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 Lovers Key Beach Club, the two condominium towers at 8701 and 8771 Estero Boulevard beside Lovers Key State Park, with a Fort Myers Beach mailing address, this is our seller’s guide to your building. The towers are part of the Fort Myers Beach market. This page is about the sale: what condos here closed for, how long they took, what a buyer will ask for and what you will net.
One fact comes before the numbers, because every buyer’s lender and insurer will raise it. These towers stand on Black Island, south of Big Carlos Pass, and the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district, with Bonita Springs Fire. The Town of Fort Myers Beach is Estero Island, across the bridge. No City source we found confirms the jurisdiction in words, so we state it as the roll shows it.
The Southwest Florida MLS records 10 Lovers Key Beach Club closings in the 12 months to October 7, 2026, at a median of $362,500, from $296,000 to $525,000, with a median of 49.5 days on market and a median sale of 96.3 percent of the final list price. On October 7 there were 14 condos active and 2 pending. Twelve months is the shortest window that holds 10 or more closings, so it leads this page, and the Lee County recorded-sale series follows it separately.
To sell a Lovers Key Beach Club condo in Fort Myers Beach in 2026, price it from the nearest like unit in your own tower, have the association documents and estoppel ready before the first showing, and expect to negotiate: none of the 10 condos that closed in the last 12 months sold at or above its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Lovers Key Beach Club is one name on two different buildings. The Beach Club at 8701 Estero Boulevard is a 1984 tower of 518 square foot one-bedroom units with its own association. The Resort at 8771 is a 2000 tower of 586 and 780 square foot units with a second association, a different fee and a website that markets suites to visitors. The community’s single median sits between the two towers and describes neither.
These are the ten facts about selling a Lovers Key Beach Club condominium on Black Island that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records or Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Lovers Key Beach Club Condo in Fort Myers Beach in 2026? · Why List Your Lovers Key Beach Club Condo With McGreevy and Comisar? · What Is the Lovers Key Beach Club Condo Market Doing for Sellers Right Now? · What Did Lovers Key Beach Club Condos Sell For? · How Long Do Lovers Key Beach Club Listings Take to Sell, and How Close to List Price? · Have Lovers Key Beach Club Owners Sold for More Than They Paid? · A Lovers Key Beach Club Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Lovers Key Beach Club Condo? · What Moves the Value of a Lovers Key Beach Club Condo: Tower, Floor Plan, Bay Side and the Park Next Door? · What Fees Will Your Lovers Key Beach Club Buyer Pay Each Year? · Who Insures a Lovers Key Beach Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Lovers Key Beach Club Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Lovers Key Beach Club? · Which Rules Affect a Lovers Key Beach Club Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Lovers Key Beach Club Condo? · How Do We Negotiate a Lovers Key Beach Club Contract? · Lovers Key Beach Club vs Islands End: Which Will Your Buyer Choose? · What Does It Cost to Sell a Lovers Key Beach Club Condo? · Do I Pay Capital Gains Tax When I Sell My Lovers Key Beach Club Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Lovers Key Beach Club Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Lovers Key Beach Club Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Lovers Key Beach Club 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. Lovers Key Beach Club owners hire us because we price by tower and floor plan, build the document file before a buyer asks for it, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Lovers Key Beach Club condo, or thinking, “I need a listing agent who knows the Beach Club from the Resort,” 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.
We tracked every one of the 47 Lovers Key Beach Club closings in the Southwest Florida MLS from the 60 months to October 7, 2026, tower by tower and floor plan by floor plan. We tracked every one of the 120 qualified sales the Lee County Property Appraiser lists for the two condominiums since December 2015, matched repeat sales of the same unit, read each of the 207 residential parcels on the roll and the state filings for both associations, and queried the FEMA flood layer at five points. It is why our first three questions to an owner are which tower, which floor plan and when you bought.
We will not price a 518 square foot Beach Club unit off a 780 square foot Resort sale, quote a fee the association has not published, or tell a buyer a boat slip or a rental program comes with your unit when only the documents can say so. 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 Lovers Key Beach Club condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your tower and floor plan, with a net sheet at that price. Buying your next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast.
The Lovers Key Beach Club condominium market is well stocked and slow to clear: 10 Southwest Florida MLS closings in 12 months at a $362,500 median and 96.3 percent of the final list price, against 14 active and 2 pending listings on October 7, 2026, and no closing from May 28 to October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show the MLS series first and the county series second and never average them. The MLS carries days on market and the sale-to-list ratio; the Lee County Property Appraiser series is a separate record of qualified arm’s-length transfers. The data is printed as pulled on October 7, 2026.
We pulled every closing the Southwest Florida MLS files under Lovers Key Beach Club in four windows counted back from October 7, 2026. The first with 10 or more closings is 12 months, with exactly 10, so it leads. None of the 47 closings is a Sold Data Entry row, so every ratio uses every closing in its window.
| Window | Closings | Median sold price | Range | Sold volume | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|---|
| 12 months | 10 | $362,500 | $296,000 to $525,000 | $3,928,500 | $652 | 49.5 | 96.3% |
| 24 months | 14 | $362,500 | $262,500 to $580,000 | $5,546,000 | $647 | 109 | 93.7% |
| 36 months | 16 | $402,500 | $262,500 to $580,000 | $6,491,000 | $647 | 114 | 93.3% |
| 60 months | 47 | $435,000 | $262,500 to $640,000 | $20,853,700 | $741 | 21 | 97.1% |
Read the table from the bottom up. The 60-month row looks fast and firm, 21 days and 97.1 percent, because 27 of its 47 closings happened between October 2021 and the end of 2022. A seller who quotes it in 2026 is quoting a market that ended four years ago.
