Sundial Beach Resort

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Jesse McGreevy and Marc Comisar of Domain Realty wrote this guide for two readers: owners who hold a Sundial unit and are thinking about selling, and buyers who want to own one. Jesse has been in Southwest Florida real estate since 2004, and the McGreevy and Comisar team has worked side by side since 2008. Sundial Beach Resort is a Gulf-front resort condominium community on Sanibel Island, Florida. Everything below comes from public records, each cited in the sentence it supports.

Sundial Beach Resort condos number 407 condominium units in 20 four-story buildings on Middle Gulf Drive, held under two associations: Sundial of Sanibel (West), with 266 units in Phases I to III, and Sundial East, with 141 units in Phases IV to VI, per the Lee County parcel layer queried October 28, 2026. A separately owned resort operation runs the lobby, main pool, restaurants, spa and rental program from three non-condominium parcels (Lee County Property Appraiser, parcel 10128784). The resort reopened to overnight guests on February 1, 2025, after 28 months closed (Visit Florida media release, January 31, 2025). For the wider island picture, start with our guide to Sanibel and Captiva. If you searched for Sundial condos Sanibel, this is the ownership guide, not a booking page.

Why McGreevy and Comisar Are the Best Realtor for Sundial Beach Resort

Sundial Beach Resort owners and buyers who work with McGreevy and Comisar get a team with over $900 million in personal sales, named Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Our Credentials, in Brief

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate.

How We Read the Sundial Market

In the last 12 months we tracked 21 Sundial closings in Lee County recorded sales (DOR-qualified), October 2025 through September 2026, at an $800,000 median (Lee County Property Appraiser sale data file, index built October 28, 2026). Fourteen of those sales were in Sundial of Sanibel (West), at $365,000 to $1,295,000, and seven were in Sundial East, at $885,000 to $1,275,000.

One note on data: the Sanibel and Captiva Islands Association of REALTORS runs its own MLS, so this page uses Lee County deeds for Sundial itself and Florida Realtors SunStats for ZIP 33957 context, and keeps the two apart.

McGreevy and Comisar is a top-reviewed Sundial Beach Resort realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “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

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

Talk to Jesse or Marc

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Thinking about selling a Sundial unit? Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Looking to buy at Sundial? Call Marc at (239) 287-5873, and read our buyer guide before you tour.

Key Takeaways

• 407 condominium units in 20 four-story buildings on Middle Gulf Drive, Sanibel, FL 33957: 266 West and 141 East (Lee County parcel layer).
• Two associations, no master association found: Sundial of Sanibel Condominium Association (West, buildings A to K, Sunbiz 723179) and Sundial East Condominium Association (buildings L to T, Sunbiz 744372).
• The resort operation is separate: the lobby, main pool, restaurants, spa and rental program belong to R.L.R. Investments, L.L.C. (Sundial Beach Resort & Spa), not to either association (resort User Agreement, last updated July 2018).
• Market: 21 recorded sales, October 2025 through September 2026, median $800,000; one-bedrooms $475,000 on 7 sales; two-bedrooms $896,500 on 14 sales, the midpoint of the two middle sales (Lee County Property Appraiser sale data).
• Six recorded phases, with oldest buildings dated 1974 (Phase I) to 1981 (Phase VI) in county building records (Lee County parcel layer).
• Ian flooded the lower floors. The resort reopened February 1, 2025, after 28 months; the City lists Sundial in its Emergency Repairs group, not among the 19 demolished (City of Sanibel Attachment F, October 6, 2026).
• Flood zones: FEMA panel 12071C0541G (effective November 17, 2022) maps Gulf-facing parts in Zone VE at a 12 foot BFE and road-facing parts in Zone AE at 11 feet (FEMA NFHL query, October 28, 2026).
• Rentals: no City minimum stay in the Resort Housing District under Sec. 126-1076(b), versus four consecutive weeks elsewhere on Sanibel; association rules still govern (Sanibel Code, Municode).

Table of Contents

• Is Sundial Beach Resort a Good Place to Own? Living at Sundial as a Buyer
• Sundial Beach Resort Market Snapshot
• How Did Sundial Beach Resort Begin? Origins From 1972
• How Is Sundial Structured? Twenty Buildings, Six Phases, Two Condominium Families
• Who Governs Sundial? The Two Condominium Associations
• Who Runs the Resort at Sundial, and How Does It Relate to Owners?
• The Fee Stack at Sundial: Taxes, Assessments and Charges
• Sundial Building Inventory: All 20 Buildings
• What Amenities Does Sundial Beach Resort Have?
• Is There Golf, a Marina or Boating at Sundial?
• Life Around Sundial: Shelling, Wildlife and the Shared Use Path
• How Did Sundial Fare in Hurricane Ian, Helene and Milton?
• What Does the Sundial Milestone Inspection Report Show?
• Sundial Flood Zones: What FEMA Maps Show
• Insuring a Sundial Condo
• Schools Near Sundial Beach Resort
• Healthcare Near Sundial
• Drive Times and the Sanibel Causeway From Sundial
• What Is Being Built or Changed Near Sundial?
• Sundial Rental and Use Rules: What Owners Can and Cannot Do
• Sundial or a Sanibel Single-Family Home: Which Fits You?
• Pros and Cons of Owning at Sundial Beach Resort
• Neighborhoods Inside Sundial With Their Own Pages Coming
• Thinking of Selling Your Sundial Beach Resort Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Frequently Asked Questions About Sundial Beach Resort
• Frequently Asked Questions: Seller Edition
• Your Sundial Beach Resort Real Estate Experts
• Sources

Is Sundial Beach Resort a Good Place to Own? Living at Sundial as a Buyer

Sundial Beach Resort suits owners who want a Gulf-front condominium unit in one of two associations, with short-term rental allowed under the City’s resort housing rules and a separately run resort next door. For buyers weighing Sundial condos Sanibel, the trade is shared governance and storm exposure in return for location and rental flexibility.

Where Is Sundial on Sanibel Island?

Sundial sits on Middle Gulf Drive, on the Gulf side of Sanibel. Three addresses matter. The resort centre, with the lobby, restaurants and spa, is 1451 Middle Gulf Drive; the West condominium units carry 1501 Middle Gulf Drive; the East units carry 1401 Middle Gulf Drive, all Sanibel, FL 33957 (resort Contact page; Lee County parcel layer).

The West association’s site plan shows buildings A to K between the Gulf and Middle Gulf Drive, with a pool, tennis courts and an office near Building C (Sundial of Sanibel site plan).

From 1451 Middle Gulf Drive, the Sanibel end of the Causeway is about 3.1 miles and about 8 minutes by car, a modeled free-flow, off-season figure (OSRM routing measurement, October 28, 2026); peak season, roughly January to April, runs longer.

What You Actually Buy at Sundial

A buyer of Sundial condos on Sanibel Island buys a condominium unit: a parcel on the county roll with an undivided share of its phase’s common elements, governed by either the West or the East association (Lee County parcel layer). The lobby, main pool, restaurants, spa and rental operation are not part of the purchase. They belong to a separately owned resort operation on three fee parcels, listed on the county roll under RLR Investments LLC (Lee County Property Appraiser, parcel 10128784) and named on the resort’s own site as R.L.R. Investments, L.L.C. doing business as Sundial Beach Resort & Spa (User Agreement).

Units in the resort’s program are still individually owned; the resort’s policy page says room décor “is selected by individual owners” (The Sundial Advantage, last modified December 19, 2023).

What the county roll records:

• Bedrooms: 163 one-bedroom units, all in the West buildings, and 244 two-bedroom units (103 West, all 141 East). The county roll records only one- and two-bedroom units; the resort’s marketing has described studio and three-bedroom plans (Lee County parcel layer; resort fact sheet, November 2018).
• Size, as county-recorded area: West one-bedrooms 454 to 728 square feet, West two-bedrooms 954 to 1,361, East two-bedrooms 1,451, 1,484 and 1,531 (same source).
• Count: 407 units. The 216 seen in news coverage is the resort’s own room count, as its sales manager told WBBH on February 3, 2025, not the condominium unit count (WBBH Gulf Coast News).

To compare island options, see how to buy a home in Sanibel and Captiva.

Is Sundial Open, and Can I Stay There?

Yes. Sundial Beach Resort reopened to overnight guests on February 1, 2025, after 28 months, with 74 units open and more to follow as renovations continued (Visit Florida media release, January 31, 2025). The resort’s sales manager projected at the time that it would be “another full year before 100% of the rooms and the buildings are back” (WBBH, February 3, 2025). As of its October 21, 2026 post, the resort is operating and running a Thanksgiving to New Year’s event program (resort holiday guide); it has not published a 2026 open-room count.

Stays are booked with the resort itself through its own site, and the guest terms are the resort’s: check-in at 4:00 p.m., a primary guest at least 21, and no pets beyond ADA service animals (Contact Us and FAQ). The rest of this page is about owning a Sundial condo.

Can You Live at Sundial Year-Round?

The City’s code does not bar it. Sundial’s six condominium phases and three resort parcels are mapped inside Sanibel’s Resort Housing District (City Resort Housing District map layer), where resort housing is a permitted use (Sec. 126-635). Sec. 126-1076(b) sets no limit on frequency of change or length of stay where resort housing is a permitted use (Sanibel Code, Municode).

The code is not the last word for any unit: each Declaration and the association’s rules govern occupancy, leasing, pets and parking, under powers the West’s Second Amended and Restated Articles, filed February 14, 2022 give the association. Read them before you write an offer.

Who Sundial Fits

Sundial fits buyers who want:

• A Gulf-front unit with resort services next door, where dining, a spa and racquet courts operate on the grounds.
• A rental option without a City minimum stay, because the property sits in the Resort Housing District.
• A lock-and-leave condominium, where the buildings and grounds are common elements run by the association.

It is less suited to buyers who want a yard, a private garage, or no shared governance. As WGCU put it on July 21, 2026, “No chain stores. Nothing over three stories.” (WGCU).

On neighboring Captiva Island, South Seas Island Resort is the islands’ other large resort condominium community. If you are comparing agents, see our guide to the best real estate agents in Sanibel and Captiva.

Sundial Beach Resort Market Snapshot

Sundial Beach Resort recorded 21 sales in Lee County recorded sales (DOR-qualified), October 2025 through September 2026, at an $800,000 median, with prices from $365,000 to $1,295,000. All 21 were resales, none builder-direct. The newest recorded sale in the index is September 3, 2026 (Lee County Property Appraiser sale data file).

Data updated: October 2026

Lee County Recorded Sales, October 2025 Through September 2026

Source: Lee County Property Appraiser sale data, index built October 28, 2026. The median across all 21 sales is $755 per square foot of county-recorded area.

Every Recorded Sundial Sale in the Last 12 Months

The county record identifies the West building for every West sale; for East sales the county’s condominium name is cut off before the building, so those rows show the phase only.

Source: Lee County Property Appraiser sale data, DOR-qualified sales, October 2025 through September 2026. By location, the West sales fell in buildings A (3), C (1), F (2), G (1), H (1), I (1), J (3) and K (2); the East sales fell in Phase IV (2), Phase V (2) and Phase VI (3).

