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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and over $2.5 Billion sold with their Domain Realty Group team.
This page is for the buyer who has heard that Fort Myers Beach is “rebuilding” and wants to know what new construction there actually is. The honest answer is smaller and stranger than the brochures suggest. Our Fort Myers Beach area guide tells the island’s story and our Lee County guide covers the county around it. What follows is the part nobody volunteers: which government permits the house you are looking at, how few parcels the county roll shows as built since 2023, why almost every one of those sales shows up in the MLS, what the Town’s freeboard and 50 percent rules do to a rebuild, and what a new condominium on the island costs against a new house. By Jesse McGreevy and Marc Comisar, with every figure computed from the Lee County Property Appraiser roll and Southwest Florida MLS closings through October 7, 2026. Call Jesse direct at (239) 898-6072 before your first sales-center visit, or Marc at (239) 287-5873. Updated October 2026.
Each point is sourced further down the page, and each one corrects something a Fort Myers Beach new-construction buyer is likely to have been told. The figures come from the county’s parcel roll file of October 4, 2026, from MLS closings through October 7, 2026 and from the rules the Town and the State publish.
McGreevy and Comisar are the Fort Myers Beach new-construction buyer’s agents who read the county roll, the Town’s elevation rules and the condominium documents before your first sales-center visit, because on this island the costly decisions are made at the lot, the flood line and the declaration, not at the model home door. They are Top 1% Real Estate Agents Nationally Since 2008.
A seller of a new condominium or a rebuilt house has a sales team, a contract written by its own lawyer, and often a title company and lender of its own choosing. A buyer has none of those. Our job is to be the one person at the table whose duty runs to you: to compare an asking price with the closings in the same building, to read the elevation certificate and the flood zone before you fall for the view, to read the declaration and the budget rather than the sales sheet, and to get independent inspections written into the contract before you sign it. On Fort Myers Beach that work has a local twist. The same island holds a Town, an unincorporated island across the bridge, a mainland subdivision on a different millage and a pocket the county roll places in the City of Bonita Springs, and each applies different rules to a new home.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Fort Myers Beach sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who walks the building with you is the agent who negotiates the contract. Choose with that page open rather than on our word. For the resale side of the same decision, our guide to buying a home in Fort Myers Beach covers closing costs, insurance, neighborhoods and the resale contract.
Jesse McGreevy and Marc Comisar hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, the Gulfshore Life Magazine 5 Star Award for Customer Satisfaction for 21 Straight Years, an award only 5 out of more than 21,000 licensees have held, and the #1 Team in Southwest Florida since 2012 position. Between Jesse and Marc there are over $900 million in personal sales and over 45 years of combined direct experience, which is how a person knows, without guessing, when a “limited time” savings event has run for three quarters and when a condominium that has sat for a year will take a lower price.
Jesse and Marc handle their own buyers. The person who walks the building with you is the person who reads the contract and negotiates it. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet buyers on the island.
McGreevy and Comisar are Southwest Florida real estate experts who have represented buyers and sellers from Naples to Charlotte Harbor for more than two decades, and whose home office is in Bonita Springs. The credentials below are the locked, verifiable record we publish on every page, stated exactly as awarded.
Jesse McGreevy holds Florida license SL3101296 and Marc Comisar holds BK3060671, both issued under Chapter 475, Florida Statutes, and both can be verified on the Florida Department of Business and Professional Regulation licensee search. McGreevy and Comisar is brokered by Domain Realty.
Fort Myers Beach new construction is built under four different governments: the Town of Fort Myers Beach on Estero Island, unincorporated San Carlos Island, a mainland subdivision on its own tax district, and one pocket that the county roll places in the City of Bonita Springs. Of 9,313 improved residential parcels in the area, 236 show a county year built of 2023 or later, and the tax district, not the ZIP code, tells you which rules apply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 33931 ZIP code covers more than the Town. We therefore sorted every improved residential parcel by the taxing district on the county roll, then counted the ones whose county year built is 2023 or later. The millage figures are 2026 applied rates per $1,000 of taxable value, from the Lee County Property Appraiser’s book printed October 9, 2026.
| Taxing district on the roll | Improved residential parcels | Built 2023 or later | Share | 2026 applied millage |
|---|---|---|---|---|
| Town of Fort Myers Beach (Estero Island) | 7,646 | 148 | 1.9% | 13.3108 |
| San Carlos Island (unincorporated Lee County) | 805 | 23 | 2.9% | 13.2284 |
| Northeast Hurricane Bay district (Bayside Estates, mainland) | 503 | 59 | 11.7% | 14.2517 |
| Fort Myers Beach Fire, Library and Lee Mosquito district | 50 | 6 | 12.0% | not computed |
| City of Bonita Springs (Black Island) | 258 | 0 | 0.0% | 12.7942 |
| Iona McGregor Fire district | 51 | 0 | 0.0% | not computed |
| All of the above | 9,313 | 236 | 2.5% |
The share is the useful number. A buyer who expects “a rebuilt island” finds that fewer than two in a hundred Town parcels are new, and that the highest concentration, about one in eight, is on the mainland side in Bayside Estates, where the new homes are mostly manufactured homes replacing older ones.
The Lee County Property Appraiser’s year built is the year the structure was first assessed as built. A house that was damaged and repaired, or lifted onto a new elevated floor, keeps its original year. A building finished late in a year may show the next year, and a building finished in 2025 or 2026 does not appear on the October 4, 2026 file at all. We call 2023 or later a floor for new construction, never a count, and every statement on this page about “new” carries that qualifier.
The Town holds 148 of the 236, and they are two very different things: 86 single-family homes and 62 condominium units. Of the 62 condominium units, 58 belong to Grandview at Bay Beach and 4 to the first phase of Gulfside Twelve. The Town’s housing is old: of 1,641 improved single-family parcels, 996 were built before 1984 and 559 between 1984 and 2022, and the median year built is 1976. The 86 new single-family homes are therefore 5.2 percent of the Town’s houses.
San Carlos Island, across the Matanzas Pass Bridge from Estero Island, shows 23 new parcels of 805 (2.9 percent): 11 manufactured homes, 10 single-family homes and 2 cooperative parcels. It is unincorporated Lee County for permits and carries a 2026 applied millage of 13.2284.
This district holds 59 new parcels of 503, and 56 of the 59 are manufactured homes. It has the highest millage of the four at 14.2517. In the Bayside Estates subdivision the county counts 61 new parcels of 442 improved.
The county roll places Black Island in the City of Bonita Springs and Iona McGregor Fire in its own district. Neither shows a new parcel. If a listing agent describes a “Fort Myers Beach” home there as new, check the parcel’s tax district and the Bonita Springs new construction guide, because the permits and impact fees follow the City.
