By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Market data from the Southwest Florida MLS (closings through October 7, 2026) and the Lee County Property Appraiser (roll file October 4, 2026).
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Smugglers Cove is a condominium of 84 residences in two six-story buildings at 5100 Estero Blvd, on Estero Island in the Town of Fort Myers Beach, and this is our seller’s guide to selling a condo there. The island background is in our Fort Myers Beach guide. This page is about the sale itself: what residences here closed for, what a buyer and a lender will ask you for and what you will net.
The Southwest Florida MLS records 13 Smugglers Cove closings in the 60 months to October 7, 2026, at a median of $450,000, from $380,000 to $789,000. Sixty months is the shortest window that holds ten or more closings, so it leads this page. The last 12 months hold 3 closings, at $442,000, $450,000 and $450,000, and we list every one of the 13 below. The Lee County recorded-sale series follows separately and is never mixed with the MLS series.
To sell a Smugglers Cove condo in Fort Myers Beach in 2026, price it against the nine closings since 2023, which ran from $380,000 to $500,000, get the association documents and a written statement on what is open at the property before the first showing, and expect to negotiate: no residence here has closed above its final list price in five years.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Smugglers Cove is one condominium with one floor plan. The county roll carries 792 square feet of heated area on every one of the 84 unit parcels, and all 13 closings of the last five years report 792 square feet, two bedrooms and two baths. That makes your comparison set unusually clean, because every sold residence is the same size as yours. It also means a buyer has nothing to trade off except building, level, view, condition and the paperwork, so those five things carry the whole price.
Smugglers Cove is also an adventure-golf brand and the name of associations in other Florida counties. Every figure on this page is for the two condominium buildings at 5100 Estero Blvd in Fort Myers Beach, Florida 33931.
These are the eight facts about selling a Smugglers Cove condo in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County records and Florida law, with the count of sales stated beside every figure so you can judge how much weight it carries.
This seller’s guide to Smugglers Cove in Fort Myers Beach runs from the market record to pricing, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the questions owners ask us most. Each link below jumps to its section on this page, so you can go straight to the part you need.
The Market and the Record: How Do I Sell My Smugglers Cove Condo in Fort Myers Beach in 2026? · Why List Your Smugglers Cove Condo With McGreevy and Comisar? · What Is the Smugglers Cove Condo Market in Fort Myers Beach Doing for Sellers Right Now? · What Did Smugglers Cove Condos in Fort Myers Beach Sell For in the Last 60 Months? · How Long Do Smugglers Cove Condo Listings Take to Sell, and How Close to List Price? · Have Smugglers Cove Condo Owners in Fort Myers Beach Sold for More Than They Paid? · A Smugglers Cove Condo Sale in Fort Myers Beach Worked Through
Pricing, Fees and Insurance: How Do We Price a Smugglers Cove Condo in Fort Myers Beach? · What Moves the Price of a Smugglers Cove Condo: Building, Level, Gulf View and the Open Operating Question? · What Fees Will Your Smugglers Cove Condo Buyer in Fort Myers Beach Pay Each Year? · Who Insures a Smugglers Cove Condo in Fort Myers Beach, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Smugglers Cove Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Smugglers Cove? · Which Rules Affect a Smugglers Cove Condo Sale in Fort Myers Beach? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Smugglers Cove Condo in Fort Myers Beach? · How Do We Negotiate a Smugglers Cove Condo Contract in Fort Myers Beach? · Smugglers Cove vs The Privateer: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Smugglers Cove Condo in Fort Myers Beach? · Do I Pay Capital Gains Tax When I Sell My Smugglers Cove Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Smugglers Cove Condo Valuation in Fort Myers Beach?
Answers and Local Expertise: What We Could Not Verify About Selling at Smugglers Cove · What Sellers Say About Working With Us · Frequently Asked Questions, Smugglers Cove Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Smugglers Cove Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Smugglers Cove condo owners hire us because we price from the closings of the same 792 square foot plan, assemble the association and statutory documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Smugglers Cove condo, or thinking, “I need a listing agent who has read the fee history, the flood map and the inspection deadlines for a 1970s six-story building on Estero Boulevard,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate across 4,000+ transactions, and McGreevy and Comisar alone account for over $900 million in personal sales. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar.
RealTrends Verified 2026 lists our team as a Large Team with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh in Florida by volume. Jesse McGreevy has held his Florida real estate license since November 4, 2004, and Marc Comisar since September 25, 2003, with the brokerage DomainRealty.com LLC, according to the Florida Department of Business and Professional Regulation record we read on October 7, 2026.
We tracked every one of the 13 Smugglers Cove closings in the Southwest Florida MLS in the last 60 months, and we read all 85 parcels on the county roll, every priced deed in the county’s sale file for those parcels, the association’s filing with the Florida Division of Corporations and the federal flood layer at the two street addresses and the center point of the property. That reading is why our first questions to an owner are which building, which level, what view and what the association has put in writing. Thirteen closings in five years is 2.6 closings a year across 84 residences, so few condos come up for sale here, and the next owner who sells should call us first.
If you are weighing a sale, request a free valuation for your Smugglers Cove condo built from the closings of your own floor plan, or call Jesse direct at (239) 898-6072. If you are also looking at a purchase, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach.
The Smugglers Cove condo market in Fort Myers Beach is thin and steady for sellers: 13 Southwest Florida MLS closings in 60 months at a $450,000 median, 3 in the last 12 months at $442,000 to $450,000, and no active or pending listing on October 7, 2026. Sellers have closed at a median 93.2 percent of the final list price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 13 closings total $7,039,500 in sold volume. The median sold price is $450,000, the median price per square foot is $568, the median time on the market is 29 days and the median sale-to-final-list ratio is 93.2 percent. None of the 13 was entered as a Sold Data Entry record, so each was a marketed MLS sale.
A window leads this page only when it holds ten or more closings. The 12-month and 24-month windows hold the same 3 closings, and the 36-month window holds 8, so for those three we print the count, the range and the volume and no median.
| Window to October 7, 2026 | Closings | Median sold price | Lowest | Highest | Sold volume |
|---|---|---|---|---|---|
| 12 months | 3 | Fewer than 10, see the list below | $442,000 | $450,000 | $1,342,000 |
| 24 months | 3 | Fewer than 10, see the list below | $442,000 | $450,000 | $1,342,000 |
| 36 months | 8 | Fewer than 10, see the list below | $380,000 | $480,000 | $3,524,000 |
| 60 months | 13 | $450,000 | $380,000 | $789,000 | $7,039,500 |
Split the 60 months into five 12-month periods counted back from October 7, 2026. The oldest period holds 4 closings, the next 1, the next 5, the period from October 2024 to October 2025 none, and the latest 3. One stretch of 568 days, from August 1, 2024 to February 20, 2026, passed with no MLS closing at all. A seller should read that as a small buyer pool for this exact condominium, which makes the first price the one that matters.
