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.
Gullwing Beach Resort is a Gulf-side condominium of 66 residences in one 12-story building at 6620 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 island background is in our Fort Myers Beach guide. This page is about the sale: what condos here have closed for, what a buyer will ask for and what you will net.
The name says resort, and many people who search it want a room for a week. This page is for the owner of one of the 66 residences: Gullwing Beach Resort is a condominium under chapter 718 of the Florida Statutes, owned parcel by parcel, and a sale here is a deed, a title policy and a document package.
The Southwest Florida MLS records 11 Gullwing Beach Resort closings in the 36 months to October 7, 2026, at a median of $860,000, from $675,000 to $2,000,000, with a median of 99 days on the market and a median sale of 95.0 percent of the final list price. On October 7 there were 2 condos active and none pending. Thirty-six months is the shortest window with ten or more closings, so it leads this page, and the Lee County series follows separately.
To sell a Gullwing Beach Resort condo in Fort Myers Beach in 2026, price it from the nearest closing of your floor plan, order the association documents and estoppel before the first showing, and expect to negotiate: 9 of the 11 condos that closed in the last 36 months sold under final list price, at a median 95.0 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Gullwing Beach Resort is one building with three floor plans, 22 residences of each, and a price spread of nearly three to one inside the last 12 months, so a building median does little for an owner here.
These are the nine facts about selling a Gullwing Beach Resort condo in Fort Myers Beach that matter most in October 2026, drawn from the Southwest Florida MLS, the Lee County records, the association’s state filing and Florida law, with the window beside each figure.
This seller’s guide runs from the market record to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers Gullwing Beach Resort owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Gullwing Beach Resort Condo in Fort Myers Beach in 2026? · Why List Your Gullwing Beach Resort Condo in Fort Myers Beach With McGreevy and Comisar? · What Is the Gullwing Beach Resort Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Gullwing Beach Resort Condos in Fort Myers Beach Sell For in the Last 36 Months? · How Long Do Gullwing Beach Resort Condo Listings Take to Sell, and How Close to List Price? · Have Gullwing Beach Resort Owners in Fort Myers Beach Sold for More Than They Paid? · A Gullwing Beach Resort Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Gullwing Beach Resort Condo in Fort Myers Beach? · What Moves the Price of a Gullwing Beach Resort Condo: Floor Plan, Floor, Gulf View and the Resort Name? · What Fees Will Your Gullwing Beach Resort Condo Buyer Pay Each Year? · Who Insures a Gullwing Beach Resort Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Gullwing Beach Resort Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Gullwing Beach Resort in Fort Myers Beach? · Which Rules Affect a Gullwing Beach Resort Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Gullwing Beach Resort Condo in Fort Myers Beach? · How Do We Negotiate a Gullwing Beach Resort Condo Contract? · Gullwing Beach Resort vs Ocean Harbor: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Gullwing Beach Resort Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Gullwing Beach Resort Condo in Fort Myers Beach? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Gullwing Beach Resort Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Gullwing Beach Resort in Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Gullwing Beach Resort Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Gullwing Beach Resort 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. Gullwing Beach Resort 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 Gullwing Beach Resort condo, this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, first in Bonita Springs, fifth in Florida by sides and eleventh by volume: the #5 real estate team in Florida (RealTrends 2026) by sides. The Florida Department of Business and Professional Regulation record we read on October 7, 2026 shows Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC.
We tracked every one of the 29 Gullwing Beach Resort closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 11 in the last 36 months, and we read all 67 residential parcels on the county roll, the 120 qualified deeds the county holds for the building since February 2000, the association’s state corporation record and the federal flood layer at four addresses. As Top 1% Real Estate Agents Nationally Since 2008, our first question to an owner is which floor plan, which floor, which exposure and what condition.
If you are weighing a sale, request a free valuation for your Gullwing Beach Resort 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 Gullwing Beach Resort condo market is thin and negotiated: 11 condos closed in the 36 months to October 7, 2026, at a median of $860,000 and a median 95.0 percent of the final list price, after a median 99 days. Two condos were active that day, both asking $2,000,000 or more, and none was pending.
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 11 closings from October 7, 2023 to October 7, 2026, for $11,096,750 in volume, a median of $860,000 and a mean of $1,008,795. The highest was $2,000,000, on July 8, 2026, and the lowest $675,000, on July 29, 2024. We tracked every one of the 11, and the window holds no Sold Data Entry records.
Thirty-six months is the shortest window with ten or more closings. The 12-month and 24-month rows hold 4 and 5 closings, so each median there is the median of those closings only.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 4 | $1,050,000 (median of these 4 closings) | $688,750 to $2,000,000 | $620 | 81.5 | 97.5% |
| Last 24 months | 5 | $860,000 (median of these 5 closings) | $688,750 to $2,000,000 | $529 | 62 | 95.0% |
| Last 36 months | 11 | $860,000 | $675,000 to $2,000,000 | $547 | 99 | 95.0% |
| Last 60 months | 29 | $960,000 | $540,000 to $2,000,000 | $588 | 67 | 97.0% |
Hurricane Ian made landfall on September 28, 2022, and the record divides there. The 15 closings before it, from October 2021 to September 23, 2022, had a median of $929,000, a median of 46 days on the market and a median sale of 98.6 percent of final list; 3 closed above list, 4 at list and 8 below. The 14 closings since, from January 20, 2023, have a median of $992,500, a median of 97 days and a median sale of 93.8 percent; 12 closed below list and 2 at list. We project neither group forward, and the plan mix differs between them.
