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.
Estero Beach and Tennis Club is a 296-unit Gulf-front condominium in three towers at 7300, 7330 and 7360 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 towers 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.
It is the Estero Beach and Tennis Club at the south end of Estero Island, and not Estero Beach Club at 2580 Estero Blvd, Estero Beach Club East at 2650 Estero Blvd or the city of Estero inland, all of which share words with the name in search results. If you own one of the 296 condos, the figures below are for your three towers.
The Southwest Florida MLS records 17 Estero Beach and Tennis Club closings in the 12 months to October 7, 2026, at a median of $405,000, from $305,000 to $475,000, with a median of 81 days on the market and a median sale of 93.1 percent of the final list price. On October 7 there were 17 condos active and none pending. Twelve months is the shortest window that holds ten or more closings, so it leads this page, and the Lee County recorded-sale series follows separately.
To sell an Estero Beach and Tennis Club condo in Fort Myers Beach in 2026, price it from the nearest like condo in your tower, order the association documents and estoppel before the first showing, and expect to negotiate: all 17 condos that closed in the last 12 months sold under their final list price, at a median 93.1 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Estero Beach and Tennis Club is one building with three towers, one association and no reliable unit size in any public record, so the way you price and present a condo here differs from a neighborhood of single-family homes. 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 an Estero Beach and Tennis Club 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 filings and Florida law.
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 owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Estero Beach and Tennis Club Condo in Fort Myers Beach in 2026? · Why List Your Estero Beach and Tennis Club Condo With McGreevy and Comisar? · What Is the Estero Beach and Tennis Club Condo Market Doing for Sellers Right Now? · What Did Estero Beach and Tennis Club Condos Sell For in the Last 12 Months? · How Long Do Estero Beach and Tennis Club Condo Listings Take to Sell, and How Close to List Price? · Have Estero Beach and Tennis Club Condo Owners Sold for More Than They Paid? · An Estero Beach and Tennis Club Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price an Estero Beach and Tennis Club Condo in Fort Myers Beach? · What Moves the Price of an Estero Beach and Tennis Club Condo, Tower by Tower? · What Fees Will Your Estero Beach and Tennis Club Condo Buyer Pay Each Year? · Who Insures an Estero Beach and Tennis Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must an Estero Beach and Tennis Club Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Estero Beach and Tennis Club? · Which Rules Affect an Estero Beach and Tennis Club Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market an Estero Beach and Tennis Club Condo? · How Do We Negotiate an Estero Beach and Tennis Club Condo Contract? · Estero Beach and Tennis Club vs Leonardo Arms: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell an Estero Beach and Tennis Club Condo? · Do I Pay Capital Gains Tax When I Sell My Estero Beach and Tennis Club Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Estero Beach and Tennis Club Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Estero Beach and Tennis Club · What Sellers Say About Working With Us · Frequently Asked Questions, Estero Beach and Tennis Club Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Estero Beach and Tennis Club 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. Estero Beach and Tennis Club 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 Estero Beach and Tennis Club condo, or thinking, “I need a listing agent who has read the flood map and the reserve-study rules,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 83 Estero Beach and Tennis Club closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 17 in the last 12 months, and we read all 297 parcels on the county roll, the state corporation and condominium registers and the federal flood layer at four addresses in the towers. It is why our first question to an owner is which tower, which floor and what condition.
If you are weighing a sale, request a free valuation for your Estero Beach and Tennis Club 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 Estero Beach and Tennis Club condo market favors buyers right now: 17 condos were active and none pending on October 7, 2026, against 17 closings in the last 12 months, about 12.0 months of supply. A re-check of the MLS on October 29, 2026 found 17 condos active and 2 pending with contingencies, asking $355,000 to $519,000, and no new closing since September 17, 2026. The median closing was $405,000 at 93.1 percent of the final list price, after a median 81 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 17 Estero Beach and Tennis Club closings from October 7, 2025 to October 7, 2026, for $6,803,000 in dollar volume. The median sale was $405,000 and the mean $400,176. The highest was $475,000, on June 30, 2026, and the lowest $305,000, on September 17, 2026. We tracked every one of the 17 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 days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months | 17 | $405,000 | $305,000 to $475,000 | 81 | 93.1% |
| Last 24 months | 29 | $423,000 | $285,000 to $486,500 | 114 | 94.9% |
| Last 36 months | 45 | $440,000 | $285,000 to $507,500 | 62 | 95.9% |
| Last 60 months | 83 | $423,000 | $285,000 to $507,500 | 30 | 96.5% |
One of the 83 closings in the 60-month window is a Sold Data Entry record with no days on market, so the 60-month days figure covers the other 82 closings.
The MLS showed 17 Estero Beach and Tennis Club condos active and none pending. Asking prices ran from $355,000 to $519,000 with a median of $425,500, and the median active listing had been on the market 111 days. By tower, 6 were at 7300 Estero Blvd, 6 at 7330 and 5 at 7360. Seventeen listings against 17 closings in a year is about 12.0 months of supply, the number we divide by to compare it with other buildings.
