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.
Pink Shell Beach Resort is a group of Gulf-front condo buildings on Estero Boulevard at the north end of Estero Island, inside the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. The buildings are part of the Fort Myers Beach market. For the buildings, the rules, the flood zone and the full sales record, see our Pink Shell Beach Resort community guide. This page is about the sale itself: what Pink Shell condos have closed for, building by building, what a buyer will ask you to hand over and what you keep after costs.
There is no single Pink Shell condominium. The state registers five separate associations: White Sand Villas at 200 Estero Blvd, Captiva Villas at 190, Sanibel View Villas at 140, Pink Shell Vacation Villas at 100 and Gateway Villas at 500. Each has its own declaration, board, budget and price record. The hotel and marina beside them is a different business, and this page is not about booking a stay.
The Southwest Florida MLS records 14 Pink Shell Beach Resort closings in the four villa buildings in the 12 months to October 7, 2026, at a median of $325,000, from $175,000 to $890,000, with 11 condos active and none pending on October 7. Twelve months is the shortest window with ten or more closings, so it leads this page, and the Lee County recorded-sale series follows separately.
To sell a Pink Shell Beach Resort condo in Fort Myers Beach in 2026, price it from closings in your own building, order that association’s documents and estoppel certificate before the first showing, and expect to negotiate: all 14 condos that closed in the last 12 months sold under their final list price, at a median of 94.2 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The $325,000 median is a blend of three price tiers that never overlap. In the last 12 months the six Sanibel View Villas closings ran from $175,000 to $190,000, the four White Sand Villas closings from $312,500 to $470,000 and the four Pink Shell Vacation Villas closings from $476,000 to $890,000. No Pink Shell condo actually sold for the median, and an owner who prices from it will be wrong in every building.
The street number on your tax bill answers it: 100 is Pink Shell Vacation Villas (30 units, built 1976 on the county roll), 140 is Sanibel View Villas (60 units, 1990 to 1992), 190 is Captiva Villas (43 units, 2007), 200 is White Sand Villas (92 units, 2004) and 500 is Gateway Villas (46 units, 1979). Unit counts are from the state’s condominium register.
Ten facts about selling a Pink Shell Beach Resort condo in Fort Myers Beach in October 2026, drawn from the Southwest Florida MLS, the Lee County records, state filings and Florida law.
Each link jumps to its section on this page.
The Market and the Record: How to sell in 2026 · Why list with us · The market right now · What condos sold for · Days on market and sale-to-list · Repeat sales · A sale worked through
Pricing, Fees and Insurance: How we price · What moves price by building · Fees · Insurance and lenders
Documents, Rules and Timing: Disclosures and documents · Flood, storms and permits · Rules · Best time to sell
Marketing, Negotiation and Your Options: How we market · How we negotiate · Pink Shell Beach Resort vs Bay Beach · Cost to sell and net sheets · Capital gains tax · List, cash or by owner · Free valuation
Answers and Local Expertise: What we could not verify · What sellers say · Seller FAQ · Why a specialist matters · List with the #1 team · Your local experts · Sources · 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. Pink Shell Beach Resort condo owners hire us because we price from closings in the owner’s own building, assemble that association’s documents before a buyer asks, and negotiate every offer ourselves.
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 70 Pink Shell Beach Resort closings in the Southwest Florida MLS in the last 60 months, we tracked every one of the 14 in the last 12 months, and we read all 229 residential parcels on the county roll, the five associations’ state filings and the federal flood layer at four addresses. The MLS files one building under two names, Vacation Villas and Pink Shell Vacation Villas; we merge them, separate the buildings and price from the plan that matches yours, the kind of detail behind our standing as Top 1% Real Estate Agents Nationally Since 2008.
If you are weighing a sale, request a free valuation for your Pink Shell Beach Resort 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 at Pink Shell Beach Resort.
The Pink Shell Beach Resort condo market favors buyers right now: 11 condos were active and none pending on October 7, 2026, against 14 closings in the last 12 months, about 9.4 months of supply. The median closing was $325,000 at 94.2 percent of the final list price, after a median of 146 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 14 Pink Shell closings in the four villa buildings from October 21, 2025 to September 28, 2026, for $5,554,500 in dollar volume. The median sale was $325,000 and the mean $396,750. The highest was $890,000, on May 26, 2026, and the lowest $175,000, reached three times. We tracked every one of the 14 closings, and the MLS shows no Sold Data Entry records in the window.
Twelve months leads because it is the shortest window with ten or more closings. The longer windows show where the last year sits in the five-year record.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 14 | $325,000 | $175,000 to $890,000 | $495 | 146 | 94.2% |
| Last 24 months | 21 | $355,000 | $175,000 to $890,000 | $466 | 138 | 94.9% |
| Last 36 months | 32 | $330,000 | $175,000 to $890,000 | $495 | 77 | 94.3% |
| Last 60 months | 70 | $316,000 | $165,000 to $890,000 | $498 | 52 | 96.2% |
The median days on market is 52 over 60 months and 146 over the last 12, and the sale-to-final-list ratio is 96.2 against 94.2 percent. Read those two columns first, because the median price moves with which building happened to sell.
By calendar year the 70 closings fall 4 in the last weeks of 2021, 25 in 2022, 10 in 2023, 10 in 2024, 13 in 2025 and 8 in 2026 to October 7. All 25 of the 2022 closings came before Hurricane Ian made landfall on September 28, 2022; three closed five days earlier. The next recorded closing was on March 20, 2023. We report the gap and draw no conclusion about cause.
The MLS showed 11 Pink Shell condos active and none pending. A re-check of the MLS on October 29, 2026 found the same 11 listings at the same asking prices, none pending, and no new closing. Asking prices ran from $199,000 to $895,000 with a median of $335,000, and the median active listing had been on the market 208 days.
| Building and street | Active | Asking prices | Days on market so far | Closings in last 12 months |
|---|---|---|---|---|
| Sanibel View Villas, 140 Estero Blvd | 3 | $199,000, $200,000, $207,000 | 212, 337, 417 | 6, from $175,000 to $190,000 |
| White Sand Villas, 200 Estero Blvd | 5 | $329,000 to $485,000 | 64 to 328 | 4, from $312,500 to $470,000 |
| Captiva Villas, 190 Estero Blvd | 2 | $335,000, $350,000 | 265, 172 | None |
| Pink Shell Vacation Villas, 100 Estero Blvd | 1 | $895,000 | 139 | 4, from $476,000 to $890,000 |
All three Sanibel View asks sit above every Sanibel View closing of the last 12 months, and all three have been listed for more than 200 days. The one Vacation Villas ask, $895,000, is $5,000 above the highest closing in the five-year record. The two Captiva Villas listings have no closing in their building since January 22, 2024 to price against. A listing that asks more than any buyer has paid in a year waits.
