Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a condo at Royal Pelican, the bay-side condominium at 4511 to 4591 Bay Beach Lane in Fort Myers Beach, this is our seller’s guide to your building numbers, written from the recorded sales and not from a template. Royal Pelican is one of the condominiums inside the Bay Beach area of Fort Myers Beach.
The Lee County Property Appraiser places all 145 Royal Pelican residential parcels in the Town of Fort Myers Beach taxing district, which is the Town on Estero Island that incorporated on December 31, 1995. The Town, and not unincorporated Lee County, is your local government for permits, flood rules and short-term rental registration. This is Royal Pelican, Fort Myers Beach, Florida, ZIP 33931, recorded by the state as Royal Pelican Townhouse, a chapter 718 condominium and not a row of townhomes.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 19 Royal Pelican closings at a median of $429,900, from $260,000 to $635,000, with a median of 42 days on market and a median of 97.0 percent of the final list price. Only 6 of the 19 closed in the last 12 months, all between $260,000 and $355,000, so this page prints every closing, the net proceeds at two real prices and the papers Florida law makes you deliver.
To sell a Royal Pelican condo in Fort Myers Beach in 2026, price it from the six closings of the last 12 months and the listings you compete with, seven on October 29, 2026, not from the five-year median, and put the budget, the reserve study, the estoppel certificate and the flood disclosure in the buyer’s hands before the first offer arrives.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Royal Pelican is close to one product. Every one of the 19 closings in 60 months was a two-bedroom condominium of 1,156 to 1,274 square feet of living area, so the differences between sales come from building number, floor, view, condition and timing, not from size. That makes the closing list unusually readable for an owner, and it also means a buyer can line your condo up against the last six sales in a few minutes.
These are the ten facts about selling a Royal Pelican condominium that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the state’s records and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Royal Pelican Condo in Fort Myers Beach in 2026? · Why List Your Royal Pelican Condo With McGreevy and Comisar? · What Is the Royal Pelican, Fort Myers Beach Market Doing for Sellers Right Now? · What Did Royal Pelican Condos in Fort Myers Beach Sell For? · How Long Do Royal Pelican Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Royal Pelican, Fort Myers Beach Owners Sold for More Than They Paid? · A Royal Pelican Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Royal Pelican Condo? · What Moves the Value of a Royal Pelican Condo on the Bay Side of Fort Myers Beach? · What Fees Will Your Royal Pelican, Fort Myers Beach Buyer Pay Each Year? · Who Insures a Royal Pelican Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Royal Pelican Condominium Seller in Fort Myers Beach Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Royal Pelican, Fort Myers Beach? · Which Rules Affect a Royal Pelican, Fort Myers Beach Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Royal Pelican Condo in Fort Myers Beach? · How Do We Negotiate a Royal Pelican, Fort Myers Beach Contract? · Royal Pelican vs Captains Bay: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Royal Pelican Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Royal Pelican Condo? · Should I List, Sell for Cash or Sell by Owner at Royal Pelican, Fort Myers Beach? · How Do You Get a Free Royal Pelican Condo Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Royal Pelican Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Royal Pelican 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 with an office in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Royal Pelican owners hire us because we price from the closings on Bay Beach Lane, assemble the document package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Royal Pelican condo, or thinking, “I need a listing agent who has read the Bay Beach Lane record,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in its Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs and the #5 real estate team in Florida by sides.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar. Jesse has held a Florida license since November 4, 2004 and Marc since September 25, 2003.
We tracked every one of the 19 Royal Pelican closings in the Southwest Florida MLS from the 60 months to October 7, 2026, with the final list price, the days on market and the fee each listing agent entered. We tracked every one of the 120 qualified Royal Pelican sales in the Lee County file, back to 2006, and matched them unit by unit to find the 31 repeat sales. We read the roll for all 145 parcels, the Florida Division of Corporations filings for five Royal Pelican entities and the state’s condominium record, and we queried the FEMA flood layer at Bay Beach Lane addresses. It is why our first questions to an owner are which building number, which floor and what condition.
We will not price your condo off the $635,000 closing of June 2022 or off the $429,900 five-year median when the six most recent sales closed at $355,000 or less. We will not quote a fee the association has not published, or tell a buyer a boat slip comes with your unit when only the boating association’s documents can say so. Those refusals are part of how we have held the Top 1% Real Estate Agents Nationally Since 2008 ranking: we read the record first, then advise.
Ask for a free Royal Pelican condo valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your building number and floor plan, with a net sheet at that price. Thinking of buying the next place first? Call Marc at (239) 287-5873, or see how we help buyers on the Gulf coast. Only 19 Royal Pelican condominiums closed through the MLS in five years, so the next owner who decides to sell should make us the first call.
The Royal Pelican condominium market in Fort Myers Beach is small and slower than its five-year record: 19 Southwest Florida MLS closings in 60 months at a $429,900 median, only 6 of them in the last 12 months between $260,000 and $355,000, against 4 active listings and no pending sale on October 7, 2026. By October 29 the count had risen to 7 active, still with none pending.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show one MLS series and one county series and never average them. The Southwest Florida MLS leads because it carries days on market and the sale-to-list ratio; the Lee County Property Appraiser series is a separate record of qualified arm’s-length transfers.
We pulled every Royal Pelican closing in the Southwest Florida MLS for the 60 months to October 7, 2026, including closings entered as Sold Data Entry, and none of the 19 was a Sold Data Entry. Our floor for a median is 10 closings. The 12, 24 and 36 month windows hold 6, 7 and 9, so the 60-month window is the first to clear it.
| Window to October 7, 2026 | Closings | Lowest | Highest | Total sold volume | Median sold price |
|---|---|---|---|---|---|
| 12 months | 6 | $260,000 | $355,000 | $1,887,900 | Not shown, fewer than 10 closings |
| 24 months | 7 | $260,000 | $415,000 | $2,302,900 | Not shown, fewer than 10 closings |
| 36 months | 9 | $260,000 | $480,000 | $3,232,900 | Not shown, fewer than 10 closings |
| 60 months | 19 | $260,000 | $635,000 | $8,038,400 | $429,900 |
The 60-month window carries the other medians too: $354 per square foot, 42 days on market and 97.0 percent of the final list price, each on all 19 closings. For the short windows we list the sales in the next section and write any middle value only as the median of those closings.
