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.
Leonardo Arms is a Gulf-side condominium of 180 condos in three associations at 7400 Estero Blvd on Estero Island, in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. It is part of the Fort Myers Beach market. This page is about the sale: what condos here have closed for, how long they took, what a buyer will ask for and what you will net.
Leonardo Arms was built from 1969 to 1971 as three condominiums, recorded as Unit 1, Unit 2 and Unit 3, and the Lee County roll holds 72, 60 and 48 residences in them. Each has its own association and its own recorded declaration. The county places all 183 parcels in the Town of Fort Myers Beach taxing district, ZIP 33931.
The Southwest Florida MLS records 11 Leonardo Arms closings in the 24 months to October 7, 2026, at a median of $424,000, from $297,000 to $510,000, with a median of 73 days on the market and a median sale of 97.1 percent of the final list price. On October 7 there were 6 condos active and 2 pending; one of the two closed on October 9 at $440,000, and on October 29 there were 9 active and none pending. Twenty-four months is the shortest window that holds ten or more closings, because the 12 months to October 7 hold only 5 (6 to October 29), so it leads this page, and the Lee County recorded-sale series follows separately.
To sell a Leonardo Arms condo in Fort Myers Beach in 2026, price it from the nearest closing of the same floor plan, confirm which of the three associations governs your unit, order its documents and estoppel before the first showing, and expect to negotiate: all 11 condos that closed in the 24 months to October 7, 2026 sold under their final list price, and so did the condo that closed on October 9.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Leonardo Arms is one address with three condominiums, three associations and one dominant floor plan, a two-bedroom, two-bath condo of 930 square feet. That makes the comparable set small and unusually clean: most recent sales are the same size as yours, so condition, floor, view and paperwork explain the spread from $297,000 to $510,000. The next sections give the record, the method and the costs in the order a seller meets them.
These are the nine facts about selling a Leonardo Arms condo in Fort Myers Beach that matter most in October 2026, each one drawn directly from the Southwest Florida MLS, the Lee County records, the associations’ state filings and Florida law.
This Leonardo Arms seller’s guide runs from the market record to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Leonardo Arms Condo in Fort Myers Beach in 2026? · Why List Your Leonardo Arms Condo With McGreevy and Comisar? · What Is the Leonardo Arms Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Leonardo Arms Condos in Fort Myers Beach Sell For in the Last 24 Months? · How Long Do Leonardo Arms Listings Take to Sell, and How Close to List Price? · Have Leonardo Arms Owners in Fort Myers Beach Sold for More Than They Paid? · A Leonardo Arms Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Leonardo Arms Condo in Fort Myers Beach? · What Moves the Price of a Leonardo Arms Condo: Floor Plan, Floor, View and Association? · What Fees Will Your Leonardo Arms Buyer Pay Each Year in Fort Myers Beach? · Who Insures a Leonardo Arms Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Leonardo Arms Seller in Fort Myers Beach Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Leonardo Arms, Fort Myers Beach? · Which Rules Affect a Leonardo Arms Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Leonardo Arms Condo in Fort Myers Beach? · How Do We Negotiate a Leonardo Arms Contract in Fort Myers Beach? · Leonardo Arms vs Estero Beach and Tennis Club: Which Will Your Fort Myers Beach Buyer Choose? · What Does It Cost to Sell a Leonardo Arms Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Leonardo Arms Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Leonardo Arms Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Leonardo Arms, Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Leonardo Arms Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Leonardo Arms 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 from Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Leonardo Arms owners in Fort Myers Beach hire us because we price from the nearest like condo in the record, assemble the right association’s documents before a buyer asks, and negotiate every offer.
If you are searching for the best realtor to sell your Leonardo Arms condo, this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026. Top 1% Real Estate Agents Nationally Since 2008 is the recognition we list first, because it has held through every kind of market.
We tracked every one of the 16 Leonardo Arms closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 120 county-qualified deeds recorded since 2008, and we read all 183 parcels on the county roll, the state corporation record for each of the three associations and the federal flood layer at four addresses and the county centroid. It is why we first ask an owner which association, plan, floor and condition.
If you are weighing a sale, request a free valuation for your Leonardo Arms condo or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Leonardo Arms condo market in Fort Myers Beach is slow and price-sensitive for sellers right now: 6 condos were active and 2 pending on October 7, 2026, against 11 closings in the 24 months to that date, about 13.1 months of supply, and on October 29, nine were active and none pending against 12 closings, about 18.0 months. The median closing was $424,000 at 97.1 percent of the final list price, after a median 73 days.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 11 Leonardo Arms closings from October 7, 2024 to October 7, 2026, for $4,478,500 in dollar volume. The median sale was $424,000 and the mean $407,136. The highest was $510,000, on February 2, 2026, and the lowest $297,000, on July 30, 2026. The median price per square foot was $477, from $319 to $593. We tracked every one of the 11 closings.
Twenty-four months leads because it is the shortest window with ten or more closings. The 24-month and 36-month windows hold the same 11 sales, because the MLS shows no Leonardo Arms closing between September 2, 2022 and April 29, 2025.
| Window | Closings | Median sale | Price range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months | 5, in the table below | The median of these 5 closings is $444,000 | $297,000 to $510,000 | 110 | 98.7% |
| Last 24 months | 11 | $424,000 | $297,000 to $510,000 | 73 | 97.1% |
| Last 36 months | 11 | $424,000 | $297,000 to $510,000 | 73 | 97.1% |
| Last 60 months | 16 | $447,000 | $297,000 to $675,000 | 41 | 97.3% |
The windows count back from October 7, 2026, and the 12-month row rests on 5 sales and is shown for completeness, not as a trend. Counted to October 29, after the October 9 closing at $440,000, the 12-month row holds 6 closings at a median of $442,000, the 24-month and 36-month rows 12 at a median of $432,000 (from $297,000 to $510,000, a median 67.5 days on the market and 96.4 percent of final list), and the 60-month row 17 at a median of $444,000. The 60-month row reaches back to December 2021 and includes four 2022 closings from $525,000 to $675,000, which is why its median sits $23,000 above the 24-month median. No Leonardo Arms condo has closed above $510,000 since September 2, 2022.
