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, re-checked October 29, 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.
Riviera Club is a Gulf-side condominium of 81 residences at 7500 Estero Blvd on the south half of Estero Island, in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. It is part of the Fort Myers Beach market. This page is about the sale itself: what condos here have closed for, what your buyer will ask for and what you will net.
Other places share the name, in Naples and elsewhere in Florida. On this page Riviera Club means the 1981 high-rise in ZIP 33931 whose declaration is recorded at Lee County Official Records Book 1544, Page 1521, a condominium under chapter 718 of the Florida Statutes with one association.
The Southwest Florida MLS records 13 Riviera Club closings in the 60 months to October 7, 2026, at a median of $755,000, from $585,000 to $1,112,500, with a median of 48 days on the market and a median sale of 97.3 percent of the final list price. Only one of the 13 closed in the 12 months to October 7, at $585,000. On October 7 there were 3 condos active and 1 pending; the pending condo closed on October 9 at $675,000, so the 12 months to October 29 hold 2 closings and the 60 months 14, at a median of $752,500. Sixty months is the only window with ten or more closings, so it leads this page, and every closing is listed below.
To sell a Riviera Club condo in Fort Myers Beach in 2026, price it from the closings of your own floor plan and from the three listings you will compete with, order the association documents and estoppel before the first showing, and expect to negotiate: 9 of the 13 condos that closed in the 60 months to October 7 sold under final list price, and the October 9 closing did too.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Riviera Club is one building with three near-identical two-bedroom plans, so buyers compare your condo with the one down the hall, and a building median cannot price the difference.
These are the nine facts about selling a Riviera Club condo in Fort Myers Beach that matter most in October 2026, from the Southwest Florida MLS, the Lee County records and Florida law.
This seller’s guide runs from the market record to pricing, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and owners’ questions. Each link jumps to its section.
The Market and the Record: How Do I Sell My Riviera Club Condo in Fort Myers Beach in 2026? · Why List Your Riviera Club Condo in Fort Myers Beach With McGreevy and Comisar? · What Is the Riviera Club Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Riviera Club Condos in Fort Myers Beach Sell For in the Last 60 Months? · How Long Do Riviera Club Condo Listings Take to Sell, and How Close to List Price? · Have Riviera Club Owners in Fort Myers Beach Sold for More Than They Paid? · A Riviera Club Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Riviera Club Condo in Fort Myers Beach? · What Moves the Price of a Riviera Club Condo: Floor Plan, Floor, Gulf Side and Condition? · What Fees Will Your Riviera Club Condo Buyer Pay Each Year? · Who Insures a Riviera Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Riviera Club Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Riviera Club in Fort Myers Beach? · Which Rules Affect a Riviera Club 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 Riviera Club Condo in Fort Myers Beach? · How Do We Negotiate a Riviera Club Condo Contract? · Riviera Club vs Gullwing Beach Resort: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Riviera Club Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Riviera Club Condo in Fort Myers Beach? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Riviera Club Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Riviera Club in Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Riviera Club Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Riviera Club Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Riviera Club owners hire us because we price from the nearest like condo in the record, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Riviera Club condo, this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, first in Bonita Springs, fifth in Florida by sides and eleventh by volume: the #5 real estate team in Florida (RealTrends 2026) by sides. The Florida Department of Business and Professional Regulation record we read on October 7, 2026 shows Jesse McGreevy licensed since November 4, 2004 and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC.
We tracked every one of the 13 Riviera Club closings in the Southwest Florida MLS in the 60 months to October 7, 2026, re-checked the record on October 29, and we tracked every one of the 120 qualified deeds the county holds for the building since July 1990. We also read the county roll, the association’s state record, the Town’s 2026 rental list and the federal flood layer. As Top 1% Real Estate Agents Nationally Since 2008, our first question to an owner is which plan, which floor, which exposure and what condition.
If you are weighing a sale, request a free valuation for your Riviera Club condo or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Riviera Club condo market is thin and negotiated: 13 condos closed in the 60 months to October 7, 2026, at a median of $755,000 and a median 97.3 percent of the final list price, but only one closed in the 12 months to that date. Three condos were active that day, asking $569,900 to $678,000, and one was pending, which closed on October 9 at $675,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The Southwest Florida MLS, pulled October 7, 2026, records 13 closings from October 7, 2021 to October 7, 2026, for $10,118,900 in volume, a median of $755,000 and a mean of $778,377. The highest was $1,112,500, on June 6, 2025, and the lowest $585,000, on May 26, 2026. The median price per square foot was $691, from $561 to $947. Two of the 13 are Sold Data Entry records, sales entered after the fact with no listing history, so days on market rest on 11 closings.
Sixty months is the only window with ten or more closings. The 12-month row, to October 7, holds 1 closing and the 24-month and 36-month rows hold the same 7, so each median there is the median of those closings only, and every sale is listed in the next section.
| Window | Closings | Median sale | Price range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Last 12 months | 1 | One closing, $585,000 | $585,000 | $561 | 48 | 97.7% |
| Last 24 months | 7 | $850,000 (median of these 7 closings) | $585,000 to $1,112,500 | $766 | 111 (5 with a listing history) | 97.3% |
| Last 36 months | 7 | $850,000 (median of these 7 closings) | $585,000 to $1,112,500 | $766 | 111 (5 with a listing history) | 97.3% |
| Last 60 months | 13 | $755,000 | $585,000 to $1,112,500 | $691 | 48 (11 with a listing history) | 97.3% |
The 24-month and 36-month rows match because nothing closed between May 19, 2022 and February 10, 2025. The ratio in the last column counts the two Sold Data Entry records at 100.0 percent; on the closings with a listing history it is 94.5 percent over 24 months and 96.9 percent over 60. Counted to October 29, after the October 9 closing, the 12-month row holds 2 closings ($585,000 and $675,000), the 24-month and 36-month rows 8 at a median of $802,500, and the 60-month row 14 at a median of $752,500.
Hurricane Ian made landfall on September 28, 2022, and the record divides there. The 6 closings before it, from November 5, 2021 to May 19, 2022, ran from $672,000 to $774,500, the median of these 6 closings was $735,000, they took a median of 33 days and two closed above list. The 7 closings since, from February 10, 2025 to May 26, 2026, ran from $585,000 to $1,112,500; the median of these 7 closings was $850,000, the five with a listing history took a median of 111 days, and none closed above list. An eighth, on October 9, 2026 at $675,000 after 131 days, also closed under list, and the median of the 8 is $802,500. Each group is under ten sales, so we draw no trend from either.
