Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo at Hibiscus Pointe in Fort Myers Beach, one of 181 condominium units in eight six-story buildings at 4401 to 4491 Bay Beach Lane, this is our seller’s page for your building, written from the recorded closings and not from a template. Hibiscus Pointe sits inside the Bay Beach enclave, on the bay side of Fort Myers Beach.
The Lee County Property Appraiser places all 182 Hibiscus Pointe parcels, 181 condominium units and one common-element 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 Hibiscus Pointe on Bay Beach Lane, Fort Myers Beach, Florida 33931, and not any other development that uses the name.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 12 Hibiscus Pointe closings at a median of $375,000, from $270,000 to $440,000, with a median of 75 days on market and a median of 94.4 percent of the final list price. Not one of the 12 sold at or above its final list price. This page prints every one of those closings, the resale pairs in the county file, two net sheets on real prices and the papers Florida law makes a condominium seller deliver.
To sell a Hibiscus Pointe condo in Fort Myers Beach in 2026, price it against the 12 closings of the last 12 months on your own floor plan, settle in writing whether a dock conveys, and have the association documents and estoppel ready before the first showing, because buyers here paid a median 94.4 percent of final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Hibiscus Pointe is close to a single product. The county roll shows two floor plans only, a two-bedroom, two-bath unit of 997 square feet and a three-bedroom, two-bath unit of 1,197 square feet, in eight buildings finished between 1993 and 1995. The differences a buyer pays for are the ones no database field carries: the floor, the view over the canal or the bay, the interior, and the dock.
These are the ten facts about selling a Hibiscus Pointe condominium in Fort Myers Beach that matter most in October 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 Hibiscus Pointe Condo in Fort Myers Beach in 2026? · Why List Your Hibiscus Pointe Condo With McGreevy and Comisar? · What Is the Hibiscus Pointe Condo Market Doing for Fort Myers Beach Sellers Right Now? · What Did Hibiscus Pointe Condos Sell For in the Last 12 Months? · How Long Do Hibiscus Pointe Listings Take to Sell, and How Close to List Price? · Have Hibiscus Pointe Owners Sold for More Than They Paid? · A Hibiscus Pointe Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Hibiscus Pointe Condo in Fort Myers Beach? · What Moves the Value of a Hibiscus Pointe Condo: Floor Plan, Building, Canal View and the Dock? · Does Your Hibiscus Pointe Boat Dock Sell With Your Fort Myers Beach Condo? · What Fees Will Your Hibiscus Pointe Condo Buyer Pay Each Year? · Who Insures a Hibiscus Pointe Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Hibiscus Pointe Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Hibiscus Pointe? · Which Rules Affect a Hibiscus Pointe Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Hibiscus Pointe Condo? · How Do We Negotiate a Hibiscus Pointe Condo Contract? · Hibiscus Pointe vs Casa Marina: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Hibiscus Pointe Condo? · Do I Pay Capital Gains Tax When I Sell My Hibiscus Pointe Condo? · Should I List, Sell for Cash or Sell by Owner at Hibiscus Pointe? · How Do You Get a Free Hibiscus Pointe Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Hibiscus Pointe · What Sellers Say About Working With Us · Frequently Asked Questions, Hibiscus Pointe Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Hibiscus 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. Hibiscus Pointe owners hire us because we price from the closings on the owner’s own floor plan, sort out the dock and the document package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Hibiscus Pointe condo, or thinking, “I need a listing agent who has read the Bay Beach Lane record,” 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 34 Hibiscus 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 Hibiscus Pointe sales in the Lee County file back to March 2012, and matched the units that sold more than once. We read all 182 parcels on the roll and the 145 parcels of the boat cooperative, the state filings for both associations, and the FEMA flood layer at four address points on Bay Beach Lane. It is why our first questions to an owner are which building, which plan, which floor and which dock.
In a building with two floor plans, almost every closing is a comparable, so the work is in the adjustments. We will not quote a fee the association has not published, describe a rental or pet rule we have not read in the recorded documents, or tell a buyer a dock is included until the paper says so. That discipline is part of how a team keeps the Top 1% Real Estate Agents Nationally Since 2008 ranking: we read the record first, then advise.
Ask for a free Hibiscus Pointe condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings on 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. About one Hibiscus Pointe condominium closes in a typical month, so the owner who lists next should make us the first call.
The Hibiscus Pointe condo market is steady in volume and soft on price: 12 Southwest Florida MLS closings in the 12 months to October 7, 2026 at a $375,000 median, a median of 75 days on market and 94.4 percent of final list price, against 4 active listings and no pending sales.
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 Hibiscus Pointe, in four windows counted back from October 7, 2026. The 12-month window holds 12 closings, which clears our floor of 10, so it leads. None of the 34 is a Sold Data Entry closing, so every one carries a listing history.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 12 | $375,000 | $270,000 to $440,000 | $320 | 75 | 94.4% |
| 24 months | 13 | $380,000 | $270,000 to $480,000 | $322 | 78 | 93.8% |
| 36 months | 21 | $385,000 | $270,000 to $650,000 | $368 | 78 | 93.1% |
| 60 months | 34 | $434,750 | $270,000 to $650,000 | $401 | 53 | 95.1% |
The 12-month window totals $4,375,000 in sold volume against $4,667,900 in final list prices, so the twelve sellers together took $292,900, or 6.3 percent, less than they were last asking.
