Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo at Captains Bay in Fort Myers Beach, in one of the five buildings on Island Pines Way or the two on Estero Boulevard, this page is the seller’s side of the record: what sold, how long it took, what you would net and what Florida law makes you hand a buyer. Captains Bay sits inside the Bay Beach area at the south end of Fort Myers Beach.
The Lee County Property Appraiser places all 96 Captains Bay parcels, 93 condominium units and 3 common-element parcels, in the Town of Fort Myers Beach taxing district. The Town, which incorporated on December 31, 1995 and covers Estero Island, is your local government for permits, flood rules and short-term rental registration, not unincorporated Lee County. This is Captains Bay, Fort Myers Beach, Florida, ZIP 33931, spelled Captain’s Bay on the state and county records, and it is not any of the other Florida properties that share the name.
In the 36 months to October 7, 2026 the Southwest Florida MLS recorded 11 Captains Bay closings at a median of $475,000, from $315,000 to $615,000, with a median of 88 days on market and 93.8 percent of the final list price. The five most recent of those closed between $315,000 and $375,000, so the median alone will mislead a seller, and this page lists every sale.
To sell a Captains Bay condo in Fort Myers Beach in 2026, price it against the five closings since September 2025 and the three listings you compete with, know which of the three associations governs your building, and have that association’s budget, reserve study, estoppel certificate and your flood disclosure ready 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 county roll counts 93 units, and 50 of them are the same 1,073 square foot two-bedroom, two-bath plan. Seven of the 13 Southwest Florida MLS closings in 60 months were that plan, and it sold for as much as $600,000 and as little as $315,000. Explaining that spread is most of the work of a listing here.
These are the eight facts about selling a Captains Bay condominium in Fort Myers Beach 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 Captains Bay Condo in Fort Myers Beach in 2026? · Why List Your Captains Bay Condo With McGreevy and Comisar? · What Is the Captains Bay, Fort Myers Beach Market Doing for Sellers Right Now? · What Did Captains Bay Condos in Fort Myers Beach Sell For? · How Long Do Captains Bay Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Captains Bay, Fort Myers Beach Owners Sold for More Than They Paid? · A Captains Bay Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Captains Bay Condo? · What Moves the Value of a Captains Bay Condo on Island Pines Way and Estero Boulevard? · What Fees Will Your Captains Bay, Fort Myers Beach Buyer Pay Each Year? · Who Insures a Captains Bay Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Captains Bay Condominium Seller in Fort Myers Beach Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Captains Bay, Fort Myers Beach? · Which Rules Affect a Captains Bay, Fort Myers Beach Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Captains Bay Condo in Fort Myers Beach? · How Do We Negotiate a Captains Bay, Fort Myers Beach Contract? · Captains Bay vs Royal Pelican: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Captains Bay Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Captains Bay Condo? · Should I List, Sell for Cash or Sell by Owner at Captains Bay, Fort Myers Beach? · How Do You Get a Free Captains Bay Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Captains Bay Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Captains Bay 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 based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Captains Bay owners hire us because we price from the closings on Island Pines Way and Estero Boulevard, gather the association’s papers early and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Captains Bay condo, or thinking, “I need a listing agent who knows which of the three associations my unit belongs to,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in its Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs and the #5 real estate team in Florida by sides.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Jesse has held a Florida license since November 4, 2004 and Marc since September 25, 2003.
We tracked every one of the 13 Captains Bay closings in the Southwest Florida MLS for the 60 months to October 7, 2026, with the final list price, the days on market and the fee each listing agent typed in. We tracked every one of the 120 qualified Captains Bay sales in the Lee County file dated June 2000 or later, and matched them unit by unit to find 51 repeat sales. We read the roll for all 96 parcels, the Florida Division of Corporations filings for five Captain’s Bay entities, the state’s condominium record for the three projects and the Town’s 2026 short-term rental opt-out list, and we queried the FEMA flood layer at Island Pines Way addresses.
We will not price your condo off the $615,000 closing of May 2024 when the five most recent sales closed at $375,000 or less, and we will not quote a fee, a rental rule or a pet rule that your association has not put in writing. That is how we have kept the Top 1% Real Estate Agents Nationally Since 2008 ranking: read the record first, then advise.
Ask for a free Captains Bay condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your street number and floor plan, 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 13 Captains Bay condominiums closed through the MLS in five years, so the next owner who decides to sell should make us the first call.
The Captains Bay condominium market in Fort Myers Beach is thin and has split in two: 11 Southwest Florida MLS closings in 36 months at a $475,000 median, only 4 of them in the last 12 months between $315,000 and $375,000, against 3 active listings and no pending sale 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 arm’s-length transfers, and at Captains Bay it holds four sales the MLS never saw.
We pulled every closing filed under Captains Bay South and Captains Bay North in the Southwest Florida MLS for the 60 months to October 7, 2026, and none of the 13 was a Sold Data Entry. Our floor for a median is 10 closings. The 12 and 24 month windows hold 4 and 6, so the 36-month window is the first to clear it.
| Window to October 7, 2026 | Closings | Lowest | Highest | Total sold volume | Median sold price |
|---|---|---|---|---|---|
| 12 months | 4 | $315,000 | $375,000 | $1,390,000 | Not shown, fewer than 10 closings |
| 24 months | 6 | $315,000 | $514,000 | $2,244,000 | Not shown, fewer than 10 closings |
| 36 months | 11 | $315,000 | $615,000 | $4,909,000 | $475,000 |
| 60 months | 13 | $315,000 | $615,000 | $5,969,000 | $475,000 |
The 36-month window carries the other medians too: $383 per square foot, 88 days on market and 93.8 percent of the final list price, each on all 11 closings. Over 60 months the same measures are $434 per square foot, 42 days and 93.8 percent on 13 closings.
Because the 11 closings are two different sets of sales. Six closed from April 3, 2024 to February 7, 2025, at $475,000 to $615,000 and $383 to $559 per square foot. Five closed from September 9, 2025 to July 31, 2026, at $315,000 to $375,000 and $294 to $349 per square foot. The median of the first 6 closings is $504,500 and the median of the last 5 closings is $350,000.
We make no claim about the direction of the market from groups this small, and the mix differs: the earlier six include both Estero Boulevard sales and both three-bedroom sales, while the later five are all two-bedroom units on Island Pines Way. One comparison does hold the plan constant. The 1,073 square foot plan sold at $480,000 and $600,000 in April 2024 and at $315,000, $375,000, $350,000 and $350,000 from November 2025 to July 2026. A buyer in October 2026 will be shown those last four first.