The Lee County Property Appraiser’s qualified-sale file records 20 deeds for the condominium in the 12 months to October 7, 2026, with a median of $407,500, from $175,000 to $475,000. One $175,000 deed recorded May 28, 2026 on the 7300 tower sits far below every other deed and the file does not say why; without it the series holds 19 deeds at a median of $410,000. Over 24, 36 and 60 months the county shows 34 deeds at $425,000, 50 at $442,500 and 68 at $425,000. We never mix the county series with the MLS series.
Seventeen Estero Beach and Tennis Club condos closed between October 27, 2025 and September 17, 2026, at prices from $305,000 to $475,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the tower by street number, the bedroom count 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 | Bedrooms | Days on market |
|---|---|---|---|---|---|---|
| Sep 17, 2026 | $305,000 | $335,000 | 91.0% | 7360 Estero Blvd | 1 | 128 |
| Sep 8, 2026 | $410,000 | $449,000 | 91.3% | 7360 Estero Blvd | 1 | 719 |
| Aug 10, 2026 | $345,000 | $357,000 | 96.6% | 7330 Estero Blvd | 1 | 62 |
| Aug 7, 2026 | $325,000 | $349,000 | 93.1% | 7360 Estero Blvd | 1 | 240 |
| Jun 30, 2026 | $475,000 | $495,000 | 96.0% | 7330 Estero Blvd | 1 | 19 |
| Jun 30, 2026 | $455,000 | $490,000 | 92.9% | 7360 Estero Blvd | 1 | 193 |
| Jun 30, 2026 | $385,000 | $415,000 | 92.8% | 7300 Estero Blvd | 1 | 30 |
| Jun 8, 2026 | $474,000 | $529,000 | 89.6% | 7300 Estero Blvd | 1 | 81 |
| May 1, 2026 | $470,000 | $495,000 | 94.9% | 7330 Estero Blvd | 1 | 8 |
| Apr 30, 2026 | $395,000 | $439,900 | 89.8% | 7330 Estero Blvd | 1 | 59 |
| Apr 21, 2026 | $425,000 | $445,000 | 95.5% | 7330 Estero Blvd | 1 | 171 |
| Mar 30, 2026 | $465,000 | $509,000 | 91.4% | 7330 Estero Blvd | 1 | 0 |
| Mar 13, 2026 | $348,000 | $349,900 | 99.5% | 7300 Estero Blvd | Studio | 14 |
| Feb 27, 2026 | $426,000 | $450,000 | 94.7% | 7300 Estero Blvd | 1 | 297 |
| Dec 19, 2025 | $405,000 | $449,900 | 90.0% | 7330 Estero Blvd | 1 | 438 |
| Nov 14, 2025 | $335,000 | $345,000 | 97.1% | 7300 Estero Blvd | 1 | 314 |
| Oct 27, 2025 | $360,000 | $369,000 | 97.6% | 7330 Estero Blvd | 1 | 3 |
Nine of the 17 closed above $400,000 and eight at or below it. Five closed under $350,000 and five at $450,000 or more. Each of the three towers closed one sale on June 30, 2026, at $475,000 at 7330, $455,000 at 7360 and $385,000 at 7300. One sale, at $465,000 on March 30, 2026 at 7330, shows zero days on the market, and the two longest listings ran 719 and 438 days.
Tower samples are small, so we describe them as the median of these closings and list them above. The median of these 5 closings at 7300 Estero Blvd was $385,000, the median of these 8 at 7330 was $415,000 and the median of these 4 at 7360 was $367,500. Over 60 months the towers are close: 29 closings at 7300 with a median of $420,000, 29 at 7330 at $415,000 and 25 at 7360 at $435,000. A tower is not a price; the condo next to yours in the same tower is.
The MLS lists the condos as one-bedroom with one bath, plus studios. In 12 months, 16 closings were one-bedrooms and 1 was a studio, sold at $348,000 on March 13, 2026. Over 60 months, 76 closings were one-bedrooms at a median of $422,750 and the median of these 7 studio closings was $430,000. Seven closings do not make a pricing rule for studios.
Estero Beach and Tennis Club condos that closed in the last 12 months took a median 81 days on the market and sold at a median 93.1 percent of the final list price, a median $25,000 below it. All 17 sold under the final list price, and 6 of the 17 closed within 30 days of listing while 6 took 180 days or more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 17 closings ran from 0 to 719 days on the market, with a median of 81 and a mean of 163.3. The 719-day listing and the 438-day listing pull the mean far above the median, which is why we quote the median. Six closings sold in 30 days or fewer, and six took 180 days or longer, so the market is two kinds of listing, those priced to the record that sell and those that sit.
