Updated October 2026 · By 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 home in Bayside Estates, the canal-front neighborhood of manufactured homes on platted lots off San Carlos Boulevard with a Fort Myers Beach mailing address, this is our seller’s guide to your streets, written from the recorded sales and not from a template. The wider market is in our Fort Myers Beach coverage.
Bayside Estates is on the Lee County mainland. It is not on an island and it is not inside the Town of Fort Myers Beach. The Lee County Property Appraiser’s roll places all 598 residential parcels in unincorporated Lee County, in ZIP 33931, so Lee County and not the Town is your government for permits, flood rules and taxes, and most of a buyer’s questions follow from that one fact.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 28 Bayside Estates closings at a median of $362,500, a median of 80 days on market and a median of 94.2 percent of the final list price, every one at an address the county codes as a manufactured home. This page prints all 28, the days and discounts behind the medians, what repeat sellers received, the net proceeds on two real prices and the papers a Florida seller hands over.
To sell a Bayside Estates home in Fort Myers Beach in 2026, price it from the closings nearest your own in size, age and lot instead of the neighborhood median, gather the title, elevation, permit and association papers before the first showing, and expect buyers to ask about flood zone, insurance and dues before they ask about the canal.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bayside Estates is not one product. The 28 closings of the last 12 months ran from $138,000 to $690,000, from 660 to 2,061 square feet of living area and from $135 to $488 per square foot, and the county roll dates the homes from 1968 to 2024. A seller who prices from the middle of that spread prices almost every home wrongly.
These are the nine facts about selling a Bayside Estates home that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Florida Division of Corporations and Florida law, with the arithmetic shown further down.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Bayside Estates Home in Fort Myers Beach in 2026? · Why List Your Bayside Estates Home With McGreevy and Comisar? · What Is the Bayside Estates Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Bayside Estates Homes in Fort Myers Beach Sell For? · How Long Do Bayside Estates Listings Take to Sell, and How Close to List Price? · Have Bayside Estates Owners Sold for More Than They Paid? · A Bayside Estates, Fort Myers Beach Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bayside Estates Home in Fort Myers Beach? · What Moves the Value of a Bayside Estates Manufactured Home? · What Fees Will Your Bayside Estates Buyer Pay Each Year? · Who Insures a Bayside Estates Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bayside Estates, Fort Myers Beach Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Bayside Estates, Fort Myers Beach? · Which Rules Affect a Bayside Estates Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Bayside Estates Home in Fort Myers Beach? · How Do We Negotiate a Bayside Estates Contract? · Bayside Estates vs Boardwalk Caper: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bayside Estates Home in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Bayside Estates Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bayside Estates Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Bayside Estates Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Bayside Estates 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 based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Bayside Estates owners hire us because we price from the nearest like closings, assemble the title, flood and association file before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bayside Estates home, or thinking, “I need a listing agent who has read the record on my street,” 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 our team as a Large Team with 241 transaction sides and $157.57 million in verified production, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 in Florida 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 211 Bayside Estates closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll to read its use code; all 211 matched. We tracked the 120 most recent county-qualified Bayside Estates sales in the Lee County file one by one, dated February 17, 2023 to September 9, 2026, read each of the 598 parcels on the roll, read the Florida Division of Corporations record of every entity with the Bayside Estates name and queried the FEMA flood layer at four addresses and the center point. It is why our first questions to an owner are how the home is titled, when it was built or replaced, and what the lot has on the water.
We will not price a 672 square foot home on Bayside Lane from a 1,672 square foot sale on Canal Cove Court, quote dues the association has not confirmed, call a home elevated without its elevation certificate, or tell a buyer that the Town’s rental rules apply on the mainland. Holding the Top 1% Real Estate Agents Nationally Since 2008 ranking means reading the record first.
Ask for a free Bayside Estates home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings nearest your home in size, age and lot, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast. Eighteen Bayside Estates homes were competing for buyers on October 7, 2026, so the owner who lists next should make us the first call.
The Bayside Estates market in Fort Myers Beach closed 28 sales in the 12 months to October 7, 2026 at a median of $362,500 and $235 per square foot, with a median of 80 days on market and 94.2 percent of the final list price. Eighteen active listings were competing that day, about 7.7 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 keep two series apart and never average them: the Southwest Florida MLS, which we pulled ourselves on October 7, 2026, and the Lee County Property Appraiser’s qualified improved sales from the roll file of October 4, 2026. The MLS series leads because its 12-month window holds more than 10 closings.
| Window | Closings | Median sold price | Range | Median $/sq ft | Median days on market (n) | Median sale to final list (n) |
|---|---|---|---|---|---|---|
| 12 months | 28 | $362,500 | $138,000 to $690,000 | $235 | 80 (28) | 94.2% (28) |
| 24 months | 48 | $350,389 | $78,500 to $690,000 | $233 | 97.5 (48) | 92.8% (48) |
| 36 months | 71 | $360,000 | $78,500 to $690,000 | $233 | 80.5 (70) | 94.1% (70) |
| 60 months | 211 | $232,000 | $66,000 to $690,000 | $194 | 24 (209) | 94.6% (209) |
The 12-month window carries $10,055,776 in closed volume. Days on market and sale to final list leave out the Sold Data Entry records, which have no list history: none in the 12 and 24 month windows, one in the 36 month window and two in the 60 month window. All 28 closings of the last 12 months were at addresses the county codes as manufactured homes, so the $362,500 median is a manufactured-home median.
One year distorts it. Dividing the 60 months into five one-year slices counted back from October 7, 2026 shows where the low prices sit, and each slice holds at least 10 closings.
| Slice (months before October 7, 2026) | Closings | Median sold price | Median $/sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|
| 0 to 12 | 28 | $362,500 | $235 | 80 | 94.2% |
| 12 to 24 | 20 | $305,000 | $233 | 115.5 | 89.3% |
| 24 to 36 | 23 | $385,000 | $271 | 45 | 94.9% |
| 36 to 48 | 104 | $175,000 | $148 | 19 | 94.1% |
| 48 to 60 | 36 | $367,500 | $283 | 4 | 101.1% |
The slice from 36 to 48 months back begins nine days after Hurricane Ian and holds 104 closings at a median of $175,000. We do not say the storm caused those sales, only that the window opens nine days after it. An appraiser or buyer’s agent who leans on a five-year average is leaning on that year, so a pricing file should show the last 12 and 24 months. The latest slice, at $362,500, sits within 1.4 percent of the slice from 48 to 60 months back, nearly all of it before the storm, at $367,500.
