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 home on San Carlos Island, the working-waterfront island across Matanzas Pass from Estero Island with a Fort Myers Beach address, this is our seller’s page for it, written from the recorded sales. Our Fort Myers Beach pages cover the Town across Matanzas Pass.
The Lee County Property Appraiser places all 1,218 residential-class parcels on San Carlos Island in unincorporated Lee County, in the roll’s San Carlos Island taxing district. The Town of Fort Myers Beach governs Estero Island, across the pass, and not these parcels, so Lee County issues the permits and applies the zoning and flood rules to your home, ZIP 33931.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 11 San Carlos Island closings, from $150,000 to $2,380,000, with a median of $400,000, a median of 64 days on market and a median of 94.7 percent of the final list price. The island is not one market: Gulf-edge houses on San Carlos Drive, a cooperative of manufactured homes, three condominium lanes, a bay-front condominium and canal streets each sell to a different buyer.
To sell a San Carlos Island home in Fort Myers Beach in 2026, price it from the closings in your own pocket and form of ownership, not from the $400,000 island median, gather the association or cooperative papers and the flood file before the first showing, and expect buyers to ask about elevation, insurance and financing first.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county roll dates the island’s 805 improved residential parcels from 1940 to 2024, and the 86 closings the Southwest Florida MLS recorded over 60 months run from $58,140 on Helen Lane to $3,250,000 on San Carlos Drive. Listing agents entered 48 of the 86 as manufactured homes, 31 as single-family homes and seven as condominium units.
Two notes on scope. Our island series is the MLS’s named island subdivisions without the two gated communities, which have seller pages of their own: selling a condo in Boardwalk Caper and selling a home in Siesta Isles. And eight of the 86 closings are Tip Top Isles homes on the mainland, which the MLS groups with the island; we mark them.
These are the ten facts about selling a San Carlos Island home in Fort Myers Beach that matter most in October 2026, drawn from the Southwest Florida MLS closings we pulled, the Lee County Property Appraiser’s roll and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My San Carlos Island Home in 2026? · Why List Your San Carlos Island Home With McGreevy and Comisar? · What Is the San Carlos Island Market Doing for Sellers Right Now? · What Did San Carlos Island Homes Sell For? · How Long Do San Carlos Island Listings Take to Sell, and How Close to List Price? · Have San Carlos Island Owners Sold for More Than They Paid? · A San Carlos Island Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a San Carlos Island Home? · What Moves the Value of a San Carlos Island Home: Pocket, Ownership, Water and Elevation? · What Fees Will Your San Carlos Island Buyer Pay Each Year? · Who Insures a San Carlos Island Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a San Carlos Island Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits on San Carlos Island? · Which Rules Affect a San Carlos Island Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a San Carlos Island Home? · How Do We Negotiate a San Carlos Island Contract? · San Carlos Island vs Estero Island: Which Will Your Buyer Choose? · What Does It Cost to Sell a San Carlos Island Home? · Do I Pay Capital Gains Tax When I Sell My San Carlos Island Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free San Carlos Island Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, San Carlos Island Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your San Carlos Island Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. San Carlos Island owners hire us because we price from the closings in the owner’s own pocket, assemble the ownership and flood papers before a buyer asks, and negotiate every offer ourselves.
If you are thinking, “I need a listing agent who knows a cooperative share from a condominium lane from a deeded lot,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 86 San Carlos Island closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and sorted each by its pocket and by the form of ownership, so that a Port Carlos Cove sale is never read against a San Carlos Drive sale. We tracked every one of the 148 county-qualified sales on the island over the same 60 months, read all 1,218 parcels on the roll and the Florida Division of Corporations filings for each association, and queried the FEMA flood layer at four island addresses and the island’s center point.
We will not price a Nancy Lane home off a Prescott Street sale, quote a fee an association has not published, call a cooperative a condominium, or tell a buyer a dock is permitted when only the permit can say so. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free San Carlos Island home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closings in your own pocket and form of ownership, with a net sheet at that price. Buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach, or see how we help buyers on the Gulf coast. Some pockets here see one sale a year or none, so the owner who lists next should call us first.
The San Carlos Island market in Fort Myers Beach is thin, slow at the top and crowded in the middle: 11 Southwest Florida MLS closings in 12 months at a $400,000 median, a median of 64 days on market and 94.7 percent of final list price, against 14 active listings and none pending on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our San Carlos Island home valuation page carries the value history.
The windows count back from October 7, 2026. The first with 10 or more closings is 12 months, with 11, so it leads, one closing above our threshold.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 11 | $400,000 | $150,000 to $2,380,000 | $351 | 64 | 94.7% |
| 24 months | 19 | $425,000 | $150,000 to $2,380,000 | $375 | 64 | 94.3% |
| 36 months | 35 | $425,000 | $135,000 to $3,174,000 | $407 | 44 | 94.3% |
| 60 months | 86 | $372,500 | $58,140 to $3,250,000 | $334 | 29.5 | 94.3% |
The share of final list price has held near 94 percent in every window. Days on market have not: the 60-month median is 29.5 days and the 12-month median is 64, more than twice as long.
By calendar year the island series closed 27 homes in 2022, 23 in 2023, 14 in 2024, eight in 2025 and 10 so far in 2026, with four more in the last weeks of 2021. Median days on market in the years with 10 or more closings went from 13 in 2022 to 37 in 2023, 39 in 2024 and 43 so far in 2026.
Split by the building type the listing agent entered, the 60-month record shows two price levels that barely overlap.
| Type as entered in the MLS | Closings, 60 months | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| Manufactured home | 48 | $227,500 | $58,140 to $479,750 | $239 | 32.5 | 96.7% |
| Single-family home | 31 | $1,050,000 | $235,000 to $3,250,000 | $509 | 35 | 90.7% |
| Low-rise condominium (Sportsmans Cove) | 7 | listed, not summarized | $355,000 to $445,000 | under 10 | under 10 | under 10 |
Thirteen of the 31 single-family closings sold below 90 percent of their final list price, against nine of the 48 manufactured-home closings.