The ratio ran from 89.6 percent to 99.5 percent with a median of 93.1 and a mean of 93.7. The median gap between last list and sold price was $25,000, from $1,900 to $55,000. The ratio is measured against the final list price, so a listing that was reduced several times looks better than it was; the days on market are the check.
If you list at the top of the local range, expect to move toward the median over the first months or sit. The record does not show a price above $475,000 closing in the last 12 months, and the highest active ask on October 7 was $519,000. A listing priced above every recent closing is competing with a number no buyer has paid in a year.
Most Estero Beach and Tennis Club condo owners who resold since 2020 sold for more than they paid: 18 of 19 repeat sales in the county file show a gain, a median of 28.3 percent, or $76,000, after a median hold of about 3.3 years. One 7360 condo resold in 2026 for $115,000 less than its 2024 price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file holds 120 qualified deeds for the condominium from January 24, 2020 to September 8, 2026, across 101 different condos. We matched deeds to the same condo by its address in the file and found 19 pairs in which a condo sold twice. We print the tower, the dates and the prices and never the unit number.
| Tower | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 7330 Estero Blvd | Sep 21, 2020 | $269,000 | Aug 3, 2026 | $345,000 | +28.3% |
| 7360 Estero Blvd | Mar 12, 2024 | $440,000 | Aug 3, 2026 | $325,000 | -26.1% |
| 7360 Estero Blvd | Feb 4, 2021 | $325,000 | Jul 2, 2026 | $425,000 | +30.8% |
| 7300 Estero Blvd | Nov 30, 2021 | $400,000 | Jun 8, 2026 | $474,000 | +18.5% |
| 7360 Estero Blvd | Oct 29, 2021 | $420,000 | May 15, 2026 | $461,000 | +9.8% |
| 7330 Estero Blvd | May 19, 2021 | $389,900 | Dec 19, 2025 | $405,000 | +3.9% |
| 7360 Estero Blvd | Sep 30, 2020 | $323,000 | Jun 27, 2025 | $465,000 | +44.0% |
| 7330 Estero Blvd | Sep 28, 2020 | $310,000 | May 23, 2025 | $450,000 | +45.2% |
| 7330 Estero Blvd | Jul 1, 2021 | $300,000 | Apr 24, 2025 | $450,000 | +50.0% |
| 7330 Estero Blvd | Sep 15, 2020 | $239,500 | Dec 27, 2024 | $285,000 | +19.0% |
| 7360 Estero Blvd | Oct 13, 2020 | $295,000 | Aug 31, 2023 | $425,000 | +44.1% |
| 7300 Estero Blvd | Aug 23, 2021 | $340,000 | Jul 13, 2023 | $350,000 | +2.9% |
| 7360 Estero Blvd | Jan 24, 2020 | $325,000 | May 25, 2023 | $430,000 | +32.3% |
| 7330 Estero Blvd | Jan 11, 2021 | $253,000 | Dec 22, 2021 | $365,000 | +44.3% |
| 7300 Estero Blvd | Jun 19, 2020 | $250,000 | Nov 3, 2021 | $378,000 | +51.2% |
| 7300 Estero Blvd | Jan 30, 2020 | $260,000 | Aug 16, 2021 | $325,000 | +25.0% |
| 7330 Estero Blvd | Feb 26, 2020 | $327,000 | Aug 10, 2021 | $425,000 | +30.0% |
| 7360 Estero Blvd | Aug 31, 2020 | $292,000 | May 7, 2021 | $360,000 | +23.3% |
| 7300 Estero Blvd | Oct 26, 2020 | $350,000 | Apr 2, 2021 | $397,000 | +13.4% |
Eighteen of the 19 first purchases are from 2020 and 2021, the earliest years in the file, when recorded prices were lower than today’s, so the gains are large partly because the first purchase was early. The pairs do not subtract renovation, assessments, fees, commissions or taxes, and a gain on paper is not what an owner netted. They also say nothing about condos that have not resold. We state the result as a count, 18 of 19, and a median, and we draw no forecast from it.
This example is an Estero Beach and Tennis Club condo at 7330 Estero Blvd that closed on June 30, 2026 for $475,000, the highest price in the last 12 months, after 19 days on the market and a last list price of $495,000. It shows how a well-priced listing moves here, taken from the public MLS record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo listed with a one-bedroom, one-bath description and closed at 96.0 percent of its last list price, $20,000 under it. That is about 3 percentage points better than the 93.1 percent median and 62 days faster than the 81-day median. It is an example chosen from the record because it is the top of the 12-month range, not a typical sale, and the same tower closed at $395,000, $425,000, $465,000 and $470,000 in the months around it.
It shows that a condo in the 7330 tower can close near its last list price within a month. It does not show the floor, the view, the condition or the terms, none of which the public record gives. A seller who wants the same result needs the nearest comparable condos, a price tied to them and documents ready, which is the method in the next section.
