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 McPhie Park, the neighborhood of Estero Boulevard, Lauder Street, Dundee Road, Seminole Way, Sterling Avenue, Falkirk Street and Lanark Avenue on the southern half of Estero Island in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 135 McPhie Park residential parcels in the Town of Fort Myers Beach taxing district. The Town, on Estero Island, incorporated on December 31, 1995, so Town Hall at 6231 Estero Boulevard (239-765-0202), and not unincorporated Lee County, issues your building permits, applies the flood rules and registers vacation rentals, and the Town’s levy is on your tax bill. The roll counts 88 single-family parcels, 42 vacant residential lots, 4 small multifamily parcels and 1 submerged parcel here, ZIP 33931.
In the 36 months to October 7, 2026 the Southwest Florida MLS recorded 16 McPhie Park closings at a median of $993,750, from $467,500 to $11,250,000, with a median of 78.5 days on market and a median of 91.7 percent of the final list price. The last 12 months hold 5 closings and the last 24 hold 9, so 36 months is the first window with ten or more, and it leads this page. All 16 sales are printed below with their final list prices.
To sell a McPhie Park home in Fort Myers Beach in 2026, price it from the closed homes that share its side of Estero Boulevard, its water and its age, have the survey, elevation certificate, permit history and flood disclosure ready before the first showing, and expect negotiation: 15 of the last 16 sales closed below final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No two McPhie Park houses price alike. The county roll dates the 83 improved parcels from 1950 to 2024, with 50 built before 1980, and the 36-month record runs from $281 to $2,295 per square foot, a spread of more than eight to one inside one neighborhood name. One closing, at $11,250,000, is more than five times the next highest price in the window.
These are the ten facts about selling a McPhie 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 McPhie Park Home in 2026? · Why List Your McPhie Park Home With McGreevy and Comisar? · What Is the McPhie Park Market Doing for Sellers Right Now? · What Did McPhie Park Homes Sell For? · How Long Do McPhie Park Listings Take to Sell, and How Close to List Price? · Have McPhie Park Owners Sold for More Than They Paid? · A McPhie Park Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a McPhie Park Home? · What Moves the Value of a McPhie Park Home: Gulf Side, Canal, Elevation and New Construction? · What Fees Will Your McPhie Park Buyer Pay Each Year? · Who Insures a McPhie Park Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a McPhie Park Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in McPhie Park? · Which Rules Affect a McPhie Park Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a McPhie Park Home? · How Do We Negotiate a McPhie Park Contract? · McPhie Park vs Shell Mound Park: Which Will Your Buyer Choose? · What Does It Cost to Sell a McPhie Park Home? · Do I Pay Capital Gains Tax When I Sell My McPhie Park Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free McPhie Park Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, McPhie Park Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your McPhie 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, ranked Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida in RealTrends 2026. McPhie Park owners hire us because we read the deed before we choose the comparables and negotiate every offer ourselves.
If you are searching for the best realtor to sell your McPhie Park home, or thinking, “I need a listing agent who knows a Gulf-side lot on Estero Boulevard from a canal lot on Dundee Road,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 36 McPhie Park closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll. That join shows 26 of the 36 on a parcel whose legal description names a McPhie Park plat, nine on Bahia Via and Curlew Street parcels described another way, and one address that matched no parcel. We tracked every county-qualified sale of a McPhie Park parcel back to 2005 and queried the FEMA flood layer at four addresses and the neighborhood’s center point.
We will not price a 1960s canal house on Falkirk Street off the $11,250,000 sale of a 2023 Gulf-side house because both carry the McPhie Park name, quote an association fee that no document supports, or tell a buyer a lot may be rented by the week before the Town has confirmed it. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free McPhie Park home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed homes nearest yours in position, size and age, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Only 5 homes here closed through the MLS in the last year, so the owner who lists next should make us the first call.
The McPhie Park market in Fort Myers Beach is thin and split in two: 16 Southwest Florida MLS closings in 36 months at a $993,750 median, a median of 78.5 days on market and 91.7 percent of final list price, against 4 active listings, three of them asking $2,250,000 or more, and 1 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 McPhie Park home valuation page carries the value history by size and year.
We pulled every McPhie Park closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The 12-month window holds 5 closings and the 24-month window 9, so the first window with 10 or more is 36 months, with 16, and it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 5 | the median of these 5 closings is $650,000 | $467,500 to $2,097,998 | $620 (of these 5) | 123 (of these 5) | 97.8% (of these 5) |
| 24 months | 9 | the median of these 9 closings is $675,000 | $467,500 to $2,097,998 | $664 (of these 9) | 108 (of these 9) | 92.9% (of these 9) |
| 36 months | 16 | $993,750 | $467,500 to $11,250,000 | $663 | 78.5 | 91.7% |
| 60 months | 36 | $1,137,175 | $467,500 to $11,250,000 | $675 | 38.5 | 94.5% |
None of the 36 is a Sold Data Entry record, so every closing has a listing history and every figure uses the full count. The 36-month median is the midpoint of the two middle sales, $852,500 and $1,135,000, so no house actually sold at $993,750, and nothing closed between those two prices in three years. Five closings in 12 months is too few to read a direction from, and we draw none.
The 11 closings of the year ending October 2022 had a median of $1,175,000 and sold in a median of 24 days at 96.3 percent of final list, the only 12-month slice of the five large enough for a median. That year and the next hold 20 of the 36 closings. Since then the neighborhood has closed 7, 4 and 5 homes a year, so every sale now carries weight as a comparable, and yours will too.
On October 7, 2026 the Southwest Florida MLS showed 4 active listings in McPhie Park and 1 pending sale. A re-check of the MLS on October 29, 2026 found 5 McPhie Park listings active, from $899,000 to $4,495,000 at a median of $2,250,000: the four from October 7, with 140 Bahia Via listed again under a new MLS number at the same $2,250,000, plus a new listing at 220 Curlew St at $1,594,500. The October 7 pending sale at 5809 Lauder St no longer showed as pending, and no McPhie Park closing was recorded after October 7.
| Street address | Status | List price | Living area (sq ft) | List price per sq ft | Days listed |
|---|---|---|---|---|---|
| 5921 Estero Blvd | Active | $4,495,000 | 4,392 | $1,023 | 259 |
| 5698 Estero Blvd | Active | $4,250,000 | 3,051 | $1,393 | 71 |
| 140 Bahia Via | Active | $2,250,000 | 2,210 | $1,018 | 196 |
| 5809 Lauder St | Pending | $1,799,990 | 2,220 | $811 | 133 |
| 270 Dundee Rd | Active | $899,000 | 1,200 | $749 | 82 |
The median active asking price is $3,250,000 and the median active listing has been on the market 139 days. Asking prices are not sales: the three active listings above $2,000,000 ask $1,018 to $1,393 per square foot, and only two of the 16 closings in 36 months reached $1,000 per square foot.