The MLS showed 2 Gullwing Beach Resort condos active and none pending. Both are three-bedroom, two-bath condos of the largest plan, each entered at 1,975 square feet.
| Building | Status | List price | Living area (MLS, sq ft) | Asking price per sq ft | Days on market | Same condo’s last MLS closing |
|---|---|---|---|---|---|---|
| 6620 Estero Blvd | Active | $2,025,000 | 1,975 | $1,025 | 93 | $1,425,000 on September 19, 2022 |
| 6620 Estero Blvd | Active | $2,000,000 | 1,975 | $1,013 | 1,617 | $1,550,000 on April 29, 2022 |
The median of the two asking prices is $2,012,500. Both sit at or above the highest closing on record, $2,000,000 on July 8, 2026, and each asks 29.0 to 42.1 percent more than the same condo closed for in 2022. We report the 1,617-day field as the MLS prints it and do not know what it counts.
Two active listings against 11 closings in 36 months is about 6.5 months of supply (2 divided by 11 thirty-sixths), against about 11.5 months across ZIP 33931, where 380 listings were active against 397 closings in 12 months. The split by plan matters more. Both listings are of the largest plan, which closed 5 times in 60 months, so at that pace they are 24 months of supply for the plan. No two-bedroom and no middle-plan condo was listed on October 7, 2026.
The Lee County Property Appraiser’s qualified-sale file, read from the roll file of October 4, 2026, records 12 Gullwing Beach Resort deeds in the 36 months to that date, at a median of $830,000, from $261,631 to $2,000,000. The $261,631 deed, dated January 29, 2026, is far below every other and the file does not say why; the same condo deeded again at $1,300,000 on August 31, 2026. Without it the series holds 11 deeds at a median of $860,000, from $675,000. Over 60 months the county shows 17 qualified deeds at a median of $800,000. We never mix the two series.
The county’s qualified-sale file holds no Gullwing Beach Resort deed dated in 2022, while the MLS records 12 closings that year, and two MLS closings of early 2023 also lack a qualified deed at the same price. Two qualified deeds have no MLS closing: the $261,631 deed and a $1,300,000 deed dated June 21, 2023. We do not know why, and we do not fill one series from the other. It is why the county’s 60-month count is 17 against the MLS count of 29, and why we lead with the MLS.
Eleven Gullwing Beach Resort condos closed between March 1, 2024 and September 1, 2026, at prices from $675,000 to $2,000,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the building address, the floor plan, the living area, the price per square foot and the days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every closing is at 6620 Estero Blvd and every condo has two baths. The plan column names the county’s heated-area class, the living area is the MLS figure, and we print no unit numbers.
| Closed | Sold price | Last list price | Percent of last list | Building | Bedrooms and county plan | Living area (MLS, sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| Sep 1, 2026 | $1,300,000 | $1,300,000 | 100.0% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,700 | $765 | 0 |
| Jul 8, 2026 | $2,000,000 | $2,000,000 | 100.0% | 6620 Estero Blvd | 3 bed, 1,863 plan | 1,863 | $1,074 | 205 |
| May 5, 2026 | $688,750 | $724,900 | 95.0% | 6620 Estero Blvd | 2 bed, 1,393 plan | 1,450 | $475 | 41 |
| Feb 20, 2026 | $800,000 | $845,000 | 94.7% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,700 | $471 | 122 |
| Apr 24, 2025 | $860,000 | $925,000 | 93.0% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,626 | $529 | 62 |
| Sep 11, 2024 | $1,070,000 | $1,175,000 | 91.1% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,626 | $658 | 30 |
| Sep 3, 2024 | $745,000 | $769,000 | 96.9% | 6620 Estero Blvd | 2 bed, 1,393 plan | 1,450 | $514 | 139 |
| Jul 29, 2024 | $675,000 | $699,900 | 96.4% | 6620 Estero Blvd | 2 bed, 1,393 plan | 1,393 | $485 | 99 |
| Jul 10, 2024 | $762,000 | $774,000 | 98.4% | 6620 Estero Blvd | 2 bed, 1,393 plan | 1,393 | $547 | 178 |
| Apr 8, 2024 | $1,046,000 | $1,179,000 | 88.7% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,626 | $643 | 49 |
| Mar 1, 2024 | $1,150,000 | $1,395,000 | 82.4% | 6620 Estero Blvd | 3 bed, 1,626 plan | 1,700 | $676 | 101 |
The four two-bedroom closings ran from $675,000 to $762,000. The six middle-plan closings ran from $800,000 to $1,300,000, a $500,000 spread on one floor plan whose two ends closed 193 days apart in 2026. The building median of $860,000 describes no plan well: it is $98,000 above the highest two-bedroom closing and $198,000 below the median of the six middle-plan closings.
We group each closing with the nearest county heated-area class: MLS areas of 1,393 and 1,450 square feet with the county’s 1,393, 1,626 and 1,700 with its 1,626, and 1,863, 1,950 and 1,975 with its 1,863.
| County plan | Closings, 36 months | Median of these closings, 36 months | Range, 36 months | Closings, 60 months | Median, 60 months | Range, 60 months |
|---|---|---|---|---|---|---|
| 1,393 sq ft, 2 bed, 2 bath | 4 | $716,875 | $675,000 to $762,000 | 10 | $753,500 | $540,000 to $855,000 |
| 1,626 sq ft, 3 bed, 2 bath | 6 | $1,058,000 | $800,000 to $1,300,000 | 14 | $1,035,500 | $650,000 to $1,325,000 |
| 1,863 sq ft, 3 bed, 2 bath | 1 | $2,000,000 (one closing) | $2,000,000 | 5 | $1,425,000 (median of these 5 closings) | $1,280,000 to $2,000,000 |
Only the 60-month figures for the two smaller plans rest on ten or more closings.
The 60-month window adds 18 closings before March 2024: 3 in late 2021 at $540,000, $600,000 and $650,000, 12 in 2022 from $790,000 to $1,550,000, ten of them between April 7 and June 6, and 3 in 2023 at $960,000, $1,025,000 and $1,050,000. The longest gap between closings ran 302 days, from April 24, 2025 to February 20, 2026.
