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.
Creciente is a 171-unit condominium in three buildings at 7146, 7148 and 7150 Estero Blvd on Estero Island, in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. The three buildings are 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 word Creciente is Spanish and turns up in searches that have nothing to do with this address, so we pair it with Fort Myers Beach throughout. If you own one of the 67 condos at 7150 (Creciente South, built 1972), the 68 at 7146 (Creciente North, 1975) or the 36 at 7148 (Creciente East, 1977), the figures below are for your three buildings and no others.
The Southwest Florida MLS records 10 Creciente closings in the 12 months to October 7, 2026, at a median of $575,000, from $395,000 to $800,000, with a median of 88 days on the market and a median sale of 94.7 percent of the final list price. On October 7 there were 9 condos active and 1 pending. A re-check of the MLS on October 29, 2026 found the same 9 condos active, one of them, a 999 square foot condo at 7146, now asking $449,900, and the pending condo at 7148 closed on October 19, 2026 at $375,000, after the October 7 figures on this page were set. Twelve months is the shortest window with ten or more closings, so it leads this page, and the Lee County series follows separately.
To sell a Creciente condo in Fort Myers Beach in 2026, price it from the nearest sale of the same floor plan in your building, order the documents and estoppel before the first showing, and expect to negotiate: 9 of the 10 condos that closed in the last 12 months sold under final list price, at a median 94.7 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Creciente is three buildings under one association, with six main floor plans and a price spread of more than two to one inside a single year, so an average does little for an owner here. The next sections give the record, the method and the costs in the order a seller meets them.
These are the nine facts about selling a Creciente condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County records, the association’s state filing and Florida law, with the window beside each figure.
This seller’s guide runs from the market record to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers Creciente owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Creciente Condo in Fort Myers Beach in 2026? · Why List Your Creciente Condo in Fort Myers Beach With McGreevy and Comisar? · What Is the Creciente Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Creciente Condos in Fort Myers Beach Sell For in the Last 12 Months? · How Long Do Creciente Condo Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Creciente Owners in Fort Myers Beach Sold for More Than They Paid? · A Creciente Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Creciente Condo in Fort Myers Beach? · What Moves the Price of a Creciente Condo: Building, Floor Plan, Floor and View? · What Fees Will Your Creciente Condo Buyer Pay Each Year? · Who Insures a Creciente Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Creciente Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Creciente in Fort Myers Beach? · Which Rules Affect a Creciente Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Creciente Condo in Fort Myers Beach? · How Do We Negotiate a Creciente Condo Contract? · Creciente vs Sandarac: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Creciente Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Creciente Condo in Fort Myers Beach? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Creciente Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Creciente in Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Creciente Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Creciente Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Creciente owners hire us because we price from the nearest like condo in the record, 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 Creciente condo, 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 35 Creciente closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 10 in the last 12 months, and we read all 174 parcels on the county roll, the 120 qualified deeds the county holds for the three buildings since 2009, the state corporation record for the association and the federal flood layer at four addresses in the buildings. As Top 1% Real Estate Agents Nationally Since 2008, our first question to an owner is which building, which floor plan, which floor and what condition.
If you are weighing a sale, request a free valuation for your Creciente condo 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 Creciente condo market gives buyers room to negotiate right now: 9 condos were active and 1 pending on October 7, 2026, against 10 closings in the last 12 months, about 10.8 months of supply. The median closing was $575,000 at 94.7 percent of the final list price, after a median 88 days on the market.
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 10 Creciente closings from October 7, 2025 to October 7, 2026, for $5,736,740 in dollar volume. The median sale was $575,000 and the mean $573,674. The highest was $800,000, on February 18, 2026, and the lowest $395,000, on June 11, 2026. The median price per square foot was $406, from $308.60 to $517.80. We tracked every one of the 10 closings, and the MLS shows no Sold Data Entry records in the window.
Twelve months leads because it is the shortest window with ten or more closings. The longer windows show where that year sits in the five-year record.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 10 | $575,000 | $395,000 to $800,000 | $406 | 88 | 94.7% |
| Last 24 months | 14 | $517,500 | $395,000 to $885,000 | $391 | 98 | 95.3% |
| Last 36 months | 22 | $485,000 | $395,000 to $885,000 | $371 | 123 | 94.5% |
| Last 60 months | 35 | $550,000 | $395,000 to $899,900 | $395 | 60 | 95.8% |
Hurricane Ian made landfall on September 28, 2022, and the Creciente record divides at that date, which is why the 60-month median of 60 days on the market sits far below the 36-month figure of 123. The 8 closings before it ran from $460,000 to $899,900, took 1 to 31 days, and closed at or above the final list price every time, 5 above and 3 at list. The 27 closings since then have a median of $490,000, a median of 99 days on the market and a median sale of 94.6 percent of the final list price; 24 of the 27 closed below list, 2 at list and 1 above. We report the two groups as counts and project neither forward.
