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 home in Holiday Heights, the canal and bay neighborhood of Williams Drive, Avenida Pescadora and the 5100 block of Estero Boulevard on Estero Island in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 74 Holiday Heights residential parcels in the Town of Fort Myers Beach taxing district. The Town, on Estero Island, incorporated on December 31, 1995, so Town Hall at 6231 Estero Boulevard (239-765-0202), and not unincorporated Lee County, issues your building permits, applies the flood rules and registers vacation rentals, and the Town’s levy is on your tax bill. The roll counts 61 single-family parcels, 11 vacant residential lots, one duplex and one canal strip here, ZIP 33931.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 18 Holiday Heights closings at a median of $1,038,250, from $632,000 to $2,350,000, with a median of 45.5 days on market and a median of 91.9 percent of the final list price. The last 12 months hold one closing, the last 24 four and the last 36 six, so 60 months is the only window with ten or more, and it leads this page. This page covers only the Holiday Heights recorded at Plat Book 9, page 58, in Fort Myers Beach, and no other place that uses the name.
To sell a Holiday Heights home in Fort Myers Beach in 2026, price it from the closed homes on your own water, bay or canal, and nearest in size and age, have the survey, elevation certificate, permit history and flood disclosure ready before the first showing, and expect negotiation: all four sales since October 2024 closed below final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No two Holiday Heights houses price alike. The county roll dates the 60 improved parcels from 1952 to 2024, with 37 built before 1980, and the 60-month record runs from $323 to $1,075 per square foot, a spread of more than three to one inside three streets. Twelve parcels front the bay and 62 a canal.
These are the nine facts about selling a Holiday Heights home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Town of Fort Myers Beach or Florida law.
Each link below jumps to its section on this Holiday Heights seller page. The page runs from the Fort Myers Beach market and the sold record through pricing, fees, insurance, documents, rules, timing, marketing, negotiation and your options, and it ends with the answers, sources and documents.
The Market and the Record: How Do I Sell My Holiday Heights Home in 2026? · Why List Your Holiday Heights Home With McGreevy and Comisar? · What Is the Holiday Heights Market Doing for Sellers Right Now? · What Did Holiday Heights Homes Sell For? · How Long Do Holiday Heights Listings Take to Sell, and How Close to List Price? · Have Holiday Heights Owners Sold for More Than They Paid? · A Holiday Heights Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Holiday Heights Home? · What Moves the Value of a Holiday Heights Home: Bay or Canal Frontage, Elevation, Age and the Lot? · What Fees Will Your Holiday Heights Buyer Pay Each Year? · Who Insures a Holiday Heights Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Holiday Heights Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Holiday Heights? · Which Rules Affect a Holiday Heights Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Holiday Heights Home? · How Do We Negotiate a Holiday Heights Contract? · Holiday Heights vs Sandpiper Village: Which Will Your Buyer Choose? · What Does It Cost to Sell a Holiday Heights Home? · Do I Pay Capital Gains Tax When I Sell My Holiday Heights Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Holiday Heights Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Holiday Heights Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Holiday Heights Home? 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 listing team ranked Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida in RealTrends 2026. Holiday Heights owners in Fort Myers Beach hire us because we price from closed homes on the same water and negotiate every offer ourselves.
If you are thinking, “I need a listing agent who knows a bay lot at the end of Williams Drive from a canal lot on Avenida Pescadora,” 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 the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 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.
We tracked every one of the 18 Holiday Heights closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll. That join is how we know that 17 of the 18 sit on a Holiday Heights parcel, that eight listings state a living area different from the roll, and that two of the 18 addresses are vacant lots today. We tracked every county-qualified sale of a Holiday Heights parcel in the Lee County file, read all 74 residential parcels on the roll and queried the FEMA flood layer at four addresses and the neighborhood’s center point.
We will not price a 1960s canal house off the $1,599,000 sale of a bay-front home because both sit on Williams Drive, quote an association fee that no document supports, or promise a buyer that a dock is permitted before we have seen the permit. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Holiday Heights home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed homes nearest yours in water, size and age, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Only one home here closed through the MLS in the last year, so the owner who lists next should make us the first call.
The Holiday Heights market in Fort Myers Beach is thin and slow: one Southwest Florida MLS closing in the last 12 months, four in 24 and 18 in 60, at a 60-month median of $1,038,250, 45.5 days on market and 91.9 percent of final list price, with two active listings and no pending sales on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our Holiday Heights home valuation page carries the value history.
Four windows are counted back from October 7, 2026. No window shorter than 60 months reaches 10 closings, so the 60-month window leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 1 | one closing, $1,300,000 | $1,300,000 | $559 (one closing) | 99 (one closing) | 86.7% (one closing) |
| 24 months | 4 | the median of these 4 closings is $1,138,250 | $632,000 to $1,500,000 | $570 (of these 4) | 94.5 (of these 4) | 88.1% (of these 4) |
| 36 months | 6 | the median of these 6 closings is $1,138,250 | $632,000 to $1,599,000 | $605 (of these 6) | 90.5 (of these 6) | 88.1% (of these 6) |
| 60 months | 18 | $1,038,250 | $632,000 to $2,350,000 | $567 | 45.5 | 91.9% |
None of the 18 is a Sold Data Entry record, so every closing has a listing history. The 60-month median is the mean of the ninth and tenth prices, $976,500 and $1,100,000. Six closings in 36 months is too few to read a direction from, and we draw none.
Hurricane Ian made landfall on September 28, 2022. The six closings of the year before, from December 2021 to July 2022, ran from $670,000 to $2,350,000, held both sales above final list price and had a median of 25.5 days on market among them. The 12 closings since, from December 2022 to June 2026, include none above list and one at it, and their median was 88.1 percent of final list with a median of 60 days on market. What those 12 sales show is a wider gap between asking and selling prices, not a price direction.
On October 7, 2026 the Southwest Florida MLS showed two active listings under the name and no pending sales. A re-check of the MLS on October 29, 2026 found the same two listings active, at $2,825,000 and $1,100,000, still no pending sale and no closing since October 7.
| Street address | List price | Living area (sq ft) | List price per sq ft | Days listed |
|---|---|---|---|---|
| 5575 Avenida Pescadora | $2,825,000 | 2,614 | $1,081 | 36 |
| 431 Lazy Way | $1,100,000 | 1,248 | $881 | 147 |
Only the first is on the plat. The county roll describes 5575 Avenida Pescadora as a one-story canal house built in 2008, carries it at a just value of $1,704,487, and records its last qualified sale in February 2009 at $1,195,000. Its asking price of about $1,081 per square foot is above every closed price per square foot in the 60-month record, where the highest was $1,075. The Lazy Way listing carries the name in the MLS, but the county’s legal description for it is a metes-and-bounds parcel off the plat, with a house dated 2023 and no water flag. Asking prices are not sales.