Neither tower reaches 10 closings in the 12-month window, so each 12-month median is written as the median of those few closings, and the 60-month rows carry the medians that can stand alone.
| Tower and window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 8701 Estero Blvd, 12 months | 4 | the median of these 4 closings is $337,500 | $335,000 to $355,000 | $652 | 16 | 94.8% |
| 8771 Estero Blvd, 12 months | 6 | the median of these 6 closings is $435,000 | $296,000 to $525,000 | $693 | 79 | 96.7% |
| 8701 Estero Blvd, 60 months | 22 | $367,500 | $262,500 to $519,000 | $709 | 16 | 100.0% |
| 8771 Estero Blvd, 60 months | 25 | $495,000 | $296,000 to $640,000 | $742 | 34 | 96.8% |
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved parcels in the two condominiums, by deed date.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months (leads) | 10 | $362,500 | $296,000 to $525,000 |
| 24 months | 14 | $362,500 | $262,500 to $580,000 |
| 36 months | 17 | $435,000 | $262,500 to $580,000 |
| 60 months | 24 | $399,500 | $262,500 to $580,000 |
For the last 12 and 24 months the two series agree sale for sale. Over 60 months the county lists 24 qualified sales against the MLS’s 47, mainly because the county file holds no qualified sale dated 2022 and only two dated 2023, where the MLS holds 21 and 5. We do not know why, and it matters later on this page: repeat-sale arithmetic built on the county file alone skips the 2022 prices.
On October 7, 2026 the Southwest Florida MLS showed 16 Lovers Key Beach Club condominiums active or pending: 14 active, listed from $349,900 to $649,000 at a median of $390,000, and 2 pending with a contingency, listed at $400,000 and $355,000. A re-check of the MLS on October 29, 2026 found 15 condos active and 1 pending with contingencies, asking $290,000 to $649,000, and one closing since October 7: a 586 square foot condo at 8771 Estero Boulevard that sold on October 16, 2026 for $387,500 after 4 days on the market. Months of supply is active listings over the monthly pace of the last 12 months of closings.
| Tower | Active | Pending | Active list range | Closings, last 12 months | Months of supply |
|---|---|---|---|---|---|
| 8701 Estero Blvd | 4 | 1 | $362,900 to $390,000 | 4 | 12.0 |
| 8771 Estero Blvd | 10 | 1 | $349,900 to $649,000 | 6 | 20.0 |
| Both towers | 14 | 2 | $349,900 to $649,000 | 10 | 16.8 |
Four and six closings are thin bases, so read the tower supply figures as indications. The 14 active listings have waited a median of 75 days, from 8 to 345, and 5 have passed 120 days. The median active list price is about 8 percent above the median closing of the last 12 months, and three of the five active 780 square foot listings ask $569,000 or more when the only 780 square foot closing of the last year was $502,500.
The seller’s decision variables are days on market, sale-to-list and months of supply, each from the same MLS pull and 12-month window. We include only communities with 10 or more closings in that window; supply is active listings against the 12-month pace.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Lovers Key Beach Club | 10 | 49.5 | 96.3% | 14 | 16.8 |
| Estero Beach and Tennis Club | 17 | 81 | 93.1% | 17 | 12.0 |
| Creciente | 10 | 88.0 | 94.7% | 9 | 10.8 |
| Hibiscus Pointe | 12 | 75.0 | 94.4% | 4 | 4.0 |
| The Palms of Bay Beach | 10 | 149.5 | 94.1% | 3 | 3.6 |
| Bay Village | 10 | 94.0 | 88.9% | 1 | 1.2 |
| All of ZIP 33931 | 397 | 92 | 93.8% | 380 | 11.5 |
The table says two things at once. The Lovers Key Beach Club units that sold in the last year sold faster and closer to list than the units in any of the other five communities. And more unsold stock stands behind them here than anywhere else in the table. Both are true because the listings priced to the record sold, and the rest are still in the active count.
Lovers Key Beach Club condominiums sold from $296,000 to $525,000 in the 12 months to October 7, 2026, across 10 Southwest Florida MLS closings with a median of $362,500. The 518 square foot units at 8701 Estero Boulevard closed between $335,000 and $355,000, and the larger units at 8771 closed between $296,000 and $525,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Ten closings is enough for a median and not enough to hide any of them, so here is every one, by tower street number, with no unit numbers.
These are the 10 closings between October 8, 2025 and October 7, 2026, oldest first. Days on market is the listing agent’s entry.
| Closed | Tower | Sold price | Final list price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|
| Nov 12, 2025 | 8771 Estero Blvd | $370,000 | $395,000 | 586 | $631 | 105 | 93.7% |
| Nov 21, 2025 | 8771 Estero Blvd | $296,000 | $299,000 | 586 | $505 | 53 | 99.0% |
| Nov 26, 2025 | 8771 Estero Blvd | $525,000 | $564,900 | 586 | $896 | 0 | 92.9% |
| Feb 26, 2026 | 8771 Estero Blvd | $435,000 | $449,000 | 586 | $742 | 46 | 96.9% |
| Feb 27, 2026 | 8701 Estero Blvd | $335,000 | $349,500 | 518 | $647 | 7 | 95.9% |
| Apr 16, 2026 | 8701 Estero Blvd | $340,000 | $349,900 | 518 | $656 | 3 | 97.2% |
| Apr 17, 2026 | 8771 Estero Blvd | $435,000 | $450,000 | 586 | $742 | 129 | 96.7% |
| May 6, 2026 | 8771 Estero Blvd | $502,500 | $519,000 | 780 | $644 | 113 | 96.8% |
| May 20, 2026 | 8701 Estero Blvd | $335,000 | $375,000 | 518 | $647 | 139 | 89.3% |
| May 28, 2026 | 8701 Estero Blvd | $355,000 | $379,000 | 518 | $685 | 25 | 93.7% |
Five of the ten were the same 586 square foot plan at 8771, and they closed at $296,000, $370,000, $435,000, $435,000 and $525,000, a spread of $229,000 on one plan in one tower inside six months. The four at 8701 could hardly be closer together. The $525,000 sale shows 0 days on market, which is a listing-entered value and not proof of a same-day sale.
