Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo or condominium home in Bay Beach, the bay-side cluster of condominium buildings along Bay Beach Lane, Lenell Road, Island Pines Way and Bella Lago Drive on the south half of Estero Island in Fort Myers Beach, this is our seller’s page for your part of the island, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 1,755 Bay Beach residential parcels, 1,411 of them condominium units, in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island that incorporated on December 31, 1995, so the Town, and not unincorporated Lee County, is your local government for permits, flood rules and short-term rental registration. This is Bay Beach in Fort Myers Beach, Florida, ZIP 33931, and not a bay beach on another island or in another state.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 61 Bay Beach closings at a median of $425,000, from $260,000 to $2,200,000, with a median of 99 days on market and a median of 93.8 percent of the final list price. Bay Beach is not one association and not one price: it is nine condominiums with their own guides and six smaller buildings, one of them a 2023 tower. This page prints the record building by building, the net proceeds at two real prices and the papers Florida law makes you deliver.
To sell a Bay Beach home in Fort Myers Beach in 2026, price it from the closings in your own building and size, not from the $425,000 district median, order the association documents and the estoppel certificate before the first showing, and expect buyers to ask about flood zone, insurance, reserves and the milestone inspection before they ask about the view.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bay Beach is a district of separate condominiums. The county roll dates its buildings from 1976 to 2023, its heated areas run from 811 to 3,683 square feet, and the 334 closings the Southwest Florida MLS recorded over 60 months run from $260,000 to $3,064,875. One building, Grandview at Bay Beach, accounts for 43 of those 334 closings and for every sale above $2,850,000.
These are the ten facts about selling a Bay Beach home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Bay Beach Home in 2026? · Why List Your Bay Beach Home With McGreevy and Comisar? · What Is the Bay Beach Market Doing for Sellers Right Now? · What Did Bay Beach Homes Sell For? · How Long Do Bay Beach Listings Take to Sell, and How Close to List Price? · Have Bay Beach Owners Sold for More Than They Paid? · A Bay Beach Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bay Beach Home? · What Moves the Value of a Bay Beach Condo: Building, Bay Side, Docks and Age? · What Fees Will Your Bay Beach Buyer Pay Each Year? · Who Insures a Bay Beach Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bay Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Bay Beach? · Which Rules Affect a Bay Beach Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Bay Beach Home? · How Do We Negotiate a Bay Beach Contract? · Bay Beach vs Pink Shell Beach Resort: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bay Beach Home? · Do I Pay Capital Gains Tax When I Sell My Bay Beach Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bay Beach Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Bay Beach Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Bay Beach Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team with an office in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Bay Beach owners hire us because we price from the closings in the owner’s own building, assemble the condominium document package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bay Beach condo, or thinking, “I need a listing agent who knows one end of Bay Beach Lane from the other,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 334 Bay Beach closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and sorted each by its street number so that a Hibiscus Pointe sale is never read against a Waterside sale. We tracked every one of the 262 county-qualified Bay Beach sales over the same 60 months, read all 1,755 parcels on the roll, read the Florida Division of Corporations filings for each association and queried the FEMA flood layer at four Bay Beach addresses. Our first questions to an owner are which building, what size and what condition.
We will not price a 1,060 square foot Hibiscus Pointe home off a Waterside sale of 1,810 square feet because both carry a Bay Beach Lane address, quote an association fee the association has not published, or tell a buyer a boat slip comes with your home when only the dock documents can say so. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Bay Beach home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your own building and size, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Some Bay Beach buildings see only one or two sales a year, so the owner who lists next should make us the first call.
The Bay Beach market in Fort Myers Beach is active but slow and well supplied: 61 Southwest Florida MLS closings in 12 months at a $425,000 median, a median of 99 days on market and 93.8 percent of final list price, against 49 active and 4 pending listings on October 7, 2026, about 9.6 months of supply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our Bay Beach home valuation page carries the value history.
We pulled every Bay Beach closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The first window with 10 or more closings is 12 months, with 61, so it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 61 | $425,000 | $260,000 to $2,200,000 | $359 | 99 | 93.8% |
| 24 months | 105 | $525,000 | $260,000 to $2,200,000 | $376 | 89 | 94.3% |
| 36 months | 174 | $532,250 | $260,000 to $3,064,875 | $402 | 65.5 | 94.4% |
| 60 months | 334 | $610,000 | $260,000 to $3,064,875 | $440 | 25 | 96.6% |
The days on market figures use 61, 104, 172 and 332 closings, because two Sold Data Entry closings, one on Bella Lago Drive in December 2024 and one at 4182 Bay Beach Lane in June 2024, were entered after the fact with no listing history. Both are counted in the prices. Every seller’s measure weakens as the window shortens: a lower median, more days and a smaller share of list price. Part of that is the market and part is the mix of buildings.
Grandview at Bay Beach, the 2023 tower at 4142 Bay Beach Lane, delivered 43 of the 334 closings, at $1,278,077 to $3,064,875 and a median of 1 day on market, and only one falls in the last 12 months. The other 291 closings had calendar-year medians of $675,000 on 53 closings in 2022, $610,000 on 64 in 2023, $550,000 on 61 in 2024, $606,375 on 40 in 2025 and $399,999 on 53 so far in 2026. The 2026 figure reflects which buildings sold as much as what they sold for, so it describes this year’s closings and does not measure any one home’s change in value.
Days on market, sale-to-list and months of supply differ sharply by building. This table groups the last 12 months by the building name the listing agent entered; where a building closed fewer than 10, we print its range and no median. Each linked name opens that building’s own seller page.
| Building | MLS closings, 12 months | Median sold price or range | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|---|
| Waterside at Bay Beach, as the MLS files it without Grandview | 16 | $675,000 | 65.5 | 95.0% | 17 | 12.8 |
| Hibiscus Pointe | 12 | $375,000 | 75 | 94.4% | 4 | 4.0 |
| The Palms of Bay Beach | 10 | $392,500 | 149.5 | 94.1% | 3 | 3.6 |
| Royal Pelican | 6 | $260,000 to $355,000 | under 10 | under 10 | 4 | under 10 |
| Captains Bay | 4 | $315,000 to $375,000 | under 10 | under 10 | 3 | under 10 |
| Palm Harbor Club | 4 | $465,000 to $665,000 | under 10 | under 10 | 1 | under 10 |
| Ostego Bay II | 3 | $425,000 to $575,000 | under 10 | under 10 | 1 | under 10 |
| Harbour Pointe | 2 | $270,000 and $312,500 | under 10 | under 10 | 5 | under 10 |
| Casa Marina | 2 | $399,999 and $542,000 | under 10 | under 10 | 2 | under 10 |
| Bella Lago | 1 | $505,000 | under 10 | under 10 | 0 | under 10 |
| Grandview at Bay Beach | 1 | $2,200,000 | under 10 | under 10 | 11 | under 10 |
| Admirals Bay | 0 | none | none | none | 2 | none |
| All Bay Beach | 61 | $425,000 | 99 | 93.8% | 53 | 10.4 |
Months of supply is active and pending listings divided by the 12-month closing pace. Hibiscus Pointe and The Palms of Bay Beach together closed 22 of the 61 homes and have only 7 listings between them. The Waterside group has 17 listings against 16 closings, more than three times their supply. Grandview has 11 listings against a single closing, a different market from the rest of the lane.