Two active homes against 18 closings in 60 months is about 6.7 months of supply by the simple method, actives divided by closings per month. At the 24-month pace of four closings it is 12 months. The whole of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months.
The county’s qualified improved sales are a separate series, shown beside the MLS without blending.
| Window | County-qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 1 | one sale, $1,300,000 | $1,300,000 |
| 24 months | 3 | the median of these 3 sales is $976,500 | $632,000 to $1,300,000 |
| 36 months | 5 | the median of these 5 sales is $976,500 | $632,000 to $1,599,000 |
| 60 months | 11 | $976,500 | $632,000 to $2,350,000 |
The county’s 60-month count of 11 is seven below the MLS count of 18. Ten sales appear in both. Seven MLS closings match a recorded deed that the county did not code as qualified: 5511 Avenida Pescadora, 5525 Avenida Pescadora and 5110, 5130, 5550, 5570 and 5660 Williams Drive. One, at 5570 Avenida Pescadora, is filed under Holiday Heights in the MLS while the county’s legal description for that address reads El Sol. The county adds one qualified sale that never closed through the MLS, 5320 Williams Drive at $700,000 in April 2024.
Each row uses that neighborhood’s own window from the same Southwest Florida MLS pull, the first with 10 or more closings, or 60 months where none reaches 10. Months of supply is active listings divided by closings per month in that window.
| Neighborhood | Window and closings | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Holiday Heights | 60 months, 18 | 45.5 | 91.9% | 2 | 6.7 |
| Sandpiper Village | 60 months, 19 | 20 | 90.8% | 5 | 15.8 |
| Venetian Gardens | 60 months, 17 | 24 | 94.7% | 1 | 3.5 |
| Lynn’s Highland Park | 60 months, 13 | 82 | 96.9% | 1 | 4.6 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| Laguna Shores | 24 months, 12 | 141 | 96.8% | 10 | 20.0 |
| Fairview Isles, every listing under the name | 12 months, 23 | 98 | 93.6% | 15 | 7.8 |
Among the four neighborhoods measured on 60 months, Holiday Heights sellers collected a higher share of final list than Sandpiper Village sellers and a lower share than sellers in Venetian Gardens and Lynn’s Highland Park. All of ZIP 33931 in 12 months shows 397 closings, a median of 92 days and 93.8 percent of final list. Single-family homes across the ZIP, found by joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), show 559 closings in 60 months at a median of $930,000, $603 per square foot, 45 days and 94.3 percent of final list. We publish seller pages for three of the neighbors, Venetian Gardens, McPhie Park and Laguna Shores.
Holiday Heights homes in Fort Myers Beach sold for $632,000 to $2,350,000 in the 60 months to October 7, 2026, with a median of $1,038,250 across 18 Southwest Florida MLS closings at $567 per square foot. Every closing is listed below with its final list price, so a seller can see what was asked and what was paid.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| June 29, 2026 | 5650 Williams Dr | $1,500,000 | $1,300,000 | 86.7% | 2,326 | $559 | 99 |
| June 26, 2025 | 5229 Avenida Pescadora | $1,025,000 | $976,500 | 95.3% | 1,679 | $582 | 90 |
| December 23, 2024 | 5360 Williams Dr | $719,000 | $632,000 | 87.9% | 1,958 | $323 | 32 |
| November 26, 2024 | 5511 Avenida Pescadora | $1,699,000 | $1,500,000 | 88.3% | 2,097 | $715 | 352 |
| August 9, 2024 | 5570 Avenida Pescadora (El Sol on the county roll) | $999,999 | $850,000 | 85.0% | 1,352 | $629 | 91 |
| November 30, 2023 | 5630 Williams Dr | $1,599,000 | $1,599,000 | 100.0% | 2,057 | $777 | 45 |
| March 27, 2023 | 5140 Williams Dr | $1,599,999 | $1,450,000 | 90.6% | 1,864 | $778 | 8 |
| March 14, 2023 | 5130 Williams Dr | $1,299,999 | $1,125,000 | 86.5% | 2,243 | $502 | 32 |
| March 10, 2023 | 5110 Williams Dr | $698,000 | $650,000 | 93.1% | 1,167 | $557 | 2 |
| February 24, 2023 | 5200 Williams Dr | $1,070,000 | $900,000 | 84.1% | 1,778 | $506 | 75 |
| January 26, 2023 | 5660 Williams Dr | $1,399,000 | $1,100,000 | 78.6% | 2,230 | $493 | 75 |
| December 16, 2022 | 5525 Avenida Pescadora | $799,000 | $750,000 | 93.9% | 1,338 | $561 | 45 |
| July 28, 2022 | 5475 Avenida Pescadora | $825,000 | $670,000 | 81.2% | 1,794 | $373 | 89 |
| May 2, 2022 | 5690 Williams Dr | $2,300,000 | $2,350,000 | 102.2% | 2,187 | $1,075 | 5 |
| April 12, 2022 | 5147 Estero Blvd | $1,800,000 | $1,680,000 | 93.3% | 1,731 | $971 | 180 |
| February 28, 2022 | 5570 Williams Dr | $1,249,000 | $1,185,000 | 94.9% | 2,070 | $572 | 3 |
| February 18, 2022 | 5550 Williams Dr | $775,000 | $750,000 | 96.8% | 1,264 | $593 | 46 |
| December 1, 2021 | 5440 Williams Dr | $895,000 | $900,500 | 100.6% | 1,930 | $467 | 4 |
The 18 final list prices add up to $22,251,997 and the 18 sold prices to $20,368,000, so sellers as a group collected 91.5 percent of what they were last asking. The MLS price for 5475 Avenida Pescadora, $670,000, differs from the $680,000 on the recorded deed, and each series keeps its own figure. Two addresses on the list, 5147 Estero Boulevard and 5550 Williams Drive, sold as houses and carry the county’s vacant residential code today.
| Living area | Closings in 60 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Under 1,500 sq ft | 4 | $650,000, $750,000, $750,000 and $850,000 | $557, $561, $593 and $629 |
| 1,500 to 1,999 sq ft | 7 | $632,000 to $1,680,000; the median of these 7 closings is $900,500 | $323 to $971; the median of these 7 is $506 |
| 2,000 sq ft or more | 7 | $1,100,000 to $2,350,000; the median of these 7 closings is $1,300,000 | $493 to $1,075; the median of these 7 is $572 |
Each band is under 10 closings, so these are the sales themselves. In the middle band, seven houses within 500 square feet of one another sold $1,048,000 apart, The lowest was a 1965 canal house on Williams Drive and the highest an Estero Boulevard address that the roll codes as a vacant lot today.