The Lee County Property Appraiser’s file is a different series. For the 36 months to its October 4, 2026 roll file the county shows 15 qualified Captains Bay sales with a median of $475,000 and a range from $315,000 to $615,000, and for 60 months it shows 17 with the same median and range. The county’s 12 and 24 month windows hold 6 and 9 sales, so we print only their ranges: $315,000 to $500,000 and $315,000 to $508,000.
All 13 MLS closings match a county record at the same street number. The county then adds four qualified sales that have no MLS closing: $430,000 at 22748 Island Pines Way on May 19, 2026, $500,000 at 6691 Estero Boulevard on March 31, 2026, $400,000 at 22700 Island Pines Way on August 15, 2025 and $605,000 at 6661 Estero Boulevard on April 3, 2024. We do not know how those four were sold. Two of them, at $430,000 and $500,000, were recorded in 2026 above every MLS closing of the same 12 months, and an appraiser who works from the public record will see them.
One matched pair differs in price: at 6661 Estero Boulevard on February 7, 2025 the county deed shows $508,000 and the MLS reported $514,000. The roll’s median just value for the 93 unit parcels is $323,003, which is a tax figure and not a sale price.
The MLS shows 3 Captains Bay listings on October 7, 2026, all active, none pending and all three on Island Pines Way. These are asking prices, not sales.
| Building number | List price | Living area (sq ft) | Bedrooms | List price per sq ft | Days listed |
|---|---|---|---|---|---|
| 22736 Island Pines Way | $469,000 | 1,239 | 3 | $379 | 19 |
| 22748 Island Pines Way | $439,900 | 1,239 | 3 | $355 | 158 |
| 22724 Island Pines Way | $405,000 | 1,073 | 2 | $377 | 605 |
All three are asking more per square foot than any of the five most recent closings, which ran from $294 to $349. The two three-bedroom listings have no recent MLS closing of their own plan to lean on: the last two 1,239 square foot closings were $475,000 and $615,000 in May 2024, and the county’s one later sale of that plan was the $400,000 recorded at 22700 Island Pines Way in August 2025.
About 9.0 months on the 12-month pace: 3 active listings divided by 4 closings a year, which is one third of a closing a month. On the 36-month pace of 11 closings it is about 9.8 months. Both bases are thin. On the October 29, 2026 re-check the count was 4, which is 12.0 months on the 12-month pace and about 13.1 on the 36-month pace. For scale, the Southwest Florida MLS shows about 11.5 months of supply across ZIP 33931, from 380 active listings against 397 closings in 12 months.
The yardsticks a seller decides with are days on market, the share of list price kept and the stock competing for the same buyer. Each row keeps its own window, the first of 12, 24, 36 or 60 months to hold ten closings, so compare within a row before comparing across rows.
| Building | MLS window and closings | Median days on market | Median sale to final list | Active and pending, October 7, 2026 | Closings, last 12 months | Months of supply, 12-month pace |
|---|---|---|---|---|---|---|
| Captains Bay | 36 months, 11 | 88 | 93.8% | 3 | 4 | 9.0 |
| Casa Marina | 36 months, 14 | 38.5 | 95.6% | 2 | 2 | 12.0 |
| Palm Harbor Club | 36 months, 12 | 120 | 88.0% | 1 | 4 | 3.0 |
| Royal Pelican | 60 months, 19 | 42 | 97.0% | 4 | 6 | 8.0 |
| Harbour Pointe | 60 months, 15 | 26 | 97.0% | 5 | 2 | 30.0 |
| Hibiscus Pointe | 12 months, 12 | 75 | 94.4% | 4 | 12 | 4.0 |
Three rows share the 36-month window, so they can be read against each other directly. Captains Bay sellers took a median of 88 days and kept 93.8 percent of the final list price; at Casa Marina the same measures were 38.5 days and 95.6 percent, and at Palm Harbor Club 120 days and 88.0 percent. Across ZIP 33931 the 12-month medians were 92 days and 93.8 percent on 397 closings.
Captains Bay condos in Fort Myers Beach sold for $315,000 to $615,000 across 11 Southwest Florida MLS closings from April 3, 2024 to July 31, 2026, with a median of $475,000 and $383 per square foot. Every one of the 11 is listed below by building number, followed by the two older closings of the 60-month window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Condominiums are identified by building number only, never by unit. Prices are as the MLS recorded them and are not adjusted for time, floor or condition. Living area is the MLS figure, which can differ from the county’s heated area for the same unit.
| Closing date | Building number | Sold price | Final list price | Sold as share of list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| July 31, 2026 | 22700 Island Pines Way | $350,000 | $399,000 | 87.7% | 1,073 | $326 | 586 |
| June 30, 2026 | 22736 Island Pines Way | $350,000 | $389,999 | 89.7% | 1,073 | $326 | 229 |
| January 22, 2026 | 22724 Island Pines Way | $375,000 | $399,900 | 93.8% | 1,073 | $349 | 22 |
| November 24, 2025 | 22712 Island Pines Way | $315,000 | $325,000 | 96.9% | 1,073 | $294 | 4 |
| September 9, 2025 | 22748 Island Pines Way | $340,000 | $375,000 | 90.7% | 1,095 | $311 | 90 |
| February 7, 2025 | 6661 Estero Boulevard | $514,000 | $549,000 | 93.6% | 1,183 | $434 | 111 |
| August 6, 2024 | 6691 Estero Boulevard | $495,000 | $529,000 | 93.6% | 1,059 | $467 | 88 |
| May 30, 2024 | 22724 Island Pines Way | $615,000 | $629,900 | 97.6% | 1,239 | $496 | 7 |
| May 6, 2024 | 22724 Island Pines Way | $475,000 | $495,000 | 96.0% | 1,239 | $383 | 106 |
| April 29, 2024 | 22712 Island Pines Way | $600,000 | $599,900 | 100.0% | 1,073 | $559 | 42 |
| April 3, 2024 | 22736 Island Pines Way | $480,000 | $499,000 | 96.2% | 1,073 | $447 | 22 |
Two more closings fall inside 60 months and outside 36.
| Closing date | Building number | Sold price | Final list price | Sold as share of list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| May 3, 2023 | 22748 Island Pines Way | $475,000 | $475,000 | 100.0% | 1,059 | $449 | 4 |
| April 18, 2023 | 22724 Island Pines Way | $585,000 | $649,900 | 90.0% | 1,073 | $545 | 37 |
The 60-month window opens on October 8, 2021, and its first Captains Bay closing is April 18, 2023. The county’s qualified series is empty for the whole of 2022 as well.