Eleven listings against 14 closings in a year is about 9.4 months of supply. By building, three Sanibel View listings against six closings is 6.0 months, five White Sand listings against four closings is 15.0 months, and one Vacation Villas listing against four closings is 3.0 months. These divide very small numbers and rank your competition; they forecast nothing.
The Lee County Property Appraiser’s qualified-sale file records 16 deeds for the four villa buildings in the 12 months to October 7, 2026, with a median of $412,500, from $175,000 to $890,000. Over 60 months it shows 52 at $330,000. The county median is higher than the MLS median in part because three deeds at 100 Estero Blvd, recorded for $600,000 on February 27, 2026, $850,000 on April 30, 2026 and $520,000 on July 10, 2026, do not appear among the MLS closings. The file does not say why. We never mix the county series with the MLS series.
Fourteen Pink Shell Beach Resort condos closed between October 21, 2025 and September 28, 2026, at prices from $175,000 to $890,000. The table lists every closing, newest first, with sold and last list prices, the building by street number, heated area and 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 | Building | Heated sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 28, 2026 | $190,000 | $200,000 | 95.0% | Sanibel View Villas, 140 Estero Blvd | 383 | $496 | 64 |
| Sep 4, 2026 | $178,500 | $195,000 | 91.5% | Sanibel View Villas, 140 Estero Blvd | 383 | $466 | 153 |
| May 29, 2026 | $175,000 | $203,000 | 86.2% | Sanibel View Villas, 140 Estero Blvd | 383 | $457 | 518 |
| May 26, 2026 | $890,000 | $929,000 | 95.8% | Pink Shell Vacation Villas, 100 Estero Blvd | 989 | $900 | 83 |
| Apr 14, 2026 | $470,000 | $495,000 | 94.9% | White Sand Villas, 200 Estero Blvd | 1,238 | $380 | 138 |
| Apr 9, 2026 | $312,500 | $320,000 | 97.7% | White Sand Villas, 200 Estero Blvd | 843 | $371 | 9 |
| Feb 17, 2026 | $190,000 | $205,000 | 92.7% | Sanibel View Villas, 140 Estero Blvd | 383 | $496 | 209 |
| Feb 6, 2026 | $175,000 | $215,000 | 81.4% | Sanibel View Villas, 140 Estero Blvd | 383 | $457 | 196 |
| Dec 10, 2025 | $850,000 | $879,000 | 96.7% | Pink Shell Vacation Villas, 100 Estero Blvd | 989 | $859 | 18 |
| Dec 1, 2025 | $175,000 | $199,000 | 87.9% | Sanibel View Villas, 140 Estero Blvd | 383 | $457 | 372 |
| Nov 25, 2025 | $476,000 | $509,800 | 93.4% | Pink Shell Vacation Villas, 100 Estero Blvd | 647 | $736 | 288 |
| Nov 21, 2025 | $355,000 | $369,000 | 96.2% | White Sand Villas, 200 Estero Blvd | 720 | $493 | 0 |
| Nov 21, 2025 | $337,500 | $349,000 | 96.7% | White Sand Villas, 200 Estero Blvd | 664 | $508 | 6 |
| Oct 21, 2025 | $780,000 | $849,900 | 91.8% | Pink Shell Vacation Villas, 100 Estero Blvd | 989 | $789 | 193 |
Building samples are small, so each figure is the median of these closings, all listed above. The median of these 6 closings at Sanibel View Villas was $176,750, the median of these 4 at White Sand Villas was $346,250 and the median of these 4 at Pink Shell Vacation Villas was $815,000. Captiva Villas had none. Six of the 14 closings were at Sanibel View Villas, the building with the lowest prices, which pulls the blended median down.
The $890,000 sale is $900 a square foot and the $470,000 sale is $380, both two-bedroom condos, and Sanibel View’s 383-square-foot condos closed from $457 to $496 a foot. We use price per foot only between condos of the same plan in the same building.
| Building | Closings, 60 months | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| White Sand Villas | 27 | $330,000 | $277,000 to $540,000 | $439 | 40 | 96.2% |
| Sanibel View Villas | 25 | $245,000 | $165,000 to $280,000 | $640 | 81 | 96.2% |
| Captiva Villas | 9 | $350,000 | $330,000 to $400,000 | $526 | 68 | 96.0% |
| Pink Shell Vacation Villas | 9 | $780,000 | $450,000 to $890,000 | $789 | 21 | 96.7% |
Captiva Villas and Pink Shell Vacation Villas each have nine closings in five years, so each median is the median of these nine closings. The nine Captiva closings were $335,000, $350,000, $380,000, $343,000, $347,500 and $369,000 in 2022, $380,000 and $330,000 in 2023 and $400,000 on January 22, 2024.
Gateway Villas at 500 Estero Blvd is filed under its own name in the MLS and is not in the figures above. Six closings are on record in the 60 months to October 7, 2026. With fewer than ten, we list them and state no median.
| Closed | Sold price | Heated sq ft | Price per sq ft | Days on market |
|---|---|---|---|---|
| Aug 25, 2026 | $520,000 | 631 | $824 | 111 |
| Aug 10, 2026 | $1,700,000 | 1,725 | $986 | Not marketed |
| Aug 22, 2025 | $810,000 | 949 | $854 | 91 |
| May 15, 2024 | $545,000 | 681 | $800 | 82 |
| Jul 29, 2022 | $839,000 | 949 | $884 | 1 |
| Jul 25, 2022 | $649,900 | 681 | $954 | 3 |
The August 10, 2026 sale of a three-bedroom condo was entered in the MLS after closing and was never marketed there. A Gateway owner should be priced from these six sales and the two plans that repeat, 681 and 949 square feet, not from the four villa buildings.
