Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026)
If you own a home in Shell Mound Park, the canal neighborhood of Donora Boulevard, Shell Mound Boulevard, Madison, Washington and Jefferson Courts, Connecticut Street and Voorhis Street on Estero Island in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places all 149 Shell Mound Park residential parcels in the Town of Fort Myers Beach taxing district. The Town, on Estero Island, incorporated on December 31, 1995, so Town Hall at 6231 Estero Boulevard (239-765-0202), and not unincorporated Lee County, issues your building permits, applies the flood rules and registers vacation rentals, and the Town’s levy is on your tax bill. The roll counts 126 single-family parcels, 17 vacant residential lots, 5 small multifamily parcels and 1 residential common area here, ZIP 33931.
In the 24 months to October 7, 2026 the Southwest Florida MLS recorded 14 Shell Mound Park closings at a median of $823,500, from $520,000 to $1,825,000, with a median of 68 days on market and a median of 93.2 percent of the final list price. The last 12 months hold only 8 closings, so 24 months is the first window with ten or more, and it leads this page. All 14 sales are printed below with their final list prices. Shell Mound Park is a neighborhood and is not the Mound House, the Town museum at 451 Connecticut Street.
To sell a Shell Mound Park home in Fort Myers Beach in 2026, price it from the closed canal homes nearest it in size, age and elevation, have the survey, elevation certificate, permit history and flood disclosure ready before the first showing, and expect negotiation: 13 of the last 14 sales closed below final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No two Shell Mound Park houses price alike. The county roll dates the 124 improved parcels from 1958 to 2024, with 89 built before 1980, and the 24-month record runs from $274 to $769 per square foot, a spread of nearly three to one inside seven streets.
These are the nine facts about selling a Shell Mound Park home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Town of Fort Myers Beach and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Shell Mound Park Home in 2026? · Why List Your Shell Mound Park Home With McGreevy and Comisar? · What Is the Shell Mound Park Market Doing for Sellers Right Now? · What Did Shell Mound Park Homes Sell For? · How Long Do Shell Mound Park Listings Take to Sell, and How Close to List Price? · Have Shell Mound Park Owners Sold for More Than They Paid? · A Shell Mound Park Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Shell Mound Park Home? · What Moves the Value of a Shell Mound Park Home: Canal Frontage, Elevation, Age and Docks? · What Fees Will Your Shell Mound Park Buyer Pay Each Year? · Who Insures a Shell Mound Park Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Shell Mound Park Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Shell Mound Park? · Which Rules Affect a Shell Mound Park Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Shell Mound Park Home? · How Do We Negotiate a Shell Mound Park Contract? · Shell Mound Park vs McPhie Park: Which Will Your Buyer Choose? · What Does It Cost to Sell a Shell Mound Park Home? · Do I Pay Capital Gains Tax When I Sell My Shell Mound Park Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Shell Mound Park Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Shell Mound Park Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Shell Mound Park 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, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida in RealTrends 2026. Shell Mound Park owners hire us because we price from the nearest closed canal homes and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Shell Mound Park home, or thinking, “I need a listing agent who knows a canal lot on Washington Court from a dry lot on Donora Boulevard,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 61 Shell Mound Park closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll, which is how we know that 56 of the 61 sit on a Shell Mound Park or Zimmers Addition parcel, four carry the name from a neighboring plat and one address matched no parcel on the roll. We tracked every county-qualified sale of a Shell Mound Park parcel in the Lee County file back to 2013, read all 149 residential parcels on the roll and queried the FEMA flood layer at four addresses and the neighborhood’s center point.
We will not price a 1960s canal house off the $1,825,000 sale of a 2006 home because both sit on Madison Court, quote an association fee that no document supports, promise a buyer that a dock or seawall is permitted before we have seen the permit, or call a lot high and dry without an elevation certificate. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Shell Mound Park home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed homes nearest yours in size, water and age, with a net sheet at that price. Thinking of 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 8 homes here closed through the MLS in the last year, so the owner who lists next should make us the first call.
The Shell Mound Park market in Fort Myers Beach is thin, slow and well supplied: 14 Southwest Florida MLS closings in 24 months at an $823,500 median, a median of 68 days on market and 93.2 percent of final list price, against 11 active listings and no pending sales on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We show an MLS series and a county series and never average them. Our Shell Mound Park home valuation page carries the value history by size and year.
We pulled every Shell Mound Park closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The 12-month window holds 8 closings, so the first window with 10 or more is 24 months, with 14, and it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 8 | the median of these 8 closings is $841,250 | $520,000 to $1,050,000 | $520 (of these 8) | 97 (of these 8) | 90.2% (of these 8) |
| 24 months | 14 | $823,500 | $520,000 to $1,825,000 | $499 | 68 | 93.2% |
| 36 months | 21 | $825,000 | $520,000 to $2,500,000 | $536 | 100 | 93.9% |
| 60 months | 61 | $850,000 | $445,000 to $3,200,000 | $568 | 51 | 94.6% |
None of the 61 is a Sold Data Entry record, so every closing has a listing history and every figure uses the full count. The 24-month and 36-month medians, $823,500 and $825,000, are almost the same number. Eight closings in 12 months is too few to read a direction from, and we draw none.
Slicing the 60 months into 12-month periods shows where the sales went. Three of the five slices hold fewer than 10 closings, so for those the table gives counts and ranges, and the day and percent figures are the medians of those few sales only.
| Period (months before October 7, 2026) | Closings | Sold price range | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|
| 0 to 12 | 8 | $520,000 to $1,050,000 | 97 (of these 8) | 90.2% (of these 8) |
| 12 to 24 | 6 | $640,000 to $1,825,000 | 23.5 (of these 6) | 94.2% (of these 6) |
| 24 to 36 | 7 | $599,000 to $2,500,000 | 144 (of these 7) | 98.4% (of these 7) |
| 36 to 48 | 24 | $445,000 to $1,500,480 | 53.5 | 93.2% |
| 48 to 60 | 16 | $660,000 to $3,200,000 | 15 | 97.4% |
The two older slices are large enough to read: the 16 closings of the year ending October 2022 had a median of $1,090,000 and $838 per square foot, and the 24 of the year after Hurricane Ian a median of $782,500 and $548. Those two years hold 40 of the 61 closings. Since then the neighborhood has closed 7, 6 and 8 homes a year, so every sale now carries weight as a comparable.