The MLS showed 9 Creciente condos active and 1 pending. Active asking prices ran from $475,000 to $819,000 with a median of $499,900, and the median active listing had been on the market 84 days. Four of the 9 had been listed 100 days or longer, the longest for 406 days. By building, 4 actives were at 7146, 3 at 7148 and 2 at 7150, and the pending condo was at 7148, listed at $395,000 after 115 days.
| Building | Status | List price | Living area (sq ft) | Asking price per sq ft | Days on market |
|---|---|---|---|---|---|
| 7146 Estero Blvd | Active | $819,000 | 1,545 | $530.10 | 41 |
| 7146 Estero Blvd | Active | $699,900 | 999 | $700.60 | 36 |
| 7150 Estero Blvd | Active | $680,000 | 1,545 | $440.10 | 41 |
| 7146 Estero Blvd | Active | $550,000 | 999 | $550.60 | 197 |
| 7150 Estero Blvd | Active | $499,900 | 1,252 | $399.30 | 101 |
| 7148 Estero Blvd | Active | $485,000 | 1,318 | $368.00 | 0 |
| 7146 Estero Blvd | Active | $479,000 | 1,252 | $382.60 | 84 |
| 7148 Estero Blvd | Active | $479,000 | 1,318 | $363.40 | 406 |
| 7148 Estero Blvd | Active | $475,000 | 1,318 | $360.40 | 172 |
| 7148 Estero Blvd | Pending | $395,000 | 1,318 | $299.70 | 115 |
Three things stand out. First, 7148 has three 1,318-square-foot condos asking $475,000 to $485,000 and a fourth pending at $395,000, so a seller of that plan is priced against the same plan next door. Second, the two 999-square-foot condos at 7146 ask $550,000 and $699,900, a $149,900 gap on one plan, and the lower one has been listed 197 days. Third, nine active listings against 10 closings in a year is about 10.8 months of supply (9 divided by 10 twelfths).
The Lee County Property Appraiser’s qualified-sale file, read from the roll file of October 4, 2026, records 11 Creciente deeds in the 24 months to that date, with a median of $600,000, from $406,740 to $885,000. Twenty-four months is the shortest county window that holds ten or more deeds. Over 36 and 60 months the county shows 12 deeds at a median of $575,000 and 19 deeds at a median of $550,000. We never mix the county series with the MLS series.
A county deed of $450,000 dated November 12, 2025 at 7148 Estero Blvd has no MLS closing, and two MLS closings of 2026, at $470,000 and $395,000, have no qualified county deed in the extract.
The county extract we hold shows no qualified Creciente deed dated in 2022 or 2024, while the MLS records 7 closings in calendar 2022 and 9 in calendar 2024. We do not know why those years are absent from the extract, and we do not fill the gap from the other series. It is the reason the county’s 60-month count is 19 against the MLS count of 35, and the reason we lead with the MLS.
Ten Creciente condos closed between December 16, 2025 and August 3, 2026, at prices from $395,000 to $800,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the building by street number, the living area, the price per square foot and the days on market. We print no unit numbers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closed | Sold price | Last list price | Percent of last list | Building | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Aug 3, 2026 | $485,000 | $485,000 | 100.0% | 7146 Estero Blvd | 1,252 | $387.40 | 99 |
| Jul 10, 2026 | $600,000 | $674,999 | 88.9% | 7148 Estero Blvd | 1,318 | $455.20 | 207 |
| Jul 9, 2026 | $406,740 | $429,000 | 94.8% | 7148 Estero Blvd | 1,318 | $308.60 | 59 |
| Jun 11, 2026 | $395,000 | $399,900 | 98.8% | 7146 Estero Blvd | 1,252 | $315.50 | 41 |
| Jun 1, 2026 | $610,000 | $645,000 | 94.6% | 7146 Estero Blvd | 1,545 | $394.80 | 79 |
| Mar 9, 2026 | $550,000 | $679,000 | 81.0% | 7148 Estero Blvd | 1,318 | $417.30 | 97 |
| Feb 23, 2026 | $655,000 | $679,000 | 96.5% | 7150 Estero Blvd | 1,545 | $423.90 | 4 |
| Feb 18, 2026 | $800,000 | $895,000 | 89.4% | 7150 Estero Blvd | 1,545 | $517.80 | 60 |
| Jan 30, 2026 | $470,000 | $489,900 | 95.9% | 7148 Estero Blvd | 1,318 | $356.60 | 164 |
| Dec 16, 2025 | $765,000 | $895,000 | 85.5% | 7150 Estero Blvd | 1,545 | $495.10 | 124 |
All 10 are two-bedroom, two-bath condos in the MLS.
Five of the 10 closed at $600,000 or more, four closed under $500,000 and one closed at $550,000. The four closings of the 1,545-square-foot plan ran from $610,000 to $800,000, the four of the 1,318-square-foot plan from $406,740 to $600,000 and the two of the 1,252-square-foot plan were $395,000 and $485,000. The two closings near $400,000 were also the two lowest per square foot, $308.60 and $315.50, which points to condition or position rather than size: the 1,252-square-foot plan closed at $395,000 and at $485,000 within eight weeks, and the 1,318-square-foot plan at $406,740 and at $600,000 on consecutive days.
Building samples are small, so we describe them as the median of these closings and list them above. The median of these 3 closings at 7146 Estero Blvd was $485,000, the median of these 4 at 7148 was $510,000 and the median of these 3 at 7150 was $765,000. Over 60 months the samples reach ten or more: 15 closings at 7146 with a median of $500,000, 10 at 7148 at $515,000 and 10 at 7150 at $605,750. A building is not a price; the same plan on the next floor of the same building is.
