By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Bay Village is a 108-unit condominium community in seven two-story buildings at 21400 to 21490 Bay Village Drive, just off Estero Boulevard on Estero Island in the Town of Fort Myers Beach, and this is our guide to selling a condo there. The seven buildings are part of our coverage of Fort Myers Beach. This page covers the sale itself: what the condos have closed for, how long they took, what a buyer will ask and what you keep after costs.
The Lee County Property Appraiser places all 110 Bay Village parcels, 108 condominium units and 2 common-element parcels, in the Town of Fort Myers Beach taxing district, so the Town, and not unincorporated Lee County, issues the permits and applies the flood and rental registration rules a buyer will ask about. Bay Village on Fort Myers Beach is not North Bay Village in Miami-Dade County; the figures below are for Bay Village Drive in ZIP 33931 only.
The Southwest Florida MLS records 10 Bay Village closings in the 12 months to October 7, 2026, at a median of $218,750, from $168,000 to $255,000, with a median of 94 days on the market and a median sale of 88.9 percent of the final list price. Ten is the fewest closings we draw a median from, so every closing is listed below. The Lee County recorded-sale series follows separately and is never mixed with it.
To sell a Bay Village condo in Fort Myers Beach in 2026, price it inside the range the last 12 months of closings set, $168,000 to $255,000, settle the fee question with a current estoppel certificate, and expect negotiation: nine of the 10 condos that closed sold below their final list price, at a median 88.9 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bay Village is unusually uniform. Every one of the 108 unit parcels on the county roll is a two-bedroom, two-bath condo, and the roll carries only two heated areas: 881 square feet on 80 parcels and 909 on 28. That sameness lets a buyer check your asking price against every recent closing in minutes. Six of the 10 condos that closed in the last 12 months sold between $210,000 and $225,000, whatever they had been listed for.
These are the nine facts about selling a Bay Village condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser or the Florida Statutes and explained in the sections below.
This seller’s guide to Bay Village in Fort Myers Beach runs from the market record to the pricing method, then the fee, insurance, flood and disclosure questions a condo buyer asks, two net sheets at recorded prices and the questions owners ask us most.
The Market and the Record: How Do I Sell My Bay Village Condo in Fort Myers Beach in 2026? · Why List Your Bay Village Condo With McGreevy and Comisar? · What Is the Bay Village Condo Market Doing for Sellers Right Now? · What Did Bay Village Condos Sell For in the Last 12 Months? · How Long Do Bay Village Condo Listings Take to Sell, and How Close to List Price? · Have Bay Village Condo Owners Sold for More Than They Paid? · A Bay Village Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bay Village Condo in Fort Myers Beach? · What Moves the Price of a Bay Village Condo: Building, Floor, Plan or the Fee Line? · What Fees Will Your Bay Village Condo Buyer Pay Each Year? · Who Insures a Bay Village Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bay Village Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Bay Village? · Which Rules Affect a Bay Village Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Bay Village Condo? · How Do We Negotiate a Bay Village Condo Contract? · Bay Village vs Windward Point: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Bay Village Condo? · Do I Pay Capital Gains Tax When I Sell My Bay Village Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bay Village Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Bay Village · What Sellers Say About Working With Us · Frequently Asked Questions, Bay Village Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Bay Village Condo? 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, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Bay Village condo owners call us because we price from the closings in their own building and plan, settle the fee and document questions before a buyer asks, and negotiate every offer ourselves.
If you are thinking, “I need a listing agent who can explain why one Bay Village condo sold in 8 days and another of the same plan took 306,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 transaction sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 16 Bay Village closings in the Southwest Florida MLS in the last 60 months, and we tracked every one of the 120 county-qualified sales recorded for the seven buildings since February 2001. We read all 110 parcels on the county roll, the state corporation and condominium records, the federal flood layer at five points and the Town’s 2026 rental opt-out list. That is why our first questions are which building, which floor and what your last quarterly statement from the association says.
If you are weighing a sale, request a free valuation for your Bay Village condo or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Bay Village condo market in Fort Myers Beach is thin and price-sensitive right now: 10 condos closed in the 12 months to October 7, 2026 at a median of $218,750, after a median 94 days on the market and at a median 88.9 percent of the final list price, and one condo was for sale.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 10 Bay Village closings from October 28, 2025 to September 25, 2026, for $2,150,500 in dollar volume. The median sale was $218,750 and the mean $215,050. The median price per square foot of MLS living area was $248, from $191 to $289. None of the 10 is a Sold Data Entry record, so each has a real listing history behind it. Eight of the 16 closings of the last five years fell in the first nine months of 2026, so buyers and appraisers now have a fresh set of comparable sales.
Twelve months leads because it is the shortest window with ten closings. No closing in the series falls between July 11, 2022 and December 17, 2024, so the 24-month and 36-month lines match.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 10 | $218,750 | $168,000 to $255,000 | $248 | 94 | 88.9% |
| Last 24 months | 12 | $218,750 | $168,000 to $290,000 | $248 | 94 | 88.9% |
| Last 36 months | 12 | $218,750 | $168,000 to $290,000 | $248 | 94 | 88.9% |
| Last 60 months | 16 | $222,500 | $168,000 to $420,000 | $253 | 66.5 | 92.7% |
The 60-month record holds two quite different groups of sales. Four condos closed from December 10, 2021 to July 11, 2022, at $355,000 to $420,000; the median of these 4 closings was $375,000, and two of the four closed at or above the final list price. Twelve condos have closed since December 17, 2024, at $168,000 to $290,000, with a median of $218,750, a median of 94 days and a median 88.9 percent of list, and 1 of the 12 closed at or above list.
Hurricane Ian made landfall on September 28, 2022, inside that gap, and the county file shows one qualified sale in it, $305,000 on September 1, 2023. We report two samples and no forecast. A price remembered from early 2022 is not what the last 12 buyers have paid.
One Bay Village condo was active and none pending.
| Status | Building | MLS living area (sq ft) | List price | Days on market |
|---|---|---|---|---|
| Active | 21420 Bay Village Dr | 881 | $239,000 | 252 |
The listing asks $271 per square foot, 109.3 percent of the 12-month median sale, and eight of the 10 condos that closed in the last 12 months sold for less than its asking price. A list price is not a sale price, and 252 days is the market’s reply so far.
