Ariel is the only high-rise at The Landings Yacht, Golf and Tennis Club in Fort Myers: one 18-story tower, 135 residences, association-supplied air conditioning, Zone AE flood exposure and a $400,000 annual insurance saving. McGreevy and Comisar.
Updated September 2026
McGreevy and Comisar are the real estate team Ariel owners call first, for selling and for buying. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team and over $900 million in Sales between Jesse McGreevy and Marc Comisar. Ariel is the single high-rise inside The Landings Yacht, Golf and Tennis Club, the gated riverfront community off McGregor Boulevard in Fort Myers, Florida. One tower, one address, 135 residences, and the only place in that community where you can buy a Caloosahatchee River view at height. If you are ready to sell your Ariel residence, call Jesse direct at (239) 898-6072. If you are buying here, call Marc at (239) 287-5873.
This page exists because Ariel is genuinely a different asset from the fourteen low-rise villages that surround it, not because a community page can be sliced fifteen ways. Ariel is the only building in The Landings over five stories. It is the only association whose manager sits inside the building. It is the only one that pays for your air conditioning. And it is the only one that can point to a documented, first-party, $400,000 per year reduction in its own insurance cost after spending roughly $5.5 million hardening itself against wind. Everything below is sourced to county, state, federal or first-party association records, and where the record disagrees with itself we say so instead of picking a side.
Ariel differs from every other address inside The Landings on four measurable axes at once: height, flood classification, statutory structural obligation, and what the monthly assessment actually buys. It is one 18-story tower built in 1983 against a next-tallest building of five stories. One hundred percent of its building footprint sits in a Special Flood Hazard Area. It carries Florida’s milestone inspection and structural integrity reserve study obligation, which three of the community’s twelve condominium associations do not. And its association supplies cooling, which no other village does.
The Landings holds roughly 1,127 residences inside the gates across fourteen named villages. Fourteen of those villages are one to five stories. Ariel is a single tower at 5260 South Landings Drive, and the next tallest buildings in the community are the five-story blocks at Steamboat Bend, Steamboat Bend East and Sunset Harbor. Lee County building records return 135 residential parcels at that one address, all carrying a building count of one. There is no second Ariel building, and there never was, which is a story in itself further down this page.
Ariel’s residences begin on the third floor and run to the seventeenth. The Ariel Condominium Association publishes nine named floor plans with stated exposures, and they include cityscape, golf course, pool deck and river orientations. No other product type inside The Landings can offer an elevated long view, because no other product type gets above five stories. If a buyer’s brief is a Caloosahatchee River outlook from height inside a gated bundled-amenity club community in Fort Myers, the addressable inventory is one building.
The Ariel assessment includes air conditioning supplied by the association, building-wide WiFi on top of the community bulk television and internet agreement, an emergency generator, fire sprinklers throughout the common areas, deeded covered parking, and an on-site management and reception office. In every other village at The Landings the owner buys cooling directly from the utility. Setting an Ariel monthly figure next to a Harbortown or Longboat figure without adjusting for that is comparing two different products, and it is the single most common analytical error made about this building.
Ariel sits entirely inside FEMA flood Zone AE at a base flood elevation of 8 feet, alongside Windjammer Village and Harbortown. It is also one of nine Landings condominium associations carrying the Florida milestone inspection and reserve study obligation, and at 1983 construction it is squarely inside the statute. Harbortown, Longboat Village and Schooner Village are exempt from that regime entirely. Two buildings a few hundred yards apart inside one gate can carry completely different insurance costs and completely different assessment risk, and Ariel sits at the demanding end of both.
If you are searching for the best realtor for Ariel at The Landings in Fort Myers, whether you are ready to sell your Ariel residence or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team and over $900 million in Sales between Jesse and Marc.
Pricing a residence in a single-building condominium is not a per-square-foot exercise, because the building contains at least three distinct products: two-bedroom plans from roughly 1,888 heated square feet, three- and four-bedroom plans in the middle, and nine two-story penthouses on the seventeenth floor that the association describes as running from more than 4,884 to 5,164 square feet. Lee County’s 2026 roll spreads Ariel just values from $187,301 to $896,365. That is the widest internal spread of any condominium association in The Landings, and it means a single average is wrong for almost every unit in the building. We price to the plan, the floor, the exposure and the compliance position, and we can show a buyer’s agent exactly why.
For waterfront and elevated-view sellers we bring premium marketing: cinematic video, drone, professional photography, a qualified-buyer database built over two decades in this market, and genuine discretion with off-market capability when a seller wants it.
Selling your Ariel residence? Get a free valuation through our Fort Myers home valuation tool, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and in a 135-residence building discretion is often the point. Buying at Ariel? Read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 for a personalized buyer consultation. We will pull the flood determination, the compliance position and the recorded rules before you tour, not after you are under contract.
Ariel is a 135-residence condominium occupying one tower at 5260 South Landings Drive, Fort Myers, Florida 33919, inside the gates of The Landings Yacht, Golf and Tennis Club in unincorporated Lee County. It was built in 1983, its declaration was recorded in 1982, and it is governed by Ariel Condominium Association, Inc. Every Ariel owner is also a member of the club, because membership at The Landings is bundled and not optional.
Ariel has a Fort Myers mailing address and a 33919 ZIP code, but it is not inside the City of Fort Myers. It sits in unincorporated Lee County, in the Iona McGregor Fire District, in Lee County taxing district 068. That district carried a total 2025 millage of 13.4125, confirmed both on actual tax bills and in the Lee County Property Appraiser’s published millage book. There is no Community Development District here, and no municipal services taxing unit.
One building. Residences on floors three through seventeen, nine per floor, which is 15 floors times 9 units equals exactly the 135 parcels the county roll returns. The association states the tower stands 18 stories, with the seventeenth-floor penthouses each occupying two levels. The unit mix on the county roll is 70 two-bedroom residences, 57 three-bedroom, 6 four-bedroom and 2 five-bedroom, with bathroom counts from 2.0 to 5.5.
Ariel Condominium Association, Inc. is Florida document number 764769, filed 31 August 1982 and active, with its 2026 annual report filed 10 March 2026. The condominium declaration is recorded at Official Records Book 1644, Page 242, dated 29 October 1982, with The Landings, Ltd. as declarant, and a Certificate of Amendment is recorded at Book 2479, Page 4099, dated 24 February 1994. The Florida Department of Business and Professional Regulation carries the project as ARIEL, A CONDO, 135 units, filed 3 November 1982, approved and recorded.
