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 condominium at Palm Harbor Club, one of 55 unit parcels in two buildings at 150 and 170 Lenell Road on the bay side of Fort Myers Beach, this is our seller’s guide to your building, written from its own closings. Palm Harbor Club is part of the Bay Beach group of communities in Fort Myers Beach.
The Lee County Property Appraiser places all 56 Palm Harbor Club parcels (55 units and one common-element parcel) in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island, incorporated on December 31, 1995, so the Town and not unincorporated Lee County is your local government for permits, flood rules and short-term rental registration. This is Palm Harbor Club at Bay Beach, Fort Myers Beach, Florida, ZIP 33931, and not the community of Palm Harbor in Pinellas County.
In the 36 months to October 7, 2026 the Southwest Florida MLS recorded 12 Palm Harbor Club closings at a median of $642,500, from $465,000 to $1,100,000, with a median of 120 days on market and a median of 88.0 percent of the final list price. Only 4 of the 12 closed in the last 12 months, so this page prints every closing, the repeat sales in the county file, the net proceeds at two real prices and the papers Florida law makes you deliver.
To sell a Palm Harbor Club condominium in Fort Myers Beach in 2026, price it from the closings of your own floor plan, not from a Bay Beach average, order the estoppel and the association papers before the first showing, and expect buyers to ask about the flood zone, the reserve study and the dock before the view.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Palm Harbor Club is a small market with a wide price spread. The county roll shows two standard floor plans of 1,394 and 1,663 heated square feet, 27 parcels each, and the 19 closings of the last 60 months run from $465,000 to $1,100,000. A seller who prices from the middle of that spread, or from a neighbor’s 2023 price, will sit on the market.
These are the nine facts about selling a Palm Harbor Club condominium in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records and Florida law, with the window or the count stated beside every figure.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Palm Harbor Club Condo in 2026? · Why List Your Palm Harbor Club Condo With McGreevy and Comisar? · What Is the Palm Harbor Club Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Palm Harbor Club Condos in Fort Myers Beach Sell For? · How Long Do Palm Harbor Club Listings Take to Sell, and How Close to List Price? · Have Palm Harbor Club Owners Sold for More Than They Paid? · A Palm Harbor Club Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Palm Harbor Club Condo? · What Moves the Value of a Palm Harbor Club Condo on Lenell Road? · What Fees Will Your Palm Harbor Club Condo Buyer Pay Each Year? · Who Insures a Palm Harbor Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Palm Harbor Club Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Palm Harbor Club, Fort Myers Beach? · Which Rules Affect a Palm Harbor Club Condo Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Palm Harbor Club Condo? · How Do We Negotiate a Palm Harbor Club Condo Contract? · Palm Harbor Club vs Bella Lago: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Palm Harbor Club Condo? · Do I Pay Capital Gains Tax When I Sell My Palm Harbor Club Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Palm Harbor Club Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Palm Harbor Club Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Palm Harbor Club Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Palm Harbor Club owners in Fort Myers Beach hire us because we price from the closings of the same plan, assemble the document package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Palm Harbor Club condo, or thinking, “I need a listing agent who has read the Lenell Road record,” 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. Florida’s licensing records show Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003.
We tracked every one of the 19 Palm Harbor Club closings in the Southwest Florida MLS over the 60 months to October 7, 2026, and set each one beside its building, its living area, its final list price and its days on market. We tracked every one of the 117 county-qualified Palm Harbor Club sales in the Lee County file back to the first deeds of August 2000, read each of the 56 parcels on the roll, read the Florida Division of Corporations filing for the association and queried the FEMA flood layer at both building addresses. It is why our first questions to an owner are which building, which plan and what the unit looks like inside.
Three patterns stand out. First, list prices have clustered in a narrow band while sold prices have not: five of the six closings of the 1,663 square foot plan in the 36-month window carried a final list price between $725,000 and $799,000, and those five sold from $525,000 to $715,000. Second, the well-priced units did not wait: the closing that reached 95.3 percent of its final list price took 46 days, and the one that reached 74.3 percent took 428. Third, the listing entries disagree with the county roll on living area and bedroom count, a gap a buyer’s appraiser will find.
We will not price a 1,394 square foot condominium off the sale of a 1,663 square foot one, quote a fee the association has not published, call the 1,663 square foot plan a three-bedroom without checking the recorded plans, or tell a buyer a boat slip comes with your unit when only the declaration can say so. Those refusals are part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking: we read the record first and advise second.
Ask for a free Palm Harbor Club condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings of your own plan at 150 and 170 Lenell Road, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast. About four Palm Harbor Club condominiums sell in a year, so the next owner who lists should make us the first call.
The Palm Harbor Club condominium market is small, slow and priced below its sellers’ asking figures: 12 Southwest Florida MLS closings in 36 months at a $642,500 median, a median of 120 days on market and 88.0 percent of final list price, against one active listing at $695,000 on October 7, 2026 and three on October 29.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show the MLS series and the county series separately and never average them. The Southwest Florida MLS leads because it carries days on market and the final list price; the Lee County Property Appraiser series is a separate record of qualified arm’s-length transfers.
We pulled every Palm Harbor Club closing in the Southwest Florida MLS in four windows counted back from October 7, 2026, including closings entered as Sold Data Entry, of which there are none here. The 12-month window holds 4 closings and the 24-month window 8, so the first window with 10 or more is 36 months, and it leads.
| Window to October 7, 2026 | Closings | Median sold price | Lowest | Highest | Median price per sq ft | Median days on market | Median sale to final list |
|---|---|---|---|---|---|---|---|
| 12 months | 4 | $535,000 (the median of these 4 closings) | $465,000 | $665,000 | $346 (these 4) | 169 (these 4) | 91.0% (these 4) |
| 24 months | 8 | $578,875 (the median of these 8 closings) | $465,000 | $715,000 | $362 (these 8) | 146.5 (these 8) | 88.0% (these 8) |
| 36 months | 12 | $642,500 | $465,000 | $1,100,000 | $379 | 120 | 88.0% |
| 60 months | 19 | $715,000 | $465,000 | $1,100,000 | $502 | 46 | 93.2% |
The 36-month window totals $8,247,750 in sold volume. Days on market and the sale-to-list ratio are computed on all 12 closings of that window, and on all 19 of the 60-month window.
The 60-month window adds seven closings from December 2021 to August 2023, which sold from $710,000 to $1,075,000, six of them at 170 Lenell Road and four of them entered at 1,394 square feet. The median of those 7 closings is 11 days on market and 96.6 percent of final list price. With 12 closings in the leading window and 7 before it, we draw no trend, and a seller should not price from a window median.