On October 7, 2026 the Southwest Florida MLS showed 11 active listings in Shell Mound Park and no pending sales. A re-check of the MLS on October 29, 2026 found 14 Shell Mound Park listings active, all 11 from October 7 plus three new ones, from $459,900 to $1,675,000 at a median of $849,450, still none pending and no closing since October 7.
| Street address | List price | Living area (sq ft) | List price per sq ft | Days listed |
|---|---|---|---|---|
| 3597 Shell Mound Blvd | $1,675,000 | 1,920 | $872 | 2 |
| 310 Madison Ct | $1,395,000 | 2,125 | $656 | 6 |
| 323 Washington Ct | $1,275,000 | 1,520 | $839 | 6 |
| 309 Donora Blvd | $950,000 | 1,758 | $540 | 83 |
| 421 Connecticut St | $949,000 | 1,454 | $653 | 143 |
| 261 Donora Blvd | $899,000 | 1,320 | $681 | 156 |
| 467 Madison Ct | $849,900 | 1,361 | $624 | 41 |
| 445 Donora Blvd | $799,000 | 1,772 | $451 | 339 |
| 401 Donora Blvd | $719,000 | 1,279 | $562 | 106 |
| 345 Donora Blvd | $650,000 | 1,538 | $423 | 71 |
| 455 Donora Blvd | $459,900 | 1,105 | $416 | 79 |
The median asking price is $899,000, the median listing has been on the market 79 days, four of the 11 have passed 100 days and three came on within the last week. The median asking price per square foot is $624, against $499 for the homes that closed. Asking prices are not sales.
Eleven active homes against 14 closings in 24 months is about 18.9 months of supply by the simple method, actives divided by closings per month. At the 12-month pace of 8 closings it is 16.5 months, and at the 60-month pace of 61 it is 10.8. The whole of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months. By price, three active listings ask under $750,000, a band that produced 4 closings in 24 months; five ask $750,000 to $999,999, a band that produced 7; and three ask $1,000,000 or more, a band that produced 3.
Six of the 11 active listings are houses that already appear in our 60-month closing record. Four ask within $76,000 of their last MLS price: 310 Madison Court ($1,400,000 in June 2024, now $1,395,000), 467 Madison Court ($822,000 in November 2024, now $849,900), 323 Washington Court ($1,199,000 in March 2024, now $1,275,000) and 309 Donora Boulevard ($950,000 in March 2022, now $950,000). Two ask less: 401 Donora Boulevard ($755,000 in June 2023, now $719,000) and 455 Donora Boulevard ($625,000 in May 2023, now $459,900). Several of your competitors are pricing to get out near what they paid, and two of the three newest listings ask more than $800 per square foot, when no closing in 24 months reached $770.
The county’s record of qualified improved sales is a separate series, counted differently, and we show it beside the MLS without blending.
| Window | County-qualified sales | Median | Range |
|---|---|---|---|
| 12 months | 9 | the median of these 9 sales is $815,000 | $645,000 to $1,050,000 |
| 24 months | 17 | $815,000 | $450,000 to $1,825,000 |
| 36 months | 19 | $822,000 | $450,000 to $1,825,000 |
| 60 months | 45 | $852,500 | $445,000 to $1,875,000 |
The county’s 24-month count of 17 is three above the MLS count of 14. Thirteen sales appear in both. The county adds four that never closed through the MLS: 465 Donora Boulevard at $450,000 in February 2025 and $660,000 in July 2026, 331 Washington Court at $650,000 in April 2026 and 390 Jefferson Court at $586,000 in May 2025. The MLS adds one the county file does not match, at 453 Washington Court. All four off-market sales sit below the median, so a seller reading only MLS closings misses the lowest prices paid on these streets.
Each row uses that neighborhood’s own publish window from the same Southwest Florida MLS pull, the first window with 10 or more closings, or 60 months where no shorter window reaches 10, 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 |
|---|---|---|---|---|---|
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Laguna Shores | 24 months, 12 | 141 | 96.8% | 10 | 20.0 |
| Fairview Isles, every listing under the name | 12 months, 23 | 98 | 93.6% | 15 | 7.8 |
| Sandpiper Village | 60 months, 19 | 20 | 90.8% | 5 | 15.8 |
| Lynn’s Highland Park | 60 months, 13 | 82 | 96.9% | 1 | 4.6 |
Only Fairview Isles has more active listings, and it closes more than three times as many homes a year; only Laguna Shores carries more months of supply. All of ZIP 33931 in 12 months shows 397 closings, a median of 92 days and 93.8 percent of final list. Single-family homes across the ZIP, found by joining MLS addresses to the county roll (98 of 2,064 sixty-month closings did not match an address and are excluded from the split), show 207 closings in 24 months at a median of $975,000 and $561 per square foot. We also publish a Fairview Isles seller page for the canal neighborhood that buyers weigh beside this one.
