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 Casa Marina in Fort Myers Beach, one of the two-bedroom condominium units in the seven buildings at 4311 to 4371 Bay Beach Lane, this is our seller’s page for your community, written from its recorded closings. Casa Marina sits inside Bay Beach, on the bay side of Fort Myers Beach.
The Lee County Property Appraiser places all 146 Casa Marina residential parcels, 145 condominium units and one common-element parcel, in the Town of Fort Myers Beach taxing district. The Town is Estero Island, incorporated on December 31, 1995, so the Town and not unincorporated Lee County is your local government for permits, flood rules and vacation rental registration. This is Casa Marina on Bay Beach Lane, Fort Myers Beach, Florida 33931, and not any of the hotels, resorts and condominiums in other cities that share the name.
In the 36 months to October 7, 2026 the Southwest Florida MLS recorded 14 Casa Marina closings at a median of $480,000, from $399,999 to $605,000, with a median of 38.5 days on market and a median of 95.6 percent of the final list price. Only 2 of the 14 closed in the last 12 months. This page prints every one of those closings, the county resale pairs, two net sheets and the papers Florida law makes a condominium seller deliver.
To sell a Casa Marina condo in Fort Myers Beach in 2026, price it against the closings of your own floor plan, 1,164 or 1,244 square feet, confirm which of the three condominium associations governs your unit, settle how your dock is held, and request the association papers before the first showing, because only two closed here last year.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Casa Marina is close to a single product. Every one of the 23 closings in the last 60 months was a two-bedroom, two-bath condo, and 22 of the 23 carried one of two living areas.
These are the ten facts about selling a Casa Marina 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 public records and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Casa Marina Condo in Fort Myers Beach in 2026? · Why List Your Casa Marina Condo With McGreevy and Comisar? · What Is the Casa Marina Condo Market Doing for Fort Myers Beach Sellers Right Now? · What Did Casa Marina Condos Sell For in the Last 36 Months? · How Long Do Casa Marina Listings Take to Sell, and How Close to List Price? · Have Casa Marina Owners Sold for More Than They Paid? · A Casa Marina Condo Sale Worked Through
Pricing, Paper and Insurance: How Do We Price a Casa Marina Condo in Fort Myers Beach? · What Moves the Value of a Casa Marina Condo: Floor Plan, Building, Canal View and the Dock? · Which of the Three Casa Marina Condominiums Is Yours, and Why Does It Matter When You Sell? · What Fees Will Your Casa Marina Condo Buyer Pay Each Year? · Who Insures a Casa Marina Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Casa Marina Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Casa Marina? · Which Rules Affect a Casa Marina Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Casa Marina Condo? · How Do We Negotiate a Casa Marina Condo Contract? · Casa Marina vs Harbour Pointe: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Casa Marina Condo? · Do I Pay Capital Gains Tax When I Sell My Casa Marina Condo? · Should I List, Sell for Cash or Sell by Owner at Casa Marina? · How Do You Get a Free Casa Marina Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Casa Marina · What Sellers Say About Working With Us · Frequently Asked Questions, Casa Marina Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Casa Marina Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Casa Marina condo owners hire us because we price from the closings of the owner’s own floor plan, sort out the three-association paperwork and the dock before a buyer asks, and negotiate every offer.
If you are searching for the best realtor to sell your Casa Marina condo, or thinking, “I need a listing agent who has read the Bay Beach Lane record,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists our team in the Large Team category with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Jesse has held a Florida real estate license since November 4, 2004 and Marc since September 25, 2003.
We tracked every one of the 23 Casa Marina closings in the Southwest Florida MLS from the 60 months to October 7, 2026, with each final list price, days on market and living area. We tracked every one of the 120 qualified Casa Marina sales in the Lee County file back to March 2010, and matched the condos that sold more than once. We read all 146 parcels on the roll, the state filings for the three condominium associations and the two boating associations, and the FEMA flood layer at four address points on Bay Beach Lane.
Ask for a free Casa Marina condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings of your floor plan, with a net sheet at that price. Buying next? Call Marc at (239) 287-5873, or see how we help buyers across Southwest Florida. Only two Casa Marina condominiums closed in the last 12 months, so the owner who lists next should make us the first call.
The Casa Marina condo market is thin and holding its range: 14 Southwest Florida MLS closings in the 36 months to October 7, 2026 at a $480,000 median, a median of 38.5 days on market and 95.6 percent of final list price, against 1 active listing and 1 pending sale, with only 2 closings in the last 12 months.
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, as pulled on October 7, 2026, and never average them.
We pulled every closing the Southwest Florida MLS files under Casa Marina, in four windows counted back from October 7, 2026. A window leads only when it holds at least 10 closings. The 12-month window holds 2 and the 24-month window holds 7, so the 36-month window, with 14, leads, and the two shorter windows show a count and a range but no median. None of the 23 is a Sold Data Entry closing, so every one carries a listing history.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 2 | Fewer than 10, not shown | $399,999 and $542,000 | Not shown | Not shown | Not shown |
| 24 months | 7 | Fewer than 10, not shown | $399,999 to $605,000 | Not shown | Not shown | Not shown |
| 36 months (leads) | 14 | $480,000 | $399,999 to $605,000 | $408 | 38.5 | 95.6% |
| 60 months | 23 | $480,000 | $399,999 to $605,000 | $412 | 48 | 96.7% |
The 36-month window totals $6,845,619 in sold volume against $7,199,699 in final list prices, so the fourteen sellers together took $354,080, or 4.9 percent, less than they were last asking.
Split the 36 months into three 12-month periods counted back from October 7, 2026. The oldest, October 2023 to October 2024, holds 7 closings from $453,720 to $575,000. The middle period holds 5, from $405,000 to $605,000. The latest holds 2, at $542,000 and $399,999. Each period is under 10 closings, so we print no medians and make no price-direction claim. The count is the signal: the buyer pool for this exact community is small, so the first price matters.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved Casa Marina parcels, a county record separate from the MLS.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 3 | Fewer than 10, not shown | $399,999 to $542,000 |
| 24 months | 9 | Fewer than 10, not shown | $250,000 to $560,000 |
| 36 months (leads) | 16 | $477,500 | $250,000 to $575,000 |
| 60 months | 20 | $480,000 | $250,000 to $575,000 |
The two series differ in membership and, once, in price. The county file holds two sales in the 36 months that are not in our MLS pull: $250,000 dated July 31, 2025 at 4371 Bay Beach Lane, a 1,231 square foot condo in the 1990 building, and $410,000 dated January 8, 2026 at 4341 Bay Beach Lane, a 1,164 square foot condo. Going the other way, five MLS closings dated January 2022 to September 2023 have no match in the county’s qualified file, which holds a single Casa Marina sale dated 2022, so its 60-month count of 20 is not a full five years.