The Lee County Property Appraiser’s qualified sales are a separate count. For the 12 months to the October 4, 2026 roll file the county shows 4 qualified Palm Harbor Club sales (the median of these 4 sales is $535,000), over 24 months 8 (the median of these 8 sales is $578,875) and over 36 months 9 (the median of these 9 sales is $607,750, from $465,000 to $1,000,000). The first county window with 10 or more is 60 months: 13 qualified sales at a median of $665,000, from $465,000 to $1,075,000.
The county file holds no qualified Palm Harbor Club sale dated 2022 or 2024, while the MLS holds two closings in 2022 and three in 2024. The building’s highest MLS closing, $1,100,000 on March 12, 2024, is one of those not on the county’s qualified list, and we did not determine why.
On October 7, 2026 the Southwest Florida MLS showed one Palm Harbor Club listing, active and not pending: a 1,394 square foot, two-bedroom, two-bath condominium at 150 Lenell Road listed at $695,000 with 18 days on market, about $499 per square foot. The most recent closing of that size in the same building was $520,000 on July 24, 2026, or $373 per square foot, so the listing asks $175,000 more than the last like sale. A re-check of the MLS on October 29, 2026 found three active and none pending: the same $695,000 listing, and two 1,663 square foot, three-bedroom condominiums listed since October 7, at $949,000 at 150 Lenell Road (about $571 per square foot) and $989,000 at 170 Lenell Road (about $595 per square foot). No closing had been recorded since the July 24, 2026 sale.
One listing against 12 closings in 36 months is about three months of supply, and it is the same three months at the 12-month pace of 4 closings. Across ZIP 33931 the Southwest Florida MLS showed 380 active and 27 pending listings on the same day against 397 closings in 12 months, about 11.5 months of supply. On the October 29, 2026 re-check, three Palm Harbor Club listings against the same 36-month and 12-month paces was about 9.0 months of supply.
A seller’s yardsticks are days on market, the share of final list price and the stock competing for the same buyer. The table sets Palm Harbor Club beside eight Bay Beach condominiums, each in its own Southwest Florida MLS publish window, so read across a row before you read down a column.
| Building | MLS window and closings | Median days on market | Median sale to final list | Active and pending, October 7, 2026 | Months of supply at the window’s pace |
|---|---|---|---|---|---|
| Palm Harbor Club | 36 months, 12 | 120 | 88.0% | 1 | 3.0 |
| Bella Lago | 60 months, 15 | 18 | 97.0% | 0 | 0.0 |
| Casa Marina | 36 months, 14 | 38.5 | 95.6% | 2 | 5.1 |
| Captains Bay | 36 months, 11 | 88 | 93.8% | 3 | 9.8 |
| Waterside at Bay Beach | 12 months, 17 | 50 | 94.4% | 28 | 19.8 |
| Hibiscus Pointe | 12 months, 12 | 75 | 94.4% | 4 | 4.0 |
| The Palms of Bay Beach | 12 months, 10 | 149.5 | 94.1% | 3 | 3.6 |
| Royal Pelican | 60 months, 19 | 42 | 97.0% | 4 | 12.6 |
| Harbour Pointe | 60 months, 15 | 26 | 97.0% | 5 | 20.0 |
Palm Harbor Club has the lowest sale-to-list ratio in the table, 88.0 percent against 93.8 to 97.0 percent elsewhere, and the second-longest median days on market. Among the two other 36-month rows, Casa Marina closed at 95.6 percent in 38.5 days and Captains Bay at 93.8 percent in 88 days. Bella Lago’s median days on market is computed on 14 of its 15 closings, because one was a Sold Data Entry row. The low ratio is not a discount on the building, whose 36-month median price is the highest of the three 36-month rows. It is a gap between what sellers here asked and what buyers paid.
Palm Harbor Club condominiums sold from $465,000 to $1,100,000 in the 36 months to October 7, 2026, across 12 Southwest Florida MLS closings with a median of $642,500 and a median of $379 per square foot. Nine of the 12 were at 150 Lenell Road and three at 170 Lenell Road, and every closing is listed below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row shows the building’s street number only. Living area and the bedroom count are as the listing agent entered them, days on market are as entered, and the last column is the sold price as a share of the final list price.
| Closing date | Building | Sold price | Final list price | Living area (sq ft, MLS) | Price per sq ft | Days on market | Sold as share of final list | Beds and baths as entered |
|---|---|---|---|---|---|---|---|---|
| July 24, 2026 | 150 Lenell Road | $520,000 | $520,000 | 1,394 | $373 | 0 | 100.0% | 2 bed, 2 bath |
| July 8, 2026 | 150 Lenell Road | $465,000 | $499,000 | 1,394 | $334 | 164 | 93.2% | 2 bed, 2 bath |
| June 17, 2026 | 150 Lenell Road | $665,000 | $749,000 | 1,851 | $359 | 174 | 88.8% | 3 bed, 2 bath |
| February 24, 2026 | 170 Lenell Road | $550,000 | $740,000 | 1,717 | $320 | 428 | 74.3% | 3 bed, 2 bath |
| June 10, 2025 | 150 Lenell Road | $607,750 | $740,000 | 1,663 | $365 | 189 | 82.1% | 3 bed, 2 bath |
| May 30, 2025 | 150 Lenell Road | $525,000 | $725,000 | 1,663 | $316 | 106 | 72.4% | 3 bed, 2 bath |
| May 22, 2025 | 150 Lenell Road | $715,000 | $750,000 | 1,663 | $430 | 46 | 95.3% | 3 bed, 2 bath |
| April 9, 2025 | 150 Lenell Road | $645,000 | $739,900 | 1,663 | $388 | 129 | 87.2% | 3 bed, 2 full and 1 half bath |
| July 1, 2024 | 170 Lenell Road | $640,000 | $799,000 | 1,663 | $385 | 143 | 80.1% | 3 bed, 2 bath |
| March 12, 2024 | 150 Lenell Road | $1,100,000 | $1,150,000 | 1,663 | $661 | 0 | 95.7% | 3 bed, 2 bath |
| February 8, 2024 | 170 Lenell Road | $815,000 | $848,850 | 1,394 | $585 | 111 | 96.0% | 2 bed, 2 bath |
| November 17, 2023 | 150 Lenell Road | $1,000,000 | $1,150,000 | 1,851 | $540 | 0 | 87.0% | 3 bed, 2 bath |
Seven more closings fall between 36 and 60 months back. They sit outside the leading window and are not in its median, but they are the sales many current owners remember, so we print them.