A ZIP code is a postal route. A buyer who searches “33931 new construction” mixes a Town that requires a raised floor at base flood elevation plus one foot, an unincorporated island under Lee County’s rules and a City parcel. Ask the listing agent for the parcel’s taxing district before you ask about the builder.
On Fort Myers Beach, almost none do. Of the 68 county-recorded sales on parcels built since 2023 where the sale falls in or after the year built, 66 have a Southwest Florida MLS closing at the same address within 45 days, and the two that do not are a 2023 manufactured home sold for $185,000 and a 2023 single-family sale at $1,500,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
In a master-planned town a builder sells most of its homes from its own sales center and many never enter the MLS. Fort Myers Beach has no such town. Its new homes are condominium units sold by a developer’s listing brokerage, and rebuilt houses on single lots, usually sold by an owner-builder or a listing agent. That is why 66 of 68 recorded sales reached the MLS. By type, 50 of the 68 are condominium sales, 13 single-family and 5 manufactured.
Our test matches each recorded sale to an MLS closing at the same normalized street address within 45 days. It cannot see a sale that has not yet recorded, a house built for the owner’s own use (no sale at all), or a rebuild where the owner never sold. It also cannot see a completion in 2025 or 2026 because the roll has no year built for those years. So the 97 percent capture is a result for the recorded sales on the roll, not a claim about every new home.
Another 25 MLS closings sit at addresses the roll now shows as built 2023 or later, but are dated before the year built: 17 single-family and 8 manufactured. These are sales of the old house or the empty lot. We exclude them from every new-construction price here. Two addresses show the pattern clearly:
| Address | Sold before the rebuild | Heated area then | Sold after the rebuild | Heated area now |
|---|---|---|---|---|
| 270 Miramar St | $650,000 on May 16, 2023 | 1,106 sq ft | $2,650,000 on December 23, 2024 | 2,816 sq ft |
| 163 Pearl St | $525,000 on February 17, 2023 | 715 sq ft | $1,370,000 on December 18, 2024 | 1,225 sq ft |
These two pairs show what a buyer is really paying for. The land and the old house changed hands at the first price, and a new elevated house was built on the lot before the second sale. Two pairs do not make a premium or a trend, and we make no claim from them beyond the arithmetic.
Fort Myers Beach has only 236 parcels built since 2023, so the few new homes that exist are shown to many buyers at once, and the buyer with a plan gets the better terms. Read how we represent buyers in Southwest Florida, then book your Fort Myers Beach new construction consultation, or call Jesse direct at (239) 898-6072 before the first sales-center visit. If you must sell first, get a Fort Myers Beach home valuation and we will time the sale to the closing.
Fort Myers Beach new homes come in five forms: a 2023 condominium tower at Grandview at Bay Beach, a luxury Gulf-front condominium at Gulfside Twelve, rebuilt single-family houses on Estero Island and the canal streets, manufactured homes replacing older ones at Bayside Estates, and a small number of cooperative and San Carlos Island parcels. No builder is named on the county roll, so we describe projects by their recorded facts.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Form | Parcels built 2023 or later | Where | Heated area on the roll |
|---|---|---|---|
| Single-family | 100 | Town 86, San Carlos Island 10, Bayside district 3, other district 1 | 960 to 6,911 sq ft, median 2,131 |
| Manufactured | 72 | Bayside district 56, San Carlos Island 11, other district 5 | 810 to 1,634 sq ft, median 1,296 |
| Condominium | 62 | Grandview 58, Gulfside Twelve Phase 1 4 | Grandview 2,239 to 2,721 sq ft, median 2,582 |
| Cooperative | 2 | San Carlos Island | not computed |
Grandview at Bay Beach is an 11-story condominium on Bay Beach Lane in the Bay Beach community, completed in 2023. The Florida Division of Corporations shows a filing dated June 21, 2023, and the Department of Business and Professional Regulation registered 58 units on July 26, 2023. The county roll shows 58 residential units built in 2023 with heated areas of 2,239 to 2,721 square feet, median 2,582, and a median just value of $1,409,839.
Gulfside Twelve is a five-story Gulf-front condominium on Estero Boulevard. Phase 1 (4 units of 3,366 square feet, built 2024) is on the roll. A Phase II declaration is recorded for 9 parcels at 6230 Estero Boulevard, the 8 residences plus common property, and carries no year built on the file. Phase 1 units sold at 6240 Estero Boulevard on February 15, 2025.
The 100 new single-family homes sit on lots that were mostly built on already: 82 have a pool, 15 a dock and 48 a seawall. The county’s heated areas run from 960 to 6,911 square feet with a median of 2,131 and quartiles of 1,634 and 2,860, and 19 are over 3,000. Fifty are one-story and 49 two-story by the roll. The median just value is $1,142,947.50. The county’s “just value” is its assessed level, not a sale price.
The 72 new manufactured homes are the cheapest new housing on the roll, with a median just value of $320,678. Four have sold on the MLS since January 2023 (see the price section below). A buyer should read the lot terms: whether you own the land, a co-operative share or a lease is a legal question that decides financing.
The county roll shows new parcels in Venetian Gardens (7 of 86 improved), Fairview Isles (5 of 182), Laguna Shores (4 of 154), Shell Mound Park (3 of 124), McPhie Park (3 of 83), Holiday Heights (3 of 60), Lynn’s Highland Park (3 of 42) and Siesta Isles (2 of 104).
We also checked the condominium buildings below. None shows a parcel built in 2023 or later on the roll, and the older buildings are covered in their own guides. A building repaired in place keeps its original year, so this says “no new building”, not “no reconstruction”.
| Building or community | Improved parcels | Built 2023 or later |
|---|---|---|
| Pink Shell Beach Resort | 225 | 0 |
| Waterside at Bay Beach | 286 | 0 |
| Estero Beach and Tennis Club | 296 | 0 |
| Lovers Key Beach Club | 205 | 0 |
| The Palms of Bay Beach | 151 | 0 |
| Hibiscus Pointe | 182 | 0 |
| Creciente | 171 | 0 |
| Sandarac | 182 | 0 |
| Boardwalk Caper | 298 | 0 |
| Sandpiper Village | 64 | 0 |
The same check returned zero for Gullwing Beach Resort, Estero Cove, Ocean Harbor, Casa Marina, Carlos Pointe, Palm Harbor Club, Islands End, Royal Pelican, Bay Village, Windward Point, Harbour Pointe, Leonardo Arms, The Privateer, Bella Lago, Captains Bay, Riviera Club and Smugglers Cove.