Pink Shell Beach Resort condos that closed in the last 12 months took a median of 146 days on the market and sold at a median of 94.2 percent of the final list price, a median of $24,500 below it. All 14 sold under the final list price, 4 of the 14 closed within 30 days of listing, and 6 took 180 days or more.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 14 closings ran from 0 to 518 days on the market, with a median of 146 (145.5 before rounding) and a mean of 160.5. Four sold in 30 days or fewer and six took 180 days or longer, so a Pink Shell listing in the last year tended either to sell quickly or to sit for half a year.
| Building | Closings, 12 months | Days on market, each closing | Sale-to-final-list, range |
|---|---|---|---|
| White Sand Villas | 4 | 0, 6, 9, 138 | 94.9% to 97.7% |
| Pink Shell Vacation Villas | 4 | 18, 83, 193, 288 | 91.8% to 96.7% |
| Sanibel View Villas | 6 | 64, 153, 196, 209, 372, 518 | 81.4% to 95.0% |
Across the 14 closings the ratio ran from 81.4 percent to 97.7 percent with a median of 94.2 and a mean of 92.7. The gap between last list and sold price ran from $7,500 to $69,900 with a median of $24,500. The ratio is measured against the final list price, so a listing reduced several times looks better than it was. Over 60 months, 58 of the 70 closings sold under the final list price, 7 at it and 5 above it, and all 5 of those above-list sales closed between December 2021 and May 2024.
The record does not show a Sanibel View condo closing above $190,000 in the last 12 months, a White Sand one-bedroom above $355,000 or any condo above $890,000. The Sanibel View sale that started highest against its result, a $215,000 last list price for a $175,000 sale, took 196 days and closed at 81.4 percent. The White Sand condo listed at $320,000, within $500 of the previous sale of the same plan, sold in 9 days at 97.7 percent. Listing near the last closing of your plan is what separated the two groups.
Most Pink Shell Beach Resort condo owners who resold in the county’s file sold for more than they paid: 17 of 19 repeat sales show a gain, with a median of 23.4 percent, or $65,375, after a median hold of about 4.0 years. One Vacation Villas condo resold in 2021 for $62,550 less than its 2018 price, and one sold flat.
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 four villa buildings from June 1, 2017 to September 4, 2026, across 101 different condos. Matching deeds by address gives 19 pairs in which a condo sold twice. We print the building, never the unit number.
Street numbers: 100 is Pink Shell Vacation Villas, 140 Sanibel View Villas, 190 Captiva Villas and 200 White Sand Villas.
| Building | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 100 Estero Blvd | Jan 19, 2018 | $695,000 | May 26, 2026 | $890,000 | +28.1% |
| 140 Estero Blvd | Nov 13, 2020 | $174,000 | Dec 1, 2025 | $175,000 | +0.6% |
| 200 Estero Blvd | Dec 2, 2021 | $300,000 | Nov 21, 2025 | $355,000 | +18.3% |
| 200 Estero Blvd | Mar 4, 2020 | $419,625 | Apr 9, 2025 | $485,000 | +15.6% |
| 140 Estero Blvd | Nov 30, 2023 | $201,988 | Mar 28, 2024 | $260,000 | +28.7% |
| 200 Estero Blvd | Jul 25, 2019 | $232,000 | Mar 25, 2024 | $325,000 | +40.1% |
| 190 Estero Blvd | May 13, 2022 | $380,000 | Jan 19, 2024 | $400,000 | +5.3% |
| 140 Estero Blvd | Jan 15, 2018 | $166,000 | Jan 16, 2024 | $280,000 | +68.7% |
| 140 Estero Blvd | Aug 31, 2017 | $137,000 | Jan 16, 2024 | $260,000 | +89.8% |
| 140 Estero Blvd | Oct 19, 2021 | $165,000 | Nov 30, 2023 | $201,988 | +22.4% |
| 140 Estero Blvd | Sep 22, 2017 | $128,000 | Nov 30, 2023 | $201,988 | +57.8% |
| 140 Estero Blvd | Oct 20, 2017 | $150,000 | Sep 15, 2023 | $263,000 | +75.3% |
| 140 Estero Blvd | Apr 2, 2021 | $167,000 | Aug 8, 2023 | $248,000 | +48.5% |
| 190 Estero Blvd | Aug 27, 2018 | $299,000 | Sep 23, 2022 | $369,000 | +23.4% |
| 190 Estero Blvd | Mar 12, 2021 | $300,000 | May 13, 2022 | $380,000 | +26.7% |
| 200 Estero Blvd | Oct 12, 2018 | $250,000 | Dec 29, 2021 | $305,000 | +22.0% |
| 100 Estero Blvd | Jul 31, 2018 | $825,000 | Feb 19, 2021 | $762,450 | -7.6% |
| 200 Estero Blvd | Aug 13, 2020 | $400,000 | Jan 8, 2021 | $433,250 | +8.3% |
| 140 Estero Blvd | Jun 28, 2017 | $138,000 | Dec 29, 2017 | $138,000 | 0.0% |
Nine of the 19 pairs are Sanibel View Villas condos, and the largest gains belong to owners who bought there in 2017 and 2018 for $128,000 to $166,000 and resold in 2023 and 2024. The same building’s most recent pair, bought for $174,000 in November 2020 and resold for $175,000 in December 2025, gained $1,000 in five years. Two deeds were recorded at the same $201,988 on November 30, 2023, and we kept them as the file records them. The pairs do not subtract renovation, assessments, fees, commissions or taxes, and we draw no forecast from them.
This example is a Pink Shell Beach Resort condo at White Sand Villas, 200 Estero Blvd, that closed on April 9, 2026 for $312,500 after 9 days on the market and a last list price of $320,000. It shows how a listing priced from its own floor plan moves here, taken from the public MLS record as an illustration.
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 one-bedroom, one-bath plan of 843 square feet. It closed at 97.7 percent of its last list price, $7,500 under it, at $371 a square foot. That is the highest sale-to-list ratio and the smallest gap of the 14 closings in the last 12 months, and 137 days faster than the 146-day median.
The same 843-square-foot plan closed twice before in the five-year record: for $310,000 on June 16, 2022 and for $319,500 on August 27, 2025. That 2025 sale started at a last list price of $339,000 and took 368 days to close at 94.2 percent. The 2026 seller listed at $320,000, within $500 of what the last buyer of the plan had paid, and closed in 9 days. Three sales of one plan across four years landed within $9,500 of each other; only the time it took changed.
The same 12 months include a $175,000 closing at Sanibel View Villas on May 29, 2026 after 518 days on the market, at 86.2 percent of a last list price of $203,000: 509 days and more than 11 percentage points of sale-to-list apart from the White Sand sale.
