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)
Selling a home in Sandpiper Village, the canal neighborhood of Ibis, Albatross and Egret Streets on the south half of Estero Island in Fort Myers Beach, means working from a short record: 19 closings in five years. This is our seller’s page for those three streets. The island background is in our Fort Myers Beach guide.
Every one of the 82 Sandpiper Village residential parcels sits in the Town of Fort Myers Beach taxing district on the Lee County Property Appraiser’s roll. The Town, which incorporated on December 31, 1995 and covers Estero Island, is therefore the government that issues your buyer’s permits, applies the flood rules, registers vacation rentals and levies part of the tax bill, and unincorporated Lee County is not. The roll counts 64 improved parcels and 17 vacant residential lots here, ZIP 33931.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 19 closings under the Sandpiper Village name at a median of $820,000, from $600,000 to $1,900,000, with a median of 20 days on market and 90.8 percent of the final list price. Only 2 of the 19 closed in the last 12 months, and each took about a year to sell. This page prints all 19 with their final list prices, the lot sales the county recorded, the repeat sales, two net sheets and the papers Florida law requires of a seller.
To sell a Sandpiper Village home in Fort Myers Beach in 2026, price it against the few closed homes that match its size, age and floor height, gather the elevation certificate, permits, survey and flood disclosure before the first showing, and plan to negotiate: 17 of the last 19 sales closed below the final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A neighborhood of 64 houses does not produce an average you can price from. The county roll dates those houses from 1952 to 2022, with 48 built before 1980, and the 19 closings ran from $370 to $1,052 per square foot. So we work one house at a time.
These are the eight facts about selling a Sandpiper Village home in Fort Myers Beach that matter most in October 2026, each taken from the Southwest Florida MLS, the Lee County Property Appraiser’s files, the Town of Fort Myers Beach and Florida law, and each explained in a section below.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Sandpiper Village Home in 2026? · Why List Your Sandpiper Village Home With McGreevy and Comisar? · What Is the Sandpiper Village Market Doing for Sellers Right Now? · What Did Sandpiper Village Homes Sell For? · How Long Do Sandpiper Village Listings Take to Sell, and How Close to List Price? · Have Sandpiper Village Owners Sold for More Than They Paid? · A Sandpiper Village Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Sandpiper Village Home? · What Moves the Value of a Sandpiper Village Home: Canal or Bay, Elevation, Rebuilds and Docks? · What Fees Will Your Sandpiper Village Buyer Pay Each Year? · Who Insures a Sandpiper Village Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Sandpiper Village Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Sandpiper Village? · Which Rules Affect a Sandpiper Village Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Sandpiper Village Home? · How Do We Negotiate a Sandpiper Village Contract? · Sandpiper Village vs Holiday Heights: Which Will Your Buyer Choose? · What Does It Cost to Sell a Sandpiper Village Home? · Do I Pay Capital Gains Tax When I Sell My Sandpiper Village Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Sandpiper Village Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Sandpiper Village Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Sandpiper Village 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. Sandpiper Village owners hire us because we find every comparable sale, including the ones filed under other names, build the flood and permit file first, and negotiate each offer ourselves.
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 19 Sandpiper Village closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and then matched all 82 parcel addresses on the county roll against every closing in ZIP 33931, which turned up six more sales on Sandpiper Village lots that carry another subdivision’s name. We tracked every one of the 13 county-qualified sales, read the county’s deed list for the lot sales and queried the FEMA flood layer at four street addresses and the center point.
It changes the comparables. A search by the neighborhood’s name returns 2 closings in the last 12 months; the lots themselves saw 4, including a $1,300,000 sale on Egret Street that closed on October 1, 2026. It also changes the conversation about older houses, because the county’s lot sales show what the ground alone has brought. We will not price a 1,100 square foot house from the $1,900,000 sale down the street or call a dock permitted before we have seen the permit. Reading the whole record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Sandpiper Village home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed homes and lots nearest yours, 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. Only 2 homes here closed under the neighborhood’s name in the last year, so the owner who lists next should call us first.
The Sandpiper Village market in Fort Myers Beach is thin and slow in 2026: the Southwest Florida MLS shows 2 closings in the last 12 months, both after about a year on the market, against 5 active listings on October 7, 2026. The five-year record of 19 closings carries the only usable median, $820,000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We keep two series and never blend them: the MLS record, which leads, and the county’s qualified deeds. Our Sandpiper Village home valuation page sorts it by size and year.
Each window counts back from October 7, 2026. The first to hold 10 or more closings is 60 months, with 19, so it carries the medians. The three shorter windows are too small for a median, and their closings are listed in the next section.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 2 | not stated (fewer than 10) | $750,000 to $800,000 | not stated | not stated | not stated |
| 24 months | 5 | not stated (fewer than 10) | $740,000 to $1,900,000 | not stated | not stated | not stated |
| 36 months | 6 | not stated (fewer than 10) | $740,000 to $1,900,000 | not stated | not stated | not stated |
| 60 months | 19 | $820,000 | $600,000 to $1,900,000 | $510 | 20 | 90.8% |
None of the 19 is a Sold Data Entry record, so all 19 count in the days-on-market and sale-to-list figures. The 19 sold prices add up to $18,985,000.
Ten of the 19 closings fall in the single year that began in October 2022, days after Hurricane Ian, and 7 of those 10 closed between December 20, 2022 and February 27, 2023. The 20-day median describes that market more than this one. The year before it held 3 closings, the two years after it held 1 and 3, and the last 12 months held 2. The five closings since October 2024 took 5, 25, 95, 346 and 361 days.
On October 7, 2026 the Southwest Florida MLS showed 5 active listings under the Sandpiper Village name and none pending. A re-check of the MLS on October 29, 2026 found the same 5 listings active, from $680,000 to $1,265,000 after a $10,000 price cut at 169 Ibis Street, still none pending and no closing since October 7.
| Street address | List price | Living area (sq ft) | List price per sq ft | Days on market |
|---|---|---|---|---|
| 169 Ibis St | $1,275,000 | 1,388 | $919 | 53 |
| 140 Egret St | $1,250,000 | 1,608 | $777 | 49 |
| 90 Ibis St | $949,000 | 1,744 | $544 | 174 |
| 107 Albatross St | $949,000 | 1,735 | $547 | 201 |
| 139 Ibis St | $680,000 | 2,020 | $337 | 139 |
The median asking price was $949,000 and the median listing had been on the market 139 days. Five listings against 19 closings in 60 months is about 15.8 months of supply at the five-year pace, which is active listings divided by closings per month. Measured against the last 12 months alone the figure would be 30 months, but two closings are too few to rest a supply figure on. All of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months.
