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 Siesta Isles, the two-street canal neighborhood of Deep Passage Lane and Cutlass Drive on San Carlos Island in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The wider market is in our Fort Myers Beach pages.
Siesta Isles has a Fort Myers Beach mailing address and is not in the Town of Fort Myers Beach. The Lee County Property Appraiser places all 126 residential-class parcels in the San Carlos Island taxing district of unincorporated Lee County, so Lee County, and not the Town across Matanzas Pass, issues your permits and writes the floodplain rules a buyer’s contractor will follow. The roll counts 109 single-family parcels, 13 vacant lots and 4 common-area parcels here, ZIP 33931, every one of them on a canal.
In the 12 months to October 7, 2026 the Southwest Florida MLS recorded 11 Siesta Isles closings at a median of $1,275,000, from $900,000 to $2,850,000, with a median of 97 days on market and a median of 88.9 percent of the final list price. No home was listed or pending on the day we pulled the data. This page prints every closing of the last five years with its final list price, the repeat sales in the county file, the net proceeds at two real prices and the papers Florida law makes a seller deliver.
To sell a Siesta Isles home in Fort Myers Beach in 2026, price it from the closed homes nearest yours in living area, dock and elevation, have the survey, elevation certificate, seawall and permit file ready before the first showing, and set the list price close to the evidence: 9 of the last 11 sales closed below final list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are the ten facts about selling a Siesta Isles home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Florida Division of Corporations, FEMA or Florida law, and each explained further down this page.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Siesta Isles Home in 2026? · Why List Your Siesta Isles Home With McGreevy and Comisar? · What Is the Siesta Isles Market Doing for Sellers Right Now? · What Did Siesta Isles Homes Sell For? · How Long Do Siesta Isles Listings Take to Sell, and How Close to List Price? · Have Siesta Isles Owners Sold for More Than They Paid? · A Siesta Isles Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Siesta Isles Home? · What Moves the Value of a Siesta Isles Home: Size, Dock, Seawall, Elevation and the Lot? · What Fees Will Your Siesta Isles Buyer Pay Each Year? · Who Insures a Siesta Isles Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Siesta Isles Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Siesta Isles? · Which Rules Affect a Siesta Isles Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Siesta Isles Home? · How Do We Negotiate a Siesta Isles Contract? · Siesta Isles vs Venetian Gardens: Which Will Your Buyer Choose? · What Does It Cost to Sell a Siesta Isles Home? · Do I Pay Capital Gains Tax When I Sell My Siesta Isles Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Siesta Isles Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Siesta Isles Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Siesta Isles 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 based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Siesta Isles owners hire us because we price from the nearest closed homes, assemble the flood, seawall and permit file before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Siesta Isles home, or thinking, “I need a listing agent who knows a Deep Passage Lane house with a dock from a Cutlass Drive house without one,” 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 as a Large Team 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 28 Siesta Isles closings in the Southwest Florida MLS from the 60 months to October 7, 2026, and joined each street address to the county roll, so that a living area typed into a listing is checked against the county’s heated area before it prices your house. We tracked every deed the Lee County file holds for these parcels, read both Siesta Isles corporate filings and queried the FEMA flood layer at four addresses and the neighborhood’s center.
We will not price a 2,200 square foot ranch off the $2,850,000 sale of a 5,767 square foot house because both sit on Cutlass Drive, quote an association fee no document supports, or call a dock permitted before we have seen the permit. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Siesta Isles 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, dock 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 11 homes sold here in the last year and none is listed now, so the owner who sells next should make us the first call.
The Siesta Isles market in Fort Myers Beach is thinly supplied and hard on asking prices: 11 Southwest Florida MLS closings in 12 months at a $1,275,000 median, a median of 97 days on market and 88.9 percent of final list price, with no active listing and no pending sale 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 Siesta Isles home valuation page carries the value history by size and year.
We pulled every Siesta Isles closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The first window with 10 or more closings is 12 months, with 11, so it leads, and one sale can move a median built on 11.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 11 | $1,275,000 | $900,000 to $2,850,000 | $494 | 97 | 88.9% |
| 24 months | 16 | $1,318,500 | $730,000 to $2,850,000 | $494 | 106 | 89.2% |
| 36 months | 19 | $1,362,000 | $730,000 to $2,850,000 | $494 | 115 | 90.5% |
| 60 months | 28 | $1,237,500 | $700,000 to $3,800,000 | $515 | 51 | 91.9% |
The days on market and sale-to-list figures in the 60-month row use 27 closings, because one Deep Passage Lane sale in April 2023 was entered after closing with no listing history. Ten of the 11 closings of the last 12 months are on the Siesta Isles plats. The eleventh, on Old Pelican Bay Drive, carries the Siesta Isles name in the MLS while the county places it on a separate plat; without it the median of the other ten is $1,237,500.
Slicing the 60 months into 12-month periods shows the change a seller feels most, which is time. Every period but the latest holds fewer than 10 closings, so we list those sales and state each median only as the median of the sales shown.
| Period (months before October 7, 2026) | Closings | Sold prices | Days on market | Percent of final list |
|---|---|---|---|---|
| 0 to 12 | 11 | $900,000 to $2,850,000, median $1,275,000 | median 97 | median 88.9% |
| 12 to 24 | 5 | $730,000, $820,000, $1,400,000, $1,485,000 and $2,075,000 | 6 to 245; the median of these 5 is 122 | the median of these 5 is 93.1% |
| 24 to 36 | 3 | $1,010,000, $1,475,000 and $1,599,000 | 4, 146 and 333 | 100.0%, 95.2% and 96.2% |
| 36 to 48 | 7 | $700,000 to $3,800,000; the median of these 7 closings is $899,000 | 3 to 147; the median of the 6 with a listing history is 6.5 | the median of those 6 is 92.4% |
| 48 to 60 | 2 | $975,000 and $1,875,000 | 3 and 4 | 100.0% and 100.0% |
Counts this small support no statement about the direction of prices, and we make none. What the table shows is the clock. In the two oldest periods, from October 2021 to October 2023, seven of the nine sales found a buyer in 51 days or fewer and six of them in 9 days or fewer. In the latest period four of 11 took more than 250 days.
