By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Ocean Harbor is a condominium of 150 homes in two towers at 4745 and 4753 Estero Blvd on Estero Island, inside the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. Ocean Harbor is part of the Fort Myers Beach market. This page is about the sale: what condos here have closed for, what a buyer will ask for and what you will net.
The name Ocean Harbor belongs to other Florida buildings too, including condominiums in Deerfield Beach and St. Augustine, so we pair it with Fort Myers Beach throughout. The figures below are for the 75 condos in the 4745 tower, built in 1991, and the 75 in the 4753 tower, built in 1992, and no others.
The Southwest Florida MLS records 15 Ocean Harbor closings in the 36 months to October 7, 2026, at a median of $670,000, from $451,250 to $1,212,000, with a median of 78 days on the market and a median sale of 92.4 percent of the final list price across the 14 that were marketed. On October 7 there were 3 condos active and none pending, and a re-check on October 29, 2026 found 5 active and none pending. Thirty-six months is the shortest window with ten or more closings, so it leads this page, and the Lee County series follows separately.
To sell an Ocean Harbor condo in Fort Myers Beach in 2026, price it from the nearest sale of the same floor plan in your tower, order the documents and estoppel before the first showing, and expect to negotiate: 13 of the 14 marketed condos that closed in the last 36 months sold under final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Ocean Harbor is two towers under one association, with three floor plans on the county roll and a price spread of more than two to one inside three years, so an average does little for an owner here. Only 5 condos closed in the last 12 months out of 150, which means the next closing will be one of the few sales the following seller is measured against.
These are the nine facts about selling an Ocean Harbor condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County records, the association’s state filing and Florida law, with the window beside each figure.
This seller’s guide runs from the market record to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers Ocean Harbor owners ask most. Each link jumps to its section on this page.
The Market and the Record: How Do I Sell My Ocean Harbor Condo in Fort Myers Beach in 2026? · Why List Your Ocean Harbor Condo in Fort Myers Beach With McGreevy and Comisar? · What Is the Ocean Harbor Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Ocean Harbor Condos in Fort Myers Beach Sell For in the Last 36 Months? · How Long Do Ocean Harbor Condo Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Ocean Harbor Owners in Fort Myers Beach Sold for More Than They Paid? · An Ocean Harbor Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price an Ocean Harbor Condo in Fort Myers Beach? · What Moves the Price of an Ocean Harbor Condo: Tower, Floor Plan, Floor and View? · What Fees Will Your Ocean Harbor Condo Buyer Pay Each Year? · Who Insures an Ocean Harbor Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must an Ocean Harbor Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Ocean Harbor in Fort Myers Beach? · Which Rules Affect an Ocean Harbor Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market an Ocean Harbor Condo in Fort Myers Beach? · How Do We Negotiate an Ocean Harbor Condo Contract? · Ocean Harbor vs Gullwing Beach Resort: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell an Ocean Harbor Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Ocean Harbor Condo in Fort Myers Beach? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Ocean Harbor Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Ocean Harbor in Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Ocean Harbor Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Ocean Harbor Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Ocean Harbor owners hire us because we price from the nearest like condo in the record, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Ocean Harbor condo, this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 23 Ocean Harbor closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 15 in the last 36 months, and we read all 151 parcels on the county roll, the 120 qualified deeds the county holds for the two towers since 2011, the state corporation record for the association and the federal flood layer at four addresses in the towers. As Top 1% Real Estate Agents Nationally Since 2008, our first question to an owner is which tower, which floor plan, which floor and what condition.
If you are weighing a sale, request a free valuation for your Ocean Harbor condo or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Ocean Harbor condo market is thin and gives buyers room to negotiate: 3 condos were active and none pending on October 7, 2026, against 5 closings in the last 12 months. Over 36 months the median closing was $670,000, at 92.4 percent of the final list price, after a median 78 days on the market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 15 Ocean Harbor closings in the 36 months to that date, for $11,207,684 in dollar volume. The median sale was $670,000 and the mean $747,179. The highest was $1,212,000, on June 20, 2024, and the lowest $451,250, on July 24, 2026. The median price per square foot was $493, from $316 to $907. One of the 15, dated August 26, 2024, was entered after closing through the MLS Sold Data Entry process and was never marketed there; it counts in the prices and is left out of days on market and the sale-to-list ratio, which rest on the other 14.
Thirty-six months leads because it is the shortest window with ten or more closings. The 12-month and 24-month rows hold fewer than ten, so each median there is the median of those closings only, and we draw no trend from them.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market (n) | Median sale-to-final-list (n) |
|---|---|---|---|---|---|---|
| Last 12 months | 5 | $600,000 | $451,250 to $825,000 | $455 | 94 (5) | 92.4% (5) |
| Last 24 months | 8 | $625,000 | $451,250 to $875,000 | $474 | 52 (8) | 92.1% (8) |
| Last 36 months | 15 | $670,000 | $451,250 to $1,212,000 | $493 | 78 (14) | 92.4% (14) |
| Last 60 months | 23 | $725,000 | $451,250 to $1,375,000 | $507 | 44 (22) | 94.9% (22) |
Hurricane Ian made landfall on September 28, 2022, and the record divides at that date. The 7 closings before it ran from $520,000 to $1,375,000, took 2 to 95 days with a median of 4, and 3 of the 7 closed above the final list price. The 16 closings since then have a median of $697,500, a median of 62 days on the market across the 15 that were marketed and a median sale of 92.4 percent of final list; 14 of those 15 closed below list, 1 at list and none above. We project neither group forward.