The roll explains the gap. It carries no year built for 5921 Estero Boulevard, and it still codes 5698 Estero Boulevard and 140 Bahia Via as vacant residential lots, while the pending house at 5809 Lauder Street is dated 2023. So the roll has not caught up with three of the four active listings, which is what a newly built house looks like before it is assessed, though we did not confirm any construction date. The fourth, at 270 Dundee Road, is a 1959 canal house, the only listing a seller of an older home competes with directly.
Four active homes against 16 closings in 36 months is about 9.0 months of supply by the simple method, actives divided by closings per month. At the 12-month pace of 5 closings it is 9.6 months, and at the 60-month pace of 36 it is 6.7. The whole of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months. No active listing asks under $750,000, a band that produced 5 of the 16 closings.
The county’s record of qualified improved sales is a separate series, counted differently, and we show it beside the MLS without blending.
| Window | County-qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 3 | not a median: the three sales are $625,000, $1,150,000 and $2,072,999 | $625,000 to $2,072,999 |
| 24 months | 6 | the median of these 6 sales is $912,500 | $520,075 to $2,072,999 |
| 36 months | 9 | the median of these 9 sales is $1,150,000 | $520,075 to $2,150,000 |
| 60 months | 19 | $975,000 | $511,000 to $3,000,000 |
The county’s first window with 10 or more is 60 months, with 19 qualified sales dated November 2, 2021 to June 29, 2026. All nine county sales of the last 36 months are also MLS closings. The other seven MLS closings are missing from the county series for four different reasons: three sit on Bahia Via and Curlew Street parcels outside the plat match, two (5940 Estero Boulevard at $11,250,000 and the December 2023 sale of 306 Seminole Way) are deeds the county holds but does not code as qualified, and two (5830 Lauder Street in September 2025 and 123 Falkirk Street in May 2026) do not appear in the county file we hold.
The county adds two sales the MLS never saw: 5815 Estero Boulevard at $785,000 in March 2023 and 171 Lanark Avenue at $550,000 in August 2023. Both houses later sold through the MLS for more. The two records also disagree on one price: the June 29, 2026 sale of 306 Seminole Way is $2,097,998 in the MLS and $2,072,999 in the county file, and we print both.
Each row uses that neighborhood’s own publish window from the same Southwest Florida MLS pull, the first window with 10 or more closings, or 60 months where no shorter window reaches 10, so read the window with the row. Months of supply is active listings divided by closings per month in that window.
| Neighborhood | Window and closings | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| Laguna Shores | 24 months, 12 | 141 | 96.8% | 10 | 20.0 |
| Fairview Isles, every listing under the name | 12 months, 23 | 98 | 93.6% | 15 | 7.8 |
| Sandpiper Village | 60 months, 19 | 20 | 90.8% | 5 | 15.8 |
| Holiday Heights | 60 months, 18 | 45.5 | 91.9% | 2 | 6.7 |
| Venetian Gardens | 60 months, 17 | 24 | 94.7% | 1 | 3.5 |
McPhie Park sellers collected a smaller share of final list than sellers in five of the six neighbors, and only Sandpiper Village, at 90.8 percent, was lower. Its supply is in the middle of the group. All of ZIP 33931 in 12 months shows 397 closings, a median of 92 days and 93.8 percent of final list. Single-family homes across the ZIP, found by joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), show 273 closings in 36 months at a median of $980,000, $588 per square foot and 93.1 percent of final list. The nearest neighbors are Holiday Heights, about 0.45 mile from the center of McPhie Park in a straight line, Sandpiper Village, about 0.71 mile, and Laguna Shores, whose owners have our page on selling a home in Laguna Shores.
McPhie Park homes in Fort Myers Beach sold for $467,500 to $11,250,000 in the 36 months to October 7, 2026, with a median of $993,750 across 16 Southwest Florida MLS closings at $663 per square foot. Every closing is listed below with its final list price, so a seller can see what was asked and what was paid.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Percent of list is the sold price divided by the final list price.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| July 10, 2026 | 245 Bahia Via | $750,000 | $650,000 | 86.7% | 2,232 | $291 | 254 |
| June 29, 2026 | 306 Seminole Way | $1,900,000 | $2,097,998 | 110.4% | 2,936 | $715 | 123 |
| June 25, 2026 | 5815 Estero Blvd | $1,289,000 | $1,150,000 | 89.2% | 1,431 | $804 | 112 |
| May 22, 2026 | 123 Falkirk St | $474,900 | $467,500 | 98.4% | 1,664 | $281 | 29 |
| February 5, 2026 | 244 Dundee Rd | $639,000 | $625,000 | 97.8% | 1,008 | $620 | 291 |
| September 24, 2025 | 5830 Lauder St | $1,279,000 | $1,135,000 | 88.7% | 1,710 | $664 | 19 |
| July 9, 2025 | 5719 Estero Blvd | $2,100,000 | $1,950,000 | 92.9% | 2,887 | $675 | 40 |
| May 7, 2025 | 171 Lanark Ave | $770,000 | $675,000 | 87.7% | 1,020 | $662 | 108 |
| April 22, 2025 | 5731 Lauder St | $550,000 | $520,075 | 94.6% | 770 | $675 | 67 |
| August 8, 2024 | 5940 Estero Blvd | $11,900,000 | $11,250,000 | 94.5% | 4,902 | $2,295 | 19 |
| May 17, 2024 | 240 Dundee Rd | $875,000 | $775,000 | 88.6% | 1,540 | $503 | 90 |
| March 21, 2024 | 220 Curlew St | $1,545,000 | $1,400,000 | 90.6% | 2,191 | $639 | 289 |
| March 8, 2024 | 360 Seminole Way | $2,200,000 | $2,150,000 | 97.7% | 2,050 | $1,049 | 8 |
| February 9, 2024 | 180 Curlew St | $899,000 | $852,500 | 94.8% | 1,424 | $599 | 7 |
| December 15, 2023 | 306 Seminole Way | $899,000 | $775,000 | 86.2% | 1,304 | $594 | 337 |
| November 22, 2023 | 164 Sterling Ave | $1,350,000 | $1,175,000 | 87.0% | 1,366 | $860 | 30 |
The 16 final list prices add up to $29,419,900 and the 16 sold prices to $27,648,073, so sellers as a group collected 94.0 percent of what they were last asking. That is higher than the 91.7 percent median because the largest sale, which is 41 percent of the dollars, closed at 94.5 percent. Take that one sale out and the median of the other 15 closings is $852,500.