The Lee County Property Appraiser publishes qualified improved sales, the arm’s-length sales the county accepts for valuation. The county counts differently from the MLS, so the two tables do not match.
| Window | Qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 30 | $364,750 | $138,000 to $690,000 |
| 24 months | 53 | $360,000 | $70,000 to $690,000 |
| 36 months | 73 | $364,500 | $70,000 to $690,000 |
| 60 months | 199 | $245,000 | $20,000 to $690,000 |
The two series agree closely on the last 12 months: 28 MLS closings at $362,500 and 30 county-qualified sales at $364,750. The newest county sale in the file was recorded September 9, 2026.
On October 7, 2026 the Southwest Florida MLS showed 23 Bayside Estates listings: 18 active, 3 pending with a contingency and 2 pending. The 18 active listings ran from $234,000 to $675,000, with a median list price of $376,975, about $273 per square foot at the median and a median of 185 days on the market. A re-check of the MLS on October 29, 2026 found 18 Bayside Estates homes active, asking $234,000 to $675,000 at a median of $358,450, three of them listed after October 7, and 4 pending. Three sales that were already under contract on October 7 closed after it: $470,000 on October 19, $379,000 on October 23 and $300,000 on October 28, 2026. Ten of the 18 had been listed for more than 180 days. The five under contract were listed from $299,000 to $485,000.
Months of supply is the active count divided by the monthly closing pace: 18 actives against 28 closings in 12 months, or 2.33 a month, is about 7.7 months. The median asking price of $376,975 is about 4 percent above the median closed price of $362,500, and the typical sale closed 5.8 percent under its final list price, so a new listing priced at the active median is priced where homes have been waiting.
The same MLS pull gives the same four yardsticks for nearby places with 10 or more closings in 12 months. Days on market and sale to final list are medians; months of supply is the active count divided by the 12-month closing pace.
| Place | 12-month closings | Median days on market | Median sale to final list | Active listings October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Bayside Estates | 28 | 80 | 94.2% | 18 | 7.7 |
| Boardwalk Caper | 18 | 76.5 | 93.0% | 6 | 4.0 |
| Fairview Isles | 23 | 98 | 93.6% | 15 | 7.8 |
| San Carlos Island | 11 | 64 | 94.7% | 14 | 15.3 |
| Siesta Isles | 11 | 97 | 88.9% | 0 | none active |
| All of ZIP 33931 | 397 | 92 | 93.8% | 380 | 11.5 |
Bayside Estates sells a little faster than the ZIP as a whole (80 days against 92) with less supply (7.7 months against 11.5). The Boardwalk Caper condominium on San Carlos Island, its nearest rival for a buyer’s budget, has about half the supply at 4.0 months. Our seller pages for Fairview Isles and Siesta Isles carry each place’s record.
Across all of ZIP 33931 the 12-month record is 397 closings at a median of $510,000 and $455 per square foot. 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), the ZIP’s 12 months held 238 condominium closings at a median of $425,000, 111 single-family closings at a median of $1,000,000 and 30 manufactured-home closings, 28 of them in Bayside Estates. If a buyer wants a manufactured home on its own lot with a Fort Myers Beach address, your street is where that buyer shops.
Bayside Estates homes in Fort Myers Beach sold for $138,000 to $690,000 in the 12 months to October 7, 2026, across 28 Southwest Florida MLS closings with a median of $362,500. Thirteen closed between $300,000 and $399,999, and the table below lists every sale with its final list price, living area and days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Date closed | Street address | Sold price | Final list price | Sale to final list | Living area (sq ft) | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 18, 2026 | 17700 Peppard Dr | $225,000 | $269,000 | 83.6% | 1,152 | $195 | 38 |
| September 9, 2026 | 17510 Primrose Ct | $315,000 | $334,000 | 94.3% | 1,899 | $166 | 269 |
| August 19, 2026 | 17610 Peppard Dr | $365,000 | $399,000 | 91.5% | 1,402 | $260 | 133 |
| July 2, 2026 | 11371 Bayside Blvd | $138,000 | $149,000 | 92.6% | 660 | $209 | 29 |
| June 30, 2026 | 17550 Canal Cove Ct | $407,000 | $440,777 | 92.3% | 2,007 | $203 | 6 |
| June 30, 2026 | 17831 Eglantine Ln | $360,000 | $364,900 | 98.7% | 1,343 | $268 | 9 |
| June 29, 2026 | 17820 Peppard Dr | $470,000 | $499,000 | 94.2% | 1,056 | $445 | 40 |
| June 12, 2026 | 17801 Bryan Ct | $238,000 | $250,000 | 95.2% | 1,344 | $177 | 111 |
| June 4, 2026 | 17780 Stevens Blvd | $399,999 | $399,999 | 100.0% | 1,552 | $258 | 137 |
| May 22, 2026 | 17890 Peppard Dr | $330,000 | $349,900 | 94.3% | 1,448 | $228 | 101 |
| May 12, 2026 | 17751 Peppard Dr | $343,000 | $349,900 | 98.0% | 1,332 | $258 | 263 |
| April 30, 2026 | 11170 Bayside Ln | $160,000 | $204,900 | 78.1% | 672 | $238 | 169 |
| April 30, 2026 | 11290 Bayside Blvd | $165,000 | $179,900 | 91.7% | 1,220 | $135 | 382 |
| April 17, 2026 | 17791 Stevens Blvd | $345,777 | $345,777 | 100.0% | 1,642 | $211 | 3 |
| March 31, 2026 | 11291 Azalea Ln | $400,000 | $410,000 | 97.6% | 1,152 | $347 | 36 |
| March 27, 2026 | 17850 Peppard Dr | $320,000 | $337,900 | 94.7% | 1,479 | $216 | 62 |
| March 19, 2026 | 11310 Bougainvillea Ln | $658,500 | $674,900 | 97.6% | 1,350 | $488 | 98 |
| March 16, 2026 | 17521 Bryan Ct | $374,500 | $388,777 | 96.3% | 1,342 | $279 | 17 |
| March 13, 2026 | 17941 Bryan Ct | $420,000 | $549,000 | 76.5% | 1,818 | $231 | 77 |
| March 9, 2026 | 11511 Dogwood Ln | $490,000 | $499,000 | 98.2% | 1,605 | $305 | 27 |
| March 5, 2026 | 17561 Bryan Ct | $375,000 | $399,000 | 94.0% | 1,296 | $289 | 2 |
| March 4, 2026 | 11580 Dogwood Ln | $425,000 | $489,000 | 86.9% | 1,975 | $215 | 391 |
| March 4, 2026 | 11240 Azalea Ln | $225,000 | $245,777 | 91.5% | 1,380 | $163 | 83 |
| February 26, 2026 | 17561 Peppard Dr | $400,000 | $425,000 | 94.1% | 1,292 | $310 | 274 |
| February 17, 2026 | 17700 Canal Cove Ct | $690,000 | $690,000 | 100.0% | 1,672 | $413 | 0 |
| January 5, 2026 | 17720 Canal Cove Ct | $370,000 | $414,900 | 89.2% | 2,061 | $180 | 44 |
| December 23, 2025 | 17871 Stevens Blvd | $325,000 | $399,000 | 81.5% | 1,946 | $167 | 161 |
| November 17, 2025 | 17680 Peppard Dr | $321,000 | $344,900 | 93.1% | 1,335 | $240 | 202 |
The 28 sold prices sum to $10,055,776 and the 28 final list prices to $10,803,207, so sellers as a group received 93.1 percent of their final asking prices, $747,431 less than asked. Price per square foot is the sold price divided by the MLS living area, which the listing side enters, so treat it as a screening number and not an appraisal. Peppard Drive had the most closings, 8, and Bryan Court 4; no street reaches 10, so we publish no street medians.