On October 7, 2026 the Southwest Florida MLS showed 53 Bay Beach listings: 49 active and 4 pending with contingencies, listed from $289,900 to $3,059,000, with a median list price of $645,000 across all 53 and $695,000 across the 49 active. A re-check of the MLS on October 29, 2026 found 54 Bay Beach listings active, asking $235,000 to $3,059,000 at a median of $635,000, 12 of them listed after October 7, and 5 pending. Three closings were recorded after October 7: $610,000 and $1,250,000 at Waterside at Bay Beach on October 15 and $310,000 at Harbour Pointe on October 26, 2026. Eleven are in Grandview, from $1,500,000 to $3,059,000. The other 42 run from $289,900 to $1,325,000 with a median of $472,000, and 38 of them are active.
The active listings have been for sale a median of 98 days; sixteen of the 49 have been on the market more than 180 days and fifteen for 30 days or fewer. The median list price per square foot of the 42 listings outside Grandview is $378, against $359 for the 61 closings, and a list price is an ask, not a sale.
Setting the 49 active listings beside the 61 closings by price band shows where a seller meets the most competition. With bands this small, the supply figures are indications.
| Price band | Closings, 12 months | Active listings, October 7, 2026 | Months of supply at the 12-month pace |
|---|---|---|---|
| Under $300,000 | 4 | 1 | 3.0 |
| $300,000 to $399,999 | 26 | 10 | 4.6 |
| $400,000 to $499,999 | 6 | 9 | 18.0 |
| $500,000 to $749,999 | 17 | 7 | 4.9 |
| $750,000 to $999,999 | 6 | 6 | 12.0 |
| $1,000,000 or more | 2 | 16 | 96.0 |
The $300,000 to $399,999 band is where Bay Beach is selling: 26 of 61 closings and under five months of supply. The $400,000 to $499,999 band has nine listings against six closings, and at $1,000,000 or more, 16 listings face two closings a year.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved Bay Beach parcels. It is a county record, kept apart from the MLS.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months (leads) | 53 | $410,000 | $250,000 to $2,200,000 |
| 24 months | 102 | $506,500 | $250,000 to $2,200,000 |
| 36 months | 163 | $510,000 | $250,000 to $3,064,876 |
| 60 months | 262 | $575,000 | $250,000 to $3,064,876 |
The county count is lower than the MLS count in every window because the county qualifies only the sales it treats as arm’s-length, and its file holds just 3 qualified Bay Beach sales dated 2022. The roll’s median just value for the 1,411 condominium unit parcels is $376,228. Just value is the Property Appraiser’s figure for tax purposes; it is not a sale price and not an appraisal.
The comparison below uses the 12-month window of the same Southwest Florida MLS pull for every place, and supply is active and pending listings divided by the 12-month closing pace.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Bay Beach | 61 | 99 | 93.8% | 53 | 10.4 |
| Pink Shell Beach Resort | 14 | 145.5 | 94.2% | 11 | 9.4 |
| Estero Beach and Tennis Club | 17 | 81 | 93.1% | 17 | 12.0 |
| Lovers Key Beach Club | 10 | 49.5 | 96.3% | 16 | 19.2 |
| All of ZIP 33931 | 397 | 92 | 93.8% | 407 | 12.3 |
Bay Beach sells at the same share of list price as the ZIP as a whole, 93.8 percent, takes a week longer at the median and carries somewhat less supply. Against the Gulf-front Pink Shell campus it sells about six weeks faster. On the active count alone the ZIP has 380 listings and about 11.5 months of supply, against Bay Beach’s 49 and 9.6.
Seller pages are already published for three Bay Beach condominiums: Waterside at Bay Beach, The Palms of Bay Beach and Hibiscus Pointe; Casa Marina, Palm Harbor Club, Royal Pelican, Harbour Pointe, Bella Lago and Captains Bay are covered on this page.
Bay Beach homes in Fort Myers Beach sold from $260,000 to $2,200,000 in the 12 months to October 7, 2026, with a median of $425,000 across 61 Southwest Florida MLS closings. Forty-six of the 61 sold below $600,000, and building and size decide where a home sits: the smallest homes had a median of $369,500.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 61 closings since October 7, 2025, newest first, by street number with no unit numbers. The building is the name the listing agent entered, except at Bay Beach Lane street numbers 4137 to 4198, where we show the building in the county’s legal description. We tracked every one of these 61 closings individually before writing a sentence about them.
| Closed | Street address | Building | Sold price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|
| 10/01/26 | 4182 Bay Beach Ln | Manatee Bay | $675,000 | 1,848 | $365 | 34 | 97.0% |
| 09/30/26 | 4521 Bay Beach Ln | Royal Pelican | $260,000 | 1,156 | $225 | 309 | 74.3% |
| 09/22/26 | 4421 Bay Beach Ln | Hibiscus Pointe | $325,000 | 1,197 | $272 | 5 | 93.1% |
| 09/10/26 | 221 Lenell Rd | Ostego Bay II | $425,000 | 1,623 | $262 | 406 | 80.3% |
| 09/03/26 | 4531 Bay Beach Ln | Royal Pelican | $280,000 | 1,225 | $229 | 43 | 93.4% |
| 09/01/26 | 4471 Bay Beach Ln | Hibiscus Pointe | $380,000 | 1,197 | $317 | 116 | 95.0% |
| 08/31/26 | 4203 Bay Beach Ln | The Palms of Bay Beach | $600,000 | 1,499 | $400 | 175 | 87.6% |
| 08/18/26 | 4511 Bay Beach Ln | Royal Pelican | $349,900 | 1,226 | $285 | 69 | 100.0% |