We price a Pink Shell Beach Resort condo from the nearest closing of the same floor plan in the same building, adjusted for floor, view, condition, documents and flood status, then test the number against the condos active in that building today. The $325,000 community median is a reference for nobody’s unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Most Pink Shell condos have a same-plan closing to price from. This is the five-year record for the plans that sold more than once.
| Building and plan | Closings, 60 months | Price range | Most recent closing |
|---|---|---|---|
| Sanibel View Villas, 383 sq ft | 25 | $165,000 to $280,000 | $190,000 on Sep 28, 2026 |
| White Sand Villas, 629 sq ft, one bedroom | 3 | $306,000 to $312,000 | $306,000 and $312,000 on Apr 26, 2022 |
| White Sand Villas, 664 sq ft, one bedroom | 2 | $330,000 to $337,500 | $337,500 on Nov 21, 2025 |
| White Sand Villas, 697 sq ft, one bedroom | 2 | $330,000 to $335,000 | $330,000 on Apr 17, 2024 |
| White Sand Villas, 720 sq ft, one bedroom | 5 | $277,000 to $355,000 | $355,000 on Nov 21, 2025 |
| White Sand Villas, 843 sq ft, one bedroom | 3 | $310,000 to $319,500 | $312,500 on Apr 9, 2026 |
| White Sand Villas, 1,206 sq ft, two bedroom | 4 | $525,000 to $540,000 | $540,000 on Jun 10, 2025 |
| White Sand Villas, 1,238 sq ft, two bedroom | 5 | $385,000 to $485,000 | $470,000 on Apr 14, 2026 |
| Captiva Villas, 662 sq ft, one bedroom | 3 | $330,000 to $347,500 | $330,000 on Jul 28, 2023 |
| Captiva Villas, 666 sq ft, one bedroom | 5 | $335,000 to $400,000 | $400,000 on Jan 22, 2024 |
| Vacation Villas, 647 sq ft, one bedroom | 3 | $450,000 to $650,000 | $476,000 on Nov 25, 2025 |
| Vacation Villas, 989 sq ft, two bedroom | 4 | $516,700 to $890,000 | $890,000 on May 26, 2026 |
| Vacation Villas, 1,045 sq ft, two bedroom | 2 | $795,000 to $867,000 | $795,000 on Aug 13, 2025 |
The table holds a warning. White Sand’s 1,206-square-foot plan closed four times between $525,000 and $540,000, while the larger 1,238-square-foot plan closed five times between $385,000 and $485,000. The larger plan sold for less every time, so something the MLS does not record outweighs size. We ask you for floor, exposure, renovation, furnishings and rental history and walk the condo, because neither the MLS nor the county roll gives us any of them.
We read your association’s budget, reserve study and estoppel certificate first and price any open question into the number, then test it against the listings in your building. On October 7, 2026 a White Sand 1,206-square-foot condo was listed at $470,000, below all four closings of its plan, and a 664-square-foot condo at $390,000, above both closings of its plan.
The price of a Pink Shell Beach Resort condo moves first with its building, then with its floor plan, floor and view, condition after the 2022 storm, the association’s fees and any assessment, and what rental use the documents allow. The public record shows only building, plan and listing-entered fees, 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 county roll codes all 229 residential parcels in the four villa buildings as Gulf land, so Gulf side against bay side does not separate them. On the roll, Pink Shell Vacation Villas is a 1976 building of six stories, Sanibel View Villas dates from 1990 to 1992 at five stories, White Sand Villas from 2004 at seven to nine stories on the unit parcels, and Captiva Villas from 2007 at eight. The oldest building has the highest prices.
Sanibel View Villas is the cleanest price series on the island because every one of its 25 closings is the same 383-square-foot plan. The four closings in 2024 ran from $250,000 to $280,000. The two in 2025 were $230,000 in April and $175,000 in December. The five so far in 2026 ran from $175,000 to $190,000. A Sanibel View owner who remembers a neighbor’s 2024 price is anchored to a number the last seven buyers did not pay.
Floor and view are the largest unpublished variables in every building. A higher floor also bears on flood: a lender and an insurer compare the 13-foot base flood elevation at the tested addresses with the building’s lowest floor on the elevation certificate.
A February 2023 WGCU report quoted the resort saying its damage was mostly on the first and second floors, and the resort reopened to guests on March 1, 2023 with construction under way. We found no statement from any of the five condominium associations about damage, repairs or assessments, and the county’s year built does not show repairs. A renovated condo sells on the renovation, the permit record and the association’s approval.
Buyers beside a resort ask about rental income early, and the answer is in documents we could not read. Each association’s declaration sets its own leasing terms, and whether an owner can place a condo in a rental program is not published.
Listing-entered annual recurring fees on 70 Southwest Florida MLS closings at Pink Shell Beach Resort ranged from $6,732 to $22,548 (not verified; the association’s current budget and an estoppel certificate govern). The 14 entries on the last 12 months of condo closings ran from $11,460 to $19,800, and no association publishes a budget.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Building | Total annual recurring fees, 60 months | Entries on closings in the last 12 months | Annual fee as a share of the sold price, last 12 months |
|---|---|---|---|
| White Sand Villas | $6,732 to $22,548 (27 closings) | $11,460 to $19,500 (4 closings) | 3.4% to 4.8% |
| Captiva Villas | $12,684 to $21,828 (9 closings) | No closing | No closing |
| Sanibel View Villas | $9,360 to $15,516 (25 closings) | $12,744 to $14,484 (6 closings) | 6.7% to 8.3% |
| Pink Shell Vacation Villas | $9,300 to $19,800 (9 closings) | $16,800 to $19,800 (4 closings) | 2.0% to 3.5% |
Every figure is a listing agent’s entry, not verified. Gateway Villas entries ran from $6,432 to $11,220 on five of its six closings.
On the six Sanibel View closings of the last 12 months the listing-entered fee was $1,062 to $1,207 a month, which is 6.7 to 8.3 percent of the sold price every year. At Pink Shell Vacation Villas the same arithmetic gives 2.0 to 3.5 percent. A buyer of a $175,000 condo who reads a $14,484 annual fee is weighing a carrying cost as much as a price. The record cannot say why the six Sanibel View closings took a median of 202.5 days, but it is the first question we would expect a buyer there to raise. If your association’s budget shows a different number from old listings, proving it is your listing’s first job.