| Closing date | Building | Sold price | Final list price | Living area (sq ft, MLS) | Price per sq ft | Days on market | Sold as share of final list |
|---|---|---|---|---|---|---|---|
| August 31, 2023 | 170 Lenell Road | $710,000 | $795,000 | 1,394 | $509 | 0 | 89.3% |
| May 31, 2023 | 170 Lenell Road | $900,000 | $925,000 | 1,394 | $646 | 21 | 97.3% |
| April 5, 2023 | 170 Lenell Road | $1,050,000 | $1,150,000 | 1,851 | $567 | 55 | 91.3% |
| April 5, 2023 | 170 Lenell Road | $1,075,000 | $1,150,000 | 1,394 | $771 | 28 | 93.5% |
| May 27, 2022 | 170 Lenell Road | $860,000 | $849,000 | 1,394 | $617 | 11 | 101.3% |
| April 1, 2022 | 170 Lenell Road | $715,000 | $739,900 | 1,425 | $502 | 0 | 96.6% |
| December 9, 2021 | 150 Lenell Road | $734,000 | $739,000 | 1,425 | $515 | 7 | 99.3% |
Sorting the 12 closings of the 36-month window by the living area the listing entered gives four groups, and none is large enough for a premium to be stated.
| MLS living area | Closings in 36 months | Sold prices | Price per sq ft |
|---|---|---|---|
| 1,394 sq ft | 3 | $465,000, $520,000 and $815,000 | $334 to $585 |
| 1,663 sq ft | 6 | $525,000 to $1,100,000; the median of these 6 closings is $642,500 | $316 to $661 |
| 1,717 sq ft | 1 | $550,000 | $320 |
| 1,851 sq ft | 2 | $665,000 and $1,000,000 | $359 and $540 |
The two closings of 2026 at 1,394 square feet, $465,000 and $520,000, are the nearest evidence for that plan today, and the four closings of April to June 2025 at 1,663 square feet, $525,000 to $715,000, are the nearest for the larger one. The $815,000, $1,000,000 and $1,100,000 closings all date from November 2023 to March 2024.
The county roll shows two plans, 1,394 and 1,663 heated square feet, each with two bedrooms and two baths, plus one top-floor parcel of 3,144 square feet at 170 Lenell Road. The MLS entries call the 1,663 square foot plan a three-bedroom, and six closings in 60 months carry living areas of 1,851, 1,717 or 1,425 square feet that match neither roll plan. We do not know the cause. Before we list, we check your unit against the plans recorded with the declaration, because a buyer’s appraiser will measure from the same record.
Palm Harbor Club listings that closed in the 36 months to October 7, 2026 took a median of 120 days on market and closed at a median of 88.0 percent of the final list price, both measured on all 12 Southwest Florida MLS closings. Eight of the 12 took more than 100 days and four closed below 85 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 12 closings fall into two groups with almost nothing between them. Three carry 0 days on market as entered, in November 2023, March 2024 and July 2026, which usually means a sale arranged before or at the moment of listing. One closed in 46 days. The other eight took 106, 111, 129, 143, 164, 174, 189 and 428 days. Leaving out the three 0-day entries, the median of the remaining 9 closings is 129 days.
The sale-to-final-list ratios run 72.4, 74.3, 80.1, 82.1, 87.0, 87.2, 88.8, 93.2, 95.3, 95.7, 96.0 and 100.0 percent. In dollars, the gap between final list price and sold price ran from $0 to $200,000 with a median of $89,450 across the 12. These ratios use the final list price, so any reductions made before the last price are not in them, and the real distance from the first asking price was larger wherever a price was cut.
Not in this record. The five closings at 93 percent or better of final list price took 0, 0, 46, 111 and 164 days, and the four below 85 percent took 106, 143, 189 and 428 days. Twelve closings cannot prove a rule, but they do not support the idea that holding a high price and waiting is rewarded at Palm Harbor Club. The longest listing closed at $320 per square foot, the second lowest in the window.
Most Palm Harbor Club owners have. In the Lee County file, 12 of the 13 qualified sales of the last 60 months have an earlier qualified sale of the same unit: 11 sold for more and one sold for $57,250 less. The median change across the 12 was a gain of $255,000 over a median of 19.8 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 carries 117 qualified Palm Harbor Club sales from August 2000 to July 2026, and 37 of them are dated 2000, when the buildings first sold. Seven of the 12 recent repeat sales were by owners who had held for more than 18 years, several since the original sales of 2000 and 2001, which is why the median hold is so long.
| Sold (county date) | Building and roll plan | Earlier qualified sale | Sold for | Change | Years held |
|---|---|---|---|---|---|
| July 24, 2026 | 150 Lenell Road, 1,394 sq ft | November 2000, $214,100 | $520,000 | +$305,900 | 25.6 |
| May 29, 2026 | 150 Lenell Road, 1,663 sq ft | May 2020, $550,000 | $665,000 | +$115,000 | 6.1 |
| February 23, 2026 | 170 Lenell Road, 1,663 sq ft | January 2001, $340,000 | $550,000 | +$210,000 | 25.1 |
| June 10, 2025 | 150 Lenell Road, 1,663 sq ft | September 2006, $665,000 | $607,750 | -$57,250 | 18.8 |
| May 29, 2025 | 150 Lenell Road, 1,663 sq ft | December 2000, $257,500 | $525,000 | +$267,500 | 24.5 |
| May 20, 2025 | 150 Lenell Road, 1,663 sq ft | February 2003, $472,500 | $715,000 | +$242,500 | 22.2 |
| April 8, 2025 | 150 Lenell Road, 1,663 sq ft | April 2011, $438,500 | $645,000 | +$206,500 | 13.9 |
| November 17, 2023 | 150 Lenell Road, 1,663 sq ft | April 2017, $650,000 | $1,000,000 | +$350,000 | 6.6 |
| August 30, 2023 | 170 Lenell Road, 1,394 sq ft | February 2021, $535,000 | $710,000 | +$175,000 | 2.5 |
| May 22, 2023 | 170 Lenell Road, 1,394 sq ft | June 2001, $330,000 | $900,000 | +$570,000 | 22.0 |
| April 4, 2023 | 170 Lenell Road, 1,394 sq ft | January 2020, $585,000 | $1,075,000 | +$490,000 | 3.2 |
| December 9, 2021 | 150 Lenell Road, 1,394 sq ft | February 2001, $307,200 | $734,000 | +$426,800 | 20.8 |
Read it with two cautions. Each sale is set against the unit’s previous sale in the county’s qualified list, which has gaps (no Palm Harbor Club sale dated 2022 or 2024), and the 13th sale of the window, $465,000 on July 8, 2026, has no earlier qualified sale in the file. And a recorded price difference is not a profit: gain is measured from your basis after improvements and selling costs, and we are real estate agents, not tax advisers.