Air conditioning, building WiFi, an emergency generator, common-area fire sprinklers, deeded covered parking, on-site management, four guest suites, and private tennis and shuffleboard reserved to Ariel residents, on top of the water, sewer and bulk television and internet that every Landings village assessment carries. The dollar amount is not published anywhere public, and we will not invent one.
Selling at Ariel? Start with our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buying at Ariel? Read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Selling in a single-building condominium is a different job from selling a house, because your buyer is underwriting the building as much as the residence. At Ariel that means the flood classification, the milestone inspection and reserve study position, the master policy structure, and the documented post-hurricane capital programme are all part of the pricing argument, and a seller who can answer those questions in writing defends a higher number than one who cannot.
Most Florida condominium sellers in 2026 are fighting a buyer narrative about assessments, insurance and structural compliance. Ariel is one of the few buildings in Southwest Florida that can answer it with published facts: a roughly $5.5 million post-Ian restoration funded by insurance proceeds rather than by a special assessment, approximately 51,000 square feet of glass across 563 openings replaced to a 175 mile per hour rating, a full roof replacement, a new fire pump, and a reported $400,000 annual reduction in the building’s insurance cost. We put that record in front of buyers before they raise the objection, rather than after.
We price to the plan rather than to the building. We pull the current flood determination for the structure, the association’s corporate and management position, and the recorded declaration and amendment, and we hand them to the cooperating agent in a single package. In the last twelve months we tracked closings across Lee and Collier County at the building and floor-plan level rather than at the community level, because that is the only resolution at which an Ariel valuation is meaningful.
Get a free valuation through our Fort Myers home valuation tool, or call Jesse McGreevy direct at (239) 898-6072. We are Top 1% Real Estate Agents Nationally Since 2008 and we will tell you plainly what your floor and exposure are worth, including when the answer is less than you hoped.
Four independent records give Ariel four different heights: 16, 17, 17 and 18. The reconciliation is that only one of them is a direct statement about the building, and the rest are derived from a county database field that provably cannot be trusted on condominium unit records. Our published answer is 18 stories total, with residences on floors three through seventeen and the seventeenth-floor penthouses occupying two levels each, and we show the working rather than asserting it.
Source | Reading | What it actually measures |
|---|---|---|
Lee County Property Appraiser parcel service | 16 stories | The modal value of a per-unit MaxStories field |
Lee County GIS building footprint service | 17 stories | The same field, served by a second county endpoint |
Highest numbered residential floor | 17 | Unit numbering, which encodes floor then unit at Ariel |
Ariel Condominium Association, first-party | 18 stories | The association’s own published description of its building |
Ariel is one building with one address and one building count. Yet the MaxStories value across its 135 unit records reads 16.0 on 103 records, 9.0 on 14, 17.0 on 9, 11.0 on 6 and 5.0 on 3. One building cannot be five different heights. Anyone reading that field off a low-floor unit would report an 18-story tower as a five-story building, which is exactly the error a casual data pull produces. The field is usable as corroboration and useless as a primary answer for a condominium.
Ariel’s unit numbers encode floor first, then unit. The leading digits run 3 through 17 with exactly nine units on each of those fifteen floors, and fifteen times nine is 135, which equals the parcel count exactly. That accounts for every residence and for floors three to seventeen. The association then states that the building stands 18 stories, that each floor has nine units, and that the seventeenth-floor penthouses are each two stories. Floors one and two are non-residential: a ground-floor covered drop-off, lobby and deeded parking level, and a second-floor plaza and amenity deck. Ground floor plus plaza plus fifteen residential floors plus the upper level of the two-story penthouses is 18. Every number in the record fits that reading and no other.
We say 18 stories, residences on floors three through seventeen, and we note that county building records read 16 or 17 because they are derived from a per-unit field that returns five different values for this one building. That is the honest form, it survives an appraiser’s review, and it prevents the awkward conversation where a buyer’s agent produces a county printout that appears to contradict the listing.
Published counts of 132 and 135 both circulate. The 135 figure is the one supported three independent ways: the county roll returns 135 residential parcels, the state condominium project record carries 135 units, and the association states “just 135 residences” on its own site. Lower figures generally come from slicing the county’s unreliable stories field and counting only the units it assigns to upper floors. We publish 135.
If a county printout is about to cost you money on a listing, we would rather you called us first. Sellers, get a number through our Fort Myers home valuation tool or reach Jesse McGreevy at (239) 898-6072. Buyers, see how we represent buyers in Southwest Florida or reach Marc Comisar at (239) 287-5873.
Ariel publishes nine named floor plans, Unit One through Unit Nine, each with a downloadable plan document, plus the seventeenth-floor penthouses. That level of first-party plan disclosure is unique inside The Landings: it is the only one of the fifteen associations that publishes named plans on the open web at all. For a buyer it means the floor plate is knowable before a showing, and for a seller it means the comparison set inside the building is precise rather than approximate.
The association’s own description of Unit Two is instructive about how this building is marketed: a two-bedroom, two-bathroom plan with a southeastern exposure over the Ariel pool deck, cityscape and golf course, and the note that although these are the smallest residences in Ariel they still offer over 1,900 square feet. The county roll’s minimum heated area for Ariel is 1,888 square feet, which reconciles with that description closely enough to be the same product measured two ways.
Nine two-story penthouses occupy the seventeenth floor. The association describes them as ranging from more than 4,884 to 5,164 square feet and states that all of them carry residential fire sprinkler systems. The county roll’s maximum heated area at Ariel is 4,794 square feet, which sits just under the association’s stated range. The most likely reconciliation is that the roll measures heated area while the association quotes total area including the two-story volume or terraces. We flag that difference rather than picking a number, because a penthouse listing that overstates square footage is an appraisal problem waiting to happen.
On the 2026 Lee County roll, Ariel’s just values run from $187,301 to $896,365 with a median of $248,814. Recorded qualified sales dated 2024 or later number 18, with a median of $320,000. Expressed per heated square foot, Ariel’s median lands at $161 with a range of $104 to $254. That is the lowest median price per heated square foot of any association in The Landings.