This table splits the 86 closings by pocket, with a median only where a pocket closed 10 or more homes.
| MLS closings, 60 months | Median sold price or range | Median days on market | Median sale-to-final-list | Closings, last 12 months | |
|---|---|---|---|---|---|
| San Carlos on the Gulf | 18 | $1,375,000 | 38 | 92.2% | 2 |
| Port Carlos Cove | 15 | $238,000 | 44 | 96.6% | 3 |
| Nancy Lane | 10 | $357,500 | 38 | 98.4% | 1 |
| Helen Lane | 9 | $58,140 to $150,000 | under 10 | under 10 | 1 |
| Emily Lane | 8 | $108,000 to $420,000 | under 10 | under 10 | 0 |
| Tip Top Isles (mainland) | 8 | $330,000 to $1,390,000 | under 10 | under 10 | 1 |
| Sportsmans Cove | 7 | $355,000 to $445,000 | under 10 | under 10 | 2 |
| Oak Street | 5 | $225,000 to $1,050,000 | under 10 | under 10 | 0 |
| Gulf Cove trailer cooperative | 4 | $100,000 to $182,000 | under 10 | under 10 | 0 |
| Hidden Harbor on the Bay | 2 | $725,000 and $1,165,000 | under 10 | under 10 | 1 |
| Island series | 86 | $372,500 | 29.5 | 94.3% | 11 |
Three pockets had no closing in the last 12 months: Emily Lane (last sale July 2025), Oak Street (September 2024) and the Gulf Cove trailer cooperative (2022). The three lane condominiums together closed 27 homes in 60 months but only two in the last 12, so an owner there is selling without a recent comparable.
On October 7, 2026 the Southwest Florida MLS showed 14 active San Carlos Island listings and none pending, from $249,000 to $7,895,000 with a median list price of $472,000. A re-check of the MLS on October 29, 2026 found 15 active San Carlos Island listings in the same series, asking $249,000 to $7,895,000 at a median of $550,000, two of them listed after October 7, and one pending, an Emily Lane condo at $429,000. No closing was recorded after October 7. Three, all on San Carlos Drive, are listed at $5,485,000, $6,250,000 and $7,895,000. The other 11 run from $249,000 to $949,000 with a median of $450,000, three of them on Emily Lane at $429,000 to $450,000 and two in Port Carlos Cove at $249,000 and $475,000.
The 14 listings have been for sale a median of 108 days, four of them more than 180. The median list price per square foot of the 11 listings under $5 million is $466, against $351 for the 11 closings, and a list price is an ask, not a sale.
With bands this small, the supply figures are indications and not measurements.
| Price band | Closings, 12 months | Active listings, October 7, 2026 | Months of supply at the 12-month pace |
|---|---|---|---|
| Under $300,000 | 3 | 1 | 4.0 |
| $300,000 to $499,999 | 5 | 7 | 16.8 |
| $500,000 to $999,999 | 0 | 3 | no closings to measure |
| $1,000,000 to $4,999,999 | 3 | 0 | none listed |
| $5,000,000 or more | 0 | 3 | no closings to measure |
| All | 11 | 14 | 15.3 |
The $300,000 to $499,999 band is the crowded one. Between $1,000,000 and $4,999,999, where three homes closed, nothing was listed. The three San Carlos Drive listings ask more than the 60-month high of $3,250,000.
The Lee County Property Appraiser’s roll file of October 4, 2026 records qualified arm’s-length sales of improved parcels. It is a county record, kept apart from the MLS, and it covers the whole island, gated communities included.
| County window | Qualified sales | Median price | Range |
|---|---|---|---|
| 12 months (leads) | 46 | $374,000 | $150,000 to $2,850,000 |
| 24 months | 68 | $399,250 | $150,000 to $2,850,000 |
| 36 months | 85 | $479,750 | $150,000 to $3,174,000 |
| 60 months | 148 | $416,500 | $70,000 to $3,800,000 |
Of the 46 qualified sales in the last 12 months, 20 are in Boardwalk Caper and 11 in Siesta Isles, which leaves 15 for every other pocket and explains why the county count is four times the MLS count. The roll’s median just value for the island’s 805 improved parcels is $238,356, a figure for tax purposes and not a sale price.
Every row uses the 12-month window of the same pull; supply is active and pending listings over the 12-month pace.
| Place | MLS closings, 12 months | Median days on market | Median sale-to-final-list | Active and pending, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| San Carlos Island series | 11 | 64 | 94.7% | 14 | 15.3 |
| Boardwalk Caper | 18 | 76.5 | 93.0% | 6 | 4.0 |
| Siesta Isles | 11 | 97 | 88.9% | 0 | none listed |
| Bayside Estates | 28 | 80 | 94.2% | 23 | 9.9 |
| Estero Island, from Bowditch Point to Big Carlos Pass | 309 | 97 | 93.8% | 342 | 13.3 |
The island series shows fewer days and a higher share of list than its neighbors, and more supply: 15.3 months against 4.0 next door in Boardwalk Caper and 9.9 in Bayside Estates. Eleven closings cannot carry a firm conclusion.
San Carlos Island homes in Fort Myers Beach sold from $150,000 to $2,380,000 in the 12 months to October 7, 2026, with a median of $400,000 across 11 Southwest Florida MLS closings. Eight of the 11 sold at or below $440,000 and three sold above $1,100,000, with nothing in between.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the 11 closings since October 7, 2025, newest first, by street address.
| Closed | Street address | Sold price | Living area, sq ft | Price per sq ft | Days on market | Sold as % of final list | |
|---|---|---|---|---|---|---|---|
| September 10, 2026 | 921 Prescott St | San Carlos on the Gulf | $1,650,000 | 3,558 | $464 | 76 | 94.3% |
| August 31, 2026 | 19 Helen Ln | Helen Lane | $150,000 | 924 | $162 | 4 | 96.8% |
| August 25, 2026 | 894 Buttonwood Dr | Sportsmans Cove | $400,000 | 1,139 | $351 | 207 | 89.9% |
| August 12, 2026 | 14 Nancy Ln | Nancy Lane | $324,500 | 1,200 | $270 | 347 | 95.7% |
| July 24, 2026 | 7 Galleon Way | Port Carlos Cove | $285,000 | 1,361 | $209 | 10 | 96.6% |
| June 24, 2026 | 4 Galleon Way | Port Carlos Cove | $440,000 | 1,176 | $374 | 164 | 98.9% |
| June 16, 2026 | 789 San Carlos Dr | San Carlos on the Gulf | $2,380,000 | 1,824 | $1,305 | 123 | 89.8% |
| April 28, 2026 | 894 Buttonwood Dr | Sportsmans Cove | $425,000 | 1,134 | $375 | 9 | 94.7% |
| April 2, 2026 | 17740 Broadway Ave | Tip Top Isles (mainland) | $330,000 | 1,741 | $190 | 8 | 94.3% |
| March 9, 2026 | 123 Cortez Way | Port Carlos Cove | $225,000 | 920 | $245 | 0 | 95.7% |
| October 10, 2025 | 830 San Carlos Dr | Hidden Harbor on the Bay | $1,165,000 | 2,662 | $438 | 64 | 78.8% |
The three sales above $1,100,000 took 64, 76 and 123 days and closed at 78.8, 94.3 and 89.8 percent of their final list prices. The eight at or below $440,000 had a median of 9.5 days on market and 95.7 percent of final list (the median of these 8 closings). The $1,305 per square foot on San Carlos Drive is a price for a lot and its position, and no other home should be priced from it.
