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 Venetian Gardens, the canal and bay neighborhood of Palermo Circle, Primo Drive, Carolina Avenue and Santos Road at the north end of Estero Island in Fort Myers Beach, this is our seller’s page for your streets, written from the recorded sales. The island background is in our Fort Myers Beach guide.
The Lee County Property Appraiser places every Venetian Gardens residential parcel in the Town of Fort Myers Beach taxing district. That is the Town on Estero Island that incorporated on December 31, 1995, so the Town, and not unincorporated Lee County, is your local government for building permits, flood rules, sea turtle lighting and vacation rental registration, and its levy is on your tax bill. The roll counts 129 residential parcels here, ZIP 33931: 83 coded single-family, 32 vacant residential lots, 12 small multifamily buildings and 2 canal parcels.
In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 17 Venetian Gardens closings at a median of $1,775,000, from $750,000 to $3,500,000, and only 3 of them closed in the last 12 months. This page prints every one of the 17 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 Venetian Gardens home in Fort Myers Beach in 2026, price it from the closed sales nearest it in lot, water and size, decide early whether a buyer will pay for the house or for the land under it, and put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No two Venetian Gardens properties price alike. The county roll dates the 86 improved parcels from 1925 to 2024, with 44 built before 1980 and 7 built in 2023 or later, and the 60-month record runs from $512 to $2,100 per square foot, so this page works house by house and lot by lot.
These are the eight facts about selling a Venetian Gardens home in Fort Myers Beach that matter most in October 2026, each drawn from the Southwest Florida MLS, the Lee County Property Appraiser, the Town of Fort Myers Beach and Florida law.
Each link jumps to its section.
The Market and the Record: How Do I Sell My Venetian Gardens Home in 2026? · Why List Your Venetian Gardens Home With McGreevy and Comisar? · What Is the Venetian Gardens Market Doing for Sellers Right Now? · What Did Venetian Gardens Homes Sell For? · How Long Do Venetian Gardens Listings Take to Sell, and How Close to List Price? · Have Venetian Gardens Owners Sold for More Than They Paid? · A Venetian Gardens Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Venetian Gardens Home? · What Moves the Value of a Venetian Gardens Home: Bay or Canal, the Lot Under the House, Elevation and Docks? · What Fees Will Your Venetian Gardens Buyer Pay Each Year? · Who Insures a Venetian Gardens Home, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Venetian Gardens Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits in Venetian Gardens? · Which Rules Affect a Venetian Gardens Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Venetian Gardens Home? · How Do We Negotiate a Venetian Gardens Contract? · Venetian Gardens vs Siesta Isles: Which Will Your Buyer Choose? · What Does It Cost to Sell a Venetian Gardens Home? · Do I Pay Capital Gains Tax When I Sell My Venetian Gardens Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Venetian Gardens Home Valuation?
Answers and Local Expertise: What We Could Not Verify · What Sellers Say About Working With Us · Frequently Asked Questions, Venetian Gardens Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Venetian Gardens 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. Venetian Gardens owners hire us because we price from the nearest closed sales, assemble the flood, permit and survey file before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Venetian Gardens home, or thinking, “I need a listing agent who knows a bay lot at the end of Primo Drive from an interior lot on Palermo Circle,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate and completed more than 4,000 transactions, and Jesse and Marc alone have over $900 million in personal sales. RealTrends Verified 2026 lists the team in the Large Team category with 241 sides and $157.57 million in volume, ranked #1 in Bonita Springs, #5 in Florida by sides and #11 by volume.
Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and learn more about McGreevy and Comisar.
We tracked every one of the 17 Venetian Gardens 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 sale of a house that has since been cleared is read as what it was. We tracked every one of the 22 county-qualified sales in the Lee County file for the same months, read all 136 parcels that carry the Venetian Gardens legal description, ran the Florida Division of Corporations name search and queried the FEMA flood layer at four street addresses and the center of the plat.