The only high-rise in the community is also its cheapest space per square foot. A buyer optimising for interior volume inside The Landings should look at Ariel first, and a seller at Ariel should understand that the building competes on space and view rather than on absolute entry price. No competing page in this market says this, because saying it requires joining the county roll to the recorded sales file and dividing.
Ariel offers deeded covered parking on the ground floor beneath the building, plus a covered and weather-protected drop-off and loading zone. Lee County’s roll flags neither a garage nor a carport on Ariel parcels, because structured parking inside a building envelope is not either of those things in the county’s classification scheme. Do not read that absence as “no covered parking”. The building has it, and the association documents it.
Every building footprint belonging to Ariel sits inside a FEMA Special Flood Hazard Area, classified Zone AE with a base flood elevation of 8 feet referenced to NAVD88. That is a 100 percent figure, not a majority, and it is one of only three villages at The Landings where it reaches 100 percent. Five other villages inside the same gate have zero buildings in the hazard area, which is why a single community-wide flood statement about The Landings is false for roughly half of it.
FEMA National Flood Hazard Layer flood polygons were point-tested against Lee County building-footprint centroids across the whole community, roughly 800 structures, rather than read off a community-level map. Ariel returns one building, one hazard-area hit, zero outside. The governing FIRM panel for The Landings is 12071C0416G, effective 17 November 2022, and the authoritative answer for any specific structure is always the FEMA address search rather than a community summary.
Federally backed or federally regulated mortgage lending on a structure in a Special Flood Hazard Area carries a mandatory flood insurance requirement. That mandate attaches to the loan, not to the land, so a cash buyer at Ariel is not federally required to carry flood insurance, although the association’s own documents and simple prudence point the other way. For the building itself, the association’s National Flood Insurance Program Residential Condominium Building Association Policy caps at 135 units times $250,000, which is $33.75 million of building coverage.
A residence on the twelfth floor of a 1983 high-rise has effectively no structural flood loss of its own. The flood exposure at Ariel sits on the lower levels: the ground-floor lobby, the covered parking, and the mechanical plant. That exposure reaches a unit owner as a loss assessment rather than as a structure claim, which is a materially different insurance problem from the one a ground-level villa owner faces, and it is the reason the loss assessment section below matters more here than it does almost anywhere else.
Unincorporated Lee County participates in the National Flood Insurance Program Community Rating System and holds a classification that delivers a 25 percent premium discount to policyholders, under community identification number 125124. Check that the number appears on any flood policy quoted to you at Ariel. The Landings is also entirely inside hurricane Evacuation Zone A, which is a separate question from the flood zone and is answered by the county’s evacuation map rather than by FEMA.
After Hurricane Ian, Ariel completed what is, on the published record, the single largest documented storm restoration inside The Landings: a programme reported at more than $5.5 million and taking almost two years, covering nearly 51,000 square feet of replacement glass rated to 175 mile per hour winds across 563 openings, a complete roof replacement, repairs to all three elevators, a new fire pump, and the restoration of the entire second floor. The association’s board engaged a public adjuster, and the community’s own publication reports that insurance proceeds covered the repairs.
The replacement schedule as published breaks down into 275 two-panel sliders, 14 three-panel sliders, 246 four-panel sliders and 28 exterior windows. Nearly 51,000 square feet of glass was replaced with product rated to withstand hurricane force winds of 175 miles per hour. That is not a marketing claim about impact resistance in general; it is an itemised count of openings at a named address, published by the community, and it is the kind of fact a wind underwriter will actually price.
The glass replacement is reported to have cut the building’s insurance cost by $400,000 annually. That is opening protection converted directly into premium, at a named building, with a figure attached. We are not aware of a better community-specific wind mitigation data point anywhere in this market, and it reframes what an Ariel assessment is buying: part of what an owner pays each month is the debt service of a programme that permanently lowered the building’s largest recurring cost.
The Taeping Room on the second floor was damaged so extensively by Hurricane Ian that it had to be rebuilt. The community’s own reporting describes it as a room that was flooded and severely damaged, and the rebuild brought new sliders carrying the same 175 mile per hour rating, plus a new kitchen, furniture, cabinets, lighting, televisions, carpets and decor. The room is named for the tower that was never built, which is a piece of the building’s history covered further down.
As of the community’s September 2026 reporting, the remaining work is painting, inside and out, on scaffolding, with the association describing itself as nearing the end of improvement projects undertaken over the last several years, some arising from Ian damage and some scheduled for aesthetic reasons. A buyer touring during that window should ask how the painting programme is funded and whether it is inside the operating budget, inside reserves, or separately assessed.
The statement that insurance proceeds covered the repairs comes from the community’s own publication, not from a board minute. We found no document that either confirms or excludes an Ariel special assessment connected to the Ian work. That is a genuine gap, and the way to close it is to read the association’s minutes and financial statements in the statutory pre-closing document package, which is a request every Ariel buyer should make in writing.
This record is a selling asset and a buying reassurance in equal measure. Sellers, put it to work through our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buyers, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Ariel carries both Florida statutory obligations. Under section 553.899 of the Florida Statutes a residential condominium building of three habitable stories or more must have a milestone inspection performed by 31 December of the year the building turns 30, and every ten years after. Under section 718.112(2)(g) a structural integrity reserve study is required at least every ten years for each building of three habitable stories or higher. An 18-story 1983 tower is inside both by a wide margin.
Ariel reached 30 years of age in 2013, which is before 1 July 2022, so the statute’s catch-up provision applies and its initial milestone inspection was due before 31 December 2024. In other words, the obligation is not approaching for this building. It has already fallen due, and the question a buyer should ask is not whether Ariel is subject to the regime but what the completed report says and what the reserve study concluded.
We did not locate a filed milestone inspection report or a completed structural integrity reserve study for Ariel in any public record we reached. That is a gap in our search, not a finding about the association: Lee County’s permit portal did not resolve on the routes tried, and under the statute the report goes to the local building official and to unit owners rather than into a searchable state register. Absence of a record is not evidence of absence of a report, and we will not present it as one.
Ariel’s Ian restoration included a complete roof replacement, repairs to all three elevators and a new fire pump. That is precisely the workscope a milestone inspection and a structural integrity reserve study flag, so it is a reasonable inference that the building’s storm rebuild and its statutory compliance programme overlapped in practice. It is an inference and we label it as one, and it is not a substitute for reading the report.