On eight of the 15 closings where the roll still carries a house, the listing’s living area differs from the roll’s heated area. Five differ by 34 square feet or less. Three differ by a room or more: 5475 Avenida Pescadora is 1,794 square feet in the listing and 1,300 on the roll, 5570 Williams Drive 2,070 against 1,636, and 5690 Williams Drive 2,187 against 1,988. The record does not say why. At the roll’s area, the $670,000 sale at 5475 Avenida Pescadora works out to about $515 per square foot and not $373. We measure a listing ourselves.
Holiday Heights listings in Fort Myers Beach took a median of 45.5 days to sell in the 60 months to October 7, 2026 and closed at a median of 91.9 percent of the final list price across 18 closings. Five sold within 8 days, four took 91 days or more, and 15 sold below final asking price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Final list price is the last asking price before contract, so the gap from a first asking price is wider than these figures.
| Days on market | Closings | Median percent of final list for the group | Sold prices |
|---|---|---|---|
| 30 days or fewer | 5 | the median of these 5 is 94.9% | $650,000 to $2,350,000 |
| 31 to 90 days | 9 | the median of these 9 is 87.9% | $632,000 to $1,599,000 |
| 91 to 180 days | 3 | 85.0%, 86.7% and 93.3% | $850,000, $1,300,000 and $1,680,000 |
| More than 180 days | 1 | 88.3% | $1,500,000 |
The shortest sale took 2 days, at 5110 Williams Drive, and the longest 352, at 5511 Avenida Pescadora. What the list shows is a change in pace. The five sales that closed within 8 days of listing all closed between December 2021 and March 2023. The six closings since took 32, 45, 90, 91, 99 and 352 days, and the median of these 6 is 90.5 days. A seller in 2026 should budget for a season on the market.
Three of the 18 closed at or above final list, two between 95 and 99.9 percent, five between 90 and 94.9 percent, five between 85 and 89.9 percent and three below 85 percent. The lowest was 78.6 percent, the $1,100,000 sale at 5660 Williams Drive from a final list of $1,399,000, and the highest was 102.2 percent at 5690 Williams Drive. The median gap between final list and sold price was $103,500, and the widest was $299,000.
The four closings of the last 24 months sold at 86.7, 87.9, 88.3 and 95.3 percent of final list, which in dollars is $48,500 to $200,000 under the last asking price. Full price has been paid once in the more than four years since May 2022.
Every one on the county record has. The Lee County file holds 11 qualified sales of Holiday Heights homes in Fort Myers Beach in the 60 months to October 7, 2026, and nine can be paired with the same parcel’s previous qualified sale. All nine sold for more, with a median gain of $500,500, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A repeat pair sets a parcel’s qualified sale against the qualified sale before it in the county’s files, which reach back to 1989 here. A pair measures two recorded prices, not your gain.
| Street address | Previous qualified sale | Sale in the last 60 months | Change | Years between |
|---|---|---|---|---|
| 5650 Williams Dr | June 2012, $595,000 | June 2026, $1,300,000 | gain of $705,000 | 14.0 |
| 5229 Avenida Pescadora | May 2011, $476,000 | June 2025, $976,500 | gain of $500,500 | 14.1 |
| 5360 Williams Dr | June 1999, $180,000 | December 2024, $632,000 | gain of $452,000 | 25.5 |
| 5320 Williams Dr | April 2013, $605,000 | April 2024, $700,000 | gain of $95,000 | 11.0 |
| 5140 Williams Dr | May 2005, $619,000 | March 2023, $1,450,000 | gain of $831,000 | 17.8 |
| 5200 Williams Dr | August 2017, $675,000 | February 2023, $900,000 | gain of $225,000 | 5.5 |
| 5475 Avenida Pescadora | July 2016, $490,000 | July 2022, $680,000 | gain of $190,000 | 6.0 |
| 5690 Williams Dr | July 2017, $580,000 | April 2022, $2,350,000 | gain of $1,770,000 | 4.8 |
| 5147 Estero Blvd | June 2002, $470,000 | March 2022, $1,680,000 | gain of $1,210,000 | 19.8 |
The other two qualified sales of the 60 months, 5630 Williams Drive and 5440 Williams Drive, have no earlier qualified sale in the file. Three rows need a caution. The roll dates the house at 5140 Williams Drive to 2006, a year after the 2005 sale, so that pair spans a rebuild and is not a like-for-like resale. The $2,350,000 sale at 5690 Williams Drive was the highest of the 60 months, and the record does not show what changed after the 2017 purchase. The row at 5475 Avenida Pescadora uses the deed’s $680,000, which is $10,000 above the MLS price.
Two MLS closings followed recent qualified purchases, though the county did not qualify the resale deeds: 5525 Avenida Pescadora went from $688,000 in February 2021 to $750,000 in December 2022, and 5660 Williams Drive from $851,100 in April 2021 to $1,100,000 in January 2023. The one decline tied to the name is at the address the county places in El Sol: 5570 Avenida Pescadora sold at $925,000 in January 2023, less than four months after Hurricane Ian, and at $850,000 in August 2024. An owner who bought in 2022 or 2023 should plan a sale from net proceeds and not from the price paid.