We will not price an 848 square foot interior cottage off the $3,500,000 bay sale because both carry a Venetian Gardens tag, set your price from the one $4,740,000 asking price on the street, tell a buyer that no association or restriction exists before the title search says so, promise that a dock or seawall is permitted before we have seen the permit, or call a lot high and dry without an elevation certificate. Reading the record first is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
Ask for a free Venetian Gardens home valuation or Call Jesse direct at (239) 898-6072, and we will send a number built from the closed sales nearest yours in lot, water and size, 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 3 Venetian Gardens homes closed through the MLS in the last year, so the owner who lists next should make us the first call.
The Venetian Gardens market in Fort Myers Beach is thin, expensive and uneven: 17 Southwest Florida MLS closings in 60 months at a $1,775,000 median, a median of 24 days on market and 92.9 percent of final list price on the 15 marketed sales, against one 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 Venetian Gardens home valuation page carries the value history by street, size and year.
We pulled every Venetian Gardens closing in the Southwest Florida MLS in four windows counted back from October 7, 2026. The first window with 10 or more closings is 60 months, with 17, so it leads.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 3 | $1,150,000 (the median of these 3 closings) | $850,000 to $2,450,000 | $718 | 7 | 89.6% |
| 24 months | 5 | $2,450,000 (the median of these 5 closings) | $850,000 to $3,200,000 | $762 | 10 | 89.6% |
| 36 months | 9 | $1,775,000 (the median of these 9 closings) | $850,000 to $3,200,000 | $989 | 31.5 | 90.2% |
| 60 months | 17 | $1,775,000 | $750,000 to $3,500,000 | $948 | 24 | 92.9% |
The days on market and sale-to-list figures use 3, 5, 8 and 15 closings, because two Sold Data Entry closings, one on Primo Drive in January 2023 and one on Palermo Circle in April 2024, were entered after the fact with no listing history. Both are counted in the prices. The 12-month and 24-month medians differ by $1,300,000 because the windows hold different houses, not because the neighborhood repriced.
Slicing the record by calendar year shows how few sales stand behind any one year, and what the sellers in each year accepted.
| Year | Closings | Sold prices | Days on market, marketed sales | Percent of final list, marketed sales |
|---|---|---|---|---|
| 2022 (May and June, before Hurricane Ian) | 2 | $1,800,000 and $3,405,000 | 37 and 12 | 94.7% and 97.7% |
| 2023 | 6 | $750,000 to $3,500,000; the median of these 6 closings is $1,362,500 | 0, 4, 24, 36 and 81 | 92.1%, 92.9%, 98.5%, 100.0% and 100.0% |
| 2024 | 4 | $1,200,000 to $2,400,000; the median of these 4 closings is $1,535,000 | 18, 78 and 98 | 85.9%, 91.0% and 95.9% |
| 2025 | 2 | $2,850,000 and $3,200,000 | 10 and 160 | 96.6% and 62.7% |
| 2026, to October 7 | 3 | $850,000, $1,150,000 and $2,450,000 | 4, 7 and 45 | 89.6%, 82.2% and 90.8% |
No year holds 10 closings, so we draw no direction from the prices. One thing can be counted without a trend line: both sales that closed at full final list price were in 2023, and none of the 8 marketed sales since January 2024 did.
On October 7, 2026 the Southwest Florida MLS showed one active Venetian Gardens listing and no pending sale. The listing is 455 Palermo Circle, asking $4,740,000 for 4,150 square feet, 6 days on the market that day. The county roll dates the house on that canal lot to 2024. Its asking price is $1,240,000 above the highest closing in the 60-month record, $3,500,000, and works out to about $1,142 per square foot, a figure five of the 17 closings exceeded.
One active home against 17 closings in 60 months is about 3.5 months of supply by the simple method, actives divided by closings per month, and 4.0 months against the 3 closings of the last year. The whole of ZIP 33931 stood at about 11.5 months on the same day, with 380 active listings against 397 closings in 12 months, so a Venetian Gardens seller has almost no competition on the plat and a great deal of it across the island.