The 10 Southwest Florida MLS closings of newly built homes in the last 12 months have a median of $1,995,000, but that figure blends houses, a condominium and manufactured homes. The 24-month window has 24 closings, a median of $2,182,500, and the 60-month window has 68, so a price for the kind of home you want has to come from the sales of that kind.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We took every Southwest Florida MLS closing in ZIP 33931 for the last 60 months (2,064 closings), kept those at an address the county roll shows as built in 2023 or later, and kept only closings dated in or after the year built. That leaves 68 closings. The first window with at least 10 closings leads and the others follow. Medians are medians of the closing prices, and the per-square-foot figures use living area from the MLS. A window or type with fewer than 10 closings gets no median in a headline, and we list its sales.
| Window | Closings | Median price | Range | Median $ per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months, October 8, 2025 to October 7, 2026 | 10 | $1,995,000 | $400,000 to $4,500,000 | $835 | 72.5 | 94.1% |
| 24 months | 24 | $2,182,500 | $400,000 to $5,000,000 | $909 | 117 | 94.2% |
| 36 months | 31 | $2,200,000 | $400,000 to $11,250,000 | $974 | 69 | 94.5% |
| 60 months | 68 | $1,803,833 | $66,000 to $11,250,000 | $743 | 19 | 100% |
The longer the window, the more the median falls toward condominium prices, because 47 of the 68 closings in 60 months are condominium sales at Grandview and Gulfside. That is a change in mix, not a price trend, and we draw no trend from it.
| Window | Single-family (closings / median) | Condominium (closings / median) | Manufactured (closings / median) |
|---|---|---|---|
| 12 months | 7 (sales listed on this page) | 1 (sales listed on this page) | 2 (sales listed on this page) |
| 24 months | 15 / $2,165,000 | 6 (sales listed on this page) | 3 (sales listed on this page) |
| 36 months | 17 / $2,200,000 | 11 / $2,879,000 | 3 (sales listed on this page) |
| 60 months | 17 / $2,200,000 | 47 / $1,782,666 | 4 (sales listed on this page) |
For the 24-month single-family window (15 closings) the median is $2,165,000 at $941 per square foot of living area, with a median of 150 days on market and a median sale-to-final-list of 93.8 percent. Where a cell shows fewer than 10, the sales are listed in the sections below.
These 17 closings are all the single-family sales in the 60-month window at addresses built 2023 or later. The median of these 17 closings is $2,200,000, with prices from $850,000 to $11,250,000, and the wide spread is the point: lot, view, elevation and size differ more than year built does.
| Closing date | Price | Street address | Living area (sq ft) | $ per sq ft | Days on market | County year built |
|---|---|---|---|---|---|---|
| October 5, 2026 | $2,200,000 | 146 Miramar St | 2,988 | $736 | 671 | 2024 |
| October 1, 2026 | $4,500,000 | 441 Estero Blvd | 3,248 | $1,385 | 258 | 2023 |
| April 24, 2026 | $1,075,000 | 210 Pearl St | 1,225 | $878 | 64 | 2024 |
| March 13, 2026 | $3,200,000 | 730 Matanzas Ct | 2,560 | $1,250 | 15 | 2024 |
| January 15, 2026 | $1,599,000 | 231 Flamingo St | 1,634 | $979 | 168 | 2024 |
| December 15, 2025 | $1,825,000 | 276 Albatross St | 2,099 | $869 | 81 | 2024 |
| November 20, 2025 | $2,165,000 | 180 Flamingo St | 2,705 | $800 | 132 | 2024 |
| July 14, 2025 | $3,100,000 | 433 Palermo Cir | 2,295 | $1,351 | not listed | 2023 |
| June 9, 2025 | $850,000 | 150 Coconut Dr | 1,176 | $723 | 117 | 2024 |
| April 22, 2025 | $1,550,000 | 836 San Carlos Dr | 2,654 | $584 | 221 | 2024 |
| March 21, 2025 | $2,200,000 | 3507 Estero Blvd | 3,008 | $731 | 210 | 2024 |
| January 16, 2025 | $1,450,000 | 110 Pearl St | 1,225 | $1,184 | 310 | 2023 |
| December 23, 2024 | $2,650,000 | 270 Miramar St | 2,816 | $941 | 56 | 2024 |
| December 18, 2024 | $1,370,000 | 163 Pearl St | 1,225 | $1,118 | 276 | 2024 |
| December 10, 2024 | $3,375,000 | 745 Matanzas Ct | 2,361 | $1,429 | 74 | 2024 |
| August 8, 2024 | $11,250,000 | 5940 Estero Blvd | 4,902 | $2,295 | 19 | 2023 |
| June 18, 2024 | $2,650,000 | 260 Flamingo St | 2,705 | $980 | 53 | 2024 |
The 12-month single-family sales are the first seven rows, and the median of these 7 closings is $2,165,000. A buyer comparing a house should note two outliers: the $11,250,000 closing at 5940 Estero Blvd (4,902 square feet, $2,295 per square foot) and the $4,500,000 closing at 441 Estero Blvd (3,248 square feet, $1,385). Neither is a typical house.
Four manufactured homes built 2023 or later have closed in the MLS, and the median of these 4 closings is $429,500.
| Closing date | Price | Street address | Living area (sq ft) | $ per sq ft | Days on market | County year built |
|---|---|---|---|---|---|---|
| June 29, 2026 | $470,000 | 17820 Peppard Dr | 1,056 | $445 | 40 | 2024 |
| March 31, 2026 | $400,000 | 11291 Azalea Ln | 1,152 | $347 | 36 | 2023 |
| July 22, 2025 | $459,000 | 11301 Bayside Blvd | 1,434 | $320 | 24 | 2024 |
| February 28, 2023 | $66,000 | 11311 Bayside Blvd | 768 | $86 | 90 | 2023 |
The $66,000 sale in February 2023 is a 768 square foot home and is included because its county year built is 2023 and the sale falls in that year; we would not use it to price a current manufactured home.
Grandview has 43 MLS closings in the 60-month window, which is enough for its own series. The median is $1,718,000 with a range of $1,278,077 to $3,064,875, $614 per square foot of living area (range $485 to $1,169) and a median of 1 day on the market at 100 percent of the final list price. Thirty-nine closed in 2023, two in 2024 and two in 2025, and 36 of them closed between August 14 and September 30, 2023, the first-owner wave. Twenty-two had 0 or 1 days on market and 6 had 100 or more.
| MLS floor plan size | Closings | Median price | Range |
|---|---|---|---|
| 2,414 sq ft | 13 | $1,482,000 | $1,278,077 to $2,822,000 |
| 2,767 sq ft | 17 | $1,656,171 | $1,342,000 to $3,064,875 |
| 2,923 sq ft | 13 | $2,160,000 | $1,515,000 to $2,879,000 |
The 2025 closings, $1,700,000 on January 21 and $2,200,000 on November 24, both at 2,923 square feet, are the resales that say most about the building today, and two sales are not a trend. Listing agents entered annual recurring fees of $11,504 to $25,940 (median $13,196) on those 43 closings, which we treat as unverified because they are listing entries, not association budgets.