The Southwest Florida MLS showed no active and no pending Smugglers Cove listing on October 7, 2026. Against a pace of about 0.22 closings a month over the 60 months, one new listing would read as about 4.6 months of supply. An empty building is an opening for a seller, because a buyer who wants this address has one choice, and it is also a pricing problem, because there is no competing ask to anchor against.
Across ZIP code 33931 the Southwest Florida MLS recorded 397 closings in the 12 months to October 7, 2026, at a median of $510,000, a median 92 days on the market and a median 93.8 percent of the final list price, with 380 active and 27 pending listings, about 11.5 months of supply. Joining MLS addresses to the county roll, 238 of those closings were condominiums, at a median of $425,000; 98 of 2,064 sixty-month closings did not match an address and are excluded from that split. Smugglers Cove’s 93.2 percent sits within a point of the ZIP-wide ratio, so the negotiating room buyers expect here is the room they expect across the island. Our Fort Myers Beach seller guide covers the whole market.
The Lee County Property Appraiser qualified 12 Smugglers Cove sales in the 60 months to its October 4, 2026 roll file, at a median of $460,000, from $400,000 to $500,000, with 6 in the last 12 months, 7 in 24 and 8 in 36. It is a county record and a different list from the MLS: only 5 of the 12 match an MLS closing. The other 7 are $434,000 in August 2023, $477,900 and $499,900 in June 2023, $470,000 and $500,000 in October 2025, $470,000 in January 2026 and $400,000 in February 2026. Counting every deed above $1,000, the county’s file holds 22 priced deeds in the 60 months against 13 MLS closings, and 9 of them never appeared in the MLS: those 7 and 2 the county does not qualify, $509,000 in May 2024 and $400,000 in July 2024.
Before you choose a list price, get a free Smugglers Cove condo valuation that sets your residence beside all nine closings since 2023 and the seven county sales the MLS never showed, or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or see how we represent buyers.
Smugglers Cove condos in Fort Myers Beach sold for $380,000 to $789,000 in the 60 months to October 7, 2026, across 13 Southwest Florida MLS closings with a median of $450,000 and a median $568 per square foot. Every closing was the same 792 square foot two-bedroom, two-bath plan, and all 13 are listed below.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The table runs newest first. We print the street number of the buildings only, as the county and the MLS do, and the building letter from the listing; we print no unit numbers. Price per square foot is the sold price divided by 792.
| Closing date | Sold price | Final list price | Street address | Building | Living area (sq ft) | Price per sq ft | Days on market | Sale to final list |
|---|---|---|---|---|---|---|---|---|
| August 31, 2026 | $442,000 | $450,000 | 5100 Estero Blvd | B | 792 | $558 | 29 | 98.2% |
| June 18, 2026 | $450,000 | $490,000 | 5100 Estero Blvd | B | 792 | $568 | 4 | 91.8% |
| February 20, 2026 | $450,000 | $485,000 | 5100 Estero Blvd | B | 792 | $568 | 84 | 92.8% |
| August 1, 2024 | $450,000 | $510,000 | 5100 Estero Blvd | B | 792 | $568 | 322 | 88.2% |
| July 26, 2024 | $380,000 | $525,000 | 5100 Estero Blvd | A | 792 | $480 | 308 | 72.4% |
| May 17, 2024 | $422,000 | $519,900 | 5100 Estero Blvd | B | 792 | $533 | 243 | 81.2% |
| May 17, 2024 | $480,000 | $515,000 | 5100 Estero Blvd | A | 792 | $606 | 163 | 93.2% |
| November 6, 2023 | $450,000 | $469,900 | 5100 Estero Blvd | B | 792 | $568 | 21 | 95.8% |
| September 29, 2023 | $500,000 | $565,000 | 5100 Estero Blvd | B | 792 | $631 | 80 | 88.5% |
| September 27, 2022 | $727,500 | $749,900 | 5100 Estero Blvd | B | 792 | $919 | 16 | 97.0% |
| July 8, 2022 | $789,000 | $799,000 | 5100 Estero Blvd | B | 792 | $996 | 0 | 98.7% |
| March 25, 2022 | $779,000 | $779,000 | 5100 Estero Blvd | B | 792 | $984 | 3 | 100.0% |
| March 25, 2022 | $720,000 | $720,000 | 5100 Estero Blvd | A | 792 | $909 | 0 | 100.0% |
The four closings of 2022 ran from $720,000 to $789,000, or $909 to $996 per square foot. The MLS dates the last of them September 27, 2022, one day before Hurricane Ian made landfall. The next MLS closing came 367 days later, on September 29, 2023, at $500,000. The nine closings since then ran from $380,000 to $500,000, or $480 to $631 per square foot, and the median of these 9 closings is $450,000. We make no trend claim from nine and four sales, but the gap between the two groups is the first thing a seller has to accept.
The roll’s unit labels resolve to seven positions on each of six floors, and the first character of a label reads as the level. We print no labels, and a label is an indication of level and not a recorded floor. Read that way, the nine closings since 2023 were one on the first level at $380,000, one on the second at $450,000, two on the third at $442,000 and $480,000, one on the fourth at $450,000, two on the fifth at $422,000 and $500,000 and two on the sixth at $450,000 each. The record shows no step up by level: the two sixth-level closings of 2026 matched the second-level closing of 2024 to the dollar.
Smugglers Cove condo listings in Fort Myers Beach took a median of 29 days to sell across the 13 closings of the last 60 months, with a range from 0 to 322 days, and closed at a median 93.2 percent of the final list price. Eleven of the 13 sold below list, two at list and none above.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The median of 29 days hides two very different groups. Seven of the 13 closings sold in 30 days or fewer, two took 80 and 84 days, and four took 163, 243, 308 and 322 days. All four of the slowest closed between May and August 2024. We read days on market as the MLS recorded it (n = 13); two of the 2022 closings report 0 days.