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 | 5 | $1,400,000 (the median of these 5 sales) | $850,000 to $2,450,000 |
| 24 months | 11 | $1,820,000 | $850,000 to $3,200,000 |
| 36 months | 13 | $1,775,000 | $850,000 to $3,200,000 |
| 60 months | 22 | $1,625,000 | $625,000 to $3,500,000 |
The two series overlap without matching. Twelve sales appear in both. Ten county-qualified sales never appeared in the Southwest Florida MLS, including a $3,100,000 sale on Palermo Circle in July 2025, a $2,400,000 sale in November 2024 and two sales in the first weeks of 2026, at $1,820,000 on Primo Drive and $1,400,000 on Palermo Circle. Five MLS closings are missing from the qualified series; the county file holds a deed for each at the same price and date and does not code it as a qualified sale. Ten of 22 is 45 percent, so an owner who is approached privately should ask us for both lists before answering.
Each row uses that neighborhood’s own publish window from the same Southwest Florida MLS pull, the first window with 10 or more closings, so read the window with the row. Months of supply is active listings divided by closings per month in that window.
| Neighborhood | Window and closings | Median days on market | Median sale-to-final-list | Active listings, October 7, 2026 | Months of supply |
|---|---|---|---|---|---|
| Venetian Gardens | 60 months, 17 | 24 | 92.9% | 1 | 3.5 |
| Siesta Isles | 12 months, 11 | 97 | 88.9% | 0 | 0 |
| Holiday Heights | 60 months, 18 | 45.5 | 91.9% | 2 | 6.7 |
| Lynn’s Highland Park | 60 months, 13 | 82 | 96.9% | 1 | 4.6 |
| McPhie Park | 36 months, 16 | 78.5 | 91.7% | 4 | 9.0 |
| Shell Mound Park | 24 months, 14 | 68 | 93.2% | 11 | 18.9 |
Venetian Gardens shows the shortest median marketing time in the group and a sale-to-list ratio in the middle of it. All of ZIP 33931 in 12 months shows 397 closings, a median of 92 days and 93.8 percent of final list. The nearest of those places are Holiday Heights and Lynn’s Highland Park.
Venetian Gardens homes in Fort Myers Beach sold for $750,000 to $3,500,000 in the 60 months to October 7, 2026, with a median of $1,775,000 across 17 Southwest Florida MLS closings at $948 per square foot. Every closing is listed below with its final list price, so a seller can see what was asked and what was paid.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Percent of list is the sold price divided by the final list price. Living area is the MLS figure, and the county’s heated area can differ.
| Date closed | Street address | Final list price | Sold price | Percent of final list | Living area (sq ft) | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| May 7, 2026 | 280 Primo Dr | $2,699,000 | $2,450,000 | 90.8% | 1,911 | $1,282 | 45 |
| February 19, 2026 | 453 Palermo Cir | $949,000 | $850,000 | 89.6% | 1,184 | $718 | 4 |
| February 10, 2026 | 447 Palermo Cir | $1,399,000 | $1,150,000 | 82.2% | 1,847 | $623 | 7 |
| August 25, 2025 | 571 Palermo Cir | $2,949,000 | $2,850,000 | 96.6% | 3,273 | $871 | 10 |
| January 6, 2025 | 260 Primo Dr | $5,100,000 | $3,200,000 | 62.7% | 4,200 | $762 | 160 |
| April 16, 2024 | 230 Palermo Cir | Sold Data Entry | $1,200,000 | none | 848 | $1,415 | none |
| February 23, 2024 | 122 Primo Dr | $1,950,000 | $1,775,000 | 91.0% | 1,464 | $1,212 | 18 |
| February 8, 2024 | 125 and 127 Palermo Cir | $1,350,000 | $1,295,000 | 95.9% | 1,309 | $989 | 98 |
| January 10, 2024 | 257 and 259 Carolina Ave | $2,795,000 | $2,400,000 | 85.9% | 2,412 | $995 | 78 |
| April 12, 2023 | 251 and 255 Carolina Ave | $1,549,000 | $1,525,000 | 98.5% | 2,556 | $597 | 36 |
| April 6, 2023 | 274 Primo Dr | $2,100,000 | $2,100,000 | 100.0% | 1,000 | $2,100 | 4 |
| March 7, 2023 | 401 Palermo Cir | $3,800,000 | $3,500,000 | 92.1% | 2,664 | $1,314 | 81 |
| February 14, 2023 | 211 Palermo Cir | $1,200,000 | $1,200,000 | 100.0% | 1,248 | $962 | 0 |
| January 31, 2023 | 424 Palermo Cir | $969,000 | $900,000 | 92.9% | 1,200 | $750 | 24 |
| January 19, 2023 | 122 Primo Dr | Sold Data Entry | $750,000 | none | 1,464 | $512 | none |
| June 14, 2022 | 130 Palermo Cir | $1,900,000 | $1,800,000 | 94.7% | 2,380 | $756 | 37 |
| May 23, 2022 | 461 Palermo Cir | $3,485,000 | $3,405,000 | 97.7% | 3,590 | $948 | 12 |
The 15 final list prices add up to $34,194,000 and the 15 matching sold prices to $30,400,000, so those sellers as a group collected 88.9 percent of what they were last asking. One sale accounts for half of that gap. Leaving out 260 Primo Drive, the other 14 collected 93.5 percent.