Grouping the 60-month closings by MLS living area shows the floor-plan effect with enough sales to carry a median.
| Floor plan | Tower | Closings, 60 months | Median, 60 months | Range, 60 months | Median price per sq ft, 60 months | Closings, 12 months |
|---|---|---|---|---|---|---|
| 518 sq ft | 8701 Estero Blvd | 22 | $367,500 | $262,500 to $519,000 | $709 | 4; the median of these 4 closings is $337,500 |
| 586 sq ft | 8771 Estero Blvd | 10 | $436,000 | $296,000 to $599,000 | $744 | 5; the median of these 5 closings is $435,000 |
| 780 sq ft | 8771 Estero Blvd | 14 | $501,250 | $362,500 to $640,000 | $643 | 1, at $502,500 |
One further closing at 8771, entered at 783 square feet, sold for $580,000 on March 12, 2025. The larger plan sells for more dollars and fewer dollars per square foot, $643 against $744 over 60 months.
Hurricane Ian made landfall on September 28, 2022. We state what closed on each side of that date and claim no cause, because rates, insurance costs and the supply of listings changed over the same months.
| Period | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| October 8, 2021 to September 27, 2022 | 26 | $471,750 | $330,000 to $640,000 | $769 | 11 | 100.0% |
| September 28, 2022 to October 7, 2026 | 21 | $370,000 | $262,500 to $580,000 | $647 | 129 | 92.9% |
By tower, the 8771 closings went from 13 at a median of $595,000 before the storm to 12 at $442,500 since, and the 8701 closings from 13 at $399,000 to 9 since, the median of those 9 closings being $335,000. The tower mix is close to even on both sides of the date, so the gap is not a product of which tower happened to sell. The lowest ratios in the record are two February 17, 2023 closings at 8771 that each sold for $362,500 after 130 days, at 76.3 and 78.8 percent of their final list prices.
A Lovers Key Beach Club condominium took a median of 49.5 days on market and sold at a median of 96.3 percent of its final list price over the last 12 months, on 10 closings. The spread is wide, from 0 to 139 days and from 89.3 to 99.0 percent, and no seller reached full price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both figures use the final list price. Our pull does not carry the first asking price, so the ratios understate the total discount on a unit that was reduced more than once, and days on market is a listing-entered field.
Of the 10 closings in the last 12 months, 4 went under contract within 30 days (0, 3, 7 and 25 days), 4 took between 46 and 113 days, and 2 took more than 120 (129 and 139 days). Three of the four fast ones were 518 square foot units at 8701. At 8771 the six closings took 0, 46, 53, 105, 113 and 129 days.
Across the 10 closings the median gap between the final list price and the sold price was $15,750, and the gaps ran from $3,000 to $40,000. The two largest, $39,900 and $40,000, were the highest-priced sale of the year at 8771 and the slowest sale of the year at 8701.
| Group, last 24 months | Closings | Median sale-to-final-list | Median gap, final list to sold |
|---|---|---|---|
| Under contract within 30 days | 4 | the median of these 4 closings is 94.8% | $19,250 |
| 46 to 113 days | 4 | the median of these 4 closings is 96.9% | $15,250 |
| More than 120 days | 6 | the median of these 6 closings is 92.2% | $37,750 |
The usual rule, that a quick sale means a better ratio, does not hold cleanly here. What the record does show is that the six sales that took more than 120 days gave up the most, a median of $37,750. Every group is under 10 closings, so these are patterns in a short list and not rules.
Most Lovers Key Beach Club owners in the county record sold for more than they paid: of 28 repeat sales in the Lee County file since December 2015, 25 sold higher, one was flat and two sold lower. The MLS adds a caution: the five most recent resales of units bought from late 2021 through 2023 all closed lower.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Lee County file carries 120 qualified sales in the two condominiums from December 30, 2015 to May 28, 2026, which give 28 pairs of consecutive sales of one unit. Twenty-five sold for more, by $1,000 to $240,000, one sold at the same $325,000 and two sold for less, by $15,000 and $64,000. The median change was a gain of $37,250, about 13 percent, over a median hold of 2.7 years, before selling costs and improvements.
Twenty-one of the 28 second sales happened in 2021 or earlier and one in 2023. Six happened in 2025 or 2026, and they are the six that matter to a seller today.
| Tower | Earlier qualified sale | Later qualified sale | Change |
|---|---|---|---|
| 8771 Estero Blvd | Feb 23, 2018, $425,000 | Mar 11, 2025, $580,000 | +$155,000 |
| 8771 Estero Blvd | Feb 24, 2021, $270,000 | Nov 10, 2025, $370,000 | +$100,000 |
| 8771 Estero Blvd | Mar 14, 2018, $285,000 | Nov 25, 2025, $525,000 | +$240,000 |
| 8771 Estero Blvd | Oct 13, 2016, $320,000 | Feb 26, 2026, $435,000 | +$115,000 |
| 8771 Estero Blvd | Dec 15, 2023, $450,000 | Apr 21, 2026, $435,000 | -$15,000 |
| 8701 Estero Blvd | Dec 16, 2021, $399,000 | May 20, 2026, $335,000 | -$64,000 |
The county file holds no qualified sale dated 2022. For two of the pairs above, the MLS shows a 2022 closing of the same unit between the two county dates: the unit paired from $425,000 to $580,000 closed at $640,000 on July 8, 2022, and the unit paired from $285,000 to $525,000 closed at $599,000 on June 23, 2022. Each of those county gains spans two owners, and the most recent seller sold for $60,000 and $74,000 less than the 2022 price.
