By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
The Sandarac is a Gulf-front condominium community of 181 condos in four buildings at 6660, 6662, 6670 and 6672 Estero Blvd, on Estero Island in the Town of Fort Myers Beach, and this page is our guide to selling a condo there. The Sandarac sits inside the Fort Myers Beach market. Here we deal with the sale itself: what Sandarac condos closed for, how long they took, what a buyer will ask you for, and what you keep at the closing table.
Two facts shape every sale at this address. First, the Sandarac is two condominiums. Sandarac I holds the 88 condos at 6670 and 6672 Estero Blvd, built in 1976, and Sandarac II the 93 condos at 6660 and 6662, built in 1979. Each has its own association, declaration, budget and rules. Second, the name is shared: in the Southwest Florida MLS the label “Sandarac 2” sits on two single-family houses on other streets, so we count only the four Estero Blvd buildings.
The Southwest Florida MLS records 13 Sandarac condo closings in the 24 months to October 7, 2026, at a median of $640,000, from $377,000 to $900,000. Only 4 closed in the last 12 months, so 24 months, the shortest window with ten or more closings, leads this page. The Lee County series follows separately and is never blended with it.
To sell a Sandarac condo in Fort Myers Beach in 2026, price it against the nearest closing in your own building, get your association’s documents and estoppel in hand before the first showing, and plan for negotiation: 12 of the 13 condos that closed in the last 24 months sold below their final list price, at a median 94.8 percent.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A Sandarac seller is in a slow, crowded market for a narrow product. Every one of the 181 condos is coded two bedrooms and two baths on the county roll, sizes sit within a few hundred square feet of each other, and 12 of them were for sale on October 7 against 4 closings in the year before; on October 29 it was 13. In a building where the units are this alike, the sale turns on the things that differ: the floor, the view, the condition, the association and the paperwork.
This page stays on the sale. If you want the number first, our Sandarac home valuation page explains how we build one.
These are the ten facts about selling a Sandarac condo in Fort Myers Beach that matter most in October 2026. Each comes from the Southwest Florida MLS, the Lee County records, the two associations’ own websites or Florida law, and each carries its window or its source so you can check it.
This seller’s guide runs from the market record to the pricing method, then to the fee, insurance, flood and disclosure questions a Sandarac buyer raises, two net sheets and the questions owners ask most. Each link jumps to its section.
The Market and the Record: How Do I Sell My Sandarac Condo in Fort Myers Beach in 2026? · Why List Your Sandarac Condo in Fort Myers Beach With McGreevy and Comisar? · What Is the Sandarac Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Sandarac Condos in Fort Myers Beach Sell For in the Last 24 Months? · How Long Do Sandarac Condo Listings in Fort Myers Beach Take to Sell, and How Close to List Price? · Have Sandarac Owners in Fort Myers Beach Sold for More Than They Paid? · A Sandarac Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Sandarac Condo in Fort Myers Beach? · What Moves the Price of a Sandarac Condo: Association, Building, Floor and Gulf View? · What Fees Will Your Sandarac Condo Buyer Pay Each Year? · Who Insures a Sandarac Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Sandarac Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at the Sandarac in Fort Myers Beach? · Which Rules Affect a Sandarac Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Sandarac Condo in Fort Myers Beach? · How Do We Negotiate a Sandarac Condo Contract? · Sandarac vs Creciente: Which Will Your Fort Myers Beach Condo Buyer Choose? · What Does It Cost to Sell a Sandarac Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Sandarac Condo in Fort Myers Beach? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Sandarac Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at the Sandarac in Fort Myers Beach · What Sellers Say About Working With Us · Frequently Asked Questions, Sandarac Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Sandarac Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Sandarac owners call us because we sort the record by association and building, gather the right association’s documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Sandarac condo, start with how a team works, then look at its numbers. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone have over $900 million in personal sales. Before you interview anyone, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 29 Sandarac closings in the Southwest Florida MLS in the last 60 months by building, living area, list price and days on market. We also read the county roll for all 183 residential parcels, the 120 qualified deeds since 2009, the state record for both associations, both association websites and the federal flood layer at four addresses. As Top 1% Real Estate Agents Nationally Since 2008, we tracked each one before writing a word.
Most pricing mistakes at the Sandarac start with treating it as one building. We keep the Sandarac I and Sandarac II records apart, check every comparable against its street number, and discard the two house sales a name search pulls in. Then we ask the correct association for its budget, reserve study, milestone summary and estoppel, so the buyer’s attorney gets the right papers the first time.
If you are weighing a sale, request a free valuation for your Sandarac condo or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Sandarac condo market in Fort Myers Beach is slow and well supplied in October 2026. The Southwest Florida MLS records 13 closings in the last 24 months at a median of $640,000, a median of 106 days on the market and a median 94.8 percent of final list price, with 12 condos active and 1 pending.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 13 closings between November 1, 2024 and July 21, 2026 total $8,121,000. The median sale was $640,000 and the mean $624,692; the highest was $900,000 on April 14, 2025 and the lowest $377,000 on December 11, 2025. The median price per square foot of MLS living area was $514, from $329 to $767. The median listing sold in 106 days against a mean of 159.8, and none of the 13 carried a short-sale or distressed flag.
| Window to October 7, 2026 | Closings | Median sale | Price range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months (under 10, so listed below) | 4 | median of these 4 closings: $640,000 | $377,000 to $690,000 | 201.5 | 93.4% |
| Last 24 months (leads this page) | 13 | $640,000 | $377,000 to $900,000 | 106 | 94.8% |
| Last 36 months | 21 | $650,000 | $377,000 to $900,000 | 98 | 94.8% |
| Last 60 months | 29 | $650,000 | $377,000 to $900,000 | 90 | 95.0% |
The median barely moves, $640,000 to $650,000, while the time on market lengthens as the window shortens: 90 days, 98, then 106. Four sales in 12 months are too few for a market figure, so we list them and draw no direction from them.
Hurricane Ian made landfall on September 28, 2022. Three of the 29 closings in the 60-month record came before it, at $725,000, $751,000 and $750,000, and two of the three closed above final list. The 26 closings since have a median of $645,375, a median of 95.5 days on the market and a median 94.7 percent of final list; 25 closed below final list and one at it. No Sandarac sale has closed above its final list price since May 2022.