The MLS showed 3 Ocean Harbor condos active and none pending, all in the 4745 tower and all two-bedroom, two-bath condos. A re-check of the MLS on October 29, 2026 found 5 active and none pending: the same three, plus two 1,318 square foot condos in the 4753 tower, at $619,000 and $795,000, both listed since October 7. No closing had been recorded since the July 24, 2026 sale.
| Tower | Status | List price | Living area (sq ft) | Asking price per sq ft | Days on market |
|---|---|---|---|---|---|
| 4745 Estero Blvd | Active | $750,000 | 1,318 | $569 | 30 |
| 4745 Estero Blvd | Active | $510,000 | 1,430 | $357 | 61 |
| 4745 Estero Blvd | Active | $475,000 | 1,318 | $360 | 48 |
Two condos of the same 1,318-square-foot plan in the same tower ask $475,000 and $750,000, a $275,000 gap a buyer will ask about. Three listings, or the five of October 29, are too few for a months-of-supply figure, so we publish none for the building. ZIP code 33931 as a whole had 380 active and 27 pending listings against 397 closings in 12 months, about 11.5 months of supply, at a 12-month median of $510,000.
The Lee County Property Appraiser’s qualified-sale file, from the roll file of October 4, 2026, records 16 Ocean Harbor deeds in the 36 months to October 7, 2026, with a median of $697,500, from $451,250 to $1,275,000. Thirty-six months is the shortest county window with ten or more deeds; over 60 months the county shows 17 deeds at a median of $670,000. We never mix the county series with the MLS series. The extra county deed is a $1,275,000 transfer at 4753 Estero Blvd dated September 10, 2024, which has no MLS closing.
The county extract shows no qualified Ocean Harbor deed dated after December 2, 2021 and before November 15, 2023, while the MLS records six closings from January 12, 2022 to February 27, 2023. We do not know why, and we do not fill the gap from the other series.
Fifteen Ocean Harbor condos closed between November 15, 2023 and July 24, 2026, at prices from $451,250 to $1,212,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the tower by street number, the living area, the price per square foot and the days on market. We print no unit numbers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closed | Sold price | Last list price | Percent of last list | Tower | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 24, 2026 | $451,250 | $519,000 | 86.9% | 4753 Estero Blvd | 1,430 | $316 | 126 |
| Jul 1, 2026 | $600,000 | $649,000 | 92.4% | 4753 Estero Blvd | 1,318 | $455 | 42 |
| Apr 30, 2026 | $574,000 | $598,000 | 96.0% | 4753 Estero Blvd | 1,430 | $401 | 4 |
| Apr 2, 2026 | $670,000 | $724,900 | 92.4% | 4745 Estero Blvd | 1,318 | $508 | 132 |
| Mar 27, 2026 | $825,000 | $899,000 | 91.8% | 4753 Estero Blvd | 1,318 | $626 | 94 |
| Sep 25, 2025 | $650,000 | $724,900 | 89.7% | 4745 Estero Blvd | 1,318 | $493 | 62 |
| Aug 12, 2025 | $500,000 | $575,000 | 87.0% | 4745 Estero Blvd | 1,318 | $379 | 22 |
| Nov 14, 2024 | $875,000 | $875,000 | 100.0% | 4753 Estero Blvd | 1,318 | $664 | 0 |
| Aug 28, 2024 | $725,000 | $799,000 | 90.7% | 4745 Estero Blvd | 1,430 | $507 | 192 |
| Aug 26, 2024 | $1,195,184 | entered after closing | not marketed | 4745 Estero Blvd | 1,318 | $907 | not marketed |
| Jun 20, 2024 | $1,212,000 | $1,249,999 | 97.0% | 4745 Estero Blvd | 2,137 | $567 | 109 |
| Mar 31, 2024 | $749,000 | $749,900 | 99.9% | 4753 Estero Blvd | 1,669 | $449 | 59 |
| Feb 6, 2024 | $1,150,000 | $1,285,000 | 89.5% | 4753 Estero Blvd | 2,137 | $538 | 170 |
| Dec 13, 2023 | $561,250 | $575,000 | 97.6% | 4745 Estero Blvd | 1,430 | $392 | 36 |
| Nov 15, 2023 | $470,000 | $499,000 | 94.2% | 4753 Estero Blvd | 1,318 | $357 | 97 |
Thirteen of the 15 are two-bedroom, two-bath condos in the MLS, and the two 2,137-square-foot closings are entered as three bedrooms and three baths.
Six of the 15 closed at $749,000 or more, six closed between $561,250 and $725,000 and three closed at $500,000 or less. The eight closings of the 1,318-square-foot plan ran from $470,000 to $1,195,184, the four of the 1,430-square-foot plan from $451,250 to $725,000, the one of 1,669 square feet was $749,000 and the two of 2,137 square feet were $1,150,000 and $1,212,000. The larger 1,430-square-foot plan has a lower top price than the smaller 1,318-square-foot plan, which tells a seller that position in the tower outweighs 112 square feet.
The median of these 7 closings at 4745 Estero Blvd was $670,000 and the median of these 8 at 4753 Estero Blvd was $674,500. Over 60 months the samples reach ten or more: 10 closings at 4745 with a median of $697,500 and 13 at 4753 with a median of $749,000. Neither gap is a premium for a tower. The same plan on a similar floor in the other tower is the comparison that counts.
Eight more closings sit between 36 and 60 months back, from $520,000 to $1,375,000, seven of them before Hurricane Ian. An appraiser will not use a 2022 price as a 2026 comparable.
Ocean Harbor condos that were marketed and closed in the last 36 months took a median 78 days on the market and sold at a median 92.4 percent of the final list price, a median $51,950 below it. Thirteen of the 14 sold under the final list price, one sold at list, and half took 90 days or longer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 14 marketed closings ran from 0 to 192 days on the market, with a median of 78 and a mean of 81.8. Three sold within 30 days, at 0, 4 and 22 days, six sold within 60 days, and four took 120 days or longer, at 126, 132, 170 and 192 days. The five closings of the last 12 months took 4, 42, 94, 126 and 132 days, and the median of these 5 closings was 94.
The ratio ran from 86.9 percent to 100.0 percent with a median of 92.4 and a mean of 93.2. The gaps between last list and sold price ran from nothing to $135,000. Six of the 14 gave up $67,750 or more, and four of those six were listed at $724,900 or higher. Added together, the 14 marketed condos carried final list prices of $10,722,699 and sold for $10,012,500, which is 93.4 percent.
