Home › Fort Myers Beach › Sell Your Home in Fort Myers Beach
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Selling a home on Fort Myers Beach starts with a fact most sellers never hear: the Fort Myers Beach ZIP code, 33931, is not one market and not one government. In the last twelve months the Southwest Florida MLS recorded 397 closings in it at a $510,000 median, yet condominiums closed at a $425,000 median, single-family homes at $1,000,000 and manufactured homes at about $353,000, and three different local governments apply their own rules to the same mailing address. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this guide for owners across Estero Island, San Carlos Island, the Black Island condominiums and the Bayside Estates mainland, from Bay Beach and Pink Shell to Fairview Isles, Boardwalk Caper and Siesta Isles.
Here is who governs what. The Town of Fort Myers Beach covers Estero Island. San Carlos Island, with San Carlos on the Gulf, Port Carlos Cove, Boardwalk Caper, Siesta Isles and the shrimp docks, is unincorporated Lee County. The Lovers Key Beach Club condominiums at the south end of Estero Boulevard carry a Fort Myers Beach mailing address, but the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district. Bayside Estates and Tip Top sit on the unincorporated Lee County mainland off San Carlos Boulevard. A name is not membership, and the county roll’s taxing district decides which rules, which millage and which permit office apply to your home. If you want the whole place first, our complete Fort Myers Beach guide covers the neighborhoods, the beaches, the bridges and daily life, and the Lee County guide covers the county around it.
This page is the seller’s playbook. It does not repeat our Fort Myers Beach home valuation guide, which explains how a Fort Myers Beach value is built, our guide to buying a home on Fort Myers Beach, which covers the purchase side, or our guide to new construction on Fort Myers Beach, which covers the post-Ian rebuild from the builder’s side. Call Jesse McGreevy direct at (239) 898-6072, or start with a free Fort Myers Beach home valuation, and we will send you the comparable sales we used, labelled by source and date.
To sell your Fort Myers Beach home in 2026, price it against its own slice of a split market and prepare the documents a buyer’s insurer, lender and attorney will ask for. In the last twelve months ZIP 33931 recorded 397 Southwest Florida MLS closings at a $510,000 median, with a median 92 days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The Fort Myers Beach market is neither collapsing nor hot. Closings rose from 277 in the twelve months to October 2025 to 397 in the latest twelve months, a 43.3 percent increase, while the median closing price fell from $650,000 to $510,000. A large part of that fall is a change in what sold, not only in what homes are worth: condominiums were 59.9 percent of the latest year’s closings, against 48.7 percent the year before, and single-family homes actually closed at a higher median ($1,000,000, against $947,500). Sellers who read only the headline median misprice their homes in both directions, which is why the sections below split the record by part of the island, by property type and by building age.
Five facts move a Fort Myers Beach sale price more than square footage does. The first is your taxing district and jurisdiction, because the 2026 applied millage runs from 12.7942 mills in the City of Bonita Springs district to 14.2517 mills on the Bayside Estates mainland and the permit rules differ with it. The second is your property type, because the condominium, single-family and manufactured-home markets are priced and absorbed separately. The third is your flood zone, elevation and post-Ian status, since every point we queried on the Federal Emergency Management Agency flood map sits in a Special Flood Hazard Area except four street points at the Lovers Key condominiums. The fourth is the paper a buyer will demand: the condominium resale package under Florida Statutes section 718.503, the flood disclosure under section 689.302 and the association’s rental rules. The fifth is the insurance and lender story, because Citizens flood requirements, wind mitigation forms and building-age lender rules decide who can finance your home.
These are the eight facts this page proves, each with its source and date in the section where it appears, for a Fort Myers Beach owner deciding whether, when and how to sell.
Use this list to jump to the part of the Fort Myers Beach selling process you need, from the market numbers and the island’s parts to taxes, disclosures, flood, costs and the questions sellers ask most.
McGreevy and Comisar is the #1 real estate team in Southwest Florida since 2012, and every Fort Myers Beach listing gets over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. On a barrier island that matters because the value drivers, from flood elevation to association paper, are specific, checkable and routinely missed.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
Those are career figures across Lee and Collier County. If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers Beach sets out the criteria we think a seller should use, with the data date stated, and we are comfortable being measured against it.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Domain Realty Group, the team Jesse McGreevy and Marc Comisar lead, has completed more than 4,000 transactions across Southwest Florida. RealTrends Verified 2026 lists McGreevy and Comisar as a Large Team with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 in Florida by volume. For this guide we tracked every one of the 2,064 closings the Southwest Florida MLS recorded in ZIP 33931 in the 60 months to October 7, 2026, and we tracked the 353 qualified sales the Lee County Property Appraiser recorded in the Town taxing district in the last twelve months, so every figure below comes from a public record or a published statistic with its source and date beside it.
Jesse and Marc both work every listing personally. Marc Comisar runs the field side: showings, buyer-agent conversations, access, inspections and the final walkthrough. Jesse McGreevy runs pricing, marketing, data and the association, district and flood paperwork. The person who priced your home is the person who hears the buyer’s objection and negotiates the repair credit. Read more about the partnership on our about McGreevy and Comisar page, or meet Jesse McGreevy and Marc Comisar.
Call Jesse McGreevy direct at (239) 898-6072 or request your free Fort Myers Beach home valuation, and we will build the comparison, the net sheet and the document checklist for your address before you commit to a date. If you are buying as well as selling, Marc Comisar at (239) 287-5873 will walk you through buying a home on Fort Myers Beach and our representation for Southwest Florida buyers.
The Fort Myers Beach market is a long, negotiable one: ZIP 33931 recorded 397 Southwest Florida MLS closings in the twelve months to October 7, 2026 at a $510,000 median and $455 per square foot, homes took a median 92 days to sell, and 380 active listings equal about 11.5 months of supply, which favors a correctly priced seller over an optimistic one.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
Every number below carries its geography, its window and its source, because “Fort Myers Beach” means different things in different data sets. The Southwest Florida MLS series counts every residential closing, including Sold Data Entry records, in ZIP 33931. The Lee County series counts the sales the Property Appraiser flags as qualified improved sales, grouped by taxing district. We never mix or average the two. Following our house rule, the first window with ten or more closings leads, and any median built on fewer than ten sales is not published.
| Window | Closings | Median price | Price range | Median $ per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|
| Last 12 months | 397 | $510,000 | $138,000 to $6,900,000 | $455 | 92 | 93.8% |
| Last 24 months | 674 | $560,000 | $78,500 to $6,900,000 | $466 | 89 | 93.9% |
| Last 36 months | 978 | $575,000 | $78,500 to $11,250,000 | $483 | 79 | 94.2% |
| Last 60 months | 2064 | $610,000 | $58,140 to $11,250,000 | $514 | 35 | 95.7% |
Read across the table. The twelve-month median of $510,000 sits $50,000 below the 24-month median, $65,000 below the 36-month median and $100,000 below the 60-month median. Price per square foot fell from $514 across 60 months to $455 across the latest twelve, and the median sale-to-final-list ratio slipped from 95.7 percent to 93.8 percent. Days on market tell the sharpest story: the 60-month median of 35 days is dragged down by the 2021 and 2022 sellers’ market, while the latest year’s median is 92 days. A seller using a 2022 memory of “it sold in a week” is pricing against a market that has closed.
| Taxing district | Last 12 months | Last 24 months | Last 36 months | Last 60 months |
|---|---|---|---|---|
| Town of Fort Myers Beach district (Estero Island) | 353 sales, $590,000 | 614 sales, $613,750 | 818 sales, $636,000 | 1,358 sales, $680,000 |
| San Carlos Island district | 46 sales, $374,000 | 68 sales, $399,250 | 85 sales, $479,750 | 148 sales, $416,500 |
| Black Island condominiums (Bonita Springs district) | 15 sales, $435,000 | 19 sales, $435,000 | 22 sales, $472,500 | 34 sales, $454,500 |
| Bayside Estates district | 33 sales, $399,999 | 56 sales, $400,000 | 76 sales, $400,000 | 199 sales, $318,000 |
| All four districts | 453 sales, $542,000 | 769 sales, $574,000 | 1,015 sales, $590,000 | 1,775 sales, $600,000 |
The county series moves in the same direction as the MLS series but is a different count. Within the Town taxing district the Property Appraiser recorded 353 qualified improved sales in the last twelve months at a $590,000 median, against $680,000 across 60 months. The county figure is higher than the MLS figure because it covers a different set of parcels and excludes sales the county does not flag as qualified. The comparison that matters for you is the one inside your own series and your own district.