Thirteen of the 16 closings sit on a parcel whose county legal description names McPhie Park Unit 1, 2 or 3. The other three, at 245 Bahia Via, 220 Curlew Street and 180 Curlew Street, carry the McPhie Park name in the listing only: the roll describes the Bahia Via parcel by metes and bounds and codes it multifamily, and the two Curlew Street parcels by a line run from a corner of Unit 2. The median of the 13 closings on platted McPhie Park lots is $1,135,000, at $675 per square foot, which is $141,250 above the 16-closing median. A seller on a platted lot and a seller on Curlew Street are not reading the same number.
The roll carries a heated area for 14 of the 16 closings, and on five of them the listing’s living area differs from it: 5815 Estero Boulevard is 1,431 square feet in the listing and 860 on the roll, 220 Curlew Street 2,191 against 1,128, 5940 Estero Boulevard 4,902 against 4,493, 360 Seminole Way 2,050 against 2,018 and 180 Curlew Street 1,424 against 1,460. The record does not say why. Price per square foot moves with the denominator, and at 5815 Estero Boulevard the same $1,150,000 is $804 on the listing’s figure and $1,337 on the roll’s, so we measure a listing ourselves and check whether added space was permitted.
McPhie Park listings in Fort Myers Beach took a median of 78.5 days to sell in the 36 months to October 7, 2026 and closed at a median of 91.7 percent of the final list price. Six sold within 30 days, four took more than 180, and only one of the 16 sold above its final asking price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Final list price is the last asking price before contract, so a home that was reduced twice shows only its last number, and the true gap from the first asking price is wider than these figures.
| Days on market | Closings | Median percent of final list for the group | Sold prices |
|---|---|---|---|
| 30 days or fewer | 6 | the median of these 6 is 94.7% | $467,500 to $11,250,000 |
| 31 to 90 days | 3 | the median of these 3 is 92.9% | $520,075 to $1,950,000 |
| 91 to 180 days | 3 | the median of these 3 is 89.2% | $675,000 to $2,097,998 |
| More than 180 days | 4 | the median of these 4 is 88.6% | $625,000 to $1,400,000 |
The shortest sale took 7 days, at 180 Curlew Street, and the longest 337, at 306 Seminole Way in 2023. Over the full 60 months the median was 38.5 days across 36 closings. Groups of three to six prove nothing about speed and price. The highest price in the record and the lowest both sold inside a month, at 19 and 29 days, and the four slowest sales each carried 254 to 337 days of taxes, insurance and upkeep.
Four of the 16 closed at 95 percent of final list or better, five between 90 and 94.9 percent, and seven below 90 percent. The lowest was 86.2 percent, the $775,000 sale of 306 Seminole Way in December 2023 from a final list of $899,000. The median gap between final list and sold price was $100,000, and the widest was $650,000, on the $11,250,000 sale.
The one sale above list is the same address. On June 29, 2026, 306 Seminole Way closed at $2,097,998 against a final list of $1,900,000, 110.4 percent, with a listed living area of 2,936 square feet against 1,304 at the 2023 sale. The record does not say why, so we treat it as one data point. Over 60 months, 31 of the 36 closings sold below final list, 2 at it and 3 above it, and the two earlier sales above list closed in November 2021 and March 2022.
In the county record, yes, every time. The Lee County file holds 11 McPhie Park qualified sales in the 60 months to October 7, 2026 that can be paired with the same parcel’s previous qualified sale, and all 11 sold for more, by a median of $400,000 before selling costs and improvements. The MLS adds three resales that lost money.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A repeat pair sets a parcel’s qualified sale against the qualified sale before it in the county’s files, where the earliest McPhie Park sale we hold is dated January 2005. A pair measures two recorded prices, not your gain, which is counted from your basis. We use the county’s 60-month window here because it is the county series’ first window with 10 or more sales.
| Street address | Previous qualified sale | Sale in the last 60 months | Change | Years between |
|---|---|---|---|---|
| 306 Seminole Way | October 2011, $350,000 | June 2026, $2,072,999 | gain of $1,722,999 | 14.7 |
| 5815 Estero Blvd | March 2023, $785,000 | June 2026, $1,150,000 | gain of $365,000 | 3.3 |
| 244 Dundee Rd | January 2018, $425,000 | February 2026, $625,000 | gain of $200,000 | 8.1 |
| 5719 Estero Blvd | August 2020, $1,550,000 | July 2025, $1,950,000 | gain of $400,000 | 4.9 |
| 171 Lanark Ave | August 2023, $550,000 | May 2025, $675,000 | gain of $125,000 | 1.7 |
| 360 Seminole Way | August 2015, $1,149,900 | March 2024, $2,150,000 | gain of $1,000,100 | 8.5 |
| 381 Seminole Way | November 2005, $1,800,000 | May 2023, $3,000,000 | gain of $1,200,000 | 17.5 |
| 5770 Lauder St | August 2021, $513,000 | March 2023, $775,000 | gain of $262,000 | 1.6 |
| 5811 Lauder St | December 2020, $325,000 | March 2022, $537,500 | gain of $212,500 | 1.2 |
| 5700 Estero Blvd | May 2019, $1,327,500 | December 2021, $2,450,000 | gain of $1,122,500 | 2.7 |
| 98 Sterling Ave | June 2018, $1,700,000 | December 2021, $2,300,000 | gain of $600,000 | 3.5 |
The smallest gain was $125,000, at 171 Lanark Avenue in 1.7 years, and the largest $1,722,999, at 306 Seminole Way over 14.7 years. The other 8 of the county’s 19 qualified sales in the window have no earlier qualified sale in the file, so they cannot be paired. Three rows need a caution. At 306 Seminole Way the roll carries no year built, and the listing’s living area more than doubled between the 2023 and 2026 sales, so the two prices may describe two different houses. The parcels at 5700 Estero Boulevard and 98 Sterling Avenue are coded as vacant lots today. And 5770 Lauder Street sold four times in under three years, at $630,000, $772,500, $513,000 and $775,000, so its gain depends on which purchase you measure from.