The county also qualified four vacant-lot sales in Holiday Heights since March 2024, and three of those parcels had last sold as improved homes: 5585 Avenida Pescadora at $525,000 in December 2010 and $1,775,000 as bay-front land in October 2024, 5310 Williams Drive at $436,000 in December 2018 and $800,000 as land in February 2025, and 5146 Williams Drive at $345,000 in November 2012 and $710,000 as land in April 2026. The fourth, 5127 Estero Boulevard, sold at $1,200,000 in March 2024 with no earlier qualified sale in the file.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Holiday Heights sale in Fort Myers Beach can run. A one-story bay-front house of 2,326 square feet at 5650 Williams Drive, built in 1971, sold on June 29, 2026 for $1,300,000 after 99 days on market, $200,000 under its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $1,300,000 from a final list price of $1,500,000, which is 86.7 percent of final list. At 2,326 square feet that is $559 per square foot, against a Holiday Heights median of $567. The listing describes three bedrooms and three baths, and the county roll a one-story house built in 1971 on a bay lot in Block B, with a pool and a seawall flagged and no boat dock flag, and it carries the parcel at a just value of $1,640,082, which is $340,082 above the price paid. The county file records the sale as qualified, and the previous qualified sale of the parcel on June 29, 2012 at $595,000, 14 years earlier to the day.
A bay-front sale is rare here: the roll codes 12 of the 74 parcels as bay, and only two of the 18 closings in 60 months were bay lots. The other was 5630 Williams Drive, a 2,057 square foot house dated 1972, which sold at its full asking price of $1,599,000 in November 2023 after 45 days, at $777 per square foot. The final list price of $1,500,000 at 5650 Williams Drive works out to $645 per square foot, well under that sale, and the closed price of $559 sits beside the $561 median of the 15 canal closings. The record does not show the condition, floor elevation or seawall of either house, so it cannot say why two bay houses a few lots apart, built a year apart, closed $218 per square foot apart.
Using the assumptions in the net sheets later on this page, this seller’s costs would be an estimated $84,550 with buyer-agent compensation and $52,050 without it, for a net before payoff of $1,215,450 or $1,247,950. We do not know what the actual seller paid, offered or owed.
First, the result was a good one measured from the purchase: $705,000 above the 2012 recorded price. Second, the same sale closed below the county’s just value and below the only other bay closing on the record. Third, the house took 99 days and gave up $200,000 from its last asking price. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $1,300,000 works out to $17,304.04 a year in property tax before exemptions and non-ad valorem charges, about $47 a day.
We price a Holiday Heights home in Fort Myers Beach from the closed sales nearest to it in water frontage, living area, floor elevation, age and condition, starting with its own street and prior sale, then test it against the lot value and the active listings. The $1,038,250 neighborhood median is a reference point and never the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We confirm the legal description first, because one closing and one active listing carry the Holiday Heights name in the MLS while the county places them off the plat. Your deed gives the block and lot, and the roll says whether the land is on the bay or a canal.
Seven houses of 2,000 square feet or more sold in 60 months between $1,100,000 and $2,350,000, and seven of 1,500 to 1,999 square feet between $632,000 and $1,680,000. We give you the three or four sales that bracket your house, not a figure pulled from an average, and we add any county sale that never reached the MLS.
With four qualified lot sales since March 2024 from $710,000 to $1,775,000, the land sets a floor under an older house here. For a 1950s or 1960s house at grade we prepare two numbers, the house as a home and the parcel as a building site.
The MLS and the roll do not record the height of the lowest floor, the age of the roof, the condition of the seawall, whether the dock is permitted or the depth of the water. We collect those from you, the Town’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
With one or two Holiday Heights listings at a time, your competition is the canal and bay stock elsewhere on the island: Sandpiper Village had five listings from $680,000 to $1,275,000 on October 7, 2026. We show you where your number would sit among them.
Four things move the value of a Holiday Heights home in Fort Myers Beach: whether the lot faces the bay or a canal, the height of the lowest floor against the flood map, the age of the house, and what the lot would bring as land. A pool or seawall alone moves it less, because most parcels have both.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll codes 62 of the 74 residential parcels on a canal and 12 on the bay, and none on the Gulf. The bay parcels are the Williams Drive addresses from 5580 to 5654 and the two at the end of Avenida Pescadora, 5585 and 5595. On the roll, the 10 improved bay parcels carry a median just value of $2,023,530 and the 50 improved canal parcels a median of $834,059. Those are roll figures, not sale prices. On the sale record, 15 canal closings in 60 months had a median of $976,500 and $561 per square foot, and the two bay closings were $1,300,000 at $559 and $1,599,000 at $777. Two sales cannot set a premium, so we state none and price bay lots against bay lots.
By the roll’s year built, the 11 pre-1980 homes that sold in 60 months had a median of $976,500 and ran from $323 to $1,075 per square foot. The four dated 1980 or later sold at $900,000 (1980), $1,125,000 (1995), $1,450,000 (2006) and $1,500,000 (2009). The roll dates three homes to 2024, and none of them has sold, so the closed record has not yet priced a post-Ian house here. What a buyer pays for is the floor height: the Town requires new or substantially improved buildings at the base flood elevation plus one foot, which is 11 to 13 feet NAVD88 at the points we tested.
Among the 17 closings on Holiday Heights parcels, the five homes with a boat dock flag sold from $670,000 to $1,500,000, the median of these 5 being $1,125,000, and the 12 without one had a median of $1,038,250. Twelve of the 17 carry a pool flag and 16 a seawall flag. We did not confirm the route from these canals to open water or any depth. With a seawall flagged on 67 of 74 parcels and a pool on 49, those features are the norm, and their condition is what is priced.
The lowest closing of the 60 months, the $632,000 sale of a 1965 canal house at 5360 Williams Drive in December 2024, was below the price of each of the four qualified lot sales that the county recorded between March 2024 and April 2026, two of them on the same street at $800,000 and $710,000. The record does not give lot dimensions or the condition of that house, so we draw no rule from it. It is the reason we price the land beside every older house: a builder is one of your possible buyers.
A Holiday Heights buyer in Fort Myers Beach should expect no association fee, though none is verified: listing-entered annual recurring fees on 18 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern). The yearly costs that matter are property tax, flood and wind insurance, and the seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 18 closings in 60 months carry a listing-entered homeowners association fee of $0, a master association fee of $0 and total annual recurring fees of $0, and every one was entered as a single-family building. These fields are typed by the listing agent and prove nothing about recorded restrictions.
The Florida Division of Corporations name search for Holiday Heights, run on October 7, 2026, returned no active Fort Myers Beach association under that name. It returned one dissolved civic association with a similar name and a mailing address in another Florida city, which we did not treat as this neighborhood’s, so no matching active Florida corporation was confirmed. An association budget is not published for Holiday Heights, and we found no recorded declaration, rulebook or management company. Any deed restrictions would sit in the Lee County Official Records, so the title commitment settles the question for your lot.