The January 14, 2025 closing of a 1,244 square foot condo at 4321 Bay Beach Lane is $605,000 in the Southwest Florida MLS, pulled October 7, 2026, and $560,000 on the deed the county recorded the same day. The county records the deed consideration and the MLS records the reported closing price. We never average them: on this page the MLS tables carry the MLS figure and the county tables the deed figure. With the deed figure the median stays $480,000 and the top of the 36-month range becomes $575,000.
On October 7, 2026 the Southwest Florida MLS showed 2 Casa Marina condos, one active and one pending.
| Building | Status | MLS living area, sq ft | List price | List price per sq ft | Days listed |
|---|---|---|---|---|---|
| 4351 Bay Beach Ln | Active | 1,164 | $399,000 | $343 | 6 |
| 4321 Bay Beach Ln | Pending | 1,244 | $475,000 | $382 | 44 |
The active ask sits $999 under the lowest closing of the 36 months, and the pending price equals the lowest 1,244 square foot closing. One active listing against 14 closings in 36 months is about 2.6 months of supply, and counting the pending sale it is about 5.1. A single new listing moves either figure by more than two months. On the October 29, 2026 re-check there were 3 active listings and the same pending sale, about 7.7 months of supply on the active listings alone and about 10.3 counting the pending sale, at the same pace. The new $390,000 ask sits $85,000 under the lowest 1,244 square foot closing of the 36 months.
Each figure comes from the same Southwest Florida MLS pull and the same 36-month window, the first in which Casa Marina clears 10 closings. Supply is active and pending listings on October 7, 2026 divided by the monthly closing pace.
| Place | MLS closings, 36 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Casa Marina | 14 | 38.5 | 95.6% | 2 | 5.1 |
| Hibiscus Pointe | 21 | 78 | 93.1% | 4 | 6.9 |
| Captains Bay | 11 | 88 | 93.8% | 3 | 9.8 |
| The Palms of Bay Beach | 31 | 66 | 94.3% | 3 | 3.5 |
| Bay Beach, whole community | 174 | 65.5 | 94.4% | 53 | 11.0 |
Casa Marina sold in about half the days of Hibiscus Pointe next door and kept the highest share of final list price of the five rows. Harbour Pointe had only 5 closings in the same 36 months, too few for a row. Across ZIP 33931 the 12-month pull shows 397 closings, a median of 92 days and 93.8 percent of final list, with 380 active and 27 pending listings, about 11.5 months of supply on the actives alone.
Casa Marina condos in Fort Myers Beach sold from $399,999 to $605,000 in the 36 months to October 7, 2026, a median of $480,000 on 14 Southwest Florida MLS closings. The 1,164 square foot condos closed from $399,999 to $480,000 and the 1,244 square foot condos from $475,000 to $605,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 14 closings from October 8, 2023 through October 7, 2026, newest first. We tracked every one of these 14 closings individually before writing a sentence about them. The address is the building’s street number only, and every one is a two-bedroom, two-bath condo.
| Closed | Street address | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|
| 03/12/26 | 4341 Bay Beach Ln | $542,000 | $595,000 | 1,244 | $436 | 129 | 91.1% |
| 01/16/26 | 4331 Bay Beach Ln | $399,999 | $399,999 | 1,164 | $344 | 88 | 100.0% |
| 08/08/25 | 4321 Bay Beach Ln | $420,000 | $449,000 | 1,164 | $361 | 214 | 93.5% |
| 07/17/25 | 4321 Bay Beach Ln | $475,000 | $499,000 | 1,244 | $382 | 48 | 95.2% |
| 05/29/25 | 4341 Bay Beach Ln | $405,000 | $450,000 | 1,164 | $348 | 100 | 90.0% |
| 01/14/25 | 4321 Bay Beach Ln | $605,000 | $625,000 | 1,244 | $486 | 16 | 96.8% |
| 11/15/24 | 4341 Bay Beach Ln | $480,000 | $499,900 | 1,244 | $386 | 0 | 96.0% |
| 09/05/24 | 4361 Bay Beach Ln | $530,000 | $569,000 | 1,244 | $426 | 116 | 93.1% |
| 08/28/24 | 4361 Bay Beach Ln | $480,000 | $529,900 | 1,164 | $412 | 113 | 90.6% |
| 04/15/24 | 4331 Bay Beach Ln | $575,000 | $595,000 | 1,244 | $462 | 29 | 96.6% |
| 03/29/24 | 4321 Bay Beach Ln | $529,900 | $539,900 | 1,244 | $426 | 12 | 98.1% |
| 02/21/24 | 4331 Bay Beach Ln | $470,000 | $499,000 | 1,164 | $404 | 12 | 94.2% |
| 01/03/24 | 4351 Bay Beach Ln | $453,720 | $469,000 | 1,164 | $390 | 0 | 96.7% |
| 11/28/23 | 4331 Bay Beach Ln | $480,000 | $480,000 | 1,164 | $412 | 0 | 100.0% |
The January 14, 2025 row is the MLS figure; the recorded deed for that sale shows $560,000, which is $450 per square foot. With 14 closings the median is the midpoint of the seventh and eighth prices, and both are $480,000. Three of the 14 closed under $450,000, six between $450,000 and $499,999, three between $500,000 and $549,999 and two at $550,000 or more.
Both groups are under 10 closings, so each median is written only as the median of those closings.
| Plan (MLS living area) | Closings, 36 months | Median sold price | Range | Price per sq ft, low to high | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 1,164 sq ft | 7 | the median of these 7 closings is $453,720 | $399,999 to $480,000 | $344 to $412 | 88 | 94.2% |
| 1,244 sq ft | 7 | the median of these 7 closings is $530,000 | $475,000 to $605,000 | $382 to $486 | 29 | 96.0% |
The two ranges overlap by only $5,000, between $475,000 and $480,000. The larger plan has 80 more square feet and, on these closings, a midpoint $76,280 higher, more than 80 square feet explains at $408 a foot. The record carries no floor and no exposure, so we settle the reason inside your condo.
