Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condominium at Boardwalk Caper, the gated six-phase marine community of 298 condo units on San Carlos Boulevard in Fort Myers Beach, this is our seller’s guide to your phase, written from the recorded sales and not from a template. The wider market is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 303 Boardwalk Caper parcels in the San Carlos Island taxing district, which is unincorporated Lee County. San Carlos Island is not inside the Town of Fort Myers Beach, so Lee County, and not the Town, is your local government for permits, flood rules and zoning, even though your mailing address reads Fort Myers Beach, Florida 33931. This is Boardwalk Caper in the 18000 block of San Carlos Boulevard, and not Caper Beach Club, Sand Caper or Sun Caper, which are separate 1979 Gulf-side buildings on Estero Island with their own associations, and none of them is in any figure on this page.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 18 Boardwalk Caper closings at a median of $220,000, a median of 76.5 days on market and a median of 93.0 percent of the final list price. Fifteen of the 18 were the 1,101 square foot townhouse-style units of Phases I and II. This page prints every one of those closings, the repeat sales, two net sheets and the papers Florida law makes a condominium seller deliver.
To sell a Boardwalk Caper condominium in Fort Myers Beach in 2026, price it from this year’s closings in your own phase and building type, not from the community’s five-year numbers, have your phase association’s budget, estoppel and resale documents ready before the first showing, and expect buyers to ask about dues, flood zone and insurance before they ask about the harbor.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Boardwalk Caper is one name over six condominium phases built from 1981 to 1992, and the phases are different products. The county roll shows one-story townhouse-style units of 1,101 square feet in Phases I and II, a tower of 10 to 12 stories in Phase III with units from 742 square feet, and two-story buildings in Phases IV, V and VI with units up to 1,707 square feet. Over 60 months the MLS closings run from $172,500 to $805,000. A seller who prices from the middle of that spread prices almost every unit wrongly.
These are the nine facts about selling a Boardwalk Caper condominium that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Boardwalk Caper Condo in Fort Myers Beach in 2026? · Why List Your Boardwalk Caper Condo With McGreevy and Comisar? · What Is the Boardwalk Caper Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Boardwalk Caper Condos in Fort Myers Beach Sell For? · How Long Do Boardwalk Caper Listings Take to Sell, and How Close to List Price? · Have Boardwalk Caper Owners Sold for More Than They Paid? · A Boardwalk Caper Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Boardwalk Caper Condo in Fort Myers Beach? · What Moves the Value of a Boardwalk Caper Condo on San Carlos Island? · What Fees Will Your Boardwalk Caper Buyer Pay Each Year? · Who Insures a Boardwalk Caper Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Boardwalk Caper Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Boardwalk Caper, Fort Myers Beach? · Which Rules Affect a Boardwalk Caper Condo 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 Boardwalk Caper Condo in Fort Myers Beach? · How Do We Negotiate a Boardwalk Caper Contract? · Boardwalk Caper vs Bayside Estates: Which Will Your Buyer Choose? · What Does It Cost to Sell a Boardwalk Caper Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Boardwalk Caper Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Boardwalk Caper Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Boardwalk Caper Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Boardwalk Caper 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% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Boardwalk Caper owners hire us because we price from the closings in the owner’s own phase, put the association document package together before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Boardwalk Caper condo, or thinking, “I need a listing agent who has read the San Carlos Boulevard record,” 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 McGreevy and Comisar as a Large Team with 241 sides and $157.57 million in volume, first in Bonita Springs, fifth in Florida by sides and eleventh 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 48 Boardwalk Caper closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and sorted each one into its phase by matching the street number to the county roll’s legal descriptions. We tracked every one of the 120 county-qualified sales in the Lee County file back to August 2018, read the 303 parcels on the roll and the state filings for the seven active Boardwalk Caper entities, and queried the FEMA flood layer at three San Carlos Boulevard addresses. It is why our first questions to an owner are which phase, which building type and what the dues are today.
We will not price a 1,101 square foot Phase II unit off a 2022 sale, quote a fee the association has not published, tell a buyer a harbor slip comes with your unit when only the Boating Association’s documents can say so, or use a Caper Beach Club or Sand Caper sale as a comparable. That is part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking.
Ask for a free Boardwalk Caper condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from this year’s closings in your phase, 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. Only 18 Boardwalk Caper condos closed on the MLS in the last 12 months, out of 298 units, so the owner who lists next should make us the first call.
The Boardwalk Caper condominium market is active at low prices: 18 Southwest Florida MLS closings in the 12 months to October 7, 2026 at a $220,000 median, a median of 76.5 days on market and 93.0 percent of final list price, against six active listings and none pending on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show one MLS series and one county series and never average them. The Southwest Florida MLS leads because it carries days on market and the sale-to-list ratio; the Lee County Property Appraiser series is a separate record of qualified sales from the deed side.
We pulled every closing the Southwest Florida MLS files under the Boardwalk Caper name, in four windows counted back from October 7, 2026. The first window with 10 or more closings is 12 months, with 18, so it leads. None of the 48 closings is a Sold Data Entry row, so every one carries a listing history.
| Window | Closings | Median sold price | Range | Sold volume | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 12 months | 18 | $220,000 | $172,500 to $390,000 | $4,295,000 | $203 | 76.5 | 93.0% |
| 24 months | 21 | $227,000 | $172,500 to $390,000 | $5,260,000 | $236 | 79 | 94.0% |
| 36 months | 28 | $270,000 | $172,500 to $700,000 | $8,708,000 | $275 | 75 | 93.7% |
| 60 months | 48 | $382,500 | $172,500 to $805,000 | $18,593,277 | $380 | 36 | 95.1% |
Eighteen of the 48 closings fell in the latest 12 months, 3 in the 12 months before that and 7 in the 12 months before those. The medians fall as the window shortens, and the 60-month days on market, 36, is less than half the 12-month figure of 76.5: the older sales were made in a faster, higher-priced market than the one you are listing into.