Gulfside Twelve has 7 MLS closings in the 60-month window, all at 4,000 square feet of MLS living area: $3,895,000, $4,000,000, $4,000,000 and $5,000,000 on February 15, 2025 at 6240 Estero Boulevard, and $4,300,000 (January 5, 2026), $4,400,000 (February 4, 2026) and $5,200,000 (May 18, 2026) at 6230 Estero Boulevard. With 7 sales and two different addresses we publish no median and no trend. All seven listing entries show the same recurring fee of $31,080, which is one value and not a budget.
The county series uses recorded qualified sales dated in or after the year built; the newest recorded sale on the file is June 29, 2026. It is a different series from the MLS and we never mix the two. In 24 months it has 21 sales with a median of $1,825,000 (range $400,000 to $5,000,000, $902 per heated square foot), of which 12 are single-family with a median of $1,712,000 ($913 per square foot). In 36 months it has 26 (median $2,170,000) and in 60 months 65 (median $1,700,000). The 12-month window has 8 sales, too few for a median. Grandview has 43 qualified county sales on 42 parcels, median $1,718,000.
On October 7, 2026, 18 of the 380 active listings in our MLS pull were homes the county shows as built 2023 or later: 10 at Grandview (median list $2,127,000, $1,500,000 to $3,059,000, days on market 2 to 306), 6 single-family (median list $1,637,000, $899,000 to $4,740,000) and 2 manufactured ($434,777 and $649,000). Two more were pending. Five Gulfside Twelve residences at 6230 Estero Boulevard were listed from $4,400,000 to $5,300,000. List prices are asks, not sales.
The county roll shows 710 vacant residential parcels in the Town, 207 on San Carlos Island and 110 in the Bayside district. MLS vacant-land closings matched to those parcels number 7 in 24 months (the median of these 7 closings is $500,000) and 16 in 36 months (median $520,000, range $78,500 to $2,300,000), and 104 in 60 months (median $775,000). Fifteen vacant lots were listed on October 7, 2026 with a median list of $2,575,000 ($1,299,999 to $13,490,000).
Yes, in the sense that matters: the seller’s agent works for the seller, and Florida presumes a licensee is a transaction broker unless you agree otherwise in writing. On Fort Myers Beach nearly every new home is on the MLS, so a buyer’s agent is usually paid through the listing’s cooperating offer, but the terms are in writing and negotiable.
Section 475.278, Florida Statutes, states: “It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer.” A transaction broker owes limited duties to both sides. A single agent owes you fiduciary duties, and our buyers sign a buyer-representation agreement for that reason.
Since August 2024 a buyer working with a member agent signs a written agreement before touring a home with that agent, and the agreement states the compensation. The National Association of Realtors publishes a plain-language explanation of written buyer agreements and of what the settlement means for buyers. Whether a condominium sales office requires one to walk a model unit is a rule of that office, and we could not establish it from NAR’s pages.
The county roll names no builder, so we found no builder broker policy to quote. Grandview’s units sold through the MLS, and the Gulfside Twelve listings on October 7, 2026 are MLS listings. Whether a developer’s sales office honors a cooperating broker who first appears after the buyer’s first visit is a policy we ask for in writing before a buyer goes.
A deposit on a new one- or two-family home in Florida is protected by section 501.1375, which covers deposits up to 10 percent of the price and lets the buyer waive the protection in writing. A condominium deposit follows chapter 718, which is the law for Grandview and Gulfside Twelve buyers.
Data updated: October 2026 (Florida Statutes 2026 edition, sections 501.1375 and 718.503; retrieved October 7, 2026)
Section 501.1375(2) says the builder “shall notify the prospective buyer that any deposit (up to 10 percent of the purchase price) made by the buyer to the building contractor or developer shall, unless waived in writing by the buyer, be deposited in an escrow account” with a bank, trust company, Florida Bar attorney or licensed Florida broker, among others. Read the waiver line before you sign. A waiver turns the deposit into the builder’s working money.
Section 718.503 requires a developer’s condominium contract to carry a legend that the agreement “IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 15 DAYS AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER, AND RECEIPT BY BUYER OF ALL OF THE ITEMS REQUIRED TO BE DELIVERED”, and that “ANY PURPORTED WAIVER OF THESE VOIDABILITY RIGHTS SHALL BE OF NO EFFECT”. This right applies to a buyer purchasing from the developer. A resale buyer of a Grandview unit buys from an owner, and the rules for that sale sit in the resale contract.
A buyer of a lot to build on is in a third category: a land purchase has no builder-deposit statute at all, and a later construction contract is its own document. We read both, and we do not let a lot deposit and a construction deposit be blended in one clause.
A new Fort Myers Beach home adds an association budget if it is a condominium, a Town or county solid-waste charge, and a property tax bill that resets to your price. On a $2,200,000 sale, 2026 applied millage in the Town gives $29,283.76 before exemptions, against $6,698.30 on a $470,000 manufactured home in the Bayside district.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are arithmetic examples of 2026 applied millage times a recorded price, before any exemption, and are not a quote. The first-year bill depends on the Property Appraiser’s assessment, not the price.
| Example | Price | District | 2026 applied millage | Tax before exemptions |
|---|---|---|---|---|
| Single-family closing | $2,200,000 | Town | 13.3108 | $29,283.76 |
| Single-family closing | $1,550,000 | San Carlos Island | 13.2284 | $20,504.02 |
| Manufactured closing | $470,000 | Bayside district | 14.2517 | $6,698.30 |
| Grandview 2,767 sq ft plan median | $1,656,171 | Town | 13.3108 | $22,044.96 |
The 2025 final millage was 13.4329 for the Town, 13.3976 for San Carlos Island, 14.4119 for the Bayside district and 12.7970 for the City of Bonita Springs. The Town also lists a solid-waste charge of $358.45 per single-family unit.
Section 689.261 requires a disclosure at or before signing that says the buyer “should not rely on the seller’s current property taxes” because a change of ownership or improvements triggers reassessments. A new house or a first sale after a rebuild can have a tax bill based on a lot value in the prior year, so the real bill comes the year after you close.
The listing entries for Grandview show annual recurring fees of $11,504 to $25,940 (median $13,196), and for Gulfside Twelve one value of $31,080. These are listing-agent entries and not association figures. The budget, reserves and the declaration come from the association, and we ask for the current year’s budget, the reserve schedule and the structural integrity reserve study before a buyer commits.
