By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Carlos Pointe is a 104-unit Gulf-front condominium in a 1981 mid-rise at 8350 Estero Blvd, near the south end of Estero Island in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. Carlos Pointe is part of the Fort Myers Beach market. This page is about the sale: what condos here have closed for, what a buyer will ask for and what you will net.
The Southwest Florida MLS records 22 Carlos Pointe closings in the 60 months to October 7, 2026, at a median of $563,500, from $390,000 to $1,050,000. Sixty months is the shortest window that holds ten or more closings, so it leads this page. The 12 months to October 7 hold 6 closings, from $390,000 to $565,000, and we list every one; a seventh, at $480,000, closed on October 9. The Lee County recorded-sale series follows separately.
To sell a Carlos Pointe condo in Fort Myers Beach in 2026, price it from the nearest closing of the same floor plan, order the association documents and estoppel before the first showing, and plan to negotiate: all 7 condos that closed in the 12 months to October 29, 2026 sold under their final list price, between $4,000 and $85,000 below it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Carlos Pointe is one building, one association and, for 73 of its 104 units, one floor plan of 933 square feet. Nineteen of the 22 closings in five years are that plan, so a buyer can line your condo up against every one of them. Seven closings reached $600,000 or more, all in 2021 or 2022, and no closing since has passed $565,000, so a 2022 neighbor’s price is not the comparable a 2026 buyer will use.
These are the ten facts about selling a Carlos Pointe condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County records and Florida law, with the count of sales stated beside every figure.
This seller’s guide to Carlos Pointe in Fort Myers Beach runs from the market record to pricing, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Carlos Pointe Condo in Fort Myers Beach in 2026? · Why List Your Carlos Pointe Condo With McGreevy and Comisar? · What Is the Carlos Pointe Condo Market Doing for Sellers Right Now? · What Did Carlos Pointe Condos Sell For in the Last 60 Months? · How Long Do Carlos Pointe Condo Listings Take to Sell, and How Close to List Price? · Have Carlos Pointe Condo Owners Sold for More Than They Paid? · A Carlos Pointe Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Carlos Pointe Condo in Fort Myers Beach? · What Moves the Price of a Carlos Pointe Condo: Plan, Floor, Gulf View and Fee Level? · What Fees Will Your Carlos Pointe Condo Buyer Pay Each Year? · Who Insures a Carlos Pointe Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Carlos Pointe Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Carlos Pointe? · Which Rules Affect a Carlos Pointe Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Carlos Pointe Condo? · How Do We Negotiate a Carlos Pointe Condo Contract? · Carlos Pointe vs Islands End: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Carlos Pointe Condo? · Do I Pay Capital Gains Tax When I Sell My Carlos Pointe Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Carlos Pointe Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Carlos Pointe · What Sellers Say About Working With Us · Frequently Asked Questions, Carlos Pointe Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Carlos Pointe 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, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Carlos Pointe owners hire us because we price from the nearest closing of the same plan, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Carlos Pointe condo, or thinking, “I need a listing agent who has read the flood map, the fee history and the reserve-study rules,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 22 Carlos Pointe closings in the Southwest Florida MLS in the last 60 months, and we read all 105 parcels on the county roll, 120 qualified county deeds going back to 2002, the association’s state corporation filing and the federal flood layer at four addresses in the building. It is why our first question to an owner is which plan, which floor, which view and what condition. Few condos come up for sale in this building in any year, so the next owner who sells should call us first.
If you are weighing a sale, request a free valuation for your Carlos Pointe condo built from the closings of your plan, or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Carlos Pointe condo market in Fort Myers Beach is thin and price-sensitive right now: 2 condos were active and 1 pending on October 7, 2026, against 6 closings in the 12 months to that date, about 4.0 months of supply. Those 6 closed from $390,000 to $565,000, every one below its final list price. The pending condo closed on October 9 at $480,000, also under its list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 22 Carlos Pointe closings from October 7, 2021 to October 7, 2026, for $12,785,400 in dollar volume. The median sale was $563,500 and the mean $581,155. The highest was $1,050,000, a 1,832 square foot, four-bedroom unit on January 18, 2022, and the lowest $390,000, on January 5, 2026. The median price per square foot was $579 across all 22 and $585 across the 19 closings of the 933 square foot plan. We tracked every one of the 22 closings, and the MLS shows no Sold Data Entry records in the window.
Sixty months leads because it is the shortest window with ten or more closings. The shorter windows hold too few sales for a median, so we publish their counts and ranges and list the sales themselves in the next section.
| Window | Closings | Median sale | Price range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months | 6 | not drawn (under 10 sales) | $390,000 to $565,000 | not drawn | not drawn |
| Last 24 months | 7 | not drawn (under 10 sales) | $390,000 to $565,000 | not drawn | not drawn |
| Last 36 months | 9 | not drawn (under 10 sales) | $390,000 to $565,000 | not drawn | not drawn |
| Last 60 months | 22 | $563,500 | $390,000 to $1,050,000 | 29.5 | 98.8% |
The closings fall unevenly across the five years: 2 in 2021, 7 in 2022, 5 in 2023, 1 in 2024, 1 in 2025 and 6 in 2026 through October 7. The seven 2022 closings ran from $590,000 to $1,050,000, and the 13 closings from Hurricane Ian’s landfall on September 28, 2022 to October 7, 2026 ran from $390,000 to $565,000, at a median of $525,000 (14 with the October 9 closing, the same median). We draw no trend from years that hold one sale.
On October 7, 2026 the MLS showed 2 Carlos Pointe condos active and 1 pending, all 933 square foot, two-bedroom, two-bath units. The two active listings were each priced at $519,000, about $556 per square foot, and each had been on the market 139 days. The pending condo carried a list price of $499,900 after 206 days. Two actives against 6 closings in a year is about 4.0 months of supply, or 6.0 months if the pending unit is counted, and with so few units one sale moves the figure.