| 08/13/26 | 4581 Bay Beach Ln | Royal Pelican | $300,000 | 1,156 | $260 | 178 | 98.4% |
| 07/31/26 | 4198 Bay Beach Ln | Waterside I | $612,500 | 1,224 | $500 | 207 | 94.4% |
| 07/31/26 | 4182 Bay Beach Ln | Manatee Bay | $445,000 | 1,390 | $320 | 16 | 95.7% |
| 07/31/26 | 22700 Island Pines Way | Captains Bay South | $350,000 | 1,073 | $326 | 586 | 87.7% |
| 07/24/26 | 150 Lenell Rd | Palm Harbor Club | $520,000 | 1,394 | $373 | 0 | 100.0% |
| 07/08/26 | 150 Lenell Rd | Palm Harbor Club | $465,000 | 1,394 | $334 | 164 | 93.2% |
| 07/08/26 | 4431 Bay Beach Ln | Hibiscus Pointe | $390,000 | 1,060 | $368 | 72 | 97.7% |
| 07/07/26 | 4431 Bay Beach Ln | Hibiscus Pointe | $300,000 | 1,060 | $283 | 174 | 88.5% |
| 06/30/26 | 22736 Island Pines Way S | Captains Bay South | $350,000 | 1,073 | $326 | 229 | 89.7% |
| 06/25/26 | 4192 Bay Beach Ln | Sunset Gulf | $965,000 | 2,045 | $472 | 25 | 91.9% |
| 06/25/26 | 4253 Bay Beach Ln | The Palms of Bay Beach | $395,000 | 1,024 | $386 | 124 | 94.3% |
| 06/17/26 | 150 Lenell Rd | Palm Harbor Club | $665,000 | 1,851 | $359 | 174 | 88.8% |
| 06/12/26 | 4491 Bay Beach Ln | Hibiscus Pointe | $370,000 | 997 | $371 | 392 | 92.7% |
| 06/10/26 | 4571 Bay Beach Ln | Royal Pelican | $355,000 | 1,156 | $307 | 138 | 88.8% |
| 06/08/26 | 4253 Bay Beach Ln | The Palms of Bay Beach | $360,000 | 1,024 | $352 | 235 | 91.4% |
| 05/15/26 | 4411 Bay Beach Ln | Hibiscus Pointe | $385,000 | 1,197 | $322 | 22 | 96.2% |
| 05/08/26 | 281 Lenell Rd | Ostego Bay II | $545,000 | 1,623 | $336 | 349 | 92.4% |
| 05/06/26 | 4203 Bay Beach Ln | The Palms of Bay Beach | $389,000 | 1,024 | $380 | 109 | 100.0% |
| 04/30/26 | 4183 Bay Beach Ln | Waterside III | $540,000 | 1,445 | $374 | 410 | 93.9% |
| 04/30/26 | 4203 Bay Beach Ln | The Palms of Bay Beach | $390,000 | 1,024 | $381 | 359 | 94.0% |
| 04/30/26 | 4571 Bay Beach Ln | Royal Pelican | $343,000 | 1,226 | $280 | 81 | 90.5% |
| 04/22/26 | 7401 Bella Lago Dr | Bella Lago | $505,000 | 1,363 | $371 | 30 | 91.8% |
| 04/21/26 | 4491 Bay Beach Ln | Hibiscus Pointe | $365,000 | 1,197 | $305 | 41 | 93.8% |
| 04/02/26 | 4182 Bay Beach Ln | Manatee Bay | $555,000 | 1,390 | $399 | 81 | 93.3% |
| 03/30/26 | 4192 Bay Beach Ln | Sunset Gulf | $1,035,000 | 2,045 | $506 | 131 | 96.3% |
| 03/16/26 | 4253 Bay Beach Ln | The Palms of Bay Beach | $650,000 | 1,499 | $434 | 23 | 94.3% |
| 03/16/26 | 4253 Bay Beach Ln | The Palms of Bay Beach | $560,000 | 1,024 | $547 | 15 | 93.5% |
| 03/13/26 | 4263 Bay Beach Ln | Harbour Pointe | $312,500 | 1,090 | $287 | 177 | 96.2% |
| 03/12/26 | 4341 Bay Beach Ln | Casa Marina | $542,000 | 1,244 | $436 | 129 | 91.1% |
| 03/12/26 | 4431 Bay Beach Ln | Hibiscus Pointe | $440,000 | 1,197 | $368 | 53 | 86.3% |
| 02/27/26 | 4411 Bay Beach Ln | Hibiscus Pointe | $385,000 | 1,197 | $322 | 81 | 96.5% |
| 02/27/26 | 4411 Bay Beach Ln | Hibiscus Pointe | $395,000 | 997 | $396 | 78 | 99.0% |
| 02/26/26 | 4198 Bay Beach Ln | Waterside I | $780,000 | 1,224 | $637 | 7 | 96.3% |
| 02/24/26 | 170 Lenell Rd | Palm Harbor Club | $550,000 | 1,717 | $320 | 428 | 74.3% |
| 02/23/26 | 4182 Bay Beach Ln | Manatee Bay | $484,000 | 1,390 | $348 | 481 | 99.0% |
| 02/19/26 | 4192 Bay Beach Ln | Sunset Gulf | $925,000 | 2,296 | $403 | 147 | 92.6% |
| 02/13/26 | 4203 Bay Beach Ln | The Palms of Bay Beach | $369,000 | 1,024 | $360 | 295 | 94.9% |
| 02/02/26 | 4198 Bay Beach Ln | Waterside I | $610,000 | 1,639 | $372 | 50 | 93.8% |
| 01/30/26 | 4223 Bay Beach Ln | The Palms of Bay Beach | $480,000 | 1,486 | $323 | 281 | 87.3% |
| 01/29/26 | 181 Lenell Rd | Ostego Bay II | $575,000 | 1,781 | $323 | 0 | 96.0% |
| 01/29/26 | 4203 Bay Beach Ln | The Palms of Bay Beach | $385,000 | 1,024 | $376 | 10 | 94.1% |
| 01/22/26 | 22724 Island Pines Way | Captains Bay South | $375,000 | 1,073 | $349 | 22 | 93.8% |
| 01/16/26 | 4331 Bay Beach Ln | Casa Marina | $399,999 | 1,164 | $344 | 88 | 100.0% |
| 01/16/26 | 4263 Bay Beach Ln | Harbour Pointe | $270,000 | 1,090 | $248 | 106 | 93.4% |
| 01/09/26 | 4183 Bay Beach Ln | Waterside III | $590,000 | 1,445 | $408 | 16 | 98.5% |
| 12/30/25 | 4192 Bay Beach Ln | Sunset Gulf | $975,000 | 1,863 | $523 | 99 | 90.7% |
| 12/19/25 | 4182 Bay Beach Ln | Manatee Bay | $675,000 | 1,848 | $365 | 35 | 97.1% |
| 12/19/25 | 4491 Bay Beach Ln | Hibiscus Pointe | $270,000 | 998 | $271 | 61 | 91.5% |
| 12/10/25 | 4421 Bay Beach Ln | Hibiscus Pointe | $370,000 | 1,197 | $309 | 336 | 94.9% |
| 12/02/25 | 4137 Bay Beach Ln | Dolphin Pointe at Waterside | $950,000 | 2,103 | $452 | 361 | 86.4% |
| 11/24/25 | 4142 Bay Beach Ln | Grandview at Bay Beach | $2,200,000 | 2,923 | $753 | 1 | 91.9% |
| 11/24/25 | 22712 Island Pines Way | Captains Bay South | $315,000 | 1,073 | $294 | 4 | 96.9% |
| 11/12/25 | 4141 Bay Beach Ln | Waterside IV | $895,000 | 1,810 | $494 | 6 | 100.0% |
Reading the list, 49 of the 61 closings are on Bay Beach Lane, seven on Lenell Road, four on Island Pines Way and one on Bella Lago Drive. Thirty of the 61 sold below $400,000. The lowest price per square foot, $225, is a Royal Pelican sale that took 309 days and closed at 74.3 percent of its final list price; the highest, $753, is the one Grandview sale. Fifty of the 61 sold between $225 and $410 per square foot and eleven sold above that, which is why a district median cannot price a home.