The one decline in the window belongs to a unit bought in September 2006 at $665,000 and sold in June 2025 at $607,750. Looking further back, the county file holds 23 repeat sales since January 2018: 20 sold for more and 3 for less, and the other two declines were also units first bought between 2005 and 2007. No Palm Harbor Club unit bought in 2023 or later has resold in either record yet, so the record cannot say how those owners would fare today.
This example is a public-record Southwest Florida MLS closing, shown to illustrate how a Palm Harbor Club condominium sale can run. A unit at 170 Lenell Road closed on February 24, 2026 for $550,000 after 428 days on market, at 74.3 percent of its $740,000 final list price, the longest listing in the 36-month window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS entry gives a living area of 1,717 square feet, three bedrooms and two baths, which makes the price $320 per square foot. The Lee County file records the same sale on February 23, 2026 at $550,000 and 1,663 heated square feet, a day earlier than the MLS date and 54 square feet smaller. The county file shows the unit’s earlier qualified sales at $270,000 in September 2000 and $340,000 in January 2001, so the 2026 price was $210,000 above the 2001 one after about 25 years.
The 428 days on market reach back to about the end of 2024 if they ran without a break. In that stretch four condominiums of the 1,663 square foot plan closed next door at 150 Lenell Road between April 9 and June 10, 2025, at $645,000, $715,000, $525,000 and $607,750, with final list prices of $739,900, $750,000, $725,000 and $740,000. Buyers touring the two buildings that spring had several units of similar size asking nearly the same figure, and they bought those four at a median of 84.7 percent of final list price (the median of these 4 closings). The unit that waited sold eight months after the last of them, for less than three of the four.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, the last two customarily the seller’s in Lee County), the costs on a $550,000 sale are an estimated $36,925 with buyer-agent compensation and $23,175 without it, for a net before payoff of $513,075 or $526,825. Fourteen months of carrying costs come on top. At the listing-entered annual recurring fee of $10,824 for this unit, that is about $12,628 in association fees alone over 14 months (not verified; the association’s ledger governs), before property tax, insurance and utilities. We do not know what this seller paid, offered or owed; the figures show the shape of the decision.
The first lesson is that the building’s list prices had drifted away from its sold prices. The second is that time did not help: the price per square foot, $320, was the second lowest of the 36-month window. The third is about evidence. In early 2025 the newest closings anyone could point to were $640,000 in July 2024 and $1,100,000 in March 2024, and a seller could choose which to believe. Our job is to show an owner all of them before the listing goes live and say plainly which ones a buyer and an appraiser will use.
We price a Palm Harbor Club condominium from the nearest closings of the same floor plan at 150 and 170 Lenell Road, read as a range and then adjusted for what the record cannot see, and we test the result against the one competing listing. A median of 12 mixed sales is a starting question, not a price.
We begin with the street number and the plan on the county roll, 1,394 or 1,663 heated square feet, and then check the recorded plans for the area and bedroom count we can defend. For the 1,394 square foot plan the nearest evidence is the two 2026 closings at $465,000 and $520,000. For the 1,663 square foot plan it is the four closings of spring 2025, from $525,000 to $715,000, and the $550,000 and $665,000 closings of 2026 that the listings entered at 1,717 and 1,851 square feet.
With two to six closings per plan, we read a range and not a point, and we look at how each one sold. A closing at 95.3 percent of list in 46 days tells us where buyers agreed quickly. A closing at 72.4 percent tells us where a seller started too high. The $815,000 to $1,100,000 closings of November 2023 to March 2024 stay on the page as history, and we do not price a 2026 listing from them.
The MLS fields we pulled do not carry floor, view, interior condition, parking, storage or whether a boat slip is used with the unit. Those are the adjustments we make in person: we walk the unit and decide what a buyer who has also toured Bella Lago and Waterside will pay for what you have.
We ask what the association’s budget, reserve study and any special assessment do to a buyer’s yearly cost, and we check the active Palm Harbor Club listings, three on October 29, 2026, and the active listings in nearby buildings. The result is a recommended list price, the price at which we would expect an offer within about 45 days, and the price at which we would call you to talk about a change.
Four things move the value of a Palm Harbor Club condominium in Fort Myers Beach: the floor plan, the floor and outlook over the canal, the answer to the boat dock question, and the building’s reserve study and budget papers. The property is bay side and not on the Gulf, which sets its buyer pool.
On this record, yes. The two buildings date from the same year, share one association and show the same two roll plans, and the 36-month closings (9 at 150 Lenell Road, 3 at 170) do not rank one above the other. The plan separates prices more clearly: the two 2026 closings of the smaller plan were $465,000 and $520,000, and the 2026 closings entered at 1,717 and 1,851 square feet were $550,000 and $665,000. Four sales in a year do not make a premium, so we state the figures and not a percentage.
The roll’s unit addressing runs from the second floor through the eighth, four homes to a floor in each building, and a higher floor on the water side generally shows better. We cannot measure that from the closings, because the fields we pulled carry no floor or view, so we adjust in person. The single 3,144 square foot top-floor parcel at 170 Lenell Road has no comparable in either record.
The county roll flags canal frontage on all 56 parcels and a boat dock on 55, which makes the dock the first question a boating buyer asks. The public record does not say how many slips exist, who holds them, whether one transfers with a unit or what it costs, and the listing entries show no dock fee. If you use a slip, find the page of the declaration or the assignment that says so before we list; a documented slip is a feature we can market.
Palm Harbor Club has a pool flag on the roll and no beach on the property, roughly four and a half to five miles by road south of Times Square. Buyers who want Gulf frontage shop elsewhere, and the buyers who come here compare bay-side buildings on size, age, fees and water access. That is why we set every Palm Harbor Club price beside Waterside at Bay Beach, Bella Lago and Casa Marina, the buildings the same buyer tours the same day.