A re-check of the Southwest Florida MLS on October 29, 2026 found that the pending condo closed on October 9 at $480,000, $19,900 under its $499,900 list price (96.0 percent) after 206 days, at $514 per square foot. It is a 933 square foot condo, the fifth of that plan to close in 2026. The two condos asking $519,000 were still listed, at 161 days, and none was pending. With that closing the 12 months to October 29 hold 7 closings, from $390,000 to $565,000, all under their final list price, about 3.4 months of supply, and the 60 months to October 29 hold 23 closings at a median of $562,000.
Across ZIP 33931 the Southwest Florida MLS recorded 397 closings in the 12 months to October 7, 2026, at a median of $510,000, a median 92 days on the market and a median 93.8 percent of the final list price, with 380 listings active and 27 pending, about 11.5 months of supply against about 4.0 here.
The Lee County Property Appraiser’s qualified-sale file records 12 deeds for Carlos Pointe in the 60 months to October 7, 2026, with a median of $535,000, from $415,000 to $885,000. The shorter county windows hold 5, 7 and 8 deeds, too few for a median. Eleven of the 12 deeds match an MLS closing at the same price, and the twelfth is a June 16, 2025 deed at $885,000 on a 1,740 square foot unit with no MLS record in our pull. Eleven MLS closings have no county qualified deed, including all seven from 2022. We never mix the two series.
Twenty-two Carlos Pointe condos closed between December 15, 2021 and August 7, 2026, at prices from $390,000 to $1,050,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the building’s street number, the living area, the price per square foot and the days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We print the building’s street number only and never a unit number.
| Closed | Sold price | Last list price | Percent of last list | Building | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Aug 7, 2026 | $490,000 | $525,000 | 93.3% | 8350 Estero Blvd | 933 | $525 | 41 |
| Apr 30, 2026 | $415,000 | $419,000 | 99.0% | 8350 Estero Blvd | 933 | $445 | 18 |
| Apr 10, 2026 | $565,000 | $579,000 | 97.6% | 8350 Estero Blvd | 1,025 | $551 | 26 |
| Apr 10, 2026 | $562,000 | $569,000 | 98.8% | 8350 Estero Blvd | 1,025 | $548 | 26 |
| Apr 8, 2026 | $460,000 | $469,900 | 97.9% | 8350 Estero Blvd | 933 | $493 | 46 |
| Jan 5, 2026 | $390,000 | $475,000 | 82.1% | 8350 Estero Blvd | 933 | $418 | 131 |
| Feb 14, 2025 | $450,000 | $599,999 | 75.0% | 8350 Estero Blvd | 933 | $482 | 447 |
| Apr 23, 2024 | $546,000 | $572,900 | 95.3% | 8350 Estero Blvd | 933 | $585 | 344 |
| Nov 7, 2023 | $525,000 | $539,000 | 97.4% | 8350 Estero Blvd | 933 | $563 | 51 |
| Aug 28, 2023 | $545,000 | $549,500 | 99.2% | 8350 Estero Blvd | 933 | $584 | 10 |
| May 26, 2023 | $525,000 | $525,000 | 100.0% | 8350 Estero Blvd | 933 | $563 | 75 |
| Mar 17, 2023 | $565,000 | $610,000 | 92.6% | 8350 Estero Blvd | 933 | $606 | 174 |
| Mar 17, 2023 | $525,000 | $605,000 | 86.8% | 8350 Estero Blvd | 933 | $563 | 163 |
| Sep 23, 2022 | $708,500 | $717,000 | 98.8% | 8350 Estero Blvd | 933 | $759 | 10 |
| Jun 30, 2022 | $691,000 | $669,000 | 103.3% | 8350 Estero Blvd | 933 | $741 | 2 |
| Jun 13, 2022 | $717,000 | $679,000 | 105.6% | 8350 Estero Blvd | 933 | $768 | 5 |
| Feb 28, 2022 | $625,000 | $625,000 | 100.0% | 8350 Estero Blvd | 933 | $670 | 2 |
| Feb 16, 2022 | $631,000 | $624,900 | 101.0% | 8350 Estero Blvd | 933 | $676 | 9 |
| Jan 28, 2022 | $590,000 | $579,900 | 101.7% | 8350 Estero Blvd | 933 | $632 | 2 |
| Jan 18, 2022 | $1,050,000 | $1,130,000 | 92.9% | 8350 Estero Blvd | 1,832 | $573 | 173 |
| Dec 27, 2021 | $599,900 | $599,900 | 100.0% | 8350 Estero Blvd | 933 | $643 | 8 |
| Dec 15, 2021 | $610,000 | $610,000 | 100.0% | 8350 Estero Blvd | 933 | $654 | 33 |
The six sales since October 7, 2025 are the top six rows. Four were 933 square foot condos, at $390,000, $415,000, $460,000 and $490,000, which is $418, $445, $493 and $525 per square foot. Two were 1,025 square foot condos that closed on the same day, April 10, 2026, at $565,000 and $562,000, or $551 and $548 per square foot. The median of these 6 closings was $475,000, and six sales do not make a pricing rule.
Nineteen of the 22 closings were 933 square foot condos, at a median of $546,000 and a range of $390,000 to $717,000. Eleven of those 19 closed after Hurricane Ian, at a median of $525,000 and a range of $390,000 to $565,000. For a 933 square foot condo listed today, the four from 2026 through October 7, and the fifth at $480,000 on October 9, are the evidence that counts most.
Carlos Pointe condo listings that closed in the 60 months to October 7, 2026 took a median 29.5 days on the market and sold at a median 98.8 percent of the final list price, across all 22 closings. Half sold within 30 days, while six took 120 days or longer and closed well under their list prices.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 22 closings ran from 2 to 447 days on the market, with a median of 29.5 and a mean of 81.6. Eleven closed in 30 days or fewer, eight of them in 10 days or fewer. Five took 31 to 90 days. Six took 120 days or longer: 131, 163, 173, 174, 344 and 447 days.
Fourteen of the 22 closings sold below the final list price, four sold at it and four sold above it, and all four above-list sales were in 2022. The ratio ran from 75.0 percent to 105.6 percent, with a median of 98.8 and a mean of 96.3. The ratio is measured against the final list price, so a listing that was reduced several times looks better than it was, and the days on market are the check.