Grouping the 61 closings by MLS living area shows the size effect inside Bay Beach. One group is under 10 closings, so it is listed and not summarized.
| MLS living area | Closings, 12 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Under 1,100 sq ft | 18 | $369,500 | $270,000 to $560,000 | $356 |
| 1,100 to 1,299 sq ft | 17 | $370,000 | $260,000 to $780,000 | $309 |
| 1,300 to 1,699 sq ft | 14 | $530,000 | $425,000 to $650,000 | $371 |
| 1,700 to 2,199 sq ft | 10 | $785,000 | $550,000 to $1,035,000 | $408 |
| 2,200 sq ft or more | 2 | $925,000 and $2,200,000 | listed, not summarized | listed, not summarized |
The first two rows have nearly the same median price on different sizes, which tells you that below 1,300 square feet the building matters more than the square footage: the 1,100 to 1,299 group is weighted toward Royal Pelican and Hibiscus Pointe, the two lowest-priced buildings per square foot in the window.
The 12-month window is thin for most buildings, so this table splits all 334 closings of the 60 months to October 7, 2026 by building, with medians only at 10 or more closings.
| Building | MLS closings, 60 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|
| Waterside at Bay Beach, as the MLS files it (street numbers 4137 to 4198) | 96 | $772,500 | $445,000 to $2,850,000 | $450 |
| Grandview at Bay Beach | 43 | $1,718,000 | $1,278,077 to $3,064,875 | $614 |
| The Palms of Bay Beach | 41 | $475,000 | $305,000 to $695,000 | $435 |
| Hibiscus Pointe | 34 | $434,750 | $270,000 to $650,000 | $401 |
| Casa Marina | 23 | $480,000 | $399,999 to $605,000 | $412 |
| Royal Pelican | 19 | $429,900 | $260,000 to $635,000 | $354 |
| Palm Harbor Club | 19 | $715,000 | $465,000 to $1,100,000 | $502 |
| Bella Lago | 15 | $625,000 | $505,000 to $895,000 | $393 |
| Harbour Pointe | 15 | $470,000 | $270,000 to $850,000 | $400 |
| Captains Bay | 13 | $475,000 | $315,000 to $615,000 | $434 |
| Ostego Bay II | 7 | listed range only | $425,000 to $790,000 | under 10 |
| Admirals Bay | 5 | listed range only | $349,000 to $389,900 | under 10 |
| Valencia Villas at Bay Beach | 4 | listed range only | $1,033,000 to $1,270,000 | under 10 |
The Waterside row includes the closings at 4182 and 4192 Bay Beach Lane, which the county’s legal descriptions record as Manatee Bay and Sunset Gulf; our Waterside pages separate them. A Royal Pelican owner and a Palm Harbor Club owner are both Bay Beach sellers, and their 60-month medians are $429,900 and $715,000.
A Bay Beach home in Fort Myers Beach took a median of 99 days on market and sold at a median of 93.8 percent of its final list price over the last 12 months, on 61 Southwest Florida MLS closings. The spread is wide: 0 to 586 days, and 74.3 to 100 percent of final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both ratios use the final list price. Our pull does not carry the first asking price or the number of reductions, so these ratios understate the total discount on a home that was reduced.
The 61 closings split almost evenly into four groups: a quarter of Bay Beach sales are quick, and a quarter take more than six months.
| Days on market | Closings, 12 months | Median sale-to-final-list | Median gap between final list and sold price | Median price per sq ft |
|---|---|---|---|---|
| 0 to 30 days | 16 | 95.0% | $24,000 | $375 |
| 31 to 90 days | 14 | 95.2% | $20,500 | $354 |
| 91 to 180 days | 15 | 93.2% | $39,000 | $359 |
| More than 180 days | 16 | 91.9% | $38,249.50 | $342 |
In this record it does. The 30 closings that went under contract within 90 days sold at a median of 95.0 percent of their final list price, and the 31 that took longer sold at a median of 92.6 percent, after the reductions the final list price already hides. The slowest group also sold for the lowest price per square foot, $342 against $375 for the fastest. Groups of 14 to 16 closings show a pattern, not a rule, but it is the pattern to plan for: the first price is the one that matters, and months spent learning it was too high are paid for twice, in carrying costs and in the final number.
Of the 61 closings, 11 sold at 97 percent or more of final list, 10 between 95 and 97 percent, 28 between 90 and 95 percent and 12 below 90 percent. Five sold at exactly their final list price and none above it. The median gap between final list and sold price was $29,000, and the largest was $195,000, on the $2,200,000 Grandview sale. Two sales closed at 74.3 percent of final list, the lowest in the window: one at Royal Pelican after 309 days and one at Palm Harbor Club after 428 days.
Most have, and the exceptions are instructive. The Lee County file records 49 Bay Beach condominium sales in the last 12 months that can be paired with the same unit’s previous qualified sale: 42 sold for more and 7 for less. The median change was a gain of $155,000 over a median hold of about 12.3 years, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A repeat pair sets a unit’s qualified sale against the qualified sale before it in the county’s files. The county file holds only 3 qualified Bay Beach sales dated 2022, so a unit that changed hands that year is paired with an earlier purchase. Gain is measured from your basis, not from two recorded prices.
| Previous qualified sale | Repeat pairs, sold in the last 12 months | Sold for more | Sold for less | Median change |
|---|---|---|---|---|
| Before 2015 | 28 | 26 | 2 | gain of $226,300 |
| 2015 to 2020 | 13 | 12 | 1 | gain of $62,999 |
| 2021 or later | 8 | 4 | 4 | the median of these 8 pairs is $0 |
| All pairs | 49 | 42 | 7 | gain of $155,000 |
Owners who bought before 2021 sold for more in 38 of 41 cases; owners who bought in 2021 or later split evenly. The largest gain among the 49 was $544,900 and the largest decline was $107,000, on a Royal Pelican unit bought in April 2006 for $450,000 and sold in April 2026 for $343,000.