Because they describe different sales. Counted back from October 7 in 12-month blocks, the 19 closings fall 6, 1, 2, 2 and 8, with the 8 in the oldest block, October 2021 to October 2022. Those eight sold from $405,700 to $635,000. The six newest sold from $260,000 to $355,000. We make no claim about the direction of the market from groups this small, and the homes differ by floor, view and condition. What a seller can take from it is narrower and firmer: a buyer in October 2026 will be shown the six recent closings first.
The Lee County Property Appraiser’s file is a different series. For the 60 months to its October 4, 2026 roll file the county shows 16 qualified Royal Pelican sales with a median of $465,000 and a range from $250,000 to $590,000. The county’s 12, 24 and 36 month windows hold 2, 4 and 6 sales, so we print only their ranges: $343,000 to $355,000, $343,000 to $590,000 and $343,000 to $590,000.
The two lists overlap on 13 sales. Six MLS closings have no county match: the four of August and September 2026, which came after the roll file we read, and the $635,000 sale of June 2022 and the $480,000 sale of February 2022. The county holds three sales the MLS does not: $590,000 in May 2025 at 4551 Bay Beach Lane, $548,900 in September 2023 at 4571 and $250,000 in August 2022 at 4541. The county median is higher because its list leaves out the four low closings of late 2026 and includes those two higher sales. The roll’s median just value for the 145 parcels is $332,591, which is a tax figure and not a sale price.
The MLS showed 4 Royal Pelican listings on October 7, 2026, all active and none pending, shown in the table. A re-check of the MLS on October 29, 2026 found 7 active and still none pending: the four in the table and three listed since, at $365,000 at 4571 Bay Beach Lane (1,156 square feet, about $316 per square foot, 4 days on the market), $350,000 at 4511 (1,214 square feet, about $288, 7 days) and $325,000 at 4531 (1,214 square feet, about $268, 13 days). No closing had been recorded since September 30, 2026, so 7 actives against the same 6 closings is about 14.0 months of supply. These are asking prices, not sales.
| Building number | List price | Living area (sq ft) | List price per sq ft | Days listed |
|---|---|---|---|---|
| 4591 Bay Beach Lane | $399,900 | 1,156 | $346 | 123 |
| 4521 Bay Beach Lane | $399,000 | 1,214 | $329 | 6 |
| 4541 Bay Beach Lane | $319,000 | 1,274 | $250 | 93 |
| 4591 Bay Beach Lane | $305,000 | 1,226 | $249 | 286 |
Two of the four are asking more per square foot than any of the six closings of the last 12 months, which ran from $225 to $307, and two are asking inside that range. A new listing enters between those two groups, and the buyer’s agent will hold the list above against the closing table below.
About 14.0 months on the 12-month pace as of October 29, 2026: 7 active listings divided by 6 closings a year, or 0.5 a month. On October 7 it was about 8.0 months, from 4 active listings. On the 60-month pace of 19 closings it is about 12.6 months. Both bases are thin and one closing moves them a great deal. For scale, the Southwest Florida MLS shows about 11.5 months of supply across ZIP 33931, from 380 active listings against 397 closings in 12 months. Either way a Royal Pelican seller is pricing into a market where buyers have choices.
The yardsticks a seller decides with are days on market, the share of list price kept and the stock competing for the same buyer. Each row keeps its own window, the first of 12, 24, 36 or 60 months to hold ten closings, so compare within a row before comparing across rows.
| Building | MLS window and closings | Median days on market | Median sale to final list | Active and pending, October 7, 2026 | Closings, last 12 months | Months of supply, 12-month pace |
|---|---|---|---|---|---|---|
| Royal Pelican | 60 months, 19 | 42 | 97.0% | 4 | 6 | 8.0 |
| Captains Bay | 36 months, 11 | 88 | 93.8% | 3 | 4 | 9.0 |
| Hibiscus Pointe | 12 months, 12 | 75 | 94.4% | 4 | 12 | 4.0 |
| The Palms of Bay Beach | 12 months, 10 | 149.5 | 94.1% | 3 | 10 | 3.6 |
| Casa Marina | 36 months, 14 | 38.5 | 95.6% | 2 | 2 | 12.0 |
| Harbour Pointe | 60 months, 15 | 26 | 97.0% | 5 | 2 | 30.0 |
Royal Pelican’s 97.0 percent and 42 days are five-year medians, and they flatter the present: the median of its 6 closings in the last 12 months is 109.5 days and 91.9 percent, which sits beside the 12-month rows for Hibiscus Pointe and The Palms of Bay Beach, not above them. Across ZIP 33931 the 12-month medians were 92 days and 93.8 percent on 397 closings.
These rows are copied from our Fort Myers Beach sibling table, each with its own window. The county column is the Lee County Property Appraiser’s qualified-sale series and is a different count from the MLS.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Hibiscus Pointe | condo | 182 | 1992 to 1995 | 12 | 34 | 12 mo: n 12, median $375,000, range $270,000 to $440,000 | 320.0 | 4 | 12 mo: n 11, median $380,000 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Captains Bay | condo | 96 | 1994 to 1997 | 4 | 13 | 36 mo: n 11, median $475,000, range $315,000 to $615,000 | 383.0 | 3 | 36 mo: n 15, median $475,000 |
The Bay Beach row is the sum of its buildings and is not comparable to one building. The lowest sale in that row’s 12-month range, $260,000, is the Royal Pelican closing of September 30, 2026.
Royal Pelican condos in Fort Myers Beach sold for $260,000 to $635,000 across 19 Southwest Florida MLS closings from October 8, 2021 to September 30, 2026, with a median of $429,900 and $354 per square foot. Because no shorter window holds ten closings, every one of the 19 is listed below by building number.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Condominiums are identified by building number only, never by unit. Prices are as recorded and are not adjusted for time, floor or condition.