Inside the 60-month MLS record, six units closed twice. One was bought on February 4, 2022 for $475,000 and sold on August 11, 2022 for $600,000. The other five were bought between December 2021 and December 2023 and resold between March 2025 and May 2026, all for less.
| Tower and plan | First MLS closing | Second MLS closing | Change | Hold |
|---|---|---|---|---|
| 8701, 518 sq ft | Dec 21, 2021, $399,000 | May 20, 2026, $335,000 | -$64,000 (-16.0%) | 4.4 years |
| 8701, 518 sq ft | Apr 22, 2022, $468,500 | May 28, 2026, $355,000 | -$113,500 (-24.2%) | 4.1 years |
| 8771, 586 sq ft | Jun 23, 2022, $599,000 | Nov 26, 2025, $525,000 | -$74,000 (-12.4%) | 3.4 years |
| 8771, 780 sq ft | Jul 8, 2022, $640,000 | Mar 12, 2025, $580,000 | -$60,000 (-9.4%) | 2.7 years |
| 8771, 586 sq ft | Dec 15, 2023, $450,000 | Apr 17, 2026, $435,000 | -$15,000 (-3.3%) | 2.3 years |
Five sales cannot carry a rule. They do carry a planning fact: if you bought here in 2022, the record gives you no example of a resale at or above a 2022 price, and your pricing conversation starts from the closings of the last 12 months, not from what you paid. A recorded price difference is also not your profit: it leaves out selling costs, improvements, assessments and any rental income.
This example is a public-record Southwest Florida MLS closing, chosen to illustrate how a Lovers Key Beach Club sale runs. A 518 square foot one-bedroom unit at 8701 Estero Boulevard sold on May 28, 2026 for $355,000, after 25 days on market, at 93.7 percent of its final list price of $379,000.
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 in either tower and because the MLS holds the same unit twice, which shows a whole ownership from purchase to sale.
The unit closed on April 22, 2022 at $468,500 after 4 days on market, from a final list price of $440,000, which is 106.5 percent of the asking price, the highest ratio in the 60-month record, and $904 per square foot. It closed again on May 28, 2026 at $355,000, after 25 days, at $685 per square foot. The Lee County file records the second sale on the same date at the same price and holds no qualified sale for the first.
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 $24,348 with buyer-agent compensation and $15,473 without it, for a net before payoff of $330,652 or $339,527. We do not know what the actual seller paid or owed.
The first lesson is the price band: this unit sold in 25 days because it came to market within reach of the three 8701 closings before it, $335,000, $340,000 and $335,000. The second is the discount, $24,000 under the final list price on a quick sale. The third is the purchase date: a unit bought in April 2022 sold four years later for 24.2 percent less, and one sale cannot say why.
We price a Lovers Key Beach Club condominium from the nearest like closings in your own tower and floor plan, read as a range, then adjust for what the record cannot see and test the result against the listings a buyer will tour the same day. The community median of $362,500 is a starting question, not an answer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 8701 tower is one plan: 102 of its 106 residential parcels on the county roll are 518 square feet. The 8771 tower is two: 50 parcels at 586 square feet and 50 at 780. Each has its own list of closings.
For a 518 square foot unit the last 12 months give four closings from $335,000 to $355,000, and the 12 months before add two at $262,500 and $275,000. For a 586 the last 12 months give five from $296,000 to $525,000. For a 780 the last 36 months give three, at $495,000, $500,000 and $502,500.
The MLS fields we pulled do not carry floor, exposure, view, renovation level or furnishings, and the county roll’s story field is not a floor number. Those are the adjustments we make in person, and the $229,000 spread among five 586 square foot closings in six months tells us they are large here.
On October 7, 2026 the four active 518 square foot listings asked $362,900, $365,000, $390,000 and $390,000, every one above the highest 518 square foot closing of the last 12 months. The five active 586 and 587 square foot listings asked $374,000 to $535,000, and the five active 780s asked $349,900 to $649,000. We place your unit in that line, add the buyer’s monthly cost, and give you a recommended list price and the point at which we would call you to talk about a change.
If you bought in 2022, the range from Step 2 will probably sit below what you paid. We run the net sheet at the price the record supports and at the price you hoped for, and let you decide whether to sell or hold.
Six things move a Lovers Key Beach Club condominium’s value more than anything a listing photo shows: the tower, the floor plan, the fee that comes with them, the documents behind both, a bay-side setting beside a state park instead of on the Gulf, and a tax and flood picture that differs from the rest of Fort Myers Beach.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Yes, more than any other single variable in the record. The Resort at 8771 was completed in 2000 and the Beach Club at 8701 in 1984, by the county’s year built. Over 60 months the Resort’s median was $495,000 on 25 closings and the Beach Club’s was $367,500 on 22. The county roll flags a boat dock on 100 of the Resort’s 101 residential parcels and on none at the Beach Club; we have not confirmed slip rights or fees.
We cannot measure it from the record. The closings carry the tower and the living area but not the floor or the direction a unit faces. Document the view with photographs taken from the unit and state the floor in the listing.
The county roll lists the land at all 207 residential parcels as on the bay. The Gulf beach is next door in Lovers Key State Park, a 1,616-acre park, and the Friends of Lovers Key describe it as reached on foot or by bicycle. We found no deeded beach access in the public record. Since May 1, 2026 the park has had no gift shop, bait shop or food service, and its tram has been discontinued, so describe it accurately.
It is a small plus. The 2026 applied millage for the City of Bonita Springs taxing district is 12.7942 (12.7970 in 2025), against 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025), per the Lee County Property Appraiser millage book printed October 9, 2026. On a $355,000 assessment, before exemptions and non-ad valorem charges, that is about $4,542 a year against about $4,725. Tax is charged on assessed value, not the sale price.
They decide who your buyer is. The Resort’s own website markets suites with full kitchens and whirlpool tubs to visitors, which suggests a rental program at 8771, and we could not confirm who operates it or whether a unit must take part. The unit that sells first is usually the one whose seller can hand over the rules and, where there is one, the rental statement.