Creciente condos that closed in the last 12 months took a median 88 days on the market and sold at a median 94.7 percent of the final list price, a median $29,500 below it. Nine of the 10 sold under the final list price, one sold at list, and half of the 10 took 90 days or longer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 10 closings ran from 4 to 207 days on the market, with a median of 88 and a mean of 93.4. One sold within 30 days, four within 60 days, and three took 120 days or longer, at 124, 164 and 207 days.
The ratio ran from 81.0 percent to 100.0 percent with a median of 94.7 and a mean of 92.5. The median gap between last list and sold price was $29,500, and the gaps ran from nothing to $130,000. The three largest, $130,000, $129,000 and $95,000, were all on condos last listed at $679,000 or more, while the four condos last listed under $500,000 closed within $22,260 of their list price. Added together, the 10 condos carried final list prices of $6,271,799 and sold for $5,736,740, which is 91.5 percent.
Most Creciente owners who resold did sell for more than they paid: in the county’s qualified-sale file, 26 of 28 repeat sales since 2009 show a gain, one was flat and one was a loss. Of the 12 resales since 2023, 11 gained, at a median of 34.0 percent after a median hold of 7.8 years.
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 three buildings from July 23, 2009 to August 3, 2026, across 92 different condos. We matched deeds to the same condo by its address in the file and found 28 pairs in which a condo sold twice. Across all 28 the median change was a gain of 29.4 percent, or $102,500, after a median hold of 6.3 years.
| Building | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 7146 Estero Blvd | Feb 24, 2017 | $439,000 | Aug 3, 2026 | $485,000 | +10.5% |
| 7148 Estero Blvd | Dec 13, 2016 | $352,000 | Jul 10, 2026 | $600,000 | +70.5% |
| 7148 Estero Blvd | Feb 4, 2020 | $340,000 | Jul 9, 2026 | $406,740 | +19.6% |
| 7148 Estero Blvd | Sep 17, 2021 | $700,000 | Mar 9, 2026 | $550,000 | -21.4% |
| 7150 Estero Blvd | Sep 25, 2018 | $700,000 | Feb 18, 2026 | $800,000 | +14.3% |
| 7148 Estero Blvd | Nov 30, 2016 | $345,000 | Nov 12, 2025 | $450,000 | +30.4% |
| 7146 Estero Blvd | Feb 24, 2017 | $580,000 | Apr 4, 2025 | $885,000 | +52.6% |
| 7150 Estero Blvd | Feb 10, 2017 | $315,000 | Aug 28, 2023 | $550,000 | +74.6% |
| 7150 Estero Blvd | Jun 2, 2011 | $335,000 | Aug 16, 2023 | $500,000 | +49.3% |
| 7150 Estero Blvd | Mar 5, 2020 | $385,000 | Jun 16, 2023 | $530,000 | +37.7% |
| 7150 Estero Blvd | Jul 20, 2016 | $330,000 | Jun 9, 2023 | $611,500 | +85.3% |
| 7150 Estero Blvd | Apr 13, 2012 | $340,000 | Apr 7, 2023 | $399,000 | +17.4% |
The loss is a 7148 condo that the county records at $700,000 on September 17, 2021 and at $550,000 on March 9, 2026, a decline of $150,000 after four and a half years. A second caution sits in the eighth row. The MLS shows that same 7150 condo also closed on April 8, 2022 for $705,000, a sale the county extract does not hold, so the $550,000 sale in August 2023 followed a $705,000 closing about sixteen months earlier, before Hurricane Ian. Each series reads as printed, and we do not merge them.
Eleven of the 12 first purchases date from 2011 to 2020, when recorded prices here were lower, so the gains are large partly because the holds were long. The pairs do not subtract renovation, assessments, fees, commissions or taxes, and a gain on paper is not what an owner netted. Because the county extract holds no deed dated in 2022 or 2024, pairs bought or resold in those years are missing from the list. We draw no forecast from 12 pairs.
This example is a Creciente condo at 7150 Estero Blvd that closed on February 23, 2026 for $655,000 after 4 days on the market, at 96.5 percent of a $679,000 list price. It is taken from the public Southwest Florida MLS record as an illustration of how a well-priced listing moves here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo is a two-bedroom, two-bath unit of 1,545 square feet in the 1972 South building. It closed $24,000 under its list price, at $423.90 per square foot, 84 days faster than the 88-day median and about 2 percentage points better than the 94.7 percent median. We chose it because it is the fastest sale of the last 12 months, not because it is typical.
The record lets us set this sale beside two others of the identical floor plan in the same building. One closed on December 16, 2025 for $765,000 after 124 days, down from a last list price of $895,000. Another closed on February 18, 2026 for $800,000 after 60 days, also from $895,000. So three 1,545-square-foot condos at 7150 closed inside ten weeks at $655,000, $765,000 and $800,000, a $145,000 spread on one plan.
It shows that a 7150 condo priced near the recent closings can sell in days, and that two condos listed at $895,000 took two to four months and gave up $95,000 and $130,000. It does not show the floor, the view, the renovation or the terms that explain the $145,000 spread, because the public record gives none of them. A listing has to fill that gap with photographs, a floor plan and a permit history.