The MLS record tells a less comfortable story, because it includes the Bahia Via and Curlew Street addresses and the deeds the county does not code as qualified. Six addresses closed twice through the MLS inside the 60 months.
| Street address | First MLS closing | Second MLS closing | Change |
|---|---|---|---|
| 245 Bahia Via | February 1, 2022, $1,175,000 | July 10, 2026, $650,000 | decline of $525,000 |
| 123 Falkirk St | November 11, 2021, $511,000 | May 22, 2026, $467,500 | decline of $43,500 |
| 129 Curlew St | April 12, 2022, $910,000 | May 2, 2023, $650,000 | decline of $260,000 |
| 275 Bahia Via | January 20, 2022, $985,000 | April 14, 2023, $1,200,000 | gain of $215,000 |
| 5840 Estero Blvd | December 3, 2021, $3,000,000 | February 16, 2022, $3,550,000 | gain of $550,000 |
| 306 Seminole Way | December 15, 2023, $775,000 | June 29, 2026, $2,097,998 | gain of $1,322,998 |
Three gained and three declined. All three declines began with a purchase between November 2021 and April 2022, in the year before Hurricane Ian, and ended with a sale after it. One caution applies to 123 Falkirk Street: the county holds a January 2026 deed on that parcel at $271,100 that it does not code as qualified, so the May 2026 seller may not be the 2021 buyer. The roll codes 129 Curlew Street as a vacant lot today.
The five county pairs that began before 2019 gained $200,000 to $1,722,999, and the two that began with off-market purchases in 2023, after the storm, gained $125,000 and $365,000. The losses are in the MLS record, among owners who paid 2021 and 2022 prices. If you bought in those two years, plan your sale from your net proceeds and not from the price you paid.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a McPhie Park sale can run. A one-story 1951 house at 5815 Estero Boulevard, on the side of the boulevard away from the Gulf, sold on June 25, 2026 for $1,150,000 after 112 days on market, $139,000 under its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $1,150,000 from a final list price of $1,289,000, which is 89.2 percent of final list, one of seven closings in the window below 90 percent. The listing entered three bedrooms, two baths and 1,431 square feet, which makes $804 per square foot, against a McPhie Park median of $663. The county roll describes a one-story house built in 1951 with 860 heated square feet and a pool, on a lot in McPhie Park Unit 1, recorded at Plat Book 8, Page 52, with no Gulf, canal or bay flag, no seawall and no dock, and it carries the parcel at a just value of $665,605. The county file records the same June 25, 2026 sale at $1,150,000, and the parcel’s previous qualified sale on March 10, 2023 at $785,000, a sale that never appeared in the MLS.
Six of the 16 closings in the window sit on lots with no water flag, and they are the natural comparables: 5731 Lauder Street at $675 per square foot, 171 Lanark Avenue at $662, 5830 Lauder Street at $664, 5719 Estero Boulevard at $675, 164 Sterling Avenue at $860 and this one. The final list price of $1,289,000 works out to $901 per square foot on the listing’s area, above all five of the others. The closed price of $804 still finished second among the six.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $75,250 with buyer-agent compensation and $46,500 without it, for a net before payoff of $1,074,750 or $1,103,500. The stamp tax is 11,500 units of $100 at $0.70, or $8,050, and the title premium is $575, plus $4,500 on the next $900,000, plus $375 on the $150,000 above $1,000,000, or $5,450. We do not know what the actual seller paid, offered or owed.
First, the result was a good one measured from the record: $365,000 above the March 2023 recorded price in 3.3 years, and $484,395 above the county’s just value. Second, the roll’s heated area is 571 square feet smaller than the listing’s, and the buyer’s appraiser reads both, so the difference had to be explained with permits or a measurement. Third, an asking price above every dry-lot closing in the neighborhood invited the negotiation that followed, and it took 112 days to finish. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $1,150,000 works out to about $15,307 a year in property tax before exemptions, about $42 a day.
We price a McPhie Park home in Fort Myers Beach from the closed sales nearest to it in position on the island, water, living area, age and floor elevation, starting with its own street and prior sale, then test it against the active listings and the season. The $993,750 neighborhood median is a reference point and never the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We confirm the legal description first. The roll ties 56 parcels to McPhie Park Unit 1 at Plat Book 8, Page 52, 17 to Unit 2 at Page 59 and 63 to Unit 3 at Page 67. Your deed says which you own, or whether yours is one of the Bahia Via and Curlew Street parcels described another way, and that decides which sales an appraiser will accept beside yours.
A McPhie Park lot is one of four things on the roll: on the Gulf (24 parcels), on a canal (37), on the bay (6, all on Seminole Way) or none of those (68). Each trades in its own range. We place your house in its group first, and only then compare living area.
The MLS and the roll do not record the height of the lowest floor, the age of the roof, the condition of a seawall, whether a dock is permitted, whether the lot has deeded beach access or whether the home was repaired or rebuilt after 2022. Those are what a buyer’s insurer and lender price, so we collect them from you, the Town’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
A price has to win against what is for sale. With one active listing under $2,000,000 on October 7 (two on October 29), an older home priced on the closings has little direct competition inside the neighborhood, so we also show you the nearest listings in Holiday Heights and Shell Mound Park, where your buyer is also looking. We plan the first three weeks, because six of 16 sellers found their buyer inside 30 days.