Eight pairs is under 10, so we list them, by building street number.
| Building street number | Previous qualified sale | Sale in the last 12 months | Change |
|---|---|---|---|
| 4491 Bay Beach Ln | April 2021, $320,000 | June 2026, $370,000 | gain of $50,000 |
| 4411 Bay Beach Ln | May 2024, $342,500 | May 2026, $385,000 | gain of $42,500 |
| 4431 Bay Beach Ln | September 2024, $362,000 | July 2026, $390,000 | gain of $28,000 |
| 4198 Bay Beach Ln | June 2023, $590,000 | February 2026, $610,000 | gain of $20,000 |
| 4431 Bay Beach Ln | October 2021, $460,000 | March 2026, $440,000 | decline of $20,000 |
| 4253 Bay Beach Ln | March 2021, $435,000 | June 2026, $395,000 | decline of $40,000 |
| 4411 Bay Beach Ln | October 2021, $460,000 | February 2026, $395,000 | decline of $65,000 |
| 4198 Bay Beach Ln | September 2023, $679,000 | July 2026, $612,500 | decline of $66,500 |
The four gains range from $20,000 to $50,000, and every one is smaller than the estimated cost of selling at that price, as the net sheets later on this page show. The four declines range from $20,000 to $66,500. If you bought in 2021 or later, plan your sale from your net proceeds and not from the recorded price.
This example is a public-record Southwest Florida MLS closing, chosen from the record to show how a Bay Beach sale can run, and it is not drawn from a client file of ours. A three-bedroom, two-bath, 1,623 square foot home at 221 Lenell Road in Ostego Bay II sold on September 10, 2026 for $425,000, exactly the Bay Beach median, after 406 days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We picked it because its price is the district median and because it shows what a median hides.
The home closed at $425,000 from a final list price of $529,000, which is 80.3 percent of final list and a gap of $104,000. At 1,623 square feet that is $262 per square foot, against a Bay Beach median of $359. The Lee County file records the same sale on September 10, 2026 at $425,000, at 1,623 heated square feet in a building dated 1996, and its previous qualified sale for the unit is February 1996 at $260,000. The roll carries the unit at a just value of $400,730.
Ostego Bay II closed three homes in the 12 months. On January 29, 2026 a 1,781 square foot home at 181 Lenell Road closed at $575,000, 96.0 percent of its final list. On May 8, 2026 a home at 281 Lenell Road with the same 1,623 square feet closed at $545,000 after 349 days, at 92.4 percent of a final list of $589,900. Four months later the subject closed at $425,000. Earlier in the 60-month record, 1,623 square foot homes in the same building closed at $790,000 in March 2022, $717,000 in January 2025 and $590,000 in June 2025.
Using the assumptions in the net sheet later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $28,863 with buyer-agent compensation and $18,238 without it, for a net before payoff of $396,137 or $406,762. We do not know what the actual seller paid, offered or owed.
First, the building’s own sales set the direction: same-size homes went from $790,000 to $717,000 to $590,000 to $545,000 before this one, and a list price that does not follow the latest closing waits for a buyer who has already seen it. Second, the 406 days put this home in the slowest quarter of Bay Beach sales, the group that closed at a median of 91.9 percent of final list. Third, one sale cannot say why: the record does not show condition, a dock, a view or a seller’s circumstances. Our job is to put the building’s last three closings in front of the owner before the first showing and say honestly what they support.
We price a Bay Beach home from the nearest like closings in your own building and size, read as a range, adjusted for what the record cannot see, and tested against the listings a buyer will tour the same afternoon. The Bay Beach median of $425,000 is where the question starts, never where it ends.
Over 60 months the building medians run from $429,900 at Royal Pelican to $715,000 at Palm Harbor Club, with Grandview at $1,718,000 in a band of its own. We begin with the street number, because the MLS name is typed by the listing agent and can gather several buildings under one label, as it does along 4137 to 4198 Bay Beach Lane.
Only three buildings closed 10 or more homes in the last 12 months. For the rest we read every closing over 24 to 60 months and weight the most recent.
The MLS fields we pulled do not carry floor, view, interior condition, parking, storage or whether a dock or slip conveys. Those are the adjustments we make in person, and in a bay-side district they can be the largest ones.
We set the price against the active listings in your building and band, and agree three numbers with you before the first showing: the list price, the price at which we would expect an offer inside 30 days, and the price at which we would call you about a change. Where a quarter of sales take more than 180 days, the third number keeps a listing from drifting.
Four things move a Bay Beach condo’s value more than anything in a listing photo: which building it is in, how large it is, whether a dock or slip comes with it, and how old the building is under Florida’s inspection and reserve laws. The bay-side setting, without Gulf frontage, sets the ceiling.
Every Bay Beach building faces Estero Bay, a canal, a lake or an interior court; the county roll records bay frontage on 644 parcels, canal on 579 and lake on 224. None fronts the Gulf. That is the main reason the Bay Beach median price per square foot is $359 while the Gulf-front Pink Shell campus closed at a median of $495 in the same 12 months. A Bay Beach seller is selling space, bay views and boating access, not the beach.
The roll records 144 parcels on a street it names Boat Dock and 119 on one it names Boat Slip, which are individually recorded dock and slip rights, and the state’s records show boat cooperatives or boating associations at Hibiscus Pointe, Casa Marina, Waterside and Royal Pelican. A cooperative is governed by chapter 719 of the Florida Statutes, not chapter 718, and its interest transfers under its own documents. The MLS closings do not separate a slip from a unit, so the record cannot price one. We state in the listing exactly what conveys and attach the document that proves it.
Florida’s milestone inspection applies to buildings of three or more habitable stories at 30 years. Computed from the county’s year built, The Palms of Bay Beach and Royal Pelican reached 30 before the law’s first deadline of December 31, 2024; Hibiscus Pointe falls in 2022 to 2025, Captains Bay in 2024 to 2027, Waterside in 2027 to 2033 and Palm Harbor Club in 2030 to 2031. These are deadlines we computed, not a status for any building, and a buyer’s lender asks for the paper either way.
No association budget or assessment schedule for any Bay Beach building was found in a primary document. Listing-entered annual recurring fees on the 61 Southwest Florida MLS closings of the last 12 months ranged from $3,604 to $26,588, with a median of $12,400 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Listing-entered annual recurring fees on each building’s 60-month closings ranged as follows (not verified).
| Building | Closings with a fee entry, 60 months | Listing-entered annual recurring fees |
|---|---|---|
| The Palms of Bay Beach | 41 | $6,736 to $15,912 |
| Hibiscus Pointe | 34 | $5,600 to $11,600 |
| Casa Marina | 23 | $5,240 to $11,000 |
| Palm Harbor Club | 19 | $7,100 to $11,308 |
| Royal Pelican | 19 | $6,100 to $12,400 |
| Harbour Pointe | 15 | $7,856 to $18,120 |
| Bella Lago | 15 | $9,264 to $13,200 |
| Captains Bay | 13 | $6,096 to $10,644 |
| Grandview at Bay Beach | 43 | $11,504 to $25,940 |
Across all 334 closings the median entry was $11,656 and the highest was $28,640, in the Waterside group. These entries span different years and floor plans, so they are not a current schedule.
A buyer compares total monthly cost, not sale price. The median listing-entered figure of $12,400 a year is roughly $1,033 a month before taxes and insurance, and a buyer comparing your home with one in a building that enters $7,100 will price the difference. Have your current budget and latest statement ready, so the number in the buyer’s spreadsheet is the real one.