The final list price is the last price a condo carried, after any reductions. The three sales that closed within 30 days averaged 94.3 percent of list, and the four that took 120 days or longer averaged 89.9 percent. Fourteen sales cannot prove that speed protects price, but the record gives no sign that waiting earned a seller more.
Most Ocean Harbor owners who resold did sell for more than they paid: in the county’s qualified-sale file, 30 of 34 repeat sales since 2011 show a gain and four show a loss. Of the 9 resales in the 60 months to October 7, 2026, 8 gained, and the median hold among those 9 was 4.9 years.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file holds 120 qualified deeds for the two towers from April 29, 2011 to July 24, 2026, across 86 different condos, and 34 pairs in which a condo sold twice. Across all 34 the median change was a gain of 19.2 percent, or $85,000, after a median hold of a little over four years.
| Tower | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 4753 Estero Blvd | Mar 30, 2021 | $590,000 | Jul 24, 2026 | $451,250 | -23.5% |
| 4753 Estero Blvd | Jul 9, 2018 | $460,000 | Jun 30, 2026 | $600,000 | +30.4% |
| 4745 Estero Blvd | Nov 19, 2014 | $485,000 | Apr 1, 2026 | $670,000 | +38.1% |
| 4745 Estero Blvd | Sep 15, 2020 | $390,000 | Aug 12, 2025 | $500,000 | +28.2% |
| 4753 Estero Blvd | Mar 8, 2021 | $567,500 | Oct 24, 2024 | $875,000 | +54.2% |
| 4753 Estero Blvd | Mar 29, 2021 | $850,000 | Sep 10, 2024 | $1,275,000 | +50.0% |
| 4745 Estero Blvd | Jun 29, 2021 | $865,000 | Aug 23, 2024 | $1,195,184 | +38.2% |
| 4745 Estero Blvd | Sep 2, 2015 | $745,000 | Jun 20, 2024 | $1,212,000 | +62.7% |
| 4753 Estero Blvd | Jan 7, 2021 | $400,000 | Nov 15, 2023 | $470,000 | +17.5% |
The loss is a 1,430-square-foot condo in the 4753 tower that the county records at $590,000 on March 30, 2021 and at $451,250 on July 24, 2026, a decline of $138,750 after a little over five years. The same condo had sold for $492,750 in March 2017. It is also the lowest price per square foot of the window, $316. The next buyer’s agent will quote it, and a seller of that plan needs an answer ready.
Five of the 9 first purchases date from 2021, so several of these gains were earned in three to four years. The pairs do not subtract renovation, assessments, fees, commissions or taxes. Because the county extract holds no qualified deed between December 2021 and November 2023, pairs bought or resold in that span are missing. One 2021 pair in the full file shows a recorded $250,000 followed a month later by $612,000, which we read as a record to question, not a gain to quote. We draw no forecast from 9 pairs.
This example is an Ocean Harbor condo at 4753 Estero Blvd that closed on April 30, 2026 for $574,000 after 4 days on the market, at 96.0 percent of a $598,000 list price. It is taken from the public Southwest Florida MLS record as an illustration of how a well-priced listing moves here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo is a two-bedroom, two-bath unit of 1,430 square feet in the 1992 tower. It closed $24,000 under its list price, at $401 per square foot, 74 days faster than the 78-day median of the window. The county file records the same sale on the same date at the same price. We chose it because it is the fastest marketed sale of the last 12 months, not because it is typical.
The record lets us set this sale beside the three other closings of the 1,430-square-foot plan in the window. One closed on December 13, 2023 for $561,250 after 36 days, from a $575,000 list price. One closed on August 28, 2024 for $725,000 after 192 days, down from $799,000. And one closed on July 24, 2026 for $451,250 after 126 days, down from $519,000. So four condos of one plan closed inside 32 months at $451,250, $561,250, $574,000 and $725,000, a $273,750 spread.
It shows that a 1,430-square-foot condo listed near $600,000 in spring 2026 found a buyer in days, and that the two condos of the same plan that took more than four months gave up $67,750 and $74,000 from their last list prices. It does not show the view, the renovation or the terms behind a $273,750 spread, which a listing has to supply.
We price an Ocean Harbor condo from the nearest closing of the same floor plan, in your tower first and the sister tower second, adjusted for floor, view, condition, documents and flood status, then test it against the condos active today, 5 on October 29, 2026. The 36-month median of $670,000 is a reference for the two towers, never the price of your unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll shows 75 condos at 4745 Estero Blvd, built in 1991, and 75 at 4753, built in 1992. Across the two towers it lists 60 condos of 1,318 square feet of heated area, 60 of 1,430 and 30 of 1,933, every one coded two bedrooms and two baths. We pull every closing of your plan in your tower first, then the same plan in the sister tower.
The county’s largest plan measures 1,933 square feet of heated area, while the MLS shows 2,137 square feet on the same June 20, 2024 sale and enters it as three bedrooms. The MLS also shows a 1,669-square-foot living area that has no match on the roll, on a condo the county measures at 1,430. On that sale the price per square foot is $449 by the MLS figure and $524 by the county’s, so we ask for the declaration’s unit plan and state which standard the listing uses.
The MLS and the county roll do not give us view, renovation or terms, so we walk the condo and photograph it. A few legal descriptions on the roll carry text that reads like a carport or garage assignment, so we ask about parking too.
A buyer’s lender and insurer will read the budget, the reserve study, the milestone inspection summary and the estoppel, so we read them first. Then we test the price against the active listings, at $475,000, $510,000 and $750,000 on October 7, 2026, plus $619,000 and $795,000 by October 29, and against the last five closings, from $451,250 to $825,000.