| Closing date | Building number | Sold price | Final list price | Sold as share of list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 30, 2026 | 4521 Bay Beach Lane | $260,000 | $350,000 | 74.3% | 1,156 | $225 | 309 |
| September 3, 2026 | 4531 Bay Beach Lane | $280,000 | $299,900 | 93.4% | 1,225 | $229 | 43 |
| August 18, 2026 | 4511 Bay Beach Lane | $349,900 | $349,900 | 100.0% | 1,226 | $285 | 69 |
| August 13, 2026 | 4581 Bay Beach Lane | $300,000 | $304,900 | 98.4% | 1,156 | $260 | 178 |
| June 10, 2026 | 4571 Bay Beach Lane | $355,000 | $399,900 | 88.8% | 1,156 | $307 | 138 |
| April 30, 2026 | 4571 Bay Beach Lane | $343,000 | $379,000 | 90.5% | 1,226 | $280 | 81 |
| September 19, 2025 | 4521 Bay Beach Lane | $415,000 | $425,000 | 97.6% | 1,214 | $342 | 6 |
| June 5, 2024 | 4511 Bay Beach Lane | $480,000 | $515,000 | 93.2% | 1,226 | $392 | 17 |
| January 10, 2024 | 4541 Bay Beach Lane | $450,000 | $499,000 | 90.2% | 1,214 | $371 | 19 |
| August 16, 2023 | 4511 Bay Beach Lane | $530,000 | $564,900 | 93.8% | 1,274 | $416 | 42 |
| May 31, 2023 | 4541 Bay Beach Lane | $335,000 | $335,000 | 100.0% | 1,214 | $276 | 0 |
| August 11, 2022 | 4591 Bay Beach Lane | $480,000 | $499,900 | 96.0% | 1,156 | $415 | 71 |
| June 6, 2022 | 4561 Bay Beach Lane | $635,000 | $645,000 | 98.4% | 1,156 | $549 | 15 |
| February 9, 2022 | 4511 Bay Beach Lane | $480,000 | $495,000 | 97.0% | 1,274 | $377 | 93 |
| December 9, 2021 | 4551 Bay Beach Lane | $484,900 | $484,900 | 100.0% | 1,156 | $419 | 3 |
| December 6, 2021 | 4521 Bay Beach Lane | $540,000 | $549,900 | 98.2% | 1,274 | $424 | 46 |
| November 30, 2021 | 4531 Bay Beach Lane | $429,900 | $429,900 | 100.0% | 1,214 | $354 | 8 |
| November 1, 2021 | 4571 Bay Beach Lane | $485,000 | $484,900 | 100.0% | 1,226 | $396 | 4 |
| October 8, 2021 | 4521 Bay Beach Lane | $405,700 | $424,900 | 95.5% | 1,226 | $331 | 9 |
Grouped by calendar year, the record is too thin for a trend and is shown only as a list. A middle value appears only as the median of that year’s closings.
| Year | Closings | Sold prices | Median of these closings |
|---|---|---|---|
| 2021, from October 8 | 5 | $405,700 to $540,000 | $484,900, the median of these 5 closings |
| 2022 | 3 | $480,000, $480,000 and $635,000 | $480,000, the median of these 3 closings |
| 2023 | 2 | $335,000 and $530,000 | Two closings, no median |
| 2024 | 2 | $450,000 and $480,000 | Two closings, no median |
| 2025 | 1 | $415,000 | One closing |
| 2026, to October 7 | 6 | $260,000 to $355,000 | $321,500, the median of these 6 closings |
All 19 closings were two-bedroom condominiums. Twelve were entered with two baths and seven with two baths and a half bath. The MLS living areas fall into five sizes.
| Living area (sq ft) | Closings in 60 months | Sold from | Sold to | Price per sq ft |
|---|---|---|---|---|
| 1,156 | 6 | $260,000 | $635,000 | $225 to $549 |
| 1,214 | 4 | $335,000 | $450,000 | $276 to $371 |
| 1,225 | 1 | $280,000 | $280,000 | $229 |
| 1,226 | 5 | $343,000 | $485,000 | $280 to $396 |
| 1,274 | 3 | $480,000 | $540,000 | $377 to $424 |
The smallest plan appears at both the lowest and the highest price of the five years, so size alone does not rank a Royal Pelican condo. The three 1,274 square foot closings all date from December 2021 to August 2023, which is why that row shows no price below $480,000; one such plan is listed at $319,000 today.
By building number, 4511 and 4521 each had four closings, 4571 had three, 4531 and 4541 had two each, and 4551, 4561, 4581 and 4591 had one each. All nine numbers on Bay Beach Lane appear at least once. With one to four sales per number in five years, a comparable from your own building number may be several years old, and we say so when we use one.
Royal Pelican listings in Fort Myers Beach took a median of 42 days to sell and closed at a median of 97.0 percent of the final list price across all 19 Southwest Florida MLS closings in 60 months. The median of the 6 closings in the last 12 months is 109.5 days and 91.9 percent, a slower and thinner group.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Days on market and the sale-to-list ratio are measured on all 19 closings; none was a Sold Data Entry, so none is left out. The ratio uses the final list price, which means earlier price reductions are not in it. A condo that dropped twice and then sold at its last price shows 100 percent.
| Days on market | Closings | Share of final list price kept |
|---|---|---|
| 30 or fewer | 9 | 90.2% to 100.0%, median 98.4% |
| 31 to 89 | 6 | 90.5% to 100.0% |
| 90 or more | 4 | 74.3%, 88.8%, 97.0% and 98.4% |
Nine of the 19 sold within 30 days and every one of them kept 90 percent or more of its final list price. The four slowest took 93, 138, 178 and 309 days. Five of the 19 sold at or above the final list price, one of them by $100, and 14 sold below it.
In this record it often did, though not always. Two of the four slowest sales kept 97.0 and 98.4 percent of their final list price, but those final prices followed months on the market. The other two kept 88.8 percent after 138 days and 74.3 percent after 309 days, the two lowest ratios of the five years. Four sales cannot prove a rule. They do show that at Royal Pelican the long listings ended with the two largest gaps between ask and sale, $44,900 and $90,000.
The six closings from April 30 to September 30, 2026 took 43, 69, 81, 138, 178 and 309 days, so none sold within 30 days. Together they were last listed at $2,083,600 and sold for $1,887,900, which is 90.6 percent of the combined final list prices and a combined gap of $195,700. One of the six sold at its final list price, $349,900, after 69 days. Six closings are a description of what happened to six sellers, not a forecast for the seventh.
The fastest closings were 0, 3, 4, 6, 8 and 9 days, and five of those six date from October 2021 to May 2023. The sixth is the September 19, 2025 closing at 4521 Bay Beach Lane: $415,000 after 6 days, at 97.6 percent of a $425,000 list price. It is the most recent Royal Pelican sale to go under contract inside a week, and it is the pattern we aim to repeat: a price a buyer’s agent can defend from the closing table on the first day.