We assigned each closing to its phase by street number. A phase with fewer than 10 closings is listed sale by sale, and any median for it is written only as the median of those closings.
| Phase | Street numbers | MLS closings, 12 months | Median sold price | Range | Median price per sq ft |
|---|---|---|---|---|---|
| I | 18000 to 18028 | 5 | the median of these 5 closings is $227,000 | $180,000 to $295,000 | $206 |
| II | 18030 to 18056 | 10 | $215,250 | $172,500 to $310,000 | $195 |
| III, the tower | 18120 | 1 | one closing at $220,000 | $220,000 | $296 |
| IV | 18066 and 18068 | 2 | two closings, $255,000 and $390,000 | $255,000 to $390,000 | $300 and $332 |
| V | 18070 and 18080 | 0 | none | none | none |
| VI | 18086 and 18092 | 0 | none | none | none |
| Phases I and II together | 18000 to 18056 | 15 | $218,000 | $172,500 to $310,000 | $198 |
Phase II is the only single phase with 10 or more closings. Phases I and II share one recorded declaration, one association and one floor plan size, so we also read them together: 15 closings, a median of $218,000, a median of 79 days on market and a median of 91.7 percent of final list price.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified sales on the Boardwalk Caper parcels. Its dates are recording dates, so a sale can sit some days from the MLS closing date.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 20 | $220,000 | $172,500 to $390,000 |
| 24 months | 27 | $260,000 | $172,500 to $695,000 |
| 36 months | 32 | $270,000 | $172,500 to $700,000 |
| 60 months | 50 | $354,000 | $172,500 to $805,000 |
The county counts 20 qualified sales in 12 months against the MLS count of 18, because two county sales have no MLS closing: a $358,000 Phase II sale recorded March 5, 2026 and a $208,000 Phase I sale recorded November 25, 2025. The roll’s median just value across the community is $217,081, a county assessment figure and not a sale price. Over 60 months the 50 qualified sales split by phase as 17 in the tower, 11 in Phase II, 10 in Phase I, 8 in Phase VI and 4 in Phase IV. Phase V has no county-qualified sale and no MLS closing in the 60 months.
On October 7, 2026 the Southwest Florida MLS showed six Boardwalk Caper condominiums active and none pending, listed from $299,000 to $750,000, with a median list price of $354,949.50, the midpoint of $349,900 and $359,999. A re-check of the MLS on October 29, 2026 found nine Boardwalk Caper condominiums on the market: eight active, asking $338,000 to $750,000, three of them listed after October 7, and one pending with contingencies, the 742-square-foot Phase III unit listed at $299,000. No closing was recorded after October 7.
| Building | Phase | List price | Living area, sq ft | List price per sq ft | Days on market |
|---|---|---|---|---|---|
| 18120 San Carlos Blvd | III | $299,000 | 742 | $403 | 11 |
| 18032 San Carlos Blvd | II | $338,000 | 1,101 | $307 | 30 |
| 18046 San Carlos Blvd | II | $349,900 | 1,101 | $318 | 477 |
| 18010 San Carlos Blvd | I | $359,999 | 1,101 | $327 | 89 |
| 18092 San Carlos Blvd | VI | $739,000 | 1,368 | $540 | 36 |
| 18120 San Carlos Blvd | III | $750,000 | 1,204 | $623 | 51 |
Six listings against 18 closings a year is about 4.0 months of supply, and against the 24-month pace of 21 closings about 6.9 months. Read the asking prices against the closings before you choose yours. The three Phase I and II listings ask $338,000 to $359,999, and every one of them is above the highest of the 15 Phase I and II closings of the last 12 months, which was $310,000. One of the three has been listed for 477 days.
The seller’s decision variables are months of supply, sale-to-list and days on market, each from the same Southwest Florida MLS pull and the same 12-month window. Months of supply is active and pending listings divided by closings per month.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Boardwalk Caper | 18 | 76.5 | 93.0% | 6 | 4.0 |
| Bayside Estates | 28 | 80 | 94.2% | 23 | 9.9 |
| Bay Village | 10 | 94 | 88.9% | 1 | 1.2 |
| Hibiscus Pointe | 12 | 75 | 94.4% | 4 | 4.0 |
| All of ZIP 33931 | 397 | 92 | 93.8% | 407 | about 11.5 on the 380 active listings |
Boardwalk Caper’s supply is lighter than the ZIP’s and lighter than Bayside Estates’ 9.9 months, and its median days on market is shorter than the ZIP’s 92. Its sale-to-list ratio, 93.0 percent, is slightly under the ZIP’s 93.8 percent. That says Boardwalk Caper units are selling when they are priced to the closings, not that sellers are getting their asking prices.
Boardwalk Caper condominiums sold from $172,500 to $390,000 over the 12 months to October 7, 2026. The Phase I and II townhouse-style units of 1,101 square feet closed from $172,500 to $310,000, the one tower sale closed at $220,000 and the two Phase IV sales closed at $255,000 and $390,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Eighteen closings is enough for a median but not enough to hide any of them, so here is every one, with no unit numbers, by the street number of the building.
These are the 18 closings since October 7, 2025, oldest first. The days on market column is the listing’s own count, which for a relisted unit can understate how long the unit was for sale in total. We tracked each of these closings individually before writing a sentence about them.
| Closed | Street address | Phase | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|---|
| 10/20/25 | 18008 San Carlos Blvd | I | $260,000 | $295,000 | 1,101 | $236 | 126 | 88.1% |
| 12/01/25 | 18008 San Carlos Blvd | I | $295,000 | $349,000 | 1,101 | $268 | 178 | 84.5% |
| 01/21/26 | 18044 San Carlos Blvd | II | $200,000 | $227,900 | 1,101 | $182 | 64 | 87.8% |
| 02/11/26 | 18018 San Carlos Blvd | I | $200,000 | $225,000 | 1,101 | $182 | 143 | 88.9% |
| 02/17/26 | 18052 San Carlos Blvd | II | $220,000 | $239,900 | 1,101 | $200 | 64 | 91.7% |
| 02/27/26 | 18038 San Carlos Blvd | II | $212,500 | $225,000 | 1,102 | $193 | 91 | 94.4% |
| 03/09/26 | 18120 San Carlos Blvd | III | $220,000 | $220,000 | 742 | $296 | 0 | 100.0% |
| 03/23/26 | 18068 San Carlos Blvd | IV | $390,000 | $399,900 | 1,175 | $332 | 208 | 97.5% |
| 03/26/26 | 18038 San Carlos Blvd | II | $175,000 | $195,000 | 1,101 | $159 | 12 | 89.7% |
| 03/31/26 | 18006 San Carlos Blvd | I | $180,000 | $189,900 | 1,101 | $163 | 629 | 94.8% |
| 04/07/26 | 18048 San Carlos Blvd | II | $310,000 | $329,900 | 1,101 | $282 | 372 | 94.0% |
| 04/09/26 | 18010 San Carlos Blvd | I | $227,000 | $239,000 | 1,101 | $206 | 79 | 95.0% |
| 04/09/26 | 18034 San Carlos Blvd | II | $172,500 | $220,000 | 1,101 | $157 | 36 | 78.4% |
| 05/08/26 | 18038 San Carlos Blvd | II | $200,000 | $220,000 | 1,101 | $182 | 36 | 90.9% |
| 05/29/26 | 18068 San Carlos Blvd | IV | $255,000 | $268,000 | 849 | $300 | 14 | 95.1% |
| 06/22/26 | 18034 San Carlos Blvd | II | $275,000 | $299,000 | 1,101 | $250 | 38 | 92.0% |
| 07/20/26 | 18034 San Carlos Blvd | II | $285,000 | $299,000 | 1,101 | $259 | 281 | 95.3% |
| 08/04/26 | 18054 San Carlos Blvd | II | $218,000 | $225,000 | 1,101 | $198 | 74 | 96.9% |
Reading the list, price per square foot runs from $157 to $332 across the 18. The three highest, $332, $300 and $296, are the two Phase IV sales and the one tower sale. Among the 15 Phase I and II units, all the same size to within a square foot, the spread is $172,500 to $310,000, a gap of $137,500 on one floor plan in 12 months. The record does not carry interior condition, furnishings or position, which is what that gap is made of.