On October 7, 2026 the MLS showed 6 Leonardo Arms condos active and 2 pending with contingencies. The six active asks were $295,900, $409,000, $464,900, $550,000, $555,000 and $679,000, a median of $507,450, and the median active listing had been on the market 150 days, the longest 611. The two pending condos were listed at $459,900 and $463,900. Five of the six active condos were the 930 square foot plan, and the $295,900 listing is a 728 square foot one-bedroom.
A re-check of the Southwest Florida MLS on October 29, 2026 found that one of the two pending condos closed on October 9 at $440,000, $19,900 under its $459,900 list price (95.7 percent) after 62 days, at $473 per square foot. It is a 930 square foot two-bedroom, and its listing entered annual recurring fees of $10,080. The other pending condo, listed at $463,900, was active again, and two condos were newly listed, a 930 square foot condo at $599,999 and a 715 square foot one-bedroom at $365,000. That made 9 condos active and none pending on October 29, asking from $295,900 to $679,000 with a median of $464,900 and a median of 103 days on the market, and seven of the nine are the 930 square foot plan. With the October 9 closing the 12 months to October 29 hold 6 closings at a median of $442,000; the 24 months hold 12 at a median of $432,000, from $297,000 to $510,000, all under their final list price; and the 60 months hold 17 at a median of $444,000. Nine active listings against 12 closings in 24 months are about 18.0 months of supply.
On October 7, six active listings against 11 closings in 24 months were about 13.1 months of supply: 11 closings over 24 months is 0.46 a month, and 6 divided by 0.46 is 13.1. On October 29, nine active listings against 12 closings in 24 months, 0.5 a month, were about 18.0 months. The same arithmetic for all of ZIP 33931 gives about 11.5 months, from 380 active listings and 397 closings in the 12 months to October 7, 2026.
The Lee County Property Appraiser’s qualified-sale file records 12 deeds for Leonardo Arms in the 24 months to October 7, 2026, with a median of $402,000, from $297,000 to $510,000. Eleven match an MLS closing by price, and the twelfth is a deed dated April 14, 2026 at $335,000 on a 930 square foot condo with no MLS closing. The last 12 months hold 6 deeds, and the median of these 6 deeds is $412,000. Over 60 months the county shows 13 qualified deeds at a median of $424,000, none dated in 2022, 2023 or 2024. We never mix the two series.
Eleven Leonardo Arms condos in Fort Myers Beach closed between April 29, 2025 and August 14, 2026, at prices from $297,000 to $510,000. The table lists every closing, newest first, with the sold and final list prices, the percent of list, the floor plan, the price per square foot and the days on market. We print no unit numbers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closed | Building | Sold price | Final list price | Percent of final list | Living area and plan | Per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Aug 14, 2026 | 7400 Estero Blvd | $450,000 | $479,900 | 93.8% | 930 sq ft, 2 bed, 2 bath | $484 | 110 |
| Jul 30, 2026 | 7400 Estero Blvd | $297,000 | $298,000 | 99.7% | 930 sq ft, 2 bed, 2 bath | $319 | 234 |
| May 13, 2026 | 7400 Estero Blvd | $380,000 | $385,000 | 98.7% | 930 sq ft, 2 bed, 2 bath | $409 | 111 |
| Feb 13, 2026 | 7400 Estero Blvd | $444,000 | $450,000 | 98.7% | 930 sq ft, 2 bed, 2 bath | $477 | 73 |
| Feb 2, 2026 | 7400 Estero Blvd | $510,000 | $525,000 | 97.1% | 930 sq ft, 2 bed, 2 bath | $548 | 0 |
| Sep 17, 2025 | 7400 Estero Blvd | $461,000 | $499,900 | 92.2% | 930 sq ft, 2 bed, 2 bath | $496 | 59 |
| Aug 29, 2025 | 7400 Estero Blvd | $440,000 | $499,900 | 88.0% | 930 sq ft, 2 bed, 2 bath | $473 | 100 |
| Jul 28, 2025 | 7400 Estero Blvd | $424,000 | $429,900 | 98.6% | 715 sq ft, 1 bed, 1 bath | $593 | 8 |
| Jul 21, 2025 | 7400 Estero Blvd | $342,500 | $400,000 | 85.6% | 930 sq ft, 2 bed, 2 bath | $368 | 189 |
| May 23, 2025 | 7400 Estero Blvd | $350,000 | $399,000 | 87.7% | 715 sq ft, 1 bed, 1 bath | $490 | 11 |
| Apr 29, 2025 | 7400 Estero Blvd | $380,000 | $390,000 | 97.4% | 930 sq ft, 2 bed, 2 bath | $409 | 17 |
Re-checked October 29, 2026: one more closing, on October 9, 2026, at $440,000 against a $459,900 final list price, 95.7% of list, 930 sq ft with 2 bedrooms and 2 baths, $473 per square foot, 62 days on the market.
Five of the 11 closed in 2026 and six in 2025, and a sixth 2026 closing, at $440,000, followed on October 9. Six closed at $424,000 or more and five at $380,000 or less, with nothing in between, so the building has an upper group and a lower group rather than one cluster. The same floor plan, 930 square feet with two bedrooms and two baths, sold for $297,000 and for $510,000 inside six months of 2026, a spread of $213,000 that the public record cannot explain by size.
Nine of the 11 closings were the 930 square foot plan, at a median of $440,000 and a median of $473 per square foot. The October 9 closing, also the 930 square foot plan, at $440,000 and $473 per square foot, leaves both medians unchanged. Two were the 715 square foot one-bedroom plan, at $350,000 on May 23, 2025 and $424,000 on July 28, 2025, which are $490 and $593 per square foot. Two sales are too few to say what a one-bedroom is worth, and no 728 square foot condo closed in the window. One was listed at $295,900 on October 7 and still on October 29, when a 715 square foot one-bedroom was also listed, at $365,000.