At the 12-month pace of 10 closings, one active listing is about 1.2 months of supply, and a single new listing would double that overnight. The same arithmetic for all of ZIP 33931 gives about 11.5 months: 380 active listings against 397 closings in 12 months. A Bay Village seller’s competition is less the neighbors than the buyer’s patience and the other low-priced condominiums nearby.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a median of $510,000. Condominiums, split by joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), had 238 closings at a median of $425,000, 83 days on the market and 94.3 percent of final list. Bay Village’s median of $218,750 is 51.5 percent of that condominium median, and its 94 days and 88.9 percent both lean toward the buyer.
The table sets Bay Village beside five other condominium communities from the same October 7, 2026 pull, each in the shortest window of 12, 24, 36 or 60 months with ten or more closings.
| Community | Window | MLS closings | Median sale-to-final-list | Median days on market | Active on Oct 7, 2026 | Months of supply |
|---|---|---|---|---|---|---|
| Bay Village | 12 months | 10 | 88.9% | 94 | 1 | 1.2 |
| Boardwalk Caper | 12 months | 18 | 93.0% | 76.5 | 6 | 4.0 |
| Hibiscus Pointe | 12 months | 12 | 94.4% | 75 | 4 | 4.0 |
| The Palms of Bay Beach | 12 months | 10 | 94.1% | 149.5 | 3 | 3.6 |
| Estero Cove | 24 months | 14 | 93.1% | 90.5 | 6 | 10.3 |
| Windward Point | 60 months | 15 | 96.8% | 37.5 | 2 | 8.0 |
Bay Village has the lowest sale-to-final-list ratio of the six, 88.9 percent against 93.0 to 96.8, and the least for sale. Sellers here have not been short of buyers; they have asked more than buyers would pay and given it back in negotiation. The windows differ by row, so this is position and not a ranking. Our Estero Cove seller page carries that community’s own record.
The Lee County Property Appraiser’s qualified-sale file records 10 Bay Village deeds in the 12 months to October 7, 2026, with a median of $216,250, from $180,000 to $255,000. Over 60 months it shows 14 deeds at $216,250, from $180,000 to $305,000. Inside the 12-month windows, eight sales appear in both series. Two appear only in the MLS, the closings of September 25 and August 24, 2026. Two appear only in the county file: $180,000 at 21460 Bay Village Drive on August 31, 2026 and $210,000 at 21400 on December 12, 2025. We do not use a deed with no MLS closing behind it as a comparable until we know its terms, and we never mix the two series.
Ten Bay Village condos closed between October 28, 2025 and September 25, 2026, at prices from $168,000 to $255,000. The table lists every one, newest first, with the sold and final list prices, the percent of list, the building by street number, the MLS living area, the price per square foot and the days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No unit numbers appear on this page, and every condo in the table has two bedrooms and two baths.
| Closed | Building | Sold price | Final list price | Percent of final list | Days on market | MLS living area (sq ft) | Price per sq ft |
|---|---|---|---|---|---|---|---|
| Sep 25, 2026 | 21470 Bay Village Dr | $220,000 | $195,000 | 112.8% | 56 | 881 | $250 |
| Aug 24, 2026 | 21490 Bay Village Dr | $168,000 | $199,000 | 84.4% | 175 | 881 | $191 |
| Jun 3, 2026 | 21490 Bay Village Dr | $210,000 | $229,900 | 91.3% | 133 | 881 | $238 |
| Jun 1, 2026 | 21420 Bay Village Dr | $180,000 | $239,000 | 75.3% | 91 | 909 | $198 |
| May 19, 2026 | 21490 Bay Village Dr | $215,000 | $249,900 | 86.0% | 53 | 909 | $237 |
| Feb 27, 2026 | 21470 Bay Village Dr | $255,000 | $295,000 | 86.4% | 97 | 881 | $289 |
| Feb 18, 2026 | 21470 Bay Village Dr | $225,000 | $244,900 | 91.9% | 306 | 881 | $255 |
| Feb 12, 2026 | 21440 Bay Village Dr | $220,000 | $235,000 | 93.6% | 68 | 881 | $250 |
| Dec 22, 2025 | 21440 Bay Village Dr | $240,000 | $295,000 | 81.4% | 266 | 881 | $272 |
| Oct 28, 2025 | 21480 Bay Village Dr | $217,500 | $225,000 | 96.7% | 8 | 881 | $247 |
Six of the 10 closed between $210,000 and $225,000, two closed above that band ($240,000 and $255,000) and two below it ($168,000 and $180,000). Two buildings, 21470 and 21490, supplied six of the 10, three each, and between them they hold both the highest price in the window and the lowest. The one closing above its final list price, $220,000 against $195,000, carried the lowest asking price in the table and still landed inside the band.
| Closed | Building | Sold price | Final list price | Percent of final list | Days on market | MLS living area (sq ft) | Price per sq ft |
|---|---|---|---|---|---|---|---|
| Jul 24, 2025 | 21420 Bay Village Dr | $210,000 | $249,000 | 84.3% | 146 | 881 | $238 |
| Dec 17, 2024 | 21470 Bay Village Dr | $290,000 | $299,900 | 96.7% | 54 | 909 | $319 |
| Jul 11, 2022 | 21400 Bay Village Dr | $375,000 | $400,000 | 93.8% | 9 | 909 | $413 |
| Feb 1, 2022 | 21480 Bay Village Dr | $420,000 | $420,000 | 100.0% | 7 | 881 | $477 |
| Jan 18, 2022 | 21440 Bay Village Dr | $375,000 | $398,500 | 94.1% | 65 | 1005 | $373 |
| Dec 10, 2021 | 21480 Bay Village Dr | $355,000 | $350,000 | 101.4% | 5 | 909 | $391 |
The January 18, 2022 closing carries a listing-entered living area of 1,005 square feet. No parcel on the county roll shows that figure, so we print it as the MLS has it and note the difference. No condo appears twice among the 16 closings, so the 16 are 16 different residences.