Gullwing Beach Resort condos that closed in the last 36 months took a median 99 days on the market and sold at a median 95.0 percent of the final list price, a median $36,150 below it. Nine of the 11 sold under the final list price, two sold at it, and six of the 11 took 90 days or longer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 11 closings ran from 0 to 205 days on the market, with a median of 99 and a mean of 93.3. Two sold within 30 days, four within 60, and four took 120 days or longer. The 0-day closing is the $1,300,000 sale of September 1, 2026, recorded at its full list price.
The ratio ran from 82.4 to 100.0 percent, with a median of 95.0 and a mean of 94.2, and the gaps from nothing to $245,000, with a median of $36,150. Together the 11 condos carried final list prices of $11,786,800 and sold for $11,096,750, or 94.1 percent. Earlier reductions are not in a final-list ratio.
The plans behave differently. The four two-bedroom closings sold at 95.0 to 98.4 percent of final list, with gaps of $12,000 to $36,150, after a median of 119 days. The six middle-plan closings sold at 82.4 to 100.0 percent, a median of 92.0, after a median of 55.5 days, and the three largest gaps in the building, $245,000, $133,000 and $105,000, were all on that plan in 2024. Over 60 months the five closings of the largest plan took a median of 203 days. Samples this small prove no rule: the two-bedroom condos were listed near where they sold and waited, and the 2024 middle-plan condos were listed high and gave ground.
Most Gullwing Beach Resort owners who resold did sell for more than they paid. In the county’s qualified-sale file, 48 of 60 repeat sales since 2000 show a gain and 12 a loss, and all 11 resales since 2023 show a gain. The file has a blind spot in 2022, when the MLS shows two later resales at a loss.
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 building from February 1, 2000 to August 31, 2026, across 56 condos. Matching deeds to the same condo gives 64 consecutive pairs. Four involve a deed we cannot read as a price, the $261,631 deed of January 2026 and a $40,000 deed of June 2011, and we set them aside. Across the other 60 the median change was a gain of 28.8 percent, or $126,000, after a median hold of 6.0 years.
| County plan | Earlier qualified deed | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 1,863 sq ft | Jun 21, 2023 | $1,300,000 | Jul 8, 2026 | $2,000,000 | +53.8% |
| 1,393 sq ft | Jan 11, 2018 | $515,000 | May 5, 2026 | $688,750 | +33.7% |
| 1,626 sq ft | Apr 6, 2021 | $704,000 | Feb 20, 2026 | $800,000 | +13.6% |
| 1,626 sq ft | May 30, 2012 | $430,000 | Apr 24, 2025 | $860,000 | +100.0% |
| 1,393 sq ft | Feb 2, 2000 | $255,000 | Sep 3, 2024 | $745,000 | +192.2% |
| 1,626 sq ft | Oct 13, 2015 | $699,000 | Aug 28, 2024 | $1,070,000 | +53.1% |
| 1,393 sq ft | Sep 25, 2007 | $625,000 | Jul 25, 2024 | $675,000 | +8.0% |
| 1,393 sq ft | Aug 28, 2009 | $450,000 | Jul 9, 2024 | $762,000 | +69.3% |
| 1,626 sq ft | Oct 15, 2021 | $650,000 | Apr 3, 2024 | $1,046,000 | +60.9% |
| 1,626 sq ft | May 18, 2010 | $670,000 | Feb 23, 2024 | $1,150,000 | +71.6% |
| 1,626 sq ft | Mar 27, 2000 | $393,000 | Aug 30, 2023 | $1,050,000 | +167.2% |
The median change across these 11 is 60.9 percent, or $396,000, after a median hold of 12.9 years. Resale dates are the county’s deed dates.
Three rows understate what the MLS shows, because the county file holds no qualified 2022 deed. The condo in the sixth row closed in the MLS for $1,000,000 on April 25, 2022, so its $1,070,000 resale was a 7.0 percent gain over 870 days. The condo in the seventh row closed for $795,000 on May 31, 2022 and resold for $675,000, a 15.1 percent loss over 790 days. The condo in the eighth row closed for $835,000 on April 25, 2022 and resold for $762,000, an 8.7 percent loss over 807 days. An owner who bought in spring 2022 should read these three pairs first.
Seven of the 11 first purchases date from 2000 to 2015, so long holds explain much of the gain, and the pairs subtract no renovation, assessments, fees, commissions or taxes. The condo behind the $261,631 deed last sold at a qualified $700,000 in December 2002, and its $1,300,000 deed of August 2026 is 85.7 percent above that. Twelve of the 60 pairs were losses, eight of them among the 19 condos resold from 2009 to 2016. We draw no forecast from 11 pairs.
This example is a Gullwing Beach Resort condo of the middle plan that closed on September 11, 2024 for $1,070,000 after 30 days on the market, at 91.1 percent of a $1,175,000 final list price. It is taken from the public Southwest Florida MLS record as an illustration of how price and time traded off here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo is a three-bedroom, two-bath residence on an upper floor, entered in the MLS at 1,626 square feet. It closed $105,000 under its final list price, at $658 per square foot, 69 days faster than the 99-day median and about 4 points below the 95.0 percent median. We chose it because the record also holds its earlier sale and two sales of the same plan that year.
Three middle-plan condos closed in 2024: on March 1 for $1,150,000 after 101 days, from a final list of $1,395,000; on April 8 for $1,046,000 after 49 days, from $1,179,000; and this one. Three sellers asked $1,175,000 to $1,395,000, a $220,000 spread, and all three closed between $1,046,000 and $1,150,000, within $104,000 of one another.
The MLS records the same condo closing on April 25, 2022 for $1,000,000, at full list after 192 days. The 2024 sale was a 7.0 percent gross gain over 870 days, and at the 4.2 to 6.9 percent cost range on our net sheets below, selling costs take most of it. The county’s qualified file shows a different earlier deed, $699,000 in October 2015, because it holds no qualified 2022 deed.