On October 7, 2026 there were 380 active listings and 27 pending contracts in ZIP 33931, with a median active list price of $699,000 and a range from $199,000 to $13,490,000. Matching each listing to the county roll by address, 369 of the 380 actives fall into a use class:
| Property type | Active listings | Median list price | List price range | Closings, last 12 months | Months of supply |
|---|---|---|---|---|---|
| Condominium | 222 | $549,950 | $199,000 to $5,300,000 | 238 | 11.2 |
| Single-family | 105 | $1,249,999 | $420,000 to $11,400,000 | 111 | 11.4 |
| Manufactured home | 22 | $399,450 | $234,000 to $675,000 | 30 | 8.8 |
| Vacant residential | 15 | $2,575,000 | $1,299,999 to $13,490,000 | 0 | No closings |
| Cooperative | 2 | Not shown (fewer than 10) | Not shown | 3 | Not shown |
| Multifamily under 10 | 3 | Not shown (fewer than 10) | Not shown | 3 | Not shown |
The right-hand column is a simple supply measure, active listings divided by the twelve-month closings per month. Condominiums stand at 11.2 months, single-family homes at 11.4 months and manufactured homes at 8.8 months, against 11.5 months for the whole ZIP. Anything above six months is conventionally a buyer’s market, so a seller here is competing against many comparable listings and should expect buyers to negotiate.
| Price band | Closings | Share of 397 | Median days on market | Median sale to final list |
|---|---|---|---|---|
| under $300,000 | 53 | 13.4% | 85 | 91.9% |
| $300,000 to $499,999 | 142 | 35.8% | 97 | 94.3% |
| $500,000 to $749,999 | 81 | 20.4% | 97 | 94.5% |
| $750,000 to $999,999 | 49 | 12.3% | 92 | 93.9% |
| $1,000,000 to $1,999,999 | 51 | 12.8% | 83 | 92.1% |
| $2,000,000 and above | 21 | 5.3% | 115 | 92.0% |
The $300,000 to $499,999 band alone holds 142 of 397 closings, or 35.8 percent, so the center of this market is the entry-level condominium. The $1,000,000 and above bands together hold 72 closings, 18.1 percent, with the thinnest and slowest segment at $2,000,000 and above: 21 closings, a median 115 days on market and 92.0 percent of final list price.
Fort Myers Beach homes sold for a median $510,000 in the latest twelve months, but individual closings in ZIP 33931 ran from $138,000 to $6,900,000, and the yearly median moved from $650,000 two years ago to $510,000 as the mix shifted toward condominiums. Read prices by property type and by building, never by the ZIP headline alone.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
Each block below is a separate twelve-month slice counted back from October 7, 2026, so no closing appears twice and the five blocks add up to the 2,064 closings in the 60-month record.
| Twelve-month block | Closings | Median price | Median $ per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|
| October 7, 2025 to October 7, 2026 | 397 | $510,000 | $455 | 92 | 93.8% |
| October 7, 2024 to October 7, 2025 | 277 | $650,000 | $485 | 84 | 94.0% |
| October 7, 2023 to October 7, 2024 | 304 | $599,500 | $514 | 58 | 94.7% |
| October 7, 2022 to October 7, 2023 | 502 | $602,500 | $493 | 24 | 94.8% |
| October 7, 2021 to October 7, 2022 | 584 | $650,000 | $603 | 9 | 99.0% |
Two features stand out. Volume fell by more than half between the first block (584 closings, ending October 2022, the month after Hurricane Ian) and the 2024 to 2025 block (277 closings), then recovered 43.3 percent to 397. And days on market lengthened from a median 9 days in the oldest block to 92 days now, a change of market, not of method, because every block uses the same definition.
The drop from a $650,000 median to $510,000 is a composition effect on top of a real condominium softening. Splitting the same blocks by property type, using the county use code joined to each MLS address, shows what moved:
| Twelve-month block | Condominium | Single-family | Manufactured home |
|---|---|---|---|
| October 2025 to October 2026 | 238 closings, $425,000 | 111 closings, $1,000,000 | 30 closings, $352,888 |
| October 2024 to October 2025 | 135 closings, $516,400 | 96 closings, $947,500 | 21 closings, $355,000 |
| October 2023 to October 2024 | 172 closings, $529,950 | 66 closings, $1,037,500 | 26 closings, $385,000 |
Condominium closings rose from 135 to 238, a 76.3 percent increase, and their median fell 17.7 percent, from $516,400 to $425,000. Single-family closings rose 15.6 percent, from 96 to 111, and their median rose 5.5 percent, from $947,500 to $1,000,000. Manufactured-home closings went from 21 to 30 with a median that barely moved ($355,000 to about $353,000). The ZIP median therefore fell because condominiums, the cheaper segment, became a larger share of what sold and because condominium prices themselves softened, not because single-family homes lost value. We label the split plainly: it joins MLS addresses to the county roll, and 98 of the 2,064 sixty-month closings did not match an address and are excluded from it.
Fort Myers Beach sellers who talk to us before they list get a price built from the closings of their own building or neighborhood, a net sheet at that price and a written plan for the flood, insurance and document questions buyers will ask. The first conversation is free, there is no obligation, and you speak to a partner.
Use the home valuation form on our free Fort Myers Beach home valuation page, or call Jesse McGreevy direct at (239) 898-6072. You will receive a price range built from closed comparables, each labelled by source and date, and a net sheet. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your address, your building or neighborhood, the year your roof was installed, whether you have an elevation certificate or a wind mitigation report, and whether the home took water in Ian, Helene or Milton. That is enough to start, and a walk-through lets us see condition, which no record holds.
Yes. We start from the closings in your own building or neighborhood and use the shortest window with ten or more closings, so a Bay Beach condominium is not priced from a Siesta Isles house.
No. The valuation is free, and you owe us nothing unless you later sign a listing agreement.
Yes. Many Fort Myers Beach owners are seasonal. We walk the home with a trusted contact or by video and send the valuation and net sheet by email.
Marc Comisar is direct at (239) 287-5873, and our buyer guide for Fort Myers Beach covers the purchase side, including timing a sale and a purchase in the same season.
Your Fort Myers Beach home sits in one of five Estero Island stretches, San Carlos Island, the Black Island condominiums or the mainland, and the twelve-month MLS median ranges from $367,500 on the mainland to $897,500 between Crescent Street and Gulf Beach Road. Estero Island as a whole closed 309 sales at a $550,000 median.
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 divides the Fort Myers Beach ZIP into named stretches, and the table uses its boundaries. Months of supply here is active listings divided by the stretch’s twelve-month closings per month.
| Part of Fort Myers Beach | Closings, last 12 months | Median price | Median $ per sq ft | Median days on market | Median sale to final list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Bowditch Point to Crescent Street | 25 | $476,000 | $799 | 84 | 93.6% | 22 | 10.6 |
| Crescent Street to Gulf Beach Road | 22 | $897,500 | $648 | 45 | 91.7% | 25 | 13.6 |
| Gulf Beach Road to Avenida Pescadora | 47 | $675,000 | $531 | 110 | 94.2% | 44 | 11.2 |
| Avenida Pescadora to Fairview Isles | 69 | $750,000 | $500 | 112 | 93.3% | 76 | 13.2 |
| Fairview Isles to Big Carlos Pass (Bay Beach end) | 146 | $442,000 | $406 | 84 | 94.3% | 156 | 12.8 |
| San Carlos Island | 10 | $412,500 | $363 | 70 | 95.2% | 13 | 15.6 |
| Black Island and Lovers Key condominiums | 12 | $402,500 | $647 | 63.5 | 96.7% | 14 | 14.0 |
| Mainland (Bayside Estates, Boardwalk Caper, Siesta Isles, Tip Top) | 66 | $367,500 | $258 | 78 | 92.8% | 30 | 5.5 |
| Estero Island, the five stretches together | 309 | $550,000 | $481 | 97 | 93.8% | 323 | 12.5 |
The northern stretch closed 25 sales in twelve months at a $476,000 median but the highest price per square foot on the island at $799, because it is a small-unit condominium market: 21 of the 25 matched to a condominium parcel. Buildings such as White Sand Villas, Sanibel View Villas, Island Shores and Casa Playa Resort supply most of the closings. Bowditch Point Park, run by Lee County, is at this end, and the county announced that its parking lot and amenities closed from September 8, 2026 for restoration, a fact visitors and buyers will notice.