The 12 months also include a $410,000 closing at 7360 Estero Blvd on September 8, 2026 after 719 days on the market, at 91.3 percent of a last list price of $449,000. The two outcomes are 700 days and nearly 5 percentage points of sale-to-list apart: one condo sold within a month near its price, and the other needed almost two years and a price well under its list.
We price an Estero Beach and Tennis Club condo from the nearest like condo that closed in the same tower, adjusted for floor, view, condition, documents and flood status, then test the number against the 17 condos active today. The 12-month median of $405,000 is the starting reference for the building, never the price of your unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The towers are 7300 (104 condos, built 1979), 7330 (96, built 1980) and 7360 (96, built 1982) on the county roll. Over 60 months the three towers’ medians sit within $20,000 of each other, so the tower sets the building’s age and position and the unit sets the price. We pull every closing in your tower first.
The MLS and the county roll do not give us floor, view, renovation, furnishings or terms. We ask you for them, walk the condo and photograph it, and we use the bedroom and bath description in the MLS only as a check. We do not use the 517 square feet that both records carry for every unit.
A buyer’s lender and insurer will read the budget, the reserve study and the estoppel, so we read them first and price any open question into the number. Then we test the price against the 17 active listings, which on October 7, 2026 ran from $355,000 to $519,000 with a median ask of $425,500.
The price of an Estero Beach and Tennis Club condo moves with its tower, floor, view, condition, studio or one-bedroom layout, the association’s budget and any assessment, and what its insurance and flood status cost a buyer. Of those, the record shows only the tower and layout, so the rest is for your listing to prove.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll codes all 297 parcels as Gulf land. The difference between towers is age and position: 1979 at 7300, 1980 at 7330 and 1982 at 7360. In the last 12 months the 7360 tower closed 4 condos with a median of $367,500, but the 60-month medians run $420,000 at 7300, $415,000 at 7330 and $435,000 at 7360.
The county’s stories field reads 4 to 13 across the parcels and does not say which tower is which. We take 13 as the upper limit for the tallest tower and assign no height to any one. Floor and view are the biggest unpublished variables, and a higher floor also bears on a flood question: the base flood elevation at the tested addresses is 13 feet NAVD88, which a lender and an insurer will compare with the building’s lowest floor.
The county roll counts no condo built in 2023 or later, so the whole building dates from 1979 to 1982. We found no association or government document describing damage to these towers after Hurricane Ian, and we say nothing about it. A condo that was renovated after the 2022 storm 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 81 Estero Beach and Tennis Club closings ranged from $4,200 to $14,079 with a median of $7,756, and the 16 entries on the last 12 months of closings ran from $7,756 to $8,008. 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)
Across 83 closings in five years, 81 carry a total annual recurring fee. The condominium fee was entered quarterly on 55 listings, from $1,050 to $2,002 with a median of $1,939. Of the 17 closings in the last 12 months, 16 carry a fee entry, and those run from $7,756 to $8,008 with a median of $7,980: a $2,002 quarterly fee is $8,008 a year. The $14,079 entry is a single outlier we would not read as typical.
Listing entries show an application fee of $100 to $195 on 69 closings and a transfer fee of $100 to $150 on 41. Twenty-five entries describe the owners association as mandatory. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the median closing price of $405,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025), property tax before exemptions and non-ad valorem charges is $5,390.87 a year, which with the median fee of $7,756 gives recurring costs of about $13,100 a year or $1,100 a month, before insurance and utilities. That is arithmetic from listing entries and the 2026 rate, not a quote.
An Estero Beach and Tennis Club condo is insured on two layers: the association’s master policy covers the building and is paid from the quarterly assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about the wind and flood record, and a lender will review the association itself.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The master policy covers the building, and its premium is part of your quarterly fee, so a rise in it reaches an owner as a higher assessment. We found no premium figure from a primary source and publish none. Ask the association for the declarations page and the date of renewal.
Citizens Property Insurance requires flood coverage on new and renewing wind policies for properties in a Special Flood Hazard Area but, as Citizens states under Florida Statutes 627.351 and 627.715, the rule exempts policies written on a condominium unit owner’s form. A buyer should still price flood cover for the unit, which sits in Zone VE at the tested addresses.
An owner can insure with the federal program, a private flood policy or both. The Town of Fort Myers Beach is a Community Rating System Class 5 community, with a 25 percent discount on federal flood policies, effective April 1, 2026, after FEMA confirmed the rating; the Town lost an earlier discount in a November 2024 cycle. Under Risk Rating 2.0, FEMA caps most annual premium increases at 18 percent.