No association budget or assessment notice for either Lovers Key Beach Club tower was found in a primary document. Listing-entered annual recurring fees on 47 Southwest Florida MLS closings ranged from $5,028 to $88,828 (not verified; the association’s current budget and an estoppel certificate govern what a buyer actually pays).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Forty-five of the 47 closings carry a nonzero annual total, with a median of $7,464, and two carry $0, which we read as blank entries. The $88,828 figure comes from one February 26, 2026 closing at 8771, where a quarterly fee of $22,206.76 was entered; we cannot tell whether that is an assessment, a typing error or another charge, and we set it aside. Without it, 44 closings ranged from $5,028 to $11,792 a year.
| Tower | Closings with a nonzero total, 60 months | Lowest annual recurring | Highest annual recurring | Median annual recurring |
|---|---|---|---|---|
| 8701 Estero Blvd | 21 | $5,028 | $7,476 | $5,328 |
| 8771 Estero Blvd | 24, including the outlier | $5,084 | $88,828 | $9,156 |
The Beach Club is entered monthly and the Resort quarterly. At 8701 the six entries from 2025 and 2026 show $525 to $623 a month, up from $419 to $444 in the 2021 and 2022 entries. At 8771 the entries from 2024 through May 2026 mostly show $2,813 a quarter, about $938 a month, and one shows $2,948. At those figures a Resort unit carries roughly $316 a month more than a Beach Club unit at $622, and a buyer with a fixed monthly budget converts that into price.
Listing agents entered application fees on 39 of the 47 closings, from $100 to $200, and transfer fees on 9, from $100 to $250. One 2023 closing at 8701 shows a mandatory club fee of $1,877 that appears on no other listing. We do not know what either fee includes, whether insurance, water, cable or reserves, or whether a special assessment is pending. The budget, the financial statement and the estoppel certificate answer those questions, and we print no estoppel certificate fee because the statute caps it.
A Lovers Key Beach Club unit owner insures the interior with an HO-6 policy while the association’s master policy covers the building. A buyer’s insurer and lender will ask about the master policy, flood coverage, wind mitigation, reserves and how the tower is used. We quote no premiums; we gather the documents that produce a real quote.
The FEMA flood map indicates shaded Zone X at the four 8701 Estero Boulevard addresses we tested and Zone AE with a base flood elevation of 12 feet NAVD88 at the community centroid. A lender’s flood determination, not our map reading, decides whether a mortgage requires flood insurance, and the answer can differ between the towers. FEMA’s community status book lists the City of Bonita Springs at Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program premiums; whether it reaches a policy depends on the community number on that policy.
A wind mitigation inspection on state form OIR-B1-1802 is valid for up to five years if the structure does not change. A condominium unit owner’s policy with Citizens Property Insurance Corporation is exempt from Citizens’ flood-coverage condition under section 627.351, though a lender or the master policy may still require flood coverage.
A third-party map layer shows the Black Island condos inside a Coastal Barrier Resources System unit; confirm with the U.S. Fish and Wildlife Service CBRS Mapper before relying on it. If a building is inside a system unit, federal law can limit federal flood insurance for structures built or substantially improved after the designation, and Citizens has its own limit for certain rebuilt or enlarged structures. We have not confirmed that either applies to either tower.
A lender on a condominium loan sends the association a questionnaire, which typically covers the budget and reserves, master insurance, litigation, special assessments, rented units, any on-site rental operation and any commercial space. Two public facts bear on the answers at 8771: the Resort’s website markets suites to visitors, and the county roll lists 8 commercial-use condominium parcels there. We cannot say how any lender will treat either tower, so we ask the manager for a completed questionnaire early.
A Lovers Key Beach Club 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 is complete. Each tower is its own condominium: the Beach Club declaration is recorded in Lee County Official Records Book 1731, Page 4456, and the Resort declaration in Book 3226, Page 3797.
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 reserve study applies, a separate clause gives 15 days on the same counting. A waiver has no effect, and 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 disclose, at or before the contract, known flood damage during ownership, flood insurance claims and flood assistance received. 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 unit includes known leaks, storm damage and repairs. A seller who is a foreign person for tax purposes should also 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. Using the county’s year built, the 1984 tower at 8701 reached 30 years in 2014, so its first inspection was due before December 31, 2024, and the 2000 tower at 8771 reaches 30 years in 2030. Section 718.112(2)(g) separately requires a structural integrity reserve study, due by December 31, 2025 for associations that existed on July 1, 2022. These are deadlines we computed, not a report of status; we do not know whether either association has completed either document.
An estoppel certificate is the association’s statement of what you owe. Under section 718.116(8) the association must issue it within 10 business days of a request; Florida law caps the fee, and we print no dollar amount. The state’s record shows Alliant Property Management in care of the Beach Club association and Sentry Management as agent for the Resort association. We found no master association over the towers, and section 720.401, the homeowners association summary, does not apply to chapter 718 associations.
The FEMA flood map indicates shaded Zone X at the four 8701 Estero Boulevard addresses we tested and Zone AE at 12 feet at the Lovers Key Beach Club centroid, in evacuation zone A. Buyers also ask what Hurricane Ian did to each tower, what was repaired, who paid and which government issues the permits.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
On October 7, 2026 we queried FEMA’s National Flood Hazard Layer at five points. Treat the table as a map-based indication, not a flood determination.
| Tested point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 8701 Estero Blvd (four address points) | Shaded X, 0.2 percent annual chance flood hazard in a coastal zone | None published | 12071C0569G | November 17, 2022 |
| Community centroid | AE, coastal floodplain | 12 ft | 12071C0569G | November 17, 2022 |
The address points came from a geocoder that works along the street centerline, and we did not test an 8771 address. The FEMA Flood Map Service Center or an elevation certificate gives the zone for a structure. Shaded X is a moderate-hazard zone, not a promise of safety.
The National Hurricane Center’s report on Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, and the U.S. Geological Survey’s high-water marks on the island read 10.5 to 13.8 feet NAVD88. We found no mark on Black Island, so we assign no number to the towers.
Very little. A contractor’s video posted on March 11, 2025 by Claremont Property Company says Lovers Key Resort “sustained significant damage from Hurricane Ian” and that crews replaced the roof. That is a contractor’s statement, not an association statement, and no association statement on damage, repair or assessments at either tower is public. A buyer will ask what your tower took, how repairs were paid for and whether any assessment is still being collected. Keep every assessment notice since September 2022 with proof of payment, your own claim file and any repair permits for the unit.
The county roll places all 207 residential parcels in the City of Bonita Springs taxing district, so permits for work inside a unit start with the City, after the association approves the alteration. The Town of Fort Myers Beach’s permit office, flood rules and rental registration belong to Estero Island. Flood-program communities require a building whose repairs reach half the structure’s value to meet current flood rules; ask the City how it applies that. Whether either tower sits seaward of the coastal construction control line is not confirmed.
