Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a home in Lynn’s Highland Park, the small grid of Washington Avenue, Jefferson Street, Madison Court and a few lots on Shell Mound Boulevard and Estero Boulevard in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 53 Lynn’s Highland Park residential parcels in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island that incorporated on December 31, 1995, so the Town, and not unincorporated Lee County, issues your permits, enforces the flood rules and registers vacation rentals. The roll counts 27 single-family homes, 15 small multifamily buildings and 11 vacant residential lots here, ZIP 33931.
This is a thin market, and a seller should know that first. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 13 Lynn’s Highland Park closings at a median of $689,000, from $437,000 to $1,300,000, with a median of 82 days on market and 96.9 percent of the final list price. Only 2 closed in the last 12 months. Every one of the 13 is printed below with its final list price.
To sell a Lynn’s Highland Park home in Fort Myers Beach in 2026, decide whether your buyer wants the house or the lot, price from the closed sales nearest yours in size and age, and put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing. Ten of 13 sales closed below final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No two properties here price alike. The county roll dates the 42 improved parcels from 1926 to 2024, with 26 built before 1980 and 3 built in 2024, and the 60-month record runs from $401 to $808 per square foot, so this page works property by property.
These are the nine facts about selling a Lynn’s Highland Park home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Town of Fort Myers Beach and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Lynn’s Highland Park Home in 2026? · Why List Your Lynn’s Highland Park Home With McGreevy and Comisar? · What Is the Lynn’s Highland Park Market Doing for Sellers Right Now? · What Did Lynn’s Highland Park Homes Sell For? · How Long Do Lynn’s Highland Park Listings Take to Sell, and How Close to List Price? · Have Lynn’s Highland Park Owners Sold for More Than They Paid? · A Lynn’s Highland Park Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Lynn’s Highland Park Home? · What Moves the Value of a Lynn’s Highland Park Home: House, Duplex or Lot, Age, Elevation and Rental Rules? · What Fees Will Your Lynn’s Highland Park Buyer Pay Each Year? · Who Insures a Lynn’s Highland Park Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Lynn’s Highland Park Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Lynn’s Highland Park? · Which Rules Affect a Lynn’s Highland Park Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Lynn’s Highland Park Home? · How Do We Negotiate a Lynn’s Highland Park Contract? · Lynn’s Highland Park vs Holiday Heights: Which Will Your Buyer Choose? · What Does It Cost to Sell a Lynn’s Highland Park Home? · Do I Pay Capital Gains Tax When I Sell My Lynn’s Highland Park Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Lynn’s Highland Park Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Lynn’s Highland Park Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Lynn’s Highland Park Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Lynn’s Highland Park owners hire us because we price from the few closed sales that truly match, assemble the flood, permit and survey file early, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Lynn’s Highland Park home, or thinking, “I need a listing agent who knows a Washington Avenue cottage from a Madison Court duplex,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team as a Large Team with 241 sides and $157.57 million in volume, #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 13 Lynn’s Highland Park closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll so that a single-family sale is never read against a multifamily building. We tracked every county-qualified sale on the plat, read all 53 parcels on the roll, searched the Florida Division of Corporations for an association and queried the FEMA flood layer at four addresses and the center point.
We will not price a 1958 cottage off the $1,599,000 asking price of a 2024 house because both are on Washington Avenue, value a duplex from single-family closings, quote an association fee that no document supports, or promise rental income before the Town has confirmed the zoning. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Lynn’s Highland Park home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed sales nearest yours in type, size and age, with a net sheet at that price. Buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Only 2 homes here closed through the MLS in the last year, so the owner who lists next should call us first.
The Lynn’s Highland Park market in Fort Myers Beach is thin and lightly supplied: 13 Southwest Florida MLS closings in 60 months at a $689,000 median, a median of 82 days on market and 96.9 percent of final list price, 2 closings in the last 12 months, and 1 active listing with no pending sale on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our Lynn’s Highland Park home valuation page carries the value history by size and year.
We pulled every Lynn’s Highland Park closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The first window with 10 or more closings is 60 months, with 13, so it leads. A window with fewer than 10 closings gets a count and a range, and its sales are listed in the next section.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 2 | fewer than 10, sales listed below | $775,000 to $1,300,000 | listed below | listed below | listed below |
| 24 months | 2 | fewer than 10, sales listed below | $775,000 to $1,300,000 | listed below | listed below | listed below |
| 36 months | 5 | fewer than 10, sales listed below | $475,000 to $1,300,000 | listed below | listed below | listed below |
| 60 months | 13 | $689,000 | $437,000 to $1,300,000 | $619 | 82 | 96.9% |
All 13 closings carry a listing history. The 12-month and 24-month windows hold the same two sales, because nothing closed through the MLS between September 6, 2024 and June 25, 2026.
Slicing the 60 months into 12-month periods shows how unevenly the sales fell. No period has 10 closings, so we print counts and ranges and draw no direction from them.
| Period (months before October 7, 2026) | Closings | Lowest and highest sold price | Shortest and longest days on market |
|---|---|---|---|
| 0 to 12 | 2 | $775,000 and $1,300,000 | 20 and 136 |
| 12 to 24 | 0 | none | none |
| 24 to 36 | 3 | $475,000 to $1,215,000 | 87 to 223 |
| 36 to 48 | 6 | $437,000 to $689,000 | 3 to 101 |
| 48 to 60 | 2 | $880,000 and $920,000 | 12 and 46 |
The busiest period, 36 to 48 months back, is the six months after Hurricane Ian: its 6 closings fall between December 13, 2022 and April 6, 2023, mostly small, older houses at $437,000 to $689,000. The two sales before the storm closed at $880,000 and $920,000. The 60-month median is weighted by that post-storm cluster.
On October 7, 2026 the Southwest Florida MLS showed 1 active listing in Lynn’s Highland Park and no pending sale: a three-bedroom, two-bath house of 1,511 square feet at 170 Washington Avenue, asking $1,599,000, about $1,058 per square foot, after 231 days on market. A re-check of the MLS on October 29, 2026 found the same single listing active at $1,599,000, still no pending sale and no closing since October 7. The roll dates that house to 2024. One listing against 2 closings in 12 months is about 6.0 months of supply, a thin figure.
That asking price is $299,000 above the highest closed sale in the five-year record, and it is the same address that closed on March 31, 2023 at $525,000 with a 951 square foot house on it. An asking price is not a sale.
Your real competition is next door. Buyers who search these streets also see Shell Mound Park, the adjacent plat that shares Madison Court and Shell Mound Boulevard, with 11 homes listed on October 7, 2026 from $459,900 to $1,675,000, and McPhie Park, with 4 active listings and 1 pending.