Sundial Prices by Calendar Year Since 2015

Source: Lee County Property Appraiser sale data, Lee County recorded sales index, DOR-qualified sales only. No qualified rows appear for 2022 and 2024 in the index. Hurricane Ian (September 28, 2022) and the resort’s 28-month closure fall in those years, and after Ian the county coded most island sales 03, meaning the property changed after the sale, a code this index excludes (Lee County Property Appraiser, Title Deed Transfer Code List). Read the table year by year; it does not support a trend line across the gap.

How Sundial Compares With Sanibel and ZIP 33957

These three sources measure different universes (county deeds in two different windows, and MLS-reported ZIP closings), so they sit side by side and are never blended. For a longer Sundial view, the county index shows 33 recorded sales and a $740,000 median over the 24 months to September 2026, and the index shows no qualified rows in calendar 2024 (Lee County Property Appraiser sale data).

What the Numbers Mean for Buyers and Sellers

Three worked comparisons, with the arithmetic shown:

• Two-bedroom over one-bedroom: $896,500 minus $475,000 = $421,500.
• Sundial over the Sanibel condominium median: $800,000 minus $725,000 = $75,000; $75,000 divided by $725,000 = 10.3 percent higher.
• Sundial under the Sanibel single-family median: $1,080,000 minus $800,000 = $280,000; $280,000 divided by $1,080,000 = 25.9 percent lower.

The Sundial and island medians come from different county windows and universes, so treat the percentages as orientation only.

Bedroom count and unit size explain most of the spread on the roll, but not all of it: the seven one-bedroom sales ran from $365,000 to $800,000, with the top of that range from 706 square foot units in Building A and the bottom from a 728 square foot unit in Building I. The $755 median per square foot uses county-recorded area, so it compares Sundial sales with each other, not with listings elsewhere. Sellers should price from the closest sales in their own association and plan type; buyers should compare like with like.

How Did Sundial Beach Resort Begin? Origins From 1972

Sundial Beach Resort began on paper in April 1972, when the West association was incorporated in Florida. Six condominium phases were then recorded through the early 1980s, and county building records date the oldest building in each phase from 1974 (Phase I) to 1981 (Phase VI) (Sunbiz 723179; Lee County parcel layer).

1972 to 1981: Six Recorded Phases

Source: Official Records (OR) book and page and condominium plat book (CPB) references as carried in the county legal descriptions, and oldest-building years from county building records (Lee County parcel layer, October 28, 2026).

The lettering does not follow the recording order on the East side: Phase V, buildings R to T, was recorded before Phase VI, buildings L to N. The East association, which governs Phases IV to VI, was incorporated on September 25, 1978, and was formerly indexed as Sundial of Sanibel IV-VI Condominium Association, Inc. (Sunbiz 744372).

From Sundial Beach and Golf Resort to Sundial Beach Resort and Spa

The resort was marketed as Sundial Beach & Golf Resort when it sold in 2012 (Hotel Business Review newswire, July 27, 2012), and it has operated as Sundial Beach Resort & Spa since the 2013 change of ownership (R.L.R. Investments release, December 3, 2013). By its 2025 reopening it was the property the News-Press called Sanibel Island’s largest resort (The News-Press, January 31, 2025).

A 2015 report captured the first years under the new owner: a Bailey’s grocery outlet, a Sanibel Sea School outlet, renovated tennis and pools, a tiki bar, bike rentals and the Kay Casperson spa had been added, and about 150 units were then in the resort rental partnership (Captiva-Sanibel Islander, April 1, 2015). That is a dated 2015 figure, not a current count.

Who Has Owned the Resort Operation

The announced 2013 price covered the resort and its assets, while the deed records the real-property consideration for the three parcels. Every row is a transfer of the resort operation, never of the 407 condominium units. Today’s owner of record of the three parcels is RLR Investments LLC (Lee County Property Appraiser).

Selling or Buying at Sundial? Talk to McGreevy and Comisar

Sundial East’s 141 units are all two-bedroom, at 1,451 to 1,531 square feet of county-recorded area, while the West association holds every one of the 163 one-bedroom units (Lee County parcel layer). That split shapes pricing. If you own at Sundial, get a free home valuation, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, and read our buyer guide first.

How Is Sundial Structured? Twenty Buildings, Six Phases, Two Condominium Families

Sundial Beach Resort holds 407 condominium units in 20 four-story buildings, recorded as six condominium phases, carried on the county roll as two condominium families and governed by two associations, plus three resort parcels that are not condominium units. That layered structure is the first thing to understand about Sundial condominiums on Sanibel Island.

The City’s Attachment F (August 2026) also lists 407. All 20 buildings are four stories, per the county roll and the West Phase 1 milestone forms.

The Six Recorded Phases at a Glance

Each phase is its own recorded condominium with its own common-area parcel. Figures sum the county roll’s building rows (October 28, 2026); oldest-building years are phase-level county building records.

The arithmetic closes: 266 West plus 141 East is 407, and all 163 one-bedrooms are West. On the East side the letters do not follow the recording order: Phase V (R to T) was recorded before Phase VI (L to N).

How the County Names the Two Condominium Families

Sundial is easy to misread on county records because the names overlap. The county roll carries two condominium families: “SUNDIAL” for Phases 1 to 3 (the West units) and “SUNDIAL OF SANIBEL” for Phases 4 to 6 (the East units). It then labels every one of the six phase common-area parcels “Sundial of Sanibel”, West phases included. The county label alone therefore does not separate West from East; the phase and the building do.

The association names overlap too: the West association’s legal name, Sundial of Sanibel Condominium Association, Inc., uses the same words as the East units’ county family, and “Sundial West” is only the West association’s website name, with no separate entity on Sunbiz.

The county layer holds 413 records coded SUNDIAL: 407 condominium unit parcels (DOR code 04) and 6 common-area parcels (DOR code 09). That is why a county search for “Sundial of Sanibel” returns units from both sides along with every phase’s common area. The three resort parcels sit outside that count.

How to Read a Sundial Unit Number

A Sundial unit is identified by building letter (A to K West, L to T East, mapped to phases in the table above) and unit number, and the first digit of the unit number is the floor, per the county roll. Every West building has first-floor units, from 2 to 8 per building; no East building has one, and East units sit on floors two to four.

One caution when matching a unit to a county legal: buildings R, S and T carry unit prefixes rather than a county “BLDG” number, so use the phase and the letter, never the county’s internal building numbering.

The Land Under Sundial: About 31 Acres in County GIS

Sundial’s land is split between the condominium phases and the resort operation, and no published acreage covers both. Adding the county GIS parcel areas (Lee County parcel layer, October 28, 2026) gives a working total.

The combined figure of about 31.3 acres is derived from county GIS, not a published figure.

Who Governs Sundial? The Two Condominium Associations

Two separate Florida not-for-profit condominium associations govern the 407 units at Sundial Beach Resort: Sundial of Sanibel Condominium Association (West, Sunbiz 723179, Phases I to III) and Sundial East Condominium Association (East, Sunbiz 744372, Phases IV to VI). Sunbiz shows no master association above them, and neither association runs the resort.

Sundial of Sanibel Condominium Association (West)

The West association is Sundial of Sanibel Condominium Association, Inc., Sunbiz document 723179, a Florida not-for-profit corporation incorporated in April 1972 and ACTIVE on Sunbiz.

It governs more than one condominium. The 2022 Second Amended and Restated Articles, adopted by the members on February 4, 2022 and filed February 14, 2022, say the association manages three condominiums, Phase I, Phase II and Phase III, and “certain Association Property, including recreational facilities”. The same Articles are labeled Exhibit B to a Combined Second Amended and Restated Declaration of Condominium, so a 2022 restatement is the governing instrument for all three West phases.

The association calls itself “Sundial West” on its own website (1501 Middle Gulf Drive, PO Box 10). Its governing documents, budget and insurance pages are listed by title on the document menu and open only to owners.

Sundial East Condominium Association (East)

The East association is Sundial East Condominium Association, Inc., Sunbiz document 744372, incorporated September 25, 1978 and ACTIVE on Sunbiz, with its principal office (Main Office) at 1401 Middle Gulf Drive. It was formerly indexed as Sundial of Sanibel IV-VI Condominium Association, Inc.

Its 1997 Amended and Restated Articles, voted by the members on February 8, 1997 and filed March 21, 1997, state its purpose as “to act as the governing association of Sundial of Sanibel Phases IV-VI Condominium”.

Is There a Master Association at Sundial?

No master association appears in the state record. Sunbiz starts-with searches for SUNDIAL OF SANIBEL, SUNDIAL EAST, SUNDIAL WEST and SUNDIAL BEACH show two condominium associations and no master association under Sundial names.

The West association’s document menu lists a “Cross Access Easement” among its governing documents, by title only, behind the owner login. A buyer who wants its terms should request it through the association during the contract period.

What the Articles Say About Leasing, Transfers and Rules

The Articles are the public layer of Sundial’s governing documents, and they set the powers the Declarations use. The West 2022 Articles give the association power to make and amend rules on “transfer, use, appearance, maintenance, and occupancy of the Units” and to approve or disapprove “leasing, transfer, mortgaging, ownership, and possession of Units as may be provided by the Declaration”.

The same West Articles set the voting mechanics:

• One vote per unit.
• A board of not fewer than three directors.
• Amendments to the Articles by two-thirds of the voting interests present and voting at a noticed meeting with a quorum, or by written agreement of two-thirds of all voting interests.

The East 1997 Articles also give one vote per unit and allow amendments by a majority of members.

The Articles do not state the rules themselves: leasing, transfer-approval, pet, parking and renovation specifics sit in each Declaration and the association’s rules, which are member-gated online and govern the specifics.

Boards and Annual Reports

Each association is run by a board of directors elected by its unit owners. On the current Sunbiz slates, the West association shows a President, Vice President, Secretary and three Directors, and the East association shows a President, Vice President, Secretary, Treasurer and one Director (Sunbiz 723179; Sunbiz 744372, read October 28, 2026).

Who Runs the Resort at Sundial, and How Does It Relate to Owners?

The resort at Sundial Beach Resort is run by R.L.R. Investments, L.L.C., doing business as Sundial Beach Resort & Spa. It owns three non-condominium parcels (7.268 acres) holding the lobby, restaurants, spa and main pool, and runs a rental program for owners who join it. It is an operating company, not an association.

The Resort Operation Is Not the Association

A Sundial owner buys a condominium unit governed by the West or East association; the lobby, main pool, restaurants, spa and rental operation belong to the resort operation, whose three parcels the county roll lists under RLR Investments LLC.

The resort’s “rooms” are owners’ units: the 216-room count its sales manager gave WBBH on February 3, 2025 and the 74 units open at the February 1, 2025 reopening describe rental inventory drawn from individually owned units, not the 407 condominium units.

The Resort Parcels on the County Roll

The three resort parcels are fee parcels outside the condominium, per the Lee County Property Appraiser.

On the resort centre parcel, the 2026 certified roll shows a county just value of $14,638,455 (land $10,751,715), which is a county just value, an assessment, not a price; the county’s “actual year built” field for that parcel reads 1979, a county field for the resort centre building only (parcel 10128784, read October 28, 2026).

Renting Through the Resort, an Outside Manager or Yourself

A Sundial owner who rents has three routes. Units can be rented through the resort’s own program, through outside rental managers, or by the owners directly, per the resort’s December 2013 release and its Advantage page, which says some properties on the grounds “are rental units managed by a third party or by their owners”.