| Living area (MLS) | Closings | Median sold price | $/sq ft, median of the row’s closings | Range |
|---|---|---|---|---|
| Under 1,000 sq ft | 2 | the median of these 2 closings is $149,000 | $224 | $138,000 to $160,000 |
| 1,000 to 1,399 sq ft | 13 | $360,000 | $268 | $165,000 to $658,500 |
| 1,400 to 1,799 sq ft | 7 | the median of these 7 closings is $365,000 | $258 | $320,000 to $690,000 |
| 1,800 sq ft or more | 6 | the median of these 6 closings is $388,500 | $191 | $315,000 to $425,000 |
Only the 1,000 to 1,399 square foot band has 10 or more closings, so we draw no direction from the others. Bigger is not proportionally dearer: the six largest homes closed between $315,000 and $425,000, at a median of $191 per square foot for those six.
Bayside Estates listings that closed in the 12 months to October 7, 2026 took a median of 80 days on market and sold for a median of 94.2 percent of the final list price, across all 28 Southwest Florida MLS closings. The range was 0 to 391 days and 76.5 to 100 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The median hides two different experiences. Eight of the 28 sold within 30 days, including sales at 0, 2, 3, 6 and 9 days. Twelve sold within 60 days and 15 within 90. At the other end, six took more than 180 days and two took more than a year: 11580 Dogwood Ln at 391 days and 11290 Bayside Blvd at 382. A seller should plan for either outcome and understand which one the asking price is choosing.
In this record the quick sales also kept more of their asking price. Every group below has fewer than 10 closings, so each figure is the median of the closings in its row and not a rule.
| Days on market | Closings | Sale to final list, median of the row | Sold price, median of the row |
|---|---|---|---|
| 0 to 30 | 8 | 97.3% | $374,750 |
| 31 to 90 | 7 | 91.5% | $370,000 |
| 91 to 180 | 7 | 94.3% | $330,000 |
| More than 180 | 6 | 93.6% | $332,000 |
The eight fastest sales closed at 97.3 percent of the final list price at the median of those eight, and the slower groups at 91.5 to 94.3 percent. A home priced where buyers already are sells quickly and near its price, and a home that sits has usually been reduced first.
Three of the 28 closed at exactly the final list price and none closed above it. Seven closed between 95 and 99.9 percent, twelve between 90 and 94.9 percent, two between 85 and 89.9 percent, and four below 85 percent: 83.6 percent at 17700 Peppard Dr, 81.5 percent at 17871 Stevens Blvd, 78.1 percent at 11170 Bayside Ln and 76.5 percent at 17941 Bryan Ct, which closed at $420,000 against a final list price of $549,000. In dollars, the median gap between final list price and sold price was $19,450 and the largest was $129,000.
In the one-year slice from 48 to 60 months back, which ended nine days after Ian, the median home sold in 4 days at 101.1 percent of its final list price. Buyers no longer pay over the asking price here.
The ratio is measured from the last asking price, not the first. Our MLS export carries only the final list price, so a home reduced twice shows the same ratio as one priced correctly on day one, and we pull the full price history of the comparables we rely on.
Bayside Estates owners who bought after Hurricane Ian have mostly sold for more, and the few who bought before it have sold for less. The Southwest Florida MLS holds 31 resale pairs in 60 months: 24 of the 26 bought after September 28, 2022 sold higher, and all 5 bought before it sold lower.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 120 most recent county-qualified sales in our Lee County file run from February 17, 2023 to September 9, 2026. Eleven addresses sold twice inside that span, which gives 11 repeat pairs. Ten sold for more the second time and one sold for less.
| Street address | Earlier sale | Later sale | Change | Years held |
|---|---|---|---|---|
| 11371 Bayside Blvd | January 28, 2025, $70,000 | July 2, 2026, $138,000 | +$68,000 | 1.4 |
| 17801 Bryan Ct | April 19, 2023, $200,000 | June 12, 2026, $238,000 | +$38,000 | 3.1 |
| 17780 Stevens Blvd | June 17, 2024, $467,500 | June 3, 2026, $399,999 | -$67,501 | 2.0 |
| 17751 Peppard Dr | July 31, 2023, $180,000 | May 12, 2026, $343,000 | +$163,000 | 2.8 |
| 11170 Bayside Ln | August 2, 2023, $95,000 | April 30, 2026, $160,000 | +$65,000 | 2.7 |
| 17850 Peppard Dr | March 16, 2023, $195,000 | March 27, 2026, $320,000 | +$125,000 | 3.0 |
| 17521 Bryan Ct | November 27, 2023, $190,000 | March 16, 2026, $364,500 | +$174,500 | 2.3 |
| 17730 Bryan Ct | April 14, 2023, $190,000 | September 4, 2025, $330,000 | +$140,000 | 2.4 |
| 17690 Eglantine Ln | August 30, 2024, $200,000 | March 31, 2025, $280,000 | +$80,000 | 0.6 |
| 11340 Azalea Ln | August 31, 2023, $80,000 | January 17, 2025, $210,000 | +$130,000 | 1.4 |
| 17710 Canal Cove Ct | April 4, 2023, $440,000 | May 24, 2023, $520,000 | +$80,000 | 0.1 |
The median change across the 11 pairs was a gain of $80,000 over a median hold of about 2.3 years, before selling costs, repairs and improvements. Two county prices differ from the MLS for the same sale: the county shows $364,500 at 17521 Bryan Ct where the MLS shows $374,500, and $70,000 for the January 2025 sale at 11371 Bayside Blvd where the MLS shows $79,000. We print each series as it stands.
The MLS reaches back further, to October 2021, so it includes owners who bought before the storm. Of the 180 addresses behind the 211 closings, 28 sold more than once and 3 sold three times, which gives 31 pairs.