It shows that a middle-plan condo sold in a month in 2024 when the seller met the market about 9 percent under the final ask, with a listing-entered fee of $2,090 a month. It shows no view, renovation, terms or earlier reductions. The same plan closed for $800,000 in February 2026 and $1,300,000 in September 2026, so the 2024 cluster is no price for today.
We price a Gullwing Beach Resort condo from the nearest closing of the same floor plan, adjusted for floor, exposure, condition, documents and flood status, then test the number against whatever is listed in the building that week. The 36-month median of $860,000 is a reference for the building and never the price of your condo.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll shows 22 condos each of 1,393, 1,626 and 1,863 square feet, two of each on every floor from the second to the twelfth. The MLS has printed seven living areas for those plans, each 4 to 6 percent above the county’s, and neither source says why. We ask for a floor plan or the association’s measured area and price by plan, not by a price per square foot that ran from $471 to $1,074 in 36 months.
For a two-bedroom condo the comparables are the four closings of 2024 to 2026, $675,000 to $762,000. For the middle plan they are six closings from $800,000 to $1,300,000. For the largest plan there is one closing in 36 months, $2,000,000, and four in 2022 from $1,280,000 to $1,550,000, so we also read the active asking prices.
The MLS fields and the county roll give no view, renovation, furnishings or terms. We walk and photograph the condo and ask for permits and the association’s approval of any work. The $500,000 spread on the middle plan in 2026 sits inside those unrecorded facts.
The price of a Gullwing Beach Resort condo in Fort Myers Beach moves first with its floor plan, then with floor, exposure and condition, and with what the association’s fee, the flood zone and the rental terms cost or allow a buyer. The record shows the plan and the floor. The rest your listing has to prove.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Over 60 months the two-bedroom plan closed from $540,000 to $855,000 on 10 sales, the middle plan from $650,000 to $1,325,000 on 14 and the largest from $1,280,000 to $2,000,000 on 5. The county’s just value follows the same order, from $344,800 to $984,791 across the 66 condos with a median of $393,700, a roll figure for tax purposes and not a sale price.
The condos run from the second floor to the twelfth. Reading the floor from each closing’s MLS address, and printing no unit numbers, the 60-month closings sort as follows.
| County plan | Floors 2 to 5 | Floors 6 to 9 | Floors 10 to 12 |
|---|---|---|---|
| 1,393 sq ft | 4 closings, $540,000 to $790,000 | 4 closings, $675,000 to $855,000 | 2 closings, $762,000 and $835,000 |
| 1,626 sq ft | 4 closings, $650,000 to $1,046,000 | 3 closings, $800,000 to $1,150,000 | 7 closings, $960,000 to $1,325,000 |
| 1,863 sq ft | 2 closings, both $1,280,000 | 1 closing, $2,000,000 | 2 closings, $1,425,000 and $1,550,000 |
Higher floors hold the higher ranges in the two smaller plans. The cells mix years from 2021 to 2026 and hold one to seven closings, so they describe the record and prove no premium. The exception is the eighth-floor condo of the largest plan that closed for $2,000,000 in 2026, above both upper-floor closings of 2022.
The county’s land-location field reads Gulf for all 67 residential parcels. Each floor holds six condos, two of each plan, and we did not confirm from a primary source which positions face the Gulf and which face Estero Boulevard. Exposure is the largest unpublished variable in a price here, so we document it with photographs from the condo’s own windows.
The name pulls searchers who want a room and tells a buyer nothing about what the declaration allows. We confirmed no hotel license, rental pool or management company in the public record, and the rental terms are not published online. A buyer who wants income pays for a condo whose seller can show the declaration, the rules and a rental history; a buyer who wants a quiet second home asks how the other 65 condos are used.
The county roll dates all 66 condos to 2000 and counts none built in 2023 or later. We found no association or government document describing damage or repairs after Hurricane Ian, and we say nothing about it. The first closing after the storm came 119 days after the last one before it. A condo renovated since 2022 sells on the renovation, the permits and the association’s approval.
Listing-entered annual recurring fees on 29 Southwest Florida MLS closings at Gullwing Beach Resort ranged from $11,316 to $26,880, with a median of $12,684, and the nine entries since July 2024 run from $24,948 to $26,880. These are listing-agent entries, not verified. The association’s current budget and an estoppel certificate govern what your buyer pays.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 29 closings carry a total annual recurring fee, and the totals move in steps: $12,684 on the three sales of late 2021, $11,316 on the 14 sales from April 2022 to February 2023, $13,560 on the three from August 2023 to April 2024, then $25,080 on the sale of July 10, 2024. The nine entries from July 2024 to September 2026 run from $24,948 to $26,880, with a median of $25,080, about 2.9 percent of an $860,000 price every year. The step is an 85 percent rise between closings three months apart. We found no budget or assessment notice that explains it, so we cannot say whether dues rose, an assessment was entered as a fee, or the agents changed what they entered.
Listing entries show an application fee of $100 on 7 closings and $150 on 13, and a transfer fee of $150 on one. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the 36-month median price of $860,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $11,447.29 a year ($860,000 divided by 1,000, times 13.3108). With the $25,080 median entry, recurring costs come to about $36,632 a year, or $3,053 a month, before insurance and utilities. That is arithmetic, not a quote; your own bill governs.
A Gullwing Beach Resort condo is insured on two layers: the association’s master policy covers the 12-story building and is paid from the assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about wind and flood, and a lender will review the association itself.
The master policy covers the building, and its premium is part of the fee. We found no premium from a primary source and publish none, and we do not know whether insurance explains the 2024 step in the entries. Ask the association for the declarations page and the renewal date.
Citizens Property Insurance requires flood coverage on new and renewing wind policies in a Special Flood Hazard Area but, as Citizens states under Florida Statute 627.351 and Statute 627.715, exempts policies on a condominium unit owner’s form. A buyer should still price flood cover, and the Florida Office of Insurance Regulation lists wind mitigation resources.