San Carlos on the Gulf is the plat that holds San Carlos Drive, Prescott Street, North Street and South Street. Its 18 closings run from $375,000 to $3,250,000 with a median of $1,375,000. Eight closed at $1,650,000 or more, and six of those eight are on San Carlos Drive. One address, 789 San Carlos Drive, closed three times: $1,750,000 in July 2023, $2,250,000 in February 2024 and $2,380,000 in June 2026. A July 2025 sale at 946 San Carlos Drive closed at 63.2 percent of its final list price, the lowest ratio in the 60-month record.
Port Carlos Cove is the canal-side cooperative of mostly manufactured homes. Its 15 closings run from $110,000 to $440,000 with a median of $238,000. The four closings of 2023, the year after Hurricane Ian, ran from $110,000 to $211,140, and the three of 2026 were $225,000, $285,000 and $440,000, at 95.7 to 98.9 percent of final list. Price per square foot runs from $111 to $459, a spread too wide for size alone to explain.
Nancy Lane’s 10 closings run from $157,040 to $479,750 with a median of $357,500; nine of the 10 closed in 2022 and 2023, three of those above their final list price, and the lane then went from November 2023 to August 2026 without an MLS closing. Helen Lane closed nine homes from $58,140 to $150,000 and Emily Lane eight from $108,000 to $420,000.
Sportsmans Cove closed seven units from $355,000 to $445,000, Oak Street five homes from $225,000 to $1,050,000, the Gulf Cove trailer cooperative four in 2022 from $100,000 to $182,000, and Hidden Harbor on the Bay two, at $725,000 in December 2021 and $1,165,000 in October 2025. Tip Top Isles, on the mainland, closed eight from $330,000 to $1,390,000.
Old Pelican Bay, the canal-front streets at the island’s north end, is not in our MLS island series. The county file records four qualified sales on Old Pelican Bay Drive since July 2024: $1,350,000, $1,950,000, $1,150,000 and $1,362,000, the last in August 2026. With four sales we state no median; our Siesta Isles seller page covers the canal streets next door.
A San Carlos Island home in Fort Myers Beach took a median of 64 days on market and sold at a median of 94.7 percent of its final list price over the last 12 months, on 11 Southwest Florida MLS closings. The spread is wide: 0 to 347 days, and 78.8 to 98.9 percent of final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both ratios use the final list price; our pull does not carry the first asking price, so they understate the discount on a home that was reduced.
Eleven closings are too few to group, so this table groups all 86 closings of the 60 months.
| Days on market | Closings, 60 months | Median sale-to-final-list | Median gap between final list and sold price | Median price per sq ft |
|---|---|---|---|---|
| 0 to 30 days | 44 | 95.2% | $10,900 | $333 |
| 31 to 90 days | 22 | 94.1% | $19,430 | $293 |
| 91 to 180 days | 12 | 90.3% | $30,400 | $374 |
| More than 180 days (the median of these 8 closings) | 8 | 95.7% | $21,000 | $383 |
Half of the island’s sales in five years, 44 of 86, went under contract inside 30 days. In the last 12 months five of 11 did.
For the first three groups it does: the share of final list falls from 95.2 to 94.1 to 90.3 percent as the days rise. The eight slowest sales break the pattern at 95.7 percent, and one reason is in the definition: a final list price is the price after every reduction, so a home that sat for a year can still close near its last ask. The first price is the one that matters.
Of the 11 closings in the last 12 months, one sold at 97 percent or more of its final list price, four between 95 and 97 percent, three between 90 and 95 percent and three below 90 percent. None sold at or above it. The median gap between final list and sold price was $20,000; the largest was $313,777, on the $1,165,000 Hidden Harbor on the Bay sale.
Over 60 months, 13 of the 86 closings sold above their final list price and six exactly at it. All 13 closed between December 2021 and October 2023, and nine of them were manufactured homes on the lanes or in the cooperatives. In the 24 months to October 7, 2026 not one of the 19 closings sold at or above its final list price, and six sold below 90 percent.
Most have. The Lee County file records 12 sales in the last 12 months in the pockets this page covers that can be paired with the same parcel’s previous qualified sale: 11 sold for more and one for less. The median change was a gain of $218,500 over a median hold of about 10.8 years, 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)
A repeat pair sets a parcel’s qualified sale against the one before it in the county’s files. It compares two recorded prices, not profit.
| Street address | Previous qualified sale | Sale in the last 12 months | Change | |
|---|---|---|---|---|
| 894 Buttonwood Dr | Sportsmans Cove | May 2015, $314,000 | August 2026, $400,000 | gain of $86,000 |
| 14 Nancy Ln | Nancy Lane | July 2023, $318,150 | August 2026, $324,500 | gain of $6,350 |
| 18160 Old Pelican Bay Dr | Old Pelican Bay | June 2020, $1,200,000 | August 2026, $1,362,000 | gain of $162,000 |
| 7 Galleon Way | Port Carlos Cove | March 2002, $185,000 | July 2026, $285,000 | gain of $100,000 |
| 4 Galleon Way | Port Carlos Cove | February 1997, $58,000 | June 2026, $440,000 | gain of $382,000 |
| 789 San Carlos Dr | San Carlos on the Gulf | February 2024, $2,250,000 | June 2026, $2,380,000 | gain of $130,000 |
| 12170 Siesta Dr | Old Pelican Bay | January 2024, $900,000 | April 2026, $625,000 | decline of $275,000 |
| 18141 Old Pelican Bay Dr | Old Pelican Bay | November 2000, $600,000 | March 2026, $1,150,000 | gain of $550,000 |
| 880 Buttonwood Dr | San Carlos on the Gulf | June 2005, $300,000 | November 2025, $575,000 | gain of $275,000 |
| 855 San Carlos Dr | San Carlos on the Gulf | September 2015, $1,450,000 | November 2025, $2,450,000 | gain of $1,000,000 |
| 12176 Siesta Dr | Old Pelican Bay | December 2011, $345,000 | November 2025, $825,000 | gain of $480,000 |
| 830 San Carlos Dr | Hidden Harbor on the Bay | November 2017, $810,000 | October 2025, $1,165,000 | gain of $355,000 |
Three cautions: the roll dates the home at 4 Galleon Way to 2002, after the 1997 sale it is paired with; it now classes 855 San Carlos Drive as vacant residential land; and 880 Buttonwood Drive is a small multifamily parcel. The two Siesta Drive rows are condominium units whose legal description carries the Old Pelican Bay name.
