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.
The Privateer is a Gulf-side condominium of 48 residences in seven lettered low-rise buildings at 6500 Estero Blvd, on Estero Island in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. The Privateer is part of the Fort Myers Beach market. This page is about the sale itself: what residences here have closed for, what a buyer will ask you for and what you will net.
The Southwest Florida MLS records 14 Privateer closings in the 60 months to October 7, 2026, at a median of $487,500, from $300,000 to $860,000. Sixty months is the shortest window that holds ten or more closings, so it leads this page. The last 12 months hold 4 closings, from $330,000 to $499,950, and we list every one of the 14 below. The Lee County recorded-sale series follows separately and is never mixed with the MLS series.
To sell a Privateer condo in Fort Myers Beach in 2026, price it from the nearest closing in your own lettered building, order the association documents and the estoppel certificate before the first showing, and plan to negotiate: all 4 residences that closed in the last 12 months sold below their final list price, by $35,000 to $49,494.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Privateer is one condominium and, for 47 of its 48 residences, one floor plan: two bedrooms and two baths in 1,055 square feet. Every one of the 14 closings in five years is that plan, so a buyer can line your condo up against all of them. What the plan cannot explain is the spread. Two residences closed one day apart in September 2026, at $495,000 and $330,000, and on October 29, 2026 two were listed, at $469,000 and $535,000. The difference is the building, the level, the view and the condition, and those are what your listing has to prove.
These are the ten facts about selling a Privateer condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County records and Florida law, with the count of sales stated beside every figure so you can judge how much weight it carries.
This seller’s guide to The Privateer in Fort Myers Beach runs from the market record to pricing, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the questions owners ask us most. Each link below jumps to its section on this page, so you can go straight to the part you need.
The Market and the Record: How Do I Sell My Privateer Condo in Fort Myers Beach in 2026? · Why List Your Privateer Condo With McGreevy and Comisar? · What Is the Privateer Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Privateer Condos in Fort Myers Beach Sell For in the Last 60 Months? · How Long Do Privateer Condo Listings Take to Sell, and How Close to List Price? · Have Privateer Condo Owners in Fort Myers Beach Sold for More Than They Paid? · A Privateer Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Privateer Condo in Fort Myers Beach? · What Moves the Price of a Privateer Condo: Building Letter, Level, Gulf View and Age? · What Fees Will Your Privateer Condo Buyer in Fort Myers Beach Pay Each Year? · Who Insures a Privateer Condo in Fort Myers Beach, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Privateer Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at The Privateer? · Which Rules Affect a Privateer Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Privateer Condo in Fort Myers Beach? · How Do We Negotiate a Privateer Condo Contract in Fort Myers Beach? · The Privateer vs Smugglers Cove: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Privateer Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Privateer Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Privateer Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at The Privateer · What Sellers Say About Working With Us · Frequently Asked Questions, The Privateer Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Privateer Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Privateer condo owners hire us because we price from the nearest closing in the same lettered building, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Privateer condo, or thinking, “I need a listing agent who has read the flood map, the fee history and the reserve-study rules for a 1960s Gulf-side building,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 14 Privateer closings in the Southwest Florida MLS in the last 60 months, and we read all 49 parcels on the county roll, 120 qualified county deeds going back to December 1968, the state corporation register and the federal flood layer at four addresses and the centroid of the property. It is why our first question to an owner is which building, which level, which view and what condition. Fourteen closings in five years is 2.8 closings a year, so few condos come up for sale here, and the next owner who sells should call us first.
If you are weighing a sale, request a free valuation for your Privateer condo built from the closings in your building, or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Privateer condo market in Fort Myers Beach is thin and price-sensitive right now: 2 residences were active and 1 pending on October 7, 2026, against 4 closings in the last 12 months, about 6.0 months of supply. A re-check on October 29, 2026 found two active and one pending again, against 3 closings in the 12 months to that date, about 8.0 months. Those 4 closed from $330,000 to $499,950, every one below its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 14 Privateer closings from October 19, 2021 to September 30, 2026, for $7,104,950 in dollar volume. The median sale was $487,500 and the mean $507,496. The highest was $860,000, in building E on April 15, 2022, and the lowest $300,000, in building F on August 5, 2024. The median price per square foot was $462, with individual sales from $284 to $815. We tracked every one of the 14 Privateer closings in the Southwest Florida MLS: each was a two-bedroom, two-bath residence of 1,055 square feet, and the pull holds no Sold Data Entry record, so all 14 are standard closed sales.
Sixty months leads because it is the shortest window with ten or more closings. The shorter windows hold fewer than ten sales each, so each figure in their rows is the median of these closings only, and we draw no trend from them.
| Window | Closings | Median of these closings | Price range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months | 4 | $417,500 | $330,000 to $499,950 | 113.5 | 90.7% |
| Last 24 months | 5 | $340,000 | $325,000 to $499,950 | 66 | 91.0% |
| Last 36 months | 7 | $340,000 | $300,000 to $499,950 | 66 | 91.8% |
| Last 60 months | 14 | $487,500 | $300,000 to $860,000 | 61 | 96.0% |
The MLS showed 2 Privateer residences active and 1 pending, all the 1,055 square foot plan. The active listings were priced at $475,000, in building C, after 120 days on the market, and $889,000, in building E, after 128 days. Per square foot that is $450 and $843. The pending residence, in building D, carried a list price of $575,000. Two actives against 4 closings in a year is about 6.0 months of supply, or 9.0 months if the pending residence is counted as unsold, and with so few residences one sale moves the figure. A re-check of the MLS on October 29, 2026 found two active and one pending: the building C residence cut from $475,000 to $469,000 after 142 days on the market, a building F residence listed at $535,000 (1,055 square feet, about $507 per square foot) after 21 days, and the building D residence still pending at a list price of $575,000. The $889,000 building E listing was no longer active or pending, and no closing had been recorded since September 30, 2026. With the October 17, 2025 closing now outside the window, 3 closings in the 12 months to October 29 put two active listings at about 8.0 months of supply, or 12.0 counting the pending residence.