Florida’s milestone inspection comes 30 years after the certificate of occupancy for buildings of three or more stories, so Grandview (completed 2023, 11 stories) computes to 2053. That is a statutory deadline computed from the year built, not a status of the building. A new building has a long runway on that clock, but its reserves are still an ongoing cost and not zero.
A rebuilt house on a Town lot usually has no association. Some subdivisions have voluntary or recorded covenants, and whether a given street does is a question for the title commitment. We found no association facts for the single-family streets above and list this under what we could not verify.
A new house in the Town of Fort Myers Beach must have its lowest floor at the base flood elevation plus one foot of freeboard, so a lot with a 10 foot base flood elevation needs a floor at 11 feet, and one at 14 feet needs 15. The map series is Lee County’s 12071C, effective November 17, 2022, and the lot’s elevation certificate settles what you are buying.
Data updated: October 2026 (Town of Fort Myers Beach Land Development Code and FAQ pages; FEMA technical bulletin 9; Lee County and Town floodplain pages; retrieved October 7, 2026)
The Town’s required flood protection level is the base flood elevation plus one foot. Its own example is an AE11 zone, where the required level is 12 feet. We tested static base flood elevations of 10 to 14 feet (NAVD88) and the required lowest floor comes to 11 to 15 feet. A buyer looking at a raised house should ask for the elevation certificate and compare the lowest floor to the required level, not to the street.
The Town measures building height from the base flood elevation plus one foot. In the Boulevard district the limits are 30 feet or 40 feet above base flood elevation depending on the standard, with three stories (Town Ordinances 24-24 and 24-26). A new house therefore rises above a raised floor, and a buyer who wants a view should check the zoning district and the height rule for the parcel.
When improvements or repairs cost 50 percent or more of a building’s value, the building must come up to current flood rules. The Town applies the test per building, to the main structure only. The Town’s page states a five-year permit look-back, while the code text we read is silent on it, so we treat it as the Town’s position and ask the Town to confirm for a given lot. For the value basis, the Town’s materials point to the Lee County Property Appraiser’s structure value or a licensed appraiser, and its FAQ also rejects simply halving the tax-roll value, so we do not state a single method. The Town’s Repair and Improvement Cost Form is the document the Town uses.
A flood policy can pay up to $30,000 of Increased Cost of Compliance coverage after a substantial damage determination to help bring a building up to code. The post-disaster buildback rule is Section 34-3238 of the Town’s Land Development Code, and it matters most to a buyer of an older ground-level house who is counting on being able to rebuild at the same size.
In a V zone, FEMA Technical Bulletin 9 allows breakaway walls designed to fail at 10 to 20 pounds per square foot, and the enclosure below the lowest floor may be used only for parking, building access or storage. A buyer who is shown a “ground-level game room” under a V-zone house is being shown something the rules do not allow.
The Town’s permits run through TRAKiT. Community Development answers at 239-765-0202 and floodplain questions go to [email protected]. The Town earned a Community Rating System class 5 (25 percent) discount effective April 1, 2026, and unincorporated Lee County and Bonita Springs are also class 5.
We could not confirm Lee County’s freeboard and substantial-damage rules for unincorporated parcels (San Carlos Island, Bayside) from the pages we read. Each parcel has its own flood zone, so we pull the FEMA flood layer at the address.
You insure a new Fort Myers Beach home through three routes: a private or Citizens wind policy backed by a wind mitigation form, a flood policy priced under FEMA’s Risk Rating 2.0, and the Citizens flood requirement that is being phased in. We quote no premiums, because the premium belongs to the specific home, and a quote is the only number that counts.
Data updated: October 2026 (Citizens Property Insurance, Florida Office of Insurance Regulation and FEMA pages; Florida Statutes 2026 edition, section 627.351; retrieved October 7, 2026)
The uniform wind mitigation verification form is OIR-B1-1802, revised 04/26 and effective April 1, 2026, and an inspection stays valid for five years. A newly built house with a continuous load path, impact glazing and a roof deck attachment documented at final inspection usually earns credits, and the form is the document that proves it.
Risk Rating 2.0 prices each building on its own characteristics, so a raised house with a documented elevation usually rates better than an older ground-level one, though we do not state a premium. Section 627.351(6)(aa) phases in a flood-insurance requirement for Citizens policyholders.
Citizens is not available for new or rebuilt major structures seaward of the coastal construction control line or in the Coastal Barrier Resources System. We could not determine the control-line or barrier status of each parcel from the records read, so ask your insurer before you contract.
On Fort Myers Beach the usual incentive is a negotiated price or a closing credit, because we found no builder with a published program. A lender’s rate buydown is worth taking only after you compare a competing loan estimate, and Federal law bars paying anyone for a referral.
On a condominium listed 300 days, a seller’s concession is part of the price. We negotiate against recorded closings in the same building, not the asking price.
Section 8 of RESPA bars kickbacks for settlement-service referrals, and 12 CFR 1024.15 allows an affiliated-business arrangement only with a written disclosure of the relationship and an estimated charge, and only if no one has “required” use of a particular provider. Fannie Mae’s Selling Guide, section B2-1.4-04, sets limits on temporary buydowns funded by sellers.
A new home in Florida has whatever express warranty the seller’s contract provides, and far fewer implied warranties than buyers assume. Florida limits construction claims to a 4-year period with a 7-year outside bar, and chapter 558 requires a notice and a chance to repair first.
Data updated: October 2026 (Florida Statutes 2026 edition, sections 95.11, 553.835, 558.004 and 558.005; retrieved October 7, 2026)
Section 95.11(3)(b) sets a four-year period running from the earliest of the temporary certificate of occupancy, certificate of occupancy or certificate of completion, and for a latent defect from when it “is discovered or should have been discovered with the exercise of due diligence”, but “in any event, the action must be commenced within 7 years after” that earliest date. A certificate of occupancy dated October 7, 2026 therefore gives an outside date of October 7, 2033.
Section 553.835 provides: “There is no cause of action in law or equity available to a purchaser of a home or to a homeowners’ association based upon the doctrine or theory of implied warranty of fitness and merchantability or habitability for damages to offsite improvements.” Section 558.005 requires that contracts carry the notice: “ANY CLAIMS FOR CONSTRUCTION DEFECTS ARE SUBJECT TO THE NOTICE AND CURE PROVISIONS OF CHAPTER 558, FLORIDA STATUTES.” Diary the warranty dates on the day you close.
A buyer who purchases a 2023 condominium unit on the resale market takes whatever warranty rights remain. The seven-year outside date for a building completed in 2023 falls in 2030, and a buyer should ask a lawyer how it applies to the association and to an owner.
Yes, on any new or rebuilt home, because a certificate of occupancy shows the building passed a municipal inspection, not that it was built well. An independent inspector, an elevation certificate and, for a condominium, the association’s structural and reserve documents tell you what the permit file does not.