Most have. The Lee County file holds 31 repeat sales at Royal Pelican, Fort Myers Beach, each a unit’s qualified sale set against that unit’s previous qualified sale: 28 sold for more and 3 sold for less. Seven of the 31 closed in the last 60 months, and six of those seven were gains, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county file carries 120 qualified Royal Pelican sales dated from March 2006 to June 2026, across 89 different units. A repeat sale is a pair of those sales on the same unit. The file does not yet hold the four MLS closings of August and September 2026, so a pair that ended in those months is not counted here.
Under ten pairs we list them and print no blended figure beyond the median of the seven.
| Resale date (county record) | Building number | Previous sale | Previous price | Resale price | Change | Years held |
|---|---|---|---|---|---|---|
| April 30, 2026 | 4571 Bay Beach Lane | April 12, 2006 | $450,000 | $343,000 | $107,000 lower | 20.0 |
| September 17, 2025 | 4521 Bay Beach Lane | May 21, 2013 | $225,000 | $415,000 | $190,000 higher | 12.3 |
| May 28, 2025 | 4551 Bay Beach Lane | February 18, 2021 | $410,000 | $590,000 | $180,000 higher | 4.3 |
| January 9, 2024 | 4541 Bay Beach Lane | February 4, 2011 | $180,000 | $450,000 | $270,000 higher | 12.9 |
| December 9, 2021 | 4551 Bay Beach Lane | January 4, 2007 | $440,000 | $484,900 | $44,900 higher | 14.9 |
| December 6, 2021 | 4521 Bay Beach Lane | February 6, 2020 | $360,000 | $540,000 | $180,000 higher | 1.8 |
| November 29, 2021 | 4531 Bay Beach Lane | April 4, 2017 | $265,000 | $429,900 | $164,900 higher | 4.7 |
The median of these 7 pairs is a gain of $180,000. The one decline is the plainest lesson in the table: a condo bought in April 2006 for $450,000 sold in April 2026 for $343,000, twenty years later. When you bought matters as much as when you sell.
Across the 31 pairs in the county file, the changes run from $107,000 lower to $270,000 higher. The three declines were $10,000 on a November 2018 resale, $15,000 on a November 2014 resale and the $107,000 above. Of the 24 pairs that ended in 2018 or later, 22 were gains and 2 were declines, with a median change of $53,750 higher over a median hold of about 4.2 years.
The MLS holds one unit twice in the 60 months: a 1,274 square foot condo at 4511 Bay Beach Lane that closed on February 9, 2022 at $480,000 after 93 days and again on August 16, 2023 at $530,000 after 42 days, $50,000 higher in about 18 months. The county file carries the 2023 sale and not the 2022 one, which is one reason we keep the two series apart.
This example is a public-record Southwest Florida MLS closing at Royal Pelican in Fort Myers Beach, shown to illustrate how a condo sale here can run. A 1,156 square foot two-bedroom, two-bath condo at 4521 Bay Beach Lane sold on September 30, 2026 for $260,000, after 309 days on market, at 74.3 percent of 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)
We chose it because it is the most recent Royal Pelican closing, the lowest price and the longest listing of the five years, and because the same building number produced the quickest recent sale twelve months earlier.
The final list price was $350,000 and the sale closed at $260,000, a gap of $90,000. At 1,156 square feet that is $225 per square foot, the lowest of the 19 closings. The listing agent entered the association fee as $3,100 a quarter, $12,400 a year, with a $150 application fee. The MLS fields we pulled do not carry the floor, the view, the interior condition or the original list price, so we cannot say how much of the 309 days and the $90,000 came from the condo and how much from the price.
On September 19, 2025 a 1,214 square foot two-bedroom condo with two baths and a half bath at 4521 Bay Beach Lane closed at $415,000 after 6 days, at 97.6 percent of a $425,000 list price, or $342 per square foot. Two sales in one building number, 58 square feet apart in size, closed $155,000 apart in price and 303 days apart in time on market. One of them was priced where a buyer agreed within a week. On October 7, 2026 another 1,214 square foot condo at 4521 was listed at $399,000, 6 days into its listing. By October 29, 2026 two more 1,214 square foot condos were listed, at $350,000 at 4511 and $325,000 at 4531 Bay Beach Lane.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation if offered, the deed stamp tax and the owner’s title policy, the last two customary for the seller in Lee County), this seller’s costs would be an estimated $18,220 with buyer-agent compensation and $11,720 without it, for a net before payoff of $241,780 or $248,280. We do not know what the actual seller paid, offered or owed; the numbers show the shape of the decision and not the seller’s statement.
If the $12,400 fee entry was right, 309 days of association fees alone come to about $10,498 ($12,400 times 309, divided by 365), before property tax, insurance, utilities and any loan. A seller choosing between a firm price and a hopeful one should put that carrying cost beside the $90,000 gap.
The first lesson is that the final list price is not the market. At $350,000 this condo was asking $303 per square foot when the other five closings of the same 12 months ran from $229 to $307. The second is that time did not rescue the price: it closed below every other sale of the five years. The third is that one sale cannot say why, and an honest valuation separates what the condo was from what it was asking. Our job on a condo like this is to decide with the owner, before the first showing, what a 1,156 square foot Royal Pelican plan supports today, and to say so plainly.
We price a Royal Pelican condo from the six closings of the last 12 months first, then from the nearest sales in your own building number and floor plan, read as a range and adjusted for what the record cannot see. We test the result against the active listings, seven on October 29, 2026, before we recommend a number.
Because every plan is a two-bedroom of 1,156 to 1,274 square feet, the recent closings are closer comparables here than in most Fort Myers Beach buildings. We begin with the six sales of 2026, $225 to $307 per square foot, and place your plan and building number among them.
The 13 closings from October 2021 to September 2025 ran from $276 to $549 per square foot. We use them to see how your building number and plan ranked against the others at the time, not to set today’s price. If your own building number last sold in 2022, we tell you that the comparable is four years old.
The MLS fields we pulled do not carry floor, view, interior condition, storm repairs or whether a slip is held with the unit. The same building number was entered as low-rise in one listing and mid-rise in another, so even the building design field needs checking. Those adjustments are made in person: we walk the condo, photograph it and decide what a buyer touring four other Royal Pelican listings will pay for what you have.
A buyer pays a monthly cost, not a price. We work out the payment a buyer faces at your price with the fee the association confirms, compare it with the same sum at the competing listings, and ask what the reserve study and any assessment do to it. The result is a recommended list price, the price at which we would expect an offer within 30 days, and the point at which we would call you to talk about a change.