Five of the 12 pairs were bought before 2015 and all five sold for more, by $100,000 to $550,000. Four were bought from 2015 to 2020 and all four sold for more, by $86,000 to $1,000,000. Three were bought in 2021 or later: one gained $130,000, one gained $6,350 and one, a Siesta Drive condominium bought in January 2024 for $900,000, sold in April 2026 for $625,000. The next section shows why even the $6,350 gain was not a gain.
Counting the two gated communities as well, the county file holds 39 usable repeat pairs for the island in the last 12 months (a fortieth has a $100 entry as its earlier price and is left out), of which 32 sold for more and seven for less; the seller pages for Boardwalk Caper and Siesta Isles carry those records.
This example is a public-record Southwest Florida MLS closing, chosen to show how a San Carlos Island sale can run, and it is not drawn from a client file of ours. A two-bedroom manufactured home at 14 Nancy Lane sold on August 12, 2026 for $324,500 after 347 days on market, three years after it had sold for $318,150.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
In 2023 the home was listed at $325,000 and closed at $318,150 after 55 days on market, 97.9 percent of its final list price. The MLS dates that closing August 25, 2023 and the county file dates the same price July 25, 2023; we print both. In 2026 it was listed at a final price of $339,000 and closed at $324,500, which is 95.7 percent of final list and a gap of $14,500, after 347 days. The listing agent entered a living area of 1,200 square feet both times, or $270 per square foot in 2026. The county roll records 911 heated square feet and a year built of 2000, so on the county’s area the price is $356 per square foot.
These are the assumptions of the net sheets later on this page, all customary for the seller in Lee County.
| Item | Estimate | Arithmetic |
|---|---|---|
| Listing commission, 2.75% | $8,924 | 2.75% of $324,500 is $8,923.75 |
| Buyer-agent compensation, 2.5%, if offered | $8,113 | 2.5% of $324,500 is $8,112.50 |
| Deed documentary stamp tax | $2,272 | 3,245 units of $100 at $0.70 is $2,271.50 |
| Owner’s title policy | $1,698 | $575 plus ($324,500 minus $100,000) at $5.00 per $1,000 is $1,697.50 |
| Title search and settlement | $1,200 | Estimate |
| Municipal lien search | $175 | Estimate |
| Estimated total, with buyer-agent compensation | $22,382 | 6.90% of price |
| Estimated total, without buyer-agent compensation | $14,269 | 4.40% of price |
That leaves an estimated $302,118 with buyer-agent compensation or $310,231 without it, before any payoff or prorations. Both are below the $318,150 the home sold for in 2023. We do not know what the actual seller paid, offered or owed.
First, a recorded gain is not a net gain: the two prices differ by $6,350, and the estimated cost of selling is more than twice that even without buyer-agent compensation. Second, a pocket can go quiet: Nancy Lane closed nine homes in two years and then one in three. Third, the 347 days put this sale in the slowest group on the island, eight closings in five years.
We price a San Carlos Island home from the nearest like closings in your own pocket and form of ownership, read as a range, adjusted for what the record cannot see, and tested against the listings a buyer will tour the same afternoon. The island median of $400,000 is where the question starts, never where it ends.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Over 60 months the pocket medians run from $238,000 in Port Carlos Cove to $1,375,000 in San Carlos on the Gulf. The county’s use code, the recorded declaration and the deed are what a buyer’s lender reads, so we start there.
Only three pockets closed 10 or more homes in 60 months, and none closed more than three in the last 12. We read every closing in the pocket over 24 to 60 months and add the county’s qualified sales where the MLS is silent.
The MLS fields we pulled do not carry elevation, the age and condition of a seawall or dock, water depth, the year a manufactured home was built or whether a home was repaired or replaced after Hurricane Ian.
We agree three numbers with you before the first showing: the list price, the price at which we would expect an offer inside 30 days, and the price at which we would call you about a change. With four of 14 active listings past 180 days, the third number keeps a listing from drifting.
Four things move a San Carlos Island home’s value more than anything in a listing photo: which pocket it is in, how it is owned, what water it sits on, and how high and how new it is. The working harbor next door is a fifth for some buyers, and no Gulf beach sets the price here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The island’s shoreline is harbor, bay and canal. All six island closings above $1,700,000 in 60 months are on San Carlos Drive, from $1,750,000 to $3,250,000, and three homes there are now listed above $5 million. The same street also closed homes at $470,000, $525,000 and $725,000, so the street name alone does not price a home; frontage and position do.
The county roll counts 228 single-family parcels, 357 condominium parcels, 210 cooperative parcels and 133 mobile or manufactured home parcels on the island. A lane unit on Nancy, Helen or Emily Lane is a condominium unit under chapter 718, and a Port Carlos Cove or Gulf Cove home is an interest in a cooperative under chapter 719, which lenders treat differently from a mortgage on a house. The form decides who can buy your home and with what money: the 60-month median is $227,500 across 48 manufactured-home closings and $1,050,000 across 31 single-family closings.
The roll puts 794 island parcels on a canal, 150 on the bay and 15 on a creek, and flags 607 boat docks and 476 seawalls. Those are flags, not inspections. The MLS closings do not separate a dock from a home, so the record cannot price one; we state in the listing what conveys and attach the permit.
The county roll shows 23 island parcels with a year built of 2023 or later, a roll count and not a permit record: 11 of the 119 improved parcels on the three lanes, two of 63 in Port Carlos Cove, three of 78 in San Carlos on the Gulf and four of 55 in Old Pelican Bay. On the same roll 93 of the 226 lane parcels are vacant. An older ground-level home answers the buyer’s insurance question with an elevation certificate, a repair file and a price.