Four things move the value of a McPhie Park home in Fort Myers Beach: whether the lot is on the Gulf, a canal, the bay or a dry street, the height of the lowest floor against the flood map, whether the house is 1960s construction or new, and whether the Town’s weekly rental limit applies to the lot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll flags 24 parcels as on the Gulf, 21 of them on Estero Boulevard between 5720 and 5980 and the others on Gulf Drive, Aberdeen Avenue and Sterling Avenue. Fifteen of the 24 are vacant lots today. In 60 months the MLS recorded five closings on four Gulf-flagged parcels: $2,300,000 at 98 Sterling Avenue in December 2021, $3,000,000 and then $3,550,000 at 5840 Estero Boulevard in December 2021 and February 2022, $4,800,000 at 5950 Estero Boulevard in December 2022 and $11,250,000 at 5940 Estero Boulevard in August 2024. Two of the four parcels are coded vacant now. Five sales on four lots cannot set a price per front foot, so we state none, and we price a Gulf-side lot against these five.
Of the 16 closings in 36 months, nine were on canal-flagged parcels, six had no water flag and one was on the Gulf. The nine canal closings ran from $467,500 to $2,150,000, and the median of these 9 closings is $775,000. The six dry-lot closings ran from $520,075 to $1,950,000, and the median of these 6 closings is $1,142,500. The dry lots did not sell for less. Six of the nine canal closings were houses the roll dates before 1980, against three of the six dry-lot closings, so the comparison says more about the houses than the water. No bay-flagged lot closed in the window; the last was 381 Seminole Way at $3,000,000 in May 2023.
By the roll’s year built, the nine pre-1980 homes that sold in the last 36 months ran from $467,500 to $1,400,000 and from $281 to $804 per square foot, and the median of these 9 closings is $675,000. The five dated 1980 or later sold at $1,135,000, $1,175,000, $1,950,000, $2,150,000 and $11,250,000. The roll’s own values split the same way: a median just value of $637,367 across the 50 improved parcels built before 1980, $792,142 across the 14 built from 1980 to 1999 and $1,811,589 across the 19 built in 2000 or later. What a buyer pays for is the floor height: the Town requires new or substantially improved buildings at the base flood elevation plus one foot, which is 13 feet NAVD88 at the four Estero Boulevard addresses we tested.
The roll dates three parcels to 2023 or later: 5809 Lauder Street (2023, pending at $1,799,990), 5940 Estero Boulevard (2023, sold for $11,250,000) and 5901 Estero Boulevard (2024). Forty-two of the 135 residential parcels, 31.1 percent, are vacant lots, with a median just value of $514,745. Five addresses that closed through the MLS in 2021 and 2022 are coded vacant today. For the owner of an older house at grade, the buyer may be a builder.
The roll flags a seawall on 49 of 135 parcels, a boat dock on 16 and a pool on 49, and four of the 16 closings carried a dock flag. We did not confirm the route from any McPhie Park canal to open water or any depth.
The Town’s land development code limits rentals in certain zoning districts to one single family per one-month period with a one-week minimum stay, and it exempts land between Estero Boulevard and the Gulf and land directly adjoining the bay side of Estero Boulevard. Forty-three McPhie Park parcels have an Estero Boulevard address. Whether a particular lot falls inside an exemption is the Town’s call, and a written answer from the Town belongs in the listing file, because a buyer underwriting rental income will pay for certainty and discount a guess.
A McPhie Park buyer in Fort Myers Beach should expect no association fee, though none is verified: listing-entered annual recurring fees on 36 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern). The yearly costs that matter are property tax, flood and wind insurance, and any seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 36 closings in 60 months carry a listing-entered homeowners association fee of $0, a master association fee of $0 and total annual recurring fees of $0. These fields are typed by the listing agent, and they are not evidence that no recorded restriction exists.
Searches of the Florida Division of Corporations for MCPHIE PARK and MC PHIE on October 7, 2026 returned no entity, so no matching active Florida corporation was confirmed for this neighborhood. We found no recorded declaration, budget, rulebook, management company or community website. The recorded plats are Plat Book 8, Pages 52, 59 and 67, and any deed restrictions would sit in the Lee County Official Records, so the title commitment is where the question is settled for your lot.
A buyer adds the yearly costs to the mortgage before deciding what to offer. At the Town district’s 2026 applied millage of 13.3108, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $625,000 works out to about $8,319 a year before exemptions and non-ad valorem charges, $993,750 to about $13,228 and $1,950,000 to about $25,956. Lee County’s solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026. A buyer’s bill follows the county’s assessed value after the sale, not yours.
A McPhie Park home in Fort Myers Beach is insured through three coverages in most cases: homeowners, wind and flood. Every address we tested is in a Special Flood Hazard Area, so a lender will require flood coverage, and a buyer’s insurer will ask for the roof age, a wind mitigation inspection and the elevation certificate before quoting.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Lee County Property Appraiser roll file October 4, 2026)
We quote no premium for any route, because a premium belongs to one house and one buyer.
Flood coverage comes from the National Flood Insurance Program or a private carrier. FEMA’s Risk Rating 2.0 prices each NFIP policy on the property’s own characteristics, including elevation and distance to water, and FEMA says most NFIP rates cannot rise more than 18 percent a year. FEMA’s community status book lists the Town of Fort Myers Beach at Class 5 in the Community Rating System, a 25 percent discount with an effective date of April 1, 2026. FEMA’s Increased Cost of Compliance coverage can pay up to $30,000 toward compliance after the Town issues a substantial-damage determination, so keep any such letter in the file.
Section 627.351(6)(aa) of the Florida Statutes makes flood coverage a condition of a Citizens Property Insurance personal residential policy. Homes in a Special Flood Hazard Area came under the rule first, and it reaches every Citizens policy from January 1, 2027. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which stays valid for up to five years if the structure has not changed and was revised effective April 1, 2026. Lee County’s hazard layer shows a 160 mile per hour design wind speed and a wind-borne debris region at the points we tested, so a seller with a newer roof, shutters or impact glass should have the inspection done before listing.
A McPhie Park seller in Fort Myers Beach must give the buyer the section 689.302 flood disclosure at or before contract, the property tax disclosure summary under section 689.261, and the truth about known defects that are not readily observable. If a mandatory homeowners association governs the lot, the section 720.401 summary is owed before the buyer signs.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 720.30851 as read October 7, 2026; Florida Division of Corporations records)
This is information, not legal advice; your contract and 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 about known flood damage, flood claims and flood assistance. On an island where the U.S. Geological Survey’s Hurricane Ian marks ran from 10.5 to 13.8 feet NAVD88, answer it from your records and not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. In a 1960s beach house that means known 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 warning the buyer not to rely on the seller’s current taxes.