Palm Harbor Club’s association publishes no current budget that we could find. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $7,100 to $11,308 (not verified; the association’s current budget and an estoppel certificate govern). A buyer also pays property tax, a unit insurance policy and any flood coverage a lender requires.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Listing agents entered the fee as a quarterly amount with $0 for a separate homeowners association and $0 for a master association on all 19 closings, which fits a single association collecting a single fee.
| Quarterly condominium fee as entered | Total annual recurring fees as entered | Closings | Closing dates |
|---|---|---|---|
| $1,775 | $7,100 | 1 | December 9, 2021 |
| $1,927 | $7,708 | 8 | April 1, 2022 to March 12, 2024 |
| $1,976 | $7,904 | 2 | February 8, 2024 to July 1, 2024 |
| $2,706 | $10,824 | 5 | April 9, 2025 to February 24, 2026 |
| $2,707 | $10,828 | 1 | July 8, 2026 |
| $2,827 | $11,308 | 2 | June 17, 2026 to July 24, 2026 |
For the 12 closings of the 36-month window the entries ranged from $7,708 to $11,308. These are what agents typed, not a history of what the association charged, so we list the figure from your own statement.
Listing agents entered a $150 application fee on all 19 closings and a $150 transfer fee on 17 (not verified). The estoppel certificate fee is set by statute and we print no dollar amount for it. The estoppel also states any special assessment; we found none published for Palm Harbor Club, which is not the same as knowing there is none.
Your tax bill does not transfer. After a sale the property appraiser reassesses, and a buyer’s bill follows the new assessed value. As an illustration only, at the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a price of $520,000 works out to $6,921.62 a year ($520,000 divided by 1,000, times 13.3108) and the 36-month median of $642,500 to $8,552.19, before exemptions and non-ad valorem charges. The roll’s median just value for the 55 unit parcels is $472,601, which is an assessment figure and not a sale price.
A Palm Harbor Club condominium involves two insurance layers, the association’s master policy on the two buildings and the owner’s own unit policy, plus flood coverage where a lender requires it. A buyer’s insurer and lender ask for the master policy summary, the flood zone, the reserve study and the association’s budget. We quote no premiums.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at both building addresses, which is a Special Flood Hazard Area, so a lender will usually require flood coverage on a financed purchase. FEMA’s Risk Rating 2.0 prices each National Flood Insurance Program policy by the property’s own characteristics, and the Town of Fort Myers Beach holds a Community Rating System Class 5, a 25 percent discount effective April 1, 2026. An elevation certificate for your building lets a buyer’s agent quote instead of guessing.
A condominium lender sends the association a questionnaire and reads the budget, the reserve funding, any special assessment, the master insurance and the inspection record. We name no lender and predict no approval; what a seller controls is having those answers in the listing file.
The building code’s design wind speed at the property’s center point is 160 miles per hour in a wind-borne debris region. The state’s uniform mitigation verification inspection form records the features insurers credit, and a current one for the building helps a buyer’s quote. Citizens Property Insurance’s flood requirement exempts a policy written on a condominium unit under a unit owners form, though a lender may still require flood coverage. Ask a licensed Florida agent for quotes on the specific unit.
A Palm Harbor Club condominium seller must give the buyer the association documents that section 718.503 lists, complete the seller flood disclosure under section 689.302, and disclose known facts that materially affect value and are not readily observable. The buyer may cancel within 7 days of receiving them, or 15 where reserve study papers apply.
This is general information and not legal advice; your closing agent or attorney confirms how it applies to your contract.
Palm Harbor Club is a condominium under chapter 718, so the resale rule is section 718.503. The seller, not the association, must give the buyer the declaration, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, the frequently asked questions document, the milestone inspection summary if one applies, and the most recent structural integrity reserve study or a statement that none has been done. Each phase has its own recorded declaration, Official Records Book 3299, Page 695 for 170 Lenell Road and Book 3332, Page 2320 for 150 Lenell Road, so the package is the one for your building.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where the milestone inspection summary, a turnover inspection report or the structural integrity reserve study applies, a separate clause gives 15 days after receipt of those items. Because Palm Harbor Club is 8 stories, the reserve study clause is the one to plan for. A late package starts the clock late, which is the plainest reason to order the documents the day you list.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the contract. It asks whether you have filed a flood insurance claim, received flood-related assistance or know of flooding at the property. Answer from your records, and keep any claim file and elevation certificate with it.
Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes. The Florida Supreme Court’s decision in Johnson v. Davis, 480 So. 2d 625, requires a seller to disclose known facts that materially affect value and are not readily observable, and an as-is contract does not remove that duty. In a condominium that includes known leaks, water intrusion and unpermitted work inside the unit.
Section 553.899 requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years, counted from the certificate of occupancy. From the county’s year built, which is 2000 on the 55 unit parcels and 2001 on the common-element parcel, the computed year is 2030 to 2031. That is a statutory deadline we computed, not a status. Section 718.112(2)(g) separately requires a structural integrity reserve study, with a December 31, 2025 deadline for associations that existed on July 1, 2022. We do not know whether the association has completed either, and the state’s Division of Condominiums runs a public reporting database.
An estoppel certificate is the association’s statement of what the unit owes, any assessments and any transfer or approval requirement. Under section 718.116 the association must issue it within 10 business days of a request and may charge a fee capped by statute; we print no dollar amount. A certificate is good for 30 days, or 35 if delivered electronically. In Lee County the seller customarily pays for it, and the contract controls.
We found no master association for Palm Harbor Club, and the listing entries show $0 for one. Section 720.401, the homeowners association disclosure summary, does not apply to associations governed by chapter 718, so a seller here follows the condominium rule above.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at Palm Harbor Club’s two addresses, 150 and 170 Lenell Road, on the Lee County panel effective November 17, 2022, a Special Flood Hazard Area. Buyers also ask what Hurricane Ian did to the buildings and what was repaired.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried FEMA’s National Flood Hazard Layer at three points. Treat the table as a map-based indication at these addresses, not a flood determination, and send a buyer to the panel and an elevation certificate.
| Tested point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 150 Lenell Road | AE | 11 ft | 12071C0567G | November 17, 2022 |
| 170 Lenell Road | AE | 11 ft | 12071C0567G | November 17, 2022 |
| Palm Harbor Club center point | AE | 11 ft | 12071C0567G | November 17, 2022 |
Lee County’s evacuation layer returns zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these addresses; confirm with the U.S. Fish and Wildlife Service mapper before relying on that. A Florida coastal construction control line segment lies within about 500 meters of the center point and none within 100 meters, and we did not confirm whether either building lies seaward of it.
