By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
If you own a condo at Islands End in Fort Myers Beach, one of the 111 Gulf-side condominium residences in the three buildings at 8400, 8402 and 8403 Estero Boulevard, this is our seller’s guide to your building. Islands End is part of the Fort Myers Beach market.
Islands End stands near the south end of Estero Island, inside the Town of Fort Myers Beach, and the Lee County Property Appraiser places every one of its parcels in the Town of Fort Myers Beach taxing district. The Town is the government for permits, floodplain questions and short-term rental registration here.
The Southwest Florida MLS records 19 Islands End condominium closings in the 60 months to October 7, 2026, at a median of $675,000, from $400,000 to $1,125,000. Sixty months is the first window that holds 10 or more closings, so it leads this page. Only 3 of the 19 closed in the last 12 months, and on October 7 there were 7 residences active and none pending. The Lee County recorded-sale series follows separately and is never mixed with the MLS figures.
To sell an Islands End condo in Fort Myers Beach in 2026, price it from the nearest like residence in your own building, not from the 60-month median, order the association documents and the estoppel certificate before the first showing, and plan for competition: 7 residences were listed on October 7, 2026 against 3 closings in the prior 12 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Islands End is one association and three buildings that do not sell alike. The 8400 building dates from 1981 on the county roll, the 8402 building from 1986, and both rise 10 or 11 stories on the county’s field with 52 residences each, nearly all of them 1,082 square foot two-bedroom, two-bath plans. The 8403 building, from 1984, holds 7 larger residences in 3 or 4 stories. A single community median blends all three and fits none of them exactly.
These are the ten facts about selling an Islands End condominium in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS pull of October 7, 2026, the Lee County Property Appraiser roll file of October 4, 2026, the state’s records or Florida law.
This table of contents covers every section of our Islands End condominium seller’s guide for Fort Myers Beach, from the sold record and pricing to Florida’s disclosure law, flood questions, closing costs, net sheets and the seller questions we hear most. Each link jumps to its section.
How Do I Sell My Islands End Condo in Fort Myers Beach in 2026? · Why List Your Islands End Condo With McGreevy and Comisar? · What Is the Islands End Condo Market Doing for Sellers Right Now? · What Did Islands End Condos in Fort Myers Beach Sell For? · How Long Do Islands End Listings Take to Sell, and How Close to List Price? · Have Islands End Owners Sold for More Than They Paid? · An Islands End Condo Sale Worked Through
How Do We Price an Islands End Condo in Fort Myers Beach? · What Moves the Value of an Islands End Condo: Building, Floor and Gulf View, Plan Size and Rental Rules? · What Fees Will Your Islands End Buyer Pay Each Year? · Who Insures an Islands End Condo, and What Will a Buyer’s Insurer and Lender Ask?
What Must an Islands End Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Islands End in Fort Myers Beach? · Which Rules Affect an Islands End Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
How Do We Market an Islands End Condo in Fort Myers Beach? · How Do We Negotiate an Islands End Contract? · Islands End vs Carlos Pointe: Which Will Your Buyer Choose? · What Does It Cost to Sell an Islands End Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Islands End Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Islands End Valuation?
What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Islands End Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Islands End 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. Islands End owners hire us because we price by building and plan, assemble the association file before a buyer asks for it, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Islands End condo, or thinking, “I need a listing agent who knows the 8400 building from the 8402 building,” 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 McGreevy and Comisar as a Large Team with 241 sides and $157.57 million in volume, the #5 real estate team in Florida by sides, #11 by volume and #1 in Bonita Springs, per the RealTrends team profile.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Florida’s licensing records show Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003.
We tracked every one of the 19 Islands End closings in the Southwest Florida MLS from the 60 months to October 7, 2026, building by building and plan by plan. We tracked every one of the 234 qualified sales the Lee County Property Appraiser’s file holds for the three street numbers back to 1981, matched repeat sales of the same residence, read all 114 parcels on the roll and the state filing for the association, and queried the FEMA flood layer at five points.
We will not price a 1,082 square foot residence off a sale in the 8403 building, quote a fee the association has not published, or tell a buyer what lease length the declaration allows before we have read it. That is part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking: we read the record first, then advise.
Ask for a free Islands End condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your building and plan, with a net sheet at that price. With 7 residences listed and 3 closed in a year, the next owner who sells should talk to us first. Buying your next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast.
The Islands End condominium market in Fort Myers Beach is thin and well stocked: 3 Southwest Florida MLS closings in the 12 months to October 7, 2026, against 7 active listings and none pending. The 60-month record of 19 closings at a $675,000 median is the only window large enough to carry a median.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show the MLS series first and the county series second and never average them. The MLS carries days on market and the sale-to-final-list ratio; the Lee County Property Appraiser series is a separate record of qualified deeds. The MLS also files four single-family homes on other island streets under the plain name Islands End, and we exclude them everywhere on this page, because they are not part of this condominium.
We counted the condominium closings at 8400, 8402 and 8403 Estero Boulevard in four windows back from October 7, 2026. No window shorter than 60 months reaches 10 closings, so the shorter rows are printed as arithmetic only, and each of their medians is the median of those few closings.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 3 | the median of these 3 closings is $590,000 | $460,721 to $599,000 | $545 | 102 | 92.3% |
| 24 months | 4 | the median of these 4 closings is $525,360.50 | $400,000 to $599,000 | $486 | 71.5 | 91.5% |
| 36 months | 5 | the median of these 5 closings is $590,000 | $400,000 to $790,000 | $532 | 41 | 92.3% |
| 60 months | 19 | $675,000 | $400,000 to $1,125,000 | $586 | 10 | 98.7% |
Read the table from the bottom up. The 60-month row looks fast and firm, 10 days and 98.7 percent, because 14 of its 19 closings happened between October 2021 and June 2022. A seller who quotes that row in 2026 is quoting a market that closed its last sale four years ago. The 60-month sold volume was $12,894,711, and none of the 19 closings is a sale entered into the MLS after it closed, so every ratio uses every closing in its window.
Each building has its own record over 60 months. Only the 8400 building reaches 10 closings, so its median stands alone; the 8402 figure is the median of 7 closings, and for 8403 we print the two prices.
| Building | Closings, 60 months | Sold prices | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| 8400 Estero Blvd | 10 | median $587,000, range $400,000 to $740,000 | $543 | 17 | 95.9% |
| 8402 Estero Blvd | 7 | the median of these 7 closings is $693,000, range $590,000 to $925,000 | $640 | 6 | 99.4% |
| 8403 Estero Blvd | 2 | $790,000 and $1,125,000 | $532 and $726 | 10 and 14 | both at final list price |
Six of the seven 8402 closings fell in the 2021 to 2022 cluster, while the 8400 building holds the two lowest recent sales, $400,000 in June 2025 and $460,721 in February 2026.