The 26 Phase I and II closings in the 60 months are the same 1,101 square foot floor plan, so we list them by calendar year of closing. A year with fewer than 10 closings gets no median.
| Year of closing | Phase I and II closings | Sold prices | Median |
|---|---|---|---|
| 2021, from October 7 | 2 | $265,000 and $470,000 | not published (n under 10) |
| 2022 | 6 | $402,000, $445,000, $505,000, $510,000, $520,000, $521,000 | not published (n under 10) |
| 2023 | 0 | none | none |
| 2024 | 3 | $455,000, $495,000, $500,000 | not published (n under 10) |
| 2025 | 2 | $260,000 and $295,000 | not published (n under 10) |
| 2026, to October 7 | 13 | $172,500 to $310,000 | $212,500 |
We publish this as a list and not as a rate of change, because five of the six rows hold fewer than 10 sales and the record cannot say why prices moved. The plain fact is that the highest of the 13 closings in 2026, $310,000, is below the lowest of the nine closings of 2022 and 2024 together, $402,000. A Phase I or II owner who bought or refinanced on those earlier numbers should price from 2026, and should hear that from an agent before listing and not from a buyer’s appraiser after contract.
The tower at 18120 San Carlos Boulevard has 62 unit parcels and 14 MLS closings in 60 months, few enough to list in full.
| Closed | Sold price | Living area, sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|
| December 2021 | $400,000 | 1,124 | $356 | 38 |
| April 2022 | $472,500 | 1,124 | $420 | 29 |
| December 2022 | $350,000 | 742 | $472 | 2 |
| December 2022 | $600,000 | 1,124 | $534 | 15 |
| January 2023 | $412,777 | 836 | $494 | 1 |
| March 2023 | $370,000 | 742 | $499 | 1 |
| March 2023 | $675,000 | 1,074 | $628 | 0 |
| April 2023 | $399,000 | 742 | $538 | 18 |
| May 2024 | $310,000 | 742 | $418 | 59 |
| October 2024 | $700,000 | 1,074 | $652 | 46 |
| December 2024 | $325,000 | 742 | $438 | 267 |
| March 2025 | $375,000 | 742 | $505 | 18 |
| July 2025 | $265,000 | 742 | $357 | 130 |
| March 2026 | $220,000 | 742 | $296 | 0 |
The tower’s 60-month median is $387,000, from $220,000 to $700,000, at a median of $483 per square foot. Size sorts the list: the five units of 1,074 to 1,124 square feet closed at $400,000 to $700,000, the one 836 square foot unit at $412,777 and the eight 742 square foot units at $220,000 to $399,000. Of those eight, the two most recent, $265,000 in July 2025 and $220,000 in March 2026, are the two lowest. Eight sales are too few for a trend, so a tower seller should treat that as the two latest comparables and not as a forecast.
Phase IV has four closings in 60 months: $445,000 in October 2021, $408,000 in August 2024, $390,000 in March 2026 and $255,000 in May 2026, the last an 849 square foot one-bedroom. Phase VI has four, all three-bedroom units of 1,517 to 1,617 square feet: $690,000 and $628,000 in December 2021, $805,000 in March 2023 and $580,000 in January 2024. Phase V has none on the MLS and none in the county’s qualified file in 60 months. An owner in Phase V or VI has no closing in the last 12 months to price from, so the valuation leans on older recorded sales and the Phase IV closings.
On three matched tower sales the two records print different prices. The MLS shows $675,000 on a March 2023 closing that the county records at $580,000, $700,000 on an October 1, 2024 closing that the county records at $600,000, and $375,000 on a March 12, 2025 closing that the county records at $375,500. We print both, and the tower table above is the MLS series. Thirteen of the 48 MLS closings also have no matching qualified sale in the county file we hold. The Clerk’s recorded deed settles any single sale.
A Boardwalk Caper condominium took a median of 76.5 days on market and sold at a median of 93.0 percent of its final list price over the last 12 months, on 18 closings. The median hides a wide spread: 0 to 629 days on market, and 78.4 to 100.0 percent of final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both figures are drawn from the final list price, so a unit that was reduced shows its sale against the last price it carried. Our pull carries the final list price only, not the first asking price or the number of reductions, which means these ratios understate the total discount on any unit that was reduced.
Of the 18 closings, 3 show 30 days on market or fewer, 7 show 31 to 90 days, 4 show 91 to 180 days and 4 show more than 180: 208, 281, 372 and 629 days. The mean is 135.8 days, pulled up by those four. One closing shows zero days, the March 2026 tower sale at its full list price of $220,000, which is the pattern of a sale arranged before or as the listing was entered.
Six of the 18 closed at 95 percent or more of final list price, six between 90 and 95 percent and six below 90 percent. The lowest was 78.4 percent, a Phase II unit listed at $220,000 that closed at $172,500. Only one of the 18 closed at its final list price, and none closed above it. The median dollar gap between final list and sold was $19,900, and added together the 18 units carried $4,666,500 in final list prices and closed for $4,295,000, which is 92.0 percent.
Not in this record, and the reason matters. The 8 closings with 64 days on market or fewer sold at a median of 91.3 percent of final list price and $191 per square foot; the 10 that took longer sold at a median of 94.6 percent and $221 per square foot. We read that as a limit of the data and not as advice to wait: the ratio sees only a unit’s last list price, so any earlier reductions on a long listing are invisible. The quick sales include the two lowest prices of the year, $172,500 and $175,000. Eight and ten closings are small groups, so this is a pattern in 18 sales and not a rule.