The Lee County Property Appraiser’s qualified improved sales are a separate series, stated here as a county record. It holds 13 Lynn’s Highland Park sales in the 60 months to the roll file of October 4, 2026, at a median of $768,500, from $310,000 to $1,700,000. In the last 12 months it holds 3, at $605,000, $775,000 and $1,300,000.
| County window | Qualified improved sales | Median | Range |
|---|---|---|---|
| 12 months | 3 | fewer than 10, sales listed below | $605,000 to $1,300,000 |
| 24 months | 5 | fewer than 10, sales listed below | $310,000 to $1,300,000 |
| 36 months | 6 | fewer than 10, sales listed below | $310,000 to $1,300,000 |
| 60 months | 13 | $768,500 | $310,000 to $1,700,000 |
The two series share 6 sales, and each holds 7 the other does not. The county’s 7 include five sales at four multifamily parcels and two 2025 house sales on Washington Avenue, at $950,000 and $310,000. The MLS’s 7 are in the county deed file at the same prices, coded unqualified, so they are absent from its qualified series only. That coding, together with the multifamily sales, is why the two medians differ by $79,500.
Days on market and sale-to-list are the seller’s yardsticks. Each row below uses the first MLS window with 10 or more closings for that neighborhood, counted back from October 7, 2026, so read every row with its own window.
| Neighborhood | MLS window and closings | Median sold price | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|
| Lynn’s Highland Park | 60 months, 13 | $689,000 | 82 | 96.9% | 1 |
| Holiday Heights | 60 months, 18 | $1,038,250 | 45.5 | 91.9% | 2 |
| Shell Mound Park | 24 months, 14 | $823,500 | 68 | 93.2% | 11 |
| McPhie Park | 36 months, 16 | $993,750 | 78.5 | 91.7% | 5 |
| Sandpiper Village | 60 months, 19 | $820,000 | 20 | 90.8% | 5 |
| Venetian Gardens | 60 months, 17 | $1,775,000 | 24 | 94.7% | 1 |
Lynn’s Highland Park has the lowest median price, the highest sale-to-list ratio and the longest median time on market in the table. Every row is a small sample. For scale, all of ZIP 33931 recorded 397 closings in the last 12 months at a median of $510,000, 92 days on market and 93.8 percent of final list; the 111 single-family closings in that count, split out by joining MLS addresses to the county roll, had a median of $1,000,000.
Lynn’s Highland Park homes in Fort Myers Beach sold for $437,000 to $1,300,000 across 13 Southwest Florida MLS closings in the 60 months to October 7, 2026, a median of $689,000 and $619 per square foot. Nine of the 13 were on Washington Avenue. Every closing is listed below with 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)
| Closed | Street address | Sold price | Final list price | Living area (sq ft) | Price per sq ft | Days on market | Sale-to-final-list |
|---|---|---|---|---|---|---|---|
| August 17, 2026 | 130 Madison Ct | $775,000 | $850,000 | 1,008 | $769 | 136 | 91.2% |
| June 25, 2026 | 104 Washington Ave | $1,300,000 | $1,399,999 | 2,100 | $619 | 20 | 92.9% |
| September 6, 2024 | 188 Washington Ave | $875,000 | $899,000 | 1,092 | $801 | 87 | 97.3% |
| April 8, 2024 | 155 Jefferson St | $1,215,000 | $1,299,000 | 1,503 | $808 | 223 | 93.5% |
| December 15, 2023 | 160 Washington Ave | $475,000 | $550,000 | 1,186 | $401 | 162 | 86.4% |
| April 6, 2023 | 180 Washington Ave | $485,000 | $499,000 | 777 | $624 | 86 | 97.2% |
| March 31, 2023 | 170 Washington Ave | $525,000 | $550,000 | 951 | $552 | 82 | 95.5% |
| March 30, 2023 | 126 Madison Ct | $689,000 | $689,000 | 1,172 | $588 | 5 | 100.0% |
| March 17, 2023 | 130 Washington Ave | $437,000 | $475,000 | 864 | $506 | 101 | 92.0% |
| February 24, 2023 | 145 Washington Ave | $450,000 | $449,000 | 1,116 | $403 | 3 | 100.2% |
| December 13, 2022 | 142 Washington Ave | $665,000 | $649,000 | 1,344 | $495 | 9 | 102.5% |
| May 25, 2022 | 155 Washington Ave | $920,000 | $949,900 | 1,188 | $774 | 46 | 96.9% |
| February 18, 2022 | 3320 Shell Mound Blvd | $880,000 | $895,500 | 1,341 | $656 | 12 | 98.3% |
By street, 9 of the 13 closed on Washington Avenue, 2 on Madison Court, 1 on Jefferson Street and 1 on Shell Mound Boulevard. By bedrooms, 7 were two-bedroom homes, 5 were three-bedroom homes and 1 had five bedrooms. The median living area was 1,172 square feet.
Size explains only part of the price here. We group the 13 closings by living area and print ranges, because no group has 10 sales.
| Living area | Closings | Sold price range | Price per sq ft range |
|---|---|---|---|
| Under 1,000 sq ft | 3 | $437,000 to $525,000 | $506 to $624 |
| 1,000 to 1,199 sq ft | 6 | $450,000 to $920,000 | $401 to $801 |
| 1,200 to 1,599 sq ft | 3 | $665,000 to $1,215,000 | $495 to $808 |
| 1,600 sq ft and over | 1 | $1,300,000 | $619 |
Inside the 1,000 to 1,199 square foot band, the lowest price per square foot in the record, $401, and nearly the highest, $801, are both on the even-numbered side of Washington Avenue. The $401 sale, at number 160 in December 2023, is an address the roll now codes vacant. The $801 sale, at number 188 in September 2024, is a 1987 house with a pool flag.
This is the part of the record that matters most to the owner of an older house. Five of the 13 MLS closings are at addresses the county roll now shows as something else.
| Address | MLS closing | What the October 2026 roll shows now |
|---|---|---|
| 170 Washington Ave | March 31, 2023, $525,000, 951 sq ft | A single-family home with a year built of 2024, 1,511 sq ft; listed at $1,599,000 |
| 145 Washington Ave | February 24, 2023, $450,000, 1,116 sq ft | A single-family home with a year built of 2024, 1,225 sq ft |
| 130 Washington Ave | March 17, 2023, $437,000, 864 sq ft | Vacant residential; a qualified lot sale of $485,000 on November 4, 2024 |
| 160 Washington Ave | December 15, 2023, $475,000, 1,186 sq ft | Vacant residential |
| 3320 Shell Mound Blvd | February 18, 2022, $880,000, 1,341 sq ft | Vacant residential; a qualified lot sale of $440,000 on August 8, 2024 |
A sale followed by a cleared lot or a new building is an inference from the sales and the roll; we read no permit file. It is still the pattern a seller of a 1950s or 1960s house here should expect buyers to know: part of what they pay for is the lot.