This stretch closed 22 sales at a $897,500 median, the highest median on the island, with 15 of the 22 matched to single-family parcels and the quickest median of 45 days on market. It also shows the weakest sale-to-final-list ratio of any island stretch, 91.7 percent, and 25 active listings that equal about 13.6 months of supply. Subdivisions and platted blocks such as Hills Tract, Venetian Gardens, Miramar and Seagrape account for most closings, and Times Square and the Lee County fishing pier sit here.
The middle stretch closed 47 sales at a $675,000 median and $531 per square foot, with 27 single-family matches and 18 condominium matches, a median 110 days on market and 44 active listings. Shell Mound Park, Ocean Harbor, Cases, Holiday Heights and Lynn’s Highland Park account for the repeat names.
This stretch closed 69 sales at a $750,000 median and $500 per square foot, with 35 single-family and 29 condominium matches. It has the longest median of any island stretch at 112 days on market and 76 active listings, about 13.2 months of supply. Fairview Isles alone accounts for 19 of the 69 latest closings, followed by Bay Village (10) and Gullwing Beach Resort, McPhie Park and El Sol.
The southern stretch, which includes Bay Beach, is the island’s volume center: 146 of the island’s 309 closings, 131 of them condominiums, at a $442,000 median and $406 per square foot, with 156 active listings or about 12.8 months of supply. Waterside at Bay Beach (16 closings in twelve months), Estero Beach and Tennis Club (17), Laguna Shores, The Palms of Bay Beach (10) and Hibiscus Pointe (12) lead the list. If you own here, your comparables are mostly other condominiums in your own building.
The MLS area for San Carlos Island recorded 10 closings in the latest twelve months at a $412,500 median, so it clears our ten-sale line only just; its 60-month record has 80 sales. San Carlos Island is unincorporated Lee County, with its own taxing district, and its mix is unusual: single-family homes, condominiums, cooperative homes at Port Carlos Cove, mobile-home and RV condominiums on Nancy, Helen and Emily Lanes, and working waterfront. The county counts 1,218 residential parcels there, 805 improved, with a median year built of 1987.
Black Island closed 12 sales at a $402,500 median and $647 per square foot, 11 of them condominiums, with a median 63.5 days on market, 96.7 percent of final list price and 14 active listings. The Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district, which is why their millage and rental permit rules differ from the Town’s even though the mailing address says Fort Myers Beach.
The MLS mainland area with a 33931 address closed 66 sales at a $367,500 median and $258 per square foot, the lowest on the board, with 28 manufactured homes, 20 condominiums and 18 single-family homes. Bayside Estates alone produced 28 of the latest 66 and 211 of the 325 in 60 months. The area also contains Boardwalk Caper and Siesta Isles, which the county places in the San Carlos Island taxing district even though the MLS files them with the mainland, which is one more reason to check the taxing district on the county record before you read any comparison.
Your Fort Myers Beach home belongs to one of 38 places we have researched building by building and neighborhood by neighborhood, and each has its own guide and its own seller page. The directory gives each place’s Southwest Florida MLS record from the shortest window with 10 or more closings, so you can find your address and its own sold record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
| Place | Closings and median, shortest window with 10 or more |
|---|---|
| Bay Beach | 61 closings, $425,000 (12 mo) |
| Pink Shell Beach Resort | 14 closings, $325,000 (12 mo) |
| San Carlos Island | 11 closings, $400,000 (12 mo) |
| Waterside at Bay Beach | 17 closings, $675,000 (12 mo) |
| Estero Beach and Tennis Club | 17 closings, $405,000 (12 mo) |
| Lovers Key Beach Club | 10 closings, $362,500 (12 mo) |
| The Palms of Bay Beach | 10 closings, $392,500 (12 mo) |
| Hibiscus Pointe | 12 closings, $375,000 (12 mo) |
| Creciente | 10 closings, $575,000 (12 mo) |
| Gullwing Beach Resort | 11 closings, $860,000 (36 mo) |
| Sandarac | 15 closings, $650,000 (24 mo) |
| Estero Cove | 14 closings, $341,500 (24 mo) |
| Ocean Harbor | 15 closings, $670,000 (36 mo) |
| Casa Marina | 14 closings, $480,000 (36 mo) |
| Carlos Pointe | 22 closings, $563,500 (60 mo) |
| Palm Harbor Club | 12 closings, $642,500 (36 mo) |
| Islands End | 23 closings, $668,500 (60 mo) |
| Royal Pelican | 19 closings, $429,900 (60 mo) |
| Bay Village | 10 closings, $218,750 (12 mo) |
| Boardwalk Caper | 18 closings, $220,000 (12 mo) |
| Windward Point | 15 closings, $430,000 (60 mo) |
| Harbour Pointe | 15 closings, $470,000 (60 mo) |
| Leonardo Arms | 11 closings, $424,000 (24 mo) |
| The Privateer | 14 closings, $487,500 (60 mo) |
| Bella Lago | 15 closings, $625,000 (60 mo) |
| Captains Bay | 11 closings, $475,000 (36 mo) |
| Riviera Club | 13 closings, $755,000 (60 mo) |
| Smugglers Cove | 13 closings, $450,000 (60 mo) |
| Bayside Estates | 28 closings, $362,500 (12 mo) |
| Fairview Isles | 23 closings, $885,000 (12 mo) |
| Shell Mound Park | 14 closings, $823,500 (24 mo) |
| Laguna Shores | 12 closings, $739,500 (24 mo) |
| McPhie Park | 16 closings, $993,750 (36 mo) |
| Siesta Isles | 11 closings, $1,275,000 (12 mo) |
| Sandpiper Village | 19 closings, $820,000 (60 mo) |
| Venetian Gardens | 17 closings, $1,775,000 (60 mo) |
| Holiday Heights | 18 closings, $1,038,250 (60 mo) |
| Lynn’s Highland Park | 13 closings, $689,000 (60 mo) |
Each row states its own window, because a small building rarely has ten closings in a single year. Fourteen of the 38 places reach ten or more closings inside twelve months, five need 24 months, six need 36 months and thirteen need the full 60 months. The windows differ, so compare a median only with a median from the same row’s window, and never with the ZIP headline of $510,000. Where a place has fewer than ten closings in every window we publish, we list the closings rather than a median.
Thirteen places, from Carlos Pointe and Islands End to Venetian Gardens and Lynn’s Highland Park, need all 60 months to reach ten closings, and some of those years include the 2021 and 2022 market. We do not publish a trend from them. For a seller in a thin building the honest method is to price from the building’s own closings, adjust for floor, view and condition, and cross-check against the next building of the same age and size, which is what our Fort Myers Beach home valuation guide walks through.