The Lee County Property Appraiser’s qualified sale file, read with the roll file of October 4, 2026, records 10 Islands End deeds in the 60 months to October 7, 2026, with a median of $582,500 and a range of $400,000 to $693,000. Its 12-, 24- and 36-month windows hold 3, 4 and 4 deeds. The ten, newest first, are $590,000, $599,000, $460,721, $400,000, $693,000, $420,000, $675,000, $575,000, $620,000 and $575,000.
The county count is smaller because its qualified series holds no Islands End deed dated 2022, 2023 or 2024, while the MLS holds 9 closings in those years. Nine of the ten county deeds match an MLS closing at the same price; the tenth is a $420,000 deed in December 2021 in the 8400 building. The $92,500 difference between the two medians comes from which sales each series holds.
On October 7, 2026 the MLS showed 7 Islands End condominium residences active and none pending. A re-check of the MLS on October 29, 2026 found 8 active and none pending: a residence at 8400 listed since October 7 at $699,000, $611.55 a square foot, which is about 1,143 square feet; the $699,000 listing at 8402 cut to $689,000 and the $599,000 listing at 8400 cut to $579,000; the other five unchanged. No closing had been recorded since the August 31, 2026 sale. We list them by building only.
| Building | Listed price | Living area (sq ft) | Asking price per sq ft | Days on market so far |
|---|---|---|---|---|
| 8403 Estero Blvd | $995,000 | 1,484 | $670 | 200 |
| 8400 Estero Blvd | $795,000 | 1,082 | $735 | 25 |
| 8402 Estero Blvd | $700,000 | 1,082 | $647 | 97 |
| 8402 Estero Blvd | $699,000 | 1,082 | $646 | 142 |
| 8400 Estero Blvd | $599,000 | 1,082 | $554 | 120 |
| 8400 Estero Blvd | $549,000 | 1,082 | $507 | 14 |
| 8400 Estero Blvd | $500,000 | 1,082 | $462 | 82 |
The median list price is $699,000 and the median listing has been on the market 97 days. Seven listings against 3 closings in 12 months is 28.0 months of supply on that arithmetic, and against the 60-month pace of 3.8 closings a year it is about 22 months. Three closings are too few to treat either figure as a rate, but both tell a seller that a buyer here has choices and time. The six 1,082 square foot listings ask from $500,000 to $795,000, and three of them ask more than the $599,000 that the highest same-plan closing of the last 12 months achieved. On the October 29, 2026 re-check, 8 listings against the same 3 closings in 12 months was 32.0 months of supply, and about 25 months at the 60-month pace; the six 1,082 square foot listings still asked $500,000 to $795,000, and 3 of them more than $599,000.
A seller’s decision variables are how fast residences sell, how close to the asking price, and how much is for sale. The table sets Islands End beside nearby Fort Myers Beach condominiums from the same October 7, 2026 pull. Each row uses its own window, the first with 10 or more closings, so compare within a row and read the window as part of the answer.
| Condominium | MLS window | Closings | Median sold price | Median days on market | Median sale-to-final-list | Closings, last 12 months | Active on October 7, 2026 | Months of supply at the 12-month pace |
|---|---|---|---|---|---|---|---|---|
| Islands End (condominium residences only) | 60 months | 19 | $675,000 | 10 | 98.7% | 3 | 7 | 28.0 |
| Carlos Pointe | 60 months | 22 | $563,500 | 29.5 | 98.8% | 6 | 2, plus 1 pending | 4.0 |
| Riviera Club | 60 months | 13 | $755,000 | 48 | 97.3% | 1 | 3, plus 1 pending | 36.0 |
| Creciente | 12 months | 10 | $575,000 | 88 | 94.7% | 10 | 9, plus 1 pending | 10.8 |
| Lovers Key Beach Club | 12 months | 10 | $362,500 | 49.5 | 96.3% | 10 | 14, plus 2 pending | 16.8 |
| Estero Beach and Tennis Club | 12 months | 17 | $405,000 | 81 | 93.1% | 17 | 17 | 12.0 |
| All of ZIP 33931 | 12 months | 397 | $510,000 | 92 | 93.8% | 397 | 380, plus 27 pending | 11.5 |
The 60-month rows show quick sales and high ratios because their windows reach back into 2021 and 2022; the 12-month rows are the present market, at 49.5 to 92 days and 93.1 to 96.3 percent. Islands End carries more supply against its own last 12 months than its neighbor Carlos Pointe, 28.0 months against 4.0, with similar counts over five years. Our Creciente seller page carries that building’s full record.
Islands End condominium residences in Fort Myers Beach sold for $400,000 to $1,125,000 across 19 Southwest Florida MLS closings between October 8, 2021 and August 31, 2026, with a median of $675,000. Because no shorter window reaches 10 closings, the table below lists every one, newest first, by building street number only.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closed | Sold price | Final list price | Building | Living area (sq ft) | Price per sq ft | Days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|---|
| Aug 31, 2026 | $590,000 | $650,000 | 8402 Estero Blvd | 1,082 | $545 | 102 | 90.8% |
| Aug 24, 2026 | $599,000 | $599,000 | 8400 Estero Blvd | 1,082 | $554 | 41 | 100.0% |
| Feb 13, 2026 | $460,721 | $499,000 | 8400 Estero Blvd | 1,082 | $426 | 139 | 92.3% |
| Jun 17, 2025 | $400,000 | $470,000 | 8400 Estero Blvd | 1,082 | $370 | 25 | 85.1% |
| Mar 29, 2024 | $790,000 | $790,000 | 8403 Estero Blvd | 1,484 | $532 | 10 | 100.0% |
| Jun 30, 2022 | $925,000 | $1,100,000 | 8402 Estero Blvd | 1,082 | $855 | 13 | 84.1% |
| Jun 8, 2022 | $1,125,000 | $1,125,000 | 8403 Estero Blvd | 1,550 | $726 | 14 | 100.0% |
| Jun 2, 2022 | $724,900 | $724,900 | 8402 Estero Blvd | 1,082 | $670 | 32 | 100.0% |
| Apr 18, 2022 | $718,000 | $749,000 | 8400 Estero Blvd | 1,082 | $664 | 2 | 95.9% |
| Apr 15, 2022 | $799,900 | $799,000 | 8402 Estero Blvd | 1,082 | $739 | 3 | 100.1% |
| Apr 11, 2022 | $564,190 | $599,000 | 8400 Estero Blvd | 1,082 | $521 | 4 | 94.2% |
| Mar 10, 2022 | $740,000 | $750,000 | 8400 Estero Blvd | 1,082 | $684 | 26 | 98.7% |
| Feb 11, 2022 | $675,000 | $675,000 | 8400 Estero Blvd | 1,082 | $624 | 2 | 100.0% |
| Dec 31, 2021 | $693,000 | $725,000 | 8402 Estero Blvd | 1,082 | $640 | 4 | 95.6% |
| Dec 16, 2021 | $675,000 | $675,000 | 8402 Estero Blvd | 1,082 | $624 | 5 | 100.0% |
| Dec 14, 2021 | $620,000 | $620,000 | 8400 Estero Blvd | 1,082 | $573 | 4 | 100.0% |
| Dec 10, 2021 | $575,000 | $599,000 | 8400 Estero Blvd | 1,082 | $531 | 9 | 96.0% |
| Oct 18, 2021 | $575,000 | $600,000 | 8400 Estero Blvd | 1,082 | $531 | 70 | 95.8% |
| Oct 8, 2021 | $645,000 | $649,000 | 8402 Estero Blvd | 1,100 | $586 | 6 | 99.4% |
Seventeen of the 19 were two-bedroom, two-bath residences, at a median of $645,000, and sixteen of those were the 1,082 square foot plan in the two tall buildings, at a median of $647,500. The two three-bedroom closings were both in the 8403 building.