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 a high-rise built from 1979 to 1982. We do not know any one lender’s rules. 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 condo seller must give a resale buyer the declaration, bylaws, rules, budget, financial statement and a questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Under Statute 689.302 the seller also gives the buyer a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A seller of a condominium resale gives the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where one applies, the latest structural integrity reserve study or a statement that none has been done, and the state’s condominium questions-and-answers document. The buyer may cancel within 7 days, not counting weekends and legal holidays, after the contract and the documents. Where a milestone inspection summary, a turnover report or a structural integrity reserve study applies, the cancellation window is 15 days. This is chapter 718, the condominium act, and not chapter 720, which governs homeowners associations.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure form covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract. Because the towers are in Zone VE at the tested addresses, 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. Answer from your own knowledge and keep copies of your permit and claim files.
The estoppel certificate states what you owe the association and whether any assessment is pending. Florida caps the fee by statute, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. Order it when you list, not after an offer arrives. Unpaid balances are settled from your proceeds at closing.
By the county’s year built and stories, the towers 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. Statute 718.112 requires a structural integrity reserve study at least every 10 years, with existing associations required to complete one by December 31, 2025, and in no event after December 31, 2026 where a milestone inspection falls due by then. We computed these dates from the county’s year built and stories, and we state no status for any tower. The Florida DBPR keeps a public reporting database to check.
Buyers will ask about flood zone, elevation, storm history and rebuild rules, 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.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer at four addresses and at the centroid of the three towers. 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.
| Address tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 7360 Estero Blvd | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7330 Estero Blvd, first point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7330 Estero Blvd, second point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 7330 Estero Blvd, third point | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| Centroid of the three towers | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
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. Lee County places the towers in evacuation zone A, the first zone ordered to leave.
The National Hurricane Center 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 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, and we found no island-specific marks. We found no document describing damage to these towers 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 the Town applies the rule per building, so each tower is measured on its own. The Town’s 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, not an owner’s, and the budget and reserve study are what a buyer reads.
The Town of Fort Myers Beach sets zoning and permits here, and 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. We found no determination whether any tower sits seaward of the state’s coastal construction control line, and we say so rather than guess.
Four layers of rules affect an Estero Beach and Tennis Club condo sale: chapter 718 of the Florida Statutes, the recorded declaration at Official Records Book 1357, page 125, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The association’s own documents set lease terms, and we found no association website or rule sheet, so we state no minimum rental period. The Town of Fort Myers Beach requires registration of short-term rentals under Ordinance 18-01, and the Town’s 2026 short-term rental opt-out list for condominiums includes Estero Beach and Tennis Club at 7300, 7330 and 7360 Estero Blvd with a registration column that read No when we downloaded it. The file does not tell us the association’s rules, so we draw no conclusion from it. State law, Statute 509.032, limits how far a local government can regulate vacation rentals.
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 towers sit between the road and the Gulf for purposes of that section, so we do not say the exemption applies. A buyer who is underwriting rental income should ask the Town’s community development staff.
Pet rules are not published. The declaration 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, and Bowditch Point Park allows no pets.
The MLS entries show an application fee of $100 to $195 on 69 closings and a transfer fee of $100 to $150 on 41, which suggests that the association screens buyers or collects a fee on transfer. We captured no age restriction, minimum unit size or sale-approval clause, and the declaration and bylaws say what is required. Ask the manager how long approval takes so you can set a closing date.
The Southwest Florida MLS record shows Estero Beach and Tennis Club condos closing in every month of the year, with March, May, June and April the busiest: 42 of the 83 closings in five years fell from March through June. The record cannot say that a month brings a higher price, so list when your documents and the unit 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 | 2 |
| February | 5 |
| March | 12 |
| April | 9 |
| May | 11 |
| June | 10 |
| July | 5 |
| August | 7 |
| September | 5 |
| October | 3 |
| November | 7 |
| December | 7 |
| All months | 83 |
March holds 12 of the 83 closings and May 11, June 10 and April 9, while October holds 3 and January 2. A closing follows its contract by several weeks, so a March closing reflects a contract signed earlier. The count says when sales close, not when they are best priced, and 83 closings over 60 months are too few to price a month.
Fort Myers Beach has a large winter population: the Census Bureau’s 2020 to 2024 American Community Survey counts 71.4 percent of the Town’s housing units as vacant, including 4,753 seasonal units, and free beach trams run from November to April. Showings are easiest when the island is busiest, and a listing that goes live in the fall is in front of buyers when they arrive. We draw no price claim from that.
We market an Estero Beach and Tennis Club condo by putting it in the Southwest Florida MLS with accurate bedrooms, tower and documents, photographing the floor and view that the public record cannot show, and answering a buyer’s flood, insurance and fee questions in the listing package. Presentation matters because 17 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 with the same price picks the one with the budget, reserve study and estoppel in the package. We assemble them so a buyer’s attorney and lender can start the day the offer is accepted.
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and we promote the listing to our own buyer list and in our local guides. Our Fort Myers Beach seller guide covers the island as a whole.
Since August 17, 2024, offers of buyer-agent compensation can no longer be advertised in the MLS, and a buyer’s agent works under a written agreement before touring. Commissions are negotiable. A seller may offer to pay or contribute toward the buyer’s agent, off the MLS, and may offer concessions on the MLS. We explain the options in writing before you sign.