No building reaches 10 closings. In the 36 months, 4331 and 4321 Bay Beach Lane had 4 closings each, 4341 had 3, 4361 had 2 and 4351 had 1. Over 60 months the counts are 5 each at 4341, 4331 and 4321, 4 at 4361, 2 at 4351 and 1 each at 4311 and 4371. An owner at 4311 prices from the same plan in a neighboring building, and at 4371, the 1990 building, the roll records living areas of 1,150 and 1,231 square feet that no other building shares.
The 60-month window adds nine closings dated January 2022 to September 2023. Their prices ran from $466,000 to $569,950 and the median of these 9 closings is $500,000. Five of the nine sold above their final list price, one sold at it and three sold below. A 1,164 square foot condo closed at $560,000 in April 2022, $80,000 above the top of that plan’s range in the latest 36 months.
A Casa Marina condo took a median of 38.5 days on market and sold at a median of 95.6 percent of its final list price over the 36 months to October 7, 2026, on 14 Southwest Florida MLS closings. The spread ran from 0 to 214 days and from 90.0 to 100.0 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both ratios use the final list price. Our pull does not carry the first asking price, so the figures understate the discount on any condo that was reduced before it sold.
Of the 14 closings, 7 took 30 days or fewer (0, 0, 0, 12, 12, 16 and 29 days), 2 took between 31 and 90 days (48 and 88) and 5 took more than 90 (100, 113, 116, 129 and 214). Three closings carry 0 days on market, and we report that figure as the MLS recorded it without interpreting it.
Two of the 14 sold at exactly the final list price, 12 sold below it and none sold above. The gaps ran from nothing to $53,000 under, and the median gap across all fourteen was $22,000. Nine of the 14 closed within 6 percent of final list and three closed more than 8 percent below it, at 90.0, 90.6 and 91.1 percent.
On this record, yes, with the caution that every group below is under 10 closings, so each figure is the median of those closings only.
| Days on market | Closings, 36 months | Sale-to-final-list, low to high | Median sale-to-final-list | Median gap, final list to sold |
|---|---|---|---|---|
| 30 or fewer | 7 | 94.2% to 100.0% | the median of these 7 closings is 96.7% | $19,900 |
| 31 to 90 | 2 | 95.2% and 100.0% | Two closings, not shown | $0 and $24,000 |
| More than 90 | 5 | 90.0% to 93.5% | the median of these 5 closings is 91.1% | $45,000 |
Not one of the five long listings reached the ratio of the weakest quick sale. Over the full 60 months the 11 closings that sold within 30 days had a median of 98.1 percent of final list, and the median of the 7 closings that took more than 90 days is 93.1 percent.
Most Casa Marina owners who resold did sell for more. The Lee County file dates 11 repeat sales at Casa Marina in the 60 months to October 7, 2026, each a condo’s price against its previous qualified sale: 10 sold for more and 1 for less, and the one decline was a condo bought in June 2023.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file carries 120 qualified Casa Marina sales from March 27, 2010 to March 12, 2026, across 80 different condos, and 40 of those sales are a resale of a condo that also sold earlier in the file. Over the whole file, 34 of the 40 resales were higher than the condo’s previous sale, 4 were lower and 2 were level. Gain here is the difference between two recorded prices, not your taxable gain, and the county’s qualified file is missing some sales of 2022 and 2023, so a pair can skip a sale in between.
These are the 11 resales dated in the 60 months to October 7, 2026, newest first. The address is the building only, and the prices are the county’s deed figures.
| Resold | Building | Heated area, sq ft | Previous qualified sale | Resale price | Change | Years held |
|---|---|---|---|---|---|---|
| January 16, 2026 | 4331 Bay Beach Ln | 1,164 | $337,000 on October 4, 2019 | $399,999 | +$62,999 | 6.3 |
| January 8, 2026 | 4341 Bay Beach Ln | 1,164 | $402,500 on May 15, 2019 | $410,000 | +$7,500 | 6.7 |
| May 27, 2025 | 4341 Bay Beach Ln | 1,164 | $530,000 on June 30, 2023 | $405,000 | -$125,000 | 1.9 |
| January 14, 2025 | 4321 Bay Beach Ln | 1,244 | $385,000 on April 16, 2018 | $560,000 | +$175,000 | 6.7 |
| November 14, 2024 | 4341 Bay Beach Ln | 1,244 | $308,000 on July 19, 2013 | $480,000 | +$172,000 | 11.3 |
| August 28, 2024 | 4361 Bay Beach Ln | 1,164 | $309,000 on February 25, 2021 | $480,000 | +$171,000 | 3.5 |
| March 29, 2024 | 4321 Bay Beach Ln | 1,244 | $325,000 on April 4, 2016 | $529,900 | +$204,900 | 8.0 |
| January 3, 2024 | 4351 Bay Beach Ln | 1,164 | $308,000 on November 30, 2020 | $453,720 | +$145,720 | 3.1 |
| August 30, 2023 | 4351 Bay Beach Ln | 1,244 | $379,900 on October 1, 2020 | $569,950 | +$190,050 | 2.9 |
| June 30, 2023 | 4341 Bay Beach Ln | 1,164 | $358,000 on June 20, 2019 | $530,000 | +$172,000 | 4.0 |
| April 6, 2022 | 4321 Bay Beach Ln | 1,164 | $325,000 on May 20, 2013 | $560,000 | +$235,000 | 8.9 |
The changes run from a $125,000 loss to a $235,000 gain, and the median change across the eleven is a gain of $172,000 over a median hold of 6.3 years. Seven of the eleven gained more than $170,000. We draw no trend from eleven pairs.
The newest pairs are the weakest, and they split by purchase date. The condo at 4331 bought for $337,000 in October 2019 resold in January 2026 for $62,999 more, an 18.7 percent gain over six years. The condo at 4341 bought for $402,500 in May 2019 resold in January 2026 for $7,500 more, a 1.9 percent gain. And the 1,164 square foot condo at 4341 that sold for $530,000 on June 30, 2023 resold on May 27, 2025 for $405,000, which is $125,000 or 23.6 percent less, inside two years. Three sales cannot set a direction, but an owner who paid more than $480,000 for a 1,164 square foot condo should read them before assuming a gain.