Hurricane Ian made landfall on September 28, 2022. Fourteen of the 19 closings came before it, between October 8, 2021 and June 30, 2022, at a median of $684,000, a range of $564,190 to $1,125,000, a median of $632 per square foot and a median of 5.5 days on market. Five came after it, from March 29, 2024 to August 31, 2026: $790,000, $400,000, $460,721, $599,000 and $590,000. The median of these 5 closings is $590,000 and they took 10 to 139 days.
Between June 30, 2022 and March 29, 2024, a stretch of 638 days, the MLS records no Islands End closing at all. Five sales, one of them a larger plan in a different building, cannot carry a claim about direction, and the record shows what closed, not why.
Islands End condominium listings took a median of 10 days to sell and closed at a median of 98.7 percent of the final list price across 19 Southwest Florida MLS closings in 60 months. The 5 closings since 2024 took 10 to 139 days, and three of them closed 7.7 to 14.9 percent under the 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 mean was 26.9 days against the median of 10, because a few listings ran long. Eight of the 19 closings went under contract and closed with 7 days or fewer on the market, 14 with 30 or fewer, and 5 took longer than 30. Two took more than 90 days, and both are recent: 139 days for the February 2026 sale and 102 days for the August 31, 2026 sale. Every closing from October 2021 through June 2022 took 70 days or fewer. The five since took 10, 25, 139, 41 and 102 days.
Of the 19 closings, 11 sold below the final list price, 7 sold at it and 1 sold $900 above it. The 11 discounts ran from $4,000 to $175,000, with a median of $32,000. The ratio measures only the last asking price; earlier reductions are not in the fields we pulled.
| Group of closings | Closings | At or above final list | Below final list | Discounts taken |
|---|---|---|---|---|
| October 2021 to June 2022 | 14 | 6 | 8 | $4,000 to $175,000 |
| March 2024 to August 2026 | 5 | 2 | 3 | $38,279, $60,000 and $70,000 |
| All 60 months | 19 | 8 | 11 | median $32,000 |
Mostly yes. Of the 8 Islands End condominium sales in the Lee County qualified file from the last 60 months that have an earlier qualified sale of the same residence on file, 7 sold for more than the earlier price and 1 sold for $14,279 less. Over ten years, 34 of 43 repeat sales gained.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A recorded price difference is not a profit: it leaves out closing costs, improvements, assessments, fees, taxes and insurance, and the county’s qualified file can skip a sale in between. These pairs are a county record, separate from the MLS series.
The county’s qualified file for 8400, 8402 and 8403 Estero Boulevard holds 234 sales back to 1981. Ten fall in the 60 months to October 7, 2026, and 8 of those ten residences have an earlier qualified sale on file.
| Second sale | Building | Earlier sale | Earlier price | Later price | Difference | Years between |
|---|---|---|---|---|---|---|
| Aug 31, 2026 | 8402 Estero Blvd | Sep 28, 2000 | $339,900 | $590,000 | +$250,100 | 25.9 |
| Aug 24, 2026 | 8400 Estero Blvd | May 5, 2021 | $500,000 | $599,000 | +$99,000 | 5.3 |
| Feb 13, 2026 | 8400 Estero Blvd | Apr 12, 2016 | $475,000 | $460,721 | -$14,279 | 9.8 |
| Dec 31, 2021 | 8402 Estero Blvd | Jun 18, 2009 | $401,000 | $693,000 | +$292,000 | 12.5 |
| Dec 21, 2021 | 8400 Estero Blvd | Jul 1, 1993 | $166,000 | $420,000 | +$254,000 | 28.5 |
| Dec 16, 2021 | 8402 Estero Blvd | Mar 25, 2021 | $595,000 | $675,000 | +$80,000 | 0.7 |
| Dec 6, 2021 | 8400 Estero Blvd | Jun 19, 2020 | $423,000 | $620,000 | +$197,000 | 1.5 |
| Oct 8, 2021 | 8400 Estero Blvd | Mar 1, 1987 | $120,000 | $575,000 | +$455,000 | 34.6 |
The three most recent rows matter most to an owner deciding now: a May 2021 purchase at $500,000 resold for 19.8 percent more after 5.3 years, an April 2016 purchase at $475,000 resold for 3.0 percent less after nearly ten years, and a residence held since 2000 resold for $250,100 more.
Widening the county file to second sales dated October 7, 2016 or later gives 43 repeat sales: 34 sold for more than the earlier qualified price, 2 sold for the same price and 7 sold for less. The median difference across the 43 was $99,000, the median percentage difference was 23.2 percent, and the median time between the two sales was 11.8 years. Twenty-four of the 43 were in the 8400 building, 17 in 8402 and 2 in 8403.
The seven lower resales share one feature: when the owner bought. Four were bought in 2005 or 2006 and resold between 2017 and 2021 for $45,000 to $144,000 less. One was bought in 2010 and resold in 2021 for $7,000 less. Two were bought in 2016, one resold in 2020 for $29,858 less and one in February 2026 for $14,279 less. One of the two flat resales was a 2008 purchase at $500,000 that sold for $500,000 in 2019. An owner who bought at the 2005 to 2008 prices waited a long time here.