Condominiums, single-family homes and manufactured homes are three separate Fort Myers Beach markets with three different price levels: in the last twelve months condominiums closed at a $425,000 median, single-family homes at $1,000,000 and manufactured homes at about $353,000. Each has its own buyers, its own paperwork and its own months of supply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
We assigned each closing a property type by joining the MLS address to the county roll’s Department of Revenue use code. Ninety-eight of the 2,064 closings in 60 months did not match an address and are left out of this split, so the type counts do not sum to the ZIP total.
| Property type | Closings, last 12 months | Median price | Price range | Median $ per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|
| Condominium | 238 | $425,000 | $168,000 to $5,200,000 | $428 | 83 | 94.3% |
| Single-family | 111 | $1,000,000 | $330,000 to $6,900,000 | $550 | 99 | 92.6% |
| Manufactured home | 30 | $352,888 | $138,000 to $690,000 | $235 | 80 | 94.2% |
Condominiums are 238 of the 397 closings, 59.9 percent, against 135 of 277, 48.7 percent, in the block before. The condominium median fell from $516,400 to $425,000, a drop of 17.7 percent, while closings rose 76.3 percent. A seller of a condominium is therefore selling into a crowded field, with 222 active condominium listings and 11.2 months of supply, and an active median list price of $549,950 that sits 29.4 percent above the median that actually closed. That gap is the single most useful number for pricing: buyers are not paying the asking prices on the shelf.
Condominium buyers also read the building. The listing-entered annual recurring fees on 232 of the 238 condominium closings had a median of $12,396 and a quartile range of $10,404 to $15,400, and a buyer’s lender will ask about assessments, reserves and the structural integrity reserve study before it asks about your kitchen.
Single-family homes closed 111 times at a $1,000,000 median, $550 per square foot, against 96 closings at $947,500 the year before, a 5.5 percent rise on 15.6 percent more closings. They also take longest: a median of 99 days on market and a median sale at 92.6 percent of the final list price, the lowest ratio of the three types. The active median list price is $1,249,999, which is 25.0 percent above the median closing. Single-family sellers who overshoot by that much find that the first 60 days produce showings but no offers.
Manufactured homes closed 30 times at a median of $352,888, $235 per square foot, against 21 closings at $355,000 the year before, a 0.6 percent change on 42.9 percent more closings. Twenty-eight of the 30 closed in the mainland area off San Carlos Boulevard, and in the county roll 424 of the 653 parcels in the Bayside Estates taxing district carry the manufactured-home use code. Every one of the 30 closings carried a listing-entered annual recurring fee, with a median of $2,800 and a ceiling at the same figure. The 22 active manufactured homes are priced at a $399,450 median, 13.2 percent above the median closing.
Fifteen vacant residential lots are listed with a median ask of $2,575,000, and no vacant-lot closing appears among the matched closings of the last twelve months, so this series gives a lot owner no recent closing to price from. Cooperative and small multifamily closings are too few for a median. If you own either, ask us for the individual closings in your block rather than a median.
The post-Ian rebuild has changed what sells on Fort Myers Beach at the top of the market only: a home with a county year built of 2023 or later closed at a median of $1,825,000 and $869 per square foot in the last twelve months, but only 9 such closings matched the roll. The older housing stock still sets the median for almost every seller.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center reports maximum inundation of 10 to 15 feet above ground on Fort Myers Beach and Estero Island, and the Florida Department of Environmental Protection’s post-storm report records a maximum storm tide of 13.23 feet NAVD88 at the Fort Myers Beach pier sensor. A rebuilt home on this island is a different product from a surviving older one, and buyers know it.
The county roll shows 148 of the Town’s 7,646 improved parcels with a year built of 2023 or later, 1.9 percent, 23 of 805 on San Carlos Island, none of the 258 improved Black Island parcels and 59 of 503 in the Bayside Estates taxing district. Across all four districts that is 236 of 9,313 improved parcels, 2.5 percent. A year built of 2023 or later on the roll is a count of new improvements, not a count of homes rebuilt after Ian, because the roll does not record why a building was replaced.
| Year built (county roll) | MLS closings, last 12 months | Median price | Median $ per sq ft |
|---|---|---|---|
| Built before 1980 | 148 | $600,000 | $474 |
| Built 1980 to 1999 | 153 | $385,000 | $401 |
| Built 2000 to 2022 | 65 | $675,000 | $475 |
| Built 2023 or later | 9 | $1,825,000 | $869 |
The table splits the 375 closings of the last twelve months that matched a year built; 22 had none on the roll. Homes built before 1980 closed at a $600,000 median and homes built from 2000 to 2022 at $675,000, at nearly the same $474 and $475 per square foot, while the 1980 to 1999 group closed at $385,000 and $401 per square foot, the lowest of the four groups. For single-family homes alone, the 24-month record shows 15 closings of homes built in 2023 or later at a $2,165,000 median and $941 per square foot, against 184 older single-family homes at $910,000 and $531. The rebuild premium is real and large, but it applies to a few dozen homes, not to the island.
If your home survived Ian and has since been repaired, assemble the permit record, the contractor invoices, the elevation certificate and any substantial-damage or substantial-improvement determination letter, because a buyer’s agent will ask whether the repairs count toward the 50 percent threshold. If your home was rebuilt, assemble the final inspection, the certificate of occupancy, the new elevation certificate and the builder’s warranty. Our guide to new construction on Fort Myers Beach explains the builder’s side of the same rules.
A Fort Myers Beach listing that closed in the last twelve months took a median 92 days on market and sold at a median 93.8 percent of its final list price, and only 8.8 percent of the 397 closings reached or beat the final list price. The spread is wide, so your home’s own timeline depends on price, type and season.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
| Days on market | Closings (of 394 with a recorded figure) | Share |
|---|---|---|
| 30 days or fewer | 98 | 24.9% |
| 31 to 90 days | 96 | 24.4% |
| 91 to 180 days | 106 | 26.9% |
| 181 days or more | 94 | 23.9% |
The four groups are nearly equal, which is the finding: roughly one closing in four sold within 30 days, one in four took more than 180, and the median of 92 days sits between them. Days on market here is the figure recorded in the Southwest Florida MLS for 394 of the 397 closings. A home that sells in 12 days and a home that sits for 220 days are both normal Fort Myers Beach outcomes, and the difference is mostly the price and the paperwork on day one.
| Sale price against final list price | Closings (of 397) | Share |
|---|---|---|
| at or above final list price | 35 | 8.8% |
| 95.0 to 99.99% of final list | 119 | 30.0% |
| 90.0 to 94.99% of final list | 151 | 38.0% |
| below 90% of final list | 92 | 23.2% |
Of the 397 closings, 362, or 91.2 percent, sold below the final list price, and 92 sold more than 10 percent below it. The final list price is the last price on the listing before it closed, not the first, so a home that cut its price twice shows the later ask. As an illustration only, a home with a final list price of $550,000 selling at the 93.8 percent median would close at about $515,900. By type, condominiums sold at 94.3 percent of final list in a median 83 days, single-family homes at 92.6 percent in 99 days and manufactured homes at 94.2 percent in 80 days.
The thinnest and slowest segment is $2,000,000 and above, with 21 closings, a median 115 days on market and 92.0 percent of final list price. The $300,000 to $499,999 band is the fastest to find a buyer in volume but still takes a median 97 days. With 11.5 months of supply, the pricing lesson is the same in every band: buyers have choices, and a list price that starts 5 to 10 percent above where comparable homes closed spends its best weeks unseen.
Most Fort Myers Beach owners who sold in the last year did sell for more than they paid: of 323 Town-district sales that could be matched to a prior qualified sale of the same parcel, 275 sold higher, 1 equal and 47 lower, with a median hold of 11.3 years and a median nominal gain of 54.2 percent before costs.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
We tracked every qualified sale the Lee County Property Appraiser recorded in the Town of Fort Myers Beach taxing district in the last twelve months, 353 in all, and matched each to the previous qualified sale of the same parcel in the county file. Three hundred twenty-three had one. The comparison is nominal and before improvements, mortgage costs, taxes and the cost of selling.
Of the pairs, 275 sold higher than the previous sale (85.1 percent), 1 sold equal and 47 sold lower (14.6 percent). The median hold was 11.3 years and the median change was 54.2 percent. Where the previous sale came before September 2022, 257 of 298 sold higher (86.2 percent), with a median hold of 12.1 years and a median gain of 63.5 percent.