| Living area | Closings in 60 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Under 1,500 sq ft | 8 | $750,000 to $2,100,000; the median of these 8 closings is $1,200,000 | the median of these 8 is $975 |
| 1,500 to 2,499 sq ft | 4 | $1,150,000, $1,800,000, $2,400,000 and $2,450,000 | $623 to $1,282 |
| 2,500 to 3,499 sq ft | 3 | $1,525,000, $2,850,000 and $3,500,000 | $597, $871 and $1,314 |
| 3,500 sq ft and over | 2 | $3,200,000 and $3,405,000 | $762 and $948 |
Each band is under 10 closings, so these are the sales themselves and not a price list. Inside the smallest band the spread is $750,000 to $2,100,000 for houses within about 600 square feet of one another, the clearest sign that size alone does not set a Venetian Gardens price.
Venetian Gardens listings in Fort Myers Beach took a median of 24 days to sell across the 15 marketed closings of the last 60 months and closed at a median of 92.9 percent of the final list price. Eight sold within 30 days, two took more than 90, and none of the 15 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)
Both measures leave out the two Sold Data Entry closings, which had no listing history. Final list price is the last asking price before contract, so a home that was reduced twice shows only its last number, and the true gap from the first asking price is wider than these figures.
| Days on market | Closings | Median percent of final list for the group | Sold prices |
|---|---|---|---|
| 30 days or fewer | 8 | the median of these 8 is 94.8% | $850,000 to $3,405,000 |
| 31 to 90 days | 5 | the median of these 5 is 92.1% | $1,525,000 to $3,500,000 |
| More than 90 days | 2 | 95.9% and 62.7% | $1,295,000 and $3,200,000 |
The shortest sale shows 0 days, at 211 Palermo Circle, and the longest took 160, at 260 Primo Drive. The quick group includes the $3,405,000 sale at 461 Palermo Circle, in 12 days.
Six of the 15 closed at 95 percent of final list or better, five between 90 and 94.9 percent, and four below 90 percent. The lowest was 62.7 percent, the $3,200,000 sale at 260 Primo Drive from a final list of $5,100,000, and the highest was 100.0 percent, twice, at 274 Primo Drive and 211 Palermo Circle. The median gap between final list and sold price was $99,000, and the gaps ran from nothing to $1,900,000.
Most have. The Lee County file records 9 Venetian Gardens sales in the 60 months to October 7, 2026 that can be paired with the same parcel’s previous qualified sale: 8 sold for more and 1 for less. The median change was a gain of $1,025,000 over a median hold of 5.4 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, where the earliest Venetian Gardens sale we hold is dated 2005. A pair measures two recorded prices, not your gain, which is counted from your basis.