None under the Siesta Isles name. On October 7, 2026 the Southwest Florida MLS showed no active listing and no pending sale here, a one-day reading on two streets that changes with a single new listing. A re-check of the MLS on October 29, 2026 still found no Siesta Isles home listed or pending, and no closing recorded after October 7.
The wider market is well supplied. All of ZIP 33931 stood at 380 active listings and 27 pending against 397 closings in 12 months, about 11.5 months of supply. 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), single-family homes in the ZIP showed 105 active listings at a median asking price of $1,249,999 against 111 closings in 12 months at a median of $1,000,000, about 11.4 months of supply.
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 | 11 | $1,275,000 | $900,000 to $2,850,000 |
| 24 months | 15 | $1,400,000 | $820,000 to $2,850,000 |
| 36 months | 18 | $1,429,000 | $820,000 to $2,850,000 |
| 60 months | 28 | $1,237,500 | $750,000 to $3,800,000 |
The two 12-month lists match in count and median and differ in content. The county holds a $1,500,000 sale on Deep Passage Lane recorded August 17, 2026 that has no MLS closing in our pull, and it leaves out the Old Pelican Bay Drive sale. The county also codes some deeds as unqualified and keeps them out of its series; the $730,000 Cutlass Drive closing of August 2025 is one, which is why the county’s 24-month range starts at $820,000.
On one sale. The MLS lists 18323 Deep Passage Lane as closed on February 28, 2025 at $1,485,000, and the county records the deed on February 25, 2025 at $1,458,000, a difference of $27,000. We print both. Dates differ by a few days on several others, because the county records the deed and the MLS the reported closing.
Each row uses that place’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 on October 7, 2026 divided by closings per month in that window.
| Place | Window and closings | Median days on market | Median sale-to-final-list | Active listings | Months of supply |
|---|---|---|---|---|---|
| Siesta Isles | 12 months, 11 | 97 | 88.9% | 0 | 0 |
| San Carlos Island, all names | 12 months, 11 | 64 | 94.7% | 14 | 15.3 |
| Boardwalk Caper | 12 months, 18 | 76.5 | 93.0% | 6 | 4.0 |
| Bayside Estates | 12 months, 28 | 80 | 94.2% | 18 | 7.7 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Venetian Gardens | 60 months, 17 | 24 (15 with a listing history) | 92.9% (same 15) | 1 | 3.5 |
Siesta Isles has the longest median wait and the lowest share of final list price in the group, and it is the only place in the table with nothing for sale. All of ZIP 33931 in 12 months shows a median of 92 days and 93.8 percent of final list, and single-family homes in the ZIP show 99 days and 92.6 percent. Owners at Boardwalk Caper, the condominium on the same island, have our page on selling a Boardwalk Caper condo.
Siesta Isles homes in Fort Myers Beach sold for $900,000 to $2,850,000 in the 12 months to October 7, 2026, with a median of $1,275,000 across 11 Southwest Florida MLS closings at $494 per square foot. Every closing of the last 60 months is listed below with its final list price beside its sold price.
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 5, 2026 | 18160 Old Pelican Bay Dr | $1,299,000 | $1,362,000 | 104.8% | 3,019 | $451 | 7 |
| July 27, 2026 | 18195 Cutlass Dr | $1,095,000 | $1,095,000 | 100.0% | 2,534 | $432 | 316 |
| June 10, 2026 | 18484 Deep Passage Ln | $1,795,000 | $1,595,000 | 88.9% | 3,228 | $494 | 44 |
| May 22, 2026 | 18292 Deep Passage Ln | $1,145,070 | $1,000,000 | 87.3% | 4,699 | $213 | 9 |
| March 31, 2026 | 18443 Deep Passage Ln | $1,675,000 | $1,500,000 | 89.6% | 3,170 | $473 | 52 |
| March 31, 2026 | 18452 Cutlass Dr | $1,499,900 | $1,275,000 | 85.0% | 2,058 | $620 | 97 |
| March 3, 2026 | 18435 Deep Passage Ln | $995,000 | $900,000 | 90.5% | 1,155 | $779 | 1 |
| March 2, 2026 | 18404 Cutlass Dr | $1,325,000 | $1,114,000 | 84.1% | 2,258 | $493 | 414 |
| February 27, 2026 | 18468 Cutlass Dr | $1,850,000 | $1,700,000 | 91.9% | 3,114 | $546 | 363 |
| November 21, 2025 | 18276 Cutlass Dr | $3,500,000 | $2,850,000 | 81.4% | 5,767 | $494 | 115 |
| October 14, 2025 | 18548 Cutlass Dr | $1,450,000 | $1,200,000 | 82.8% | 2,172 | $552 | 260 |
The 11 final list prices add up to $17,628,970 and the 11 sold prices to $15,591,000, so sellers as a group collected 88.4 percent of what they were last asking.