The price of an Ocean Harbor condo in Fort Myers Beach moves with its floor plan, its floor, its view and its condition, with the association’s budget and any assessment, and with what insurance and flood status cost a buyer. The record shows the plan and hints at the floor, so the rest is for your listing to prove.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The two towers were built a year apart and sell alike: in the 36-month window the median of the 7 closings at 4745 was $670,000 and the median of the 8 at 4753 was $674,500. Nothing in the record makes one tower worth more than the other.
Size sets a range and little else. The 1,318-square-foot plan closed from $470,000 to $1,195,184 in 36 months, a spread of more than $725,000 on one plan. The 1,430-square-foot plan closed from $451,250 to $725,000. The two 2,137-square-foot closings sold for $1,150,000 and $1,212,000 in 2024. The county’s median just value for the 150 condos is $531,310, from $323,978 to $832,495, a roll figure for tax purposes and not a sale price.
Neither the MLS fields we pulled nor the county roll carries a floor field. The address on each record implies a floor, and we group those into three bands so that no condo is identified; we have not checked the numbering against the declaration. On that reading, the 3 closings on the lowest five floors in 36 months were $470,000, $500,000 and $561,250. The 7 on floors six through ten ran from $574,000 to $1,212,000. The 5 on floors eleven through sixteen ran from $451,250 to $1,195,184.
The eight closings of the 1,318-square-foot plan in 36 months, in floor order, were $470,000 and $500,000 on the lowest five floors, $875,000, $600,000 and $650,000 on floors six through ten, and $670,000, $825,000 and $1,195,184 on floors eleven through sixteen. The two lowest prices are on the two lowest floors and the highest is on the top floor. The middle is not in order, and the eight closed across three years, so we use floor as an adjustment and never as a formula.
The county’s land-location field reads BAY for all 151 parcels, while the FEMA flood map indicates a coastal high-hazard zone at the tower addresses. We did not confirm from a primary source which condos face the Gulf of Mexico or the bay, so this page claims neither. View is likely the largest unpublished variable in an Ocean Harbor price, and it is the first thing we photograph.
The base flood elevation at the tested tower addresses is 14 feet NAVD88 in Zone VE, and a lender and an insurer compare it with the building’s lowest floor on an elevation certificate. The county roll counts no Ocean Harbor parcel built in 2023 or later, so neither tower was replaced. We found no association or government document describing damage or repairs after Hurricane Ian and say nothing about it. A condo renovated since 2022 sells on the renovation, the permit record and the association’s approval, and we ask you for all three. Rental rules matter too: they are not published, and an investor discounts what the declaration has not yet answered.
Listing-entered annual recurring fees on 22 Southwest Florida MLS closings at Ocean Harbor ranged from $9,776 to $21,160, with a median of $15,740, and the five entries in the last 12 months read $17,348 to $21,160. These are listing-agent entries, not verified. The association’s current budget and an estoppel certificate govern what your buyer actually pays.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Twenty-two of the 23 closings in five years carry a total annual recurring fee, most entered as a quarterly condominium fee. Read by sale date the entries step up: $9,776 to $10,384 a year on the 8 closings from October 2021 to February 2023, $15,740 to $15,812 on the 7 from November 2023 to November 2024, and $17,348 to $21,160 on the 7 from August 2025 to July 2026. It is a pattern in listing entries only, and we found no budget, no assessment notice and no document that explains it.
Within 2026 the entries disagree. The three closings of March and April carry $21,152, $21,152 and $21,160, while the two of July carry $17,896 and $17,348. We cannot tell whether that reflects a special assessment entered as a fee, a mid-year change or a typing error, and the budget is the only answer.
Listing entries show an application fee of $100 or $150 on 16 closings and a transfer fee of $100 or $150 on 2. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the 36-month median closing price of $670,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $8,918.24 a year ($670,000 divided by 1,000, times 13.3108). With the most recent listing entry of $17,348, recurring costs come to about $26,266 a year, or $2,189 a month, before insurance and utilities. That is arithmetic from a listing entry and the 2026 rate, not a quote.
An Ocean Harbor condo is insured on two layers: the association’s master policy covers the towers and is paid from the assessment, and each owner carries a unit owner’s policy for the interior and contents. A buyer’s insurer will ask about the wind and flood record, and a lender will review the association itself.
The master policy covers the two towers, and its premium is part of the assessment, so a rise in it reaches an owner as a higher fee. We found no premium figure, carrier, limit or deductible from a primary source and publish none. Ask the association for the declarations page, the renewal date and the hurricane deductible, because a buyer’s lender will.
Citizens Property Insurance requires flood coverage on new and renewing wind policies for properties in a Special Flood Hazard Area but, as Citizens states under Florida Statute 627.351, the rule exempts policies written on a condominium unit owner’s form. A lender or the association’s own documents may still require flood cover, and a buyer should price it for the unit either way.
The Town of Fort Myers Beach is a Community Rating System Class 5 community, with a 25 percent discount on most federal flood policies issued or renewed on or after April 1, 2026, according to WGCU’s report of the FEMA confirmation and the Town’s flood insurance page. FEMA’s Risk Rating 2.0 page says statutory limits keep most rates from rising more than 18 percent a year.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and the share of owner-occupied condos before approving a loan, and may ask for the milestone inspection and reserve study on towers from 1991 and 1992. We hand the buyer’s lender the budget and reserve study the day they ask, and we name no lender and promise no approval.
Under Florida Statute 718.503 an Ocean Harbor condo seller must give a resale buyer the declaration, bylaws, rules, budget, financial statement and a questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Under Statute 689.302 the seller also gives the buyer a flood disclosure.
Ocean Harbor is a condominium under chapter 718 of the Florida Statutes, not a homeowners association under chapter 720, so the chapter 720 disclosure summary does not apply here. Under Section 718.503, a unit owner who is not a developer gives the buyer the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been done, and the frequently asked questions document described in Section 718.504. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, a separate clause gives the buyer 15 days, counted the same way.