The resort does not publish its owner rental-program split, owner-use terms or participation rules; they are in the rental program agreement, which a buyer should obtain in writing from a seller who is in the program.

What Resort Amenities Come With a Unit

The amenity question turns on the rental program, not on the deed. The resort’s Sundial Advantage policy, as posted, last modified December 19, 2023, reads:

“Some properties on the grounds are rental units managed by a third party or by their owners. These units do not receive the resort amenities, personal attention, and maintenance service available through Sundial Beach Resort & Spa. Resort amenities including the main pool, fitness center, kayaks, paddleboards, bicycles, beach umbrellas, beach chairs, Activities Programs, and complimentary access and equipment rental for the volleyball, tennis and pickleball courts are for Sundial Beach Resort & Spa units only.”

Ask whether the unit is in the resort program today, and read its rental program agreement before relying on any amenity.

The Fee Stack at Sundial: Taxes, Assessments and Charges

A Sundial Beach Resort owner pays county property tax at 14.0882 mills (2025), the West or East association’s assessments (not published), any non-ad valorem lines on the tax bill and, if the unit is rented, a City dwelling rental license. Resort racquet memberships are optional. Each layer is set by a different body.

Property Tax: 14.0882 Mills in 2025

All 407 Sundial unit parcels carry the City of Sanibel taxing district (Lee County district 010) on the county layer. The 2025 Taxing District Millage Book, certified October 13, 2025, lists 14 levies for that district:

Worked example, illustrative, before exemptions and non-ad valorem charges: a taxable value of $800,000 (chosen to match the Sundial median sale price; a county taxable value is not a sale price) × 14.0882 ÷ 1,000 = $11,270.56 a year. A unit’s real bill depends on its own taxable value and any exemption it carries.

Non-Ad Valorem Charges on the Tax Bill

The Lee County Tax Collector bills non-ad valorem assessments set by taxing authorities alongside the millage, and the county’s TRIM notice says the final bill may contain assessments not shown on it. Sundial-specific amounts were not retrieved; none of the 14 levies on the 2025 district 010 list is a community development district. Look up a unit’s folio with the Tax Collector to see its full bill.

Association Assessments, Reserves and the Estoppel Certificate

Neither association publishes its budget, dues or assessments. The West budget and insurance pages are behind an owner login on the association’s site, and no East website was found. Regular assessments, reserve contributions and any special assessment are set by each association’s budget, and they appear on the association’s estoppel certificate during a sale, which is where a buyer sees the current figure and anything levied but unpaid.

The City Dwelling Rental License

An owner who rents a Sundial unit needs a City of Sanibel dwelling rental license under Division 7 of the Sanibel Land Development Code. It is required annually for dwelling rentals, is a separate City charge, runs for the calendar year, is non-transferable, and its license number must appear in rental advertising. The City sets the current fee.

Optional Charges: Resort Racquet Memberships

Racquet memberships are sold by the resort, not the associations, and are optional. Figures are from the resort’s January 2026 pricing sheet, subject to change.

Family memberships include children under 23, and the sheet prices lessons and clinics in MEMBER/OWNER and NON-MEMBER columns.

The Full Fee Stack in One Table

Selling a Sundial unit and want to know how your fee stack reads to a buyer? Start with a free home valuation or Call Jesse direct at (239) 898-6072. Buying and want the estoppel and budget questions handled before you commit? Call Marc at (239) 287-5873, and read our buyer guide.

Sundial Building Inventory: All 20 Buildings

Sundial Beach Resort condos sit in 20 buildings. The 11 West buildings (A to K) hold all 163 one-bedroom units and 103 two-bedrooms; the 9 East buildings (L to T) hold 141 two-bedrooms. Unit parcels per building run from 9 (Building M) to 34 (Building D), per the county roll, October 28, 2026.

Owners comparing Sundial units with the rest of the island can browse Sanibel homes and condos for sale on our team site. In the tables, units and county area plans (units in parentheses) are from the Lee County parcel layer; gross building area is the engineer’s entry on the West Phase 1 milestone forms; T12 sales are Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (county sale data).

Phase I: Buildings A to D (Sundial of Sanibel, West)

Phase I is the one-bedroom core: 75 of 102 units, including Sundial’s smallest county-recorded plan, 454 square feet in Building D.

Phase II: Buildings E to H (Sundial of Sanibel, West)

Phase II’s 96 units split 48 one-bedroom and 48 two-bedroom, and Building E is all two-bedroom.

Phase III: Buildings I to K (Sundial of Sanibel, West)

In Phase III, Building I is all one-bedroom and Building K all two-bedroom, and its six sales, the most of any phase, include the window’s lowest ($365,000) and highest ($1,295,000) prices.

Phase IV: Buildings O to Q (Sundial East)

In Phase IV every unit is 1,531 square feet of county-recorded area, Sundial’s largest plan. Its two sales map to the phase only, because the county’s name string is cut off before the building number.

Phase V: Buildings R to T (Sundial East)

Phase V’s two sales also map to the phase only.

Phase VI: Buildings L to N (Sundial East)

In Phase VI, Building M, with nine units, is Sundial’s smallest building and the only one with 1,484 square foot units.

What Amenities Does Sundial Beach Resort Have?

Sundial Beach Resort pairs Gulf beachfront with a main pool and additional pools, 4 clay tennis and 16 pickleball courts (resort court page, October 2026), a fitness center, a spa, four restaurants and bars, and the Marketplace. The separately owned resort operation runs nearly all of them, and several are reserved for units in its rental program.

The Beach

The resort described the property as having more than 2,000 feet of beachfront in its 2013 release on the change of ownership (December 3, 2013); no parcel record publishes a frontage figure. Beach umbrellas and chairs are resort-program amenities under the Advantage policy, and every Gulf-front owner follows the sea turtle lighting rules covered later in this section.

Pools

The resort’s home page (modified July 2, 2026) describes a main pool with a water slide and hot tub, plus additional pools on the grounds. The resort’s October 21, 2026 holiday events post adds that “our other four resort pools will remain open” while holiday events run at the main pool, and the West association’s site plan shows a pool on the West grounds. The main pool is on the Advantage policy’s resort-units-only list.

Tennis and Pickleball

The resort’s Tennis and Pickleball page (modified October 27, 2026) lists 4 HydroGrid clay tennis courts and 16 Plexicushion pickleball courts, both resurfaced in 2023, with memberships and daily passes available to the public. The mix has shifted toward pickleball: the resort’s November 2018 fact sheet listed six clay tennis courts and 12 pickleball courts (pickleball opened in spring 2017).

Annual memberships run $550 to $2,500 on the resort’s January 2026 pricing sheet, subject to change, as the fee stack table shows; resort-program units get complimentary court access under the Advantage policy.

Fitness Center and Spa

The poolside fitness center has treadmills, ellipticals, stationary bicycles, strength machines and free weights, per the resort’s Resort Activities and Amenities page (modified August 24, 2026); it is a resort-units-only amenity. The Kay Casperson Lifestyle Spa & Boutique is a fee-based “additional amenity” on the resort’s Spa page (modified May 26, 2026), open to non-resort guests per the resort’s contact FAQ.

Restaurants, Bars and the Marketplace

The resort’s Dine page (modified June 1, 2026) lists four venues: Captain’s Catch, the Gulf-front restaurant that replaced the former Sea Breeze Cafe; Shima Japanese Steakhouse & Sushi Bar; Turtle’s Tiki Bar; and Beach Bites, counter service on the main pool deck and one of the venues new at the 2025 reopening. The Marketplace completes the list on the Amenities page (modified May 27, 2026). All of them are open to non-resort guests per the contact FAQ, so every owner can eat and shop on site however the unit is rented.

Meeting and Event Space

The resort’s January 31, 2025 reopening release describes over 20,000 square feet of flexible indoor and outdoor meeting and event space, including a ballroom and the Hibiscus Lawn.

Who Can Use What: Resort Guests, Other Owners and the Public

This table uses only the resort’s own policies: the Sundial Advantage policy (as posted, last modified December 19, 2023), the contact FAQ and the Tennis and Pickleball page (modified October 27, 2026).

Owner rights under each Declaration, such as rights to association-owned pools, are not published; the Declaration and the association’s rules govern them.

Is There Golf, a Marina or Boating at Sundial?

Sundial Beach Resort has no golf course, no marina and no boat ramp. Golfers book public tee times at The Dunes Golf & Tennis Club on Sand Castle Road, boaters use Sanibel Marina near the Sanibel Lighthouse or the City’s Sanibel Boat Ramp by permit, and kayakers rent through the “Ding” Darling refuge concession.

No Golf Course at Sundial: The Dunes Golf and Tennis Club

There is no golf course at Sundial, and none of the resort’s amenity pages lists one. The nearest course on the island is The Dunes Golf & Tennis Club at 949 Sand Castle Road, an 18-hole, par 70 course designed by Mark McCumber, per the club’s course page. The Dunes takes public tee times, and its golf rates page says non-members book five days ahead. Owning a Sundial unit carries no golf membership.

Marinas and the Sanibel Boat Ramp

Sanibel Marina, operated by Port 32 Marinas at 634 N Yachtsman Drive near the Sanibel Lighthouse, offers wet slips for boats up to 80 feet and a fuel dock. The City’s Sanibel Boat Ramp at 888 Sextant Drive is open on weekends and holidays by permit only, an AC permit for residents or a BC permit for non-residents. For paddling, Tarpon Bay Explorers, the “Ding” Darling refuge concession, rents kayaks, canoes, pontoons and bikes.

Beach Parking Permits for Sanibel Property Owners

The City’s Beach Parking and Boat Ramp Permit Application lists four permits, all expiring November 30: an A permit at $14 for residents, property owners and timeshare owners (beach only), an AC permit at $113 (beach and boat ramp), a B permit at $300 and a BC permit at $399. The application names Sanibel residents, property owners and timeshare owners and asks for a tax bill; the application and the City’s Beach Parking Permits page decide whether a given condominium owner qualifies.

The City’s beach parks, including Lighthouse Beach Park, are listed on its Public Beach Park Information page; drivers without a permit pay through the City’s mobile pay system, per Paying for Parking on Sanibel.

Life Around Sundial: Shelling, Wildlife and the Shared Use Path

Sundial Beach Resort sits on an island whose rules and refuges shape owners’ daily life: Sanibel protects live shells, the “Ding” Darling refuge and the Shell Museum sit inland on the bay side, sea turtle season sets beachfront lighting rules from April through October, and the City counts more than 26 miles of shared use path.

Shelling Rules on Sanibel

The City’s Shelling Regulations prohibit harvesting or possessing live shellfish anywhere on Sanibel, and sand dollars, sea stars and sea urchins are protected too: if the animal is alive, it stays on the beach. The resort adds its own programs for guests, including a seashell cleaning station and a Beach Bucket Conservation Station, per its Resort Activities and Amenities page (modified August 24, 2026).

J.N. “Ding” Darling National Wildlife Refuge

The U.S. Fish and Wildlife Service’s Visit Us page (read October 28, 2026) describes a refuge of more than 6,470 acres on Sanibel. Its Wildlife Drive runs four miles, one way, costs $10 per vehicle and is closed on Fridays.

