Updated November 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026, re-checked October 29, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo at Harbour Pointe in Fort Myers Beach, one of the 140 two-bedroom condominium units in the two ten-story towers at 4263 and 4265 Bay Beach Lane, this is our seller’s page for your building, written from its recorded closings. The towers stand in Bay Beach, on the bay side of Fort Myers Beach.
The Lee County Property Appraiser places all 141 Harbour Pointe residential parcels, 140 condominium units and one common-elements parcel, in the Town of Fort Myers Beach taxing district. The Town is Estero Island, incorporated on December 31, 1995, so the Town and not unincorporated Lee County is your local government for permits, flood rules and vacation rental registration. This is Harbour Pointe on Bay Beach Lane, Fort Myers Beach, Florida 33931, and not any of the other Florida communities that use the same name.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 15 Harbour Pointe closings at a median of $470,000, from $270,000 to $850,000. That median hides what matters most to a seller today: the seven closings of 2022 ran from $550,000 to $850,000 and the five from January 2024 to October 7 from $270,000 to $410,000; a sixth closed at $310,000 on October 26. This page prints every closing, the county’s repeat sales, two net sheets and the papers Florida law makes a condominium seller deliver.
To sell a Harbour Pointe condo in Fort Myers Beach in 2026, price it against the six MLS closings since January 2024 and not the building’s 60-month median, check the four active listings of October 29, have the association’s budget, milestone inspection summary and reserve study in hand before the first showing, and expect a buyer to read the fee first.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Harbour Pointe is close to a single product. Every one of the 15 closings in the last 60 months was a two-bedroom, two-bath condo of 1,055, 1,090 or 1,175 square feet, so the price of your unit turns on a short list of things a buyer can check.
These are the ten facts about selling a Harbour Pointe condominium in Fort Myers Beach that matter most in November 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s public records and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Harbour Pointe Condo in Fort Myers Beach in 2026? · Why List Your Harbour Pointe Condo With McGreevy and Comisar? · What Is the Harbour Pointe Condo Market Doing for Fort Myers Beach Sellers Right Now? · What Did Harbour Pointe Condos Sell For in the Last 60 Months? · How Long Do Harbour Pointe Listings Take to Sell, and How Close to List Price? · Have Harbour Pointe Owners Sold for More Than They Paid? · A Harbour Pointe Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Harbour Pointe Condo in Fort Myers Beach? · What Moves the Value of a Harbour Pointe Condo: Tower, Floor Plan, Bay View, the Fee and the Dock? · What Fees Will Your Harbour Pointe Condo Buyer Pay Each Year? · Who Insures a Harbour Pointe Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Harbour Pointe Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Harbour Pointe? · Which Rules Affect a Harbour Pointe Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Harbour Pointe Condo? · How Do We Negotiate a Harbour Pointe Condo Contract? · Harbour Pointe vs Casa Marina: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Harbour Pointe Condo? · Do I Pay Capital Gains Tax When I Sell My Harbour Pointe Condo? · Should I List, Sell for Cash or Sell by Owner at Harbour Pointe? · How Do You Get a Free Harbour Pointe Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Harbour Pointe · What Sellers Say About Working With Us · Frequently Asked Questions, Harbour Pointe Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Harbour Pointe Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Harbour Pointe condo owners hire us because we price from the recent closings of the owner’s own floor plan, gather the tower’s inspection and budget papers before a buyer asks, and negotiate every offer.
If you are searching for the best realtor to sell your Harbour Pointe condo, this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists our team in the Large Team category with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Jesse has held a Florida real estate license since November 4, 2004 and Marc since September 25, 2003.
We tracked every one of the 15 Harbour Pointe closings in the Southwest Florida MLS from the 60 months to October 7, 2026, with each final list price, days on market and living area. We tracked every one of the 120 qualified Harbour Pointe sales in the Lee County file back to February 2009 and matched the units that sold more than once. We read all 141 parcels on the roll, the state’s condominium record, the association’s filing with the Florida Division of Corporations and the FEMA flood layer at both street addresses.
Ask for a free Harbour Pointe condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the recent closings of your floor plan, with a net sheet at that price. Buying next? Call Marc at (239) 287-5873, or see how we help buyers across Southwest Florida. Only three Harbour Pointe condominiums closed through the MLS in the 12 months to October 29, 2026, so the owner who lists next should make us the first call.
The Harbour Pointe condo market is thin: 2 Southwest Florida MLS closings in the 12 months to October 7, 2026, at $270,000 and $312,500, and 5 in 36 months from $270,000 to $410,000, against 3 active listings and 2 pending sales on that date. Only the 60-month window, with 15 closings, supports a median, and it blends two price ranges.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show one MLS series and one county series, as pulled on October 7, 2026, and never average them.
We pulled every closing the Southwest Florida MLS files under Harbour Pointe, in four windows counted back from October 7, 2026. A window leads only when it holds at least 10 closings, so the 60-month window, with 15, leads, and the shorter windows show a count and a range but no median. None of the 15 is a Sold Data Entry closing.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 2 | Fewer than 10, not shown | $270,000 and $312,500 | Not shown | Not shown | Not shown |
| 24 months | 2 | Fewer than 10, not shown | $270,000 and $312,500 | Not shown | Not shown | Not shown |
| 36 months | 5 | Fewer than 10, not shown | $270,000 to $410,000 | Not shown | Not shown | Not shown |
| 60 months (leads) | 15 | $470,000 | $270,000 to $850,000 | $400 | 26 | 97.0% |
The 60-month window totals $7,510,400 in sold volume against $7,656,700 in final list prices, so the fifteen sellers together took $146,300, or 1.9 percent, less than they were last asking.
Sort the 15 prices and the median is the eighth, $470,000, the single closing of 2023. Seven closings sit above it, all dated 2022, and seven below it: two from late 2021 and the five from January 2024 to October 7. No Harbour Pointe condo has closed through the MLS above $410,000 since March 15, 2023. We make no claim about what moved the prices and draw no direction from five sales, but a seller who lists at the median is listing $60,000 above the highest MLS closing of the last three years.
| Period of closing | Closings | Range of sold prices | Range of price per sq ft | Range of days on market |
|---|---|---|---|---|
| October to December 2021 | 2 | $389,900 and $409,000 | $348 and $370 | 2 and 5 |
| 2022 | 7 | $550,000 to $850,000 | $521 to $723 | 4 to 60 |
| 2023 | 1 | $470,000 | $400 | 15 |
| 2024 | 3 | $300,000 to $410,000 | $284 to $389 | 31 to 186 |
| 2025 | 0 | None | None | None |
| 2026 (through October 7) | 2 | $270,000 and $312,500 | $248 and $287 | 106 and 177 |
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved Harbour Pointe parcels, a county record separate from the MLS.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months | 4 | Fewer than 10, not shown | $250,000 to $425,000 |
| 24 months | 4 | Fewer than 10, not shown | $250,000 to $425,000 |
| 36 months | 4 | Fewer than 10, not shown | $250,000 to $425,000 |
| 60 months | 9 | Fewer than 10, not shown | $250,000 to $485,000 |
No county window reaches 10 sales, so we list the four recent ones. All four are in the 4263 Bay Beach Lane tower.