We price a Creciente condo from the nearest closing of the same floor plan in the same building, adjusted for floor, view, condition, documents and flood status, then test the number against the 9 condos active today. The 12-month median of $575,000 is the starting reference for the three buildings, 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)
The county roll shows 68 condos at 7146 (built 1975), 36 at 7148 (1977) and 67 at 7150 (1972). The 1,545-square-foot plan covers 34 condos at 7146 and 34 at 7150; the 1,252-square-foot plan covers 25 at each of those two buildings; 7148 holds 16 condos of 1,318 square feet and 18 of 1,330. We pull every closing of your plan in your building first, then the same plan in the sister building.
The MLS and the county roll do not give us view, renovation, furnishings or terms, and the county’s stories field is not a floor number. We ask you for the floor and the exposure, walk the condo and photograph it. Where the MLS and the county disagree on living area, as they do for one 7146 condo that reads 1,966 square feet in one and 1,545 in the other, we use neither figure for price per square foot.
A buyer’s lender and insurer will read the budget, the reserve study, the milestone inspection summary 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, which on October 7, 2026 ran from $475,000 to $819,000 with a median ask of $499,900.
The price of a Creciente condo in Fort Myers Beach moves with its building, floor plan, floor, view and condition, with the association’s budget and any assessment, and with what insurance and flood status cost a buyer. Of those, the record shows only the building and the plan, 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 three buildings were built five years apart: South at 7150 in 1972, North at 7146 in 1975 and East at 7148 in 1977. The oldest has sold highest. Over 60 months the medians run $605,750 at 7150 on 10 closings, $515,000 at 7148 on 10 and $500,000 at 7146 on 15, and in the last 12 months all three 7150 closings were above the highest closing at either of the other two buildings.
Size sets the range and little else. The 1,545-square-foot plan has closed from $399,000 to $899,900 over 60 months, a spread of more than $500,000 on one plan, and the 1,252-square-foot plan from $395,000 to $705,000. The county’s just value follows the same order: the median just value is $403,653 at 7146, $391,748 at 7150 and $366,883 at 7148, a county roll figure for tax purposes and not a sale price.
The county’s land-location field reads Gulf for all 174 parcels, which we read as the Gulf side of Estero Blvd. We did not confirm beach frontage, beach access or which condos face the water from a primary source, so this page claims none of them. The county’s stories field reads 9 for 144 of the 171 condos. Floor and exposure are the largest unpublished variables in the price, and they are the first things we document.
The base flood elevation at the tested addresses is 13 feet NAVD88 in Zone VE. A lender and an insurer compare that number with the building’s lowest floor on an elevation certificate, and a higher floor changes what a unit owner’s contents are exposed to. Ask the association and the Town’s floodplain office whether an elevation certificate is on file.
The county roll counts no Creciente parcel built in 2023 or later, so all three buildings date from 1972 to 1977. We found no association or government document describing damage or repairs to these buildings after Hurricane Ian, and we say nothing about it. A condo renovated since 2022 sells on the renovation, the permit record and the association’s approval, and we ask you for all three.
Listing-entered annual recurring fees on 35 Southwest Florida MLS closings at Creciente ranged from $8,940 to $17,040, with a median of $9,960, and 8 of the 10 entries in the last 12 months read $17,040. These are listing-agent entries, not verified. The association’s current budget and an estoppel certificate govern what your buyer actually pays.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 35 closings in five years carry a total annual recurring fee, entered as a monthly condominium fee. Read by sale date the entries step up: $745 a month on the October 2021 sale, $830 on the 2022, 2023 and most 2024 sales, $1,150 on four sales from September 2024 to April 2025 and on one in February 2026, $1,400 on the December 2025 sale and $1,420 on the other eight sales in 2026. A monthly entry of $1,420 is $17,040 a year, against $9,960 at $830. It is a pattern in listing entries only, and we found no budget, no assessment notice and no document that explains it.
Listing entries show an application fee of $100 to $150 on 25 closings and a transfer fee of $100 to $1,000 on 3. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the 12-month median closing price of $575,000 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 $7,653.71 a year ($575,000 divided by 1,000, times 13.3108). With the latest listing entry of $17,040, recurring costs come to about $24,694 a year, or $2,058 a month, before insurance and utilities. That is arithmetic from listing entries and the 2026 rate, not a quote.
A Creciente condo is insured on two layers: the association’s master policy covers the buildings and is paid from the monthly assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about the wind and flood record, and a lender will review the association itself.
The master policy covers the three buildings, and its premium is part of the monthly 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 association 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 Statute 627.351 and Statute 627.715, the rule exempts policies written on a condominium unit owner’s form. A buyer should still price flood cover for the unit.
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, according to WGCU’s report of the FEMA confirmation and the Town’s flood insurance page. FEMA’s Risk Rating 2.0 page says existing statutory limits keep most rates from rising more than 18 percent a year.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and the share of owner-occupied condos before approving a loan, and may ask for the milestone inspection and reserve study on buildings from 1972 to 1977. We hand the buyer’s lender the budget and reserve study the day they ask, which is where a financed sale most often slows.
Under Florida Statute 718.503 a Creciente 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.