The $889,000 listing was the same building E residence that closed at $860,000 on April 15, 2022, so it was asking $29,000 more than its own 2022 price. The $475,000 listing is in building C, where a residence closed at $475,000 twice, in December 2021 and again in October 2023; it was cut to $469,000 by October 29. Neither had sold after about four months. A new listing will be compared with both, and with the two September 2026 closings, on the day it goes live.
Across ZIP 33931 the Southwest Florida MLS recorded 397 closings in the 12 months to October 7, 2026, at a median of $510,000, a median 92 days on the market and a median 93.8 percent of the final list price, with 380 listings active and 27 pending, about 11.5 months of supply against about 6.0 here.
The Lee County Property Appraiser’s qualified-sale file records 8 deeds for The Privateer in the 60 months to its October 4, 2026 roll file, from $325,000 to $600,000, and the median of these 8 deeds was $475,000. Six of the eight match an MLS closing at the same price within eight days. Two do not: a $600,000 deed in building E on May 26, 2026 and a $345,000 deed in building C on August 6, 2026. Eight MLS closings have no qualified county deed, including all five from 2022, the August 2024 sale and the two September 2026 closings, which fall after the roll file’s date. We never mix the two series.
Fourteen Privateer condos closed in the Southwest Florida MLS between October 19, 2021 and September 30, 2026, at prices from $300,000 to $860,000. The table lists every closing, newest first, with the sold and final list prices, the percent of list, the lettered building, the living area, the price per square foot and the days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We print the street address and the building letter only, and never a unit number. Every residence is at 6500 Estero Blvd.
| Closed | Sold price | Final list price | Percent of final list | Building at 6500 Estero Blvd | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 30, 2026 | $495,000 | $539,000 | 91.8% | F | 1,055 | $469 | 56 |
| Sep 29, 2026 | $330,000 | $365,000 | 90.4% | G | 1,055 | $313 | 407 |
| Dec 17, 2025 | $499,950 | $549,444 | 91.0% | F | 1,055 | $474 | 66 |
| Oct 17, 2025 | $340,000 | $389,400 | 87.3% | F | 1,055 | $322 | 161 |
| Apr 23, 2025 | $325,000 | $349,000 | 93.1% | H | 1,055 | $308 | 17 |
| Aug 5, 2024 | $300,000 | $300,000 | 100.0% | F | 1,055 | $284 | 210 |
| Oct 31, 2023 | $475,000 | $495,000 | 96.0% | C | 1,055 | $450 | 39 |
| Sep 1, 2022 | $795,000 | $865,000 | 91.9% | D | 1,055 | $754 | 77 |
| May 31, 2022 | $625,000 | $625,000 | 100.0% | A | 1,055 | $592 | 3 |
| Apr 29, 2022 | $610,000 | $630,000 | 96.8% | A | 1,055 | $578 | 21 |
| Apr 15, 2022 | $860,000 | $825,000 | 104.2% | E | 1,055 | $815 | 3 |
| Feb 17, 2022 | $495,000 | $510,000 | 97.1% | F | 1,055 | $469 | 45 |
| Dec 9, 2021 | $475,000 | $490,000 | 96.9% | C | 1,055 | $450 | 119 |
| Oct 19, 2021 | $480,000 | $499,900 | 96.0% | A | 1,055 | $455 | 127 |
Building F, with 8 residences, produced 5 of the 14 closings, at $300,000, $340,000, $495,000, $495,000 and $499,950. Building A produced 3, at $480,000, $610,000 and $625,000, all before Hurricane Ian. Building C produced 2, both at $475,000 and both the same residence. Buildings D, E, G and H produced one each, at $795,000, $860,000, $330,000 and $325,000. Those are counts, and the sample is far too small to rank the buildings, but it is enough to show that a building F sale is not the comparable for a building E residence.
The MLS address carries a unit number, and its hundreds digit puts each closing in a 100, 200 or 300 series. We read that as an indication of level and not as a recorded floor, because neither the MLS summary nor the county roll states the floor a residence is on. Six closings were in the 100 series, at $300,000 to $795,000; five in the 200 series, at $330,000 to $499,950; and three in the 300 series, at $325,000, $610,000 and $860,000. Each group spans most of the full range, so the series alone prices nothing.
Privateer condo listings that closed in the 60 months to October 7, 2026 took a median 61 days on the market and sold at a median 96.0 percent of the final list price, across all 14 closings. Four sold within 21 days, while five took more than 100 days, the longest 407.
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 3 to 407 days on the market, with a median of 61 and a mean of 96.5. Four closed in 30 days or fewer, at 3, 3, 17 and 21 days. Five took 31 to 90 days. Five took more than 90: 119, 127, 161, 210 and 407 days. The 407-day sale closed at $330,000 on September 29, 2026, at 90.4 percent of a final list price of $365,000.
Eleven of the 14 closings sold below the final list price, two sold at it and one sold above it, the $860,000 sale of April 2022 at 104.2 percent. The ratio ran from 87.3 percent to 104.2 percent, with a median of 96.0 and a mean of 95.2, and the median gap between final list and sold price was $20,000. The ratio is measured against the final list price, so a listing that was reduced before it sold looks better than it was, and the days on market are the check.
The seven closings since the storm, from October 31, 2023 to September 30, 2026, took a median 66 days and a mean of 136.6 days, and the median of these 7 closings was 91.8 percent of the final list price. Six of the seven sold below list, by $20,000 to $49,494, and one sold at its $300,000 list price after 210 days. The seven closings before the storm took a median 45 days at a median 96.9 percent. Those are medians of seven closings each, shown side by side because this is the stretch of the record a seller in late 2026 is selling into.