Bailey-Matthews National Shell Museum and Aquarium

The Bailey-Matthews National Shell Museum & Aquarium at 3075 Sanibel Captiva Road is open daily from 10 a.m. to 5 p.m., with adult admission at $25 and free parking, per its Plan Your Visit page (modified October 27, 2026). The resort’s activities page lists a complimentary seasonal guided beach walk led by the museum’s marine educators.

Sea Turtle Season and Beachfront Lighting

SCCF’s Sanibel Sea Turtle Program (modified October 15, 2026) says staff and volunteers survey 18 miles of beach from April through October; it reports more than 31,000 hatchlings in a record 2026 loggerhead season and 2025 totals of 868 loggerhead nests and 21 green turtle nests. The City’s shorebird and sea turtle notice places nesting season from mid-April through October and says beachfront lighting rules are enforced year-round.

For a Gulf-front owner, SCCF’s checklist is short: turn off or shield any light visible from the beach, balcony lights included, and remove beach furniture at night. Owners who rent outside the resort program put both rules in the house rules.

The Shared Use Path and Getting Around

Sanibel’s shared use path runs more than 26 miles, per the City’s Bike or Hike brochure, with more on the City’s shared use path page. The resort provides no transportation, per its contact FAQ, so owners get around by bike, on foot or by car; resort-program guests can borrow the resort’s bicycles.

Pets at Sundial and on Sanibel

The resort’s contact FAQ allows guests ADA service animals only, a guest rule, not a condominium rule. Pet rules for owners and tenants are set by each condominium’s Declaration and the association’s rules, so a buyer with a pet reads them before going under contract. Off the property, the City allows dogs on its beaches and on the shared use path on a leash of eight feet or less, per the Bike or Hike brochure and the City’s Public Beach Parks and Facilities Map.

How Did Sundial Fare in Hurricane Ian, Helene and Milton?

Sundial Beach Resort took heavy flooding on its lower floors in Hurricane Ian on September 28, 2022 and stayed closed to overnight guests for 28 months, reopening February 1, 2025. The City lists Sundial in its Emergency Repairs group, not among demolished resort properties. Helene and Milton brought island-wide surge and beach erosion in 2024.

Hurricane Ian at Sundial, September 28, 2022

The resort’s own post-hurricane update (November 14, 2022) listed the damage: Turtle’s Tiki Bar “washed away”; the fitness center, the marketplace, the office annex and other ground-level venues flooded; the lobby level was damaged; the third floor had “minimal damage”; East and West accommodations were damaged in a range “from minimal to substantial”; and the tennis and pickleball courts were damaged.

The resort’s sales manager described the storm to WBBH Gulf Coast News (February 3, 2025): “We took a 17-foot-high surge of water, so what that means is on the second floor, averaged about 4 feet of water. We lost everything on the first floor.” That is the operator’s account, not a measured surge height.

The 28-Month Recovery and the February 2025 Reopening

The resort has not published a 2026 open-room count, so confirm a building’s status with the association and, for a resort-program unit, with the resort.

Where Sundial Stands in the City’s Recovery Inventory

The City’s Attachment F (Resort Housing District status of properties as of August 2026, in the City Council packet for October 6, 2026) lists “Sundial [Combined]” at 1401-1501 Middle Gulf Drive in the Emergency Repairs group: the 74 properties that received emergency repair permits, as opposed to the 19 that were demolished. The City notes that the column does not show whether repairs are complete; the resort’s 2025 reopening is the separate public evidence of recovery.

Helene and Milton in 2024

Hurricane Helene struck on September 26, 2024, and Hurricane Milton followed that same season. The City’s Mayoral Proclamation 24-58 recites significant storm surge and high winds that inundated beach parking areas; the Florida Department of Environmental Protection’s March 2025 impact report documents beach and dune erosion and overwash on Sanibel after both storms; and the City remained in a local state of emergency for Helene and Milton as of October 15, 2026, per the Santiva Chronicle. Ask the association for its 2024 storm history by building.

The 50 Percent Rule and a Condominium Building

The City’s Hurricane Ian and Helene Emergency Repair Permitting Policy defines substantial damage as a restoring cost equal to or exceeding 50 percent of the structure’s market value, and substantial improvement as an improvement cost equal to or exceeding 50 percent of market value before the improvement. Either one means the building must meet current floodplain standards. Market value comes from the Lee County Property Appraiser’s building value or a licensed appraisal, and FEMA P-213 explains the federal basis.

The City applies the rule per structure, so in a condominium the building is measured, not the unit. Ask the association whether any Sundial building received a substantial-damage determination; the City of Sanibel Building Department holds those records.

What Does the Sundial Milestone Inspection Report Show?

Sundial Beach Resort’s West association posts a Phase 1 milestone inspection report for buildings A to K on its own website. Every building passed Phase 1 and no Phase 2 was required, but the engineers’ field inspection took place November 1 to 3, 2021, before Hurricane Ian, so the report is not a post-storm assessment.

The West Association’s Phase 1 Report

The Sundial of Sanibel Condominium Association posts the Phase 1 milestone inspection report on its milestone report page. A licensed engineering firm inspected buildings A to K in the field November 1 to 3, 2021; the notice of required inspection is dated May 31, 2024, and the forms were signed December 9, 2024. Each building is marked “Passed Phase 1 Inspections”, and Phase 2 was not required. The forms describe four-story buildings on concrete piles with pile caps; the engineer recorded about 100 feet to the coast on each West building form (an entry on the form, not a survey). The narrative notes the kind of routine observations an engineer records on any coastal concrete building. The timing matters as much as the result: the field work predates Hurricane Ian, so the report says nothing about storm damage or repairs.

Florida’s Milestone and SIRS Laws in Plain Terms

Under section 553.899, Florida Statutes, a condominium building of three or more habitable stories needs a milestone inspection by December 31 of the year it reaches 30 years (25 years near salt water if a local agency so sets), then every 10 years; Phase 2 follows only if Phase 1 finds substantial structural deterioration. The association must send owners a summary within 45 days and post the report on its website if it is required to have one.

Separately, section 718.112(2)(g) (2025) requires a structural integrity reserve study (SIRS) for each building of three or more habitable stories at least every 10 years, reported to the Department of Business and Professional Regulation within 45 days. The DBPR FAQ set December 31, 2025 as the deadline for associations that existed before 2022. HB 913 (2025) added duties for local governments and a DBPR online-account requirement for associations, per the House final bill analysis.

What a Buyer Should Ask For

Ask the association for four documents before you commit: the milestone inspection summary and report for your building, the building’s SIRS, the current budget and an estoppel certificate. DBPR publishes SIRS reporting in its online database, reachable from its inspections and SIRS page and its SIRS reporting page. Review them with your attorney before the inspection period ends.

Sundial Flood Zones: What FEMA Maps Show

Sundial Beach Resort straddles a flood-zone line. FEMA panel 12071C0541G, effective November 17, 2022, maps the Gulf-facing parts of both building clusters in Zone VE with a 12 ft base flood elevation and the road-facing parts in Zone AE with an 11 ft base flood elevation, from six points we queried inside the Sundial parcels on October 28, 2026.

Six FEMA Points Inside the Sundial Parcels

We queried the FEMA National Flood Hazard Layer on October 28, 2026 at six points inside the Lee County parcels coded Sundial: FIRM panel 12071C0541G, effective November 17, 2022 (after Ian), with elevations on the NAVD88 datum.

Gulf-Facing VE and Road-Facing AE: What the Difference Means

Zone VE is FEMA’s coastal high hazard area, where a 1 percent annual chance flood comes with wave action; Zone AE is a 1 percent annual chance flood area without the wave designation. Read the map by location within the property, Gulf-facing or road-facing, not by association: which association each cluster belongs to was not part of the query.

Elevation Certificates and the Unit You Are Buying

The zone and elevation for a specific unit come from the building’s elevation certificate and the association’s records, so ask for both. Lee County’s parcel page states that flood map data is not available for parcels within a municipality; the City of Sanibel supplies flood information for Sanibel properties. FEMA’s Flood Map Changes Viewer is the place to check whether any map change affects the panel.

Selling a Sundial condo? McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Buying at Sundial? Call Marc at (239) 287-5873, and read our buyer guide before you write an offer.

Insuring a Sundial Condo

Sundial Beach Resort’s two associations each insure their buildings under a master policy whose carrier, limits and deductibles are not public; unit owners insure their own interiors and contents. Citizens Property Insurance, the 2024 HB 625 change for heavily rented condominiums and NFIP Risk Rating 2.0 set the market context for every Sundial buyer.

The Association Master Policy

The West association lists insurance among its owner documents behind a login, per its site map, and no East association site was found, so the master policy’s carrier, limits, wind deductible and any assessment history are not published. Ask the association, through the seller, for the master policy declarations page and the Declaration’s insurance section, which splits what the association insures from what the owner insures, then price your unit policy against that line.

Citizens, HB 625 and Resort Condominiums

Citizens Property Insurance Corporation writes commercial residential policies, multiperil and wind-only where available, for condominium associations that meet its eligibility rules. The Legislature’s HB 625 (2024) analysis explains that the bill, effective July 1, 2024, removed the bar on Citizens wind-only policies for condominiums where 50 percent or more of units rent more than eight times a year for under 30 days, a profile that fits a resort condominium.

Flood Insurance Under Risk Rating 2.0

FEMA’s Risk Rating 2.0 FAQs (July 2025) say NFIP rates use flood type, distance to a flooding source, flood frequency, elevation and rebuild cost; increases for existing policyholders stay within an 18 percent annual statutory cap, and a prior-claims surcharge looks back 10 years (losses on or after April 1, 2023, with two or more chargeable claims). Because Sundial straddles VE and AE, a building’s position on the property feeds the rating; get a quote for the specific unit.

Schools Near Sundial Beach Resort

Sundial Beach Resort’s nearest public school is The Sanibel School, a K-8 school at 3840 Sanibel Captiva Road and the island’s public school, about 5.7 miles and 13 minutes away (OSRM, modeled free-flow off-season, October 2026). The School District of Lee County assigns schools by address through its own school-zone lookup.

The Sanibel School (K-8)

The Sanibel School describes itself on its home page as a National Blue Ribbon School and “A” rated; those are the school’s own words. Students returned on February 8, 2023, five months after Ian, per The News-Press (February 10, 2023). The drive figure is an OSRM routing measurement from 1451 Middle Gulf Drive (October 28, 2026).

Assigned Schools by Address

The district’s School Zones page governs assignment for any Sundial address, including the high school, so enter the unit’s address there. The district says any student in any zone may request The Sanibel School by emailing student enrollment, with no district transportation provided. The school’s registration page asks for proof of address and sends off-island families through School Choice and a waiver.

Healthcare Near Sundial

Sundial Beach Resort owners have no hospital or emergency room on Sanibel. Lee Health’s Sanibel Primary/Walk-In Care and an appointment-only urgent care serve the island, and the nearest emergency room, at HealthPark Medical Center in Fort Myers, is about 11.9 miles and 23 minutes away (OSRM, modeled free-flow off-season, October 2026).

Care on Sanibel

Lee Health’s Find a Location directory lists no hospital or emergency department on the island. Lee Health Sanibel Primary/Walk-In Care at 2495 Palm Ridge Road is the on-island clinic, with hours posted by Lee Health, about 3.2 miles and 8 minutes from the resort centre. Coastal Healthcare runs appointment-based, cash-pay urgent care with no walk-ins and states it is “not an Emergency Room”.