Five more closings fall between December 2021 and September 2022, before the gap in the record. All five were the 930 square foot plan.
| Closed | Building | Sold price | Final list price | Percent of final list | Per sq ft | Days on market |
|---|---|---|---|---|---|---|
| Sep 2, 2022 | 7400 Estero Blvd | $648,000 | $675,000 | 96.0% | $697 | 71 |
| Mar 11, 2022 | 7400 Estero Blvd | $675,000 | $625,000 | 108.0% | $726 | 7 |
| Feb 7, 2022 | 7400 Estero Blvd | $526,000 | $525,000 | 100.2% | $566 | 7 |
| Feb 3, 2022 | 7400 Estero Blvd | $525,000 | $575,000 | 91.3% | $565 | 13 |
| Dec 9, 2021 | 7400 Estero Blvd | $450,000 | $450,000 | 100.0% | $484 | 23 |
Two of these five closed above their final list price and one at it, in 7 to 23 days, and the last closed 26 days before Hurricane Ian. No sale since has matched them, so we price from the 11 recent closings and read the gap that follows as an absence of evidence, not a signal.
Leonardo Arms condos that closed in the 24 months to October 7, 2026 took a median 73 days on the Fort Myers Beach market and sold at a median 97.1 percent of the final list price, a median $15,000 below it. All 11 sold under the final list price; 4 closed within 30 days of listing and 5 took 100 days or more. The October 9 closing also sold under list, after 62 days.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
To October 7, 2026, the 11 closings ran from 0 to 234 days on the market, with a median of 73 and a mean of 82.9. Four sold in 30 days or fewer, at 0, 8, 11 and 17 days, and five took 100 days or longer, at 100, 110, 111, 189 and 234 days. The market is two kinds of listing: those that meet a buyer in the first weeks, and those that wait a season.
The ratio ran from 85.6 percent to 99.7 percent, with a median of 97.1 and a mean of 94.3. Six of the 11 closed within 3 percent of their final list price, and the other five closed from 6 to 14 percent under it, with gaps of $29,900, $38,900, $49,000, $57,500 and $59,900. The median gap was $15,000 and the range ran from $1,000 to $59,900.
The record does not show a price above $510,000 closing in the 24 months to October 29, 2026, and on October 7 three active condos asked $550,000, $555,000 and $679,000; on October 29 four did, with a new listing at $599,999. A listing priced above every recent closing is competing with a number no buyer has paid here since 2022. The two condos pending on October 7, at $459,900 and $463,900, sat inside the range of recent closings; the first closed on October 9 at $440,000, and the second was active again on October 29.
Most Leonardo Arms owners in Fort Myers Beach who resold since 2020 sold for more than they paid: 10 of 11 repeat sales in the county file show a gain, a median of 16.7 percent, or $50,000, after a median hold of about 5.5 years. One condo bought in 2021 for $450,000 resold in 2026 for $380,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file holds 120 qualified deeds for Leonardo Arms from March 5, 2008 to August 14, 2026, across 94 different condos. We matched deeds to the same condo by its address in the file and found 26 pairs in which a condo sold twice. Eleven of those pairs have a resale dated 2020 or later, and they are listed below. We print the plan, the dates and the prices and never the unit number.
| Plan | Bought | Price | Resold | Price | Change | Years held |
|---|---|---|---|---|---|---|
| 930 sq ft | Oct 26, 2021 | $450,000 | May 13, 2026 | $380,000 | -15.6% | 4.5 |
| 930 sq ft | Nov 15, 2010 | $300,000 | Feb 13, 2026 | $444,000 | +48.0% | 15.2 |
| 930 sq ft | Feb 28, 2014 | $330,000 | Jul 30, 2021 | $435,000 | +31.8% | 7.4 |
| 930 sq ft | Jul 30, 2015 | $300,000 | Jan 15, 2021 | $350,000 | +16.7% | 5.5 |
| 728 sq ft | Sep 12, 2016 | $210,000 | Oct 22, 2020 | $260,000 | +23.8% | 4.1 |
| 930 sq ft | Mar 14, 2019 | $409,000 | Oct 20, 2020 | $414,000 | +1.2% | 1.6 |
| 930 sq ft | Aug 17, 2011 | $305,000 | Oct 13, 2020 | $425,000 | +39.3% | 9.2 |
| 715 sq ft | Jul 21, 2015 | $277,000 | Sep 10, 2020 | $320,000 | +15.5% | 5.1 |
| 930 sq ft | Jun 4, 2013 | $297,000 | Jun 17, 2020 | $445,000 | +49.8% | 7.0 |
| 930 sq ft | Mar 25, 2014 | $351,000 | Mar 20, 2020 | $375,800 | +7.1% | 6.0 |
| 930 sq ft | Jan 7, 2016 | $375,000 | Feb 13, 2020 | $400,000 | +6.7% | 4.1 |
Across all 26 pairs since 2008, 23 resold for more than the earlier price and 3 for less, with a median change of 17.0 percent, a median of $50,000 and a median hold of 4.8 years. The other two lower resales were bought in 2008, at $295,000 and $402,000, and resold in 2019 and 2015 at $282,500 and $345,000.
Nine of the 11 resales since 2020 closed in 2020 or 2021, and only two in the current market, one up 48.0 percent after 15 years and one down 15.6 percent after four and a half. The pairs do not subtract renovation, assessments, fees, commissions or taxes, and they say nothing about condos that have not resold. We draw no forecast from them.
This example is a Leonardo Arms condo of 930 square feet at 7400 Estero Blvd, Fort Myers Beach, that closed on February 2, 2026 for $510,000, the highest price in 24 months, at 97.1 percent of a $525,000 final list price. It is an example of the top of the range, from the public Southwest Florida MLS record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo was a two-bedroom, two-bath, 930 square foot plan. It closed $15,000 under its final list price, at $548 per square foot against a 24-month median of $477, and the MLS shows zero days on the market, which the record does not explain. The listing agent entered a quarterly condominium fee of $1,950, or $7,800 a year, and a $100 application fee. The county file carries a matching deed at $510,000 dated January 23, 2026, ten days before the MLS closing date.
The lowest sale in the window, $297,000 on July 30, 2026, was the same plan in the same address. It took 234 days and closed $1,000 under a final list price of $298,000, at $319 per square foot. The two outcomes are $213,000 and 234 days apart for the same floor plan, which is the clearest statement in the record that condition, floor, view and paperwork set the price here, and size does not.