The 13 closings since the storm, from March 17, 2023 to August 7, 2026, took a median 51 days and a mean of 119.4 days, and sold at a median 97.4 percent of the final list price. Twelve of the 13 sold below list and one at list. That is the stretch of the record a seller in late 2026 is selling into.
The six closings since October 7, 2025 took 18, 26, 26, 41, 46 and 131 days, and sold at 82.1 to 99.0 percent of the final list price. The median of these 6 closings was 33.5 days and 97.7 percent. All six sold under list, by $4,000, $7,000, $9,900, $14,000, $35,000 and $85,000.
Most Carlos Pointe condo owners who resold since 2020 sold for more than they paid: 21 of 25 repeat sales in the Lee County file show a gain, with a median change of 14.7 percent, or $70,000, after a median hold of about 4.4 years. One 2026 resale closed $139,900 below its December 2021 price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file holds 120 qualified deeds for the condominium from March 29, 2002 to August 4, 2026, across 71 different condos. We matched deeds to the same condo by its address in the file and kept every pair whose resale was recorded on or after January 1, 2020, which gave 25 pairs. We print the living area, dates and prices and never the unit number. MLS closings with no county deed are left out.
| Living area (sq ft) | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 933 | Jun 14, 2017 | $460,000 | Aug 4, 2026 | $490,000 | +6.5% |
| 1,025 | Sep 25, 2020 | $515,000 | Apr 10, 2026 | $565,000 | +9.7% |
| 933 | Dec 23, 2021 | $599,900 | Apr 2, 2026 | $460,000 | -23.3% |
| 933 | Dec 17, 2015 | $375,000 | Feb 7, 2025 | $450,000 | +20.0% |
| 933 | Jun 12, 2019 | $460,000 | Nov 7, 2023 | $525,000 | +14.1% |
| 933 | Aug 18, 2020 | $455,000 | May 26, 2023 | $525,000 | +15.4% |
| 933 | Jul 1, 2021 | $575,000 | Dec 23, 2021 | $599,900 | +4.3% |
| 933 | Dec 31, 2019 | $426,000 | Dec 15, 2021 | $610,000 | +43.2% |
| 933 | Oct 30, 2019 | $455,000 | Sep 25, 2021 | $580,000 | +27.5% |
| 933 | Jul 14, 2021 | $545,000 | Jul 29, 2021 | $625,000 | +14.7% |
| 933 | Sep 27, 2019 | $410,000 | Jul 14, 2021 | $545,000 | +32.9% |
| 933 | January 2019 | $475,000 | Jul 1, 2021 | $575,000 | +21.1% |
| 933 | Sep 15, 2004 | $475,000 | May 3, 2021 | $485,000 | +2.1% |
| 964 | Feb 26, 2015 | $449,000 | Apr 29, 2021 | $523,000 | +16.5% |
| 964 | Aug 6, 2012 | $381,000 | Mar 8, 2021 | $515,000 | +35.2% |
| 933 | Nov 18, 2004 | $500,000 | Feb 26, 2021 | $470,000 | -6.0% |
| 933 | Jan 22, 2016 | $449,000 | Feb 9, 2021 | $446,065 | -0.7% |
| 1,025 | May 9, 2018 | $485,000 | Sep 25, 2020 | $515,000 | +6.2% |
| 933 | Aug 17, 2018 | $500,000 | Aug 18, 2020 | $455,000 | -9.0% |
| 933 | May 16, 2018 | $480,000 | Aug 12, 2020 | $483,000 | +0.6% |
| 964 | Apr 13, 2010 | $345,000 | Aug 10, 2020 | $515,000 | +49.3% |
| 933 | Feb 12, 2010 | $360,000 | Jun 22, 2020 | $453,500 | +26.0% |
| 933 | Oct 4, 2002 | $365,000 | Mar 27, 2020 | $480,000 | +31.5% |
| 933 | Dec 29, 2017 | $410,000 | Mar 26, 2020 | $430,000 | +4.9% |
| 1,025 | Dec 12, 2011 | $335,000 | Jan 17, 2020 | $450,000 | +34.3% |
Twenty-one of the 25 resales closed above the earlier price and four closed below it. Nineteen of the 25 resales were recorded in 2020 and 2021, and only six since 2023, so the count mostly describes sellers of five and six years ago. The pairs do not subtract renovation, assessments, fees, commissions or taxes. One row shows a condo that sold twice in July 2021, 15 days apart, printed as the county recorded it. We draw no forecast from the count.
Five of the six resales recorded since January 2023 closed above the earlier price, after holds of 2.8 to 9.1 years. The sixth, bought on December 23, 2021 for $599,900 and resold on April 2, 2026 for $460,000, closed 23.3 percent lower. Whether you gain depends heavily on when you bought.
The county file shows no qualified deed in calendar 2022 at all, while the MLS shows seven closings that year from $590,000 to $1,050,000, so the pairs above cannot yet show how those buyers fare. If you bought a 933 square foot condo in 2022 at $590,000 to $717,000, the five 2026 closings of that plan to October 29, at $390,000 to $490,000, are the honest starting point.
This example is a 933 square foot Carlos Pointe condo at 8350 Estero Blvd in Fort Myers Beach that closed on August 7, 2026 for $490,000, the most recent closing in the October 7 record, after 41 days on the market and a last list price of $525,000. It is an example taken from the public MLS record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo was listed as a two-bedroom, two-bath unit and closed at 93.3 percent of its last list price, $35,000 under it, at $525 per square foot. That was the highest price among the four 933 square foot closings of 2026 through October 7, and still the highest after a fifth closed at $480,000 on October 9. The county recorded the matching deed on August 4, 2026 at the same $490,000, so the two records agree on the price.
It shows that a 933 square foot condo closed at $490,000 in August 2026 within six weeks of listing, about 7 percent under its last ask. It does not show the floor, the view, the condition, the furnishings or the terms, none of which the public record gives. Two condos of the same plan were asking $519,000 on October 7, and still on October 29, which is $29,000 above this closing.