Where the previous sale was in September 2022 or later, 18 of 25 sold higher (72.0 percent), but the median hold was 2.6 years and the median gain only 7.7 percent. Subtract a typical all-in seller cost of 5.0 to 7.5 percent of the new price and that short-hold owner finishes between a 2.3 percent gain and a 0.4 percent loss on the original price, before interest and carrying costs. The numbers are why we run a net sheet before a seller picks a list price.
A worked example shows how a real Fort Myers Beach listing becomes a net check: a one-bedroom condominium at Estero Beach and Tennis Club listed at $445,000 and closed at $425,000 after 171 days, and a Siesta Isles single-family home listed at $1,145,070 closed at $1,000,000 in 9 days. Both are public Southwest Florida MLS closings, not our transactions.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The unit has 517 square feet of living area, one bedroom and one bath, in the stretch from Fairview Isles to Big Carlos Pass. It listed at $445,000 and sold on April 21, 2026 for $425,000, which is 95.5 percent of the final list price and $822 per square foot, after 171 days on market. The price equals the twelve-month condominium median of $425,000. On the seller’s side the arithmetic is: commission at 2.75 percent, $11,687.50; buyer-agent compensation at 2.5 percent if offered, $10,625.00; owner’s title policy at the promulgated rate of $575.00 plus $5.00 per $1,000 above $100,000, $2,200.00; documentary stamp tax at $0.70 per $100, $2,975.00; title search, settlement and lien search allowances of $1,500.00; and the association estoppel certificate at its $299 cap. Those add to $29,286.50, leaving $395,713.50 before any mortgage payoff, tax proration, repairs or special assessments. Without buyer-agent compensation the costs are $18,661.50 and the figure is $406,338.50.
A buyer of that unit would face Town of Fort Myers Beach millage of 13.3108 in 2026. If the taxable value equaled the price, the arithmetic is 13.3108 times 425, or $5,657.09 before exemptions and non-ad valorem charges, a number the buyer’s lender will add to the association fee.
The home has 4,699 square feet of living area, four bedrooms and a den, in Siesta Isles on the mainland side. It listed at $1,145,070 and sold on May 22, 2026 for $1,000,000, 87.3 percent of the final list price and $213 per square foot, in 9 days. It equals the twelve-month single-family median of $1,000,000. At the San Carlos Island district’s 2026 applied millage of 13.2284, a taxable value equal to the price gives 13.2284 times 1,000, or $13,228.40. The sheet in the cost section prices the $1,000,000 sale: $933,925.00 before payoff if the seller offers buyer-agent compensation and $958,925.00 if not.
We price a Fort Myers Beach home from the closings of its own building or neighborhood first, adjust for size, floor or elevation, view and condition, and test the result against the active listings and the buyer’s insurance and lender questions. We then give you a range and a net sheet, never a single hopeful number.
Open the matching guide in the directory above and read the closings in your window. If your place has fewer than ten closings in every window we publish, we list the closings and write any median only as the median of those closings.
Living area is the first adjustment. Fort Myers Beach condominiums range from small one-bedroom units to large multi-bedroom residences, and price per square foot tends to run higher in small units, as the northern tip’s $799 and the 517 square foot example above show, so we compare like with like. We adjust for floor, Gulf, bay or canal position, and year built, with the rebuild premium treated separately. We then read the active competition and the buyer’s insurer and lender questions before we agree the list price and the first 30 days with you.
On Fort Myers Beach the price of a home is moved first by its part of the island and its property type, then by size, floor and elevation, the flood and insurance picture, the age of the building and the association’s rules. The Southwest Florida MLS record shows how far the stretches differ, from a $367,500 mainland median to $897,500 between Crescent Street and Gulf Beach Road.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The record we hold cannot split Gulf-front from bay-side homes, because the fields in the Southwest Florida MLS pull we used do not carry a frontage flag, and we will not guess it. What the record does show is that position by stretch matters: the northern tip, with its small Gulf-side condominium units, closed at $799 per square foot, the middle stretches at $500 to $648, and the mainland at $258. A seller should ask for the closings in their own building or street, not a stretch average.
Unit size and floor are the strongest adjustments inside a building. A 517 square foot condominium closed at $822 per square foot, while the ZIP median is $455. Upper floors, direct Gulf or Bay views and covered parking carry premiums that vary by building, and we quantify them from the building’s own closings rather than from a rule of thumb.
A Fort Myers Beach buyer pays property tax at the rate of the home’s taxing district, and 2026 applied millage ranges from 12.7942 mills in the Black Island Bonita Springs district to 14.2517 mills at Bayside Estates, so the same $510,000 value produces tax bills from $6,525.04 to $7,268.37 before exemptions. Local rules follow the same lines.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
| Taxing district | 2025 final millage | 2026 applied millage | Tax at $350,000 taxable | Tax at $510,000 taxable | Tax at $1,000,000 taxable |
|---|---|---|---|---|---|
| Town of Fort Myers Beach | 13.4329 | 13.3108 | $4,658.78 | $6,788.51 | $13,310.80 |
| San Carlos Island (unincorporated Lee County) | 13.3976 | 13.2284 | $4,629.94 | $6,746.48 | $13,228.40 |
| Black Island condominiums (City of Bonita Springs district) | 12.7970 | 12.7942 | $4,477.97 | $6,525.04 | $12,794.20 |
| Bayside Estates (unincorporated mainland) | 14.4119 | 14.2517 | $4,988.10 | $7,268.37 | $14,251.70 |
The arithmetic is millage times taxable value divided by 1,000, so 13.3108 times 510 is $6,788.51. Millage is dollars per $1,000 of taxable value, and the table assumes taxable value equals the price, before homestead exemptions and non-ad valorem charges. The dollar columns use the 2026 rates in the Property Appraiser’s millage book printed October 9, 2026; the 2025 column shows last year’s final rates for comparison, and the Town’s own levy in the Town district went from 1.0294 mills in 2025 to 1.0655 mills in 2026. A seller’s tax bill is not the buyer’s bill: under Florida’s homestead rules the assessment of a sold home resets, so a buyer’s first full-year bill is usually higher than the seller’s.
The Town was incorporated in 1995 and covers all of Estero Island between the Matanzas Pass and Big Carlos Pass bridges. The Town’s rules apply to a home inside it: the flood protection level of base flood elevation plus one foot, the 50 percent rule counted per building, short-term rental registration and the code of conduct for rentals, and Town permits. Fort Myers Beach Fire Station 31 opened on April 2, 2026 at 2545 Estero Boulevard. The solid waste assessment in the Town’s area for fiscal 2026 is $358.45 per single-family unit per year.
San Carlos Island, with San Carlos on the Gulf, Port Carlos Cove, Boardwalk Caper and Siesta Isles, is unincorporated Lee County. Lee County permits and code enforcement apply, the 2026 applied millage is 13.2284, and the Town’s rental registration does not. We found no Lee County short-term rental registration or duration limit for these areas; private deed restrictions and association documents govern.
Lovers Key Beach Club, Lovers Key Beach Club and Resort and Island Beach Club carry a Fort Myers Beach mailing address, but the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district. The 2026 applied millage is 12.7942. The City’s rental permit program charges $100 per unit for covered properties and exempts condominium and cooperative buildings of more than six units regulated by chapters 718, 719 or 720.
Bayside Estates and Tip Top sit on the mainland off San Carlos Boulevard in unincorporated Lee County, with a 2026 applied millage of 14.2517, the highest of the four. Two active corporations carry the Bayside Estates name, and a seller should confirm which association’s documents apply to the lot and whether the lot carries an age restriction.
A Fort Myers Beach condominium buyer sees a listing-entered annual recurring fee with a median of $12,396 on the 238 condominium closings of the last year, a single-family buyer sees a median of $600 and a manufactured-home buyer $2,800. These are listing-agent entries, not verified budgets, and the association’s current budget and an estoppel certificate govern.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
| Property type | MLS closings | With a nonzero fee entry | 25th percentile | Median | 75th percentile | Lowest to highest |
|---|---|---|---|---|---|---|
| Condominium | 238 | 232 | $10,404 | $12,396 | $15,400 | $250 to $88,828 |
| Single-family | 111 | 15 | $150 | $600 | $1,100 | $45 to $2,500 |
| Manufactured home | 30 | 30 | $2,750 | $2,800 | $2,800 | $868 to $2,800 |
Listing-entered annual recurring fees on 238 Southwest Florida MLS closings of condominiums ranged from $250 to $88,828 (not verified), with 232 carrying a nonzero entry. For single-family homes only 15 of the 111 closings carry a nonzero entry, which is consistent with a market where most homes have no association. For manufactured homes all 30 carry an entry, with a ceiling of $2,800.