On October 7, 2026, twelve condos were active and 1 was pending. The table lists each by building, without unit numbers.
| Building | Status | List price | MLS living area (sq ft) | Asking price per sq ft | Days on market |
|---|---|---|---|---|---|
| 6660 Estero Blvd | Pending | $895,000 | 1,345 | $665 | 160 |
| 6672 Estero Blvd | Active | $789,990 | 1,244 | $635 | 1,230 |
| 6672 Estero Blvd | Active | $725,000 | 1,244 | $583 | 34 |
| 6672 Estero Blvd | Active | $699,900 | 1,244 | $563 | 26 |
| 6662 Estero Blvd | Active | $690,000 | 1,145 | $603 | 127 |
| 6672 Estero Blvd | Active | $690,000 | 1,247 | $553 | 252 |
| 6672 Estero Blvd | Active | $680,000 | 1,244 | $547 | 290 |
| 6660 Estero Blvd | Active | $675,000 | 1,148 | $588 | 177 |
| 6662 Estero Blvd | Active | $665,000 | 1,244 | $535 | 47 |
| 6662 Estero Blvd | Active | $649,000 | 1,145 | $567 | 67 |
| 6660 Estero Blvd | Active | $639,900 | 1,244 | $514 | 4 |
| 6670 Estero Blvd | Active | $549,900 | 1,145 | $480 | 599 |
| 6672 Estero Blvd | Active | $525,000 | 1,244 | $422 | 785 |
The 12 active listings run from $525,000 to $789,990, with a median asking price of $677,500, or $558 per square foot. That median ask is 5.9 percent above the 24-month median sale of $640,000. Nine of the 12 ask more than $640,000, and 2 ask more than $715,000, the highest two-bedroom sale of the last 24 months apart from the $900,000 closing. Seven are in Sandarac I (6 at 6672 and 1 at 6670) and 5 in Sandarac II (3 at 6662 and 2 at 6660); the pending condo is at 6660.
The median active listing had been on the market 152 days. Seven had passed 100 days and five had passed 250, including listings at 599, 785 and 1,230 cumulative days. Twelve actives against 13 closings in 24 months is 22.2 months of supply, a pace of about 0.54 sales a month; on the 12-month pace of 4 closings it is 36.0 months. All of ZIP 33931 stood at about 11.5 months, from 380 active listings and 397 closings in 12 months, on October 7.
A re-check of the Southwest Florida MLS on October 29, 2026 found 13 Sandarac condos active and the same one pending at $895,000: the 12 listings of October 7 at unchanged prices, plus a 1,244-square-foot condo at 6670 Estero Blvd listed at $725,000 after 20 days. The active range was still $525,000 to $789,990, the median ask $680,000, 6.3 percent above the 24-month median sale, and the median active listing had been on the market 149 days. No Sandarac condo closed between October 7 and October 29, so the 24 months to October 29 still hold 13 closings and the 12 months hold 4: about 24.0 months of supply at the 24-month pace, or 39.0 at the 12-month pace.
The Lee County Property Appraiser’s sale files, read with the roll file of October 4, 2026, hold 13 qualified deeds for the four buildings in the 24 months to October 7, 2026, at a median of $640,000, from $377,000 to $900,000. The county windows are 5 deeds in 12 months, 13 in 24, 14 in 36 and 18 in 60. This is a separate series: 11 county deeds match an MLS closing, 2 have no MLS match, and 2 MLS closings have no qualified county deed in the window.
The county extract we read holds no qualified Sandarac deed dated 2022 or 2024, while the MLS shows 4 closings in calendar 2022 and 9 in 2024. Over 60 months the county holds 18 qualified deeds against 29 MLS closings, and we cannot see from the files why. We use the MLS for pricing and timing and the county file for repeat sales, and the repeat-sale list is incomplete for those two years.
Sandarac condos in Fort Myers Beach sold for $377,000 to $900,000 in the 24 months to October 7, 2026, across 13 Southwest Florida MLS closings with a median of $640,000. Six sold above $640,000, five below it and two at it. Every closing is listed here by building, with no unit numbers.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Closed | Sold price | Final list price | Sold as % of final list | Building | MLS living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 21, 2026 | $640,000 | $675,000 | 94.8% | 6672 Estero Blvd | 1,244 | $514 | 297 |
| Apr 30, 2026 | $690,000 | $750,000 | 92.0% | 6672 Estero Blvd | 1,145 | $603 | 306 |
| Mar 3, 2026 | $640,000 | $649,000 | 98.6% | 6660 Estero Blvd | 1,244 | $514 | 2 |
| Dec 11, 2025 | $377,000 | $449,900 | 83.8% | 6660 Estero Blvd | 1,145 | $329 | 106 |
| Sep 26, 2025 | $450,000 | $525,000 | 85.7% | 6672 Estero Blvd | 1,244 | $362 | 607 |
| Sep 24, 2025 | $530,000 | $540,000 | 98.1% | 6662 Estero Blvd | 1,145 | $463 | 68 |
| Jun 19, 2025 | $800,000 | $895,000 | 89.4% | 6660 Estero Blvd | 1,343 | $596 | 99 |
| Jun 18, 2025 | $480,000 | $525,000 | 91.4% | 6660 Estero Blvd | 1,247 | $385 | 220 |
| Jun 6, 2025 | $715,000 | $725,000 | 98.6% | 6672 Estero Blvd | 1,244 | $575 | 3 |
| May 15, 2025 | $525,000 | $550,000 | 95.5% | 6670 Estero Blvd | 1,420 | $370 | 114 |
| Apr 14, 2025 | $900,000 | $900,000 | 100.0% | 6660 Estero Blvd | 1,174 | $767 | 0 |
| Dec 27, 2024 | $699,000 | $799,000 | 87.5% | 6672 Estero Blvd | 1,450 | $482 | 93 |
| Nov 1, 2024 | $675,000 | $699,999 | 96.4% | 6660 Estero Blvd | 1,247 | $541 | 162 |
The first four rows are the whole of the last 12 months; the median of these 4 closings is $640,000, and the $377,000 sale closed 16.2 percent below its final list, the widest discount of the 24 months. Across all 13 the spread is $523,000: three closings at $700,000 or more and three under $500,000. The MLS describes two as three-bedroom condos, the $800,000 and March 2026 $640,000 sales at 6660; the county roll does not, so confirm any third bedroom against the floor plan.
Sandarac I (6670 and 6672) recorded 6 of the 13 closings; the median of these 6 closings is $665,000, from $450,000 to $715,000, with a median of 205.5 days on the market. Sandarac II (6660 and 6662) recorded 7; the median of these 7 closings is $640,000, from $377,000 to $900,000, with a median of 99 days. By street number, 6660 had 6 closings, 6672 had 5, and 6662 and 6670 had 1 each. Samples this small show where prices sat, not which association is worth more. Over 60 months the two are $750 apart: $650,000 on 15 Sandarac I closings and $649,250 on 14 Sandarac II closings.