Two of the five are recent purchases back on the market: 169 Ibis Street closed at $1,250,000 in September 2024 and is listed at $1,275,000, and 107 Albatross Street closed at $955,000 on February 26, 2026, a sale the MLS files under the Fairview Isles name, and is listed at $949,000 after 201 days. Two more listings sit on Sandpiper Village lots under other subdivision names: 215 Albatross Street at $1,675,000 after 107 days, and 127 Albatross Street at $875,000 after 629 days. A buyer touring these streets sees seven homes for sale, not five.
The county’s qualified improved sales are a separate series built from recorded deeds: 3 in the last 12 months, 7 in 24 and in 36, and 13 in 60 months, with a 60-month median of $955,000 and a range of $680,000 to $1,900,000. Eleven of the 13 match one of the 19 MLS closings at the same address and price. The other two are 107 Albatross Street at $955,000, which the MLS holds under a different subdivision name, and 255 Albatross Street at $975,000 on April 10, 2025, which does not appear in the MLS closings we pulled. The county’s median is higher because its qualified series leaves out 8 of the 19 MLS closings. Its deed list holds all 8 at the same prices, coded as unqualified, and 6 of them closed between December 2022 and February 2023.
Each row uses that neighborhood’s own publish window from the same Southwest Florida MLS pull, the first window with 10 or more closings, so read the window with the row. Months of supply is active listings divided by closings per month in that window.
| Neighborhood | Window and closings | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Sandpiper Village | 60 months, 19 | 20 | 90.8% | 5 | 15.8 |
| Holiday Heights | 60 months, 18 | 45.5 | 91.9% | 2 | 6.7 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| Laguna Shores | 24 months, 12 | 141 | 96.8% | 10 | 20.0 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Venetian Gardens | 60 months, 17 | 24 | 94.7% | 1 | 3.5 |
| Lynn’s Highland Park | 60 months, 13 | 82 | 96.9% | 1 | 4.6 |
Sandpiper Village has the lowest sale-to-list ratio of the seven and more months of supply than any but Shell Mound Park and Laguna Shores. Its 20-day median is the shortest, a five-year figure dominated by 2022 and 2023. The Laguna Shores and Venetian Gardens day counts use 11 and 15 closings with a listing history. All of ZIP 33931 shows 92 days and 93.8 percent over 12 months. Our seller pages for Shell Mound Park, Laguna Shores and Fairview Isles, the neighborhood next door, cover three of the places in this table.
Sandpiper Village homes in Fort Myers Beach sold for $600,000 to $1,900,000 in the 60 months to October 7, 2026, with a median of $820,000 across 19 Southwest Florida MLS closings at a median of $510 per square foot. Every closing is listed below with its final list price beside the price paid.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Percent of list is the sold price divided by the final list price. Price per square foot uses the MLS living area on the closing record.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| September 4, 2026 | 268 Ibis St | $850,000 | $800,000 | 94.1% | 1,568 | $510 | 346 |
| January 27, 2026 | 239 Ibis St | $899,000 | $750,000 | 83.4% | 1,600 | $469 | 361 |
| August 4, 2025 | 221 Ibis St | $999,000 | $980,000 | 98.1% | 1,958 | $501 | 5 |
| July 1, 2025 | 181 Ibis St | $2,295,400 | $1,900,000 | 82.8% | 2,309 | $823 | 95 |
| May 30, 2025 | 185 Ibis St | $745,000 | $740,000 | 99.3% | 1,604 | $461 | 25 |
| September 23, 2024 | 169 Ibis St | $1,299,900 | $1,250,000 | 96.2% | 1,748 | $715 | 37 |
| August 22, 2023 | 181 Ibis St | $1,175,000 | $1,100,000 | 93.6% | 2,309 | $476 | 103 |
| August 17, 2023 | 256 Ibis St | $1,795,000 | $1,630,000 | 90.8% | 1,550 | $1,052 | 6 |
| May 23, 2023 | 268 Ibis St | $850,000 | $820,000 | 96.5% | 1,568 | $523 | 15 |
| February 27, 2023 | 277 Ibis St | $1,299,000 | $1,100,000 | 84.7% | 2,096 | $525 | 51 |
| February 16, 2023 | 105 Albatross St | $760,000 | $660,000 | 86.8% | 1,389 | $475 | 64 |
| February 9, 2023 | 119 Ibis St | $699,000 | $680,000 | 97.3% | 1,117 | $609 | 1 |
| January 31, 2023 | 169 Ibis St | $600,000 | $600,000 | 100.0% | 1,388 | $432 | 0 |
| December 23, 2022 | 240 Ibis St | $700,000 | $620,000 | 88.6% | 1,313 | $472 | 14 |
| December 21, 2022 | 250 Egret St | $849,000 | $760,000 | 89.5% | 1,909 | $398 | 2 |
| December 20, 2022 | 110 Ibis St | $750,000 | $650,000 | 86.7% | 1,759 | $370 | 4 |
| June 27, 2022 | 268 Ibis St | $949,000 | $825,000 | 86.9% | 1,568 | $526 | 20 |
| April 22, 2022 | 172 Egret St | $1,995,000 | $1,745,000 | 87.5% | 2,867 | $609 | 35 |
| February 16, 2022 | 251 Albatross St | $1,350,000 | $1,375,000 | 101.9% | 1,808 | $761 | 6 |
The 19 final list prices add up to $20,859,300 and the 19 sold prices to $18,985,000, so sellers as a group collected 91.0 percent of what they were last asking. Fifteen of the 19 closings were on Ibis Street, which holds 41 of the 82 parcels; Albatross Street and Egret Street had 2 each under this name.
The 4 closings under 1,400 square feet sold for $600,000 to $680,000. The 6 from 1,400 to 1,699 square feet ran from $740,000 to $1,630,000, where a house the roll dates to 2019 brought the top figure and three houses built from 1963 to 1971 brought $740,000 to $825,000 across five sales. The 6 from 1,700 to 2,199 square feet ran from $650,000 to $1,375,000, and the 3 larger houses sold for $1,100,000, $1,745,000 and $1,900,000. Every band is under 10 closings and mixes five market years, so we state no median for any of them.