Six things move the value of a Royal Pelican condo on the bay side of Fort Myers Beach: the building number and floor, the view toward the water, the interior condition after the storms, the annual fee, the rental clause an investor will read, and whether a documented dock right comes with the unit. Size moves it least.
Yes, and buyers arrive knowing it. Royal Pelican has no Gulf frontage; the county roll records its land as on a canal and the buildings face the bay side of Estero Island. The ZIP’s 12-month median of $510,000 includes Gulf-front towers. A Royal Pelican listing sells the quiet lane, the plan size and the entry price, and it should not be written or priced as a beach condo.
The record cannot measure it, and buyers ask anyway. The buildings rise to four stories on the roll, the flood map indicates base flood elevations of 11 and 12 feet at the tested addresses, and a surveyed Hurricane Ian high-water mark in the 4500 block of Bay Beach Lane was about 7.0 feet above ground. A buyer will ask which floor your living level is on and what happened below it. Have the answer, the permits and the photographs ready.
Only when it is documented. Dock rights are recorded apart from the 145 homes: the county lists 33 dock parcels under a 2007 instrument, the Royal Pelican Boating Association, Inc. is active and the Royal Pelican Docks at Bay Beach Association, Inc. is inactive on the state’s records. None of the 19 listing entries shows a dock fee. If a slip is held with your condo, we establish how it is held and how it transfers before a word about it goes into the listing.
No Royal Pelican budget is published, so the only public figures are what listing agents typed. Listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $6,100 to $12,400 (not verified; the association’s current budget and an estoppel certificate govern), and the seven most recent closings all show $12,400 a year.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closings | Count | Total annual recurring fees as entered |
|---|---|---|
| October 2021 to August 2022 | 8 | $6,100 to $6,718 |
| May 2023 to January 2024 | 3 | $7,100 |
| June 2024 | 1 | $10,000 |
| September 2025 to September 2026 | 7 | $12,400, entered as $3,100 a quarter |
The latest entry is about 1.8 to 2.0 times the entries of 2021 and 2022. The entries do not say why, and we do not guess. Your buyer will ask whether the rise reflects insurance, reserve funding, repairs or an assessment folded into the regular fee, and the budget and the board minutes are where the answer is.
It is $1,033 a month. On a $300,000 sale it is about 4.1 percent of the price each year, and on the $260,000 closing about 4.8 percent. A buyer’s lender counts it in the debt-to-income ratio, so the fee limits what a financed buyer can offer as directly as the interest rate does. We price with that payment in view.
Application fees were entered as $75 to $200 on 18 of the 19 closings and transfer fees as $75 to $200 on 6. The boating association is a separate corporation with its own documents, and its charges would not appear in the condominium fee. The estoppel certificate, described below, states what your unit owes and what a buyer pays at transfer.
The association’s master policy insures the Royal Pelican buildings and each owner’s unit policy insures the interior and contents. A buyer’s insurer will ask for the flood zone, the elevation and a wind mitigation form, and a lender will ask for the budget, the reserves, the master policy and the inspection reports.
The FEMA flood map indicates a Special Flood Hazard Area at every tested Royal Pelican address, so a lender will require flood coverage on a financed purchase. The Town of Fort Myers Beach holds a Community Rating System Class 5 with a 25 percent discount effective April 1, 2026. FEMA’s Risk Rating 2.0 prices each policy by distance to water, elevation and rebuild cost. We print no premiums; a licensed agent quotes the unit.
The Uniform Mitigation Verification Inspection Form is valid for up to five years, and a revised version took effect April 1, 2026. If your association or you hold a current form, put it in the listing package. Citizens Property Insurance Corporation requires flood coverage on many personal-lines policies under section 627.351, with an exemption for a condominium unit owner’s policy, though a lender or the master policy may still require it.
It asks the association about reserves, special assessments, insurance, delinquencies, litigation, rentals and the structural inspections. We do not name a lender or predict an answer. What we do is request the questionnaire answers when we order the estoppel, so a financed buyer’s file does not stall three weeks into the contract.
A Royal Pelican condominium seller in Fort Myers Beach must deliver the chapter 718 resale package under section 718.503, give the flood disclosure under section 689.302 and the property tax summary under section 689.261, and disclose known hidden defects that materially affect value. This is information, not legal advice; your closing agent or attorney governs.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261 as displayed in 2026; Lee County Official Records references from the county roll file October 4, 2026)
The seller supplies it. A unit owner who is not a developer gives the buyer the declaration of condominium, articles of incorporation, bylaws and rules, the most recent annual financial statement and annual budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document.
The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving those documents. Where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, a separate clause gives the buyer 15 days on the same count after receiving those items. The statute says a waiver of these rights has no effect. A package delivered late keeps the buyer’s exit open, which is why we assemble it before listing.
Lee County Official Records ties the Royal Pelican parcels to three recorded instruments: Book 1861, Page 4140 for 111 parcels, Book 1899, Page 1566 for 15 and Book 1932, Page 4102 for 14. The boating association’s instrument is Book 1863, Page 2733. Your package should carry the declaration that governs your unit with every recorded amendment, and we ask the association which one that is.
Since October 1, 2024 a seller of residential property must give the buyer a flood disclosure at or before the contract, stating among other things whether the seller has filed a flood insurance claim on the property or received federal flood assistance. After Ian, Helene and Milton, many Bay Beach Lane owners have something to state. Answer it from your records, not from memory.
Section 553.899 requires a milestone inspection of condominium buildings of three or more habitable stories at 30 years, and section 718.112 requires a structural integrity reserve study for buildings of three or more stories. Computed only from the county roll’s 1986 to 1991 years built and four-story maximum, the first milestone date fell before December 31, 2024 and the reserve study date was December 31, 2025. That is a calculation and not a status. Whether each was completed is for the association to state in your package.
Under section 718.116 the association must issue an estoppel certificate within 10 business days of a request, stating the assessments your unit owes, any special assessment and any transfer or approval terms. The fee is capped by statute and we print no dollar amount. In Lee County the seller customarily pays it. We order it at listing so its contents shape the price, not the renegotiation.
Not to the condominium. Section 720.401, the homeowners association disclosure summary, does not apply to associations regulated under chapter 718. Royal Pelican Association, Inc. (document N15745) is a condominium association. Whether the separate Royal Pelican Boating Association, Inc. (N15746) carries any disclosure of its own depends on its recorded documents, and that question goes to your closing agent or attorney.