The record also holds a February 14, 2025 closing at $450,000 after 447 days on the market, at 75.0 percent of a last list price of $599,999. The two sales are the same plan in the same building, 406 days of market time and 18 percentage points of sale-to-list apart. The difference a seller controls is the opening price.
We price a Carlos Pointe condo in Fort Myers Beach from the nearest closing of the same floor plan, adjusted for floor, view, condition, documents and the fee level a buyer will see, then test the number against the condos active today. The 60-month median of $563,500 is a reference for the building, never the price of your unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
For a 933 square foot condo we start with the 11 closings of that plan since March 2023, weighted toward the five from 2026 to October 29. For a 1,025 square foot condo we start with the two April 2026 closings at $565,000 and $562,000. For a 964 square foot condo, which has no MLS closing in the window, we bracket between the two plans beside it. For one of the ten large units we work from two recorded sales: $1,050,000 for 1,832 square feet in January 2022 in the MLS, and an $885,000 county deed for 1,740 square feet in June 2025.
The MLS and the county roll do not tell us floor, view, renovation, furnishings or terms. The county’s stories field is one number per parcel and does not say which floor a condo is on. We ask you for the floor and exposure, walk the condo and photograph it.
Because the MLS and the county agree on living area here, price per square foot is usable at Carlos Pointe. The 2026 closings of the 933 square foot plan, four through October 7 and a fifth at $514 on October 9, ran from $418 to $525 per square foot, a spread of $107 on the same plan in the same year. That spread is floor, view and condition, and it is why we never apply a building average to a unit.
A buyer’s lender and insurer will read the budget, the reserve study and the estoppel, so we read them first and price any open question into the number. Then we test the price against the active listings, two at $519,000 on October 7, 2026 after 139 days (161 days on October 29), and the condo that was pending at $499,900 and closed at $480,000 on October 9. A new listing above $519,000 would be asking more than any 933 square foot condo has closed for in 2025 or 2026. To see the method applied to your condo, ask for a Carlos Pointe condo valuation or call Jesse direct at (239) 898-6072.
The price of a Carlos Pointe condo in Fort Myers Beach moves with its floor plan, its floor and Gulf view, its condition, the association’s fee level and any assessment, and what flood and wind insurance cost a buyer. Of those, the public record shows only the plan and the listing-entered fee, so the rest is for your listing to prove.
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 73 units at 933 square feet, 11 at 964 and 10 at 1,025, all two bedrooms and two baths on the county’s fields, plus ten larger units: four at 1,740 square feet, three at 1,800, two at 1,832 and one at 2,322. In April 2026 the two 1,025 square foot closings, at $565,000 and $562,000, closed above every 933 square foot closing of the year.
The county codes the land under all 105 parcels as Gulf-fronting, so the address is a Gulf-side address for every owner. What differs is the floor and the direction a condo faces, and neither is in the MLS summary or the roll. The county’s stories field reads 6 on 95 units, 7 on 8 and 5 on one, and the MLS classes the building as a mid-rise of four to seven floors. The county roll flags a pool on all 104 units and no boat dock or seawall on any parcel, so no condo here sells with a slip. The roll dates every unit to 1981, and a condo renovated since Hurricane Ian sells on the renovation, the permit record and the association’s approval.
Listing-entered annual fees read $7,300 to $8,400 on the 16 closings from 2021 to 2025 and $11,040 or $12,216 on the seven closings of 2026 to October 29. A buyer prices that difference into an offer, and a seller who hands over the current budget removes the guesswork.
Listing-entered annual recurring fees on 22 Southwest Florida MLS closings at Carlos Pointe ranged from $7,300 to $12,216 (not verified; the association’s current budget and an estoppel certificate govern). The seven 2026 closings to October 29 carried entries of $11,040 or $12,216, and no association budget was found in a primary document, so the figures are not published by the association.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 22 closings to October 7 carry a total annual recurring fee, with a median of $8,176. The entries read $7,300 to $7,380 on four closings from December 2021 to February 2022, $8,176 on eight from December 2021 to May 2023, $8,300 on two in late 2023, $7,300 on the April 2024 closing and $8,400 on the February 2025 closing. The six 2026 entries read $11,040 on two closings, in January and early April, and $12,216 on four, from April to August; the October 9 closing’s entry also reads $12,216. A quarterly fee of $3,054 comes to $12,216 a year. The entries do not say why the 2026 figures are higher or what the fee covers, and we state no cause; the budget, which the manager, Alliant Property Management, LLC, can supply, is the document that explains both.
Listing entries show an application fee of $100 to $150 on 17 closings and a transfer fee of $100 to $150 on 2. We print no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the August 7, 2026 closing price of $490,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $6,522.29 a year. With the latest fee entry of $12,216 that gives recurring costs of about $18,738 a year, or $1,562 a month, before insurance and utilities. This is arithmetic from a listing entry and the 2026 rate, not a quote.
A Carlos Pointe condo in Fort Myers Beach is insured on two layers: the association’s master policy covers the building and is paid from the quarterly assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about wind and flood, and a lender will review the association itself.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The master policy covers the building, and its premium is part of the quarterly fee, so a rise in it reaches an owner as a higher assessment. We found no premium figure from a primary source and publish none. Ask the manager for the declarations page and the renewal date.
Citizens Property Insurance requires flood coverage on new and renewing wind policies for properties in a Special Flood Hazard Area but, as Citizens states under Florida Statutes 627.351 and 627.715, the rule exempts policies written on a condominium unit owner’s form. A buyer should still price flood cover for the unit, which reads Zone AE at the tested addresses with Zone VE at the building’s centroid.