We matched the roll’s 82 Sandpiper Village parcel addresses against every 60-month closing in ZIP 33931. Six closings on lots that the county’s legal descriptions place in Sandpiper Village Unit 1 or Unit 2 are filed in the MLS under a different subdivision name, five under Fairview Isles and one under an unrecorded subdivision name. They are in no median on this page.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Days on market |
|---|---|---|---|---|---|---|
| October 1, 2026 | 132 Egret St | $1,495,000 | $1,300,000 | 87.0% | 3,557 | 177 |
| February 26, 2026 | 107 Albatross St | $999,000 | $955,000 | 95.6% | 1,735 | 138 |
| December 30, 2024 | 129 Albatross St | $699,000 | $670,000 | 95.9% | 1,350 | 25 |
| January 9, 2024 | 107 Albatross St | $650,000 | $650,000 | 100.0% | 1,559 | not recorded |
| February 7, 2023 | 127 Albatross St | $760,000 | $710,000 | 93.4% | 1,351 | 17 |
| January 6, 2023 | 125 Albatross St | $680,000 | $680,000 | 100.0% | 936 | 10 |
The January 2024 row is a Sold Data Entry record with no marketing history. The roll codes the Egret Street property as multi-family with fewer than 10 units and 129 Albatross Street as a vacant lot today. The 19 closings include only 2 on Albatross Street, and these add 5.
The county’s deed list records these vacant-land sales on Sandpiper Village parcels in the 60-month window. Only one of the seven, the December 2024 sale, appears among the MLS residential closings we pulled.
| Recorded date | Street address | Price | Water | County coding |
|---|---|---|---|---|
| June 1, 2026 | 231 Albatross St | $475,000 | Canal | Vacant, qualified |
| December 28, 2024 | 129 Albatross St | $670,000 | Canal | Vacant, qualified |
| March 27, 2024 | 160 Egret St | $845,000 | Canal | Vacant, qualified |
| January 22, 2024 | 280 Egret St | $2,800,000 | Bay | Vacant, qualified |
| November 30, 2023 | 231 Albatross St | $687,500 | Canal | Vacant, qualified |
| October 20, 2023 | 103 Albatross St | $550,000 | Canal | Vacant, qualified |
| September 2, 2022 | 251 Ibis St | $750,000 | Canal | Vacant, not qualified |
The five qualified canal-lot prices run from $475,000 to $845,000, and one lot, 231 Albatross Street, sold at $687,500 and later at $475,000. The December 2024 sale is the transaction the MLS lists two days later as a house of 1,350 square feet.
Sandpiper Village listings in Fort Myers Beach took a median of 20 days to sell across the 19 closings of the last 60 months and closed at a median of 90.8 percent of the final list price. The two most recent sales took 346 and 361 days, and 17 of the 19 sold below final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Final list price is the last asking price before contract, so the gap from a first asking price is wider than anything printed here.
| Days on market | Closings | Percent of final list | Sold prices |
|---|---|---|---|
| 30 days or fewer | 11 | 86.7% to 101.9%; the median of these 11 is 96.5% | $600,000 to $1,630,000 |
| 31 to 180 days | 6 | 82.8% to 96.2%; the median of these 6 is 87.2% | $660,000 to $1,900,000 |
| More than 180 days | 2 | 94.1% and 83.4% | $800,000 and $750,000 |
The mean of the 19 day counts is 62.6 against the median of 20. Speed and price moved together here. The 11 quick sales kept a median of 96.5 percent of their final asking price, and the 8 slower ones kept 82.8 to 96.2 percent. A slow sale also costs the days themselves: at the Town district’s 2026 applied millage of 13.3108, an $800,000 recorded price works out to about $29 a day in property tax before exemptions, ahead of insurance and upkeep.
Seven of the 19 closed at 95 percent of final list or better, three between 90 and 94.9 percent, and nine below 90 percent. The lowest was 82.8 percent, the $1,900,000 sale at 181 Ibis Street from a final list of $2,295,400, a gap of $395,400. The highest was 101.9 percent at 251 Albatross Street in February 2022, the only sale above its asking price. The median gap between final list and sold price was $80,000. Nine sellers out of 19 gave up more than a tenth of their last asking price.
Most have. Of the 13 county-qualified Sandpiper Village sales in the 60 months to October 7, 2026, eight can be paired with an earlier qualified sale of the same parcel in the Lee County file: six sold for more and two for less, and both declines were the same Ibis Street house.
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 qualified sale before it. It measures two recorded prices, not an owner’s gain, which is counted from that owner’s basis and includes what was spent on the house.
| Street address | Previous qualified sale | Sale in the last 60 months | Change | Years between |
|---|---|---|---|---|
| 268 Ibis St | May 2023, $820,000 | August 2026, $800,000 | decline of $20,000 | 3.3 |
| 107 Albatross St | October 2012, $379,000 | February 2026, $955,000 | gain of $576,000 | 13.4 |
| 221 Ibis St | June 2021, $900,000 | August 2025, $980,000 | gain of $80,000 | 4.1 |
| 181 Ibis St | August 2023, $1,100,000 | July 2025, $1,900,000 | gain of $800,000 | 1.9 |
| 256 Ibis St | July 2020, $915,000 | August 2023, $1,630,000 | gain of $715,000 | 3.1 |
| 268 Ibis St | June 2022, $825,000 | May 2023, $820,000 | decline of $5,000 | 0.9 |
| 119 Ibis St | December 2014, $508,000 | February 2023, $680,000 | gain of $172,000 | 8.2 |
| 172 Egret St | March 2013, $574,000 | April 2022, $1,745,000 | gain of $1,171,000 | 9.1 |
The county dates the deed and the MLS dates the closing, so a month can differ from the closings table. The other five qualified sales have no earlier qualified sale to pair with. The median of these 8 changes is a gain of $374,000, across a range too wide to predict anything about one house.