| Sale date (county) | Price | Street address | Heated area, sq ft | Price per sq ft | In our MLS pull? |
|---|---|---|---|---|---|
| March 13, 2026 | $312,500 | 4263 Bay Beach Ln | 1,090 | $287 | Yes |
| January 28, 2026 | $250,000 | 4263 Bay Beach Ln | 1,090 | $229 | No |
| January 16, 2026 | $270,000 | 4263 Bay Beach Ln | 1,090 | $248 | Yes |
| December 26, 2025 | $425,000 | 4263 Bay Beach Ln | 1,055 | $403 | No |
The other five sales in the county’s 60-month window are dated October 15 to December 31, 2021, from $270,000 to $485,000.
Each series omits sales the other holds. The county’s qualified file has no Harbour Pointe sale dated 2022, 2023 or 2024, while the MLS has 11 closings in those years, so the county’s 60-month count of 9 is not a full five years. Going the other way, the county holds the two recent sales marked No above. A county-only sale carries no list price, no days on market and no description, so we know the price and nothing about the condition or the terms.
Put the two records side by side, without blending them, and four Harbour Pointe sales fall between December 26, 2025 and March 13, 2026: $425,000, $270,000, $250,000 and $312,500. Three are the same 1,090 square foot plan in the same tower and span $62,500. The fourth is a smaller plan that sold for $112,500 more than the best of those three. Neither record carries the floor, the view or the interior, which is where a $175,000 spread in eleven weeks has to come from, and why we see your unit before we name a number.
On October 7, 2026 the Southwest Florida MLS showed 5 Harbour Pointe condos, three active and two pending.
| Building | Status | MLS living area, sq ft | List price | List price per sq ft | Days listed |
|---|---|---|---|---|---|
| 4265 Bay Beach Ln | Active | 1,055 | $425,000 | $403 | 6 |
| 4265 Bay Beach Ln | Active | 1,055 | $395,000 | $374 | 19 |
| 4265 Bay Beach Ln | Active | 1,090 | $299,000 | $274 | 476 |
| 4263 Bay Beach Ln | Pending | 1,090 | $392,900 | $360 | 350 |
| 4263 Bay Beach Ln | Pending | 1,175 | $289,900 | $247 | 779 |
Two of the actives are new, at 6 and 19 days: the $425,000 ask is above every MLS closing since March 2023 and the $395,000 ask is above all but one. The third has been listed 476 days at $299,000. Days listed are the listing agents’ entries, and a pending price is a list price, not a sale price.
A re-check of the Southwest Florida MLS on October 29, 2026 found four changes. The 1,090 square foot condo pending at $392,900 closed on October 26 at $310,000, $82,900 under its final list price (78.9 percent) after 350 days, at $284 per square foot, and it is now the building’s most recent MLS closing. The 1,175 square foot condo pending at $289,900 was back on the market as an active listing at the same price, at 799 days. The 1,090 square foot condo asking $299,000 was pending, and a 1,090 square foot condo at 4263 Bay Beach Lane was newly listed at $375,000 (the MLS files it under the spelling Harbor Point). The $395,000 and $425,000 listings were still active. That is 4 active and 1 pending, from $289,900 to $425,000. With 3 closings in the 12 months to October 29, the 4 active listings equal about 16.0 months of supply, or 20.0 counting the pending sale, and the 60 months to October 29 again hold 15 closings at a median of $470,000.
At the 60-month pace of 15 closings, one every four months, the 3 active listings equal about 12.0 months of supply, and counting the 2 pending sales about 20.0. At the pace of the 12 months to October 7, 2 closings, the 3 actives equal about 18.0 months; on October 29 the figures were 16.0 and 20.0, as above. One new listing or one closing moves these figures by months, so read them as an illustration and not a forecast. ZIP 33931 shows 380 active listings against 397 closings in 12 months, about 11.5 months.
Each figure comes from the same Southwest Florida MLS pull and the same 60-month window, the only one in which Harbour Pointe clears 10 closings. Supply is active and pending listings on October 7, 2026 divided by the monthly closing pace.
| Place | MLS closings, 60 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Harbour Pointe | 15 | 26 | 97.0% | 5 | 20.0 |
| Casa Marina | 23 | 48 | 96.7% | 2 | 5.2 |
| Royal Pelican | 19 | 42 | 97.0% | 4 | 12.6 |
| Hibiscus Pointe | 34 | 53 | 95.1% | 4 | 7.1 |
| The Palms of Bay Beach | 41 | 44 | 95.5% | 3 | 4.4 |
| Bay Beach, whole community | 334 | 25 | 96.6% | 53 | 9.5 |
Over five years Harbour Pointe looks quick, because ten of its fifteen closings are dated late 2021 to early 2023. Its supply figure on October 7 told the present story: 20.0 months against 4.4 to 12.6 for the four neighbors, and still 20.0 on October 29 counting the pending sale. In the 36 months to October 7 Harbour Pointe closed 5 sales while Casa Marina closed 14, Hibiscus Pointe 21 and The Palms of Bay Beach 31. The median of these 5 Harbour Pointe closings is 106 days on market and 93.4 percent of final list, against 92 days and 93.8 percent across ZIP 33931 in the 12 months to October 7.
Harbour Pointe condos in Fort Myers Beach sold from $270,000 to $850,000 in the 60 months to October 7, 2026, a median of $470,000 on 15 Southwest Florida MLS closings. The five closings from January 2024 to October 7 ran from $270,000 to $410,000, and the seven dated 2022 ran from $550,000 to $850,000. The $310,000 closing of October 26, 2026 came after this pull.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 15 closings from October 8, 2021 through October 7, 2026, newest first. We tracked every one of these 15 closings individually before writing a sentence about them. The address is the tower’s street number only, and every one is a two-bedroom, two-bath condo.