We price a Leonardo Arms condo in Fort Myers Beach from the nearest closing of the same floor plan, adjusted for floor, view, condition, the association’s documents and flood status, then test the number against the condos listed at the time, 6 active on October 7, 2026 and 9 on October 29. The 24-month median of $424,000 is the starting reference for the building, never the price of your unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Leonardo Arms gives us something most Gulf-side buildings do not: 161 of the 180 condos are one plan. We pull every closing of your plan first, nine sales of the 930 square foot plan in 24 months or two of the 715 square foot plan, and we set the one-bedroom plans apart because their record is too thin to blend with the rest.
The nine 930 square foot closings fall into an upper group from $440,000 to $510,000 and a lower group from $297,000 to $380,000. The public record does not say why a condo landed in one or the other, so we find out: we walk your condo, photograph the view, note the floor and list what has been replaced, then compare it with what we can learn about each closing.
A buyer’s lender and insurer will read the budget, the reserve study and the estoppel, so we read them first and price any open question into the number. Then we test the price against the active listings, which on October 7 and October 29, 2026 ran from $295,900 to $679,000, and against the latest contracts, which are the freshest evidence of what a buyer agreed to: of the two condos pending on October 7, one closed on October 9 at $440,000 against a $459,900 list price.
The price of a Leonardo Arms condo in Fort Myers Beach moves with its floor plan, floor, Gulf view, condition, which of the three associations governs it, that association’s budget and any assessment, and what insurance and flood status cost a buyer. Of those, the record shows only the plan, so the rest is for your listing to prove.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll gives 930 square feet for 161 two-bedroom, two-bath condos, 728 square feet for 7 one-bedroom condos and 715 square feet for 12. The county’s median just value, an assessment figure for tax and not a price, is $316,827 for the 930 square foot plan, $263,278 for the 728 and $262,222 for the 715. The nine recent 930 square foot sales closed at a median of $440,000.
The county codes all 183 parcels as land on the Gulf, and Estero Blvd runs along the landward side of the property. The county’s stories field reads a maximum of 6, and the MLS describes the buildings as mid-rise, four to seven stories. Neither record says which floor a sold condo was on or what it looked at, so floor and view are the largest unpublished variables in every Leonardo Arms sale. We document both in your listing with photographs taken from the condo.
The county roll counts no Leonardo Arms condo with a year built of 2023 or later, so the three buildings date from 1969 to 1971 and were repaired and not rebuilt, as the county records them. We found no association or government document describing damage or repairs here after Hurricane Ian, and we say nothing about it. A condo renovated since September 2022 sells on the renovation, the permit record and the association’s approval, and we ask you for all three.
Listing-entered annual recurring fees on 17 Southwest Florida MLS closings to October 29, 2026 at Leonardo Arms in Fort Myers Beach ranged from $5,600 to $10,080 (not verified; the association’s current budget and an estoppel certificate govern). The fee, the reserve contribution and any assessment are not published by any of the three associations, so your buyer’s real figure comes from your association.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 17 closings in the five years to October 29, 2026 carry a total annual recurring fee, with a median of $9,000. The 12 entries on the 24 months of closings to that date run from $7,800 to $10,080 with a median of $9,000, and the six on the 12 months run from $7,800 to $10,080. The five entries from 2021 and 2022 run from $5,600 to $6,500. The figures come from different condos, agents and years, and possibly different associations, so we do not read them as a measured increase.
At the 24-month median price to October 7, 2026 of $424,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $5,643.78 a year. With the $9,000 median fee entry from the same 24 months, that is recurring costs of about $14,644 a year, or about $1,220 a month, before insurance and utilities. That is arithmetic from listing entries and the 2026 rate, and not a quote; your own bill follows your assessed value and exemptions.
A Leonardo Arms condo in Fort Myers Beach is insured on two layers: the association’s master policy covers the building and is paid from the assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about wind and flood, and a lender will review the one association that governs the unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The master policy covers the building, and its premium is part of your assessment. We found no premium figure from a primary source for any of the three associations and publish none. Ask your association for the declarations page and the renewal date, and put both in the listing file.
Florida Statute 627.351 requires a Citizens Property Insurance Corporation policyholder in a special flood hazard area to carry flood coverage, with listed exceptions, phased in for all policies by January 1, 2027. A wind mitigation inspection on form OIR-B1-1802 is valid for up to five years. If you have a current report, or impact-rated windows and doors with permits, hand them to the buyer.
An owner can insure with the federal program, a private flood policy under Florida Statute 627.715 or both. The Town of Fort Myers Beach holds a Class 5 rating in FEMA’s Community Rating System, a 25 percent discount, effective April 1, 2026, after a November 2024 downgrade notice and a probation that FEMA closed by letter on November 17, 2025. We found no premium from a primary source and print none.
A lender financing a condominium usually reviews the budget, reserves, insurance and litigation before approving a loan, and may ask for the milestone inspection and reserve study on a building from 1969 to 1971. With three associations at one address, the questionnaire must go to the right one, and we confirm that before the buyer’s lender sends it.
Under Florida Statute 718.503 a Leonardo Arms condo seller in Fort Myers Beach must give a resale buyer the declaration, bylaws, rules, budget, financial statement and a questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Under Statute 689.302 the seller also gives a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
A unit owner who is not the developer gives the buyer the declaration of condominium, the articles of incorporation, the bylaws and the rules, the most recent annual financial statement and budget, the milestone inspection summary where one applies, the association’s most recent structural integrity reserve study or a statement that none has been done, and the state’s frequently-asked-questions document. The seller carries the delivery duty. Leonardo Arms is three chapter 718 condominiums, so this is the condominium act, and chapter 720, which governs homeowners associations, does not apply.
The buyer may cancel by written notice within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the declaration, articles, bylaws, rules, financial statement, budget and the frequently-asked-questions document. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, a separate clause gives the buyer 15 days on the same terms. The statute says a waiver of these rights has no effect, so the practical answer is to deliver the documents with the contract.