Most Privateer condo owners who resold since 2020 sold for more than they paid: 16 of 18 repeat sales in the Lee County file show a gain, with a median change of 66.7 percent, or $205,000, after a median hold of about 11.6 years. One 2026 resale closed $50,000 below its June 2021 price, and one resold at the same price.
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 condominium from December 1968 to August 6, 2026, across 46 different residences. We matched deeds to the same residence by its address in the file and kept every pair whose resale was recorded on or after January 1, 2020, which gave 18 pairs. We print the building letter, the dates and the prices and never the unit number. MLS closings with no qualified county deed, including all five from 2022, are left out.
| Building | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| C | August 1972 | $31,500 | Aug 6, 2026 | $345,000 | +995.2% |
| E | Jun 23, 2021 | $650,000 | May 26, 2026 | $600,000 | -7.7% |
| F | April 1992 | $128,000 | Dec 17, 2025 | $499,950 | +290.6% |
| F | Jun 25, 2014 | $330,000 | Oct 9, 2025 | $340,000 | +3.0% |
| H | May 7, 2012 | $195,000 | Apr 17, 2025 | $325,000 | +66.7% |
| C | Dec 8, 2021 | $475,000 | Oct 30, 2023 | $475,000 | 0.0% |
| C | Nov 23, 2016 | $305,000 | Dec 8, 2021 | $475,000 | +55.7% |
| A | Apr 8, 2009 | $250,000 | Oct 15, 2021 | $480,000 | +92.0% |
| E | Nov 30, 2016 | $450,000 | Oct 5, 2021 | $750,000 | +66.7% |
| E | Oct 29, 2016 | $460,000 | Jun 23, 2021 | $650,000 | +41.3% |
| G | March 1971 | $26,000 | May 19, 2021 | $405,000 | +1,457.7% |
| D | Nov 13, 1998 | $195,000 | May 14, 2021 | $590,000 | +202.6% |
| A | Jul 7, 2009 | $279,000 | May 11, 2021 | $464,000 | +66.3% |
| A | Sep 3, 2019 | $315,000 | Apr 30, 2021 | $430,000 | +36.5% |
| D | May 27, 2016 | $380,000 | Apr 1, 2021 | $600,000 | +57.9% |
| C | Mar 30, 2012 | $225,000 | Feb 25, 2021 | $480,000 | +113.3% |
| C | Jan 31, 2000 | $177,000 | Feb 25, 2021 | $350,000 | +97.7% |
| E | July 1994 | $180,000 | Jul 24, 2020 | $620,000 | +244.4% |
Sixteen of the 18 resales closed above the earlier price, one closed below it and one closed at the same price. Eleven of the 18 resales were recorded in 2021 alone, so the count mostly describes sellers of five years ago, and four of the pairs span 26 to 54 years of ownership. The pairs do not subtract renovation, assessments, fees, commissions or taxes, and the oldest purchase dates are recorded by the county to the month only. We draw no forecast from the count.
The county file shows no qualified deed in calendar 2022 at all, while the MLS shows five closings that year from $495,000 to $860,000, so the pairs above cannot yet show how those buyers fare. The one such residence on the market in early October, the building E residence that closed at $860,000 in April 2022, was asking $889,000 on October 7, 2026 after 128 days, and was no longer active or pending on October 29. If you bought in 2022, the seven closings since the storm, at $300,000 to $499,950, are the honest starting point for buildings A, C, F, G and H.
This example is a 1,055 square foot Privateer condo in building C at 6500 Estero Blvd in Fort Myers Beach that closed on October 31, 2023 for $475,000, the first closing recorded after Hurricane Ian, after 39 days on the market and a final list price of $495,000. It is an example taken from the public MLS record.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo was listed as a two-bedroom, two-bath residence and closed at 96.0 percent of its final list price, $20,000 under it, at $450 per square foot. The listing entry showed a condominium fee of $2,400 a quarter and an application fee of $150, neither verified. The county recorded the matching deed on October 30, 2023 at the same $475,000, so the two records agree on the price. Documentary stamp tax on a $475,000 deed is $3,325.00.
The MLS shows the same residence closing on December 9, 2021 for $475,000, after 119 days and a final list price of $490,000, and the county file shows it selling on November 23, 2016 for $305,000. So the residence sold for the same price 13 months after the storm as it had ten months before it. Between those two closings no Privateer sale was recorded at all for about 14 months, from September 1, 2022 to October 31, 2023.
It shows that a building C residence held its 2021 price in the first sale after the storm and found a buyer in 39 days. It does not show the view, the condition, the furnishings, the repairs made after the storm or the terms, none of which the public record gives. The three closings that followed it, in 2024 and 2025, were $300,000, $325,000 and $340,000, so one sale is not a floor under the building.
We price a Privateer condo in Fort Myers Beach from the nearest closing in the same lettered building, adjusted for level, view, condition, documents and the fee a buyer will see, then test the number against the residences active today. The 60-month median of $487,500 is a reference for the condominium, never the price of your residence.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
For a building F residence we start with the four F closings since the storm, at $300,000, $340,000, $495,000 and $499,950, weighted toward the three from October 2025 on. For buildings G and H we start with the single closing in each, $330,000 in September 2026 and $325,000 in April 2025. For building C we start with the $475,000 closing of October 2023 and the $345,000 county deed of August 2026. For buildings D and E we work from the $795,000 and $860,000 closings of 2022, the $600,000 county deed of May 2026 in building E and the pending residence in building D listed at $575,000. Building A has no closing since May 2022, so we bracket it from the buildings the county values beside it.