Each tower has its own recorded declaration. The declaration for the 4745 tower is at Lee County Official Records Book 2265, Page 538, and the one for the 4753 tower, recorded as Ocean Harbor Phase II, is at Book 2315, Page 3470. One association of record, Ocean Harbor Condominium of Fort Myers Beach Association, Inc., Florida document number N47056, filed January 28, 1992, is active. We found no separate active corporation for the 4745 tower, so ask the manager which entity issues your estoppel.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure under Florida Statute 689.302, covering flood damage, flood insurance claims and federal assistance. Section 689.261 requires a property tax disclosure summary at or before the contract. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty.
The estoppel certificate states what you owe the association and whether any assessment is pending. Section 718.116 caps the fee, so we print no dollar figure, and the association must issue the certificate within 10 business days of a request. It is valid for 30 days, or 35 if sent electronically, and unpaid balances are settled from your proceeds at closing.
By the county’s year built and stories, both towers fall under both rules. Florida Statute 553.899 requires a milestone inspection by December 31 of the year a building of three or more habitable stories reaches 30 years, and a building that reached 30 years before July 1, 2022 had to complete its first inspection before December 31, 2024. The 4745 tower reached 30 years in 2021 by the county’s year built. The 4753 tower reached 30 years in 2022, so its deadline was December 31, 2024 if its certificate of occupancy predates July 1, 2022 and December 31, 2025 otherwise. Statute 718.112 requires a structural integrity reserve study at least every 10 years, due for existing associations by December 31, 2025. We computed these dates from the county roll and state no status for either tower. The Florida DBPR keeps a public reporting database to check.
Buyers will ask about flood zone, elevation, storm history and rebuild rules at Ocean Harbor, and the record answers: the FEMA flood map indicates Zone VE, base flood elevation 14 feet NAVD88, at the four tower addresses we tested, in evacuation zone A. Hurricane Ian put 10 to 15 feet of surge above ground on Estero Island in 2022.
We queried the federal flood layer at four addresses in the towers, two in each, and at the centroid of the county’s parcel group. The FEMA flood map indicates this at these addresses; it is a map reading, and an elevation certificate settles a specific unit.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 4745 Estero Blvd, two points | VE | 14 ft NAVD88 | 12071C0566G | November 17, 2022 |
| 4753 Estero Blvd, two points | VE | 14 ft NAVD88 | 12071C0566G | November 17, 2022 |
| Centroid of the parcel group | AE | 11 ft NAVD88 | 12071C0558G | November 17, 2022 |
The federal layer is FEMA’s National Flood Hazard Layer, and the county mirror is the Lee County Property Appraiser’s hazards service. The centroid is one coordinate on a different panel, so we weight the four tower readings and print all five.
Zone VE is a coastal high-hazard area, where FEMA expects wave heights of three feet or more during the base flood. A building’s lowest floor relative to the 14-foot base flood elevation drives flood insurance pricing, and an elevation certificate records it; the Town’s elevation certificate page explains how to request one. Lee County places the towers in evacuation zone A, the first zone ordered to leave.
The National Hurricane Center’s report puts Ian’s peak surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island, and U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88. The Florida Department of Environmental Protection’s report records +13.23 feet NAVD88 at the pier. For Hurricanes Helene and Milton in 2024, the National Weather Service puts Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. We found no dated, attributed statement on how these towers fared and say nothing about it. A Florida coastal construction control line segment lies within 100 meters of the parcel group’s centroid, and we found no determination whether either tower sits seaward of it.
When repairs or improvements reach 50 percent of a building’s value, the Town requires the building to meet current flood rules, applied per building. The Town’s substantial improvement page states that the calculation counts permits from the past five years; the code text we read does not itself state it. At a base flood elevation of 14 feet the Town’s one foot of freeboard makes 15 feet. The Town’s Build Responsibly guide says permits are required before building or altering, and its sea turtle rules apply to every property from May 1 through October 31, including window glass at 45 percent light transmittance or less. A seller who replaced a slider or a balcony light should have the permit and the association’s approval in the file.
Four layers of rules affect an Ocean Harbor condo sale: chapter 718 of the Florida Statutes, the recorded declaration for your tower, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them for the buyer.
The association’s own documents set lease terms. A web address that search engines present as the community’s own now redirects to an unrelated domain, so we state no minimum rental period and no limit on leases a year. The recorded declarations at Official Records Book 2265, Page 538 and Book 2315, Page 3470 and the current rules govern. The Town of Fort Myers Beach requires registration of short-term rentals under Ordinance 18-01, within 90 days of starting, as its short-term rentals page explains. State law, Statute 509.032, limits how far a local government can regulate vacation rentals.
The Town publishes a 2026 list of condominiums whose associations opted out of Town enforcement of its rental code of conduct. We did not find Ocean Harbor among the building names we matched on it, which shows only that no opt-out is recorded. Section 34-2391 of the Town’s land development code sets a one-week minimum stay in certain zoning districts, with exemptions by location. We did not confirm which district covers the towers or whether an exemption applies, so a buyer underwriting rental income should ask the Town’s community development staff at 239-765-0202.
Pet rules are not published. The declarations and current rules govern the number, size and type of pets, and the resale package should include them. The Town’s code allows dogs on a leash on its beaches but not in the Little Estero Island Critical Wildlife Area.
The MLS entries show an application fee of $100 or $150 on 16 closings and a transfer fee on 2, which suggests that the association screens buyers or collects a fee on transfer. The declaration and bylaws say what is required, so ask the association how long approval takes before you set a closing date.
The Southwest Florida MLS record shows Ocean Harbor condos closing in eleven of the twelve calendar months over five years, with April and July the busiest at 4 closings each. With 23 closings in 60 months the record cannot say that a month brings a higher price, so list when your documents and the condo are ready.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, last 60 months | Closings, last 36 months |
|---|---|---|
| January | 1 | 0 |
| February | 2 | 1 |
| March | 2 | 2 |
| April | 4 | 2 |
| May | 0 | 0 |
| June | 1 | 1 |
| July | 4 | 2 |
| August | 3 | 3 |
| September | 1 | 1 |
| October | 1 | 0 |
| November | 2 | 2 |
| December | 2 | 1 |
| All months | 23 | 15 |
April, July and August together hold 11 of the 23 closings, and May holds none. With 23 closings spread over 60 months, no month holds enough sales to price it, and in the last 12 months the 5 closings fell in three months: March, April and July. We conclude nothing about price by month.