Some have and some have not. The Lee County file holds 13 repeat sales at Boardwalk Caper, each a unit’s qualified sale price against its previous one: 8 sold for more and 5 sold for less. All three units resold in the last 12 months sold below their earlier price, by $60,000, $87,000 and $128,000, before selling costs.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file we hold carries 120 qualified Boardwalk Caper sales from August 27, 2018 to August 4, 2026. A pair exists only where the same unit appears twice in that file.
| Building | Phase | Earlier sale | Later sale | Change | Years held |
|---|---|---|---|---|---|
| 18042 San Carlos Blvd | II | $282,000, February 2020 | $337,500, September 2020 | +$55,500 | 0.6 |
| 18120 San Carlos Blvd | III | $280,000, December 2019 | $305,000, March 2021 | +$25,000 | 1.2 |
| 18068 San Carlos Blvd | IV | $335,000, December 2018 | $445,000, October 2021 | +$110,000 | 2.9 |
| 18120 San Carlos Blvd | III | $287,500, August 2020 | $320,000, December 2021 | +$32,500 | 1.3 |
| 18120 San Carlos Blvd | III | $397,000, March 2021 | $400,000, January 2022 | +$3,000 | 0.8 |
| 18120 San Carlos Blvd | III | $230,000, March 2020 | $350,000, December 2022 | +$120,000 | 2.8 |
| 18120 San Carlos Blvd | III | $425,000, November 2019 | $580,000, March 2023 | +$155,000 | 3.3 |
| 18120 San Carlos Blvd | III | $580,000, March 2023 | $571,000, August 2024 | -$9,000 | 1.4 |
| 18120 San Carlos Blvd | III | $395,000, March 2021 | $600,000, October 2024 | +$205,000 | 3.5 |
| 18086 San Carlos Blvd | VI | $695,000, February 2025 | $610,000, September 2025 | -$85,000 | 0.6 |
| 18026 San Carlos Blvd | I | $295,000, June 2019 | $208,000, November 2025 | -$87,000 | 6.4 |
| 18044 San Carlos Blvd | II | $328,000, March 2019 | $200,000, January 2026 | -$128,000 | 6.8 |
| 18068 San Carlos Blvd | IV | $450,000, May 2021 | $390,000, March 2026 | -$60,000 | 4.8 |
Across the 13 pairs the median change is a gain of $25,000 and the median time between the two sales is 2.8 years. The eight gains run from $3,000 to $205,000 and the five declines from $9,000 to $128,000.
The ten units resold through September 2025 show eight gains and two declines; the three resold since then show three declines, on units first bought in 2019 and 2021. Thirteen pairs cannot describe 298 units, and a recorded price difference is not a profit or a loss: it leaves out improvements, selling costs and assessments. The narrow lesson is that an owner who bought a Phase I or II unit near $300,000 in 2019 should not assume that 2026 returns that price.
This example is a public-record Southwest Florida MLS closing, shown to illustrate how a Boardwalk Caper sale runs, and it is not a McGreevy and Comisar transaction. A 1,175 square foot three-bedroom, two-bath unit at 18068 San Carlos Boulevard in Phase IV sold on March 23, 2026 for $390,000, after 208 days on market, at 97.5 percent of 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 it is the highest price of the last 12 months and because the county file holds the same unit twice.
The MLS shows a final list price of $399,900, a sold price of $390,000 and 208 days on market, which works out to $332 per square foot on the MLS living area, the highest of the 18 closings. The Lee County file records the same sale on March 20, 2026 at $390,000, three days from the MLS closing date, and records the unit’s previous qualified sale on May 25, 2021 at $450,000. Between the two county sales the price went down by $60,000, or 13.3 percent, over about 4.8 years.
Using the assumptions in the net sheet later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $26,605 with buyer-agent compensation and $16,855 without it, for a net before payoff of $363,395 or $373,145. We do not know what the actual seller paid, offered or owed, and the numbers show the shape of the decision and not the seller’s statement.
The first lesson is the 208 days: this unit took nearly three times the 76.5-day median and still closed within 2.5 percent of its final list price, which suggests the last price was the right one. The second is the size effect: a three-bedroom Phase IV unit set the year’s high in dollars and per square foot, so it should not be priced off the Phase II median. The third is that a 2021 buyer sold in 2026 for $60,000 less, before costs, and one sale cannot say why.
We price a Boardwalk Caper condominium from the nearest like closings in your own phase and building type, read as a range and then adjusted for what the record cannot see, and we test the result against the six competing listings. As Top 1% Real Estate Agents Nationally Since 2008, we treat a single median as a starting question, not an answer.
A Phase I or II unit is 1,101 square feet on one level, with 15 closings in the last 12 months to price from. A tower unit is priced from the tower list by size: 742, 836, 1,074 or 1,124 square feet. A Phase IV, V or VI unit has few or no recent closings, so we widen the window and say so.
For a Phase I or II unit the working range is the 13 closings of 2026, $172,500 to $310,000, with a median of $212,500. We do not reach back to 2022 or 2024 for support, because an appraiser will not.
The MLS fields we pulled do not carry interior condition, furnishings, floor, view or whether a harbor slip goes with the unit. We make those adjustments in person, and we ask you to document the view with a photograph, because a buyer pays for a view that is shown and discounts one that is only described.
A buyer here compares the monthly cost as closely as the price. We check the competing listings by list price per square foot (the three Phase I and II listings ask $307 to $327), and we ask what your association’s budget and any special assessment do to a buyer’s monthly cost. The result is a recommended list price and the price at which we would call you to talk about a change.
Five things move a Boardwalk Caper condominium’s value more than anything a listing photo shows: the phase, the building type, the dues, the documents and whether a harbor slip transfers with the unit. The setting adds two more: a harbor and canal location with no Gulf beach, and a flood map that indicates Zone AE at the tested addresses.
Yes, more than any other variable the record carries. In the last 12 months the 15 Phase I and II closings ran from $157 to $282 per square foot, and the two Phase IV sales and one tower sale ran from $296 to $332. The phases were built in different years, 1981 to 1984 for Phases I and II, 1987 for the tower and 1989 to 1992 for Phases IV to VI, and each has its own association and budget.
The tower is the only high-rise, with 10, 11 and 12 stories on the county roll and one-bedroom units from 742 square feet. Its buyer wants a smaller unit and lower listing-entered dues, and accepts the milestone-inspection questions of a 1987 building of that height. The Phase I and II buyer wants two bedrooms on one level and accepts higher listing-entered dues.