Hospitals and Emergency Rooms on the Mainland

Details are from Lee Health’s hospital fast facts and HealthPark ER page; distances are OSRM modeled free-flow figures (October 28, 2026). Check one notice against your plan: Lee Health’s UnitedHealthcare page states, “Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare.”

Fire, Rescue and Police on Sanibel

The Sanibel Fire and Rescue District staffs two stations around the clock with at least three firefighters, one a paramedic. Station 171 at 2351 Palm Ridge Road, the headquarters and first response to medical calls with Advanced Life Support, is about 3.0 miles and 7 minutes modeled from the resort centre and is being rebuilt, per the district’s procurement page. Station 172 at 5171 Sanibel Captiva Road was rebuilt after Ian and reopened with a ribbon cutting on March 27, 2026, per Gulfshore Business. Sanibel Police at 800 Dunlop Road is about 2.9 miles and 8 minutes away; a $15 million federal (HUD) grant will fund a new station targeted for completion in 2029, per WBBH (September 3, 2026).

Drive Times and the Sanibel Causeway From Sundial

Sundial Beach Resort is about 8 minutes from the Sanibel end of the Causeway, 43 minutes from Southwest Florida International Airport and downtown Fort Myers, and 72 minutes from downtown Naples (OSRM, modeled free-flow off-season, October 2026). The Causeway toll is $6 inbound with a transponder (Lee County, October 2026), and discount programs cut that for frequent drivers.

Modeled Drive Times

Figures are approximate, from 1451 Middle Gulf Drive: OSRM modeled free-flow, off-season, routing measurement October 28, 2026. Peak season, roughly January to April, runs longer, especially at the Causeway.

Causeway Status and Tolls

The Sanibel Causeway reopened to first responders, utility crews, contractors and residents on October 19, 2022, all lanes were open for Christmas 2023, and FDOT lists the permanent restoration completed in fall 2025 (completion date November 1, 2025) on its project 451936-2 page. Lee County sets tolls on its Toll Fares and Discount Programs page (read October 28, 2026); tolls are charged only for trips toward Sanibel.

The arithmetic for an owner: the annual unlimited pass pays for itself at $400 / $6 = 66.7, so 67 island-bound trips a year; the reduced fare saves $6 minus $2 = $4 a trip, so its $67 fee pays off at $67 / $4 = 16.75, or 17 trips a year; and pay-by-plate costs $9 a trip, $3 more than a transponder.

What Is Being Built or Changed Near Sundial?

Sundial Beach Resort sits inside a City of Sanibel zoning district being reworked after Hurricane Ian. The changes that touch Sundial owners are the Resort Housing District density-transfer debate, taller-rebuild and build-back ordinances, the Waterside Inn approval, island-wide dune planting, and road, path and sewer work along Middle Gulf Drive.

The Resort Housing District Density-Transfer Debate

Sanibel is debating whether resort properties in the Resort Housing District may move development rights between parcels. The Planning Commission voted 6-1 on May 26, 2026 to forward the Resort Housing District matter, as the Santiva Chronicle reported on May 29, 2026. On August 11, 2026 the Commission voted 4-2 to forward a district-only, voluntary density-transfer framework, per the Santiva Chronicle, August 13, 2026. City Council took the item up on October 6, 2026 and continued it to its December 1, 2026 meeting, according to Legistar matter 17867. No transfer program exists today.

The forwarded framework, as the August 13, 2026 report describes it, has four parts: a Sanibel Plan amendment, Land Development Code amendments, a conditional use needing a City Council supermajority, and voter approval through a Charter amendment or a vote on the ordinances. Each unit added on a receiving parcel would be matched by an equal reduction elsewhere in the district, anchored to May 4, 2004.

Sundial is named in that conversation. As reported by the Santiva Chronicle from City staff analysis (May 29, 2026), Sundial was 254.19 units and 1,055.07 occupants over the Development Intensity Map allowance before Ian, first on the list. That figure is the newspaper’s account of staff work, not a figure printed in a City document.

Ord. 24-020: Taller Rebuilds in the Resort Housing District

Ordinance 24-020, adopted September 9, 2024, raised the Resort Housing District maximum height from 33 to 37 feet above base flood elevation, struck the 49.8 foot NAVD cap, removed the sloped-roof requirement and allowed elevator enclosures up to 8 feet above the limit for rooftop recreation access, as the City’s business impact estimate for Ord. 24-020 describes it.

The code text in Sec. 126-637(b)(3)b on Municode now reads 37 feet above the FEMA FIRM base flood elevation, or the Florida Building Code elevation seaward of the 1991 Coastal Construction Control Line, whichever is higher, with the Ord. No. 24-020 history note.

Ord. 26-009 and the Ian Build-Back Deadlines

Ordinance 26-009, which went to second reading on June 2, 2026 after a 7-0 Planning Commission vote, lets a nonconforming structure be elevated up to 10 feet above predevelopment or highest adjacent grade for flood resiliency. It allows build-back within the pre-disaster footprint, outline, square footage and lawful unit count, with application within 2 years of the disaster, 3 years if the local emergency lasts more than 6 months, and 4 years if it lasts more than 1 year.

Outside the Resort Housing District, the City’s September 17, 2026 Planning memo sets the Ian re-establishment expiry for nonconforming uses at December 15, 2026, and on October 13, 2026 the Planning Commission recommended extending it to December 31, 2027, per the Santiva Chronicle (October 15, 2026) and the October 13, 2026 Planning Commission agenda. Sundial sits inside the Resort Housing District and appears in the City’s Emergency Repairs group in Attachment F, so that deadline is island context, not a threat to Sundial’s existing units.

Middle Gulf Drive Neighbors and the Waterside Inn Precedent

The City’s Attachment F (August 2026) and September 21, 2026 status report put these Middle Gulf Drive neighbors in Sundial’s Emergency Repairs group: Sand Pebble, Gulfside Place, Sand Dollar I and II, Spanish Cay, Moonshadows and Sunset South. Clamshell, at 1801 Olde Middle Gulf Drive, is in the demolished group with no build-back permit. The City notes that column records permits issued, not completed repairs.

The current redevelopment precedent in the district is on West Gulf Drive. The Planning Commission approved the Waterside Inn redevelopment at 3033 West Gulf Drive 6-0 on October 13, 2026, with 35 conditions, as the Captiva-Sanibel Islander reported on October 21, 2026 and the Santiva Chronicle on October 15, 2026.

Beaches, Dunes and the Shoreline

The 2025 beach renourishment was on North Sanibel, from Blind Pass to Bowman’s Beach, about 300,000 cubic yards, per the City’s November 20, 2025 notice and WGCU (November 20, 2025). It did not cover the Middle Gulf Drive beach in front of Sundial.

The near-term shoreline project for Gulf-front properties is the City’s island-wide dune planting (September 21, 2026): native plants in a 15-foot strip at the Gulfward edge of the dune, voluntary easements from Gulf-front owners due October 31, 2026, and planting from November 2026 to no later than February 14, 2027.

Roads, Paths, Sewer and Stormwater

Lee County’s beach and shoreline project tracker (through March 2026) lists Shared Use Path Resurfacing Phase 1 from Middle Gulf Drive to Algiers Lane and Gulfside City Beach Park; Sanibel Causeway Island Phase II ($6,471,142, construction from summer 2026 for about a year); and Causeway Island Erosion Control (from August 2026, complete fall 2027).

The City’s projects story map (October 7, 2026) adds geotechnical coring on Middle Gulf Drive October 14 to 16, 2026 for future road design; Phase 1 lift station rehabilitation (10 of 140 stations, electrical raised above the 500-year flood elevation, July 2026 to March 2027); and Shared Use Path Phase 1 repairs, including Middle Gulf Drive, finished in early 2026.

The City considered a dedicated stormwater assessment in 2026 and tabled it (stormwater page, Santiva Chronicle), and is updating its Transportation Master Plan and the Sanibel Plan, with workshops in September and October 2026 (City notice).

Property Tax Amendment 3 on the November 3, 2026 Ballot

A statewide property-tax amendment, Amendment 3, is on the November 3, 2026 ballot, and the City of Sanibel published an Amendment 3 explainer slide deck for residents and owners who want to read the measure before voting.

Sundial Rental and Use Rules: What Owners Can and Cannot Do

Sundial Beach Resort sits inside Sanibel’s Resort Housing District, where the City code sets no minimum stay, unlike the four-week minimum that applies to most dwellings elsewhere on the island. For anyone researching Sundial rentals in Sanibel, FL, owners still need a City dwelling rental license and must follow their association’s Declaration and rules.

No Minimum Stay in the Resort Housing District

The controlling text is Sec. 126-1076(b) of the Sanibel Code, on Municode: “Where resort housing is a permitted use in compliance with this Code, including the requirements of article XII of this chapter, there is no limit to the frequency of change or length of stay of occupants or tenants. Where resort housing is not a permitted use or is not in compliance with this Code … dwelling units may not be made available for rental for periods of less than four consecutive weeks.”

Sundial’s six condominium phases and three resort parcels are mapped inside the City’s Resort Housing District map layer (nine polygons), and resort housing is a permitted use in the district under Sec. 126-635.

Association Rules on Leasing, Pets, Parking and Renovation

The West association’s 2022 Second Amended and Restated Articles let it approve or disapprove leasing and transfers “as may be provided by the Declaration.” The specific leasing, pet, parking and renovation rules sit in each condominium’s Declaration and the association’s rules, which are not posted publicly and govern. A City dwelling rental license is also required for any rental, as the fee stack section sets out.

Rebuilding at Existing Density: Section 126-636

Sec. 126-636(c) to (d) on Municode treats existing resort developments above the Development Intensity Map count as nonconforming. A resort condominium that is rehabilitated or redeveloped may keep its existing nonconforming density if it does not exceed its prior bedrooms per unit or total habitable floor area (single-bedroom units may grow to 600 square feet) and continues the same resort housing, short-term rental use. The City’s September 17, 2026 memo anchors resort build-back to the units existing on May 4, 2004.

Almost no resort property fits the map: only 2 of 93 Resort Housing District properties comply with the Development Intensity Map, per the same memo, and the district holds 3,521 units against 1,835 allowed by the map, per the City’s September 21, 2026 status report. Owners weighing what a rebuild could look like can compare current island building in our guide to new construction on Sanibel and Captiva.

Height and Rebuild Limits: Section 126-637

Sundial’s 20 buildings are all four stories today (Lee County Parcels). A rebuild would work within the 37-foot cap above base flood elevation in Sec. 126-637(b)(3)b and the Ord. 26-009 build-back terms above.

Sundial or a Sanibel Single-Family Home: Which Fits You?

A Sundial Beach Resort unit is a Gulf-front condominium in a resort district with no City minimum stay and a county median of $800,000. A Sanibel house carries a $1,080,000 county median, its own lot and roof, and a four-week rental minimum outside resort housing. The right choice depends on how you plan to use, rent and insure the property.

Sundial and a Sanibel House Side by Side

Price: A Worked Comparison

The Sundial median of $800,000 (Lee County recorded sales, October 2025 through September 2026) sits $75,000, or 10.3 percent of $725,000, above the Sanibel condominium median and $280,000, or 25.9 percent of $1,080,000, below the Sanibel single-family median (Lee County Property Appraiser, 12 months to September 2026). The medians come from different county windows and universes, so read the gaps as scale, not a precise premium.