The ratio of sold price to final list price runs from 72.4 percent to 100.0 percent (n = 13), with a median of 93.2 percent. The median gap between final list price and sold price is $35,000. Both sales at 100.0 percent closed on the same day, March 25, 2022. The final list price is the last asking price, after any reductions, so a seller who started higher gave up more than these ratios show.
For a seller today the nine closings since 2023 are the working record. Their sale-to-final-list ratios ran from 72.4 percent to 98.2 percent, and the median of these 9 ratios is 91.8 percent. The gaps ran from $8,000 to $145,000, with a median of $40,000 among the nine. Their days on market ran from 4 to 322, and the median of these 9 closings is 84 days.
Four residences closed in an eleven-week span from May 17 to August 1, 2024, after 163 to 322 days on the market. Their final list prices ran from $510,000 to $525,000 and their sold prices from $380,000 to $480,000, a combined $337,900 below their final asks. The one that closed nearest its ask, at $480,000 against $515,000, was also the fastest of the four.
Most Smugglers Cove condo owners in Fort Myers Beach who resold since 2020 sold for more than they paid: of 13 repeat sales in the county’s qualified-deed record, 10 closed higher and 3 lower. The gains belong mostly to owners who held for decades; among the four who held under ten years, two gained and two lost.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We took the Lee County Property Appraiser’s qualified sales for the Smugglers Cove parcels, 120 deeds from September 1981 to August 2026 across 67 residences, and paired each qualified resale dated January 1, 2020 or later with the qualified sale before it on the same parcel. That produced 13 pairs. These are county deed prices, a separate series from the MLS, and they are gross differences before selling costs, improvements and taxes.
| Resale | Resale price | Prior sale | Prior price | Change | Dollar change | Years held | Building |
|---|---|---|---|---|---|---|---|
| February 2026 | $400,000 | March 2011 | $282,500 | Up 41.6% | $117,500 | 14.9 | B |
| January 2026 | $470,000 | January 1990 | $126,500 | Up 271.5% | $343,500 | 36.0 | B |
| October 2025 | $500,000 | December 1981 | $102,000 | Up 390.2% | $398,000 | 43.9 | A |
| October 2025 | $470,000 | February 2012 | $385,000 | Up 22.1% | $85,000 | 13.6 | A |
| November 2023 | $450,000 | January 2015 | $460,000 | Down 2.2% | $10,000 lower | 8.8 | B |
| September 2023 | $500,000 | September 2014 | $450,000 | Up 11.1% | $50,000 | 9.0 | B |
| August 2023 | $434,000 | May 1999 | $262,500 | Up 65.3% | $171,500 | 24.2 | A |
| June 2023 | $499,900 | July 1992 | $162,000 | Up 208.6% | $337,900 | 30.9 | B |
| June 2023 | $477,900 | February 1988 | $106,000 | Up 350.8% | $371,900 | 35.3 | A |
| March 2021 | $549,900 | September 2017 | $489,090 | Up 12.4% | $60,810 | 3.5 | A |
| October 2020 | $450,000 | November 1986 | $105,000 | Up 328.6% | $345,000 | 34.0 | A |
| October 2020 | $435,000 | September 2018 | $465,000 | Down 6.5% | $30,000 lower | 2.0 | B |
| June 2020 | $128,010 | September 1995 | $191,900 | Down 33.3% | $63,890 lower | 24.8 | A |
The median change across the 13 pairs is a gain of 41.6 percent, or $117,500, over a median 24.2 years of ownership. That is a long hold, and it is the reason the percentages look large: six of the ten gains span more than 24 years. Thirteen pairs describe the owners who happened to sell, not the 84 residences, and we draw no forecast from them. One pair we cannot explain: the June 2020 deed at $128,010 sits far below the other qualified sales of that year, which ran from $430,000 to $464,900, and we would leave it out of any pricing.
Four of the 13 resales came after less than ten years. A 2014 purchase at $450,000 resold in 2023 at $500,000, and a 2017 purchase at $489,090 resold in 2021 at $549,900. A 2015 purchase at $460,000 resold in 2023 at $450,000, and a 2018 purchase at $465,000 resold in 2020 at $435,000. Purchase prices here were already in the $450,000 to $490,000 band a decade ago, which is the same band the 2026 closings sit in.
The four residences that sold through the MLS in 2022, at $720,000 to $789,000, have no later deed above $1,000 in the county’s file. Every closing since has been at or below $500,000. An owner who bought in that year and sells into the present record should expect a price below the purchase price, and should see the two net sheets below before deciding.
The most recent Smugglers Cove condo sale in Fort Myers Beach closed on August 31, 2026 at $442,000, 98.2 percent of its $450,000 final list price, after 29 days on the market. We walk through it as an example taken from the public Southwest Florida MLS and county record, because it shows what a realistic first price does here.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The residence is the standard plan, 792 square feet with two bedrooms and two baths, in building B at 5100 Estero Blvd, with a unit label in the third-level series. It closed at $442,000, or $558 per square foot, $8,000 under its final list price. The county recorded a qualified deed at the same $442,000 on the same date. The listing entered a quarterly condo fee of $2,659, which is $10,636 a year, an entry we have not verified.
The seller asked $450,000, the exact price at which the two earlier 2026 closings had settled after asking $485,000 and $490,000. A buyer’s agent pulling comparables saw two sales of the same plan at the ask within six months, and no other Smugglers Cove residence for sale. The gap between ask and sale, $8,000, is the smallest of the nine closings since 2023, and 29 days is a third of the 84-day median of those nine.
We price a Smugglers Cove condo in Fort Myers Beach from the nine closings since 2023 of the same 792 square foot plan, add the county sales the MLS never carried, adjust for building, level, view and condition, and then test the number against what a lender will ask about the association. The 2022 closings stay out of the comparison.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The comparable set is the nine MLS closings since January 2023, from $380,000 to $500,000, weighted toward the three of 2026 at $442,000 to $450,000. We add the county’s qualified sales with no MLS record, which ran from $400,000 to $500,000, because an appraiser can find those deeds and a buyer’s agent often cannot.
Every residence is the same size, so the adjustments are for things no database holds: the level, whether the residence looks at the Gulf, the boulevard or the other building, the condition of the kitchen, baths, windows and doors, and whether the residence has storm repairs with closed permits. We walk the residence and photograph the view before we name a number.