The MLS summary and the county roll do not tell us the floor, the view, the renovation, the furnishings or the terms. The county’s stories field describes the building and not the level a residence is on. We ask you for the level and exposure, walk the condo and photograph what it sees.
A buyer’s lender and insurer will read the budget, any reserve study and the estoppel certificate, so we read them first and price any open question into the number. Then we test the price against the active listings, on October 29, 2026 $469,000 in building C after 142 days and $535,000 in building F after 21 days, and the pending residence at $575,000. A new listing in buildings A, C, F, G or H above $499,950 would be asking more than any residence in those buildings has closed for since the storm. To see the method applied to your condo, ask for a Privateer condo valuation or call Jesse direct at (239) 898-6072.
The price of a Privateer condo in Fort Myers Beach moves with its lettered building, its level and Gulf view, its condition, the association’s fee and any assessment, and what flood and wind insurance cost a buyer in a building from 1967 or 1968. The public record shows only the building and the listing-entered fee, 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 ties each of the 48 residences to a lettered building: A, C, D, E, F, G and H, with no building B. Its just values, the assessed figures on the tax roll, split the property in two. Thirty-six residences in buildings A, C, F, G and H sit between $302,282 and $334,949. The 12 residences in buildings D and E sit between $509,411 and $565,561, about 1.7 times higher. The roll does not say why, and we did not confirm a reason. Just value is a tax measure and not a price, but the MLS points the same way: the two highest closings, the pending sale and the higher asking price are all in D and E.
| Building | Residences on the roll | County stories | County year built | Median county just value | MLS closings, 60 months |
|---|---|---|---|---|---|
| A | 6 | 3 | 1967 | $310,368 | 3 |
| C | 8 | 2 | 1968 | $303,826 | 2 |
| D | 6 | 3 | 1967 | $523,022 | 1 |
| E | 6 | 3 | 1968 | $511,442 | 1 |
| F | 8 | 2 | 1968 | $304,151 | 5 |
| G | 8 | 2 | 1968 | $303,826 | 1 |
| H | 6 | 3 | 1968 | $303,501 | 1 |
The county codes the land under all 49 parcels as Gulf-fronting, so the address is a Gulf-side address for every owner. What differs is which building a residence is in, how high it sits and what it faces, and none of that is in the MLS summary or the roll. In building F the two closings since the storm in the 200 series closed about $155,000 to $200,000 above the two in the 100 series. Four sales cannot separate level from condition or timing, so we treat it as a question to answer with photographs, not as a rule.
Listing-entered annual recurring fees on 14 Southwest Florida MLS closings at The Privateer ranged from $7,200 to $12,004 (not verified; the association’s current budget and an estoppel certificate govern). The median entry was $8,432 a year, and no association budget was found in a primary document, so the figures are not published by the association.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A listing agent types the fee into the MLS when a home is listed, and it is not an audited number. Five closings between October 2021 and April 2022 show $1,800 a quarter, or $7,200 a year. Four closings from May 2022 to August 2024 show $2,400 a quarter, or $9,600 a year. Four closings from April 2025 to September 30, 2026 show $2,108 a quarter, or $8,432 a year. One closing, on September 29, 2026, shows $3,001 a quarter, or $12,004 a year. No entry shows a master association fee, and none shows a transfer fee.
The entries do not rise steadily. They fell from $2,400 to $2,108 a quarter between 2024 and 2025, and the two September 2026 closings carry $3,001 and $2,108. We do not know the cause. It could be a budget change, a one-time charge, a different set of services or a keying difference, and the listing field does not say. A seller who hands a buyer the current budget and the estoppel certificate removes the guesswork that a buyer would otherwise price into the offer.
Nine of the 14 entries show an application fee: $100 on three, from 2021 and 2022, and $150 on six, from October 2023 on. A fee of that kind suggests the association reviews incoming owners, which the declaration would govern. We print no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the most recent closing price of $495,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $6,588.85 a year. With the median fee entry of $8,432 that gives recurring costs of about $15,020 a year, or about $1,252 a month, before insurance and utilities. This is arithmetic from a listing entry and the 2026 rate, not a quote.
A Privateer condo in Fort Myers Beach is insured on two layers: the association’s master policy covers the buildings and common elements and is paid from the quarterly 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.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Citizens Property Insurance requires flood coverage as a condition of a personal lines residential policy, phased in by dwelling replacement cost and reaching all personal lines policies on January 1, 2027. Under section 627.351 of the Florida Statutes that condition does not apply to policies written on a condominium unit owner’s form. A buyer should still price flood cover for the residence, which reads Zone VE at every point we tested.
There are three common routes. The association may carry flood coverage on the buildings, and a buyer will ask what it covers. An owner may buy a National Flood Insurance Program policy for the residence, or a private flood policy. The Town of Fort Myers Beach holds a Community Rating System Class 5 rating, a 25 percent discount on eligible premiums, effective April 1, 2026. Under Risk Rating 2.0, FEMA prices each policy by the property’s own risk and caps most annual increases at 18 percent.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and the share of owner-occupied residences before approving a loan, and may ask for a milestone inspection summary and a reserve study on a building of this age. We ask the association for those documents when you list.
Under Florida Statute 718.503 a Privateer condo seller must give a resale buyer the declaration, bylaws, rules, budget, financial statement and a questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Under Statute 689.302 the seller also gives the buyer a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Privateer is a condominium, so its resales fall under chapter 718 of the Florida Statutes, the condominium act, and not under chapter 720, which governs homeowners associations. A resale buyer receives the declaration, bylaws and rules, the most recent financial statement, the budget and the other disclosures the statute lists, and may cancel within 7 days of receiving them, not counting weekends and legal holidays. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, the statute lists a longer period of 15 days. If the package is late, the cancellation clock does not start.