Eleven of the 13 closings were two-bedroom, two-bath condominiums and two were three-bedroom, two-bath condominiums. The MLS living areas fall into five sizes.
| Living area (sq ft) | Closings in 60 months | Sold from | Sold to | Price per sq ft |
|---|---|---|---|---|
| 1,059 | 2 | $475,000 | $495,000 | $449 to $467 |
| 1,073 | 7 | $315,000 | $600,000 | $294 to $559 |
| 1,095 | 1 | $340,000 | $340,000 | $311 |
| 1,183 | 1 | $514,000 | $514,000 | $434 |
| 1,239 | 2 | $475,000 | $615,000 | $383 to $496 |
The most common plan appears at both the lowest price of the five years and the second highest, so size does not rank a Captains Bay condo. The two three-bedroom closings were 24 days apart in the same building number, 22724 Island Pines Way, and $140,000 apart in price, which is the clearest sign in the record that floor, view and condition carry more of the value than the plan does.
Captains Bay listings in Fort Myers Beach took a median of 88 days to sell and closed at a median of 93.8 percent of the final list price across the 11 Southwest Florida MLS closings in 36 months. The median of the 4 closings in the last 12 months is 125.5 days and 91.8 percent, a slower and thinner group.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Days on market and the sale-to-list ratio are measured on all 11 closings; none was a Sold Data Entry, so none is left out. The ratio uses the final list price, which means earlier price reductions are not in it. A condo that was reduced twice and then sold at its last price shows 100 percent.
| Days on market | Closings in 36 months | Days, each closing | Share of final list price kept |
|---|---|---|---|
| 30 or fewer | 4 | 4, 7, 22 and 22 | 93.8% to 97.6% |
| 31 to 89 | 2 | 42 and 88 | 100.0% and 93.6% |
| 90 or more | 5 | 90, 106, 111, 229 and 586 | 87.7% to 96.0% |
Five of the 11 took 90 days or more, which is the largest group. One of the 11 sold at or above its final list price, the $600,000 closing of April 2024 that came in $100 over a $599,900 ask, and the other ten sold below.
In this record the two longest listings ended with the two lowest ratios. The 229-day listing at 22736 Island Pines Way closed at 89.7 percent of its final list price, $39,999 under it, and the 586-day listing at 22700 closed at 87.7 percent, $49,000 under it. Both were the 1,073 square foot plan and both closed at $350,000. Earlier in the same twelve months the same plan had sold at $375,000 in 22 days and at $315,000 in 4 days. Two sales cannot prove a rule, but here extra months on the market did not produce a price above what quicker sellers of the same plan had already accepted.
The five closings from September 9, 2025 to July 31, 2026 took 4, 22, 90, 229 and 586 days. Together they were last listed at $1,888,899 and sold for $1,730,000, which is 91.6 percent of the combined final list prices and a combined gap of $158,899. None sold at its final list price. They are the five a buyer’s agent will print.
Most have. The Lee County file holds 51 repeat sales at Captains Bay, Fort Myers Beach among its qualified sales since June 2000, each a unit’s sale set against that unit’s previous qualified sale: 42 sold for more and 9 sold for less. Of the ten most recent, nine were gains, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The set we worked with is the 120 qualified Captains Bay sales in the county file dated from June 15, 2000 to July 30, 2026, across 69 different units. A repeat sale is a pair of those sales on the same unit. An owner who bought new in the 1990s and has sold once since is outside this count, because the earlier purchase is older than the set.
| Resale date (county record) | Building number | Previous sale | Previous price | Resale price | Change | Years held |
|---|---|---|---|---|---|---|
| March 31, 2026 | 6691 Estero Boulevard | March 28, 2014 | $345,000 | $500,000 | $155,000 higher | 12.0 |
| January 6, 2026 | 22724 Island Pines Way | September 6, 2013 | $302,000 | $375,000 | $73,000 higher | 12.3 |
| September 9, 2025 | 22748 Island Pines Way | May 6, 2014 | $225,000 | $340,000 | $115,000 higher | 11.3 |
| August 15, 2025 | 22700 Island Pines Way | March 22, 2006 | $630,000 | $400,000 | $230,000 lower | 19.4 |
| February 7, 2025 | 6661 Estero Boulevard | August 21, 2019 | $420,000 | $508,000 | $88,000 higher | 5.5 |
| April 29, 2024 | 22712 Island Pines Way | April 14, 2005 | $350,000 | $600,000 | $250,000 higher | 19.0 |
| April 3, 2024 | 6661 Estero Boulevard | October 8, 2015 | $282,000 | $605,000 | $323,000 higher | 8.5 |
| March 13, 2024 | 22736 Island Pines Way | November 29, 2016 | $309,000 | $480,000 | $171,000 higher | 7.3 |
| May 1, 2023 | 22748 Island Pines Way | April 27, 2017 | $307,000 | $475,000 | $168,000 higher | 6.0 |
| April 18, 2023 | 22724 Island Pines Way | December 31, 2020 | $350,000 | $585,000 | $235,000 higher | 2.3 |
The median change across these ten pairs is a gain of $161,500. The one decline is the lesson in the table: a three-bedroom bought in March 2006 for $630,000 sold in August 2025 for $400,000, more than nineteen years later. Two owners who bought in 2005 and 2006 and each held about nineteen years came out $250,000 ahead and $230,000 behind.
Across the 51 pairs the changes run from $377,000 lower to $323,000 higher. Eight of the nine declines were resales recorded between March 2009 and March 2014, after the high prices recorded from 2005 to 2007, and the ninth is the August 2025 sale above. Of the 24 pairs that ended in 2018 or later, 23 were gains and 1 was a decline, with a median change of $93,000 higher over a median hold of about 6.7 years.
This example is a public-record Southwest Florida MLS closing at Captains Bay in Fort Myers Beach, chosen to show how a sale here runs when the first price is close. A 1,073 square foot two-bedroom, two-bath condo at 22724 Island Pines Way sold on January 22, 2026 for $375,000, after 22 days, at 93.8 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)
It is the highest price among the four closings of the last 12 months, and it sits in a building number where another unit of the same plan was still listed, unsold after 605 days, on the day we pulled the data.