Listing agents entered a master association fee on 146 of the 334 closings, almost all in Waterside, application fees of $25 to $250 on 250 closings and transfer or capital fees of $75 to $2,500 on 127, none verified. Dock, slip and cooperative charges are separate from the condominium assessment. We found no area-wide Bay Beach master association.
A Bay Beach condominium owner faces four insurance questions, and a buyer asks all four before closing: the association’s master policy, the unit owner’s own policy, flood coverage and wind mitigation credits. We quote no premiums. We help you gather the documents that let a buyer’s insurance agent produce a real quote.
The FEMA flood map indicates Zone VE or AE at the Bay Beach addresses we tested, which is a Special Flood Hazard Area, so a lender may require flood coverage. FEMA’s Risk Rating 2.0 prices each National Flood Insurance Program policy by the property’s own characteristics, and the Town of Fort Myers Beach holds a Community Rating System Class 5 rating, a 25 percent discount, effective April 1, 2026.
Florida’s Citizens flood requirement exempts policies written on a condominium unit owners form, though a lender or the master policy may still require flood. The state’s wind mitigation form, OIR-B1-1802, is valid for up to five years if the structure has not changed. Ask your manager for the master policy summary, deductible and flood coverage before you list.
A Bay Beach condominium seller in Fort Myers Beach must give the buyer the association documents Florida section 718.503 lists, complete the seller flood disclosure under section 689.302, and disclose known facts that materially affect value and are not readily observable. The buyer’s cancellation window is 7 days after receiving the documents, and 15 days where a milestone or reserve-study document applies.
This is general information and not legal advice; your closing agent or attorney confirms how it applies to your contract.
Every Bay Beach home is a unit in a chapter 718 condominium. Under section 718.503 a resale seller provides the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone inspection summary and the structural integrity reserve study or a statement that none is complete. The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them, or within 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
The cancellation clock runs from the buyer’s receipt, so a late package leaves your contract open longer. Each Bay Beach building has its own declaration in Lee County’s Official Records, and Waterside adds a master association’s papers.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure. It asks about known flood damage, flood claims and flood assistance. On an island where Hurricane Ian’s surge reached 10 to 15 feet above ground, answer it from your records.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable, which for a condominium includes known leaks, water intrusion and unpermitted work in the unit. Section 689.261 separately requires a property tax disclosure summary.
An estoppel certificate is the association’s statement of what you owe and what transfers with the sale. Under section 718.116 the association must issue it within 10 business days of a request, and Florida law caps the fee; we print no dollar amount. In Lee County the seller customarily pays for it, though the contract controls. Section 720.401, the homeowners association summary, does not apply to chapter 718 condominiums or chapter 719 cooperatives; ask your closing agent whether the Waterside Master Association adds a disclosure.
The FEMA flood map indicates Zone VE at 12 feet at three Bay Beach Lane addresses we tested and Zone AE at 11 feet on Island Pines Way, on the Lee County panel effective November 17, 2022, a Special Flood Hazard Area. Buyers also ask what Hurricane Ian did to the building and what has been repaired.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the FEMA National Flood Hazard Layer at four Bay Beach addresses and the area’s center point. The table is a map-based indication, not a flood determination; use an elevation certificate for your building.
| Tested address | FEMA zone | Base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|
| 4491 Bay Beach Ln | VE | 12 ft | 12071C0567G |
| 4511 Bay Beach Ln | VE | 12 ft | 12071C0567G |
| 4203 Bay Beach Ln | VE | 12 ft | 12071C0567G |
| 22676 Island Pines Way | AE | 11 ft | 12071C0567G |
| Bay Beach center point | VE | 12 ft | 12071C0567G |
The tested points are in evacuation zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these addresses; confirm with the U.S. Fish and Wildlife Service mapper before relying on it. We did not confirm whether any Bay Beach building sits seaward of the Florida coastal construction control line.
The National Hurricane Center’s report on Hurricane Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island. The U.S. Geological Survey recorded high-water marks near Bay Beach of 11.9 feet NAVD88 at the 4509 Bay Beach Lane address, 11.6 feet at 301 Lenell Road and 12.3 feet on Lake Valencia Court. Hurricanes Helene and Milton in 2024 raised coastal Lee County water 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no building-level damage record for any Bay Beach association, so a buyer will ask what your building and unit took, what was repaired and under which permit. Keep your claim file, invoices and permits together.
The Town of Fort Myers Beach, not Lee County, issues the permits. Its flood rules require the lowest floor of a new or substantially improved building to sit at least one foot above base flood elevation, and it applies a 50 percent test per building; the Town’s page states a five-year look-back. For a condominium that is an association-level question. The county roll shows 58 Bay Beach parcels built in 2023 or later, all in Grandview, which counts new construction and not storm repairs.
Three sets of rules affect a Bay Beach condo sale: each building’s recorded declaration and rules, the Town of Fort Myers Beach’s short-term rental registration, and the state statutes above. No Bay Beach association publishes its leasing, pet or approval rules, so a seller should get them from the manager before listing.
Possibly. Listing agents entered application fees on 250 of the 334 closings, which suggests most buildings have an application step. Whether your association can approve or refuse a buyer is in its declaration. Ask how long approval has taken recently, and set the closing date around it.
Rental and pet rules are not published for any Bay Beach building; the recorded declaration and the current rules govern, and a buyer should ask for them in the resale package. A buyer who intends to rent will not move until they have read the leasing section, so have the pages ready.
Because every Bay Beach parcel is in the Town’s taxing district, the Town’s registration applies to a unit rented as a vacation rental. A dwelling used that way must register with the Town within 90 days of starting, show its registration number in all advertising, name a responsible party who can act within one hour and renew annually, through the Town’s Rentalscape portal. The Town’s 2026 opt-out list names Captains Bay North Two at 6691 Estero Boulevard. A registration number does not transfer, so a buyer registers in their own name.
The Bay Beach record points to winter and spring: of the 291 Southwest Florida MLS closings outside Grandview over 60 months, 177 closed from December through May and 114 from June through November. April and May alone hold 73. A closing follows its contract by weeks, so the winter listing is the one that closes in spring.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We leave Grandview out of this count because 26 of its 43 closings came in a single month, August 2023, which says nothing about season.
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 21 | July | 19 |
| February | 26 | August | 19 |
| March | 31 | September | 21 |
| April | 38 | October | 11 |
| May | 35 | November | 16 |
| June | 28 | December | 26 |
The 177 December to May closings had a median sold price of $600,000, $435 per square foot, 24 days on market and 96.1 percent of final list price. The 114 June to November closings had a median of $530,000, $412 per square foot, 43 days and 95.2 percent. Both groups mix every building and year, and a closing month is not a listing month, so we conclude only that a home listed in the fall to close in winter or spring is working with the calendar. October has been the quietest closing month.