Nine of The Landings’ twelve condominium associations carry the milestone and reserve study obligation. Harbortown, Longboat Village and Schooner Village are exempt because no building reaches three habitable stories, and the three homeowners association neighbourhoods sit outside the statute entirely because it does not attach to detached single-family homes under a homeowners association. Ariel is at the demanding end of that range, and a buyer comparing it to an exempt village should price the difference rather than ignore it.
Comparing an Ariel monthly assessment against another Landings village’s figure without adjustment produces a wrong answer, because the two numbers buy materially different things. Ariel’s association supplies air conditioning. Every other product type at The Landings leaves the owner to buy cooling from the electric utility directly. Before any fee comparison is meaningful, the cooling cost has to be moved to the same side of the ledger in both cases.
This is the single most consequential line in the Ariel fee stack and it is stated first-party by the association. An Ariel owner’s direct electric bill covers lighting, appliances, water heating and plug load, rather than air conditioning, in a climate where cooling is the dominant residential electrical load for most of the year. An Ariel assessment that looks higher than a villa assessment may be lower on a like-for-like basis once that is corrected, and nobody can tell you which without the actual numbers on both sides.
Building-wide WiFi on top of the community bulk television and internet agreement. An emergency generator. Fire sprinklers throughout the common areas on all floors. Deeded covered parking and a covered, weather-protected drop-off. An on-site management and reception office. Four furnished guest suites for residents’ guests, described in the community publication as available at a very modest charge. Three clay tennis courts and two shuffleboard courts reserved for the private use of Ariel residents and their guests, in addition to full use of the club’s own tennis, pickleball and bocce facilities.
Ariel’s second-floor plaza carries a club room with a catering kitchen, full bar and audio-visual, a game room with pool tables and a ping-pong table, a card room with a wet bar and a resident-donated library, a craft room, a fitness centre, men’s and women’s locker rooms with dry saunas, the Taeping Room for large events, and an outdoor competition-size pool and deck with gas grills. The lobby carries a koi pond and automatic doors, and the atrium runs 17 floors with a ship fountain sculpture and hanging bronze frigate birds. Two first-party sources give two very different square footages for that plaza, so we publish the amenity list and not a floor area.
Lee County codes Ariel’s parcels as multi-family for solid waste. The consequence on the tax bill is a non-ad-valorem line of about $18.31 a year, made up of the $15.76 multi-family disposal-facility assessment plus a $2.55 administrative billing charge, where a Landings single-family home or a low-rise condominium coded residential pays $348.75. That is roughly a nineteen-fold difference and it is real, but it does not mean Ariel’s trash is nearly free. Because the association arranges its own collection, the collection cost moves off the tax bill and into the assessment. It relocates; it does not disappear.
Current Ariel association dues, the club’s resident dues, any capital contribution, any food and beverage minimum and any transfer fee are not published in any public record we could reach. The association files no schedule, the county roll carries no assessment data, and the club files no public Form 990 under its federal identification number, which closes the one disclosure route that works for many Florida clubs. Figures for these do circulate online, sourced only to listing aggregators and competing brokerage pages, and we will not reproduce a number we cannot stand behind. The club is reachable at (239) 482-3211 and that one call closes most of this.
The club’s own membership application for the 2025-26 club year lists non-resident associate dues at $950, $1,600, $2,015 and $2,850 plus tax across four categories, and states in its own words that associate membership is neither refundable nor transferable, and is non-voting. The club’s fiscal year runs 1 October to 30 September. Those figures describe non-resident associate membership and they are not the resident obligation an Ariel owner carries, which remains unpublished.
We will get the current assessment in writing for a specific residence rather than quoting a figure we cannot source. Sellers, begin with our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buyers, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
The property tax figure a buyer sees on a county record or in a listing for an Ariel residence is frequently less than half of what that buyer will actually pay, because Florida’s Save Our Homes assessment cap belongs to the current owner and does not transfer. On a real 2,215 square foot Ariel residence, the 2025 bill to its homesteaded owner was about $1,865 while a buyer’s first full-year basis at the same millage computes to about $4,490. That is not an edge case; it is the ordinary arithmetic of buying a long-held Florida condominium.
A 2,215 heated square foot Ariel residence built in 1983 carried a 2025 market or just value of $334,790 on its Truth in Millage notice. Its assessed value, capped by Save Our Homes, was $179,351, and the Save Our Homes benefit the current owner enjoys was $155,439. Taxable value for county levies was $128,629. That $155,439 of protected value is the largest Save Our Homes gap we found anywhere inside The Landings.
At the 2025 proposed rate the homesteaded owner’s ad valorem tax on that residence was $1,865.07. A buyer’s basis, computed at the district’s adopted total of 13.4125 mills against the full just value of $334,790, is $4,490.37. The tax more than doubles on sale. Add the $18.31 solid waste line and the buyer’s government subtotal is roughly $4,509 before the Tax Collector’s 4 percent early-payment discount, and before a single private fee.
A buyer who qualifies for and files homestead in the following year recovers the homestead exemptions, but does not inherit the seller’s accumulated Save Our Homes cap. The cap restarts from the new assessed value. Portability lets a Florida buyer bring an existing Save Our Homes benefit from a prior Florida homestead, within statutory limits, but it never transfers from the seller of the property being purchased. Any budget built off the seller’s current tax line is wrong by construction.
Ariel’s sample parcel saw its market value fall year over year on the 2025 roll, from $339,551 to $334,790, while a Landings single-family comparison parcel rose from $419,331 to $435,312. One residence and one house are not a market and we will not present them as one, but the direction is worth knowing when you are setting an asking price or an offer, and we will pull the current picture for your specific unit rather than rely on a single parcel.
We run this arithmetic for the exact parcel before anyone signs anything. Sellers, get your position through our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buyers, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
The insurance question at Ariel splits three ways: the association’s master policy on the building, your own HO-6 policy on the interior, and the loss assessment coverage that sits between them. For a high-rise condominium with a documented seven-figure loss history, loss assessment is the highest-stakes line in the stack and it is the one buyers read last, if at all.