Buyers at Royal Pelican, Fort Myers Beach ask four things: which flood zone the building is in, how high Hurricane Ian’s water came, what was repaired and permitted afterward, and whether the building could face the Town’s 50 percent rule. A seller who answers from documents keeps the price through inspection.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; National Hurricane Center and U.S. Geological Survey records; Southwest Florida MLS closings through October 7, 2026)
The FEMA flood map indicates the following at these addresses, on panel 12071C0567G, with elevations in feet on the NAVD88 datum. Send your buyer to the panel and to an elevation certificate for the building.
| Tested point | FEMA zone | Base flood elevation (feet) |
|---|---|---|
| 4511 Bay Beach Lane | VE | 12 |
| 4591 Bay Beach Lane | VE | 12 |
| 4531 Bay Beach Lane | AE | 11 |
| Royal Pelican center point | AE | 11 |
Lee County’s evacuation layer returns zone A at every point tested. A third-party map layer shows no Coastal Barrier Resources System unit at these addresses; confirm with the U.S. Fish and Wildlife Service mapper before relying on that. Whether any building lies seaward of the coastal construction control line is not confirmed.
The National Hurricane Center’s report puts Hurricane Ian’s surge at 10 to 15 feet above ground on Fort Myers Beach and Estero Island on September 28, 2022. The U.S. Geological Survey’s marks on the island ran from 10.5 to 13.8 feet NAVD88, and the nearest mark, in the 4500 block of Bay Beach Lane, was 11.9 feet NAVD88, about 7.0 feet above ground. For Helene and Milton in 2024 the National Weather Service estimated coastal Lee County water levels of 2 to 5 feet and 3 to 6 feet above mean higher high water. The roll shows no Royal Pelican parcel built after 1991, so these are the buildings that stood through all three.
The Town requires the lowest floor of a new, substantially damaged or substantially improved building to sit at least one foot above the base flood elevation. It applies the 50 percent rule per building: when repair or improvement cost reaches half of the building’s value before the work, the building must meet current flood rules, and the Town’s page states a five-year look-back. For a condominium that is an association question, and a buyer’s attorney may ask for the association’s repair totals.
Your flood claim history, the permits and final inspections for work inside your unit, contractor invoices, photographs before and after, any elevation certificate, the wind mitigation form and the association’s letters about building repairs. Unpermitted work found by a buyer’s inspector is the most common reason a Bay Beach Lane contract is renegotiated.
Three sets of rules affect a Royal Pelican, Fort Myers Beach sale: the association’s recorded declarations and current rules on approvals, rentals and pets, the Town of Fort Myers Beach short-term rental registration, and the boating association’s separate documents. None of the association’s rules is published online, so the resale package carries them.
We could not confirm it. Listing agents entered an application fee on 18 of the 19 closings, which points to an application step, and the declaration says whether the board approves buyers and how long it takes. We ask the association for the process and the timeline before you accept a closing date.
Rental and pet rules are not published; the recorded declarations (Lee County Official Records Book 1861, Page 4140, Book 1899, Page 1566 and Book 1932, Page 4102) and the current rules govern, and they belong in the resale package. Assistance animals are covered by fair housing law and are generally not treated as pets.
On Estero Island the Town requires a short-term rental registration, with the registration number in every advertisement and a responsible party who can act within one hour. The Town’s page states that registration numbers are non-transferable, so a buyer registers anew. Condominium associations may opt out of Town enforcement; Royal Pelican was not among the names we read on the Town’s 2026 opt-out list, which says nothing about whether the declaration allows rentals.
The Royal Pelican record cannot name a best month to sell on Fort Myers Beach: 19 closings in 60 months are too few to show a season. What it shows is that closings landed in ten of the twelve calendar months, with the most in June, August and September, weeks after their contracts were signed.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Quarter of closing | Closings in 60 months | Months with closings |
|---|---|---|
| January to March | 2 | January 1, February 1 |
| April to June | 5 | April 1, May 1, June 3 |
| July to September | 7 | August 4, September 3 |
| October to December | 5 | October 1, November 2, December 2 |
No closing fell in March or July. A closing date trails the contract by the length of the escrow, so the June closings reflect spring buyers and the August and September closings reflect summer contracts.
It cannot be concluded that summer is the selling season: four of the seven third-quarter closings are the slow, low sales of August and September 2026, which says more about that year’s prices than about the calendar. It can be concluded that Royal Pelican buyers appear all year, and that a listing which reaches the market ready, with documents in hand, before the winter residents return gives the widest audience its first look.
We market a Royal Pelican condo in Fort Myers Beach to the buyer who is comparing the Bay Beach buildings on monthly cost: professional photography and floor plan, a listing that states the building number, plan size and fee plainly, the full document package on day one, and direct outreach to agents with buyers in this price band.
Data updated: October 2026 (NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
The declaration that governs your unit and its amendments, the rules, the current budget and financial statement, the reserve study and milestone summary or the association’s statement about them, the estoppel certificate, the flood disclosure, your storm file and the answers to the lender’s questionnaire. A buyer’s agent who receives that package with the first showing request can write a clean offer.
Since August 17, 2024 an offer of compensation to a buyer’s agent cannot appear in the MLS, and a buyer signs a written agreement with an agent before touring. You may still offer compensation or a concession away from the MLS, and whether you do is a pricing decision we make together with the net sheets below.
We negotiate a Royal Pelican, Fort Myers Beach contract from the closing table: every offer is answered with the sales that support your price, the cancellation periods are started early by delivering documents first, and inspection requests are met with permits and invoices. Jesse and Marc handle the negotiation themselves.
A low offer here usually cites the $260,000 and $280,000 closings of September 2026. We answer with the plan, floor and condition of your condo against those two and against the $349,900 and $355,000 sales of the same summer. With so few closings an appraiser has the same thin list, so we send the appraiser our comparables and adjustments before the visit. On terms, a cash buyer with a short inspection period can be worth more than a higher financed offer that depends on the questionnaire.