On October 7, 2026 the MLS showed 3 Riviera Club condos active and 1 pending. All four are two-bedroom, two-bath condos, and the last column is the newest earlier sale of the same residence that the county or the MLS holds.
| Building | Status | List price | Living area (MLS, sq ft) | Asking price per sq ft | Days on market | Same condo’s last recorded sale |
|---|---|---|---|---|---|---|
| 7500 Estero Blvd | Active | $569,900 | 1,042 | $547 | 36 | $150,000 in January 1993 (county) |
| 7500 Estero Blvd | Active | $629,000 | 1,042 | $604 | 370 | $184,500 on June 15, 1998 (county) |
| 7500 Estero Blvd | Active | $678,000 | 1,078 | $629 | 325 | $197,000 on April 28, 1997 (county) |
| 7500 Estero Blvd | Pending (closed October 9 at $675,000) | $715,000 | 1,042 | $686 | 131 | $672,000 on January 7, 2022 (MLS) |
The median of the four list prices is $653,500, and the median of the three active prices is $629,000. Every asking price sits below the $755,000 five-year median, and the lowest sits $15,100 under the May 26, 2026 closing. The pending condo asked $43,000 more than it closed for in January 2022, and it closed on October 9 at $675,000, $3,000 above that 2022 price.
A re-check of the Southwest Florida MLS on October 29, 2026 found that the pending condo closed on October 9 at $675,000, $40,000 under its $715,000 list price (94.4 percent) after 131 days, at $648 per square foot. It is a first-floor residence of the 1,042 square foot plan, the same condo that closed at $672,000 on January 7, 2022, so it resold $3,000, or 0.4 percent, higher after about four years and nine months, before any costs. The three active condos were still listed at the same prices, $569,900 after 58 days, $629,000 after 392 and $678,000 after 347, and none was pending. With that closing the 12 months to October 29 hold 2 closings, $585,000 and $675,000, both under their final list price; the 24 months hold 8 at a median of $802,500; and the 60 months hold 14 at a median of $752,500, from $585,000 to $1,112,500. Three listings are about 18.0 months of supply at the 12-month pace and 12.9 at the 60-month pace.
On October 7, three active listings against 13 closings in 60 months were about 13.8 months of supply (3 divided by 13 sixtieths), and against the single closing of the 12 months to that date, 36 months. On October 29, with the same three listings, 14 closings in 60 months and 2 in 12, they are about 12.9 and 18.0 months. Across ZIP 33931, 380 listings were active against 397 closings in 12 months, about 11.5 months.
The Lee County Property Appraiser’s qualified series is a separate count from the MLS and we never average the two. It holds 8 qualified Riviera Club sales in the 60 months to the October 4, 2026 roll file, from $585,000 to $1,112,500, and the median of these 8 sales is $752,500. One falls in the 12 months to the roll file and six in the 24; the October 9, 2026 MLS closing is too recent for that file.
| County window | Qualified sales | Price range |
|---|---|---|
| Last 12 months | 1 | $585,000 |
| Last 24 months | 6 | $585,000 to $1,112,500 |
| Last 36 months | 6 | $585,000 to $1,112,500 |
| Last 60 months | 8 | $585,000 to $1,112,500 |
The county’s qualified list holds no Riviera Club sale between December 1, 2021 and February 10, 2025. Its deed file does hold 2022 transfers, at $672,000, $755,000, $774,500 and $720,000 on the dates of four MLS closings, and four more that never appeared in the MLS: $680,000 in March 2022, $2,575,000 in May 2022 on the 4,374 square foot residence, $1,175,000 in June 2022 and $770,000 in June 2022. The county codes all eight as unqualified, so they are missing from any estimate built on qualified sales. We do not know why, and we count none of them as a qualified sale.
Riviera Club condos in Fort Myers Beach sold for $585,000 to $1,112,500 across 13 Southwest Florida MLS closings in the 60 months to October 7, 2026, at a median of $755,000 and $691 per square foot. Every closing is listed below with its date, price, living area and floor, because 13 sales are a list before they are a statistic. The October 9, 2026 closing came after this pull and is listed under the table.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Newest first. The address is the building’s; this page prints no unit numbers. Living area is the listing agent’s MLS entry, the plan column is the county’s heated area for the same residence, the floor is read from the MLS address, and SDE marks a Sold Data Entry record with no days on market.
| Closed | Building | Sold price | Final list price | Living area (MLS, sq ft) | Price per sq ft | Days on market | Sale-to-final-list | County plan (sq ft) | Floor |
|---|---|---|---|---|---|---|---|---|---|
| May 26, 2026 | 7500 Estero Blvd | $585,000 | $599,000 | 1,042 | $561 | 48 | 97.7% | 1,042 | 3 |
| September 17, 2025 | 7500 Estero Blvd | $850,000 | $899,000 | 1,042 | $816 | 119 | 94.5% | 1,042 | 5 |
| September 17, 2025 | 7500 Estero Blvd | $650,000 | $729,000 | 1,042 | $624 | 256 | 89.2% | 1,042 | 8 |
| June 6, 2025 | 7500 Estero Blvd | $1,112,500 | $1,112,500 | 1,175 | $947 | SDE | 100.0% | 1,175 | 5 |
| April 18, 2025 | 7500 Estero Blvd | $755,000 | $799,000 | 1,078 | $700 | 111 | 94.5% | 1,078 | 10 |
| February 13, 2025 | 7500 Estero Blvd | $900,000 | $925,000 | 1,175 | $766 | 0 | 97.3% | 1,175 | Not in the record |
| February 10, 2025 | 7500 Estero Blvd | $900,000 | $900,000 | 1,175 | $766 | SDE | 100.0% | 1,175 | 3 |
| May 19, 2022 | 7500 Estero Blvd | $720,000 | $747,018 | 1,042 | $691 | 27 | 96.4% | 1,042 | 11 |
| May 18, 2022 | 7500 Estero Blvd | $774,500 | $799,000 | 1,042 | $743 | 39 | 96.9% | 1,042 | 3 |
| January 14, 2022 | 7500 Estero Blvd | $755,000 | $750,000 | 1,175 | $643 | 26 | 100.7% | 1,175 | 1 |
| January 7, 2022 | 7500 Estero Blvd | $672,000 | $638,900 | 1,042 | $645 | 8 | 105.2% | 1,042 | 1 |
| December 1, 2021 | 7500 Estero Blvd | $694,900 | $699,900 | 1,100 | $632 | 54 | 99.3% | 1,042 | 8 |
| November 5, 2021 | 7500 Estero Blvd | $750,000 | $775,000 | 1,122 | $668 | 55 | 96.8% | 1,042 | 12 |
Re-checked October 29, 2026: one more closing, on October 9, 2026, at $675,000 against a $715,000 final list price, 1,042 square feet in the MLS and on the county plan, $648 per square foot, 131 days on the market, 94.4 percent of list, first floor.