| 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 29, 2025 | 18308 Cutlass Dr | $830,000 | $730,000 | 88.0% | 2,122 | $344 | 245 |
| July 31, 2025 | 18307 Cutlass Dr | $860,000 | $820,000 | 95.3% | 2,452 | $334 | 222 |
| March 24, 2025 | 18467 Deep Passage Ln | $1,590,000 | $1,400,000 | 88.1% | 2,300 | $609 | 27 |
| March 18, 2025 | 18276 Deep Passage Ln | $2,100,000 | $2,075,000 | 98.8% | 4,318 | $481 | 6 |
| February 28, 2025 | 18323 Deep Passage Ln | $1,595,000 | $1,485,000 | 93.1% | 2,777 | $535 | 122 |
| May 22, 2024 | 18116 Deep Passage Ln | $1,050,000 | $1,010,000 | 96.2% | 1,790 | $564 | 333 |
| April 16, 2024 | 18212 Cutlass Dr | $1,549,000 | $1,475,000 | 95.2% | 2,186 | $675 | 146 |
| December 15, 2023 | 18403 Deep Passage Ln | $1,599,000 | $1,599,000 | 100.0% | 3,032 | $527 | 4 |
| July 7, 2023 | 18212 Deep Passage Ln | $975,000 | $875,000 | 89.7% | 1,480 | $591 | 147 |
| May 23, 2023 | 18101 Cutlass Dr | $1,300,000 | $1,300,000 | 100.0% | 2,349 | $553 | 9 |
| May 8, 2023 | 18600 Cutlass Dr | $3,995,000 | $3,800,000 | 95.1% | 4,866 | $781 | 3 |
| April 3, 2023 | 18516 Deep Passage Ln | $1,150,000 | $1,150,000 | entered after closing | 2,471 | $465 | no listing history |
| March 21, 2023 | 18116 Deep Passage Ln | $899,000 | $899,000 | 100.0% | 1,790 | $502 | 4 |
| March 13, 2023 | 18451 Cutlass Dr | $899,995 | $800,000 | 88.9% | 1,988 | $402 | 51 |
| December 16, 2022 | 18419 Deep Passage Ln | $950,000 | $700,000 | 73.7% | 1,904 | $368 | 4 |
| April 28, 2022 | 18500 Deep Passage Ln | $1,875,000 | $1,875,000 | 100.0% | 3,471 | $540 | 4 |
| April 8, 2022 | 18260 Cutlass Dr | $975,000 | $975,000 | 100.0% | 1,360 | $717 | 3 |
Across all 28 closings the split by street is even, 14 on Deep Passage Lane, 13 on Cutlass Drive and one on Old Pelican Bay Drive. One address appears twice: 18116 Deep Passage Lane closed at $899,000 in March 2023 after 4 days and at $1,010,000 in May 2024 after 333.
| Living area in the listing | Closings in 12 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Under 2,000 sq ft | 1 | $900,000 | $779 |
| 2,000 to 2,599 sq ft | 4 | $1,095,000, $1,114,000, $1,200,000 and $1,275,000 | $432 to $620 |
| 2,600 to 3,299 sq ft | 4 | $1,362,000, $1,500,000, $1,595,000 and $1,700,000 | $451 to $546 |
| 3,300 sq ft and over | 2 | $1,000,000 and $2,850,000 | $213 and $494 |
Each band is under 10 closings, so these are the sales themselves and not a price list. The two middle bands do not overlap. The top band is the warning: a 4,699 square foot listing sold for $1,000,000, less than every house in the band below it, and the county’s heated area for that address is 2,913 square feet.
On six of the 11 closings the living area in the listing is larger than the heated area on the county roll: 2,534 against 1,960 at 18195 Cutlass Drive, 3,228 against 1,818 at 18484 Deep Passage Lane, 4,699 against 2,913 at 18292 Deep Passage Lane, 3,170 against 2,184 at 18443 Deep Passage Lane, 2,058 against 1,875 at 18452 Cutlass Drive and 5,767 against 4,549 at 18276 Cutlass Drive. On the other five the figures match to the foot. A buyer’s appraiser starts from the county record, so a price built on the larger number has to be supported by permits or a measured floor plan.
Siesta Isles listings in Fort Myers Beach took a median of 97 days to sell in the 12 months to October 7, 2026 and closed at a median of 88.9 percent of the final list price. Three sold within 9 days, four took more than 250, and only one of the 11 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 | Days, sale by sale | Percent of final list, in the same order | Sold prices, in the same order |
|---|---|---|---|---|
| 30 days or fewer | 3 | 1, 7 and 9 | 90.5%, 104.8% and 87.3% | $900,000, $1,362,000 and $1,000,000 |
| 31 to 180 days | 4 | 44, 52, 97 and 115 | 88.9%, 89.6%, 85.0% and 81.4% | $1,595,000, $1,500,000, $1,275,000 and $2,850,000 |
| More than 180 days | 4 | 260, 316, 363 and 414 | 82.8%, 100.0%, 91.9% and 84.1% | $1,200,000, $1,095,000, $1,700,000 and $1,114,000 |
The mean of the 11 is 152.5 days, well above the median, because the slow group is very slow. All four sales that took more than 180 days were on Cutlass Drive, and all four Deep Passage Lane sales closed within 52 days; four and four are too few to call that a street effect. The four slow sellers closed at 82.8 to 100.0 percent of final list and the three fastest at 87.3 to 104.8 percent, so the long wait did not buy a better share of the asking price. Over 60 months the median was 51 days across the 27 closings with a listing history, and 11 of those sold in 9 days or fewer.
Two of the 11 closed at 95 percent of final list or better, two between 90 and 94.9 percent, and seven below 90 percent. The lowest was 81.4 percent, the $2,850,000 sale at 18276 Cutlass Drive from a final list of $3,500,000, and the highest was 104.8 percent on Old Pelican Bay Drive. The median gap between final list and sold price was $175,000 and the widest was $650,000. Over 60 months, 20 of the 27 closings with a listing history sold below final list, 6 at it and 1 above it. Five of the seven at-or-above sales closed in 2022 and 2023, and the other two closed in the summer of 2026.
Yes, on the record. The Lee County file holds 11 qualified Siesta Isles house sales in the 12 months to October 7, 2026, and 9 can be paired with the same parcel’s previous qualified sale: all 9 sold for more. The median change was a gain of $500,000 over a median of 5.2 years, before selling costs and improvements.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A repeat pair sets a parcel’s qualified sale against the qualified sale before it in the county’s files. A pair measures two recorded prices, not your gain, which is counted from your basis and includes what you spent on the house.