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, per WGCU’s report of the FEMA confirmation and the Town’s flood insurance page, after losing its earlier discount in November 2024, as WGCU reported. FEMA’s Risk Rating 2.0 page says statutory limits keep most rates from rising more than 18 percent a year.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and owner occupancy through a questionnaire. In a building named a resort the lender will also ask how the condos are used, and we have no document that answers that.
Under Florida Statute 718.503 a Gullwing Beach Resort 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.
Gullwing Beach Resort is a condominium under chapter 718, not a homeowners association under chapter 720, so the chapter 720 disclosure summary does not apply. Under Section 718.503, a unit owner who is not a developer gives the buyer the declaration, articles, bylaws and rules, the latest 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 frequently asked questions document. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, or within 15 days, counted the same way, where a milestone summary, turnover report or reserve study applies. A waiver of these rights has no effect.
One declaration covers the building, recorded at Lee County Official Records Book 3212, page 3610, with the plat at Condominium Plat Book 27, page 45. The association is Gullwing Beach Resort Condominium Association, Inc., Florida document N00000000571, filed January 28, 2000 and active. We have not read the declaration and state nothing it says.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure under Florida Statute 689.302, covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract.
Section 689.261 requires a property tax disclosure summary at or before the contract. It matters here: the county’s median just value of $393,700 is less than half the $860,000 median sale, and a buyer’s assessment resets. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty.
The estoppel certificate states what you owe the association and whether any assessment is pending. Section 718.116 caps the fee, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. After the 2024 step in listing-entered fees, it is the document that tells a buyer whether a special assessment is on the books.
By the county’s year built and stories, the building falls 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, which is 2030 for a building the county dates to 2000; we did not confirm whether an earlier local date applies. Statute 718.112 required existing associations to complete a structural integrity reserve study by December 31, 2025. We computed these dates from the county roll and state no status. The Florida DBPR keeps a public reporting database.
Buyers will ask about flood zone, elevation, storm history and rebuild rules at Gullwing Beach Resort, and the record answers: the FEMA flood map indicates Zone VE, base flood elevation 12 feet NAVD88, at the four addresses we tested, in evacuation zone A. Hurricane Ian put 10 to 15 feet of surge above ground on Estero Island in 2022.
We queried the federal flood layer at four addresses in the building and at its centroid. The FEMA flood map indicates this at these addresses; it is a map reading, not a determination for any one condo, and an elevation certificate settles a specific unit.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| Four addresses at 6620 Estero Blvd | VE | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| Centroid of the building | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
The federal layer is FEMA’s National Flood Hazard Layer, and the county mirror is the Lee County Property Appraiser’s hazards service.
Zone VE is a coastal high-hazard area, where FEMA expects waves of three feet or more during the base flood. The building’s lowest floor relative to the base flood elevation drives flood insurance pricing, and the Town’s elevation certificate page explains how to request the record of it. Lee County places the building in evacuation zone A, and its wind map reads a design wind speed of 160 miles per hour at the centroid. These are map readings.
The National Hurricane Center’s report puts Ian’s peak surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island, U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection’s report records +13.23 feet NAVD88 at the pier. In 2024 the National Weather Service put Lee County coastal water at 2 to 5 feet above mean higher high water for Helene and 3 to 6 for Milton. We found no document describing damage to this building 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, per building. The Town’s 50 percent rule page states that the calculation counts permits from the past five years; the code text we read does not itself state it, and the substantial improvement page explains the process. With one foot of freeboard, base flood elevations of 12 and 13 feet make 13 and 14 feet. For a condo seller this is the association’s question.
The Town of Fort Myers Beach sets zoning and permits here, and its Build Responsibly guide says permits are required before building or altering. During sea turtle nesting season, May 1 to October 31, beachfront lighting rules apply, including window glass at 45 percent light transmittance or less. A coastal construction control line segment lies within 100 meters of the building’s centroid, and we found no determination whether the building sits seaward of it.
Four layers of rules affect a Gullwing Beach Resort condo sale: chapter 718 of the Florida Statutes, the recorded declaration, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them for the buyer.
The association’s documents set lease terms, and we found no association rule sheet, so we state no minimum rental period, no limit on leases and no rental program. The declaration at Official Records Book 3212, page 3610 and the current rules govern. The Town requires registration of short-term rentals within 90 days of starting, as its short-term rentals page explains, and Statute 509.032 limits how far a local government can regulate vacation rentals.
The Town publishes a 2026 short-term rental list of condominiums. Gullwing Beach Resort appears on it at 6640 Estero Blvd, where the county, the state and the MLS print 6620, with a registration column that read No when we downloaded it on October 7, 2026. We draw no conclusion from the file or the address. 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; we did not resolve whether that applies here, so 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.
The MLS entries show an application fee of $100 or $150 on 20 closings and a transfer fee of $150 on one, which suggests the association screens buyers or collects a fee on transfer. Ask how long approval takes before you set a closing date.
The Southwest Florida MLS record shows Gullwing Beach Resort condos closing in every calendar month over five years, with April and September the busiest: 7 of the 29 closings fell in April and 5 in September. The record cannot say that a month brings a higher price, so list when your documents and the condo are ready.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, last 60 months | Closings, last 36 months |
|---|---|---|
| January | 1 | 0 |
| February | 2 | 1 |
| March | 1 | 1 |
| April | 7 | 2 |
| May | 4 | 1 |
| June | 2 | 0 |
| July | 3 | 3 |
| August | 1 | 0 |
| September | 5 | 3 |
| October | 1 | 0 |
| November | 1 | 0 |
| December | 1 | 0 |
| All months | 29 | 11 |
Five of April’s 7 closings were in April 2022 alone, so the peak is one spring and not a season. In the last 36 months the 11 closings fell in six different months, three each in July and September. With 29 closings over 60 months, no month holds enough sales to price it.