Timing explains it. The 34 closings fall into three runs, separated by pauses of 313 and 242 days with no closing at all, and each run holds at least 10 closings.
| Run of closings | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| October 2021 to July 2022 | 11 | $511,000 | $439,500 to $600,000 | $501 | 5 | 100.0% |
| May 2023 to September 2024 | 10 | $427,500 | $362,000 to $650,000 | $403 | 66.5 | 92.0% |
| May 2025 to September 2026 | 13 | $380,000 | $270,000 to $480,000 | $322 | 78 | 93.8% |
In the first run four of the 11 sold above their final list price and four sold exactly at it. Hurricane Ian made landfall on September 28, 2022, and the next Hibiscus Pointe closing in the MLS is dated May 10, 2023. Of the 23 closings since then, none sold at or above its final list price. We describe the three runs and make no forecast from them.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved Hibiscus Pointe parcels, a county record separate from the MLS.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months (leads) | 11 | $380,000 | $300,000 to $440,000 |
| 24 months | 12 | $382,500 | $300,000 to $480,000 |
| 36 months | 21 | $385,000 | $300,000 to $650,000 |
| 60 months | 28 | $392,500 | $300,000 to $650,000 |
The two series differ in membership. The county file holds a $300,000 sale of a 997 square foot unit at 4411 Bay Beach Lane dated January 2, 2026 that is not in our MLS pull, while the MLS holds a December 19, 2025 closing at $270,000 and a September 22, 2026 closing at $325,000 that are not in the county series. The county file we used also holds no qualified Hibiscus Pointe sale dated 2022, a year in which the MLS shows 6 closings, so its 60-month count of 28 is not a full five years.
On October 7, 2026 the Southwest Florida MLS showed 4 Hibiscus Pointe condos for sale, all active and none pending. A re-check of the MLS on October 29, 2026 found two of those condos still active, at $350,000 and $399,000, none pending, and no closing since September 22, 2026.
| Building | MLS living area, sq ft | List price | List price per sq ft | Days listed |
|---|---|---|---|---|
| 4421 Bay Beach Ln | 1,197 | $435,900 | $364 | 253 |
| 4481 Bay Beach Ln | 1,197 | $425,000 | $355 | 204 |
| 4481 Bay Beach Ln | 1,197 | $399,000 | $333 | 372 |
| 4421 Bay Beach Ln | 1,060 | $350,000 | $330 | 103 |
The median ask is $412,000, which is $37,000 above the 12-month median sold price. All four have been listed for more than 100 days. Two are at 4481 Bay Beach Lane, a building with no MLS closing in the 60 months. Four listings against 12 closings a year is about 4.0 months of supply.
Each figure comes from the same Southwest Florida MLS pull and the same 12-month window. Supply is active and pending listings on October 7, 2026 divided by the monthly closing pace.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Hibiscus Pointe | 12 | 75 | 94.4% | 4 | 4.0 |
| The Palms of Bay Beach | 10 | 149.5 | 94.1% | 3 | 3.6 |
| Waterside at Bay Beach, MLS name | 17 | 50 | 94.4% | 28 | 19.8 |
| Bay Beach, whole community | 61 | 99 | 93.8% | 53 | 10.4 |
Hibiscus Pointe sold in half the days The Palms took and carries less than half the supply of Bay Beach as a whole. Across ZIP 33931 the same pull shows 397 closings, a median of 92 days and 93.8 percent of final list, with 380 active and 27 pending listings, about 11.5 months of supply on the actives alone. Casa Marina, next door, closed only 2 sales in the same 12 months.
Hibiscus Pointe condos in Fort Myers Beach sold from $270,000 to $440,000 in the 12 months to October 7, 2026, a median of $375,000 on 12 Southwest Florida MLS closings. Two-bedroom condos closed from $270,000 to $395,000 and three-bedroom condos of 1,197 square feet from $325,000 to $440,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 12 closings from October 8, 2025 through October 7, 2026, oldest first. We tracked every one of these 12 closings individually before writing a sentence about them. The address is the building’s street number only.
| Closed | Street address | Bedrooms | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|---|
| 12/10/25 | 4421 Bay Beach Ln | 3 | $370,000 | $389,900 | 1,197 | $309 | 336 | 94.9% |
| 12/19/25 | 4491 Bay Beach Ln | 2 | $270,000 | $295,000 | 998 | $271 | 61 | 91.5% |
| 02/27/26 | 4411 Bay Beach Ln | 3 | $385,000 | $399,000 | 1,197 | $322 | 81 | 96.5% |
| 02/27/26 | 4411 Bay Beach Ln | 2 | $395,000 | $399,000 | 997 | $396 | 78 | 99.0% |
| 03/12/26 | 4431 Bay Beach Ln | 3 | $440,000 | $510,000 | 1,197 | $368 | 53 | 86.3% |
| 04/21/26 | 4491 Bay Beach Ln | 3 | $365,000 | $389,000 | 1,197 | $305 | 41 | 93.8% |
| 05/15/26 | 4411 Bay Beach Ln | 3 | $385,000 | $400,000 | 1,197 | $322 | 22 | 96.2% |
| 06/12/26 | 4491 Bay Beach Ln | 2 | $370,000 | $399,000 | 997 | $371 | 392 | 92.7% |
| 07/07/26 | 4431 Bay Beach Ln | 2 | $300,000 | $339,000 | 1,060 | $283 | 174 | 88.5% |
| 07/08/26 | 4431 Bay Beach Ln | 2 | $390,000 | $399,000 | 1,060 | $368 | 72 | 97.7% |
| 09/01/26 | 4471 Bay Beach Ln | 3 | $380,000 | $400,000 | 1,197 | $317 | 116 | 95.0% |
| 09/22/26 | 4421 Bay Beach Ln | 3 | $325,000 | $349,000 | 1,197 | $272 | 5 | 93.1% |
With 12 closings the median is the midpoint of the sixth and seventh prices, $370,000 and $380,000, so no Hibiscus Pointe condo in the window sold for exactly $375,000. Eight of the 12 closed between $350,000 and $399,999, two between $300,000 and $349,999, one under $300,000 and one above $400,000.