Listing entries show an application fee of $75 to $150 on 41 closings and a transfer fee of $100 to $200 on 28. Six closings carried a separate master association entry of $561 to $1,140 a month; we could not match it to a state-registered master association, and none is confirmed. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges on a $190,000 price is $2,529.05 a year, on $337,500 it is $4,492.40 and on $890,000 it is $11,846.61. At the 2025 rate of 13.4329 the same prices carried $2,552.25, $4,533.60 and $11,955.28. That is arithmetic from recorded prices, not a quote.
A Pink Shell Beach Resort condo is insured on two layers: the association’s master policy covers the building 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 wind and flood, and a lender will review the association itself.
The master policy’s premium is part of your monthly fee, so a rise in it reaches an owner as a higher assessment. We found no master policy or premium for any of the five associations and publish none. Ask your association for the declarations page and renewal date before you list.
Citizens Property Insurance requires flood coverage on personal residential wind policies in a Special Flood Hazard Area, for new policies since April 1, 2023 and renewals since July 1, 2023, but Florida Statute 627.351 excepts policies written on a condominium unit owner’s form, and Citizens’ own page says the same. A lender can still require flood cover in Zone VE.
An owner can insure with the federal program, a private flood policy or both. The Town of Fort Myers Beach is a Community Rating System Class 5 community, a 25 percent discount on federal flood policies, effective April 1, 2026, after a November 2024 retrograde. We publish no premium.
A lender financing a condominium usually reviews the budget, reserves, insurance and litigation through a questionnaire the association completes, and may ask for the milestone inspection summary and reserve study on a building of this age. At an address beside an operating resort, a lender may also ask how the building is used and managed; the county roll shows 81 parcels coded for hotel or motel use at White Sand’s address, 8 at Captiva’s and 6 at Sanibel View’s. We name no lender and know no lender’s rules, so we hand the buyer’s lender the documents the day they ask.
Under Florida Statute 718.503 a Pink Shell Beach Resort condo seller must give a resale buyer the association’s 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 a flood disclosure.
All five Pink Shell associations are condominiums under chapter 718, not homeowners associations under chapter 720. A seller who is not the 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 latest structural integrity reserve study or a statement that none has been done, and the state’s frequently-asked-questions document. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, a separate clause gives 15 days.
| Building | Association | State document number | Recorded declaration, Lee County |
|---|---|---|---|
| Pink Shell Vacation Villas | Pink Shell Vacation Villas Condominium Association, Inc. | 737395 | Official Records Book 1173, Page 1496 |
| Gateway Villas | Gateway Villas Condominium Association, Inc. | 741511 | Official Records Book 1668, Page 0354 |
| Sanibel View Villas | Sanibel View Villas Condominium Association, Inc. | N01000005641 | Official Records Book 3559, Page 222 |
| White Sand Villas | White Sand Villas Condominium Association, Inc. | N01000005639 | Official Records Book 4203, Page 2100 |
| Captiva Villas | Captiva Villas Condominium Association, Inc. | N03000009903 | Instrument number 2006-478367 |
We did not read these declarations, and nothing on this page summarizes them. The package has to match your street number.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal assistance. Answer from your own knowledge of your unit, and expect the buyer to ask what happened on your floor in 2022.
Section 689.261 requires a property tax disclosure summary at or before the contract, and under Johnson v. Davis a seller who knows of hidden facts that materially affect value must disclose them, as-is clause or not.
The estoppel certificate states what you owe your association and whether any assessment is pending. Florida caps the fee by statute, so we print no dollar figure, and the certificate is good for 30 days, or 35 if sent electronically. Order it when you list; unpaid balances are settled from your proceeds.
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 before July 1, 2022 owed its first inspection before December 31, 2024. Statute 718.112 requires a structural integrity reserve study at least every 10 years. From the county’s year built and stories, three buildings passed 30 years before that cutoff (Vacation Villas, Gateway Villas and Sanibel View Villas), White Sand Villas reaches 30 in 2034 and Captiva Villas in 2037, and the reserve study rule covers all five. We computed these dates and state no status for any building.
Buyers will ask about flood zone, elevation, storm history and rebuild rules at Pink Shell Beach Resort, and the record gives clear answers: the FEMA flood map indicates Zone VE, base flood elevation 13 feet NAVD88, at the four 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 on October 7, 2026 at four addresses in the Sanibel View Villas building and at the center point of the four villa buildings. All returned the same answer on the same map panel. The FEMA flood map indicates this at these addresses; it is a map reading, not a determination for any one condo.
| Points tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| Four addresses at 140 Estero Blvd | VE | 13 ft NAVD88 | 12071C0554G | November 17, 2022 |
| Center point of the four villa buildings | VE | 13 ft NAVD88 | 12071C0554G | November 17, 2022 |
We did not test Gateway Villas at 500 Estero Blvd. For any unit, the FIRM panel and the building’s elevation certificate settle the question.
Zone VE is FEMA’s coastal high-hazard area, where wave action is expected during the base flood. Flood insurance is required for a federally backed mortgage there. Lee County places the tested points in evacuation zone A, the first zone ordered to leave, and the county’s design-wind layer shows 160 miles per hour at the center point.
The National Hurricane Center 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 records +13.23 feet NAVD88 at the pier. For Pink Shell itself, a February 2023 WGCU report quoted the resort describing damage mostly on the first and second floors from a 19-foot storm surge and strong winds. That is the resort’s account as reported, and we found no association statement about any condominium building.
When repairs or improvements reach 50 percent of a building’s value, the building must meet current flood rules, and the Town applies the rule per building, so each Pink Shell building is measured on its own. The Town’s page states that the calculation counts permits from the past five years. Town code sets the lowest floor one foot above the base flood elevation, which is 14 feet at a 13-foot base. For a condo seller this is the association’s question.
The Town of Fort Myers Beach, from Town Hall at 6231 Estero Blvd, issues building permits here, and exterior or structural work on a unit also needs the association’s approval. Nesting season runs May 1 through October 31, and the Town requires turtle-safe beachfront lighting and tinted glass. Whether any building sits seaward of the state’s coastal construction control line is not confirmed.
Four layers of rules affect a Pink Shell Beach Resort condo sale: chapter 718 of the Florida Statutes, your own association’s recorded declaration, its current rules, and the Town of Fort Myers Beach code. Rental, pet and approval rules are not published by any of the five associations, so a seller must obtain them.
Rental terms are not published; the recorded declaration for your building and the current rules govern, and they belong in the resale package. The Town requires vacation rentals to register within 90 days of starting, show a registration number in all advertising, renew annually and name a responsible party who can act within one hour, under Ordinance 18-01. Condominium associations may opt out of Town enforcement, and the Town’s 2026 opt-out list of 36 building entries includes no Pink Shell building.