Shell Mound Park homes in Fort Myers Beach sold for $520,000 to $1,825,000 in the 24 months to October 7, 2026, with a median of $823,500 across 14 Southwest Florida MLS closings at $499 per square foot. Every closing is listed below with its final list price, so a seller can see what was asked and what was 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. Living area is the figure the listing agent entered.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| August 25, 2026 | 320 Madison Ct | $1,260,000 | $1,000,000 | 79.4% | 1,588 | $630 | 59 |
| August 11, 2026 | 411 Connecticut St | $839,000 | $815,000 | 97.1% | 1,536 | $531 | 77 |
| March 20, 2026 | 351 Jefferson Ct | $1,249,000 | $1,050,000 | 84.1% | 1,848 | $568 | 51 |
| March 19, 2026 | 309 Madison Ct | $949,900 | $880,000 | 92.6% | 1,258 | $700 | 310 |
| January 27, 2026 | 297 Donora Blvd | $770,000 | $745,000 | 96.8% | 1,464 | $509 | 100 |
| December 3, 2025 | 420 Donora Blvd | $965,000 | $867,500 | 89.9% | 1,886 | $460 | 177 |
| November 12, 2025 | 440 Donora Blvd | $799,000 | $645,000 | 80.7% | 1,589 | $406 | 94 |
| October 24, 2025 | 453 Washington Ct | $575,000 | $520,000 | 90.4% | 1,897 | $274 | 311 |
| April 30, 2025 | 333 Madison Ct | $1,945,000 | $1,825,000 | 93.8% | 2,372 | $769 | 33 |
| March 31, 2025 | 341 Jefferson Ct | $799,000 | $640,000 | 80.1% | 1,766 | $362 | 24 |
| February 7, 2025 | 226 Donora Blvd | $795,000 | $780,000 | 98.1% | 1,700 | $459 | 264 |
| January 24, 2025 | 370 Washington Ct | $979,900 | $920,000 | 93.9% | 1,717 | $536 | 19 |
| December 5, 2024 | 440 Washington Ct | $825,000 | $825,000 | 100.0% | 1,685 | $490 | 23 |
| November 8, 2024 | 467 Madison Ct | $869,000 | $822,000 | 94.6% | 1,769 | $465 | 11 |
The 14 final list prices add up to $13,619,800 and the 14 sold prices to $12,334,500, so sellers as a group collected 90.6 percent of what they were last asking, a lower figure than the 93.2 percent median because four listings closed $154,000 to $260,000 under their final asking prices. One address on the list, 453 Washington Court, matched no parcel address on the county roll, so its figures are the listing’s alone.
| Living area | Closings in 24 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Under 1,500 sq ft | 2 | $745,000 and $880,000 | $509 and $700 |
| 1,500 to 1,799 sq ft | 8 | $640,000 to $1,000,000; the median of these 8 closings is $818,500 | $362 to $630; the median of these 8 is $477 |
| 1,800 to 2,399 sq ft | 4 | $520,000, $867,500, $1,050,000 and $1,825,000 | $274, $460, $568 and $769 |
Each band is under 10 closings, so these are the sales themselves and not a price list. In the largest band, eight houses within 300 square feet of one another sold $360,000 apart.
On 6 of the 13 closings we matched to a parcel, the listing’s living area differs from the heated area on the county roll: 411 Connecticut Street is 1,536 square feet in the listing and 1,249 on the roll, 420 Donora Boulevard 1,886 against 1,368, 467 Madison Court 1,769 against 1,361, and 341 Jefferson Court the other way, 1,766 against 2,276. The record does not say why. Price per square foot moves with the denominator, so we measure a listing ourselves and check whether added space was permitted.
Shell Mound Park listings in Fort Myers Beach took a median of 68 days to sell in the 24 months to October 7, 2026 and closed at a median of 93.2 percent of the final list price. Four sold within 30 days, three took more than 180, and none of the 14 sold above its final asking price.
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 a home that was reduced twice shows only its last number, and the true gap from the first asking price is wider than these figures.
| Days on market | Closings | Median percent of final list for the group | Sold prices |
|---|---|---|---|
| 30 days or fewer | 4 | the median of these 4 is 94.2% | $640,000 to $920,000 |
| 31 to 90 days | 4 | the median of these 4 is 88.9% | $815,000 to $1,825,000 |
| 91 to 180 days | 3 | the median of these 3 is 89.9% | $645,000 to $867,500 |
| More than 180 days | 3 | the median of these 3 is 92.6% | $520,000 to $880,000 |
The shortest sale took 11 days, at 467 Madison Court, and the longest 311, at 453 Washington Court. Over the full 60 months the median was 51 days across 61 closings. Groups of three and four prove nothing about speed and price. What the list does show is that the four homes that sold inside a month had final list prices between $799,000 and $979,900, the middle of this market, and that the three slowest sales carried 264 to 311 days of taxes, insurance and upkeep.
Four of the 14 closed at 95 percent of final list or better, five between 90 and 94.9 percent, and five below 90 percent. The lowest was 79.4 percent, the $1,000,000 sale at 320 Madison Court from a final list of $1,260,000, and the highest was 100.0 percent at 440 Washington Court. The median gap between final list and sold price was $64,900, and the widest was $260,000.
The last 12 months were harder on sellers than the 12 before: all 8 closings sold below final list, four of them below 90 percent. Over 60 months, 48 of the 61 closings sold below final list, 5 at it and 8 above it, and the last sale above its final list price closed on September 14, 2023, at 3081 Shell Mound Boulevard. Full price has been paid once in the two years since October 2024.
Most have. The Lee County file records 8 Shell Mound Park sales in the 24 months to October 7, 2026 that can be paired with the same parcel’s previous qualified sale: 6 sold for more and 2 for less. The median change was a gain of $277,500, before selling costs and improvements, and both declines followed June 2023 purchases.
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 in the county’s files, where the earliest Shell Mound Park sale we hold is dated April 2013. A pair measures two recorded prices, not your gain, which is counted from your basis.
| Street address | Previous qualified sale | Sale in the last 24 months | Change | Years between |
|---|---|---|---|---|
| 320 Madison Ct | August 2016, $599,000 | August 2026, $1,000,000 | gain of $401,000 | 10.0 |
| 465 Donora Blvd | February 2025, $450,000 | July 2026, $660,000 | gain of $210,000 | 1.4 |
| 331 Washington Ct | June 2023, $700,000 | April 2026, $650,000 | decline of $50,000 | 2.8 |
| 309 Madison Ct | May 2016, $535,000 | March 2026, $880,000 | gain of $345,000 | 9.9 |
| 420 Donora Blvd | March 2021, $795,000 | December 2025, $867,500 | gain of $72,500 | 4.8 |
| 333 Madison Ct | June 2021, $1,325,000 | April 2025, $1,825,000 | gain of $500,000 | 3.9 |
| 465 Donora Blvd | June 2023, $800,000 | February 2025, $450,000 | decline of $350,000 | 1.6 |
| 467 Madison Ct | January 2019, $435,000 | November 2024, $822,000 | gain of $387,000 | 5.8 |
The largest gain was $500,000, at 333 Madison Court, and the largest decline was $350,000, at 465 Donora Boulevard. Two rows need a caution. At both 465 Donora Boulevard and 331 Washington Court the county file holds two qualified deeds on the same June 2023 day, one at the price in the table and one at $1,100,000, and we use the lower figure, which at 465 Donora Boulevard is also the price of the MLS closing that day. Measured against the higher deed, each decline would be larger. At 331 Washington Court the county also holds a February 2025 deed at $475,000 that it does not code as qualified, so it is left out of the pair.