The county’s qualified series holds no sale dated 2022, so it cannot pair the 8 residences that closed in the MLS between February and June of that year. The MLS shows no residence that closed twice within the 60 months. It does show two of the 2022 purchases back on the market on October 7, 2026: a residence in the 8400 building that closed at $740,000 on March 10, 2022 was listed at $795,000, and a residence in the 8402 building that closed at $799,900 on April 15, 2022 was listed at $700,000. Those are asking prices, not sales.
This example is a public-record Southwest Florida MLS closing, chosen to illustrate how an Islands End condominium sale runs in Fort Myers Beach. A 1,082 square foot two-bedroom, two-bath residence in the 8402 building closed on August 31, 2026 for $590,000, after 102 days on market, at 90.8 percent of its final list price of $650,000.
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 most recent closing and because a nearly identical residence closed seven days earlier on different terms.
The MLS shows the residence closing on August 31, 2026 at $590,000, or $545 per square foot, against a final list price of $650,000, after 102 days. The listing agent entered a quarterly condominium fee of $2,850, an annual recurring total of $11,400, an application fee of $150 and a mandatory association. The Lee County file records the same sale on the same date at the same price, and an earlier qualified sale of the residence on September 28, 2000 at $339,900. That is a recorded difference of $250,100 across 25.9 years of ownership costs we cannot see.
On August 24, 2026 a 1,082 square foot residence in the 8400 building closed at $599,000, its full final list price, after 41 days. The two sales differ by $9,000 in price and by 61 days and $60,000 of negotiation in how they got there. The 8402 residence was listed at a final price $51,000 above where its neighbor sold. We do not know either residence’s floor, view or condition from the fields we pulled. The record does show both ending within 1.5 percent of each other.
Using the net sheet assumptions later on this page (a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy), a seller’s costs at this price would be an estimated $39,505 with buyer-agent compensation and $24,755 without it, for a net before payoff of $550,495 or $565,245. We do not know what the actual seller paid or owed.
The first lesson is the price band: two same-plan residences in two buildings closed at $590,000 and $599,000 in the same month, whatever the asking prices said. The second is the cost of time, 102 days of fees, taxes and insurance that a lower starting price might have avoided. The third is the buyer’s leverage: with seven other listings to choose from, the buyer who waited paid $60,000 less than the last asking price.
We price an Islands End condominium in Fort Myers Beach from the nearest like residence: the same building, the same plan and the closest floor and exposure, starting with the last 12 months of closings and reaching back only as needed. Then we adjust for condition, fees and documents, and test the number against the active listings, eight on October 29, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
One hundred of the 104 residences in the 8400 and 8402 buildings are 1,082 square feet on the county roll, so most owners have a true like-for-like set. The other four are plans of 1,693 and 2,554 square feet, and the 8403 building has six residences of 1,484 square feet and one of 2,793. For a larger plan the 60-month MLS record holds only two closings, both in 8403.
For a 1,082 square foot residence the last 12 months give three closings, $460,721, $590,000 and $599,000. We find out why the low one was low before we use it. We do not hand you the 60-month median of $675,000 as today’s value, because 14 of the 19 sales behind it closed in 2021 and 2022.
Neither the MLS fields we pulled nor the county roll tell us the floor, the direction a residence faces, how much Gulf it sees or how it is finished. Those come from the walk-through, the floor plan and the association’s building map. Updated kitchens, baths, windows and doors are adjustments buyers pay for; a dated interior is one they charge for.
Six same-plan listings were asking $500,000 to $795,000 on October 7, 2026. We place your residence in that list as a buyer would, by price per square foot, floor and condition, and we check the monthly cost a buyer will compute from the fee, the tax and the insurance.
Five things move the value of an Islands End condominium in Fort Myers Beach: which of the three buildings it is in, its floor and how much Gulf it sees, its plan size, its condition, and what the association’s documents allow an owner to do with it. The county roll codes the land as Gulf-fronting.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The record says it does, with a caution. The 1986 building at 8402 closed 7 residences at $590,000 to $925,000 over 60 months, and the 1981 building at 8400 closed 10 at $400,000 to $740,000. Yet the August 2026 pair, $599,000 in 8400 and $590,000 in 8402, shows the same plan selling at nearly the same price in both.
They count more than anything else we cannot measure from the record. In a 10 or 11 story Gulf-side building, a residence on an upper floor with open water in front of it is a different property from one near the ground facing the side. The MLS fields we pulled carry no floor or view, so we print no premium.
The two closings in the 8403 building, plans of about 1,484 and 1,550 square feet with three bedrooms, sold at $790,000 in March 2024 and $1,125,000 in June 2022. The first is above all but two of the 1,082 square foot closings and the second is above every one of them. One 8403 residence was listed at $995,000 on October 7, 2026 and had been on the market 200 days.
A buyer who plans to rent pays for certainty about lease terms, and at Islands End the association’s rules are not published. The Town’s 2026 list of condominium buildings that opted out of Town short-term rental enforcement names Islands End Condo, Phases I to III, at all three addresses. What the declaration allows is a separate question that only the recorded document answers. We get the answer in writing from the manager before the listing goes live, because an investor’s offer depends on it.
No association budget or assessment notice for Islands End was found in a primary document. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $8,156 to $23,804 (not verified; the association’s current budget and an estoppel certificate govern). The most recent entries, on the two August 2026 closings, read $2,850 a quarter.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each of the 19 closings carries an annual recurring total and a quarterly fee entry. The annual totals sort to six at $8,156, seven at $8,492, two at $11,400 and one each at $11,756, $20,000, $22,604 and $23,804, with a median of $8,492. The quarterly entries sort to six at $2,039, seven at $2,123, one at $2,500, two at $2,850, one at $2,939 and two at $3,151, with a median of $2,123.
| Period of closing | Quarterly fee entries on those listings |
|---|---|
| October 2021 to June 2022 | $2,039 or $2,123 on 13 closings; $2,939 on one June 2022 closing |
| March 2024 | $2,500 |
| June 2025 and February 2026 | $3,151 on both |
| August 2026 | $2,850 on both |
We cannot tell from an entry whether a change reflects an adopted budget, a different plan size, a special assessment folded into the figure, or a typing error. We publish them as entries and not as the association’s fee history.
Three annual totals, $20,000, $22,604 and $23,804, are far above four times the quarterly entry on the same listing, which would be $10,000, $12,604 and $12,604. The extra $10,000 to $11,200 could be an assessment, a second payment schedule or an entry error; the record does not say. All three are on closings from March 2024 to February 2026. A buyer who sees a five-figure charge on a prior listing will ask about it, and the estoppel certificate is how you answer.