No association or cooperative budget for any San Carlos Island pocket was found in a primary document, and no island-wide association exists. Listing-entered annual recurring fees on 86 Southwest Florida MLS closings ranged from $0 to $10,200 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Thirty-three of the 86 entries were $0 and 53 were above zero, from $480 to $10,200 (not verified).
| Closings with a fee entry, 60 months | Listing-entered annual recurring fees | |
|---|---|---|
| San Carlos on the Gulf | 18 | $0 on all 18 |
| Port Carlos Cove | 15 | $2,160 to $2,400 |
| Nancy Lane | 10 | $1,320 to $1,620 |
| Helen Lane | 9 | $960 to $1,080 |
| Emily Lane | 8 | $480 to $660 |
| Tip Top Isles (mainland) | 8 | $0 on all 8 |
| Sportsmans Cove | 7 | $4,800 to $10,200 |
| Oak Street | 5 | $0 on all 5 |
| Gulf Cove trailer cooperative | 4 | $1,600 to $4,800 |
| Hidden Harbor on the Bay | 2 | $0 on both |
A $0 entry means the listing agent entered no recurring fee, which is plausible for a platted lot with no association and is not proof that none exists.
A buyer compares total yearly cost, and the entries moved. At Sportsmans Cove the listing agents entered $4,800 on each of the three 2022 closings, $8,220 on both 2025 closings and $10,200 on both 2026 closings. None is a verified charge, but a Sportsmans Cove seller should expect a buyer to ask why the entered figure more than doubled in four years, and should have the current budget ready.
Listing agents entered an application fee on 37 of the 86 closings, $100 on 34 of them, and a transfer fee on 13, none verified. Dock, slip and civic association charges, where they exist, are separate from the condominium or cooperative assessment.
A San Carlos Island buyer’s insurer asks four things before it quotes: the flood zone and elevation, the roof and wind features, the age and type of the home, and the claim history. A lender then asks how the home is owned. We quote no premiums; we gather the documents that produce one.
The FEMA flood map indicates Zone VE or AE at the island addresses we tested, a Special Flood Hazard Area, so a lender may require flood coverage. FEMA’s Risk Rating 2.0 prices each National Flood Insurance Program policy by the property’s own characteristics, including elevation and distance to water, and limits most annual increases to 18 percent. Unincorporated Lee County, the island’s flood-program community, holds a Community Rating System Class 5 rating, a 25 percent discount.
Citizens Property Insurance requires flood coverage as a condition of its wind policies on personal residential property in a Special Flood Hazard Area; policies written on a condominium unit owners form are exempt from that condition, though a lender or a master policy may still require flood. The state’s wind mitigation form, OIR-B1-1802, was revised effective April 1, 2026 and is valid for up to five years if the structure has not changed.
A cooperative interest, a condominium lane unit and a deeded lot are underwritten differently, and a manufactured home adds questions about its age and how it is attached and titled. We did not research lender programs or manufactured-home insurance markets, so we name none; before you list, we ask a lender and an insurance agent which buyers your home can reach.
What a San Carlos Island seller must deliver depends on the form of ownership: the chapter 718 condominium package on the lanes and at Sportsmans Cove, the cooperative’s documents under chapter 719 in Port Carlos Cove, and a section 720.401 summary only where a homeowners association exists. Every seller owes the section 689.302 flood disclosure.
This is general information, not legal advice; your closing agent or attorney confirms how it applies.
Nancy Lane, Helen Lane and Emily Lane are recorded condominiums, and so is Sportsmans Cove. Under section 718.503 a resale seller provides the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone inspection summary and the structural integrity reserve study or a statement that none has been done. The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them, or within 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
The county’s use code and the MLS describe Port Carlos Cove as a cooperative, and the Gulf Cove trailer park is listed as one. A residential cooperative is governed by chapter 719 of the Florida Statutes, not chapter 718, and its sale transfers an interest in the corporation and a right to occupy. We did not read chapter 719’s resale provisions for this page, so ask your closing agent which documents and which cancellation period apply. One county source calls Port Carlos Cove a condominium RV park, so confirm the form from the recorded documents.
For San Carlos on the Gulf we found no Florida corporation under the plat’s name, and for Old Pelican Bay no matching active corporation. Where a mandatory homeowners association does exist, section 720.401 requires a disclosure summary before the buyer signs, and a buyer who did not receive it may cancel within three days of receiving it or before closing, whichever comes first.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure about known flood damage, flood insurance claims and flood assistance; answer it from your records. The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to disclose known facts that materially affect value and are not readily observable, which here includes known flood damage, a failing seawall and unpermitted work. Section 689.261 separately requires a property tax disclosure summary.
An estoppel certificate is the association’s statement of what you owe. For a condominium, section 718.116 requires the association to issue it within 10 business days of a request, and Florida law caps the fee; we print no dollar amount. In Lee County the seller customarily pays for it, though the contract controls. Florida’s milestone inspection and reserve study laws apply to condominium and cooperative buildings of three or more habitable stories. Sportsmans Cove’s units date to 1984 on the county roll and are entered in the MLS as low rise, one to three stories, so the record cannot say whether those laws reach it, and we state no building’s status.
The FEMA flood map indicates Zone VE at 12 to 13 feet at the San Carlos Drive and Helen Lane addresses we tested and Zone AE at 11 feet on Buttonwood Drive, on the Lee County panel effective November 17, 2022. Buyers also ask what Hurricane Ian did to the home and what was repaired, replaced or elevated.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We queried the FEMA National Flood Hazard Layer at four island addresses and the island’s center point. The table is a map-based indication, not a flood determination; use the FIRM panel and an elevation certificate for your own home.
| Tested address | FEMA zone | Base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|
| 831 San Carlos Dr | VE | 13 ft | 12071C0554G |
| 820 San Carlos Dr | VE | 13 ft | 12071C0554G |
| 2 Helen Ln | VE | 12 ft | 12071C0554G |
| 894 Buttonwood Dr | AE | 11 ft | 12071C0554G |
| Island center point | AE | 12 ft | 12071C0554G |
Every tested point is in evacuation zone A. A third-party map layer shows no Coastal Barrier Resources System unit at these addresses; confirm with the U.S. Fish and Wildlife Service mapper before relying on it. We did not confirm whether any island lot sits seaward of the Florida coastal construction control line.