The three sellers who had bought between 2016 and 2019 all sold for more, by $345,000 to $401,000. The two who had bought in 2021 gained $72,500 and $500,000. The two parcels bought in June 2023, nine months after Hurricane Ian, both resold for less, and 465 Donora Boulevard then sold a third time 17 months later for $210,000 more: $800,000, $450,000 and $660,000 in about three years. If you bought in 2022 or 2023, plan your sale from your net proceeds and not from the price you paid.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Shell Mound Park sale can run. A one-story canal house of 1,588 square feet at 320 Madison Court, built in 2004, sold on August 25, 2026 for $1,000,000 after 59 days on market, $260,000 under 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 $1,000,000 from a final list price of $1,260,000, which is 79.4 percent of final list, the lowest ratio of the 14 closings. At 1,588 square feet that is $630 per square foot, against a Shell Mound Park median of $499. The county roll describes a one-story, three-bedroom house built in 2004 on a canal lot, with a pool, a seawall and a boat dock flagged, on the original Shell Mound Park plat recorded at Plat Book 11, Page 4, and it carries the parcel at a just value of $879,356. The county file records the same August 25, 2026 sale at $1,000,000, and the previous qualified sale of the parcel in August 2016 at $599,000.
A 2004 house is rare here, where 89 of 124 homes predate 1980. Three closings in the 24 months carry a roll year of 1980 or later: 440 Donora Boulevard, built 1988, at $406 per square foot; 333 Madison Court, built 2006, at $769; and this one. The final list price of $1,260,000 works out to $793 per square foot, above every one of the 14 closings, and the closed price of $630 sits between the 1988 house and the 2006 one, which is where the record would have placed it.
Using the assumptions in the net sheets later on this page (a 2.75 percent listing commission, a 2.5 percent buyer-agent compensation, the deed stamp tax and the owner’s title policy, all customary for the seller in Lee County), this seller’s costs would be an estimated $65,950 with buyer-agent compensation and $40,950 without it, for a net before payoff of $934,050 or $959,050. The stamp tax is 10,000 units of $100 at $0.70, or $7,000, and the title premium is $575 plus $4,500 on the next $900,000, or $5,075. We do not know what the actual seller paid, offered or owed.
First, the result was a good one measured from the record: $401,000 above the 2016 recorded price, $120,644 above the county’s just value and the highest price of the eight closings in its size band. Second, an asking price above every closed price per square foot in the neighborhood invites exactly this negotiation, and a buyer’s appraiser reads the same 14 sales we do. Third, the house still sold in 59 days, so the only open question was the number. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $1,000,000 works out to about $13,311 a year in property tax before exemptions, about $36 a day.
We price a Shell Mound Park home in Fort Myers Beach from the closed sales nearest to it in living area, canal frontage, floor elevation, age and condition, starting with its own street and prior sale, then test it against the 11 active listings and the season. The $823,500 neighborhood median is a reference point and 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 confirm the legal description first. Madison Court and Jefferson Court also appear in the legal descriptions of Lynn’s Highland Park and Eucalyptus Park, and four of the 61 closings tagged Shell Mound in the MLS sit on other plats. Your deed says whether the lot is in the original plat at Plat Book 11, Page 4 or in Zimmer’s Addition at Page 54; the MLS medians under the two names over 60 months were $842,500 on 46 closings and $850,000 on 15, so we treat them as one market.
Eight houses of 1,500 to 1,799 square feet sold in the last 24 months between $640,000 and $1,000,000. We place your house inside that range by reading each of the eight, and we give you the three or four sales that bracket you, not a single figure pulled from an average. Where the county holds an off-market sale on your street, we show you that too.
The MLS and the roll do not record the height of the lowest floor, the age of the roof, the condition of the seawall, whether the dock is permitted, how deep the canal is at low tide or whether the home was repaired or rebuilt after 2022. Those are what a buyer’s insurer and lender price, so we collect them from you, the Town’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
A price has to win against what is for sale. Three of the 11 active listings ask $1,275,000 or more, five ask between $799,000 and $950,000, and three ask $719,000 or less. We show you where your number would sit in that list on the day you go live, and we plan the first three weeks, because four of 14 sellers found their buyer inside 30 days.
Four things move the value of a Shell Mound Park home in Fort Myers Beach: whether the lot touches a canal or the bay, the height of the lowest floor against the flood map, whether the house is 1960s construction or newer, and the living area. A dock or pool alone moves it less, because most lots here have both.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll flags 106 of the 149 residential parcels on a canal, 9 on the bay and 34 with no water flag, and none on the Gulf. Donora Boulevard holds most of the dry lots, with 27 of 58 parcels flagged canal. Of the 13 matched closings in the last 24 months, 12 were canal lots and one, 297 Donora Boulevard at $745,000, had no water flag. No bay lot closed in the window; the last two were 480 Madison Court at $1,500,480 in 2023 and 489 Madison Court at $2,500,000 in 2024. One dry-lot sale and no bay sale cannot set a premium, so we state none.
By the roll’s year built, the 10 pre-1980 homes that sold in the last 24 months had a median of $823,500 and ran from $362 to $700 per square foot, and the three dated 1980 or later sold at $645,000, $1,000,000 and $1,825,000. The roll dates only 3 parcels to 2023 or later, all 2024, and two of those three are among today’s active listings, at $899,000 and $1,675,000, and no closing of a house dated 2023 or later appears in the 24-month MLS record, so the market has not yet priced a post-Ian house here. What a buyer pays for is the floor height: the Town requires new or substantially improved buildings at the base flood elevation plus one foot, which is 12 feet NAVD88 at the points we tested.