Both groups are under 10 closings, so each median is written only as the median of those closings.
| Group | Closings, 12 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Two bedrooms (MLS living area 997, 998 or 1,060 sq ft) | 5 | the median of these 5 closings is $370,000 | $270,000 to $395,000 | $368 | 78 | 92.7% |
| Three bedrooms, 1,197 sq ft | 7 | the median of these 7 closings is $380,000 | $325,000 to $440,000 | $317 | 53 | 94.9% |
The two groups overlap almost completely. A three-bedroom seller gained 200 square feet and, on these closings, about $10,000 at the midpoint. The best two-bedroom price of the year, $395,000, beat six of the seven three-bedroom prices.
The county roll gives every two-bedroom unit 997 square feet of heated area. The MLS carries 1,060 square feet on six two-bedroom closings in the 60 months, two of them in the last 12, and 998 on one. We print price per square foot as the MLS recorded it and do not treat a 1,060 entry as a larger plan. We check your living area against the roll before a listing goes live, because a buyer’s appraiser will.
No building reaches 10 closings in the MLS. Over 60 months 4491 Bay Beach Lane had 8, 4451 and 4431 had 7 each, 4421 had 6, 4411 had 4 and 4471 had 2. The median of the 7 closings at 4451 is $500,000, a timing effect and not a building premium: five of the seven are dated between November 2021 and April 2022. The buildings at 4481 and 4401 show no MLS closing in 60 months, so their owners price from the same plan in another building.
A Hibiscus Pointe condo took a median of 75 days on market and sold at a median of 94.4 percent of its final list price over the 12 months to October 7, 2026, on 12 Southwest Florida MLS closings. The spread ran from 5 to 392 days and from 86.3 to 99.0 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 unit that was reduced before it sold.
Of the 12 closings, 2 took 30 days or fewer (5 and 22 days), 6 took between 31 and 90 days (41, 53, 61, 72, 78 and 81), 2 took between 91 and 180 days (116 and 174) and 2 took more than 180 (336 and 392).
None of the 12 sold at or above its final list price. The closest was $4,000 under, at 99.0 percent, and the widest was $70,000 under, at 86.3 percent. The median gap across all twelve was $22,000. Six of the 12 closed within 6 percent of final list and three closed more than 8 percent below it.
Twelve months is too thin to answer, so we used all 34 closings of the 60 months, split by days on market. The first two groups hold more than 10 closings each; the third holds 5, so its figures are the medians of those 5 closings only.
| Days on market | Closings, 60 months | Median sale-to-final-list | Median price per sq ft | Median gap, final list to sold |
|---|---|---|---|---|
| 30 or fewer | 12 | 100.0% | $481 | $0 |
| 31 to 180 | 17 | 93.8% | $368 | $25,000 |
| More than 180 | 5 | the median of these 5 closings is 92.7% | $401 | $29,000 |
Nine of the 12 closings in the first row are dated October 2021 to July 2022. Since July 2022 only three Hibiscus Pointe condos have closed in 30 days or fewer (5, 12 and 22 days), and they sold at 93.1, 98.3 and 96.2 percent of final list. Fifteen closed in 31 to 180 days at a median of 92.4 percent, and the median of the 5 that took more than 180 days is 92.7 percent. The long listings did not earn their sellers a better ratio for waiting.
Most Hibiscus Pointe owners who resold did sell for more. The Lee County file dates 10 repeat sales at Hibiscus Pointe in the 60 months to October 7, 2026, each a unit’s price against its previous qualified sale: 7 sold for more and 3 for less, and all three declines were units bought in 2021.
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 Hibiscus Pointe sales from March 1, 2012 to September 1, 2026, across 93 different units, and 27 of those sales are a resale of a unit that also sold earlier in the file. Over the whole file, 23 of the 27 resales were higher than the unit’s previous sale and 4 were lower. Gain here is the difference between two recorded prices, not your taxable gain.
These are the 10 resales dated in the 60 months to October 7, 2026, newest first. The address is the building only.
| Resold | Building | Heated area, sq ft | Previous qualified sale | Resale price | Change | Years held |
|---|---|---|---|---|---|---|
| September 1, 2026 | 4471 Bay Beach Ln | 1,197 | $341,000 on November 6, 2020 | $380,000 | +$39,000 | 5.8 |
| July 8, 2026 | 4431 Bay Beach Ln | 997 | $362,000 on September 23, 2024 | $390,000 | +$28,000 | 1.8 |
| June 12, 2026 | 4491 Bay Beach Ln | 997 | $320,000 on April 19, 2021 | $370,000 | +$50,000 | 5.1 |
| May 15, 2026 | 4411 Bay Beach Ln | 1,197 | $342,500 on May 24, 2024 | $385,000 | +$42,500 | 2.0 |
| March 12, 2026 | 4431 Bay Beach Ln | 1,197 | $460,000 on October 6, 2021 | $440,000 | -$20,000 | 4.4 |
| February 27, 2026 | 4411 Bay Beach Ln | 997 | $460,000 on October 15, 2021 | $395,000 | -$65,000 | 4.4 |
| December 10, 2025 | 4421 Bay Beach Ln | 1,197 | $340,000 on July 16, 2020 | $370,000 | +$30,000 | 5.4 |
| May 20, 2024 | 4451 Bay Beach Ln | 997 | $345,000 on February 14, 2019 | $650,000 | +$305,000 | 5.3 |
| November 1, 2021 | 4451 Bay Beach Ln | 997 | $469,900 on May 24, 2021 | $449,000 | -$20,900 | 0.4 |
| October 15, 2021 | 4411 Bay Beach Ln | 997 | $320,000 on April 7, 2017 | $460,000 | +$140,000 | 4.5 |
The changes run from a $65,000 loss to a $305,000 gain, and the median change across the ten is a gain of $34,500 over a median hold of about four and a half years. Only two of the ten gained $100,000 or more. We draw no trend from ten pairs.