It can, if it transfers. The community describes a Boating Association of owners who hold a harbor slip, and the county’s boat dock flag sits on all 298 unit parcels, which records a dock feature for the community and does not say that every unit holds a slip. Some recorded legal descriptions mention a dock number or a slip. We could not confirm how many slips exist, which units hold them or what they cost, so before we price a unit as boat-ready we read your deed and the Boating Association’s documents.
Boardwalk Caper is on the harbor side of San Carlos Island, across Matanzas Pass from Estero Island, in unincorporated Lee County. That means no Gulf beach at the property, County permits in place of Town permits and a taxing district at 13.2284 mills for 2026 (13.3976 in 2025) against the Town district’s 13.3108. Buyers who want a gated community with a boardwalk of over half a mile, four pools, tennis and pickleball, as the community’s own website describes it, at a lower entry price, shop here.
No association budget or assessment schedule for any Boardwalk Caper phase was found in a primary document. Listing-entered annual recurring fees on 48 Southwest Florida MLS closings ranged from $5,600 to $21,600, with a median of $7,497 (not verified; the association’s current budget and an estoppel certificate govern what a buyer actually pays).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We joined the fee field on each of the 48 closings to its phase. Listing-entered annual recurring fees on the closings in each phase ranged as follows (not verified; the association’s current budget and an estoppel certificate govern).
| Phase | Closings with a fee entry, 60 months | Lowest annual recurring | Highest annual recurring | Median, 60 months | Entries in the last 12 months |
|---|---|---|---|---|---|
| I | 13 | $6,668 | $16,225 | $7,394 | 5, from $13,355 to $16,225 |
| II | 13 | $7,340 | $15,900 | $14,400 | 10, from $12,960 to $15,900 |
| III, the tower | 14 | $5,600 | $7,600 | $6,100 | 1, at $7,200 |
| IV | 4 | $7,232 | $21,600 | not published (n under 10) | 2, both at $11,500 |
| VI | 4 | $6,308 | $9,540 | not published (n under 10) | none |
The 18 entries of the last 12 months range from $7,200 to $16,225 with a median of $14,400. Listing agents also entered application fees of $50 to $225 on 39 closings and transfer fees of $100 to $150 on 17, likewise unverified.
On Phase I and II closings, listing agents entered annual recurring fees of $6,668 to $7,394 on the eight sales of 2021 and 2022 and $12,960 to $16,225 on the 18 sales from 2024 on. We did not see a budget, so we make no claim about what the dues were or why they changed. A buyer who has seen an old listing sheet will ask, and the answer has to come from the association’s budget and any assessment resolution, in writing.
An owner here can fund several layers: the phase condominium association, which carries the building, its insurance and its reserves; the Community Services Association, which the community describes as handling shared infrastructure such as the boardwalk; and the Boating Association for owners who hold a slip. Some listings also carry a mandatory club fee entry of $600 to $2,100 a year. Your buyer compares the sum of every layer.
A Boardwalk Caper owner faces four insurance questions, and a buyer asks all four before closing: the phase association’s master policy, the unit owner’s condominium policy, flood coverage and a wind mitigation credit. We quote no premiums. We help you gather the documents that let a buyer’s insurance agent produce a real quote.
The FEMA flood map indicates Zone AE, a Special Flood Hazard Area, at the Boardwalk Caper addresses we tested, so a lender may require flood coverage whatever the insurer requires. FEMA’s Risk Rating 2.0 prices National Flood Insurance Program policies by the property’s own characteristics and caps most annual rate increases at 18 percent, and unincorporated Lee County is a Class 5 community in the Community Rating System, a 25 percent discount. An elevation certificate for your building helps a buyer’s agent quote.
A wind mitigation inspection on the state form OIR-B1-1802, revised effective April 1, 2026, is valid for up to five years if nothing material about the structure changes. In a condominium the association usually owns the roof, so the association’s inspection and roof date are what a buyer’s agent needs. A unit owner’s condominium policy with Citizens Property Insurance is exempt from Citizens’ own flood requirement, though a lender or the master policy may still require flood. We make no statement about any premium.
A financed buyer’s lender sends the association a condominium questionnaire covering the budget, reserves, insurance, delinquencies and any litigation or special assessment. We do not know how any Boardwalk Caper association would answer it, so ask the management company before listing who completes questionnaires and how long they take.
A Boardwalk Caper condominium seller must give the buyer the association documents Florida section 718.503 lists, complete the seller flood disclosure under section 689.302, and disclose known facts that materially affect value and are not readily observable. The buyer’s cancellation window is 7 days after receiving the documents, and 15 days where a milestone or reserve-study document applies.
This is general information and not legal advice; your closing agent or attorney confirms how it applies to your contract.
Under section 718.503 of the Florida Statutes, a unit owner who is not a developer must give the buyer the declaration of condominium, the articles, the bylaws and the rules, the most recent annual financial statement and annual budget, the frequently asked questions document and a governance form, plus the milestone inspection summary and the most recent structural integrity reserve study where they apply. The seller bears the delivery duty, and the management company issues the package. Boardwalk Caper has separate recorded declarations, so the package is the one for your phase.
| Phase | Declaration cited in the county legal descriptions | Association on the state register | Document number |
|---|---|---|---|
| I and II | Official Records book 1541, page 497 | The Boardwalk Caper Condominium Association, Inc. | 757634 |
| III | Official Records book 1894, page 4412 | The Boardwalk Caper, III, Condominium Association, Inc. | N04617 |
| IV | Official Records book 1541, page 549, and book 2035, page 765 | The Boardwalk Caper IV Condominium Association, Inc. | N25035 |
| V | Official Records book 2117, page 2525 | The Boardwalk Caper V Condominium Association, Inc. | N32316 |
| VI | Official Records book 2286, page 4339 | The Boardwalk Caper VI Condominium Association, Inc. | N45792 |
Two more active entities sit beside the phase associations: The Boardwalk Caper Community Services Association Inc., document 757635, and The Boardwalk Caper Boating Association, Inc., document 757636. We have not confirmed which chapter governs those two, so ask your closing agent whether either adds a disclosure; section 720.401 does not apply to a chapter 718 condominium association. The community’s website, which says it is not an official association site, names Compass Rose Management for Phases 1 and 2 and Sentry Management for the rest. We did not read the recorded declarations.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, and within 15 days on the same count where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies. The statute says a waiver of these rights has no effect. A package that arrives late starts the clock late, which is the simplest reason to order the documents the day you list and not the day you sign.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the contract. It asks whether you know of flood damage, have filed a flood claim or have received flood assistance. Answer from your records, and keep your insurance claim file and any elevation certificate at hand.