The package must come from the association that governs your condo: Leonardo Arms Beach Club Condominium Association Unit 1, Inc., Unit II, Inc. or Unit III, Inc., Florida Division of Corporations documents 718251, 720187 and 722501, each active with a 2026 annual report and a principal address of 7400 Estero Blvd. A package from the wrong one of the three does not start the buyer’s clock. We confirm the association from your deed’s legal description before we order anything.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal assistance. Because the FEMA flood map indicates Zone VE at the tested addresses, expect the buyer’s lender and insurer to ask about the building’s flood history as well.
Section 689.261 requires a property tax disclosure summary at or before the contract. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty. Keep copies of your permit and claim files.
The estoppel certificate states what you owe the association and whether any assessment is pending. Florida Statute 718.116 sets the delivery deadline and caps the fee, so we print no dollar figure. Unpaid balances are settled from your proceeds at closing.
Florida Statute 553.899 requires a milestone inspection by December 31 of the year a condominium building of three or more habitable stories reaches 30 years of age, and a building that reached 30 years before July 1, 2022 had to complete its first one before December 31, 2024. Statute 718.112 requires a structural integrity reserve study for those buildings, due by December 31, 2025 for associations in existence on or before July 1, 2022. We computed these dates from the county’s year built, 1969 to 1971, and stories only, and we state no status for any of the three associations. The state keeps a public reporting database to check.
Buyers will ask about flood zone, elevation, storm history and rebuild rules at Leonardo Arms, and the record gives clear answers: the FEMA flood map indicates Zone VE, base flood elevation 13 feet NAVD88, at every address we tested, in evacuation zone A. Hurricane Ian put 10 to 15 feet of surge above ground on Estero Island in 2022.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer on October 7, 2026 at four addresses on 7400 Estero Blvd and at the county’s centroid for the property, and all five points returned the same answer. The four addresses resolve to one point, so they test the property and not each building. The FEMA flood map indicates this at these addresses; an elevation certificate or a lender’s flood determination settles a specific unit, and Lee County places all five points in Evacuation Zone A.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 7400 Estero Blvd, four address points | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
| County centroid of the property | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
The National Hurricane Center puts Ian’s maximum inundation at 10 to 15 feet above ground on Fort Myers Beach and Estero Island, U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection records +13.23 feet NAVD88 at the pier. For Helene and Milton in 2024, the National Weather Service puts Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. We found no document describing damage to Leonardo Arms and say nothing about it.
All three condominiums were built before September 19, 1984, the date FEMA’s community status book gives for the Town’s initial flood insurance rate map, so they are pre-FIRM buildings. When repairs or improvements reach 50 percent of a building’s value, the Town requires the building to meet current flood rules, and it applies the test per building. The Town’s page states that the calculation counts permits from the past five years. At a base flood elevation of 13 feet, the Town’s one foot of freeboard makes 14 feet for a new or substantially improved building. For a seller this is the association’s question, and the reserve study is what a buyer reads.
The state’s coastal construction control line layer shows a line segment within 100 meters of the county’s centroid for the property; whether any Leonardo Arms building sits seaward of it is not confirmed, and the Florida Department of Environmental Protection settles it. A third-party map layer shows no Coastal Barrier Resources System unit at the tested points. The Town issues building permits, and during sea turtle nesting season, May 1 through October 31, its lighting rules apply, including window and door glass at 45 percent visible transmittance or less.
Four layers of rules affect a Leonardo Arms sale in Fort Myers Beach: chapter 718 of the Florida Statutes, the recorded declaration for your condominium, that association’s current rules, and the Town of Fort Myers Beach code. The associations’ rental, pet and approval rules are not published online, so a seller must obtain them from the association.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each condominium has its own declaration in the Lee County Official Records: Unit 1 at Book 520, page 750, Unit 2 at Book 603, page 862 and Unit 3 at Book 701, page 203. The declarations are more than fifty years old, so recorded amendments and current rules matter as much as the original text. We found no association website, rule sheet or management company named on the state record.
The associations’ own documents set lease terms, and they are not published; the recorded declaration and the current rules govern, so ask for them in the resale package. Separately, the Town of Fort Myers Beach requires a vacation rental to register within 90 days of starting, carry its registration number in all advertising, renew each year and name a responsible party who can act within one hour. The Town’s page says registration numbers are non-transferable, so a buyer who plans to rent registers anew. Leonardo Arms does not appear on the Town’s 2026 condominium opt-out list, so the Town enforces its code of conduct on a rental here.
The Town’s one-week rental minimum does not apply to land between Estero Boulevard and the Gulf of Mexico. County records code these parcels as land on the Gulf, which points toward the exception, but we did not confirm it for this address. A seller should not promise rental terms the documents do not show.
Pet rules are not published. The declaration and current rules govern, and the resale package should include them. The Town’s code allows dogs on a leash on its beaches, and Lee County’s Bowditch Point Regional Park allows no pets.
The MLS entries show a $100 application fee on 12 of 17 closings to October 29, 2026, which suggests that an application is part of a sale. We found no published right of first refusal, approval process or minimum age for any of the three associations. Ask yours how long approval takes so the closing date allows for it.
The Southwest Florida MLS record cannot name a best month to sell a Leonardo Arms condo on Fort Myers Beach: 17 closings in the five years to October 29, 2026 fall in nine of the twelve months, with February busiest at 4 and July next at 3. Seventeen sales are too few to price a month, so list when your documents and condo are ready.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, 60 months to October 29, 2026 | Of which in the 24 months to October 29, 2026 |
|---|---|---|
| January | 0 | 0 |
| February | 4 | 2 |
| March | 1 | 0 |
| April | 1 | 1 |
| May | 2 | 2 |
| June | 0 | 0 |
| July | 3 | 3 |
| August | 2 | 2 |
| September | 2 | 1 |
| October | 1 | 1 |
| November | 0 | 0 |
| December | 1 | 0 |
| All months | 17 | 12 |
Six of the 11 recent closings fell in July, August and September, the island’s quiet season, and two of the fastest sales, at 8 and 11 days, closed in July and May. That cuts against the idea that a condo here only sells in winter, and it does not prove summer is better, because 11 sales cannot separate the month from the condo.