The long holds gained the most in dollars: $1,171,000 over 9.1 years and $576,000 over 13.4. The short holds split. The house at 181 Ibis Street went from $1,100,000 to $1,900,000 in under two years, and the MLS describes it as three bedrooms and two baths at the first sale and four bedrooms and three baths at the second, so work was done between the two. The house at 268 Ibis Street sold three times in just over four years, at $825,000, $820,000 and $800,000, with the same 1,568 square feet each time. A seller who bought here after 2021 and changed nothing should plan from net proceeds.
Three more pairs are on the record outside the county’s qualified improved series. The house at 169 Ibis Street closed in the MLS at $600,000 in January 2023 and $1,250,000 in September 2024, and its MLS living area grew from 1,388 to 1,748 square feet between the two listings while the roll still shows 1,388. The lot at 231 Albatross Street sold for $687,500 and then $475,000, a decline of $212,500 in two and a half years. And 103 Albatross Street sold as a house for $625,000 in April 2021 and as a vacant lot for $550,000 in October 2023.
This example is a closing from the public Southwest Florida MLS record, shown as an illustration of how a Sandpiper Village sale can run. A one-story canal house of 1,600 square feet at 239 Ibis Street closed on January 27, 2026 for $750,000 after 361 days on market, $149,000 below its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $750,000 from a final list price of $899,000, which is 83.4 percent of final list. At 1,600 square feet that is $469 per square foot, against a five-year Sandpiper Village median of $510. The MLS describes two bedrooms and two baths. The county roll describes a one-story house built in 1971 on a canal lot, with a pool, a boat dock and a seawall flagged, and the county recorded the sale on the same date at the same price. The roll file of October 4, 2026 carries the parcel at a just value of $806,822, above what the buyer paid.
A count of 361 days means the house was on the market through most of 2025, and two Ibis Street houses closed during that year. At 185 Ibis Street, a house of 1,604 square feet that the roll dates to 1969 closed on May 30, 2025 at $740,000, after 25 days, at 99.3 percent of a $745,000 final list. At 221 Ibis Street, a 1,958 square foot house from 1968 closed on August 4, 2025 at $980,000 after 5 days, which is $501 per square foot. The first of those was four square feet larger, two years older and on the same street, and it sold for $10,000 less than this house eventually did, in under a month.
At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $750,000 works out to about $9,983 a year in property tax before exemptions, or $27.35 a day. Over 361 days that is about $9,964 in tax alone, before flood and wind insurance, pool and lawn service, and the seller’s own cost of money. We do not know this seller’s actual tax bill or reasons.
On the assumptions in the net sheets later on this page, the costs on a $750,000 sale would be an estimated $49,825 with buyer-agent compensation and $31,075 without it, for a net before payoff of $700,175 or $718,925. The stamp tax is 7,500 units of $100 at $0.70, or $5,250, and the title premium is $575 plus $5.00 per $1,000 on the next $650,000, or $3,825. We do not know what the actual seller paid, offered or owed.
First, on three streets a single closing resets the market: the May 2025 sale of a near twin answered the pricing question, and a final asking price $159,000 above it needed a reason a buyer could see. Second, the roll’s just value is not a price; here it stood $56,822 above the sale. Third, the record’s quick sales, the ones that kept 96.5 percent of their asking price, were priced where the last closing left off.
We price a Sandpiper Village home in Fort Myers Beach from the closed sales nearest to it in living area, age, floor elevation and water, beginning with its own street and its own last sale, then test the number against the lot record and the five active listings. The $820,000 five-year median is background, never the price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start from the legal description, not the MLS tag. By the county’s descriptions the odd-numbered Albatross Street addresses from 103 to 297 are Sandpiper Village Unit 1, yet the MLS files several of their sales under Fairview Isles. We pull the closings by address across all three streets so that your comparables include the six this page lists separately.
Three of the 19 closings carry an MLS living area larger than the roll’s heated area: 1,759 against 1,039 square feet at 110 Ibis Street, 2,867 against 2,160 at 172 Egret Street, and 1,748 against 1,388 at 169 Ibis Street. On the Egret Street sale that moves the price per square foot from $609 to $808. Before we use a comparable, and before your own listing goes live, we establish which figure is right and why.
For any one-story house built before 1980 we set two numbers next to each other: what the nearest house closings support and what the county’s canal-lot sales support. When the two are far apart, the house is the product. When they are close, a builder is a real buyer and the marketing changes.
Neither the MLS nor the roll records the height of the lowest floor, the age of the roof, the state of the seawall or whether a dock was permitted. We collect them from you, the Town’s permit search and an elevation certificate, and adjust in dollars with the reason written beside each one.
Four things move the value of a Sandpiper Village home in Fort Myers Beach: whether the lot is one of 4 on the bay or 78 on a canal, how high the lowest floor sits against the flood map, whether the house is original or rebuilt, and the living area. A dock or pool counts for less.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll flags 78 parcels on a canal and 4 on the bay: two on Ibis Street and one each on Albatross and Egret Streets. All 19 MLS closings were canal lots, so the MLS record cannot price the bay. The county’s files hold two bay transactions: a vacant bay lot on Egret Street recorded at $2,800,000 in January 2024, and a bay house on Ibis Street recorded at $2,175,000 in December 2022 in a deed the county does not code as qualified. The roll’s just values for the four bay parcels run from $2,083,341 to $2,674,433, against a median of $672,053 for all 82. We state no premium from two transactions.
The two VE readings we took were toward the east end of Ibis Street and Albatross Street, and the two AE readings were farther west. With the Town’s one foot of freeboard, a new or substantially improved house needs its lowest floor at 13 feet NAVD88 where the map shows 12, and at 12 where it shows 11. A buyer prices the distance between your floor and that line, and only an elevation certificate states it.
By the roll’s year built, the 12 closings on houses built before 1980 that still stand had a median of $775,000. The one sale of a house the roll dates to 2019 brought $1,630,000, or $1,052 per square foot, more than double the median figure. Six homes carry a year built of 2003 or later, all on Ibis Street, and none dates from 2023 or later. The roll keeps the original year on a house raised or rebuilt in place, so we look at the structure and the permits and not the year.
Three of the 19 closings, at $620,000, $760,000 and $1,100,000 in the winter after Hurricane Ian, sit on parcels the roll now codes as vacant lots. The county has since recorded canal lots at $475,000 to $845,000, and the lowest house closing of the last 24 months was $740,000.