The Census Bureau’s 2020 to 2024 American Community Survey counts 71.4 percent of the Town’s housing units as vacant, including 4,753 seasonal units. A fall listing is in front of seasonal buyers when they arrive, and we draw no price claim from that.
We market a Gullwing Beach Resort condo by putting it in the Southwest Florida MLS with the correct plan, size and documents, photographing the floor and exposure that the public record cannot show, and answering a buyer’s fee, rental, flood and insurance questions in the listing package before the buyer’s agent has to ask them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Because the name draws people looking for a room, the first lines of the listing say what is for sale: a deeded condominium residence, one of 66, in a 12-story building the county dates to 2000, with its floor plan and floor.
A buyer comparing two buildings picks the condo with the budget, the reserve study, the rules and the estoppel in the package. We assemble them so the cancellation windows begin at contract and the fee question is answered with the budget page.
We list in the Southwest Florida MLS and promote the listing to our buyer list and in our guides. Our Fort Myers Beach seller guide covers the island.
Since August 17, 2024, offers of buyer-agent compensation cannot be advertised in the MLS, and a buyer’s agent works under a written agreement before touring, as the National Association of REALTORS explains. Commissions are negotiable, and a seller may offer to pay toward the buyer’s agent off the MLS.
We negotiate a Gullwing Beach Resort condo contract against the record: 9 of the 11 condos that closed in the last 36 months sold under their final list price, at a median 95.0 percent, so offers below list are normal here. We keep the buyer’s lender, the association and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will quote the lowest recent closing of any plan. We answer with the closings of yours. On the middle plan the last three were $860,000, $800,000 and $1,300,000, so the argument is which of those your condo resembles, and the floor, the exposure and the renovation file decide it.
The three largest gaps in 36 months, $245,000, $133,000 and $105,000, all followed final list prices of $1,175,000 or more on the middle plan. The four two-bedroom condos listed between $699,900 and $774,000 closed within $36,150 of list. A price set at the plan’s recent closings gives up little, and one set well above them gives up six figures and time.
A buyer weighing a Gullwing Beach Resort condo against Ocean Harbor compares two Fort Myers Beach condominiums of large residences built since 1991, both mapped in Zone VE. Over 36 months Gullwing Beach Resort closed at a median of $860,000 and 95.0 percent of final list, Ocean Harbor at $670,000 and 92.4 percent. Your condo competes with both.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Ocean Harbor, at 4745 and 4753 Estero Blvd, has 151 residences in two towers built in 1991 and 1992, rising to 16 stories, on land the county codes as bay. Its heated areas run from 1,318 to 2,296 square feet, against 1,393 to 1,863 here. The table uses the 36-month window, the shortest in which each has ten or more closings.
| Measure | Gullwing Beach Resort | Ocean Harbor |
|---|---|---|
| Residences on the county roll | 66 | 151 |
| County land frontage | Gulf | Bay |
| County median heated area | 1,626 sq ft | 1,430 sq ft |
| MLS closings, 36 months | 11, median $860,000 | 15, median $670,000 |
| MLS price range, 36 months | $675,000 to $2,000,000 | $451,250 to $1,212,000 |
| Median price per square foot, 36 months | $547 | $493 |
| Median sale-to-final-list, 36 months | 95.0% | 92.4% |
| Sold below final list, 36 months | 9 of 11 | 13 of 15 |
| Median days on market, 36 months | 99 | 78 |
| MLS closings, last 12 months | 4 | 5 |
| Active and pending, October 7, 2026 | 2 active, 0 pending | 3 active, 0 pending |
| Active list price range | $2,000,000 to $2,025,000 | $475,000 to $750,000 |
| FEMA flood zone at tested addresses | VE, 12 ft NAVD88 | VE, 14 ft NAVD88 |
The county series agrees: 12 Gullwing Beach Resort deeds in 36 months at a median of $830,000, against 16 Ocean Harbor deeds at $697,500. Listing-entered annual fees, unverified for both, have a median of $25,080 on the nine Gullwing Beach Resort entries since July 2024 and $15,740 on 22 Ocean Harbor entries over five years.
A buyer picks Gullwing Beach Resort for a Gulf-side address, a building eight to nine years newer, a 66-condo association and three-bedroom plans on every floor, and accepts a higher price, higher listing-entered fees and unpublished rental and pet rules. A buyer picks Ocean Harbor for a lower entry price, more closings to price against and three listings under $750,000, and accepts older towers, a larger association and a deeper discount from asking. Two of the three Ocean Harbor listings on October 7, 2026 asked less than the lowest Gullwing Beach Resort closing of 2026, $688,750.
Each row uses the 36-month MLS window, in which all five condominiums have ten or more closings, from the same pull of October 7, 2026.
| Condominium | Closings, 36 months | Median sale | Median sale-to-final-list | Median days on market | Sold below final list | Closings, last 12 months | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|---|---|
| Gullwing Beach Resort | 11 | $860,000 | 95.0% | 99 | 9 of 11 | 4 | 2 active, 0 pending |
| Ocean Harbor | 15 | $670,000 | 92.4% | 78 | 13 of 15 | 5 | 3 active, 0 pending |
| Sandarac | 23 | $650,000 | 94.8% | 98 | 22 of 23 | 6 | 12 active, 1 pending |
| Palm Harbor Club | 12 | $642,500 | 88.0% | 120 | 11 of 12 | 4 | 1 active, 0 pending |
| Creciente | 22 | $485,000 | 94.5% | 123 | 20 of 22 | 10 | 9 active, 1 pending |
Gullwing Beach Resort has the highest median and the highest sale-to-list ratio of the five. Its 99 days sit beside Sandarac’s 98, the Gulf-side neighbor at 6660 to 6672 Estero Blvd, where 12 condos were active against 2 here. Palm Harbor Club, built in 2000 and 2001 on land the county codes as canal, closed $217,500 lower at the median. Buyers may also see Riviera Club, at a 60-month median of $755,000 on 13 closings, a different window.