Six of the ten are dated 2026, and they split by purchase date. The four owners who bought in 2020, early 2021 or 2024 sold for $28,000 to $50,000 more than they paid. The two who bought in October 2021, both at $460,000, sold for $20,000 and $65,000 less, which is 4.3 and 14.1 percent below their purchase prices. Six sales are too few to call a direction, but an owner who bought between October 2021 and July 2022, when the median was $511,000, should read the 2026 closings before assuming a gain.
This example is a Hibiscus Pointe two-bedroom condo of 997 square feet at 4491 Bay Beach Lane that closed on June 12, 2026 for $370,000, after 392 days on market and a final list price of $399,000. It is taken from the public Southwest Florida MLS record as an illustration of what a long listing costs here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We picked it because it is the longest listing of the 12 months and the county file shows what the seller paid.
The MLS shows a two-bedroom, two-bath unit of 997 square feet in a building the roll dates to 1993, sold at $371 per square foot and 92.7 percent of its $399,000 final list price, $29,000 under. The listing agent entered a condominium fee of $2,800 a quarter, an annual recurring total of $11,200, and an application fee of $150 (listing-entered, not verified). The Lee County file records the same sale on June 12, 2026 at $370,000 and shows the unit’s previous qualified sale at $320,000 on April 19, 2021, a difference of $50,000, or 15.6 percent, over about five years.
Three two-bedroom closings bracket the listing period. A 997 square foot unit at 4431 Bay Beach Lane closed at $362,000 on September 23, 2024. A two-bedroom in the same building, 4491, closed at $270,000 on December 19, 2025 after 61 days. A 997 square foot unit at 4411 closed at $395,000 on February 27, 2026 after 78 days. The eventual $370,000 sits inside that range, $8,000 above the 2024 closing.
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 $25,315 with buyer-agent compensation and $16,065 without it, for a net before payoff of $344,685 or $353,935. 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 $11,200 a year, 392 days of ownership is about $12,000 in condominium fees alone, roughly a quarter of the $50,000 difference between the two recorded prices. The second is that waiting did not buy a better ratio: this sale closed at 92.7 percent of final list, below the 94.4 percent median of sellers who mostly closed in under three months.
We price a Hibiscus Pointe condo from the nearest closings of its own floor plan, read as a range, adjusted for the floor, view, interior and dock that the record cannot see, and tested against the four competing listings and the buyer’s full yearly cost. The $375,000 median starts the conversation and never ends it.
The roll gives Hibiscus Pointe two plans, 90 two-bedroom units of 997 square feet and 91 three-bedroom units of 1,197 square feet. A three-bedroom owner has 7 closings in the last 12 months and 12 in 60; a two-bedroom owner has 5 and 22.
For a 1,197 square foot three-bedroom, six of the seven closings of the last 12 months ran from $325,000 to $385,000 and one reached $440,000. For a two-bedroom, three of the five ran from $370,000 to $395,000 and two closed at $270,000 and $300,000. The job is to learn which group your unit belongs with and why.
The MLS fields we pulled carry the street number, the living area and the bedroom count. They do not carry the floor, the exposure, the view, the age of the kitchen and baths, or the windows and sliders. Seven identical 1,197 square foot plans sold in one year at $272 to $368 per square foot, a 35 percent spread, so we make those adjustments in person.
Before we name a price we ask for your deed and any separate dock deed, and we ask the boat cooperative what its records show. A unit with a documented dock right and a unit with none are different products.
A buyer here adds the fee and the tax to the mortgage before deciding. At the listing-entered $11,600 a year and the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a $390,000 condo carries about $967 a month in condominium fee and about $433 a month in property tax ($390,000 divided by 1,000, times 13.3108, is $5,191.21 a year, before exemptions and non-ad valorem charges). That is about $1,399 a month before insurance or a loan payment.
Four things move a Hibiscus Pointe condo’s value more than the bedroom count does: the floor and the view over the canal or Estero Bay, the interior condition, a documented dock right in the boat cooperative, and the association papers of six-story buildings that have passed 30 years. The record measures none of the first three directly.
Not a dependable one. Over 60 months the 16 closings of the smaller plan, entered at 997 or 998 square feet, have a median of $444,250, and the 12 closings of the 1,197 square foot plan have a median of $412,500, an order that reflects when each plan happened to sell. Since January 2023, nine closings of each have medians of $395,000 and $385,000. Nine is under our floor, so we make no premium claim either way, and we never add a fixed sum for a third bedroom.
The record cannot show that it does. Building medians track the dates of the sales more than the street numbers. What differs is age by a year or two (1993 at 4491 and 4481, 1994 at 4471, 4451 and 4431, 1995 at 4421, 4411 and 4401) and how much same-building evidence a seller has.
We cannot say from the record, and we will not guess a dollar figure. The closings carry no floor and no exposure, and the county’s land field reads canal on all 182 parcels, which describes the community and not the view from a given living room. The hint is the spread: identical plans sold within months of each other at prices $115,000 apart.
Age works through paper. By the county’s year built, the eight buildings reached 30 years in 2023, 2024 and 2025, which brings the statutory milestone inspection and the structural integrity reserve study into every sale. We have seen neither document and state no status. A seller who can hand a buyer both, with the current budget and the insurance summary, has a condo that is easier to finance, and financed buyers are most of the market at this price.