At the Town district’s 2026 applied millage of 13.3108, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $976,500 works out to $12,998.00 a year before exemptions and non-ad valorem charges, and $1,300,000 to $17,304.04. Lee County’s solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026. A buyer’s bill follows the county’s assessed value after the sale, not yours.
A Holiday Heights home in Fort Myers Beach is insured through three coverages in most cases: homeowners, wind and flood. Every address we tested is in a Special Flood Hazard Area, so expect a lender to require flood coverage, and a buyer’s insurer will ask for the roof age, a wind mitigation inspection and the elevation certificate before quoting.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Lee County Property Appraiser roll file October 4, 2026)
We quote no premium for any route, because a premium belongs to one house and one buyer.
Flood coverage comes from the National Flood Insurance Program or a private carrier. FEMA’s Risk Rating 2.0 prices each NFIP policy on the property’s own characteristics, including elevation and distance to water, and limits most annual rate increases to 18 percent. FEMA’s Community Rating System places the Town of Fort Myers Beach in Class 5, a 25 percent discount for most property owners effective April 1, 2026, which WGCU reported after the Town lost its discount in a November 2024 retrograde. The discount applies to NFIP policies and not to private flood policies.
Section 627.351 of the Florida Statutes makes flood coverage a condition of a Citizens Property Insurance personal residential policy, subject to the statute’s exceptions and phase-in. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which is valid for up to five years and was revised effective April 1, 2026. Lee County’s wind layer lists a design wind speed of 160 miles per hour here. A seller with a newer roof, shutters or impact glass should have the inspection done before listing. With 37 of the 60 homes built before 1980, expect the insurer to ask for the roof age and the condition of the electrical and plumbing systems as well.
A Holiday Heights seller in Fort Myers Beach must give the buyer the section 689.302 flood disclosure at or before contract, the property tax disclosure summary under section 689.261, and the truth about known defects that are not readily observable. If a mandatory homeowners association governs the lot, the section 720.401 summary is owed before the buyer signs.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 720.30851 as read October 7, 2026; Florida Division of Corporations records)
This is information, not legal advice; your contract and closing agent control.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the time the contract is signed. In a neighborhood where the five U.S. Geological Survey high-water marks nearest the center of these streets read 11.7 to 12.7 feet NAVD88 after Hurricane Ian, answer it from your records and not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. In a 1960s canal house that means known roof leaks, past water intrusion, seawall movement and unpermitted work, and an as-is contract does not remove the duty. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes.
Probably not, and the recorded documents decide. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and it is the seller who supplies it on a resale. If it is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. We confirmed no active association for Holiday Heights and no recorded declaration, and every one of 18 listings entered a fee of $0. Chapter 718, the condominium act, does not apply to a fee-simple lot, and no condominium parcel appears among the 74. The recorded covenants in your title commitment settle it, so we ask for the commitment at listing and not at contract.
Where an association has the power to assess a lot, section 720.30851 lets the closing agent request an estoppel certificate stating what is owed. Florida law caps the fee, and we print no dollar amount. Where no association exists, there is no certificate to order.
Buyers in Holiday Heights, Fort Myers Beach ask four things before the kitchen: which flood zone the lot is in, how high the lowest floor sits, what Hurricane Ian did to the house, and whether the roof, seawall, dock and repairs were permitted and closed. A seller who answers all four in writing keeps the contract together.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0566G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We asked FEMA’s National Flood Hazard Layer for the zone at four addresses and the neighborhood’s center point, all on panel 12071C0566G, datum NAVD88.
| Address tested | FEMA zone | Base flood elevation (ft) | Town required lowest floor, base flood elevation plus 1 ft |
|---|---|---|---|
| 5146 Williams Dr | AE | 11 | 12 |
| 5199 Avenida Pescadora | AE | 11 | 12 |
| 5636 Williams Dr | AE | 10 | 11 |
| 5167 Estero Blvd | AE | 12 | 13 |
| Center point of the 74 parcels | AE | 10 | 11 |
This is what the FEMA flood map indicates at these addresses. It is not a statement about any other lot. Every point we sampled is in evacuation zone A and in surge zone 1 on Lee County’s layers. Send your buyer to the panel and to your elevation certificate. A segment of the state’s coastal construction control line lies within 100 meters of the center point, and whether any lot is seaward of it is not confirmed. A third-party map layer showed no Coastal Barrier Resources System unit at the tested points; confirm with the U.S. Fish and Wildlife Service.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of inundation above ground on Fort Myers Beach and Estero Island and says an estimated 900 structures in Fort Myers Beach were totally destroyed and 2,200 damaged. The U.S. Geological Survey holds 33 Ian high-water marks around the island, from 10.5 to 13.8 feet NAVD88, and the five nearest the center of Holiday Heights, 0.4 to 0.7 mile away in a straight line, read 11.7 to 12.7 feet. For Helene and Milton in 2024 the National Weather Service reported Lee County coastal water levels of 2 to 5 and 3 to 6 feet above mean higher high water. A buyer will ask how high the water came in your house.
The Town of Fort Myers Beach, not Lee County, issues the permits here. Work costing 50 percent or more of the building’s value is a substantial improvement that must meet current flood rules, with the lowest floor at the base flood elevation plus one foot, 11 to 13 feet at the points we tested. The Town’s page states that the calculation includes all permits obtained in the past five years, and the code text we read is silent on a look-back. So the permits you pulled since 2022 count toward your buyer’s renovation budget, in a neighborhood where 37 of 60 homes predate 1980.
Three sets of rules affect a Holiday Heights sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the recorded plat and any recorded restrictions, which bind the title; and the Town’s vacation rental registration. No declaration or rulebook is published for these lots, so the recorded documents and the Town’s current rules govern.
Data updated: October 2026 (Town of Fort Myers Beach short-term rental page, Ordinance 18-01 and land development code as read October 7, 2026)
We found no confirmed architectural review or buyer approval for Holiday Heights; if a recorded restriction requires either, the title commitment will show it. The Town’s permit and floodplain review applies regardless. The roll places all 74 parcels in the Town without naming a zoning district, so a buyer planning to build or add on should request a Town zoning verification. We found no recorded age restriction and state neither that one exists nor that none does.