This example is a Casa Marina two-bedroom condo of 1,164 square feet at 4331 Bay Beach Lane that closed on January 16, 2026 for $399,999, its full final list price, after 88 days on market. It comes from the public Southwest Florida MLS record as an example of the lowest closing of the 36 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We picked it because it is the most recent closing of the smaller plan and the one active listing is priced $999 under it.
The MLS shows a two-bedroom, two-bath condo of 1,164 square feet in a building the roll dates to 1999, sold at $344 per square foot and 100.0 percent of its $399,999 final list price. The listing agent entered $2,750 a quarter in the master association field and no condominium fee, an annual recurring total of $11,000 (listing-entered, not verified). The Lee County file records the same sale on January 16, 2026 at $399,999 and shows the condo’s previous qualified sale at $337,000 on October 4, 2019, a difference of $62,999, or 18.7 percent, over a little more than six years.
Three closings of the same plan bracket the listing period. A 1,164 square foot condo at 4341 Bay Beach Lane closed at $405,000 on May 29, 2025 after 100 days, at 90.0 percent of final list. Another at 4321 closed at $420,000 on August 8, 2025 after 214 days, at 93.5 percent. And the county recorded a $410,000 sale of a 1,164 square foot condo at 4341 on January 8, 2026, eight days before this closing, that never appeared in our MLS pull. Four sales of one plan in eight months landed between $399,999 and $420,000, and our pull does not carry first asking prices, so we cannot say how many reductions came before this one sold at its final list price.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $27,250 with buyer-agent compensation and $17,250 without it, for a net before payoff of $372,749 or $382,749. We do not know what the actual seller paid, offered or owed.
The first lesson is the cost of time. At the listing-entered fee of $11,000 a year, 88 days of ownership is about $2,652 in association charges alone, before property tax, insurance and utilities. The second is that the next seller of a 1,164 square foot condo will be measured against all four sales and a $399,000 active listing.
We price a Casa Marina condo from the nearest closings of its own floor plan, read as a range, adjusted for the building, floor, view, interior and dock that the record cannot see, and tested against the one competing listing and the buyer’s full yearly cost. The $480,000 median starts the conversation and never ends it.
A 1,164 square foot owner has 7 closings in the last 36 months and 13 in 60; a 1,244 square foot owner has 7 and 9. The 1990 building at 4371 has a single MLS closing in 60 months, $466,000 in March 2023, and one county sale at $250,000 in July 2025, so it is priced from the neighbors with extra care.
The $480,000 median blends two plans whose ranges barely touch. A 1,164 square foot condo priced at the median sits at the very top of its 36-month range, and a 1,244 square foot condo priced at the median sits $5,000 above the bottom of its range. The median is right for neither.
The MLS fields we pulled carry the street number, the living area and the bedroom count. They do not carry the floor, the exposure, the view down the canal, the age of the kitchen and baths, or the windows and sliders. Seven identical 1,244 square foot plans sold in three years at $382 to $486 per square foot, a 27 percent spread, so we make those adjustments in person.
A buyer here adds the fee and the tax to the mortgage before deciding. At a listing-entered $9,456 a year, the middle of the 14 most recent entries, and the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a $480,000 condo carries about $788 a month in association fee and about $532 a month in property tax ($480,000 divided by 1,000, times 13.3108, is $6,389.18 a year, before exemptions and non-ad valorem charges). That is about $1,325 a month before insurance or a loan payment.
Five things move a Casa Marina condo’s value: the floor plan, which splits the price ranges almost cleanly; the building’s age, from 1990 to 2001; the floor and the view over the canal; the interior; and a documented boat slip. The record measures only the first two directly, and the rest are settled in person.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
More than its 80 extra square feet. In the last 36 months the two plans overlapped by only $5,000, and over 60 months the 13 closings of the 1,164 square foot plan have a median of $475,000 while the median of the 9 closings of the 1,244 square foot plan is $542,000. We add no fixed sum for the larger plan, because seven and nine closings are under our floor of 10 and the three best 1,164 square foot prices of the 60 months, $500,000, $530,000 and $560,000, were all paid in 2022 and 2023.
It matters through age and paper more than through price. The roll gives one year built per street number: 4371 is 1990, 4361 and 4351 are 1996, 4341 is 1998, 4331 is 1999, and 4321 and 4311 are 2001. That order matters to a buyer’s lender because Florida’s milestone inspection is triggered at 30 years, so the 1990 building is past its first deadline, the 1996 buildings reach theirs in 2026 and the 2001 buildings not until 2031.
We cannot say from the record, and we will not guess a dollar figure. The closings carry no floor and no exposure, and the county’s land field reads canal on all 146 parcels, which describes the community and not the view from a given living room. The hint is the spread: identical 1,244 square foot plans closed $130,000 apart on the MLS figures within the same three years.
The record cannot price it. The county roll flags a boat dock on 144 of the 146 parcels, which is close to every condo, so a slip is expected here more than it is a premium. What changes value is proof of how your slip is held and what it costs each year. The MLS closings do not say which of the 23 sales conveyed a slip.
Casa Marina is three condominiums, not one: the state’s file lists a 16-unit condominium recorded in 1990, a 92-unit second condominium recorded in 1996 and a 36-unit third recorded in 2001. Each has its own association, declaration, budget and manager, so a seller must hand a buyer the right set, and two boating associations sit alongside.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table gives the legal names and document numbers as the Florida Division of Corporations and the Department of Business and Professional Regulation show them. We print no officer or owner names.
| Condominium | Units (state file) | Recorded (state file) | Association and state document number | Declaration, Lee County Official Records |
|---|---|---|---|---|
| Casa Marina (the first condominium) | 16 | November 27, 1990 | Casa Marina Association, Inc., N40994 | Book 2188, Page 2851 |
| Casa Marina II | 92 | January 30, 1996 | Casa Marina II Condominium Association, Inc., N96000000475 | Book 2671, Page 3768 and Page 3793 |
| Casa Marina III | 36 | August 6, 2001 | Casa Marina III Condominium Association, Inc., N01000003566 | Book 3462, Page 4450 |
The three counts total 144 units, while the county roll counts 145 improved parcels plus a common-element parcel. We do not decide which is right; the declarations do. The roll’s years built line up with the three recordings, but we have not matched any building to a declaration, so confirm yours from your deed.