A Fort Myers Beach buyer’s insurer will ask for the flood zone and elevation certificate, a wind mitigation inspection and the roof’s age, and a lender will ask for a flood determination and, for a condominium, the association’s financial and reserve answers. A seller who has these ready removes the three most common causes of a delay between contract and closing.
The National Flood Insurance Program prices policies under Risk Rating 2.0, fully in effect since April 1, 2023, using flood frequency, flood type, distance to water, elevation and rebuild cost, with statutory limits that keep most rates from rising more than 18 percent per year. Florida also allows private flood policies in three tiers under section 627.715. The Town returned to the Community Rating System at Class 5, a 25 percent discount, effective April 1, 2026, after NFIP probation closed by a FEMA letter dated November 17, 2025. Unincorporated Lee County and the City of Bonita Springs are also Class 5.
Citizens must require flood coverage as a condition of coverage for personal-lines residential policies, phased in by dwelling replacement cost: $400,000 or more from January 1, 2026, and all other personal-lines residential property from January 1, 2027. It is not required for policies that do not cover wind or for a condominium unit owners policy. Citizens also limits coverage for major structures newly built or enlarged by more than 25 percent seaward of the coastal construction control line or inside a Coastal Barrier Resources System unit. A third-party map layer shows the Black Island condominiums inside a Coastal Barrier Resources System unit; the owner should confirm with the U.S. Fish and Wildlife Service CBRS Mapper before relying on it.
A lender wants the flood determination, the insurance binder, and for a condominium the association’s budget, reserve study, litigation and delinquency answers. A condominium building with a pending special assessment, a failed milestone inspection or an unfunded reserve study can narrow the financing pool even if your unit is spotless.
A Fort Myers Beach seller must deliver the documents that match the home’s legal form, complete the Florida flood disclosure under section 689.302, and disclose known facts that materially affect value. A condominium seller owes the section 718.503 package, and the buyer may cancel within 7 days, or 15 days where an inspection or reserve study document applies, after receipt.
A condominium unit owner who is not the developer must give the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that none exists, any milestone inspection summary and turnover report that applies, the governance form and the frequently-asked-questions document. The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the core documents. Where a milestone inspection summary, turnover inspection report or reserve study applies, a separate clause gives the buyer 15 days. The statute says any waiver of these rights is of no effect. A package delivered after the contract keeps the clock open.
Where a home sits in a homeowners association community, the buyer must receive the disclosure summary before signing the contract, and if the summary was not provided before signing, the buyer may cancel within 3 days after receipt or before closing, whichever comes first. This section does not apply to associations regulated under chapters 718, 719, 721 or 723.
Port Carlos Cove and the dock cooperatives are cooperatives under chapter 719, not condominiums, so do not apply chapter 718 to them; read the proprietary lease, the bylaws and the share transfer rules. A single-family home or a manufactured home on its own lot with no association has no association package, and we write that on the listing so a buyer does not wait for a document that does not exist.
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage, a flood insurance claim or federal flood assistance on the property. We recommend you complete it with your insurance file in hand, because a “no” that a buyer’s later claims search contradicts is a litigation risk, not a favor.
Under Johnson v. Davis, a Florida seller of a residence must disclose known facts that materially affect its value and are not readily observable. Section 689.261 also requires a property tax disclosure summary in a sale of residential property. Storm repairs, past leaks, permit gaps and prior flood events belong in the disclosure file. Disclosing them early is cheaper than renegotiating them.
Section 553.899 requires a milestone inspection for condominium and cooperative buildings of three or more habitable stories by December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years, and the Town and the City of Bonita Springs have not been confirmed to use the optional 25-year coastal trigger. Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three or more stories. We compute deadlines from the roll’s year built and stories, and we never state a building’s status. The estoppel certificate remains valid 30 days, or 35 days if delivered electronically, and the fee is refunded within 30 days of a written request if the sale does not close.
Fort Myers Beach buyers ask which flood zone the home is in, how high its lowest floor is, what Hurricane Ian did to the building, and whether repairs were permitted. The honest answers come from the FEMA map, an elevation certificate and the Town or County permit record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The points we tested sit on panels of the Lee County countywide series 12071C effective November 17, 2022, in Special Flood Hazard Areas with static base flood elevations of 10 to 14 feet NAVD88; four street points at the Lovers Key condominiums read shaded X. We say “the FEMA flood map indicates at these addresses,” never “this home is not in a flood zone,” and we send you to the panel and an elevation certificate for the lot. Lee County evacuation zone A and surge zone 1 were returned for every point we tested, and the county’s design wind speed for Risk Category II buildings is 160 miles per hour in a wind-borne debris region.
The National Hurricane Center reports that Hurricane Ian caused maximum inundation of 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. For Helene in September 2024 and Milton in October 2024, the National Weather Service reports coastal Lee County water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water, with no island-specific measurement. Buyers will ask you what water reached your building in each storm and what you repaired.
The Town counts improvements and repairs toward the 50 percent threshold over five years, per its page, and it makes the determination per building. If your building was found substantially damaged, the determination letter can support federal Increased Cost of Compliance coverage of up to $30,000 for a flood-insured owner. Keep the permits, contractor invoices and final inspections, because the Town’s permit system is where a buyer’s agent will look.
The rules that affect a Fort Myers Beach sale are the association’s approval, rental and pet rules, the Town’s short-term rental registration where the home sits in the Town, and, for the Black Island condominiums, the City of Bonita Springs rental permit program. Ask for the recorded declaration and current rules before you list.
In the Town, a dwelling used as a vacation rental under chapter 509 must register with the Town within 90 days of starting, display its registration number in every advertisement and name a responsible party who can act within one hour. Minimum-stay limits apply in certain zoning districts, but not to land between Estero Boulevard and the Gulf, land directly adjoining the bay side of Estero Boulevard, or units with registered pre-existing weekly rentals. Condominium associations can opt out of Town enforcement; the Town’s 2026 opt-out list names 36 buildings. State law bars local rules that prohibit vacation rentals or regulate their duration or frequency if adopted after June 1, 2011.
The best time to sell on Fort Myers Beach is to have the home listed and documented before the January to April closing season: those four months hold 845 of the 2,064 closings in our 60-month record, 40.9 percent, while July through October hold 491, or 23.8 percent. A listing launched in the fall, with paper ready, reaches the winter buyers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
| Month of closing | Closings in 60 months | Share of 2,064 | Median price, 60 months | Closings, last 12 months |
|---|---|---|---|---|
| January | 150 | 7.3% | $640,000 | 25 |
| February | 211 | 10.2% | $655,000 | 52 |
| March | 237 | 11.5% | $565,000 | 47 |
| April | 247 | 12.0% | $600,000 | 46 |
| May | 215 | 10.4% | $625,000 | 37 |
| June | 187 | 9.1% | $600,000 | 39 |
| July | 131 | 6.3% | $640,000 | 29 |
| August | 157 | 7.6% | $700,000 | 30 |
| September | 121 | 5.9% | $572,500 | 23 |
| October | 82 | 4.0% | $622,000 | 24 |
| November | 130 | 6.3% | $480,000 | 19 |
| December | 196 | 9.5% | $620,000 | 26 |
April is the busiest closing month in the 60-month record with 247 closings, 12.0 percent, followed by March with 237 and February with 211; October is the slowest with 82, 4.0 percent. In the latest twelve months February led with 52. Monthly median prices swing from $480,000 in November to $700,000 in August with no pattern we would rely on, because each month holds a different mix of condominiums and houses. The reliable seasonal signal is volume, not price.