The most common MLS living area is 1,244 square feet, on 4 of the 13 closings. Those four sold for $450,000, $640,000, $640,000 and $715,000. Three of them are in the same building, 6672 Estero Blvd, where the plan closed at $715,000 in June 2025, $450,000 in September 2025 and $640,000 in July 2026. Add the 6672 closings of the same plan in 2024, $760,000 in July and $495,000 in September, and one plan in one building has sold at five prices between $450,000 and $760,000 in two years. Neither the MLS fields we pulled nor the county roll gives the floor, the view or the condition that explains that spread, which is why we will not price your condo from a median.
Sandarac condo listings in Fort Myers Beach took a median of 106 days to sell in the last 24 months, on 13 closings ranging from 0 to 607 days. Twelve of the 13 sold below their final list price and one sold at it, at a median 94.8 percent and a median gap of $35,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 13 listings sold in 0, 2, 3, 68, 93, 99, 106, 114, 162, 220, 297, 306 and 607 days (n = 13). Three sold within 3 days, 9 took 90 days or longer, and 4 took 200 days or longer. The mean of 159.8 days is pulled up by the longest listings, so the median of 106 is the better guide. There is almost no middle ground between the condos that sold at once and the ones that waited a season or more.
The 13 ratios, lowest to highest, are 83.8, 85.7, 87.5, 89.4, 91.4, 92.0, 94.8, 95.5, 96.4, 98.1, 98.6, 98.6 and 100.0 percent (n = 13). The median is 94.8 percent and the mean 93.2 percent. In dollars the gaps between final list and sale run from $0 to $100,000, with a median of $35,000. Added together, the 13 condos were last listed for $8,682,899 and sold for $8,121,000, which is 93.5 percent.
The three condos that sold within 3 days closed at 98.6, 98.6 and 100.0 percent of final list. The four that took 220 days or longer closed at 85.7, 91.4, 92.0 and 94.8 percent. These are final list prices, after any reductions made during the listing, so the true distance from the first asking price was larger for the long listings; the fields we pulled do not carry the original price. Thirteen sales cannot prove a rule, but every fast sale in this record held its price and every slow one gave some back.
Most Sandarac owners in Fort Myers Beach who resold since 2023 did sell for more than they paid. The Lee County file shows 9 repeat sales in that period: 7 sold for more, 1 sold for the same price and 1 sold for $37,500 less. These are gross price differences from county deeds, not profit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county’s sale files hold 120 qualified deeds for the four buildings from November 30, 2009 to July 21, 2026, on 91 different condos. Where the same condo appears twice, the two deeds make a pair. That gives 29 pairs in all: 27 gains, 1 flat and 1 loss, with a median difference of $123,000, or 32.0 percent, over a median hold of 4.9 years. We tracked every one of the 29 pairs, and we list the 9 whose resale is dated 2023 or later, because those owners sold into the market you are selling into.
| Resale date | Building | Earlier purchase | Earlier price | Resale price | Difference | Change | Years held |
|---|---|---|---|---|---|---|---|
| Apr 30, 2026 | 6672 Estero Blvd | Apr 13, 2018 | $485,000 | $690,000 | +$205,000 | +42.3% | 8.0 |
| Mar 31, 2026 | 6672 Estero Blvd | May 20, 2021 | $510,000 | $625,000 | +$115,000 | +22.5% | 4.9 |
| Oct 3, 2025 | 6670 Estero Blvd | Feb 20, 2020 | $505,000 | $675,000 | +$170,000 | +33.7% | 5.6 |
| Sep 23, 2025 | 6672 Estero Blvd | Feb 19, 2016 | $487,500 | $450,000 | -$37,500 | -7.7% | 9.6 |
| Apr 14, 2025 | 6660 Estero Blvd | Jun 25, 2021 | $680,000 | $900,000 | +$220,000 | +32.4% | 3.8 |
| Nov 2, 2023 | 6672 Estero Blvd | Aug 24, 2021 | $720,000 | $720,000 | $0 | 0.0% | 2.2 |
| Aug 15, 2023 | 6672 Estero Blvd | Sep 15, 2018 | $593,000 | $645,750 | +$52,750 | +8.9% | 4.9 |
| Jun 17, 2023 | 6670 Estero Blvd | May 1, 2015 | $649,000 | $750,000 | +$101,000 | +15.6% | 8.1 |
| Jun 12, 2023 | 6670 Estero Blvd | Jan 30, 2014 | $385,000 | $595,000 | +$210,000 | +54.5% | 9.4 |
The median of these 9 pairs is a difference of $115,000, or 22.5 percent, over a median hold of 5.6 years.
The loss is a 6672 condo bought for $487,500 in February 2016 and resold for $450,000 in September 2025; it is the sale that took 607 days in the MLS, worked through in the next section. The flat sale is a 6672 condo bought and resold at $720,000, in August 2021 and November 2023. A long hold or a peak-year purchase does not guarantee a gain here.
A price difference is not a profit. It leaves out commission and closing costs on both sales, the quarterly fees and any assessments in between, insurance, taxes and whatever the owner spent on the interior. The list is also incomplete: the county extract holds no deed dated 2022 or 2024, so a condo bought or resold in those years is missing or shows a longer hold than it had.
One Sandarac condo sale in Fort Myers Beach shows what the slow end of this market costs. A 1,244-square-foot condo at 6672 Estero Blvd closed on September 26, 2025 for $450,000 after 607 days, 85.7 percent of its final list price. It is a public MLS closing used as an example, not our sale.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The final list price was $525,000 and the sale price was $450,000, a gap of $75,000. At 1,244 square feet of MLS living area that is $362 per square foot, against a 24-month median of $514. The 607 days on market is the longest of the 29 closings in the 60-month record. The county file holds a qualified deed for $450,000 in the same building dated three days earlier, and an earlier deed on that condo for $487,500 in February 2016, which makes this the one repeat sale since 2023 that closed below its earlier price.
On June 6, 2025, another 1,244-square-foot condo at 6672 Estero Blvd closed for $715,000, 98.6 percent of its $725,000 list price, after 3 days. That is $265,000 more for the same recorded living area in the same building, sixteen weeks before. Ten months after the $450,000 sale, a third condo of the plan in that building closed for $640,000 after 297 days. The record cannot tell us the floor, the view, the interior or the terms of any of the three, and we do not guess at them.