We market a Bay Beach home in Fort Myers Beach by naming the exact building and street number in every listing field, photographing the home and its actual bay, canal or lake view, publishing the condominium document package with the listing, and reaching local and seasonal buyers through the Southwest Florida MLS and our own channels.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography and a floor plan; the correct building name, so that a buyer searching Hibiscus Pointe finds a Hibiscus Pointe home; a plain statement about any dock or slip; and the documents buyers ask for: the declaration, rules, budget, reserve study status, any milestone inspection summary, master policy summary and estoppel. With 53 listings competing, the listing that answers the lender’s questions first is shown first.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with their agent before touring. A seller may still offer to pay toward the buyer’s agent, off the MLS, or offer a closing-cost concession. We show your net sheet both ways so the decision is yours.
We negotiate every Bay Beach offer ourselves, starting from the closings that support your price: the median sale closed at 93.8 percent of final list, so an offer at 94 percent on a well-priced listing is the market, and an offer at 85 percent usually is not. Price, terms, inspection, the document period and the appraisal are negotiated together.
A financed buyer’s appraiser needs recent closings in your building, and most Bay Beach buildings have only a few. We hand the appraiser the comparables by street number, so a sale in a different building under the same MLS label is not used against you, and we track the 7-day and 15-day cancellation windows from the date the buyer receives the package.
We answer with the record. Twelve of the 61 closings sold below 90 percent of final list, and four of the six largest gaps between final list and sold price followed more than 300 days on the market. An early low offer on a correctly priced home is countered with the building’s closings; a low offer after months on the market means revisiting the numbers we agreed at the start.
A buyer comparing Bay Beach with Pink Shell Beach Resort is choosing between a bay-side district of independent condominium associations, with 61 closings at a $425,000 median, and a Gulf-front resort campus with 14 closings at a $325,000 median. Pink Shell costs less per home and more per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Pink Shell Beach Resort has its own seller page, Sell Your Home in Pink Shell Beach Resort. Both places are in the Town of Fort Myers Beach taxing district at the same 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026).
| Question a buyer asks | Bay Beach | Pink Shell Beach Resort |
|---|---|---|
| Water | Bay side, canals and docks | Gulf-front resort campus |
| Structure | Nine condominiums with guides and six smaller buildings; 1,755 residential parcels | Five condominiums and a timeshare club on one campus; 229 parcels |
| Year built (county) | 1976 to 2023 | 1976 to 2007 |
| MLS closings, 12 months | 61, median $425,000 | 14, median $325,000 |
| Range, 12 months | $260,000 to $2,200,000 | $175,000 to $890,000 |
| MLS median price per sq ft | $359 | $495 |
| Median days on market | 99 | 145.5 |
| Median sale-to-final-list | 93.8% | 94.2% |
| Active and pending, October 7, 2026 | 53 | 11 |
| Months of supply | 10.4 | 9.4 |
| County qualified sales, 12 months | 53, median $410,000 | 16, median $412,500 |
| FEMA flood map at tested addresses | VE at 12 feet, AE at 11 feet | VE at 13 feet |
| Rentals | Set by each association; Town registration applies | Resort-operated rental setting; owner program terms not confirmed |
A buyer who wants a full-size condominium home, a choice of buildings from 1976 to 2023, a dock in some of them and a lower price per square foot, and who accepts driving to the Gulf, is a Bay Beach buyer. A buyer who wants to walk onto the sand from a resort campus, and who accepts a smaller home at a higher price per square foot inside a resort rental setting, is a Pink Shell buyer. The honest Bay Beach pitch is space for the money: at the two medians’ price per square foot, $425,000 buys about 1,184 square feet in Bay Beach and about 859 at Pink Shell.
Selling a Bay Beach home in Fort Myers Beach costs roughly 4.1 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $425,000 sale that is about $18,238 to $28,863, and on a $780,000 sale about $32,260 to $51,760, before prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real closings in the Southwest Florida MLS: $425,000 is the September 10, 2026 sale at 221 Lenell Road, and $780,000 is the February 26, 2026 sale at 4198 Bay Beach Lane, which closed after 7 days on market. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $425,000 | Southwest Florida MLS closing, September 10, 2026 |
| Listing commission, 2.75% | -$11,688 | 2.75% of $425,000 is $11,687.50 |
| Buyer-agent compensation, 2.5%, if offered | -$10,625 | 2.5% of $425,000 |
| Deed documentary stamp tax | -$2,975 | 4,250 units of $100 at $0.70 |
| Owner’s title policy | -$2,200 | $575 plus ($425,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$28,863 | 6.79% of price |
| Estimated net before payoff, with buyer-agent compensation | $396,137 | $425,000 minus $28,863 |
| Estimated total costs, without buyer-agent compensation | -$18,238 | 4.29% of price |
| Estimated net before payoff, without buyer-agent compensation | $406,762 | $425,000 minus $18,238 |
The same assumptions apply, at the price of a 1,224 square foot Waterside I home that closed at 96.3 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $780,000 | Southwest Florida MLS closing, February 26, 2026 |
| Listing commission, 2.75% | -$21,450 | 2.75% of $780,000 |
| Buyer-agent compensation, 2.5%, if offered | -$19,500 | 2.5% of $780,000 |
| Deed documentary stamp tax | -$5,460 | 7,800 units of $100 at $0.70 |
| Owner’s title policy | -$3,975 | $575 plus ($780,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$51,760 | 6.64% of price |
| Estimated net before payoff, with buyer-agent compensation | $728,240 | $780,000 minus $51,760 |
| Estimated total costs, without buyer-agent compensation | -$32,260 | 4.14% of price |
| Estimated net before payoff, without buyer-agent compensation | $747,740 | $780,000 minus $32,260 |
Your mortgage payoff, the property tax and assessment prorations, the association estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance the estoppel shows, any dock or cooperative charge, repairs or concessions, and any transfer or capital fee the declaration charges. At the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $425,000 works out to $5,657.09 a year before exemptions and non-ad valorem charges; your own bill follows your assessed value.
Possibly not, if the Bay Beach home is your main home. Under Section 121, as the Internal Revenue Service explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
A second home or a rental does not qualify for the exclusion the same way, and the record shows why that matters here: the median change across the 49 repeat pairs of the last 12 months was a gain of $155,000, and $226,300 among owners who bought before 2015. Gain is measured from your basis. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Bay Beach home if it is in marketable condition and you can wait for the winter and spring season; take an investor cash offer only when the home needs work a buyer’s insurer or lender would not accept or you must close in days; sell by owner only if you already have a buyer and know Florida’s condominium disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
Bay Beach changes the comparison: 53 competing listings, a document package with a 7-day cancellation right, a Special Flood Hazard Area on the flood map and, in several buildings, a milestone inspection calendar. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the building’s closings sits past 180 days | A home in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Bay Beach home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your own building and size, adjusted for floor, view, condition, documents and any dock, with a net sheet at that price, and there is no obligation to list.