Twenty-six pairs began with a purchase after September 28, 2022. Twenty-four of them resold higher and two resold lower, with a median change of $96,500 more. Many of those first purchases were in the post-storm year, when the median Bayside Estates closing was $175,000, so the gains measure a recovery from storm-period prices as much as a rising market.
Five pairs began with a purchase before the storm, and all five resold for less, by $27,000 to $255,000 (the median of these 5 changes is $67,000 lower). The widest was 17561 Canal Cove Ct, at $510,000 in April 2022 and $255,000 in November 2022, and the longest hold was 11290 Bayside Blvd, at $232,000 in November 2021 and $165,000 in April 2026.
A pair compares two prices at one address, not one unchanged home. In 8 of the 31 MLS pairs the living area changed between the two sales, which means an addition, a different measurement or a replacement home. The clearest case is 11310 Bougainvillea Ln, which sold at $160,000 with 936 square feet in October 2023 and at $658,500 with 1,350 square feet in March 2026. That is not appreciation, it is a different house on the same lot.
This Bayside Estates, Fort Myers Beach example is a public-record Southwest Florida MLS closing, shown to illustrate how a sale here runs, and it is not a McGreevy and Comisar transaction. A 1,552 square foot three-bedroom, two-bath manufactured home at 17780 Stevens Blvd closed on June 4, 2026 for $399,999, after 137 days on market, at its final list price.
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 the MLS holds three closings at the address in under four years and because it is the one county pair that sold for less.
The home closed on November 3, 2022, five weeks after Ian, at $241,000, which was $41,000 above its $200,000 list price, after 3 days on market. It closed again on June 14, 2024 at $467,500, from a final list price of $495,000, after 19 days. It closed a third time on June 4, 2026 at $399,999, the final list price, after 137 days. The Lee County file records the second and third sales, on June 17, 2024 at $467,500 and June 3, 2026 at $399,999, and shows 1,352 heated square feet and a year built of 2010, against the 1,552 square feet of living area the listing side entered in the MLS. On the MLS living area the three sales work out to $155, $301 and $258 per square foot.
The first lesson is the difference between 19 days and 137 days. In June 2024 the home sold in under three weeks at 94.4 percent of its final list price. Two years later the same home needed 137 days to sell at 100 percent of a final list price that was $67,501 below the earlier sale. A sale at the final list price is not the same as a sale at the first price, and net sheet A later on this page works this seller’s estimated costs at $399,999.
The second lesson is the entry price. An owner who bought in the 2024 slice, when the median Bayside Estates closing was $385,000, sold into a softer market at a 14.4 percent loss, and one sale cannot say how much of that was the market and how much was the home.
The third lesson is the paperwork. The listings entered dues of $2,600 a year in 2024 and $2,800 in 2026, a $100 application fee and a $2,600 transfer fee, none of it verified by us. A listing that explains those plainly keeps a buyer from discounting for the unknown.
We price a Bayside Estates home in Fort Myers Beach by starting with the closings nearest it in size, age and lot from the last 12 and 24 months, reading them as a range, adjusting for what the record cannot see, and then testing the number against the documents and the 18 homes it will compete with.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We begin with the county record for your parcel: its use code, year built, heated area and water flags. Then we pull the MLS closings in the same size band. For a 1,300 square foot home that is the 1,000 to 1,399 band, with 13 closings in 12 months at a median of $360,000. For a home dated 2023 or 2024 we look first at the two county sales of such homes, at $400,000 and $470,000, and say plainly that two sales are a thin base.
Inside one band the spread is wide: the 1,000 to 1,399 band alone ran from $165,000 to $658,500. So we rank the closings by how close each is to your home and set a range, not a point. We drop the post-storm year from the comparison, because 104 closings at a median of $175,000 describe a market that no longer exists.
No database records the condition of your roof, the state of the seawall, the depth at your dock or the height of your floor above the base flood elevation. We walk the home and the lot, read the permits, and adjust. We also check the living area, because the MLS figure and the county’s heated area differed by 200 square feet at 17780 Stevens Blvd.
A price holds only if the file behind it holds. We check the title to the home, the elevation certificate, the association’s statement and the flood disclosure before we name the number, and then we set it against the active listings nearest yours. Our Bayside Estates home value page explains how each adjustment is made.
The value of a Bayside Estates manufactured home moves with six things the records can show: how the home is titled, when it was built or replaced, its size, what the lot has on the canal, its elevation against the 11-foot base flood elevation, and what the association documents say about fees and leasing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Yes, and it is the first thing a buyer’s lender asks. The county codes 468 of the 598 residential parcels with use code 02, which the county’s list labels mobile home and which we call manufactured home, 113 as vacant residential, 14 as common elements and 3 as single-family. The MLS building-design field says Manufactured on 208 of the 211 closings and Single Family on 3, which the county also codes as manufactured homes, and 2 of those 3 are the highest prices of the last year, $690,000 at 17700 Canal Cove Ct and $658,500 at 11310 Bougainvillea Ln. When the listing and the county disagree, a buyer’s lender follows the paperwork, so we settle the description before the listing goes live.
The county series for the last 12 months shows ten sales of homes dated before 1980 at a median of $320,500 and ten dated 1980 to 1999 at a median of $367,250, with the five homes dated 2000 to 2022 between $399,999 and $690,000. The roll’s just value follows the same order: a median of $212,490 for the 148 manufactured homes dated before 1980, $250,166 for the 137 dated 1980 to 1999, $320,889 for the 94 dated 2000 to 2022 and $324,785 for the 61 dated 2023 or 2024. Just value is the county’s valuation for tax purposes and lags sale prices; we use it to rank, not to price.
The roll shows 61 parcels with a year built of 2023 or 2024, about 14 percent of the 442 improved parcels, and 113 parcels coded vacant residential. An older home now competes with new ones on its own street, and a buyer can price it against a vacant lot plus a new home. Fifteen of the 211 closings in 60 months were at addresses the roll now codes vacant, at a median of $165,000, and the MLS recorded living area at every one, so we read those as homes bought and later removed, an inference from two records and not a documented demolition.
The roll flags a canal on 525 of 598 parcels, a seawall on 513, a boat dock on 245 and a pool on 38. Our MLS export does not carry the water fields, so we cannot print a dock premium from the closings, and we will not invent one. Buyers ask whether the dock was permitted, what condition the seawall is in and how deep the water is at low tide. The route from the Bayside canals to open water is not confirmed in any record we read, so we send boating buyers to the NOAA chart and a low-tide visit.
The FEMA flood map indicates zone AE with a base flood elevation of 11 feet NAVD88 at the addresses we tested. A home whose floor is documented above that elevation is a different insurance risk from one below it, and insurance cost is part of what a buyer can pay. The county roll does not carry floor heights. We found no elevation certificates for the homes dated 2023 and 2024, so we do not assume that a new home is an elevated one, and neither will a careful buyer.