The Census Bureau’s 2020 to 2024 American Community Survey counts 9,886 housing units in the Town of Fort Myers Beach, 71.4 percent of them vacant, including 4,753 held for seasonal use, and a median age of 66.3. Many owners and buyers are visitors who see homes in person between January and April. A contract takes weeks to close, so a home that comes to market in November is positioned to close in the season.
We market a Fort Myers Beach home with professional photography and video, an accurate flood, insurance and fee sheet, the full Southwest Florida MLS exposure and our own audience. The listing answers the buyer’s island questions before they ask, and it is priced from the evidence above.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The package includes professional photography, a floor plan where useful, the association and fee facts verified against the declaration, the flood zone and elevation certificate, the wind mitigation form, the roof age and the storm file. A buyer who can read the whole story in the listing is a buyer who writes an offer without a discount for the unknown. People searching for homes for sale on Fort Myers Beach also reach us through our parent brokerage’s site, Domain Realty Group.
We negotiate a Fort Myers Beach contract on price, terms, the inspection period, the insurance contingency and the document timeline together, because on this island the price you agree is often renegotiated in the 7 or 15 days after the buyer receives the condominium documents. The aim is a contract that closes, not just a number that signs.
With a median sale at 93.8 percent of the final list price, buyers expect to negotiate. We read each offer for the net it produces, its financing and its cash share, and we advise on the appraisal gap before you counter.
For a condominium we deliver the section 718.503 package with the contract so the buyer’s cancellation clock starts and ends in the window the statute sets. We also send the buyer the flood zone, elevation certificate and wind mitigation form so the insurance quote comes back before the inspection period ends.
A buyer comparing Fort Myers Beach with Bonita Beach, the barrier strip on Little Hickory Island to the south, weighs a larger, more liquid and less expensive market against a smaller, costlier and more single-family-heavy one. In the latest twelve months Fort Myers Beach recorded 397 closings at a $510,000 median; our Bonita Beach page records 90 at $658,938.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026).
The two series below come from the Southwest Florida MLS but are drawn on different dates and area definitions: Fort Myers Beach is the ZIP’s closings through October 7, 2026, and Bonita Beach is the strip’s closings through October 3, 2026 as published on our Bonita Beach page. Compare their shape, not the last dollar.
| Measure | Fort Myers Beach | Bonita Beach |
|---|---|---|
| Closings, last 12 months | 397 | 90 |
| Median price | $510,000 | $658,938 |
| Condominium median (closings) | $425,000 (238) | $505,000 (66) |
| Single-family median (closings) | $1,000,000 (111) | $2,600,000 (23) |
| Median days on market | 92 | 108 |
| Median sale to list | 93.8% of final list | 93.46% of list |
| Months of supply | 11.5 | 10.1 |
| Governance | Town, unincorporated Lee County, Bonita Springs and mainland districts | City of Bonita Springs, with Collier County neighborhoods in the same ZIP |
Choose Fort Myers Beach if you want walkable beach life with restaurants, a trolley and a wide range of prices from $138,000 to $6,900,000. Choose Bonita Beach if you prefer a quiet residential strip with no grocery, no gas station and a larger share of high-end elevated homes. If you own on one and are considering moving to the other, call us and we will model both ends of the move.
Selling a Fort Myers Beach home costs about 4.1 to 6.8 percent of the price in a typical Lee County sale: at $510,000 the costs are $21,720 without buyer-agent compensation and $34,470 with it, and at $1,000,000 they are $41,075 and $66,075. In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax.
| Line | $510,000 sale, buyer-agent compensation offered | $510,000 sale, none offered | $1,000,000 sale, buyer-agent compensation offered | $1,000,000 sale, none offered |
|---|---|---|---|---|
| Listing commission, 2.75 percent | -$14,025.00 | -$14,025.00 | -$27,500.00 | -$27,500.00 |
| Buyer-agent compensation, 2.5 percent | -$12,750.00 | $0.00 | -$25,000.00 | $0.00 |
| Owner’s title policy (Florida promulgated rate) | -$2,625.00 | -$2,625.00 | -$5,075.00 | -$5,075.00 |
| Documentary stamp tax, $0.70 per $100 | -$3,570.00 | -$3,570.00 | -$7,000.00 | -$7,000.00 |
| Title search and settlement fee (estimate) | -$1,300.00 | -$1,300.00 | -$1,300.00 | -$1,300.00 |
| Municipal lien search (estimate) | -$200.00 | -$200.00 | -$200.00 | -$200.00 |
| Total seller costs | -$34,470.00 | -$21,720.00 | -$66,075.00 | -$41,075.00 |
| Net before mortgage payoff, tax proration and repairs | $475,530.00 | $488,280.00 | $933,925.00 | $958,925.00 |
The sheet follows the Lee County custom, which is a custom and not a law, so the contract controls. The commission is negotiable and set in the listing agreement, and 2.75 and 2.5 percent are the rates we model. The title premium follows the promulgated schedule: $575 for the first $100,000 and $5.00 per $1,000 above that up to $1,000,000, so $2,625.00 at $510,000 is 575 plus 410 times 5, and $5,075.00 at $1,000,000 is 575 plus 900 times 5. Documentary stamp tax at $0.70 per $100 is $3,570.00 and $7,000.00. The check is 510,000 divided by 100 times 0.70 equals 3,570.
The sheets leave out your mortgage payoff, the property tax proration, any repair credits, the association estoppel certificate fee of up to $299 where an association applies, and any special assessment. They also assume no capital gains tax. Ask for a version with your payoff and your closing date.
You may owe federal capital gains tax on a Fort Myers Beach sale if the gain exceeds the home-sale exclusion: up to $250,000 of gain for a single filer or $500,000 for a married couple filing jointly, if you owned and used the home as your main home for at least 2 of the 5 years before the sale. Second homes and rentals do not qualify.
A seasonal owner who has never lived in the home as a main home does not get the exclusion, and the gain is the sale price less the adjusted basis and the selling costs. Foreign sellers are subject to FIRPTA withholding at closing. Florida has no personal income tax. Speak to a tax adviser before you list.
Listing with an agent usually produces the highest tested price on Fort Myers Beach, a cash sale trades price for speed and fewer repairs, and a sale by owner saves the listing commission but leaves the disclosures, pricing and negotiation to you. The discount in a cash offer can exceed the commission it saves, so compare net to net and get the offer in writing.
| Route | Price | What you pay | Main risk | Best for |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the last 12 months sits | A home in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A home needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Fort Myers Beach home valuation by requesting one online or by calling Jesse direct at (239) 898-6072. We send a value built from the closings of your own building or neighborhood, adjusted for size, elevation, 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 Fort Myers Beach home valuation and we will send a value built from your building’s closings, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying on Fort Myers Beach.
Some Fort Myers Beach facts could not be confirmed from a primary source, and this page does not state them as facts. We list them so you know where to ask.
Jesse McGreevy is a top-reviewed Southwest Florida listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None of these is offered as a Fort Myers Beach review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
These are the questions Fort Myers Beach owners ask before they list, answered from the Southwest Florida MLS, the county roll and Florida law. The place background is in our Fort Myers Beach guide. For your own home, call Jesse direct at (239) 898-6072.
Confirm your taxing district, gather the documents for your home’s legal form, price from your own building or neighborhood, run a net sheet, and launch when the paper is ready. The sections above walk through each step with the October 2026 numbers.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and RealTrends Verified 2026 lists our team at 241 sides and $157.57 million, fifth in Florida by sides.
It depends on your building or neighborhood, size, floor or elevation, condition and documents. The ZIP median of $510,000 is a headline, not a value: condominiums closed at $425,000, single-family homes at $1,000,000 and manufactured homes at $352,888.
The Southwest Florida MLS recorded 397 closings from October 7, 2025 to October 7, 2026, a $298.4 million volume, a $510,000 median and $455 per square foot. Individual sales ran from $138,000 to $6,900,000.
The ZIP median fell from $650,000 to $510,000 between the last two twelve-month blocks, 21.5 percent, but much of that is a mix change toward condominiums. The condominium median fell 17.7 percent, while the single-family median rose 5.5 percent.