Among the 13 matched closings, nine homes with a boat dock flag sold from $645,000 to $1,825,000, the median of these 9 being $867,500, and the four without one sold at $640,000, $745,000, $780,000 and $1,050,000. A dock adds value when it is permitted, usable at low tide and attached to a sound seawall, and we did not confirm the route from these canals to open water or any depth. With a seawall flagged on 108 of 149 parcels and a pool on 89, those two features are the norm here, and their condition is what is priced.
A Shell Mound Park buyer in Fort Myers Beach should expect no association fee, though none is verified: listing-entered annual recurring fees on 61 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern). The yearly costs that matter are property tax, flood and wind insurance, and the seawall.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 61 closings in 60 months carry a listing-entered homeowners association fee of $0, a master association fee of $0 and total annual recurring fees of $0, and every one was entered as a single-family building. These fields are typed by the listing agent, and they are not evidence that no recorded restriction exists.
The Florida Division of Corporations lists only inactive entities with Shell Mound in the name, among them Shell Mound Estates, Shell Mound Grove Gardens and Shell Mound Properties, and no matching active Florida corporation was confirmed for this neighborhood. We found no recorded declaration, budget, rulebook, management company or community website. The recorded plats are Plat Book 11, Pages 4 and 54, and any deed restrictions would sit in the Lee County Official Records, so the title commitment is where the question is settled for your lot.
A buyer adds the yearly costs to the mortgage before deciding what to offer. At the Town district’s 2026 applied millage of 13.3108, of which the Town’s own levy is 1.0655 (the district total was 13.4329 and the Town levy 1.0294 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $815,000 works out to about $10,848 a year before exemptions and non-ad valorem charges, and $1,050,000 to about $13,976. Lee County’s solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026. A buyer’s bill follows the county’s assessed value after the sale, not yours.
A Shell Mound Park home in Fort Myers Beach is insured through three coverages in most cases: homeowners, wind and flood. Every address we tested is in a Special Flood Hazard Area, so a lender will require flood coverage, and a buyer’s insurer will ask for the roof age, a wind mitigation inspection and the elevation certificate 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)
We quote no premium for any route, because a premium belongs to one house and one buyer.
Flood coverage comes from the National Flood Insurance Program or a private carrier. FEMA’s Risk Rating 2.0 prices each NFIP policy on the property’s own characteristics, including elevation and distance to water, and FEMA says most NFIP rates cannot rise more than 18 percent a year. FEMA’s community status book lists the Town of Fort Myers Beach at Class 5 in the Community Rating System, a 25 percent discount with an effective date of April 1, 2026, which WGCU reported after the Town lost its discount in a November 2024 retrograde. FEMA’s Increased Cost of Compliance coverage can pay up to $30,000 toward compliance after the Town issues a substantial-damage determination, so keep any such letter in the file.
Section 627.351(6)(aa) of the Florida Statutes makes flood coverage a condition of a Citizens Property Insurance personal residential policy, and homes in a Special Flood Hazard Area came under the rule first. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which stays valid for up to five years if the structure has not changed and was revised effective April 1, 2026. A seller with a newer roof, shutters or impact glass should have the inspection done before listing.
A Shell Mound Park seller in Fort Myers Beach must give the buyer the section 689.302 flood disclosure at or before contract, the property tax disclosure summary under section 689.261, and the truth about known defects that are not readily observable. If a mandatory homeowners association governs the lot, the section 720.401 summary is owed before the buyer signs.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 720.30851 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 requires a Florida residential seller to give the buyer a flood disclosure at or before the time the contract is signed. It asks about known flood damage, flood claims and flood assistance. In a neighborhood where the U.S. Geological Survey’s highest Hurricane Ian mark, 13.8 feet NAVD88, was taken about 0.3 mile from the center of these streets, answer it from your records 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 1960s canal house that means known roof leaks, past water intrusion, seawall movement and unpermitted work, including an enclosed lanai that added living area, 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.
Probably not, and the recorded documents decide. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and it is the seller who supplies it on a resale. If it is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. We confirmed no active association for Shell Mound Park and no recorded declaration, and every one of 61 listings entered a fee of $0. Chapter 718, the condominium act, does not apply to a single-family lot. The recorded covenants in your title commitment settle it, so ask your closing agent before you list, and if the lot is one of the five coded multifamily, ask whether its own documents add anything.
Where an association has the power to assess a lot, section 720.30851 lets the closing agent request an estoppel certificate stating what is owed. Florida law caps the fee, and we print no dollar amount. In Lee County the seller customarily pays for it, though the contract controls. Where no association exists, there is no certificate to order, and your closing agent will say so in writing.
Buyers in Shell Mound Park, Fort Myers Beach ask four things before 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. A seller who answers all four in writing keeps the contract together.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0558G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We asked FEMA’s National Flood Hazard Layer for the zone at four addresses and the neighborhood’s center point. All are on panel 12071C0558G, effective November 17, 2022, in the Town of Fort Myers Beach, datum NAVD88.
| Address tested | FEMA zone | Base flood elevation (ft) |
|---|---|---|
| 3044/3046 Shell Mound Blvd | AE | 11 |
| 3121 Shell Mound Blvd | AE | 11 |
| 117/119 Voorhis St | AE | 11 |
| 435 Donora Blvd | AE | 11 |
| Center point of the 149 parcels | AE | 11 |
This is what the FEMA flood map indicates at these addresses. It is not a statement about any other lot. The Town states that the entire Town lies within a Special Flood Hazard Area, and every point we sampled is in evacuation zone A. Send your buyer to the panel and to your elevation certificate. A segment of the state’s coastal construction control line lies within 500 meters of the center point, and whether any lot is seaward of it is not confirmed.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of inundation above ground on Fort Myers Beach and Estero Island and says an estimated 900 structures in Fort Myers Beach were totally destroyed and 2,200 damaged. The U.S. Geological Survey holds 33 Ian high-water marks around the island, from 10.5 to 13.8 feet NAVD88. The fire station at Donora Boulevard and Estero Boulevard was a total loss, and its replacement opened on April 2, 2026 at 2545 Estero Boulevard. For Helene and Milton in 2024 the National Weather Service reported Lee County coastal water levels of 2 to 5 and 3 to 6 feet above mean higher high water. A buyer will ask how high the water came in your house and what was replaced.