Who Should Choose Which

Sundial fits a buyer who wants a Gulf-front, lock-and-leave unit, rental flexibility under the resort housing rules and resort dining, courts and services on site, and who accepts shared governance and an association master policy. A Sanibel house fits a buyer who wants land, control of their own structure and insurance, and distance from a resort operation, and who accepts the four-week minimum if they rent. For sellers, each product draws a different buyer pool.

Pros and Cons of Owning at Sundial Beach Resort

Owning at Sundial Beach Resort trades Gulf-front position, short-term rental freedom and resort services next door for flood exposure, shared governance and costs that are not published. Every point below comes from public records, the City code or the resort’s own pages, so a buyer can check it before an offer.

Pros

• A Gulf-front setting with more than 2,000 feet of beachfront, as the resort described it in its 2013 release.
• No City minimum stay inside the Resort Housing District (Sec. 126-1076(b)).
• Existing density is kept on a rebuild if short-term use continues (Sec. 126-636).
• Resort dining, 4 clay tennis courts and 16 pickleball courts, and a spa next door (dining, tennis and pickleball).
• All 11 West buildings marked “Passed Phase 1 Inspections” in the milestone report, with the caution that the field inspection was November 1 to 3, 2021, before Hurricane Ian.
• Operating again since February 1, 2025, after 28 months closed (Visit Florida release, January 31, 2025).

Cons

• Gulf-facing parts of each building cluster map Zone VE with a 12 ft base flood elevation (FEMA NFHL, queried October 28, 2026).
• Association fees, reserves and assessments are not published; the budget and estoppel certificate govern (West association documents menu).
• Amenity access depends on the resort program: units managed by a third party or by their owners “do not receive the resort amenities” (The Sundial Advantage, last modified December 19, 2023).
• Construction from 1974 to 1981 by phase, and a recurring milestone and structural reserve study cycle under s. 553.899 and s. 718.112.
• Master policy carrier, limits and deductible are not public.
• No golf course or marina at Sundial, and no hospital or emergency department on Sanibel (Lee Health locations).
• Density-transfer and build-back rules are still in motion at the City (Legistar matter 17867).

Selling a Sundial unit? Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, and read our buyer guide before you tour.

Neighborhoods Inside Sundial With Their Own Pages Coming

Sundial Beach Resort holds two associations that pass the test for their own neighborhood pages: Sundial of Sanibel (West) and Sundial East. Each has its own Sunbiz record, Declaration, budget and building set, while the 20 buildings and six recorded phases are catalogued building by building in the inventory section of this page.

Sundial of Sanibel (West)

The West association, Sunbiz 723179, incorporated in April 1972, governs Phases I to III: 266 units in buildings A to K, 163 one-bedroom and 103 two-bedroom on the county roll. We tracked 14 West sales from $365,000 to $1,295,000 in Lee County recorded sales (DOR-qualified), October 2025 through September 2026. A dedicated Sundial of Sanibel (West) neighborhood page is coming, with its own market snapshot and its association details.

Sundial East

The East association, Sunbiz 744372, incorporated September 25, 1978, governs Phases IV to VI: 141 two-bedroom units in buildings L to T. We tracked 7 East sales from $885,000 to $1,275,000 in the same county window. A dedicated Sundial East neighborhood page is coming, with its own market snapshot and its association details.

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

If you’re searching for the best Sundial Beach Resort listing agent, or thinking, ‘I need to sell my house in Sundial Beach Resort’, start with a valuation, the association and building facts on this page, and a team that has sold over $900 million personally. See how we sell my home in Sanibel and Captiva.

• Top 1% Real Estate Agents Nationally Since 2008
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• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

We tracked 21 Sundial sales in Lee County recorded sales (DOR-qualified), October 2025 through September 2026, at an $800,000 median, from $365,000 to $1,295,000 (Lee County Property Appraiser sale data). One-bedroom units: 7 sales at a $475,000 median. Two-bedroom units: 14 sales at a $896,500 median, the midpoint of the two middle sales ($893,000 and $900,000) of 14, not an observed sale. For an island-wide read, see our Sanibel and Captiva home valuation guide.

McGreevy and Comisar is a top-reviewed Sundial Beach Resort realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review

What Is Your Sundial Beach Resort Home Worth? Get a Free Valuation in 60 Seconds.

Request a free home valuation for your Sundial unit, built on its building, bedrooms and county-recorded area.

Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

What Is My Sundial Condo Worth Right Now?

Narrow the recorded market to your building (Lee County recorded sales, October 2025 through September 2026, county sale data). Building A recorded $825,000 (two-bedroom, 954 sq ft), $800,000 and $780,000 (one-bedrooms, 706 sq ft); Building J recorded $729,000, $731,000 and $685,000 (two-bedrooms, 966 sq ft); Phase VI recorded $1,055,000, $1,075,000 and $900,000 (1,451 sq ft). A free home valuation adjusts for floor, view and condition.

Do One-Bedroom and Two-Bedroom Units Sell Differently at Sundial?

They do: the two-bedroom median above runs $421,500 over the one-bedroom median ($896,500 minus $475,000; Lee County recorded sales, October 2025 through September 2026). The county roll counts 163 one-bedroom units, all in the West buildings, and 244 two-bedroom units (Lee County Parcels), so a one-bedroom seller competes only with West inventory.

Does West or East Change What My Unit Sells For?

The ranges differ. We tracked 14 West sales from $365,000 to $1,295,000 and 7 East sales from $885,000 to $1,275,000 (Lee County recorded sales, October 2025 through September 2026). The floor plans explain most of it: East is two-bedroom only, at 1,451, 1,484 and 1,531 sq ft of county-recorded area, while West two-bedrooms run 954 to 1,361 sq ft and West one-bedrooms 454 to 728 sq ft (county roll).

Does the Resort Rental Program Affect My Sale?

It can. The resort’s Advantage page says units managed by a third party or by their owners do not receive the resort amenities, so a buyer will ask how your unit is rented today. The resort does not publish its owner split or owner-use terms; they are in the rental program agreement. Bring your agreement and rental history to the listing appointment.

What Will a Buyer Ask About Ian and the Milestone Report?

Expect three questions. First, recovery: the resort reopened to overnight guests on February 1, 2025, after 28 months (Visit Florida release), and the City’s Attachment F lists Sundial in the Emergency Repairs group. Second, structure: the West milestone report marks each building “Passed Phase 1 Inspections”, but its field work was November 1 to 3, 2021, before Ian. Third, costs: the association budget and estoppel certificate.

Who Pays Title and Closing Costs on a Lee County Sale?

In Lee County the seller customarily pays for the owner’s title insurance policy, but the purchase contract controls, and buyers and sellers can negotiate it. A Sundial closing package also includes the association’s estoppel certificate, which states the unit’s regular assessment, any special assessment and amounts due; neither association publishes those figures, so the certificate is where they appear. Order the estoppel as soon as you are under contract so it does not delay closing.

Downloadable Documents

These are the public records behind the Sundial Beach Resort facts on this page: association Articles, the West milestone report, City recovery and zoning documents, the county millage book, the resort’s court pricing and the state and federal insurance references. Each link opens the issuing authority’s own posted copy.

Frequently Asked Questions About Sundial Beach Resort

Sundial Beach Resort draws the same questions from most buyers: where it sits, whether the resort is open, how the two associations differ, what units sell for, how rentals work and what Hurricane Ian changed. The answers below come from county, City, state and resort records, and each one links to its source.

Where is Sundial Beach Resort located?

Sundial Beach Resort sits on Middle Gulf Drive, Sanibel, Florida 33957, inside the City of Sanibel in Lee County. The resort centre with the lobby, restaurants and spa is 1451 Middle Gulf Drive (resort contact page); West condominium units carry 1501 Middle Gulf Drive and East units 1401 Middle Gulf Drive (Lee County parcel layer). The Sanibel end of the Causeway is about 3.1 miles and 8 minutes away, modeled free-flow (OSRM, October 28, 2026).

Is Sundial Beach Resort open?

Yes. Sundial Beach Resort reopened to overnight guests on February 1, 2025, after a 28-month closure that followed Hurricane Ian, with 74 units open and more added as renovations continued (Visit Florida release, January 31, 2025). The resort’s October 21, 2026 holiday guide shows it operating with a Thanksgiving to New Year’s event program. The resort has not published a 2026 open-room count; each condominium unit’s condition is a matter for its owner and association.

Can I stay at Sundial without owning a unit?

Yes, as a resort guest. Stays are booked through the resort on its own site, not through either condominium association. The resort’s contact and FAQ page lists check-in at 4:00 p.m., check-out at 11:00 a.m., a primary guest of at least 21, complimentary parking for one vehicle and no resort transportation. Its restaurants, courts, spa and Marketplace are open to non-resort guests, with fees where they apply; Daycation pool passes are no longer offered.

How many condos are at Sundial Beach Resort?

Sundial Beach Resort holds 407 condominium units: 266 in Sundial of Sanibel (West, Phases I to III, buildings A to K) and 141 in Sundial East (Phases IV to VI, buildings L to T) (Lee County parcel layer). The City’s recount lists “Sundial (407)”, as reported by the Santiva Chronicle, May 29, 2026. The 216 figure is the resort’s own room count, as its sales manager told WBBH on February 3, 2025, not the number of condominiums.

How many buildings are at Sundial, and how tall are they?

Sundial Beach Resort has 20 condominium buildings, all four stories: 11 West buildings lettered A to K and nine East buildings lettered L to T (Lee County parcel layer; West milestone report). A unit number’s first digit is its floor. Every West building has first-floor units, two to eight per building, while East units sit on floors two to four. Buildings range from nine units (M) to 34 (D).

Can I buy a condo at Sundial on Sanibel Island?

Yes. Each Sundial condo is an individually owned unit with an undivided share of its phase’s common elements, governed by one of two associations (Lee County parcel layer). Lee County recorded sales (DOR-qualified), October 2025 through September 2026, show 21 resales at an $800,000 median, from $365,000 to $1,295,000 (sale data). To see what is available today, Call Marc at (239) 287-5873 or read our buyer guide.

What do condos at Sundial sell for?

Lee County recorded sales (DOR-qualified), October 2025 through September 2026, show 21 Sundial sales at an $800,000 median, from $365,000 to $1,295,000 (sale data). Seven one-bedroom sales had a $475,000 median. Fourteen two-bedroom sales had a $896,500 median, the midpoint of the two middle sales ($893,000 and $900,000) of 14, not an observed sale. The median was $755 per square foot of county-recorded area.

What is the difference between Sundial of Sanibel and Sundial East?

Sundial of Sanibel Condominium Association (Sunbiz 723179, incorporated April 1972) governs the West: Phases I to III, buildings A to K, 266 units (Sunbiz). Sundial East Condominium Association (Sunbiz 744372, incorporated September 25, 1978) governs Phases IV to VI, buildings L to T, 141 units (Sunbiz). All one-bedrooms are West; East units are two-bedrooms of 1,451 to 1,531 square feet of county-recorded area (parcel layer). Twelve-month sales: West 14, $365,000 to $1,295,000; East seven, $885,000 to $1,275,000 (sale data).

How big are Sundial condos?