Three sets of rules affect a Lovers Key Beach Club sale: each tower’s recorded declaration and current rules, the City of Bonita Springs and State of Florida rental rules, and the statutes above. Neither association publishes its leasing, pet or approval rules, so a seller should get them before listing and hand them to every buyer.
Possibly. Listing agents entered application fees on 39 of the 47 closings, which suggests an application step for at least some sales. Whether either association holds an approval power is in its declaration, which we have not seen, so check before you list.
The rental rules are not published; the recorded declaration (Lee County Official Records Book 1731, Page 4456 for the Beach Club and Book 3226, Page 3797 for the Resort) and the current rules govern, so ask for them in the resale package. A buyer who intends to rent will want the minimum lease term, the leases allowed in a year and, at the Resort, whether a rental program is required, optional or unavailable. If your unit has bookings or a tenant, tell us at the listing appointment.
The City of Bonita Springs runs a rental permit program with a fee of $100 per unit, and the City’s page describes an exclusion for properties with more than six dwelling units regulated under chapter 718. Both towers fit that description on their face; a buyer should confirm with the City. The Town of Fort Myers Beach’s rental registration applies on Estero Island, and the roll does not place these parcels in the Town. Chapter 509 governs public lodging at the state level, and short-term rental income carries Lee County tourist development tax.
The pet rules are not published for either tower; the recorded declaration and the current rules govern, and the two associations can differ. Ask for the rules and give them to the buyer. A request for an assistance animal is a separate subject, handled as a reasonable accommodation under the Fair Housing Act through the association’s management.
The Lovers Key Beach Club record leans toward winter and spring: all 10 Southwest Florida MLS closings of the last 12 months fell between November 12 and May 28, and February is the busiest month across 60 months. With 47 closings, the record shows when units closed and cannot prove that listing in season pays more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 47 closings by calendar month of closing, over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 2 | July | 4 |
| February | 7 | August | 3 |
| March | 3 | September | 1 |
| April | 6 | October | 2 |
| May | 5 | November | 4 |
| June | 5 | December | 5 |
No month holds 10, so we publish counts and no monthly medians. The last 12 months are sharper: 3 closings in November, 2 in February, 2 in April and 3 in May, and none since. From May 28 to the October 7 pull is 132 days without a recorded closing.
Split in two, the 27 closings from November through April had a median of $432,000 and 23 days on market, and the 20 from May through October had a median of $501,250 and 18.5 days. That looks like a case for summer, and we do not believe it: ten of the 20 summer closings came in May through August of 2022, the strongest four months in the record. A closing month is also not a listing month. What we tell sellers is to be live, photographed and documented by November, and to remember that with 14 units already active, price matters more than the calendar.
We market a Lovers Key Beach Club condominium by naming the tower and floor plan in every field, photographing the unit and its real view, explaining the location and the tax district in plain words, 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.
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 MLS living area; the tower’s street number, so a buyer’s search lands on the right building; photographs of the actual view; and the documents buyers ask for, namely the declaration, rules, budget, financial statement, reserve study status, master policy summary and estoppel. If your unit has a rental history, we present the actual statements and the rules that allowed it, and we advertise no income or rental right we have not read in the association’s own documents.
Accurately, because the address invites confusion. The mailing address is Fort Myers Beach, the roll’s site city is Bonita Springs, the ZIP is 33931 and the setting is Black Island beside Lovers Key State Park. Times Square is about 8 miles and 25 minutes north of the park entrance by a free-flow routing estimate, across the Big Carlos Pass Bridge, whose new 60 foot fixed span opened to traffic on November 14, 2025.
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 Lovers Key Beach Club offer ourselves. The median sale in the last 12 months was 96.3 percent of the final list price and the lowest was 89.3 percent, so 95 percent on a well-priced listing is the market and 85 percent is not.
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 14 active listings and 10 closings in a year will open low and cite the count. We answer with what sold: the nearest closings in your tower and plan, their days on market and their ratios. For a 518 square foot unit that list is four sales between $335,000 and $355,000, which leaves little room for argument in either direction.
A financed buyer’s appraiser has few recent closings and may reach across to the other tower or back to 2022, so we supply the closings that fit your plan and say why. 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. Whether furnishings convey, how existing reservations and deposits are handled, and the closing date, which for a buyer who wants the winter can be worth more than a small difference in price.
A buyer comparing Lovers Key Beach Club with Islands End is choosing between small bay-side units beside a state park in the City of Bonita Springs taxing district and large Gulf-side units on Estero Island in the Town of Fort Myers Beach. The two stand on either side of Big Carlos Pass and several hundred thousand dollars apart in price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Islands End figures below are for MLS closings at 8400, 8402 and 8403 Estero Boulevard; the county roll places the 106 Islands End condominium parcels at 8400 and 8402. The MLS subdivision name returns a wider count, 23 closings in 60 months and 9 listings, of which 19 closings and 7 listings are at those three street numbers.
| Question a buyer asks | Lovers Key Beach Club | Islands End |
|---|---|---|
| Addresses | 8701 and 8771 Estero Blvd | 8400, 8402 and 8403 Estero Blvd |
| Where it sits | Black Island, bay side, beside Lovers Key State Park | South end of Estero Island, Gulf side |
| Taxing district and 2026 applied millage | City of Bonita Springs, 12.7942 | Town of Fort Myers Beach, 13.3108 |
| Year built (county) | 1984 and 2000 | 1981, 1984 and 1986 |
| Typical unit | One bedroom; 518, 586 or 780 sq ft | Two bedrooms, two baths; 1,082 sq ft |
| Associations | Two, one per tower | One |
| MLS closings, 60 months | 47, median $435,000 | 19, median $675,000 |
| MLS price range, 60 months | $262,500 to $640,000 | $400,000 to $1,125,000 |
| MLS median price per sq ft, 60 months | $741 | $586 |
| Median days on market, 60 months | 21 | 10 |
| Median sale-to-final-list, 60 months | 97.1% | 98.7% |
| MLS closings, 12 months | 10 | 3 |
| Active listings, October 7, 2026 | 14, from $349,900 to $649,000 | 7, from $500,000 to $995,000 |
| Listing-entered annual recurring fees (not verified) | $5,028 to $11,792 on 44 closings, one outlier set aside | $8,156 to $23,804 on 19 closings |
| FEMA flood map at the tested points | Shaded X at four 8701 points; AE, 12 ft at the centroid | AE, 11 ft at all five tested points |
Lovers Key Beach Club costs less to buy and more per square foot, because its units are much smaller.