Closings came in two bursts with nothing between them. By calendar year the count is 2 in 2021, 4 in 2022, none in 2023 or 2024, 6 in 2025 and 1 in 2026 to October 7, or 2 to October 29. The widest spread is inside a single day: the two September 17, 2025 closings of the same plan, three floors apart, at $850,000 and $650,000. The May 26, 2026 closing, at $585,000, is the lowest of the 13, and it is one sale; the October 9 closing came in $90,000 above it, at $675,000.
Two records show a $900,000 sale of a 1,175 square foot condo in February 2025: one closed February 10 as a Sold Data Entry record at a $900,000 list price, the other February 13 at a $925,000 list price with no residence number in its address and zero days on market. The county recorded one $900,000 deed, on February 10, 2025. That points to one sale entered twice. We keep both because the MLS returns both; without the second, the window holds 12 closings at a median of $752,500.
Sorted by the county’s heated area for each residence, the 13 records fall into three plans. Two 2021 listings entered 1,100 and 1,122 square feet for residences the county measures at 1,042, which is why the plan column in the table differs from the MLS column on those rows.
| County plan (heated sq ft) | Residences on the roll | MLS closings, 60 months | Price range | Median of these closings | County median just value |
|---|---|---|---|---|---|
| 1,042 | 35 | 8 | $585,000 to $850,000 | $707,450 | $541,102 |
| 1,078 | 22 | 1 | $755,000 | One closing | $544,027 |
| 1,175 | 23 | 4 records (3 if the February 2025 pair is one sale) | $755,000 to $1,112,500 | $900,000 | $579,943 |
| 4,374 (one combined residence) | 1 | None | No MLS closing | None | $2,808,627 |
No plan has ten closings, so each median is only the middle of the sales listed above. The October 9, 2026 closing is a ninth 1,042 square foot sale, which moves that plan’s median to $694,900.
Riviera Club condo listings took a median of 48 days to sell across the 11 closings with a listing history in 60 months, and closed at a median of 96.9 percent of the final list price. Since 2025 the pace has been slower: the five closings with a listing history to October 7 took a median of 111 days at 94.5 percent, and the October 9, 2026 closing took 131 days at 94.4 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 11 day counts, in order, are 0, 8, 26, 27, 39, 48, 54, 55, 111, 119 and 256, a median of 48 and a mean of 67.5. The six closings of November 2021 to May 2022 all sold within 55 days, at a median of 33. The five since February 2025 read 0, 48, 111, 119 and 256, and the zero belongs to the probable duplicate record, so the four that remain have a median of 115 days. The October 9 closing adds 131. These are days as entered and can understate a condo that was relisted.
Across all 13 records the median sale was 97.3 percent of the final list price, with the two Sold Data Entry records counted at 100.0 percent. On the 11 with a listing history the ratios run 89.2, 94.5, 94.5, 96.4, 96.8, 96.9, 97.3, 97.7, 99.3, 100.7 and 105.2 percent, a median of 96.9. The ratio measures the final list price, not the first one, so earlier price cuts are invisible in it.
Nine sellers closed under final list price in the 60 months to October 7, by $5,000 to $79,000, and the median of these nine gaps is $25,000; the October 9 seller closed $40,000 under. The two who closed above it, in January 2022, received $5,000 and $33,100 more than they asked. The largest gap, $79,000, belongs to the listing that took longest, 256 days, and the two listings that took more than 100 days and closed in September 2025 gave up $49,000 and $79,000. Time and discount moved together, on a handful of sales.
Most Riviera Club owners in Fort Myers Beach have sold for more than they paid. Seven of the 8 county-qualified sales in the last 60 months have an earlier qualified sale of the same residence, and all seven sold higher. The exceptions are owners who bought near a peak: of the two MLS resales of 2022 purchases, one closed $189,500 lower and the other, on October 9, 2026, only $3,000 higher.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
We paired every qualified deed in the Lee County Property Appraiser’s sale files, which reach back to July 1990 for this building, with the qualified sale of the same residence before it: 120 deeds, 56 pairs. These are gross price differences that leave out improvements, carrying costs, selling costs and inflation, so none is a profit figure.
| Resale recorded | Earlier qualified sale | Earlier price | Resale price | Change | Years held | County plan (sq ft) |
|---|---|---|---|---|---|---|
| September 17, 2025 | January 18, 2018 | $425,000 | $850,000 | +$425,000 (100.0%) | 7.7 | 1,042 |
| September 17, 2025 | May 23, 2005 | $545,000 | $650,000 | +$105,000 (19.3%) | 20.3 | 1,042 |
| June 6, 2025 | March 30, 2012 | $571,500 | $1,112,500 | +$541,000 (94.7%) | 13.2 | 1,175 |
| April 17, 2025 | June 4, 2021 | $575,000 | $755,000 | +$180,000 (31.3%) | 3.9 | 1,078 |
| February 10, 2025 | August 5, 1998 | $223,000 | $900,000 | +$677,000 (303.6%) | 26.5 | 1,175 |
| December 1, 2021 | August 17, 1998 | $204,000 | $694,900 | +$490,900 (240.6%) | 23.3 | 1,042 |
| November 2, 2021 | July 29, 2004 | $530,000 | $750,000 | +$220,000 (41.5%) | 17.3 | 1,042 |
The median of these 7 changes is 94.7 percent and the median hold is 17.3 years. The purchase year did most of the work. The two owners who bought in 1998 more than tripled their price. The owner who bought in May 2005 sold for 19.3 percent more after 20.3 years, and the two September 17, 2025 sellers, with the same plan and the same closing date, started from $425,000 in 2018 and $545,000 in 2005.
The eighth county-qualified sale, $585,000 recorded May 20, 2026, has no earlier qualified sale to pair with, because the county coded the same residence’s 2022 deed as unqualified. The MLS holds both ends: the condo closed on May 18, 2022 at $774,500 and on May 26, 2026 at $585,000, which is $189,500, or 24.5 percent, less after four years. The county’s deed file also shows the 1,175 square foot residence that closed at $1,112,500 in June 2025 transferring at $1,175,000 in June 2022, and the residence that closed at $850,000 in September 2025 transferring at $680,000 in March 2022. Neither 2022 deed is in the MLS, and we do not know their terms. The October 9, 2026 MLS closing is a second resale of a 2022 purchase: the first-floor 1,042 square foot condo that closed at $672,000 on January 7, 2022 closed at $675,000, $3,000 or 0.4 percent more after about four years and nine months, before any costs.
Across all 56 pairs in the county file, 49 resales were higher than the earlier qualified sale and 7 were lower. Every one of the 7 lower resales was recorded between August 2009 and December 2013, by owners who had bought between 2004 and 2011. Over the whole file the median change was 52.3 percent and the median hold about 7.7 years. If you bought in 2021 or 2022, find your own purchase among the closings above before you choose a list price.