| Street address | Previous qualified sale | Later qualified sale | Change | Years between |
|---|---|---|---|---|
| 280 Primo Dr | January 2016, $987,500 | May 2026, $2,450,000 | gain of $1,462,500 | 10.3 |
| 453 Palermo Cir | October 2011, $360,000 | February 2026, $850,000 | gain of $490,000 | 14.4 |
| 130 Palermo Cir | June 2022, $1,800,000 | February 2026, $1,400,000 | decline of $400,000 | 3.6 |
| 218 Primo Dr | October 2020, $980,000 | January 2026, $1,820,000 | gain of $840,000 | 5.2 |
| 571 Palermo Cir | February 2021, $1,805,000 | August 2025, $2,850,000 | gain of $1,045,000 | 4.5 |
| 122 Primo Dr | January 2023, $750,000 | February 2024, $1,775,000 | gain of $1,025,000 | 1.1 |
| 459 Palermo Cir | September 2011, $240,000 | February 2023, $1,300,000 | gain of $1,060,000 | 11.4 |
| 130 Palermo Cir | February 2016, $750,000 | June 2022, $1,800,000 | gain of $1,050,000 | 6.3 |
| 432 Palermo Cir | August 2016, $152,500 | December 2021, $700,000 | gain of $547,500 | 5.4 |
Five of the nine gains were $1,000,000 or more. The largest was $1,462,500, at 280 Primo Drive, over a little more than ten years. The record does not show what any owner spent on a roof, a seawall, an addition or a rebuild between the two dates, so a recorded gain is a ceiling on the owner’s profit, not a measure of it.
One address tells the whole story. The county records 130 Palermo Circle selling for $750,000 in February 2016, $1,800,000 in June 2022 and $1,400,000 in February 2026. The owner who bought in 2016 and sold in June 2022, before Hurricane Ian, gained $1,050,000 on the recorded prices. The owner who bought at that 2022 price and sold in 2026 took $400,000 less than was paid, and that later sale never appeared in the MLS. If you bought near the 2022 and 2023 prices, plan your sale from your net proceeds.
This example is a closing from the public Southwest Florida MLS record, chosen to show how a Venetian Gardens sale can run. A two-story canal house of 4,200 square feet at 260 Primo Drive sold on January 6, 2025 for $3,200,000 after 160 days on market, from a final list price of $5,100,000.
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 $3,200,000, which is 62.7 percent of its final list price and a gap of $1,900,000, the widest in the 60-month record. At the MLS living area of 4,200 square feet that is $762 per square foot, against a Venetian Gardens median of $948. The county roll describes a two-story house built in 2019 with 4,014 square feet of heated area on a canal lot, with a pool and a seawall flagged and no boat dock flagged, and it carries the parcel at a just value of $1,598,016.
When this house was on the market in 2024, the highest price in the Venetian Gardens record was $3,500,000, paid in March 2023 for a 2,664 square foot house on a bay lot at 401 Palermo Circle. The nearest match by size was 461 Palermo Circle, 3,590 square feet, which had sold in May 2022 for $3,405,000 in 12 days at 97.7 percent of its final list. Nothing in the records we hold for the plat had closed above $3,500,000, and the final list price here was $1,600,000 above that figure. Seven months after this sale, a 3,273 square foot house the roll dates to 2014 at 571 Palermo Circle sold for $2,850,000 in 10 days at 96.6 percent of its final list.
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 $202,350 with buyer-agent compensation and $122,350 without it, for a net before payoff of $2,997,650 or $3,077,650. The stamp tax is 32,000 units of $100 at $0.70, or $22,400, and the title premium is $575, plus $4,500 on the next $900,000, plus $5,500 on the $2,200,000 above $1,000,000 at $2.50 per $1,000, or $10,575. We do not know what the actual seller paid, offered or owed.
First, the ceiling on the record is evidence, and buyers will find it. A list price $1,600,000 above the highest sale the plat had ever recorded needed a reason a buyer and an appraiser could see. Second, time has a price. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025), a recorded price of $3,200,000 works out to $42,595 a year in property tax before exemptions, about $117 a day, so 160 days is roughly $18,672 in tax alone before insurance and upkeep. Third, the house did sell, at a price in line with its nearest comparables. Our job is to put those comparables in front of the owner before the first showing.
We price a Venetian Gardens home in Fort Myers Beach from the closed sales nearest to it in water frontage, lot, living area, floor elevation and condition, starting with its own street and its own prior sale, then test that number against the land value and the season. The $1,775,000 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 confirm the legal description first: the block and lot on the plat recorded at Plat Book 6, Page 70, whether the parcel includes part of a neighboring lot, and what the roll says the land is on, which is bay, canal or neither. Then we pull two lists for your kind of lot, the Southwest Florida MLS closings and the county’s qualified sales, because 10 of the county’s 22 sales were never in the MLS.