At the most recent entry of $2,850 a quarter, a buyer computes $11,400 a year, or $950 a month, before taxes and insurance. On a $590,000 purchase at the 2026 applied Town of Fort Myers Beach millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), the property tax before exemptions and non-ad valorem charges is $7,853.37 a year, which is $590,000 divided by 1,000 and multiplied by 13.3108. Fee and tax together come to $19,253.37 a year, about $1,604 a month, before the owner’s own insurance, utilities and any loan payment.
Listing agents entered an application fee of $100 to $175 on 17 of the 19 closings, with a median of $120, and a transfer fee of $50 on two. Six listings described the association as mandatory. We do not know what the quarterly fee includes, whether building insurance, water, cable, internet or reserves, or whether a special assessment is pending or planned. The budget, the financial statement and the estoppel certificate answer those questions, and we print no estoppel certificate fee because the statute caps it.
An Islands End condominium owner insures the interior and contents with a unit owner’s policy while the association’s master policy covers the buildings. A buyer’s insurer and lender will ask about the master policy, flood coverage in Zone AE, wind mitigation, reserves and the milestone inspection. We quote no premiums; we gather the documents that produce a real quote.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at all five points we tested, which is a Special Flood Hazard Area, so a lender on a federally backed mortgage will require flood insurance. The Town of Fort Myers Beach is a Community Rating System Class 5 community, a 25 percent discount on National Flood Insurance Program policies effective April 1, 2026, as WGCU reported from FEMA’s confirmation and the Town’s flood insurance page explains. Under FEMA’s Risk Rating 2.0, most annual premium increases are capped at 18 percent.
Citizens Property Insurance requires flood coverage alongside its wind policies for properties in a Special Flood Hazard Area, with an exemption for policies written on a condominium unit owner’s form. Section 627.351 also makes a single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more ineligible for Citizens, a limit that rises to $1 million in counties the Office of Insurance Regulation finds noncompetitive. We did not confirm how the Office treats Lee County. Lee County’s wind map lists a 160 miles per hour design speed for Risk Category II buildings at the buildings’ centroid, in the wind-borne debris region.
A lender on a condominium loan sends the association a questionnaire. It typically covers the budget and reserves, the master insurance, litigation, special assessments, the share of rented residences and any deferred structural work. On buildings the county dates to 1981 and 1986 and reads at 10 or 11 stories, a lender may also ask for the milestone inspection report and the structural integrity reserve study. We cannot say how any lender will treat Islands End, so we ask the manager for a completed questionnaire early and share it with the buyer’s lender on the day of the contract.
An Islands End condominium 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 may cancel within 7 days of receiving the documents, or 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, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions document and, where applicable, the milestone inspection summary, the turnover inspection report and the most recent structural integrity reserve study or a statement that none has been completed. Islands End is a chapter 718 condominium governed by Island’s End Condominium Association, Inc., Florida document 753435. The county’s legal descriptions cite the declaration at Lee County Official Records Book 1567, Page 2324 for 102 of the 111 residences, a Phase 3 instrument at Book 1532, Page 1613 for the seven at 8403, and Book 1574, Page 464 for one residence at 8400.
Seven 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 15 days on the same counting. The statute says a waiver of these rights has no effect. A package that arrives late starts the clock late, which is the plainest reason to order the documents the day you list.
Since October 1, 2024, section 689.302 has required a residential seller to give the buyer a flood disclosure, at or before the contract, covering flood damage, flood insurance claims and federal flood assistance. Section 689.261 requires a property tax disclosure summary. Johnson v. Davis, 480 So. 2d 625, requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which for a residence includes known leaks, storm damage and repairs. A seller who is a foreign person for tax purposes should tell us early, because withholding under the federal FIRPTA rules takes time at closing.
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, counted from the certificate of occupancy, and every 10 years after. Using the county’s year built, the 8400 building reached 30 years in 2011, the 8403 building in 2014 and the 8402 building in 2016, so for any building that qualifies the first inspection was due before December 31, 2024. Section 718.112(2)(g) separately requires a structural integrity reserve study, due by December 31, 2025 for existing associations. The county reads 3 or 4 stories at 8403, and whether that building has three habitable stories is a question for the Town’s building official. These are deadlines we computed from the county roll, not a report of status; we do not know whether the association has completed either document.
An estoppel certificate is the association’s statement of what you owe: regular assessments, any special assessment and any other charge. Section 718.116 sets the deadline for issuing it and caps the fee, and we print no dollar amount. The state’s record shows the association’s principal address in care of Alliant Property Management, LLC, in Fort Myers, which is where the request goes. We found no master association over the three buildings, and section 720.401, the homeowners association disclosure summary, does not apply to a chapter 718 condominium association.
Buyers will ask what flood zone Islands End in Fort Myers Beach is in, what Hurricane Ian did to the condominium buildings, what was repaired and who paid. The FEMA flood map indicates Zone AE at 11 feet NAVD88 at all five points we tested, in evacuation zone A, and the Town of Fort Myers Beach issues the permits.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer at four county addresses and at the centroid of the three buildings. Three points were at 8400 Estero Boulevard and one at 8402; we did not test 8403 separately.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 8402 Estero Blvd | AE, coastal floodplain | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
| 8400 Estero Blvd, first point | AE, coastal floodplain | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
| 8400 Estero Blvd, second point | AE, coastal floodplain | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
| 8400 Estero Blvd, third point | AE, coastal floodplain | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
| Centroid of the three buildings | AE, coastal floodplain | 11 ft NAVD88 | 12071C0569G | November 17, 2022 |
The FEMA flood map indicates this at these addresses; it is a map reading, not a determination for any one residence. Send your buyer to the flood map panel and to an elevation certificate, which the Town’s elevation certificate page explains how to request. A third-party map layer did not place the buildings in a Coastal Barrier Resources System unit, and the U.S. Fish and Wildlife Service is the authority on that question.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report puts peak storm surge at 10 to 15 feet above ground level on Fort Myers Beach and Estero Island, and says that in Fort Myers Beach alone an estimated 900 structures were totally destroyed and 2,200 were damaged. U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection measured +13.23 feet NAVD88 at the pier. For Helene and Milton in 2024, the National Weather Service put Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water.
Nothing that we found. No association or government document we read describes damage to the Islands End buildings or the repairs that followed, so we make no statement about either. The county roll counts no residence built in 2023 or later, so every residence parcel still carries its 1981, 1984 or 1986 year built. A buyer will ask anyway, so have your own files ready: any claim you made, any repair you permitted, and the dates.