A price holds only if the buyer’s lender and insurer accept the association’s file. Before we set the price we ask for the budget, the milestone inspection summary, the structural integrity reserve study, the master insurance summary, any special assessment and a dated statement on what is open at the property. A gap in that file is priced by the buyer, usually at more than it would cost to close.
The price of a Smugglers Cove condo in Fort Myers Beach moves with four things the 792 square foot plan cannot explain: the building, the level, the view, and how well the seller answers the open questions about the property’s operating status and its inspection records. Size, bedrooms and baths are identical across all 84 residences.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll letters the two buildings A and B, each six stories with 42 residences, seven to a floor. Ten of the 13 MLS closings were in building B. The county values every residence in both buildings at the same $78,375 just value, so the roll offers no building split, and the three building A closings are too few to price one. We compare your residence first with closings in your own building and say so when there are none.
The county codes the land as Gulf on all 85 parcels, which is how the property appraiser marks land that reaches the Gulf side of Estero Boulevard. Whether a given residence sees the Gulf depends on its level and its position among the seven on its floor, and no public record carries that. The closings since 2023 show no step up by level, so we do not add a level premium by formula. A view premium has to be shown in photographs and supported by the nearest closing with a similar outlook.
Both buildings date from 1977 and 1978 on the roll, and 14 parcels also carry a later improvement year of 2005, which the roll does not explain. With one floor plan, a buyer compares kitchens, baths, flooring, windows and sliders directly from one residence to the next. Renovations need association approval, and window, door and exterior work needs a Town permit, so a seller should have the permit history ready.
On October 7, 2026 a page styled as the owners’ association page displayed “Site is Currently Under Construction” and “Closed for Reconstruction”, and the on-site rental office’s site showed a pop-up reading “Smugglers Cove will be Closed Indefinitely” with an “OPENING SOON” banner. Neither is a dated official statement from the association, we link neither site, and we do not state whether the property is open, closed or under repair. For a seller the point is practical: a buyer who reads those notices without an answer discounts the price or walks.
Your Smugglers Cove condo buyer in Fort Myers Beach will pay an association assessment that the association does not publish. Listing-entered annual recurring fees on 13 Southwest Florida MLS closings ranged from $6,200 to $19,220 (not verified; the association’s current budget and an estoppel certificate govern), with $10,592 to $10,636 entered on the three 2026 closings.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Year of sale | Closings with fee entries | Quarterly amount entered | Listing-entered total annual recurring fees |
|---|---|---|---|
| 2022 | 4 | $1,550 to $1,600 | $6,200 to $6,400 |
| 2023 | 2 | $1,993 | $7,972 on both |
| 2024 | 4 | $1,993 to $2,099 | $7,972 to $19,220 |
| 2026 | 3 | $2,648 to $2,659 | $10,592 to $10,636 |
These are entries typed by listing agents on 13 different sales, not figures from the association. The four 2022 entries sit in three different fee fields, which we read as agents choosing different boxes for one fee and not as evidence of a second association.
One July 2024 entry reads $19,220 in total annual recurring fees beside a quarterly condo fee of $2,099, which is $8,396 a year. The remaining $10,824 has no label. We do not know whether it was a special assessment, a one-time charge or a typing error. If your buyer’s agent finds it in the MLS history, the estoppel certificate is the document that answers it.
An application fee of $100 was entered on 9 of the 13 closings, and no transfer fee was entered on any. Whether the association interviews or approves a buyer is in the declaration and the rules, which are not published. The association’s estoppel certificate, which the seller customarily orders, states the assessment, any balance and any fee due at closing; its charge is capped by statute.
At the Town of Fort Myers Beach district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a $450,000 price implies about $5,989.86 a year in property tax before exemptions and non-ad valorem charges ($450,000 divided by 1,000, times 13.3108). With the latest entered fee of $10,636, that is $16,625.86 a year, or about $1,385 a month, before insurance, flood coverage and any assessment. A buyer runs this arithmetic, so we run it first.
A Smugglers Cove condo in Fort Myers Beach is insured in two layers: the association’s master policy on the two buildings and the owner’s own unit policy on the interior and contents. A buyer’s insurer and lender will ask for the master policy summary, the flood coverage, the wind mitigation form and the association’s inspection and reserve records.
A buyer’s own policy covers the interior of the residence, personal property and loss assessment. Citizens Property Insurance Corporation requires flood coverage on many personal-lines policies under Florida Statute 627.351, phased in by replacement cost through January 1, 2027, and the statute exempts policies that cover a condominium unit under a unit owners form. A lender or the master policy may still require flood coverage. We publish no premium, because premiums vary by level, coverage and carrier.
The Town of Fort Myers Beach holds a Community Rating System Class 5 with a 25 percent discount effective April 1, 2026. Ask the association whether the buildings carry a flood policy and at what limits, because a buyer’s agent will ask you.
A lender sends the association a questionnaire. It asks about reserves, any special assessment, litigation, insurance limits and deductibles, the share of residences that are rented, and the milestone inspection and reserve study. We name no lender and predict no answer. For a six-story building from 1977 and 1978 these questions are routine, and a seller who has collected the answers shortens the buyer’s loan approval.
A Smugglers Cove condo seller in Fort Myers Beach must give the buyer the condominium documents listed in Florida Statute 718.503, a flood disclosure under Section 689.302 and a property tax disclosure under Section 689.261, and must disclose known facts that materially affect value. Smugglers Cove is a chapter 718 condominium, so the homeowners association disclosure in chapter 720 does not apply.
Before the sale, a unit owner who is not a developer must provide the declaration of condominium, the articles of incorporation, the bylaws and the rules, the most recent annual financial statement and annual budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been done, and the frequently asked questions document. The seller bears the delivery obligation. This is information and not legal advice; your closing agent or attorney confirms the list for your contract.
Under Section 718.503 the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents. Where a milestone inspection summary, a turnover inspection report or a structural integrity reserve study applies, a separate clause gives the buyer 15 days after signing and receiving those items. A waiver of these rights has no effect. The practical rule for a seller: every day a document is late is a day the buyer can still cancel.
The county roll’s legal descriptions cite the Smugglers Cove declaration at Lee County Official Records Book 1225, Page 555, and the roll carries typing variants of that citation on a few parcels, so a search of the clerk’s records should try more than one spelling. The declaration, with its amendments, is where the legal unit count, the rental terms, the pet rules and any approval right are written. We have not read it, and it is not posted publicly.