The Town of Fort Myers Beach, not Lee County, issues the permits here. Work costing 50 percent or more of the building’s value is a substantial improvement that must meet current flood rules, with the lowest floor at the base flood elevation plus one foot, 12 feet where the base is 11. The Town’s page states that the calculation includes all permits obtained in the past five years, and the code text we read is silent on a look-back. So the permits you pulled since 2022 count toward your buyer’s renovation budget, in a neighborhood where 59 of 124 homes date to the 1950s and 1960s.
Three sets of rules affect a Shell Mound Park sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the recorded plats and any recorded restrictions, which bind the title; and the Town’s vacation rental registration. No declaration or rulebook is published for these lots, so the recorded documents and the Town’s current rules 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)
We found no confirmed architectural review or buyer approval for Shell Mound Park; if a recorded restriction requires either, the title commitment will show it. The Town’s permit and floodplain review applies to exterior, structural, seawall and dock work regardless. The roll places all 149 parcels in the Town without naming a zoning district, so a buyer planning to build should request a Town zoning verification.
Rental and pet terms are not published for Shell Mound Park; the recorded declaration, if one exists in the Lee County Official Records, and the current rules govern, and a buyer should ask for them in the resale package.
Under Ordinance 18-01, a dwelling licensed as a vacation rental must register with the Town within 90 days of starting, show the Town’s registration number in every advertisement, renew each year and name a responsible party who can act within one hour, as the Town’s short-term rental page sets out. The Town’s page says a registration does not pass to a new owner, so your buyer registers in their own name. The land development 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. We did not confirm the zoning district of any lot here, so a buyer counting on rental income should ask the Town’s Community Development office at 239-765-0202 before making an offer.
The Shell Mound Park record leans clearly toward winter: of 61 Southwest Florida MLS closings over 60 months, 40 closed from December through April and 21 from May through November, and February and March alone hold 25. A closing follows its contract by weeks, so the listing that goes live in fall is the one that closes in winter.
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 | 4 | July | 2 |
| February | 14 | August | 4 |
| March | 11 | September | 1 |
| April | 4 | October | 1 |
| May | 5 | November | 3 |
| June | 5 | December | 7 |
February and March are the only months that reach 10 closings, and 11 of the 14 February closings fell in 2022 and 2023, so part of that peak is two unusual years. September and October hold one closing each in five years.
The 40 December to April closings had a median sold price of $856,250, a median of 37 days on market and 95.9 percent of final list price. The 21 May to November closings had a median of $815,000, 66 days and 92.6 percent. Both groups mix five different years, so no month guarantees a price, and the three slowest sales of the last 24 months each sat through a full summer. What the record supports is modest: be on the market, priced and documented, before the winter buyers arrive.
We market a Shell Mound Park home in Fort Myers Beach by leading with what its buyers search for: the canal behind the house, the floor elevation, the roof and the permit file. We photograph the lot from the water side, publish the documents with the listing, and reach local and seasonal buyers through the Southwest Florida MLS.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Professional photography, including the seawall, the dock and the view down the canal; a floor plan with a measured living area and a note where it differs from the county roll; a plain statement about the dock and seawall permits; and the survey, elevation certificate and flood disclosure ready to send.
We negotiate every Shell Mound Park offer ourselves, starting from the closings that support your price: the median sale closed at 93.2 percent of final list, so an offer near 93 percent on a correctly priced house is the market, and one at 80 percent usually means the asking price was wrong. Price, terms, inspection and appraisal are negotiated together.
Most contracts on the island fail or get renegotiated in the inspection period, when the buyer’s insurance quotes arrive. We prepare for that before the listing goes live: a wind mitigation inspection where the roof or openings are newer, the elevation certificate, the roof age in writing and the permit history. A quote built from documents leaves less to renegotiate.
A financed buyer’s appraiser needs recent closings that match your house, and 14 sales from $274 to $769 per square foot offer plenty of wrong ones. We hand the appraiser the comparables by size, water and age, with the reason each belongs. A low offer gets the same record: four of the 14 closings sold below 85 percent of final list, from final list prices of $799,000, $799,000, $1,249,000 and $1,260,000. An early low offer on a correctly priced home is countered with the nearest sales.
A buyer choosing between Shell Mound Park and McPhie Park, two single-family neighborhoods about 1.8 miles apart in the Town of Fort Myers Beach, picks Shell Mound Park for a canal lot at a lower price per square foot, and McPhie Park for a Gulf-side lot or land to build on. Over 36 months they closed 21 and 16 homes.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns come from the same Southwest Florida MLS pull and the same county roll, and the 36-month window is used for both because it is the first in which McPhie Park reaches 10 closings.
| Question a buyer asks | Shell Mound Park | McPhie Park |
|---|---|---|
| Jurisdiction | Town of Fort Myers Beach | Town of Fort Myers Beach |
| Residential parcels on the roll | 149 | 135 |
| Improved parcels | 124 | 83 |
| Vacant residential lots | 17 | 42 |
| Year built (roll) | 1958 to 2024, median 1970.5 | 1950 to 2024, median 1973 |
| Median heated area (roll) | 1,564.5 sq ft | 1,449 sq ft |
| Water flags on the roll | 106 canal, 9 bay, 0 Gulf | 37 canal, 6 bay, 24 Gulf |
| Seawall, dock and pool flags | 108, 62, 89 | 49, 16, 49 |
| MLS closings, 36 months | 21, median $825,000 | 16, median $993,750 |
| Price range, 36 months | $520,000 to $2,500,000 | $467,500 to $11,250,000 |
| Median price per sq ft, 36 months | $536 | $663 |
| Median days on market, 36 months | 100 | 78.5 |
| Median sale-to-final-list, 36 months | 93.9% | 91.7% |
| MLS closings, 60 months | 61 | 36 |
| Active and pending, October 7, 2026 | 11 active, 0 pending | 4 active, 1 pending |
| Months of supply at the 36-month pace | 18.9 | 9.0 |
| FEMA zone at tested points | AE, 11 ft | AE, 11 to 12 ft |
| Association on the state’s records | No matching active corporation confirmed | No entity found |
Shell Mound Park trades more often: 61 closings in 60 months across 124 improved parcels is about 9.8 percent a year, against 36 across 83, about 8.7 percent, in McPhie Park. Its sellers collected a slightly higher share of final list, 93.9 percent against 91.7, and waited longer, a median of 100 days against 78.5. It also carries twice the months of supply. In McPhie Park 31 percent of parcels are vacant lots, against 11 percent here.