Probably not, and the recorded documents decide. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and the seller supplies it on a resale. If it is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. We confirmed no association for McPhie Park and no recorded declaration, and all 36 listings entered a fee of $0. Chapter 718, the condominium act, does not apply to a platted single-family lot. Ask your closing agent to read the recorded covenants before you list, and if yours is one of the four parcels coded multifamily, ask whether its own documents add anything.
Where an association has the power to assess a lot, section 720.30851 lets the closing agent request an estoppel certificate stating what is owed. Florida law caps the fee, and we print no dollar amount. Where no association exists, there is no certificate to order.
Buyers in McPhie Park, Fort Myers Beach ask four things before the kitchen: which flood zone the lot is in, how high the lowest floor sits, what Hurricane Ian did to the house, and whether the roof, seawall, dock and repairs were permitted and closed. A seller who answers all four in writing keeps the contract together.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0566G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We asked FEMA’s National Flood Hazard Layer for the zone at four addresses and the neighborhood’s center point. All are on panel 12071C0566G, effective November 17, 2022, in the Town of Fort Myers Beach, datum NAVD88.
| Address tested | FEMA zone | Base flood elevation (ft) |
|---|---|---|
| 5680 Estero Blvd | AE | 12 |
| 5750 Estero Blvd | AE | 12 |
| 5745 Estero Blvd | AE | 12 |
| 5781 Estero Blvd | AE | 12 |
| Center point of the 135 parcels | AE | 11 |
This is what the FEMA flood map indicates at these addresses. It is not a statement about any other lot, and every point we sampled is in evacuation zone A. Send your buyer to the panel and to your elevation certificate. A segment of the state’s coastal construction control line lies within 100 meters of the center point, and whether any lot is seaward of it is not confirmed, so a Gulf-side seller should have a survey that shows the line.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of inundation above ground on Fort Myers Beach and Estero Island and says, in its words, “In Fort Myers Beach alone, an estimated 900 structures were totally destroyed, and 2,200 were damaged.” For Helene and Milton in 2024 the National Weather Service reported Lee County coastal water levels of 2 to 5 and 3 to 6 feet above mean higher high water. A buyer will ask how high the water came in your house and what was replaced.
The Town of Fort Myers Beach, not Lee County, issues the permits here. Work costing 50 percent or more of the building’s value is a substantial improvement that must meet current flood rules, with the lowest floor at the base flood elevation plus one foot. The Town’s page states that the calculation includes all permits obtained in the past five years, and the code text we read is silent on a look-back. So the permits you pulled since 2022 count toward your buyer’s renovation budget, in a neighborhood where 42 of 83 homes were built before 1975.
Three sets of rules affect a McPhie Park sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the recorded plats and any recorded restrictions, which bind the title; and the Town’s vacation rental registration. No declaration or rulebook is published for these lots, so the recorded documents and the Town’s current rules govern.
Data updated: October 2026 (Town of Fort Myers Beach short-term rental page, Ordinance 18-01 and land development code as read October 7, 2026)
We found no confirmed architectural review, buyer approval or pet rule for McPhie Park. Rental and pet terms are not published; the recorded declaration, if one exists in the Lee County Official Records, and the current rules govern, and a buyer should ask for them in the resale package. The roll places all 135 parcels in the Town without naming a zoning district, so a buyer planning to build should request a Town zoning verification.
Under Ordinance 18-01, a dwelling licensed as a vacation rental must register with the Town within 90 days of starting, show the Town’s registration number in every advertisement, renew each year and name a responsible party who can act within one hour, as the Town’s short-term rental page sets out. The Town’s page says a registration number does not pass to a new owner, so your buyer registers in their own name, and your rental history is evidence of demand, not a license.
The McPhie Park record leans only slightly toward winter: of 36 Southwest Florida MLS closings over 60 months, 19 closed from December through April and 17 from May through November, and no month holds more than 5. With counts this small the record cannot name a best month for a McPhie Park seller.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 2 | July | 3 |
| February | 5 | August | 1 |
| March | 5 | September | 1 |
| April | 3 | October | 2 |
| May | 5 | November | 2 |
| June | 3 | December | 4 |
February, March and May share the lead with 5 closings each, and August and September hold one each in five years. The 19 December to April closings had a median sold price of $1,175,000, a median of 49 days on market and 94.8 percent of final list price. The 17 May to November closings had a median of $1,135,000, 30 days and 92.9 percent. Both groups mix five different years, so the gap is a description and not a forecast. A closing follows its contract by weeks, so a fall listing is the one positioned for winter buyers.
We market a McPhie Park home in Fort Myers Beach by leading with what its buyers search for: the side of Estero Boulevard, the water, the floor elevation, the roof and the permit file. We photograph the lot from the water side, publish the documents with the listing, and reach local and seasonal buyers through the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography; a floor plan with a measured living area and a note where it differs from the county roll; the legal description, so no appraiser mistakes a Curlew Street sale for a platted-lot comparable; and the survey, elevation certificate and flood disclosure ready to send.
We negotiate every McPhie Park offer ourselves, starting from the closings that support your price: the median sale closed at 91.7 percent of final list, so an offer near 92 percent on a correctly priced house is the market, and one at 85 percent usually means the asking price was wrong. Price, terms, inspection and appraisal are negotiated together.
Most contracts on the island fail or get renegotiated in the inspection period, when the buyer’s insurance quotes arrive. We prepare for that before the listing goes live with the wind mitigation report, the elevation certificate, the roof age in writing and the permit history. A financed buyer’s appraiser needs closings that match your house, and 16 sales from $281 to $2,295 per square foot offer plenty of wrong ones, so we hand the appraiser the comparables with the reason each belongs.