A general home inspection, a wind mitigation inspection, an elevation certificate, a survey, and for a house on a canal a seawall and dock inspection. We pull the permit history from the Town’s TRAKiT system or Lee County and compare the final inspections to the plans.
The same unit inspection, plus the association’s budget, reserve schedule, structural integrity reserve study and the declaration, because the roof, balconies and structure belong to the association and the unit inspection cannot see them.
Ask for access before you sign. A clause that bars outside inspectors from a house under construction is common, and a negotiable one.
A spec home is built before a buyer is found, a quick move-in home is a spec house near completion, and a build-to-order home is built to your plan after you sign. On this island the permit queue, the elevation and the contractor’s schedule matter more than the type, and we found no published build time to quote.
The newly built single-family closings above took from 15 to 671 days on the market (median 150 for the 24-month window), so a finished house is not necessarily a quick sale. A buyer of a build-to-order home contracts for construction, so the section on deposits and warranties above applies in full.
Lot elevation, flood-zone review and pilings, and the post-storm permit queue. We could not find permit counts or review times that we could cite, so we do not state a build time.
New construction suits a Fort Myers Beach buyer who wants a house built to the current elevation rule, accepts a price well above the island’s resale median and can find one of the few available. Resale suits a buyer who wants the island’s character, a lower price per square foot, a wider choice and a faster closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Question | New construction (built 2023 or later) | Resale |
|---|---|---|
| How much of the stock | 236 of 9,313 improved residential parcels (2.5%) | The rest; in the Town, 4,477 of 7,646 improved parcels were built before 1984 |
| MLS closings in the last 12 months | 10 newly built homes, median $1,995,000 | 397 closings in ZIP 33931, median $510,000 ($455 per sq ft); condominium 238 closings, median $425,000; single-family 111, median $1,000,000 |
| Elevation | Built under the current required level, base flood elevation plus one foot, if permitted since the rule | Older ground-level houses may need to be raised if the 50 percent rule applies |
| Warranty | Whatever the contract provides, plus the Florida statutes | Usually none; the buyer takes the house as is |
| Association | A new condominium has a fresh budget and reserves | A mature building has a track record, and a larger special-assessment history |
| Time to close | A finished home, weeks; a build, many months | The usual 30 to 45 days |
| Supply | 18 new-build listings of 380 active | About 11.5 months of supply in ZIP 33931 |
The two rows that decide most purchases are the first and the second: the new home is a tiny slice of the stock, and its median price is nearly four times the ZIP 33931 median because it is a different product (a raised house or a luxury tower) and not because the same house costs more. We are comparing different series on the island in different forms, and none of this is a premium measured on matched homes.
A buyer who values a current-code elevated house and a clean condominium building, is comfortable above roughly $1,500,000, can live with the few plans on offer and does not mind paying for the newest. A buyer who wants a house that will not need the 50 percent rule and who plans to keep it a long time.
A buyer who wants the widest choice, a price below $1,000,000, a shorter close or a particular street, canal or Gulf-front lot. A buyer who is willing to raise or rebuild and understands the 50 percent rule. A buyer who wants a mature condominium building with a long record of budgets and inspections.
A buyer of a vacant lot on the island has the longest road: the lot median in the MLS is $520,000 over 36 months (16 closings), and a build adds an elevated foundation, pilings and a contractor. We run the numbers on both before you commit, and our Fort Myers Beach buyer’s guide covers the resale side.
McGreevy and Comisar represent a Fort Myers Beach new-construction buyer by pulling the parcel, the flood line and the closings before you see the home, reading the documents the seller hands over and negotiating the parts of the contract that move. We have no Fort Myers Beach new-construction transaction on record to cite, so we publish the checklist we run at a first sales-center or open-house visit.
We read the deposit and escrow paragraph and the waiver line, the completion and delay clauses, the inspection-access clause, the financing contingency and the property tax disclosure. We get a competing loan estimate. We negotiate price, credits and the closing date against recorded sales rather than comparables the seller supplies.
We attend the stage inspections the contract allows, the final walk-through, check the survey and the elevation certificate, and diary the warranty and statute dates from the certificate of occupancy. Jesse’s direct line is (239) 898-6072 if you want to run the checklist on a specific address.
If the answer turns out to be resale, the same team runs that search. If your list includes another market, our guides to new construction in Estero, new construction in Bonita Springs and new construction in Punta Gorda apply the same method to each, and our area guides cover Fort Myers, Sanibel and Captiva, Bonita Beach and Estero.
Most buyers of a new Fort Myers Beach home are also sellers, and a closing date and your sale have to meet. McGreevy and Comisar list and sell homes across Lee, Collier and Charlotte counties, so one team can time your sale to the closing and negotiate both sides of the move.
Before you sign a contract, know what your current home will sell for and how long it will take. Get a Fort Myers Beach home valuation from us, or read how we sell homes in Fort Myers Beach. Check whether the contract includes a contingency for the sale of your current home; if it does not, the timing is yours to manage.
On a finished home the seller will want to close within weeks, so you need your sale well along. On a build you may have many months. We map the sale to the closing date before you choose which kind of home to buy.
Fort Myers Beach inventory is easy to browse and hard to read: a listing says “new” without saying which year the county built it or whether it sits in the Town. For current listings, including resale and new homes on the MLS, start with Domain Realty Group’s Fort Myers Beach home search.
List prices change daily and a list printed here would be stale within days. The tables above show closings and the date of the data. Send us the addresses you are considering and we will send back the recorded sales, the tax district and the flood layer for each.
Our Bonita Beach guide covers Bonita Beach, our Sanibel and Captiva guide covers the islands to the north and our Lee County guide covers the county as a whole.
A Fort Myers Beach new construction consultation is a short call or meeting before you visit any sales center, where we confirm the tax district and flood line for the addresses on your list, pull the recorded sales and set out what we would negotiate. There is no charge and no obligation.
A shortlist of addresses and buildings that fit your budget once the district, the tax bill and the insurance are counted, the recorded sales for each, and a plan for your first visits. If you are also selling, a valuation and a timeline.
Use the Fort Myers Beach new construction consultation form on this page, read how we represent buyers in Southwest Florida, or call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. Call before you sign any buyer agreement or inquiry form. You will be working with Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer’s agents, and the quotes below are genuine five-star Google reviews from clients we represented, reproduced word for word. One is about the builder negotiation this page describes; none is presented as a Fort Myers Beach new-construction transaction.
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
★★★★★ “He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence.” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
These are questions a Fort Myers Beach new-construction buyer will ask that no primary source we could read on October 7, 2026 answered. We name the gap and the document that closes it rather than print a number from a sales sheet or another agent’s blog.