The Town of Fort Myers Beach, at Town Hall, 6231 Estero Boulevard, phone 239-765-0202. The Town’s code requires new and substantially improved buildings to sit at the base flood elevation plus 1 foot of freeboard, which at 11 feet makes 12 feet NAVD88. When repairs or improvements reach 50 percent of a building’s value, the building must meet current flood rules, and the Town applies that test per building. The Town’s 50 percent rule page states that the calculation counts permits from the past five years. In a condominium the association, not the residence owner, faces that decision, and owners share the cost through assessments, which is why a buyer reads the reserve study before the kitchen.
Three sets of rules affect an Islands End condominium sale in Fort Myers Beach: the association’s recorded declaration and current rules, which are not published; the Town of Fort Myers Beach’s short-term rental registration; and Florida’s condominium act. Rental terms, pet limits and buyer approval are all in the declaration, so we read it before we list.
The declaration and bylaws say what is required, and we did not find them published. Listing agents entered an application fee on 17 of the 19 closings, which suggests the association takes an application from a buyer, but an entry is not a rule. Ask the manager whether an application, an interview or a waiting period precedes closing, and how long approval takes, so the contract’s closing date is one the association can meet.
Rental terms at Islands End are not published; the recorded declaration (Lee County Official Records Book 1567, Page 2324) and the current rules govern, so ask for them in the resale package. We state no minimum lease length and no limit on leases per year. Vacation-rental advertisements for individual residences are not sources, and we repeat none of them. If your residence has a rental history, we present the actual statements and the rule that allowed them.
The Town requires registration of short-term rentals, and its short-term rentals page explains the process, including a responsible party who can act within one hour and quiet hours from 10 PM to 7 AM. The Town also publishes a 2026 list of condominium buildings that opted out of Town enforcement and enforce their own rules. Islands End Condo, Phases I to III, appears on it at all three addresses. The list does not tell us what the association’s rules are.
Pet rules at Islands End are not published; the recorded declaration and the current rules govern, and the resale package should include them. We state no number, weight or breed limit. On the public side, the Town allows leashed dogs on its beaches but not in the Little Estero Island Critical Wildlife Area. If your buyer has a pet, get the rule in writing before the contract, because it is a common reason for a cancellation inside the 7-day window.
The Islands End condominium record in Fort Myers Beach cannot name a best month: its 19 Southwest Florida MLS closings in 60 months fall in only seven calendar months, with June and December the busiest at four each. Winter brings the most seasonal owners and visitors to the island, so we aim to be listed and documented by November.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 19 closings by calendar month of closing, over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 0 | July | 0 |
| February | 2 | August | 2 |
| March | 2 | September | 0 |
| April | 3 | October | 2 |
| May | 0 | November | 0 |
| June | 4 | December | 4 |
No month holds 10 closings, so we publish counts and no monthly medians, and we draw no price conclusion by season. Twelve of the 19 closings fell in the seven months from December 2021 through June 2022, so the calendar here mostly records one busy winter and spring. A closing month is also not a contract month: a June closing was usually negotiated in April or May. With eight residences listed on October 29, 2026, price and documents matter more than the calendar.
We market an Islands End condominium in Fort Myers Beach by naming the building and plan in every field, photographing the residence and its real Gulf view, publishing the document file with the listing, and reaching in-state and out-of-area buyers through the Southwest Florida MLS and our own channels at Domain Realty Group.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography with a floor plan and the living area stated as the county and the MLS record it; the building’s street number, so a buyer’s search lands on the right tower; photographs of the actual view from the actual floor; and the documents buyers ask for, namely the declaration, rules, budget, financial statement, reserve study, milestone summary, insurance summary and estoppel.
The MLS files single-family homes on other island streets under the plain subdivision name Islands End, and the state’s records list an unrelated company with a similar name. We enter your listing under the condominium’s own name and street number so that it is compared with the 19 condominium closings and not with houses that share a label.
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 seller may still offer compensation off the MLS or closing-cost concessions on it. We show your net sheet both ways.
As Top 1% Real Estate Agents Nationally Since 2008, we negotiate every Islands End condominium offer ourselves. Of the 5 closings since 2024, two sold at the final list price and three sold at 85.1 to 92.3 percent of it, so a well-priced listing can hold its number and an ambitious one usually cannot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Supply. A buyer’s agent who sees 8 active listings, the October 29, 2026 count, and 3 closings in a year will open low and cite the count. We answer with what sold: the nearest closings in your building and plan, their days on market and their ratios. For a 1,082 square foot residence that list currently includes two August 2026 closings at $590,000 and $599,000, which is the evidence a comparable residence is measured against.
A financed buyer’s appraiser has three closings in the last 12 months and may reach back to 2022, so we supply the closings that fit your plan and explain the 638-day gap in the record. The buyer’s 7-day right, or 15 days where a milestone or reserve-study document applies, runs from receipt of the documents, so we read them before we list and tell the buyer’s agent what is in them at the offer stage.
Who pays the owner’s title policy and the deed stamp tax, by Lee County custom the seller, though the contract controls. Whether a pending assessment is paid at closing or assumed by the buyer. Whether furnishings convey, and the closing date.
A buyer comparing Islands End with Carlos Pointe is choosing between two Gulf-side Fort Myers Beach condominiums a few street numbers apart: Islands End has larger plans in taller buildings at a higher 60-month median, $675,000 against $563,500, while Carlos Pointe has smaller plans, a lower building and far less for sale.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Carlos Pointe sits at 8350 Estero Boulevard. Both sets of figures come from the same October 7, 2026 pull.
| Question a buyer asks | Islands End | Carlos Pointe |
|---|---|---|
| Address | 8400, 8402 and 8403 Estero Blvd | 8350 Estero Blvd |
| Year built (county) | 1981, 1984 and 1986 | 1981 |
| Parcels on the county roll | 114, of which 111 are residences | 105 |
| County stories, maximum | 11 | 7 |
| Typical MLS plan | Two bedrooms, two baths; 1,082 sq ft | Two bedrooms, two baths; about 933 to 1,025 sq ft |
| MLS closings, 60 months | 19, median $675,000 | 22, median $563,500 |
| MLS price range, 60 months | $400,000 to $1,125,000 | $390,000 to $1,050,000 |
| Median price per sq ft, 60 months | $586 | $579 |
| Median days on market, 60 months | 10 | 29.5 |
| Median sale-to-final-list, 60 months | 98.7% | 98.8% |
| MLS closings, 12 months | 3 | 6 |
| Active and pending, October 7, 2026 | 7 active, 0 pending | 2 active, 1 pending |
| Months of supply at the 12-month pace | 28.0 | 4.0 |
| County-qualified deeds, 60 months | 10, median $582,500 | 12, median $535,000 |
| FEMA flood map at the tested points | AE, 11 ft NAVD88 | AE and VE, 11 to 13 ft NAVD88 |
The two condominiums sell at nearly the same price per square foot, $586 and $579, so most of the $111,500 gap between the medians is plan size.