| Closed | Street address | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|
| March 13, 2026 | 4263 Bay Beach Ln | $312,500 | $325,000 | 1,090 | $287 | 177 | 96.2% |
| January 16, 2026 | 4263 Bay Beach Ln | $270,000 | $289,000 | 1,090 | $248 | 106 | 93.4% |
| June 25, 2024 | 4265 Bay Beach Ln | $300,000 | $349,000 | 1,055 | $284 | 71 | 86.0% |
| May 10, 2024 | 4263 Bay Beach Ln | $365,000 | $409,000 | 1,055 | $346 | 31 | 89.2% |
| April 11, 2024 | 4265 Bay Beach Ln | $410,000 | $385,000 | 1,055 | $389 | 186 | 106.5% |
| March 15, 2023 | 4263 Bay Beach Ln | $470,000 | $499,900 | 1,175 | $400 | 15 | 94.0% |
| September 14, 2022 | 4265 Bay Beach Ln | $550,000 | $569,000 | 1,055 | $521 | 60 | 96.7% |
| August 30, 2022 | 4263 Bay Beach Ln | $639,000 | $649,000 | 1,055 | $606 | 26 | 98.5% |
| July 8, 2022 | 4265 Bay Beach Ln | $650,000 | $669,900 | 1,090 | $596 | 45 | 97.0% |
| May 3, 2022 | 4265 Bay Beach Ln | $715,000 | $699,000 | 1,090 | $656 | 6 | 102.3% |
| April 18, 2022 | 4263 Bay Beach Ln | $630,000 | $619,000 | 1,175 | $536 | 5 | 101.8% |
| April 15, 2022 | 4263 Bay Beach Ln | $850,000 | $895,000 | 1,175 | $723 | 12 | 95.0% |
| March 4, 2022 | 4263 Bay Beach Ln | $550,000 | $500,000 | 1,055 | $521 | 4 | 110.0% |
| December 2, 2021 | 4263 Bay Beach Ln | $389,900 | $389,900 | 1,055 | $370 | 5 | 100.0% |
| October 15, 2021 | 4263 Bay Beach Ln | $409,000 | $409,000 | 1,175 | $348 | 2 | 100.0% |
After this pull, on October 26, 2026, a 1,090 square foot condo at 4263 Bay Beach Ln closed at $310,000 against a $392,900 final list price after 350 days, 78.9 percent of final list at $284 per square foot; it is the building’s most recent MLS closing.
Ten of the 15 closed in the 4263 tower and five in the 4265 tower. One closed under $300,000, six between $300,000 and $449,999, three between $450,000 and $599,999 and five at $600,000 or more, all five between April and August 2022.
No plan reaches 10 closings, so we print ranges and no medians.
| Plan (MLS living area) | Units on the county roll | Closings, 60 months | Range, 60 months | Closings January 2024 to October 7 | Range January 2024 to October 7 |
|---|---|---|---|---|---|
| 1,055 sq ft | 60 | 7 | $300,000 to $639,000 | 3 | $300,000 to $410,000 |
| 1,090 sq ft | 40 | 4 | $270,000 to $715,000 | 2, plus $310,000 on October 26 | $270,000 and $312,500 |
| 1,175 sq ft | 40 | 4 | $409,000 to $850,000 | 0 | None |
The largest plan has not closed through the MLS since March 2023. Its one piece of current evidence on October 7 was a pending sale last listed at $289,900 after 779 days; on October 29 that condo was back on the market at the same price, at 799 days, so we price that plan from the smaller plans’ recent closings, adjusted in person.
The ten closings dated October 15, 2021 to March 15, 2023 ran from $389,900 to $850,000, and the median of these 10 closings is $590,000, at a median of $529 per square foot. Three sold above their final list price, two at it and five below it. They are real sales, and no buyer today is underwriting to them.
A Harbour Pointe condo took a median of 26 days on market and sold at a median of 97.0 percent of its final list price over the 60 months to October 7, 2026, on 15 Southwest Florida MLS closings. The five closings from January 2024 to October 7 took 31 to 186 days and closed at 86.0 to 106.5 percent, and the October 26 closing took 350 days at 78.9 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both ratios use the final list price. Our pull does not carry the first asking price, so the figures understate the discount on any condo that was reduced before it sold.
Of the 15 closings, 8 took 30 days or fewer (2, 4, 5, 5, 6, 12, 15 and 26 days), 4 took between 31 and 90 days (31, 45, 60 and 71) and 3 took more than 90 (106, 177 and 186). All eight quick sales are dated October 2021 to March 2023. All three of the long ones are dated 2024 or 2026. The median of 26 days is true of the five years and misleading about this year, and the October 26 closing took 350.
Four of the 15 sold above the final list price, two at exactly that price and nine below it, with gaps from $50,000 over to $49,000 under and a median gap of $12,500 under. The last sale at or above final list was the April 11, 2024 closing, which the MLS records at $410,000 against a $385,000 final list price after 186 days. We report that ratio as recorded and do not interpret it.
Each group below is under 10 closings or exactly 10, so each median is written as the median of those closings only.
| Period | Closings | Days on market, low to high | Median days on market | Sale-to-final-list, low to high | Median sale-to-final-list |
|---|---|---|---|---|---|
| October 2021 to March 2023 | 10 | 2 to 60 | the median of these 10 closings is 9 | 94.0% to 110.0% | the median of these 10 closings is 99.2% |
| April 2024 to March 2026 | 5 | 31 to 186 | the median of these 5 closings is 106 | 86.0% to 106.5% | the median of these 5 closings is 93.4% |
The five recent sellers were asking $1,757,000 between them at their final list prices and sold for $1,657,500, which is $99,500 or 5.7 percent less. Two of the five closed more than 10 percent under final list.
Most Harbour Pointe owners who resold did sell for more. The Lee County file holds 34 repeat sales at Harbour Pointe from 2009 to 2026: 30 sold for more than the unit’s previous qualified sale, 3 for less and 1 level. Only 4 are dated in the last 60 months, and none measures a purchase made in 2022.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file carries 120 qualified Harbour Pointe sales from February 13, 2009 to March 13, 2026, across 86 different units. Across the 34 resale pairs the median change was a gain of $50,250 over a median hold of 5.0 years, from a $35,000 loss to a $206,000 gain. Gain here is the difference between two recorded prices, not your taxable gain, and a pair can skip a sale the county did not qualify.
These are the 4 resales dated in the 60 months to October 7, 2026, newest first. The address is the tower only, and the prices are the county’s deed figures. Four pairs are a list, not a trend.
| Resold | Building | Heated area, sq ft | Previous qualified sale | Resale price | Change | Years held |
|---|---|---|---|---|---|---|
| January 28, 2026 | 4263 Bay Beach Ln | 1,090 | $220,000 on March 25, 2009 | $250,000 | +$30,000 | 16.8 |
| December 26, 2025 | 4263 Bay Beach Ln | 1,055 | $260,000 on June 23, 2014 | $425,000 | +$165,000 | 11.5 |
| December 31, 2021 | 4265 Bay Beach Ln | 1,175 | $279,000 on November 18, 2010 | $485,000 | +$206,000 | 11.1 |
| December 31, 2021 | 4265 Bay Beach Ln | 1,055 | $290,000 on May 10, 2016 | $398,400 | +$108,400 | 5.6 |
All four gained, and all four sellers had owned for more than five years, so they say nothing about an owner who bought more recently.