We negotiate an Estero Beach and Tennis Club condo contract against the record: all 17 condos that closed in the last 12 months sold under their final list price, at a median 93.1 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)
The buyer’s right to cancel runs for 7 days, not counting weekends and legal holidays, after the contract and documents, or 15 days where a milestone summary, turnover report or reserve study applies. A seller who delivers the documents with the contract starts the clock sooner.
An appraiser compares your condo with recent closings in the same building, so the 17 closings above are the relevant evidence. If the appraisal comes in under the price, the buyer must bridge the gap, renegotiate or cancel, which is why a price above the nearest closings is a risk.
A buyer weighing an Estero Beach and Tennis Club condo against Leonardo Arms at 7400 Estero Blvd compares two Gulf-side Fort Myers Beach condominiums with similar 24-month medians, $423,000 and $424,000, but different unit sizes, ages and numbers for sale. Your condo competes with both, so we price it knowing what the buyer sees next door.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Leonardo Arms, at 7400 Estero Blvd, sits just beyond our towers on the same road, with three condominium associations and 183 parcels built from 1969 to 1971 and a county stories maximum of 6. Most of its MLS closings are two-bedroom, two-bath condos of 930 square feet, while Estero Beach and Tennis Club’s condos are studios and one-bedrooms with no reliable size in either record.
| Measure | Estero Beach and Tennis Club | Leonardo Arms |
|---|---|---|
| Address | 7300, 7330 and 7360 Estero Blvd | 7400 Estero Blvd |
| Built | 1979 to 1982 | 1969 to 1971 |
| Parcels on the county roll | 297 (296 condos plus common elements) | 183 |
| Associations | One | Three |
| Typical MLS condo | Studio or one-bedroom | Mostly two-bedroom, two-bath |
| County stories (maximum) | 13 | 6 |
| MLS closings, 24 months | 29, median $423,000 | 11, median $424,000 |
| MLS price range, 24 months | $285,000 to $486,500 | $297,000 to $510,000 |
| Median sale-to-final-list, 24 months | 94.9% | 97.1% |
| Median days on market, 24 months | 114 | 73 |
| Active and pending, October 7, 2026 | 17 active, 0 pending | 8 (6 active, 2 pending) |
| Active list price range | $355,000 to $519,000 | $295,900 to $679,000 |
| Listing-entered annual fees, median | $7,756 | $8,400 |
| FEMA flood zone at tested addresses | VE, 13 ft NAVD88 | VE, 13 ft NAVD88 |
| County pool flag | Yes, all 296 condos | No |
| County seawall flag | No | Yes |
The fee row compares listing-entered figures from different sets of sales and is not verified for either building. The county series shows 12 Leonardo Arms deeds in 24 months at a median of $402,000.
A buyer picks Estero Beach and Tennis Club for a lower entry price in a larger, single-association building built later, with a county pool flag. A buyer picks Leonardo Arms for a larger condo at a similar median price in a smaller building, and accepts an older building and three associations. Because Leonardo Arms closes nearer its list price, 97.1 percent against 94.9 percent, a seller here should expect the buyer to push harder on price and prepare the numbers to answer.
A buyer on the island may also compare Estero Cove, Lovers Key Beach Club, Carlos Pointe and Creciente. Estero Cove closed at a median of $341,500 over 24 months and Lovers Key Beach Club at $362,500 over 12 months, both below our building’s $405,000 over 12 months, while Creciente closed at $575,000 and Carlos Pointe at $563,500 over 60 months. Each window and sample is its own, so we compare medians only within a row’s window.
Selling an Estero Beach and Tennis Club condo costs roughly 4.7 to 7.3 percent of the price on the two net sheets below, at $405,000 and $475,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Florida law does not assign closing costs, and the purchase contract controls. In Lee County the customary split is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Title search and settlement fee | Follows the closing agent | Varies by title company |
| Municipal lien search | Seller | Varies |
| Association estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy and recording | Buyer | The deed is customarily recorded by the buyer |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $405,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$11,138 | Negotiated; 2.75% x $405,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$10,125 | Optional, offered off the MLS; 2.5% x $405,000 |
| Deed documentary stamp tax | -$2,835.00 | 4,050 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,100.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search; varies by title company |
| Property tax proration (estimate) | -$1,957 | 180/365 of $298,056 x 13.3108 mills, before exemptions and discount |
| Estimated total seller costs | -$29,530 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $375,470 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$19,405 | 4.8% of the price |
| Without a buyer-agent offer: net | $385,595 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $475,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$13,063 | Negotiated; 2.75% x $475,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$11,875 | Optional, offered off the MLS; 2.5% x $475,000 |
| Deed documentary stamp tax | -$3,325.00 | 4,750 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,450.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search; varies by title company |
| Property tax proration (estimate) | -$1,957 | 180/365 of $298,056 x 13.3108 mills, before exemptions and discount |
| Estimated total seller costs | -$34,045 | 7.2% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $440,955 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$22,170 | 4.7% of the price |
| Without a buyer-agent offer: net | $452,830 | 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. 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 estoppel fee is capped by statute and is not in the totals; add the association’s figure. The tax proration uses the county’s median just value of $298,056 at the 2026 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 an Estero Beach and Tennis Club 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. On an island where 71.4 percent of housing units are vacant, many owners use their condo seasonally, so the exclusion is often not available.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The 18 of 19 repeat sales that gained since 2020 are gross price differences, not taxable gain. We can supply the sale price, the closing costs and the dates, and your CPA does the rest.