Fort Myers Beach has a large winter population: the Census Bureau’s 2020 to 2024 American Community Survey counts 71.4 percent of the Town’s 9,886 housing units as vacant, including 4,753 held for seasonal use. A fall listing is in front of seasonal buyers when they arrive, and we draw no price claim from that.
We market an Ocean Harbor condo by putting it in the Southwest Florida MLS with the correct tower, plan and documents, photographing the floor and view that the public record cannot show, and answering a buyer’s fee, flood and insurance questions in the listing package. Presentation matters most in a building where one plan has sold $725,000 apart.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer comparing two condos at the same price picks the one with the budget, reserve study, milestone summary and estoppel in the package. We assemble them so the 7-day and 15-day cancellation windows begin at contract instead of weeks later, and we add what the record cannot show: balcony photographs, a measured floor plan and a list of permitted improvements.
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and as Top 1% Real Estate Agents Nationally Since 2008 we promote the listing to our own buyer list and referral network. Our Fort Myers Beach seller guide covers the island as a whole.
Since August 17, 2024, offers of buyer-agent compensation can no longer be advertised in the MLS, and a buyer’s agent works under a written agreement before touring, as the National Association of REALTORS explains. Commissions are negotiable. A seller may offer to pay toward the buyer’s agent, off the MLS, and we explain the options in writing before you sign.
We negotiate an Ocean Harbor condo contract against the record: 13 of the 14 marketed condos that closed in the last 36 months sold under their final list price, at a median 92.4 percent, so offers below list are normal here. We keep the buyer’s lender, the association and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will quote the lowest recent closing, which today is $451,250 on a 1,430-square-foot condo in July 2026. We answer with the closings of your plan, and with what separates your condo from the low one. On the 1,318-square-foot plan the last five closings were $600,000, $670,000, $825,000, $650,000 and $500,000, so the argument is about which of those five your condo resembles.
The buyer’s right to cancel runs for 7 days, excluding Saturdays, Sundays and legal holidays, after the contract and documents, or 15 days where a milestone summary, turnover report or reserve study applies. A seller who delivers the documents with the contract starts the clock sooner, and a buyer who has read the reserve study before signing is less likely to use the window.
A buyer weighing an Ocean Harbor condo against Gullwing Beach Resort, farther south on Estero Blvd, compares two Fort Myers Beach high-rise condominiums in Zone VE. Over 36 months Ocean Harbor closed at a median of $670,000 and $493 per square foot, Gullwing at $860,000 and $547. Your condo competes with both.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Gullwing Beach Resort, at 6620 Estero Blvd, is one building of 66 residences built in 2000. Ocean Harbor is more than twice its size and eight to nine years older. If you also own at Gullwing, our Gullwing Beach Resort seller page gives the same analysis for that building. The table uses the 36-month window for both, the shortest in which each has ten or more closings.
| Measure | Ocean Harbor | Gullwing Beach Resort |
|---|---|---|
| Address | 4745 and 4753 Estero Blvd | 6620 Estero Blvd |
| Built (county roll) | 1991 and 1992 | 2000 |
| Buildings and homes | Two towers, 150 condos | One building, 66 residences |
| County land-location field | BAY | GULF |
| MLS closings, 36 months | 15, median $670,000 | 11, median $860,000 |
| MLS price range, 36 months | $451,250 to $1,212,000 | $675,000 to $2,000,000 |
| Median price per square foot, 36 months | $493 | $547 |
| Median sale-to-final-list, 36 months (n) | 92.4% (14) | 95.0% (11) |
| Sold below final list, 36 months | 13 of 14 marketed | 9 of 11 |
| Median days on market, 36 months (n) | 78 (14) | 99 (11) |
| MLS closings, last 12 months | 5 | 4 |
| Active list prices, October 7, 2026 | $475,000, $510,000 and $750,000 | $2,000,000 and $2,025,000 |
| County qualified sales, 36 months | 16, median $697,500 | 12, median $830,000 |
| FEMA flood zone at tested addresses | VE, 14 ft NAVD88 | VE, 12 ft NAVD88 |
| First milestone inspection deadline, computed | Passed for both towers | By December 31, 2030 |
Listing-entered annual fees are a weak comparison, with an Ocean Harbor median of $15,740 on 22 entries and a Gullwing median of $12,684 on 29, and neither set is verified.
A buyer picks Ocean Harbor for a lower entry price, a lower price per square foot and more closed sales to judge value by, and accepts older towers whose inspection deadlines have passed. A buyer picks Gullwing for a younger building with a Gulf land code on the county roll, and accepts a higher price and only two listings, both at $2,000,000 or more. A buyer with $700,000 to $850,000 can choose the top of your building or the bottom of Gullwing’s, so an Ocean Harbor condo priced in that band has to show its view and its documents.
Each row uses the 36-month MLS window, in which all seven condominiums have ten or more closings, recomputed from the same October 7, 2026 pull.
| Condominium | Closings, 36 months | Median sale | Median sale-to-final-list | Median days on market | Closings, last 12 months | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|---|
| Ocean Harbor | 15 | $670,000 | 92.4% | 78 | 5 | 3 active, 0 pending |
| Gullwing Beach Resort | 11 | $860,000 | 95.0% | 99 | 4 | 2 active, 0 pending |
| Sandarac | 23 | $650,000 | 94.8% | 98 | 6 | 12 active, 1 pending |
| Creciente | 22 | $485,000 | 94.5% | 123 | 10 | 9 active, 1 pending |
| Estero Cove | 16 | $351,500 | 92.7% | 69 | 9 | 6 active, 1 pending |
| Casa Marina | 14 | $480,000 | 95.6% | 38.5 | 2 | 1 active, 1 pending |
| Estero Beach and Tennis Club | 45 | $440,000 | 95.9% | 62 | 17 | 17 active, 0 pending |
Ocean Harbor has the second-highest median sale of the seven and the lowest sale-to-list ratio, 92.4 percent against 92.7 to 95.9 percent. Its queue is short, 3 active listings against 5 closings in a year on October 7 (5 listings by October 29, 2026), where Sandarac shows 12 against 6. The rows suggest Ocean Harbor sellers have asked further above the market than their neighbors and given more back, a habit a new listing need not repeat.