A Hibiscus Pointe boat dock does not automatically sell with a condo. The county roll records 144 dock parcels in a separate boat cooperative for 181 condominium units, the dock parcels carry their own sale history, and the cooperative is governed by chapter 719 of the Florida Statutes and its own recorded declaration.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Hibiscus Pointe Boat Cooperative Association, Inc. is a Florida not-for-profit corporation, document number N93000004019, filed September 3, 1993 and active. The county roll lists 144 parcels with the property-use code for boat docks under the cooperative’s declaration at Lee County Official Records Book 2450, Page 260, and one common parcel. The word lift appears in the legal description of 128 of the 144 and the word davit in 11. The roll’s just values for the dock parcels run from $6,060 to $44,310, with a median of $31,139.
The roll’s last recorded sale is dated January 1, 2021 or later on 50 of the dock parcels, at amounts from $11,000 to $65,000. Five carry a 2026 date: $40,000 on February 5, $39,000 on April 16, $40,000 and $20,000 on May 8, and $27,000 on August 17. The county has not screened these as qualified sales, and a recorded dock amount may be bundled with something else, so we publish no dock price as a market statement.
Three listings are possible: the condo alone, the condo with a dock conveyed in the same closing, or the dock sold separately to another owner. Each has a different buyer and price, and the MLS closings do not say which of the 34 sales included a dock. We confirm what you own, in which deed, before the listing is written.
Find the deed or deeds that name the dock parcel. Ask the cooperative for its current charges, its transfer procedure and any assessment for dock, piling or lift repair. Ask your closing agent whether the dock needs its own title work. Chapter 719 is a different statute from the condominium law, so the resale package and cancellation rules for your unit should not be assumed to cover the dock, and a Florida real estate attorney should read the cooperative documents.
No association budget or assessment schedule for Hibiscus Pointe was found in a primary document. Listing-entered annual recurring fees on 34 Southwest Florida MLS closings ranged from $5,600 to $11,600, a median of $9,200 (not verified; the association’s current budget and an estoppel certificate govern what a buyer actually pays).
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 in different years, so do not read the table as the association’s schedule. No year reaches 10 entries except 2026.
| Year of closing | Entries | Listing-entered annual recurring total | Quarterly condominium fee entered |
|---|---|---|---|
| 2021 (October to December) | 5 | $5,600 | $1,400 |
| 2022 | 6 | $6,400 to $6,840 | $1,600 |
| 2023 | 4 | $9,200 | $2,300 |
| 2024 | 6 | $9,200 | $2,300 |
| 2025 | 3 | $9,200 to $11,200 | $2,300 to $2,800 |
| 2026 (through October 7) | 10 | $11,200 to $11,600 | $2,800 to $2,900 |
On the 12 closings of the last 12 months, 4 entries read $11,200 and 8 read $11,600. An entry of $11,600 a year is about $967 a month and 3.1 percent of the $375,000 median sold price.
The entries roughly doubled, from $5,600 on the 2021 closings to $11,600 on most 2026 closings. We cannot say why, because we have not seen a budget, and the entries record what listings carried and not what the association billed. The answer is in the last three budgets and any special assessment notice, which we ask the association office for when you list.
We found none in the listings: all 34 entries total a single quarterly amount. The Florida Division of Corporations lists one condominium association for all eight buildings, Hibiscus Pointe Condominium Association, Inc., document number N92000000363, filed November 17, 1992 and active. The boat cooperative is a separate entity with its own charges, which we have not seen.
Twenty-seven of the 34 entries list an application fee, from $100 to $175, and 4 list a transfer fee of $100 to $150 (listing-entered, not verified). An application fee suggests a buyer application step, which the association office can confirm along with its timing.
A Hibiscus Pointe condo owner faces four insurance questions, and a buyer asks all four before closing: the association’s master policy, the unit owner’s own policy, flood coverage in a coastal high hazard zone, and wind mitigation credits on Florida’s form OIR-B1-1802. 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 the 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. We name no lender and predict no approval. Ask for these papers the week you list.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at the four Hibiscus Pointe address points we tested, which is 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.
A Hibiscus 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 after receiving the documents, and 15 days where a milestone or reserve-study document applies.
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.
Hibiscus Pointe was recorded in phases, and the roll’s legal descriptions point to different Lee County Official Records references by building, among them Book 2342, Page 409; Book 2510, Page 319; Book 2566, Page 188; and Book 2592, Page 2375. Give the buyer the declaration and amendments that bind your own building, and let the title agent confirm the reference.
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. Every Hibiscus Pointe building is six stories, 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. A building that reached 30 between July 1, 2022 and December 31, 2024 had until December 31, 2025. We did not retrieve certificates of occupancy, so we computed from the county’s year built.
| Buildings | County year built and stories | Reached 30 years | First milestone inspection due, by statute | Structural integrity reserve study |
|---|---|---|---|---|
| 4491 and 4481 Bay Beach Ln | 1993, 6 stories | 2023 | December 31, 2025 | Applies (3 or more stories) |
| 4471, 4451 and 4431 Bay Beach Ln | 1994, 6 stories | 2024 | December 31, 2025 | Applies |
| 4421, 4411 and 4401 Bay Beach Ln | 1995, 6 stories | 2025 | December 31, 2025 | Applies |
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. We did not query it and claim no status for any Hibiscus Pointe building. Ask the association office for both summaries 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.
Section 689.261 requires a property tax disclosure summary. 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 and repairs inside the unit.
An estoppel certificate is the association’s statement of what is owed on your unit. 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 homeowners association layer was found above the condominium association, and section 720.401 does not apply to associations governed by chapter 718, so the condominium package above is the regime for your unit. A dock in the boat cooperative is a chapter 719 matter with its own documents. Your closing agent or attorney confirms both.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet at the four Hibiscus Pointe address points we tested, on Lee County panel 12071C0567G effective November 17, 2022. Buyers also ask what Hurricane Ian did to the buildings, what was repaired, how it was paid for and what the Town would allow to be rebuilt.