Rental and pet terms are not published for Holiday Heights; the recorded declaration, if one exists in the Lee County Official Records, and the current rules govern, and a buyer should ask for them in the resale package. On the beach, the Town’s code requires dogs to be on a leash.
Under Ordinance 18-01, a dwelling licensed as a vacation rental must register with the Town within 90 days of starting, show the Town’s registration number in every advertisement, renew each year and name a responsible party who can act within one hour, as the Town’s short-term rental page sets out. The Town’s page says registration numbers are non-transferable, so your buyer registers in their own name. The land development code limits rentals in certain zoning districts to one single family per one-month period with a one-week minimum stay, with exceptions that include land between Estero Boulevard and the Gulf and land directly adjoining the bay side of Estero Boulevard. We did not confirm the zoning district of any lot here, so a buyer counting on rental income should ask the Town’s Community Development office at 239-765-0202 before making an offer.
The Holiday Heights record is too thin to name a best month in Fort Myers Beach: of 18 Southwest Florida MLS closings over 60 months, 11 closed from December through April and 7 from May through November, and no month holds more than three. A closing follows its contract by weeks, so winter closings begin as fall listings.
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 | 3 | August | 1 |
| March | 3 | September | 0 |
| April | 1 | October | 0 |
| May | 1 | November | 2 |
| June | 2 | December | 3 |
No month reaches 10 closings, so this is a count and not a pattern. February, March and December hold three each, and seven of those nine closed in 2022 and 2023. September and October hold no closing in five years.
The 11 December to April closings had a median of $900,500, 32 days on market and 93.1 percent of final list. The seven May to November closings ran from $670,000 to $2,350,000, with the median of these 7 at 90 days and 88.3 percent. Ten of the 11 winter closings came before April 2023, when this market was faster, so the record supports only this: be listed, priced and documented before the winter buyers arrive.
We market a Holiday Heights home in Fort Myers Beach by leading with what its buyers search for: the water behind the house, the floor elevation, the roof and the permit file. We photograph the lot from the water side, publish the documents with the listing, and reach local and seasonal buyers through the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography, including the seawall, the dock and the view down the canal or across the bay; a floor plan with a measured living area and a note where it differs from the county roll; a plain statement about the dock and seawall permits; and the survey, elevation certificate and flood disclosure ready to send.
The record points to three kinds of purchase, described by what was bought. Six of the 18 closings were at $1,300,000 or more: two bay houses, two canal houses the roll dates to 2006 and 2009, a 1957 canal house at $2,350,000 and an Estero Boulevard address now coded vacant. Twelve were between $632,000 and $1,185,000, nine of them canal houses the roll dates to 1980 or earlier. And the county qualified four lot sales from $710,000 to $1,775,000 since March 2024. We write the listing for the buyer your property reaches first, and where a house could go either way we market it to the homebuyer and the builder at once.
We negotiate every Holiday Heights offer in Fort Myers Beach ourselves, starting from the closings that support your price: the median sale closed at 91.9 percent of final list over 60 months and 88.1 percent across the 12 closings since Hurricane Ian. Price, terms, inspection and appraisal are negotiated together, because a buyer trades one against another.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Most contracts on the island fail or get renegotiated in the inspection period, when the buyer’s insurance quotes arrive. We prepare for that before the listing goes live with the wind mitigation inspection, the elevation certificate, the roof age in writing and the seawall and dock permits.
A financed buyer’s appraiser needs recent closings that match your house, and with one closing in 12 months and four in 24 the appraiser will reach back years or out to other neighborhoods. We hand the appraiser the comparables by water, size and age, with the reason each belongs. A low offer gets the same record: three of the 18 closings sold below 85 percent of final list, from final list prices of $825,000, $1,070,000 and $1,399,000.
A buyer choosing between Holiday Heights and Sandpiper Village, two canal neighborhoods about 1.1 miles apart in the Town of Fort Myers Beach, picks Holiday Heights for a larger house, a bay lot or a 2024 rebuild, and Sandpiper Village for a lower price and more listings to choose from. Over 60 months they closed 18 and 19 homes.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns use the same MLS pull, county roll and 60-month window. The distance is a straight-line estimate between the two center points. Its owners have our page on selling a home in Sandpiper Village.
| Question a buyer asks | Holiday Heights | Sandpiper Village |
|---|---|---|
| Residential parcels on the roll | 74 | 82 |
| Improved parcels | 60 | 64 |
| Vacant residential lots | 11 | 17 |
| Year built (roll) | 1952 to 2024, median 1973 | 1952 to 2022, median 1972 |
| Built before 1980 | 37 of 60 | 48 of 64 |
| Built 2023 or later | 3 | 0 |
| Median heated area (roll) | 1,841.5 sq ft | 1,448 sq ft |
| Water flags on the roll | 62 canal, 12 bay, 0 Gulf | 78 canal, 4 bay, 0 Gulf |
| Seawall, dock and pool flags | 67, 34, 49 | 81, 43, 49 |
| Median just value (roll) | $856,795 | $672,053 |
| MLS closings, 60 months | 18, median $1,038,250 | 19, median $820,000 |
| Price range, 60 months | $632,000 to $2,350,000 | $600,000 to $1,900,000 |
| Median price per sq ft, 60 months | $567 | $510 |
| Median days on market, 60 months | 45.5 | 20 |
| Median sale-to-final-list, 60 months | 91.9% | 90.8% |
| Active and pending, October 7, 2026 | 2 active, 0 pending | 5 active, 0 pending |
| Months of supply at the 60-month pace | 6.7 | 15.8 |
| County-qualified sales, 60 months | 11, median $976,500 | 13, median $955,000 |
| FEMA zone at tested points | AE, 10 to 12 ft | AE and VE, 10 to 12 ft |
| Association on the state’s records | No matching active corporation confirmed | None identified |
The two neighborhoods trade at almost the same rate: 18 closings in 60 months across 60 improved parcels is 6.0 percent a year here, against 19 across 64, about 5.9 percent, in Sandpiper Village. Holiday Heights homes are larger on the roll by a median of 393.5 square feet, the 60-month median sold price is $218,250 higher and the median price per square foot $57 higher. Sandpiper Village sold faster, at a median of 20 days against 45.5, and carries more than twice the months of supply today.