The National Hurricane Center’s report on Hurricane Ian, which struck on September 28, 2022, gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island. The U.S. Geological Survey’s high-water marks in the area that includes Estero Island and San Carlos Island range from 10.5 to 13.8 feet NAVD88. Hurricanes Helene and Milton in 2024 raised coastal Lee County water 2 to 5 feet and 3 to 6 feet above mean higher high water, per the National Weather Service. Keep your claim file, invoices, permits and any elevation work together.
Lee County, not the Town of Fort Myers Beach, issues building permits on San Carlos Island. Under the federal flood-insurance rules, a building that is substantially improved or substantially damaged, meaning the cost reaches 50 percent of the structure’s value before the work or the damage, must be brought up to current floodplain standards. The Town’s one-foot freeboard and its own procedures apply on Estero Island and not here. Lee County’s floodplain rules for unincorporated areas were not in the research for this page.
Three sets of rules affect a San Carlos Island sale: the recorded documents of your condominium, cooperative or plat, Lee County’s code in place of the Town’s, and the state statutes above. No island association publishes its leasing, pet or approval rules, so a seller should get them from the association before listing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Possibly. Listing agents entered an application fee on 37 of the 86 closings, which suggests that several pockets have an application step. Whether a cooperative board or an association can approve or refuse your buyer is in its documents.
Leasing, pet and RV rules are not published for any island pocket; the recorded declaration or the cooperative’s documents and the current rules govern, and a buyer should ask for them in the resale package. Whether any pocket restricts occupancy by age is not confirmed, and we print neither answer.
The Florida Division of Corporations lists The Nancy Lane Association, Inc. (document 764501); Helen Lane Association, Inc. (document N04908); Emily Lane Association, Inc. (document 765297), which the register shows was administratively dissolved and reinstated in 2006; Sportsman’s Cove Condominium Association, Inc. (document 768534); and Port Carlos Cove, Incorporated (document 768932), alongside a separate Port Carlos Cove Civic Association, Inc. (document N18000012422).
No. The Town of Fort Myers Beach’s short-term rental registration applies on Estero Island. We searched for a Lee County short-term rental registration program covering unincorporated areas and did not find one, which is not proof that none exists. State law preempts local rules that prohibit vacation rentals or regulate their duration or frequency unless the rule was adopted on or before June 1, 2011.
The San Carlos Island record points to winter and spring, with a caution: of the 86 Southwest Florida MLS closings over 60 months, 55 closed from December through May and 31 from June through November, and April alone holds 19. A closing follows its contract by weeks, so the winter listing is the one that closes in spring.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 60 months to October 7, 2026 hold five of every calendar month, so the counts can be compared.
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 8 | July | 4 |
| February | 6 | August | 7 |
| March | 9 | September | 5 |
| April | 19 | October | 4 |
| May | 6 | November | 3 |
| June | 8 | December | 7 |
The 55 December to May closings had a median of 25 days on market and 94.5 percent of final list price; the 31 June to November closings had 55 days and 93.8 percent. Seven of April’s 19 closings fall in one year, 2022, so the April peak leans on the busiest year in the record, and a closing month is not a listing month. We conclude only that a home listed in the fall to close in winter or spring is working with the calendar.
We market a San Carlos Island home in Fort Myers Beach by naming the exact pocket and form of ownership in every listing field, photographing the home and its actual water, publishing the flood and ownership papers with the listing, and reaching local and seasonal buyers through the Southwest Florida MLS and our own channels.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography, a floor plan and aerial video of the canal and the dock; the correct pocket and legal form; a plain statement about any dock, seawall or slip; and the documents buyers ask for: the elevation certificate, the wind mitigation form, the permit history, the budget and rules where an association exists, and the estoppel.
The buyer of a lane or cooperative home is shopping a price and compares your home with Boardwalk Caper next door and Bayside Estates on the mainland. The buyer of a San Carlos Drive house is shopping the water. The buyer of a Sportsmans Cove unit is shopping a dock with a condominium attached. We write a different listing for each.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with their agent before touring. A seller may still offer to pay toward the buyer’s agent, off the MLS, or offer a closing-cost concession. We show your net sheet both ways.
We negotiate every San Carlos Island offer ourselves, starting from the closings that support your price: the median sale of the last 12 months closed at 94.7 percent of final list, so an offer near 95 percent on a well-priced listing is the market and one at 80 percent is not. Price, terms, inspection and insurance are negotiated together.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A financed buyer’s appraiser needs recent closings in your pocket, and most pockets have one or none in the last year. We hand the appraiser the pocket’s closings by street address with the form of ownership noted, so that a cooperative sale is not used against a deeded lot or a Tip Top Isles sale against an island one.
We answer with the record. Three of the 11 closings in the last 12 months sold below 90 percent of final list, and all three were listed above $440,000. On a condominium sale we track the 7-day and 15-day cancellation windows from the date the buyer receives the documents, on a cooperative sale the approval step, and on every sale the inspection period, the buyer’s insurance quote and, on the water, the seawall and dock inspection.
A buyer comparing San Carlos Island with Estero Island, the island the Town of Fort Myers Beach governs, is choosing between a working harbor with county rules and 11 closings at a $400,000 median, and a Gulf-beach town with 309 closings at a $550,000 median. San Carlos Island costs less per home and per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Estero Island is the subject of our Fort Myers Beach pages, and its seller page is Sell Your Home in Fort Myers Beach. The Estero Island figures are the MLS closings from Bowditch Point to Big Carlos Pass.
| Question a buyer asks | San Carlos Island | Estero Island (the Town of Fort Myers Beach) |
|---|---|---|
| Who governs | Unincorporated Lee County | Town of Fort Myers Beach, incorporated December 31, 1995 |
| Water | Harbor, bay and canal; no Gulf beach on the island | Gulf beach, bay and canal |
| What is there (county roll) | 1,218 residential-class parcels: 357 condominium, 228 single-family, 210 cooperative, 133 mobile or manufactured | 9,031 residential-class parcels: 5,637 condominium, 1,756 single-family |
| MLS closings, 12 months | 11, median $400,000 | 309, median $550,000 |
| MLS median price per sq ft | $351 | $481 |
| Median days on market | 64 | 97 |
| Median sale-to-final-list | 94.7% | 93.8% |
| Active and pending, October 7, 2026 | 14 | 342 |
| Months of supply | 15.3 | 13.3 |
| County qualified sales, 12 months | 46, median $374,000 | 353, median $590,000 |
| 2026 applied millage, taxing district (2025 in brackets) | 13.2284 (13.3976) | 13.3108 (13.4329) |
| Built 2023 or later (county year built) | 23 parcels | 148 parcels |
| FEMA flood map at tested addresses | VE at 12 to 13 feet, AE at 11 to 12 feet | AE and VE, 10 to 14 feet at every Fort Myers Beach address we tested |
| Short-term rentals | No Lee County registration program found; the documents govern | Town registration and code of conduct |
A buyer who wants a lower entry price, a dock behind the house, county rules in place of Town rules and a harbor for a neighbor is a San Carlos Island buyer. A buyer who wants to walk onto the Gulf beach, wants a condominium tower with an amenity package, or wants the Town’s rental registration written in one code is an Estero Island buyer. At the two medians’ price per square foot, $400,000 buys about 1,140 square feet here and about 832 on Estero Island.