Royal Pelican and Captains Bay are the two Bay Beach condominiums a Fort Myers Beach buyer in this price band most often sets side by side. Royal Pelican is older and larger, with roomier plans at a lower price per square foot; Captains Bay is newer, on a lake, in three associations. Each keeps its own window below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Factor | Royal Pelican | Captains Bay |
|---|---|---|
| Streets | Bay Beach Lane, 4511 to 4591 | Island Pines Way and Estero Boulevard |
| Residential parcels on the roll | 145 | 96 |
| Year built | 1986 to 1991 | 1994 to 1997 |
| Tallest building on the roll | 4 stories | 5 stories |
| Roll median heated area | 1,214 square feet | 1,073 square feet |
| Water on the roll | Land on a canal | Land on a lake (76 parcels) |
| Associations | One condominium association and a boating association | Three condominium associations |
| MLS publish window | 60 months: 19 closings, median $429,900 | 36 months: 11 closings, median $475,000 |
| MLS median price per square foot, same window | $354 | $383 |
| Median days on market, same window | 42 | 88 |
| Median sale to final list, same window | 97.0% | 93.8% |
| MLS closings, last 12 months | 6 | 4 |
| Active listings, October 7, 2026 | 4, from $305,000 to $399,900 | 3, from $405,000 to $469,000 |
| Listing-entered annual recurring fees | $6,100 to $12,400 on 19 closings | $6,096 to $10,644 on 13 closings |
| FEMA flood map at tested addresses | VE at 12 feet and AE at 11 feet | AE at 11 feet |
A buyer who wants the larger two-bedroom plan, one condominium association and the lower asking prices chooses Royal Pelican, and your listing should say so with the square footage first. A buyer who wants a mid-1990s building on a lake and accepts a smaller plan chooses Captains Bay. Against a Captains Bay listing, your strengths are about 140 more square feet at the roll medians and an asking range that starts $100,000 lower; your weak points are the older building and the higher fee in the latest entries. Our page on selling a Captains Bay condo carries that building’s record, and Casa Marina and Harbour Pointe are the next two a buyer is likely to tour.
Selling a Royal Pelican condo in Fort Myers Beach costs roughly 4.4 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $300,000 sale that is about $13,300 to $20,800, and on a $355,000 sale about $15,473 to $24,348, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. The two prices are real closings in the Southwest Florida MLS: $300,000 is the August 13, 2026 sale at 4581 Bay Beach Lane and $355,000 is the June 10, 2026 sale at 4571 Bay Beach Lane. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration: multiply your latest annual bill by the days you owned in the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $300,000 | Southwest Florida MLS closing, August 13, 2026 |
| Listing commission, 2.75% | -$8,250 | 2.75% of $300,000 |
| Buyer-agent compensation, 2.5%, if offered | -$7,500 | 2.5% of $300,000 |
| Deed documentary stamp tax | -$2,100 | 3,000 units of $100 at $0.70 |
| Owner’s title policy | -$1,575 | $575 plus ($300,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$20,800 | 6.93% of price |
| Estimated net before payoff, with buyer-agent compensation | $279,200 | $300,000 minus $20,800 |
| Estimated total costs, without buyer-agent compensation | -$13,300 | 4.43% of price |
| Estimated net before payoff, without buyer-agent compensation | $286,700 | $300,000 minus $13,300 |
The same assumptions apply, at the highest Royal Pelican price of the last 12 months.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $355,000 | Southwest Florida MLS closing, June 10, 2026 |
| Listing commission, 2.75% | -$9,763 | 2.75% of $355,000 is $9,762.50 |
| Buyer-agent compensation, 2.5%, if offered | -$8,875 | 2.5% of $355,000 |
| Deed documentary stamp tax | -$2,485 | 3,550 units of $100 at $0.70 |
| Owner’s title policy | -$1,850 | $575 plus ($355,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$24,348 | 6.86% of price |
| Estimated net before payoff, with buyer-agent compensation | $330,652 | $355,000 minus $24,348 |
| Estimated total costs, without buyer-agent compensation | -$15,473 | 4.36% of price |
| Estimated net before payoff, without buyer-agent compensation | $339,527 | $355,000 minus $15,473 |
Your mortgage payoff, the property tax proration, the proration of the quarterly assessment, the estoppel certificate fee (set by statute; we print no dollar amount), any special assessment balance the estoppel shows, any boating association charge, repairs or concessions, and any transfer fee the declaration charges. We run your own net sheet at no cost when you ask.
Possibly not. Under Section 121, as the Internal Revenue Service explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
Many Royal Pelican condominiums are second homes or rentals, and the exclusion is for a main home, so ask your tax adviser which rules apply to you; a rented unit can also carry depreciation to account for. The record gives the scale: the largest change among the 31 repeat sales was $270,000 and the median of the seven most recent pairs was $180,000, before selling costs. A foreign seller should ask the closing agent about withholding under the Foreign Investment in Real Property Tax Act.
List if your Royal Pelican, Fort Myers Beach condo is in marketable condition and can be priced against the 2026 closings; take an investor cash offer only when it needs work an insurer or lender would refuse or you must close in days; sell by owner only with a known buyer and a firm grasp of chapter 718 duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
Royal Pelican changes the comparison in three ways: seven competing listings on October 29, 2026, a document package with 7-day and 15-day cancellation rights, and a fee history a buyer will question. A cash buyer still wants all three answered. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the recent closings sits for months | A condo in marketable condition |
| Investor cash offer | Below a well-priced listing; get it in writing | Fewer repairs and fees, but a lower price | The discount can exceed the commission saved | A unit needing work, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures | Missed section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Royal Pelican condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the 2026 closings and the sales in your own building number, adjusted for floor, view, condition, fee and documents, with a net sheet at that price and no obligation to list.
Get your free Royal Pelican condo valuation and we will send a value built from Royal Pelican closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying in Fort Myers Beach.
This list gathers every place where this page says a fact is not available. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None is offered as a Royal Pelican review. The words are the reviewers’ own.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions Royal Pelican owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the six 2026 closings and your own building number, assemble the chapter 718 resale package and the estoppel certificate before listing, and answer the fee, flood and storm questions in the listing itself.
Choose an agent who can show you all 19 closings, the active listings and the fee history. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Six closed from April 30 to September 30, 2026, at $260,000, $280,000, $300,000, $343,000, $349,900 and $355,000, for $1,887,900 in total. The median of these 6 closings is $321,500.
The 60-month median is 42 days on 19 closings. Nine sold within 30 days and four took 90 days or more. The six closings of the last 12 months took 43 to 309 days.
A median of 97.0 percent of the final list price over 60 months; five of 19 sold at or above it. The six 2026 closings together sold for 90.6 percent of their combined final list prices.
Four were active on October 7, 2026, listed at $305,000, $319,000, $399,000 and $399,900, with none pending. On October 29 there were seven, from $305,000 to $399,900, adding $325,000, $350,000 and $365,000, still with none pending. Two had been listed for 123 and 286 days.