Creciente is a condominium under chapter 718 of the Florida Statutes, not a homeowners association under chapter 720, so the chapter 720 disclosure summary does not apply here. Under Section 718.503, a unit owner who is not a developer 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 most recent structural integrity reserve study or a statement that none has been done, and the frequently asked questions document. The buyer may cancel within 7 days, excluding 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, a separate clause gives the buyer 15 days, counted the same way.
Each building has its own recorded declaration, so the package for a 7150 condo is not the package for a 7148 condo. The declaration for South, at 7150 Estero Blvd, is at Lee County Official Records Book 849, page 120; for North, at 7146, at Book 1056, page 832; and for East, at 7148, at Book 1242, page 101. One association, Creciente Condominium Association, Inc., Florida document 722293, serves all three.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure under Florida Statute 689.302, covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract, and 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. Section 718.116 caps the fee, 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.
By the county’s year built and stories, the buildings fall under both rules. Florida Statute 553.899 requires a milestone inspection by December 31 of the year a building of three or more habitable stories reaches 30 years, and a building that reached 30 years before July 1, 2022 had to complete its first inspection before December 31, 2024. South reached 30 years in 2002, North in 2005 and East in 2007, by the county’s year built. 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 roll, not from certificates of occupancy, and we state no status for any building. The Florida DBPR keeps a public reporting database to check.
Buyers will ask about flood zone, elevation, storm history and rebuild rules at Creciente, and the record gives clear answers: the FEMA flood map indicates Zone VE, base flood elevation 13 feet NAVD88, at the four addresses we tested, in evacuation zone A. Hurricane Ian put 10 to 15 feet of surge above ground on Estero Island in 2022.
We queried the federal flood layer at four addresses in the buildings and at the centroid of the three. All returned the same answer on the same map panel. 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. We did not test a 7150 Estero Blvd address separately.
| Address tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 7146 Estero Blvd, first point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7146 Estero Blvd, second point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7146 Estero Blvd, third point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7148 Estero Blvd | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| Centroid of the three buildings | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
The federal layer is FEMA’s National Flood Hazard Layer, and the county mirror is the Lee County Property Appraiser’s hazards service.
Zone VE is a coastal high-hazard area, where FEMA expects wave heights of three feet or more during the base flood. A building’s lowest floor relative to the 13-foot base flood elevation is what drives flood insurance pricing, and an elevation certificate records it; the Town’s elevation certificate page explains how to request one. Lee County places the buildings in evacuation zone A, the first zone ordered to leave.
The National Hurricane Center’s report puts 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’s report 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. We found no document describing damage to these buildings and say nothing about it.
When repairs or improvements reach 50 percent of a building’s value, the Town requires the building to meet current flood rules, and it applies the rule per building. The Town’s substantial improvement page states that the calculation counts permits from the past five years; the code text we read does not itself state it. At a base flood elevation of 13 feet the Town’s one foot of freeboard makes 14 feet for new or substantially improved buildings. For a condo seller this is the association’s question, and the budget and reserve study are what a buyer reads.
The Town of Fort Myers Beach sets zoning and permits here, and the Town’s Build Responsibly guide says permits are 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 Florida coastal construction control line segment lies within 100 meters of the buildings’ centroid, but we found no determination whether any building sits seaward of the line, and we say so rather than guess.
Four layers of rules affect a Creciente condo sale: chapter 718 of the Florida Statutes, the recorded declaration for your building, 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 for the buyer.
The association’s own documents set lease terms, and we found no association website or rule sheet, so we state no minimum rental period and no limit on leases a year. The recorded declarations at Official Records Book 849, page 120, Book 1056, page 832 and Book 1242, page 101 and the current rules govern. The Town of Fort Myers Beach requires registration of short-term rentals under Ordinance 18-01, within 90 days of starting, as its short-term rentals page explains. State law, Statute 509.032, limits how far a local government can regulate vacation rentals.
The Town publishes a 2026 list of condominiums whose associations opted out of Town enforcement of its rental code of conduct. We downloaded the file on October 7, 2026, and neither Creciente nor 7146, 7148 or 7150 Estero Blvd appears on it. That shows only that no opt-out is recorded. 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 land, but we did not resolve whether the exemption applies, so a buyer underwriting rental income should ask the Town’s community development staff.
Pet rules are not published. The declarations and current rules govern, and the resale package should include them. The Town’s code allows dogs on a leash on its beaches but not in the Little Estero Island Critical Wildlife Area.
The MLS entries show an application fee of $100 to $150 on 25 closings and a transfer fee of $100 to $1,000 on 3, which suggests that the association screens buyers or collects a fee on transfer. The declaration and bylaws say what is required, so ask the association how long approval takes before you set a closing date.
The Southwest Florida MLS record shows Creciente condos closing in every calendar month over five years, with July and February the busiest: 25 of the 35 closings fell from February through July. The record cannot say that a month brings a higher price, so list when your documents and the condo 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 | 1 |
| February | 5 |
| March | 3 |
| April | 4 |
| May | 3 |
| June | 4 |
| July | 6 |
| August | 2 |
| September | 2 |
| October | 2 |
| November | 1 |
| December | 2 |
| All months | 35 |
July holds 6 of the 35 closings and February 5, while January and November hold 1 each. A closing follows its contract by several weeks. With 35 closings spread over 60 months, no month holds enough sales to price it, and in the last 12 months the 10 closings fell in seven different months.