Three of the 34, all small and all short holds: a 1,055 square foot unit at 4263 bought for $320,000 in December 2016 and resold for $310,000 in September 2020; a 1,055 square foot unit at 4265 bought for $332,500 in September 2018 and resold for $307,000 a year later; and a 1,090 square foot unit at 4263 bought for $275,000 in February 2019 and resold for $240,000 that August. A fourth resold level at $355,000.
The county file cannot answer, because it holds no qualified Harbour Pointe sale dated 2022, 2023 or 2024. The MLS holds 8 closings in 2022 and 2023, from $470,000 to $850,000, and none of those eight units has resold in either record. Both records show where units sell now: $250,000 to $425,000 across the six MLS closings of 2024 to October 2026 and the two county-only sales. An owner who paid $550,000 or more should read those figures and the net sheets below before setting an expectation.
This example is a Harbour Pointe two-bedroom condo of 1,090 square feet at 4263 Bay Beach Lane that closed on March 13, 2026 for $312,500, which was 96.2 percent of its $325,000 final list price, after 177 days on market. It comes from the public Southwest Florida MLS record as an example and was the building’s most recent closing until a $310,000 closing on October 26, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS shows a two-bedroom, two-bath condo of 1,090 square feet in the 1983 tower, sold at $287 per square foot. The listing agent entered a condominium fee of $4,530 a quarter, $18,120 a year (listing-entered, not verified). The Lee County file records the same sale on March 13, 2026 at $312,500. The county’s qualified file, which begins in February 2009, shows no earlier qualified sale of this unit, so we cannot say what the seller paid.
Three sales closed in the eleven weeks before this one. On December 26, 2025 the county recorded a $425,000 sale of a 1,055 square foot unit in the same tower, outside the MLS. On January 16, 2026 the same 1,090 square foot plan in the same tower closed through the MLS at $270,000 after 106 days, at 93.4 percent of a $289,000 final list. On January 28, 2026 the county recorded a third sale of that plan in that tower at $250,000, again outside the MLS. This seller closed $42,500 above the first and $62,500 above the second. Our pull carries no first asking prices, so we cannot count the reductions before $325,000.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $21,608 with buyer-agent compensation and $13,795 without it, for a net before payoff of $290,892 or $298,705. We do not know what the actual seller paid, offered or owed.
The first lesson is the cost of time. At the listing-entered fee of $18,120 a year, 177 days of ownership is about $8,787 in association charges alone, more than the $7,813 a 2.5 percent buyer-agent compensation would have cost on this sale. The second is that one plan in one tower sold at $250,000, $270,000 and $312,500 within eight weeks, so the unit itself and its presentation moved the price by as much as a fifth. The third is that the next 1,090 square foot seller will be measured against all three, the $310,000 closing of October 26, and on October 29 a $375,000 active listing and a $299,000 pending sale of the same plan.
We price a Harbour Pointe condo from the sales of the last three years in both records, read as a range for its own floor plan, adjusted for the floor, view, interior and dock rights the record cannot see, and tested against the five units on offer and the buyer’s monthly cost. The $470,000 median plays no part.
The MLS gives six closings since January 2024, the last on October 26, 2026, and the county adds two more. We lay out all eight, by plan and tower, with each series named, and hand the same sheet to the buyer’s appraiser. The county-only sale at $425,000 is the best recent evidence a 1,055 square foot owner has, and an appraiser working from the MLS alone will not see it.
Seven units closed between $550,000 and $850,000 in 2022. We show them so the history is complete and do not use them to support an asking price, because no buyer’s lender will. On October 7 two active listings and one pending sale were priced between $392,900 and $425,000. The pending one closed on October 26 at $310,000, $82,900 under its list price, and on October 29 the $395,000 and $425,000 listings were still active; how they resolve will be the next evidence for the upper end.
A buyer here adds the fee and the tax to the mortgage before deciding. At the most recent listing-entered fee of $18,120 a year 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), a $312,500 condo carries about $1,510 a month in association fee and about $347 a month in property tax ($312,500 divided by 1,000, times 13.3108, is $4,159.63 a year, before exemptions and non-ad valorem charges). That is about $1,857 a month before insurance or a loan payment, and it is the number your price competes with.
Five things move a Harbour Pointe condo’s value: the floor and the view of Estero Bay from a ten-story tower, the interior, the floor plan, the association fee and inspection papers a buyer must accept, and any dock or garage right recorded with the unit. The record measures only the plan directly, and the rest are settled in person.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Less than owners expect. Over 60 months the three plans overlap heavily, and most of each spread is the year of sale. Among the recent sales in both records the highest price, $425,000, was paid for the smallest plan and the four lowest, $250,000 to $312,500, for the middle plan. A difference of 35 or 120 square feet did not set those prices.
We cannot say from the record, and we will not guess a dollar figure. The closings carry no floor or exposure field, and the county’s land field reads bay on all 141 parcels, which describes the property and not the view from a given living room. In a ten-story tower facing Estero Bay, height and direction are the obvious candidates for a $175,000 spread, and a buyer can see both in a photograph, so the view is our first image.
The record cannot price it. The county roll flags a boat dock on 140 of the 141 parcels, which is the property and not a slip assigned to your unit. Legal descriptions on two unit parcels mention a dock, one adding a boat lift, and a third mentions a garage. We found no boating association or cooperative for Harbour Pointe in the state’s records. If your deed carries such a right we document it before listing, because an undocumented right is worth nothing at the closing table.
Directly, in a buyer’s arithmetic: every $1,000 a year of fee is about $83 a month a buyer cannot put toward a mortgage. The listing-entered annual total rose from $7,856 on the March 2023 closing to $18,120 on the March 2026 closing, $10,264 a year or about $855 a month more. We make no claim about why, and we do not know whether it includes a special assessment. A seller who can show what the fee pays for turns an objection into a line item.
No Harbour Pointe budget or assessment schedule was found in a primary document. Listing-entered annual recurring fees on 15 Southwest Florida MLS closings ranged from $7,856 to $18,120 (not verified; the association’s current budget and an estoppel certificate govern), and the two entries of 2026 to October 7 are the two highest; the October 26 closing’s entry also reads $18,120.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are fees as typed into listings at the time of each sale, not the association’s schedule (not verified; the association’s current budget and an estoppel certificate govern).
| Closing dates | Entries | Quarterly condominium fee entered | Annual recurring total entered |
|---|---|---|---|
| October 2021 to March 2023 | 10 | $1,964 or $1,970 | $7,856 or $7,880 |
| April to June 2024 | 3 | $2,541 | $10,164 |
| January 2026 | 1 | $4,150 | $16,600 |
| March 2026 | 1 | $4,530 | $18,120 |
Every one of the 15 entries is a quarterly condominium fee with $0 in the master association field, and we found no master association above Harbour Pointe Condominium Association, Inc. The March 2026 entry is about 2.3 times the March 2023 entry, and at $18,120 a year it is about $1,510 a month and about 5.8 percent of the $312,500 that unit sold for. Fourteen entries list a $100 application fee and one lists $150; none shows a transfer fee.