Your Bayside Estates buyer will pay association dues, Lee County property tax and insurance each year. Listing-entered annual recurring fees on 211 Southwest Florida MLS closings ranged from $0 to $4,400 (not verified; the association’s current budget and an estoppel certificate govern), and no association budget is published.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026)
Every figure here is what a listing agent typed into the MLS fee fields, and we verified none of it against a budget. Of the 211 closings, the annual total entered was $1,900 on 75, $2,400 on 67, $2,600 on 40 and $2,800 on 23, with six other entries: $0 on 2 and $868, $1,700, $2,500 and $4,400 on one each. Of the 28 closings in the last 12 months, 23 entered $2,800, 4 entered $2,600 and 1 entered $868.
The usual entry is a quarterly amount: $700 a quarter on 23 of the last 28 closings and $650 a quarter on 4. If the entries are right, the annual figure most often entered moved from $1,900 on 2022 closings to $2,800 on 2026 closings, about 47 percent in four years. A buyer will see that pattern in the listing history, so have the association’s current budget and a history of increases ready.
The Florida Division of Corporations shows two active corporations with the neighborhood’s name: Bayside Estates Homeowners, Inc. (document N04000007356, filed July 22, 2004) and Bayside Estates Owners Association, Inc. (document N03000005085, filed June 13, 2003). The records we reached do not show which one holds assessment authority. On the last 28 closings the dues appear in the MLS association fee field on 23 and in the master association field on 5, never both.
All 28 of the last year’s listings entered a $100 application fee. A transfer fee was entered on 4 of the 28, at $2,600 on two and $2,800 on two, the same as a year of dues, and left blank on 24. We would not quote a transfer fee without the association’s own fee schedule. The records do not list what the dues cover, so we claim no canal maintenance, insurance or reserves; ask the association for the budget line by line.
Bayside Estates sits in the Fort Myers Beach fire, Fort Myers Beach library, Lee County mosquito and NE Hurricane Bay taxing district on 538 of its 598 parcels, at 14.2517 mills in the 2026 applied rates (14.4119 in 2025). On a recorded MLS price of $399,999, treated as taxable value, the 2026 applied rate gives 399.999 times 14.2517, or $5,700.67 a year, before exemptions, assessment caps and non-ad valorem charges. The Town of Fort Myers Beach district’s 2026 applied total is 13.3108 mills, so being outside the Town does not make this the lower-taxed address. The county resets taxable value after a sale, so your bill is not your buyer’s forecast.
A Bayside Estates home is insured by its owner, with no association master policy shown in the records we reached, so a buyer arranges a homeowner or manufactured-home policy and usually a separate flood policy. The insurer and lender will ask for the year built, the elevation certificate, the wind mitigation report and the home’s title.
Every address we tested is in a Special Flood Hazard Area, so a lender will require flood coverage on a federally backed mortgage. Citizens Property Insurance requires a flood policy alongside a wind policy for property in a Special Flood Hazard Area, for policies issued on or after April 1, 2023 and renewing on or after July 1, 2023, and it is phasing the requirement in for all personal residential policies, reaching dwelling replacement costs of $400,000 or more on January 1, 2026 and every policy on January 1, 2027. FEMA’s Risk Rating 2.0 prices National Flood Insurance Program policies by elevation, distance to water and other factors, so an elevation certificate can change a quote. Unincorporated Lee County is a Class 5 community in the program’s Community Rating System, a 25 percent discount, according to FEMA’s Community Status Book.
The Uniform Mitigation Verification Inspection Form, OIR-B1-1802, documents roof shape, roof attachment and opening protection that an insurer may credit. A current report gives the buyer something to hand an insurance agent in the first week. We print no premium, because a premium depends on the home, the year, the elevation and the carrier.
We did not verify which lenders have closed loans in Bayside Estates, so we name none. Lenders review the age and condition of a manufactured home, its foundation and tie-downs, its flood status and how the home is titled. The federal Office of Manufactured Housing Programs authorizes a HUD label on homes that meet the federal construction standards, and a seller should know whether the label and the data plate are present.
A Bayside Estates, Fort Myers Beach seller must give the buyer a flood disclosure under section 689.302, a property tax disclosure summary under section 689.261, the homeowners association disclosure summary under section 720.401 if a chapter 720 association governs the lot, and honest disclosure of known defects. The title to the manufactured home is its own item.
Data updated: October 2026 (Florida Statutes sections 689.302, 689.261, 720.401, 319.261 and 193.075, read October 2026)
This section is information, not legal advice. Your closing agent or a Florida real estate attorney should confirm which duties apply to your lot.
Bayside Estates is a neighborhood of individually platted lots, not a condominium or a cooperative, so the condominium act’s resale package and its milestone inspection and reserve study rules do not apply. Two active homeowners corporations are on file with the state, and listing agents marked the association mandatory on 186 of the 211 closings. Whether your lot is governed under chapter 720 is not confirmed in any recorded document we read; the recorded declaration answers it, and we ask for it first.
If a chapter 720 homeowners association governs the lot, the seller gives the prospective buyer the association’s disclosure summary before the contract is signed, not at closing. The contract must carry the statute’s voidability clause in conspicuous type. If the summary was not provided before signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. Section 720.401 does not apply to associations regulated under chapters 718, 719, 721 or 723, which is why the declaration has to be read before anyone assumes which rule governs. The title agent also orders the association’s estoppel certificate, whose fee Florida law caps, and it shows which corporation you pay and what it says you owe.
Since October 1, 2024 a seller of residential real property in Florida must complete and give the buyer a flood disclosure at or before the time the sales contract is executed. It covers the seller’s knowledge of flood damage, flood insurance claims and federal flood assistance on the property, and it tells the buyer that homeowners insurance does not cover flood. Answer it from your records and not from memory.
Section 689.261 requires a property tax disclosure summary at or before contract, warning the buyer not to rely on the seller’s current taxes. Separately, the Florida Supreme Court held in Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), that a seller who knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer must disclose them. For a Bayside Estates home the usual subjects are past flooding, roof leaks, repairs made without a permit, seawall movement and anything known about the tie-downs or foundation.
This is the item site-built sellers never meet. Under section 193.075 of the Florida Statutes a mobile home is taxed as real property if its owner also owns the land on which it is permanently affixed, and a home taxed that way is issued an “RP” series sticker under section 320.0815. Under section 319.261 the owner of a mobile home permanently affixed to land the owner also owns may retire the home’s title by recording the required documents with the clerk of court in the county where the land lies, after which the home transfers by deed with the land. A home whose title was never retired still has a paper title that must be signed over at closing. We have read no deeds or titles for individual lots, so we ask every seller the same first question: where is the title, and was it retired?