The median closing took 92 days on market, with about one in four selling within 30 days and one in four taking more than 180. Single-family homes took a median 99 days, condominiums 83 and manufactured homes 80.
With 380 actives, 27 pendings and about 11.5 months of supply, buyers have choices, so price and preparation matter more than timing. A home documented and priced in the fall can reach the January to April season, which holds 40.9 percent of closings.
By volume, April has the most closings in our 60-month record, 247 or 12.0 percent, and October the fewest, 82 or 4.0 percent. Monthly median prices swing with the mix of homes, so we do not claim a price pattern by month.
Condominiums were 59.9 percent of the latest year’s closings, against 48.7 percent the year before, and condominium prices fell. Single-family homes closed at a higher median. The headline is a blend, so use your own property type.
Yes. Condominiums close faster, at 83 days against 99 for houses, and nearer to their final list price, 94.3 percent against 92.6, but they come with association documents, a 7 or 15 day cancellation right and fee and reserve questions.
Thirty closed in the last twelve months at a median of about $353,000, from $138,000 to $690,000. Most are on the mainland, and each carries a listing-entered annual recurring fee, with a median of $2,800.
Between Crescent Street and Gulf Beach Road the twelve-month median was $897,500 on 22 closings, the highest of the island’s stretches; the mainland was lowest at $367,500. Medians depend on property mix as much as on location.
Estero Island is the Town of Fort Myers Beach. San Carlos Island, Bayside Estates and Tip Top are unincorporated Lee County. The Lovers Key condominiums are in the City of Bonita Springs taxing district per the county roll.
The 2026 applied millage is 13.3108 in the Town, 13.2284 on San Carlos Island, 12.7942 for the Black Island condominiums and 14.2517 at Bayside Estates. At a $510,000 taxable value that is $6,788.51, $6,746.48, $6,525.04 and $7,268.37 before exemptions.
Often yes. A homestead assessment cap resets when ownership changes, so the buyer’s first full-year bill is based on a value near the price. Your bill is not a safe guide for the buyer’s.
The declaration, articles, bylaws and rules, the latest annual financial statement and budget, the reserve study or a statement that none exists, any milestone inspection summary and turnover report, the governance form and the frequently-asked-questions document, under section 718.503.
Seven days, excluding weekends and legal holidays, after signing and receiving the core documents, and 15 days where a milestone inspection summary, turnover report or reserve study applies. A late package keeps the clock open.
Yes. Since October 1, 2024, section 689.302 requires a flood disclosure at or before the contract, covering known flood damage, flood claims and federal assistance. Answer it with your insurance and repair file open.
Yes, if you know of a fact that materially affects value and a buyer cannot readily see it, under Johnson v. Davis. Past leaks, storm damage and unpermitted repairs belong in the disclosure file.
The points we queried on the FEMA flood map are in Special Flood Hazard Areas with base flood elevations of 10 to 14 feet NAVD88, except four street points at the Lovers Key condominiums that read shaded X. Check your own panel and lot.
No statute requires one for a sale, but a current certificate helps the buyer’s insurance quote and the lender’s flood determination. If you have one, put it in the listing; if not, ask your surveyor how long it takes.
If repairs or improvements cost 50 percent or more of a building’s value, it must meet current flood rules, including a lowest floor at base flood elevation plus one foot in the Town.
Rebuilt homes with a county year built of 2023 or later closed at a $1,825,000 median and $869 per square foot in the last year, but only 9 closings matched. The premium is real but applies to few homes.
The flood zone and elevation certificate, a wind mitigation inspection, the roof’s age and permit history, and claims history. Citizens requires flood coverage for many personal-lines policies, phased in through January 1, 2027, except condominium unit owners policies.
It states what you owe the association and is valid 30 days. Florida caps the fee at a base $250 plus $100 expedited and $150 if delinquent, indexed; the schedule we use shows $299, $119 and $179. Sellers customarily pay it.
In Lee County the seller customarily pays the owner’s title policy and the documentary stamp tax of $0.70 per $100, which is $2,625.00 and $3,570.00 on a $510,000 sale. It is custom, and the contract controls.
At $510,000 they are $34,470 with buyer-agent compensation and $21,720 without, before mortgage payoff, tax proration and repairs. At $1,000,000 they are $66,075 and $41,075.
At $510,000, $475,530.00 with buyer-agent compensation and $488,280.00 without, before payoff, proration and repairs. At $1,000,000, $933,925.00 and $958,925.00. We prepare a sheet at your price.
Maybe. You can exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned and used the home as your main home for 2 of the last 5 years. Second homes and rentals do not qualify.
It depends on the Town’s registration rules and zoning, the association’s declaration and the buyer’s plans. The Town requires registration and a one-hour responsible party; Gulf-side and bay-side Estero Boulevard land is exempt from minimum stays.
Fix what the buyer’s inspector and insurer will flag: the roof, active leaks, electrical and plumbing defects, and any unpermitted work. Do not remodel against a 93.8 percent sale-to-list market without a net sheet.
The buyer can renegotiate, bring cash or cancel under the contract’s appraisal clause. We review comparable closings with the appraiser, and the net sheet shows what a price cut would cost you.
They cannot see your floor, elevation, view, association or condition, and they blend condominiums and houses that closed $575,000 apart. Treat them as a starting point and ask for a valuation built from your building’s closings.
Tell us early. We time your sale and purchase so you are not paying two carrying costs, and Marc handles buyers at (239) 287-5873. Our Fort Myers Beach buyer guide covers the purchase side.
We pair Top 1% Real Estate Agents Nationally Since 2008 experience with a published, dated method: building-level closings, a net sheet before you list, and a complete document and storm file on day one.
The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign.
A Fort Myers Beach specialist knows that one mailing address covers four taxing districts and three sets of rules, which closings are true comparables for a given building, and what a buyer’s insurer, lender and attorney will ask about flood, storms and permits. Buyers pay for that clarity, and a listing that answers them holds its price through the inspection.
We have seen small facts cost sellers contracts: a Lovers Key condominium treated as Town property when the county roll places it in the City of Bonita Springs district, a ZIP median of $510,000 used to price a $1,000,000 house, a condominium package handed over after the contract so the cancellation right stayed open, and a repair history with no permits when the Town counts improvements over five years. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the beaches, the bridges and daily life, our Lee County guide covers the county around it, and you can read more about McGreevy and Comisar.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar serve Lee County from Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
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
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 Fort Myers Beach home? Get a free Fort Myers Beach home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying on Fort Myers Beach.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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: Southwest Florida MLS closings pulled by us on October 7, 2026, the Lee County Property Appraiser roll file of October 4, 2026, Town, county, state and federal records, and the statutes that set the seller’s duties. We do not cite brokerage or listing sites. Links were opened on October 7, 2026 where the publisher allows automated access; FEMA, the Census Bureau and Justia refuse automated requests and are listed on that basis.
These official documents are the ones a Fort Myers Beach 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 a Fort Myers Beach seller needs it |
|---|---|---|---|
| Lee County Property Appraiser, 2025 taxing district millage book | Lee County Property Appraiser | 2025 tax year | The final 2025 millage for every taxing district, shown above for comparison |
| Lee County Property Appraiser, 2026 taxing district millage book | Lee County Property Appraiser | Printed October 9, 2026 | The 2026 applied millage for every taxing district, the source of the tax examples above |
| Town repair and improvement cost form | Town of Fort Myers Beach | February 17, 2023 | The form the Town uses for the 50 percent rule on a repair or improvement |
| Town short-term rental opt-out list | Town of Fort Myers Beach | 2026 list | Which condominium buildings opted out of Town rental enforcement |
| Ordinance 18-01, short-term rental regulation | Town of Fort Myers Beach | May 7, 2018 | The registration rule a buyer who plans to rent will ask about |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Storm of September 28, 2022 | The official surge record buyers cite when they ask about Ian |
Market data from Southwest Florida MLS, pulled October 7, 2026, and Lee County Property Appraiser records (roll file October 4, 2026). McGreevy and Comisar, sell your Fort Myers Beach home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.