Yes, but not much. Of 9,313 improved residential parcels in the area, 236 (2.5 percent) show a county year built of 2023 or later: 100 single-family homes, 72 manufactured homes, 62 condominium units and 2 cooperative parcels. The roll shows no 2025 or 2026 completions yet, so treat every count as a floor. See our Fort Myers Beach area guide for the wider market.
At least 236 parcels, and 148 of them are in the Town of Fort Myers Beach. The rest are on San Carlos Island (23), in the northeast Hurricane Bay district around Bayside Estates (59) and in a small fire and mosquito district (6). A house repaired or raised in place keeps its original year built, so the true number of rebuilt homes is higher than the roll shows.
Two that we confirmed. Grandview at Bay Beach is an 11-story building with 58 units completed in 2023, in the Bay Beach community. Gulfside Twelve is a five-story Gulf-front condominium on Estero Boulevard with 4 built units in Phase 1 and a second phase of 9 parcels recorded. We found no other condominium parcel built since 2023.
By MLS closings, the 10 newly built homes that sold in the last 12 months had a median of $1,995,000, ranging from $400,000 to $4,500,000. By type, the 17 single-family closings in 60 months had a median of $2,200,000, Grandview’s 43 condominium closings $1,718,000, and the 4 manufactured homes a median of $429,500. The type of home decides the price more than the year built.
Almost all. Of 68 recorded sales on newly built parcels, 66 have an MLS closing at the same address within 45 days. The two that do not are a 2023 manufactured home sold for $185,000 and a 2023 single-family sale at $1,500,000. This island is not a builder-direct market the way a master-planned town is.
It depends on what you want. A new elevated house or condominium meets the current flood rule and has a fresh building, but the choice is narrow and the median price is about four times the ZIP 33931 MLS median of $510,000. For a buyer who wants choice and a lower price, resale is usually the wider market. We compare both with you for your budget and your timeline.
Estero Island is the Town of Fort Myers Beach, with its own Land Development Code, permit system and a 2026 applied millage of 13.3108. San Carlos Island is unincorporated Lee County at 13.2284, with a working waterfront and a mix of single-family, manufactured and cooperative parcels.
The new-home medians do not point one way, and they are medians of different mixes: $1,995,000 over 12 months, $2,182,500 over 24, $2,200,000 over 36 and $1,803,833 over 60, as the share of condominium sales rose. We draw no trend from them. Where a type has fewer than 10 sales we list the sales and make no trend claim.
In the Town, the lowest floor must be at the base flood elevation plus one foot. A lot with a 10 foot base flood elevation needs a floor at 11 feet, and a lot at 14 feet needs 15. The Town’s example is an AE11 zone, where the required level is 12 feet. Your lot’s elevation certificate shows where the floor sits against that line.
Freeboard is the extra height above the base flood elevation that the Town requires of a new building. On Fort Myers Beach it is one foot, giving the required flood protection level. Freeboard also feeds into height: the Town measures building height from the base flood elevation plus one foot.
If repairs or improvements cost 50 percent or more of a building’s value, the building must be brought up to current flood rules, usually by raising it. The Town applies the test per building and to the main structure only, and states a five-year look-back. The value basis is the point to confirm with the Town before you rely on any method.
The Town’s post-disaster buildback rule is Section 34-3238 of its Land Development Code, and it governs what can be rebuilt after a storm. Whether you can rebuild at the same size depends on the parcel’s zoning and flood rules at the time, so ask the Town about the specific lot before you buy a house you are counting on rebuilding.
It is part of a flood policy that can pay up to $30,000 after a substantial damage determination to help bring a building up to code, for example to raise it. It is not a way to avoid the 50 percent rule, and it does not pay for upgrades the owner chooses.
In a V flood zone, the space below the lowest floor may be enclosed only with walls designed to break away under flood loads, and FEMA Technical Bulletin 9 sets a design load of 10 to 20 pounds per square foot. The enclosure may be used only for parking, building access or storage. A finished living space below a V-zone house is a red flag.
The Town measures height from the base flood elevation plus one foot. In the Boulevard district the limits are 30 feet or 40 feet above base flood elevation, with three stories (Ordinances 24-24 and 24-26). Check the zoning district for the parcel; Gulfside Twelve and Grandview are existing buildings with their own approvals.
A lender requires it for a mortgage in a mapped flood zone, and Fort Myers Beach is mostly mapped (series 12071C, effective November 17, 2022). Cash buyers do not need it by law, but a house in this area without flood coverage is a large risk. Risk Rating 2.0 prices each building individually, and we quote no premiums.
A licensed inspector documents the roof shape, roof deck attachment, opening protection and other features on the uniform form, OIR-B1-1802 (revision 04/26, effective April 1, 2026). The form is valid for five years and your insurer uses it for credits. A new house usually has the documents ready from the final inspection.
Not always. Citizens is ineligible for new or rebuilt major structures seaward of the coastal construction control line or inside the Coastal Barrier Resources System. We could not determine the status of each parcel, so ask your insurer before you contract. Citizens also has a flood requirement under section 627.351(6)(aa) that is being phased in.
It depends on the assessment. As arithmetic on the 2026 applied millage, a $2,200,000 sale in the Town is $29,283.76 before exemptions, a $1,550,000 sale on San Carlos Island is $20,504.02, and a $470,000 manufactured home in the Bayside district is $6,698.30. The 2025 final millage was slightly higher, and the bill you pay is set after you close.
The Town lists $358.45 per single-family unit. It appears on the tax bill as a non-ad valorem assessment, in addition to millage. Whether a condominium pays it per unit or through the association depends on the building.
Section 689.261 requires a disclosure that you “should not rely on the seller’s current property taxes” because a change of ownership or improvements triggers reassessments. A house assessed last year as a lot or an older house may be assessed at a new value the year after you buy.
A new condominium does, through the association. Listing agents entered annual recurring fees of $11,504 to $25,940 on Grandview closings (median $13,196) and $31,080 on Gulfside Twelve, but those entries are not verified. A rebuilt single house on a Town lot usually has no association; the title commitment shows any covenants.
It is a structural inspection required of condominium and cooperative buildings of three or more stories 30 years after the certificate of occupancy. A building completed in 2023, like Grandview, computes to 2053. It is a statutory deadline, not a status of the building today.
On a one- or two-family home, section 501.1375 covers deposits up to 10 percent of the price held in escrow unless you waive that in writing, so read the waiver line. Condominium deposits follow chapter 718. A deposit on a vacant lot is a separate contract and has no builder-deposit statute.
Section 718.503 requires a developer’s contract to say that the buyer can cancel within 15 days after signing and receiving all required documents, and that a purported waiver of that right has no effect. The right applies to a purchase from the developer, not to a resale from an owner.