Eight houses under 1,500 square feet sold in 60 months between $750,000 and $2,100,000. We place your house inside a range like that by reading each sale: which were on the bay, which were bought for the lot, which were Sold Data Entry records with no marketing behind them.
For any house the roll dates before 1980, we work out what a builder would pay for the ground and compare it with what a buyer would pay for the house. The county’s vacant-land record and the MLS sales at addresses that were later cleared give the evidence.
The MLS and the roll do not record the height of the lowest floor, the age of the roof, the condition of the seawall, whether the dock is permitted, or what was repaired after 2022. Those are what a buyer’s insurer and lender price, so we collect them from you, the Town’s permit records and an elevation certificate, and adjust in dollars with the reason written down.
Four things move the value of a Venetian Gardens home in Fort Myers Beach: whether the lot is on the bay, on a canal or on neither; whether a buyer wants the house or the land; the height of the lowest floor against the flood map; and whether the house is mid-century construction or was built after 2000.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll flags 85 of the 129 residential parcels on a canal, 13 on the bay and 31 with no water flag, and no parcel carries a Gulf flag. Matching the 17 closings to the roll, 12 were on a canal, 3 on the bay and 2 on lots with no water flag.
| What the roll says the land is on | Closings in 60 months | Sold prices | Price per sq ft |
|---|---|---|---|
| Bay | 3 | $2,100,000, $2,450,000 and $3,500,000 | $2,100, $1,282 and $1,314 |
| Canal | 12 | $750,000 to $3,405,000, median $1,650,000 | $512 to $1,212, median about $816 |
| No water flag | 2 | $900,000 and $1,200,000 | $750 and $1,415 |
All three bay sales cleared $1,200 per square foot, and only one of the 12 canal sales did. Three sales cannot set a premium, so we do not state one; we price a bay lot against bay lots.
In Venetian Gardens a sale is often a land sale. Of the 15 MLS closings since Hurricane Ian, four were at addresses the county roll now codes as vacant residential land: 424 Palermo Circle ($900,000, January 2023), 251 and 255 Carolina Avenue ($1,525,000, April 2023), 257 and 259 Carolina Avenue ($2,400,000 for two platted lots, January 2024) and 125 and 127 Palermo Circle ($1,295,000, February 2024). A fifth, 211 Palermo Circle, sold in February 2023 for $1,200,000 with a 1,248 square foot house, and the roll now shows a 2024 house of 3,596 square feet on the lot.
The county adds three qualified sales it codes as vacant land in the same 60 months: a canal lot on Palermo Circle at $1,500,000 in May 2023, a lot on Primo Drive with no water flag at $675,000 in July 2025, and a canal lot on Palermo Circle at $765,000 in January 2026. The $765,000 lot had last sold as land for $565,000 in June 2020. If your house dates from the 1940s to the 1970s and sits at grade, a builder is one of your buyers, and the lot evidence belongs in your price.
The four closings on houses the roll dates to 2000 or later sold from $2,850,000 to $3,500,000. The six on standing houses the roll dates before 1980 sold from $850,000 to $2,450,000, and the two highest of those six were on bay lots. The roll keeps the original year on a house repaired or raised in place, so the year alone can mislead. What a buyer pays for is the floor height: the Town requires new or substantially improved buildings at the base flood elevation plus one foot, which is 12 feet NAVD88 where the map shows AE 11.
The roll flags a seawall on 83 of the 129 residential parcels, a pool on 66 and a boat dock on 26. Only two of the 17 closings were at parcels with a dock flag, and both were bay lots on Primo Drive, so this record cannot separate the value of a dock from the value of the bay. A dock adds value when it is permitted, usable at low tide and attached to a sound seawall, and those are the three things we document before listing.
A Venetian Gardens buyer in Fort Myers Beach should expect no association fee, though that is unverified: listing-entered annual recurring fees on 17 Southwest Florida MLS closings ranged from $0 to $0 (not verified; the association’s current budget and an estoppel certificate govern, if a title search finds an association). The larger yearly costs are taxes and insurance.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
All 17 closings carried $0 in the listing-entered fee fields, which is what a listing agent typed and not an association document. We found no homeowners association, recorded declaration or budget for the Estero Island plat. The Florida Division of Corporations name search returns a Venetian Gardens homeowners association with a Clearwater address, which belongs to a different place, and no Fort Myers Beach corporation with the name. Only a title search can say no recorded restriction exists, so we order one before your home goes live.