The final list price was $399,900 and the sale closed at $375,000, a gap of $24,900. At 1,073 square feet that is $349 per square foot, the highest of the five most recent closings. The listing agent entered the condominium fee as $867 a month, $10,404 a year. The county recorded the deed on January 6, 2026 at the same $375,000, sixteen days before the date the MLS carries. The MLS fields we pulled do not show the floor, the view, the interior condition or the original list price, so we cannot say how much of the result came from the condo and how much from the pricing.
Between November 2025 and July 2026 four 1,073 square foot Captains Bay condos closed, in four different South buildings.
| Closing date | Building number | Final list price | Sold price | Days on market | Share of final list kept |
|---|---|---|---|---|---|
| November 24, 2025 | 22712 Island Pines Way | $325,000 | $315,000 | 4 | 96.9% |
| January 22, 2026 | 22724 Island Pines Way | $399,900 | $375,000 | 22 | 93.8% |
| June 30, 2026 | 22736 Island Pines Way | $389,999 | $350,000 | 229 | 89.7% |
| July 31, 2026 | 22700 Island Pines Way | $399,000 | $350,000 | 586 | 87.7% |
Three of the four finished their listings within $10,000 of each other in asking price, at $389,999 to $399,900. The one that sold in 22 days closed $25,000 above the two that took 229 and 586 days. The record does not say why, and it may have been the better unit. What it shows is that a similar final asking price produced the best result of the four where a buyer arrived early.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation if offered, the deed stamp tax and the owner’s title policy, the last two customary for the seller in Lee County), this seller’s costs would be an estimated $25,638 with buyer-agent compensation and $16,263 without it, for a net before payoff of $349,362 or $358,737. The stamp tax is $2,625, which is 3,750 units of $100 at $0.70, and the title premium is $1,950, which is $575 plus $275,000 at $5.00 per $1,000. We do not know what the actual seller paid, offered or owed; the figures show the shape of the decision and not that seller’s statement.
First, the range for this plan in the last year is narrow, $315,000 to $375,000. A listing at $405,000 is above every one of those sales, and one has waited 605 days at that figure in this same building number. Second, the top of the range went to a listing that found its buyer in three weeks. Third, floor, view and condition are not in the record, so our job is to see your unit, set it against these four and say plainly where it belongs before the first showing.
We price a Captains Bay condo from the five closings since September 2025 first, then from the nearest sales in your own building group and floor plan, read as a range and adjusted for what the record cannot see. We check the result against the county’s off-MLS sales and the three active listings before we recommend a number.
Your street number tells us which condominium you are in and which plan you have. The 1,073 square foot plan has four closings in the last year. The three-bedroom, the 1,095 square foot plan and the Estero Boulevard plans have one or two closings each in five years, so we widen to the county record and to the neighbors.
The county’s four off-MLS sales belong in a Captains Bay valuation, particularly for the plans the MLS barely covers: $400,000 for a three-bedroom at 22700 Island Pines Way in August 2025, $430,000 at 22748 in May 2026, and $500,000 and $605,000 on Estero Boulevard in March 2026 and April 2024. We treat them as evidence to weigh and not as a floor.
The MLS fields we pulled do not carry floor, view, interior condition, storm repairs or exposure to the lake. Those adjustments are made in person. We walk the condo and decide what a buyer who has just toured three other Captains Bay listings will pay for it.
A buyer pays a monthly cost, not a price. We work out the payment a buyer faces at your price with the fee your association confirms, compare it with the same sum at the three competing listings, and ask what the reserve study and any assessment do to it. The result is a recommended list price, the price at which we would expect an offer within 30 days, and the point at which we would call you to talk about a change. Our Captains Bay home valuation page explains the valuation side in more depth.
Six things move the value of a Captains Bay condo: which of the three condominiums it is in, the floor and what it looks out on, the plan, the interior condition after the storms, the annual fee, and the rental clause an investor will read. Captains Bay has no Gulf frontage and no docks, so those two do not.
The record hints at it and cannot prove it. The county roll flags the land under all 75 South units and the South common-element parcel as on a lake, and gives the 18 Estero Boulevard units no water flag. The two MLS closings on Estero Boulevard, $495,000 in August 2024 and $514,000 in February 2025, and the two county-only sales there, $605,000 in April 2024 and $500,000 in March 2026, were all at $495,000 or more, while the South sales from April 2024 to July 2026 ran from $315,000 to $615,000. Four sales in two small buildings are too few to call a premium, and a lake flag is not a view.
The record cannot measure it, and buyers ask anyway. The South buildings and North Two rise to five stories on the roll and North One to two. The flood map indicates a base flood elevation of 11 feet at the tested Island Pines Way addresses, and Hurricane Ian’s surge on Estero Island was 10 to 15 feet above ground by the National Hurricane Center’s account. A buyer will ask which level your living floor is on and what happened below it in September 2022.
Less than owners expect. The roll counts 72 two-bedroom and 21 three-bedroom units. Each South building has ten 1,073 square foot two-bedrooms, four 1,239 square foot three-bedrooms and one 1,095 square foot two-bedroom; North Two has ten units of 1,059 square feet and five of 1,230; North One has two of 1,183 and one of 1,352. The county’s own valuation ranks the plans this way.
| Plan, heated area on the roll | Units | Just value, lowest to highest | Median just value |
|---|---|---|---|
| 1,073 sq ft, two-bedroom, South | 50 | $309,352 to $356,481 | $321,459 |
| 1,239 sq ft, three-bedroom, South | 20 | $336,411 to $372,246 | $351,281 |
| 1,095 sq ft, two-bedroom, South | 5 | $256,452 to $280,180 | $267,828 |
| 1,059 sq ft, North Two | 10 | $304,801 to $336,411 | $304,801 |
| 1,230 sq ft, North Two | 5 | $337,793 to $340,961 | $337,793 |
| 1,183 and 1,352 sq ft, North One | 3 | $375,009 to $413,932 | $396,752 |
Just value is the Property Appraiser’s assessment for tax purposes, not a price and not an appraisal. It is useful here only for the order it puts the plans in: the North One units highest, the three-bedrooms next, and the five 1,095 square foot units well below the rest.