| Street address | Previous qualified sale | Sale in the last 12 months | Change | Years between |
|---|---|---|---|---|
| 18195 Cutlass Dr | April 2023, $830,000 | July 2026, $1,095,000 | gain of $265,000 | 3.3 |
| 18484 Deep Passage Ln | June 2017, $813,250 | June 2026, $1,595,000 | gain of $781,750 | 9.0 |
| 18292 Deep Passage Ln | May 1976, $19,200 | May 2026, $1,000,000 | gain of $980,800 | 50.1 |
| 18443 Deep Passage Ln | February 2021, $1,195,000 | March 2026, $1,500,000 | gain of $305,000 | 5.1 |
| 18435 Deep Passage Ln | December 2016, $625,000 | March 2026, $900,000 | gain of $275,000 | 9.2 |
| 18404 Cutlass Dr | January 2015, $600,000 | February 2026, $1,114,000 | gain of $514,000 | 11.1 |
| 18468 Cutlass Dr | December 2020, $1,300,000 | February 2026, $1,700,000 | gain of $400,000 | 5.2 |
| 18276 Cutlass Dr | September 2021, $2,225,000 | November 2025, $2,850,000 | gain of $625,000 | 4.2 |
| 18548 Cutlass Dr | December 2020, $700,000 | October 2025, $1,200,000 | gain of $500,000 | 4.8 |
The 1976 pair spans 50 years and says nothing about this market; without it, the median of the other 8 changes is a gain of $450,000. The two remaining 12-month sales have no earlier qualified sale in the file, though the county holds an earlier deed for each that it codes as unqualified: $1,100,000 in May 2021 before the $1,500,000 sale at 18259 Deep Passage Lane, and $930,000 in February 2024 before the $1,275,000 sale at 18452 Cutlass Drive.
Four of the nine sellers had bought between December 2020 and September 2021 and sold four to five years later for $305,000 to $625,000 more. The one who bought after Hurricane Ian, in April 2023, sold three years later for $265,000 more. None of this accounts for what an owner spent after 2022, and on a canal street that flooded, that spending can be most of the difference.
Across the full 60 months the county file holds 24 repeat pairs, and 23 sold for more. The exception is 18260 Cutlass Drive. It closed in the Southwest Florida MLS on April 8, 2022 at $975,000, at full list price after 3 days. Hurricane Ian arrived on September 28, 2022. The county records the next sale on February 14, 2023 at $750,000, a decline of $225,000 in ten months, and that sale has no MLS closing in our pull. The roll now codes the parcel vacant residential, with no year built. A second address tells a similar story in the MLS alone: 18308 Cutlass Drive carries a county deed of $800,000 in March 2023, coded unqualified, and closed in August 2025 at $730,000 after 245 days; the roll now codes it vacant as well.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Siesta Isles sale can run. A one-story canal house of 2,258 square feet at 18404 Cutlass Drive closed on March 2, 2026 for $1,114,000 after 414 days on market, at 84.1 percent of its final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The home closed at $1,114,000 from a final list price of $1,325,000, a gap of $211,000. At 2,258 square feet that is $493 per square foot, one dollar under the neighborhood’s 12-month median of $494. The listing and the county agree on the living area to the foot. The county roll describes a one-story house built in 1974 on a canal lot in Siesta Isles Unit 2, with a pool and a seawall flagged and no boat dock flagged, and it carries the parcel at a just value of $921,007. The county file records the deed on February 28, 2026 at the same $1,114,000, and the listing agent entered no recurring association fee.
The county’s previous qualified sale of this address is dated January 5, 2015, at $600,000. The record does not show what was spent on the house in the eleven years between, including anything spent after Hurricane Ian, so the two prices say nothing certain about that owner’s gain.
Cutlass Drive closed six homes in the 12 months, and three bracket this one. At 18548 Cutlass Drive, a 2,172 square foot house built in 1967 closed on October 14, 2025 at $1,200,000 after 260 days. At 18468 Cutlass Drive, a 3,114 square foot two-story house closed on February 27, 2026 at $1,700,000 after 363 days. At 18452 Cutlass Drive, a 2,058 square foot house with a boat dock on the roll closed on March 31, 2026 at $1,275,000 after 97 days. The October sale was the nearest match in size and age, and it had already shown the street’s level: $552 per square foot for a slightly smaller house.
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 $73,018 with buyer-agent compensation and $45,168 without it, for a net before payoff of $1,040,982 or $1,068,832. The stamp tax is 11,140 units of $100 at $0.70, or $7,798, and the title premium is $575, plus $4,500 on the next $900,000, plus $285 on the $114,000 above $1,000,000 at $2.50 per $1,000, or $5,360. We do not know what the actual seller paid, offered or owed.
First, a final list price $211,000 above the sale is close to the neighborhood’s median gap of $175,000, which tells the next seller where buyers have been drawing the line. Second, time has a price. At the 2026 applied millage of 13.2284, a recorded price of $1,114,000 works out to $14,736.44 a year in property tax before exemptions, about $40.37 a day, so 414 days is roughly $16,715 in tax alone. Third, the smaller house at 18452 Cutlass Drive, with a dock on the roll, sold for $161,000 more in a quarter of the time. One pair of sales proves no rule, and it does show what to check first.
We price a Siesta Isles home in Fort Myers Beach from the closed sales nearest to it in living area, dock, floor elevation and condition, starting with its own street and its own prior sale, then test that number against what buyers actually paid against list. The $1,275,000 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 compare the living area you would advertise with the county’s heated area, because the two differed on six of the last 11 sales, and where your house has an addition or an enclosed lanai we look for the permit. A number an appraiser can confirm is worth more than a larger one that cannot be.
Four houses of 2,000 to 2,599 square feet sold in the last 12 months between $1,095,000 and $1,275,000, and four of 2,600 to 3,299 square feet between $1,362,000 and $1,700,000. We place your house inside its band by reading each sale and give you the three or four that bracket you.
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 and lift are permitted, or what was repaired after 2022. We collect those from you, Lee County’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
Seven of 11 sellers accepted less than 90 percent of their final asking price, and the four slowest sales took 260 to 414 days. With nothing else listed, the temptation is to test a high number. The record says the high number is what costs the year, so we set the list price where the nearest closings support it.