A buyer adds the yearly costs to the mortgage before deciding what to offer. At the Town district’s 2026 applied millage of 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), a recorded price of $1,775,000 works out to $23,627 a year before exemptions and non-ad valorem charges, and $850,000 works out to $11,314. Lee County’s adopted solid waste assessment for the area that includes the Town is $358.45 per single-family unit for fiscal year 2026. A buyer’s own bill will follow the county’s assessed value after the sale.
A Venetian Gardens home in Fort Myers Beach is insured through three coverages in most cases: homeowners, wind and flood. Every address we tested is in a Special Flood Hazard Area, so a lender will require flood coverage, and a buyer’s insurer will ask for the roof age, a wind mitigation inspection and the elevation certificate before quoting.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel effective November 17, 2022; Lee County Property Appraiser roll file October 4, 2026)
We quote no premium for any route, because a premium belongs to one house and one buyer.
Flood coverage comes from the National Flood Insurance Program or a private carrier. FEMA’s Risk Rating 2.0 prices each NFIP policy on the property’s own characteristics, including elevation, distance to water and rebuilding cost, and FEMA says most NFIP rates cannot rise more than 18 percent a year. The Town of Fort Myers Beach is a Class 5 community in the program’s Community Rating System, a 25 percent discount effective April 1, 2026 according to a FEMA letter reported by WGCU, after the Town lost the discount in a November 2024 retrograde. A seller with an elevation certificate hands the buyer a quote instead of a guess.
A Citizens Property Insurance policy that includes wind on a single-family home in a Special Flood Hazard Area already requires the owner to carry flood coverage. Florida Statute 627.351 also 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 competition; we could not confirm which figure applies in Lee County. The statute measures the cost to rebuild the house, not the sale price, so many buyers of the larger houses here will be shopping the private market.
Wind discounts are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which the Florida Office of Insurance Regulation says is valid for up to five years if the structure has not changed. A seller with a newer roof, shutters or impact glass should have the inspection done before listing, so a buyer can ask for real quotes in the first week.
A Venetian Gardens 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. We found no association here; if a title search finds a mandatory one, section 720.401 applies.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 720.401 and 720.30851 as read October 7, 2026; Florida Division of Corporations records)
This is information, not legal advice; your contract and your closing agent control the details.
Since October 1, 2024, section 689.302 requires a Florida residential seller to give the buyer a flood disclosure at or before the time the contract is signed. It asks about known flood damage, flood claims and flood assistance. In a neighborhood where the nearest U.S. Geological Survey high-water mark we found, about 0.4 miles east of the center of the plat, recorded Hurricane Ian’s water at 12.7 feet NAVD88, roughly 9 feet above the ground at that spot, answer it from your records and not from memory.
The Florida Supreme Court’s decision in Johnson v. Davis requires a seller to tell a buyer about known facts that materially affect value and are not readily observable. In a canal house from the 1950s or 1960s 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 warning the buyer not to rely on the seller’s current taxes.
On the records we reached, no. Section 720.401 requires a disclosure summary before the contract is signed when the parcel is in a community with a mandatory homeowners association, and it is the seller who supplies it on a resale. If it is owed and not given first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first. We found no association for the Estero Island plat, so no summary is owed unless your title commitment shows recorded covenants that create one. Ask your closing agent before you list, because that answer goes in the listing.
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. With no association found for Venetian Gardens, your closing agent will most likely need none, and will order a municipal lien search instead.