Seven qualified improved sales in the county’s 60-month list have no matching MLS closing. Five are multifamily, and two are houses.
| Deed date | Street address | County use code | Qualified sale amount |
|---|---|---|---|
| September 11, 2026 | 136/138 Madison Ct | Multifamily under 10 units | $605,000 |
| August 29, 2025 | 149 Washington Ave | Single-family | $950,000 |
| August 15, 2025 | 156 Washington Ave | Single-family | $310,000 |
| April 17, 2023 | 195 Jefferson St | Multifamily under 10 units | $768,500 |
| June 17, 2022 | 171/181 Washington Ave | Multifamily under 10 units | $1,700,000 |
| April 7, 2022 | 200 Washington Ave | Multifamily under 10 units | $1,100,000 |
| December 16, 2021 | 136/138 Madison Ct | Multifamily under 10 units | $660,000 |
The county file also holds three qualified sales of vacant lots, outside its improved series: 3451 Estero Boulevard at $799,000 on December 28, 2023, 3320 Shell Mound Boulevard at $440,000 on August 8, 2024 and 130 Washington Avenue at $485,000 on November 4, 2024. Two vacant-lot deeds of March 17, 2023, at $610,000 for 110 Washington Avenue and $500,000 for 141 Jefferson Street, and one $1,700,000 amount of March 21, 2025 recorded on three multifamily parcels at once, are coded unqualified, and we do not count them as sales.
Lynn’s Highland Park listings in Fort Myers Beach took a median of 82 days to sell across 13 Southwest Florida MLS closings in 60 months, from 3 days to 223, and closed at a median of 96.9 percent of final list price. Ten sold below final list, one at list and two above it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; days on market and sale-to-final-list from all 13 closings)
| Days on market | Closings | Share of 13 |
|---|---|---|
| 30 days or fewer | 5 | 38% |
| 31 to 90 days | 4 | 31% |
| 91 to 180 days | 3 | 23% |
| More than 180 days | 1 | 8% |
The five fastest closed in 3, 5, 9, 12 and 20 days. The slowest, 155 Jefferson Street, took 223 days and still brought the second-highest price in the record, $1,215,000. The two most recent sales took 20 days at 92.9 percent of final list and 136 days at 91.2 percent.
The individual ratios ran from 86.4 to 102.5 percent of final list. In dollars, the gap ran from $16,000 over final list to $99,999 under, with a median of $25,000 under. Final list is the last asking price after any reductions; our pull does not show original prices.
In this record they did. The five closings within 30 days had ratios of 92.9, 98.3, 100.0, 100.2 and 102.5 percent, and the median of these 5 closings is 100.0 percent. The eight slower closings ran from 86.4 to 97.3 percent, and the median of these 8 closings is 94.5 percent. Thirteen sales cannot prove a rule, but the listing priced from the nearest closed sales on day one gave up the least.
Most have. Of 22 Lynn’s Highland Park resales in Fort Myers Beach in the 60 months to October 7, 2026 with an earlier recorded price for the same parcel, 19 sold for more than the earlier price and 3 for less. Two of the three losses were houses bought before Hurricane Ian and resold afterward as vacant lots.
Data updated: October 2026 (Lee County Property Appraiser sale data and roll file October 4, 2026; Southwest Florida MLS closings through October 7, 2026)
Each row pairs a resale with the most recent earlier recorded sale of the same parcel. The resale price is the MLS closing where one exists and the county’s qualified sale where none does. The record does not show what any owner spent in between, so a change in price is not a profit.
| Resale | Street address | Earlier recorded sale | Resale price | Change | Years between |
|---|---|---|---|---|---|
| September 11, 2026 | 136/138 Madison Ct (multifamily) | $660,000, December 2021 | $605,000 | -$55,000 | 4.7 |
| August 17, 2026 | 130 Madison Ct | $375,000, June 2018 | $775,000 | +$400,000 | 8.2 |
| June 25, 2026 | 104 Washington Ave | $530,000, July 2012 | $1,300,000 | +$770,000 | 14.0 |
| August 29, 2025 | 149 Washington Ave | $499,000, June 2006 | $950,000 | +$451,000 | 19.2 |
| August 15, 2025 | 156 Washington Ave | $35,000, November 1976 | $310,000 | +$275,000 | 48.8 |
| November 4, 2024 | 130 Washington Ave (sold as a lot) | $437,000, March 2023 | $485,000 | +$48,000 | 1.6 |
| September 6, 2024 | 188 Washington Ave | $410,000, November 2020 | $875,000 | +$465,000 | 3.8 |
| August 8, 2024 | 3320 Shell Mound Blvd (sold as a lot) | $880,000, February 2022 | $440,000 | -$440,000 | 2.5 |
| April 8, 2024 | 155 Jefferson St | $655,000, November 2017 | $1,215,000 | +$560,000 | 6.4 |
| December 28, 2023 | 3451 Estero Blvd (sold as a lot) | $850,000, December 2020 | $799,000 | -$51,000 | 3.0 |
| December 15, 2023 | 160 Washington Ave | $258,000, November 2015 | $475,000 | +$217,000 | 8.1 |
| April 17, 2023 | 195 Jefferson St (multifamily) | $97,500, March 1989 | $768,500 | +$671,000 | 34.1 |
| April 6, 2023 | 180 Washington Ave | $82,000, April 1992 | $485,000 | +$403,000 | 31.0 |
| March 31, 2023 | 170 Washington Ave | $395,000, November 2020 | $525,000 | +$130,000 | 2.3 |
| March 30, 2023 | 126 Madison Ct | $420,000, June 2018 | $689,000 | +$269,000 | 4.8 |
| March 17, 2023 | 130 Washington Ave | $264,000, November 2015 | $437,000 | +$173,000 | 7.3 |
| February 24, 2023 | 145 Washington Ave | $225,000, July 2009 | $450,000 | +$225,000 | 13.6 |
| December 13, 2022 | 142 Washington Ave | $315,000, April 2010 | $665,000 | +$350,000 | 12.7 |
| May 25, 2022 | 155 Washington Ave | $459,900, December 2020 | $920,000 | +$460,100 | 1.4 |
| April 7, 2022 | 200 Washington Ave (multifamily) | $325,000, March 2003 | $1,100,000 | +$775,000 | 19.1 |
| February 18, 2022 | 3320 Shell Mound Blvd | $450,000, August 2020 | $880,000 | +$430,000 | 1.5 |
| December 16, 2021 | 136/138 Madison Ct (multifamily) | $219,000, May 2011 | $660,000 | +$441,000 | 10.5 |
Two notes. The county deed for 160 Washington Avenue reads $484,900 where the MLS reads $475,000, and we use the MLS figure. The county also holds a March 2018 deed for 155 Jefferson Street at $424,000, coded unqualified, which we do not treat as a sale. The $1,700,000 sale of 171/181 Washington Avenue in June 2022 has no earlier qualified sale and is left out.