The county’s legal description for every residence cites the declaration of condominium recorded in the Lee County Official Records at Book 414, Page 32. The common-area parcel’s description also cites Official Records Book 2508, Page 334 and Condominium Book 21, Page 39, and we do not know what that later instrument records.
We searched the Florida Division of Corporations on October 7, 2026 and confirmed no active Florida corporation matching a Fort Myers Beach Privateer association. Corporations in other Florida cities use the Privateer name, and they are not this condominium. For a seller this is practical: the title company orders the estoppel certificate from the association, so give your closing agent the association’s exact name and contact from your own assessment statements on the day you list.
Since October 1, 2024, a seller of residential real property gives the buyer a flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal assistance. Confirm with your attorney how the form applies to your residence. Because the FEMA flood map indicates Zone VE at the tested Privateer addresses, expect the buyer’s lender and insurer to ask about the buildings’ flood history as well.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller’s current taxes. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not remove that duty.
The estoppel certificate states what you owe the association and whether any assessment is pending as of its date. Florida caps the fee by statute, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. Order it when you have a contract, and ask the association now what is levied or planned. Unpaid balances are settled from your proceeds at closing.
Florida Statute 553.899 requires a milestone inspection of a condominium building of three or more habitable stories, first by December 31 of the year it reaches 30 years from its certificate of occupancy, then every ten years. Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings of three or more stories. The county reads three stories for buildings A, D, E and H and two stories for buildings C, F and G. Computed from the county’s year built and stories alone, thirty years fell in 1997 and 1998, so if the rule applies to a building its first inspection fell due before December 31, 2024 and its reserve study by December 31, 2025. These are statutory deadlines and not statements of status. The county’s story count may not be the statute’s definition of habitable stories, and the Florida Department of Business and Professional Regulation keeps a public reporting database for reserve studies.
Buyers at The Privateer in Fort Myers Beach will ask about flood zone, elevation, storm history and rebuild rules. The FEMA flood map indicates Zone VE, the coastal high-hazard floodplain, with a base flood elevation of 12 feet NAVD88 at the four addresses we tested and 13 feet at the property’s centroid, in evacuation zone A.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the federal flood layer on October 7, 2026 at four addresses in the condominium and at its county centroid. The FEMA flood map indicates this at these addresses; it is a map reading, not a determination for any one residence, and an elevation certificate or a lender’s flood determination settles a specific building.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 6500 Estero Blvd, each of the four addresses tested | VE (coastal floodplain) | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| County centroid of the property | VE (coastal floodplain) | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
A VE zone is a coastal high-hazard area subject to wave action. The National Flood Insurance Program’s technical bulletin on coastal construction says that in V zones the space below the lowest floor must be free of obstruction or enclosed only by breakaway walls, and may be used only for parking, building access or storage. Buildings from 1967 and 1968 may not meet today’s V-zone standards, so an insurer prices from the building’s elevation certificate. Ask the association for it and put it in the listing package.
The National Hurricane Center puts Hurricane Ian’s 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 Hurricanes Helene and Milton in 2024, the National Weather Service puts Lee County coastal water levels at 2 to 5 feet and 3 to 6 feet above mean higher high water. We found no dated association or insurer statement on what any of the three storms did to the Privateer buildings, and we state nothing about it. A buyer will ask you, so have your own claim and repair record ready.
When repairs or improvements reach 50 percent of a building’s value, the building must be brought into compliance with current flood rules. The Town applies the rule per building, so a major repair program or a casualty at one lettered building can reach all six or eight of its residences. The Town’s page states that the calculation counts permits from the past five years. With the Town’s one foot of freeboard, a base flood elevation of 12 feet makes 13 feet and 13 feet makes 14 feet for new or substantially improved buildings.
A Town permit is required before building or altering. During sea turtle nesting season, May 1 to October 31, the Town’s lighting rules apply to every property in the Town, including window glass at 45 percent visible light transmittance or less. A coastal construction control line segment lies within 100 meters of the property’s centroid, and whether any Privateer building sits seaward of the line is not confirmed, so we do not say. The federal coastal barrier layer we queried shows no unit at the tested points, and the U.S. Fish and Wildlife Service’s mapper is the source of record.
Four layers of rules affect a Privateer condo sale in Fort Myers Beach: chapter 718 of the Florida Statutes, the recorded declaration at Official Records Book 414, Page 32, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The association’s own documents set lease terms and shape the buyer pool, and we found no association website or rule sheet, so we state no minimum rental period. The Town requires short-term vacation rentals to register within 90 days of starting, to show the registration number in all public advertising and to renew every year, and the Town’s page states that registration numbers are non-transferable, so a buyer does not inherit yours. The Town’s 2026 condominium opt-out list has 36 building entries, and we did not find The Privateer on it, which says nothing about whether rentals are allowed. The Town, at 6231 Estero Blvd, telephone 239-765-0202, is the jurisdiction for permits and rental registration.
Section 34-2391 of the Town’s land development code exempts land between Estero Boulevard and the Gulf of Mexico from its one-week rental minimum. County records code all 49 Privateer parcels as Gulf-fronting land, but whether that exemption reaches The Privateer is unresolved, and we do not state that it applies. A buyer underwriting rental income should ask the Town’s zoning staff and read the declaration.
Pet rules are not published, and we found no age restriction or rental waiting period in a primary source. The application fee on nine listing entries suggests new owners apply to the association, and the declaration governs whether that is a screening, a notice or a formality. Ask how long it takes before you set a closing date.