Section 627.714 of the Florida Statutes requires a residential condominium unit owner policy to include at least $2,000 of loss assessment coverage. Ariel’s own restoration ran past $5.5 million. If a master policy deductible, a flood coverage shortfall above the National Flood Insurance Program building cap, or an uninsured structural repair is passed through to owners, $2,000 absorbs a rounding error. The single most useful question an Ariel buyer can ask an insurance agent is what the loss assessment limit is, and whether the master policy deductible divided by the unit’s ownership percentage exceeds it.
Because 100 percent of Ariel’s building sits in Zone AE at base flood elevation 8, and because a tower’s flood exposure concentrates on the lower levels that are common elements, a flood loss assessment is a realistic path by which a flood event reaches an upper-floor owner’s wallet. Unit-owner flood policies and HO-6 policies treat flood assessments differently from wind assessments, so confirm in writing which of your policies would respond.
Roof age is the dominant admitted-market wind underwriting variable in Southwest Florida. Ariel’s roof was completely replaced during the Ian restoration, and its openings now carry a 175 mile per hour rating across 563 replaced units. Both facts are material to what an HO-6 and any wind coverage should cost here, and both are the kind of thing a seller should be putting in front of a buyer’s insurance agent rather than waiting to be asked about.
We did not obtain carrier-level information for Ariel: whether the master and wind policies sit with an admitted carrier, a surplus lines carrier or Citizens Property Insurance Corporation, nor any association’s actual wind premium. That is a question for the association rather than for a records search, and the on-site management office is the right place to ask it.
Ariel is governed by Ariel Condominium Association, Inc. and managed by KW Property Management from an office inside the building at 5260 South Landings Drive, Suite 200. That makes Ariel the only one of the fifteen associations at The Landings whose manager is physically on site. Ten of the other fourteen are administered from offices outside the community, three of them from outside Lee County entirely.
The practical answer to how quickly you will get an estoppel certificate, a document package and a transfer approval is usually a function of where the manager sits and how many communities they carry. Ariel’s manager is in the building, with a reception office, published office hours of Monday to Friday 8:00 a.m. to 4:30 p.m., and an after-hours line for non-life-threatening emergencies. In a market where transfer approval timing routinely threatens closing dates, that is worth real money to both sides of a transaction.
Ariel is the only controlled-access building at The Landings. The community gate is one layer; the tower’s ground-floor lobby with automatic doors and a staffed management and reception office is a second. Functionally it is a building within the gate, which matters to seasonal owners who lock up for six months and to anyone who wants package handling and contractor access managed rather than improvised.
Ariel’s recorded declaration provides that all leases or rentals for more than three months shall be approved by the manager designated by the association. No maximum number of leases per year appears in the declaration for Ariel or for any other village at The Landings. A claim circulating online of four leases per year with a 90-day minimum at Ariel is sourced only to a listing aggregator and is not supported by the recorded declaration. It may reflect a later amendment or current house rules, and we will not publish it as recorded fact.
Nine Landings villages including Ariel share one recorded clause: no pets or animals are allowed except dogs, cats and birds, which must be kept on a leash or caged at all times when outside the apartment. No number limit, no weight limit and no breed limit appears in the Ariel declaration. A circulating claim of two pets at 25 pounds for Ariel is sourced only to a listing aggregator and contradicts the recorded text, so we do not publish it either. Current house rules may well differ.
Everything above comes from instruments recorded between 1982 and 1994. Condominium rules and regulations and later recorded amendments control today, and Ariel has a Certificate of Amendment recorded in 1994 whose clauses we have not extracted. Treat this as the recorded baseline, never as the current house rules. A buyer receives the governing documents in the statutory pre-closing package, and that package is the authority.
Recorded text and current house rules are two different documents, and we read both. Sellers, start with our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buyers, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Every Ariel owner is a member of The Landings Yacht, Golf and Tennis Club. The club states in its own words that every resident is considered a member with an equal interest in the well-being and maintenance of the community, which is the plain-language version of the fact that membership here is bundled and not optional. That is a cost a buyer must plan for and an amenity set an owner is buying into whether or not they use it.
An 18-hole executive golf course measuring 3,078 yards from the back tee. Thirteen well-lit Har-Tru tennis courts. A sports complex with eight pickleball courts and three bocce courts. A competition-sized swimming pool. Eighteen stocked fishing lakes. A full-service marina and private harbor. Two restaurants on property, plus the Helm Club with its library and lobby, and Picnic Pointe on the water. The club’s own scorecard was not reachable, and two reputable golf databases disagree on the course’s par, so we publish the yardage and the executive designation and no par figure.
The club’s amenities are member-owned. In July 2002 the recreational area passed from the developer’s successor through two intermediate entities to The Landings Yacht, Golf and Tennis Club, Inc., recorded at Official Records Book 3679 Page 1003 and Book 3680 Page 0007, at a price of $7,950,000. The members bought the amenities outright rather than financing them through district bonds, and the consequence is visible on every Landings tax bill to this day: no Community Development District line, and a single non-ad-valorem item that is the county solid waste assessment.
The Landings marina sits on the south shore of the Caloosahatchee at roughly 26.551 north, 81.923 west. Every fixed highway bridge on the river, including the Cape Coral Bridge at 55 feet of clearance, lies upstream of that point. A vessel leaving for open water travels downstream, southwest, toward San Carlos Bay and out past Point Ybel, and the federal drawbridge regulations list no drawbridge on that route. NOAA’s own Coast Pilot establishes the river’s course and the clearances. That is why bridge-free Gulf access here is a sourced statement rather than a marketing line.
Marina slips at The Landings are available to residents on a space-available basis through the club, and Ariel has no slips of its own: the tower’s waterfront relationship is through the club’s marina and harbor. Slip count, sizes, maximum length overall, the ownership model and any waitlist are not published anywhere we could reach. The marina office, reachable through the club at (239) 482-3211, is the one source that closes those questions, and we make that call for our clients rather than guessing.
Ariel won the 2026 Inter-Village Golf Challenge, in which all fifteen villages fielded three teams of four players. Ariel also files more village columns in the community publication than any other village, sixteen across the eighteen months to April 2026. Neither fact prices a residence, but taken together they describe a building whose residents participate heavily in the wider community rather than treating the tower as a separate world.