Section 689.261 requires a property tax disclosure summary for a residential sale, and the Florida Supreme Court’s decision in Johnson v. Davis, 480 So. 2d 625, requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. For a condominium that includes known leaks, water intrusion and storm repairs in the unit. Disclose them in writing before the contract.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years, and a building that reached 30 before July 1, 2022 had until December 31, 2024. The tower was built in 1987 on the county’s record, so by that arithmetic its first inspection was due by December 31, 2024, and its structural integrity reserve study under section 718.112(2)(g) by December 31, 2025. Those are statutory deadlines we computed from the year built and the stories, not a status, and we do not know whether either was done. The county records one or two stories for the other phases, and we did not confirm habitable stories for any building. Ask your manager for the summary and the study, or a letter that none applies.
An estoppel certificate is the association’s statement of what your unit owes, including any special assessment. Florida law lets the association charge for it and caps the fee, and we print no dollar amount. A certificate is good for 30 days, or 35 if sent electronically. In Lee County the seller customarily pays, though the contract controls. Ask the management company on day one whether the Community Services Association issues its own.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the three Boardwalk Caper addresses we tested and 12 feet at the community’s centroid, on Lee County panel 12071C0552G effective November 17, 2022. Buyers also ask what Hurricane Ian did, what was repaired and who issues permits.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
On October 7, 2026 we queried the FEMA National Flood Hazard Layer at three street addresses and the centroid. Treat the table as a map-based indication at those addresses, not a flood determination, and use an elevation certificate for the building.
| Tested address | FEMA zone | Base flood elevation (NAVD88) | Panel | Effective |
|---|---|---|---|---|
| 18002 San Carlos Blvd | AE | 11 ft | 12071C0552G | November 17, 2022 |
| 18008 San Carlos Blvd | AE | 11 ft | 12071C0552G | November 17, 2022 |
| 18012 San Carlos Blvd | AE | 11 ft | 12071C0552G | November 17, 2022 |
| Community centroid | AE | 12 ft | 12071C0552G | November 17, 2022 |
Every tested point is in Evacuation Zone A, and the map’s jurisdiction is unincorporated Lee County. All three addresses are at the south end, so the tower at 18120 and the Phase VI buildings were not tested. A third-party map layer showed no Coastal Barrier Resources System unit at the tested points; confirm with the U.S. Fish and Wildlife Service before relying on it. We did not confirm any building’s position against Florida’s coastal construction control line.
The National Hurricane Center’s report on Hurricane Ian, September 28, 2022, gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island. The U.S. Geological Survey high-water marks nearest the community, about 0.35 to 0.45 mile north of its centroid, read 12.1 and 12.3 feet NAVD88, or 6.06 and 6.75 feet above ground; they are not marks at the Boardwalk Caper buildings. Hurricanes Helene and Milton in 2024 put coastal water levels in Lee County 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no association-published damage account for any phase, and the county roll shows no parcel with a year built of 2023 or later. A buyer will ask what your building and your unit took, what was repaired and how it was paid for.
Lee County issues permits at Boardwalk Caper. The Town of Fort Myers Beach’s land development code, its one foot of freeboard and its rental registration apply on Estero Island and not here. We did not research how Lee County administers the federal 50 percent rule on substantial improvement and substantial damage for unincorporated parcels; ask Lee County Community Development before a major repair.
Three sets of rules affect a Boardwalk Caper sale: your phase’s recorded declaration and rules, the Community Services Association and Boating Association documents, and the state statutes above. The associations’ rules on leasing, pets and approvals are not published, so a seller should ask for them before listing and hand them to every buyer.
Possibly. Listing agents entered application fees on 39 of the 48 closings and transfer fees on 17, which suggests an application step in at least some phases. Whether your association has an approval power, and how long approval takes, is in its declaration. Check before you list, so that approval does not delay the closing.
Leasing and pet rules are not published for any phase; the recorded declaration cited in the table above and the current rules govern, so ask for them in the resale package. Because the phases have separate declarations, the answer for a Phase II unit can differ from the answer for a tower unit. A buyer who plans to rent will read the leasing section first, so have the pages ready. The Town of Fort Myers Beach’s short-term rental registration applies on Estero Island and not here, and we found no Lee County registration program for unincorporated areas, which is not proof that none exists.
The Boardwalk Caper record points to winter and spring: of the 48 Southwest Florida MLS closings over 60 months, 36 closed from December through May and 12 from June through November. December and March hold 8 each. The record is thin, so this describes when sales closed and does not prove that listing in winter pays more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 48 closings by calendar month of closing, over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 3 | July | 4 |
| February | 6 | August | 2 |
| March | 8 | September | 1 |
| April | 7 | October | 3 |
| May | 4 | November | 1 |
| June | 1 | December | 8 |
No month holds 10 closings, so we publish counts only. In the last 12 months alone the pattern is the same shape: 14 of the 18 closings fell from December through May.
The 36 December to May closings had a median of 23.5 days on market and the 12 June to November closings a median of 60, but the groups mix every phase and five different years, and a closing month is not a listing month. We conclude only that a fall listing aimed at a winter closing is not working against the calendar.
We market a Boardwalk Caper condominium by naming the exact phase and building type in every listing field, photographing the unit, the harbor and the boardwalk, publishing the document package with the listing, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels. The goal is a buyer who understands the unit and its dues before the first showing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The package has professional photography and drone video of the community, a floor plan with the MLS living area, the correct phase and street number so that no buyer confuses your unit with an Estero Island building of a similar name, a plain statement of what is and is not known about a slip, and the documents buyers ask for: the declaration, rules, budget, reserve information, master policy summary and estoppel. We also confirm the gate procedure with the management company before the first showing.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer needs a written agreement with their agent before touring a home. A seller may still offer to pay toward the buyer’s agent compensation, off the MLS. We show your net sheet both ways so the decision is yours.
We negotiate every Boardwalk Caper offer ourselves, starting from the closings that support your price: the median sale was 93.0 percent of final list price, so an offer at 92 percent on a well-priced listing is the market, and an offer at 80 percent usually is not. We negotiate price, terms, inspection, the document period and the appraisal together.
A financed buyer’s appraiser will use this year’s closings in your phase, and for a Phase V or VI unit, where there are none, may reach across phases. We give the appraiser the comparables that fit your building type and size. A cash buyer still gets the document period and the inspection, so we negotiate those dates as carefully as the price.