Selling a San Carlos Island home in Fort Myers Beach costs roughly 3.9 to 6.8 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $400,000 sale that is about $17,250 to $27,250, and on a $1,650,000 sale about $65,000 to $106,250, 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)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real Southwest Florida MLS closings: $400,000 is the August 25, 2026 sale of a condominium unit at 894 Buttonwood Drive, also the island’s 12-month median, and $1,650,000 is the September 10, 2026 sale of a home at 921 Prescott Street. Florida charges documentary stamp tax of $0.70 per $100 of price. The owner’s title premium is $575 on the first $100,000, $5.00 per $1,000 from there to $1,000,000 and $2.50 per $1,000 above that. 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.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $400,000 | Southwest Florida MLS closing, August 25, 2026 |
| Listing commission, 2.75% | -$11,000 | 2.75% of $400,000 |
| Buyer-agent compensation, 2.5%, if offered | -$10,000 | 2.5% of $400,000 |
| Deed documentary stamp tax | -$2,800 | 4,000 units of $100 at $0.70 |
| Owner’s title policy | -$2,075 | $575 plus ($400,000 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 | -$27,250 | 6.81% of price |
| Estimated net before payoff, with buyer-agent compensation | $372,750 | $400,000 minus $27,250 |
| Estimated total costs, without buyer-agent compensation | -$17,250 | 4.31% of price |
| Estimated net before payoff, without buyer-agent compensation | $382,750 | $400,000 minus $17,250 |
The same assumptions apply, at the price of a 3,558 square foot Prescott Street home that closed at 94.3 percent of its final list price after 76 days.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,650,000 | Southwest Florida MLS closing, September 10, 2026 |
| Listing commission, 2.75% | -$45,375 | 2.75% of $1,650,000 |
| Buyer-agent compensation, 2.5%, if offered | -$41,250 | 2.5% of $1,650,000 |
| Deed documentary stamp tax | -$11,550 | 16,500 units of $100 at $0.70 |
| Owner’s title policy | -$6,700 | $575 plus $4,500 on the next $900,000 plus $1,625 on the last $650,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$106,250 | 6.44% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,543,750 | $1,650,000 minus $106,250 |
| Estimated total costs, without buyer-agent compensation | -$65,000 | 3.94% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,585,000 | $1,650,000 minus $65,000 |
Your mortgage payoff, the property tax and assessment prorations, the association estoppel certificate fee (capped by statute; we print no dollar amount), any special assessment balance, any application or transfer fee, and repairs or concessions. At the San Carlos Island district’s 2026 applied millage of 13.2284 (13.3976 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $400,000 works out to $5,291.36 a year and $1,650,000 to $21,826.86, before exemptions and non-ad valorem charges; your own bill follows your assessed value.
Not necessarily. A cooperative sale transfers an interest in a corporation and a right to occupy, and the title, tax and transfer lines on its closing statement can differ from the two sheets above. We did not confirm how they are charged on a Port Carlos Cove or Gulf Cove sale, so ask the closing agent for a cooperative-specific estimate.
Possibly not, if the San Carlos Island home is your main home. 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 one for at least 2 of the 5 years before the sale.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
Florida has no state income tax. A second home or a rental does not qualify for the exclusion the same way, and the record shows why that matters: the median change across the 12 repeat pairs of the last 12 months was a gain of $218,500. Gain is measured from your basis, so keep the records of what you spent on the home. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your San Carlos Island home if it is in marketable condition and you can wait for the winter season; take an investor cash offer only when the home needs work a buyer’s insurer or lender would not accept or you must close in days; sell by owner only if you have a buyer and know your disclosure 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)
Many San Carlos Island homes are cooperative interests, lane units or manufactured homes, which lenders underwrite differently from a deeded house, and a Special Flood Hazard Area on the flood map makes insurance part of every offer.
| 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 that ignores the pocket’s closings sits past 180 days | A home in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A storm-damaged home, a vacant lot, or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 718.503, chapter 719 or section 689.302 duties | A known buyer and a legal review |
You get a free San Carlos Island home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings in your own pocket and form of ownership, adjusted for water, elevation, condition and documents, with a net sheet at that price, and there is no obligation to list.
Get your free San Carlos Island home valuation and we will send a value built from your pocket’s closings, not an island-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
This list gathers every place where this page says a fact is not available, with the document or route that would settle it.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. None of these is offered as a San Carlos Island review. The words are the reviewers’ own.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” 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
★★★★★ “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
These are the questions San Carlos Island owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Price it from the closings in your own pocket and form of ownership, gather the association or cooperative documents and the flood file the day you list, complete the flood disclosure, and market it into the winter and spring season. Our San Carlos Island valuation page starts the price work.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and we tracked every one of the 86 San Carlos Island closings in the Southwest Florida MLS over 60 months. Call Jesse direct at (239) 898-6072.
The Southwest Florida MLS recorded 11 closings at a median of $400,000, from $150,000 to $2,380,000, and $351 per square foot. Eight sold at or below $440,000 and three above $1,100,000.
The median was 64 days on market over the last 12 months, from 0 to 347 days. The 60-month median is 29.5 days.
The median was 94.7 percent of the final list price over the last 12 months. None of the 11 sold at or above its final list price.
On October 7, 2026 there were 14 active listings and none pending, from $249,000 to $7,895,000. Three are listed above $5 million, all on San Carlos Drive.