Bay Village condos that closed in the last 12 months took a median 94 days on the market and sold at a median 88.9 percent of the final list price, $25,450 below it at the median. Four of the 10 closed within 68 days and four took 133 days or more, and both groups closed at nearly the same prices.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 10 closings ran from 8 to 306 days on the market, with a median of 94 and a mean of 125.3. Four sold in 68 days or fewer (8, 53, 56 and 68 days), two took 91 and 97 days, and four took 133 days or more (133, 175, 266 and 306 days). A median of 94 describes almost none of them.
| Group | Closings | Sold prices | Sale-to-final-list |
|---|---|---|---|
| Sold within 68 days | 4 | $215,000, $217,500, $220,000, $220,000 | 86.0% to 112.8% |
| Took 133 days or more | 4 | $168,000, $210,000, $225,000, $240,000 | 81.4% to 91.9% |
The median of these 4 quick closings was $218,750 at 95.1 percent of the final list price. The median of these 4 long closings was $217,500 at 87.9 percent. Four closings a side prove nothing about cause. They do show that waiting did not produce a higher price in this window: the condos that sat four to ten months closed at about the same money as the ones that sold in two.
Across all 10 the ratio ran from 75.3 to 112.8 percent, with a median of 88.9 and a mean of 90.0, and the gap between final list and sold price ran from $25,000 over list to $59,000 under it. For the nine that closed below list, the median gap was $31,000.
The final asking prices of the 10 closed condos ran from $195,000 to $295,000, with a median of $237,000. The sold prices ran from $168,000 to $255,000, with a median of $218,750. Two condos last asked $295,000; they closed at $240,000 after 266 days and $255,000 after 97. The one condo for sale on October 7, 2026 asked $239,000, almost exactly the median final asking price of the condos that sold, and had been listed 252 days. We set the first price where the closings support it, because the market has brought higher asks back to the same band and charged the seller months of fees, taxes and insurance on the way.
Over the long record most Bay Village condo owners who resold did sell for more than they paid: 35 of the 51 repeat sales in the county file since 2001 show a higher second price. The recent record differs: of the 8 resales recorded since March 2025, 2 sold for more, 1 for the same price and 5 for less.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file holds 120 qualified sales at Bay Village from February 13, 2001 to August 31, 2026, across 69 different condos, and 51 pairs in which the same condo sold, then sold again. Sales before 2009 come only from the roll’s four most recent sales per parcel, so early years may be incomplete. Across all 51 pairs the median change was 17.5 percent, or $36,500, after a median hold of about 6.2 years: 35 pairs sold for more, 15 for less and 1 for the same price. The table gives the building, the dates and the prices, and never the unit.
| Building | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 21460 Bay Village Dr | Apr 19, 2018 | $238,500 | Aug 31, 2026 | $180,000 | -24.5% |
| 21490 Bay Village Dr | Jul 15, 2009 | $268,000 | May 19, 2026 | $215,000 | -19.8% |
| 21470 Bay Village Dr | Mar 2, 2020 | $270,000 | Feb 27, 2026 | $255,000 | -5.6% |
| 21470 Bay Village Dr | Mar 18, 2025 | $225,000 | Feb 18, 2026 | $225,000 | 0.0% |
| 21400 Bay Village Dr | Apr 18, 2006 | $400,000 | Dec 12, 2025 | $210,000 | -47.5% |
| 21480 Bay Village Dr | Jul 15, 2014 | $205,000 | Oct 28, 2025 | $217,500 | +6.1% |
| 21420 Bay Village Dr | Jun 12, 2014 | $203,000 | Jul 24, 2025 | $210,000 | +3.4% |
| 21470 Bay Village Dr | Sep 1, 2023 | $305,000 | Mar 18, 2025 | $225,000 | -26.2% |
| 21470 Bay Village Dr | Aug 29, 2018 | $265,000 | Sep 1, 2023 | $305,000 | +15.1% |
Eight of the pairs resold between March 18, 2025 and August 31, 2026. Two sold for more, by 3.4 and 6.1 percent, both about 11 years after 2014 purchases near $205,000. One, bought for $225,000 in March 2025, resold for the same price eleven months later. Five sold for less: by 5.6 percent on a 2020 purchase, 19.8 percent on a 2009 purchase, 24.5 percent on a 2018 purchase, 26.2 percent on a September 2023 purchase and 47.5 percent on a 2006 purchase at $400,000.
The other 42 pairs resold between 2005 and 2021. Thirty-two sold for more and ten for less, and eight of the ten were purchases made from 2005 to 2008, at $250,000 to $389,900, that resold from 2010 to 2020 at $150,000 to $253,000. The pairs are gross differences between two recorded county prices. They leave out renovation, assessments, fees, commissions and taxes, and the MLS closings of August 24 and September 25, 2026 are not yet in the county file. We make no forecast. If you bought near the 2021 to 2023 prices, your net sheet starts from a different place than a neighbor’s who bought in 2014, and we show you that on day one.
This example is a Bay Village condo at 21470 Bay Village Drive that closed on September 25, 2026 for $220,000, which was $25,000 above its final list price of $195,000, after 56 days on the market. It is a public-record closing from the Southwest Florida MLS, chosen because it alone of the last 10 closed above list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo is a two-bedroom, two-bath residence with 881 square feet of MLS living area, the plan the county roll shows on 80 of the 108 unit parcels. It closed at 112.8 percent of its final list price and at $250 per square foot, against a 12-month median of $248. Its final asking price, $195,000, was the lowest of the 10 closings in the window.
A sale that closes $25,000 above its last asking price tells you that price drew more than one buyer’s interest. The MLS record does not show how many offers arrived or what the condo was first listed for, so that reading is our inference. What the record does show is the contrast with the two condos whose final asking price was $295,000. They closed $40,000 and $55,000 below it, after 97 and 266 days. In all three cases the buyers arrived at a figure between $220,000 and $255,000. The asking price decided how long it took and which side gave ground. This closing does not show that a low ask earns a premium, because it landed near the median and not above it.