A buyer choosing between McPhie Park and Shell Mound Park, two single-family neighborhoods about 1.8 miles apart in the Town of Fort Myers Beach, picks McPhie Park for a Gulf-side lot, a newer house or land to build on, and Shell Mound Park for a canal lot with a dock at a lower price per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns come from the same Southwest Florida MLS pull and the same county roll, and the 36-month window is used for both. Its owners have our page on selling a home in Shell Mound Park.
| Question a buyer asks | McPhie Park | Shell Mound Park |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 135 | 149 |
| Improved parcels | 83 | 124 |
| Vacant residential lots | 42 | 17 |
| Year built (roll) | 1950 to 2024, median 1973 | 1958 to 2024, median 1970.5 |
| Median heated area (roll) | 1,449 sq ft | 1,564.5 sq ft |
| Water flags on the roll | 24 Gulf, 37 canal, 6 bay | 0 Gulf, 106 canal, 9 bay |
| Seawall, dock and pool flags | 49, 16, 49 | 108, 62, 89 |
| MLS closings, 36 months | 16, median $993,750 | 21, median $825,000 |
| Price range, 36 months | $467,500 to $11,250,000 | $520,000 to $2,500,000 |
| Median price per sq ft, 36 months | $663 | $536 |
| Median days on market, 36 months | 78.5 | 100 |
| Median sale-to-final-list, 36 months | 91.7% | 93.9% |
| MLS closings, 60 months | 36 | 61 |
| Active and pending, October 7, 2026 | 4 active, 1 pending | 11 active, 0 pending |
| Months of supply at the 36-month pace | 9.0 | 18.9 |
| FEMA zone at tested points | AE, 11 to 12 ft | AE, 11 ft |
| Association on the state’s records | No entity found | No matching active corporation confirmed |
McPhie Park’s 36-month median is $168,750 higher and its median price per square foot $127 higher, on 16 sales that include one at $11,250,000. Its sellers waited less, a median of 78.5 days against 100, and collected a smaller share of final list, 91.7 percent against 93.9. Shell Mound Park trades more often, about 9.8 percent of its 124 improved parcels a year against 8.7 percent of 83 here, and carries twice the months of supply.
A buyer who wants a dock is likelier to find one in Shell Mound Park, where the roll flags 62 against 16. A buyer who wants a Gulf-flagged lot, a house built since 2000 or a lot to build on will look here, where 31.1 percent of parcels are vacant against 11.4 percent. Tell your buyer what this neighborhood has on the record: 4 competing listings instead of 11 on October 7, 2026, and the only Gulf-flagged lots of the two.
Selling a McPhie Park home in Fort Myers Beach costs roughly 3.9 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $625,000 sale that is about $26,138 to $41,763, and on a $1,950,000 sale about $76,100 to $124,850, 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. The two prices are real closings in the Southwest Florida MLS. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000 up to $1,000,000 and $2.50 per $1,000 above that, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was the 1968 canal house at 244 Dundee Road, which closed on February 5, 2026 after 291 days at 97.8 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $625,000 | Southwest Florida MLS closing, February 5, 2026 |
| Listing commission, 2.75% | -$17,188 | 2.75% of $625,000 is $17,187.50 |
| Buyer-agent compensation, 2.5%, if offered | -$15,625 | 2.5% of $625,000 |
| Deed documentary stamp tax | -$4,375 | 6,250 units of $100 at $0.70 |
| Owner’s title policy | -$3,200 | $575 plus ($625,000 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 | -$41,763 | 6.68% of price |
| Estimated net before payoff, with buyer-agent compensation | $583,237 | $625,000 minus $41,763 |
| Estimated total costs, without buyer-agent compensation | -$26,138 | 4.18% of price |
| Estimated net before payoff, without buyer-agent compensation | $598,862 | $625,000 minus $26,138 |
The same assumptions apply, at the price of the two-story 2016 house at 5719 Estero Boulevard, which closed on July 9, 2025 after 40 days at 92.9 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,950,000 | Southwest Florida MLS closing, July 9, 2025 |
| Listing commission, 2.75% | -$53,625 | 2.75% of $1,950,000 |
| Buyer-agent compensation, 2.5%, if offered | -$48,750 | 2.5% of $1,950,000 |
| Deed documentary stamp tax | -$13,650 | 19,500 units of $100 at $0.70 |
| Owner’s title policy | -$7,450 | $575 plus $4,500 on the next $900,000 plus $2,375 on the $950,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$124,850 | 6.40% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,825,150 | $1,950,000 minus $124,850 |
| Estimated total costs, without buyer-agent compensation | -$76,100 | 3.90% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,873,900 | $1,950,000 minus $76,100 |
Your mortgage payoff; the property tax proration, a credit to the buyer for the part of the year you owned the house; the solid waste assessment proration; any estoppel certificate fee if an association turns out to exist (capped by statute; we print no dollar amount); and repairs or concessions agreed during the inspection period.
Possibly not, if the McPhie Park home is your main home. Under Section 121 (IRS Topic 701), a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for at least 2 of the 5 years before the sale. Florida has no state income tax.
A second home or a rental does not qualify the same way, and the record shows why the question matters here: 6 of the 11 county repeat sales were gains of $400,000 or more. Gain is measured from your basis, which includes qualifying improvements, so keep the receipts and the closed permits. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your McPhie Park home if it is insurable and financeable and you can give the market a season; take an investor or builder cash offer only when the house sits low, needs work a buyer’s insurer or lender would not accept, or you must close in days; sell by owner only if you already have a buyer.
The county file shows what the off-market route produced here: the two qualified sales of the last 60 months that never reached the MLS closed at $785,000 and $550,000 in 2023, and each house later resold through the MLS for $365,000 and $125,000 more. Our Fort Myers Beach seller page covers the island-wide picture.
You get a free McPhie Park home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed homes nearest yours in position, 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 McPhie 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 McPhie 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 house when an owner lists with us.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The reviewers worked with our team across Southwest Florida, and the words are their own.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions McPhie 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.
Price it from the nearest closed homes of your position, size and age, and put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing. Our McPhie Park valuation page starts the price work.
Choose the agent who can show you the closings behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every one of the 36 McPhie Park closings in the Southwest Florida MLS over 60 months for this page.
The Southwest Florida MLS recorded 16 closings in the 36 months to October 7, 2026, from $467,500 to $11,250,000, with a median of $993,750 and $663 per square foot.
The median was 78.5 days on market over the last 36 months, from 7 days to 337. Six of the 16 sold within 30 days and four took more than 180.
The median closing was 91.7 percent of the final list price over 36 months. Fifteen of 16 sold below final list, one above it, and seven sold below 90 percent.