This example is a Riviera Club condo of the 1,042 square foot plan that closed on May 26, 2026 for $585,000 after 48 days on the market, at 97.7 percent of a $599,000 final list price. It is taken from the public Southwest Florida MLS record as an illustration of how price and time traded off here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The condo is a two-bedroom, two-bath residence on the third floor, entered in the MLS at 1,042 square feet. It closed $14,000 under its final list price, at $561 per square foot, in the same 48 days as the building’s 60-month median and 63 days faster than the 111-day median of the 2025 and 2026 closings with a listing history. We chose it because it was the newest closing on October 7 and the record also holds its earlier sale.
The same residence closed in the MLS on May 18, 2022 at $774,500, 96.9 percent of a $799,000 final list price, after 39 days. Four years later it closed for $189,500 less. Its first sale was the highest price the 1,042 square foot plan reached before the storm, and its second is the lowest of any plan in the window. The listing-entered annual fee on the two records rose from $8,400 to $10,400.
Its $599,000 final list price was below the $629,000 and $678,000 asked by two listings that were already on the market and were still active on October 7 and October 29, 2026. The county’s just value for the residence is $500,635, so the sale closed 17 percent above the roll figure, on a plan whose median just value is $541,102.
It shows that a condo priced under the standing competition sold in 48 days in a building where others sat for a year. It does not show the condo’s condition, view or furnishings, and one sale cannot set the value of the other 34 residences of its plan.
We price a Riviera Club condo in Fort Myers Beach from the closings of its own floor plan, then adjust for floor, exposure and condition, and then test the number against the three or four listings a buyer can tour the same afternoon. With one closing in the 12 months to October 7 and two to October 29, the listings matter as much as the sales.
The county measures 35 residences at 1,042 square feet, 22 at 1,078 and 23 at 1,175, all two-bedroom, two-bath, plus one combined residence of 4,374. Two 2021 listings entered 1,100 and 1,122 square feet for the 1,042 plan. We list the size we can document, name the source, and keep a buyer’s appraiser from finding a smaller number than the one advertised.
For the 1,042 square foot plan that is 8 closings from $585,000 to $850,000 to October 7, and a ninth at $675,000 on October 9. For the 1,175 plan it is $755,000 in January 2022, $900,000 in February 2025 and $1,112,500 in June 2025. For the 1,078 plan it is one sale, $755,000 in April 2025, so we widen to the neighboring plans and adjust for 36 or 97 square feet at the building’s price per square foot.
A 2022 closing describes a market before Hurricane Ian, so we weight the eight closings from February 2025 to October 9, 2026 most heavily, and then the listings: 1,042 square foot condos asking $569,900 and $629,000, and the one pending at $715,000 on October 7, which closed at $675,000. A buyer who can choose among them will not pay a 2025 price without a reason.
The MLS and the county record price, size, floor and date. They do not record a renovated kitchen, impact glass, a direct Gulf view, furnishings or a pending assessment. The $200,000 gap between two same-plan condos on September 17, 2025 lives in that unrecorded column, so we walk the condo and price the differences in writing. For a number on your own condo, start with our Riviera Club valuation page or call Jesse direct at (239) 898-6072.
The price of a Riviera Club condo moves with its floor plan first, then with condition and view, and only loosely with its floor: the 1,175 square foot plan has closed up to $1,112,500 and the 1,042 square foot plan up to $850,000, while third-floor and eighth-floor condos have both sold above and below their neighbors.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 1,175 square foot plan holds the three highest closings in the window, $900,000 twice in the MLS and $1,112,500, and its lowest, $755,000 in January 2022, equals the building median. The 1,042 square foot plan holds the five lowest. On the county’s heated areas the 1,042 plan closed from $561 to $816 per square foot and the 1,175 plan from $643 to $947, so the larger plan has not sold at a discount per foot. The county’s numbering places the 1,175 plan at the first and last residence on each floor; we did not confirm the layout from the plat.
The building runs to a twelfth floor on the county roll, and the closings do not rank by height. A first-floor 1,042 square foot condo closed at $672,000 in January 2022; a third-floor one at $774,500 that May and an eleventh-floor one at $720,000 a day later. In September 2025 the fifth-floor condo closed $200,000 above the eighth-floor one.
| Floors | Closings with a floor in the record | Price range | Price per sq ft on the county’s heated area |
|---|---|---|---|
| 1 to 4 | 5 | $585,000 to $900,000 | $561 to $766 |
| 5 to 8 | 4 | $650,000 to $1,112,500 | $624 to $947 |
| 9 to 12 | 3 | $720,000 to $755,000 | $691 to $720 |
Twelve records to October 7 carry a floor, and the October 9 closing adds a sixth on floors 1 to 4, at $675,000 and $648 per square foot. With three to five sales in a band, across two plans and five years, the table shows that height alone has not set price here. A buyer still pays for a view, and the view is not in the record.
The county roll lists the land as on the Gulf for all 82 parcels, shows a pool on 81 and shows no boat dock and no seawall. That places the building on the Gulf side of Estero Boulevard. It does not say which residences face the water, and neither the roll nor the MLS grid records exposure, so we establish yours with photographs and a floor plan.
Every Riviera Club parcel carries a county year built of 1981, and none shows a year of 2023 or later, so the roll records no rebuilt residence here after Ian. It also records no repairs. Buyers ask what the association repaired and what each owner updated, and the association’s minutes and your own permits and receipts answer them.
Listing-entered annual recurring fees on 11 Southwest Florida MLS closings at Riviera Club to October 29, 2026 ranged from $7,200 to $10,400, with a median of $8,400, and the five entries since April 2025 all read $10,400. These are listing-agent entries, not verified. The association’s current budget and an estoppel certificate govern what your buyer pays.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Ten of the 13 closings to October 7 and the October 9 closing carry a condominium fee, each entered as a quarterly amount; the other three entered $0, which is not a fee, and we leave them out. No record entered a master association fee. The entries move in steps with the closing date.
| Closings | Quarterly fee entered | Annual total entered |
|---|---|---|
| November 5, 2021, December 1, 2021 and January 7, 2022 | $1,800 | $7,200 |
| January 14, May 18 and May 19, 2022 | $2,100 | $8,400 |
| April 18, 2025, September 17, 2025 (two), May 26, 2026 and October 9, 2026 | $2,600 | $10,400 |
| February 10, February 13 and June 6, 2025 | $0 entered | Not usable |
From $1,800 to $2,600 a quarter is a rise of 44 percent across about four and a half years of closings. We found no budget or assessment notice, so we cannot say whether dues rose, an assessment was folded in or agents changed what they entered. At $10,400 a year the entry is $867 a month, or $9.98 per square foot a year on the 1,042 square foot plan.