We cannot say prices differ by month, that one season brings a higher sale-to-list ratio, or that January, June and November are bad months because none of the 17 closings fell in them. The record is too thin for any of those statements, and we make none.
We market a Leonardo Arms condo in Fort Myers Beach by putting it in the Southwest Florida MLS with the right plan, association and documents, photographing the floor and Gulf view that the public record cannot show, and answering a buyer’s flood, insurance and fee questions in the listing package. Presentation matters because eight condos were listed or pending on October 7, 2026 and nine were listed on October 29, all competing for the same buyers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and we promote the listing to our own buyer list and in our local guides. Our Fort Myers Beach seller guide covers the island as a whole, and this page holds the sale record of your building.
Since August 17, 2024, offers of buyer-agent compensation can no longer be advertised in the MLS, and a buyer’s agent works under a written agreement before touring. Commissions are negotiable. A seller may offer to pay or contribute toward the buyer’s agent, off the MLS, and may offer concessions on the MLS. We explain the options in writing before you sign.
We negotiate a Leonardo Arms contract in Fort Myers Beach against the record: all 11 condos that closed in the 24 months to October 7, 2026 sold under their final list price, at a median 97.1 percent, and so did the October 9 closing, so an offer below list is normal here. We keep the buyer’s lender, the right association and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will open with the $297,000 and $342,500 closings. We answer with the nearest like condo: the plan, the date, the price and what we know of its condition, and with the latest contract, the October 9, 2026 closing at $440,000 against a $459,900 list price. Six of the 11 recent sales closed within 3 percent of their final list price, which is the evidence that a well-priced condo here does not need a deep cut.
An appraiser compares your condo with recent closings in the same building, so the 11 closings above and the October 9, 2026 closing are the relevant evidence, and nine of them are the same size as most condos here. If the appraisal comes in under the price, the buyer must bridge the gap, renegotiate or cancel, which is why a price above $510,000 carries a risk that the record states plainly.
A buyer weighing a Leonardo Arms condo against Estero Beach and Tennis Club compares two Gulf-side Fort Myers Beach condominiums with nearly identical 24-month medians to October 7, 2026, $424,000 and $423,000, but different unit sizes, ages, association structures and numbers for sale. Your condo competes with both, so we price it knowing what the buyer sees next door.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Estero Beach and Tennis Club stands at 7300, 7330 and 7360 Estero Blvd, with 296 condos in three towers built from 1979 to 1982 under one association and a county stories maximum of 13. Its MLS closings are studios and one-bedrooms, while most Leonardo Arms condos have two bedrooms and two baths in 930 square feet. If you also own next door, our Estero Beach and Tennis Club seller page gives the same analysis for that building.
| Measure | Leonardo Arms | Estero Beach and Tennis Club |
|---|---|---|
| Address | 7400 Estero Blvd | 7300, 7330 and 7360 Estero Blvd |
| Built | 1969 to 1971 | 1979 to 1982 |
| Parcels on the county roll | 183 (180 condos plus common elements) | 297 (296 condos plus common elements) |
| Associations | Three | One |
| Typical MLS condo | Two-bedroom, two-bath, 930 sq ft | Studio or one-bedroom |
| County stories (maximum) | 6 | 13 |
| MLS closings, 24 months | 11, median $424,000 | 29, median $423,000 |
| MLS price range, 24 months | $297,000 to $510,000 | $285,000 to $486,500 |
| Median sale-to-final-list, 24 months | 97.1% | 94.9% |
| Median days on market, 24 months | 73 | 114 |
| Active and pending, October 7, 2026 | 8 (6 active, 2 pending) | 17 active, 0 pending |
| Active list price range | $295,900 to $679,000 | $355,000 to $519,000 |
| Listing-entered annual fees, median | $8,400 (16 entries) | $7,756 (81 entries) |
| FEMA flood zone at tested addresses | VE, 13 ft NAVD88 | VE, 13 ft NAVD88 |
| County pool flag | No | Yes |
| Town 2026 rental opt-out list | Not listed | Listed |
The fee row compares listing-entered figures from different sets of sales and is not verified for either building. We do not compare price per square foot, because the county and MLS records carry a single 517 square foot figure for every Estero Beach and Tennis Club condo.
A buyer picks Leonardo Arms for a larger condo, two bedrooms and two baths, at about the same median price as a studio or one-bedroom next door, and accepts buildings ten years older and three associations. A buyer picks Estero Beach and Tennis Club for a newer tower, one association, a county pool flag and more listings. Leonardo Arms closes nearer its list price, 97.1 percent against 94.9 percent, and faster, 73 days against 114, and over the 60 months to October 7, 2026 it has 16 closings among 180 condos against 83 among 296, so each comparable here carries more weight.
A buyer on the island may also compare The Privateer, Creciente, Estero Cove and Carlos Pointe. Each building’s figure uses its own window, the first with ten or more closings: The Privateer, 60 months, 14 closings, median $487,500; Creciente, 12 months, 10 closings, median $575,000; Estero Cove, 24 months, 14 closings, median $341,500; Carlos Pointe, 60 months, 22 closings, median $563,500. Leonardo Arms’ 24-month median of $424,000 sits above Estero Cove’s and below the other three, and windows this different should not be read as a ranking.