A buyer who wants a dock is likelier to find one here, where the roll flags 62 against 16. A buyer who wants a Gulf-flagged lot or land to build on will look at McPhie Park. Tell your buyer what this neighborhood has on the record: more closed sales to judge value by, canal frontage on seven lots in ten and a median price per square foot $127 lower over the same 36 months.
Selling a Shell Mound Park home in Fort Myers Beach costs roughly 4.1 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On an $815,000 sale that is about $33,643 to $54,018, and on a $1,050,000 sale about $42,800 to $69,050, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real closings in the Southwest Florida MLS. Florida charges documentary stamp tax of $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000 up to $1,000,000 and $2.50 per $1,000 above that, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was the canal house at 411 Connecticut Street, built in 1959, which closed on August 11, 2026 after 77 days at 97.1 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $815,000 | Southwest Florida MLS closing, August 11, 2026 |
| Listing commission, 2.75% | -$22,413 | 2.75% of $815,000 is $22,412.50 |
| Buyer-agent compensation, 2.5%, if offered | -$20,375 | 2.5% of $815,000 |
| Deed documentary stamp tax | -$5,705 | 8,150 units of $100 at $0.70 |
| Owner’s title policy | -$4,150 | $575 plus ($815,000 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 | -$54,018 | 6.63% of price |
| Estimated net before payoff, with buyer-agent compensation | $760,982 | $815,000 minus $54,018 |
| Estimated total costs, without buyer-agent compensation | -$33,643 | 4.13% of price |
| Estimated net before payoff, without buyer-agent compensation | $781,357 | $815,000 minus $33,643 |
The same assumptions apply, at the price of the canal house at 351 Jefferson Court, built in 1970, which closed on March 20, 2026 after 51 days at 84.1 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,050,000 | Southwest Florida MLS closing, March 20, 2026 |
| Listing commission, 2.75% | -$28,875 | 2.75% of $1,050,000 |
| Buyer-agent compensation, 2.5%, if offered | -$26,250 | 2.5% of $1,050,000 |
| Deed documentary stamp tax | -$7,350 | 10,500 units of $100 at $0.70 |
| Owner’s title policy | -$5,200 | $575 plus $4,500 on the next $900,000 plus $125 on the $50,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$69,050 | 6.58% of price |
| Estimated net before payoff, with buyer-agent compensation | $980,950 | $1,050,000 minus $69,050 |
| Estimated total costs, without buyer-agent compensation | -$42,800 | 4.08% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,007,200 | $1,050,000 minus $42,800 |
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; any estoppel certificate fee if an association turns out to exist (capped by statute; we print no dollar amount); and repairs or concessions agreed during the inspection period.
Possibly not, if the Shell Mound Park home is your main home. Under Section 121 (IRS Topic 701), a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for at least 2 of the 5 years before the sale. Florida has no state income tax.
A second home or a rental does not qualify the same way, and the record shows why the question matters here: four of the 8 repeat sales of the last 24 months were gains of $345,000 or more. Gain is measured from your basis, which includes what you paid plus qualifying improvements such as a new roof, a seawall or an elevation project, so keep the receipts and the closed permits. A foreign seller may also face federal FIRPTA withholding. We are real estate agents, not tax advisers.
List your Shell Mound Park home if it is insurable and financeable and you can give the market a winter season; take an investor cash offer only when the house sits low, needs work a buyer’s insurer or lender would not accept, or you must close in days; sell by owner only if you already have a buyer.
The county file shows what the off-market route produced here: the four qualified sales of the last 24 months that never reached the MLS closed at $450,000, $586,000, $650,000 and $660,000, all below the $823,500 MLS median, and the record does not show their condition. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | Main risk | When it fits |
|---|---|---|---|
| Full listing | Highest, tested by the market | A price above the nearest closings sits; four of 11 active listings have passed 100 days | A house in marketable condition with time |
| Investor or builder cash offer | Below a well-priced listing; get it in writing | The discount can exceed the commission you save | A house needing work or elevation, or a fast close |
| Sale by owner | Untested unless you have a buyer | Missed section 689.302 or 689.261 duties, or an appraisal with the wrong comparables | A known buyer and a legal review |
You get a free Shell Mound Park home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed homes nearest yours in size, water, age and elevation, with the adjustments written out and a net sheet at that price, and there is no obligation to list.
Get your free Shell Mound Park home valuation and we will send a value built from your 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 Shell Mound Park 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.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions Shell Mound Park 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 nearest closed homes of your size, water and age, put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing, and be on the market before winter. Our Shell Mound Park valuation page starts the price work.
Choose the agent who can show you the closings behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked all 61 Shell Mound Park closings of the last 60 months for this page.
The Southwest Florida MLS recorded 14 closings in the 24 months to October 7, 2026, from $520,000 to $1,825,000, with a median of $823,500 and a median of $499 per square foot. Every one is listed on this page with its final list price.
The median was 68 days on market over the last 24 months, from 11 days to 311. Four of the 14 sold within 30 days and three took more than 180.
The median closing was 93.2 percent of the final list price over 24 months. Thirteen of 14 sold below final list, one at it, and five sold below 90 percent.
On October 7, 2026 the Southwest Florida MLS showed 11 active listings from $459,900 to $1,675,000 and no pending sales. Six are on Donora Boulevard, and four have been listed more than 100 days.
It leans that way. Eleven active listings against 14 closings in two years is about 18.9 months of supply, and all 8 sales of the last 12 months closed below final list price.