Listing entries show an application fee of $50 to $250 on 9 closings to October 29, 2026 ($250 on the October 9 closing) and a transfer fee of $100 on 6. We cite no estoppel dollar figure, because Florida caps the charge by statute and the association’s current figure governs.
At the May 26, 2026 closing price of $585,000 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 $7,786.82 a year ($585,000 divided by 1,000, times 13.3108). With the $10,400 entry, recurring costs come to $18,186.82 a year, or about $1,516 a month, before insurance and utilities. At the $755,000 median the tax is $10,049.65 and the total $20,449.65. That is arithmetic, not a quote.
A Riviera Club 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 in Zone VE, and a lender will review the association itself.
The master policy covers the building, and its premium is part of the fee. We found no premium from a primary source and publish none, and we do not know whether insurance explains the rise in listing-entered fees. Ask the association for the declarations page, the deductible and the renewal date, because a buyer’s lender will.
Citizens Property Insurance requires flood coverage on new and renewing wind policies in a Special Flood Hazard Area but, as Citizens states under Florida Statute 627.351 and Statute 627.715, exempts policies on a condominium unit owner’s form. A lender may still require flood cover. The Florida Office of Insurance Regulation publishes the wind mitigation form, OIR-B1-1802, and a current inspection is worth having before you list.
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, with a 25 percent discount on federal flood policies effective April 1, 2026, per WGCU’s report of the FEMA confirmation and the Town’s flood insurance page, after losing its earlier discount in November 2024, as WGCU reported. FEMA’s Risk Rating 2.0 page says statutory limits keep most rates from rising more than 18 percent a year.
A lender financing a condominium usually reviews the budget, reserves, insurance, litigation and owner occupancy through a questionnaire the association completes. In a 1981 high-rise the lender will also ask for the milestone inspection and the reserve study, so we request them when you list.
Under Florida Statute 718.503 a Riviera Club 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.
Riviera Club is a condominium under chapter 718, not a homeowners association under chapter 720, so the chapter 720 disclosure summary does not apply. Under Section 718.503, a unit owner who is not a developer gives the buyer the declaration, articles, bylaws and rules, the latest 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 frequently asked questions document. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, or within 15 days, counted the same way, where a milestone summary, turnover report or reserve study applies. This is information, not legal advice; your closing agent or attorney confirms what your contract needs.
One declaration covers the building, recorded at Lee County Official Records Book 1544, Page 1521. The association is Riviera Club Association, Inc., Florida document 760031, filed September 14, 1981 and active, with a 2026 annual report on file and its principal address at 7500 Estero Blvd. The state filing names a company, Compass Rose Management, as registered agent, which is not proof of who manages the building. We have not read the declaration and state nothing it says.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure under Florida Statute 689.302, covering flood damage, flood insurance claims and federal assistance. In a building that stood through Hurricane Ian the answers matter, so complete it from your own records and deliver it with the contract.
Section 689.261 requires a property tax disclosure summary at or before the contract. It matters here: the county’s median just value of $553,778 is about 73 percent of the $755,000 median sale, and a long-time owner’s capped assessment can sit far below the buyer’s. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty.
The estoppel certificate states what you owe the association and whether any assessment is pending. Section 718.116 caps the fee, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. With listing-entered fees up 44 percent since 2021, it is the document that tells a buyer whether a special assessment is on the books.
By the county’s year built and story field, the building falls under both rules. Florida Statute 553.899 requires a milestone inspection of a building of three or more habitable stories by December 31 of the year it reaches 30 years, and gave buildings already past that age until December 31, 2024; a building the county dates to 1981 reached 30 in 2011. Statute 718.112 required existing associations to complete a structural integrity reserve study by December 31, 2025. We computed these dates from the county roll and state no status. The Florida DBPR keeps a public reporting database.
Buyers at Riviera Club in Fort Myers Beach ask which flood zone the building is in, how high Hurricane Ian’s water reached, what was repaired and what the Town’s 50 percent rule means for future work. The FEMA flood map indicates Zone VE, base flood elevation 13 feet NAVD88, at the address and the midpoint we tested.
On October 7, 2026 we queried the FEMA National Flood Hazard Layer at four Riviera Club addresses and at the building’s midpoint. The Census geocoder placed all four addresses at one point on Estero Boulevard in front of the building, so they are one test.
| Tested point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel | Effective |
|---|---|---|---|---|
| 7500 Estero Blvd (four records, one shared point) | VE | 13 ft | 12071C0567G | November 17, 2022 |
| Building midpoint | VE | 13 ft | 12071C0567G | November 17, 2022 |
The FEMA flood map indicates a Special Flood Hazard Area at these addresses, in the Town of Fort Myers Beach, community number 120673. Zone VE is the coastal high-hazard zone, where a lender requires flood insurance on a financed purchase. Ours is a map reading at a street point, not a flood determination, so send a buyer to the FEMA Flood Map Service Center panel and to an elevation certificate. The tested points are in evacuation zone A, and none intersected a Coastal Barrier Resources System unit on the map layer we used.
The National Hurricane Center’s report on Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island. U.S. Geological Survey high-water marks on the island read 10.5 to 13.8 feet NAVD88, and the Florida DEP recorded 13.23 feet NAVD88 at the pier. We computed the seven USGS marks within 0.75 mile of the building’s midpoint: 11.6 to 12.7 feet NAVD88, median 12.0. For Helene and Milton in 2024 the National Weather Service gives 2 to 5 and 3 to 6 feet above mean higher high water on coastal Lee County, with no island-specific marks.
The Town’s page on substantial improvement says a structure in a Special Flood Hazard Area with improvements or repairs equal to 50 percent of its value must be brought into compliance, and the Town’s page states a five-year look-back on permits. The Town applies the rule per building, so in a condominium it is the association’s arithmetic, not one owner’s. The Town code sets base flood elevation plus one foot of freeboard for new and substantially improved buildings.
The Town’s sea turtle rules apply to every property in the Town: nesting season runs May 1 through October 31, exterior lights must be long-wavelength, shielded and downward-directed, and glass must meet a 45 percent transmittance limit with a covering. A Florida DEP coastal construction control line segment lies within 100 meters of the building’s midpoint; whether the building sits seaward of the line is not confirmed.
Four layers of rules affect a Riviera Club condo sale: chapter 718 of the Florida Statutes, the recorded declaration, the association’s current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published online, so a seller must obtain them for the buyer.
The association’s documents set lease terms, and we found no association rule sheet and no association website, so we state no minimum rental period and no limit on leases. The declaration at Official Records Book 1544, Page 1521 and the current rules govern. The Town requires a dwelling used as a vacation rental to register within 90 days of starting, to print its registration number in every advertisement, to name a responsible party who can act within one hour and to renew each year, as its short-term rentals page explains. The Town’s page says registration numbers are not transferable, so a buyer registers anew. Statute 509.032 limits how far a local government can regulate vacation rentals.
