Southwest Florida since 2012.
Publishing the gaps is part of the point. These are the questions we could not close from the public record, what closing each one would take, and who holds the answer. We would rather hand you a named gap than a plausible number.
Every document below is hosted by the authority that produced it, linked directly rather than mirrored, so you are always reading the current version rather than a copy of a copy. Nothing here is hosted by us.
Every factual claim on this page traces to a primary or authoritative source. Property, parcel and sales figures come from Lee County records. Flood classifications come from FEMA and Lee County GIS. Governance facts come from the recorded declaration and the Florida corporate record. We do not cite listing aggregators or competing brokerages.
Property, parcel, building and sales figures on this page are drawn from the Lee County Property Appraiser certified roll and the Lee County Clerk official records, read September 2026. Flood classifications are a screening analysis of FEMA National Flood Hazard Layer polygons against Lee County building footprints and are not a flood determination for any individual unit. Verify any figure that will drive a decision before you act on it.
McGreevy and Comisar, Domain Realty Group. Jesse McGreevy (239) 898-6072, Florida license SL3101296. Marc Comisar (239) 287-5873, Florida license BK3060671. Office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Licensed by the Florida Real Estate Commission, FREC. 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.