Selling an Ocean Harbor condo costs roughly 4.5 to 7.3 percent of the price on the two net sheets below, at $600,000 and $825,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is the price of the July 1, 2026 closing at 4753 Estero Blvd, a 1,318-square-foot condo, and it is also the median of the 5 closings in the last 12 months.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $600,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$16,500 | 2.75% x $600,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$15,000 | Optional, off the MLS; 2.5% x $600,000 |
| Deed documentary stamp tax | -$4,200.00 | 6,000 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$3,075.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,488 | 180/365 of $531,310 x 13.3108 mills (2026) |
| Estimated total seller costs | -$43,638 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $556,362 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$28,638 | 4.8% of the price |
| Without a buyer-agent offer: net | $571,362 | Before any mortgage payoff |
This is the price of the March 27, 2026 closing at 4753 Estero Blvd, a 1,318-square-foot condo on the top floor band.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $825,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$22,688 | 2.75% x $825,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$20,625 | Optional, off the MLS; 2.5% x $825,000 |
| Deed documentary stamp tax | -$5,775.00 | 8,250 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$4,200.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,488 | 180/365 of $531,310 x 13.3108 mills (2026) |
| Estimated total seller costs | -$58,151 | 7.0% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $766,849 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$37,526 | 4.5% of the price |
| Without a buyer-agent offer: net | $787,474 | Before any mortgage payoff |
Commission is shown as an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The documentary stamp tax is the price divided by 100, rounded up, times $0.70, under Florida Statute 201.02 and the Florida Department of Revenue’s method. The title premium follows the state schedule of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it. The title search, settlement and lien search line is about $1,200 plus $175 and varies by title company. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $531,310 at the 2026 applied Town millage of 13.3108 for 180 of 365 days, as an illustration. A mortgage payoff, any assessment balance and any repair credit come out of the net.
Whether you owe capital gains tax on an Ocean Harbor condo depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home, a winter home or a rental does not qualify unless it meets the ownership and use tests.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The repeat sales above are gross price differences, not taxable gain, so gather your closing statement and improvement receipts early. A seller who is not a U.S. person may face federal withholding at closing under the Foreign Investment in Real Property Tax Act, as the IRS explains.
For most Ocean Harbor condo owners a full MLS listing gives the highest price tested by the market, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the disclosures, the documents and the negotiation. The right route depends on your timeline and the condition of the condo.
| Route | Price outcome | What it costs | Main risk | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price that ignores the last 15 closings sits | The condo is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | The condo needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | You have a known buyer and a lawyer’s review |
You get a free Ocean Harbor condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your floor plan in the two towers, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the active listings you would compete with, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Ocean Harbor condo valuation and we will send a value built from recent closings in your towers, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and we would sooner leave a gap than guess. An Ocean Harbor seller who can fill any of these gaps with a document improves their own listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own and describe working with our team across Southwest Florida.
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These are the questions Ocean Harbor owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest closing of your floor plan, order the document package and the estoppel, complete the flood disclosure, and list with a plan to adjust. Over 36 months the median condo sold for $670,000 after 78 days.
Start from the nearest like condo. The 36-month median was $670,000 on 15 closings, the last five closings ran from $451,250 to $825,000, and 13 of 14 marketed sales closed under final list.
On October 7, 2026, 3 were active and none pending, all in the 4745 tower: two of the 1,318-square-foot plan at $475,000 and $750,000 and one of 1,430 square feet at $510,000. On October 29, 2026, 5 were active and none pending, adding two 1,318 square foot condos in the 4753 tower, at $619,000 and $795,000.
The median marketed condo that closed in the last 36 months spent 78 days on the market, from 0 to 192 days. Six of the 14 sold within 60 days and four took 120 days or longer.
Thirteen of the 14 marketed closings in 36 months sold below final list price, at a median of 92.4 percent, a median gap of $51,950. The largest gap was $135,000.
Neither, on this record. Over 36 months the median of the 7 closings at 4745 Estero Blvd was $670,000 and the median of the 8 at 4753 was $674,500.
At the top, yes: the two 2,137-square-foot closings were $1,150,000 and $1,212,000. Below that, no. The 1,430-square-foot plan closed from $451,250 to $725,000 and the smaller 1,318-square-foot plan from $470,000 to $1,195,184.
A 1,318-square-foot condo in the 4753 tower closed for $825,000 on March 27, 2026 and another of that plan in that tower for $600,000 on July 1, 2026. The public record gives no view or condition.
The record leans that way without proving it. On the 1,318-square-foot plan the two lowest prices in 36 months were on the lowest five floors and the highest on the top floor band. The middle floors are out of order.
It depends on the source. The county roll lists heated areas of 1,318, 1,430 and 1,933 square feet, and the MLS shows 1,318, 1,430, 1,669 and 2,137. Use the declaration’s unit plan and state the source.
The MLS entries show an application fee of $100 or $150 on 16 closings, which suggests the association may screen buyers. The declaration and bylaws say what is required, so read them before you list.
Florida law caps the fee and sets how long the certificate is valid, 30 days or 35 if sent electronically. We print no dollar figure, because the association’s current figure governs.
Under Florida Statute 689.302, a seller of residential property gives the buyer a flood disclosure covering flood damage, flood insurance claims and federal assistance. Deliver it with the contract.
Yes. A pending special assessment and any dues you owe appear on the estoppel certificate. We found no document showing an Ocean Harbor assessment and cannot rule one out.