The Town publishes a 2026 short-term rental list of condominiums that have opted to enforce the rental code of conduct themselves. We downloaded it on October 7, 2026 and searched its 36 building entries for Riviera and for 7500; there was no match. 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; the roll’s Gulf field suggests that may apply here, but we did not resolve it, so ask the Town at 239-765-0202.
Pet rules are not published. The declaration and current rules govern the number, size and kind of pets, and the resale package should include them. The Town’s code allows dogs on a leash on its beaches but not in the Little Estero Island Critical Wildlife Area.
The MLS entries show an application fee on 9 closings to October 29, 2026 and a transfer fee on 6, which suggests the association screens buyers or collects a fee on transfer. Ask how long approval takes before you agree to a closing date.
The best time to sell on Fort Myers Beach is usually when winter residents are on the island, but the Riviera Club record is too thin to prove a best month: its 13 closings in 60 months fell in eight different months, with three in May and none in March, July, August or October.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month of closing | Closings, 60 months | Prices |
|---|---|---|
| January | 2 | $672,000 and $755,000 |
| February | 2 | $900,000 twice (probably one sale) |
| April | 1 | $755,000 |
| May | 3 | $774,500, $720,000 and $585,000 |
| June | 1 | $1,112,500 |
| September | 2 | $850,000 and $650,000 |
| November | 1 | $750,000 |
| December | 1 | $694,900 |
| March, July, August, October | 0 | None |
Eight of the 13 closings fell from January to June. With one or two sales in a month, nothing here separates season from chance, and the two September 2025 closings had been listed for 119 and 256 days, so their closing month says little about when buyers appeared. The Census Bureau’s 2020 to 2024 survey counts 4,753 seasonal homes among the Town’s 9,886 housing units, so we aim to have a complete listing ready when winter residents arrive.
We market a Riviera Club condo by putting it in the Southwest Florida MLS with the correct plan, size and documents, photographing the floor, exposure and condition that the public record cannot show, and answering a buyer’s fee, inspection, flood and rental questions in the listing package before the buyer’s agent has to ask them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Eighty residences share three two-bedroom plans, so a buyer scrolling four listings sees four similar floor plans. The difference between $650,000 and $850,000 on September 17, 2025 has to be visible in the first photographs: the view, the kitchen, the baths, the windows and the balcony.
A buyer comparing two 1981 buildings picks the condo with the budget, the reserve study, the milestone summary, the rules and the estoppel in the package. We assemble them at listing so the cancellation windows begin at contract and the fee question is answered with the budget page.
We list in the Southwest Florida MLS and promote the listing to our buyer list and in our guides. Our Fort Myers Beach seller guide covers the island, and this page and our Riviera Club valuation page are the pages a buyer reads about your building. Buyers working with Marc start from our Fort Myers Beach buyer page.
Since August 17, 2024, offers of buyer-agent compensation cannot be advertised in the MLS, and a buyer’s agent works under a written agreement before touring, as the National Association of REALTORS explains. Commissions are negotiable, and a seller may offer to pay toward the buyer’s agent off the MLS.
We negotiate a Riviera Club condo contract from the closings of the same plan and from the listings still standing. Nine of 13 sellers here in the 60 months to October 7 closed under final list price, by a median of $25,000, and the October 9 seller closed $40,000 under, so we set the opening price with that gap in view and answer a low offer with comparable sales.
A buyer will open with the $585,000 closing of May 2026 and the $569,900 listing. If your condo is the same plan in better condition, the answer is the $675,000 closing of October 2026, the $850,000 closing of September 2025 and the photographs that show why. If it is not, the honest answer is a price nearer the low sale, reached sooner.
The three sellers who closed after more than 100 days in the 60 months to October 7 gave up $44,000, $49,000 and $79,000 from final list, and the October 9 seller, after 131 days, $40,000. The six who sold within 55 days closed between $27,018 under and $33,100 over. A high opening price here has bought time on the market and a larger concession, and the two listings past 300 days show what a longer wait looks like.
A buyer weighing a Riviera Club condo against Gullwing Beach Resort compares two Gulf-side Fort Myers Beach high-rises about three-quarters of a mile apart. Over the 60 months to October 7, 2026 Riviera Club closed at a median of $755,000 on 13 sales and Gullwing Beach Resort at $960,000 on 29. Your condo is the smaller, older and lower-priced choice of the two.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
Gullwing Beach Resort, at 6620 Estero Blvd, has 66 residences in one building the county dates to 2000, with heated areas from 1,393 to 1,863 square feet against 1,042 to 1,175 here. Our Gullwing Beach Resort seller page gives the same analysis for that building. The table uses the 60-month window for both, the only one in which Riviera Club has ten closings.
| Measure | Riviera Club | Gullwing Beach Resort |
|---|---|---|
| Residences on the county roll | 81 | 66 |
| County year built | 1981 | 2000 |
| County land frontage | Gulf | Gulf |
| County heated area | 1,042 to 1,175 sq ft in 80 residences | 1,393 to 1,863 sq ft |
| County median just value | $553,778 | $393,700 |
| MLS closings, 60 months | 13, median $755,000 | 29, median $960,000 |
| MLS price range, 60 months | $585,000 to $1,112,500 | $540,000 to $2,000,000 |
| Median price per square foot, 60 months | $691 | $588 |
| Median sale-to-final-list, 60 months | 97.3% | 97.0% |
| Sold below final list, 60 months | 9 of 13 | 20 of 29 |
| Median days on market, 60 months | 48 | 67 |
| MLS closings, 12 months to October 7, 2026 | 1 (2 to October 29) | 4 |
| Active and pending, October 7, 2026 | 3 active, 1 pending | 2 active, 0 pending |
| Active list price range | $569,900 to $678,000 | $2,000,000 to $2,025,000 |
| Listing-entered annual fees (not verified) | $7,200 to $10,400 on 10 closings | $11,316 to $26,880 on 29 closings |
| FEMA flood zone at tested addresses | VE, 13 ft NAVD88 | VE, 12 ft NAVD88 |
| Computed milestone inspection year | Deadline December 31, 2024 | Reaches 30 years in 2030 |
The county series agrees on the order: 8 Riviera Club qualified sales in 60 months, from $585,000 to $1,112,500, against 17 at Gullwing Beach Resort at a median of $800,000.