Supply is about 8.0 months on the 12-month pace, 4 listings against 6 closings a year, on a thin base. Buyers have choices, so the price and the documents decide which listing sells.
No. That median mixes sales from 2021 to 2026. The six most recent closings sold between $260,000 and $355,000, and a buyer’s agent will open with those.
The 19 closings fall 2 in January to March, 5 in April to June, 7 in July to September and 5 in October to December, too few to show a season. Being ready matters more than the month.
Roughly 4.4 to 6.9 percent of the price in our estimates: about $13,300 to $20,800 on a $300,000 sale, depending on commission and buyer-agent compensation, before prorations and any payoff.
An estimated $330,652 with a 2.5 percent buyer-agent compensation and $339,527 without it, before mortgage payoff and prorations, using the assumptions in net sheet B.
$0.70 per $100 of price under section 201.02: $2,100 on $300,000 and $2,485 on $355,000. In Lee County the seller customarily pays it, and the contract controls.
In Lee County the seller customarily pays the owner’s title policy. That is custom, not law, and the contract controls. On a $300,000 sale the premium in our estimate is $1,575.
No rule requires it. Since August 17, 2024 such an offer cannot appear in the MLS. You may offer compensation or a concession away from the MLS, and we model both outcomes for you.
The declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary if applicable, the reserve study or a statement that none is complete, and the question and answer sheet, under section 718.503.
Seven days, excluding weekends and legal holidays, after signing and receiving the documents, and 15 days on the same count after receiving the inspection and reserve study items where those apply.
Three recorded instruments cover 111, 15 and 14 parcels: Official Records Book 1861, Page 4140, Book 1899, Page 1566 and Book 1932, Page 4102. The association can tell you which governs your unit.
Yes. The association issues it within 10 business days under section 718.116, and it states what the unit owes. The fee is capped by statute, and we order it at listing.
Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the contract, including flood claims filed and federal flood assistance received. Answer it from your records.
Disclose known conditions that materially affect value and are not readily observable. Keep permits, invoices and photographs for storm repairs, because a buyer’s inspector and insurer will ask for them.
Whether it was done and what it found. By calculation from the 1986 to 1991 years built and four stories, the first date fell before December 31, 2024. We state no status; the association does.
No budget is published. Listing agents entered $12,400 a year, $3,100 a quarter, on the seven most recent closings, not verified. The association’s budget and the estoppel certificate govern.
The entries do not say, and we do not guess. Ask the association whether insurance, reserves, repairs or an assessment explains it, and have the budget ready for buyers.
Only if the documents say so. Dock rights are recorded apart from the units, in 33 dock parcels and a separate boating association. Establish how your slip is held before advertising it.
That depends on the recorded declarations and current rules, which are not published, plus the Town’s short-term rental registration. Put the rental clause in the listing package for investor buyers.
Pet rules are in the declarations and current rules and are not published. Give buyers the pet clause with the package. Assistance animals are covered by fair housing law.
The FEMA flood map indicates VE at 12 feet at two tested Bay Beach Lane addresses and AE at 11 feet at a third and at the center point. Buyers should check the panel and an elevation certificate.
Neither is required to sell, and both help. A current wind mitigation form and an elevation certificate let a buyer’s insurance agent quote quickly, which shortens the inspection period.
It can. Lenders read reserves, assessments, insurance and inspection reports for a building of up to four stories built from 1986 to 1991. A complete package shortens the lender’s questions.
Usually. Of 31 repeat sales in the county file, 28 sold for more and 3 for less. The largest decline was a condo bought in April 2006 at $450,000 and sold in April 2026 at $343,000.
Federal law lets a seller exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a qualifying main home. A second home or rental follows other rules, so ask a tax adviser.
Royal Pelican is older and larger, with a 1,214 square foot roll median against 1,073, and a 60-month median of $354 per square foot against $383 for Captains Bay over 36 months.
The nearest closed sales, adjustments for floor, view and condition, the competing listings, the fee and document questions a buyer will raise, a recommended price and a net sheet.
Call Marc at (239) 287-5873. He runs your purchase while Jesse runs the sale, and our page on buying a home in Fort Myers Beach shows how we read a building.
Call Jesse at (239) 898-6072. We will pull the closings in your building number and walk you through the documents a buyer will ask for.
A Fort Myers Beach condo specialist knows that a Royal Pelican price comes from six recent closings and not from a five-year median, that three recorded declarations cover the buildings, that the docks sit in separate parcels, and what the flood map means for a buyer. A listing that explains the unit well holds its price through inspection.
We have seen small facts cost sellers contracts: a 2022 sale used as a comparable in 2026, a document package handed over after the contract so the cancellation right stayed open, a slip advertised that the documents did not support, and a flood form answered from memory. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reaches the inspection period.
Our Fort Myers Beach community guide covers the island, including the area around Bay Beach Lane.
If you are thinking of selling a Royal Pelican condo, call the team that prices from the closings on Bay Beach Lane, orders the estoppel and assembles the flood, permit and fee file the day you list, and answers the buyer’s insurance and storm questions first.
If you are thinking, “I need someone to sell my condo in Royal Pelican, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero and Lee County, whether you own in Royal Pelican, Captains Bay, Hibiscus Pointe, Casa Marina, Harbour Pointe, The Palms of Bay Beach or Waterside at Bay Beach.
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.
Royal Pelican sold record, last 60 months: 19 closings in the Southwest Florida MLS at a $429,900 median, from $260,000 to $635,000, with a median of 42 days on market and 97.0 percent of the final list price, closings through October 7, 2026. Few Royal Pelican condominiums come up for sale, so make us your first call before you list.
Request your free Royal Pelican condo valuation and we will send a value built from the closings in your building number and 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.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Royal Pelican condo? Get a free Royal Pelican home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Fort Myers Beach.
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 the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, or was read by our research team the same day. We list statutes and primary records first.
These are the public primary documents a Royal Pelican seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 718.503, Florida Statutes | Florida Legislature | The seller’s document package and the buyer’s cancellation rights |
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| IRS Publication 523 | Internal Revenue Service | The home-sale exclusion and how gain is figured |
| 2025 taxing district millage book | Lee County Property Appraiser | Final millage by district, including the Town of Fort Myers Beach |
| Repair and improvement cost form | Town of Fort Myers Beach | The Town’s form for the 50 percent rule |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge and impacts on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Royal Pelican. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.