Casa Marina Boating Association, Inc. (N96000005326, filed October 15, 1996) and Casa Marina II Boating Association, Inc. (N97000000300, filed January 21, 1997) are both active on the state’s records, and a boating cooperative instrument is recorded at Lee County Official Records Book 2756, Page 161. A cooperative is governed by chapter 719 of the Florida Statutes, not the condominium law, and its owner typically holds a share and a right of use, not a deed. Whether your slip is a share, an assignment or a lease is in those documents.
A buyer’s cancellation clock under section 718.503 starts when the buyer receives the documents of the condominium being sold. Hand over the declaration of the condominium next door and a buyer can argue the clock never started, which is a risk no seller needs in the last week before closing. The fee, reserves, insurance and inspection record a lender reads are also specific to your association, so we confirm the condominium from your deed before we order a document.
No association budget or assessment schedule for any of the three Casa Marina condominiums was found in a primary document. Listing-entered annual recurring fees on 23 Southwest Florida MLS closings ranged from $5,240 to $11,000, a median of $9,452 (not verified; the association’s current budget and an estoppel certificate govern what a buyer pays).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are fees as typed into listings in different years and under three different associations, not any association’s schedule. No year reaches 10 entries.
| Year of closing | Entries | Listing-entered annual recurring total |
|---|---|---|
| 2022 | 4 | $5,240 to $7,140 |
| 2023 | 6 | $5,960 to $9,788 |
| 2024 | 7 | $9,216 to $9,788 |
| 2025 | 4 | $9,216 to $11,000 |
| 2026 (through October 7) | 2 | $9,200 and $11,000 |
On 21 of the 23 entries the amount is a quarterly condominium fee, from $1,310 to $2,447 a quarter. On the 14 closings of the last 36 months the totals ran from $9,200 to $11,000, and an entry of $9,456 a year is about $788 a month and about 2.0 percent of the $480,000 median sold price.
Two closings, May 29, 2025 at 4341 Bay Beach Lane and January 16, 2026 at 4331, carry $2,750 a quarter in the master association field and no condominium fee. We found no master association above the three condominiums and make no claim that a second layer exists. Your estoppel certificate settles it.
Eighteen of the 23 entries list an application fee of $100 or $125, and 2 list a transfer fee, of $100 and $200 (listing-entered, not verified). Boating association charges are separate and none of the 23 entries shows one.
A Casa Marina condo owner faces four insurance questions, and a buyer asks all four before closing: the association’s master policy, the unit owner’s own policy, flood coverage in a coastal high hazard zone, and wind mitigation credits on Florida’s form OIR-B1-1802. We quote no premiums. We help you gather the documents that let a buyer’s insurance agent quote quickly.
Expect a condominium questionnaire sent to your association. Lenders read the budget, the reserves, any special assessment, the master insurance summary and any litigation, and for buildings of three or more habitable stories they ask for the milestone inspection summary and the structural integrity reserve study. We name no lender and predict no approval. Ask for these papers the week you list.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at the four Casa Marina address points we tested, which is a Special Flood Hazard Area, so a lender will require flood coverage on a financed purchase. FEMA’s Risk Rating 2.0 prices National Flood Insurance Program policies by the property’s own characteristics, and the Town of Fort Myers Beach holds a Community Rating System Class 5, a 25 percent discount effective April 1, 2026.
A Casa Marina condo seller must give the buyer the association documents that section 718.503 of the Florida Statutes lists, for the right one of the three condominiums, complete the flood disclosure under section 689.302, and disclose known facts that materially affect value. The buyer’s cancellation window is 7 days, or 15 days where a milestone or reserve-study document applies.
This is general information and not legal advice. Your closing agent or attorney confirms how it applies to your contract.
Under section 718.503, a unit owner who is not a developer gives the buyer the declaration of condominium, the articles of incorporation, the bylaws and the rules, the most recent annual financial statement and annual budget, the frequently asked questions document and a condominium governance form. Where they apply, the package also includes the milestone inspection summary, the association’s most recent structural integrity reserve study or a statement that none has been done, and the turnover inspection report. The delivery duty is the seller’s.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where the milestone inspection summary, turnover inspection report or structural integrity reserve study applies, a separate clause gives the buyer 15 days, counted the same way, after signing and receiving those items. The statute says a waiver of these rights has no effect. The roll’s tallest Casa Marina building is six stories and listing agents entered every one of the 23 closings as a mid-rise of four to seven stories, so plan on the 15-day clause, and remember that a late package starts the clock late.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, counted from the certificate of occupancy, and every 10 years after. A building that reached 30 before July 1, 2022 had until December 31, 2024. We did not retrieve certificates of occupancy or a story count for each building, so we computed from the county’s year built and assumed three or more stories.
| Building street number on Bay Beach Lane | County year built | Reaches 30 years | First milestone inspection due, by statute | Structural integrity reserve study |
|---|---|---|---|---|
| 4371 | 1990 | 2020 | December 31, 2024 | Applies if 3 or more stories |
| 4361 and 4351 | 1996 | 2026 | December 31, 2026 | Applies if 3 or more stories |
| 4341 | 1998 | 2028 | December 31, 2028 | Applies if 3 or more stories |
| 4331 | 1999 | 2029 | December 31, 2029 | Applies if 3 or more stories |
| 4321 and 4311 | 2001 | 2031 | December 31, 2031 | Applies if 3 or more stories |
These are statutory deadlines we computed, not a status. Section 718.112 required associations existing on or before July 1, 2022 to complete the reserve study by December 31, 2025, and the state’s Division of Condominiums runs a public reporting database. We did not query it and claim no status for any Casa Marina building. A seller at 4361 or 4351 is listing in the year the first inspection falls due, so ask the association where it stands.
Since October 1, 2024, section 689.302 requires a Florida seller of residential property to give the buyer a flood disclosure at or before the contract. It asks what you know about flood damage, flood insurance claims and flood assistance.
Section 689.261 requires a property tax disclosure summary. Johnson v. Davis, 480 So. 2d 625, a Florida Supreme Court decision, requires a seller to disclose known facts that materially affect value and are not readily observable, which in a condominium includes known leaks and repairs inside the unit.
An estoppel certificate is the association’s statement of what is owed on your unit. Under section 718.116 the association must issue it within 10 business days of a request, and it is valid for 30 days, or 35 if sent electronically. Florida law caps the fee; we print no dollar amount. In Lee County the seller customarily pays, though the contract controls.