Buyers at Bayside Estates, Fort Myers Beach will ask which flood zone the home is in, how high the floor sits against the 11-foot base flood elevation, what Hurricane Ian did to the home, which repairs were permitted and whether Lee County has made a substantial-damage determination. Have the documents ready before the listing goes live.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We took four street addresses from the county roll, geocoded them with the U.S. Census geocoder and asked the FEMA National Flood Hazard Layer for the zone at each point, and we tested the center point of the 598 parcels. The result is what the FEMA flood map indicates at these addresses. It is not an elevation certificate, and it does not speak for the other parcels.
| Address (county record) | FEMA flood zone | Base flood elevation |
|---|---|---|
| 17540 Stevens Blvd | AE | 11 ft NAVD88 |
| 17801 Bryan Ct | AE | 11 ft NAVD88 |
| 17881 Bryan Ct | AE | 11 ft NAVD88 |
| 11290 Bayside Blvd | AE | 11 ft NAVD88 |
| Center point of the 598 parcels | AE | 11 ft NAVD88 |
The points fall on map panels 12071C0552G and 12071C0556G, effective November 17, 2022.
Zone AE is a Special Flood Hazard Area. Lee County’s evacuation layer places the neighborhood in zone A, the first zone ordered out. A third-party mirror of the federal Coastal Barrier Resources System map showed no unit at the tested points, which the U.S. Fish and Wildlife Service mapper can confirm, and whether any lot lies seaward of Florida’s coastal construction control line is not confirmed. Send every buyer to the FIRM panel and an elevation certificate for the specific home.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, U.S. Geological Survey high-water marks in the box that covers Estero Island, San Carlos Island and Bayside Estates ran 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded plus 13.23 feet NAVD88 at the Fort Myers Beach pier. For Helene and Milton in 2024 the National Weather Service puts Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. None of these is a reading for your street, so your photographs, claim file and repair invoices are the answer a buyer needs.
Lee County Development Services, not the Town of Fort Myers Beach, issues permits here; the roll’s zoning-area code is unincorporated Lee County on all 598 parcels, and the Town’s code and its 50 percent rule page do not govern a Bayside Estates home. Lee County’s floodplain management page, which applies to parcels in unincorporated Lee County only, says permits are required for repairs and renovations to structures in flood zones, defines substantial damage, links the county’s own 50 percent rule page and offers an online elevation certificate search. We did not read the ordinance’s thresholds or confirm the parcel zoning district, so we state neither.
Put together the elevation certificate, the Lee County permit history including work after September 2022, any substantial-damage determination, the insurance claim summary, contractor invoices, the dock and seawall permits and the wind mitigation report. For a home dated 2023 or 2024, add the installation permit and the certificate of completion.
The rules that affect a Bayside Estates sale in Fort Myers Beach are the recorded declaration and the association’s current rules, which are not published, plus Lee County’s ordinances and state law. Leasing, pet and approval rules are not confirmed, so the resale documents have to answer the questions buyers bring.
We do not know, and the public record does not say. Listing agents entered a $100 application fee on 170 of the 211 closings in 60 months and on all 28 in the last 12, which suggests an application step, but a listing entry is not a rule. Ask the association in writing how long its process takes, and build that time into the contract dates.
Rental rules are not published; the recorded declaration and the current rules govern, and a buyer should ask for them in the resale package. The Town of Fort Myers Beach’s short-term rental registration covers Estero Island and does not apply on the mainland, and we found no Lee County registration program for unincorporated areas. Section 509.032(7)(b) of the Florida Statutes limits what a local government may do about vacation rentals, but it does not limit a recorded covenant, so the declaration decides.
Pet rules are not published; the recorded declaration and the current rules govern. Age-restriction status is not confirmed either: no recorded document or community-operated source we reached states one, so this page describes the property and leaves the rule to the declaration. We market a home by its features and its documents, never by who might live in it.
The best time to sell on Fort Myers Beach, judged by when Bayside Estates sales have closed, is late winter through June: outside the single post-storm year, 60 of 107 closings in the 60-month Southwest Florida MLS record fell in March through June, and 22 fell in July through October.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table counts closings by calendar month over the 60 months to October 7, 2026. The second column removes the 104 closings of the year that began nine days after Ian, because that year’s sales followed the storm and not the calendar.
| Month closed | All 211 closings | 107 closings outside the post-storm year |
|---|---|---|
| January | 15 | 9 |
| February | 13 | 5 |
| March | 37 | 17 |
| April | 22 | 14 |
| May | 15 | 12 |
| June | 22 | 17 |
| July | 11 | 7 |
| August | 9 | 5 |
| September | 10 | 7 |
| October | 5 | 3 |
| November | 25 | 5 |
| December | 27 | 6 |
March and June lead the second column with 17 each, and March through June hold 60 of the 107, or 56 percent. The November and December totals in the first column, 25 and 27, are mostly the weeks after Ian. A closing follows its contract by a month or more, so those buyers were mostly shopping from January through May.
Of the 28 closings, 9 fell in March and 5 in June, and 22 of the 28 closed between January and June 2026. It is one year, and one year is a record and not a rule.
It cannot tell you that a spring listing sells for more: the monthly groups are too small to compare prices, and the record shows the closing date, not the contract date. What it supports is a plan to have the home, the documents and the photographs ready before January. Across all of ZIP 33931 there were 380 active listings on October 7, 2026 against 397 closings in 12 months, about 11.5 months of supply, so winter buyers will have choices.
We market a Bayside Estates home in Fort Myers Beach by answering the buyer’s first questions inside the listing itself: home type and title, year built, flood zone and elevation, dues, dock and seawall. Professional photography and Southwest Florida MLS exposure carry the home to buyers, and the file behind it keeps them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; NAR practice changes of August 17, 2024)
Professional photographs of the home, the lot and the canal, a floor plan with the measured living area, the county record, the elevation certificate, the wind mitigation report, the association’s statement and the flood disclosure. We state the unincorporated Lee County jurisdiction and the full subdivision name in every field.
Since the National Association of REALTORS practice changes of August 17, 2024, an offer of compensation to a buyer’s agent cannot be advertised in the MLS, and a buyer signs a written agreement with an agent before touring. Commission is negotiable and not set by law. You decide whether to offer anything toward the buyer’s agent, and we show you the net both ways before you choose.
We negotiate a Bayside Estates contract from the record: the nearest closings, the days the competing listings have waited and the documents already in the buyer’s hands. Jesse and Marc handle every offer themselves, and we weigh price, financing, inspection terms and closing date together, since the highest price is not always the best contract.