Five things move the value of a Siesta Isles home in Fort Myers Beach: living area an appraiser can confirm, a permitted boat dock, the condition of the seawall, the height of the lowest floor against a 12-foot base flood elevation, and the value of the canal lot under the house. A pool moves it less.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll codes all 126 parcels as canal-front, so the water is not a premium inside the neighborhood. It flags a seawall on 111 parcels, a pool on 89 and a boat dock on only 26, of which 14 are on Deep Passage Lane and 12 on Cutlass Drive. Of the 27 closings in 60 months on the Siesta Isles plats, four carried a dock flag, at $800,000, $820,000, $1,275,000 and $3,800,000. Four sales cannot set a premium, so we state none and price a dock house against dock houses first. The route from these canals to open water, the depths and the bridge clearances are not confirmed in any source we read, and a boating buyer will ask.
Eight of the 11 homes that sold in the last 12 months were built before 1980 by the roll, at $900,000 to $1,700,000; the median of these 8 closings is $1,157,000. The three newer ones, dated 1985, 2002 and 2007, sold at $1,595,000, $1,362,000 and $2,850,000. Of the 109 single-family parcels, the roll shows 71 at one story, 20 at two stories and one at three. Only two parcels carry a year built of 2023 or later, on Cutlass Drive and Deep Passage Lane, and neither has sold since it was built. The price of a new elevated house in Siesta Isles is therefore untested in both records.
Four recorded transfers of parcels the roll now codes vacant give the land its own evidence. The county holds a $725,000 deed at 18164 Cutlass Drive in July 2024, a qualified vacant-land sale at 18547 Cutlass Drive on May 16, 2025 at $695,000, the $730,000 closing at 18308 Cutlass Drive in August 2025, and a qualified vacant-land sale at 18233 Cutlass Drive on December 10, 2025 at $700,000. The first and third are coded unqualified by the county. The lowest house sale of the last 12 months was $900,000, for 1,155 square feet. An owner of an older house at grade should see both numbers before choosing how to sell.
A pool is the norm here, flagged on 89 of 126 parcels. The county’s just value is a roll figure and not a price: on the 11 closings of the last 12 months it ranged from 55 percent to 126 percent of the sold price, so it cannot stand in for a comparable.
A Siesta Isles buyer in Fort Myers Beach should expect little or no association fee, though none is verified: listing-entered annual recurring fees on 28 Southwest Florida MLS closings ranged from $0 to $1,250 (not verified; the association’s current budget and an estoppel certificate govern). The larger yearly costs are property tax, 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)
Of the 28 closings in 60 months, 15 carried a listing-entered annual recurring fee of $0 and 13 carried an entry: $150 once, $240 three times, $250 eight times and $1,250 once. The $1,250 entry belongs to the Old Pelican Bay Drive sale, the only one whose listing described the association as mandatory. Twelve listings described it as voluntary and 15 left the field blank. Of the 11 closings in the last 12 months, six carried $0. These are typed by the listing agent and are not association documents.
The Florida Division of Corporations lists two active nonprofit corporations: Siesta Isles Association, Inc., document 704088, filed May 24, 1962, and Siesta Isles Property and Homeowners Association, Inc., document 757741, filed April 24, 1981. Which corporation governs which plat unit, whether membership is mandatory and what either charges are not confirmed, and we found no recorded declaration, budget or website for either.
A buyer adds the yearly costs to the mortgage before deciding what to offer. At the San Carlos Island district’s 2026 applied millage of 13.2284 (13.3976 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $1,275,000 works out to $16,866.21 a year before exemptions and non-ad valorem charges, and $900,000 works out to $11,905.56. We could not confirm which solid waste franchise area covers San Carlos Island, so we print no solid waste figure.
A Siesta Isles 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.
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 program policy on the property’s own characteristics, including elevation and rebuilding cost, and FEMA says most rates cannot rise more than 18 percent a year. Unincorporated Lee County, the community that covers Siesta Isles, is Class 5 in the program’s Community Rating System, a 25 percent discount in effect since October 1, 2007 according to FEMA’s community status book.
Two Citizens Property Insurance rules matter on these streets. A Citizens policy that includes wind on a home in a Special Flood Hazard Area requires the owner to carry flood coverage. And section 627.351 makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens, with a $1,000,000 figure in counties where the state finds no reasonable degree of competition; whether Lee County is treated that way is not confirmed. Replacement cost is the insurer’s figure and not the sale price, so the buyer of a larger Siesta Isles house should ask an insurance agent early whether Citizens is an option at all. Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, revised effective April 1, 2026 and valid for up to five years, so a seller with a newer roof, shutters or impact glass should have the inspection done before listing.
A Siesta Isles 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 that are not readily observable. If a mandatory homeowners association governs the lot, the section 720.401 summary is owed before the buyer signs.
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 flood claims and federal flood assistance on the property. The U.S. Geological Survey’s Hurricane Ian high-water marks across the area that includes Estero Island, San Carlos Island and Bayside Estates range from 10.5 to 13.8 feet NAVD88, so answer the form 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 an older canal house that means known roof leaks, past water intrusion, seawall movement and unpermitted work, and an as-is contract does not remove the duty. Section 689.261 separately requires a property tax disclosure summary.
That depends on a fact we could not confirm. 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 on a resale the seller supplies it. If it is not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. Two active corporations carry the Siesta Isles name, and listing agents described the association as voluntary on 12 of 28 closings. The recorded covenants in your title commitment settle it. Siesta Isles has no condominium or cooperative parcels on the roll, so chapters 718 and 719 do not apply to these houses.
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.
Buyers in Siesta Isles, 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. A seller who answers all four in writing keeps the contract together.
We asked FEMA’s National Flood Hazard Layer for the zone at four addresses and the neighborhood center on October 7, 2026. All sit on panel 12071C0552G, effective November 17, 2022, in the unincorporated Lee County community, datum NAVD88.
| Address tested | FEMA zone | Base flood elevation (ft) |
|---|---|---|
| 18291 Deep Passage Ln | AE | 12 |
| 18196 Deep Passage Ln | AE | 12 |
| 18515 Deep Passage Ln | AE | 12 |
| 18356 Deep Passage Ln | AE | 12 |
| Neighborhood center point | AE | 12 |
This is what the FEMA flood map indicates at these addresses. It is not a statement about any other lot, and we hold no tested point on Cutlass Drive. Every tested point is in evacuation zone A. Send your buyer to the panel and to your elevation certificate. No segment of the state’s coastal construction control line lies within 100 meters of the neighborhood center; whether any lot is seaward of it is not confirmed. A third-party map layer showed no Coastal Barrier Resources System unit at the tested points, and the U.S. Fish and Wildlife Service is the official check.