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 Hibiscus Pointe addresses and at the center point of the community. Treat the table as what the FEMA flood map indicates at these addresses, not as a flood determination for a structure.
| Location tested | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 4491 Bay Beach Ln (two addresses, one geocoded point) | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4481 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| 4401 Bay Beach Ln | VE | 12 ft | 12071C0567G | November 17, 2022 |
| Hibiscus Pointe center point | AE | 11 ft | 12071C0567G | November 17, 2022 |
We tested addresses in three of the eight buildings and do not state the zone at 4411, 4421, 4431, 4451 or 4471. The tested points are in evacuation zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these points; confirm with the U.S. Fish and Wildlife Service mapper before relying on that. We have not confirmed whether any Hibiscus Pointe building sits seaward of the coastal construction control line. Send a buyer to the FIRM panel and the building’s 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 three marks nearest the Hibiscus Pointe center point, about 155, 324 and 393 meters away in a straight line, read 11.9, 11.6 and 12.3 feet. Helene and Milton in 2024 put coastal Lee County water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. We found no association-published damage account for any Hibiscus Pointe building, so your own unit’s history, with 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. The Town’s page states a five-year look-back for improvements; the code text we read is silent on it.
Three sets of rules affect a Hibiscus Pointe condo sale: the recorded declaration for your building 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 a seller should request them before listing and hand them to every buyer.
Possibly. We do not know the Hibiscus Pointe approval procedure. Listing agents entered application fees of $100 to $175 on 27 of the 34 closings, which suggests an application step, and whether the association holds an approval or first-refusal power is in the declaration.
That depends first on the declaration and rules, which are not published; the recorded declaration for your building (for example Lee County Official Records Book 2342, Page 409 for the first phase) and the current rules govern. A buyer who plans to rent will ask for the minimum lease term, the leases allowed a year and any approval or fee. Pet rules sit in the same unpublished documents.
Because every Hibiscus 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, so a buyer registers in their own name. We did not find Hibiscus Pointe on the Town’s 2026 list of condominium buildings that opted out of Town enforcement, which is a status on one list and not a statement of what the declaration allows.
The Hibiscus Pointe record leans toward winter and spring closings: of 34 Southwest Florida MLS closings in 60 months, 20 closed from December through May and 14 from June through November, and no January or August closing appears at all. One condominium’s record 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 | 0 | July | 3 |
| February | 2 | August | 0 |
| March | 3 | September | 3 |
| April | 4 | October | 2 |
| May | 6 | November | 2 |
| June | 4 | December | 5 |
No month holds more than 6, so we publish counts and no monthly medians. April, May and June together hold 14 of the 34.
Across the 60 months, the 20 December to May closings had a median sold price of $460,000, 37.5 days on market and 95.9 percent of final list price, and the 14 June to November closings had $395,000, 97 days and 94.5 percent. That gap is inflated by timing, because seven of the 11 closings of 2021 and 2022 fell in the winter group. Using only the 23 closings since July 2022, the 13 December to May closings had a median of $395,000, 53 days and 93.8 percent, and the 10 June to November closings had $377,500, 142 days and 92.9 percent.
A closing follows a contract by weeks, so the condo that closes in April or May was usually on the market in winter, when seasonal owners and guests are on the island. Have photographs, documents and a price ready before the holidays if you want a spring closing.
We market a Hibiscus Pointe condo by naming the exact building, plan and floor in every listing field, photographing the unit and its canal or bay view, stating the dock position in writing, attaching the document package, 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)
Professional photography, a floor plan with a living area checked against the county roll, and the papers a buyer’s lender will want: your building’s declaration, the rules, the budget, the milestone inspection summary and reserve study or the association’s letter on their status, the master insurance summary, the leasing and pet pages and the dock documents.
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 Hibiscus Pointe offer ourselves, starting from the closings that support your price: the median sale was 94.4 percent of final list over 12 months and none of the 23 closings since Hurricane Ian reached list, so an offer at 94 percent of a well-priced listing is the market and an offer at 85 percent usually is not.
Price, the 15-day document clause, inspection, buyer approval, the dock and the appraisal are negotiated together. A financed buyer’s appraiser has 12 closings in 12 months to work from, which is more than most buildings on the island offer, and we hand over the closings of your own plan with the adjustments explained. Partner-level negotiation is part of what the Top 1% Real Estate Agents Nationally Since 2008 ranking stands for.
A buyer comparing Hibiscus Pointe with Casa Marina is choosing between two six-story canal-side condominiums on the same lane in Fort Myers Beach: Hibiscus Pointe with smaller plans, one association and a lower median price, and Casa Marina with larger plans, three associations and a median about $95,000 higher over 36 months.
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 4321 to 4371 Bay Beach Lane, next to Hibiscus Pointe’s 4401 to 4491. Market rows use the 36-month window, because Casa Marina closed only 2 sales in the last 12 months. Each row comes from one series.
| Question a buyer asks | Hibiscus Pointe | Casa Marina |
|---|---|---|
| Year built (county) | 1992 to 1995 | 1990 to 2001 |
| Structure | Eight six-story buildings, one condominium association | Six stories, three condominium associations |
| Units | 182 parcels; the state counts 184 units | 146 parcels; the state counts 144 units |
| Docks | One boat cooperative, 144 dock parcels | Two boating associations, 144 boat-dock parcels |
| Plans (county heated area) | 997 and 1,197 sq ft | 1,164 and 1,244 sq ft |
| MLS closings, last 12 months | 12, median $375,000 | 2 closings, $399,999 and $542,000 |
| MLS closings, 36 months | 21, median $385,000 | 14, median $480,000 |
| Median price per sq ft, 36 months | $368 | $408 |
| Median days on market, 36 months | 78 | 38.5 |
| Median sale-to-final-list, 36 months | 93.1% | 95.6% |
| Active and pending, October 7, 2026 | 4 active, $350,000 to $435,900 | 1 active at $399,000 and 1 pending at $475,000 |
| County qualified sales, 36 months | 21, median $385,000 | 16, median $477,500 |
| Listing-entered annual recurring fees (not verified) | $5,600 to $11,600 on 34 closings | $5,240 to $11,000 on 23 closings |
A buyer who wants the lowest entry price on Bay Beach Lane, a single association and a deep stack of recent sales to check the price against is a Hibiscus Pointe buyer. A buyer who wants a larger two-bedroom plan and accepts a thinner record and three sets of documents is a Casa Marina buyer. Your listing wins the first buyer by showing the 12 closings and the papers on day one.