No. The $823,500 median sits in the middle of a range from $520,000 to $1,825,000 and from $274 to $769 per square foot. Price from the sales that match your house.
The April 2025 sale at 333 Madison Court was a 2,372 square foot canal house dated 2006 on the roll, in a neighborhood where 89 of 124 homes predate 1980. It is a different product from a 1960s house, and the other 13 sales topped out at $1,050,000.
Twelve of the 13 matched closings in 24 months were canal lots, and the one dry-lot sale closed at $745,000. One sale cannot set a premium, so we state none and price canal lots against canal lots.
Not by itself in this record. Nine closings with a boat dock flag had a median of $867,500 among them, and one of the four without a flag sold at $1,050,000. A permitted, usable dock on a sound seawall is adjusted for individually.
Yes, mostly through elevation and insurance. The 10 pre-1980 homes that sold in the last 24 months had a median of $823,500, and the three dated 1980 or later sold at $645,000, $1,000,000 and $1,825,000.
Your legal description decides. On the roll, 105 parcels cite Plat Book 11, Page 4 and 43 cite Zimmer’s Addition at Page 54. Over 60 months the MLS medians were $842,500 and $850,000, so we treat the two as one market.
No. Both streets also appear in the legal descriptions of Lynn’s Highland Park and Eucalyptus Park, and four of the 61 closings tagged Shell Mound sit on other plats. We check the deed before choosing comparables.
No. The Mound House is a Town museum and archaeological site at 451 Connecticut Street, and the county’s legal description for that parcel cites Case’s Subdivision. Shell Mound Park is the residential neighborhood beside it.
Over 60 months, 40 of 61 Shell Mound Park closings fell from December through April, and February and March alone hold 25. A fall listing is positioned for winter buyers.
Roughly 4.1 to 6.6 percent of the price before prorations and payoff, depending on commission and buyer-agent compensation. On an $815,000 sale our estimate is $33,643 without buyer-agent compensation and $54,018 with it, both negotiable.
On the $815,000 example, an estimated $760,982 to $781,357 before any mortgage payoff and tax proration. On the $1,050,000 example, $980,950 to $1,007,200. We prepare a net sheet for your own price.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, which is $0.70 per $100 of price under section 201.02. 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. Many sellers still do, or offer a closing-cost concession.
The survey, the elevation certificate, the permit history, roof and mechanical ages, seawall and dock permits, insurance declarations and any flood claim paperwork, the flood disclosure, any wind mitigation report and any recorded restrictions.
Section 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before contract. It asks about known flood damage, flood claims and flood assistance.
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 AE with a base flood elevation of 11 feet at the four Shell Mound Park addresses and the center point we tested, on the panel effective November 17, 2022. An elevation certificate answers it for your lot.
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, 12 feet at the tested points, and the Town’s page states that permits from the past five years count.
Disclose it and ask the Town and the Florida Department of Environmental Protection what is needed to correct it. Buyers and lenders ask for seawall and dock permits, and an unpermitted structure can reduce the price or stop a loan.
None that we could confirm. The state’s records show only inactive Shell Mound entities, and all 61 closings in 60 months entered a fee of $0. Your title commitment settles whether any recorded restriction binds your lot.
Only if an association with the power to assess your lot exists; your closing agent decides. Where one is issued, Florida law caps the fee, and we print no dollar amount.
Nothing to an association on the record we have: listing-entered annual recurring fees on 61 closings were $0, not verified. The yearly costs are property tax, insurance, the $358.45 solid waste assessment and upkeep.
No rental terms are published for these lots, so any recorded restriction governs. The Town requires a vacation rental to register within 90 days, and minimum stays depend on the zoning district, which we did not confirm for any lot.
In the last 24 months, 6 of 8 county-recorded repeat sales closed above the previous recorded price, with a median change of a gain of $277,500. The two declines, $50,000 and $350,000, both followed June 2023 purchases.
Because some homes sell without being listed. Four of the county’s 17 qualified sales in 24 months never closed through the MLS, at $450,000 to $660,000. We read both records before pricing.
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, if you owned and used the home as your main home for 2 of the last 5 years. Ask your tax adviser.
Over 36 months Shell Mound Park closed 21 homes at a median of $825,000 and $536 per square foot, and McPhie Park closed 16 at $993,750 and $663. Shell Mound Park has 11 active listings against McPhie Park’s 4.
For an older house at grade, price both. The roll codes 17 lots vacant here, 7 of them on Shell Mound Boulevard, and only three of 61 closings in 60 months were at addresses now coded vacant, so lot sales are few.
Call Jesse at (239) 898-6072. We will pull the closed homes nearest yours, walk the house and the seawall with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which plat a Shell Mound Park house sits on, which of 14 closings are true comparables, what the Town’s flood and permit rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the house well holds its price through the inspection period.
Small facts cost sellers contracts here: a Mid Island Drive sale used as a comparable because the listing carried the Shell Mound name, a living area that does not match the roll, 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 that none of those reach the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Shell Mound Park home in Fort Myers Beach, call the team that prices from the closed homes nearest yours, assembles the survey, elevation, permit and flood file the day you list, and answers the buyer’s insurance and storm questions before they are asked. Few homes here come up for sale each year.
If you are thinking, “I need someone to sell my house in Shell Mound Park, 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 Donora Boulevard, Shell Mound Boulevard, Madison Court, Washington Court, Jefferson Court, Connecticut Street or Voorhis 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.
Shell Mound Park sold record, last 24 months: 14 closings in the Southwest Florida MLS at an $823,500 median, from $520,000 to $1,825,000, with a median of 68 days on market and 93.2 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Shell Mound Park 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 Shell Mound Park home? Get a free Shell Mound Park 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.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when we checked it on October 7, 2026, except where a publisher blocks automated checks. We list statutes and primary records first.
These are the public primary documents a Shell Mound Park seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| Section 720.401, Florida Statutes | Florida Legislature | The homeowners association disclosure summary and when it applies |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Repair and 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 |
| IRS Topic 701 | Internal Revenue Service | The home-sale exclusion of $250,000 or $500,000 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Shell Mound Park. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.