You are free to buy without one, but the seller’s agent works for the seller. Florida presumes a transaction-broker relationship unless you agree otherwise in writing (section 475.278), and since 2024 a written buyer agreement precedes touring with a member agent. On this island the buyer’s agent is usually compensated through the listing, and we negotiate that in writing.
We could not find a published build time or a permit review time we could cite, so we do not state one. The elevation, the pilings, the post-storm permit queue and the contractor’s schedule all matter. Ask any contractor for a written schedule and what happens if it slips.
Whatever the contract says. Florida law restricts implied-warranty claims for off-site improvements (section 553.835), so the express warranty matters. Read it before you sign, check what is excluded and ask who stands behind it. On a rebuilt house sold by an owner there may be none.
Section 95.11(3)(b) sets a four-year period from the earliest certificate (and from discovery for a latent defect) with a seven-year outside limit. Chapter 558 requires a written notice and a chance to repair at least 60 days before filing. Ask a lawyer about your facts; this is general information.
Yes. A certificate of occupancy shows the building passed a municipal inspection, not that it was built well. We order a general inspection, a wind mitigation inspection, an elevation certificate and a survey, and for a canal house a seawall and dock inspection.
You can, and the roll shows 710 vacant residential parcels in the Town, 207 on San Carlos Island and 110 in the Bayside district. The MLS vacant-land median is $520,000 over 36 months (16 closings) and $775,000 over 60 (104). Fifteen lots were listed on October 7, 2026 with a median list of $2,575,000.
Many are. Of the 59 new parcels in the Bayside district, 56 are manufactured homes, with a median just value of $320,678 for the 72 new manufactured homes on the roll. Whether you own the land, a share or a lease decides financing, so it is the first thing to confirm if you own one.
The 43 MLS closings have a median of $1,718,000 with a range of $1,278,077 to $3,064,875, and $614 per square foot of living area. By floor plan, the 2,414 square foot median is $1,482,000, the 2,767 square foot median $1,656,171 and the 2,923 square foot median $2,160,000.
Seven MLS closings range from $3,895,000 to $5,200,000, and five residences were listed on October 7, 2026 from $4,400,000 to $5,300,000. Seven sales at two addresses are too few for a median or a trend, so we list the prices and make no claim.
Not necessarily. The county’s tax district decides. The Town’s 2026 applied millage is 13.3108, San Carlos Island 13.2284, the Bayside district 14.2517 and the City of Bonita Springs 12.7942 (Black Island). Ask for the parcel’s taxing district before you ask the price.
Bayside Estates has 61 new parcels of 442 improved, Bay Beach 58 (all Grandview), San Carlos Island 23, Venetian Gardens 7 and Fairview Isles 5. Everywhere else we checked has four or fewer.
New if you want a current-code home and can pay for it; resale if you want choice, a lower price per square foot or a faster close. See the decision table above. The honest answer for most buyers is resale because new is 2.5 percent of the parcels, and we tell you when a new home is worth the premium.
Yes, and the timing is the work. Get a Fort Myers Beach home valuation first, then we map your sale to the closing date. A contract with no sale contingency leaves the timing to you.
Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873 before you visit a sales center or sign anything, or use the consultation form. Send us the addresses on your list and we will send back the recorded sales, the tax district and the flood layer for each.
Every document below is hosted by the organization that issued it. We link to the source rather than re-host it, so you always read the current version, and each row says what the document settles for a Fort Myers Beach new-construction buyer.
| Document | Issuer | Why it matters |
|---|---|---|
| Build Responsibly | Town of Fort Myers Beach | Building and floodplain guidance for owners |
| Repair and Improvement Cost Form | Town of Fort Myers Beach | The form behind the 50 percent rule |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Surge, damage and storm facts |
| Hurricane Ian and Nicole final report, August 2023 | Florida Department of Environmental Protection | Beach and dune damage after Ian |
| 2025 DR-420 millage forms | Lee County Property Appraiser | The 2025 final millage rates shown for comparison |
| 2026 Taxing District Millage Book, printed October 9, 2026 | Lee County Property Appraiser | The 2026 applied millage rates used in the tax examples |
| Florida Building Commission key milestones, April 14, 2026 | Florida Building Commission | The statewide code timeline |
| Florida Building Code effective dates | Florida Building Commission | Code edition dates by permit |
| Lee County Ordinance 26-01 | Lee County Board of County Commissioners | Impact fee changes that apply to unincorporated parcels |
Every source below was read on October 7, 2026, and the county and MLS figures on this page were computed by us from the records named in the provenance line at the foot of the page.
By Jesse McGreevy and Marc Comisar. For this page we tracked 2,064 Southwest Florida MLS closings in ZIP 33931 over 60 months and 9,313 improved residential parcels on the Lee County Property Appraiser’s roll, then checked each result against the Town’s rules, the statutes and the public record. Updated October 2026.
We sorted every parcel by tax district, joined each newly built parcel to its MLS closing by street address, excluded sales dated before the year built, and read the Town’s flood and 50 percent rules, the 2026 Florida Statutes and the federal flood and insurance sources, so the figures here come from public records and the MLS rather than estimates from a sales center.
McGreevy and Comisar is the flagship brand of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with $2.5 Billion in cumulative production and more than 4,000 transactions across Lee, Collier and Charlotte County. Jesse McGreevy and Marc Comisar have personally sold over $900 million in Southwest Florida real estate, hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, and have been recognized with the Gulfshore Life Five Star award for 21 consecutive years. Jesse co-founded the brokerage in 2015.
If you’re searching for “the best realtor for new construction in Fort Myers Beach, Florida,” McGreevy and Comisar represents new-home buyers at builder sales centers across Southwest Florida, from Babcock Ranch and Punta Gorda to Estero, Bonita Springs, Naples and Fort Myers. Bring us before your first model-home visit, and we read the builder’s contract, the district budget and the warranty book with you, register with the builder so our side is paid by the builder where its policy allows, and negotiate the options, the incentives and the closing date as hard as a resale.
Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. Email: [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
More on the team at about McGreevy and Comisar, or reach us through our contact page for Southwest Florida buyers and sellers. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. The area guide for this page is our Fort Myers Beach area guide.
Send us the addresses on your list and we will send back the recorded sales, the tax district and the flood layer for each, with the source document behind every figure. Call Jesse direct at (239) 898-6072 before your first sales-center visit. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This page is general information about buying a new-construction home in and around Fort Myers Beach, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Prices and listings change often, statutory figures change annually and market figures change monthly. Jesse McGreevy, SL3101296, and Marc Comisar, BK3060671, are licensed by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Market data from Southwest Florida MLS (Matrix), pulled October 7, 2026, and from Lee County Property Appraiser roll file dated October 4, 2026, qualified sales newest recorded June 29, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.