Selling a Hibiscus Pointe condo costs roughly 4.3 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $390,000 sale that is about $16,855 to $26,605, and on a $440,000 sale about $18,830 to $29,830, 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 Hibiscus Pointe closings: $390,000 is the July 8, 2026 two-bedroom sale at 4431 Bay Beach Lane, and $440,000 is the March 12, 2026 three-bedroom sale in the same building, the highest price of the 12 months. Florida charges documentary stamp tax of $0.70 per $100 of price, 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 | $390,000 | Southwest Florida MLS closing, July 8, 2026 |
| Listing commission, 2.75% | -$10,725 | 2.75% of $390,000 |
| Buyer-agent compensation, 2.5%, if offered | -$9,750 | 2.5% of $390,000 |
| Deed documentary stamp tax | -$2,730 | 3,900 units of $100 at $0.70 |
| Owner’s title policy | -$2,025 | $575 plus ($390,000 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 | -$26,605 | 6.82% of price |
| Estimated net before payoff, with buyer-agent compensation | $363,395 | $390,000 minus $26,605 |
| Estimated total costs, without buyer-agent compensation | -$16,855 | 4.32% of price |
| Estimated net before payoff, without buyer-agent compensation | $373,145 | $390,000 minus $16,855 |
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $440,000 | Southwest Florida MLS closing, March 12, 2026 |
| Listing commission, 2.75% | -$12,100 | 2.75% of $440,000 |
| Buyer-agent compensation, 2.5%, if offered | -$11,000 | 2.5% of $440,000 |
| Deed documentary stamp tax | -$3,080 | 4,400 units of $100 at $0.70 |
| Owner’s title policy | -$2,275 | $575 plus ($440,000 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 | -$29,830 | 6.78% of price |
| Estimated net before payoff, with buyer-agent compensation | $410,170 | $440,000 minus $29,830 |
| Estimated total costs, without buyer-agent compensation | -$18,830 | 4.28% of price |
| Estimated net before payoff, without buyer-agent compensation | $421,170 | $440,000 minus $18,830 |
The county file shows the seller of that $440,000 condo paid $460,000 in October 2021. On these assumptions the net before payoff is $38,830 to $49,830 below the purchase price, which is why we print a net sheet before a list price.
Your mortgage payoff, the property tax and assessment prorations, the association’s estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance the estoppel shows, repairs or concessions, any transfer fee the association charges and any cost of conveying a dock. Florida taxes are paid in arrears, so the seller credits the buyer for the days owned in the year of closing.
Possibly not. As the Internal Revenue Service explains in Topic 701, a seller of a Hibiscus 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 10 recent resales in the county file, 7 showed a gain, the median change was $34,500 and only one 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. Your gain is measured from your basis, less selling costs, and a seller who is not a United States person should read the IRS page on FIRPTA withholding. Ask a tax adviser.
List a Hibiscus Pointe condo if it is in marketable condition and you can wait about three months; 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 the tested addresses and a dock that may or may not convey all change the comparison here. 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 | A first price above the closings can mean 300 days or more | 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 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 | A known buyer, often a neighbor, and a legal review |
You get a free Hibiscus Pointe condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from closings of your own floor plan, adjusted for floor, view, condition, documents and the dock, with a net sheet at that price, and there is no obligation to list.
Get your free Hibiscus Pointe condo valuation and we will send a value built from Hibiscus Pointe closings 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 Hibiscus Pointe in Fort Myers Beach is not available. Each item names the document or route that would settle it, so a seller or a buyer can close the gap 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, and they describe working with our team across Southwest Florida.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
These are the questions owners at Hibiscus 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 closings of your own floor plan, settle in writing whether a dock conveys, ask the association for the inspection, reserve and budget papers the week you list, and complete the flood disclosure from your records.
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 34 Hibiscus Pointe closings of the last 60 months before pricing a listing. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 12 closings to October 7, 2026, with a median of $375,000 and a range from $270,000 to $440,000. The county’s separate record shows 11 qualified sales at a $380,000 median.
The five two-bedroom closings of the last 12 months ran from $270,000 to $395,000, and the median of these 5 closings is $370,000. Three of the five closed between $370,000 and $395,000.
The seven 1,197 square foot closings of the last 12 months ran from $325,000 to $440,000, and the median of these 7 closings is $380,000. Six of the seven closed at $385,000 or less.
The median was 75 days on market over the last 12 months, from 5 to 392 days. Eight of the 12 sold in 90 days or fewer and two took more than 300.
The median was 94.4 percent of final list price over 12 months and 95.1 percent over 60. None of the 12 recent closings reached its final list price, and the median gap was $22,000.
On October 7, 2026 the MLS showed 4 active listings and no pending sales: three 1,197 square foot condos at $399,000, $425,000 and $435,900 and one two-bedroom at $350,000. All four had been listed more than 100 days.