No homeowners association layer was found above the three condominium associations, and section 720.401 does not apply to associations governed by chapter 718, so the condominium package above is the regime for your unit. A slip held through the boating cooperative is a chapter 719 matter with its own documents. Your closing agent or attorney confirms both.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at the four Casa Marina address points we tested, on Lee County panel 12071C0567G effective November 17, 2022. Buyers also ask what Hurricane Ian did to the buildings, what was repaired, how it was paid for and what the Town would allow to be rebuilt.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried FEMA’s National Flood Hazard Layer at geocoded Casa Marina addresses and at the center point of the community. Treat the table as what the FEMA flood map indicates at these addresses, not as a flood determination for a structure.
| Location tested | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 4361 Bay Beach Ln (one address point) | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4371 Bay Beach Ln (three addresses, one geocoded point) | VE | 12 ft | 12071C0567G | November 17, 2022 |
| Casa Marina center point | AE | 11 ft | 12071C0567G | November 17, 2022 |
We tested addresses in two of the seven buildings and do not state the zone at 4311, 4321, 4331, 4341 or 4351. The tested points are in evacuation zone A. 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. We have not confirmed whether any Casa Marina building sits seaward of the coastal construction control line. Send a buyer to the FIRM panel and an elevation certificate.
The National Hurricane Center’s report on Hurricane Ian (September 28, 2022) gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, and U.S. Geological Survey high-water marks on the island read 10.5 to 13.8 feet NAVD88. Two marks within about 0.3 miles of the Casa Marina center point read about 11.9 and 11.6 feet. Helene and Milton in 2024 put coastal Lee County water at 2 to 5 and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no association-published damage account for any Casa Marina building, so your own unit’s history, with receipts, is the best answer a seller can give.
The Town of Fort Myers Beach, not Lee County, issues permits here. The Town’s flood rules require the lowest floor of a new, substantially damaged or substantially improved building to be at least one foot above the base flood elevation, and the Town applies a 50 percent test per building. The Town’s page states a five-year look-back for improvements; the code text we read is silent on it.
Three sets of rules affect a Casa Marina condo sale: the recorded declaration of your own condominium with its association’s current rules, the Town of Fort Myers Beach’s short-term rental registration, and the state statutes above. None of the three associations publishes leasing, pet or approval rules online, so request them before listing and hand them to every buyer.
Possibly. We do not know the approval procedure of any of the three associations. Listing agents entered application fees of $100 or $125 on 18 of the 23 closings, which suggests an application step, and whether an association holds an approval or first-refusal power is in its declaration.
That depends first on the declaration and rules, which are not published; the recorded declaration of your condominium (Lee County Official Records Book 2188, Page 2851 for the first, Book 2671, Page 3768 for the second and Book 3462, Page 4450 for the third) and the current rules govern. Pet rules sit in the same unpublished documents.
Because every Casa Marina parcel is in the Town, the Town’s registration rules sit on top of the declaration. A dwelling licensed under chapter 509 and used as a vacation rental must register with the Town within 90 days of starting, show its registration number in all advertising, renew annually and name a responsible party who can act within one hour. The Town’s page states that registration numbers are not transferable, so a buyer registers in their own name. We did not find Casa Marina among the names we read on the Town’s 2026 list of condominium buildings that opted out of Town enforcement, which is a status on one list and not a statement of what any declaration allows.
The Casa Marina record leans toward winter closings: of 23 Southwest Florida MLS closings in 60 months, 13 closed from December through May and 10 from June through November, with January, March and August tied at 4 each and no October closing. One community’s record is thin, so this describes when sales closed, not what a listing month earns.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 4 | July | 1 |
| February | 1 | August | 4 |
| March | 4 | September | 2 |
| April | 2 | October | 0 |
| May | 1 | November | 2 |
| June | 1 | December | 1 |
No month holds more than 4, so we publish counts and no monthly medians. January through March together hold 9 of the 23. Across the 60 months, the 13 December to May closings had a median sold price of $500,000, 16 days on market and 96.8 percent of final list price, and the 10 June to November closings had $480,000, 82.5 days and 95.6 percent.
A closing follows a contract by weeks, so the condo that closes in January or March was usually on the market in late fall or early winter, when seasonal owners and their guests are back on the island. Have photographs, documents and a price ready before the holidays if you want a first-quarter closing.
We market a Casa Marina condo by naming the exact building, plan and floor in every listing field, photographing the unit and its canal view, stating the slip position in writing, attaching the document package of the right association, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography, a floor plan with a living area checked against the county roll, and the papers a buyer’s lender will want: your condominium’s declaration, the rules, the budget, the milestone inspection summary and reserve study or the association’s letter on their status, the master insurance summary, the leasing and pet pages and the boating documents.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer needs a written agreement with their agent before touring a home. A seller may still offer to pay or contribute toward the buyer’s agent compensation, off the MLS, and may offer closing-cost concessions on the MLS. We show your net both ways.
We negotiate every Casa Marina offer ourselves, starting from the closings that support your price: the median sale was 95.6 percent of final list over 36 months and none of the 14 closed above list, so an offer at 95 percent of a well-priced listing is the market and an offer at 85 percent is not.
Price, the 15-day document clause, inspection, buyer approval, the slip and the appraisal are negotiated together. A financed buyer’s appraiser has only 2 closings in the last 12 months to work from, so we hand over the closings of your own plan across 36 months, the county sales the MLS does not carry and the adjustments explained. Partner-level negotiation is part of what the Top 1% Real Estate Agents Nationally Since 2008 ranking stands for.
If your condo is a 1,244 square foot plan, the January 2025 sale at 4321 Bay Beach Lane is one of your best comparables, and it is $605,000 in one record and $560,000 in the other. We give the appraiser both figures with their sources before the appraisal, so the lower one does not arrive as a surprise after it.