On October 7, 2026 the Southwest Florida MLS showed 4 active listings from $899,000 to $4,495,000 and 1 pending sale at $1,799,990. Three of the four active listings ask $2,250,000 or more.
It leans that way on price: four active listings against 16 closings in three years is about 9.0 months of supply, and 15 of the last 16 sales closed below final list price.
No. The $993,750 median is the midpoint between an $852,500 sale and a $1,135,000 sale, in a range from $281 to $2,295 per square foot. Price from the sales that match your house.
The August 2024 sale at 5940 Estero Boulevard was a two-story house dated 2023 on a Gulf-flagged lot, with 4,493 heated square feet on the roll. No other sale in the 60-month record passed $4,800,000.
The record says yes without setting a figure: the five closings on Gulf-flagged parcels in 60 months ran from $2,300,000 to $11,250,000. Five sales on four lots cannot fix a premium, so we price Gulf-side lots against each other.
Not in this record. The nine canal closings of the last 36 months ran from $467,500 to $2,150,000 and the six dry-lot closings from $520,075 to $1,950,000. Age and size explain more than the canal does.
Yes, mostly through elevation and insurance. The nine pre-1980 homes that sold in 36 months topped out at $1,400,000, and the five dated 1980 or later started at $1,135,000.
Your legal description decides. The roll ties 135 residential parcels to the three plats in Plat Book 8, and nine of the 36 closings sold under the name sit on Bahia Via and Curlew Street parcels described another way.
Because the 13 closings on platted lots have a median $141,250 above the 16-closing median, so the wrong comparable set moves your price.
For an older house at grade, price both. The roll codes 42 lots vacant, 15 of them Gulf-flagged, with a median just value of $514,745, and five addresses that sold in 2021 and 2022 are lots today.
All 11 county-recorded repeat sales of the last 60 months closed above the previous qualified price, by a median of $400,000. Three of six same-address MLS resales lost money.
Because some homes sell without being listed. Two qualified sales in 2023, at 5815 Estero Boulevard and 171 Lanark Avenue, never reached the MLS. We read both records before pricing.
The McPhie Park record does not name one: 19 of 36 closings in 60 months fell from December through April and 17 from May through November. A fall listing is positioned for winter buyers.
Roughly 3.9 to 6.7 percent of the price before prorations and payoff. On a $625,000 sale our estimate is $26,138 without buyer-agent compensation and $41,763 with it, both negotiable.
On the $625,000 example, an estimated $583,237 to $598,862 before any mortgage payoff and tax proration. On the $1,950,000 example, $1,825,150 to $1,873,900. We prepare a net sheet for your own price.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, which is $0.70 per $100 of price under section 201.02. Custom is not law, and the contract controls.
No. Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised in the MLS, and whether to offer one is your decision.
The survey, the elevation certificate, the permit history, roof and mechanical ages, seawall and dock permits, insurance declarations and any flood claim paperwork, the flood disclosure and any recorded restrictions.
Section 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before contract.
Yes, where they are known facts that materially affect value and are not readily observable. That is the rule of Johnson v. Davis, and an as-is contract does not remove it.
The FEMA flood map indicates Zone AE at the five points we tested, with a base flood elevation of 12 feet at four Estero Boulevard addresses and 11 feet at the center point. An elevation certificate answers it for your lot.
It can. Work costing 50 percent or more of the building’s value must bring the house to the base flood elevation plus one foot, and the Town’s page states that permits from the past five years count.
None that we could confirm. The state’s records show no McPhie Park entity, and all 36 closings in 60 months entered a fee of $0. Your title commitment settles whether any recorded restriction binds your lot.
Only if an association with the power to assess your lot exists; your closing agent decides. Where one is issued, Florida law caps the fee, and we print no dollar amount.
Nothing to an association on the record we have. The yearly costs are property tax, about $13,228 on $993,750 at the 2026 applied millage of 13.3108 before exemptions, insurance, the $358.45 solid waste assessment and upkeep.
That depends on the lot. The Town’s one-week minimum and once-a-month limit exempt land between Estero Boulevard and the Gulf and land adjoining the bay side of the boulevard. Ask the Town in writing.
No. The Town’s page says a registration number does not pass to a new owner, so the buyer registers within 90 days of starting to rent.
Possibly not on a main home: the IRS allows an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, if you owned and used the home for 2 of the last 5 years. Ask your tax adviser.
Over 36 months McPhie Park closed 16 homes at a median of $993,750 and $663 per square foot, and Shell Mound Park closed 21 at $825,000 and $536. McPhie Park has 4 active listings against 11.
Call Jesse at (239) 898-6072. We will pull the closed homes nearest yours, walk the house and the lot with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which plat a McPhie Park house sits on, which of 16 closings are true comparables, what the Town’s flood, permit and rental rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the house well holds its price through the inspection period.
Small facts cost sellers contracts here: a Curlew Street sale used as a comparable for a platted lot, a living area that does not match the roll, a rental promise the Town has not confirmed, or a Gulf-side lot sold without a survey of the coastal line. 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 McPhie Park home in Fort Myers Beach, call the team that reads your deed before choosing comparables, 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 McPhie 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 Estero Boulevard, Lauder Street, Dundee Road, Seminole Way, Sterling Avenue, Falkirk Street or Lanark Avenue, 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.
McPhie Park sold record, last 36 months: 16 closings in the Southwest Florida MLS at a $993,750 median, from $467,500 to $11,250,000, with a median of 78.5 days on market and 91.7 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free McPhie Park home valuation and we will send a value built from the closed homes nearest yours, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a McPhie Park home? Get a free McPhie 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.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team 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.
These are the sources behind this McPhie Park seller page and our McPhie Park guide, read in October 2026: Florida statutes and state records first, then closing-cost and tax authorities, the Town of Fort Myers Beach, Lee County and the federal flood and storm records.
These are the public primary documents a McPhie Park seller in Fort Myers Beach should have in hand before listing, each hosted by the agency that issued it: two statutes, the county millage book, two Town documents, the hurricane report and the federal tax topic.
| 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 |
| Repair and improvement cost form | Town of Fort Myers Beach | The form used for the 50 percent test |
| Ordinance 18-01 | Town of Fort Myers Beach | The Town’s vacation rental registration rules |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for McPhie Park. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.