The roll flags a seawall on 81 of 82 parcels, a pool on 49 and a boat dock on 43, so a seawall is the norm and its condition is what gets priced. Nine of the 19 closings carried a dock flag, and the median of those 9 was $980,000 against $810,000 for the 10 without one, but the dock group also held the larger houses. Fifteen of the 19 carried a pool flag. We could not confirm canal depths or the route to open water, so we make no boating claim in a listing without a survey.
A Sandpiper Village buyer in Fort Myers Beach should expect no association fee on the record we have, though none is verified: listing-entered annual recurring fees on 19 Southwest Florida MLS closings ranged from $0 to $0 (not verified; any association’s current budget and an estoppel certificate govern). Taxes, insurance and the seawall are the real yearly costs.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget, assessment or recorded declaration was found in a primary document. The Florida Division of Corporations name search returns one Sandpiper Village Homeowners’ Association, Inc., document number N11499, with a Gulf Breeze address hundreds of miles away, and it is not this neighborhood’s. No matching Fort Myers Beach corporation was confirmed. A zero typed by a listing agent is consistent with no association and also with a blank form, so the title commitment is what settles it.
At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $800,000 works out to $10,648.64 a year before exemptions and non-ad valorem charges, and $1,250,000 works out to about $16,639. Lee County’s adopted solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026. The Town’s utilities page says all residents pay a stormwater fee and does not state the amount. Your buyer’s bill will follow the county’s value after the sale, not your own capped assessment.
A Sandpiper Village home in Fort Myers Beach usually carries separate wind and flood coverage alongside the homeowners policy. Every point we tested is in a Special Flood Hazard Area, so a lender will require flood insurance, and the buyer’s insurer will want the elevation certificate, the roof’s age and a wind mitigation inspection before quoting.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Lee County Property Appraiser roll file October 4, 2026)
Flood coverage comes from the National Flood Insurance Program or a private carrier. The program prices each policy under Risk Rating 2.0 on the property’s own traits, including elevation, distance to water and the cost to rebuild, and limits most rate increases to 18 percent a year. The Town of Fort Myers Beach is a Class 5 community in the Community Rating System, a 25 percent discount effective April 1, 2026, after a retrograde in November 2024 and a probation the agency closed by letter on November 17, 2025. Where the Town finds a home substantially damaged, Increased Cost of Compliance coverage can pay up to $30,000 toward bringing it into compliance.
Citizens Property Insurance Corporation requires flood coverage as a condition of a personal residential wind policy on a home in a Special Flood Hazard Area, and by January 1, 2027 it requires it on every such policy. Florida law makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens, or $1,000,000 in counties the state finds uncompetitive; we could not confirm Lee County’s treatment. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which the Office of Insurance Regulation says is valid for up to five years if the structure has not changed.
A segment of the state’s coastal construction control line lies within about 100 meters of the neighborhood’s center point. Whether any lot is seaward of it is a determination by the Florida Department of Environmental Protection that we could not confirm.
A Sandpiper Village seller in Fort Myers Beach must give the buyer the flood disclosure required by section 689.302 at or before contract, the property tax disclosure summary under section 689.261, and the truth about known defects a buyer cannot readily see. No association is confirmed here, so the homeowners association summary is owed only if a recorded one exists.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 201.02 as read October 7, 2026; Florida Division of Corporations records)
This is information, not legal advice; your contract and your closing agent control the details.
Since October 1, 2024, section 689.302 has required the seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed, in the form the statute sets out, covering flood insurance claims and federal flood assistance. The U.S. Geological Survey surveyed Hurricane Ian’s high-water marks at 11.7 to 12.3 feet NAVD88, a little over seven feet above the ground, within about 1,100 feet of the neighborhood’s center, so answer it from your claim file and not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. In a canal house from the 1950s through the 1970s that means past water intrusion, roof leaks, seawall movement and work done without a permit, and an as-is contract does not remove the duty. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes.
Only if a mandatory association governs it. Section 720.401 requires a disclosure summary before the buyer signs when a parcel is in a community with a mandatory homeowners association, the seller supplies it on a resale, and a buyer who did not receive it first may cancel within 3 days after receiving it or before closing, whichever comes first. We found no association and no recorded declaration for Sandpiper Village, and we did not search the Official Records. Sandpiper Village is platted lots, not a condominium or a cooperative, so chapters 718 and 719 do not apply. Your title commitment lists any recorded restriction that binds the lot.
By Lee County custom the seller pays for the owner’s title insurance policy and chooses the closing agent, and the seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02. That is custom and not law, and the contract controls. The buyer pays the lender’s title policy and the loan charges. If an association with the power to assess the lot turns up, its estoppel certificate fee is capped by Florida law, and we print no amount.
Buyers in Sandpiper Village, Fort Myers Beach ask four things before they ask about the kitchen: which flood zone the lot is in, how high the lowest floor sits, what Hurricane Ian did to the house, and whether the roof, seawall, dock and repairs were permitted and closed. Written answers keep a contract together.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0567G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We queried FEMA’s National Flood Hazard Layer at four street addresses from the county roll and at the center point of the 82 parcels. All are on panel 12071C0567G, effective November 17, 2022, datum NAVD88.
| Tested point | FEMA zone | Base flood elevation (ft) | With the Town’s one foot of freeboard |
|---|---|---|---|
| 268 Ibis St | VE | 12 | 13 |
| 253 Albatross St | VE | 12 | 13 |
| 227 Ibis St | AE | 11 | 12 |
| 120 Egret St | AE | 11 | 12 |
| Center point of the 82 parcels | AE | 10 | 11 |
This is what the FEMA flood map indicates at these addresses, placed by a geocoder along the street centerline. It is not a determination for any house, and two lots a few hundred feet apart read differently here. Send your buyer to the panel and to your elevation certificate. The Town states that the entire Town lies within a Special Flood Hazard Area, and every point we tested is in evacuation Zone A.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of surge above ground on Fort Myers Beach and Estero Island, and estimates that in Fort Myers Beach alone about 900 structures were destroyed and 2,200 damaged. The Florida Department of Environmental Protection measured 13.23 feet NAVD88 at the pier. For Helene and Milton in 2024 the National Weather Service reported coastal Lee County water levels of 2 to 5 and 3 to 6 feet above mean higher high water, with no island-specific marks. A buyer will ask how high the water stood in your house and what was replaced.