An owner can insure with the federal program, a private flood policy or both. The Town of Fort Myers Beach is a Community Rating System Class 5 community, with a 25 percent discount on federal flood policies, effective April 1, 2026, after FEMA confirmed the rating. Under Risk Rating 2.0, FEMA caps most annual premium increases at 18 percent. Lee County’s wind map lists a design wind speed of 160 miles per hour for Risk Category II buildings at this site, and a wind mitigation form records what an insurer credits.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and the share of owner-occupied units before approving a loan, and may ask for the milestone inspection and reserve study on a 1981 mid-rise. We do not know any one lender’s rules, so we hand the buyer’s lender the budget and reserve study the day they ask.
Under Florida Statute 718.503 a Carlos Pointe condo seller must give a resale buyer the declaration, bylaws, rules, budget, financial statement and a questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Under Statute 689.302 the seller also gives the buyer a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A seller of a condominium resale gives the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where one applies, the latest structural integrity reserve study or a statement that none has been done, and the state’s condominium questions-and-answers document. The buyer may cancel within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, the cancellation window is 15 days. This is chapter 718, the condominium act, and not chapter 720, which governs homeowners associations.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract. Because the building reads Zone AE at the tested addresses and Zone VE at its centroid, expect the buyer’s lender and insurer to ask about the building’s flood history as well.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller’s current taxes. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty.
The estoppel certificate states what you owe the association and whether any assessment is pending. Florida caps the fee by statute, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. Order it when you list. Unpaid balances are settled from your proceeds at closing.
Florida Statute 553.899 requires a milestone inspection of a building of three or more habitable stories at 30 years, and a building that reached 30 years before July 1, 2022 had to complete its first inspection before December 31, 2024. Statute 718.112 requires a structural integrity reserve study at least every 10 years, with existing associations required to complete one by December 31, 2025, and in no event after December 31, 2026 where a milestone inspection falls due by then. We computed these dates from the county’s 1981 year built and its stories field, not from a certificate of occupancy, and we state no status for the building. The Florida Department of Business and Professional Regulation keeps a public reporting database, and the association, Florida Division of Corporations document 759770, holds the reports.
Buyers at Carlos Pointe in Fort Myers Beach will ask about flood zone, elevation, storm history and rebuild rules. The FEMA flood map indicates Zone AE, base flood elevation 11 feet NAVD88, at the four addresses we tested, and Zone VE at 13 feet at the building’s centroid, in evacuation zone A. Hurricane Ian put 10 to 15 feet of surge on the island.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer at four addresses in the building and at its county centroid. The FEMA flood map indicates this at these addresses; it is a map reading, not a determination for any one condo, and an elevation certificate or a lender’s flood determination settles a specific unit.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 8350 Estero Blvd, each of the four addresses tested | AE (coastal floodplain) | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
| County centroid of the building | VE (coastal floodplain) | 13 ft NAVD88 | 12071C0569G | November 17, 2022 |
The AE reading at the addresses and the VE reading at the centroid mean a zone boundary passes through or beside the site. Zone VE is a coastal high-hazard area, where FEMA expects waves of three feet or more during the base flood. An insurer prices a unit from the building’s elevation certificate, so ask the manager for it and put it in the listing package.
The National Hurricane Center puts Hurricane Ian’s peak surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island, and U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88. The Florida Department of Environmental Protection records +13.23 feet NAVD88 at the pier. For Hurricanes Helene and Milton in 2024, the National Weather Service puts Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. The MLS shows a closing here on September 23, 2022, five days before Ian, and the next on March 17, 2023, 175 days later.
When repairs or improvements reach 50 percent of a building’s value, the Town requires the building to meet current flood rules, and the Town applies the rule per building, so the single building at 8350 Estero Blvd is measured as one. The Town’s page states that the calculation counts permits from the past five years. With the Town’s one foot of freeboard, a base flood elevation of 11 feet makes 12 feet and 13 feet makes 14 feet for new or substantially improved buildings.
A Town permit is required before building or altering. During sea turtle nesting season, May 1 to October 31, beachfront lighting rules apply, including window glass at 45 percent light transmittance or less. A coastal construction control line segment lies within 100 meters of the building’s centroid, and we found no determination whether the building sits seaward of the line, so we do not say.
Four layers of rules affect a Carlos Pointe condo sale in Fort Myers Beach: chapter 718 of the Florida Statutes, the recorded declaration at Official Records Book 1549, page 111, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The association’s own documents set lease terms and shape the buyer pool, and we found no association website or rule sheet, so we state no minimum rental period. The Town requires registration of short-term rentals under Ordinance 18-01, a registration number in all public advertising and annual renewal, and the Town’s page states that registration numbers are non-transferable. Carlos Pointe Beach Club Condo, at 8350 and 8352 Estero Blvd, appears on the Town’s 2026 condominium list with a registration column that read Yes when we downloaded it. That file does not tell us the association’s rules, so we draw no conclusion about a buyer’s right to rent. Pet rules are not published either, and the declaration and current rules govern both. The Town of Fort Myers Beach, at 6231 Estero Blvd, telephone 239-765-0202, is the jurisdiction for permits and rental registration.
Section 34-2391 of the Town’s land development code exempts land between Estero Boulevard and the Gulf of Mexico from its one-week rental minimum. County records code these parcels as Gulf-fronting, but we did not resolve whether the building sits between the road and the Gulf for purposes of that section, so we do not say the exemption applies. A buyer underwriting rental income should ask the Town’s community development staff.
The Southwest Florida MLS record shows Carlos Pointe condos in Fort Myers Beach closing most often in the first four months of the year: 13 of the 22 closings in the five years to October 7 fell from January through April, and none in July or October; the October 9, 2026 closing is the first October sale in the record. Twenty-two closings cannot say that a month brings a higher price, so list when your documents are ready.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, last 60 months |
|---|---|
| January | 3 |
| February | 3 |
| March | 2 |
| April | 5 |
| May | 1 |
| June | 2 |
| July | 0 |
| August | 2 |
| September | 1 |
| October | 0 |
| November | 1 |
| December | 2 |
| All months | 22 |
April holds 5 of the 22 closings, January and February 3 each, and sixteen of the 22 fell in the six months from November through April. A closing follows its contract by several weeks. With one or two sales in most months we cannot conclude that any month pays more.