Every owner in the table who bought before 2020 gained on paper. The three declines are all owners who bought between December 2020 and February 2022. Two, at 3320 Shell Mound Boulevard and 3451 Estero Boulevard, sold land where a house had been recorded. The third, the multifamily building at 136/138 Madison Court, sold in September 2026 for $55,000 less than in December 2021.
3320 Shell Mound Boulevard is the post-Ian story in one address: $450,000 in August 2020, $880,000 in February 2022 with a 1,341 square foot house, and $440,000 in August 2024 for the land. If your house is original and at grade, the lot sales at $440,000 and $485,000 are your floor, and the pricing question is how much the standing building adds above it.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Lynn’s Highland Park sale can run. A two-bedroom, two-bath house of 1,008 square feet at 130 Madison Court in Fort Myers Beach sold on August 17, 2026 for $775,000 after 136 days on market, $75,000 under its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $775,000 from a final list price of $850,000, which is 91.2 percent of final list and $769 per square foot, against a Lynn’s Highland Park median of $619. The county roll describes a one-story house built in 1995 on Lot 10 of Block B, with no pool flagged, at a just value of $563,508. The FEMA flood map indicates Zone AE with a base flood elevation of 12 feet NAVD88 at this address.
The county file holds three earlier qualified sales of 130 Madison Court: $200,000 in May 2001, $290,000 in June 2004 and $375,000 in June 2018. The 2026 price is $400,000 above the 2018 price. The record does not show what was spent on the house in between, so that is a change in recorded price and not the owner’s gain.
The nearest comparable was next door. 126 Madison Court, on Lot 11, a 1994 house of 1,172 square feet with a pool flag, closed on March 30, 2023 at its full list price of $689,000 after 5 days, $588 per square foot. The most recent similar-sized sale was 188 Washington Avenue at $875,000 in September 2024, $801 per square foot. A list price of $850,000 on 1,008 square feet was $843 per square foot, above every closed sale in the five-year record.
First, with one comparable every two years, the asking price has to be argued from the few sales there are, because a buyer’s agent and an appraiser will find the same ones. Second, time has a price: at the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $775,000 is $10,315.87 a year in property tax before exemptions, about $28.26 a day, so 136 days is roughly $3,844 in tax alone. Third, the result was still strong: $769 per square foot is the fourth-highest figure in the record. Net sheet A below shows what a seller keeps at this price.
We price a Lynn’s Highland Park home in Fort Myers Beach by sorting it into the right record first (house, small multifamily building or lot), then reading the nearest closed sales as a range, adjusting for age, elevation and condition, and widening to the adjacent plats only as far as the evidence requires. The neighborhood median is never the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A single-family house is priced from the 13 MLS closings and the two county-only house sales. A duplex or small building is priced from the five county-recorded multifamily sales, at $605,000 to $1,700,000, because no multifamily parcel here has an MLS closing. A lot, or a house whose buyer will clear it, is priced from the three qualified lot sales. Using the wrong record is the most expensive mistake a seller here can make.
When the plat’s own record runs out, we step outward: the same street, then the county’s sales that never reached the MLS, then Shell Mound Park next door, where the 24-month record holds 14 closings at a median of $823,500. Each comparable is labelled with its plat and its adjustment. Canal neighborhoods such as Holiday Heights are context, not comparables, because the roll flags no seawall or dock on any parcel here.
The MLS and the roll do not always agree. The April 2023 sale at 180 Washington Avenue was listed at 777 square feet, and the roll carries the house at 1,077. The June 2026 sale at 104 Washington Avenue was listed at 2,100 square feet, and the roll shows 2,256. We measure, because a buyer’s appraiser will reconcile those differences whether we do or not.
Four things move the value of a Lynn’s Highland Park property in Fort Myers Beach more than square footage: whether it sells as a house, a duplex or a lot; whether it is original or rebuilt; where its lowest floor sits against a base flood elevation of 11 to 14 feet; and what the Town lets a buyer rent.
Data updated: October 2026 (Lee County Property Appraiser roll file October 4, 2026; Southwest Florida MLS closings through October 7, 2026; FEMA National Flood Hazard Layer queried October 7, 2026)
The roll’s median just value is $575,392 for the 27 single-family parcels, $593,711 for the 15 multifamily parcels and $357,898 for the 11 vacant lots, which run from $321,681 to $490,589. Just value is the county’s mass-appraisal figure and not a price, but the order matches the sales. Thirteen of the 15 multifamily buildings were built before 1978, and the roll gives no unit counts, so a duplex seller needs the Town’s record of how many units the building lawfully holds.
Twenty-six of the 42 improved parcels were built before 1980. Five single-family homes date from 2000 or later: 104 Washington Avenue (2009), 155 Jefferson Street (2015) and the three 2024 homes at 134, 145 and 170 Washington Avenue. Those newer homes produced the two highest closed prices and the only current asking price. An original house competes with other original houses and with the price of a lot plus the cost to build.
The FEMA flood map indicates Zone AE at 11 or 12 feet at four of the five points we tested and Zone VE, the coastal high hazard area, at 14 feet at 3451 Estero Boulevard. A house whose lowest floor is documented above the base flood elevation is a different purchase from one at grade, for the buyer’s insurer and for the Town’s 50 percent rule. The elevation certificate is the document most likely to move your price.
The roll flags a pool on 18 parcels, 15 of them single-family, and counts 36 one-story and 6 two-story buildings. It flags no canal, bay, seawall or boat dock on any of the 53 parcels, and we found no deeded beach or water access, so a seller should not expect a waterfront price.