A buyer picks Riviera Club for a Gulf-side two-bedroom at roughly a third of Gullwing Beach Resort’s asking prices, a listing-entered fee under half of that building’s recent entries, and three condos to choose from under $700,000. That buyer accepts a 1981 building whose inspection and reserve study dates have passed, and unpublished rental and pet rules. A buyer picks Gullwing Beach Resort for a building 19 years newer and larger rooms, and accepts a much higher price and fee. Your buyer will weigh your inspection and reserve documents against the newer building.
Each row uses the 60-month MLS window, in which all five condominiums have ten or more closings, from the same pull of October 7, 2026.
| Condominium | Closings, 60 months | Median sale | Median sale-to-final-list | Median days on market | Sold below final list | Closings, last 12 months | Active and pending, October 7, 2026 |
|---|---|---|---|---|---|---|---|
| Riviera Club | 13 | $755,000 | 97.3% | 48 | 9 of 13 | 1 | 3 active, 1 pending |
| Gullwing Beach Resort | 29 | $960,000 | 97.0% | 67 | 20 of 29 | 4 | 2 active, 0 pending |
| Carlos Pointe | 22 | $563,500 | 98.8% | 29.5 | 14 of 22 | 6 | 2 active, 1 pending |
| Smugglers Cove | 13 | $450,000 | 93.2% | 29 | 11 of 13 | 3 | None |
| Windward Point | 15 | $430,000 | 96.8% | 37.5 | 12 of 15 | 1 | 2 active, 0 pending |
Riviera Club has the second-highest median of the five. Carlos Pointe, also dated 1981 and coded Gulf by the county, closed $191,500 lower at the median with 22 sales to price against. Riviera Club and Windward Point each had one closing in the 12 months to October 7, and Riviera Club’s October 9 closing makes two to October 29. Riviera Club has the most listings of the five.
Selling a Riviera Club condo costs roughly 4.6 to 7.3 percent of the price on the two net sheets below, at $585,000 and $755,000, 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, re-checked October 29, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is the price of the May 26, 2026 closing, a two-bedroom condo of the 1,042 square foot plan.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $585,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$16,087.50 | 2.75% x $585,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$14,625.00 | Optional, off the MLS; 2.5% x $585,000 |
| Deed documentary stamp tax | -$4,095.00 | 5,850 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$3,000.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,635 | 180/365 of $553,778 x 13.3108 mills (2026) |
| Estimated total seller costs | -$42,817.50 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $542,182.50 | Estoppel fee and association prorations not included |
| Without a buyer-agent offer: total costs | -$28,192.50 | 4.8% of the price |
| Without a buyer-agent offer: net | $556,807.50 | Before any mortgage payoff |
This is the 60-month median and also the price of the April 18, 2025 closing, a two-bedroom condo of the 1,078 square foot plan.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $755,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$20,762.50 | 2.75% x $755,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$18,875.00 | Optional, off the MLS; 2.5% x $755,000 |
| Deed documentary stamp tax | -$5,285.00 | 7,550 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$3,850.00 | State schedule |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,635 | 180/365 of $553,778 x 13.3108 mills (2026) |
| Estimated total seller costs | -$53,782.50 | 7.1% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $701,217.50 | Estoppel fee and association prorations not included |
| Without a buyer-agent offer: total costs | -$34,907.50 | 4.6% of the price |
| Without a buyer-agent offer: net | $720,092.50 | Before any mortgage payoff |
Commission is an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you offer it; both are negotiable. The stamp tax is the price divided by 100, rounded up, times $0.70, under Florida Statute 201.02 and the Florida Department of Revenue’s method. The title premium follows the state schedule of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 from there to $1,000,000, so the first sheet reads $575 plus $2,425 and the second $575 plus $3,275. The estoppel fee, capped by statute, and the proration of the association’s quarterly assessment are not in the totals. The tax proration uses the county’s median just value of $553,778 at the 2026 applied Town millage of 13.3108, $7,371.23 for the year, for 180 of 365 days, before exemptions, as an illustration.
An owner carries the condo while it is listed. At the listing-entered fee of $10,400 a year and tax of $7,371.23 on the median just value, a listing that sells in the 48-day median costs about $2,337 to hold before utilities and insurance ($17,771.23 times 48 divided by 365). At the 111-day pace of the recent closings it costs about $5,404, and at the 256 days of the slowest closing about $12,464.
Whether you owe capital gains tax on a Riviera Club condo depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home, a winter home or a rental does not qualify unless it meets the ownership and use tests.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The repeat sales above are gross differences, not taxable gain. With a median hold of 17.3 years among the seven recent county pairs, gather the original closing statement and improvement receipts early. A seller who is not a U.S. person may face federal withholding under the Foreign Investment in Real Property Tax Act, as the IRS explains.
For most Riviera Club condo owners a full MLS listing gives the highest price tested by the market, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the disclosures, the documents and the negotiation. The right route depends on your timeline and your condo’s condition.
| Route | Price outcome | What it costs | Main risk at Riviera Club | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price above your plan’s recent closings sits beside three other listings | The condo is marketable 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 | Missed Section 718.503 or 689.302 duties, and a name that other Florida places share | You have a known buyer and a lawyer’s review |
You get a free Riviera Club 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, adjusted for floor, exposure, condition, documents and the listings you would compete with, with a net sheet at that price, and there is no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the four MLS windows, the active and pending listings, the document list your buyer will ask for and a net sheet.
Get your free Riviera Club condo valuation built from the closings of your plan in your building, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following from a primary source, so this page makes no claim on them, and each item names the document or office that settles it. A Riviera Club seller who can fill a gap with a document improves their own listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The words are the reviewers’ own.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” 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 Riviera Club owners ask us before they list. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the closings of your floor plan and the listings beside you, order the estoppel and the document package, complete the flood disclosure, and list with a plan to adjust.
It depends on the plan and condition. Over 60 months the 1,042 square foot plan closed from $585,000 to $850,000 and the 1,175 plan from $755,000 to $1,112,500, and on October 29, 2026 the three listings asked $569,900 to $678,000.
Three were active and one was pending on October 7, 2026: two 1,042 square foot condos at $569,900 and $629,000, a 1,078 at $678,000, and a pending 1,042 at $715,000. The pending condo closed on October 9 at $675,000, and on October 29 the three were still active and none was pending.
The 60-month median is 48 days on 11 closings with a listing history. The four recent ones to October 7 took 48, 111, 119 and 256 days, the October 9 closing took 131, and two active listings had passed 340 days on October 29.
Nine of 13 closed under final list price in the 60 months to October 7, by $5,000 to $79,000, and the median of those nine gaps is $25,000. The median ratio on listed sales is 96.9 percent. The October 9, 2026 sale closed $40,000, or 5.6 percent, under its list price.
The 1,175 square foot plan, which holds the three highest closings in 60 months: $900,000 twice in the MLS and $1,112,500. One combined residence of 4,374 square feet has no MLS closing.