A foreign seller may face federal withholding on the sale of U.S. real property under the Foreign Investment in Real Property Tax Act. The rules turn on the price and the buyer’s use, so ask your title agent and a tax adviser early, since withholding is taken at closing.
For most Estero Beach and Tennis Club 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 Estero Beach and Tennis Club condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your tower, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Estero Beach and Tennis Club condo valuation and we will send a value built from recent closings in your tower, 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 seller who can fill any of these gaps with a document improves their own listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own, and they describe working with our team across Southwest Florida.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
These are the questions Estero Beach and Tennis Club 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 closings in your tower, order the estoppel and assemble the document package, complete the flood disclosure, and list with a plan to adjust. In the last 12 months the median condo sold for $405,000 after 81 days on the market.
Start from the nearest like condo in your tower. The 12-month median sale was $405,000 on 17 closings, the 17 active listings run from $355,000 to $519,000, and every recent sale closed under its final list price.
On October 7, 2026, 17 were active and none pending, with 6 in the 7300 tower, 6 in 7330 and 5 in 7360. That is about 12.0 months of supply at the last year’s pace.
The median condo that closed in the last 12 months spent 81 days on the market, with a range from 0 to 719 days. Six of the 17 sold within 30 days and six took 180 days or longer.
All 17 closings in the last 12 months sold below their final list price, at a median of 93.1 percent, which is a median gap of $25,000. Over 60 months the median was 96.5 percent, so the last year is softer than the long run.
The MLS entries show an application fee and a transfer fee, which suggests that the association may screen buyers or collect a fee on transfer, but the declaration and bylaws say what is required. Read them before you list, and ask the manager how long approval takes so you can set a closing date.
Florida law caps the fee an association may charge 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.
Under Florida Statute 689.302, a seller of residential property gives the buyer a flood disclosure form covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract.
Yes. The estoppel certificate lists any assessment due and any special assessment, and any unpaid balance is settled from your proceeds at closing.
The seller customarily pays it. Under Florida Statute 201.02 the rate is $0.70 per $100 of the deed’s consideration, which is $2,835.00 on a $405,000 sale and $3,325.00 on $475,000.
An appraiser compares your condo with recent closings in the same building, so the 17 closings listed above are the relevant evidence. Because buyers paid a median of 93.1 percent of the final list price, a price above the nearest comparable risks an appraisal gap that the buyer must cover or the deal must absorb.
No. The county’s median just value on the October 2026 roll file, $298,056, is a tax measure, and it sits well below the $405,000 median sale price. Price from closings in your tower.
A seller does not need one by law to list, but a buyer, lender or flood insurer may ask for one. The Town keeps an elevation certificate page, and the association or a surveyor can supply a certificate for the building.
Update what a buyer sees first, and do not take on work that needs association approval or a Town permit before you know the cost. Because the Town counts permits from the past five years toward its 50 percent rule, and the association controls the exterior, cosmetic updates inside the condo are usually the safest return.
Do not repeat 517 square feet, because both the county roll and the MLS carry it as a placeholder for every unit. Use a floor plan or a measured area from the association, state it as approximate, and let the bedroom and bath count do the work.
Long listings are not unusual here: two of the 17 recent closings took 438 and 719 days. If your condo has sat, compare its price with the 17 closings, ask what feedback buyers gave, and review the photos and documents.
In the last 12 months the median of these closings was highest at 7330, $415,000 on 8 closings, against $385,000 at 7300 on 5 and $367,500 at 7360 on 4. Over 60 months 7360 led at $435,000 on 25 closings.
The record is too thin to say. Over 60 months, 76 one-bedroom closings had a median of $422,750 and the median of these 7 studio closings was $430,000, and only one studio sold in the last 12 months, at $348,000.
Florida law requires a seller to disclose known material defects, including past flood damage and claims, and the flood disclosure under Statute 689.302 covers flood damage and insurance claims. We found no public record of damage to these towers, and the county roll shows no condo built after 2022, so answer from your own knowledge and your permit and claim files.
A buyer on a 1979 to 1982 building will ask for the milestone inspection report and its summary, and the resale package must include the summary where one applies. A clean report helps, a report that calls for repairs may lead to a negotiated price or an assessment, and the 15-day cancellation window applies when it is delivered.