The Town registers short-term rentals, and its land development code limits some zoning districts to one rental per month with a one-week minimum stay. The parcel-level zoning district is not confirmed for Lynn’s Highland Park, so which rule applies to your lot is a question for a Town zoning verification. An investor will discount what you cannot document, so we get the answer before the listing goes live.
A Lynn’s Highland Park buyer in Fort Myers Beach should expect no association dues that we could find: the state’s corporation search returns no entity for the neighborhood, and all 13 MLS closings show $0 in the fee fields. The yearly costs are property tax at the Town district’s millage, the county solid waste assessment, and flood and wind insurance.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser 2025 millage book; Florida Division of Corporations search of October 7, 2026)
Listing-entered annual recurring fees on 13 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern, if an association exists). The master association field also reads $0 on all 13. These are listing-agent entries, not findings from an association document.
A search of the Florida Division of Corporations for “LYNNS HIGHLAND PARK” on October 7, 2026 returned no entity. That is consistent with platted lots that have no homeowners association, but a recorded declaration or deed restriction can bind a lot without a corporation behind it, and the title commitment settles the question. No association budget, assessment or rulebook is published, so we print none.
All 53 parcels are in the Town of Fort Myers Beach taxing district, at 13.3108 mills in the 2026 applied rates (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026); the Town’s own levy inside the 2026 total is 1.0655 mills (1.0294 in 2025). On a recorded price of $775,000, the 2026 applied rate works out to 775 times 13.3108, or $10,315.87 a year, before exemptions and non-ad valorem charges. Lee County’s solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026; how a multifamily building is billed is not confirmed.
A buyer does not pay your tax bill. The county resets the assessed value after a sale, so a long-held homestead taxed on a capped value will hand the buyer a much larger bill, and section 689.261 requires a disclosure saying so. Having no dues is a real selling point here; say it only after the title search supports it.
A Lynn’s Highland Park buyer in Fort Myers Beach will need wind coverage and, with a mortgage, flood coverage, because every address we tested is in a Special Flood Hazard Area. Insurers and lenders ask for the elevation certificate, a wind mitigation report, the roof age and permit history, and, on an older house, a four-point inspection.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 7, 2026; Citizens Property Insurance flood requirement and Florida Office of Insurance Regulation forms as read October 7, 2026)
We print no premium, because a premium depends on the house, its year built, its elevation and the carrier.
A lender must require flood insurance for a federally backed loan on a building in a Special Flood Hazard Area, and the FEMA flood map indicates Zone AE or VE at every point we tested. The National Flood Insurance Program prices policies under Risk Rating 2.0 by elevation, distance to water and other factors, so an elevation certificate can change a quote. The Town of Fort Myers Beach is a Class 5 community in the Community Rating System, a 25 percent discount effective April 1, 2026, after a November 2024 downgrade and a probation that FEMA closed in November 2025.
Citizens Property Insurance requires a flood policy alongside its wind coverage in a Special Flood Hazard Area, and it is phasing the requirement in for all personal residential policies: dwelling replacement cost of $400,000 or more from January 1, 2026 and every policy from January 1, 2027. The Uniform Mitigation Verification Inspection form, OIR-B1-1802, documents the wind features an insurer may credit, and a current report lets buyers get real quotes in the first week.
Twenty-six of the 42 improved parcels were built before 1980, and insurers often ask for a four-point inspection of the roof, electrical, plumbing and air conditioning on houses of that age. A house a buyer cannot insure is priced as a lot, so we ask for the roof permit date before we set a price. On a duplex, order the loss history from your carrier when you sign the listing.
A Lynn’s Highland Park seller in Fort Myers Beach must give the buyer the flood disclosure required by section 689.302 at or before contract, the property tax disclosure summary under section 689.261, and the truth about known hidden defects. We found no homeowners association, so a section 720.401 summary is owed only if a recorded declaration creates one.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 720.30851 as read October 7, 2026; Florida Division of Corporations records)
This is information, not legal advice; your contract and your closing agent control the details.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the time the contract is signed. It asks whether you know of flood damage, whether you have filed a flood insurance claim and whether you have received federal flood assistance. On streets where Hurricane Ian’s surge is on the public record, answer it from your claim file and permits, not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable, such as roof leaks, past water intrusion and unpermitted work, and an as-is contract does not remove the duty. Section 689.261 separately requires a property tax disclosure summary.
Federal law requires the seller of most housing built before 1978 to disclose known lead-based paint information before the contract is signed and to give the buyer a 10-day opportunity to inspect, which the buyer may waive. The county dates 26 of the 42 improved parcels here before 1978.
Probably not, and the title commitment decides. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and the seller supplies it on a resale. If it is owed and not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. The state’s records show no association for Lynn’s Highland Park.
Where an association has the power to assess a lot, section 720.30851 lets the closing agent request an estoppel certificate. Florida law caps the fee, and we print no dollar amount. We expect none on a Lynn’s Highland Park sale.
A seller of a tenanted building delivers the leases, the rent roll, the deposit records and any Town rental registration. Ask the Town in writing how many units the building is lawfully entitled to, because a building that predates today’s code may be nonconforming, and a buyer’s lender will ask.
Buyers of a Lynn’s Highland Park home in Fort Myers Beach ask whether the house flooded in Hurricane Ian, what was repaired and under which permits, where the lowest floor sits against a base flood elevation of 11 to 14 feet, and whether the Town’s 50 percent rule limits what they can do next. Have the answers on paper.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 7, 2026; National Hurricane Center, U.S. Geological Survey and Florida DEP storm records; Lee County Property Appraiser roll file October 4, 2026)
We geocoded four addresses from the county roll and the center point of the 53 parcels and queried the FEMA National Flood Hazard Layer on October 7, 2026. This is what the FEMA flood map indicates at these addresses; it is not an elevation certificate and does not speak for the other parcels.
| Address (county record) | FEMA flood zone | Base flood elevation | Map panel | Panel effective |
|---|---|---|---|---|
| 144/146 Madison Ct | AE | 11 ft NAVD88 | 12071C0558G | November 17, 2022 |
| 3306 Shell Mound Blvd | AE | 11 ft NAVD88 | 12071C0558G | November 17, 2022 |
| 130 Madison Ct | AE | 12 ft NAVD88 | 12071C0558G | November 17, 2022 |
| 3451 Estero Blvd | VE, coastal high hazard | 14 ft NAVD88 | 12071C0558G | November 17, 2022 |
| Center point of the 53 parcels | AE | 11 ft NAVD88 | 12071C0558G | November 17, 2022 |
Lee County’s evacuation layer places the neighborhood in Zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these points; confirm with the U.S. Fish and Wildlife Service mapper. Florida’s coastal construction control line layer shows a line segment within 100 meters of the center point, and whether any lot lies seaward of it is not confirmed.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island, the U.S. Geological Survey’s high-water marks on the island ran from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection recorded plus 13.23 feet NAVD88 at the pier. For Helene and Milton in 2024, the National Weather Service puts coastal Lee County water at 2 to 5 feet and 3 to 6 feet above mean higher high water. None of those figures is for a single lot here.