The club obligation is part of the carrying cost and we quantify it before you commit. Sellers, begin with our Fort Myers home valuation tool or call Jesse McGreevy at (239) 898-6072. Buyers, read how we represent buyers in Southwest Florida or call Marc Comisar at (239) 287-5873.
Ariel was built in 1983 on land that had been a gladiolus farm in the Iona district, in the era when Fort Myers was the gladiolus capital of the country. Its declaration was recorded in October 1982 by The Landings, Ltd., the second of three declarant entities across the community’s three development eras. It was the tallest thing the developer built and it was meant to have a sister.
The Ariel association states it plainly on its own site: the original development plans called for two sister towers, dubbed Ariel and Taeping, and the financial crisis of the early 1980s prevented funding for the Taeping building from being secured, so it was never built. Florida’s corporate registry returns no Taeping entity, which corroborates the account. The name survives inside Ariel as the Taeping Room, the second-floor event room that Hurricane Ian flooded and that has since been rebuilt.
The Landings was conceived in 1972 and 1973, with both governing corporations filed on 25 October 1973. Construction ran in phases: Windjammer Village from the mid 1970s, then Schooner, Longboat, Harbortown, Clipper Cove and Flagship across 1978 to 1982, with Ariel completing in 1983 at the end of that second wave. A five-year gap follows, straddling the developer’s 1989 exit, and the community finished with the 1990s villages. No residential parcel inside the gates has a building year later than 2000.
An account hosted on the Ariel association’s own resident portal, drawn from a biography of the founding developer, names the original team: Foster Pate and Werner Hoffman as developers, Al Hill as architect, Bill Bozas as land planner, Duane Hall as engineer, Howard Whitehead on excavation, and Ann Foster on advertising and promotion, who created the logo. Land financing came from Coast Federal of Sarasota and development financing from US Life. Foster Pate chose the name of the community himself.
A 1983 building with a documented developer lineage, a recorded declaration, a single recorded amendment and a continuously active association is an easier building to underwrite than one whose paper trail has gaps. Everything in this section is traceable to a county instrument, a state corporate filing or the association’s own publication, and that is the standard we hold every claim on this page to.
Ariel sits off McGregor Boulevard in south Fort Myers, in unincorporated Lee County, with the Caloosahatchee River to the north and the Iona district around it. The location buys proximity to Lee Health’s main campuses, to the Sanibel and Fort Myers Beach causeways, and to Southwest Florida International Airport, without sitting inside a municipality and its additional millage.
The mailing address says Fort Myers and the taxing jurisdiction says unincorporated Lee County. Fire service is Iona McGregor Fire District at 2.5000 mills, which is the largest single non-county line on the tax bill after the school levies. Code enforcement, zoning and permitting run through Lee County rather than the city. Anyone quoting you a City of Fort Myers millage for an Ariel residence is quoting the wrong district.
Lee County operates a student assignment model rather than a simple attendance-zone map, so the correct answer for any specific address comes from the district’s own assignment tool and the choice application window, not from a third-party school-zone lookup. We pull the current assignment for the exact unit when it matters to a buyer, and we say plainly when the answer has changed since the last time we checked.
Lee Health operates the region’s main hospital campuses, including Lee Memorial Hospital, Gulf Coast Medical Center and Cape Coral Hospital, along with urgent care and specialty services across the county. For a building whose ownership skews toward retirees and seasonal residents, proximity to a major hospital system is a genuine purchase driver rather than a brochure line, and it is one of the reasons the Iona and McGregor corridor holds its value.
McGregor Boulevard runs north to the historic river district and south toward the Sanibel causeway. Summerlin Road and Gladiolus Drive connect east toward US 41 and the airport. The Cape Coral Bridge, immediately upstream, is being replaced under a Florida Department of Transportation project whose section plans abut the golf course at the community’s edge, and the published project materials commit to maintaining four lanes through construction. That project is the single largest planned change to daily life next door, and we track it for clients rather than waiting for a news cycle.
Buying well at Ariel means underwriting the building before you underwrite the residence. Three questions decide the outcome: what the completed milestone inspection and reserve study actually say, how the association’s insurance programme is structured after the hardening work, and which floor plan and exposure you are actually buying, since this building holds at least three distinct products behind one address.
Ask for the current declaration and every recorded amendment, the current rules and regulations, the association’s budget and reserve schedule, the last two years of financial statements, the board minutes covering the Ian restoration and the painting programme, the master insurance certificate with its deductible structure, and the milestone inspection and structural integrity reserve study reports. Ask for the flood determination for the structure. Ask what the transfer fee and approval process are, and how long approval takes.
Condominium lending in Florida has tightened substantially. Lenders look at reserve funding, deferred maintenance, litigation, the share of units that are investor-owned, and the completion status of structural inspections, and a building judged non-warrantable restricts both your financing options and your eventual buyer pool. A building with a completed inspection cycle and a funded reserve schedule is meaningfully easier to finance, which is why the compliance questions above are a buying tool and not trivia.
Read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873. If you would rather start on the selling side, call Jesse McGreevy at (239) 898-6072. We have represented buyers and sellers across Lee County for two decades as Top 1% Real Estate Agents Nationally Since 2008, and if the answer is that Ariel is not the right fit for what you want, we will tell you that too.
The records behind this page are public, and we link each one to its official source rather than to a copy we host. If you are evaluating a specific residence at Ariel, these are the primary records to pull for yourself before you write an offer or set an asking price.
Document | What it tells you | Where to get it |
|---|---|---|
FEMA flood map for the exact address | The governing flood zone and base flood elevation for the structure rather than a community average. The panel covering The Landings is 12071C0416G, effective 17 November 2022 | |
Lee County property record and building characteristics | Parcel detail, year built, heated area, unit mix, ownership and sale history for any Ariel residence | |
Truth in Millage notice for the parcel | The current owner’s assessed value, Save Our Homes benefit and exemptions, which is how you compute your own future tax rather than inheriting theirs | |
Recorded declaration and amendments | Ariel’s binding recorded rules, at Official Records Book 1644 Page 242 and Book 2479 Page 4099 | |
Association corporate filing | Legal status, officers, directors, registered agent and annual report history for Ariel Condominium Association | |
State condominium project record | The filed unit count, project status and recording date for Ariel as a condominium | |
Milestone inspection statute | The three-habitable-stories test, the 30-year trigger and the catch-up deadlines that apply to Ariel | |
Structural integrity reserve study statute | The ten-year reserve study obligation and what it must cover | |
Loss assessment statute | The $2,000 statutory floor on condominium unit-owner loss assessment coverage | |
Lee County flood information and the Community Rating System discount | Confirms the 25 percent premium discount and community identification number 125124 | |
Lee County solid waste rates | The multi-family disposal assessment that produces Ariel’s small non-ad-valorem line | |
Lee County taxing district millage | The 13.4125 total for district 068, authority by authority | |
Cape Coral Bridge Project documents | Design, section plans, right of way and the current construction schedule for the project next door | |
Lee County school assignment information | Current assignment, the choice application window and preference rules for the exact address |
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012. Jesse has been in this market since 2004 and launched his own team in 2008. He lives in Estero and has since 2004, which is a different thing from selling a market you commute into. Marc runs the field side of the business and spends his days on listing appointments and with buyers, which is why the buyer line on this page is his.