A Harbour Pointe condo owner faces four insurance questions, and a buyer asks all four before closing: the association’s master policy on two ten-story towers, the unit owner’s own policy, flood coverage in a coastal high hazard zone, and wind mitigation credits. We quote no premiums. We help you gather the documents that let a buyer’s insurance agent quote quickly.
Expect a condominium questionnaire sent to your association. Lenders read the budget, the reserves, any special assessment, the master insurance summary and any litigation, and for buildings of three or more habitable stories they ask for the milestone inspection summary and the structural integrity reserve study. Both towers are ten stories and passed 30 years of age more than a decade ago, so every financed buyer’s lender will ask. We name no lender and predict no approval. We have not seen the master policy, so ask the manager for its summary, with the hurricane deductible and the flood coverage, the week you list.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at both Harbour Pointe street addresses, a Special Flood Hazard Area, so a lender will require flood coverage on a financed purchase. FEMA’s Risk Rating 2.0 prices National Flood Insurance Program policies by the property’s own characteristics, and the Town of Fort Myers Beach holds a Community Rating System Class 5, a 25 percent discount effective April 1, 2026. Section 627.351 exempts a policy written on a condominium unit owners form from the Citizens flood requirement, though a lender or the association may still require flood coverage. Citizens accepts the uniform wind mitigation inspection form, valid for five years.
A Harbour Pointe condo seller must give the buyer the association documents that section 718.503 of the Florida Statutes lists, complete the flood disclosure under section 689.302, and disclose known facts that materially affect value. The buyer’s cancellation window is 7 days, or 15 where a milestone inspection summary or reserve study applies, which it does in a ten-story tower.
This is general information and not legal advice. Your closing agent or attorney confirms how it applies to your contract.
Under section 718.503, a unit owner who is not a developer gives the buyer the declaration of condominium, the articles of incorporation, the bylaws and the rules, the most recent annual financial statement and annual budget, the frequently asked questions document and a condominium governance form. Where they apply, the package also includes the milestone inspection summary, the association’s most recent structural integrity reserve study or a statement that none has been done, and the turnover inspection report. The delivery duty is the seller’s. Harbour Pointe has one association and one declaration, recorded at Lee County Official Records Book 1650, Page 4488, so there is one set to order.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where the milestone inspection summary, turnover inspection report or structural integrity reserve study applies, a separate clause gives the buyer 15 days, counted the same way, after signing and receiving those items. The statute says a waiver of these rights has no effect. The county roll records ten stories at Harbour Pointe and listing agents entered every one of the 15 closings as a high-rise, so plan on the 15-day clause, and remember that a late package starts the clock late.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age, counted from the certificate of occupancy, and every 10 years after. A building that reached 30 before July 1, 2022 had until December 31, 2024. We did not retrieve certificates of occupancy, so we computed from the county’s year built.
| Tower | County year built | Stories (county roll) | Reached 30 years | First milestone inspection due, by statute | Structural integrity reserve study |
|---|---|---|---|---|---|
| 4265 Bay Beach Ln | 1982 | 10 | 2012 | Before December 31, 2024 | Applies (3 or more stories) |
| 4263 Bay Beach Ln | 1983 | 10 | 2013 | Before December 31, 2024 | Applies (3 or more stories) |
These are statutory deadlines we computed, not a status. Section 718.112 required associations existing on or before July 1, 2022 to complete the reserve study by December 31, 2025, and the state’s Division of Condominiums runs a public reporting database, which we did not query. We claim no status for either tower. Both computed dates have passed, so ask the association for the documents, or its written statement of where they stand, before you list.
Since October 1, 2024, section 689.302 requires a Florida seller of residential property to give the buyer a flood disclosure at or before the contract. It asks what you know about flood damage, flood insurance claims and flood assistance. Answer it from your own records for your own unit, and ask the association what it has filed for the building.
Section 689.261 requires a property tax disclosure summary, which warns a buyer not to rely on the seller’s tax bill. Johnson v. Davis, 480 So. 2d 625, a Florida Supreme Court decision, requires a seller to disclose known facts that materially affect value and are not readily observable, which in a condominium includes known leaks, water intrusion and repairs inside the unit.
An estoppel certificate is the association’s statement of what is owed on your unit, including any special assessment. Under section 718.116 the association must issue it within 10 business days of a request, and it is valid for 30 days, or 35 if sent electronically. Florida law caps the fee; we print no dollar amount. In Lee County the seller customarily pays, though the contract controls.
No. Harbour Pointe is a condominium under chapter 718, we found no homeowners association layer above it, and section 720.401 does not apply to associations governed by chapter 718. We also found no cooperative or boating association here, so chapter 719 does not appear to come into a sale. Your closing agent or attorney confirms both.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at both Harbour Pointe street addresses, on Lee County panel 12071C0567G effective November 17, 2022. Buyers also ask what Hurricane Ian did to the towers, what was repaired, how it was paid for and what the Town would require if a tower were substantially damaged.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried FEMA’s National Flood Hazard Layer at geocoded Harbour Pointe addresses and at the center point of the parcels. Treat the table as what the FEMA flood map indicates at these addresses, not a flood determination.
| Location tested | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 4265 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4263 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| Harbour Pointe center point | VE | 12 ft | 12071C0567G | November 17, 2022 |
The tested points are in evacuation zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these addresses; confirm with the U.S. Fish and Wildlife Service mapper before relying on that. We have not confirmed whether Harbour Pointe sits seaward of the coastal construction control line. Send a buyer to the FIRM panel and an elevation certificate.
The National Hurricane Center’s report on Hurricane Ian (September 28, 2022) gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, and U.S. Geological Survey high-water marks on the island read 10.5 to 13.8 feet NAVD88. The nearest mark we pulled, on Lenell Road about 0.2 mile from the center of the Harbour Pointe parcels, reads 11.6 feet, and the next, on Bay Beach Lane, 11.9 feet. Helene and Milton in 2024 put coastal Lee County water at 2 to 5 and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no building-level damage record and no association account of repairs, so your own unit’s history, with dates, permits and receipts, is the best answer a seller can give.