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. A listing that goes live in the fall is in front of seasonal buyers when they arrive, and we draw no price claim from that.
We market a Creciente condo by putting it in the Southwest Florida MLS with the correct building, plan and documents, photographing the floor and view that the public record cannot show, and answering a buyer’s fee, flood and insurance questions in the listing package. Presentation matters because nine other condos compete for the same buyers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer comparing two condos at the same price picks the one with the budget, reserve study, milestone summary and estoppel in the package. We assemble them so the 7-day and 15-day cancellation windows begin at contract instead of weeks later.
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.
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, as the National Association of REALTORS explains. Commissions are negotiable. A seller may offer to pay toward the buyer’s agent, off the MLS, and we explain the options in writing before you sign.
We negotiate a Creciente condo contract against the record: 9 of the 10 condos that closed in the last 12 months sold under their final list price, at a median 94.7 percent, 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 quote the lowest recent closing. We answer with the closings of your plan in your building, and with what separates your condo from the low one. On the 1,318-square-foot plan at 7148 the last four closings were $406,740, $470,000, $550,000 and $600,000, so the argument is about which of those four your condo resembles.
The buyer’s right to cancel runs for 7 days, excluding 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, and a buyer who has read the reserve study before signing is less likely to use the window.
A buyer weighing a Creciente condo against Sandarac, a third of a mile north on Estero Blvd, compares two 1970s Gulf-side Fort Myers Beach condominiums in Zone VE. Over 24 months Creciente closed at a median of $517,500 and $391 per square foot, Sandarac at $650,000 and $500. Your condo competes with both.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Sandarac, at 6660 to 6672 Estero Blvd, has 183 residential parcels in two condominiums, Sandarac I and Sandarac II, each with its own association. Its county heated areas run to a median of 1,169 square feet against 1,330 at Creciente, so Creciente gives a buyer more floor for less money per foot. The table uses the 24-month window for both, the shortest in which each has ten or more closings.
| Measure | Creciente | Sandarac |
|---|---|---|
| Address | 7146, 7148 and 7150 Estero Blvd | 6660, 6662, 6670 and 6672 Estero Blvd |
| Built | 1972 to 1977 | 1976 to 1979 |
| Associations | One | Two |
| County median heated area | 1,330 sq ft | 1,169 sq ft |
| MLS closings, 24 months | 14, median $517,500 | 15, median $650,000 |
| MLS price range, 24 months | $395,000 to $885,000 | $377,000 to $900,000 |
| Median price per square foot, 24 months | $391 | $500 |
| Median sale-to-final-list, 24 months | 95.3% | 94.8% |
| Sold below final list, 24 months | 12 of 14 | 14 of 15 |
| Median days on market, 24 months | 98 | 106 |
| MLS closings, last 12 months | 10 | 6 |
| Active and pending, October 7, 2026 | 9 active, 1 pending | 12 active, 1 pending |
| Active list price range | $475,000 to $819,000 | $525,000 to $789,990 |
| FEMA flood zone at tested addresses | VE, 13 ft NAVD88 | VE, 12 and 13 ft NAVD88 |
| Rental and pet rules published online | None found | Sandarac II: yes; Sandarac I: partial |
The county series tells the same story as the MLS: 11 Creciente deeds in 24 months at a median of $600,000, against 13 Sandarac deeds at a median of $640,000. Listing-entered annual fees are a weaker comparison, with a Creciente median of $9,960 on 35 entries and a Sandarac median of $12,000 on 31 entries that include $0 entries, and neither set is verified.
A buyer picks Creciente for a larger floor plan at a lower price per square foot, a single association over three buildings and a lower entry price, and accepts older buildings and rules that are not published online. A buyer picks Sandarac for a higher-priced address with published association resources, and accepts two associations, a smaller typical plan and a higher price per foot. For a Creciente seller the lesson is in the supply rows: Sandarac had 12 condos active against 6 closings in 12 months, at a median active ask of $677,500 against $499,900 here, so a buyer who cannot agree on price with you has choices up the road.
Each row below uses the 24-month MLS window, in which all five condominiums have ten or more closings, so the figures can be read across.
| Condominium | Closings, 24 months | Median sale | Median sale-to-final-list | Median days on market | Closings, last 12 months | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|---|
| Creciente | 14 | $517,500 | 95.3% | 98 | 10 | 9 active, 1 pending |
| Sandarac | 15 | $650,000 | 94.8% | 106 | 6 | 12 active, 1 pending |
| Estero Beach and Tennis Club | 29 | $423,000 | 94.9% | 114 | 17 | 17 active, 0 pending |
| Leonardo Arms | 11 | $424,000 | 97.1% | 73 | 5 | 6 active, 2 pending |
| Estero Cove | 14 | $341,500 | 93.1% | 90.5 | 9 | 6 active, 1 pending |
Creciente’s sale-to-list ratio is the second highest of the five, its days on market sit in the middle, and its 9 active listings against 10 closings in a year is a shorter queue than Sandarac’s 12 against 6. Buyers may also see Carlos Pointe, at a 60-month median of $563,500 on 22 closings, and Islands End, at $668,500 on 23 closings over 60 months, each a different window from the table above.