With a 94.2 percent median sale-to-final-list ratio, most buyers open below the asking price. We answer with the comparables in your size and age band, and we prepare the same file for the appraiser, including the reason the post-storm year is left out. A cash offer with a short inspection period can be worth more than a higher financed offer on an older manufactured home that a lender may question.
During the inspection period, expect attention to the roof, the tie-downs and foundation, the electrical system, water intrusion and the seawall and dock. We ask sellers to fix what a lender will require before listing and to price the rest.
Bayside Estates and Boardwalk Caper both draw buyers who want boating access and a Fort Myers Beach address in unincorporated Lee County at a price below the island’s. Your buyer chooses Bayside Estates for a detached home on its own lot, and Boardwalk Caper for a lower price and a building that carries the exterior.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Question a buyer asks | Bayside Estates | Boardwalk Caper |
|---|---|---|
| What do I own? | A detached manufactured home and its platted lot | A condominium unit in a six-phase marine condominium |
| Which law governs the resale? | Chapter 720 if a homeowners association governs the lot, not confirmed | Chapter 718, the condominium act |
| Where is it? | Unincorporated Lee County mainland | Unincorporated Lee County, San Carlos Island |
| 12-month MLS closings | 28 | 18 |
| 12-month median sold price | $362,500 | $220,000 |
| Median price per square foot | $235 | $203 |
| Median days on market | 80 | 76.5 |
| Median sale to final list | 94.2% | 93.0% |
| Active listings, October 7, 2026 | 18, from $234,000 to $675,000 | 6, from $299,000 to $750,000 |
| Listing-entered annual fees, 60 months (not verified) | $0 to $4,400 on 211 closings | $5,600 to $21,600 on 48 closings |
| Median heated area on the roll | 1,340 sq ft | 1,101 sq ft |
| Who maintains roof, seawall and dock? | The owner | Per the condominium documents |
Both columns come from the same Southwest Florida MLS pull and the same county roll, with a 12-month window for both.
A buyer who wants a detached single-story home, a private canal lot and control over the roof, the dock and any replacement belongs in Bayside Estates. A buyer who wants a lower price and shared responsibility for the building, and who accepts listing-entered fees that start above Bayside’s highest entry, belongs at Boardwalk Caper. The honest pitch for your home is total yearly cost and control, not price alone. Our Boardwalk Caper selling guide gives that condominium’s seller record.
Selling a Bayside Estates home in Fort Myers Beach costs roughly 4.3 to 7.1 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $399,999 sale that is about $17,250 to $27,250, and on a $225,000 sale about $10,338 to $15,963, before prorations and any payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate rule 69O-186.003, 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. Both prices are real Southwest Florida MLS closings: $399,999 is the June 4, 2026 sale at 17780 Stevens Blvd, and $225,000 is the September 18, 2026 sale at 17700 Peppard Dr. Florida’s documentary stamp tax on the deed is $0.70 per $100 of price, rounded up to the next $100, under section 201.02. The promulgated owner’s title premium is $5.75 per $1,000 for the first $100,000 and $5.00 per $1,000 above it. In Lee County the seller customarily pays both, which is custom and not law, and the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration, which is your latest annual bill times the days you owned the home this year, divided by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $399,999 | Southwest Florida MLS closing, June 4, 2026 |
| Listing commission, 2.75% | -$11,000 | 2.75% of $399,999 is $10,999.97 |
| Buyer-agent compensation, 2.5%, if offered | -$10,000 | 2.5% of $399,999 is $9,999.98 |
| Deed documentary stamp tax | -$2,800 | 4,000 units of $100 at $0.70 |
| Owner’s title policy | -$2,075 | $575 plus 300 thousands at $5.00 is $2,075 |
| Title search and settlement | -$1,200 | Estimate |
| Lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$27,250 | 6.81% of price |
| Estimated net before payoff, with buyer-agent compensation | $372,749 | $399,999 minus $27,250 |
| Estimated total costs, without buyer-agent compensation | -$17,250 | 4.31% of price |
| Estimated net before payoff, without buyer-agent compensation | $382,749 | $399,999 minus $17,250 |
The same assumptions apply, at the price of the most recent closing in the record, a 1,152 square foot two-bedroom, two-bath home that sold after 38 days.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $225,000 | Southwest Florida MLS closing, September 18, 2026 |
| Listing commission, 2.75% | -$6,188 | 2.75% of $225,000 is $6,187.50 |
| Buyer-agent compensation, 2.5%, if offered | -$5,625 | 2.5% of $225,000 |
| Deed documentary stamp tax | -$1,575 | 2,250 units of $100 at $0.70 |
| Owner’s title policy | -$1,200 | $575 plus 125 thousands at $5.00 is $1,200 |
| Title search and settlement | -$1,200 | Estimate |
| Lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$15,963 | 7.09% of price |
| Estimated net before payoff, with buyer-agent compensation | $209,037 | $225,000 minus $15,963 |
| Estimated total costs, without buyer-agent compensation | -$10,338 | 4.59% of price |
| Estimated net before payoff, without buyer-agent compensation | $214,662 | $225,000 minus $10,338 |
Your mortgage payoff, the property tax and association dues prorations, the association estoppel certificate fee (capped by statute; we print no dollar amount), any assessment balance the estoppel shows, any transfer fee the association charges, repairs or concessions, and the cost of retiring or replacing the home’s title if that was never done. We run your own net sheet at no cost when you ask.
Possibly not, if the Bayside Estates home was your main home. Under Section 121, as Internal Revenue Service Topic 701 explains, 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 for at least 2 of the 5 years before the sale.
Florida has no state income tax. Of the 11 county repeat pairs, the median hold was about 2.3 years and four were under 18 months, and a second home or a rental does not qualify as a main home. The largest gain among the 11 pairs was $174,500, but gain is measured from your basis, not from two recorded prices, and a foreign seller faces separate withholding rules. Ask a tax adviser before you list; we are real estate agents, not tax advisers.
List your Bayside Estates home if it is in marketable condition and you can give it a winter and spring season; take an investor’s cash offer only when the home needs work a buyer’s insurer or lender would not accept; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Bayside Estates has features that change the comparison: 18 competing listings, a home whose title must be shown, a flood map that indicates a Special Flood Hazard Area and association documents nobody publishes. Our Fort Myers Beach selling guide 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 above the closings waits for months | 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 saved | 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 689.302 or 720.401 duties | A known buyer and a legal review |
You get a free Bayside Estates home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings nearest your home in size, age and lot, adjusted for condition, documents and flood elevation, with a net sheet at that price, and there is no obligation to list.