Get your free Bay Beach home valuation and we will send a value built from your building’s closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact is not available, with the document or route that would settle it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None of these is offered as a Bay Beach review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions Bay Beach owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Price it from the closings in your own building and size, order the estoppel and the condominium document package the day you list, complete the flood disclosure, and market it into the winter and spring season. Our Bay Beach valuation page starts the price work.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked every one of the 334 Bay Beach closings in the Southwest Florida MLS over 60 months. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 61 closings at a median of $425,000, from $260,000 to $2,200,000, and $359 per square foot. Thirty sold below $400,000 and two at $1,000,000 or more.
The median was 99 days on market over the last 12 months, from 0 to 586 days. Sixteen of the 61 sold within 30 days and sixteen took more than 180.
The median was 93.8 percent of the final list price. Eleven of 61 sold at 97 percent or more and 12 below 90 percent. Five sold at their final list price and none above it.
On October 7, 2026 there were 53 listings, 49 active and 4 pending, from $289,900 to $3,059,000. Eleven are in Grandview. The other 42 have a median list price of $472,000.
On supply it leans toward buyers: about 9.6 months on the active count. It is uneven, though. Homes from $300,000 to $399,999 have under five months of supply, and homes at $1,000,000 or more have 16 listings against two closings.
No. The $425,000 median blends buildings whose 60-month medians run from $429,900 at Royal Pelican to $1,718,000 at Grandview. Use your own building’s latest closings at your size.
Mostly because different buildings sold. The earlier 12 months had 44 closings at $608,875 and a median living area of 1,623 square feet; the latest has 61 at $425,000 and 1,224 square feet. We draw no price-direction conclusion from it.
Usually not directly. Grandview’s 11 listings run from $1,500,000 to $3,059,000 in homes of 2,414 to 2,923 square feet, a different product. We leave them out when we price an older home.
The record points to December through May. Outside Grandview, 177 of 291 closings over 60 months fell in those months at a median of 24 days on market, against 114 in June through November at 43 days.
On a $425,000 sale, an estimated $28,863, or 6.79 percent, with 2.5 percent buyer-agent compensation, and $18,238, or 4.29 percent, without it. Commission is negotiable.
A $425,000 sale nets an estimated $396,137 with buyer-agent compensation and $406,762 without, before any payoff and prorations. A $780,000 sale nets about $728,240 and $747,740.
The seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price, or $2,975 on a $425,000 sale. That is custom, not law, and the contract controls.
No law requires it. Since the NAR practice changes of August 17, 2024, compensation is negotiated and written into the listing or the buyer’s own agreement. We show your net both ways.
Section 718.503 requires the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone inspection summary and the structural integrity reserve study.
Seven days after signing and receiving the documents, excluding weekends and legal holidays, or 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
Yes. It states what you owe and what transfers with the sale. Under section 718.116 the association must issue it within 10 business days. Florida caps the fee, and we print no dollar amount.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form about known flood damage, flood insurance claims and flood assistance. Answer from your records.
Disclose what you know. Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which includes known water intrusion and repairs.
The FEMA flood map indicates Zone VE at 12 feet at three Bay Beach Lane addresses we tested and Zone AE at 11 feet on Island Pines Way, both Special Flood Hazard Areas, in evacuation zone A.
Whether the building is due, done or not yet due, and what the report found. By our computation from the county’s year built, The Palms of Bay Beach and Royal Pelican passed the first statutory deadline of December 31, 2024. We do not know any building’s status.
No Bay Beach association publishes its budget. Listing agents entered annual recurring fees from $3,604 to $26,588 on the 61 closings, median $12,400, not verified. The budget and estoppel govern.
It can, but the record cannot price it, because the MLS closings do not separate a slip from a unit. State exactly what conveys and attach the document that proves it.
That depends on how it is held. A slip recorded as its own parcel transfers by deed; a cooperative interest transfers under the cooperative’s documents and chapter 719.
Only as the building’s declaration and rules allow, and those are not published for any Bay Beach building. The Town also requires vacation rentals to register, and a registration number does not transfer.
Pet rules are set by each association and are not published. Ask your manager for the current rule and include it in the package. Assistance animals are treated separately under fair housing law.
Possibly. Listing agents entered an application fee on 250 of the 334 closings, which suggests most buildings have an application step. Your declaration says whether the association can approve a buyer.
Mostly. Of 49 repeat pairs in the county file in the last 12 months, 42 sold for more and 7 for less. Owners who bought before 2021 gained in 38 of 41 cases; those who bought later split 4 and 4.
Possibly not on a main home. IRS Topic 701 describes an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly. A second home or rental is treated differently.
In the last 12 months Pink Shell had 14 closings at a $325,000 median, $495 per square foot and 145.5 days, against Bay Beach’s 61 at $425,000, $359 and 99 days. Read our Pink Shell Beach Resort seller page.
List if the home is marketable and you can wait for the season. Take a cash offer when the home needs work an insurer or lender would not accept. Sell by owner only with a buyer in hand and a legal review.
The closings we priced from, the competing listings in your building and band, the documents your buyer will ask for and a net sheet. There is no obligation to list. Request it online or call Jesse.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Call Jesse at (239) 898-6072. We will pull the closings in your building and walk you through the documents a buyer will ask for.
A Fort Myers Beach specialist knows which building a Bay Beach home belongs to, which closings are true comparables, what the condominium package and estoppel must say, and what the flood map and the Town’s rules mean for a buyer. A listing that explains the home well holds its price through the inspection period.
Small facts cost sellers contracts here: a sale from a different building under the same MLS label used as a comparable, a document package delivered after the contract so the cancellation right stays open, a flood form answered from memory, or a slip advertised that the dock documents do not convey. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the island, from the Town’s flood rating to the new Big Carlos Pass Bridge that opened to traffic on November 14, 2025 at the island’s south end.
If you are thinking of selling a Bay Beach home in Fort Myers Beach, call the team that prices from the closings in your own building, orders the estoppel and assembles the flood, permit and document file the day you list, and answers the buyer’s insurance and storm questions before they are asked.
If you are thinking, “I need someone to sell my condo in Bay Beach, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether you own in Waterside, The Palms of Bay Beach, Hibiscus Pointe, Casa Marina, Palm Harbor Club, Royal Pelican, Harbour Pointe, Bella Lago, Captains Bay or one of the smaller buildings.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bay Beach sold record, last 12 months: 61 closings in the Southwest Florida MLS at a $425,000 median, from $260,000 to $2,200,000, with a median of 99 days on market and 93.8 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Bay Beach home valuation and we will send a value built from the closings in your building and size, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Bay Beach home? Get a free Bay Beach home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, except where a publisher blocks automated checks. We list statutes and primary records first.
These are the public primary documents a Bay Beach seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The condominium seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Short-term rental opt-out list 2026 | Town of Fort Myers Beach | Condominium buildings that opted out of Town enforcement |
| Repair and improvement cost form | Town of Fort Myers Beach | The form used for the 50 percent test |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Bay Beach. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.