Fort Myers Beach has a large winter population: the Census Bureau’s 2020 to 2024 American Community Survey counts 71.4 percent of the Town’s housing units as vacant, including 4,753 seasonal units, and free beach trams run from November to April. A listing that goes live in the fall is in front of buyers when they arrive, and the dates a seller controls are the document dates: the estoppel, the resale package and the association’s approval.
We market a Carlos Pointe condo by putting it in the Southwest Florida MLS with the correct plan, living area and documents, photographing the floor and Gulf view that the public record cannot show, and answering a buyer’s fee, flood and insurance questions in the listing package. With two or three condos for sale at a time, each listing is compared line by line.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Because 73 of 104 units share one plan, a buyer already knows the layout. What a buyer does not know is what your condo sees and from how high. We photograph the view, state the floor, and include a floor plan with the living area the county and the MLS both record.
A buyer comparing two 933 square foot condos at similar prices picks the one with the budget, the reserve study, the milestone summary and the estoppel already in the package. We assemble them so a buyer’s attorney and lender can start the day the offer is accepted.
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and we promote the listing to our own buyer list and in our local guides. Our Fort Myers Beach seller guide covers the island as a whole, and this page and our Carlos Pointe valuation page are the pages a buyer reads about your building. Buyers who start with us read our Fort Myers Beach buyer page before they tour.
Since August 17, 2024, offers of buyer-agent compensation can no longer be advertised in the MLS, and a buyer’s agent works under a written agreement before touring. Commissions are negotiable. A seller may offer to contribute toward the buyer’s agent, off the MLS, and we explain the options in writing before you sign.
We negotiate a Carlos Pointe condo contract against the record: all 7 condos that closed in the 12 months to October 29, 2026 sold under their final list price, and 13 of the 14 closings since Hurricane Ian did, so offers below list are normal here. We keep the buyer’s lender, the association and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will cite the $390,000 and $415,000 closings of 2026. We answer with the $460,000, $480,000 and $490,000 closings of the same plan and with what separates your condo from the lower two: floor, view, condition and a complete document file.
The buyer’s right to cancel runs for 7 days, not counting Saturdays, Sundays and legal holidays, after the contract and documents, or 15 days where a milestone summary, turnover report or reserve study applies. A seller who delivers the documents with the contract starts the clock sooner.
An appraiser compares your condo with recent closings in the same building, so the seven closings of the 12 months to October 29 are the evidence, and five of them are the common plan. If the appraisal comes in under the price, the buyer must bridge the gap, renegotiate or cancel.
A buyer weighing a Carlos Pointe condo against Islands End, next door on Estero Blvd, compares two neighboring Gulf-front Fort Myers Beach condominiums begun in 1981, with 60-month MLS medians of $563,500 on 22 closings and $668,500 on 23. Your condo competes with both buildings, so we price it knowing what the buyer sees next door.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Islands End stands at the next addresses along the road, in three buildings at 8400, 8402 and 8403 Estero Blvd. It is taller, with a county stories maximum of 11 against 7 here, and its units are larger, with a median heated area of 1,082 square feet against 933 at Carlos Pointe. Both read the same FEMA flood map panel and both sit in evacuation zone A. If you also own at Islands End, our Islands End seller page gives the same analysis for that building.
| Measure | Carlos Pointe | Islands End |
|---|---|---|
| Address | 8350 Estero Blvd | 8400, 8402 and 8403 Estero Blvd |
| Built | 1981 | 1981 to 1986 |
| Buildings | One mid-rise | Three buildings |
| Typical unit | 933 square feet, two bedrooms, two baths | Median 1,082 square feet, up to 2,554 |
| County stories (maximum) | 7 | 11 |
| MLS closings, 60 months | 22, median $563,500 | 23, median $668,500 |
| MLS price range, 60 months | $390,000 to $1,050,000 | $400,000 to $1,125,000 |
| Median price per square foot, 60 months | $579 | $586 |
| Median sale-to-final-list, 60 months | 98.8% | 96.2% |
| Median days on market, 60 months | 29.5 | 14 |
| MLS closings, last 12 months | 6 | 3 |
| Active and pending, October 7, 2026 | 3 (2 active, 1 pending) | 9 |
| County qualified deeds, 60 months | 12, median $535,000 | 10, median $582,500 |
| Listing-entered annual fees | $7,300 to $12,216, median $8,176 | $8,156 to $23,804, median $8,492 |
| FEMA flood zone at tested addresses | AE, 11 ft NAVD88 | AE, 11 ft NAVD88 |
The fee row compares listing-entered figures from different sets of sales and is not verified for either building. The county’s Islands End series holds 10 deeds over 60 months, the smallest sample that supports a median, so we treat it with care.
A buyer picks Carlos Pointe for a lower entry price, a shorter building and a plan with 19 recorded sales to compare. A buyer picks Islands End for a larger condo in a taller building and accepts a higher median price and a wider range of fee entries. Per square foot the two are close, $579 against $586 over 60 months, and the typical Islands End unit is 149 square feet larger. Islands End also had 9 condos active or pending on October 7 against 3 closings in 12 months, so a buyer has more room to negotiate next door.
A buyer at the south end of the island may also compare Riviera Club, Smugglers Cove, Creciente and Lovers Key Beach Club. Over the same 60 months Riviera Club closed 13 condos at a median of $755,000 and Smugglers Cove 13 at $450,000, while Creciente and Lovers Key Beach Club reached ten closings inside 12 months, at $575,000 and $362,500. Each window is its own.