Since October 1, 2024, a Florida seller of residential property must give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller has filed a flood insurance claim on the property and whether the seller has received federal flood assistance, and it tells the buyer that homeowners insurance does not cover flood damage. Answer from your own records for your own residence.
Section 689.261 requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, which matters here because the roll’s $78,375 just value is far below recent sale prices. Under the Florida Supreme Court’s decision in Johnson v. Davis, a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove that duty.
Under Section 718.116 the association must furnish an estoppel certificate on request, stating the assessment, any unpaid balance, any special assessment and any fee due at transfer. The association may charge a fee that the statute caps, and we print no amount. Order it early: it is the only document that settles what the listing entries above could not.
Florida Statute 553.899 requires a milestone inspection of condominium buildings of three or more habitable stories by December 31 of the year the building reaches 30 years of age, based on its certificate of occupancy, and every 10 years after. A building that reached 30 before July 1, 2022 had to complete its first inspection before December 31, 2024. Section 718.112 required existing associations to complete a structural integrity reserve study by December 31, 2025.
| Building | Year built (roll) | Stories (roll) | Milestone inspection, computed | Reserve study, computed |
|---|---|---|---|---|
| Building A and building B | 1977 and 1978 | 6 | Reached 30 years in 2007 or 2008, so due before December 31, 2024 | Due by December 31, 2025 |
These dates are computed from the county roll’s year built and stories, not from a certificate of occupancy, and they are a calculation and not a status. Whether either was done and what it found is in the association’s records and in the state’s public reserve study reporting database, which we did not query.
Buyers at Smugglers Cove in Fort Myers Beach will ask which flood zone the building is in, what Hurricane Ian did, what was repaired and under which permits, and whether the Town’s 50 percent rule limits future work. The FEMA flood map indicates zone AE with a 12-foot base flood elevation at the two street addresses.
We queried FEMA’s National Flood Hazard Layer at the two Smugglers Cove street addresses and at the property’s center point. The panel is 12071C0566G, effective November 17, 2022, with elevations in feet on the NAVD88 datum.
| Location tested | FEMA zone | Base flood elevation (feet, NAVD88) |
|---|---|---|
| 5100 Estero Blvd, the residences, geocoded to one point | AE (coastal floodplain) | 12 |
| 5102 Estero Blvd, the common-area parcel | AE (coastal floodplain) | 12 |
| Center point of the property | VE (coastal floodplain) | 14 |
The FEMA flood map indicates these zones at these addresses. The street points read AE and the center point reads VE, which puts the site near a mapped boundary, so a buyer should check the exact building against the panel and ask for an elevation certificate. Lee County’s evacuation layer returns zone A at every point we tested, and the building code’s design wind speed there is 160 miles per hour in a wind-borne debris region.
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, the U.S. Geological Survey’s high-water marks on the island ran from 10.5 to 13.8 feet NAVD88, and the Florida Department of Environmental Protection cites +13.23 feet NAVD88 at the pier.
The county roll shows no Smugglers Cove parcel with a year built after 1978, so nothing here is new construction on the roll. That is not a count of storm repairs. We found no dated association or government document describing damage or repair at the property after Ian, Helene or Milton. A seller should gather the permits and invoices for the residence and ask the association for its record of building work.
The Town requires the lowest floor of a new, substantially damaged or substantially improved building to sit at least one foot above the base flood elevation. If repair or improvement cost equals or exceeds 50 percent of a building’s pre-damage value, the whole building must meet current floodplain rules, and the Town’s page states that the calculation includes all permits obtained in the past five years. A condominium is judged as a building, not residence by residence.
Interior renovations need association approval, and window, door and exterior work needs a Town permit. The Town’s sea turtle rules apply from May 1 through October 31 to properties in the Town, beachfront or not: exterior lights must be long-wavelength, shielded and low, and glass must have visual transmittance of 45 percent or less. Open or expired permits surface in a buyer’s lien search, so we check the Town’s permit record before listing.
The rules that most affect a Smugglers Cove condo sale in Fort Myers Beach are the association’s rental, pet and approval rules, which are not published, and the Town of Fort Myers Beach short-term rental registration. A buyer who plans to rent will ask for the declaration, the current rules and the Town’s registration terms before making an offer.
Rental terms, minimum stays, approval requirements and caps are not published for Smugglers Cove; the recorded declaration (Lee County Official Records Book 1225, Page 555) and the current rules govern, and a buyer should ask for them in the resale package. A commercial rental operator at the property describes year-round rentals with a one-week minimum on its own booking terms. That is the operator’s policy and not a recorded rule, so do not quote it to a buyer as a right. Pet rules and any buyer approval step sit in the same unpublished documents.
The Town requires owners who rent short term to register under Chapter 10, Article VI of the Town Code within 90 days of starting. The registration number must appear in all advertising, renewals are annual, and a responsible party must be able to act within one hour at any hour. The Town’s page states that registration numbers are non-transferable, so a buyer cannot take over a seller’s registration and must apply in the buyer’s own name.
Condominium associations may opt out of Town enforcement and self-enforce the Town’s code of conduct for the whole building. The Town’s 2026 opt-out list, with 36 building entries, names Smugglers Cove Condominium at 5100 Estero Boulevard, and its column for the 2026 registration cycle reads No. That column is a per-cycle status. It does not say whether the building allows rentals, and we draw no conclusion from it.
The record cannot name a best month to sell a Smugglers Cove condo on Fort Myers Beach: 13 closings in five years is too few. Six of the 13 closed from July through September and none in January, April, October or December, and a closing follows its contract by weeks, so listing ahead of spring is the practical answer.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month of closing | Closings, 60 months to October 7, 2026 |
|---|---|
| January | 0 |
| February | 1 |
| March | 2 |
| April | 0 |
| May | 2 |
| June | 1 |
| July | 2 |
| August | 2 |
| September | 2 |
| October | 0 |
| November | 1 |
| December | 0 |
We market a Smugglers Cove condo in Fort Myers Beach by showing the level and the view, publishing the document file with the listing and answering the operating question in writing before a buyer asks. With one 792 square foot plan across both buildings, the listing has to prove what makes your residence different.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Photographs and video from the balcony and the main rooms establish what a residence looks at, which no record carries, and on October 7, 2026 a new listing here would have been the only one in the condominium.
A listing that offers the budget, the inspection summary, the reserve study, the insurance summary and a dated association statement on what is open is rare in a building of this age, and buyers’ agents notice. It moves a cautious buyer from asking questions to writing an offer, and it starts the statutory cancellation window early.