The Town of Fort Myers Beach, not Lee County, issues permits here. The Town’s flood rules require the lowest floor of a new, substantially damaged or substantially improved building to be at least one foot above the base flood elevation, and the Town applies a 50 percent test per building, not per unit. The Town’s page states a five-year look-back for improvements; the code text we read is silent on it. Keep the permit for every repair made inside your unit since 2022.
Three sets of rules affect a Harbour Pointe condo sale: the recorded declaration at Lee County Official Records Book 1650, Page 4488 with the association’s current rules, the Town of Fort Myers Beach’s short-term rental registration, and the state statutes above. The association publishes no leasing, pet or approval rules online, so request them before listing.
Listing agents entered an application fee on all 15 closings, which suggests an application step; whether the association also holds an approval or first-refusal power is in its declaration, so ask how long an application takes before you agree to a closing date.
That depends first on the declaration and rules, which are not published; the recorded declaration (Lee County Official Records Book 1650, Page 4488) and the current rules govern, so ask for them in the resale package. Lease terms, tenant approval and the pet rules all sit in those documents, and a buyer’s agent will ask for the leasing and pet pages on the first day.
Because every Harbour Pointe parcel is in the Town, the Town’s registration rules sit on top of the declaration. A dwelling licensed under chapter 509 and used as a vacation rental must register with the Town within 90 days of starting, show its registration number in all advertising, renew annually and name a responsible party who can act within one hour. The Town’s page states that registration numbers are not transferable. The Town’s 2026 opt-out list has 36 rows and none names Harbour Pointe or a Bay Beach Lane address, which is a status on one list and not what the declaration allows. Advertise no rental term the documents do not show.
The Harbour Pointe record leans toward spring closings: of 15 Southwest Florida MLS closings in 60 months, 8 closed in March, April or May and none closed in February or November. One building’s record of fifteen sales is thin, so this describes when sales closed, not what a listing month earns.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 1 | July | 1 |
| February | 0 | August | 1 |
| March | 3 | September | 1 |
| April | 3 | October | 1 |
| May | 2 | November | 0 |
| June | 1 | December | 1 |
No month holds more than 3, so we publish counts and no monthly medians. By quarter, 4 closed in January through March, 6 in April through June, 3 in July through September and 2 in October through December. What cannot be concluded is that a spring closing brings a higher price: the spring closings include both the $850,000 sale of April 2022 and the $365,000 sale of May 2024, so the year swamps the month.
We market a Harbour Pointe condo by naming the tower, plan and floor in every listing field, leading with the bay view from your own windows, stating any dock or garage right in writing, attaching the association’s budget and inspection papers, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Photography and video shot for the view, a floor plan with a living area checked against the county roll, and the papers a buyer’s lender will want: the declaration, the rules, the budget, the milestone inspection summary and reserve study or the association’s letter on their status, the master insurance summary, and the leasing and pet pages.
In the listing itself. We state the current quarterly assessment as the association confirms it, what it covers and whether any special assessment is levied, with the budget attached. A buyer who finds $4,530 a quarter on the second page of a questionnaire feels misled; one who reads it first, next to what it pays for, has accepted it before booking a showing.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer needs a written agreement with their agent before touring a home. A seller may still offer to pay or contribute toward the buyer’s agent compensation, off the MLS, and may offer closing-cost concessions on the MLS. We show your net both ways.
We negotiate every Harbour Pointe offer, starting from the sales that support your price. The six MLS closings since January 2024, to October 29, 2026, closed at 78.9 to 106.5 percent of final list, and the median of these 6 closings is 91.3 percent. The lowest, on October 26, ended a listing that had sat 350 days at a final list of $392,900, above every MLS closing of the prior three years but one, so the deep discounts here follow prices set above the range; on a well-priced listing an offer near the median is the market.
Price, the 15-day document clause, inspection and the appraisal are negotiated together. A financed buyer’s appraiser has only 3 MLS closings in the 12 months to October 29, 2026 to work from, so we hand over all eight recent sales from both records, including the county’s $425,000 sale, with the adjustments explained. Partner-level negotiation is part of what the Top 1% Real Estate Agents Nationally Since 2008 ranking stands for.
We answer with the record. The $250,000 sale of January 28, 2026 is a county-only sale with no listing, no photographs and no days on market, so nobody can say what condition the unit was in or whether more than one buyer saw it. The same plan in the same tower closed through the MLS, after open marketing, at $270,000 and $312,500 within weeks of it, and at $310,000 on October 26.
A buyer comparing Harbour Pointe with Casa Marina is choosing between two bay-side condominium communities doors apart on Bay Beach Lane in Fort Myers Beach: Harbour Pointe with two ten-story towers from 1982 and 1983 and recent sales of $270,000 to $410,000, and Casa Marina with six-story buildings from 1990 to 2001 and recent sales of $399,999 to $605,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Casa Marina sits at 4311 to 4371 Bay Beach Lane, just down the lane from Harbour Pointe’s 4263 and 4265, and has its own seller page, Sell Your Home in Casa Marina. Market rows use the 60-month window, the only one in which Harbour Pointe reaches 10 closings, with the shorter windows as counts and ranges. Each row comes from one series.
| Question a buyer asks | Harbour Pointe | Casa Marina |
|---|---|---|
| Year built (county) | 1982 and 1983 towers | 1990 to 2001 |
| Height (county roll) | 10 stories | 6 stories |
| Structure | One condominium association, one declaration | Three condominium associations and two boating associations |
| Units | 141 parcels; the state counts 140 units | 146 parcels; the state counts 144 units |
| Water (county land code) | Bay | Canal |
| MLS closings, 60 months | 15, median $470,000 | 23, median $480,000 |
| Range, 60 months | $270,000 to $850,000 | $399,999 to $605,000 |
| Median price per sq ft, 60 months | $400 | $412 |
| Median days on market, 60 months | 26 | 48 |
| Median sale-to-final-list, 60 months | 97.0% | 96.7% |
| MLS closings, 36 months to October 7 | 5, from $270,000 to $410,000 | 14, from $399,999 to $605,000 |
| MLS closings, 12 months to October 7 | 2, at $270,000 and $312,500 | 2, at $399,999 and $542,000 |
| Active and pending, October 7, 2026 | 3 active at $299,000 to $425,000 and 2 pending | 1 active at $399,000 and 1 pending |
| Months of supply, active and pending, at the 60-month pace | 20.0 | 5.2 |
| Listing-entered annual recurring fees (not verified) | $7,856 to $18,120 on 15 closings | $5,240 to $11,000 on 23 closings |
| First milestone inspection, computed from county year built | Due before December 31, 2024 for both towers | 2024 to 2031, by building |
| FEMA flood map at the tested addresses | VE, 12 ft | VE, 12 ft |
A buyer who wants the lower entry price, a single set of association documents and a taller building with more floors and views is a Harbour Pointe buyer. A buyer who wants a newer building, a later inspection calendar, a lower listing-entered fee and a range that has held above $399,999 is a Casa Marina buyer, and over the 36 months to October 7 more buyers made that choice, 14 closings to 5. The recent ranges barely touch: the top Harbour Pointe MLS closing of the 36 months to October 29, 2026, $410,000, is $10,001 above the bottom Casa Marina closing.