Selling a Carlos Pointe condo in Fort Myers Beach costs roughly 4.6 to 7.2 percent of the price on the two net sheets below, at $490,000 and $565,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Florida law does not assign closing costs, and the purchase contract controls. In Lee County the customary split is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Association estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy and recording | Buyer | The deed is customarily recorded by the buyer |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $490,000 | A recorded Southwest Florida MLS closing price (August 7, 2026) |
| Listing commission (example 2.75%) | -$13,475 | Negotiated; 2.75% x $490,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$12,250 | Optional; 2.5% x $490,000 |
| Deed documentary stamp tax | -$3,430.00 | 4,900 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,525.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,208 | 180/365 of $336,329 x 13.3108 mills (2026) |
| Estimated total seller costs | -$35,263 | 7.2% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $454,737 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$23,013 | 4.7% of the price |
| Without a buyer-agent offer: net | $466,987 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $565,000 | A recorded Southwest Florida MLS closing price (April 10, 2026) |
| Listing commission (example 2.75%) | -$15,538 | Negotiated; 2.75% x $565,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$14,125 | Optional; 2.5% x $565,000 |
| Deed documentary stamp tax | -$3,955.00 | 5,650 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,900.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,208 | 180/365 of $336,329 x 13.3108 mills (2026) |
| Estimated total seller costs | -$40,101 | 7.1% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $524,899 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$25,976 | 4.6% of the price |
| Without a buyer-agent offer: net | $539,024 | Before any mortgage payoff |
Commission is shown as an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The title premium follows the state schedule. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $336,329 at the 2026 applied Town millage of 13.3108 for 180 of 365 days, before exemptions and the early-payment discount, as an illustration, and your actual bill governs. A mortgage payoff comes out of the net.
Whether you owe capital gains tax on a Carlos Pointe condo in Fort Myers Beach depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home or a rental does not qualify unless it meets the ownership and use tests, and many owners here use their condo seasonally.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The 21 of 25 repeat sales that closed higher since 2020 are gross price differences, not taxable gain. A foreign seller may also face federal withholding under the Foreign Investment in Real Property Tax Act, which is taken at closing.
For most Carlos Pointe condo owners in Fort Myers Beach a full MLS listing gives the highest price tested by the market, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the disclosures, the documents and the negotiation. The right route depends on your timeline and the condo’s condition.
| Route | Price outcome | What it costs | Main risk | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price that ignores the 2026 closings sits | The condo is in marketable condition and you have time |
| Cash or investor offer | Usually 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 | The condo needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | You have a known buyer and a lawyer’s review |
You get a free Carlos Pointe condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your floor plan in the building at 8350 Estero Blvd in Fort Myers Beach, adjusted for floor, view, condition and documents, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Carlos Pointe condo valuation and we will send a value built from recent closings of your plan, 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. For the whole island, see our Fort Myers Beach community page.
We could not verify the following about Carlos Pointe in Fort Myers Beach from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and we would rather leave a gap than guess. A seller who can fill any of these gaps with a document improves their own listing.
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. The words are the reviewers’ own, and they describe working with our team across Southwest Florida.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
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These are the questions Carlos Pointe owners in Fort Myers Beach ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law as of October 2026.
Price it from the nearest closings of your floor plan, order the estoppel and the document package, complete the flood disclosure, and list ready to answer fee, flood and insurance questions. Call Jesse direct at (239) 898-6072 to start with a net sheet.
Start from the nearest like closing. The five 933 square foot closings of 2026 to October 29 ran from $390,000 to $490,000, the two 1,025 square foot closings were $562,000 and $565,000, and two 933 square foot condos were asking $519,000 on October 7, 2026 and still on October 29.
On October 7, 2026, two were active at $519,000 each and one was pending at a list price of $499,900, all 933 square foot units. The actives had been listed 139 days and the pending condo 206 days. The pending condo closed on October 9 at $480,000; on October 29 the two actives were still listed, at 161 days, and none was pending.
The median condo that closed in the last 60 months spent 29.5 days on the market, with a range from 2 to 447 days. The six closings of the last 12 months took 18 to 131 days.
Over 60 months the median sale was 98.8 percent of the final list price, with fourteen of 22 closings below list. All six closings of the last 12 months sold below list, by $4,000 to $85,000.
No. It is the median of 22 closings over five years, seven of them at $600,000 or more in 2021 and 2022. The 14 closings from Hurricane Ian to October 29, 2026 had a median of $525,000. Your plan, floor, view and condition decide.
The MLS entries show an application fee on 17 closings and a transfer fee on 2, but the declaration and bylaws say what is required. We captured no sale-approval clause. Ask the manager how long approval takes.
Florida law caps the fee and sets how long the certificate is valid, 30 days or 35 if sent electronically. We print no dollar figure, because the current amount is the association’s to quote. Order it when you list.
Under Florida Statute 689.302, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal assistance.
Yes. The estoppel certificate lists any assessment due or levied, and unpaid balances are settled from your proceeds. We found no published notice of a special assessment at Carlos Pointe, which is not proof that none exists.
The seller customarily pays it in Lee County. Under Florida Statute 201.02 the rate is $0.70 per $100, which is $3,430.00 on a $490,000 deed. The contract controls.
In Lee County the seller customarily pays for the owner’s title insurance policy, and the buyer pays for any lender’s policy. The state-set premium is $2,525 on a $490,000 sale. It is custom, not law, so the contract controls.
An appraiser compares your condo with recent closings in the building. A price above $490,000 for a 933 square foot condo is above every closing of that plan in 2025 and 2026, so it needs a reason an appraiser can see.
No. The county’s median just value for the 104 units on the October 2026 roll file, $336,329, is a tax measure that sits well below recorded sale prices. Price from comparable closings.
Not by law, but a buyer, lender or flood insurer may ask for one. The association may hold a certificate for the building. Because the site reads Zone AE at the addresses and Zone VE at the centroid, have it ready.
Update what a buyer sees first, and start nothing that needs association approval or a Town permit before you know the cost. The five 2026 closings of the common plan to October 29 span $100,000, and condition is part of that spread.
Use the plan the county records: 933, 964 or 1,025 square feet for the two-bedroom units. The MLS and the county agree on living area at Carlos Pointe, so a buyer will check your figure against both.
Six of 22 closings took 120 days or more, and the two active condos had been listed 139 days on October 7 and 161 days on October 29. Compare your price with the 2026 closings of your plan and reset once to the record.