The National Hurricane Center’s report on Hurricane Ian, September 28, 2022, gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island, and the U.S. Geological Survey’s high-water marks on the island read 10.5 to 13.8 feet NAVD88. A surveyed mark on Lenell Road, about a quarter mile east of Palm Harbor Club, reads 11.6 feet NAVD88, about 6.8 feet above ground. For Helene and Milton in 2024 the National Weather Service estimated coastal Lee County water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water. We found no published damage report, repair history or claim record for either building, so a buyer will ask you and the association directly.
The Town of Fort Myers Beach, not the county, issues permits here. The Town’s page states that a structure in a Special Flood Hazard Area with repairs or improvements equal to 50 percent of its value must be brought into compliance with current flood rules and that the calculation includes permits from the past five years, and the Town’s code requires one foot of freeboard above base flood elevation for new and substantially improved buildings. A condominium is judged as a whole building, so these are association-level questions; inside your unit, a buyer asks whether any remodeling was permitted.
Three sets of rules affect a Palm Harbor Club condominium sale: the two recorded declarations with the association’s bylaws and rules, the Town of Fort Myers Beach’s short-term rental registration, and the state statutes above. The association’s leasing, pet and approval rules are not published, so a seller should have them in hand before listing.
We do not know whether the declaration gives the board an approval or screening power. Listing agents entered a $150 application fee on all 19 closings, which suggests an application step. We ask the manager for the process and the usual timeline before we set a closing date, so approval does not push a closing past a buyer’s rate lock.
Rental terms and pet rules for Palm Harbor Club are not published; the recorded declarations (Lee County Official Records Book 3299, Page 695 and Book 3332, Page 2320) and the current rules govern, and they belong in the resale package. A buyer who plans to rent will ask for the minimum lease term and the number of leases a year, and a buyer with a dog will ask about number and size. Have the pages ready.
Because every Palm Harbor Club parcel is in the Town, the Town’s registration applies to a unit used as a short-term vacation rental: registration within 90 days of starting, the registration number in every advertisement, a responsible party available around the clock who can act within one hour, and annual renewal through the Town’s Rentalscape portal. Palm Harbor Club does not appear on the Town’s 2026 condominium opt-out list, which says nothing about whether the declaration allows rentals. The Town’s code also sets a one-week minimum stay in certain zoning districts with exceptions, and we did not confirm which district governs Lenell Road.
The Palm Harbor Club record leans toward spring closings: of the 19 Southwest Florida MLS closings in 60 months, 8 closed in April and May and none in January, September or October. With 19 closings spread over five years, that describes when sales closed in Fort Myers Beach’s winter-visitor calendar and cannot prove that one listing month pays more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Counting the 19 closings by calendar month of closing over the 60 months to October 7, 2026:
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 0 | July | 3 |
| February | 2 | August | 1 |
| March | 1 | September | 0 |
| April | 4 | October | 0 |
| May | 4 | November | 1 |
| June | 2 | December | 1 |
A closing follows its contract by weeks, so April and May closings usually follow contracts written from February to April, when seasonal residents and visitors are on the island. The Census Bureau’s 2020 to 2024 American Community Survey counts 9,886 housing units in the Town of Fort Myers Beach, including 4,753 held for seasonal use, a Town-wide figure.
The 12 closings from December through May had a median sold price of $774,500 and a median of 37 days on market, and the 7 from June through November a median of $640,000 (the median of these 7 closings) and 143 days. We do not read that as a seasonal premium: six of the 12 December to May closings date from 2021 to 2023, against two of the seven June to November closings, so the groups differ by year as well as by season. The safe conclusion is narrow: a condominium priced, photographed and documented by late fall is in front of the winter visitors.
We market a Palm Harbor Club condominium by stating the building, plan and verified living area in every listing field, photographing the unit and its canal outlook, attaching the document package to the listing, and reaching local and out-of-area buyers through the Southwest Florida MLS and our own channels across Fort Myers Beach.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The package has professional photography, a floor plan with the area we verified against the recorded plans, the correct street number for your building, a plain statement of what is and is not documented about a boat slip, and the papers buyers ask for: the declaration, rules, budget, reserve study or the statement that none is complete, master insurance summary and estoppel. With one Palm Harbor Club listing active on October 7, 2026, a buyer’s agent has little to compare, and the listing has to carry the evidence itself.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with their agent before touring. A seller may still offer to pay or contribute toward the buyer’s agent, off the MLS, and may offer closing-cost concessions on it. We show your net sheet both ways.
We negotiate every Palm Harbor Club condominium offer ourselves, starting from the closings that support your price. In this building the median sale was 88.0 percent of final list price, so buyers arrive expecting a large discount, and the answer is a list price already supported by the same plan’s closings, with the comparables attached.
A financed buyer’s appraiser has few Palm Harbor Club sales to use and will reach for other Bay Beach buildings. We hand the appraiser the closings of your plan and the verified living area, and we negotiate price together with the inspection period, the 7-day or 15-day document period and the closing date.
A buyer choosing between Palm Harbor Club and Bella Lago is choosing between an 8-story canal-side condominium of 2000 with a boat dock flag on the county roll and a 4-story lake-side condominium of 2006 without one. Bella Lago has sold faster and closer to list; Palm Harbor Club has the larger plan and more recent sales.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bella Lago sits about a quarter mile away, straight-line between the two center points, in the same Town taxing district. It is Bella Lago in Fort Myers Beach, not Belle Lago in Estero.
| Factor | Palm Harbor Club | Bella Lago |
|---|---|---|
| Water | Canal frontage on all 56 parcels; boat dock flag on 55 | Lake flag on all 60 parcels; no boat dock flag |
| Parcels on the roll | 56 (55 units and 1 common-element parcel) | 60 residential, 59 improved |
| Year built | 2000 to 2001 | 2006 |
| Tallest building | 8 stories | 4 stories |
| Heated area on the roll | 1,394 and 1,663 square feet, plus one of 3,144 | 1,363 to 1,673 square feet |
| MLS closings, last 12 months | 4 | 1 |
| MLS leading window | 36 months: 12 closings, median $642,500, $465,000 to $1,100,000 | 60 months: 15 closings, median $625,000, $505,000 to $895,000 |
| Median price per square foot (leading window) | $379 | $393 |
| Median days on market (leading window) | 120 | 18 |
| Median share of final list price (leading window) | 88.0% | 97.0% |
| County-qualified sales (60 months) | 13, median $665,000 | 11, median $525,000 |
| Active and pending, October 7, 2026 | 1 | 0 |
| Listing-entered annual recurring fees (not verified) | $7,100 to $11,308 on 19 closings | $9,264 to $13,200 on 14 closings |
| FEMA flood map at tested addresses | AE, 11 feet | AE, 11 feet |
| Milestone year, computed from year built | 2030 to 2031 | 2036 |
The two leading windows differ in length, 36 months against 60, and Bella Lago’s 60 months reach back to late 2021, so the days on market and sale-to-list rows are not like for like. Bella Lago had one closing in the last 12 months, at $505,000.