A buyer who wants a one-bedroom unit for seasonal use, the park at the door, a lower millage and the lowest price in this part of the market is a Lovers Key Beach Club buyer. A buyer who wants the Gulf out the window, room for guests and the Town’s services, at a price roughly $240,000 higher at the 60-month medians, is an Islands End buyer. Both are older towers with milestone and reserve-study paperwork to read. Write your listing for the first buyer: lead with the price, the park and the documents.
Selling a Lovers Key Beach Club condominium costs roughly 4.2 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $355,000 sale that is about $15,473 to $24,348, and on a $502,500 sale about $21,300 to $33,863, before prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
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: $355,000 is the May 28, 2026 sale of a 518 square foot unit at 8701 Estero Boulevard, and $502,500 is the May 6, 2026 sale of a 780 square foot unit at 8771. 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 | $355,000 | Southwest Florida MLS closing, May 28, 2026 |
| Listing commission, 2.75% | -$9,763 | 2.75% of $355,000 is $9,762.50 |
| Buyer-agent compensation, 2.5%, if offered | -$8,875 | 2.5% of $355,000 |
| Deed documentary stamp tax | -$2,485 | 3,550 units of $100 at $0.70 |
| Owner’s title policy | -$1,850 | $575 plus $255,000 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 | -$24,348 | 6.86% of price |
| Estimated net before payoff, with buyer-agent compensation | $330,652 | $355,000 minus $24,348 |
| Estimated total costs, without buyer-agent compensation | -$15,473 | 4.36% of price |
| Estimated net before payoff, without buyer-agent compensation | $339,527 | $355,000 minus $15,473 |
The same assumptions apply, at the price of the only 780 square foot unit to close in the last 12 months.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $502,500 | Southwest Florida MLS closing, May 6, 2026 |
| Listing commission, 2.75% | -$13,819 | 2.75% of $502,500 is $13,818.75 |
| Buyer-agent compensation, 2.5%, if offered | -$12,563 | 2.5% of $502,500 is $12,562.50 |
| Deed documentary stamp tax | -$3,518 | 5,025 units of $100 at $0.70 is $3,517.50 |
| Owner’s title policy | -$2,588 | $575 plus $402,500 at $5.00 per $1,000 is $2,587.50 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$33,863 | 6.74% of price |
| Estimated net before payoff, with buyer-agent compensation | $468,637 | $502,500 minus $33,863 |
| Estimated total costs, without buyer-agent compensation | -$21,300 | 4.24% of price |
| Estimated net before payoff, without buyer-agent compensation | $481,200 | $502,500 minus $21,300 |
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 any transfer fee the declaration charges. Listing agents entered transfer fees of $100 to $250 on 9 of the 47 closings, not verified. 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. A Lovers Key Beach Club unit used seasonally or as a rental does not qualify the same way.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
The exclusion in Topic 701 is for a main home. A one-bedroom unit of 518 to 780 square feet is, for many owners, a seasonal place or an investment, 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, so a recorded price difference is not a taxable gain. 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 Lovers Key Beach Club condo if it is in marketable condition and you can wait for the winter buyers; take an investor cash offer only when the unit 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.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
A 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 14 other listings | Commission, stamp tax, title and prorations | A price above the nearest closings sits for months | A unit in marketable condition, with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Lovers Key Beach Club 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 tower and floor 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 Lovers Key Beach Club condo valuation, or Call Jesse direct at (239) 898-6072. Tell us your tower, the year you bought and whether the unit is rented or booked, 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 a home in Fort Myers Beach.
This list gathers every place where this page says a fact about Lovers Key Beach Club 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 a Lovers Key Beach Club review. The words are the reviewers’ own.
★★★★★ “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
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
These are the questions Lovers Key Beach Club 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 tower and floor plan, order the estoppel and document package the day you list, complete the flood disclosure and be live before the winter buyers arrive. Our Lovers Key Beach Club 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 47 Lovers Key Beach Club closings in the Southwest Florida MLS over 60 months before pricing a listing here.
The Southwest Florida MLS recorded 10 closings from $296,000 to $525,000, with a median of $362,500 and $652 per square foot. Four at 8701 Estero Boulevard closed between $335,000 and $355,000, and six at 8771 between $296,000 and $525,000.
It depends on tower, floor plan, floor, view and condition. A 518 square foot unit at 8701 has four recent closings between $335,000 and $355,000, and a 586 at 8771 has five between $296,000 and $525,000.
The median over the last 12 months was 49.5 days on market, from 0 to 139 days, on 10 closings, and 109 days over 24 months on 14. The 14 active listings on October 7, 2026 had waited a median of 75 days.
A median of 96.3 percent of the final list price over the last 12 months, from 89.3 to 99.0 percent. None of the 10 sellers reached full price, and earlier reductions are not counted.
On October 7, 2026 the MLS showed 14 active listings from $349,900 to $649,000, with a median list price of $390,000, and 2 pending. Four of the active listings were at 8701 and ten at 8771.
On supply, yes: 14 active listings against 10 closings a year is about 16.8 months. The units priced to the closings still sold in a median of 49.5 days.
The Resort at 8771 Estero Boulevard. Over 60 months it closed 25 units at a median of $495,000, against 22 at $367,500 for the Beach Club at 8701.
Yes. Over 60 months the 518 square foot plan had a median of $367,500 on 22 closings, the 586 square foot plan $436,000 on 10 and the 780 square foot plan $501,250 on 14.