Selling a Gullwing Beach Resort condo costs roughly 4.2 to 6.9 percent of the price on the two net sheets below, at $860,000 and $1,300,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is the 36-month median and also the price of the April 24, 2025 closing, a three-bedroom condo of the middle plan.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $860,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$23,650 | 2.75% x $860,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$21,500 | Optional, off the MLS; 2.5% x $860,000 |
| Deed documentary stamp tax | -$6,020.00 | 8,600 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$4,375.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,584 | 180/365 of $393,700 x 13.3108 mills (2026) |
| Estimated total seller costs | -$59,504 | 6.9% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $800,496 | Estoppel fee and association prorations not included |
| Without a buyer-agent offer: total costs | -$38,004 | 4.4% of the price |
| Without a buyer-agent offer: net | $821,996 | Before any mortgage payoff |
This is the price of the September 1, 2026 closing, a three-bedroom condo of the middle plan on an upper floor.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $1,300,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$35,750 | 2.75% x $1,300,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$32,500 | Optional, off the MLS; 2.5% x $1,300,000 |
| Deed documentary stamp tax | -$9,100.00 | 13,000 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$5,825.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$2,584 | 180/365 of $393,700 x 13.3108 mills (2026) |
| Estimated total seller costs | -$87,134 | 6.7% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $1,212,866 | Estoppel fee and association prorations not included |
| Without a buyer-agent offer: total costs | -$54,634 | 4.2% of the price |
| Without a buyer-agent offer: net | $1,245,366 | Before any mortgage payoff |
Commission is an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you offer it; both are negotiable. The stamp tax is the price divided by 100, rounded up, times $0.70, under Florida Statute 201.02 and the Florida Department of Revenue’s method. The title premium follows the state schedule of $5.75 per $1,000 on the first $100,000, $5.00 from there to $1,000,000 and $2.50 above it, so the second sheet reads $575 plus $4,500 plus $750. The title search, settlement and lien search line is $1,200 plus $175. The estoppel fee, capped by statute, and the proration of the association’s assessment are not in the totals. The tax proration uses the county’s median just value of $393,700 at the 2025 Town millage for 180 of 365 days, before exemptions, as an illustration.
An owner carries the condo while it is listed. At the median listing-entered fee of $25,080 a year and tax of $5,240.46 on the median just value at the 2026 rate, a listing that takes the 99-day median costs about $8,224 to hold before utilities and insurance ($30,320.46 times 99 divided by 365). At the largest plan’s 60-month median of 203 days it costs about $16,863.
Whether you owe capital gains tax on a Gullwing Beach Resort condo depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home, a winter home or a rental does not qualify unless it meets the ownership and use tests.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The repeat sales above are gross differences, not taxable gain. With a median hold of 12.9 years among the recent county pairs, gather the original closing statement and improvement receipts early; a rented condo may also carry depreciation. A seller who is not a U.S. person may face federal withholding under the Foreign Investment in Real Property Tax Act, as the IRS explains.
For most Gullwing Beach Resort 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 your condo’s condition.
| Route | Price outcome | What it costs | Main risk at Gullwing Beach Resort | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price above your plan’s closings sits | The condo is marketable 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 | Missed Section 718.503 or 689.302 duties, and a buyer searching the name finds rooms, not your listing | You have a known buyer and a lawyer’s review |
You get a free Gullwing Beach Resort condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your floor plan, adjusted for floor, exposure, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the four MLS windows, the active listings, the document list your buyer will ask for and a net sheet.
Get your free Gullwing Beach Resort condo valuation and we will send a value built from recent closings of your plan in your building, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following from a primary source, so this page makes no claim on them, and each item names the document or office that settles it. A Gullwing Beach Resort seller who can fill any of these gaps with a document improves their own listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own and describe working with our team across Southwest Florida.
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These are the questions Gullwing Beach Resort owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest closing of your floor plan, order the estoppel and the document package, complete the flood disclosure, and list with a plan to adjust.
Start from your plan. In the last 36 months two-bedroom condos closed from $675,000 to $762,000, middle-plan condos from $800,000 to $1,300,000 and the one condo of the largest plan for $2,000,000.
On October 7, 2026, 2 were active and none pending, both of the largest plan, at $2,000,000 and $2,025,000. No two-bedroom condo and no middle-plan condo was listed.
The median condo that closed in the last 36 months spent 99 days on the market, from 0 to 205 days. Over 60 months the largest plan took a median of 203 days on 5 closings.
Nine of the 11 closings in the last 36 months sold below their final list price, at a median of 95.0 percent, a median gap of $36,150. The largest gaps were $245,000, $133,000 and $105,000.
The largest. Over 60 months the 1,863-square-foot plan closed from $1,280,000 to $2,000,000 on 5 sales, the 1,626 plan at a median of $1,035,500 on 14 and the 1,393 plan at $753,500 on 10.
The record leans that way without proving it. The middle plan’s seven closings on floors 10 to 12 ran from $960,000 to $1,325,000 over 60 months, against $650,000 to $1,046,000 for its four on floors 2 to 5.
A middle-plan condo closed for $800,000 on February 20, 2026 after 122 days, and another for $1,300,000 on September 1, 2026. The public record gives no view, renovation or terms.
It is a condominium of 66 deeded residences under chapter 718. We confirmed no hotel license, rental pool or management company in the public record. Buyers ask about rental terms first.
Only if the declaration and current rules say so, and you hand the buyer those pages. The rental terms are not published online.
The MLS entries show an application fee on 20 closings and a transfer fee on one, which suggests the association may screen buyers. The declaration and bylaws say what is required.