No Captains Bay budget is published by any of the three associations, so the only public figures are what listing agents typed. Listing-entered annual recurring fees on 13 Southwest Florida MLS closings ranged from $6,096 to $10,644 (not verified; the association’s current budget and an estoppel certificate govern), with $9,948 the most common entry.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closings | Count | Total annual recurring fees as entered |
|---|---|---|
| South, April and May 2023 | 2 | $6,096 and $6,996 |
| South, April 2024 to September 2025 | 5 | $9,936 to $9,948 |
| South, November 2025 to July 2026 | 4 | $9,948 to $10,644 |
| North Two, August 2024 | 1 | $6,600, entered as $550 a month |
| North One, February 2025 | 1 | $9,960, entered as $2,490 a quarter |
The South entries rose from about $6,100 to $7,000 a year on the two 2023 closings to about $9,900 to $10,600 on the nine closings since April 2024. The entries do not say why, and we do not guess. Your buyer will ask whether the change reflects insurance, reserve funding, repairs or an assessment folded into the regular fee, and the budget and the board minutes are where the answer is.
It is $829 a month. On a $350,000 sale it is about 2.8 percent of the price each year, and on a $475,000 sale about 2.1 percent. A buyer’s lender counts it in the debt-to-income ratio, so the fee limits what a financed buyer can offer as directly as the interest rate does. Application fees of $150 to $175 were entered on 9 of the 13 closings, and no listing entered a transfer fee.
Each association’s master policy insures its own Captains Bay buildings, and each owner’s unit policy insures the interior and contents. A buyer’s insurer will ask for the flood zone, the elevation and a wind mitigation form, and a lender will ask your association for the budget, the reserves, the master policy and the inspection reports.
The FEMA flood map indicates a Special Flood Hazard Area at every Captains Bay point we tested, so a lender will require flood coverage on a financed purchase. The Town of Fort Myers Beach holds a Community Rating System Class 5 with a 25 percent discount effective April 1, 2026. FEMA’s Risk Rating 2.0 prices each policy by distance to water, elevation and rebuild cost. A current wind mitigation form, the state’s Uniform Mitigation Verification Inspection Form revised April 1, 2026, helps the quote. We print no premiums; a licensed insurance agent quotes the unit.
It asks the association about reserves, special assessments, insurance, delinquencies, litigation, rentals and the structural inspections. A questionnaire answered for Captains Bay South says nothing about North Two. We request the questionnaire answers from your association when we order the estoppel, so a financed buyer’s file does not stall three weeks into the contract.
A Captains Bay condominium seller in Fort Myers Beach must deliver the chapter 718 resale package under section 718.503, give the flood disclosure under section 689.302 and the property tax summary under section 689.261, and disclose known hidden defects that materially affect value. This is information, not legal advice; your closing agent or attorney governs.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261 as displayed in 2026; Lee County Official Records references from the county roll file October 4, 2026)
The seller supplies it. A unit owner who is not a developer gives the buyer the declaration of condominium, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. At Captains Bay every one of those comes from your own association, South, North One or North Two.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving those documents. Where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, a separate clause gives the buyer 15 days on the same count after receiving those items. The statute says a waiver of these rights has no effect. A package delivered late keeps the buyer’s exit open, which is why we assemble it before listing.
Your street number answers it. The county roll’s legal descriptions cite these Lee County Official Records references.
| Condominium | Building numbers | Declaration, Lee County Official Records | Units on the state record |
|---|---|---|---|
| Captains Bay South | 22700, 22712, 22724, 22736 and 22748 Island Pines Way | Book 2576, Page 1724 | 75 |
| Captains Bay North One | 6661 Estero Boulevard | Book 2526, Page 2635 | 3 |
| Captains Bay North Two | 6691 Estero Boulevard | Book 2814, Page 2503 and Book 2848, Page 4124 | 15 |
The three associations are Captain’s Bay South Condominium Association, Inc. (state document N93000001381), Captain’s Bay North Condominium One Association, Inc. (N93000001391) and Captain’s Bay North Condominium Two Association, Inc. (N93000000792), all active on the Florida Division of Corporations record. Your package should carry your declaration with every recorded amendment.
Since October 1, 2024 a seller of residential property must give the buyer a flood disclosure at or before the contract, stating among other things whether the seller has filed a flood insurance claim on the property or received federal flood assistance. Answer it from your records, not from memory.
Section 553.899 requires a milestone inspection of condominium buildings of three or more habitable stories by December 31 of the year the building turns 30, and section 718.112 requires a structural integrity reserve study for buildings of three or more stories. We computed the dates only from the county roll’s year built and story count.
| Building group | County year built | Milestone inspection due by, as computed | Reserve study rule applies |
|---|---|---|---|
| South, 22736 and 22748 Island Pines Way | 1995 | December 31, 2025 | Yes |
| South, 22700, 22712 and 22724 Island Pines Way | 1997 | December 31, 2027 | Yes |
| North Two, 6691 Estero Boulevard | 1997 | December 31, 2027 | Yes |
| North One, 6661 Estero Boulevard | 1994 | Not applicable, two stories on the roll | No |
That is a calculation and not a status. The statute counts from the certificate of occupancy, which we did not retrieve, and whether any inspection or study has been completed is for your association to state. For the reserve study the statute set December 31, 2025 for existing associations, and in no event later than December 31, 2026 where a milestone inspection is due by then.
Under section 718.116 the association must issue an estoppel certificate within 10 business days of a request, stating the assessments your unit owes, any special assessment and any transfer or approval terms. The fee is capped by statute and we print no dollar amount. In Lee County the seller customarily pays it. We order it at listing so its contents shape the price, not the renegotiation.
No. Section 720.401, the homeowners association disclosure summary, does not apply to associations regulated under chapter 718, and all three Captains Bay associations are condominium associations. The state also lists an inactive Captain’s Bay Operations Association, Inc. and a Captain’s Bay Recreational Association, Inc. whose status we do not interpret; if your declaration refers to either, ask your closing agent or attorney.
Florida’s Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting a home’s value, which are not readily observable and not known to the buyer, must disclose them, and an “as is” contract does not remove that duty. Section 689.261 adds a property tax disclosure summary at or before the contract, warning the buyer not to rely on your tax bill.