The Town of Fort Myers Beach issues the permits. Its code treats work costing 50 percent or more of the building’s value as a substantial improvement that must meet current flood rules, and the Town’s page states that the calculation includes all permits obtained in the past five years. The Town’s cost form values the structure alone, without the land, pool, dock or seawall. So the permits you pulled since 2022 are part of what your buyer is buying, because they count against the buyer’s own renovation budget. The roll dates 51 of the 64 homes to before 1984, the year the Town’s form uses to define a non-conforming structure. The Town has also posted a public notice for a grant-funded elevation project, HMGP 4673-121, whose excerpt names properties on Albatross Street; we read only the excerpt and print no count or status.
Three sets of rules affect a Sandpiper Village sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the two recorded plats and any recorded restriction, which bind the title; and the Town’s vacation rental registration. No declaration or rulebook is published, so the recorded documents govern.
Data updated: October 2026 (Town of Fort Myers Beach short-term rental page, Ordinance 18-01 and land development code as read October 7, 2026)
None is confirmed. We found no architectural review or buyer approval for these lots, whose two plats are recorded at Plat Book 9, Page 45 and Plat Book 9, Page 52. If a recorded restriction requires an approval, the title commitment will show it.
Rental and pet terms are not published; any recorded restriction and the current rules govern, and a buyer should ask for them in the title work. Public rules still apply. A dwelling licensed under chapter 509 and used as a vacation rental must register with the Town within 90 days of starting, show its registration number in all advertising, renew annually and name a responsible party who can act within one hour. Registration numbers are not transferable, so your buyer registers in their own name. Under the Town’s code leashed dogs are allowed on the Town’s beaches.
Section 34-2391 of the Town’s code limits rentals in certain zoning districts to one single family per one-month period with a one-week minimum stay, with exceptions that include land between Estero Boulevard and the Gulf. The county roll carries only the Town’s flag and not the zoning district, so we could not confirm which rule applies to an Ibis, Albatross or Egret Street lot. A buyer counting on weekly income should ask the Town for a zoning verification, at 239-765-0202.
Gulfshore Business reported on November 26, 2025 that the Town’s draft 2045 Future Land Use Map included a Theatre and Arts district on the west side of Estero Boulevard from Mound Road to Ibis Street. We could not confirm the adoption vote or the state’s review, so treat it as a draft description. The Town’s sea turtle lighting rules, which the Town says apply to every property, and its permit requirement for any building work also bind a buyer who renovates.
The Sandpiper Village record is too thin to name a best month: of 19 Southwest Florida MLS closings over 60 months, 10 closed from December through April and 9 from May through November, and 7 of the 10 winter closings came in the single winter after Hurricane Ian. Island-wide, buyers are most numerous in season.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 2 | July | 1 |
| February | 4 | August | 3 |
| March | 0 | September | 2 |
| April | 1 | October | 0 |
| May | 2 | November | 0 |
| June | 1 | December | 3 |
No month reaches 5 closings in five years, and three months have none. The 10 December to April closings had a median sold price of $715,000 and a median of 10 days on market; the median of the 9 May to November closings was $980,000, with 25 days. That gap reflects which houses sold, smaller ones in the winter after the storm and larger ones in later summers, and says nothing reliable about the calendar.
Only this: a home listed in the fall is in front of winter visitors. Both 2026 closings were on the market through a full winter and summer before they sold, which points to price and not season. We choose a list date by when the house and its paperwork are ready.
We market a Sandpiper Village home in Fort Myers Beach by leading with what its buyers search for: a house on a canal lot they own, the floor elevation, the seawall and dock, and a clean permit file. We photograph from the water side, publish the documents with the listing, and reach buyers through the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; National Association of REALTORS practice changes of August 17, 2024)
Photography that includes the seawall, the dock and the view down the canal; a living area that matches the county roll or explains the difference; the correct plat, so the listing is filed under Sandpiper Village and found by those who search that name; and the survey, elevation certificate, wind mitigation report and flood disclosure ready to send.
With distances a buyer can check. From the center of the neighborhood our free-flow routing estimates are 0.4 road miles to Town Hall, 0.6 to the pharmacy at 7001 Estero Boulevard, 1.8 to the Publix at 4791 Estero Boulevard, 3.1 to the far side of the Big Carlos Pass Bridge by Lovers Key State Park, and 4.2 to Times Square. The Gulf beach is a drive or a bike ride away, and we say so. The new Big Carlos Pass Bridge has carried traffic since November 14, 2025, and the Town’s new Town Hall opened on September 10, 2025.
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 an 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 and you decide.
We negotiate every Sandpiper Village offer ourselves, starting from the closings that support your price. The median sale here closed at 90.8 percent of final list, and the sales that began at a supportable price kept 96.5 percent, so the list price is the first negotiation. Price, terms, inspection, insurance and appraisal are settled together.
On these streets a contract is most at risk during the inspection period, when the buyer’s flood and wind quotes arrive. We prepare for that before the listing goes live with the elevation certificate, a wind mitigation inspection where the roof or openings are newer, the roof’s age in writing and the Town’s permit history.
A financed buyer’s appraiser needs recent closed sales that match your house, and a search by subdivision name returns two in the last year. We hand the appraiser the full set by address, including the sales filed under other names, with the roll’s heated area beside each MLS living area.
A buyer choosing between Sandpiper Village and Holiday Heights, two canal neighborhoods about 1.8 road miles apart in the Town of Fort Myers Beach, picks Sandpiper Village for the lower price and more seawalls and docks, and Holiday Heights for larger homes and newer construction. Over 60 months they closed 19 and 18 homes.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns use the same MLS pull, county roll and 60-month window.