A buyer comparing Casa Marina with Harbour Pointe is choosing between two bay-side condominium communities on Bay Beach Lane in Fort Myers Beach: Casa Marina with newer mid-rise buildings, two repeating plans and a $480,000 median over 60 months, and Harbour Pointe with one older, taller condominium, more plans and a $470,000 median.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Harbour Pointe sits at 4263 and 4265 Bay Beach Lane, just up the lane from Casa Marina’s 4311 to 4371. Market rows use the 60-month window, because Harbour Pointe closed only 5 sales in the last 36 months. Each row comes from one series.
| Question a buyer asks | Casa Marina | Harbour Pointe |
|---|---|---|
| Year built (county) | 1990 to 2001 | 1982 to 1995 |
| Structure | Three condominium associations, two boating associations | One condominium association, recorded in 1982 |
| Units | 146 parcels; the state counts 144 units | 141 parcels; the state counts 140 units |
| Water (county land code) | Canal | Bay |
| Plans (county heated area) | 1,164 and 1,244 sq ft in most buildings | 1,055 to 1,840 sq ft |
| MLS closings, 60 months | 23, median $480,000 | 15, median $470,000 |
| Range, 60 months | $399,999 to $605,000 | $270,000 to $850,000 |
| Median price per sq ft, 60 months | $412 | $400 |
| Median sale-to-final-list, 60 months | 96.7% | 97.0% |
| MLS closings, last 36 months | 14, from $399,999 to $605,000 | 5, from $270,000 to $410,000 |
| MLS closings, last 12 months | 2, at $399,999 and $542,000 | 2, at $270,000 and $312,500 |
| Active and pending, October 7, 2026 | 1 active at $399,000 and 1 pending at $475,000 | 3 active at $299,000 to $425,000 and 2 pending |
| Listing-entered annual recurring fees (not verified) | $5,240 to $11,000 on 23 closings | $7,856 to $18,120 on 15 closings |
| First milestone inspection years, computed from year built | 2020 to 2031 by building | 2012 to 2025 |
A buyer who wants a newer building, a later inspection calendar, a repeating plan with a deep stack of like-for-like sales and a price range that has held is a Casa Marina buyer. A buyer who wants a lower entry price or a single set of documents, and accepts an older building whose last five sales ran from $270,000 to $410,000, is a Harbour Pointe buyer. Your listing wins the first buyer by showing the 14 closings, the two plans and the right association’s papers on day one.
Selling a Casa Marina condo costs roughly 4.2 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $399,999 sale that is about $17,250 to $27,250, and on a $542,000 sale about $22,859 to $36,409, before prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate rule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates at a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation; commission is negotiable. Both prices are real Casa Marina closings, the only two of the last 12 months: $399,999 is the January 16, 2026 sale of a 1,164 square foot condo at 4331 Bay Beach Lane, and $542,000 is the March 12, 2026 sale of a 1,244 square foot condo at 4341. Florida charges documentary stamp tax of $0.70 per $100 of price or part of it, the promulgated 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.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $399,999 | Southwest Florida MLS closing, January 16, 2026 |
| Listing commission, 2.75% | -$11,000 | 2.75% of $399,999 |
| Buyer-agent compensation, 2.5%, if offered | -$10,000 | 2.5% of $399,999 |
| Deed documentary stamp tax | -$2,800 | 4,000 units of $100 at $0.70 |
| Owner’s title policy | -$2,075 | $575 plus ($399,999 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 | -$27,250 | 6.81% of price |
| Estimated net before payoff, with buyer-agent compensation | $372,749 | $399,999 minus $27,250 |
| Estimated total costs, without buyer-agent compensation | -$17,250 | 4.31% of price |
| Estimated net before payoff, without buyer-agent compensation | $382,749 | $399,999 minus $17,250 |
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $542,000 | Southwest Florida MLS closing, March 12, 2026 |
| Listing commission, 2.75% | -$14,905 | 2.75% of $542,000 |
| Buyer-agent compensation, 2.5%, if offered | -$13,550 | 2.5% of $542,000 |
| Deed documentary stamp tax | -$3,794 | 5,420 units of $100 at $0.70 |
| Owner’s title policy | -$2,785 | $575 plus ($542,000 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 | -$36,409 | 6.72% of price |
| Estimated net before payoff, with buyer-agent compensation | $505,591 | $542,000 minus $36,409 |
| Estimated total costs, without buyer-agent compensation | -$22,859 | 4.22% of price |
| Estimated net before payoff, without buyer-agent compensation | $519,141 | $542,000 minus $22,859 |
The county file shows the seller of the $399,999 condo paid $337,000 in October 2019. On these assumptions the net before payoff is $35,749 to $45,749 above that purchase price, against a $62,999 difference between the two recorded prices, which is why we print a net sheet before a list price.
Your mortgage payoff, the property tax and assessment prorations, the association’s estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance the estoppel shows, repairs or concessions, any transfer fee your association charges and any cost of transferring a slip through a boating association.
Possibly not. As the Internal Revenue Service explains in Topic 701, a seller of a Casa Marina condo 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.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
Of the 11 recent resales in the county file, 10 showed a gain, the median change was $172,000 and none exceeded $250,000. The exclusion covers a main home, and many Fort Myers Beach condos are second homes or rentals, which do not qualify the same way. A seller who is not a United States person should read the IRS page on FIRPTA withholding. Ask a tax adviser.
List a Casa Marina condo if it is in marketable condition and you can wait a season; take an investor cash offer only when the unit needs work a lender or insurer would not accept or you must close in days; sell by owner only if you already have a buyer and know the disclosure 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)
A 15-day document clause, three possible sets of association papers, a VE flood zone at the tested addresses and a slip held through a boating association all change the comparison here. The county file’s two sales that never reached the MLS, at $250,000 and $410,000, show that private sales happen here, and the lower one is $149,999 under the lowest MLS closing of the 36 months. 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 first price above your plan’s range can mean 100 days or more | A condo in marketable condition, with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | A missed section 718.503 or 689.302 duty, or the wrong association’s documents | A known buyer, often a neighbor, and a legal review |
You get a free Casa Marina condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from closings of your own floor plan, adjusted for building, floor, view, condition, documents and the slip, with a net sheet at that price, and there is no obligation to list.
Get your free Casa Marina condo valuation and we will send a value built from Casa Marina closings of your plan, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying in Fort Myers Beach.
This list gathers every place where this page says a fact about selling a condo at Casa Marina in Fort Myers Beach is not available. Each item names the document or route that would settle it before a contract depends on it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own, about selling and buying 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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions owners at Casa Marina in Fort Myers Beach 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 closings of your own floor plan, confirm which of the three condominiums holds your unit, settle how your slip is held, and request the association papers the week you list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked all 23 Casa Marina closings of the last 60 months before pricing a listing. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 14 closings in the 36 months to October 7, 2026, with a median of $480,000 and a range from $399,999 to $605,000. The county’s separate record shows 16 qualified sales at a $477,500 median.
The seven closings of that plan in the last 36 months ran from $399,999 to $480,000, and the median of these 7 closings is $453,720.