County-recorded areas on the Lee County roll (parcel layer): West one-bedroom plans run 454 to 728 square feet, West two-bedroom plans 954 to 1,361, and East two-bedroom plans are 1,451, 1,484 and 1,531. Across all 407 units the quartiles are 728, 966 and 1,451 square feet. These are county-recorded areas and are not comparable with a living-area figure from a listing.

When were the Sundial buildings built?

County building records date Sundial Beach Resort’s oldest buildings by phase: Phase I (A to D) 1974; Phases II and III (E to K) 1975; Phase IV (O to Q) 1979; Phase V (R to T) 1980; Phase VI (L to N) 1981 (Lee County parcel layer). Phase V was recorded before Phase VI, so letters and dates do not run in order. The West association was incorporated in April 1972 (Sunbiz).

Is the resort the same as the condo association?

No. Two condominium associations, Sundial of Sanibel (West) and Sundial East, govern the 407 units and their common elements (Sunbiz, West; Sunbiz, East). The lobby, main pool, restaurants, spa and rental operation belong to a separately owned resort operation on three non-condominium fee parcels (Lee County Property Appraiser). A buyer pays assessments to an association, follows its Declaration, and deals with the resort only for services or its rental program.

Is there a master association at Sundial?

No master association appears. Sunbiz searches under Sundial names show two condominium associations and no master entity (SUNDIAL OF SANIBEL; SUNDIAL EAST; SUNDIAL WEST; SUNDIAL BEACH). Each association governs its own phases. The West site lists a Cross Access Easement among its governing documents by title only, behind an owner login (site map); a buyer under contract can request it through the association.

What are the HOA fees at Sundial?

Neither association publishes its budget, dues or assessments. The West association’s budget and insurance pages sit behind an owner login (Sundial of Sanibel site map), and no East association website was found. The regular assessment, reserves and any special assessment are set by each association’s budget and appear on its estoppel certificate during a sale. West and East keep separate budgets, so ask for the right one.

What are property taxes on a Sundial condo?

Sundial’s unit parcels sit in Lee County district 010, City of Sanibel (parcel layer), where 2025 rates sum to 14.0882 mills across 14 levies (2025 Millage Book). Illustrative, before exemptions and non-ad valorem charges: a taxable value of $800,000 (chosen to match the median price; taxable value is not a sale price) × 14.0882 / 1,000 = $11,270.56 a year. Bills add non-ad valorem assessments (Tax Collector) that the TRIM notice may not show.

Can I rent out my Sundial condo?

Yes, within the rules. Sundial’s phases sit inside the City’s Resort Housing District, where Sanibel Code Sec. 126-1076(b) sets “no limit to the frequency of change or length of stay of occupants or tenants.” Owners rent through the resort’s program, outside managers or directly (2013 release; Sundial Advantage). The City requires an annual dwelling rental license, and each association’s Declaration and rules govern leasing in the buildings.

Do I have to put my unit in the resort rental program?

No. Sundial units can be rented through the resort’s program, through outside rental managers, or by owners directly (R.L.R. Investments release, 2013; Sundial Advantage). The resort does not publish its owner rental-program split or owner-use terms; they are in the rental program agreement. The choice matters beyond income, because the resort’s posted policy reserves its amenities for resort-program units, so read the agreement alongside it.

Do owners get to use the resort pool and amenities?

That depends on the unit’s rental arrangement and the Declaration. The resort’s posted policy says units managed by a third party or by their owners “do not receive the resort amenities,” and it reserves the main pool, fitness center, beach equipment, activities programs and complimentary court access for “Sundial Beach Resort & Spa units only” (Sundial Advantage, last modified December 19, 2023).

Is Sundial pet friendly?

The resort does not allow pets for guests: its FAQ permits ADA service animals only and lists a $500 cleaning fee for violations. That is the resort’s guest policy, not a condominium rule. Pet rules for owners and tenants are set by each condominium’s Declaration and rules, which are member-gated, so a buyer with a pet should request them from the association before going under contract.

Does Sundial have tennis and pickleball courts?

Yes: four HydroGrid clay tennis courts and 16 Plexicushion pickleball courts, resurfaced in 2023, with memberships and daily passes sold to the public (Tennis and Pickleball, October 27, 2026). The resort’s January 2026 pricing sheet, subject to change, prices annual memberships from $550 (pickleball, individual) to $2,500 (pickleball and tennis, family), and family memberships include children under 23 (pricing sheet).

Is there a golf course at Sundial?

There is no golf course at Sundial; the resort’s amenity pages list none (Amenities). The nearest course is The Dunes Golf & Tennis Club, 949 Sand Castle Road, Sanibel: 18 holes, par 70, a Mark McCumber design, open to public tee times, with non-members booking five days ahead (The Dunes; The Course; Golf Rates). Recreation at Sundial itself centres on the beach, the courts and the resort’s dining.

What restaurants are at Sundial Beach Resort?

The resort’s dining page, as of October 2026, lists Captain’s Catch, Gulf-front, which replaced the former Sea Breeze Cafe (Captain’s Catch); Shima Japanese Steakhouse & Sushi Bar (Shima); Turtle’s Tiki Bar (Turtle’s); and Beach Bites, counter service on the main pool deck (Beach Bites), plus the Marketplace. The resort’s FAQ says its restaurants and bars are open to non-resort guests (contact page).

Is Sundial in a flood zone?

Yes. A six-point query of FEMA’s National Flood Hazard Layer on October 28, 2026 (FIRM panel 12071C0541G, effective November 17, 2022, NAVD88) puts the Gulf-facing part of each building cluster in Zone VE, the coastal high-hazard zone, at a 12-foot base flood elevation, and the road-facing part in Zone AE at 11 feet. A unit’s elevation certificate and the association’s records govern; FEMA’s Flood Map Changes Viewer shows map changes.

How did Sundial do in Hurricane Ian?

Ian made landfall September 28, 2022. The resort’s November 14, 2022 update said Turtle’s Tiki Bar “washed away” and East and West accommodations were damaged “ranging from minimal to substantial.” Its sales manager told WBBH on February 3, 2025: “We took a 17-foot-high surge of water, so what that means is on the second floor, averaged about 4 feet of water.” The resort reopened February 1, 2025, and the City’s Attachment F lists Sundial in its Emergency Repairs group, not among the 19 demolished.

Has Sundial had a milestone inspection?

The West association posts a Phase 1 milestone inspection report by a licensed engineering firm for buildings A to K (report; association page). Field work ran November 1 to 3, 2021, before Hurricane Ian; forms signed December 9, 2024 mark each building “Passed Phase 1 Inspections,” with Phase 2 not required. Because it predates Ian, it is not a post-storm assessment. Section 553.899 sets the 30-year and 10-year cycle.

How do I insure a Sundial condo?

In two layers. The association’s master policy covers the building; its carrier, limits and wind deductible are not public (site map), so ask the association for the declarations page, which with the Declaration defines what your unit policy must cover. Citizens writes commercial residential policies for eligible associations, and HB 625 (2024) removed the bar on Citizens wind-only policies for condominiums with heavy short-term rental use. NFIP Risk Rating 2.0 caps existing flood-policy increases at 18 percent a year.

What school serves Sundial?

The Sanibel School, 3840 Sanibel Captiva Road, is the island’s public K-8 school and describes itself as a National Blue Ribbon School and “A” rated (The Sanibel School). The district says any student in any zone may request it by emailing student enrollment, with no district transportation (School Zones). For an assigned high school, use the district’s school-zone lookup. The drive is about 5.7 miles, 13 minutes, modeled free-flow (OSRM).

Where is the nearest hospital to Sundial?

Lee Health lists no hospital or emergency department on Sanibel (Find a Location). The nearest ER is HealthPark Medical Center, 9981 S HealthPark Dr, Fort Myers (HealthPark ED), about 11.9 miles and 23 minutes, modeled free-flow, off-season (OSRM). On the island, Lee Health Sanibel Primary/Walk-In Care is at 2495 Palm Ridge Road (Lee Health). Lee Health posts: “Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare.” (Lee Health, October 2026)

How far is Sundial from the airport?

Southwest Florida International Airport (RSW) is about 23.7 miles and 43 minutes from 1451 Middle Gulf Drive, modeled free-flow, off-season, in a routing measurement on October 28, 2026 (OSRM); peak season, roughly January to April, runs longer. The route crosses the Sanibel Causeway, tolled at $6 for two axles with a transponder and prepaid account on trips toward Sanibel only (Lee County tolls).

Is the Sanibel Causeway open?

Yes. FDOT’s project 451936-2 record shows the Causeway opened to first responders, utility crews, contractors and residents October 19, 2022, all lanes opened for Christmas 2023, and the permanent restoration was completed in fall 2025, with a completion date of November 1, 2025 (FDOT). From Sundial the Causeway is about 3.1 miles, 8 minutes modeled (OSRM). Check Lee County or FDOT for live conditions.

Can I park at Sanibel’s public beaches as a Sundial owner?

Possibly. Sanibel’s Beach Parking and Boat Ramp Permit Application prices permits at A $14 (residents, property owners and timeshare owners, beach only), AC $113 (beach and boat ramp), B $300 and BC $399, all expiring November 30. The application names Sanibel residents, property owners and timeshare owners and asks for a tax bill; the City decides eligibility (Beach Parking Permits).

Frequently Asked Questions: Seller Edition

Sundial Beach Resort sellers ask how many units sold, what their building brought, how the milestone and SIRS laws, Hurricane Ian and the flood map shape a buyer’s questions, and what a Lee County closing costs. The answers below use county recorded sales, City code and state law, link each source, and name the documents that govern.

Who is the best listing agent for a Sundial condo?

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. A Sundial listing agent should know each unit’s association, phase and building, how the resort program changes the buyer pool, and what the milestone, flood and rental-code records say. Start with a free home valuation, or Call Jesse direct at (239) 898-6072.

How many Sundial condos sold in the last year?

Lee County recorded sales (DOR-qualified), October 2025 through September 2026, show 21 Sundial sales, all resales (sale data): 14 in Sundial of Sanibel (West), from $365,000 to $1,295,000, and seven in Sundial East, from $885,000 to $1,275,000. The newest recorded sale is dated September 3, 2026. Over 24 months to September 2026 the index shows 33 recorded sales at a $740,000 median, and no qualified rows in calendar 2024.

What is the median sale price at Sundial?

The median of the 21 sales in Lee County recorded sales (DOR-qualified), October 2025 through September 2026, is $800,000, the 11th of 21 (sale data). One-bedrooms: seven sales, a $475,000 median. Two-bedrooms: 14 sales, a $896,500 median, the midpoint of the two middle sales ($893,000 and $900,000) of 14, not an observed sale. The gap is $896,500 minus $475,000 = $421,500.

Are Sundial prices going up or down?

Calendar-year medians in the Lee County index (sale data) ran from $463,750 (2019, 22 sales) to $887,000 (2023, 11 sales), with 2025 at $734,500 on 18 sales and 2026 through September 3 at $780,000 on 15; the Market Snapshot table lists each year with qualified sales since 2015. The index shows no qualified rows for 2022 or 2024, the Ian and closure years, when the county coded most island sales as changed after the sale (transfer codes), so no trend crosses the gap.

How does Sundial compare with other Sanibel condos?