Florida law caps the fee and sets how long the certificate is valid, 30 days or 35 if sent electronically. We print no dollar figure, because the association’s current figure governs.
Under Florida Statute 689.302, a seller of residential property gives the buyer a flood disclosure covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract.
Yes. Both appear on the estoppel certificate, and we found no document showing an assessment here.
With the budget. Listing entries show $13,560 a year on a closing in April 2024 and $25,080 on one in July 2024, and the nine entries since run from $24,948 to $26,880. None is verified.
In Lee County the seller customarily pays it, a custom and not law, so the contract controls. At $0.70 per $100 it is $6,020.00 on an $860,000 deed and $9,100.00 on a $1,300,000 deed.
In Lee County the seller customarily pays for the owner’s title policy, and the buyer for any lender’s policy; the contract controls. The state-set premium is $4,375.00 on an $860,000 sale.
On our two net sheets a seller nets $800,496 to $821,996 from an $860,000 sale and $1,212,866 to $1,245,366 from a $1,300,000 sale, before any mortgage payoff, the estoppel fee and association prorations.
An appraiser looks for recent closings of similar condos in the building. Four closings in the last 12 months is a small set, so a price far above your plan’s nearest closing risks a low appraisal.
No. The just value is the county’s figure for the tax roll, with a Gullwing Beach Resort median of $393,700. The 36-month MLS median is $860,000. Price from recent closings of your plan.
Often a light refresh pays more than a full renovation. Interior work needs the association’s approval and a Town permit.
Use a measured floor plan and state its source. The county’s heated areas are 1,393, 1,626 and 1,863 square feet, and the MLS has printed 1,450, 1,700, 1,950 and 1,975 for the same plans.
Compare it with the record. The median condo that sold spent 99 days on the market and the slowest 205, while one active listing shows a days-on-market field of 1,617.
Disclose what you know: damage, repairs, insurance claims and permits. We found no public document describing damage to the building, so your records and the association’s repair history matter.
By our computation from the county’s year built of 2000, the first milestone inspection falls due by December 31, 2030 under the 30-year rule. We state no status.
The structural integrity reserve study lists the building’s major components and the reserves they need. A buyer and a lender read it for the chance of a future assessment, and it extends the buyer’s cancellation window to 15 days.
Yes, for a limited time. Under Statute 718.503 a buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, or within 15 days where a milestone summary, turnover report or reserve study applies.
They do. A buyer prices the master policy through the fee and adds a unit owner’s policy and usually flood cover.
That depends on the declaration and the rules, which are not published online. Ask the association what lease terms apply, and register any short-term rental with the Town.
Ask the association in writing. Under Statute 718.111 an owner can inspect the official records. The declaration is recorded with Lee County at Official Records Book 3212, page 3610.
The MLS record holds three condos bought in spring 2022 and resold in 2024: one gained 7.0 percent, one lost 8.7 percent and one lost 15.1 percent, before selling costs.
Possibly. Seven of the 29 closings in five years fell in April and five in September, but five of the April closings were in 2022 alone.
We do not forecast prices. The record shows 4 closings in the last 12 months against 1 in the 12 months before, 2 active listings at $2,000,000 or more, and a Town district millage that eased to 13.3108 for 2026 from 13.4329 in 2025.
Commission is negotiable and set in the listing agreement, so we publish no rate here. Call Jesse at (239) 898-6072 and we will explain what our team does and what to expect at closing.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition.
A Fort Myers Beach specialist knows which of the three Gullwing Beach Resort plans a condo is, which recorded closings are true comparables, what the estoppel and document package must say and what the flood map means address by address. Buyers pay for that clarity, and a listing that explains a condo well holds its price through the inspection.
Small facts cost sellers contracts here: a price taken from a building median when the plans sell hundreds of thousands apart, a fee quoted from a 2023 listing at half the current entries, a living area copied from an MLS field 4 to 6 percent above the county’s, a rental claim made without the declaration, and documents handed over after the contract. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
If you plan to sell a Gullwing Beach Resort condo in Fort Myers Beach, call the team that prices from the closings of your plan, orders the estoppel and assembles the fee, flood and rental file, and answers the buyer’s questions first. Jesse has held a Florida license since 2004 and Marc since 2003.
If you are thinking, “I need someone to sell my condo in Gullwing Beach Resort 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 Gullwing Beach Resort, Ocean Harbor, Sandarac or Palm Harbor Club.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Gullwing Beach Resort sold record, last 36 months: 11 Southwest Florida MLS closings at an $860,000 median, from $675,000 to $2,000,000, a median 99 days on the market and a median 95.0 percent of the final list price, with 2 condos active and none pending on October 7, 2026. About three or four condos close here in a year, so the next owner who sells sets the comparable for everyone after. Make us your first call before you list.
Request your free Gullwing Beach Resort condo valuation and we will send a value built from the closings of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, with every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Gullwing Beach Resort condo? Get a free Gullwing Beach Resort 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 about selling a Gullwing Beach Resort condo traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a seller’s duties and the agencies that issued the storm and flood data. Each entry was accessed October 7, 2026.
These official documents are the ones a Gullwing Beach Resort seller should have in hand before listing a condo in Fort Myers Beach, and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, and none is hosted by a brokerage.
| Document | Issued by | Date | Why a Gullwing Beach Resort 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 Gullwing Beach Resort, at 6640 Estero Blvd, among island condominiums |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | 2025 | The 2025 millage for every taxing district, for comparison with the 2026 rate of 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Federal report | The federal storm report, with surge figures for Fort Myers Beach |
| Town of Fort Myers Beach Build Responsibly guide | Town of Fort Myers Beach | Town publication | Permit requirements before building or altering a structure |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
The association’s declaration, rules, budget and reserve study are not posted publicly; they come from the association, and the declaration is recorded at Official Records Book 3212, page 3610.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Gullwing Beach Resort condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.