The county roll dates three homes to 2024, all on Washington Avenue, and codes 11 of the 53 parcels vacant, about 21 percent. A year built on the roll is the earliest year on the parcel, so a house repaired in place keeps its original year. If yours was repaired after Ian, the permits and final inspections turn “repaired” from a claim into a fact.
The Town’s floodplain code requires new and substantially improved buildings to be built to the base flood elevation plus one foot of freeboard, and the Town applies its 50 percent rule per building: when the cost of repair or improvement reaches 50 percent of the building’s value, the whole building must meet current standards, including elevation. The Town’s page states a five-year look-back, so pull your permit history before you list. Flood policies carry Increased Cost of Compliance coverage of up to $30,000, payable only after a substantial damage determination.
Town of Fort Myers Beach rules affect a Lynn’s Highland Park sale more than private ones, because we found no association, no recorded declaration and no rulebook for the neighborhood. No association approval of a buyer is expected. Leasing, pet and age rules are not published, and the Town’s vacation rental registration and zoning govern rentals.
Data updated: October 2026 (Town of Fort Myers Beach short-term rental page and code as read October 7, 2026; Florida Division of Corporations search of October 7, 2026)
We found no association that could require one. Rules on approvals, leasing and pets are not published; the recorded plat (Plat Book 8, Page 50) and any restrictions in the Lee County Official Records govern, and your title commitment will show them. We print neither a minimum age nor a statement that there is none, because no document we read settles it.
Nothing we found in private covenants limits either, and nothing confirms it. No neighborhood pet rule is published. For rentals, the answer turns on the Town, below.
A dwelling used as a vacation rental must register with the Town within 90 days of starting, show its registration number in all advertising, renew every year and name a responsible party who can act within one hour. Guests sign a code of conduct with quiet hours from 10:00 p.m. to 7:00 a.m. The Town’s short-term rental page says registration numbers are non-transferable, so a buyer registers in their own name. The current fee is not confirmed.
The Town’s land development code, in its Table 34-2, restricts dwellings in certain zoning districts to one rental per month with a one-week minimum stay. The restriction does not apply to land between Estero Boulevard and the Gulf, to land directly adjoining the bay side of Estero Boulevard, or to units on the Town’s registry of pre-existing weekly rentals. Which describes a given parcel here is not confirmed, so an investor buyer will want a Town zoning verification letter.
The Lynn’s Highland Park record in Fort Myers Beach cannot name a best month: 13 closings in 60 months is too few, and five of them fall in one six-week stretch after Hurricane Ian. Seven of the 13 closed in February, March or April, which fits the island’s winter season but does not prove a premium.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026)
| Closing month | Closings in 60 months |
|---|---|
| January | 0 |
| February | 2 |
| March | 3 |
| April | 2 |
| May | 1 |
| June | 1 |
| July | 0 |
| August | 1 |
| September | 1 |
| October | 0 |
| November | 0 |
| December | 2 |
Very little that a seller can use. Five of the seven February to April closings came in early 2023, in the first months after the storm, so the cluster says more about the months after Ian than about the calendar. List when your file is ready.
We market a Lynn’s Highland Park home in Fort Myers Beach to the buyer it actually fits: the second-home buyer who wants an owned Estero Island address without condominium dues, the investor weighing a duplex, or the builder pricing a lot. Each gets different photographs, different documents and a different first paragraph.
Data updated: October 2026 (Lee County Property Appraiser roll file October 4, 2026; Southwest Florida MLS closings through October 7, 2026)
Professional photography and video, a measured floor plan, the survey, the elevation certificate, the wind mitigation report, the permit history and the flood disclosure go in before the first showing. For this plat we add the county’s legal description, so no one confuses your lot with a Shell Mound Park lot on the same street, and our free-flow driving estimates from the center of the neighborhood: about 0.6 miles to the library, 1.0 mile to the Publix on Estero Boulevard and 1.6 miles to Times Square.
We market it both ways at once. The listing shows the house honestly for the buyer who will live in it, and the package carries the lot dimensions, the plat, the base flood elevation and the Town’s freeboard rule for the buyer who will build. The record supports both: 170 and 145 Washington Avenue closed as small houses in early 2023, and both now carry a 2024 year built.
We negotiate a Lynn’s Highland Park contract in Fort Myers Beach from the record the buyer’s agent is also reading: ten of 13 sales closed below final list, by a median of $25,000, and the sales that took longer gave up more. Jesse and Marc handle every offer, inspection response and appraisal question themselves.
On an older house the inspection report and the insurance quote arrive together, and the second usually drives the request. We answer with documents: the roof permit, the four-point and wind mitigation reports and the elevation certificate, and we price any real defect with a contractor’s estimate.
An appraiser has the same thin record we do, and the choice of comparables decides the value. We give the appraiser the full 13-sale list, the county-only sales, the roll data that separates a house from a duplex from a lot, and our adjustments, so a 2023 post-storm sale at $401 per square foot is not used against a house in sound condition.
We answer it. A buyer who cites the $437,000 sale is citing a house that became a vacant lot; a buyer who cites the $1,599,000 listing is citing an asking price. We counter with the two or three closings that match your house and the days each took.
Lynn’s Highland Park and Holiday Heights in Fort Myers Beach draw different buyers. Lynn’s Highland Park is 53 parcels of houses, small multifamily buildings and lots with no water features on the roll, at a 60-month median of $689,000 on 13 closings. Holiday Heights is 74 parcels, mostly on canals, at $1,038,250 on 18.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Question | Lynn’s Highland Park | Holiday Heights |
|---|---|---|
| What the buyer gets | A house, a small multifamily building or a lot on an interior street | A house on a platted lot, mostly canal or bay front |
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 53 | 74 |
| Improved parcels | 42 | 60 |
| Median just value (roll) | $511,424 | $856,795 |
| Water features (roll flags) | None flagged | Seawall on 67 parcels, boat dock on 34 |
| Pools (roll flags) | 18 | 49 |
| Association found | None | None active |
| MLS closings, 60 months | 13 | 18 |
| MLS closings, 12 months | 2 | 1 |
| MLS median sold price, 60 months | $689,000 | $1,038,250 |
| MLS range, 60 months | $437,000 to $1,300,000 | $632,000 to $2,350,000 |
| MLS median price per sq ft, 60 months | $619 | $567 |
| MLS median days on market, 60 months | 82 | 45.5 |
| MLS median sale-to-final-list, 60 months | 96.9% | 91.9% |
| Active listings, October 7, 2026 | 1, at $1,599,000 | 2, at $1,100,000 and $2,825,000 |
| County qualified improved sales, 60 months | 13, median $768,500 | 11, median $976,500 |
Both columns come from the same MLS pull and county roll, and both samples are small. Its sellers have their own page on selling a Holiday Heights home.