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 the Florida Department of Environmental Protection recorded 13.23 feet NAVD88 at the pier. For the 2024 storms the National Weather Service reported coastal water levels of 2 to 5 feet above mean higher high water for Helene and 3 to 6 feet for Milton in Lee County. The roll shows 2 of 104 improved parcels built in 2023 or later, so most houses here were repaired or raised in place, and a buyer will ask how high the water came in yours.
Lee County, not the Town of Fort Myers Beach, issues the permits here. Under the federal flood insurance rules, a building whose repair or improvement cost reaches 50 percent of the structure’s value before the work must be brought up to current floodplain standards. The Town’s five-year look-back and its one-foot freeboard are Town rules for Estero Island; Lee County’s own floodplain rules for unincorporated areas were not in the records we reviewed, so we do not state them. Ask Lee County Development Services how it counts earlier permits, because the permits you pulled since 2022 may count toward your buyer’s renovation budget.
Three sets of rules affect a Siesta Isles sale in Fort Myers Beach: Lee County’s zoning and building codes, which bind every lot; the recorded plats and any recorded covenants, which bind the title; and state law on vacation rentals. Neither Siesta Isles corporation publishes its rules, so the recorded documents govern and the title commitment shows which apply.
We found no confirmed architectural review or buyer approval requirement. If a recorded declaration requires either, the title commitment will show it. Lee County’s permit and floodplain review applies to exterior, structural, seawall and dock work regardless, and seawall or dock work can also involve state and federal review.
Rental and pet terms are not published; the recorded plat (Plat Book 11, pages 94 and 95, and Plat Book 29, pages 107, 108 and 116), any recorded covenants and the current rules govern, and a buyer should ask for them before making an offer. The Town’s vacation rental registration applies on Estero Island and not here. We searched for a Lee County short-term rental registration program covering unincorporated areas and did not find one, which describes our search and is not proof that none exists. Section 509.032(7)(b) limits how a local government may regulate the duration or frequency of vacation rentals.
The Siesta Isles record leans toward late winter and spring without being decisive: of 28 Southwest Florida MLS closings over 60 months, 16 closed from December through April and 12 from May through November, and March alone holds 8. A closing follows its contract by weeks, so the winter listing is the one that closes in March.
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 | 0 | July | 3 |
| February | 2 | August | 2 |
| March | 8 | September | 0 |
| April | 4 | October | 1 |
| May | 4 | November | 1 |
| June | 1 | December | 2 |
No month reaches 10 closings, so no single month proves anything. Five years passed without a January or a September closing under this name, and February through May together hold 18 of the 28.
The 16 December to April closings had a median sold price of $1,337,500 and, across the 15 with a listing history, a median of 27 days on market and 91.9 percent of final list price. The 12 May to November closings had a median of $1,147,500, 131 days and 92.4 percent. Both groups mix five different years, so the gap in days is partly a gap in years and no month guarantees a price. Hurricane season runs from June through November, and a house listed then should have its storm plan and its insurance file in order.
We market a Siesta Isles home in Fort Myers Beach by leading with what its buyers search for: the canal behind the house, the dock, 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 and aerial video that show the seawall, the dock and the run of the canal; a floor plan with a living area that matches the county roll or an explanation of why it differs; a plain statement about the dock, lift and seawall permits; and the survey, elevation certificate and flood disclosure ready to send. On October 7, 2026 no other Siesta Isles home was listed.
Since the National Association of REALTORS practice changes of August 17, 2024, commissions are negotiable, an offer of buyer-broker compensation cannot be advertised in the MLS, and a buyer signs a written agreement with their agent before touring. A seller may still offer to pay toward the buyer’s agent, off the MLS, or offer a closing-cost concession. We show your net sheet both ways so the decision is yours.
We negotiate every Siesta Isles offer ourselves, starting from the closings that support your price. The median sale closed at 88.9 percent of final list, which measures how far asking prices sat above the evidence, not what a correctly priced house must give up. Price, terms, inspection, insurance and the appraisal are negotiated together.
Most contracts on canal houses are renegotiated in the inspection period, when the buyer’s insurance quotes and the seawall and dock inspections arrive. We prepare before the listing goes live: a wind mitigation inspection, the elevation certificate, the roof age in writing, the seawall’s age and last permit, and the permit history since 2022.
A financed buyer’s appraiser needs recent closings that match your house, and starts from the county’s heated area. We hand the appraiser the comparables by size, dock and age, with the reason each belongs, and the permits behind any living area the roll does not show, so that the 5,767 square foot sale or a vacant-lot transfer is not used against a 2,200 square foot house.
We answer with the record. An early low offer on a correctly priced home is countered with the nearest closings and the fact that nothing else on these two streets is for sale. A low offer after months on the market means revisiting the numbers we agreed at the start.
A buyer choosing between Siesta Isles and Venetian Gardens, two canal neighborhoods about 1.5 miles apart on opposite sides of Matanzas Pass, picks Siesta Isles for a larger house at a lower price per square foot under county rules, and Venetian Gardens for Estero Island and the Town. Over 60 months Siesta Isles closed 28 homes and Venetian Gardens 17.