A buyer comparing Boardwalk Caper with Bayside Estates is choosing between a gated condominium with shared amenities, association dues and a 12-month median of $220,000, and a mainland neighborhood of manufactured and site-built homes on their own lots at a 12-month median of $362,500. Both are in unincorporated Lee County off San Carlos Boulevard.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bayside Estates is the mainland neighborhood off San Carlos Boulevard that a buyer at this price often weighs. The comparison uses the county roll and the Southwest Florida MLS, and MLS rows never mix with county rows.
| Question a buyer asks | Boardwalk Caper | Bayside Estates |
|---|---|---|
| What do I own? | A condominium unit under chapter 718; 298 unit parcels | A lot and a home; 598 parcels, 468 of them county-coded manufactured homes |
| Where is it? | San Carlos Island, unincorporated Lee County | Mainland off San Carlos Boulevard, unincorporated Lee County |
| Year built (county) | 1981 to 1992 | 1968 to 2024 |
| Built 2023 or later (county) | 0 parcels | 61 parcels |
| County flags | Pool 298, boat dock 298, seawall 0 | Pool 38, boat dock 245, seawall 513 |
| 2026 applied millage (2025 in brackets) | 13.2284 (13.3976) | 14.2517 (14.4119) |
| MLS, last 12 months | 18 closings, median $220,000, range $172,500 to $390,000 | 28 closings, median $362,500, range $138,000 to $690,000 |
| MLS median price per sq ft, 12 months | $203 | $235 |
| Median days on market, 12 months | 76.5 | 80 |
| Sale-to-final-list, 12 months | 93.0% | 94.2% |
| County qualified sales, 12 months | 20, median $220,000 | 30, median $364,750 |
| Active and pending, October 7, 2026 | 6, about 4.0 months of supply | 23, about 9.9 months of supply |
| Flood map at tested addresses | AE, base flood elevation 11 to 12 ft | AE, base flood elevation 11 ft |
| Who maintains the exterior? | The phase association, funded by dues | The owner, including any seawall and dock |
A buyer who wants a lock-and-leave unit with pools, courts and a boardwalk maintained by an association, and who will read a budget and a reserve schedule, is a Boardwalk Caper buyer. A buyer who wants a home on its own lot with a seawall and dock, no condominium dues and possibly newer construction is a Bayside Estates buyer. On supply the Boardwalk Caper seller has the easier field, six competing listings against 23. Know which buyer your unit suits, because we market to that buyer first.
Selling a Boardwalk Caper condominium 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 $220,000 sale that is about $10,140 to $15,640, and on a $390,000 sale about $16,855 to $26,605, before prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. The two prices are real closings in the Southwest Florida MLS: $220,000 is the February 17, 2026 Phase II sale at 18052 San Carlos Boulevard, which is also the 12-month median, and $390,000 is the March 23, 2026 Phase IV sale walked through above. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 for the first $100,000 plus $5.00 per $1,000 above it, and in Lee County the seller customarily pays both, though the contract controls.
This sheet assumes a mortgage-free seller and leaves out the property tax proration, because we do not know your tax bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $220,000 | Southwest Florida MLS closing, February 17, 2026 |
| Listing commission, 2.75% | -$6,050 | 2.75% of $220,000 |
| Buyer-agent compensation, 2.5%, if offered | -$5,500 | 2.5% of $220,000 |
| Deed documentary stamp tax | -$1,540 | 2,200 units of $100 at $0.70 |
| Owner’s title policy | -$1,175 | $575 plus ($220,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$15,640 | 7.11% of price |
| Estimated net before payoff, with buyer-agent compensation | $204,360 | $220,000 minus $15,640 |
| Estimated total costs, without buyer-agent compensation | -$10,140 | 4.61% of price |
| Estimated net before payoff, without buyer-agent compensation | $209,860 | $220,000 minus $10,140 |
The same assumptions apply, at the price of the 1,175 square foot Phase IV unit that closed after 208 days on market.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $390,000 | Southwest Florida MLS closing, March 23, 2026 |
| Listing commission, 2.75% | -$10,725 | 2.75% of $390,000 |
| Buyer-agent compensation, 2.5%, if offered | -$9,750 | 2.5% of $390,000 |
| Deed documentary stamp tax | -$2,730 | 3,900 units of $100 at $0.70 |
| Owner’s title policy | -$2,025 | $575 plus ($390,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$26,605 | 6.82% of price |
| Estimated net before payoff, with buyer-agent compensation | $363,395 | $390,000 minus $26,605 |
| Estimated total costs, without buyer-agent compensation | -$16,855 | 4.32% of price |
| Estimated net before payoff, without buyer-agent compensation | $373,145 | $390,000 minus $16,855 |
Your mortgage payoff, the property tax and dues prorations, the estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance, repairs or concessions, and any transfer fee the declaration charges. For scale, the 2026 applied millage of 13.2284 applied to a $220,000 value is $2,910.25 a year before exemptions and non-ad valorem charges. We run your own net sheet at no cost when you ask.
Possibly not. Under Section 121, as the Internal Revenue Service explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
A second home or a rental does not qualify the same way, and many Boardwalk Caper units are not their owners’ main homes, so check your own use before you rely on the exclusion. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs. The county file shows eight recorded gains of $3,000 to $205,000 and five declines. A seller who is a foreign person should read the IRS page on FIRPTA withholding before contract. We are real estate agents, not tax advisers.
List if your Boardwalk Caper condominium is in marketable condition and you can wait about three months; take an investor cash offer only when the unit needs work a buyer’s insurer or lender would not accept or you must close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Our Fort Myers Beach seller page covers the wider market.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores this year’s closings sits for months | A condominium in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Boardwalk Caper condominium valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from this year’s closings in your own phase, adjusted for condition, dues, documents and any slip, with a net sheet at that price, and there is no obligation to list.
Get your free Boardwalk Caper condo valuation and we will send a value built from Boardwalk Caper closings of your phase and size, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact is not available. Each item names the document or route that would settle it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None of these is offered as a Boardwalk Caper review. The words are the reviewers’ own.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
These are the questions Boardwalk Caper owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from this year’s closings in your own phase, order the estoppel and the document package the day you list, complete the flood disclosure, and show buyers the dues in writing. Our Boardwalk Caper valuation page starts the price work.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked every one of the 48 Boardwalk Caper closings of the last 60 months before pricing a listing.
The Southwest Florida MLS recorded 18 closings to October 7, 2026, with a median of $220,000, a range from $172,500 to $390,000 and a median of $203 per square foot. Fifteen were Phase I and II units.
The 13 Phase I and II closings of 2026 ran from $172,500 to $310,000 with a median of $212,500, all at 1,101 square feet. Condition, furnishings and position decide where your unit sits in that range.
It depends on size. The eight 742 square foot tower closings in 60 months ran from $220,000 to $399,000, and the two most recent were $265,000 in July 2025 and $220,000 in March 2026. Larger tower units closed at $400,000 to $700,000.