With the budget. Listing entries show about $21,150 a year on the three closings of March and April 2026 and $17,348 to $17,896 on the two of July 2026, and none of those entries is verified.
In Lee County the seller customarily pays it, a custom and not law, so the contract controls. At $0.70 per $100 under Statute 201.02, that is $4,200.00 on a $600,000 deed.
In Lee County the seller customarily pays for the owner’s title policy and the buyer for any lender’s policy. It is custom, not law, and the contract controls. The state-set premium is $3,075.00 on a $600,000 sale.
An appraiser looks for recent closings of similar condos in the same towers. With 5 closings in a year that set is small, so a price far above the nearest like condo risks a low appraisal.
No. The just value is the county’s figure for the tax roll, with an Ocean Harbor median of $531,310. The 36-month MLS median is $670,000. Price from recent closings.
No law we know of requires one to sell, but a buyer’s insurer may ask for it. The FEMA flood map indicates Zone VE, base flood elevation 14 feet NAVD88, at the tower addresses we tested.
Compare it with the record. The median marketed condo that sold spent 78 days on the market, and the four that took 120 days or longer closed at an average 89.9 percent of their last list price.
Disclose what you know: damage, repairs, insurance claims and permits. We found no public document describing damage to the Ocean Harbor towers, so your own records matter.
A buyer will ask for the summary. By our computation from the county’s year built, the first inspection was due before December 31, 2024 for the 4745 tower and by December 31, 2025 at the latest for the 4753 tower. We state no status.
The structural integrity reserve study lists the towers’ major components and the reserves they need. A buyer and a lender read it for the chance of a future assessment.
Yes, for a limited time. Under Statute 718.503 a buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, or within 15 days where a milestone summary or reserve study applies.
They do. A buyer prices the master policy through the fee and adds a unit owner’s policy and usually flood cover. In Zone VE towers from 1991 and 1992, insurance is among a buyer’s first questions.
That depends on the declarations and the rules, which are not published online. Ask the association what lease terms apply, and register any short-term rental with the Town of Fort Myers Beach.
Ask the association in writing. Under Statute 718.111 an owner can inspect the official records. The declarations are at Lee County Official Records Book 2265, Page 538 and Book 2315, Page 3470.
Treat the two series as separate. The county records a $1,275,000 transfer of September 10, 2024 that has no MLS closing, and its extract holds no qualified deed between December 2021 and November 2023.
Use it with care. It closed on August 26, 2024, was entered in the MLS after closing and was never marketed there. It is a real recorded price, not evidence of what an open listing brings.
Possibly. Eleven of the 23 closings in five years fell in April, July and August. Twenty-three closings are too few to price a month, so we time a listing to the documents being ready.
We do not forecast prices. The record shows 5 active listings on October 29, 2026 against 5 closings in a year and a 36-month median of $670,000 on 15 closings.
Commission is negotiable and set in the listing agreement, so we publish no rate here. Call Jesse at (239) 898-6072 and we will explain the costs to expect before you sign anything.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition. Compare us with any agent on the method, the numbers and the documents.
It is in the Town of Fort Myers Beach, on Estero Island, and all 151 parcels carry the Town’s taxing district. The Town sets zoning, permits and rental registration, and Lee County keeps the tax roll.
A Fort Myers Beach specialist knows which Ocean Harbor tower and plan a condo belongs to, which recorded closings are true comparables, what the estoppel and document package must say and what the flood map means address by address. Buyers pay for that clarity, and a listing that explains an Ocean Harbor condo well holds its price through the inspection.
Small facts cost sellers contracts here: a price taken from a two-tower median when one plan has sold $725,000 apart, a fee quoted from an old listing, the wrong tower’s declaration in the resale package, a living area that disagrees with the county, and a document package handed over after the contract. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community page covers the island, and our Ocean Harbor home value page shows how the values break down by tower and plan.
If you plan to sell an Ocean Harbor condo in Fort Myers Beach, call the team that prices from the closings of your plan in your towers, orders the estoppel and assembles the flood and assessment file, and answers the buyer’s fee, insurance and storm questions first. Jesse has held a Florida license since 2004 and Marc since 2003.
If you are thinking, “I need someone to sell my condo in Ocean Harbor in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Ocean Harbor, Gullwing Beach Resort, Sandarac or Creciente.
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.
Ocean Harbor sold record, last 36 months: 15 Southwest Florida MLS closings at a $670,000 median, from $451,250 to $1,212,000, a median 78 days on the market and a median 92.4 percent of the final list price across the 14 marketed sales, with 3 condos active and none pending on October 7, 2026 and 5 active on October 29. Only 5 of 150 condos closed in the last 12 months, so few homes here come up for sale; make us your first call before you list.
Request your free Ocean Harbor condo valuation and we will send a value built from the closings in your towers, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, with every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling an Ocean Harbor condo? Get a free Ocean Harbor condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condominium seller’s duties and the agencies that issued the storm and flood data. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones an Ocean Harbor seller should have in hand before listing a condo in Fort Myers Beach, and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, and none is hosted by a brokerage.
| Document | Issued by | Date | Why an Ocean Harbor seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach Ordinance 18-01 | Town of Fort Myers Beach | May 7, 2018 | The short-term rental registry ordinance a buyer who plans to rent will read |
| Town of Fort Myers Beach 2026 short-term rental condominium list | Town of Fort Myers Beach | 2026 | The condominiums whose associations opted out of Town enforcement; we did not find Ocean Harbor on it |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | 2025 | The millage rate for every taxing district, including the Town at 13.4329, for comparison with the 2026 rate of 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Federal report | The federal storm report, with surge figures for Fort Myers Beach |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation right |
The association’s declarations, bylaws, rules, budget and reserve study are not posted publicly. The recorded declarations are at Lee County Official Records Book 2265, Page 538 (the 4745 tower) and Book 2315, Page 3470 (the 4753 tower).
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Ocean Harbor condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.