The Southwest Florida MLS record shows Privateer condos in Fort Myers Beach closing in seven of the twelve calendar months over five years, with three closings each in April, September and October and none in January, March, June, July or November. Fourteen closings cannot say that a month brings a higher price, so list when your documents 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 | 0 |
| February | 1 |
| March | 0 |
| April | 3 |
| May | 1 |
| June | 0 |
| July | 0 |
| August | 1 |
| September | 3 |
| October | 3 |
| November | 0 |
| December | 2 |
| All months | 14 |
We market a Privateer condo by putting it in the Southwest Florida MLS with the correct building, living area and documents, photographing the level and Gulf view that the public record cannot show, and answering a buyer’s fee, flood and insurance questions in the listing package. With two or three residences for sale at a time, each listing is compared line by line.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Because nearly every residence shares one plan, a buyer already knows the layout. What a buyer does not know is which lettered building yours is, what it sees and from how high. We photograph the view, state the building and level, and include a floor plan with the living area the county and the MLS both record.
A buyer comparing two 1,055 square foot residences picks the one with the declaration, the budget, any milestone summary and reserve study and the flood record already in the package. We assemble them so a buyer’s attorney and lender can start the day the offer is accepted.
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and we promote the listing to our own buyer list and in our local guides. Our Fort Myers Beach seller guide covers the island as a whole. Buyers who start with us read our Fort Myers Beach buyer page before they tour.
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 contribute toward the buyer’s agent, off the MLS, and we explain the options in writing before you sign.
We negotiate a Privateer condo contract against the record: all 4 residences that closed in the last 12 months sold below their final list price, and 6 of the 7 closings since Hurricane Ian did, so offers below list are normal here. We keep the buyer’s lender, the association and the cancellation window moving to a closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will cite the $330,000 and $340,000 closings. We answer with the $495,000 and $499,950 closings of the same plan and with what separates your condo from the lower two: building, level, view, condition and a complete document file.
An appraiser compares your condo with recent closings in the same condominium, so the four closings of the last 12 months are the evidence, and they split into two pairs $155,000 apart. We give the appraiser the building, level and condition of each comparable so the right pair is used. If the appraisal comes in under the price, the buyer must bridge the gap, renegotiate or cancel.
A buyer weighing a Privateer condo against Smugglers Cove, about 1.2 miles north at 5100 Estero Blvd, compares two Gulf-side Fort Myers Beach condominiums with 60-month MLS medians of $487,500 on 14 closings and $450,000 on 13. Your condo competes with both, so we price it knowing what the buyer sees there.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Smugglers Cove is a taller and newer building, with a county stories maximum of 6 against 3 here, and a smaller plan, 792 square feet on every residence against 1,055 at The Privateer. Both sit in the Town of Fort Myers Beach taxing district and both are coded as Gulf-fronting land. If you also own there, our Smugglers Cove seller page gives the same analysis for that building.
| Measure | The Privateer | Smugglers Cove |
|---|---|---|
| Address | 6500 Estero Blvd | 5100 Estero Blvd |
| Built (county) | 1967 to 1968 | 1977 to 1978 |
| Parcels on the county roll | 49 (48 residences plus common area) | 85 (84 residences) |
| County stories (maximum) | 3 | 6 |
| Plan on the county roll | 1,055 sq ft (one parcel 904) | 792 sq ft |
| MLS closings, 60 months | 14, median $487,500 | 13, median $450,000 |
| MLS price range, 60 months | $300,000 to $860,000 | $380,000 to $789,000 |
| Median price per square foot, 60 months | $462 | $568 |
| Median sale-to-final-list, 60 months | 96.0% | 93.2% |
| Median days on market, 60 months | 61 | 29 |
| MLS closings, last 12 months | 4 | 3 |
| Active and pending, October 7, 2026 | 3 (2 active, 1 pending) | None |
| County qualified deeds, 60 months | 8, median $475,000 | 12, median $460,000 |
| Listing-entered annual fees (not verified) | $7,200 to $12,004 on 14 closings | $6,200 to $19,220 on 13 closings |
| FEMA flood zone at tested points | VE, 12 to 13 ft NAVD88 | AE and VE, 12 to 14 ft NAVD88 |
| Declaration (Official Records) | Book 414, Page 32 | Book 1225, Page 555 |
The fee row compares listing-entered figures from different sets of sales and is not verified for either building. The three Smugglers Cove closings of the last 12 months were $442,000, $450,000 and $450,000, and Smugglers Cove’s operating status is not confirmed, so ask for the current state of that building before you compare.
A buyer picks The Privateer for a larger two-bedroom plan in a two-story or three-story building, a lower price per square foot and residences that are actually for sale today. A buyer picks Smugglers Cove for a newer, taller building and accepts 263 fewer square feet at $568 a foot against $462. With no Smugglers Cove residence listed on October 7 or October 29, a buyer who wants this stretch of the Gulf side now is choosing among your building’s listings, which helps a well-priced Privateer residence.
A buyer on this stretch of Estero Blvd may also compare Leonardo Arms, Windward Point, Carlos Pointe and Riviera Club. Over 60 months Riviera Club closed 13 condos at a median of $755,000, Carlos Pointe 22 at $563,500 and Windward Point 15 at $430,000, while Leonardo Arms reached 11 closings in 24 months at $424,000. Each window is its own. The Privateer’s $462 median price per square foot is below all four, at $691, $579, $486 and $477, which is the argument a buyer’s agent will open with and the one your building, level and condition have to answer.