The Town’s land development code limits rentals in some zoning districts to one-week minimum stays, with exceptions for land between Estero Boulevard and the Gulf of Mexico and for qualifying condominiums of six or more units. The county roll codes every Pink Shell parcel as Gulf land, but we did not verify what any association told the Town.
Pet rules for owners are not published; the recorded declaration and current rules govern. The resort’s guest policy is a hotel policy and says nothing about what an association allows an owner. Federal fair housing rules on assistance animals apply whatever the rules say.
Listing agents entered application fees on 41 closings and transfer fees on 28, which suggests that some of the buildings screen buyers or collect a fee on transfer. Whether a board may approve a buyer, on what grounds and within what time is in each declaration.
We could not confirm the current manager of each building; state filings show the three newest associations sharing a mailing address at 275 Estero Blvd. Confirm who handles your association’s estoppel requests before you list.
The Southwest Florida MLS record shows Pink Shell Beach Resort condos closing in every month of the year, with April the busiest: 12 of the 70 closings in five years fell in April, and 25 fell from March through May. The record cannot say that a month brings a higher price, so list when your documents and the unit 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 |
|---|---|
| January | 5 |
| February | 6 |
| March | 6 |
| April | 12 |
| May | 7 |
| June | 7 |
| July | 3 |
| August | 6 |
| September | 7 |
| October | 2 |
| November | 4 |
| December | 5 |
| All months | 70 |
April holds 12 of the 70 closings. The next busiest months, May, June and September, hold 7 each, while October holds 2 and July 3. A closing follows its contract by several weeks. Seventy closings over 60 months, in four buildings at four price levels, are too few to price a month.
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 seasonal units, so buyers arrive in winter. Two nearby projects affect showings now. Bowditch Point Park, the county beach park just north of the buildings, closed its parking and amenities on September 8, 2026 for a restoration approved at about $3.9 million, and the Fort Myers Beach pier rebuild broke ground on August 21, 2026 and is expected to take about a year. We claim no price effect from either.
We market a Pink Shell Beach Resort condo by entering it in the Southwest Florida MLS under its correct building name and plan, photographing the floor and view that the public record cannot show, and answering a buyer’s fee, rental, flood and insurance questions in the listing package.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The MLS carries this address under several subdivision names, and one building appears as both Vacation Villas and Pink Shell Vacation Villas. A listing filed under the wrong name can be missed by a saved search and compared with the wrong sales, so we file each under the name its own closings carry.
A buyer comparing two condos at the same price picks the one that arrives with the budget, the reserve study, the leasing rules and the estoppel certificate. None of the five associations posts those papers, so we assemble them before the first showing.
We list in the Southwest Florida MLS and promote the listing to our own buyer list. 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. Commissions are negotiable. A seller may offer to pay or contribute toward the buyer’s agent, off the MLS, and may offer concessions on the MLS. We explain the options in writing before you sign.
We negotiate a Pink Shell Beach Resort condo contract against the record: all 14 condos that closed in the last 12 months sold under their final list price, at a median of 94.2 percent, so offers below list are normal here. We keep the buyer’s lender, your association and the cancellation window moving to a closing.
The gap between last list and sold price ran from $7,500 to $69,900 in the last 12 months. We answer a low offer with the same-plan closings in your building and put the fee and document answers in front of the buyer first, so price is the only open item.
The buyer’s right to cancel runs for 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the 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 seller who delivers them late leaves the buyer free to walk for longer.
A buyer weighing a Pink Shell Beach Resort condo against Bay Beach compares the two ends of Estero Island: small Gulf-front condos beside a resort at the north tip, with a 12-month median of $325,000 on 14 closings, against a far larger group of buildings at the south end, with a median of $425,000 on 61.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bay Beach is the community at the south end of the island, toward Lovers Key, with 1,755 residential parcels in many separate associations. A buyer searching the whole island sees both.
| Measure | Pink Shell Beach Resort | Bay Beach | What it means for a Pink Shell seller |
|---|---|---|---|
| Where on Estero Island | North end, beside Bowditch Point | South end, toward Lovers Key | Your buyer wants the north end or the resort setting |
| Residential parcels (county) | 229 in four villa buildings | 1,755 | Bay Beach offers far more choice |
| Median heated area (county) | 666 sq ft | 1,214 sq ft | Pink Shell condos are about half the size |
| MLS closings, 12 months | 14 | 61 | A thinner record to price from |
| MLS median sale, 12 months | $325,000 | $425,000 | Pink Shell is the lower dollar entry |
| MLS price range, 12 months | $175,000 to $890,000 | $260,000 to $2,200,000 | Your ceiling is lower |
| Median price per sq ft, 12 months | $495 | $359 | Higher because the condos are small |
| Median days on market, 12 months | 146 | 99 | Pink Shell sold more slowly |
| Median sale-to-final-list, 12 months | 94.2% | 93.8% | Buyers negotiate about as hard in both |
| Active and pending, October 7, 2026 | 11 active, 0 pending | 49 active, 4 pending | No Pink Shell condo was under contract |
| Active list price range | $199,000 to $895,000 | $289,900 to $3,059,000 | Only Sanibel View lists under $289,900 |
| Supply at the last year’s pace | About 9.4 months | About 9.6 months | Similar pressure on price |
A buyer picks Pink Shell for a small Gulf-front condo at a lower dollar price, at the north end, next to an operating resort and marina. A buyer picks Bay Beach for a larger condo, more buildings to choose from and, in places, newer construction. Pink Shell took 47 days longer at the median and had nothing pending on October 7. A Pink Shell listing cannot compete on size, so it has to make its case on position, plan and paperwork.
A buyer on the island may also compare Estero Beach and Tennis Club, Lovers Key Beach Club and Gullwing Beach Resort. Estero Beach and Tennis Club closed 17 condos in 12 months at a median of $405,000 and Lovers Key Beach Club 10 at $362,500, both above Pink Shell’s $325,000 over the same 12 months, while Gullwing Beach Resort closed 11 at $860,000 over 36 months. Each window and sample is its own.