Get your free Bayside Estates home valuation and we will send a value built from Bayside Estates closings of your size and age, 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 Bayside Estates page says a fact is not available. Each item names the document or office that would settle it, so a seller, a buyer or our team can close the gap before a contract depends on 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, in the reviewer’s own words. None of these is offered as a Bayside Estates review.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” 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
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Bayside Estates 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 nearest your home in size, age and lot, gather the title, elevation, permit and association papers first, and list while winter and spring buyers are looking.
Choose the agent who can show you the closings on your street and explain how your home is titled. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read all 211 closings of the last 60 months.
The Southwest Florida MLS recorded 28 closings in the 12 months to October 7, 2026, from $138,000 to $690,000, with a median of $362,500 and $235 per square foot.
The median was 80 days on market across the 28 closings, but 8 sold within 30 days and 6 took more than 180.
The median was 94.2 percent of the final list price. Three of the 28 closed at the final list price, none above it, and four below 85 percent.
On October 7, 2026 there were 18 active listings from $234,000 to $675,000, with a median list price of $376,975, plus 5 under contract.
The 60-month median of $232,000 includes 104 closings from the year that began nine days after Hurricane Ian, at a median of $175,000. The 12-month median is $362,500.
It depends on size, age, lot and documents. Our Bayside Estates home value page explains the method.
Outside the post-storm year, 60 of 107 closings in 60 months fell in March through June.
Roughly 4.3 to 7.1 percent of the price, depending on commission and buyer-agent compensation. On a $399,999 sale that is about $17,250 to $27,250 before prorations and any payoff.
Florida charges $0.70 per $100 of the price on the deed. On $399,999 that is $2,800, and on $225,000 it is $1,575. The seller customarily pays it.
By Lee County custom the seller pays the owner’s title policy and chooses the closing agent. Custom is not law, and the purchase contract controls.
No rule requires it. Since August 17, 2024 an offer of buyer-agent compensation cannot appear in the MLS, and whether you offer one is negotiable.
The declaration, rules and budget, the estoppel certificate, the elevation certificate, the permit history, the home’s title and data plate, the flood disclosure and any dock or seawall permits.
The state shows two active corporations, Bayside Estates Homeowners, Inc. and Bayside Estates Owners Association, Inc. Your latest dues invoice or the estoppel certificate shows which one you pay.
If a chapter 720 association governs your lot, section 720.401 requires you to give the buyer a disclosure summary before the contract is signed. Without it, the buyer may cancel within 3 days of receiving it or before closing.
Yes, if an association assesses your lot. The title agent orders it, the seller customarily pays for it, and Florida law caps the fee.
Section 689.302 requires a flood disclosure to the buyer at or before the time the contract is executed, covering your knowledge of flood damage, flood insurance claims and federal flood assistance.
Yes, where you know of facts that materially affect value and are not readily observable. Give the buyer the permits and invoices from any storm repair.
The FEMA flood map indicates zone AE with a base flood elevation of 11 feet NAVD88 at the four addresses and the center point we tested. A lender orders its own determination for your lot.
Florida does not require one for every sale, but buyers and insurers ask for it here, and Lee County offers an online elevation certificate search.
No. It is in unincorporated Lee County on the mainland, with a Fort Myers Beach mailing address. Lee County issues the permits, and its tax district is 14.2517 mills for 2026 (14.4119 in 2025).
A manufactured home on land you own is taxed as real property under section 193.075, and its title can be retired under section 319.261. If it was never retired, a paper title is signed over at closing.
Yes. Ten county-qualified sales in the last 12 months were homes the roll dates before 1980, at a median of $320,500, from $138,000 to $360,000.
Yes. The roll codes 113 Bayside Estates parcels as vacant residential, with a median just value of $118,638.
A dock is normally part of the lot’s sale, but buyers and lenders ask whether it was permitted and is safe.
Listing agents entered dues of $2,800 a year on 23 of the last 28 closings, not verified.
Not confirmed. The Town’s rental registration does not apply on the mainland, and the recorded declaration, which is not published, can restrict leasing.
Not confirmed. Pet rules sit in the recorded declaration and the association’s current rules, which are not published.
A wind mitigation report, an elevation certificate and the year the home was built or replaced let a buyer’s insurance agent quote quickly.
Possibly not on a main home. Internal Revenue Service Topic 701 describes an exclusion of up to $250,000, or $500,000 for a married couple filing jointly.
It depends on the purchase date. In the MLS record, 24 of 26 resales bought after Hurricane Ian sold for more, and all 5 bought before it sold for less.
Bayside Estates is detached manufactured homes on owned lots at a 12-month median of $362,500. Boardwalk Caper is a condominium at a 12-month median of $220,000.
Call Marc at (239) 287-5873. Our guide to buying a home in Fort Myers Beach covers the buyer’s side.
Call Jesse at (239) 898-6072. We will pull the closings nearest your home and send a written price range.
A Fort Myers Beach specialist knows that a Bayside Estates home sits on the unincorporated mainland and not in the Town, which closings are true comparables for a manufactured home, how the home’s title has to be shown and what the flood map means for a buyer. A listing that explains the home well holds its price through inspection.
We have seen small facts cost sellers contracts: Town rental rules quoted for a mainland home, a five-year average that includes the post-storm year used as a comparable, a paper title nobody looked for until closing week, and a flood form answered from memory. 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 Town, the islands and the mainland streets that share the name.
If you are thinking of selling a Bayside Estates home, call the team that prices from the closings nearest your home in size, age and lot, finds the title, orders the estoppel and assembles the flood and permit file the day you list, and answers the buyer’s insurance and storm questions first.
If you are thinking, “I need someone to sell my house in Bayside Estates, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, San Carlos Island, Bonita Springs, Estero, Fort Myers and Lee County. Whether you own in Bayside Estates, Boardwalk Caper, Fairview Isles, Siesta Isles, Laguna Shores or Shell Mound Park, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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.
Bayside Estates sold record, last 12 months: we tracked every one of the 28 Bayside Estates closings in the Southwest Florida MLS, at a $362,500 median from $138,000 to $690,000, with a median of 80 days on market and 94.2 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Bayside Estates home valuation and we will send a value built from the closings nearest your home, 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, the islands and the mainland streets around it 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, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003.
Selling a Bayside Estates home? Get a free Bayside Estates 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 the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
We read the market, county, flood and corporate records below on October 7, 2026, and the statutes and the Lee County floodplain page again on October 10, 2026. Statutes and primary records come first.
These are public primary documents a Bayside Estates seller should have in hand before listing, each hosted by the agency that issued it.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| Section 720.401, Florida Statutes | Florida Legislature | The homeowners association disclosure summary and the buyer’s cancellation right |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | 2026 applied millage by taxing district, printed October 9, 2026 (14.2517 for the NE Hurricane Bay district; 14.4119 in 2025) |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion and how gain is figured |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Bayside Estates. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.