Buyers at Captains Bay, Fort Myers Beach ask four things: which flood zone the building is in, how high Hurricane Ian’s water came, what was repaired and permitted afterward, and whether the building could face the Town’s 50 percent rule. A seller who answers from documents keeps the price through inspection.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; National Hurricane Center and U.S. Geological Survey records; Southwest Florida MLS closings through October 7, 2026)
The FEMA flood map indicates the following at these addresses, on panel 12071C0567G, effective November 17, 2022, with elevations in feet on the NAVD88 datum. The points come from a geocoder that can place a condominium on its street centerline, so send your buyer to the panel and to an elevation certificate for the building.
| Tested point | FEMA zone | Base flood elevation (feet) |
|---|---|---|
| 22700 Island Pines Way | AE | 11 |
| 22736 Island Pines Way | AE | 11 |
| 22748 Island Pines Way, two points | AE | 11 |
| Captains Bay center point | AE | 11 |
The two Estero Boulevard buildings, 6661 and 6691, were not among the tested points, so an owner there should pull the panel for the address before answering a buyer. Lee County’s evacuation layer returns zone A at every point tested. A third-party map layer shows no Coastal Barrier Resources System unit at these points; confirm with the U.S. Fish and Wildlife Service mapper before relying on that. A segment of Florida’s coastal construction control line lies within 100 meters of the community’s center point, and whether any building lies seaward of the line is not confirmed.
The National Hurricane Center’s report puts Hurricane Ian’s surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island on September 28, 2022. The U.S. Geological Survey’s marks on the island ran from 10.5 to 13.8 feet NAVD88, and Florida’s Department of Environmental Protection recorded 13.23 feet NAVD88 at the pier. Those are island measurements, not a reading at any Captains Bay building, and we state no depth for yours. For Helene and Milton in 2024 the National Weather Service estimated coastal Lee County water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water. The roll shows no Captains Bay parcel with a year built later than 1997, so these are the buildings that stood through all three.
The Town requires the lowest floor of a new, substantially damaged or substantially improved building to sit at least one foot above the base flood elevation. It applies the 50 percent rule per building: when repair or improvement cost reaches half of the building’s value before the work, the building must meet current flood rules, and the Town’s page states a five-year look-back. For a condominium that is an association question, and a buyer’s attorney may ask your association for its repair totals.
Three sets of rules affect a Captains Bay, Fort Myers Beach sale: your own association’s recorded declaration and current rules on approvals, rentals and pets, the Town of Fort Myers Beach short-term rental registration, and the Town’s minimum-stay rules by zoning district. None of the three associations publishes its rules online, so the resale package carries them.
We could not confirm it for any of the three associations. Listing agents entered an application fee on 9 of the 13 closings, which points to an application step, and the declaration says whether the board approves buyers, whether there is a right of first refusal and how long the process takes.
Rental and pet rules are not published; the recorded declaration for your condominium (Lee County Official Records Book 2576, Page 1724 for South, Book 2526, Page 2635 for North One, and Book 2814, Page 2503 with Book 2848, Page 4124 for North Two) and the current rules govern, and they belong in the resale package. The three may differ. Assistance animals are covered by fair housing law and are generally not treated as pets.
On Estero Island the Town requires a short-term rental registration, with the registration number in every advertisement and a responsible party who is available around the clock and can act within one hour. The Town’s page states that registration numbers are non-transferable, so a buyer registers anew and your number does not pass with the deed. The Town’s code also sets minimum stays in some zoning districts, and we did not confirm which applies to each Captains Bay condominium.
Condominium associations may opt out of Town enforcement of the rental code of conduct and enforce it themselves. On the Town’s 2026 opt-out list, which our research downloaded on October 7, 2026, there is an entry for Captains Bay North Two at 6691 Estero Boulevard, marked “No” in the registered column on that day, and no entry for South or North One. The list says nothing about whether a declaration allows rentals. The state’s condominium extract dated October 3, 2026 also gives North Two a secondary status of Delinquent, which in that data records whether the annual fee has been entered as paid and is not a finding about the building. A buyer’s attorney will see both, so an owner at 6691 should ask the association about them before listing.
The Captains Bay record cannot name a best month to sell on Fort Myers Beach: 13 closings in 60 months are too few to show a season. What it shows is that seven of the 13 closed in April, May or June, which follows the winter months when the island has the most visitors.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Quarter of closing | Closings in 60 months | Months with closings |
|---|---|---|
| January to March | 2 | January 1, February 1 |
| April to June | 7 | April 3, May 3, June 1 |
| July to September | 3 | July 1, August 1, September 1 |
| October to December | 1 | November 1 |
No closing fell in March, October or December. A closing date trails the contract by the length of the escrow, so the seven second-quarter closings reflect offers written from late winter into spring.
It cannot be concluded that spring is the only time to sell. The two sales with the shortest listings in the last year closed in November and January, and six of the seven second-quarter closings date from 2023 and 2024. It can be concluded that Captains Bay sales have closed in nine of the twelve months. A listing that reaches the market ready, with documents in hand, before the winter residents return gives the widest audience its first look.
We market a Captains Bay condo in Fort Myers Beach to the buyer who is comparing the Bay Beach buildings on monthly cost and building age: professional photography, a listing that states the building number, plan, association and fee plainly, the full document package on day one, and direct outreach to agents with buyers in this price band.
Data updated: October 2026 (NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
The declaration that governs your unit and its amendments, the rules, the current budget and financial statement, the reserve study and milestone summary or the association’s statement about them, the estoppel certificate, the flood disclosure, your storm file and the answers to the lender’s questionnaire. A buyer’s agent who receives that package with the first showing request can write a clean offer.
Since August 17, 2024 an offer of compensation to a buyer’s agent cannot appear in the MLS, and a buyer signs a written agreement with an agent before touring. You may still offer compensation or a concession away from the MLS, and whether you do is a pricing decision we make together with the net sheets below.
We negotiate a Captains Bay, Fort Myers Beach contract from the closing table: every offer is answered with the sales that support your price, the cancellation periods are started early by delivering your association’s documents first, and inspection requests are met with permits and invoices. Jesse and Marc handle the negotiation themselves.
A low offer here usually cites the $315,000 closing of November 2025 and the two $350,000 closings of mid-2026. We answer with what each of those was: a 4-day sale at 96.9 percent of a $325,000 asking price, and two listings that had been on the market for 229 and 586 days. Then we set your condo against the $375,000 sale of January 2026 and, where the plan or the building calls for it, the county-recorded sales at $430,000 and $500,000 of the same year.
An appraiser has the same thin list we do, so we send our comparables, the county’s off-MLS sales and our adjustments before the visit. On terms, a cash buyer with a short inspection period can be worth more than a higher financed offer that depends on the association’s questionnaire answers.