The structural integrity reserve study sets the reserves the association must fund, and a buyer’s lender may read it closely. Under Florida Statute 718.112, existing associations had to complete the study by December 31, 2025, and the resale package must include the latest study or a statement that none has been done.
Yes, in a window set by Florida Statute 718.503: 7 days, not counting weekends and legal holidays, after the contract and the resale documents, or 15 days where a milestone inspection summary, turnover report or reserve study applies. A seller who delivers the documents early shortens the uncertainty, because the clock runs from receipt.
The contract sets the closing date, and the length depends on the buyer’s financing, the association’s approval and the time to deliver the resale package. A cash buyer with early documents can close quickly.
Property tax is prorated at closing, and the buyer’s bill is then based on the county’s assessed value for the following year, which resets after a sale. At the 2026 Town millage of 13.3108, a $405,000 sale would carry about $5,390.87 before exemptions and non-ad valorem charges.
Yes. A buyer prices wind, flood and unit owner’s insurance and the association’s building premium, which is in the quarterly fee, before offering.
That depends on your basis, your holding period and your residency, and we are not tax advisers. Florida has no state personal income tax, but federal rules apply, so talk to a CPA.
Yes. Most closing documents can be signed remotely or before a notary where you live, and we can handle showings, the association paperwork and the walk-through. Give us a local contact for the association and sign the listing paperwork early.
Often, but the lease and the declaration decide. A buyer who wants to live in the condo needs the lease to end, and an investor may want the lease to continue.
The declaration is recorded at Official Records Book 1357, page 125 in the Lee County official records, and the association’s manager holds the current rules and bylaws. You can also request them as an owner under Florida Statute 718.111.
Some county deeds, four in the last 12 months, have no matching MLS closing, so they were off-market, private or not captured. Do not use a deed in a price comparison until you know its terms.
Our five years of closings fall in every month, with 42 of 83 from March through June, and we draw no price claim from that. Winter is the island’s busy season, so showings are easiest then.
We do not forecast prices. The record shows the last 12 months at $405,000 against $450,000 in each of the two years before, 17 listings against 17 closings, and a Town millage that moved from 13.4329 in 2025 to 13.3108 for 2026.
Commission is negotiable and set in the listing agreement, so we do not publish a rate on this page. Call Jesse at (239) 898-6072 and we will explain what our team does, what is included, and what costs you can expect at closing on your condo before you sign anything.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition and a method built on the building’s records. Compare us with any agent using our Fort Myers Beach agent comparison and judge by the method, the numbers and the documents.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and its taxing district is the Town. The Town sets zoning, permits and rental registration, while Lee County provides services such as the library system and the evacuation-zone lookup.
A Fort Myers Beach specialist knows which tower 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 an Estero Beach and Tennis Club condo well holds its price through the inspection.
We have seen small facts cost sellers contracts: a price taken from a field that repeats 517 square feet, a quarterly fee quoted from a years-old listing, a document package handed over after the contract so the buyer’s cancellation right stayed open, and paperwork that named Estero Beach Club at 2580 Estero Blvd instead of Estero Beach and Tennis Club. 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 Fort Myers Beach seller page covers selling anywhere on the island.
If you are thinking of selling an Estero Beach and Tennis Club condo, call the team that prices from the closings in your tower, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Southwest Florida sellers since 2008.
If you are thinking, “I need someone to sell my condo in Estero Beach and Tennis Club 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 Estero Beach and Tennis Club, Leonardo Arms, Estero Cove, Lovers Key Beach Club or Carlos Pointe.
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.
Estero Beach and Tennis Club sold record, last 12 months: 17 Southwest Florida MLS closings at a $405,000 median, from $305,000 to $475,000, a median 81 days on the market and a median 93.1 percent of the final list price, with 17 condos active on October 7, 2026. Few condos come up for sale in any one tower in any month, so make us your first call before you list.
Request your free Estero Beach and Tennis Club condo valuation and we will send a value built from the closings in your tower, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling an Estero Beach and Tennis Club condo? Get a free Estero Beach and Tennis Club 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 the seller’s duties and the agencies that issued the storm and flood data. Market figures come from the Southwest Florida MLS and the Lee County Property Appraiser. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones an Estero Beach and Tennis Club seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why an Estero Beach and Tennis Club seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium list | Town of Fort Myers Beach | 2026 | The Excel file that lists Estero Beach and Tennis Club among island condominiums |
| Lee County 2026 taxing district millage book | Lee County Property Appraiser | Printed October 9, 2026 | The millage rate for every taxing district, including the Town at 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Updated March 2026 | The federal storm report, with surge and damage 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 |
| IRS Topic 701 | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and the recorded declaration can be requested from the Lee County Clerk at Official Records Book 1357, page 125.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Estero Beach and Tennis Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.