Selling a Privateer condo in Fort Myers Beach costs roughly 4.6 to 7.5 percent of the price on the two net sheets below, at $495,000 and $330,000, 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, and the purchase contract controls. In Lee County the customary split is below.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| 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 |
| Association estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy, loan charges and recording | Buyer | The deed is customarily recorded by the buyer |
| Association application fee | Buyer | Listing entries show $100 to $150, not verified |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $495,000 | A recorded Southwest Florida MLS closing price (September 30, 2026) |
| Listing commission (example 2.75%) | -$13,613 | Negotiated; 2.75% x $495,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$12,375 | Optional; 2.5% x $495,000 |
| Deed documentary stamp tax | -$3,465.00 | 4,950 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,550.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$1,997 | 180/365 of $304,151 x 13.3108 mills (2026) |
| Estimated total seller costs | -$35,375 | 7.1% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $459,625 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$23,000 | 4.6% of the price |
| Without a buyer-agent offer: net | $472,000 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $330,000 | A recorded Southwest Florida MLS closing price (September 29, 2026) |
| Listing commission (example 2.75%) | -$9,075 | Negotiated; 2.75% x $330,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$8,250 | Optional; 2.5% x $330,000 |
| Deed documentary stamp tax | -$2,310.00 | 3,300 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$1,725.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$1,997 | 180/365 of $304,151 x 13.3108 mills (2026) |
| Estimated total seller costs | -$24,732 | 7.5% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $305,268 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$16,482 | 5.0% of the price |
| Without a buyer-agent offer: net | $313,518 | Before any mortgage payoff |
Commission is shown as an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The title premium follows the state schedule. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $304,151 at the 2026 applied Town district millage of 13.3108, which is $4,048.49 a year, for 180 of 365 days, before exemptions and the early-payment discount, as an illustration; your actual bill governs. The fixed lines weigh more on the lower price, which is why its percentage is higher. A mortgage payoff comes out of the net.
Whether you owe capital gains tax on a Privateer condo in Fort Myers Beach depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home or a rental does not qualify unless it meets the ownership and use tests, and many owners on the island use their condo seasonally.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The 16 of 18 repeat sales that closed higher since 2020 are gross price differences, not taxable gain, and several span decades of ownership. A foreign seller may also face federal withholding under the Foreign Investment in Real Property Tax Act, which is taken at closing.
For most Privateer condo owners in Fort Myers Beach a full MLS listing gives the highest price tested by the market, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the disclosures, the documents and the negotiation. The right route depends on your timeline and the condo’s condition.
| 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 set from the 2022 closings sits | The condo is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | The condo needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | You have a known buyer and a lawyer’s review |
You get a free Privateer condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your lettered building at 6500 Estero Blvd in Fort Myers Beach, adjusted for level, view, condition and documents, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Privateer condo valuation and we will send a value built from the closings in your building, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach community page.
We could not verify the following about The Privateer in Fort Myers Beach from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and a seller who fills a gap with a document improves the listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own, and they describe working with our team across Southwest Florida, not a sale at The Privateer.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “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
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
These are the questions Privateer owners in Fort Myers Beach ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law as of October 2026, with the count of sales beside every figure.
Price it from the nearest closing in your lettered building, request the association documents, complete the flood disclosure, and list ready to answer fee, flood and insurance questions. Call Jesse direct at (239) 898-6072 to start with a net sheet.
Start from the nearest like closing. The four closings of the last 12 months were $330,000, $340,000, $495,000 and $499,950, and the two active listings on October 7, 2026 asked $475,000 and $889,000. On October 29 the two active listings asked $469,000 and $535,000.
On October 7, 2026, two were active, at $475,000 in building C and $889,000 in building E, and one in building D was pending at a list price of $575,000. On October 29, 2026, two were active, at $469,000 in building C and $535,000 in building F, and the building D residence was still pending. The actives had been listed 120 and 128 days.
The median residence that closed in the last 60 months spent 61 days on the market, with a range from 3 to 407 days. The four closings of the last 12 months took 56 to 407 days.
Over 60 months the median sale was 96.0 percent of the final list price, with eleven of 14 closings below list. All four closings of the last 12 months sold below list, by $35,000 to $49,494.
No. It is the median of 14 closings over five years, seven of them from $475,000 to $860,000 before Hurricane Ian. The seven closings since ran from $300,000 to $499,950. Your building, level, view and condition decide.
The record points that way. The county’s just values for buildings D and E run about 1.7 times the other five, and the two highest closings were in D and E. The sample is too small to rank the rest.
Possibly. In building F the two 200-series closings since the storm were $495,000 and $499,950 and the two 100-series closings $340,000 and $300,000. Four sales cannot separate level from condition, so we document both.
The highest Southwest Florida MLS closing in 60 months was $860,000 in building E on April 15, 2022, at 104.2 percent of its final list price. That residence was listed at $889,000 on October 7, 2026, and was no longer active or pending on October 29.
We state no cause. The last closing before the storm was September 1, 2022 and the next was October 31, 2023, about 14 months later, at $475,000, the same price that residence closed for in December 2021.
Sixteen of 18 repeat sales recorded since 2020 closed above the earlier price, one closed $50,000 below a June 2021 purchase and one resold at the same price. The pairs do not subtract costs, fees or improvements.
Nine of 14 listing entries show an application fee of $100 to $150, which suggests the association reviews incoming owners. The declaration at Official Records Book 414, Page 32 says what is required. Ask how long approval takes.
We could not confirm its legal name in the Florida Division of Corporations on October 7, 2026, and found no association website. Give your closing agent the name and contact from your own assessment statements.
Florida law caps the fee and sets how long the certificate is valid, 30 days or 35 if sent electronically. We print no dollar figure, because the current amount is the association’s to quote.
Under Florida Statute 689.302, a seller of residential real property gives the buyer a flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal assistance.
The FEMA flood map indicates Zone VE with a base flood elevation of 12 feet NAVD88 at the four tested addresses and 13 feet at the centroid, on panel 12071C0567G. An elevation certificate settles a specific building.
Yes. The estoppel certificate lists any assessment due or levied, and unpaid balances are settled from your proceeds. We found no published notice of a special assessment at The Privateer, which is not proof that none exists.
The seller customarily pays it in Lee County. Under Florida Statute 201.02 the rate is $0.70 per $100, which is $3,465.00 on a $495,000 deed and $2,310.00 on $330,000. The contract controls.