The record gives no example of it. Five units bought between December 2021 and December 2023 have resold since March 2025, and all five closed for $15,000 to $113,500 less. Five sales are not a rule.
Mostly, over longer holds. Of 28 repeat sales in the county file since December 2015, 25 sold for more, one was flat and two sold for less, a median gain of $37,250 over 2.7 years.
All 10 closings of the last 12 months fell between November 12 and May 28, and February leads the 60-month count with 7 of 47. Being live by November matters more than the month you sign.
No budget is published. Listing-entered annual recurring fees ranged from $5,028 to $11,792 on 44 closings, one outlier set aside, with a median of $5,328 at 8701 and $9,156 at 8771 (not verified; the budget and estoppel govern).
Section 718.503 lists the declaration, articles, bylaws and rules, the latest financial statement and budget, the questions document and, where applicable, the milestone summary, the turnover report and the reserve study or a statement that none is complete.
Seven days after signing and receiving the documents, excluding Saturdays, Sundays and legal holidays, or 15 days where a milestone summary, turnover report or reserve study applies. A late package starts the clock late.
Yes. It states what you owe, and the buyer’s lender and title company will ask for it. The association must issue it within 10 business days under section 718.116(8). Florida law caps the fee; we print no dollar amount.
The state’s record shows Alliant Property Management in care of the Beach Club association and Sentry Management as agent for the Resort association. Management can change, so confirm on the Florida Division of Corporations site first.
Since October 1, 2024, section 689.302 has required a residential seller to disclose, at or before the contract, known flood damage during ownership, flood insurance claims and flood assistance received.
The FEMA flood map indicates shaded Zone X at the four 8701 Estero Boulevard addresses we tested and Zone AE with a 12 foot base flood elevation at the centroid. Evacuation zone is A. An elevation certificate settles it for a structure.
A lender’s flood determination decides, and it can differ between the towers. A unit owner’s policy with Citizens is exempt from Citizens’ own flood condition, but a lender or the master policy may still require coverage.
Disclose what you know. Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, including known water intrusion, storm damage and repairs in the unit.
Whether the tower is due or done. By our computation from the county’s year built, the first inspection at the 1984 tower was due before December 31, 2024 and at the 2000 tower by December 31, 2030. We do not know either tower’s status.
The mailing address is Fort Myers Beach, and the Lee County Property Appraiser roll places these parcels in the City of Bonita Springs taxing district, with Bonita Springs Fire. No City source we found confirms it in words.
A little, in the buyer’s favor. The 2026 applied millage is 12.7942 here against 13.3108 for the Town of Fort Myers Beach district, about $183 a year on a $355,000 assessment before exemptions.
The rental rules are not published; the recorded declaration and current rules for your tower govern. The City’s rental permit page describes an exclusion for chapter 718 properties with more than six units.
The pet rules are not published for either tower, and the two associations can differ. Request them with the document package. Assistance animals are handled separately, as a reasonable accommodation request.
The county roll flags a boat dock on 100 of the Resort’s 101 residential parcels, so it is a feature of the tower, not of one unit. We have not confirmed slip rights or fees.
On a $355,000 sale, estimated costs are $24,348, or 6.86 percent, with 2.5 percent buyer-agent compensation, and $15,473, or 4.36 percent, without it. Commission is negotiable.
A $355,000 sale nets about $330,652 with buyer-agent compensation and $339,527 without, before any payoff and prorations. A $502,500 sale nets about $468,637 and $481,200.
Florida’s documentary stamp tax on the deed is $0.70 per $100, $2,485 on a $355,000 sale. In Lee County the seller customarily pays it and the owner’s title policy. The contract controls.
Possibly. IRS Topic 701 lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home. A second home or rental is treated differently.
No. Just value is the Property Appraiser’s figure for tax purposes. Its median is $233,862 at 8701 and $271,079 at 8771, against a 12-month MLS median sale of $362,500.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Call Jesse direct at (239) 898-6072. We will pull the closings in your tower, request the document package from your association’s manager and walk you through what a buyer will ask.
A Fort Myers Beach condo specialist knows that Lovers Key Beach Club is two towers with two associations on Black Island, which closings are true comparables, what the estoppel and document package must say and how to explain a Fort Myers Beach address on a City of Bonita Springs tax roll before a buyer’s lender asks.
Small facts cost sellers contracts: a Resort sale used to price a Beach Club unit, a document package handed over after the contract so the 7-day right stayed open, a listing that sent buyers to the Town for permits. 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 and the bridge.
If you are thinking of selling a Lovers Key Beach Club condo, call the team that prices from the closings in your own tower and floor 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 Lovers Key Beach Club, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether you own in the Beach Club, the Resort, Carlos Pointe, Estero Beach and Tennis Club, Creciente, Estero Cove or Hibiscus 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.
Lovers Key Beach Club sold record, last 12 months: 10 closings in the Southwest Florida MLS at a $362,500 median, from $296,000 to $525,000, with a median of 49.5 days on market and 96.3 percent of the final list price, closings through October 7, 2026. Ten units sold here in a year and 14 are for sale, so the next owner who lists should call us first.
Request your free Lovers Key Beach Club condo valuation and we will send a value built from the closings in your tower 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 and Bonita Springs condominiums every season.
The island background is in our Fort Myers Beach guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Lovers Key Beach Club condo? Get a free Lovers Key Beach Club valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, except where a publisher blocks automated checks. Statutes and primary records come first; the market figures on this page come from our own Southwest Florida MLS pull of October 7, 2026 and the Lee County roll file of October 4, 2026.
These are the public primary documents a Lovers Key Beach Club seller should have in hand before listing, each hosted by the issuing agency and opened when we checked it 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 City of Bonita Springs district |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | 2026 applied millage, printed October 9, 2026: City of Bonita Springs district 12.7942 |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge, track and impacts |
| Hurricane Ian and Nicole final report | Florida Department of Environmental Protection | Coastal impacts, including surge at the Fort Myers Beach pier |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Lovers Key Beach Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.