A buyer who wants a boat-related setting, the 1,663 square foot plan or a higher floor leans to Palm Harbor Club, provided the slip question is answered in writing. A buyer who wants a newer, lower building with a later milestone year leans to Bella Lago and accepts no dock flag and almost no recent sales to price from. As a Palm Harbor Club seller you win the first buyer with documents: the dock page of the declaration, the reserve study and a price inside the range your plan has closed in.
Selling a Palm Harbor Club condominium costs roughly 4.2 to 6.7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $520,000 sale that is about $21,990 to $34,990, and on a $715,000 sale about $29,693 to $47,568, before tax prorations, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
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; commission is negotiable, so put in your own number. Both prices are real Southwest Florida MLS closings at 150 Lenell Road: $520,000 on July 24, 2026 and $715,000 on May 22, 2025. Florida’s documentary stamp tax on the deed is $0.70 per $100 of price, the promulgated owner’s title premium is $575 on the first $100,000 plus $5.00 per $1,000 above it, 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, which depends on your own bill and closing date.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $520,000 | Southwest Florida MLS closing, July 24, 2026 |
| Listing commission, 2.75% | -$14,300 | 2.75% of $520,000 |
| Buyer-agent compensation, 2.5%, if offered | -$13,000 | 2.5% of $520,000 |
| Deed documentary stamp tax | -$3,640 | 5,200 units of $100 at $0.70 |
| Owner’s title policy | -$2,675 | $575 plus ($520,000 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 | -$34,990 | 6.73% of price |
| Estimated net before payoff, with buyer-agent compensation | $485,010 | $520,000 minus $34,990 |
| Estimated total costs, without buyer-agent compensation | -$21,990 | 4.23% of price |
| Estimated net before payoff, without buyer-agent compensation | $498,010 | $520,000 minus $21,990 |
The same assumptions apply, at the price of the unit that closed at 95.3 percent of its final list price after 46 days on market.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $715,000 | Southwest Florida MLS closing, May 22, 2025 |
| Listing commission, 2.75% | -$19,663 | 2.75% of $715,000 is $19,662.50 |
| Buyer-agent compensation, 2.5%, if offered | -$17,875 | 2.5% of $715,000 |
| Deed documentary stamp tax | -$5,005 | 7,150 units of $100 at $0.70 |
| Owner’s title policy | -$3,650 | $575 plus ($715,000 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 | -$47,568 | 6.65% of price |
| Estimated net before payoff, with buyer-agent compensation | $667,432 | $715,000 minus $47,568 |
| Estimated total costs, without buyer-agent compensation | -$29,693 | 4.15% of price |
| Estimated net before payoff, without buyer-agent compensation | $685,307 | $715,000 minus $29,693 |
Your mortgage payoff, the property tax proration, the association fee proration for the quarter, the estoppel certificate fee (set by statute; we print no dollar amount), any special assessment balance the estoppel shows, repairs or concessions, and any transfer fee the association charges; listing agents entered a $150 transfer fee on 17 of the 19 closings, not verified. We run your own net sheet at no cost.
Possibly. Under Section 121, as the Internal Revenue Service explains in 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 as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
The exclusion covers a main home; a second home or a rental does not qualify on those terms. The county record shows why it matters here: six of the 12 repeat sales of the last 60 months changed by more than $250,000, before selling costs and improvements. Gain is measured from your basis, not from two recorded prices, and a foreign seller may face withholding under the federal rule the IRS describes on its FIRPTA page. Speak with a tax adviser before you list.
List a Palm Harbor Club condominium if it is in marketable condition and you can give it a winter season; take an investor cash offer only when the unit 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 and know Florida’s disclosure duties.
Palm Harbor Club changes the comparison in three ways: so few units sell that an untested price is a guess, the document package carries a 7-day or 15-day cancellation right whoever sells, and a buyer paying cash still asks about flood, reserves and the dock. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the closings sits for months, as the record shows | A condominium in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Palm Harbor Club condominium valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your own plan at 150 and 170 Lenell Road in Fort Myers Beach, adjusted for floor, outlook, condition and documents, with a net sheet at that price.
Get your free Palm Harbor Club condo valuation and we will send a value built from Palm Harbor Club closings of your plan, 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 in Fort Myers Beach.
This list gathers every place where this page says a fact about Palm Harbor Club in Fort Myers Beach is not available. Each item names the document or route that would settle it, so a seller, a buyer or our team can close the gap before a contract depends on it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None is offered as a review of a Palm Harbor Club sale. The words are the reviewers’ own.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “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
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions Palm Harbor Club owners in Fort Myers Beach ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the closings of your own plan, order the estoppel and the document package the day you list, complete the flood disclosure and market it through the winter season. Our Palm Harbor Club valuation page starts the price work.
Choose an agent who can show you every closing in the two buildings, by plan. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read all 19 Southwest Florida MLS closings of the last 60 months and the county file back to 2000.
In the 36 months to October 7, 2026 the Southwest Florida MLS shows 12 closings from $465,000 to $1,100,000 at a median of $642,500. The four closings of the last 12 months were $465,000, $520,000, $550,000 and $665,000.
It depends on the plan, floor, outlook and condition. The 2026 closings of the 1,394 square foot plan were $465,000 and $520,000, and the larger units closed at $550,000 and $665,000. We set your unit against those, not against the median.
The median of the 12 closings in 36 months was 120 days on market. Three carry 0 days as entered, one took 46 days and eight took from 106 to 428 days.
The median was 88.0 percent of the final list price over 36 months, from 72.4 to 100.0 percent. Five of the 12 closed at 93 percent or better and four closed below 85 percent.
One, on October 7, 2026: a 1,394 square foot condominium at 150 Lenell Road listed at $695,000 with 18 days on market. Nothing was pending. On October 29, 2026 there were three: the same listing and two 1,663 square foot condominiums at $949,000 and $989,000, with nothing pending.