In 2026 the two 1,025 square foot closings closed above all five 933 square foot closings to October 29. The highest price in the five-year MLS record is $1,050,000 for a 1,832 square foot unit in January 2022. Two sales are not a rule.
With care. The county counts ten units from 1,740 to 2,322 square feet, the MLS holds one such sale, at $1,050,000 in January 2022, and the county file adds an $885,000 deed in June 2025.
Disclose what you know about your unit: water intrusion, repairs, claims and permits. Florida law requires disclosure of known facts that materially affect value, and the Statute 689.302 form covers flood damage and claims. The association holds the building’s history.
A buyer on a 1981 mid-rise will ask for the milestone inspection summary. By the county’s year built and stories, the first inspection was due before December 31, 2024. We state no status; obtain the documents from the manager.
A buyer’s lender may read the structural integrity reserve study closely. Under Florida Statute 718.112, existing associations were to complete one by December 31, 2025, and no later than December 31, 2026 where a milestone inspection applies.
Yes, under Florida Statute 718.503: within 7 days, not counting Saturdays, Sundays and legal holidays, after the contract and the resale documents, or 15 days where a milestone summary, turnover report or reserve study applies.
The contract sets the date, and the length depends on the buyer’s financing, the association’s approval and the resale package. The MLS gives days on market and not days to close, so we cite no Carlos Pointe average.
Property tax is paid in arrears and prorated at closing. On the net sheets above we estimate the seller’s share at $2,208 for 180 days, from the median just value and the 2026 applied Town millage of 13.3108.
Yes. A buyer prices a unit owner’s policy and flood cover, and pays the building premium through the quarterly fee. We found no premium from a primary source and publish none.
State the number and show the budget. The 2026 listing entries read $11,040 and $12,216 a year against $7,300 to $8,400 on earlier entries, and they are not verified.
Yes. The association’s documents decide the lease terms, and they are not published, so get the answer in writing. The building appears on the Town’s 2026 condominium list with a registration column of Yes, which we do not read as a permission.
The declaration is recorded at Official Records Book 1549, page 111 in Lee County, and the manager holds the current rules, budget and reserve schedule. Florida Statute 718.111 lets an owner inspect the official records.
We do not forecast prices. Few condos are listed, the 2026 closings of the common plan ran from $390,000 to $490,000, and listing-entered fees are higher than before. Weigh those against your carrying costs.
Commission is negotiable and set in the listing agreement, so we publish no rate here. Call Jesse at (239) 898-6072 and we will prepare a net sheet at the price the record supports before you sign anything.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition and a method built on every closing, every county deed and the documents a buyer’s lender reads.
Some do. Lee County’s school choice zones for Estero Island addresses are elementary zone T, middle zone MM and high school South Zone 4. Fort Myers Beach Elementary is closed, and the School Board voted on May 12, 2026 to transfer it to the Town for a charter school within three years.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and its taxing district is the Town. The Town sets zoning, permits, floodplain rules and rental registration, from Town Hall at 6231 Estero Blvd.
A Fort Myers Beach specialist knows which floor plan a Carlos Pointe condo is, which recorded closings are true comparables, what the estoppel and document package must say and what the flood map means address by address. Buyers pay for that clarity, and a listing that explains a condo well holds its price through the inspection.
Small facts cost sellers contracts here: a price taken from the five-year median when the last six closings sit below it, a quarterly fee quoted from a 2022 listing, a 2022 neighbor’s sale used as a comparable in 2026, and a document package handed over after the contract so the buyer’s cancellation right stayed open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Carlos Pointe sits near the quiet south end of Estero Island. By free-flow routing estimates run on October 7, 2026 from the county’s centroid for the building, it is about 1.6 miles from the Lovers Key State Park entrance, 1.4 miles from a pharmacy at 7001 Estero Blvd, 3.4 miles from the grocery at 4791 Estero Blvd and 5.7 miles from Times Square. The new Big Carlos Pass Bridge to the south opened to traffic on November 14, 2025.
Buyers ask what is being rebuilt. Fire Station 31 opened on April 2, 2026 at 2545 Estero Blvd, the rebuild of the Fort Myers Beach pier and Lynn Hall Memorial Park broke ground on August 21, 2026, and Bowditch Point Park’s parking closed from September 8, 2026 for restoration.
Our Fort Myers Beach community page covers the island, this page covers the building’s sale record and storm history, and our Carlos Pointe home value page shows how the records value a unit.
If you are thinking of selling a Carlos Pointe condo in Fort Myers Beach, call the team that prices from the closings of your plan, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s fee and insurance questions first. We have been ranked Top 1% nationally since 2008.
If you are thinking, “I need someone to sell my condo in Carlos Pointe in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Carlos Pointe, Islands End, Riviera Club, Smugglers Cove or Lovers Key Beach 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.
Carlos Pointe sold record, last 60 months: 22 Southwest Florida MLS closings at a $563,500 median, from $390,000 to $1,050,000, a median 29.5 days on the market and a median 98.8 percent of the final list price, with 6 closings in the 12 months to October 7 and 2 condos active and 1 pending on that date; the pending condo closed on October 9 at $480,000. Few condos come up for sale here in any year, so make us your first call before you list.
Request your free Carlos Pointe condo valuation and we will send a value built from the closings of your 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.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
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 Carlos Pointe condo? Get a free Carlos Pointe condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this Carlos Pointe seller page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condominium seller’s duties and the agencies that issued the storm and flood data. Market figures come from the Southwest Florida MLS and the Lee County Property Appraiser. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones a Carlos Pointe seller in Fort Myers Beach should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Carlos Pointe seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium list | Town of Fort Myers Beach | 2026 | The Excel file that lists Carlos Pointe Beach Club Condo among island condominiums |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | 2025 | The millage rate for every taxing district, including the Town at 13.4329 for 2025 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Updated March 2026 | The federal storm report, with surge figures for Fort Myers Beach |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and the recorded declaration can be requested from the Lee County Clerk at Official Records Book 1549, page 111.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Carlos Pointe condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.