Selling a Creciente condo costs roughly 4.5 to 7.3 percent of the price on the two net sheets below, at $485,000 and $800,000, 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)
This is the price of the August 3, 2026 closing at 7146 Estero Blvd, a 1,252-square-foot condo.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $485,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$13,338 | 2.75% x $485,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$12,125 | Optional, off the MLS; 2.5% x $485,000 |
| Deed documentary stamp tax | -$3,395.00 | 4,850 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,500.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,578 | 180/365 of $392,723 x 13.3108 mills |
| Estimated total seller costs | -$35,311 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $449,689 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$23,186 | 4.8% of the price |
| Without a buyer-agent offer: net | $461,814 | Before any mortgage payoff |
This is the price of the February 18, 2026 closing at 7150 Estero Blvd, a 1,545-square-foot condo.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $800,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$22,000 | 2.75% x $800,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$20,000 | Optional, off the MLS; 2.5% x $800,000 |
| Deed documentary stamp tax | -$5,600.00 | 8,000 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$4,075.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,578 | 180/365 of $392,723 x 13.3108 mills |
| Estimated total seller costs | -$55,628 | 7.0% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $744,372 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$35,628 | 4.5% of the price |
| Without a buyer-agent offer: net | $764,372 | 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 documentary stamp tax is the price divided by 100, rounded up, times $0.70, under Florida Statute 201.02 and the Florida Department of Revenue’s method. The title premium follows the state schedule of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it. The title search, settlement and lien search line is about $1,200 plus $175 and varies by title company. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $392,723 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 Creciente condo 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, a winter home or a rental does not qualify unless it meets the ownership and use tests.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The repeat sales above are gross price differences, not taxable gain. With a median hold of 7.8 years among the recent pairs, gather your closing statement and improvement receipts early. A seller who is not a U.S. person may face federal withholding at closing under the Foreign Investment in Real Property Tax Act, as the IRS explains.
For most Creciente condo owners 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 condition of the condo.
| 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 last 12 months 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 Creciente 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 your building, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
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 active listings you would compete with, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Creciente condo valuation and we will send a value built from recent closings in your building, 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 home valuation page.
We could not verify the following 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 Creciente 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 describe working with our team across Southwest Florida.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
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These are the questions Creciente owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest closing of your floor plan in your building, order the estoppel and the document package, complete the flood disclosure, and list with a plan to adjust. In the last 12 months the median condo sold for $575,000 after 88 days.
Start from the nearest like condo in your building. The 12-month median sale was $575,000 on 10 closings, the 9 active listings run from $475,000 to $819,000, and 9 of the 10 recent sales closed under their final list price.
On October 7, 2026, 9 were active and 1 pending: 4 active at 7146, 3 active and 1 pending at 7148 and 2 active at 7150. That is about 10.8 months of supply.
The median condo that closed in the last 12 months spent 88 days on the market, with a range from 4 to 207 days. Four of the 10 sold within 60 days and three took 120 days or longer.
Nine of the 10 closings in the last 12 months sold below their final list price, at a median of 94.7 percent, a median gap of $29,500. The largest gaps were $130,000 and $129,000.
Over 60 months, 7150 leads, with a median of $605,750 on 10 closings, against $515,000 on 10 at 7148 and $500,000 on 15 at 7146. Building is one factor among floor, view and condition.
In the record, yes, with overlap. The 1,545-square-foot plan has a 60-month median of $605,000 on 12 sales, while the 1,252 and 1,318 plans closed from $395,000 to $705,000 and from $406,740 to $650,000.
On the 1,318-square-foot plan at 7148, one condo closed for $406,740 on July 9, 2026 and another for $600,000 the next day. The public record does not give floor, view or condition, which is where the difference lies.
The MLS entries show an application fee on 25 closings and a transfer fee on 3, which suggests that the association may screen buyers. The declaration and bylaws say what is required, so read them before you list.
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 association’s current figure governs. Order it when you list.
Under Florida Statute 689.302, 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.
Yes. A pending special assessment and any dues you owe appear on the estoppel certificate, and a buyer or lender will see both. We found no document showing a Creciente assessment and cannot rule one out.
With the budget. Listing entries show $1,420 a month on eight of the nine closings in 2026, up from $830 on most sales through 2024, and those entries are not verified. The budget shows what the fee covers.
In Lee County the seller customarily pays it, a custom and not law, so the contract controls. The rate is $0.70 per $100 under Statute 201.02, which is $3,395.00 on a $485,000 deed and $5,600.00 on an $800,000 deed.
In Lee County the seller customarily pays for the owner’s title policy, and the buyer pays for any lender’s policy. It is custom, not law, and the contract controls. The state-set premium is $2,500.00 on a $485,000 sale.
An appraiser looks for recent closings of similar condos in the same buildings. With 10 closings in a year that set is small, so a price far above the nearest like condo risks a low appraisal.
No. The just value is the county’s figure for the tax roll, with a Creciente median of $392,723, set for a different purpose than a sale price. The 12-month MLS median is $575,000. Price from recent closings.
No law we know of requires one to sell, but a buyer’s insurer may ask for it. The Town’s floodplain office can say whether one is on file. The FEMA flood map indicates Zone VE, base flood elevation 13 feet NAVD88, at the addresses we tested.