A buyer who wants a lower purchase price, a mid-rise building and a market with few competing listings is a Carlos Pointe buyer. A buyer who wants about 1,082 square feet, a higher floor and a choice of eight residences, the October 29, 2026 count, is an Islands End buyer, and that buyer will use the choice as leverage. Write your listing for the second buyer: lead with the plan size, the floor and the view, and have the documents ready, because the residence down the hall is also for sale.
Selling an Islands End condominium in Fort Myers Beach costs roughly 4.1 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $590,000 sale that is about $24,755 to $39,505, and on a $790,000 sale about $32,655 to $52,405, before prorations and 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)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. Both prices are real Southwest Florida MLS closings: $590,000 is the August 31, 2026 sale of a 1,082 square foot residence at 8402 Estero Boulevard, and $790,000 is the March 29, 2024 sale of a 1,484 square foot residence at 8403. 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, and in Lee County the seller customarily pays both, though the contract controls.
This sheet assumes a mortgage-free seller and leaves out the property tax proration, because we do not know your tax bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $590,000 | Southwest Florida MLS closing, August 31, 2026 |
| Listing commission, 2.75% | -$16,225 | 2.75% of $590,000 |
| Buyer-agent compensation, 2.5%, if offered | -$14,750 | 2.5% of $590,000 |
| Deed documentary stamp tax | -$4,130 | 5,900 units of $100 at $0.70 |
| Owner’s title policy | -$3,025 | $575 plus $490,000 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 | -$39,505 | 6.70% of price |
| Estimated net before payoff, with buyer-agent compensation | $550,495 | $590,000 minus $39,505 |
| Estimated total costs, without buyer-agent compensation | -$24,755 | 4.20% of price |
| Estimated net before payoff, without buyer-agent compensation | $565,245 | $590,000 minus $24,755 |
The same assumptions apply, at the price of the most recent closing of a larger plan.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $790,000 | Southwest Florida MLS closing, March 29, 2024 |
| Listing commission, 2.75% | -$21,725 | 2.75% of $790,000 |
| Buyer-agent compensation, 2.5%, if offered | -$19,750 | 2.5% of $790,000 |
| Deed documentary stamp tax | -$5,530 | 7,900 units of $100 at $0.70 |
| Owner’s title policy | -$4,025 | $575 plus $690,000 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 | -$52,405 | 6.63% of price |
| Estimated net before payoff, with buyer-agent compensation | $737,595 | $790,000 minus $52,405 |
| Estimated total costs, without buyer-agent compensation | -$32,655 | 4.13% of price |
| Estimated net before payoff, without buyer-agent compensation | $757,345 | $790,000 minus $32,655 |
Your mortgage payoff, the property tax and association fee prorations, the estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance the estoppel shows, credits agreed after inspection, and the association’s application or transfer fee if the contract puts it on you. We run your own net sheet at no cost when you ask.
Possibly. The Internal Revenue Service 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 at least 2 of the 5 years before the sale. An Islands End condominium used seasonally or as a rental does not qualify the same way.
The exclusion in IRS Topic 701 is for a main home, and Publication 523 explains how rental or business use changes the calculation. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs. Florida has no state income tax. We are real estate agents, not tax advisers, so take your purchase closing statement to your accountant before you list.
List your Islands End condominium if it is in marketable condition and you can wait for a buyer among eight competing listings (October 29, 2026); take an investor cash offer only when the residence needs work or you must close in days; sell by owner only if you already have a buyer and know Florida’s condominium disclosure duties.
A buyer paying cash still wants the documents, the fee and the flood picture answered. Our Fort Myers Beach seller page covers the island-wide picture, and we run the net proceeds for each path at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested against 7 other listings | Commission, stamp tax, title and prorations | A price above the nearest closings sits for months | A residence 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 residence needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Islands End condominium valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your own building and plan, adjusted for floor, view, condition, documents and fees, with a net sheet at that price, and there is no obligation to list.
Get your free Islands End condo valuation, or Call Jesse direct at (239) 898-6072. Tell us your building, your floor and the year you bought, and we will send a number that survives a buyer’s questions. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying in Fort Myers Beach.
This list gathers every place where this page says a fact about Islands End is not available from a primary document as of October 7, 2026. Each item names the document or office that would settle it, so a seller, a buyer or our team can close the gap.
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. None of these is offered as an Islands End review. The words are the reviewers’ 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
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
These are the questions Islands End condominium owners ask before they list, answered from the Southwest Florida MLS closings through October 7, 2026, the Lee County record and Florida law.
Price it from the closings in your own building and plan, order the estoppel and the document package the day you list, complete the flood disclosure and be live before the winter buyers arrive. Our Islands End valuation page starts the price work.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012. We tracked every one of the 19 Islands End closings in the Southwest Florida MLS over 60 months before pricing a listing here.
Nineteen closed in the 60 months to October 7, 2026, from $400,000 to $1,125,000, at a median of $675,000. The three in the last 12 months closed at $460,721, $599,000 and $590,000, all 1,082 square foot residences.
It depends on the building, floor, view and condition. The two August 2026 closings of the 1,082 square foot plan were $590,000 and $599,000, and a February 2026 closing was $460,721. Ask for a free valuation and we will place yours in that range.
The 60-month median was 10 days, but 14 of those 19 sales closed in 2021 and 2022. The five closings since 2024 took 10, 25, 139, 41 and 102 days, and the seven active listings of October 7, 2026 had a median of 97 days so far.
The 60-month median was 98.7 percent of the final list price. Of the five closings since 2024, two sold at 100 percent and three at 85.1, 92.3 and 90.8 percent. Earlier price reductions are not in those figures.
Seven were active and none pending on October 7, 2026, from $500,000 to $995,000: four in the 8400 building, two in 8402 and one in 8403. The median list price was $699,000. On the October 29, 2026 re-check eight were active, five of them in 8400, in the same range, with a median of $694,000, and none pending.
Over 60 months the 8402 building closed 7 residences at $590,000 to $925,000 and the 8400 building closed 10 at $400,000 to $740,000. In August 2026 the same plan closed at $590,000 in 8402 and $599,000 in 8400, so the residence matters more than the address.
The only two closings of larger plans, both in the 8403 building, were $790,000 in March 2024 and $1,125,000 in June 2022. Two sales do not make a pricing rule, and one 8403 residence has been listed at $995,000 for 200 days.
It depends on what you paid. Same-plan residences closed from $564,190 to $925,000 in the first half of 2022, and the 2026 closings were $460,721 to $599,000. We will show you the arithmetic for your residence and model selling against holding.