No. The $400,000 median blends pockets whose 60-month medians run from $238,000 in Port Carlos Cove to $1,375,000 in San Carlos on the Gulf. Use your own pocket’s latest closings in your form of ownership.
No. The county roll places all 1,218 residential-class parcels in unincorporated Lee County and the San Carlos Island taxing district. Lee County issues permits here; the Town governs Estero Island.
No. Both are on the mainland. The MLS groups Tip Top Isles with the island, which is why eight of our 86 closings are there, but price a mainland home from mainland closings. See our Bayside Estates seller page.
Fifteen closings in 60 months ran from $110,000 to $440,000 with a median of $238,000.
Over 60 months Nancy Lane closed 10 homes at a median of $357,500, Helen Lane nine from $58,140 to $150,000 and Emily Lane eight from $108,000 to $420,000.
The lanes and Sportsmans Cove are condominiums under chapter 718; Port Carlos Cove and the Gulf Cove trailer park are treated as cooperatives under chapter 719. The form decides which documents you deliver, which cancellation rights the buyer has and how a lender underwrites the purchase.
Section 718.503 requires the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone inspection summary and the structural integrity reserve study.
Seven days after signing and receiving the documents, excluding weekends and legal holidays, or 15 days where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies.
The cooperative’s own documents, including its bylaws, budget and rules, and whatever its approval process requires. Chapter 719 governs, and we did not read its resale provisions for this page, so ask your closing agent which documents and deadlines apply.
If an association or cooperative collects assessments, yes. It states what you owe. For a condominium, section 718.116 requires the association to issue it within 10 business days. Florida caps the fee, and we print no dollar amount.
Since October 1, 2024, section 689.302 requires a residential seller to give the buyer a form about known flood damage, flood insurance claims and flood assistance. Answer it from your records.
Disclose what you know. Johnson v. Davis requires a seller to tell the buyer about known facts that materially affect value and are not readily observable, which includes known flood damage and unpermitted repairs.
The FEMA flood map indicates Zone VE at 12 to 13 feet at the San Carlos Drive and Helen Lane addresses we tested and Zone AE at 11 feet on Buttonwood Drive, both Special Flood Hazard Areas, in evacuation zone A.
Usually yes. Buyers and their insurers ask for the zone and the elevation first, and FEMA’s pricing uses elevation among its factors.
It can. Under the federal flood-insurance rules a building whose repair or improvement cost reaches 50 percent of its value must meet current floodplain standards.
No island association publishes its budget. Listing agents entered annual recurring fees from $0 to $10,200 on the 86 closings, not verified: $0 on the platted lots, $480 to $1,620 on the lanes, $2,160 to $2,400 in Port Carlos Cove and $4,800 to $10,200 at Sportsmans Cove.
It can, but the record cannot price it, because the MLS closings do not separate a dock from a home. The county flags 607 docks and 476 seawalls on the island.
Only as the recorded documents allow, and leasing rules are not published for any island pocket. The Town’s rental registration does not apply here, and we found no Lee County registration program.
Those rules are set by each association or cooperative and are not published. Ask for the current rules in writing and include them in the package. Assistance animals are treated separately under fair housing law.
Possibly. Listing agents entered an application fee on 37 of the 86 closings, which suggests several pockets have an application step.
Mostly. Of 12 repeat pairs in the county file for these pockets in the last 12 months, 11 sold for more and one for less, with a median change of a gain of $218,500 before selling costs.
On a $400,000 sale, an estimated $27,250, or 6.81 percent, with 2.5 percent buyer-agent compensation, and $17,250, or 4.31 percent, without it. Commission is negotiable.
A $400,000 sale nets an estimated $372,750 with buyer-agent compensation and $382,750 without, before any payoff and prorations.
The seller customarily pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price, or $2,800 on a $400,000 sale. That is custom, not law, and the contract controls.
No law requires it. Since the NAR practice changes of August 17, 2024, compensation is negotiated and written into the listing or the buyer’s own agreement. We show your net both ways.
Yes. Disclose what you know, gather the claim and permit records, and expect a buyer’s lender and insurer to limit financing and coverage until repairs are made.
The record points to December through May: 55 of 86 closings over 60 months fell in those months at a median of 25 days on market, against 31 in June through November at 55 days.
Possibly not on a main home. IRS Topic 701 describes an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly. A second home or rental is treated differently.
Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
Call Jesse at (239) 898-6072. We will pull the closings in your pocket and walk you through the documents a buyer will ask for.
A Fort Myers Beach specialist knows which pocket a San Carlos Island home belongs to, which closings are true comparables, which statute its form of ownership falls under, and what the flood map and Lee County’s rules mean for a buyer. A listing that explains the home well holds its price through the inspection period.
Small facts cost sellers contracts here: a mainland sale used as an island comparable, a cooperative advertised as a condominium, a Town rule quoted for a home the Town does not govern, or a dock advertised without its permit. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Fort Myers Beach community guide covers the Town across the pass.
If you are thinking of selling a San Carlos Island home in Fort Myers Beach, call the team that prices from the closings in your own pocket, sorts out the form of ownership and assembles the flood, permit and document file the day you list, and answers the buyer’s insurance and storm questions before they are asked.
If you are thinking, “I need someone to sell my house on San Carlos Island, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell, whether you own in San Carlos on the Gulf, Port Carlos Cove, a lane condominium, Sportsmans Cove or Old Pelican Bay.
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.
San Carlos Island sold record, last 12 months: 11 closings in the Southwest Florida MLS at a $400,000 median, with a median of 64 days on market and 94.7 percent of the final list price, closings through October 7, 2026. Few homes in any one pocket come up for sale in a year, so make us your first call.
Request your free San Carlos Island home valuation and we will send a value built from the closings in your pocket and form of ownership, 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 in the Fort Myers Beach area 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 San Carlos Island home? Get a free San Carlos Island home 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 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, except where a publisher blocks automated checks. Statutes and primary records come first.
These are the public primary documents a San Carlos Island 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 condominium seller’s document package and the buyer’s cancellation right |
| Chapter 719, Florida Statutes | Florida Legislature | The cooperative act that governs Port Carlos Cove and the Gulf Cove cooperative |
| Section 689.302, Florida Statutes | Florida Senate | The seller flood disclosure |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | Final 2025 millage (San Carlos Island district 13.3976), for comparison with the 2026 rate |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
| Shrimp Industry Master Plan | Southwest Florida Regional Planning Council | The plan for the island’s working waterfront |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for San Carlos Island. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.