Three 881 square foot condos in the 21470 building closed in 2026: $255,000 on February 27 after 97 days, $225,000 on February 18 after 306 days and $220,000 on September 25 after 56 days, $35,000 apart for the same recorded plan in the same 1982 building. Nothing in the MLS grid or the county roll explains the difference. Floor, renovation and furnishings are where it sits, and those are what a listing has to show.
The listing for this sale carries a total annual recurring fee entry of $15,172 beside a quarterly condominium fee entry of $2,600, which is $10,400 a year. The $4,772 difference could be an assessment, another charge or a typing difference, and nothing in the listing says which. It is the highest fee entry in the 60-month record, the next buyer’s agent will see it, and the estoppel certificate for your unit is the answer.
We price a Bay Village condo from the closings in its own plan and building, adjust for floor, condition, furnishings and the fee and document picture, and then test the number against what is for sale today. The 12-month median of $218,750 is the reference for the community and is never the price of one unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pull the closings for your plan first: the 881 square foot plan has 10 closings in five years and 8 in the last 12 months, and the 909 square foot plan has 5 in five years and 2 in the last 12 months. Then we narrow to your building, because the seven have traded at very different rates, from four closings at 21470 to none at 21460.
Neither the MLS grid nor the county roll records the floor, the renovation, the furnishings or the terms, so we ask you for them and walk the condo. This step carries real weight, because three condos of the same plan in the 21470 building closed $35,000 apart in 2026.
A buyer’s lender will read the budget and the estoppel certificate, so we read them first and work out the monthly cost of owning at the price we are about to ask. Then we set the price against the one active listing, at $239,000 and 252 days.
The Property Appraiser’s just value for the 108 unit parcels runs from $168,774 to $178,525 with a median of $169,342, which is 77.4 percent of the 12-month median sale. Just value is an assessment figure, useful for the tax proration on your net sheet and nothing else in pricing. As Top 1% Real Estate Agents Nationally Since 2008, we price from closings, and we show you each one we used.
The price of a Bay Village condo moves with its condition, its floor and outlook, its building and, above all at this price, the association fee and any assessment a buyer must carry. The public record shows only the building and the plan, and neither one separated prices in the last 12 months of closings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No record we found places Bay Village on the Gulf. The county roll’s land-is-on field reads BAY on all 110 parcels, the association’s page says the buildings overlook “the water toward Estero Bay” and are “a very short walk” from the beach, and the flood map reads Zone AE at the points we tested, not the Zone VE of Gulf-front buildings. We did not measure the walk, so we print no distance, and a listing should not borrow the word Gulf-front.
| Building | Unit parcels | Year built (county) | MLS closings, 60 months | Price range, 60 months | MLS closings, 12 months |
|---|---|---|---|---|---|
| 21400 Bay Village Dr | 16 | 1981 | 1 | $375,000 | 0 |
| 21420 Bay Village Dr | 16 | 1981 | 2 | $180,000 to $210,000 | 1 |
| 21440 Bay Village Dr | 16 | 1981 | 3 | $220,000 to $375,000 | 2 |
| 21460 Bay Village Dr | 16 | 1982 | 0 | none | 0 |
| 21470 Bay Village Dr | 16 | 1982 | 4 | $220,000 to $290,000 | 3 |
| 21480 Bay Village Dr | 16 | 1983 | 3 | $217,500 to $420,000 | 1 |
| 21490 Bay Village Dr | 12 | 1983 | 3 | $168,000 to $215,000 | 3 |
The 21470 building has traded most often, and the 21460 building has no MLS closing in five years, although the county file records two deeds there, at $200,000 on July 31, 2025 and $180,000 on August 31, 2026. The 21490 building, the smallest with 12 units, supplied three of the last 10 closings, all at or below $215,000. Three sales cannot show that a building sells for less, but they are the comparables a buyer’s agent will bring to an owner there.
The roll records 881 square feet on 80 unit parcels and 909 on 28, every unit has two bedrooms and two baths, and each building holds four of the larger plan. In the last 12 months the eight 881 square foot closings ran from $168,000 to $255,000, and the median of these 8 closings was $220,000; the two 909 square foot closings were $180,000 and $215,000. Twenty-eight square feet is about 3 percent of the home, and the plan does not set the price here.
The county roll’s story field reads 2 on all 108 unit parcels, and the unit numbers in both the MLS and the county file begin with either 1 or 2. We read that first digit as the floor. That is our reading of the numbering and not a recorded fact. On that reading, 5 of the 10 closings in the last 12 months were ground-floor condos, at $168,000 to $240,000, and the median of these 5 closings was $220,000. The other 5 were second-floor condos, at $180,000 to $255,000, and the median of these 5 closings was $215,000. Five a side cannot show a premium for either floor. Buyers still ask about the floor first on a barrier island, for the stairs and for the flood history, and we answer from a walk-through and your repair records.
The county roll counts no Bay Village parcel built in 2023 or later and does not record repairs. The U.S. Geological Survey’s database of surveyed Hurricane Ian high-water marks includes two whose site descriptions name Bay Village: one at 21480 Bay Village, 11.7 feet NAVD88 and 5.5 feet above the ground at that spot, and one at the maintenance shed next to the pool and the 21470 building, 12.3 feet NAVD88 and 5.95 feet above the ground. Both were surveyed on October 16, 2022. Those are measurements of water at two points, not statements about any unit’s floor level or damage, and we found no document describing how the buildings were repaired. A condo renovated after September 2022 sells on the renovation, its permits and the association’s approval, and we ask you for all three.
Listing-entered annual recurring fees on 16 Bay Village closings in the Southwest Florida MLS ranged from $4,956 to $15,172, with a median of $10,400, and the 10 entries on the last 12 months of closings ran from $10,400 to $15,172 (not verified; the association’s current budget and an estoppel certificate govern what your buyer pays).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 16 entries fall on six values: $4,956 twice, $5,680 twice, $8,800 once, $10,400 six times, $11,000 four times and $15,172 once. By closing date they read $4,956 on the closings of December 2021 and January 2022; $5,680 on those of February and July 2022; $8,800 on December 17, 2024; and $10,400 or $11,000 on every closing from July 2025 onward except the last, which carries $15,172. Inside the last 12 months that is six entries at $10,400, three at $11,000 and one at $15,172. We report these as what agents typed when each condo was listed. We do not say the association changed its assessment on any date or by any amount, because the association’s budget is not published and an entry can reflect a different period. Its public page does not say what the assessment pays for, how much goes to reserves or whether a special assessment is in force, so this page states none of those.