Not in this record. A third-floor condo closed above an eleventh-floor one in May 2022, and a fifth-floor one closed $200,000 above an eighth-floor one in 2025. View and condition matter more.
The record does not say. Both were 1,042 square feet and closed September 17, 2025, at $850,000 after 119 days and $650,000 after 256. Condition, view and furnishings are not recorded.
Sales come in bursts here. Six closed from November 2021 to May 2022, none for nearly 33 months, six in 2025 and two in 2026 to October 29. We do not know the cause.
No. It is one third-floor sale of the 1,042 square foot plan, and a first-floor condo of the same plan closed at $675,000 on October 9, 2026. An appraiser will weigh both with the 2025 closings.
Not by much. The May 2022 buyer at $774,500 resold at $585,000 in May 2026, and the January 2022 buyer at $672,000 resold at $675,000 on October 9, 2026, $3,000 higher before costs.
No. Just value is an assessment for tax purposes. The median is $553,778 against a $755,000 median sale, and the May 2026 sale closed 17 percent above its own just value.
An estimate built on county-qualified sales sees nothing between December 2021 and February 2025, and no automated model sees your floor, view or condition. Thirteen sales are too few to average.
Listing entries show an application fee on 9 closings to October 29, 2026, which suggests buyers are screened. The declaration at Official Records Book 1544, Page 1521 sets the rule, so ask the association before you set a closing date.
Florida Statute 718.116 caps the fee and the state adjusts the cap, so we print no figure. The association’s current charge appears on the request, and the certificate lasts 30 or 35 days.
Florida Statute 689.302 requires a written flood disclosure at or before the contract, covering flood damage, flood insurance claims and federal flood assistance you know of.
Yes. The estoppel certificate lists both, unpaid amounts are settled at closing, and the contract decides who pays an assessment that is levied or pending. Tell us early.
With the budget. Listing entries read $7,200 in 2021 and $10,400 since April 2025, so give the buyer the current budget, the reserve schedule and what the fee covers.
The seller customarily pays it in Lee County: $0.70 per $100 of price, which is $4,095 on a $585,000 sale and $5,285 on $755,000. The contract controls.
In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, and the buyer pays any lender’s policy. It is custom, not law.
On our two net sheets, about $542,000 to $557,000 at $585,000 and about $701,000 to $720,000 at $755,000, before any mortgage payoff, the estoppel fee and association prorations.
An appraiser will find few recent sales: two in the 12 months to October 29, 2026 and eight in 24. We give the appraiser the closings by plan and the condo’s documented improvements.
Repair what an inspector will find and price the rest. Kitchens, baths and windows separate the high and low sales here, but check the Town’s permit rules and the association’s before starting work.
Use a figure you can document. The county measures the plans at 1,042, 1,078 and 1,175 square feet, and two 2021 listings entered larger figures for the 1,042 plan.
Compare your price with the closings since 2025, not the asking prices around you. Two listings here had run 347 and 392 days on October 29, 2026, and the condo that sold in 48 days was priced beneath them.
Known facts that materially affect value and are not readily observable, under Johnson v. Davis, plus the flood disclosure. Keep your repair permits, invoices and any insurance claim records.
A buyer is entitled to the summary where one applies, and its delivery sets a 15-day cancellation window. By the county’s 1981 year built, the statutory deadline was December 31, 2024.
The seller delivers the latest structural integrity reserve study or a statement that none exists. Lenders and buyers read it for future assessments, and the statutory date for existing associations was December 31, 2025.
Yes. A resale buyer may cancel within 7 days of signing and receiving the documents, or 15 where a milestone summary or reserve study applies, not counting weekends and legal holidays.
Only if the declaration and current rules say so and the Town’s code allows it. Neither answer is published, so we advertise what the documents state and attach them.
No. The Town’s rental page says its short-term rental registration numbers are not transferable, so a buyer who plans to rent registers again within 90 days of starting.
Yes. Buyers price the unit owner’s policy, flood cover in Zone VE and the master policy inside the fee. A wind mitigation report and the elevation certificate help them get quotes quickly.
We cannot forecast prices. Waiting costs about $17,771 a year in fee and tax at current entries, and three listings already compete. Ask us for a price at 48 days and at 111.
Commission is negotiable and set in the listing agreement. Our net sheets use 2.75 percent for the listing side as an example, with buyer-agent compensation shown separately as your choice.
Choose the agent who can show you every closing of your plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and this page is how we prepare.
A Fort Myers Beach specialist knows which of the three Riviera Club plans a condo is, which recorded closings are true comparables, what the estoppel, inspection and reserve documents 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 through the inspection.
Small facts cost sellers contracts here: a price taken from a five-year median when one or two sales closed in the last year, a fee quoted from a 2021 listing, a living area 80 square feet above the county’s, a rental claim made without the declaration, and documents handed over after the contract. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
If you plan to sell a Riviera Club condo in Fort Myers Beach, call the team that prices from the closings of your plan and assembles the fee, inspection, flood and rental file before a buyer asks. Jesse has held a Florida license since 2004 and Marc since 2003.
If you are thinking, “I need someone to sell my condo in Riviera Club 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 Riviera Club, Gullwing Beach Resort, Carlos Pointe or Smugglers Cove.
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.
Riviera Club sold record, last 60 months: 13 Southwest Florida MLS closings at a $755,000 median, from $585,000 to $1,112,500, a median 48 days on the market and a median 97.3 percent of the final list price, with 3 condos active and 1 pending on October 7, 2026; the pending condo closed on October 9 at $675,000. Two or three condos close here in a typical year, so the next owner who sells sets the comparable for everyone after. Make us your first call before you list.
Request your free Riviera Club condo valuation and we will send a value built from the closings of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, with every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Riviera Club condo? Get a free Riviera Club condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page about selling a Riviera Club condo traces to a primary source below: county, Town, state and federal records and the Florida statutes that set a seller’s duties, each accessed October 7, 2026.
These official documents are the ones a Riviera Club seller should have in hand before listing a condo in Fort Myers Beach. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a Riviera Club seller needs it |
|---|---|---|---|
| Town of Fort Myers Beach 2026 short-term rental condominium list | Town of Fort Myers Beach | 2026 | The file we searched; it holds no Riviera Club entry |
| Ordinance 18-01, short-term rentals regulation | Town of Fort Myers Beach | 2018 | The Town’s rental registration ordinance |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | 2025 | The millage rate for every taxing district, including the Town at 13.4329 for 2025 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Federal report | The federal storm report, with surge figures for Fort Myers Beach |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
The association’s declaration, rules, budget and reserve study are not posted publicly; they come from the association, and the declaration is recorded at Official Records Book 1544, Page 1521.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Riviera Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.