Most have. Of 43 repeat sales in the county’s qualified file with a second sale since October 7, 2016, 34 sold for more, 2 for the same price and 7 for less. Recorded differences leave out costs and are not profit.
The MLS records no Islands End closing between June 30, 2022 and March 29, 2024, a stretch of 638 days that begins three months before Hurricane Ian. We state the dates and do not assign a cause the record does not show.
The record cannot say: 19 closings fall in seven calendar months, led by June and December with four each. Seasonal visitors are on the island in winter, so we aim to have a listing live and documented by November.
Listing-entered annual recurring fees on 19 closings ranged from $8,156 to $23,804, not verified, and the two August 2026 listings entered $2,850 a quarter. The association’s current budget and an estoppel certificate govern what a buyer actually pays.
Section 718.503 lists them: the declaration, articles, bylaws and rules, the latest financial statement and budget, the questions and answers document and, where they apply, the milestone inspection summary and the structural integrity reserve study. Order them from the manager when you list.
Seven days after signing and receiving the documents, not counting Saturdays, Sundays and legal holidays, or 15 days where a milestone inspection summary or reserve study applies. The clock starts on receipt, so late documents mean a later deadline.
Yes, the closing agent orders one to show what you owe the association, including any special assessment. Florida law caps the fee and sets the deadline, and we print no dollar amount. Order early if a past listing on your residence showed an unusual charge.
The state’s record for Island’s End Condominium Association, Inc., document 753435, lists its principal address in care of Alliant Property Management, LLC, in Fort Myers. That office is where a document or estoppel request starts. We make the request for our sellers.
Section 689.302 requires a residential seller to give the buyer a written flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal flood assistance. It has applied since October 1, 2024, and we include it in the listing file.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at all five points we tested at 8400 and 8402 Estero Boulevard and the centroid. We did not test 8403. An elevation certificate settles a specific building.
A lender on a federally backed loan will require it in Zone AE. The association’s master policy covers the building, and the owner insures the interior. The Town’s Class 5 rating carries a 25 percent discount on federal flood policies, effective April 1, 2026.
Yes, what you know. Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and the flood disclosure covers damage and claims. Gather your claim, permit and repair records before you list.
They will ask for the report, its summary and the reserve study. By the county’s year built and stories, the first milestone inspection for the two tall buildings was due before December 31, 2024. We do not know the association’s status; the manager does.
Yes. The buildings are on Estero Island, and the county places every parcel in the Town of Fort Myers Beach taxing district, where the 2026 applied millage is 13.3108 (13.4329 in 2025). The Town handles permits, floodplain questions and short-term rental registration.
At the 2026 applied millage of 13.3108, a $590,000 price gives $7,853.37 before exemptions and non-ad valorem charges. The county’s assessed value resets after a sale and governs the real bill.
The association’s rental rules are not published, so we state no minimum lease. The recorded declaration and current rules govern, and the Town requires short-term rental registration. Get the rule in writing from the manager before you market to investors.
Pet rules are not published; the declaration and current rules govern. Ask the manager for the rule in writing before you list, because a buyer with a pet will cancel inside the document period if the answer is no.
No. The MLS files four single-family closings on other island streets under the plain name Islands End. We count only the condominium residences at 8400, 8402 and 8403 Estero Boulevard, which is why our count is 19.
Roughly 4.1 to 6.7 percent of the price in our two net sheets, about $24,755 to $39,505 on a $590,000 sale, depending on commission and whether you offer buyer-agent compensation. Prorations, assessments and any mortgage payoff are extra.
On the $590,000 example, an estimated $550,495 with buyer-agent compensation or $565,245 without it, before prorations and payoff. On $790,000, an estimated $737,595 or $757,345. We run your own net sheet free.
In Lee County the seller customarily pays both: documentary stamp tax of $0.70 per $100, which is $4,130 on $590,000, and the owner’s title policy. It is custom, not law, and the contract controls.
Possibly. The federal exclusion of $250,000, or $500,000 for a married couple filing jointly, applies to a main home owned and used for 2 of the last 5 years. A seasonal or rental residence is treated differently, so ask your accountant.
No. The roll’s median just value for the 111 residences is $455,455, a figure set for tax purposes. Price from closings in your building. The county series and the MLS series are separate records and we never mix them.
Call Marc at (239) 287-5873, or read our guide to buying in Fort Myers Beach.
Call Jesse direct at (239) 898-6072. We will pull the closings in your building, request the document package from the association’s manager and walk you through what a buyer will ask.
A Fort Myers Beach condo specialist knows that Islands End is three buildings under one association, which of the 19 closings are true comparables for your plan, what the estoppel and document package must say, and how to explain a 638-day gap in the sold record to a buyer’s appraiser.
Small facts cost sellers contracts: an 8403 sale used to price a 1,082 square foot residence, a single-family closing that shares the name counted as a comparable, a document package handed over after the contract so the 7-day right stayed open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the cancellation period. Our Fort Myers Beach community guide covers the island.
If you are thinking of selling an Islands End condo, call the team that prices from the closings in your own building and plan, orders the estoppel and assembles the flood, storm and assessment file the day you list, and answers the buyer’s lender and insurer before they ask.
If you are thinking, “I need someone to sell my condo in Islands End, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy, whether you own in Islands End, Carlos Pointe, Riviera Club, Creciente, Lovers Key Beach Club or Estero Beach and Tennis Club.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Islands End sold record, last 60 months: 19 closings in the Southwest Florida MLS at a $675,000 median, from $400,000 to $1,125,000, with a median of 10 days on market and 98.7 percent of the final list price, closings through October 7, 2026. Three residences sold here in the last year and eight were for sale on October 29, 2026, so the next owner who lists should call us first.
Request your free Islands End condo valuation and we will send a value built from the closings in your building and 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 Fort Myers Beach condominiums every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling an Islands End condo? Get a free Islands End valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Fort Myers Beach.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team and browse Fort Myers Beach condos for sale at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or read our Fort Myers Beach guide.
These are the primary sources behind this Islands End seller’s guide, checked on October 7, 2026. Statutes and public records come first; the market figures come from our own Southwest Florida MLS pull of October 7, 2026 and the Lee County roll file of October 4, 2026.
These are public primary documents an Islands End condominium seller should have in hand before listing, each hosted by the agency that issued it and checked on October 7, 2026. The association’s own documents come from its manager, not from a public site.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | 2025 final millage, including the Town of Fort Myers Beach at 13.4329, for comparison with the 2026 rate of 13.3108 |
| 2026 short-term rental condominium list | Town of Fort Myers Beach | The file that names Islands End Condo, Phases I to III |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge, track and impacts |
| 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 Islands End. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.