Each of the five lower values equals four times a quarterly amount that agents entered: $1,239, $1,420, $2,200, $2,600 and $2,750. The same amount turns up in different fields: $2,750 a quarter sits in the homeowners association field on two closings and in the master association field on two, so the master field reads $0 on 14 closings and $2,750 a quarter on two. We read that as one fee entered in different places, which fits a community with a single association. That is our reading, and the declaration, the budget and the estoppel certificate decide.
Listing agents entered an application fee of $100 on 11 of the 16 closings and $150 on one, and left it blank on four. One closing carries a $100 transfer fee entry and the other 15 carry none. We print no estoppel figure, because Florida caps that charge by statute and the association’s current schedule governs.
At $220,000, a recorded closing price, and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $2,928.38 a year. Added to the most common recent fee entry of $10,400, that is about $13,328 a year, or roughly $1,111 a month, before insurance and utilities. The fee entry alone is about 4.8 percent of the $218,750 median price every year, which is why a buyer here reads the fee line before the photographs. That is arithmetic from listing entries and the 2026 rate, and it is not a quote.
A Bay Village condo is insured on two layers: the association’s master policy insures the seven buildings and is paid from the assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about wind and flood, and a buyer’s lender will review the association itself.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The master policy insures the buildings, and its premium reaches each owner through the assessment. We found no premium or deductible from a primary source and publish none. Ask the manager for the declarations page and the deductible rule, because a buyer will ask who pays the deductible after a storm and how much of the assessment is insurance.
Citizens Property Insurance requires flood coverage alongside its wind policies, and under Florida Statutes 627.351 that requirement does not reach a condominium unit owner’s form. A buyer should still price flood cover, because every point we tested sits in a Special Flood Hazard Area.
A buyer can insure through the National Flood Insurance Program, a private flood policy or both. The Town of Fort Myers Beach holds Community Rating System Class 5, a 25 percent discount on federal flood policies, effective April 1, 2026, after losing an earlier discount in November 2024. Under Risk Rating 2.0, FEMA caps most annual premium increases at 18 percent. Florida’s wind mitigation form, OIR-B1-1802, was revised effective April 1, 2026. We quote no premium, and none is published for Bay Village.
A lender financing a condominium usually reviews the budget, reserves, master insurance, litigation and owner-occupancy through a questionnaire the association completes. We know no one lender’s rules, so we ask the manager how long the questionnaire takes before the listing goes live. The questionnaire may also ask about milestone inspections and reserve studies, which apply to buildings of three or more habitable stories; the county roll records two stories here, so ask the association for its written position.
Under Florida Statute 718.503 a Bay Village condo seller gives a resale buyer the declaration, bylaws, rules, budget and financial information and the state’s questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Statute 689.302 adds a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bay Village is a condominium under chapter 718, governed by Bay Village Club Condominium Association, Inc., Florida document number 749898, so chapter 720, the homeowners association act, does not apply to your sale. A resale seller gives the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the state’s frequently asked questions document. The buyer may cancel within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving them, and within 15 days where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies. A waiver of those rights has no effect, so deliver the package early and let the window run.
The county roll’s legal descriptions cite the declaration at Lee County Official Records Book 1466, Page 1501, on all 108 unit parcels and on one of the two common-element parcels. The second common-element parcel, described as the Phase II pool and tennis common elements, cites Official Records Book 1573, Page 1703. The declaration and its amendments are the source for leasing, pet, alteration and approval rules, and an owner can request the association’s official records under Section 718.111.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering flood insurance claims and federal flood assistance. Answer from your own records, and expect the buyer’s lender and insurer to ask about the building’s flood history as well.
Section 689.261 requires a property tax disclosure summary at or before the contract. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove that duty.
The estoppel certificate states what the unit owes the association and whether any assessment is due or levied. Florida caps the fee by statute, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if delivered electronically. Order it when you list; with entries from $4,956 to $15,172, it is the one document that gives a buyer the current number.
By the county’s years built, the seven buildings reached 30 years between 2011 and 2013. Florida Statute 553.899 requires a milestone inspection of a condominium building of three or more habitable stories at 30 years, due before December 31, 2024 for a building that reached 30 before July 1, 2022. Statute 718.112 requires a structural integrity reserve study for such buildings, due by December 31, 2025. Those dates would apply to a Bay Village building only if it has three or more habitable stories, and the county roll records two. We computed them from the county’s fields and state no status for any building; the association’s records and the Florida DBPR reporting database are where a buyer checks.
Buyers will ask about the flood zone, the storm record and the rebuilding rules at Bay Village, and the record answers most of it. The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the five points we tested, in evacuation zone A. Ian’s surge reached 10 to 15 feet above ground on Estero Island.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer on October 7, 2026 at five points: the Census-geocoded locations of four units in the buildings at 21400, 21420 and 21440 Bay Village Drive, two of which share one point, and the center of the roll’s parcel coordinates. The FEMA flood map indicates the following at these addresses. It is a map reading; an elevation certificate or a lender’s flood determination settles a specific unit.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 21400 Bay Village Dr | AE | 11 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 21420 Bay Village Dr (two units, one point) | AE | 11 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 21440 Bay Village Dr | AE | 11 ft NAVD88 | 12071C0566G | November 17, 2022 |
| Center of the roll’s parcel coordinates | AE | 11 ft NAVD88 | 12071C0567G | November 17, 2022 |
We did not test the buildings at 21460, 21470, 21480 and 21490 individually.
The National Hurricane Center puts Hurricane Ian’s surge on September 28, 2022 at 10 to 15 feet above ground on Fort Myers Beach and Estero Island. U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded 13.23 feet at the pier. Three surveyed marks lie within one kilometer of the center of Bay Village, at 11.7 to 12.4 feet NAVD88, 0.7 to 1.4 feet above the 11-foot base flood elevation; two of them are the marks on the grounds described above. For Helene and Milton in 2024 the National Weather Service puts coastal Lee County water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. Those are measurements of water, not of any floor or any damage.