A listing that has been public for 607 days gives a buyer its whole history. In the 607 days before this closing, 15 other Sandarac condos closed, 10 of them at $640,000 or more. A buyer’s agent reads that as the market passing on this condo at its price, and writes the offer accordingly. The seller’s choice by then was a figure near the bottom of the range, or more quarters of fees, insurance and tax.
It does not show that a Sandarac condo is worth $450,000 or that 6672 sells low; the same building produced the $715,000 and $690,000 closings. It shows what the first weeks are worth: the three fastest sales of the 24 months closed at 98.6 to 100 percent of list. We spend the time before the listing, on price, documents and presentation. Before you set a price, read how we build one on our Sandarac home value page.
We price a Sandarac condo in Fort Myers Beach from the nearest closings of the same floor plan in the same building, then adjust for floor, Gulf view, condition and the association’s documents, and test the result against the 12 condos already for sale. The 24-month median of $640,000 is a reference point, not a price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We sort the 29 closings of the last 60 months by street number and living area before we look at a price. A 6660 condo is compared first with 6660 and 6662, and a 6672 condo with 6670 and 6672, because each pair is a different association with a different budget. Then we pull the closings of your own plan, newest first.
The record gives a date, a price, a building and a living area. It does not give the floor, the angle of the Gulf view, the state of the kitchen, baths, windows and shutters, or whether furniture was part of the price. We see those in person. This step is where the $265,000 between two sales of one plan gets explained.
A price has to survive two readers. The buyer’s attorney reads your association’s budget, reserve study, milestone summary and estoppel, and the buyer reads the other 12 listings. With nine sellers asking more than $640,000 and the last four sales at $377,000 to $690,000, a new listing near the top needs a reason a buyer can see.
The price of a Sandarac condo in Fort Myers Beach moves with the condo, not the community: its floor and Gulf view, its interior condition, its living area, its association’s fee and reserve position, and its flood and insurance file. Building and association medians sit within about $22,875 of each other over 60 months.
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 median closing was $645,000 at 6660 (7 closings), $653,500 at 6662 (7), $650,000 at 6670 (5) and $667,875 at 6672 (10). The county’s median just value by building is similarly tight: $512,092 at 6660, $502,260 at 6662, $512,905 at 6670 and $509,086 at 6672. The older Sandarac I buildings date to 1976 and the Sandarac II buildings to 1979, and the record shows no price gap between them that survives the small samples.
The county codes all 183 residential parcels as Gulf-fronting land, and Sandarac I’s website says every condo has a Gulf view. A direct view from a high floor and a side view from a low one are still different products, and nothing in the MLS fields we pulled or the county roll separates them. The county’s stories field reads 9 on 135 of the 181 condos.
County heated areas run from 1,120 to 1,387 square feet, with medians of 1,173 at 6660, 1,138 at 6662 and 1,244 at both 6670 and 6672. Over 60 months the 3 closings the MLS describes as three-bedroom have a median of $750,000 against $647,875 for the 26 two-bedroom closings. Three sales are too few to call a premium, and the county codes every condo two bedrooms, so a converted room should be checked against the plan and the permit record.
The FEMA flood map indicates Zone VE, at a base flood elevation of 12 feet NAVD88, at the four Sandarac I addresses we tested, and 13 feet at the centroid of the four buildings. The zone is the backdrop for every condo. What differs is the paper: an elevation certificate, a wind mitigation report and what the association can document since Hurricane Ian.
The county roll counts no Sandarac condo with a year built of 2023 or later; all 181 date from 1976 or 1979. We found no dated association or government document describing damage or repairs after Hurricane Ian. Interior renovation is the lever an owner controls, and it needs the association’s approval and usually a Town permit.
Your Sandarac condo buyer will pay a quarterly association fee that neither association publishes. Listing-entered annual recurring fees on 29 Southwest Florida MLS closings ranged from $7,836 to $15,400 (not verified; the association’s current budget and an estoppel certificate govern), and on the 13 closings of the last 24 months from $12,000 to $15,400.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The median listing-entered annual total was $8,264 on the 4 closings of 2022, $10,000 on the 5 of 2023, $12,320 on the 9 of 2024, $15,400 on the 8 of 2025 and $14,000 on the 3 of 2026. Entries on the 15 Sandarac I closings run from $7,836 in 2022 to $14,000 and $14,200 in 2026, and on the 14 Sandarac II closings from $8,264 in 2022 to $15,400 on all five 2025 closings and $13,000 in March 2026. Every figure is a listing agent’s quarterly entry. None is verified, and none says what the fee pays for.
Listing entries show an application fee of $100 or $150 on 21 of the 29 closings and no transfer fee on any. Sandarac I’s own sales page lists an application transfer fee of $100.00 and a consent to transfer application. Florida law caps what an association may charge for an estoppel certificate, and we print no figure for it.
At the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax on a $640,000 price is $8,518.91 a year before exemptions and non-ad valorem charges ($640,000 divided by 1,000, times 13.3108). The buyer adds a unit-owner insurance policy, any flood coverage and utilities, so the fee line in your listing has to match the current budget.
Each Sandarac association insures its own buildings under a master policy paid through the quarterly fee, and the condo owner insures the interior and contents. A buyer’s insurer will ask for a wind mitigation report and flood information, and a buyer’s lender will ask the correct association, I or II, for a questionnaire, budget and insurance certificate.
We found no master policy, premium or deductible in a public document for either association. Both associations’ websites point to a route for requesting a certificate of insurance. Request yours before you list, because the buyer’s lender will.
An owner usually carries an HO-6 policy. Citizens Property Insurance requires flood coverage alongside its wind policies in a Special Flood Hazard Area, but the rule exempts policies written on a condominium unit owner’s form, as Citizens states under Florida Statute 627.351. A wind mitigation report can lower a premium, and the Florida Office of Insurance Regulation lists the resources. We publish no premium, because we found none from a primary source.
A buyer can use a National Flood Insurance Program policy, a private flood policy or both. The Town of Fort Myers Beach is a Community Rating System Class 5 community, a 25 percent discount on federal policies effective April 1, 2026, per the Town’s flood insurance page. FEMA’s Risk Rating 2.0 caps most annual premium increases at 18 percent.
A lender reviewing a condominium loan usually sends the association a questionnaire and asks for the budget, the reserve information, the insurance certificate and any pending litigation or special assessment. Whether a loan program accepts either Sandarac association is the lender’s decision, and we do not characterize it.
A Sandarac condo seller in Fort Myers Beach sells under chapter 718, the Florida Condominium Act. You deliver your own association’s governing documents, budget and reserve material under section 718.503, give the flood disclosure required by section 689.302 before the contract, and disclose known defects that materially affect value. This is information, not legal advice.