These medians come from different county windows and universes. Sundial: $800,000 on 21 sales, Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (sale data). Sanibel condominium: $725,000 on 145 sales; single-family: $1,080,000 on 243, Lee County Property Appraiser, 12 months to September 2026 (parcel data). Sundial ran $75,000 above the condominium median ($75,000 / $725,000 = 10.3 percent) and $280,000 below single-family ($280,000 / $1,080,000 = 25.9 percent).

What sold at Sundial in my building?

West, by building, Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (sale data): A, $825,000, $800,000 and $780,000; C, one sale, at $475,000; F, two sales, $430,000 and $720,000; G, one sale, at $565,000; H, one sale, at $467,500; I, one sale, at $365,000; J, $729,000, $731,000 and $685,000; K, two sales, $893,000 and $1,295,000. East reads by phase only, because the county strings do not name the building: IV, $1,275,000 and $885,000; V, $1,050,000 and $1,200,000; VI, $1,055,000, $1,075,000 and $900,000.

What does price per square foot mean for my Sundial unit?

The 21 sales had a median of $755 per square foot of county-recorded area, Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (sale data). That area is the county roll’s own field (field definitions), not a living-area figure from a listing, so never compare the two. Individual sales ran from $501 to $1,144 per square foot of county-recorded area, which is why a valuation starts from comparable units, not one per-foot figure.

How do I sell a condo in Florida?

In plain terms: get a valuation against recent comparable sales; gather the association documents a buyer will ask for (Declaration, Articles such as the West’s on Sunbiz, rules, budget, milestone and SIRS records); disclose known material facts; sign a contract setting price, prorations and closing date; then close through a title company, which orders the estoppel certificate. In Lee County the seller customarily pays the owner’s title policy; the contract controls.

What documents does my Sundial buyer need from the association?

Expect requests for the Declaration of Condominium; the Articles, public on Sunbiz for the West (2022 Articles) and the East (1997 Articles); the bylaws and rules; the current budget; the milestone summary (the West’s Phase 1 report is posted on its site); the structural integrity reserve study required by s. 718.112; and the estoppel certificate. Budgets and assessments are not published, so request them from the association’s management office in writing.

What does SIRS stand for, and does it affect my sale?

SIRS means structural integrity reserve study. Under s. 718.112(2)(g), an association needs one for each building of three habitable stories or more, at least every 10 years, reported to DBPR within 45 days; DBPR’s FAQ set December 31, 2025 for associations existing before 2022, and DBPR publishes SIRS reporting in its database. All 20 Sundial buildings are four stories, and buyers and lenders ask for the study, so request it early.

Does the milestone inspection law affect selling at Sundial?

Florida’s s. 553.899 requires a milestone inspection for condominium buildings of three habitable stories or more by December 31 of the year a building turns 30 (a local agency may set 25 near salt water), then every 10 years, with Phase 2 only if Phase 1 finds substantial deterioration. The West’s Phase 1 report marks buildings A to K “Passed Phase 1 Inspections,” from field work on November 1 to 3, 2021 (report), so buyers read it as a pre-Ian inspection.

Will my buyer ask about Hurricane Ian repairs?

Yes. Buyers know the resort reopened February 1, 2025, after 28 months (Visit Florida release), and may read the City’s Attachment F: “Sundial [Combined]” at 1401-1501 Middle Gulf Drive is in the Emergency Repairs group, the 74 properties that received emergency repair permits, not among the 19 demolished, and the City says that column does not show whether repairs are complete. Keep your unit’s repair invoices and permits ready, and expect questions on the City’s 50 percent rule.

What is Sanibel’s 50 percent rule and does it apply to my unit?

Under the City’s Ian and Helene permitting policy, substantial damage means restoring a structure costs 50 percent or more of its market value, and substantial improvement means work costing 50 percent or more of its pre-improvement value; either brings the building to current floodplain standards (City policy). Market value comes from the county building value or a licensed appraisal. The test is per structure, so building-wide determinations at Sundial are an association matter. See FEMA’s P-213.

Can Sundial be rebuilt at its current density if a storm destroyed it?

Sanibel Code Sec. 126-636(c) to (d) lets a redeveloped resort condominium keep its existing nonconforming density if it keeps prior bedrooms per unit and habitable floor area (one-bedrooms may grow to 600 square feet) and continues short-term rental use. The City’s September 17, 2026 memo anchors build-back to units existing on May 4, 2004. As the Santiva Chronicle reported from City staff analysis (May 29, 2026), Sundial was 254.19 units over the Development Intensity Map allowance before Ian.

How do flood zones affect my Sundial sale?

FEMA’s National Flood Hazard Layer, queried at six points inside Sundial on October 28, 2026, maps the Gulf-facing part of each building cluster in Zone VE at a 12-foot base flood elevation and the road-facing part in Zone AE at 11 feet (FIRM panel 12071C0541G, effective November 17, 2022). Buyers’ lenders and insurers ask which applies; the elevation certificate and association records govern. Under NFIP Risk Rating 2.0, flood type and elevation shape the premium quoted.

Will a buyer be able to get insurance for my unit?

The building sits under the association’s master policy, whose carrier, limits and deductible are not public (site map), so get the declarations page from the association for your listing file. Citizens writes commercial residential policies for eligible associations, and HB 625 (2024), effective July 1, 2024, removed the bar on Citizens wind-only coverage for condominiums where 50 percent or more of units rent more than eight times a year for under 30 days. Flood follows NFIP Risk Rating 2.0.

How do special assessments work when I sell?

Sundial’s associations do not publish special assessments, so no amount is stated. Any special assessment that is due or adopted appears on the association’s estoppel certificate, and the purchase contract sets who pays one that is adopted but not yet due. Read the contract’s assessment clause before you sign, and ask the association early whether a new assessment is under consideration, so the buyer hears it from you rather than from the estoppel.

Can I sell my Sundial condo with a rental booking already on the calendar?

You can, if the agreements line up. The rental program agreement or your management contract governs future bookings, and the resort does not publish those terms (Sundial Advantage). Disclose every confirmed booking in writing; the purchase contract should say whether the buyer honors each stay, who keeps rent and deposits after closing, and how the unit leaves the program. Bring the agreement to the listing appointment.

Does being in the resort rental program help or hurt my sale?

The program shapes who buys. The resort reserves its amenities, from the main pool to complimentary court access, for resort-program units (Sundial Advantage, December 19, 2023), while other units rent through outside managers or owner-direct (2013 release). The resort’s own room count of 216, per its sales manager to WBBH on February 3, 2025, shows not all 407 units are in the program.

Can I sell my unit furnished?

Yes. Resort-program units are individually owned and furnished by their owners; the resort says “Room décor … is selected by individual owners” (Sundial Advantage). The purchase contract lists the personal property included, so attach an inventory of furniture, linens, kitchenware and electronics, and note any items the resort program supplies rather than you. Settle the inventory before showings so buyers know exactly what conveys.

Do I need a City rental license to keep renting until closing?

Yes. The City of Sanibel requires an annual dwelling rental license on a calendar-year term; it is a separate City charge, it is not transferable, and its number must appear in advertising (Sanibel Code Div. 7, Municode). Because it does not transfer, a buyer who wants to keep renting applies for one after closing. Keep yours current until then and tell the buyer which bookings depend on it.

What are the tax implications of selling a Sanibel condo?

Two kinds. Property tax is prorated in the contract; Sundial’s parcels sit in Lee County district 010, where 2025 rates sum to 14.0882 mills across 14 levies (2025 Millage Book), and the Tax Collector bill shows actual amounts, including non-ad valorem charges. Income tax on any gain depends on your own purchase, improvement and rental records, so take capital gains questions to your CPA before you list.

Does the density-transfer debate change what my unit is worth?

The debate is open, so no value effect can be stated. The Planning Commission voted 6-1 on May 26, 2026 to forward the Resort Housing District matter (Santiva Chronicle) and 4-2 on August 11, 2026 to forward a district-only voluntary density-transfer framework (Santiva Chronicle); City Council on October 6, 2026 continued it to December 1, 2026, and no transfer program exists today (Legistar 17867).

Should I renovate before I sell?

The bedroom and floor-area limits in Sanibel Code Sec. 126-636 apply when a resort condominium is rehabilitated or redeveloped, not to interior updates. Inside the unit, the West Articles let the association make rules on the “transfer, use, appearance, maintenance, and occupancy of the Units” (2022 Articles), so check the Declaration and rules for approval before any work. Then compare the cost with what similar updated units brought in the 21 recorded sales (sale data).

Is there a transfer fee or approval to sell at Sundial?

The West Articles let the association approve or disapprove “leasing, transfer, mortgaging, ownership, and possession of Units as may be provided by the Declaration” (2022 Articles), so the Declaration sets whether a sale needs approval. The East’s 1997 Articles make that association the governing body for Phases IV to VI. Transfer, application and estoppel fees are not published; they appear in the documents and on the estoppel certificate.

How long does it take to sell a Sundial condo?

Lee County recorded sales carry no listing dates, so time on market cannot be read from them. Pricing against comparable recorded sales, such as the 21 from $365,000 to $1,295,000 in Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (sale data), and the season drive it. For ZIP context, Florida Realtors SunStats, ZIP 33957, townhouses and condos, showed 116 in inventory and 9.2 months of supply in September 2026 (SunStats).

When is the best time of year to list on Sanibel?

Twenty-one Sundial sales a year are too few to read by month. For ZIP context, Florida Realtors SunStats, ZIP 33957, townhouses and condos, recorded 152 closed sales from October 2025 to September 2026, 103 of them (67.8 percent) cash (SunStats). Peak season runs roughly January to April, and the resort’s October 21, 2026 holiday guide shows a Thanksgiving to New Year’s program. List when the unit is ready and priced.

Can I list my Sundial condo privately or off-market?

You can. A private sale trades exposure for discretion: fewer buyers see the unit, which can cost price competition, while a quieter sale suits owners who want privacy or have guests in residence. The association documents, estoppel certificate, any Declaration approval and the City rental license rules still apply. Start with a free home valuation so the price rests on recorded sales, or Call Jesse direct at (239) 898-6072.

What does it cost to sell a Sundial condo?

Costs fall into categories, with amounts set by your contracts and the association: the commission, negotiated in the listing agreement; the owner’s title policy, which the seller customarily pays in Lee County (the contract controls); estoppel and association document charges; any mortgage payoff; and prorated property taxes and assessments. Ask for a net sheet with your valuation so each line is estimated for your unit before you list.

How do I get a free valuation of my Sundial condo?

Request a free home valuation, or Call Jesse direct at (239) 898-6072, text or call. The valuation starts from the 21 Sundial sales in Lee County recorded sales (DOR-qualified), October 2025 through September 2026 (sale data), matched by association, phase, building, bedrooms and county-recorded area, then adjusted for floor, condition, furnishings and rental arrangement. You get a price range and a document checklist. Confidential conversations welcome.

Your Sundial Beach Resort Real Estate Experts

Sundial Beach Resort sellers and buyers can reach Jesse McGreevy and Marc Comisar directly. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse has been in the business since 2004, the team has been named Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar alone have over $900 million in sales.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Our Naples office is at 9180 Galleria Ct #200, Naples, FL 34109. With our Domain Realty Group team, our team has closed over $2.5 billion in real estate across Southwest Florida, and we have been the #1 team in Southwest Florida since 2012.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, or read about McGreevy and Comisar.

Selling a Sundial condo? Start with a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Sundial? Call Marc at (239) 287-5873 or read our buyer guide.

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