At Hibiscus Pointe, 20 of 34 closings in 60 months fell from December through May, and since July 2022 that group had a median of 53 days on market against 142 for June through November.
On a $390,000 sale the estimated costs were $26,605, or 6.82 percent, with 2.5 percent buyer-agent compensation and $16,855, or 4.32 percent, without it. Commission is negotiable.
A $390,000 sale nets about $363,395 with buyer-agent compensation and $373,145 without, before any payoff and prorations. A $440,000 sale nets about $410,170 and $421,170.
Florida’s rate is $0.70 per $100 of the price under section 201.02, which is $2,730 on a $390,000 sale and $3,080 on $440,000. 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 $390,000 sale the promulgated premium is about $2,025, and on $440,000 about $2,275.
No law requires it. Since the NAR practice changes of August 17, 2024, compensation is negotiated and cannot be advertised in the MLS, and we show your net both ways.
Not automatically. The roll lists 144 dock parcels in a separate boat cooperative for 181 units, and dock parcels have their own sale history. Your deeds and the cooperative’s records decide what conveys.
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 where they apply.
Seven days after signing and receiving the documents, excluding Saturdays, Sundays and legal holidays, or 15 days where a milestone inspection summary, turnover report 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, the eight buildings reached 30 years in 2023 to 2025, so the first inspection was due by statute by December 31, 2025. We state no status.
The statute applies to condominium buildings of three or more habitable stories, and every Hibiscus Pointe building is six stories on the county roll. For an existing association the study was due by December 31, 2025. Ask the association for it.
Yes. It states what is owed on your unit and a closing agent will require it. The association must issue it within 10 business days of a request. We print no fee amount.
Listing agents entered annual recurring fees from $5,600 to $11,600 on 34 closings (not verified). On the 12 most recent closings the entries were $11,200 or $11,600. The budget and estoppel govern.
We found none published and do not know whether one is levied or proposed. The estoppel certificate lists any assessment that is levied and unpaid, and buyers of buildings this age ask early.
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. The tested Hibiscus Pointe addresses are in Zone VE, so answer from your records.
Disclose what you know. Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which includes known water intrusion and repairs inside your unit.
By the FEMA map, yes. The four address points we tested at 4491, 4481 and 4401 Bay Beach Lane read Zone VE with a base flood elevation of 12 feet, and the center point reads AE at 11 feet.
That is the lender’s decision, and we predict none. Lenders send the association a questionnaire and read the budget, reserves, insurance and inspection record.
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 its page states that registration numbers are not transferable.
The pet rules are in the declaration and rules, which are not published, so request them with the package. Assistance animals are covered by fair housing law and are generally not treated as pets.
Mostly. Of 10 repeat sales the county file dates in the last 60 months, 7 sold for more and 3 for less, with a median change of $34,500. All three declines were units bought in 2021.
Possibly. Both units bought at $460,000 in October 2021 and resold in 2026 closed lower, at $440,000 and $395,000. Ask for a valuation and a net sheet before deciding whether to sell, hold or rent.
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.
Over 36 months Hibiscus Pointe had 21 closings at a $385,000 median and 78 days; Casa Marina had 14 at $480,000 and 38.5 days, on larger plans.
The closings of your plan, the county sales the MLS does not carry, the active listings, the lender’s document list 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 building, the plan, the floor and whether you hold a dock. We pull the closings of your plan and list the papers to request from the association.
A Fort Myers Beach condo specialist knows that a Hibiscus Pointe sale turns on the plan, the papers, the dock and the flood map: which closings are true comparables, what the 15-day document clause means for a six-story building, how a cooperative dock conveys, and how to answer a VE-zone question before it becomes a price cut.
Small facts cost sellers contracts at Hibiscus Pointe: a listing priced from the 2022 closings, a living area copied from an old listing instead of the roll, a dock described as included before anyone read the deed, and an inspection summary requested after the contract so the 15-day right stayed open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the island, including the new Big Carlos Pass Bridge at the south end, which opened to traffic on November 14, 2025. The Southwest Florida MLS recorded 397 closings in ZIP 33931 in the 12 months to October 7, 2026 at a $510,000 median, which is the wider market your buyer is also shopping.
If you are thinking of selling a Hibiscus Pointe condo in Fort Myers Beach, call the team that prices from closings of your own plan, settles the dock question in writing, asks the association for the inspection, reserve and budget papers the week you list, and answers the buyer’s lender, flood and insurance questions first.
If you are thinking, “I need someone to sell my condo at Hibiscus Pointe in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy, whether you own at Hibiscus Pointe, Casa Marina, The Palms of Bay Beach, Waterside at Bay Beach, Palm Harbor Club, Royal Pelican or Captains Bay.
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.
Hibiscus Pointe sold record, last 12 months: 12 closings in the Southwest Florida MLS at a $375,000 median, from $270,000 to $440,000, with a median of 75 days on market and 94.4 percent of the final list price, closings through October 7, 2026. About one Hibiscus Pointe condo closes a month, so make us your first call before you list.
Request your free Hibiscus Pointe condo valuation and we will send a value built from closings 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.
The island background is in our Fort Myers Beach guide.
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 Hibiscus Pointe condo? Get a free Hibiscus 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 for this guide tree in October 2026; a few publishers block automated checks. Market figures come from our own Southwest Florida MLS pull of October 7, 2026 and the Lee County Property Appraiser roll file of October 4, 2026.
These are the public primary documents a Hibiscus Pointe condo seller should have in hand before listing a unit in Fort Myers Beach. Each one is hosted by the agency that issued it and is free to download and read in full.
| 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 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| 2026 taxing district millage book | Lee County Property Appraiser | 2026 applied millage by district, printed October 9, 2026, including the Town of Fort Myers Beach at 13.3108 (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 Hibiscus Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.