Florida Statute 718.503 gives a resale buyer the declaration, articles, bylaws, rules, the latest annual financial statement and budget, and a questions-and-answers sheet, plus the milestone inspection summary and the structural integrity reserve study where they apply. The buyer may cancel within 7 days, not counting weekends and legal holidays, after signing and receiving the documents, or within 15 days where a milestone inspection summary or a reserve study applies. The clock starts when the buyer has the documents, so a late package keeps your contract cancellable.
Sandarac I condos, at 6670 and 6672, are governed by the declaration at Lee County Official Records Book 1163, page 856, and The Sandarac Association, Inc., state document 731418. Sandarac II condos, at 6660 and 6662, are governed by the declaration at Official Records Book 1339, page 1713, and The Sandarac II Association, Inc., document 742077. Sandarac II’s website lists its declaration, bylaws and articles; Sandarac I’s document pages are password-protected, so its owners should download their set before listing.
Since October 1, 2024, Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract. It asks what you know about flood damage, insurance claims and federal assistance for the property. Answer from your own knowledge of your condo, and let your attorney review the form.
Section 689.261 requires a property tax disclosure summary. Under Johnson v. Davis, a seller who knows of facts materially affecting value that are not readily observable must disclose them. The chapter 720 homeowners association disclosure does not apply, because both associations are condominium associations.
The estoppel certificate is the association’s statement of what your condo owes in fees and assessments, under section 718.116. The statute caps the fee and sets the response time, and we print no dollar amount. Sandarac II’s public pages say estoppel requests go to its management company.
Section 553.899 requires a milestone inspection for condominium buildings of three or more habitable stories at 30 years, and section 718.112 a structural integrity reserve study. From the county’s year built of 1976 and 1979 and its stories field, the first inspection was due before December 31, 2024 and the study by December 31, 2025. That is our computation, and we state no status for either association.
Buyers at the Sandarac in Fort Myers Beach will ask which flood zone the building is in, what happened in Hurricane Ian, and whether repairs could trigger the Town’s 50 percent rule. The FEMA flood map indicates Zone VE at the addresses we tested, and the record of damage is the association’s to supply.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Address tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 6670 Estero Blvd, first point | VE | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 6670 Estero Blvd, second point | VE | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 6670 Estero Blvd, third point | VE | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| 6672 Estero Blvd | VE | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
| Centroid of the four buildings | VE | 13 ft NAVD88 | 12071C0567G | November 17, 2022 |
The FEMA flood map indicates these readings at these addresses, from FEMA’s National Flood Hazard Layer. All four tested addresses are in Sandarac I; we did not test a Sandarac II address. A map reading is not a determination for one condo. The flood map panel and an elevation certificate settle it, and the Town explains how to request one on its elevation certificate page. Lee County places the buildings in evacuation zone A.
Zone VE is the coastal high-hazard zone, where FEMA expects waves of three feet or more on top of the base flood. Flood insurance is priced from the building’s lowest floor against that elevation. We did not confirm whether any building sits seaward of the state’s coastal construction control line.
The National Hurricane Center’s report on Hurricane Ian gives 10 to 15 feet of storm surge above ground on Fort Myers Beach and Estero Island on September 28, 2022. U.S. Geological Survey high-water marks on the island run from 10.5 to 13.8 feet NAVD88, and the Florida DEP report gives 13.23 feet at the pier. For Helene and Milton in 2024 the National Weather Service gives Lee County coastal water levels of 2 to 5 and 3 to 6 feet above mean higher high water. None of these describes the Sandarac buildings.
The Town treats work costing 50 percent or more of a building’s value as a substantial improvement that must meet current flood rules, and the Town’s page states that the calculation counts permits from the past five years. The Town applies the rule building by building and requires the base flood elevation plus one foot of freeboard, which is 13 to 14 feet NAVD88 here, for new or substantially improved buildings. A buyer will ask what work has been permitted on your building, and the association’s records answer it.
An interior renovation needs the association’s approval and usually a Town permit, as the Town’s Build Responsibly guide explains. Sea turtle nesting season runs May 1 to October 31, and both associations publish lighting rules for it. Sandarac I’s website says its carports will be rebuilt in 2026 and parking is unassigned until then, so get the scope, cost and schedule from the association in writing.
The rules that affect a Sandarac condo sale in Fort Myers Beach are your own association’s leasing, pet, vehicle and transfer rules, and the Town’s short-term rental registration. Sandarac I and Sandarac II publish different rules, neither publishes a minimum rental period, and the recorded declarations govern.
Sandarac I’s website says owners manage their own rentals and the association does not. Sandarac II requires owners and renters to register each stay and vehicle. Neither states a minimum stay, a limit on leases per year or a tenant approval step. Those are not published; the recorded declaration (Lee County Official Records Book 1163, page 856 for Sandarac I and Book 1339, page 1713 for Sandarac II) and the current rules govern.
The Town of Fort Myers Beach requires registration of short-term rentals, as its short-term rentals page explains, and condominium associations may opt out of Town enforcement. The Town’s 2026 opt-out list does not show the four Sandarac street numbers, which we searched for on October 7, 2026. That says nothing about what either association allows.
Sandarac II’s resources page says renters and guests may not keep pets, and that owners may register, with written approval, up to two indoor house cats, two small caged birds and an aquarium of 20 gallons or less. Sandarac I’s renters packet, updated November 15, 2023, says no pets are allowed for renters, and its owner pet rule is not published. Service and emotional support animals must be registered and approved by the board at both. A buyer with a dog will ask first, so know your association’s answer.
Sandarac I’s sales page lists a consent to transfer application, an owner information form and a $100.00 application transfer fee, so a sale there goes through the association. Sandarac II publishes no approval procedure. Both limit each condo to two vehicles, and Sandarac II bans campers, boats and trailers. We found no age restriction for either association.
The best time to sell on Fort Myers Beach cannot be read from the Sandarac record, which holds only 29 closings in 60 months. Closings bunch from February through July, with 20 of the 29, and none closed in January or October. A closing follows its contract by weeks, so buyers were shopping from winter into early summer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month of closing | Closings in 60 months | Closings in the last 24 months |
|---|---|---|
| January | 0 | 0 |
| February | 3 | 0 |
| March | 2 | 1 |
| April | 3 | 2 |
| May | 3 | 1 |
| June | 5 | 3 |
| July | 4 | 1 |
| August | 1 | 0 |
| September | 3 | 2 |
| October | 0 | 0 |
| November | 3 | 1 |
| December | 2 | 2 |
June has the most closings, 5, and the six months from February to July hold 20 of the 29. With an average of fewer than six closings a year, one sale moves any month’s count, and Hurricane Ian removed the autumn of 2022 from the record altogether: nothing closed between July 22 and November 25 of that year. We cannot conclude that any month produces a higher price. The three sales that closed within 3 days of listing closed in March, April and June.