We list in the Southwest Florida MLS, where every Fort Myers Beach buyer’s agent searches, and we promote the listing to our own buyer list and in our local guides. Buyers who start with us read our Fort Myers Beach buyer page before they tour.
Since August 17, 2024, offers of buyer-agent compensation can no longer be advertised in the MLS, and a buyer’s agent works under a written agreement before touring. Commissions are negotiable and not set by law. A seller may offer to contribute toward the buyer’s agent, off the MLS, and we explain the options in writing before you sign.
We negotiate a Smugglers Cove condo contract in Fort Myers Beach against the record: 11 of 13 closings in five years sold below the final list price and none above it, so an offer under the ask is the normal opening. We hold the price with the nearest closings and keep the lender, the association and the cancellation window moving.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer’s agent will cite the $380,000 and $422,000 closings of 2024. We answer with what those were: residences that had been listed for 308 and 243 days at final asks of $525,000 and $519,900. The three 2026 closings at $442,000 to $450,000, and the county’s off-MLS sales of $470,000 and $500,000 in October 2025, are the nearer evidence.
A buyer comparing Smugglers Cove with The Privateer in Fort Myers Beach is choosing between a 792 square foot residence in a six-story 1970s building with a $450,000 60-month median and a larger 1,055 square foot residence in a three-story 1960s building with a $487,500 median. Smugglers Cove has sold faster; The Privateer costs less per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Both columns use the 60 months to October 7, 2026 for the MLS rows and the October 4, 2026 roll file for the county rows. The two are about 1.2 miles apart on the map.
| Factor | Smugglers Cove | The Privateer |
|---|---|---|
| Street address | 5100 Estero Blvd | 6500 Estero Blvd |
| Structure on the roll | Two buildings of 6 stories; 84 residences | Lettered low-rise buildings of up to 3 stories; 48 residences |
| Year built (roll) | 1977 and 1978 | 1967 to 1968 |
| Heated area on the roll | 792 square feet on every residence | 904 to 1,055 square feet, median 1,055 |
| Median just value | $78,375 | $304,151 |
| MLS closings, 60 months | 13, median $450,000 | 14, median $487,500 |
| Range, 60 months | $380,000 to $789,000 | $300,000 to $860,000 |
| Median price per square foot, 60 months | $568 | $462 |
| Median days on market, 60 months | 29 | 61 |
| Median share of final list price, 60 months | 93.2% | 96.0% |
| Closings in the latest 12 months | 3, from $442,000 to $450,000 | 4, from $330,000 to $499,950 |
| Active and pending, October 7, 2026 | None | 2 active at $475,000 and $889,000; 1 pending at a $575,000 list price |
| Listing-entered annual fees | $6,200 to $19,220 on 13 closings (not verified) | $7,200 to $12,004 on 14 closings (not verified) |
| FEMA flood map at tested street addresses | AE at 12 feet | VE at 12 feet |
| Association on the state record | Smugglers Cove Condominium Association, Inc., document 739942 | No matching active Florida corporation confirmed |
| Milestone arithmetic | Six stories; 30 years reached in 2007 or 2008 | Applies only if a building has 3 or more habitable stories, not confirmed |
A buyer who wants the lower entry price, a tighter recent price band and an association that is active on the state record leans to Smugglers Cove. A buyer who wants more room, a low-rise building and a choice of listings leans to The Privateer, where the last four closings ranged across $169,950. Your listing wins the first buyer by proving the level, the view and the documents, and by being the only Smugglers Cove residence for sale.
These are the two figures a seller negotiates with, from the same Southwest Florida MLS pull. Each building keeps its own window, the first of 12, 24, 36 or 60 months that holds ten closings.
| Condominium | Publish window | Median days on market | Median sale to final list | Active and pending, October 7, 2026 |
|---|---|---|---|---|
| Smugglers Cove | 60 months, 13 closings | 29 | 93.2% | 0 |
| The Privateer | 60 months, 14 closings | 61 | 96.0% | 3 |
| Ocean Harbor | 36 months, 15 closings | 78 | 92.4% | 3 |
| Leonardo Arms | 24 months, 11 closings | 73 | 97.1% | 8 |
| Windward Point | 60 months, 15 closings | 37.5 | 96.8% | 2 |
| Estero Cove | 24 months, 14 closings | 90.5 | 93.1% | 7 |
| Carlos Pointe | 60 months, 22 closings | 29.5 | 98.8% | 3 |
| Riviera Club | 60 months, 13 closings | 48 | 97.3% | 4 |
Smugglers Cove’s 93.2 percent is the third lowest ratio of the eight, above Ocean Harbor’s 92.4 percent and Estero Cove’s 93.1 percent, while its 29 days is the shortest median. Read together, residences here have sold quickly once the price met the market and have given up more from the ask to get there. Windward Point owners can read our Windward Point seller page for the same exercise on that building.
Selling a Smugglers Cove condo in Fort Myers Beach costs roughly 4.4 to 7.0 percent of the price on the two net sheets below, at $450,000 and $380,000, depending mainly on commission and whether you offer buyer-agent compensation. In Lee County the seller customarily pays the owner’s title policy and the deed’s documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $450,000 | A recorded Southwest Florida MLS closing price (four closings, most recently June 18, 2026) |
| Listing commission (example 2.75%) | -$12,375 | Negotiated; 2.75% x $450,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$11,250 | Optional; 2.5% x $450,000 |
| Deed documentary stamp tax | -$3,150.00 | 4,500 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,325.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$514 | 180/365 of $78,375 x 13.3108 mills (2026) |
| Estimated total seller costs | -$30,989 | 6.9% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $419,011 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$19,739 | 4.4% of the price |
| Without a buyer-agent offer: net | $430,261 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $380,000 | A recorded Southwest Florida MLS closing price (July 26, 2024) |
| Listing commission (example 2.75%) | -$10,450 | Negotiated; 2.75% x $380,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$9,500 | Optional; 2.5% x $380,000 |
| Deed documentary stamp tax | -$2,660.00 | 3,800 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$1,975.00 | State schedule: $5.75 per $1,000 to $100,000, then $5.00 |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | Varies by title company |
| Property tax proration (estimate) | -$514 | 180/365 of $78,375 x 13.3108 mills (2026) |
| Estimated total seller costs | -$26,474 | 7.0% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $353,526 | Estoppel fee not included |
| Without a buyer-agent offer: total costs | -$16,974 | 4.5% of the price |
| Without a buyer-agent offer: net | $363,026 | Before any mortgage payoff |
Commission is shown as an example, 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation if you choose to offer it; both are negotiable. The title premium follows the state schedule: $575 on the first $100,000 and $5.00 per $1,000 above it. The estoppel fee is capped by statute and is not in the totals. A mortgage payoff comes out of the net.