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 60-month window is used for both because Venetian Gardens’ last 12 months hold only 3 closings. The distance is a straight line between parcel centers.
| Question a buyer asks | Siesta Isles | Venetian Gardens |
|---|---|---|
| Where is it? | San Carlos Island, on Deep Passage Lane and Cutlass Drive | Toward the north end of Estero Island, on Palermo Circle, Primo Drive and Carolina Avenue |
| Jurisdiction | Unincorporated Lee County | Town of Fort Myers Beach |
| 2026 applied millage (2025 in brackets) | 13.2284 (13.3976) | 13.3108 (13.4329) |
| Residential parcels on the roll | 126 (104 improved, 13 vacant lots) | 129 (86 improved, 32 vacant lots) |
| Year built (roll) | 1959 to 2023; 56 of 104 before 1980 | 1925 to 2024; 44 of 86 before 1980 |
| Built 2023 or later | 2 | 7 |
| Median heated area (roll) | 2,025.5 sq ft | 1,733 sq ft |
| Water flags on the roll | 126 canal; 111 seawalls, 26 docks, 89 pools | 85 canal, 13 bay; 83 seawalls, 26 docks, 66 pools |
| MLS closings, 60 months | 28, median $1,237,500 | 17, median $1,775,000 |
| Median price per sq ft, 60 months | $515 | $948 |
| Median days on market, 60 months | 51 (27 with a listing history) | 24 (15 with a listing history) |
| Median sale-to-final-list, 60 months | 91.9% (same 27) | 92.9% (same 15) |
| MLS closings, 12 months | 11, median $1,275,000 | 3: $850,000, $1,150,000 and $2,450,000 |
| Active listings, October 7, 2026 | 0 | 1, asking $4,740,000 |
| FEMA zone at tested points | AE, 12 ft | AE, 11 ft |
| Listing-entered annual fees | $0 to $1,250 on 28 closings (not verified) | $0 on all 17 closings (not verified) |
| Association on the state’s records | Two active corporations carry the name | No matching Fort Myers Beach corporation was confirmed |
Siesta Isles trades more often: 28 closings in 60 months across 104 improved parcels is about 5.4 percent a year, against 17 across 86, about 4.0 percent, in Venetian Gardens. Venetian Gardens buyers paid $948 a square foot against $515 here, for houses the roll measures 292 square feet smaller at the median. Samples of 17 and 28 show direction and not precision.
A buyer who wants to live on Estero Island, the island with the Gulf beach, under the Town’s services will look at Venetian Gardens and pay for it. A buyer who wants the most house on a canal for the money and county rules will look here. Tell your buyer what this neighborhood has on the record: more sales to judge value by, a price per square foot a little over half the rival’s, a pool flagged on 89 of 126 parcels and canal frontage on every one.
Selling a Siesta Isles 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 a $1,275,000 sale that is about $51,125 to $83,000, and on a $900,000 sale about $37,000 to $59,500, before prorations and any mortgage payoff.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real Southwest Florida MLS closings: $1,275,000 is the March 31, 2026 sale at 18452 Cutlass Drive, which matches the neighborhood median, and $900,000 is the March 3, 2026 sale at 18435 Deep Passage Lane, the lowest of the year. Documentary stamp tax is $0.70 per $100 of price, the owner’s title premium is $575 plus $5.00 per $1,000 from $100,000 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.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was a 2,058 square foot house built in 1969, with a dock on the roll, that closed after 97 days at 85.0 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,275,000 | Southwest Florida MLS closing, March 31, 2026 |
| Listing commission, 2.75% | -$35,062.50 | 2.75% of $1,275,000 |
| Buyer-agent compensation, 2.5%, if offered | -$31,875 | 2.5% of $1,275,000 |
| Deed documentary stamp tax | -$8,925 | 12,750 units of $100 at $0.70 |
| Owner’s title policy | -$5,762.50 | $575 plus $4,500 on the next $900,000 plus $687.50 on the $275,000 above $1,000,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$83,000 | 6.51% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,192,000 | $1,275,000 minus $83,000 |
| Estimated total costs, without buyer-agent compensation | -$51,125 | 4.01% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,223,875 | $1,275,000 minus $51,125 |
The same assumptions apply, at the price of a 1,155 square foot house built in 1979 that closed after 1 day at 90.5 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $900,000 | Southwest Florida MLS closing, March 3, 2026 |
| Listing commission, 2.75% | -$24,750 | 2.75% of $900,000 |
| Buyer-agent compensation, 2.5%, if offered | -$22,500 | 2.5% of $900,000 |
| Deed documentary stamp tax | -$6,300 | 9,000 units of $100 at $0.70 |
| Owner’s title policy | -$4,575 | $575 plus ($900,000 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 | -$59,500 | 6.61% of price |
| Estimated net before payoff, with buyer-agent compensation | $840,500 | $900,000 minus $59,500 |
| Estimated total costs, without buyer-agent compensation | -$37,000 | 4.11% of price |
| Estimated net before payoff, without buyer-agent compensation | $863,000 | $900,000 minus $37,000 |
Your mortgage payoff; the property tax proration, which is a credit to the buyer for the part of the year you owned the house; any estoppel certificate fee if an association issues one (capped by statute; we print no dollar amount); and repairs or concessions agreed during the inspection period. For scale on the proration, the 2026 applied millage of 13.2284 applied to a recorded price of $1,275,000 is $16,866.21 a year before exemptions, about $46.21 a day; your own figure follows your assessed value, which for a long-held homestead is usually far lower.
Possibly not, if the Siesta Isles 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. 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: the median change across the 9 repeat sales of the last 12 months was a gain of $500,000, the same figure as the joint exclusion, and four of the nine were larger. Gain is measured from your basis, which includes qualifying improvements such as a new roof, a seawall, a dock 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 Siesta Isles home if it is insurable and financeable and you can give the market a season; take a builder or investor cash offer only when the house sits low, needs work a buyer’s insurer would not accept, or you must close in days; sell by owner only if you have a buyer and know the disclosure duties.
Siesta Isles changes the comparison in one specific way: for an older house at grade, the real alternative to a retail buyer is a buyer who wants the canal lot, and the record prices that alternative at $695,000 to $730,000 on four recent transfers. Our Fort Myers Beach seller page covers the area-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 list price above the nearest closings waits 260 days or more, as four of the last 11 did | A house in marketable condition with time |
| Builder or investor cash offer | Near the lot record unless the house adds value; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A 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 | Missed section 689.302 or 689.261 duties, or an appraisal built on the wrong square footage | A known buyer and a legal review |
You get a free Siesta Isles 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, dock, 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 Siesta Isles 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 Siesta Isles 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
★★★★★ “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
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
These are the questions Siesta Isles owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Price it from the nearest closed homes of your size, dock and elevation, and have the survey, elevation certificate, permit history and flood disclosure ready before the first showing. Our Siesta Isles 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 we tracked all 28 Siesta Isles closings of the last 60 months for this page.