A buyer who wants bay frontage is likelier to find it here, where the roll codes 12 parcels on the bay against 4. A buyer who wants a canal lot with a seawall and dock at a lower price will look at Sandpiper Village, where 81 of 82 parcels carry a seawall flag and five homes were listed from $680,000 to $1,275,000 on October 7, 2026. Tell your buyer what this neighborhood has on the record: larger homes, three houses built in 2024, and tested flood points in zone AE without the coastal high hazard zone VE that some Sandpiper Village points carry.
Selling a Holiday Heights home in Fort Myers Beach costs roughly 4.0 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $976,500 sale that is about $40,023 to $64,436, and on a $1,300,000 sale about $52,050 to $84,550, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable, and since August 17, 2024 a buyer-broker offer cannot be advertised in the MLS. The two prices are real closings in the Southwest Florida MLS. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000 up to $1,000,000 and $2.50 per $1,000 above that, 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. The home was the canal house at 5229 Avenida Pescadora, built in 1958, which closed on June 26, 2025 after 90 days at 95.3 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $976,500 | Southwest Florida MLS closing, June 26, 2025 |
| Listing commission, 2.75% | -$26,854 | 2.75% of $976,500 is $26,853.75 |
| Buyer-agent compensation, 2.5%, if offered | -$24,413 | 2.5% of $976,500 is $24,412.50 |
| Deed documentary stamp tax | -$6,836 | 9,765 units of $100 at $0.70 is $6,835.50 |
| Owner’s title policy | -$4,958 | $575 plus ($976,500 minus $100,000) at $5.00 per $1,000 is $4,957.50 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$64,436 | 6.60% of price |
| Estimated net before payoff, with buyer-agent compensation | $912,064 | $976,500 minus $64,436 |
| Estimated total costs, without buyer-agent compensation | -$40,023 | 4.10% of price |
| Estimated net before payoff, without buyer-agent compensation | $936,477 | $976,500 minus $40,023 |
The same assumptions apply, at the price of the bay-front house at 5650 Williams Drive, built in 1971, which closed on June 29, 2026 after 99 days at 86.7 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,300,000 | Southwest Florida MLS closing, June 29, 2026 |
| Listing commission, 2.75% | -$35,750 | 2.75% of $1,300,000 |
| Buyer-agent compensation, 2.5%, if offered | -$32,500 | 2.5% of $1,300,000 |
| Deed documentary stamp tax | -$9,100 | 13,000 units of $100 at $0.70 |
| Owner’s title policy | -$5,825 | $575 plus $4,500 on the next $900,000 plus $750 on the $300,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$84,550 | 6.50% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,215,450 | $1,300,000 minus $84,550 |
| Estimated total costs, without buyer-agent compensation | -$52,050 | 4.00% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,247,950 | $1,300,000 minus $52,050 |
Your mortgage payoff; the property tax proration, a credit to the buyer for the part of the year you owned the house; the solid waste assessment proration; any estoppel certificate fee if an association turns out to exist (capped by statute; we print no dollar amount); and repairs or concessions agreed during inspection.
Possibly not, if the Holiday Heights home in Fort Myers Beach is your main home. Under Section 121 (IRS Topic 701), a seller can 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 5 years before the sale. Florida has no state income tax.
A second home or a rental does not qualify the same way, and the record shows why the question matters here: five of the nine repeat sales of the last 60 months were recorded gains of $500,500 or more, at or above the largest exclusion. Gain is measured from your basis, which includes what you paid plus qualifying improvements such as a new roof, a seawall or an elevation project, so keep the receipts and the closed permits. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Holiday Heights home in Fort Myers Beach if it is insurable and financeable and you can give the market a winter season; weigh a builder’s or investor’s cash offer when the house sits low or needs work a buyer’s insurer or lender would not accept; sell by owner only if you already have a buyer.
The county file shows what the off-market route produced here: the one qualified house sale of the 60 months that never reached the MLS closed at $700,000 in April 2024, below the $976,500 county median, and the record does not show its condition. The four qualified lot sales, at $710,000 to $1,775,000, show that land buyers are active here. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | Main risk | When it fits |
|---|---|---|---|
| Full listing | Highest, tested by the market | A price above the nearest closings sits; the six closings since April 2023 took 32 to 352 days | A house in marketable condition with time |
| Builder or investor cash offer | Often near land value; get it in writing and compare it with the lot sales | The discount can exceed the commission you save | An older house at grade, a house needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | Missed section 689.302 or 689.261 duties, or an appraisal with the wrong comparables | A known buyer and a legal review |
You get a free Holiday Heights home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value for your Fort Myers Beach home built from the closed homes nearest yours in water, size, age and elevation, with the adjustments written out and a net sheet at that price, with no obligation to list.
Get your free Holiday Heights home valuation and we will send a value built from your street’s closings, 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 Holiday Heights in Fort Myers Beach is not available, with the document or route that would settle it. Each item is something we check for a specific house when an owner lists with us.
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 reviewers worked with our team across Southwest Florida, and the words are their own.
★★★★★ “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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Holiday Heights owners in Fort Myers Beach ask before they list, answered from the Southwest Florida MLS closings, the Lee County record, the Town’s rules and Florida law, each in a single paragraph. For your own home, call Jesse direct at (239) 898-6072.
Price it from the nearest closed homes on your water and of your size and age, put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing, and be on the market before winter. Our Holiday Heights valuation page starts the price work.
Choose the agent who can show you the closings behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked every one of the 18 Holiday Heights closings in the Southwest Florida MLS over the last 60 months for this page.
The Southwest Florida MLS recorded 18 closings in the 60 months to October 7, 2026, from $632,000 to $2,350,000, with a median of $1,038,250 and a median of $567 per square foot.
A 2,326 square foot bay-front house at 5650 Williams Drive closed on June 29, 2026 for $1,300,000, after 99 days on market, at 86.7 percent of its $1,500,000 final list price and $559 per square foot.
The median was 45.5 days on market over the last 60 months, from 2 days to 352. The six closings since April 2023 took 32, 45, 90, 91, 99 and 352 days.
The median closing was 91.9 percent of the final list price over 60 months. Fifteen of 18 sold below final list, one at it and two above it.
On October 7, 2026 the Southwest Florida MLS showed two active listings under the name and no pending sales: a 2008 canal house on Avenida Pescadora at $2,825,000 and a house on Lazy Way at $1,100,000 that the county places outside the plat.
No. The $1,038,250 median sits in the middle of a range from $632,000 to $2,350,000 and from $323 to $1,075 per square foot. Price from the sales that match your house.