The 12-month median was 76.5 days on market across 18 closings, from 0 to 629 days. Three closed with 30 days or fewer and four took more than 180.
The median was 93.0 percent of the final list price over the last 12 months. Six of the 18 closed at 95 percent or more, six below 90 percent, and the median gap was $19,900.
On October 7, 2026 the MLS showed six active listings and none pending, from $299,000 to $750,000, about 4.0 months of supply at the 12-month pace.
The 60-month median of $382,500 includes 2022 to 2024 sales that closed at $402,000 to $521,000 for Phase I and II units. The highest Phase I or II closing of 2026 was $310,000, so we price from this year.
Of 13 repeat sales in the county file since 2018, 8 sold for more and 5 for less. The three units resold in the last 12 months sold $60,000, $87,000 and $128,000 below their earlier prices, before costs.
Of the 48 Boardwalk Caper closings in 60 months, 36 closed from December through May. The record is too thin to prove that winter pays more, but a fall listing aimed at a winter closing follows the pattern.
On a $220,000 sale, estimated costs were $15,640, or 7.11 percent, with 2.5 percent buyer-agent compensation, and $10,140, or 4.61 percent, without it. Commission is negotiable, and the net sheets on this page show every line.
A $220,000 sale nets about $204,360 with buyer-agent compensation and $209,860 without, before any mortgage payoff, prorations and assessments. A $390,000 sale nets about $363,395 and $373,145.
Florida’s rate is $0.70 per $100 of the price under section 201.02, so it is $1,540 on a $220,000 sale and $2,730 on $390,000. In Lee County the seller customarily pays it, though the contract controls.
By custom the seller pays for the owner’s title policy in Lee County. It is a custom and not a law, so your contract can say otherwise. On a $220,000 sale the filed premium is about $1,175.
No law requires it. Since the NAR practice changes of August 17, 2024, compensation is negotiated and written into the listing agreement or the buyer’s agreement. We show net sheets both ways.
Section 718.503 requires the declaration, articles, bylaws, rules, the latest annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone summary and reserve study. The package is the one for your phase.
Seven days after signing and receiving the documents, excluding Saturdays, Sundays and legal holidays, or 15 days where a milestone inspection summary, turnover report or structural integrity reserve study applies. A late package starts the clock late.
Yes. It states what your unit owes, including any special assessment, and the closing agent will require it. Florida law caps the fee, and we print no dollar amount. Ask whether the Community Services Association issues its own.
Your phase association, through its management company. Phases I and II share one association, and Phases III to VI each have their own. The Community Services Association also applies.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form about known flood damage, flood claims and flood assistance. Answer from your records and keep your claim file ready.
Disclose what you know. Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which includes known leaks, water intrusion and repairs. Put it in writing before the contract.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at the three addresses we tested and 12 feet at the centroid. The tower and Phase VI were not tested. An elevation certificate answers for your building.
Yes. The tower was built in 1987 with 10 to 12 stories on the county roll, so by statute its first milestone inspection was due by December 31, 2024. We do not know its status. Ask the Phase III association for the summary.
No budget was published. Listing-entered annual recurring fees ran from $12,960 to $16,225 on the 15 Phase I and II closings of the last 12 months and $5,600 to $7,600 on tower closings over 60 months, not verified.
It depends on your deed and the Boating Association’s documents. We could not confirm how many slips exist or how they transfer, so we read the documents before marketing a unit as boat-ready.
Leasing rules are not published for any phase, so your declaration and current rules govern. The Town’s rental registration does not apply on San Carlos Island. Have the leasing section ready for the buyer.
Pet rules are set by each phase association and are not published. Request the pet section of the rules with the resale package, in writing, including any limits on number, weight or breed.
No. The county roll places all 303 parcels in unincorporated Lee County and the San Carlos Island taxing district, at 13.2284 mills for 2026 (13.3976 in 2025). Lee County, not the Town, issues permits.
No. Caper Beach Club, Sand Caper and Sun Caper are separate 1979 Gulf-side buildings on Estero Island in the Town. A Boardwalk Caper comparable is a Boardwalk Caper sale in your own phase.
Possibly not. IRS Topic 701 lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years. A second home does not qualify the same way.
We do not forecast prices. The record gives 76.5 median days on market and 93.0 percent of final list. Weigh your dues, insurance and carrying costs, and we will show you the net at today’s price.
Bayside Estates had 28 closings in 12 months at 94.2 percent of list, with 23 listings, about 9.9 months of supply. Boardwalk Caper sellers face six.
The closings we priced from, the document checklist and a net sheet at the price the record supports, with no obligation to list. Request it online or call Jesse.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
A Fort Myers Beach condo specialist knows that Boardwalk Caper is six phases under one name, that it sits in unincorporated Lee County and not the Town, which closings are true comparables and what the document package must hold. A listing that explains the unit and its dues well holds its price through the inspection period.
We have seen small facts cost sellers contracts: a 2022 sale used as a comparable, an Estero Island building of a similar name pulled into the analysis, a document package delivered after the contract so the cancellation right stayed open, and Town rules quoted for a County address. 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 wider area.
If you are thinking of selling a Boardwalk Caper condo, call the team that prices from this year’s closings in your own phase, orders the estoppel and assembles the dues, flood and assessment 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 condo in Boardwalk Caper, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether you own at Boardwalk Caper, Bayside Estates, Bay Village, Siesta Isles or elsewhere on San Carlos Island and Estero Island. 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.
Boardwalk Caper sold record, last 12 months: 18 closings in the Southwest Florida MLS at a $220,000 median, from $172,500 to $390,000, with a median of 76.5 days on market and 93.0 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Boardwalk Caper condo valuation and we will send a value built from the closings in your phase and size, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Jesse has held his Florida license since November 4, 2004 and Marc since September 25, 2003, according to the state’s licensing records.
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 Boardwalk Caper condo? Get a free Boardwalk Caper 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 the profiles of Jesse McGreevy and Marc Comisar, and see how we represent buyers.
Every link below is carried from our audited Boardwalk Caper research file, checked on October 7, 2026, or from our Florida cost-of-selling reference. Statutes and primary records come first.
These are the public primary documents a Boardwalk Caper seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2026 taxing district millage book | Lee County Property Appraiser | The 2026 applied rate of 13.2284 for the San Carlos Island district (13.3976 in 2025), printed October 9, 2026 |
| Analysis of 2024 HB 979 | Florida House of Representatives | The estoppel certificate rules |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| 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 Boardwalk Caper. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.