Holiday Heights sellers accepted a lower share of final list, 91.9 percent against 96.9 percent, and sold faster, a median of 45.5 days against 82. Lynn’s Highland Park homes brought more per square foot, $619 against $567, because the houses that sold here were smaller. The Holiday Heights buyer is paying for water and a bigger house, and yours is paying for an island address at a lower total price.
A buyer who needs a seawall and a dock should choose Holiday Heights, and no price cut here will change that. A buyer who wants to own on Estero Island for less, who is open to a duplex, or who wants a lot without paying for water frontage should choose Lynn’s Highland Park. Say which buyer your listing is for in its first line: no dock to maintain, no association dues found, and about 1.6 miles from Times Square by our estimate.
Selling a Lynn’s Highland Park home in Fort Myers Beach costs roughly 4.0 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $775,000 sale that is about $32,063 to $51,438, and on a $1,300,000 sale about $52,050 to $84,550, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable, and since August 17, 2024 any offer to a buyer’s agent is made outside the MLS. The two prices are the two most recent MLS closings: 130 Madison Court and 104 Washington Avenue. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 on the first $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 above that, and in Lee County the seller customarily pays both, though the contract controls.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was a 1,008 square foot house built in 1995 that closed after 136 days at 91.2 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $775,000 | Southwest Florida MLS closing, August 17, 2026 |
| Listing commission, 2.75% | -$21,313 | 2.75% of $775,000 is $21,312.50 |
| Buyer-agent compensation, 2.5%, if offered | -$19,375 | 2.5% of $775,000 |
| Deed documentary stamp tax | -$5,425 | 7,750 units of $100 at $0.70 |
| Owner’s title policy | -$3,950 | $575 plus ($775,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$51,438 | 6.64% of price |
| Estimated net before payoff, with buyer-agent compensation | $723,562 | $775,000 minus $51,438 |
| Estimated total costs, without buyer-agent compensation | -$32,063 | 4.14% of price |
| Estimated net before payoff, without buyer-agent compensation | $742,937 | $775,000 minus $32,063 |
The same assumptions apply, at the price of a 2,100 square foot, five-bedroom house built in 2009 that closed after 20 days at 92.9 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,300,000 | Southwest Florida MLS closing, June 25, 2026 |
| Listing commission, 2.75% | -$35,750 | 2.75% of $1,300,000 |
| Buyer-agent compensation, 2.5%, if offered | -$32,500 | 2.5% of $1,300,000 |
| Deed documentary stamp tax | -$9,100 | 13,000 units of $100 at $0.70 |
| Owner’s title policy | -$5,825 | $575 plus $4,500 on the next $900,000 plus $750 on the $300,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$84,550 | 6.50% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,215,450 | $1,300,000 minus $84,550 |
| Estimated total costs, without buyer-agent compensation | -$52,050 | 4.00% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,247,950 | $1,300,000 minus $52,050 |
Your mortgage payoff; the property tax proration, a credit to the buyer for the part of the year you owned the property; the solid waste proration; and repairs or concessions agreed during the inspection period. We found no association, so no estoppel certificate fee is shown; if a title search finds one, Florida law caps the fee and we print no dollar amount. For scale, the Town district’s 2026 applied millage of 13.3108 on a recorded price of $775,000 is $10,315.87 a year before exemptions, about $28.26 a day.
Possibly not, if the Lynn’s Highland Park home is your main home. Under Section 121, as IRS Topic 701 explains, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser sale data, roll file October 4, 2026)
A second home, a rental or a duplex does not qualify the same way, and it matters here: eleven of the 22 resales in the last 60 months sold for at least $400,000 more than the earlier recorded price. Gain is measured from your basis, which includes qualifying improvements, so keep the receipts. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Lynn’s Highland Park home in Fort Myers Beach if it is insurable and financeable and you can give the market a season; take a builder’s or investor’s cash offer when the house sits at grade and a retail buyer could not insure it; sell by owner only if you already have a buyer and know the disclosure duties.
Data updated: October 2026 (Florida Statutes 689.302 and 689.261; NAR practice changes of August 17, 2024; Lee County Property Appraiser sale data; Southwest Florida MLS closings through October 7, 2026)
Lynn’s Highland Park changes the comparison in one way: the cash alternative has a public price. The county’s three qualified lot sales since the storm, at $440,000, $485,000 and $799,000, are the yardstick for any cash offer on an older house. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | An ask above the nearest closings sits; the one active listing had reached 231 days | A house or building in marketable condition, with time |
| Builder or investor cash offer | At or near lot value; get it in writing | Fewer repairs and fees, but a lower price | Selling a sound house at a land price | A house at grade that needs work an insurer or lender would not accept |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 689.302 or 689.261 duties, or an appraisal built on the wrong sales | A known buyer and a legal review |
You get a free Lynn’s Highland Park home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed sales nearest yours in type, size, age and elevation, with the adjustments written out and a net sheet at that price, and there is no obligation to list.
Get your free Lynn’s Highland Park home valuation and we will send a value built from your street’s closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact about Lynn’s Highland Park in Fort Myers Beach is not available, with the document or route that would settle it. Each is something we check for a specific property when an owner lists with us.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The reviewers worked with our team across Southwest Florida, and the words are their own.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” 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
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” 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 Lynn’s Highland Park owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record, the Town’s rules and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Decide whether your buyer wants the house or the lot, price from the nearest closed sales of your type and size, and have the survey, elevation certificate, permits and flood disclosure ready before the first showing.
Choose the agent who can show you all 13 closings, the county-only sales and the lot sales, and explain which ones match your property. That is how McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every listing.
The Southwest Florida MLS recorded 13 closings in the 60 months to October 7, 2026, from $437,000 to $1,300,000, with a median of $689,000 and $619 per square foot.