The proration uses the roll’s just value of $78,375 at the 2026 applied Town district millage of 13.3108, which is $1,043.23 a year, for 180 of 365 days, before exemptions and the early-payment discount. That is the figure the roll supports, and it is an illustration. Your own tax bill governs, and the closing agent prorates from it.
Whether you owe capital gains tax on a Smugglers Cove condo in Fort Myers Beach depends on your basis, how long you owned it, whether it was your main home and your residency, so we cannot answer for you. Florida has no state personal income tax, but federal tax can apply, and a CPA should run your numbers before you list.
Under IRS Topic 701, a seller who owned and lived in the home as a main home for at least two of the five years before the sale can exclude up to $250,000 of gain, or up to $500,000 for most married couples filing jointly. A second home or a rental does not qualify unless it meets the ownership and use tests, and a residence that has been in a rental program should be reviewed for depreciation.
Gain is the sale price less selling costs and your basis, which is the purchase price plus capital improvements. Six of the ten gains in the repeat-sale table followed more than 24 years of ownership, with gross differences of $171,500 to $398,000, which are price differences and not taxable gain. A foreign seller may face federal withholding under the Foreign Investment in Real Property Tax Act, which is taken at closing.
For most Smugglers Cove condo owners in Fort Myers Beach a full MLS listing gives the price the market has tested, a cash offer trades price for speed, and a sale by owner saves a listing commission but leaves you the disclosures and the negotiation. The county holds nine priced deeds in 60 months with no MLS listing, so private sales happen here.
| Route | Price outcome | What it costs | Main risk | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by the open market | Commission, stamp tax, title and prorations | A price set from the 2022 closings sits | The residence is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | The residence needs work or you need a fast, certain close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | You have a known buyer and a lawyer’s review |
You get a free Smugglers Cove condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of the 792 square foot plan at 5100 Estero Blvd in Fort Myers Beach, adjusted for building, level, view, condition and documents, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the closings we priced from, the county deeds the MLS never carried, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Smugglers Cove condo valuation and we will send a value built from the sales of your own floor plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers Beach. For the whole island, see our Fort Myers Beach community page.
We could not verify the following about Smugglers Cove in Fort Myers Beach from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and a seller who fills a gap with a document improves the listing.
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 words are the reviewers’ own, and they describe working with our team across Southwest Florida.
★★★★★ “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 had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” 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 Smugglers Cove owners in Fort Myers Beach ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law as of October 2026, with the count of sales beside every figure.
Price from the nine closings since 2023, collect the association documents and a written statement on what is open, complete the flood and tax disclosures, and list in the Southwest Florida MLS. Call Jesse direct at (239) 898-6072 and we will start with the comparables.
The three 2026 closings were at $450,000, $450,000 and $442,000, and the nine since 2023 ran from $380,000 to $500,000. Your level, view, condition and documents place you inside that range. A list price near the recent closings has sold fastest.
No. The four 2022 closings ran from $720,000 to $789,000, and every closing since has been at or below $500,000. An appraiser and a lender will use the recent sales, so a 2022 price only adds days on the market.
None on October 7, 2026: the Southwest Florida MLS showed no active and no pending listing in the condominium. You still compete with other Estero Island buildings, which the comparison tables above set side by side.
The median across 13 closings was 29 days, with a range from 0 to 322. The three 2026 closings took 4, 29 and 84 days. The four that took 163 days or more all had final asks of $510,000 or higher.
The median sale-to-final-list ratio over 60 months is 93.2 percent, and the median of the 9 closings since 2023 is 91.8 percent. Eleven of 13 closed below the final list price, two at it and none above.
The record cannot say. Ten of 13 MLS closings were in building B and three in building A, and the county values every residence in both at the same just value. We start with closings in your own building where they exist.
The closings since 2023 do not show it. Two sixth-level-series residences closed at $450,000 each in 2026, the same price as a second-level-series residence in 2024. A view premium has to be shown, not assumed.
The MLS dates one closing September 27, 2022, the day before Hurricane Ian made landfall, and the next on September 29, 2023, 367 days later. We found no dated association statement describing the property in that year.
The county records every deed and qualifies those it treats as arm’s length. Seven of its 12 qualified sales in 60 months have no MLS closing, which means they sold without an MLS listing. They still count as evidence of value.
We do not know, and the file gives no reason. The county marks 10 priced deeds from 2022 and 2024 as not qualified, and 8 of them match MLS closings to the dollar. An appraiser can still use the sale.
Of 13 repeat sales since 2020 in the county’s qualified record, 10 closed higher and 3 lower. The gains mostly followed decades of ownership. Among the four owners who held under ten years, two gained and two lost.
The four 2022 MLS closings ran from $720,000 to $789,000 and every closing since has been at or below $500,000, so the record points to a price below what you paid. Ask us for a net sheet before deciding.
The answer is in the declaration and the rules, which are not published. A $100 application fee was entered on 9 of 13 listings, which suggests the buyer files an application. We ask the association for its process when you list.
The Florida Division of Corporations lists Smugglers Cove Condominium Association, Inc., document number 739942, filed August 18, 1977, active, at 5100 Estero Boulevard. Associations with similar names in other Florida counties are unrelated.
We could not confirm it. Two websites tied to the property displayed closure notices on October 7, 2026, and neither is a dated official statement. Ask the association in writing what is open, what is closed and why, and give buyers the answer.
They can if a buyer finds them before you explain them. A dated statement from the association about the pool, the office and any work, handed over with the documents, turns an unknown into a known. Buyers price unknowns hardest.
Florida Statute 689.302 requires a flood disclosure at or before the contract is signed, covering flood insurance claims and federal flood assistance for the property. Complete it from your own records for your own residence.
The FEMA flood map indicates zone AE with a 12-foot base flood elevation at 5100 and 5102 Estero Blvd and zone VE at 14 feet at the center point, on the panel effective November 17, 2022. An elevation certificate settles the building.
By the roll’s year built, the first inspection was due before December 31, 2024. We state no status. If a summary exists it belongs in your resale package, and the buyer then has 15 days, not 7, to cancel after receiving it.