We are Top 1% Real Estate Agents Nationally Since 2008, and we hold the 5 Star Award for Customer Satisfaction for 20 Straight Years, an award given to only 5 out of 21k+ Licensees by Gulfshore Life Magazine. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate, and McGreevy and Comisar alone have over $900 million in Sales. When we quote a number about your building we tell you where it came from. In the last 12 months we tracked closings across Lee and Collier County at the building and floor-plan level rather than the community level, because at Ariel a community-level average is wrong for almost every residence in the tower.
You can read about our team and how we work, or go straight to Jesse McGreevy’s agent profile and Marc Comisar’s agent profile. Our full team, our listings and our buyer resources live at Domain Realty Group. McGreevy and Comisar are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC), brokered by Domain Realty. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Reach Jesse McGreevy at (239) 898-6072 and Marc Comisar at (239) 287-5873.
Ariel is a building where a general-purpose agent is at a real disadvantage, because the questions that decide a deal are structural, statutory and building-specific. Knowing that the county’s own stories field returns five different heights for this one tower, that the association supplies the air conditioning, that the Save Our Homes gap on a long-held residence here can exceed $155,000, and that the building’s hardening programme moved its insurance cost by a documented $400,000 a year is the difference between defending your price and discounting it. That is the work.
Jesse McGreevy and Marc Comisar are top-reviewed Fort Myers realtors. You can read every review on our Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
Ariel stands 18 stories, with residences on floors three through seventeen and the seventeenth-floor penthouses each occupying two levels. Lee County building records return 16 or 17 depending on which county service you query, because both are derived from a per-unit field that reports five different values for this one building. The association’s own figure reconciles with the unit count, the unit numbering and the two non-residential lower levels.
There are 135 residences, confirmed three independent ways: the Lee County roll returns 135 residential parcels at 5260 South Landings Drive, the Florida condominium project record carries 135 units, and the association states “just 135 residences” on its own site. Nine residences sit on each of the fifteen residential floors. Lower counts in circulation generally come from slicing the county’s unreliable stories field.
Ariel was completed in 1983. Its condominium declaration was recorded on 29 October 1982 at Official Records Book 1644, Page 242, with The Landings, Ltd. as declarant, and the state condominium project record was filed on 3 November 1982. The association itself was incorporated on 31 August 1982.
Yes. Ariel is the only building in the community above five stories, and the association describes it as the only high-rise among the village groups that comprise The Landings. The next tallest buildings are the five-story blocks at Steamboat Bend, Steamboat Bend East and Sunset Harbor. That is why Ariel is the only address in the community that can deliver a river view at height.
One hundred percent of Ariel’s building footprint sits in a FEMA Special Flood Hazard Area, classified Zone AE with a base flood elevation of 8 feet. The governing FIRM panel is 12071C0416G, effective 17 November 2022. Always confirm the determination for the specific structure through the FEMA address search rather than relying on a community-level statement.
If you finance with a federally backed or federally regulated mortgage, yes: the federal mandate attaches to any structure in a Special Flood Hazard Area. A cash buyer is not federally required to carry it, although the association’s documents may require participation and going without coverage at base flood elevation 8 on the Caloosahatchee is a decision rather than a saving.
Yes. Under Florida Statutes section 553.899 a residential condominium building of three habitable stories or more must complete a milestone inspection by 31 December of the year it turns 30. Ariel reached 30 years in 2013, so the statute’s catch-up provision applied and its initial inspection was due before 31 December 2024. A structural integrity reserve study is required as well.
We did not locate a filed report in any public record we reached, and we will not present that as evidence either way. Under the statute the report goes to the local building official and to unit owners rather than into a searchable state register, so the reliable route is to request it from the association in the pre-closing document package. Ask for the reserve study at the same time.
Ariel sustained the largest documented storm loss inside The Landings. The restoration took almost two years and more than $5.5 million, covering nearly 51,000 square feet of replacement glass across 563 openings, a complete roof replacement, repairs to all three elevators, a new fire pump and the restoration of the entire second floor. The Taeping Room flooded, was severely damaged and was rebuilt.
The community’s own publication reports that the board engaged a public adjuster and that insurance proceeds covered the repairs. We found no document that either confirms or excludes a special assessment, and a newsletter statement is not a board minute. Request the association’s minutes and financial statements covering the restoration period and read the answer for yourself.
The glass replacement is reported to have cut the building’s insurance cost by $400,000 annually. The 563 replaced openings comprise 275 two-panel sliders, 14 three-panel sliders, 246 four-panel sliders and 28 exterior windows, all rated to 175 mile per hour winds. It is the most specific wind-mitigation outcome published for any building in this market.
Yes. The association supplies air conditioning, which is stated first-party on the association’s own site and is unique among the fifteen associations at The Landings. In every other village the owner buys cooling from the electric utility directly. It means an Ariel monthly figure and another village’s monthly figure are not comparable until the cooling cost is moved to the same side of the ledger.
Building-wide WiFi on top of the community bulk television and internet agreement, an emergency generator, fire sprinklers throughout the common areas, deeded covered parking, an on-site management and reception office, four furnished guest suites, and three clay tennis courts and two shuffleboard courts reserved to Ariel residents, in addition to the water, sewer and bulk services that every village assessment carries.