The May 2022 sale at 5690 Williams Drive closed five days after listing at 102.2 percent of its final list price, the highest price of the 60 months. The roll dates that house to 1957 on a canal lot, and the record does not show what set it apart.
The roll values it higher: the 10 improved bay parcels carry a median just value of $2,023,530 against $834,059 for the 50 improved canal parcels. Only two bay homes closed in 60 months, at $1,300,000 and $1,599,000, and two sales cannot set a premium.
Not by itself in this record. Five closings with a boat dock flag had a median of $1,125,000 among them, and the 12 without one a median of $1,038,250.
Yes, mostly through elevation and insurance. The 11 pre-1980 homes that sold in 60 months had a median of $976,500, and the four dated 1980 or later sold at $900,000, $1,125,000, $1,450,000 and $1,500,000.
It can be close. The county qualified four lot sales from $710,000 to $1,775,000 since March 2024, and the lowest house closing of the 60 months was $632,000. For an older house at grade we price both.
No. One of the 18 closings, at 5570 Avenida Pescadora, and one of the two active listings carry the name in the MLS while the county places them in El Sol or on a metes-and-bounds parcel.
The county codes only some deeds as qualified. Seven of the 18 MLS closings match deeds the county did not qualify, one is on another plat, and the county adds one $700,000 sale that never reached the MLS.
The Holiday Heights record cannot name a month: 11 of 18 closings in 60 months fell from December through April, and no month holds more than three.
Roughly 4.0 to 6.6 percent of the price before prorations and payoff, depending on commission and buyer-agent compensation. On a $976,500 sale our estimate is $40,023 without buyer-agent compensation and $64,436 with it, both negotiable.
On the $976,500 example, an estimated $912,064 to $936,477 before any mortgage payoff and tax proration. On the $1,300,000 example, $1,215,450 to $1,247,950.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, which is $0.70 per $100 of price under section 201.02, or $9,100 on $1,300,000. Custom is not law, and the contract controls.
No. Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised in the MLS, and whether to offer one is your decision.
The survey, the elevation certificate, the permit history, roof and mechanical ages, seawall and dock permits, insurance declarations and any flood claim paperwork, the flood disclosure, any wind mitigation report and the title policy from your purchase.
Section 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before contract. It asks about known flood damage, flood claims and flood assistance.
Yes, where they are known facts that materially affect value and are not readily observable. That is the rule of Johnson v. Davis, and an as-is contract does not remove it. Attach the permits and invoices.
The FEMA flood map indicates Zone AE with base flood elevations of 10 to 12 feet at the four Holiday Heights addresses and the center point we tested, on the panel effective November 17, 2022. An elevation certificate answers it for your lot.
No law we read requires one to sell, but a buyer’s lender and flood insurer will ask for it. The Town keeps an elevation certificate library, so check whether one is on file for your address.
It can. Work costing 50 percent or more of the building’s value must bring the house to the base flood elevation plus one foot, 11 to 13 feet at the tested points, and the Town’s page states that permits from the past five years count.
Ask the Town how the work counts first. The Town’s page states that a new permit adds to earlier permits in its five-year calculation, so a seller’s renovation can use up room a buyer wanted.
Disclose it and ask the Town’s building department what is needed to correct it. An unpermitted structure can reduce the price or stop a loan.
None that we could confirm. The state’s records show no active Fort Myers Beach corporation under the name, and all 18 closings in 60 months entered a fee of $0. Your title commitment settles whether any recorded restriction binds your lot.
Only if an association with the power to assess your lot exists; your closing agent decides. Where one is issued, Florida law caps the fee, and we print no dollar amount.
Nothing to an association on the record we have: listing-entered annual recurring fees on 18 closings were $0, not verified. The yearly costs are property tax, insurance, the $358.45 solid waste assessment and upkeep of the seawall, dock and pool.
No rental terms are published for these lots, so any recorded restriction governs. The Town requires a vacation rental to register within 90 days, and minimum stays depend on the zoning district, which we did not confirm for any lot.
On the county record, yes: all nine repeat sales of the last 60 months closed above the previous qualified price, by $95,000 to $1,770,000, with a median gain of $500,500.
Possibly not on a main home: the IRS allows an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, if you owned and used the home as your main home for 2 of the last 5 years. Ask your tax adviser.
Over 60 months Holiday Heights closed 18 homes at a median of $1,038,250 and $567 per square foot, and Sandpiper Village closed 19 at $820,000 and $510.
Call Jesse at (239) 898-6072. We will pull the closed homes nearest yours and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which plat a Holiday Heights house sits on, which of 18 closings are true comparables, what the Town’s flood and permit rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the house well holds its price through the inspection period.
Small facts cost sellers contracts here: an El Sol sale used as a comparable because the listing carried the Holiday Heights name, a living area that does not match the roll, a bay house priced from canal sales, or a dock advertised without its permit. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so that none of those reach the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Holiday Heights home in Fort Myers Beach, call the team that prices from the closed homes nearest yours, assembles the survey, elevation, permit and flood file the day you list, and answers the buyer’s insurance and storm questions before they are asked. Few homes here come up for sale each year.
If you are thinking, “I need someone to sell my house in Holiday Heights, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling on Williams Drive, Avenida Pescadora or the 5100 block of Estero Boulevard, on the bay or on a canal, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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.
Holiday Heights sold record, last 60 months: We tracked every one of the 18 Holiday Heights closings in the Southwest Florida MLS: a $1,038,250 median, from $632,000 to $2,350,000, with a median of 45.5 days on market and 91.9 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Holiday Heights home valuation and we will send a value built from the closed homes nearest yours, 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, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a Holiday Heights home? Get a free Holiday Heights home 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.
Every Holiday Heights figure and rule on this Fort Myers Beach seller page traces to one of the sources below. The linked sources were read on October 7, 2026, and we list statutes and primary records first. Entries without a link are datasets we hold or records with no stable public address.
These are the public primary documents a Holiday Heights seller in Fort Myers Beach should have in hand before listing, each hosted by the issuing agency and none by us. Holiday Heights has no association documents we could confirm, so none is listed here.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Repair and improvement cost form | Town of Fort Myers Beach | The form used for the 50 percent test |
| Ordinance 18-01 | Town of Fort Myers Beach | The Town’s vacation rental registration rules |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Holiday Heights. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.