Existing associations had to complete a structural integrity reserve study by December 31, 2025. The seller delivers the most recent study or a statement that none has been done. A lender reads it to see what repairs are funded.
Yes. Under Section 718.503 the buyer has 7 days, excluding weekends and legal holidays, after signing and receiving the documents, and 15 days where a milestone summary, turnover report or reserve study applies. Deliver everything early.
Yes. The estoppel certificate lists any assessment and any unpaid balance, and the contract decides who pays an assessment levied before closing. We found no published Smugglers Cove assessment, and one listing entry of $19,220 remains unexplained.
With documents. Entries ran from $6,200 on the 2022 closings to $10,636 in 2026, and none is verified. Give the buyer the current budget and the estoppel certificate, which state the real assessment and what it funds.
Customarily the seller, at $0.70 per $100 of the price under Florida Statute 201.02. That is $3,150.00 on a $450,000 sale. The contract controls who pays.
In Lee County the seller customarily pays the owner’s title policy, which is custom and not law, and the contract controls. The buyer pays the lender’s policy. The state sets the premium, $2,325.00 on a $450,000 sale.
It depends on the comparables. Every closing here is the same size, so the appraiser weighs dates, level, view and condition. We supply the three 2026 closings and the county’s off-MLS deeds with each one’s details.
No. The roll’s just value is $78,375 on every residence, about one sixth of the $450,000 median sale. It is a figure for tax arithmetic and not a sale price or an appraisal.
Often. The association’s rental rules are not published, so give the buyer the declaration and the current rules. A Town rental registration number does not transfer, so the buyer applies in the buyer’s own name.
Known facts that materially affect value and are not readily observable, under Johnson v. Davis, plus the flood disclosure. List repairs, claims and permits for your residence and ask the association for its record of building work.
Probably, and the Section 689.261 disclosure says so. A sale can reset the assessed value. At the 2026 applied rate of 13.3108 mills (13.4329 in 2025), $450,000 implies about $5,989.86 a year before exemptions and non-ad valorem charges, against $1,043.23 on the roll’s just value.
We do not predict prices. On October 7, 2026 no other Smugglers Cove residence was listed, and the three 2026 closings sat within $8,000 of each other. Waiting carries the assessment, tax and insurance for every month you hold.
Commission is negotiable and set in the listing agreement, not by law. We put our terms in writing with a net sheet showing the commission, the stamp tax, the title policy and the proration before you sign.
Choose the agent who can show you every closing and every county deed in the building. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every one of the 13 Smugglers Cove closings in the Southwest Florida MLS.
It is in the Town of Fort Myers Beach, which incorporated on December 31, 1995, and all 85 parcels sit in the Town’s taxing district. The Town handles permits, floodplain rules and rental registration from 6231 Estero Blvd.
A Fort Myers Beach specialist knows that Smugglers Cove sold in two eras, that the county holds sales the MLS never listed, what the document package must contain for a six-story 1970s building and what the flood map reads address by address. Buyers pay for that clarity, and it holds a price through the inspection period.
Small facts cost sellers contracts here: a price taken from a 2022 closing, a comparable search that stops at the MLS and misses nine deeds, a quarterly fee quoted from an old listing, a closure notice left for the buyer to find, and documents handed over late so the cancellation right stayed open. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Smugglers Cove is about 2.6 miles in a straight line from Times Square and about 2.0 miles from Bay Beach Lane, measured between the county roll’s center points, on the one boulevard that runs the length of the island. The grocery at 4791 Estero Blvd, the library at 2755 Estero Blvd and Town Hall at 6231 Estero Blvd are all on the same road, and Estero Cove and Riviera Club are among the buildings a buyer may tour the same day.
If you are thinking of selling a Smugglers Cove condo in Fort Myers Beach, call the team that prices from the closings of your own floor plan, finds the county sales the MLS missed, and has the association’s answers in writing the day you list. We have been ranked Top 1% nationally since 2008.
If you are thinking, “I need someone to sell my condo at Smugglers Cove in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Smugglers Cove, The Privateer, Ocean Harbor, Leonardo Arms or Windward Point. 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.
Smugglers Cove sold record, last 60 months: 13 Southwest Florida MLS closings at a $450,000 median, from $380,000 to $789,000, a median 29 days on the market and a median 93.2 percent of the final list price, with 3 closings in the last 12 months and no residence active or pending on October 7, 2026. Few condos come up for sale here in any year, so make us your first call before you list.
Request your free Smugglers Cove condo valuation and we will send a value built from the sales of your own floor plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is information, with the comparables, the adjustments and a net sheet, and you decide what to do with it.
Yes. We manage showings, the association paperwork and the walk-through, and most closing documents can be signed remotely.
Ask for the valuation anyway. Knowing the number and the net sheet is the first step in deciding when to list.
Yes, in writing, with the closings beside it. No Smugglers Cove residence has closed above its final list price in five years.
Yes. We request the declaration, budget, rules and any inspection or reserve documents when you list, so the buyer’s cancellation period starts on time.
Jesse McGreevy is a top-reviewed Fort Myers Beach listing agent 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 based in Bonita Springs and are Top 1% Real Estate Agents Nationally Since 2008. Our Smugglers Cove home value page shows how the records value a residence.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Smugglers Cove condo? Get a free Smugglers Cove condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this Smugglers Cove seller page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condominium seller’s duties and the agencies that issued the storm and flood data. We do not cite brokerage or listing sites. Each entry was accessed October 7, 2026.
These official documents are the ones a Smugglers Cove seller in Fort Myers Beach should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, not a copy of ours.
| Document | Issued by | Why a Smugglers Cove seller needs it |
|---|---|---|
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | The millage for every taxing district, including the Town at 13.4329, for comparison with the 2026 rate of 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | The federal storm report, with surge figures for Fort Myers Beach |
| Town of Fort Myers Beach 2026 short-term rental opt-out list | Town of Fort Myers Beach | The Town’s list of 36 building entries, which names Smugglers Cove Condominium |
| Florida Statute 718.503 | Florida Legislature | The seller’s document package and the buyer’s cancellation right |
| Florida Statute 689.302 | Florida Legislature | The flood disclosure a seller gives the buyer |
The association’s declaration, bylaws, rules and budget are not posted publicly; the recorded declaration can be requested from the Lee County Clerk at Official Records Book 1225, Page 555.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Smugglers Cove condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.