Census figures for the Town count 9,886 housing units, 71.4 percent of them vacant, including 4,753 held for seasonal use, so many Gulf-front buyers are on the island in winter and gone by summer. A listing that is priced and documented before they arrive meets the largest audience. With a median of 106 days to sell, a spring listing may still be for sale in hurricane season.
We market a Sandarac condo in Fort Myers Beach by answering the buyer’s questions before they are asked: the Gulf view in photographs and video, the floor and plan stated plainly, and the association’s fee, rules, insurance certificate and inspection documents ready to send the day a buyer’s agent calls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
At an address where 12 condos compete and buyers can cancel for 7 or 15 days after they receive the papers, the listing with a complete package is the safer contract to write. We request the right association’s budget, reserve study, milestone summary, rules and insurance certificate at the start, and we tell buyers’ agents the package exists.
Your listing goes into the Southwest Florida MLS and in front of the agents and buyers who search Gulf-front condos on Estero Island, many from out of state. We name the building by street number and the association by name, so nobody mistakes Sandarac I for Sandarac II.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign a written agreement with their agent before touring, as the National Association of REALTORS explains. Whether to offer anything toward a buyer’s agent is your decision, made off the MLS, and commissions are negotiable. We show the net both ways in the cost section below.
We negotiate a Sandarac condo contract with the closings in hand: 12 of the last 13 buyers paid less than final list, by a median $35,000, so a first offer below asking is the normal opening, not an insult. Jesse and Marc handle every offer themselves and answer it with the nearest closings of your plan.
A buyer who cites the $450,000 sale at 6672 is answered with the $715,000 and $640,000 sales of the same plan in the same building, and with what separates your condo from each. A buyer who cites the 22 months of supply is answered with the three sales that closed at 98.6 to 100 percent in under a week.
Because the buyer’s right to cancel runs from delivery of the association documents, we deliver them with the contract or before it and get a signed receipt. Then the inspection, the lender’s questionnaire and the estoppel each have a date, and we chase each one.
A Fort Myers Beach buyer comparing the Sandarac with Creciente, about half a mile south, is choosing between a higher price for a uniform two-bedroom plan under two associations, and a lower median with a wider range of sizes under one. Over the same 24 months the Sandarac’s median was $640,000 on 13 closings and Creciente’s $517,500 on 14.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both rows use the 24 months to October 7, 2026. Creciente’s own pages lead with its 12-month window, which holds 10 closings; see our page on selling a condo at Creciente.
| Decision point | Sandarac | Creciente | What it means for your sale |
|---|---|---|---|
| Address | 6660, 6662, 6670 and 6672 Estero Blvd | 7146, 7148 and 7150 Estero Blvd | Same road, about half a mile apart |
| Built (county) | 1976 and 1979 | 1972 to 1977 | Both fall under the milestone and reserve study rules |
| Associations | Two, one per condominium | One on the state record | Your buyer reads one of two document sets here |
| County heated area | 1,120 to 1,387 sq ft, median 1,165 | 812 to 1,606 sq ft, median 1,330 | The Sandarac is the more uniform product |
| MLS closings, 24 months | 13, median $640,000 | 14, median $517,500 | The Sandarac sold $122,500 higher at the median |
| MLS price range, 24 months | $377,000 to $900,000 | $395,000 to $885,000 | The ranges overlap almost entirely |
| Median days on market | 106 | 98 | Both take about three months or more |
| Median sale-to-final-list | 94.8% | 95.3% | Similar negotiating room |
| Active and pending, October 7, 2026 | 12 active, 1 pending | 9 active, 1 pending | More direct competition at the Sandarac |
| Months of supply, 24-month pace | 22.2 | 15.4 | Sandarac sellers wait longer |
| Listing-entered annual fee, median (60 months, not verified) | $12,320 on 29 closings | $9,960 on 35 closings | Buyers will ask why the Sandarac entry is higher |
| Median county just value | $507,542 | $392,723 | A county assessment, not a price |
| FEMA zone at tested addresses | VE, 12 ft; 13 ft at centroid | VE, 13 ft | The same flood backdrop |
A buyer who wants a consistent two-bedroom Gulf-front plan and accepts a price near $640,000 leans to the Sandarac. A buyer who wants a lower entry price or a larger plan leans to Creciente. Your buyer has probably toured both, so price against Creciente’s active listings, $475,000 to $819,000 on October 7, as well as your own building’s, and be ready to explain the fee difference with your association’s budget.
Each row is recomputed for the same 24 months to October 7, 2026 from our Southwest Florida MLS pull, so the columns compare like with like. Supply is active listings divided by the 24-month monthly pace of closings.
| Condominium | Closings, 24 months | Median sale | Median days on market | Median sale-to-final-list | Sold below final list | Active listings | Months of supply |
|---|---|---|---|---|---|---|---|
| Sandarac | 13 | $640,000 | 106 | 94.8% | 12 of 13 | 12 | 22.2 |
| Creciente | 14 | $517,500 | 98 | 95.3% | 12 of 14 | 9 | 15.4 |
| Estero Beach and Tennis Club | 29 | $423,000 | 114 | 94.9% | 28 of 29 | 17 | 14.1 |
| Leonardo Arms | 11 | $424,000 | 73 | 97.1% | 11 of 11 | 6 | 13.1 |
| Estero Cove | 14 | $341,500 | 90.5 | 93.1% | 13 of 14 | 6 | 10.3 |
The Sandarac has the highest median of the five and the most months of supply. Its discount from list is in line with its neighbors, so the difference a seller feels here is time, not negotiation. For the island as a whole, see our page on selling a home in Fort Myers Beach.