Captains Bay and Royal Pelican are the two Bay Beach condominiums a Fort Myers Beach buyer in this price band most often sets side by side. Captains Bay is newer, on a lake and split among three associations; Royal Pelican is older, larger and on a canal, with roomier plans at a lower price per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Factor | Captains Bay | Royal Pelican |
|---|---|---|
| Streets | Island Pines Way and Estero Boulevard | Bay Beach Lane, 4511 to 4591 |
| Residential parcels on the roll | 96 | 145 |
| Year built | 1994 to 1997 | 1986 to 1991 |
| Tallest building on the roll | 5 stories | 4 stories |
| Roll median heated area | 1,073 square feet | 1,214 square feet |
| Water on the roll | Land on a lake (76 parcels) | Land on a canal |
| Associations | Three condominium associations | One condominium association and a boating association |
| Roll median just value | $323,003 | $332,591 |
| MLS publish window | 36 months: 11 closings, median $475,000 | 60 months: 19 closings, median $429,900 |
| MLS median price per square foot, same window | $383 | $354 |
| Median days on market, same window | 88 | 42 |
| Median sale to final list, same window | 93.8% | 97.0% |
| MLS closings, last 12 months | 4, from $315,000 to $375,000 | 6, from $260,000 to $355,000 |
| Active listings, October 7, 2026 | 3, from $405,000 to $469,000 | 4, from $305,000 to $399,900 |
| Listing-entered annual recurring fees | $6,096 to $10,644 on 13 closings | $6,100 to $12,400 on 19 closings |
| FEMA flood map at tested addresses | AE at 11 feet | VE at 12 feet and AE at 11 feet |
A buyer who wants a mid-1990s building, a lake setting and the lower fee in the latest entries chooses Captains Bay, and your listing should lead with the year built and the association’s current budget. A buyer who wants about 140 more square feet at the roll medians, one association and a lower asking price chooses Royal Pelican. Against a Royal Pelican listing your strengths are the newer building and an AE flood zone at every tested point where Royal Pelican’s tested points include VE. Your weak points are the smaller plan and asking prices that begin about $100,000 above Royal Pelican’s.
Hibiscus Pointe and Harbour Pointe are the next two buildings a buyer is likely to tour; our Hibiscus Pointe seller page carries that building’s record.
Selling a Captains Bay condo in Fort Myers Beach costs roughly 4.3 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $350,000 sale that is about $15,275 to $24,025, and on a $475,000 sale about $20,213 to $32,088, before prorations 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: $350,000 is the June 30, 2026 sale at 22736 Island Pines Way and $475,000 is the May 6, 2024 sale at 22724 Island Pines Way, which is also the 36-month median. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration: multiply your latest annual bill by the days you owned in the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $350,000 | Southwest Florida MLS closing, June 30, 2026 |
| Listing commission, 2.75% | -$9,625 | 2.75% of $350,000 |
| Buyer-agent compensation, 2.5%, if offered | -$8,750 | 2.5% of $350,000 |
| Deed documentary stamp tax | -$2,450 | 3,500 units of $100 at $0.70 |
| Owner’s title policy | -$1,825 | $575 plus ($350,000 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 | -$24,025 | 6.86% of price |
| Estimated net before payoff, with buyer-agent compensation | $325,975 | $350,000 minus $24,025 |
| Estimated total costs, without buyer-agent compensation | -$15,275 | 4.36% of price |
| Estimated net before payoff, without buyer-agent compensation | $334,725 | $350,000 minus $15,275 |
The same assumptions apply, at the median of the 36-month window.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $475,000 | Southwest Florida MLS closing, May 6, 2024 |
| Listing commission, 2.75% | -$13,063 | 2.75% of $475,000 is $13,062.50 |
| Buyer-agent compensation, 2.5%, if offered | -$11,875 | 2.5% of $475,000 |
| Deed documentary stamp tax | -$3,325 | 4,750 units of $100 at $0.70 |
| Owner’s title policy | -$2,450 | $575 plus ($475,000 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 | -$32,088 | 6.76% of price |
| Estimated net before payoff, with buyer-agent compensation | $442,912 | $475,000 minus $32,088 |
| Estimated total costs, without buyer-agent compensation | -$20,213 | 4.26% of price |
| Estimated net before payoff, without buyer-agent compensation | $454,787 | $475,000 minus $20,213 |
Your mortgage payoff, the property tax proration, the proration of the monthly or quarterly assessment, the estoppel certificate fee (set by statute; we print no dollar amount), any special assessment balance the estoppel shows, repairs or concessions, and any transfer fee your declaration charges. For scale on the tax line, the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026) applied to a $350,000 price is about $4,659 a year before exemptions and non-ad valorem charges; your own bill depends on your assessed value. 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.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
Many Captains Bay condominiums are second homes or rentals, and the exclusion is for a main home, so ask your tax adviser which rules apply to you; a rented unit can also carry depreciation to account for. The median change across the ten most recent repeat sales was $161,500, before selling costs. A foreign seller should ask the closing agent about withholding under the Foreign Investment in Real Property Tax Act.
List if your Captains Bay, Fort Myers Beach condo is in marketable condition and can be priced against the closings since September 2025; take an investor cash offer only when it needs work a lender would refuse or you must close in days; sell by owner only with a known buyer and a firm grasp of chapter 718 duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
Captains Bay changes the comparison in three ways: three competing listings priced above the recent sales, a document package with 7-day and 15-day cancellation rights that must come from the right association and four county-recorded sales that never reached the MLS. A buyer found privately still wants the package and the estoppel. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the recent closings sits for months | A condo in marketable condition |
| Investor cash offer | Below a well-priced listing; get it in writing | Fewer repairs and fees, but a lower price | The discount can exceed the commission saved | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Captains Bay condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings since September 2025 and the sales in your own building number and plan, adjusted for floor, view, condition, fee and documents, with a net sheet at that price and no obligation to list.
Get your free Captains Bay condo valuation and we will send a value built from Captains Bay closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying 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, so a buyer, a seller or our team can close the gap.
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 is offered as a Captains Bay 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
★★★★★ “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
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
These are the questions Captains Bay 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 the five closings since September 2025 and your own building and plan, gather your association’s resale package and estoppel certificate before listing, and answer the fee, flood and storm questions in the listing itself.
Choose one who can show you all 13 closings, the four county sales the MLS lacks and the three active listings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Four closed through the MLS, at $315,000, $350,000, $350,000 and $375,000, for $1,390,000 in total. The median of these 4 closings is $350,000. All four were the 1,073 square foot plan.
The 36-month median is 88 days on 11 closings. Four sold within 30 days and five took 90 days or more. The four closings of the last 12 months took 4, 22, 229 and 586 days.
A median of 93.8 percent of the final list price over 36 months, and one of the 11 sold at or above it. The five most recent together sold for 91.6 percent of their combined final list prices.