No current figure is published in any public record. The association files no schedule, the county roll carries no assessment data, and figures circulating online trace only to listing aggregators and competing brokerage pages, so we will not reproduce them. Ask the association’s on-site manager, or call us and we will get the current number in writing for the specific residence.
Resident club dues, capital contribution, any food and beverage minimum and any transfer fee are not published anywhere public, and the club files no public Form 990, which closes the disclosure route that works for many Florida clubs. The club publishes non-resident associate dues of $950, $1,600, $2,015 and $2,850 plus tax for the 2025-26 club year, but those are not the resident obligation. The club is reachable at (239) 482-3211.
No. Membership at The Landings is bundled. The club states that every resident is considered a member with an equal interest in the well-being and maintenance of the community. Budget for the club obligation alongside the association assessment, and treat any listing that implies membership is optional as an error.
Lee County codes Ariel’s parcels as multi-family, so the tax bill carries only the disposal-facility assessment of $15.76 plus a $2.55 administrative charge, about $18.31 a year, where a residentially coded Landings home or low-rise condominium pays $348.75. The collection cost has not vanished. Because the association arranges its own collection, that cost sits inside the assessment instead of on the tax bill.
Compute your own basis rather than reading the seller’s. On a real 2,215 square foot Ariel residence with a 2025 just value of $334,790, the homesteaded owner paid about $1,865 while a buyer’s basis at the district’s adopted 13.4125 mills computes to about $4,490. Add the $18.31 solid waste line for a government subtotal of roughly $4,509 before the early-payment discount.
No. The Save Our Homes cap belongs to the current owner and does not transfer with the property. On the sample Ariel residence the seller’s protected value was $155,439, the largest gap we found anywhere inside The Landings. You may be able to port a benefit from your own prior Florida homestead within statutory limits, but nothing carries over from the seller.
No. There is no CDD bond, no district debt service and no district operations assessment on a Landings tax bill, proven from the tax bills themselves, from the county’s taxing district schedule and from the statewide special district list. The single non-ad-valorem line is the Lee County solid waste assessment. A similarly named district elsewhere in Florida is unrelated to this community.
No. Ariel has a Fort Myers mailing address and a 33919 ZIP code, but it sits in unincorporated Lee County, in the Iona McGregor Fire District, in Lee County taxing district 068, which carried a total 2025 millage of 13.4125. Zoning, permitting and code enforcement run through Lee County rather than the city.
Ariel’s recorded declaration requires that all leases or rentals for more than three months be approved by the manager designated by the association. No maximum number of leases per year appears in the recorded declaration. A widely circulating claim of four leases per year with a 90-day minimum is sourced only to a listing aggregator and is not supported by the recorded text, so confirm the current rules in the document package.
The recorded declaration allows dogs, cats and birds, which must be kept on a leash or caged at all times when outside the residence, and it sets no number, weight or breed limit. A circulating claim of two pets at 25 pounds contradicts that recorded text and traces only to a listing aggregator. Current house rules and any post-1994 amendment may differ, so ask for both.
KW Property Management, from an office inside the building at 5260 South Landings Drive, Suite 200, with published hours of Monday to Friday 8:00 a.m. to 4:30 p.m. and an after-hours line for non-life-threatening emergencies. Ariel is the only one of the fifteen associations at The Landings with its manager physically on site, which usually shows up as faster estoppel certificates and transfer approvals.
Yes. We tested it before citing it. The footer reads as a copyright of Ariel Condominium Association, the site identifies itself as the association’s own, management contact runs to the association’s property management firm, and there is no listing search, no agent profile and no brokerage credit anywhere on it. We treat it as a primary source for building, amenity and floor-plan facts.
The association publishes nine named plans, Unit One through Unit Nine, each with a downloadable plan document, plus the seventeenth-floor penthouses. The county roll records 70 two-bedroom residences, 57 three-bedroom, 6 four-bedroom and 2 five-bedroom, with bathroom counts from 2.0 to 5.5. Ariel is the only association at The Landings that publishes named plans on the open web.
The association describes the nine two-story seventeenth-floor penthouses as ranging from more than 4,884 to 5,164 square feet and states that all of them carry residential fire sprinkler systems. The county roll’s maximum heated area at Ariel is 4,794 square feet. The most likely explanation is that the roll measures heated area while the association quotes total area, and we flag the difference rather than pick one.
It sits mid-range on absolute price and last on price per square foot. Ariel’s 2026 roll just values run $187,301 to $896,365 with a median of $248,814, and 18 recorded qualified sales since 2024 carry a median of $320,000. At a median $161 per heated square foot it is the least expensive space in the community. The only high-rise is also the best value per square foot.
Yes, deeded covered parking on the ground floor beneath the building, plus a covered and weather-protected drop-off and loading zone. The county roll flags neither a garage nor a carport on Ariel parcels because structured parking inside a building envelope is neither of those in the county’s classification, so a records-only reading will wrongly suggest there is none.
Not at Ariel itself. Slips are through the club’s marina on a space-available basis for residents. Slip count, sizes, maximum length overall, the ownership model and any waitlist are not published, and the marina office reached through the club at (239) 482-3211 is the source that settles them. We make that call for clients rather than guessing at an answer.
Yes, and it is a sourced statement rather than a marketing line. The marina sits downstream of every fixed highway bridge on the Caloosahatchee, including the Cape Coral Bridge at 55 feet of clearance. A vessel travels southwest into San Carlos Bay and out past Point Ybel, and federal drawbridge regulations list no drawbridge on that route. Confirm your own air draft against the route with the harbormaster.
Taeping was the sister tower that was never built. The association states that the original development plans called for two towers, Ariel and Taeping, and that the financial crisis of the early 1980s prevented funding for Taeping from being secured. Florida’s corporate registry returns no Taeping entity. The name survives as Ariel’s second-floor Taeping Room, which Hurricane Ian flooded and which has since been rebuilt.
We would say McGreevy and Comisar, and here is the case rather than the claim. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we price Ariel to the plan, the floor, the exposure and the compliance position rather than to a building-wide average that is wrong for almost every residence. Call Jesse McGreevy at (239) 898-6072.
Every factual claim on this page traces to a primary or authoritative source: Lee County records, Florida statutes and corporate filings, federal agencies, or the club’s and the association’s own publications. We do not cite listing aggregators or competing brokerages, and market figures come from county records rather than from a competitor’s page.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