The Town requires new or substantially improved buildings to stand at the base flood elevation plus one foot, 12 feet here, and applies its 50 percent substantial-improvement test per building. The Town’s page states a five-year look-back on permits; the code text we read is silent on it. A seller who renovated after Ian should have the permit history ready to hand over.
The Town issues permits here, and work inside a unit also needs the association’s approval. From May 1 to October 31 the Town’s sea turtle lighting rules apply, including window glass at 45 percent light transmittance or less, and the Town’s page says they apply to all properties in the Town. We did not confirm any building’s position against the state’s coastal construction control line. The Coastal Barrier Resources System layer returned no unit at the points we tested.
Four layers of rules affect a Bay Village condo sale: chapter 718 of the Florida Statutes, the declaration recorded at Official Records Book 1466, Page 1501, the association’s current rules, and the Town of Fort Myers Beach code. The association’s leasing, pet and approval rules are not published online, so a seller has to obtain them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The association’s public page says that neither the association nor its management company manages rentals and that owners rent privately or through agencies. It states no minimum lease term, lease limit or tenant approval step; the declaration and current rules govern those. A unit used as a short-term vacation rental registers with the Town under Ordinance 18-01, within the limits Statute 509.032 places on local regulation. The Town’s page says a registration number must appear in every advertisement, that a responsible party must be reachable around the clock and able to act within one hour, that registration renews every year and that the numbers are non-transferable. So a buyer does not inherit a seller’s registration and registers again after closing.
Condominium associations in the Town may opt out of the Town’s enforcement of its rental code of conduct and enforce it themselves. We downloaded the Town’s 2026 opt-out list on October 7, 2026, 36 building entries, and searched it for Bay Village and for the street numbers 21400 through 21490. There was no match.
Section 34-2391 of the Town’s land development code sets minimum rental periods in some districts, with exceptions that include land adjoining the bay side of Estero Boulevard and qualifying condominiums of six or more units. We did not confirm which row applies to these seven buildings, so we state no stay length.
Pet rules are not published, and the association’s page does not mention pets. The declaration and current rules govern, and a listing that says pets are allowed without the limits invites a dispute during the cancellation window.
Application fee entries on 12 of the 16 closings suggest that sales go through an association application. Whether there is an interview or a right of first refusal is in the declaration and rules, and the approval time sets the earliest realistic closing date.
The Southwest Florida MLS record shows Bay Village condos closing most often in February and December: 7 of the 16 closings in five years fell in those two months, and none fell in March, April or November. Sixteen closings are too few to say a month brings a better price on Fort Myers Beach.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, last 60 months |
|---|---|
| January | 1 |
| February | 4 |
| March | 0 |
| April | 0 |
| May | 1 |
| June | 2 |
| July | 2 |
| August | 1 |
| September | 1 |
| October | 1 |
| November | 0 |
| December | 3 |
| All months | 16 |
December, January and February together hold 8 of the 16 closings. A closing follows its contract by several weeks, so those sales were mostly agreed between November and early February, when the island is fullest. The count says when sales closed and not when they were best priced, and with one to three closings in a month we cannot conclude anything about price by month.
The Census Bureau’s 2020 to 2024 American Community Survey counts 71.4 percent of the Town’s 9,886 housing units as vacant on survey day, including 4,753 held for seasonal use. Many likely buyers are on the island only in winter, so list when the unit and its documents are ready for them to walk through.
We market a Bay Village condo by entering it in the Southwest Florida MLS with the correct plan, building and documents, photographing the floor, outlook and finishes that the public record cannot show, and answering the fee, flood and insurance questions inside the listing package, because buyers here weigh monthly cost first.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We list in the Southwest Florida MLS, where every buyer’s agent working the island searches, and promote the listing through our local guides. Our Fort Myers Beach seller guide covers selling anywhere on the island.
Since August 17, 2024, offers of buyer-agent compensation cannot be advertised in the MLS, and a buyer’s agent works under a written agreement before touring. Commissions are negotiable. A seller may offer to pay or contribute toward the buyer’s agent off the MLS and may offer concessions on it, and we set the options out in writing before you sign.
We negotiate a Bay Village condo contract against the record: nine of the 10 condos that closed in the last 12 months sold below their final list price, at a median 88.9 percent, so an offer under list is the normal opening here. We then keep the lender, the association application and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will cite the $168,000 and $180,000 closings. We answer with the six closings between $210,000 and $225,000, and with the days the two low sales sat, 175 and 91. The record supports a band, and the negotiation is about where in it your condo belongs. The fee objection we answer with the current budget and estoppel certificate, not a listing entry.
A buyer weighing a Bay Village condo against Windward Point, 1.4 miles away by road at 400 Lenell Road, is comparing a two-bedroom condo in a two-story building with a one or two-bedroom condo in a seven-story building at about twice the price. The 60-month medians are $222,500 and $430,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windward Point is one bay-side building of 84 condos, built in 1982. Both columns use the 60-month window, because Windward Point had one closing in the last 12 months. The road distance is a routing estimate from the center of the roll’s parcel coordinates.