Two through the MLS, at $775,000 in August 2026 and $1,300,000 in June 2026. The county’s qualified list shows three in its last 12 months, adding a $605,000 multifamily sale in September 2026.
The median was 82 days on market across the 13 closings, from 3 days to 223. Five closed within 30 days and one took more than 180.
A median of 96.9 percent of final list price, from 86.4 to 102.5 percent. Ten of 13 sold below final list, one at list and two above it.
One on October 7, 2026: a 2024 house of 1,511 square feet at 170 Washington Avenue, asking $1,599,000, after 231 days on market. No sale was pending.
No. It is a new house asking $299,000 more than the highest closed sale in five years, and it had not sold in 231 days. An asking price is evidence of a hope, not of a price.
No. The $689,000 median blends 777 square foot cottages, post-storm sales and a 2,100 square foot house. Price from the two or three closings nearest yours in size, age and condition.
They hold different sales. Each has 13 in 60 months, only 6 are shared, and the county’s list includes five multifamily sales. The MLS median is $689,000 and the county’s is $768,500, and we never average them.
Test both. Three addresses that closed as houses are now coded vacant, two more carry a 2024 year built, and lots have sold at $440,000, $485,000 and $799,000. If your house is sound and insurable, the house buyer usually pays more.
The county holds three qualified lot sales since Hurricane Ian: $440,000 and $485,000 on interior streets in 2024, and $799,000 on Estero Boulevard in December 2023. Three sales are a guide, not a rule.
Price it from the county record, because no multifamily parcel here has an MLS closing. Five county-recorded multifamily sales ran from $605,000 to $1,700,000. Prepare the leases, rent roll and the Town’s lawful unit count.
In this record, yes. The two highest closed prices, $1,300,000 and $1,215,000, were houses built in 2009 and 2015, and the only current listing is a 2024 house.
No. The county roll flags no canal, bay, seawall or boat dock on any of the 53 parcels, and we found no deeded water access. Buyers who need a dock look at canal neighborhoods instead.
The street does not decide it. Madison Court and Shell Mound Boulevard run through more than one plat, and the county assigns each parcel by its legal description. Check the plat name on your deed or the roll.
The FEMA flood map indicates Zone AE at 11 or 12 feet NAVD88 at four of five points we tested and Zone VE at 14 feet at 3451 Estero Boulevard. An elevation certificate answers it for your house.
No law requires one for a sale, but buyers, lenders and insurers ask for it because it can change a flood premium. If you do not have one, a surveyor can prepare it before you list.
Section 689.302 requires a residential seller to tell the buyer, at or before contract, about known flood damage, flood insurance claims and federal flood assistance. It has applied since October 1, 2024.
Yes, what you know. Johnson v. Davis requires disclosure of known facts that materially affect value and are not readily observable, and an as-is contract does not remove the duty. Permits and final inspections are your best evidence.
It can. When repair or improvement costs reach 50 percent of a building’s value, the Town requires the whole building to meet current flood standards, and its page states a five-year look-back. Buyers of older houses ask about it.
We found none. The Florida Division of Corporations search returned no entity, and all 13 MLS closings show $0 in the fee fields. A title search confirms whether any recorded restriction binds your lot.
Only if an association with the power to assess exists, and we found none. Your closing agent will confirm from the title search. Florida law caps the fee, and we print no dollar amount.
At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $775,000 works out to $10,315.87 a year before exemptions and non-ad valorem charges.
That depends on the Town’s zoning for your parcel, which is not confirmed. Some districts are limited to one rental a month with a one-week minimum. A Town zoning verification letter answers it.
No. The Town’s short-term rental page says registration numbers are non-transferable, so the buyer registers in their own name.
The record cannot say. Seven of 13 closings came in February, March or April, but five of those were in the weeks after Hurricane Ian. List when your documents are ready.
Roughly 4.0 to 6.6 percent of the price, depending on commission and buyer-agent compensation: about $32,063 to $51,438 on a $775,000 sale, before prorations and any mortgage payoff.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax of $0.70 per $100 of price. Custom is not law, and the contract controls.
No. Since August 17, 2024 it is your choice, and any offer is made outside the MLS. We show your net both ways before you decide.
Mostly. Of 22 resales in 60 months with an earlier recorded price, 19 were higher and 3 lower. Two of the three declines were houses resold as vacant lots.
A main home owned and used for 2 of the last 5 years can qualify for the federal exclusion of $250,000, or $500,000 for a married couple filing jointly. A rental or second home is treated differently, so ask your tax adviser.
If your house was built before 1978, federal law requires it, with a 10-day inspection opportunity the buyer may waive. The county dates 26 of the 42 improved parcels here before 1978.
Holiday Heights is a canal neighborhood with a 60-month median of $1,038,250 on 18 closings. Lynn’s Highland Park has no water features on the roll and a median of $689,000 on 13. They draw different buyers.
Call Jesse at (239) 898-6072. We will pull the closed sales nearest yours, walk the property with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which record a Lynn’s Highland Park property belongs to, which of the few closings are true comparables, what the Town’s flood and rental rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the property well holds its price through inspection.
Small facts cost sellers contracts here: a Shell Mound Park sale used as a comparable because it is on the same street, a duplex priced from house sales, or rental income promised without a zoning letter. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so that none of those reach the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Lynn’s Highland Park home in Fort Myers Beach, call the team that prices from the closed sales nearest yours, assembles the survey, elevation, permit and flood file the day you list, and answers the buyer’s insurance and storm questions before they are asked. Few homes here come up for sale each year.
If you are thinking, “I need someone to sell my house in Lynn’s Highland Park, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling on Washington Avenue, Jefferson Street, Madison Court, Shell Mound Boulevard or Estero Boulevard, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Lynn’s Highland Park sold record, last 60 months: 13 closings in the Southwest Florida MLS at a $689,000 median, from $437,000 to $1,300,000, with a median of 82 days on market and 96.9 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Lynn’s Highland Park home valuation and we will send a value built from the closed sales nearest yours, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Fort Myers Beach sellers reach both partners directly.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a Lynn’s Highland Park home? Get a free Lynn’s Highland Park home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every 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.
These are the public primary documents a Lynn’s Highland Park seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| Section 720.401, Florida Statutes | Florida Legislature | The homeowners association disclosure summary and when it applies |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Land use code list | Lee County Property Appraiser | The use codes behind the single-family, multifamily and vacant split |
| Ordinance 18-01 | Town of Fort Myers Beach | The Town’s vacation rental registration rules |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Lynn’s Highland Park. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.