Often a light refresh pays more than a full renovation. Interior work needs the association’s approval and a Town permit, and the Town’s page says its 50 percent calculation counts permits from the past five years.
Use a measured floor plan and state its source. The MLS and the county disagree on at least one Creciente condo, 1,966 square feet against 1,545, and a buyer’s appraiser will check.
Compare it with the record. The median condo that sold spent 88 days on the market and the slowest took 207, while four of the nine active listings have passed 100 days. A listing well past the median usually needs a change.
Disclose what you know: damage, repairs, insurance claims and permits. We found no public document describing damage to the Creciente buildings, so your own records and the association’s repair history matter.
A buyer will ask whether your building has completed its milestone inspection and what the summary says. By our computation from the county’s year built, the first inspection was due before December 31, 2024 for all three buildings. We state no status.
The structural integrity reserve study lists the building’s major components and the reserves they need. A buyer and a lender read it for the chance of a future assessment, and where one applies the buyer’s cancellation window is 15 days.
Yes, for a limited time. Under Statute 718.503 a buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, or within 15 days where a milestone summary, turnover report or reserve study applies.
They do. A buyer prices the master policy through the monthly fee and adds a unit owner’s policy and usually flood cover. In Zone VE buildings from 1972 to 1977, insurance is among a buyer’s first questions.
That depends on the declarations and the rules, which are not published online. Ask the association what lease terms apply and whether a lease needs approval, and register any short-term rental with the Town.
Yes. Most documents can be signed remotely, and we manage showings, the estoppel request and the closing. A seller who is not a U.S. person may face federal withholding, so ask a tax adviser early.
Ask the association in writing. Under Statute 718.111 an owner can inspect the official records. The three declarations are recorded with Lee County at Official Records Book 849, page 120, Book 1056, page 832 and Book 1242, page 101.
Treat the two series as separate. The county records deeds, including some made off the MLS, and its extract holds no Creciente deed dated 2022 or 2024. A buyer or appraiser may cite either source.
Possibly. Twenty-five of the 35 closings in five years fell from February through July. Thirty-five closings are too few to price a month, so we time a listing to the documents and the condo being ready.
We do not forecast prices. The record shows 9 active listings against 10 closings in a year, a 12-month median of $575,000 on 10 closings and a 24-month median of $517,500 on 14.
Commission is negotiable and set in the listing agreement, so we publish no rate here. Call Jesse at (239) 898-6072 and we will explain what our team does and what costs to expect at closing 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. Compare us with any agent on the method, the numbers and the documents.
It is in the Town of Fort Myers Beach, on Estero Island, and all 174 parcels carry the Town’s taxing district. The Town sets zoning, permits and rental registration, and Lee County keeps the property tax roll.
A Fort Myers Beach specialist knows which Creciente building a condo belongs to, 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 Creciente condo well holds its price through the inspection.
Small facts cost sellers contracts here: a price taken from a three-building median when the buildings sell $100,000 apart, a monthly fee quoted from a two-year-old listing, the wrong building’s declaration in the resale package, a living area copied from a field that disagrees with the county, 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.
Our Fort Myers Beach community page covers the island, and our Creciente home value page shows how the values break down by building and plan. A buyer’s agent who reads them arrives with fewer objections.
If you plan to sell a Creciente condo in Fort Myers Beach, call the team that prices from the closings of your plan in your building, orders the estoppel and assembles the flood and assessment file, and answers the buyer’s fee, insurance and storm questions first. Jesse has held a Florida license since 2004 and Marc since 2003.
If you are thinking, “I need someone to sell my condo in Creciente 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 Creciente, Sandarac, Carlos Pointe or Islands End.
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.
Creciente sold record, last 12 months: 10 Southwest Florida MLS closings at a $575,000 median, from $395,000 to $800,000, a median 88 days on the market and a median 94.7 percent of the final list price, with 9 condos active and 1 pending on October 7, 2026. Few condos of any one plan come up for sale in any one building in a year, so make us your first call before you list.
Request your free Creciente condo valuation and we will send a value built from the closings in your building, 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.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, with 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 Creciente condo? Get a free Creciente 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 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. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones a Creciente seller should have in hand before listing a condo in Fort Myers Beach, and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, and none is hosted by a brokerage.
| Document | Issued by | Date | Why a Creciente seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium list | Town of Fort Myers Beach | 2026 | The Excel file of condominiums whose associations opted out of Town enforcement; Creciente does not appear on it |
| Lee County 2026 taxing district millage book | Lee County Property Appraiser | 2026 | The applied millage rate for every taxing district, including the Town at 13.3108 (13.4329 in 2025), printed October 9, 2026 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Federal report | The federal storm report, with surge figures for Fort Myers Beach |
| Town of Fort Myers Beach Build Responsibly guide | Town of Fort Myers Beach | Town publication | Permit requirements before building or altering a structure |
| 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 declarations, bylaws, rules, budget and reserve study are not posted publicly; they come from the association, and the recorded declarations can be requested from the Lee County Clerk at Official Records Book 849, page 120 (South), Book 1056, page 832 (North) and Book 1242, page 101 (East).
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Creciente condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.