On price per square foot, height and paper. Recent Harbour Pointe closings ran from $248 to $389 per square foot against Casa Marina’s $344 to $486 in the same 36 months. A ten-story tower offers views a six-story building cannot. And a unit that arrives with the budget, the milestone summary and the reserve study answers the questions that send a cautious buyer down the lane.
Selling a Harbour Pointe condo costs roughly 4.3 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $312,500 sale that is about $13,795 to $21,608, and on a $410,000 sale about $17,645 to $27,895, before prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate rule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates at a 2.75 percent listing commission and an optional 2.5 percent buyer-agent compensation; commission is negotiable. Both prices are real Harbour Pointe closings: $312,500 is the March 13, 2026 closing, and $410,000, the April 11, 2024 sale at 4265, is the highest MLS closing of the 36 months to October 29, 2026. Florida charges documentary stamp tax of $0.70 per $100 of price or part of it, the promulgated owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $312,500 | Southwest Florida MLS closing, March 13, 2026 |
| Listing commission, 2.75% | -$8,594 | 2.75% of $312,500 |
| Buyer-agent compensation, 2.5%, if offered | -$7,813 | 2.5% of $312,500 |
| Deed documentary stamp tax | -$2,188 | 3,125 units of $100 at $0.70 |
| Owner’s title policy | -$1,638 | $575 plus ($312,500 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$21,608 | 6.91% of price |
| Estimated net before payoff, with buyer-agent compensation | $290,892 | $312,500 minus $21,608 |
| Estimated total costs, without buyer-agent compensation | -$13,795 | 4.41% of price |
| Estimated net before payoff, without buyer-agent compensation | $298,705 | $312,500 minus $13,795 |
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $410,000 | Southwest Florida MLS closing, April 11, 2024 |
| Listing commission, 2.75% | -$11,275 | 2.75% of $410,000 |
| Buyer-agent compensation, 2.5%, if offered | -$10,250 | 2.5% of $410,000 |
| Deed documentary stamp tax | -$2,870 | 4,100 units of $100 at $0.70 |
| Owner’s title policy | -$2,125 | $575 plus ($410,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$27,895 | 6.80% of price |
| Estimated net before payoff, with buyer-agent compensation | $382,105 | $410,000 minus $27,895 |
| Estimated total costs, without buyer-agent compensation | -$17,645 | 4.30% of price |
| Estimated net before payoff, without buyer-agent compensation | $392,355 | $410,000 minus $17,645 |
Your mortgage payoff, the property tax proration, the association’s estoppel certificate fee (capped by statute; we print no dollar amount), the assessment proration and any special assessment balance the estoppel shows, repairs or concessions, and any transfer or application charge. As an illustration of the tax, at 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) a $312,500 price works out to $4,159.63 a year and a $410,000 price to $5,457.43, before exemptions and non-ad valorem charges; your proration follows your own bill.
Possibly not. As the Internal Revenue Service explains in Topic 701, a seller of a Harbour Pointe condo can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
Of the 34 repeat sales in the county file, the largest difference between two recorded prices was $206,000, so none exceeded $250,000. The exclusion covers a main home, and many Fort Myers Beach condos are second homes or rentals, which do not qualify the same way. Publication 523 also explains that a loss on the sale of a main home is not deductible. A seller who is not a United States person should read the IRS page on FIRPTA withholding. Ask a tax adviser.
List a Harbour Pointe condo if it is in marketable condition and you can carry it for a season; take an investor cash offer only when the unit needs work a lender or insurer would not accept or you must close in days; sell by owner only if you already have a buyer and know the disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
A 15-day document clause, a VE flood zone at both tested addresses and a fee buyers will question all change the comparison here. The county file’s two sales that never reached the MLS show what private sales have brought: $425,000 and $250,000, a month apart, in one tower, the lower one $20,000 under the lowest MLS closing of the last 60 months. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations, plus the fee while you wait | A first price above the recent range can mean six months of assessments | A condo in marketable condition, with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission and carrying cost you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | A missed section 718.503 or 689.302 duty, or a 15-day clock that never started | A known buyer, often a neighbor, and a legal review |
You get a free Harbour Pointe condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recent sales of your own floor plan in both records, adjusted for tower, floor, view, condition and documents, with a net sheet at that price, and there is no obligation to list.
Get your free Harbour Pointe condo valuation and we will send a value built from Harbour Pointe sales of your plan, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact about selling a condo at Harbour Pointe in Fort Myers Beach is not available. Each item names the document or route that would settle it before a contract depends on it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own, about selling and buying across Southwest Florida.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions owners at Harbour Pointe in Fort Myers Beach ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the sales of the last three years and not the 60-month median, check the four active listings of October 29, 2026, and ask the association for the budget, the milestone inspection summary and the reserve study the week you list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked all 15 Harbour Pointe closings of the last 60 months and all 120 county sales before pricing a listing. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 15 closings in the 60 months to October 7, 2026, at a median of $470,000, from $270,000 to $850,000. The five from January 2024 to October 7 ran from $270,000 to $410,000, a sixth closed at $310,000 on October 26, and the county adds two sales outside the MLS at $425,000 and $250,000.
Three through the MLS in the 12 months to October 29, 2026, at $270,000 on January 16, $312,500 on March 13 and $310,000 on October 26. The Lee County file shows four qualified sales in the 12 months to its October 4, 2026 roll file, from $250,000 to $425,000.
Because the $470,000 median is the middle of fifteen prices, seven of them paid in 2022 at $550,000 or more. No Harbour Pointe condo has closed through the MLS above $410,000 since March 15, 2023.
The three MLS closings of that plan since January 2024 ran from $300,000 to $410,000, and the county recorded a $425,000 sale of the same plan on December 26, 2025. Floor, view and condition place a unit in that range.
The three MLS closings of that plan in 2026 were $270,000, $312,500 and $310,000, the last on October 26, and the county recorded another sale at $250,000. On October 29, 2026 one listing of that plan asked $375,000 and another, at $299,000, was pending.
The median was 26 days over 60 months, but the six closings since January 2024 took 31, 71, 106, 177, 186 and 350 days, and the median of these 6 closings is 141.5 days.
The median was 97.0 percent of final list price over 60 months. The six closings since January 2024, to October 29, 2026, closed at 78.9 to 106.5 percent, and the median of these 6 closings is 91.3 percent.