| Question a buyer asks | Sandpiper Village | Holiday Heights |
|---|---|---|
| Where is it? | South half of Estero Island, on Ibis, Albatross and Egret Streets | Toward the middle of the island, on Williams Drive and Avenida Pescadora |
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 82 | 74 |
| Improved parcels | 64 | 60 |
| Vacant residential lots | 17 | 11 |
| Year built (roll) | 1952 to 2022; 48 before 1980 | 1952 to 2024; 37 before 1980 |
| Built 2023 or later | 0 | 3 |
| Median heated area (roll) | 1,448 sq ft | 1,841.5 sq ft |
| Water flags on the roll | 78 canal, 4 bay; 81 seawalls, 43 docks | 62 canal, 12 bay; 67 seawalls, 34 docks |
| MLS closings, 60 months | 19, median $820,000 | 18, median $1,038,250 |
| MLS range, 60 months | $600,000 to $1,900,000 | $632,000 to $2,350,000 |
| Median price per sq ft, 60 months | $510 | $567 |
| Median days on market, 60 months | 20 | 45.5 |
| Median sale-to-final-list, 60 months | 90.8% | 91.9% |
| Sold below final list | 17 of 19 | 15 of 18 |
| MLS closings, 12 months | 2 | 1 |
| Active listings, October 7, 2026 | 5, from $680,000 to $1,275,000 | 2, at $1,100,000 and $2,825,000 |
| Months of supply at the 60-month pace | 15.8 | 6.7 |
| FEMA zone at tested points | VE 12 ft at two addresses, AE 11 ft at two | AE 10 to 12 ft at four addresses |
| Listing-entered association fee | $0 on all 19 closings (not verified) | $0 on all 18 closings (not verified) |
Holiday Heights is the higher-priced record: its median sale is $218,250 above Sandpiper Village’s and its median home is about 390 square feet larger on the roll. It also has fewer homes for sale, 2 against 5. Sandpiper Village answers with a seawall flag on 81 of 82 parcels and a dock flag on 43, and with an entry price that begins $420,000 lower among the active listings. Neither sold more than two homes in the last year.
A buyer who wants a larger or newer house, or a bay lot, has more to look at in Holiday Heights, where the roll shows 12 bay parcels and 3 homes built since 2023. A buyer who wants a canal lot with a seawall at the lowest price of the two, a few minutes from Town Hall and the south bridge, belongs here.
Selling a Sandpiper Village home in Fort Myers Beach costs roughly 4.0 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On an $800,000 sale that is about $33,050 to $53,050, and on a $1,250,000 sale about $50,200 to $81,450, before prorations and any 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, with a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation, both negotiable. The two prices are real closings in the Southwest Florida MLS: $800,000 is the September 4, 2026 sale at 268 Ibis Street, and $1,250,000 is the September 23, 2024 sale at 169 Ibis 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.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was a 1,568 square foot canal house that closed after 346 days at 94.1 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $800,000 | Southwest Florida MLS closing, September 4, 2026 |
| Listing commission, 2.75% | -$22,000 | 2.75% of $800,000 |
| Buyer-agent compensation, 2.5%, if offered | -$20,000 | 2.5% of $800,000 |
| Deed documentary stamp tax | -$5,600 | 8,000 units of $100 at $0.70 |
| Owner’s title policy | -$4,075 | $575 plus ($800,000 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 | -$53,050 | 6.63% of price |
| Estimated net before payoff, with buyer-agent compensation | $746,950 | $800,000 minus $53,050 |
| Estimated total costs, without buyer-agent compensation | -$33,050 | 4.13% of price |
| Estimated net before payoff, without buyer-agent compensation | $766,950 | $800,000 minus $33,050 |
The same assumptions apply, at the price of a renovated Ibis Street house that closed after 37 days at 96.2 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,250,000 | Southwest Florida MLS closing, September 23, 2024 |
| Listing commission, 2.75% | -$34,375 | 2.75% of $1,250,000 |
| Buyer-agent compensation, 2.5%, if offered | -$31,250 | 2.5% of $1,250,000 |
| Deed documentary stamp tax | -$8,750 | 12,500 units of $100 at $0.70 |
| Owner’s title policy | -$5,700 | $575 plus $4,500 on the next $900,000 plus $625 on the $250,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$81,450 | 6.52% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,168,550 | $1,250,000 minus $81,450 |
| Estimated total costs, without buyer-agent compensation | -$50,200 | 4.02% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,199,800 | $1,250,000 minus $50,200 |
Your mortgage payoff; the property tax proration, a credit to the buyer for the part of the year you owned the house; the solid waste assessment proration; an estoppel certificate fee only if an association issues one (capped by statute; we print no amount); and repairs or concessions agreed during the inspection period. For scale on the proration, the Town district’s 2026 applied millage of 13.3108 applied to a recorded price of $800,000 is $10,648.64 a year before exemptions, about $29 a day, and a long-held homestead is usually assessed far lower.
Possibly not, if the Sandpiper Village home is your main home. Under Section 121, as IRS Topic 701 explains, 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 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 in the same way, and the record shows why the question matters on these streets: four of the eight repeat pairs were gains of $576,000 or more, above even the $500,000 exclusion. Gain is measured from your basis, which includes qualifying improvements such as a new roof, a seawall or an elevation project, so keep the receipts. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Sandpiper Village home if it is insurable and financeable and you can give the market a season; take a builder’s or investor’s cash offer only when the house sits low, needs work an insurer or lender would not accept, or you must close in days; sell by owner only with a buyer in hand.
Data updated: October 2026 (Florida Statutes 689.302 and 689.261; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
On these streets the cash alternative has a public yardstick, the county’s lot sales, which most neighborhoods lack. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price above the nearest closings can sit for a year, as both 2026 sales did | A house in marketable condition with time |
| Builder or investor cash offer | Near the lot record of $475,000 to $845,000 for a canal lot; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A low house needing elevation or major work, 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 | A missed section 689.302 or 689.261 duty, or an appraisal built on the wrong comparables | A known buyer and a legal review |
You get a free Sandpiper Village home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed homes and lots nearest yours in size, age, water and elevation, with each adjustment written out and a net sheet at that price, and there is no obligation to list.
Get your free Sandpiper Village home valuation and we will send a value built from your own street’s closings, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. 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 about Sandpiper Village in Fort Myers Beach is not available, with the document or route that would settle it. Each is something we check for a specific house when an owner lists with us.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. The reviewers worked with our team across Southwest Florida, and the words are their own.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “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
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
These are the questions Sandpiper Village owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record, the Town’s rules and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Price it from the closed homes nearest yours in size, age and floor height, and have the elevation certificate, permits, survey and flood disclosure ready before the first showing. Our Sandpiper Village valuation page starts the price work.
Choose the agent who can show you every closing behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked all 19 Sandpiper Village closings of the last 60 months for this page.
The Southwest Florida MLS recorded 19 closings in the 60 months to October 7, 2026, from $600,000 to $1,900,000, with a median of $820,000. The two closings of the last 12 months were $750,000 and $800,000.