The seven closings of that plan in the last 36 months ran from $475,000 to $605,000 on the MLS figures, and the median of these 7 closings is $530,000.
Two, at $542,000 on March 12, 2026 and $399,999 on January 16, 2026.
The median was 38.5 days on market over the last 36 months, from 0 to 214 days. Seven of the 14 sold within 30 days.
The median was 95.6 percent of final list price over 36 months and 96.7 percent over 60. None of the 14 recent closings sold above it.
On October 7, 2026 the MLS showed one active listing, a 1,164 square foot condo at $399,000, and one pending sale, a 1,244 square foot condo at $475,000.
No. The median blends two plans whose ranges overlap by only $5,000. We price from your own plan.
At Casa Marina, 13 of 23 closings in 60 months fell from December through May, and that group had a median of 16 days on market against 82.5 for June through November.
On a $399,999 sale the estimated costs were $27,250, or 6.81 percent, with 2.5 percent buyer-agent compensation and $17,250, or 4.31 percent, without it. Commission is negotiable.
A $399,999 sale nets about $372,749 with buyer-agent compensation and $382,749 without, before any payoff and prorations. A $542,000 sale nets about $505,591 and $519,141.
Florida’s rate is $0.70 per $100 of the price under section 201.02, which is $2,800 on a $399,999 sale and $3,794 on $542,000. In Lee County the seller customarily pays it, though the contract controls.
By custom the seller does; it is custom and not law, so the contract controls. On a $399,999 sale the promulgated premium is about $2,075, and on $542,000 about $2,785.
The state lists three: Casa Marina Association, Inc. (16 units, 1990), Casa Marina II Condominium Association, Inc. (92 units, 1996) and Casa Marina III Condominium Association, Inc. (36 units, 2001). Your deed names yours.
It depends on how it is held. Two boating associations and a recorded cooperative instrument at Book 2756, Page 161 sit beside the condominiums. We read those documents first.
Section 718.503 lists the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document and a governance form, plus the milestone inspection summary and reserve study where they apply.
Seven days after signing and receiving the documents, excluding Saturdays, Sundays and legal holidays, or 15 days where a milestone inspection summary, turnover report or structural integrity reserve study applies. A late package starts the clock late.
Whether it was done and what it found. By the county’s year built, the 1990 building reached 30 years in 2020 and the 1996 buildings reach it in 2026. We state no status.
Yes. It states what is owed on your unit, and the association must issue it within 10 business days of a request. We print no fee amount.
Listing agents entered annual recurring fees from $5,240 to $11,000 on 23 closings (not verified). On the 14 most recent closings the entries ran from $9,200 to $11,000. The budget and estoppel govern.
We found none published and do not know whether one is levied or proposed in any of the three associations. The estoppel certificate lists any that is levied and unpaid.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form about known flood damage, flood claims and flood assistance. The tested Casa Marina addresses are in Zone VE, so answer from your records.
By the FEMA map, yes. The four address points we tested at 4361 and 4371 Bay Beach Lane read Zone VE with a base flood elevation of 12 feet, and the center point reads AE at 11 feet.
That is the lender’s decision, and we predict none. Lenders read the budget, reserves, insurance and inspection record of your association.
Only as your condominium’s declaration and rules allow, and those are not published. The Town of Fort Myers Beach also requires vacation rentals to register.
The pet rules are in each association’s declaration and rules, which are not published, so request them with the package.
Mostly. Of 11 repeat sales the county file dates in the last 60 months, 10 sold for more and 1 for less, with a median change of $172,000.
The county records the deed consideration and the MLS records the reported closing price. For the January 14, 2025 sale the MLS shows $605,000 and the deed $560,000, and we cite both.
Possibly not. IRS Topic 701 lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years.
Over 60 months Casa Marina had 23 closings at a $480,000 median and Harbour Pointe 15 at $470,000. In the last 36 months Casa Marina had 14 closings and Harbour Pointe 5.
The closings of your plan, the county sales the MLS does not carry and a net sheet, with no obligation. Request it online or call Jesse.
Call Marc at (239) 287-5873, or read our guide to buying in Fort Myers Beach.
Call Jesse at (239) 898-6072 and tell us the building, the plan, the floor and how you hold your slip.
A Fort Myers Beach condo specialist knows that a Casa Marina sale turns on the plan, the papers, the slip and the flood map: which closings are true comparables, which of three associations supplies the documents, how a cooperative slip transfers, and how to answer a VE-zone question before it becomes a price cut.
Small facts cost sellers contracts at Casa Marina: a 1,164 square foot condo priced from the community median, a package ordered from the wrong one of the three associations, a slip described as included before anyone read the boating documents, and a comparable quoted at $605,000 that the appraiser finds recorded at $560,000. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the island, including the new Big Carlos Pass Bridge at the south end. The Southwest Florida MLS recorded 397 closings in ZIP 33931 in the 12 months to October 7, 2026 at a $510,000 median, which is the wider market your buyer is also shopping.
If you are thinking of selling a Casa Marina condo in Fort Myers Beach, call the team that prices from closings of your own plan, confirms your condominium and your slip in writing, asks the association for the inspection, reserve and budget papers the week you list, and answers the buyer’s lender, flood and insurance questions first.
If you are thinking, “I need someone to sell my condo at Casa Marina in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy, whether you own at Casa Marina, Harbour Pointe, Hibiscus Pointe, Captains Bay, The Palms of Bay Beach, Waterside at Bay Beach or Royal Pelican.
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.
Casa Marina sold record, last 36 months: 14 closings in the Southwest Florida MLS at a $480,000 median, from $399,999 to $605,000, with a median of 38.5 days on market and 95.6 percent of the final list price, closings through October 7, 2026. Only two Casa Marina condos closed in the last 12 months, so make us your first call before you list.
Request your free Casa Marina condo valuation and we will send a value built from closings of your own 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 Casa Marina condo? Get a free Casa Marina condo 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.
Our research team checked each link in October 2026; a few publishers block automated checks. Market figures come from our Southwest Florida MLS pull of October 7, 2026 and the Lee County Property Appraiser roll file of October 4, 2026.
These are the public primary documents a Casa Marina condo seller should have in hand before listing a unit in Fort Myers Beach. Each is hosted by the agency that issued it and is free to read in full.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s 7-day and 15-day cancellation rights |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage by district, including the Town of Fort Myers Beach, for comparison with the 2026 rate of 13.3108 |
| 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 Casa Marina. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.