On October 29, 2026 the MLS showed four active listings, at $289,900, $375,000, $395,000 and $425,000, and one pending sale listed at $299,000. On October 7 there were three active and two pending; the $392,900 pending condo closed at $310,000 on October 26.
We do not forecast prices. We can show the cost of waiting: the latest listing-entered fee of $18,120 a year plus about $4,160 of tax on a $312,500 value at the 2026 applied millage is more than $22,000 a year before insurance.
At Harbour Pointe, 8 of 15 MLS closings in 60 months fell in March, April or May and none in February or November. Fifteen sales across very different years cannot prove a season.
On a $312,500 sale the estimated costs were $21,608, or 6.91 percent, with 2.5 percent buyer-agent compensation and $13,795, or 4.41 percent, without it. Commission is negotiable.
A $312,500 sale nets about $290,892 with buyer-agent compensation and $298,705 without, before any payoff and prorations. A $410,000 sale nets about $382,105 and $392,355.
Florida’s rate is $0.70 per $100 of the price under section 201.02, which is $2,188 on a $312,500 sale. In Lee County the seller customarily pays it, though the contract controls.
By custom the seller does; it is custom and not law, so the contract controls. On a $312,500 sale the promulgated premium is about $1,638.
Section 718.503 lists the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document and a governance form, plus the milestone inspection summary and reserve study.
Seven days after signing and receiving the documents, excluding Saturdays, Sundays and legal holidays, and 15 days where a milestone inspection summary or structural integrity reserve study applies. A late package starts the clock late.
Whether it was done and what it found. By the county’s year built, both towers reached 30 years in 2012 and 2013, so the first inspection was due before December 31, 2024, and the reserve study by December 31, 2025. We state no status.
Yes. It states what is owed on your unit and any special assessment, and the association must issue it within 10 business days of a request. We print no fee amount.
Listing agents entered annual recurring fees from $7,856 to $18,120 on 15 closings (not verified). The two entries of 2026 to October 7 were $16,600 and $18,120, and the October 26 closing’s entry was also $18,120. The association’s current budget and an estoppel certificate govern.
We do not know, and we will not guess. The listing-entered quarterly fee was $1,964 on the March 2023 closing, $2,541 on the three 2024 closings and $4,150 and $4,530 on the two 2026 closings to October 7, and $4,530 on the October 26 closing.
We found none published, and no association website where a notice would be posted, so we cannot rule one out. The estoppel certificate lists any that is levied and unpaid, and the contract says who pays it.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form about known flood damage, flood claims and flood assistance. Both tested Harbour Pointe addresses are in Zone VE, so answer from your records.
By the FEMA map, yes. Both street addresses and the center point read Zone VE with a base flood elevation of 12 feet, and the building is in evacuation zone A.
That is the lender’s decision, and we predict none. Lenders read the budget, reserves, insurance, special assessments and inspection record of the association.
Only as the declaration and rules allow, and those are not published. The Town of Fort Myers Beach also requires vacation rentals to register, and a registration number does not transfer to a buyer.
The pet rules are in the declaration and the association’s current rules, which are not published, so request them with the package and give the buyer the page.
It depends on how it is held. The roll flags a dock on 140 of 141 parcels, and a few legal descriptions name a dock, a lift or a garage. We read your deed and the association’s documents first.
Mostly. Of 34 repeat sales in the county file since 2009, 30 sold for more, 3 for less and 1 level, with a median change of $50,250. None measures a purchase made in 2022.
Some sales are arranged privately and never listed. The county recorded $425,000 on December 26, 2025 and $250,000 on January 28, 2026 at 4263 Bay Beach Lane with no MLS listing.
Possibly not. IRS Topic 701 lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years.
In the 36 months to October 7, 2026 Harbour Pointe had 5 MLS closings from $270,000 to $410,000 and Casa Marina 14 from $399,999 to $605,000. Over 60 months the medians were $470,000 and $480,000.
The recent sales of your plan from both records, the units you compete with and a net sheet, with no obligation. Request it online or call Jesse.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Call Jesse at (239) 898-6072 and tell us the tower, the plan, the floor and what you know about the current assessment.
A Fort Myers Beach condo specialist knows that a Harbour Pointe sale turns on the year of the comparable, the fee, the tower’s inspection papers and the flood map: which sales a lender will accept, where the county holds evidence the MLS lacks, and how to answer a VE-zone or milestone question before it becomes a price cut.
Small facts cost sellers months at Harbour Pointe: a unit priced from the $470,000 median, a comparable from 2022 offered to a 2026 appraiser, a fee left for the buyer to find, a document package ordered after the contract instead of before it, and a county sale at $425,000 that nobody thought to look for. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the island, including the new Big Carlos Pass Bridge at the south end. The Southwest Florida MLS recorded 397 closings in ZIP 33931 in the 12 months to October 7, 2026 at a $510,000 median, with a median of 92 days on market and 93.8 percent of final list price, which is the wider market your buyer is also shopping.
If you are thinking of selling a Harbour Pointe condo in Fort Myers Beach, call the team that prices from the recent sales of your own plan, asks the association for the budget, inspection and reserve papers the week you list, puts the fee in front of the buyer first, and answers the lender, flood and insurance questions early.
If you are thinking, “I need someone to sell my condo at Harbour Pointe in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy, whether you own at Harbour Pointe, Casa Marina, Royal Pelican, Hibiscus Pointe, The Palms of Bay Beach, Captains Bay or Waterside at Bay Beach.
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.
Harbour Pointe sold record, last 60 months: 15 closings in the Southwest Florida MLS at a $470,000 median, from $270,000 to $850,000, with a median of 26 days on market and 97.0 percent of the final list price, closings through October 7, 2026. The five closings from January 2024 to October 7 ran from $270,000 to $410,000, and a sixth closed at $310,000 on October 26. Only three Harbour Pointe condos closed through the MLS in the 12 months to October 29, 2026, so make us your first call before you list.
Request your free Harbour Pointe condo valuation and we will send a value built from the recent sales of your own plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Harbour Pointe condo? Get a free Harbour Pointe 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 the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Our research team checked each link in October 2026; a few publishers block automated checks. Market figures come from our Southwest Florida MLS pull of October 7, 2026, re-checked October 29, 2026, and the Lee County Property Appraiser roll file of October 4, 2026.
These are the public primary documents a Harbour Pointe condo seller should have in hand before listing a unit in Fort Myers Beach. Each is hosted by the government agency that issued it and is free to read in full online.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s 7-day and 15-day cancellation rights |
| Section 553.899, Florida Statutes | Florida Legislature | The milestone inspection rule for buildings of three or more habitable stories |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage by district, including the Town of Fort Myers Beach at 13.4329 in 2025 |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Harbour Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.