The five-year median was 20 days, because 11 of 19 sold within 30 days, mostly in 2022 and 2023. The two 2026 closings took 346 and 361 days.
The median closing was 90.8 percent of the final list price. Seventeen of 19 sold below final list, and nine sold below 90 percent.
On October 7, 2026 the MLS showed 5 active listings under the Sandpiper Village name, from $680,000 to $1,275,000, and none pending. Two more homes on Sandpiper Village lots were listed under other subdivision names.
It leans that way. Five listings against 19 closings in five years is about 15.8 months of supply at that pace, and both 2026 sales took about a year.
No. It sits inside a range from $370 to $1,052 per square foot and mixes the months after Hurricane Ian with 2025. Price from the sales that match your house.
The listing agent types the MLS subdivision field. The county places the odd-numbered Albatross Street addresses in Sandpiper Village Unit 1, yet five closings there carry the Fairview Isles name. We search by address.
The July 2025 sale at 181 Ibis Street was a 2,309 square foot canal house that had closed at $1,100,000 in August 2023. It closed $395,400 below its final list price.
The county recorded five canal-lot sales here from $475,000 to $845,000 between October 2023 and June 2026, and one bay lot at $2,800,000.
Price both. Three houses that closed in the winter after Hurricane Ian stand on parcels coded vacant today, and the lowest house closing of the last 24 months was $740,000.
The record suggests it and cannot measure it. None of the 19 MLS closings was on the bay, and the county holds two bay transactions, at $2,175,000 and $2,800,000.
Less than size and elevation. The median of the 9 closings with a dock flag was $980,000 against $810,000 for the 10 without, but the dock group held larger houses.
Yes, mostly through elevation and insurance. The 12 closings on standing houses built before 1980 had a median of $775,000, and the one house the roll dates to 2019 sold for $1,630,000.
No. Just value is the county’s figure for tax purposes. The January 2026 sale at 239 Ibis Street closed at $750,000 while the roll carried the parcel at $806,822.
The record cannot say. Ten of 19 closings fell from December through April, and seven of those ten came in one winter. List when the house and its documents are ready.
Roughly 4.0 to 6.6 percent of the price before prorations and payoff. On an $800,000 sale our estimate is $33,050 without buyer-agent compensation and $53,050 with it.
On the $800,000 example, an estimated $746,950 to $766,950 before any mortgage payoff and tax proration. On the $1,250,000 example, $1,168,550 to $1,199,800.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, $0.70 per $100 of price. Custom is not law, and the contract controls.
No. Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised in the MLS, and whether to offer one is your decision.
The survey, the elevation certificate, the wind mitigation report, the permit history, seawall and dock permits, insurance declarations and flood claim paperwork, and any recorded restriction from your own title policy.
Section 689.302, in effect since October 1, 2024, requires the seller of residential property to give the buyer a flood disclosure at or before contract. Complete it from your records.
Yes, where they are known facts that materially affect value and are not readily observable. That is the rule of Johnson v. Davis, and an as-is contract does not remove it.
The FEMA flood map indicates Zone VE at 12 feet at two of the addresses we tested and Zone AE at 11 feet at two more. An elevation certificate answers it for your house.
Florida does not require one for a sale, but buyers, lenders and insurers ask for it, and without it a flood quote is a guess.
It can. Work costing 50 percent or more of the building’s value must bring the house to the base flood elevation plus one foot, and the Town’s page states that permits from the past five years count.
Ask us first. Work you permit now can count toward the five-year total the Town describes, which may limit what your buyer can do.
Disclose it and ask the Town what is needed to correct it. The roll’s flags on 81 seawalls and 43 docks are not permits.
None is confirmed. We found no Fort Myers Beach corporation by that name and no recorded declaration, and the $0 fee entries on all 19 closings are unverified. Your title commitment settles it.
Only if an association with the power to assess your lot exists and issues one. Florida law caps the fee, and we print no amount.
The Town requires a licensed vacation rental to register, and the registration does not transfer. Minimum stays depend on the lot’s zoning district, which we could not confirm.
Six of the eight county-recorded repeat sales in 60 months closed above the previous recorded price, by $80,000 to $1,171,000. The two declines were successive sales of one house.
Possibly not on a main home: the IRS allows an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly. Ask your tax adviser.
Over the same 60 months Sandpiper Village closed 19 homes at a median of $820,000 and Holiday Heights closed 18 at $1,038,250, with the larger median home.
Call Jesse at (239) 898-6072. We will pull every closing on your street, walk the house and the seawall with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which sales belong to Sandpiper Village whatever name they were filed under, what the Town’s flood and permit rules mean for the next owner, what the ground alone has sold for, and which documents an island buyer’s insurer will want. That knowledge is what holds a price through inspection.
Small facts cost sellers money here: a search by name that returns two comparables when the lots produced four, a living area the roll does not support, a flood form answered from memory, or a dock advertised without its permit. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reaches the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Sandpiper Village home in Fort Myers Beach, call the team that finds every comparable sale on your three streets, prices the house and the lot side by side, and has the elevation, permit and flood file ready the day you list. Few homes here come up for sale.
If you are thinking, “I need someone to sell my house in Sandpiper Village, Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling on Ibis Street, Albatross Street or Egret Street, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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.
Sandpiper Village sold record, last 60 months: 19 closings in the Southwest Florida MLS at an $820,000 median, from $600,000 to $1,900,000, with a median of 20 days on market and 90.8 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Sandpiper Village home valuation and we will send a value built from the closed homes nearest yours, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a Sandpiper Village home? Get a free Sandpiper Village 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.
Our research read the sources below on October 7, 2026 unless an entry says otherwise. Statutes and primary records come first, then agency pages, then news reports; entries without a link are datasets we hold or pages whose publishers block automated reading.
These are the public primary documents a Sandpiper Village seller should have in hand before listing a home in Fort Myers Beach. Each link goes to the issuing agency’s own copy of the statute, form or report, and none is hosted by us.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Repair/Improvement Cost Form | Town of Fort Myers Beach | The form used for the 50 percent test |
| Ordinance 18-01 | Town of Fort Myers Beach | The Town’s vacation rental registration rules |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach and Estero Island |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Sandpiper Village. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.