Selling a Leonardo Arms condo in Fort Myers Beach costs roughly 4.6 to 7.3 percent of the price on the two net sheets below, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Florida law does not assign closing costs, and the purchase contract controls. In Lee County the customary split is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Title search and settlement fee | Follows the closing agent | Varies by title company |
| Municipal lien search | Seller | Varies |
| Association estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy, loan charges and recording | Buyer | The deed is customarily recorded by the buyer |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $424,000 | A recorded Southwest Florida MLS closing price (July 28, 2025) and the 24-month median to October 7, 2026 |
| Listing commission (example 2.75%) | -$11,660 | Negotiated; 2.75% x $424,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$10,600 | Optional, offered off the MLS; 2.5% x $424,000 |
| Deed documentary stamp tax | -$2,968.00 | 4,240 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,195.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search; varies by title company |
| Property tax proration (estimate) | -$2,080 | 180/365 of $316,827 x 13.3108 mills (2026 applied rate), before exemptions and discount |
| Estimated total seller costs | -$30,878 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $393,122 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$20,278 | 4.8% of the price |
| Without a buyer-agent offer: net | $403,722 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $510,000 | A recorded Southwest Florida MLS closing price (February 2, 2026) |
| Listing commission (example 2.75%) | -$14,025 | 2.75% x $510,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$12,750 | 2.5% x $510,000 |
| Deed documentary stamp tax | -$3,570.00 | 5,100 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,625.00 | Same schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Same estimate |
| Property tax proration (estimate) | -$2,080 | Same estimate |
| Estimated total seller costs | -$36,425 | 7.1% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $473,575 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$23,675 | 4.6% of the price |
| Without a buyer-agent offer: net | $486,325 | Before any mortgage payoff |
Commission is shown as an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The documentary stamp tax is the price divided by 100, rounded up, times $0.70. The title premium is $575 on the first $100,000 plus $5.00 per $1,000 above it: $1,620 on the remaining $324,000, or $2,050 on the remaining $410,000. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $316,827 at the 2025 Town district millage for 180 of 365 days, as an illustration. A mortgage payoff and any assessment come out of the net.
Whether you owe capital gains tax on a Leonardo Arms condo in Fort Myers Beach depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, so ask a CPA before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home or a rental does not qualify unless it meets the ownership and use tests, and on an island where the census counts 71.4 percent of housing units as vacant, many condos are used seasonally.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The county repeat sales above are gross price differences and not taxable gain. We supply the sale price, the closing costs and the dates, and your CPA does the rest.
For most Leonardo Arms condo owners in Fort Myers Beach a full MLS listing gives the highest price tested by the market, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the disclosures, documents and negotiation. The right route depends on your timeline and the condo’s condition.
| Route | Price outcome | What it costs | Main risk | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price that ignores the last 24 months sits | The condo is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | The condo needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | You have a known buyer and a lawyer’s review |
You get a free Leonardo Arms condo valuation in Fort Myers Beach by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your floor plan, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the county series beside them, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Leonardo Arms condo valuation and we will send a value built from recent closings of your plan, and never a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following about Leonardo Arms in Fort Myers Beach from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and we would rather leave a gap than guess.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own, and they describe working with our team across Southwest Florida.
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” 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 Leonardo Arms owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. The island background is in our Fort Myers Beach community page. For your own condo, call Jesse direct at (239) 898-6072.
Confirm which of the three associations governs your condo, price it from the nearest closing of the same floor plan, order the estoppel and the document package, complete the flood disclosure, and list with review dates set. In the 24 months to October 7, 2026 the median condo sold for $424,000 after 73 days on the market, and counted to October 29 for $432,000 after 67.5 days.
Start from the nearest like condo. The 24-month median sale was $424,000 on 11 closings to October 7, 2026 and $432,000 on 12 counted to October 29, the 930 square foot sales had a median of $440,000 on both counts, and no condo has closed above $510,000 since September 2022. Every recent sale closed under its final list price.
On October 7, 2026, 6 were active, from $295,900 to $679,000, and 2 were pending at list prices of $459,900 and $463,900. On October 29, after one of those closed at $440,000 and the other returned to active, 9 were active, from $295,900 to $679,000, and none was pending. That is about 13.1 months of supply at the 24-month pace on October 7 and about 18.0 on October 29, and seven of the nine active on October 29 were the 930 square foot plan.
The median condo that closed in the 24 months to October 7, 2026 spent 73 days on the market, with a range from 0 to 234 days, and the October 9 closing took 62. Four of the 11 sold within 30 days and five took 100 days or longer.
All 11 closings in the 24 months to October 7, 2026 sold below their final list price, at a median of 97.1 percent, a median gap of $15,000, and the October 9 closing sold $19,900 under its list price. Six closed within 3 percent of final list, and five closed from 6 to 14 percent under it.
Your deed’s legal description names the condominium, Unit 1, Unit 2 or Unit 3, and the matching association is Leonardo Arms Beach Club Condominium Association Unit 1, Inc., Unit II, Inc. or Unit III, Inc.
They can. Each is a separate Florida corporation with its own budget, rules and filings, and none publishes them online. Listing-entered fees across all three ranged from $5,600 to $10,080 a year on 17 closings to October 29, 2026, not verified, so your association’s current budget governs.
In total price, mostly yes: the nine recent 930 square foot sales had a median of $440,000, against $350,000 and $424,000 for the two 715 square foot sales. Per square foot the smaller plan was higher. Two one-bedroom sales are too few for a rule.
Only two one-bedroom condos sold in 24 months, both 715 square feet, and no 728 square foot condo did. We widen the evidence to the county deeds back to 2008 and the active 728 square foot listing at $295,900, and on October 29, 2026 a 715 square foot one-bedroom was also listed, at $365,000.
The public record does not say. Both were 930 square foot, two-bedroom, two-bath condos at 7400 Estero Blvd, one closing after 234 days and one with zero days on the market. Floor, view, condition and terms are not in the record, so we document all four in your listing.
The MLS shows no Leonardo Arms closing between September 2, 2022 and April 29, 2025, and the county file has no qualified deed dated 2022, 2023 or 2024. We do not read the gap as a pricing signal.
No. Four condos closed from $525,000 to $675,000 in 2022, before Hurricane Ian, and no sale since has matched them. A buyer and an appraiser use the 12 closings from April 2025 to October 9, 2026.
The MLS entries show a $100 application fee on 12 of 17 closings to October 29, 2026, which suggests that a buyer applies to the association, but the declaration and bylaws say what is required. Ask how long approval takes so the closing date allows for it.
Under Florida Statute 718.503 you give the declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary and reserve study where they apply, and the state’s frequently-asked-questions document. Request them from your association before you list.
Yes, in a window the statute sets: 7 days, not counting Saturdays, Sundays and legal holidays, after the contract and the resale documents, or 15 days where a milestone inspection summary, turnover report or reserve study applies. The clock runs from receipt, so early delivery shortens the uncertainty.
Florida law caps the fee an association may charge and sets its delivery deadline under Florida Statute 718.116. We print no dollar figure, because the association’s current figure governs.