Selling a Sandarac condo in Fort Myers Beach costs roughly 4.5 to 7.2 percent of the price on the two net sheets here, at $640,000 and $900,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
This is the price of the July 21, 2026 closing at 6672 Estero Blvd, a 1,244-square-foot condo, and also the 24-month median.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $640,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$17,600 | 2.75% x $640,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$16,000 | Optional, off the MLS; 2.5% x $640,000 |
| Deed documentary stamp tax | -$4,480.00 | 6,400 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$3,275.00 | State schedule: $575 + 540 x $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,332 | 180/365 of $507,542 x 13.3108 mills (2026) |
| Estimated total seller costs | -$46,062 | 7.2% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $593,938 | Estoppel fee not in the total |
| Without a buyer-agent offer: total costs | -$30,062 | 4.7% of the price |
| Without a buyer-agent offer: net | $609,938 | Before any mortgage payoff |
This is the price of the April 14, 2025 closing at 6660 Estero Blvd, a condo of 1,174 square feet of MLS living area.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $900,000 | A recorded Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$24,750 | 2.75% x $900,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$22,500 | Optional, off the MLS; 2.5% x $900,000 |
| Deed documentary stamp tax | -$6,300.00 | 9,000 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$4,575.00 | State schedule: $575 + 800 x $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$3,332 | 180/365 of $507,542 x 13.3108 mills (2026) |
| Estimated total seller costs | -$62,832 | 7.0% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $837,168 | Estoppel fee not in the total |
| Without a buyer-agent offer: total costs | -$40,332 | 4.5% of the price |
| Without a buyer-agent offer: net | $859,668 | Before any mortgage payoff |
Commission is an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The documentary stamp tax is the price divided by 100, rounded up, times $0.70, under Florida Statute 201.02 and the Florida Department of Revenue’s method. The title premium follows the state schedule of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it. The search, settlement and lien line is about $1,200 plus $175. The estoppel fee is capped by statute and is not in the totals. The tax proration uses the county’s median just value of $507,542 at the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district, $6,755.79 a year, for 180 of 365 days, before exemptions; your own bill governs. Paying the owner’s title policy and the stamp tax is Lee County custom, not law.
Whether you owe capital gains tax on a Sandarac condo in Fort Myers Beach depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers first.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A winter home or a rental does not qualify unless it meets the ownership and use tests in Publication 523.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. The repeat sales above are gross price differences, not taxable gain. With a median hold of 5.6 years among the recent pairs, gather your closing statement and renovation receipts early. A seller who is not a U.S. person may face federal withholding at closing, as the IRS explains.
For most Sandarac condo owners in Fort Myers Beach a full MLS listing gives the price the open market will pay, a cash offer trades price for speed and certainty, and a sale by owner saves a listing commission but leaves you the chapter 718 documents, the flood disclosure and the negotiation.
| Route | Price outcome | What it costs | Main risk at the Sandarac | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested against 12 competing condos | Commission, stamp tax, title and prorations | A price above the nearest closings joins the listings past 250 days | The condo is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Fewer repairs and showings, but a lower price | The discount can exceed the commission you save | The condo needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any buyer-agent compensation you agree to | A missed section 718.503 or 689.302 duty keeps the contract cancellable | You have a known buyer and a lawyer’s review |
You get a free Sandarac condo valuation in Fort Myers Beach by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your floor plan in your building, adjusted for floor, view, condition and your association’s documents, with a net sheet, and no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the 12, 24, 36 and 60-month windows, the active listings you would compete with, the document list for your association, I or II, and a net sheet at the price the record supports.
Get your free Sandarac condo valuation and we will send a value built from recent closings in your building, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach home valuation page.
We could not verify the following about the Sandarac in Fort Myers Beach from a primary source, so this page makes no claim on them. Each item names the document or office that settles it. A Sandarac seller who can fill any of these gaps with a document improves their own listing.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review here is copied from our Google Business Profile. The words are the reviewers’ own and describe working with our team across Southwest Florida.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” 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
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These are the questions Sandarac condo owners in Fort Myers Beach ask before they list, answered from the Southwest Florida MLS, the Lee County record, the two associations’ own pages and Florida law. Where a fact is not published, the answer names the document that settles it. Jesse takes seller questions at (239) 898-6072.
One the last closings of your plan support. The 24-month median is $640,000 on 13 closings, the 12 active listings on October 7 asked $525,000 to $789,990 (13 on October 29, same range), and the four most recent sales were $377,000 to $690,000.
Twelve were active and 1 pending on October 7, 2026: 6 active at 6672, 3 at 6662, 2 at 6660 and 1 at 6670. That is about 22 months of supply at the 24-month pace. On October 29, 2026, 13 were active (6 at 6672, 3 at 6662, 2 at 6660 and 2 at 6670) and the same 1 pending, about 24.0 months.
The median of the 13 closings in the last 24 months was 106 days, from 0 to 607. Three sold within 3 days and four took 220 days or longer. Price and preparation decide which group you join.
Twelve of the last 13 sold below final list, at a median 94.8 percent and a median gap of $35,000. The widest was 16.2 percent on the $377,000 sale, and one sold at its full $900,000 price.
The record shows no reliable gap. Over 60 months the medians are $650,000 on 15 Sandarac I closings and $649,250 on 14 Sandarac II closings. Floor, view and condition move price far more than the association does.
A 1,244-square-foot condo at 6672 closed at $715,000 in June 2025 and another at $450,000 that September. The public record does not give floor, view or condition, which is where the difference lies.
The 3 closings the MLS calls three-bedroom have a median of $750,000 against $647,875 for the 26 two-bedroom closings in 60 months. Three sales prove little, and the county codes every condo two bedrooms.
At Sandarac I, the sales page lists a consent to transfer application and a $100.00 application transfer fee. Sandarac II publishes no approval procedure. Your recorded declaration says what your association may require.
Florida law caps the charge and sets the response time, so we print no figure. Your closing agent orders the certificate near closing because it is dated. Ask your association or its manager for the current fee.
Florida Statute 689.302 requires a flood disclosure at or before the contract, covering what you know of flood damage, claims and federal assistance for your condo. Answer from your own knowledge and have your attorney review it.
Yes. Both appear on the estoppel certificate and the lender’s questionnaire, and a buyer will price them in. Pay or disclose any balance before listing, and ask your association whether any project is expected to bring an assessment.
With the budget. Listing entries rose from a median of $8,264 on 2022 closings to $14,000 on 2026 closings, unverified. Your association’s current budget shows what the fee pays for and what goes to reserves.
Buyers will ask. Sandarac I’s website says the carports will be rebuilt in 2026 and parking is unassigned until then. Get the scope, cost, funding and schedule from the association and put the answer in your package.
In Lee County the seller customarily pays it: $0.70 per $100 of the price under Florida Statute 201.02, or $4,480.00 on a $640,000 sale. That is custom, not law, and the contract controls.
In Lee County the seller customarily pays the owner’s title policy, about $3,275 on a $640,000 sale under the state schedule, and the buyer pays the lender’s policy. The contract controls.