| Measure | Bay Village | Windward Point |
|---|---|---|
| Address | 21400 to 21490 Bay Village Drive | 400 Lenell Road |
| Built (county) | 1981 to 1983 | 1982 |
| Condos | 108 in seven buildings | 84 in one building |
| County stories | 2 | 7 |
| Plans on the roll | Two bedrooms; 881 or 909 sq ft | One or two bedrooms; 732, 871 or 960 sq ft |
| Water on the roll | BAY on all 110 parcels; no dock or seawall flag | BAY on 85 parcels; six boat-slip parcels under a separate boating association |
| MLS closings, 60 months | 16, median $222,500 | 15, median $430,000 |
| MLS price range, 60 months | $168,000 to $420,000 | $300,000 to $550,000 |
| MLS closings, 12 months | 10 | 1, at $390,000 |
| Median price per sq ft, 60 months | $253 | $486 |
| Median sale-to-final-list, 60 months | 92.7% | 96.8% |
| Median days on market, 60 months | 66.5 | 37.5 |
| Active, October 7, 2026 | 1, at $239,000, listed 252 days | 2, at $310,000 and $337,000, listed 233 and 303 days |
| Listing-entered annual fees, 60 months (not verified) | $4,956 to $15,172 on 16 closings, median $10,400 | $5,460 to $8,200 on 15 closings, median $7,000 |
| FEMA zone at tested points | AE, 11 ft NAVD88 | AE, 11 ft at the street point; VE, 12 ft at the county’s point |
| Milestone and reserve-study statutes | Roll shows 2 stories; applicability not confirmed | Roll shows 7 stories; the statutes apply on their face |
| Median county just value | $169,342 | $264,822 |
A buyer picks Bay Village for the lower entry price, a second bedroom in every unit and a low-rise building. A buyer picks Windward Point for a taller bay-side building, a lower fee entry and a chance at a boat slip, and pays about twice as much. The fee comparison is the one a Bay Village seller has to meet head-on: the listing-entered median is $10,400 here against $7,000 there, about 4.7 percent of Bay Village’s 60-month median price against about 1.6 percent of Windward Point’s, and neither is verified. The useful fact for your listing is the asking gap: Windward Point’s two active listings, both one-bedroom condos, ask $310,000 and $337,000, while the one Bay Village listing asks $239,000 for two bedrooms.
Selling a Bay Village condo costs roughly 5.0 to 7.6 percent of the price on the two net sheets below, at $220,000 and $255,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Florida law does not assign closing costs; the contract controls. The customary Lee County split is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Association estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy, loan charges and recording | Buyer | Buyer’s financing and deed recording |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $220,000 | Southwest Florida MLS closings, February 12 and September 25, 2026 |
| Listing commission (example 2.75%) | -$6,050 | Negotiated; 2.75% x $220,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$5,500 | Optional; 2.5% x $220,000 |
| Deed documentary stamp tax | -$1,540.00 | 2,200 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$1,175.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search |
| Property tax proration (estimate) | -$1,112 | 180/365 of $169,342 x 13.3108 mills, before exemptions and discount |
| Estimated total seller costs | -$16,752 | 7.6% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $203,248 | Price less the total; the estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$11,252 | 5.1% of the price |
| Without a buyer-agent offer: net | $208,748 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $255,000 | Southwest Florida MLS closing, February 27, 2026 |
| Listing commission (example 2.75%) | -$7,012.50 | Negotiated; 2.75% x $255,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$6,375 | Optional; 2.5% x $255,000 |
| Deed documentary stamp tax | -$1,785.00 | 2,550 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$1,350.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search |
| Property tax proration (estimate) | -$1,112 | 180/365 of $169,342 x 13.3108 mills, before exemptions and discount |
| Estimated total seller costs | -$19,009 | 7.5% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $235,991 | Price less the total; the estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$12,634 | 5.0% of the price |
| Without a buyer-agent offer: net | $242,366 | Before any mortgage payoff |
The commission lines are examples and both are negotiable. The estoppel fee is capped by statute and left out of the totals, so add the association’s figure. The tax proration uses the county’s median just value of $169,342 at the 2026 Town district millage of 13.3108 for 180 of 365 days as an illustration. The association’s quarterly assessment is prorated too, and any mortgage payoff comes out of the net.
Whether you owe capital gains tax on a Bay Village condo depends on your basis, how long you owned it, whether it was your main home and where you are resident, so we cannot answer for you. Florida has no state personal income tax, federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A winter home or a rental does not qualify unless it meets those tests. Gain is the sale price less selling costs and your basis, so the repeat-sale differences above are not taxable gain as they stand. A foreign seller may face federal withholding under the Foreign Investment in Real Property Tax Act, taken at closing, so raise it with the title agent early.
For most Bay Village condo owners a full MLS listing gives the highest price the market will test, a cash offer trades price for speed, and a sale by owner saves the listing commission but leaves you the chapter 718 documents, the disclosures and the negotiation. The right route depends on your timeline and the unit’s condition.
| Route | Price outcome | What it costs | Main risk | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price above the last 12 months of closings sits | The condo shows well and you have a few months |
| Cash or investor offer | Usually below a well-priced listing | Fewer steps, lower price | The discount can exceed the commission saved | The condo needs work or you need certainty |
| Sale by owner | Untested unless you already have a buyer | No listing commission; your own disclosures | A missed Section 718.503 or 689.302 duty | A known buyer and a lawyer’s review |
You get a free Bay Village condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your plan and building, adjusted for floor, condition and the fee and document picture, with a net sheet at that price, and there is no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the competing listing, the documents your buyer will ask for and a net sheet.
Get your free Bay Village condo valuation, built from recent closings of your plan and not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following about selling a Bay Village condo from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and we would rather leave a gap than guess.
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, in the reviewers’ own words, about working with our team in Southwest Florida.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
These are the questions Bay Village owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the closings in your plan and building, order the estoppel, assemble the resale documents and complete the flood disclosure. The 12-month median sale was $218,750.
Start from the band. Six of the 10 closings of the last 12 months fell between $210,000 and $225,000, the range ran from $168,000 to $255,000, and nine of the 10 closed below the final list price.
On October 7, 2026, one was active and none was pending: an 881 square foot condo at 21420 Bay Village Drive asking $239,000 that had been listed 252 days. A re-check of the MLS on October 29, 2026 found the same condo still active at $239,000, none pending, and no closing since September 25, 2026.
The 12-month median was 94 days, but the range ran from 8 to 306. Four of the 10 closings sold within 68 days and four took 133 days or more.
The median sale was 88.9 percent of the final list price over 12 months, a median gap of $25,450. One of the 10 closed above list.
It did not in the last 12 months. The median of the 4 closings that sold within 68 days was $218,750, and the median of the 4 that took 133 days or more was $217,500.
The 21470 building, with 4 of the 16 closings in 60 months and 3 of the 10 in 12 months. The 21460 building has no MLS closing in five years and two county deeds.
Not in the recent record. Over 12 months the eight 881 square foot closings ran from $168,000 to $255,000, and the two 909 square foot closings were $180,000 and $215,000.