Under Florida Statute 689.302, in effect since October 1, 2024, a seller of residential property gives the buyer a flood disclosure covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and the flood disclosure covers flood damage and claims. We found no public record of damage at Leonardo Arms, so answer from your own knowledge and your permit, repair and claim files.
Yes. The estoppel certificate lists any amount due and any special assessment, and unpaid balances are settled from your proceeds at closing. Tell us about any assessment you know is levied or proposed.
A buyer of a condo in a building from 1969 to 1971 will ask for the milestone inspection report and its summary, and the resale package must include the summary where one applies. A report that calls for repairs can mean a negotiated price or an assessment.
The structural integrity reserve study sets the reserves the association must fund, and a buyer’s lender may read it closely. Under Florida Statute 718.112, associations in existence on or before July 1, 2022 had to complete one by December 31, 2025. We state no status for any of the three associations.
An appraiser compares your condo with recent closings in the same building, so the 11 closings listed above and the October 9, 2026 closing are the relevant evidence. A price above $510,000 has no closing behind it in two years, and an appraisal gap is the buyer’s to cover or the deal’s to absorb.
The seller customarily pays it. Under Florida Statute 201.02 the rate is $0.70 per $100 of the deed’s consideration, which is $2,968.00 on a $424,000 sale, $2,079.00 on $297,000 and $3,570.00 on $510,000.
By custom, and not by law, the seller in Lee County pays for the owner’s title policy, and the buyer pays for the lender’s policy and loan charges. The contract controls. On our net sheets the owner’s policy premium is $2,195.00 at $424,000 and $2,625.00 at $510,000.
On our two net sheets, total seller costs run from about 4.6 percent of the price without buyer-agent compensation to about 7.3 percent with it. At $424,000 that is an estimated net of $393,122 to $403,722 before any mortgage payoff, the estoppel fee and any assessment.
Property tax is prorated at closing, and the buyer’s later bills follow the county’s reassessment after the sale. At the 2026 applied Town district millage of 13.3108 (13.4329 in 2025), a $424,000 value would carry $5,643.78 a year before exemptions and non-ad valorem charges.
Fix what an inspector or insurer will flag, and do not take on work that needs association approval or a Town permit before you know the cost. The nine recent 930 square foot sales split into a group from $440,000 to $510,000 and a group from $297,000 to $380,000, and we price each option against them.
That depends on your association’s declaration and rules, which are not published. A short-term rental must also be registered with the Town within 90 days of starting and carry its registration number in advertising.
The Town’s page says registration numbers are non-transferable, so a buyer who plans to rent registers anew.
The record cannot say. Seventeen closings in the five years to October 29, 2026 fall in nine months, with four in February and three in July, and six of the 12 recent closings were in July, August and September. We time the listing to your documents and the condo’s condition.
One county deed in the last 24 months, at $335,000 on April 14, 2026, has no MLS closing. Do not use a deed in a price comparison until you know its terms.
We do not forecast prices. To October 7, 2026 the record showed 11 closings in 24 months at a $424,000 median, 8 condos listed or pending and about 13.1 months of supply; on October 29 it showed 12 closings at a $432,000 median, 9 condos listed and about 18.0 months, and the Town district millage was applied at 13.3108 for 2026, down from 13.4329 in 2025.
Commission is negotiable and set in the listing agreement, so we do not publish a rate on this page. Call Jesse direct at (239) 898-6072 and we will explain what our team does, what is included and what costs to expect at closing before you sign anything.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition and a method built on the building’s records.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and the county roll places all 183 parcels in the Town’s taxing district. The Town sets zoning, permits and rental registration.
A Fort Myers Beach specialist knows which of three associations a Leonardo Arms condo belongs to, which recorded closings are true comparables, what the document package must say and what the flood map means address by address. Buyers pay for that clarity, and a listing that explains a condo well holds its price through the inspection.
Small facts cost sellers contracts at a building like this one: a price taken from the 2022 closings, a fee quoted from an old listing, a document package ordered from the wrong one of three associations, and a one-bedroom priced from two-bedroom sales. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community page covers the island, and our Fort Myers Beach buyer page shows what the other side of your contract is reading.
If you are thinking of selling a Leonardo Arms condo in Fort Myers Beach, call the team that prices from the closings of your floor plan, confirms your association, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first.
If you are thinking, “I need someone to sell my condo in Leonardo Arms in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Leonardo Arms, Estero Beach and Tennis Club, The Privateer, Creciente or Carlos Pointe.
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.
Leonardo Arms sold record, 24 months to October 29, 2026: 12 Southwest Florida MLS closings at a $432,000 median, from $297,000 to $510,000, a median 67.5 days on the market and a median 96.4 percent of the final list price, with 9 condos active and none pending on October 29, 2026. About six condos a year have closed here in the last two years, among 180, so make us your first call before you list.
Request your free Leonardo Arms condo valuation and we will send a value built from the closings of your floor plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Your deed or tax bill, so we can confirm the association, your latest assessment statement, any notice of a special assessment, and a list of what you have replaced with dates and permits.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent 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 based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Leonardo Arms condo? Get a free Leonardo Arms condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, Town, state and federal records, Florida statutes and the agencies that issued the storm and flood data. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones a Leonardo Arms seller at 7400 Estero Blvd in Fort Myers Beach should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, not ours.
| Document | Issued by | Date | Why a Leonardo Arms seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium opt-out list | Town of Fort Myers Beach | 2026 | The file that shows Leonardo Arms is not among the condominiums that opted out |
| Ordinance 18-01, short-term rentals | Town of Fort Myers Beach | Adopted May 7, 2018 | Registration, advertising numbers and the responsible-party rule a renting buyer will ask about |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | 2025 | The millage rate for every taxing district, including the Town district at 13.4329 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Tropical cyclone report | The federal storm report, with surge figures for Fort Myers Beach and Estero Island |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
The three associations’ declarations, bylaws, rules, budgets and reserve studies are not posted publicly; they come from your association, and the recorded declarations can be requested from the Lee County Clerk at Official Records Book 520, page 750, Book 603, page 862 and Book 701, page 203.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Leonardo Arms condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.