Selling a Pink Shell Beach Resort condo costs roughly 4.4 to 7.7 percent of the price on the three net sheets below, at $190,000, $337,500 and $890,000, 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)
Florida law does not assign closing costs. The Lee County custom is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission, and buyer-agent compensation if offered | Seller | Negotiated; no set rate |
| Deed documentary stamp tax | Seller | $0.70 per $100, Florida Statute 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Lien search and association estoppel certificate | Seller | Estoppel fee capped by statute |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy, loan charges and deed recording | Buyer | Customary |
| Item | Sanibel View Villas | White Sand Villas | Pink Shell Vacation Villas | Basis |
|---|---|---|---|---|
| Sale price, a recorded MLS closing | $190,000 (Sep 28, 2026) | $337,500 (Nov 21, 2025) | $890,000 (May 26, 2026) | Southwest Florida MLS |
| Listing commission (example 2.75%) | -$5,225 | -$9,281 | -$24,475 | Negotiated; 2.75% of the price |
| Buyer-agent compensation, if offered (example 2.5%) | -$4,750 | -$8,438 | -$22,250 | Optional, offered off the MLS |
| Deed documentary stamp tax | -$1,330.00 | -$2,362.50 | -$6,230.00 | 1,900, 3,375 and 8,900 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$1,025.00 | -$1,762.50 | -$4,525.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | -$1,375 | -$1,375 | About $1,200 plus $175; varies by title company |
| Property tax proration (estimate) | -$972 | -$1,989 | -$2,185 | 180/365 of $148,000, $303,000 and $332,800 x 13.3108 mills |
| Estimated total seller costs | -$14,677 (7.7%) | -$25,208 (7.5%) | -$61,040 (6.9%) | With a buyer-agent offer |
| Estimated net before any mortgage payoff | $175,323 | $312,292 | $828,960 | Price less the total |
| Without a buyer-agent offer: total costs | -$9,927 (5.2%) | -$16,770 (5.0%) | -$38,790 (4.4%) | Share of the price |
| Without a buyer-agent offer: net | $180,073 | $320,730 | $851,210 | Before any mortgage payoff |
Commission is an example and negotiable on both lines. The documentary stamp tax is the price divided by 100, rounded up, times $0.70. The estoppel fee is capped by statute and is not in the totals; add your association’s figure. Each tax proration uses the county’s median just value for that building at the 2026 Town district millage of 13.3108 for 180 of 365 days, before exemptions and the early-payment discount, as an illustration; just value is the property appraiser’s figure for tax purposes, and your actual bill governs. Unpaid assessments and any mortgage payoff come out of the net. The fixed-dollar lines weigh more on a $190,000 sale, which is why the smallest condos carry the highest percentage cost.
Whether you owe capital gains tax on a Pink Shell Beach Resort condo depends on your basis, how long you owned it, whether it was your main home or a rental 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 condo held for seasonal or rental use often does not meet those tests.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. If the condo was rented, depreciation taken or allowable changes the calculation, which is a question for your CPA and not for us.
A foreign seller may face federal withholding at closing under the Foreign Investment in Real Property Tax Act, so ask your title agent and a tax adviser early.
For most Pink Shell Beach Resort 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 association documents and the negotiation. The right route depends on your timeline and your building.
| 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 12 months 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, or the wrong building’s documents | You have a known buyer and a lawyer’s review |
The county file shows that off-MLS sales happen at this address: three deeds at 100 Estero Blvd in the last 12 months, for $520,000, $600,000 and $850,000, have no matching MLS closing, and the $1,700,000 Gateway Villas sale was entered only after it closed. If anyone approaches you directly with an offer, a same-plan valuation costs nothing and shows how the offer compares with the record.
You get a free Pink Shell Beach Resort 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 your building, 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 same-plan closings we priced from, the active listings in your building, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Pink Shell Beach Resort condo valuation and we will send a value built from recent closings in your building, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Pink Shell Beach Resort. 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.
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 they describe working with our team across Southwest Florida.
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
Questions Pink Shell Beach Resort condo owners ask before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. The pricing side is on our Pink Shell Beach Resort home valuation page. For your own condo, call Jesse direct at (239) 898-6072.
Identify your building and floor plan, price from the nearest same-plan closing, order your association’s estoppel certificate and document package, complete the flood disclosure, and list with a plan to adjust.
Start from the last closing of your plan in your building. In the last 12 months Sanibel View Villas closed from $175,000 to $190,000, White Sand Villas from $312,500 to $470,000 and Pink Shell Vacation Villas from $476,000 to $890,000; all 14 closed under final list.
On October 7, 2026, 11 were active and none pending: five at White Sand Villas, three at Sanibel View Villas, two at Captiva Villas and one at Pink Shell Vacation Villas.
The median was 146 days on the 14 closings of the last 12 months, from 0 to 518. By building, three of four White Sand closings sold within 9 days, the four Vacation Villas closings took 18 to 288 days and the six Sanibel View closings took 64 to 518.
The median sale was 94.2 percent of the final list price in the last 12 months, a median gap of $24,500, and the range ran from 81.4 to 97.7 percent.
Yes. The 60-month medians are $245,000 at Sanibel View Villas, $330,000 at White Sand Villas, $350,000 at Captiva Villas and $780,000 at Pink Shell Vacation Villas, and Gateway Villas has six closings from $520,000 to $1,700,000.
Every Sanibel View condo is 383 square feet, so price comes down to floor, condition and timing. The last six closings ran from $175,000 to $190,000, and the three active listings ask $199,000 to $207,000 after 212 to 417 days.
By plan. One-bedroom plans of 629 to 862 square feet closed from $277,000 to $410,000 in five years, the 1,238-square-foot two-bedroom from $385,000 to $485,000 and the 1,206-square-foot two-bedroom from $525,000 to $540,000.
Captiva Villas has nine closings in five years, from $330,000 to $400,000, and none since $400,000 on January 22, 2024. Two condos are listed at $335,000 and $350,000 after 265 and 172 days.
By plan again. The 989-square-foot two-bedroom closed at $780,000, $850,000 and $890,000 in the last 12 months, and the 647-square-foot one-bedroom at $476,000.
No. Gateway Villas at 500 Estero Blvd is a separate association with larger condos, from 631 to 1,725 square feet on the county roll, and six closings in five years from $520,000 to $1,700,000. We value it from its own sales.
We could not confirm approval rules for any of the five associations. Listing agents entered application fees on 41 closings and transfer fees on 28, which suggests some buildings review buyers. Your declaration states whether a board may approve a buyer and how long it has.
Under Florida Statute 718.503 you give the buyer your association’s declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary and reserve study where they apply, and the state’s frequently-asked-questions document.