The sample does not show it. Reading the first digit of the unit number as the floor, five ground-floor closings ran from $168,000 to $240,000 and five second-floor closings from $180,000 to $255,000.
Three 881 square foot condos at 21470 closed in 2026 for $255,000, $225,000 and $220,000. The public record does not show floor, renovation or furnishings, which is where the difference lies.
No. Four condos closed from December 2021 to July 2022 at $355,000 to $420,000. The 12 that have closed since December 2024 had a median of $218,750, and appraisers use the recent group.
No. The median just value on the October 2026 roll file, $169,342, is an assessment figure, about 77.4 percent of the 12-month median sale. Price from closings.
Five of the 8 county repeat sales since March 2025 sold below the earlier price. We run a net sheet at the price the record supports so you can decide.
The current assessment, what it pays for and any special assessment. Listing entries ran from $4,956 to $15,172 and are not verified, so answer with the budget and the estoppel.
The September 25, 2026 closing carries that total beside a $2,600 quarterly entry, $10,400 a year. Nothing explains the $4,772 difference; your estoppel certificate answers it.
The record shows one association, Bay Village Club Condominium Association, Inc. Two listings entered $2,750 a quarter in the master fee field and 14 entered $0, which we read as one fee typed in different fields.
Listing entries show an application fee on 12 of 16 closings, which suggests an application. The declaration and rules say what is required, so ask the manager how long approval takes.
Under Florida Statute 718.503: the declaration, articles, bylaws, rules, the latest financial statement and budget, the state’s questions-and-answers sheet, and the milestone summary and reserve study material where they apply.
Yes, within 7 days of receiving the resale documents, not counting Saturdays, Sundays and legal holidays, or 15 days where a milestone summary, turnover report or reserve study applies.
Florida law caps the charge and sets the certificate’s life at 30 days, or 35 if delivered electronically. We print no dollar figure, because the association’s current schedule governs.
Under Florida Statute 689.302, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering flood claims and federal flood assistance.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the five points we tested, on panels 12071C0567G and 12071C0566G. An elevation certificate settles a specific building.
Disclose what you know: damage, repairs, claims and permits for your unit. Two surveyed high-water marks on the grounds mean buyers will ask.
They apply to buildings of three or more habitable stories, and the county roll records two here. Ask the association for the reports or its written statement that none is required.
The declaration and rules decide, and neither is published. The Town registers short-term rentals, and registration numbers are non-transferable, so a buyer registers again.
The pet rules are not published, and the association’s page is silent. It matters, because a buyer with a pet can cancel inside the document window if the rules surprise them.
No record we found says so. The county roll’s land-is-on field reads BAY on all 110 parcels, and the association describes the beach as a very short walk. A listing should not say Gulf-front.
The seller customarily pays it. Under Florida Statute 201.02 the rate is $0.70 per $100, which is $1,540.00 on $220,000 and $1,785.00 on $255,000.
By Lee County custom the seller pays the owner’s title policy and the buyer pays the lender’s policy and loan charges. It is a custom and not law, and the contract controls.
On our net sheet, about $203,238 before any mortgage payoff with a buyer-agent offer and about $208,738 without one, at example commission rates. The estoppel fee is not in those totals.
Tax is prorated to the closing date. At the 2026 applied rate of 13.3108 mills, $220,000 would carry $2,928.38 before exemptions and non-ad valorem charges.
Eight of the 16 closings in five years fell in December, January and February, and none in March, April or November. The record is too thin to say a month changes the price.
We do not forecast prices. The record shows a $218,750 median over 12 months, one active listing and eight closings so far in 2026.
Commission is negotiable and set in the listing agreement, so we publish no rate. Call Jesse at (239) 898-6072 and we will explain what is included before you sign anything.
Yes. The county roll places all 110 parcels in the Town’s taxing district, so the Town issues permits and applies the flood and rental registration rules.
A Fort Myers Beach specialist knows which Bay Village building and plan a condo belongs to, which closings are true comparables, what the estoppel and resale package must contain and what the flood map indicates at the address. Buyers pay for that clarity, and a listing that explains a condo well holds its price through inspection.
Small errors cost condo sellers contracts: a fee copied from a 2022 listing, a Gulf-front claim for buildings the county codes as bay, a document package delivered late so the cancellation window stays open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the buyer.
Our Fort Myers Beach community page covers the island.
If you are thinking of selling a Bay Village condo in Fort Myers Beach, call the team that prices from the closings in your plan and building, assembles the fee, flood and permit file the day you list, and answers the buyer’s monthly-cost questions first. We have represented Southwest Florida sellers since 2008.
If you are thinking, “I need someone to sell my condo in Bay Village in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Bay Village, Windward Point, Estero Cove, Hibiscus Pointe or The Palms of Bay Beach.
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 Village sold record, last 12 months: 10 Southwest Florida MLS closings at a $218,750 median, from $168,000 to $255,000, a median 94 days on the market and a median 88.9 percent of the final list price, with one condo active on October 7, 2026. About one condo in 34 here sells in a typical year, so call us first.
Request your free Bay Village condo valuation, 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 Fort Myers Beach listing agent 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 based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
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 Village condo? Get a free Bay Village condo 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.
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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 how we represent buyers, or contact us.
Every figure on this Bay Village page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condo seller’s duties and the agencies that issued the storm and flood data. Each entry was accessed October 7, 2026.
These official documents are the ones a Bay Village condo seller in Fort Myers Beach should have in hand before listing and that a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Why a Bay Village seller needs it |
|---|---|---|
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 applied rate for the Town district, 13.3108 mills (13.4329 in 2025), printed October 9, 2026 |
| Town 2026 condominium opt-out list | Town of Fort Myers Beach | The list we searched for Bay Village |
| Ordinance 18-01 | Town of Fort Myers Beach | The short-term rental registration ordinance |
| Repair and improvement cost form | Town of Fort Myers Beach | The form behind the 50 percent rule |
| Florida Statute 718.503 | Florida Legislature | The resale package and the buyer’s cancellation right |
The association’s declaration, bylaws, rules and budget are not posted publicly; they come from the manager with the estoppel certificate.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Bay Village condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.