The Southwest Florida MLS recorded 11 closings in the 12 months to October 7, 2026, from $900,000 to $2,850,000, with a median of $1,275,000 and $494 per square foot.
The median was 97 days on market over the last 12 months, from 1 day to 414. Three of the 11 sold within 9 days and four took 260 days or more.
The median closing was 88.9 percent of the final list price over 12 months. Nine of 11 sold below final list, and seven sold below 90 percent.
None on the day we pulled the data. On October 7, 2026 the Southwest Florida MLS showed no active listing and no pending sale under the Siesta Isles name.
No. The $1,275,000 median sits inside a range from $900,000 to $2,850,000 and from $213 to $779 per square foot. Price from the sales that match your house.
The November 2025 sale at 18276 Cutlass Drive was a two-story house built in 2007, with 5,767 square feet in the listing. It closed at 81.4 percent of a $3,500,000 final list price.
It sets a house apart, since the roll flags a dock on only 26 of 126 parcels. Only four dock-flagged homes sold in 60 months, so we state no premium.
Yes, mostly through elevation and insurance. Eight of the 11 homes sold in the last 12 months were built before 1980, at $900,000 to $1,700,000.
On six of the last 11 sales the listing showed more living area than the county roll, by 183 to 1,786 square feet. An appraiser starts from the county figure.
Four recorded transfers of parcels the roll now codes vacant closed at $695,000, $700,000, $725,000 and $730,000 between July 2024 and December 2025. Four sales are a short list, not a price.
Not by the county. Old Pelican Bay is a separate subdivision on its own plats, next to Siesta Isles. One of its sales appears in our MLS series because the listing carried the Siesta Isles name.
No. The roll places all 126 residential-class parcels in unincorporated Lee County on San Carlos Island. Lee County issues the permits, and the Town’s rental registration and building rules do not apply.
Over 60 months, 16 of 28 Siesta Isles closings fell from December through April, 8 of them in March. A listing that is ready by January is positioned for that window.
Roughly 4.0 to 6.6 percent of the price before prorations and payoff. On a $1,275,000 sale our estimate is $51,125 without buyer-agent compensation and $83,000 with it, both negotiable.
On the $1,275,000 example, an estimated $1,192,000 to $1,223,875 before any mortgage payoff and tax proration. On the $900,000 example, $840,500 to $863,000.
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 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. We show your net sheet both ways.
The survey, the elevation certificate, the permit history, roof and mechanical ages, seawall, dock and lift permits, insurance declarations, any flood claim paperwork and your deed and title policy.
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. Complete it from your own 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 AE with a base flood elevation of 12 feet at the four Deep Passage Lane addresses and the center point we tested. An elevation certificate answers it for your lot.
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 structure’s value must meet current floodplain standards. We could not confirm how Lee County counts earlier permits, so ask Lee County Development Services.
Disclose it and ask Lee County 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.
Two active corporations carry the name on the state’s records, filed in 1962 and 1981. Which governs which lot and whether membership is mandatory are not confirmed. Your title commitment settles it.
Only if an association with the power to assess your lot issues one. Florida law caps the fee, and we print no dollar amount. In Lee County the seller customarily pays.
Little or nothing to an association on the record we have: listing-entered annual recurring fees on 28 closings ranged from $0 to $1,250, not verified, and 15 entries were $0.
No rental terms are published, so any recorded covenant governs. The Town’s registration does not apply here, and we found no Lee County short-term rental registration program.
In the last 12 months, all 9 county-recorded repeat sales closed above the previous qualified price, with a median change of a gain of $500,000. Over 60 months, 23 of 24 did.
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 60 months Siesta Isles closed 28 homes at a median of $1,237,500 and $515 per square foot, and Venetian Gardens closed 17 at $1,775,000 and $948.
Perhaps not. Section 627.351 makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens, with a higher figure in some counties.
Call Jesse at (239) 898-6072. We will pull the closed homes nearest yours, walk the house, the dock and the seawall with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows that Siesta Isles is county ground and not Town ground, which closings are true comparables, why a listing’s square footage has to match a permit, and which documents a canal 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: Town rules quoted for a county lot, an Old Pelican Bay sale used as a comparable, a living area the appraiser cannot find on the roll, 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 wider context.
If you are thinking of selling a Siesta Isles 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 Siesta Isles, 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 Deep Passage Lane or Cutlass Drive, with a dock or without one, 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.
Siesta Isles sold record, last 12 months: 11 closings in the Southwest Florida MLS at a $1,275,000 median, from $900,000 to $2,850,000, with a median of 97 days on market and 88.9 percent of the final list price, closings through October 7, 2026. Make us your first call before you list.
Request your free Siesta Isles 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 in and around 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 Siesta Isles home? Get a free Siesta Isles home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see the profiles of Jesse McGreevy and Marc Comisar, see how we represent buyers, or search homes for sale on Fort Myers Beach.
Every link below returned a working page when the tree’s research was checked on October 7, 2026, except where a publisher blocks automated checks; the state corporate register and some federal pages do, so we cite them by their public addresses. We list statutes and primary records first.
These are the public primary documents a Siesta Isles seller should have in hand before listing, each hosted by the issuing agency and each opening as a page or file you can save. They cover the two disclosures, the tax rate, the roll’s use codes, the storm record and the federal tax rule.
| 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 |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | 2026 applied millage, including the 13.2284 mills of the San Carlos Island district (13.3976 in 2025), printed October 9, 2026 |
| Property use code list | Lee County Property Appraiser | The use codes the roll applies to each parcel |
| FEMA Community Status Book, Florida | FEMA | Community Rating System class and discount by community |
| 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 Siesta Isles. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.