Yes. A condominium resale buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association documents, and a separate clause gives 15 days where a milestone inspection summary, turnover report or structural integrity reserve study applies.
Florida caps the fee by statute and adjusts the cap over time, so we print no dollar figure; your association’s current charge governs. The certificate states what you owe and any pending assessment, and is good for 30 days, or 35 if delivered electronically.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, covering flood damage, insurance claims and federal assistance. Answer from your own knowledge of your unit.
Disclose what you know about your own unit: damage, claims, repairs and permits. The only public account we found is the resort’s, reported in February 2023, describing damage mostly on the first and second floors.
Yes. Unpaid assessments are settled from your proceeds, and a pending special assessment must be disclosed and allocated in the contract. We found no published special assessment for any Pink Shell building.
Because the fee is large against the price. Listing entries on the last 12 months of Sanibel View closings equal 6.7 to 8.3 percent of the sold price a year. We take the number from the association’s current budget, not from an old listing.
By custom the seller does, and the contract controls. The tax is $0.70 per $100 of the price under Florida Statute 201.02: $1,330 on a $190,000 sale, $2,362.50 on $337,500 and $6,230 on $890,000.
Where it applies, the summary goes to the buyer and triggers the 15-day cancellation window. By the county’s year built, Pink Shell Vacation Villas, Gateway Villas and Sanibel View Villas passed 30 years before the statute’s December 31, 2024 cutoff, White Sand Villas reaches 30 in 2034 and Captiva Villas in 2037. We state no status for any building.
The structural integrity reserve study shows what an association must set aside for major components, and all five Pink Shell buildings are three stories or more. Lenders and buyers read it for funding gaps that could mean higher fees.
Usually, but read the agreement first. We could not confirm the terms of any rental program at this address. A buyer will ask whether bookings transfer and how the agreement ends, so gather the agreement, the calendar and your income statements.
An appraiser uses recent closings in the same building, and at Pink Shell that often means two to five sales of your plan. A price above the last same-plan closing is where a financed sale is most likely to be renegotiated.
No. Just value is the property appraiser’s figure for tax purposes, set as of January 1, and it is not a sale price. The county’s median just value is $148,000 at Sanibel View Villas and $332,800 at Pink Shell Vacation Villas, under every closing in both buildings in the last 12 months.
The MLS export we pulled does not record financing, so we state no split. A lender reviews the association’s budget, reserves, insurance and use before approving a condominium loan, and a building’s hotel-use parcels can raise questions.
April holds 12 of the 70 closings in five years and March through May hold 25, while July holds 3 and October 2.
We cannot predict a price effect and claim none. The pier rebuild broke ground on August 21, 2026 and is expected to take about a year, and Bowditch Point Park’s parking and amenities closed on September 8, 2026 for restoration.
Compare your price with the last same-plan closing. Ten of the 11 active Pink Shell listings have passed 100 days, and the Sanibel View sale that took 518 days closed at 86.2 percent of its last list price.
Florida property tax is paid in arrears, with bills issued in November, so the seller credits the buyer for the days owned in the year of sale. Every Pink Shell parcel is in the Town of Fort Myers Beach district, at a 2026 applied rate of 13.3108 mills (13.4329 in 2025).
Yes. We manage showings, association paperwork and the walk-through, and most closing documents can be signed remotely.
They depend on your basis, your use of the condo and your residency. The federal main-home exclusion under IRS Topic 701 requires two years of ownership and use, which a seasonal or rental condo often does not meet, and rental depreciation changes the math. Ask a CPA before you list.
Commission is negotiable and set in the listing agreement, and we explain it in writing before you sign. The net sheets above use 2.75 percent as an example only.
Choose the agent who can tell you the last three closings of your plan in your building without looking them up. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, tracked all 70 closings and read the five associations’ filings. Call Jesse direct at (239) 898-6072.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and its taxing district is the Town. The Town issues permits, registers vacation rentals and enforces the flood rules.
A Fort Myers Beach specialist knows which of the five Pink Shell Beach Resort associations a condo belongs to, which recorded closings share its plan, what that association’s estoppel and document package must say and what the flood map means at the address. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts can cost a seller a contract here: a price taken from the blended median, a fee quoted from a years-old listing, documents from the wrong association, or a comparable pulled from the vacation-ownership club that shares the Pink Shell name. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reaches the inspection period.
Our Fort Myers Beach community page covers the island, our Fort Myers Beach seller page covers selling anywhere on the island, and San Carlos Island sits across the Matanzas Pass Bridge.
If you are thinking of selling a Pink Shell Beach Resort condo, call the team that prices from the closings of your plan in your building, orders your association’s estoppel certificate the day you list, and answers the buyer’s fee and rental questions first. We have represented Southwest Florida sellers since 2008.
If you are thinking, “I need someone to sell my condo at Pink Shell Beach Resort 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 at Pink Shell Beach Resort, Bay Beach, Estero Beach and Tennis Club, Lovers Key Beach Club or Gullwing Beach Resort.
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.
Pink Shell Beach Resort sold record, last 12 months: 14 Southwest Florida MLS closings at a $325,000 median, from $175,000 to $890,000, a median of 146 days on the market and a median of 94.2 percent of the final list price, with 11 condos active on October 7, 2026. Few condos come up for sale in any one building, four to six in the last year in each of three buildings and none at Captiva Villas, so make us your first call before you list.
Request your free Pink Shell Beach Resort condo valuation and we will send a value built from the closings of your plan in your 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.
No. A valuation is information, with the same-plan comparables, the adjustments and a net sheet, and you decide what to do with it.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent 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 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 a Pink Shell Beach Resort condo? Get a free Pink Shell Beach Resort condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Pink Shell Beach Resort.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a source below. Market figures come from the Southwest Florida MLS and the Lee County Property Appraiser. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
Official documents a Pink Shell Beach Resort condo seller should have in hand before listing. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Pink Shell Beach Resort seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium opt-out list | Town of Fort Myers Beach | 2026 | The Town’s list of 36 building entries, which includes no Pink Shell building |
| Lee County 2026 taxing district millage book | Lee County Property Appraiser | Printed October 9, 2026 | The millage rate for every taxing district, including the Town at 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Revised March 12, 2026 | 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 |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
None of the five associations posts its declaration, rules, budget or reserve study publicly; they come from your association’s manager, and each recorded declaration can be requested from the Lee County Clerk by the book and page listed above.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Pink Shell Beach Resort condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.