Three were active on October 7, 2026, listed at $405,000, $439,900 and $469,000, with none pending. They had been listed for 605, 158 and 19 days. A re-check of the MLS on October 29, 2026 found a fourth listing, a 1,239 square foot three-bedroom at 22736 Island Pines Way asking $459,000, the other three at unchanged prices, still none pending and no closing since October 7.
Supply is about 9.0 months on the 12-month pace, 3 listings against 4 closings a year, on a thin base, and 12.0 months with the fourth listing found on October 29, 2026. Buyers have time, so the price and the documents decide which listing sells.
No. That median mixes 2024 sales with 2025 and 2026 sales. The five most recent closings sold between $315,000 and $375,000, and a buyer’s agent will open with those.
The 1,073 square foot plan closed at $600,000 in April 2024 and $315,000 in November 2025. The MLS fields do not carry floor, view or condition, so we compare your unit with the nearest sale, not the median.
They can. The county recorded sales at $430,000 and $500,000 in 2026 with no MLS closing, and an appraiser may weigh them. We treat them as evidence, not as a floor.
The 13 closings fall 2 in January to March, 7 in April to June, 3 in July to September and 1 in October to December, too few to show a season. Being ready matters more than the month.
Roughly 4.3 to 6.9 percent of the price in our estimates: about $15,275 to $24,025 on a $350,000 sale, depending on commission and buyer-agent compensation, before prorations and any payoff.
An estimated $442,912 with a 2.5 percent buyer-agent compensation and $454,787 without it, before mortgage payoff and prorations, using the assumptions in net sheet B.
$0.70 per $100 of price under section 201.02: $2,450 on $350,000 and $3,325 on $475,000. In Lee County the seller customarily pays it, and the contract controls.
In Lee County the seller customarily pays the owner’s title policy. That is custom, not law, and the contract controls. On a $350,000 sale the premium in our estimate is $1,825.
No rule requires it. Since August 17, 2024 such an offer cannot appear in the MLS. You may offer compensation or a concession away from the MLS, and we model both outcomes for you.
The declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary if applicable, the reserve study or a statement that none is complete, and the question and answer sheet, under section 718.503.
Seven days, excluding weekends and legal holidays, after signing and receiving the documents, and 15 days on the same count after receiving the inspection and reserve study items where those apply.
By street number. South covers 22700, 22712, 22724, 22736 and 22748 Island Pines Way, North One covers 6661 Estero Boulevard and North Two covers 6691 Estero Boulevard. Your deed and declaration name it.
Yes. Your association issues it within 10 business days under section 718.116, and it states what the unit owes. The fee is capped by statute, and we order it at listing.
Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the contract, including flood claims filed and federal flood assistance received. Answer it from your records.
Disclose known conditions that materially affect value and are not readily observable, and keep permits, invoices and photographs for storm repairs.
Whether it was done and what it found. By calculation from the roll, the date was December 31, 2025 for the two 1995 South buildings and is December 31, 2027 for the 1997 buildings. We state no status.
No budget is published. Listing agents entered $9,936 to $10,644 a year on the nine South closings since April 2024, not verified. Your association’s budget and the estoppel certificate govern.
The entries do not say, and we do not guess. Ask your association, and have the budget ready for buyers.
That depends on your association’s recorded declaration and current rules, which are not published, plus the Town’s short-term rental registration. Put the rental clause in the listing package for investor buyers.
The Town’s page states that registration numbers are non-transferable, so a buyer registers anew. Tell us which bookings exist before you list so the contract can deal with them.
Pet rules are in each association’s declaration and current rules and are not published. Give buyers the pet clause with the package. Assistance animals are covered by fair housing law.
The FEMA flood map indicates Zone AE at 11 feet at every Island Pines Way point we tested and at the center point. The Estero Boulevard buildings were not tested. Buyers should check the panel and an elevation certificate.
Usually. Of 51 repeat sales in the county file since June 2000, 42 sold for more and 9 for less. Nine of the ten most recent were gains, with a median change of $161,500.
Federal law lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a qualifying main home. A second home or rental follows other rules, so ask a tax adviser.
Captains Bay is newer, 1994 to 1997 against 1986 to 1991, with a 1,073 square foot roll median against 1,214, and a 36-month median of $383 per square foot against $354 for Royal Pelican over 60 months.
The nearest closed sales, adjustments for floor, view and condition, the three competing listings, a recommended price and a net sheet.
Call Marc at (239) 287-5873. He runs your purchase while Jesse runs the sale, and our page on buying a home in Fort Myers Beach shows how we read a building.
Call Jesse at (239) 898-6072. We will pull the closings in your building number and plan and walk you through the documents a buyer will ask for.
A Fort Myers Beach condo specialist knows that a Captains Bay price comes from five recent closings and not from a three-year median, that three associations with separate recorded declarations cover the seven buildings, that four sales sit only in the county record, and what the flood map means for a buyer’s insurance.
We have seen small facts cost sellers contracts: a May 2024 sale used as a comparable in 2026, a document package from the wrong association, a rental policy promised from memory, and a flood form answered without the claim file. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reaches the inspection period.
Our Fort Myers Beach community guide covers the island.
If you are thinking of selling a Captains Bay condo, call the team that prices from the closings on Island Pines Way and Estero Boulevard, orders the estoppel from the right association and assembles the flood, permit and fee 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 Captains Bay, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero and Lee County, whether you own in Captains Bay, Royal Pelican, Casa Marina, Hibiscus Pointe, Harbour Pointe or Palm Harbor Club.
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.
Captains Bay sold record, last 36 months: 11 closings in the Southwest Florida MLS at a $475,000 median, from $315,000 to $615,000, with a median of 88 days on market and 93.8 percent of the final list price, closings through October 7, 2026. Few Captains Bay condominiums come up for sale, so make us your first call before you list.
Request your free Captains Bay condo valuation and we will send a value built from the closings in your building number and plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Captains Bay condo? Get a free Captains Bay home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying 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.
Every link below returned a working page when we checked it on October 7, 2026, or was read by our research team the same day. We list statutes and primary records first.
These are the public primary documents a Captains Bay 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 rights |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion and how gain is figured |
| 2025 taxing district millage book | Lee County Property Appraiser | Final millage by district, including the Town of Fort Myers Beach |
| 2026 short-term rental opt-out list | Town of Fort Myers Beach | The list that carries the Captains Bay North Two entry |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Captains Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.