In Lee County the seller customarily pays for the owner’s title insurance policy, and the buyer pays for any lender’s policy. The state-set premium is $2,550 on a $495,000 sale. It is custom, not law, so the contract controls.
An appraiser compares your condo with recent closings in the condominium. A price above $499,950 in buildings A, C, F, G or H is above every closing in those buildings since the storm, so it needs a reason an appraiser can see.
No. The county’s median just value for the 48 residential parcels, $304,151, is a tax measure and not a price. Use it only to see how the county separates buildings D and E from the rest.
Not by law, but a buyer, lender or flood insurer may ask for one, and in Zone VE it drives the flood quote. The association may hold certificates for the buildings. Ask for yours before you list.
Section 553.899 applies to buildings of three or more habitable stories, and the county reads three stories for buildings A, D, E and H. A buyer’s attorney will ask for the summary. We state deadlines, never status.
Where section 718.112(2)(g) applies, a buyer and lender will ask for the structural integrity reserve study and its funding plan, and the buyer’s cancellation period is 15 days. Having it in hand removes delay.
Yes, under Florida Statute 718.503: within 7 days of receiving the resale documents, not counting weekends and legal holidays, or 15 days where a milestone summary, turnover report or reserve study applies.
State the current number and show the budget. Listing entries read $1,800, $2,400, $2,108 and $3,001 a quarter across five years, none verified, and two September 2026 closings carried different figures.
Yes, often first. The association’s documents decide the lease terms and are not published, so get the answer in writing. The Town’s page states that short-term rental registration numbers are non-transferable.
Disclose what you know about your residence: water intrusion, repairs, claims and permits. Florida law requires disclosure of known facts that materially affect value, and the Statute 689.302 form covers flood damage and claims.
Property tax is paid in arrears and prorated at closing. On the net sheets above we estimate the seller’s share at $1,997 for 180 days, from the median just value and the 2026 applied millage of 13.3108.
It can be. Florida reassesses at just value after a change of ownership. At the 2026 applied millage, a $495,000 price illustrates to $6,588.85 a year before exemptions and non-ad valorem charges.
Five of 14 closings took more than 90 days, and the two active residences had been listed 120 and 128 days on October 7. On October 29 the two active residences had been listed 142 and 21 days. Compare your price with the closings in your building and reset once.
We do not forecast prices. Two residences are listed, one is pending, and the last year’s closings split between about $335,000 and about $497,000. Weigh those against your carrying costs.
Commission is negotiable and set in the listing agreement, so we publish no rate here. Call Jesse at (239) 898-6072 and we will prepare a net sheet at the price the record supports before you sign anything.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with Top 1% Real Estate Agents Nationally Since 2008 recognition and a method built on every closing, every county deed and the documents a buyer’s lender reads.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and all 49 parcels sit in the Town’s taxing district. The Town handles permits, floodplain rules and rental registration from 6231 Estero Blvd.
A Fort Myers Beach specialist knows which lettered building a Privateer condo is in, which recorded closings are true comparables, what the document package must say and what the flood map means address by address. Buyers pay for that clarity, and a listing that explains a condo well holds its price through the inspection.
Small facts cost sellers contracts here: a price taken from the five-year median when the last seven closings sit below it, a building E sale used to price a building F residence, a quarterly fee quoted from an old listing, and documents handed over late so the buyer’s cancellation right stayed open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
By free-flow routing estimates run on October 7, 2026 from the county’s centroid for the property, The Privateer is about 0.2 road miles from Town Hall at 6231 Estero Blvd, 0.6 miles from a pharmacy at 7001 Estero Blvd, 1.6 miles from the grocery at 4791 Estero Blvd and 3.9 miles from Times Square.
If you are thinking of selling a Privateer condo in Fort Myers Beach, call the team that prices from the closings in your building, assembles the flood, permit and association file the day you list, and answers the buyer’s fee and insurance questions first. We have been ranked Top 1% nationally since 2008.
If you are thinking, “I need someone to sell my condo at The Privateer in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in The Privateer, Smugglers Cove, Leonardo Arms, Windward Point or Carlos Pointe. 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.
Privateer sold record, last 60 months: 14 Southwest Florida MLS closings at a $487,500 median, from $300,000 to $860,000, a median 61 days on the market and a median 96.0 percent of the final list price, with 4 closings in the last 12 months and 2 residences active and 1 pending on October 7, 2026 (2 active and 1 pending again on October 29, at $469,000, $535,000 and $575,000). Few condos come up for sale here in any year, so make us your first call before you list.
Request your free Privateer condo valuation and we will send a value built from the closings 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 comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Yes, in writing, with the closings in your building beside it. All four sales of the last 12 months closed below their final list price.
Yes. We request the declaration, budget, rules and any inspection or reserve documents when you list, so the buyer’s cancellation period starts on time.
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. Our Privateer home value page shows how the records value a residence.
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 Privateer condo? Get a free Privateer condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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 Privateer seller page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condominium seller’s duties and the agencies that issued the storm and flood data. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones a Privateer seller in Fort Myers Beach should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, not a copy of ours.
| Document | Issued by | Why a Privateer seller needs it |
|---|---|---|
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | The millage for every taxing district, including the Town at 13.4329 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | The federal storm report, with surge figures for Fort Myers Beach |
| Town of Fort Myers Beach 2026 short-term rental opt-out list | Town of Fort Myers Beach | The Town’s list of 36 condominium building entries |
| Florida Statute 718.503 | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | The flood disclosure a seller gives the buyer |
The association’s declaration, bylaws, rules and budget are not posted publicly; the recorded declaration can be requested from the Lee County Clerk at Official Records Book 414, Page 32.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Privateer condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.