Only if it was your plan and recent. The last sale, $520,000 on July 24, 2026, was a 1,394 square foot unit. For the 1,663 square foot plan the nearest closings run from $525,000 to $715,000.
Four closings from April 2023 to March 2024 were $1,000,000 to $1,100,000. Since April 2025 no closing has exceeded $715,000. Twelve sales cannot explain the change, so we price from the recent ones.
The record does not say. The 36-month window holds 9 closings at 150 Lenell Road and 3 at 170 Lenell Road, too few to rank them, and both show the same two plans on the roll.
The county roll shows two bedrooms for both plans, and the MLS has entered the 1,663 square foot plan as three. We check the plans recorded with the declaration before listing, because the appraiser will.
Only your documents can say. The roll flags a boat dock on 55 of 56 parcels and does not say who holds a slip. Find the declaration page or assignment before listing.
Roughly 4.2 to 6.7 percent of the price: about $21,990 to $34,990 on a $520,000 sale, depending on commission and whether you offer buyer-agent compensation, before prorations and any payoff.
Florida charges $0.70 per $100 of price on the deed under section 201.02. That is $3,640 on $520,000 and $5,005 on $715,000, customarily paid by the seller in Lee County.
In Lee County the seller customarily pays for the buyer’s owner’s title policy. It is custom and not law, and the contract controls. The premium is set by a state rate schedule.
No. Since August 17, 2024 that compensation is negotiable and cannot be advertised in the MLS. You may offer it off the MLS, and we show your net both ways.
Under section 718.503: the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document, and the reserve study or a statement that none has been done, plus the milestone summary if one applies.
Seven days, excluding weekends and legal holidays, after signing and receiving the documents, and 15 days after receiving a reserve study, milestone summary or turnover report where those apply.
Yes. The association states what the unit owes and must issue it within 10 business days of a request under section 718.116. We order it at listing. We print no fee amount.
A form section 689.302 has required since October 1, 2024. It asks about flood claims, flood-related assistance and flooding you know of at the property.
Yes, where you know of facts that materially affect value and are not readily observable, under Johnson v. Davis. Disclose known water intrusion and repairs in writing, with invoices and permits.
Whether it exists, what it found and how reserves are funded. At 8 stories the building falls under section 718.112(2)(g). We do not know its status, so ask the manager for the study before listing.
Computed from the county’s year built of 2000 and 2001, the 30-year milestone year is 2030 to 2031. That is a statutory calculation, not a status, and the certificate of occupancy date controls.
Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $7,100 to $11,308 (not verified; the association’s current budget and an estoppel certificate govern), plus property tax and insurance.
We found none published, which is not proof there is none. The estoppel certificate states any assessment that is levied or unpaid, and a buyer will subtract it from an offer.
Only as the recorded declaration and current rules allow, and they are not published. The Town of Fort Myers Beach’s short-term rental registration applies on top. Give the buyer the leasing pages.
Pet rules are set by the declaration and rules and are not published. Ask the manager for the number and size limits and whether they cover tenants. Assistance animals are a separate matter under fair housing law.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet at both building addresses, on the panel effective November 17, 2022. Send buyers to the panel and an elevation certificate.
It is a cost to quote, not a reason a sale fails when the papers are ready. Give the buyer’s agent the master policy summary, the flood zone and any elevation certificate early.
A main home may qualify for the $250,000 or $500,000 exclusion the IRS describes in Topic 701. A second home does not on those terms. Ask a tax adviser.
Of 12 repeat sales in the county file over 60 months, 11 sold for more than the unit’s previous qualified sale and one for $57,250 less. The median change was a gain of $255,000.
Eight of the 19 closings in 60 months closed in April and May, which points to contracts written in late winter. The record is too thin to promise a seasonal premium.
Palm Harbor Club is 8 stories on a canal with a dock flag; Bella Lago is 4 stories on a lake, built 2006. Bella Lago’s median was 18 days over 60 months; Palm Harbor Club’s was 120 over 36.
Call Marc at (239) 287-5873. Our page on buying a home in Fort Myers Beach covers the buyer’s side of this record.
Call Jesse at (239) 898-6072. We will pull the closings of your plan, check your unit against the recorded plans and list the documents a buyer will ask for.
A Fort Myers Beach condo specialist knows which plan a Palm Harbor Club condominium is, which of the 12 recent closings are true comparables, what the document package must contain and what a Zone AE flood map means to a lender. A listing that explains the unit correctly holds its price through the inspection and document periods.
Small facts cost sellers contracts: a 2023 sale used as a comparable in 2026, a living area copied from an old listing that the roll does not support, a document package handed over after the contract so the cancellation right stayed open, and a slip promised without a page to prove it. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach a buyer.
Our Fort Myers Beach community guide covers the island, from the Town’s flood program to the bridges and beaches, and it is the page we send out-of-area buyers before they tour Lenell Road.
If you are thinking of selling a Palm Harbor Club condo in Fort Myers Beach, call the team that prices from the closings of your own plan, orders the estoppel and assembles the reserve study, flood and permit file the day you list, and answers the buyer’s lender and insurer before they ask.
If you are thinking, “I need someone to sell my condo in Palm Harbor Club, 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 and Lee County, whether you own in Palm Harbor Club, Bella Lago, Waterside, Casa Marina, Captains Bay or Royal Pelican.
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.
Palm Harbor Club sold record, last 36 months: 12 closings in the Southwest Florida MLS at a $642,500 median, from $465,000 to $1,100,000, with a median of 120 days on market and 88.0 percent of the final list price, closings through October 7, 2026. Few Palm Harbor Club condominiums come up for sale, so make us your first call before you list.
Request your free Palm Harbor Club condo valuation and we will send a value built from the closings of your plan and building, 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 condominiums on Fort Myers Beach, including Palm Harbor Club, in 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, Marc Comisar BK3060671.
Selling a Palm Harbor Club condo? Get a free Palm Harbor Club condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when it was checked on October 7, 2026, or was read by our research team the same day where a publisher blocks automated checks. Statutes and primary records come first, then the Town, the county, federal storm and flood data, and our own pages for Palm Harbor Club.
These are the public primary documents a Palm Harbor Club condominium seller in Fort Myers Beach should have in hand before listing, each hosted by the agency that issued it. The association’s own declaration, budget and reserve study come from the manager or the Lee County Official Records, not from this list.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, including the Town of Fort Myers Beach district |
| Ordinance 18-01, Short-Term Rentals Regulation | Town of Fort Myers Beach | The registration ordinance, adopted May 7, 2018 |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Palm Harbor Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.