An appraiser uses recent closings in your building and association. With 13 sales from $377,000 to $900,000, support depends on choosing the right ones, so we give the appraiser the comparables and the reasons for each adjustment.
No. Just value is the county’s assessment figure. The median across the 181 condos is $507,542, about 79 percent of the 24-month MLS median of $640,000. Use closings to price and just value to understand the tax bill.
Florida does not require one for a sale, but a buyer’s insurance agent will ask for it in Zone VE. Ask your association whether one exists for your building; the Town explains how to request certificates.
Sometimes. Finishes help a condo stand out among 12 listings, but renovation needs the association’s approval and usually a Town permit. We compare the cost with what the nearest updated closings actually brought before you spend.
Use a measured floor plan and say where the figure comes from. The county’s heated area, the MLS living area and Sandarac II’s website do not agree, and a buyer’s appraiser will measure for themselves.
Five of the 12 active listings had passed 250 days on October 7, and the same five were still listed on October 29. Compare your price with the nearest closing of your plan, renew the photographs and the documents, and consider relisting with a plan instead of another small reduction.
Disclose what you know about your own condo: damage, repairs, insurance claims and federal assistance, under section 689.302 and Florida’s common-law duty. The association’s records cover the building. Your attorney can advise on wording.
By our computation from the county’s year built, the first milestone inspection was due before December 31, 2024. A buyer’s attorney will ask for the report and summary, so request them from your association before listing.
Buyers and lenders read the structural integrity reserve study to see what the building needs and what is funded. A shortfall can mean higher fees or an assessment. Know your association’s answer before a buyer asks.
Yes. Under section 718.503 a buyer may cancel within 7 days, not counting weekends and legal holidays, after receiving the documents, or within 15 days where a milestone summary or reserve study applies. Early delivery shortens your exposure.
They can. A buyer adds a unit-owner policy and any flood premium to your quarterly fee. We found no premium in a primary source, so we quote none; a wind mitigation report and insurance certificate help the buyer get one.
That depends on your declaration and rules; neither association publishes a minimum stay. Short-term rentals also need Town registration. A tenant can limit showings, so weigh the income against the 106-day median time to sell.
For some. Sandarac II allows owners two indoor cats, two small caged birds and a small aquarium with approval, and does not name dogs. Sandarac I’s owner rule is not published. State your association’s rule in the listing.
Yes. Most documents can be signed remotely, and we handle showings, access and the association paperwork. Tell us early so the estoppel, keys and your association’s registration rules are arranged before the first showing.
From your association or its manager, or from the Lee County Clerk by book and page: Official Records Book 1163, page 856 for Sandarac I and Book 1339, page 1713 for Sandarac II.
Some sales never enter the MLS. Two county deeds in the last 24 months, $625,000 at 6672 and $675,000 at 6670, have no MLS match. We use MLS closings to price and county deeds to confirm.
The record is too thin to say. Twenty of 29 closings in 60 months fell from February to July and none in January or October. Being listed and documented before winter visitors arrive is the safer plan.
We do not predict prices. The facts: a $640,000 median, 12 competing listings on October 7 and 13 on October 29, about 22 to 24 months of supply and a 106-day median wait. If you must sell, price to the nearest closing. If you can wait, prepare the documents.
Commission is negotiable and set in a written listing agreement we explain before you sign. The net sheets above use 2.75 percent as an example only. Call Jesse direct at (239) 898-6072 to go through it.
Choose the agent who can show you every closing by building and plan and name your association’s documents. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this page from that record.
Both. All 183 Sandarac parcels are in the Town of Fort Myers Beach taxing district, inside Lee County. The Town sets zoning, permits and rental registration, and its district’s 2026 applied millage is 13.3108 (13.4329 in 2025).
A Fort Myers Beach specialist knows that the Sandarac is two associations in four buildings, which closings are true comparables for your plan, what each association’s package must contain, and what the flood map reads at the address. A listing that explains a Sandarac condo that well holds its price through the inspection period.
Small facts cost sellers contracts here: a price taken from a community median, a fee copied from an old listing, the other association’s declaration in the package. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the buyer’s attorney.
Our Fort Myers Beach community page covers the island. A buyer’s agent who reads it arrives with fewer objections.
If you plan to sell a Sandarac condo in Fort Myers Beach, call the team that prices from the closings of your plan in your building, gathers your association’s documents first, and answers the buyer’s fee, flood and insurance questions before they are asked. Jesse has held a Florida license since 2004 and Marc since 2003.
If you are thinking, “I need someone to sell my condo at the Sandarac in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in the Sandarac, Creciente, Estero Cove or Leonardo Arms.
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.
Sandarac sold record, last 24 months: 13 Southwest Florida MLS closings at a $640,000 median, from $377,000 to $900,000, a median 106 days on the market and a median 94.8 percent of final list, with 12 condos active and 1 pending on October 7, 2026 (13 active and 1 pending on October 29). With about six closings a year in four buildings, make us your first call before you list.
Request your free Sandarac condo valuation and we will send a value built from the closings in your building, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent, with every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008.
The island is in our Fort Myers Beach community page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Sandarac condo? Get a free Sandarac condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page about selling a Sandarac condo traces to a primary source listed here: county, Town, state and federal records, the two associations’ own websites and the Florida statutes on a condominium seller’s duties. Each entry was accessed October 7, 2026.
These official documents are the ones a Sandarac seller in Fort Myers Beach should have in hand before listing, and the ones a buyer’s agent will ask to see. Each link opens the issuing association’s or authority’s own copy, and none is hosted by a brokerage.
| Document | Issued by | Why a Sandarac seller needs it |
|---|---|---|
| Sandarac I renters packet | The Sandarac Association, November 15, 2023 | The parking, pet and pool rules a Sandarac I buyer will ask about |
| Sandarac II 2025 resident emergency guide | The Sandarac II Association, 2025 | Storm preparation and re-entry rules for 6660 and 6662 |
| Town 2026 short-term rental condominium list | Town of Fort Myers Beach, 2026 | The opt-out file; the four Sandarac street numbers are not on it |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser, 2025 | The Town district’s 2025 rate of 13.4329 mills, for comparison with the 2026 rate of 13.3108 used in the net sheets |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Surge figures for Fort Myers Beach |
| Florida Statute 718.503 | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
Budgets and reserve studies come from each association; the recorded declarations are at Lee County Official Records Book 1163, page 856 (Sandarac I) and Book 1339, page 1713 (Sandarac II).
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Sandarac condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.