Buyers in Venetian Gardens, 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.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0554G effective November 17, 2022; U.S. Geological Survey high-water marks; Lee County Property Appraiser roll file October 4, 2026)
We asked FEMA’s National Flood Hazard Layer for the zone at four street addresses and the center of the plat. All are on panel 12071C0554G, effective November 17, 2022, in the Town of Fort Myers Beach, datum NAVD88.
| Address tested | FEMA zone | Base flood elevation (ft) |
|---|---|---|
| 234 Palermo Cir | AE | 11 |
| 139 Palermo Cir | AE | 11 |
| 251 and 255 Carolina Ave | AE | 11 |
| 1321 Santos Rd | AE | 11 |
| Center point of the plat | AE | 11 |
This is what the FEMA flood map indicates at these addresses. It is not a statement about any other lot. The Town states that the entire Town lies within a Special Flood Hazard Area, and every point we tested is in evacuation zone A. A segment of the state’s coastal construction control line lies within about 100 meters of the center of the plat, and whether any lot is seaward of it is not confirmed.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center’s report gives 10 to 15 feet of surge above ground on Fort Myers Beach and says an estimated 900 structures there were totally destroyed and 2,200 damaged. The U.S. Geological Survey’s marks on and around the island run from 10.5 to 13.8 feet NAVD88. 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, and no island-specific marks exist.
The Town of Fort Myers Beach, not Lee County, issues the permits here. Its code treats work costing 50 percent or more of the building’s value as a substantial improvement that must meet current flood rules, with the lowest floor at the base flood elevation plus one foot, and the Town’s page states that the calculation includes all permits obtained in the past five years. The Town’s cost form measures the work against the value of the structure alone, without the land, the pool, the dock or the seawall. On a street where a $1,200,000 sale can be mostly lot, the structure’s share is small, and the permits you pulled since 2022 count toward your buyer’s renovation budget.
Three sets of rules affect a Venetian Gardens sale in Fort Myers Beach: the Town’s land development code, which binds every lot; the recorded plat and any recorded covenants, which bind the title; and the Town’s vacation rental registration. No declaration is published for the plat, so the recorded documents and the Town’s current rules govern.
Data updated: October 2026 (Town of Fort Myers Beach short-term rental page, Ordinance 18-01 and land development code as read October 7, 2026)
We found no association, architectural review or buyer approval for Venetian Gardens, and private rental and pet terms are not published for the plat; the recorded plat at Plat Book 6, Page 70, any recorded covenants and the Town’s current rules govern, and a buyer should ask the title company for them. Public rules still apply. Under the Town’s code dogs on a leash are allowed on the Town’s beaches and owners must remove waste, and pets are barred from the Little Estero Island Critical Wildlife Area.
Under the Town’s short-term rental registration rules, a dwelling licensed under chapter 509 and used as a vacation rental must register with the Town within 90 days of starting, show the Town’s registration number in all public advertising, renew annually and name a responsible party who can act within one hour. Registration numbers are not transferable, so your buyer registers in their own name. The land development code limits rentals in certain zoning districts to one single family per one-month period with a one-week minimum stay, with exceptions that include land between Estero Boulevard and the Gulf and land directly adjoining the bay side of Estero Boulevard. We could not confirm the parcel-level zoning district for these lots, or whether the Town district named SANTOS covers any of them, so a buyer counting on rental income should request a Town zoning verification.
The Venetian Gardens record leans hard toward winter and spring without proving anything: of 17 Southwest Florida MLS closings over 60 months, 13 closed from January through April and 4 from May through August, with none from September through December. A closing follows its contract by weeks, so the late fall listing is the one that closes in winter.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings | Month | Closings |
|---|---|---|---|
| January | 4 | July | 0 |
| February | 5 | August | 1 |
| March | 1 | September | 0 |
| April | 3 | October | 0 |
| May | 2 | November | 0 |
| June | 1 | December | 0 |
No month reaches 10 closings, so no single month proves anything, and 17 sales cannot show a season with confidence. What the table does show is that 9 of the 17 closings were in January and February, so those contracts were most likely written in late fall and early winter. The 13 January to April closings had a median of $1,295,000, and the 4 that closed from May through August were $1,800,000, $2,450,000, $2,850,000 and $3,405,000, which reflects which houses sold and not a summer premium.
We market a Venetian Gardens home in Fort Myers Beach by leading with what its buyers search for: the water behind the house, the short distance to Times Square, the floor elevation and the permit file. We photograph the lot from the water, 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; National Association of REALTORS practice changes of August 17, 2024)
Professional photography, including the seawall, the dock and the view down the canal or across the bay; the correct subdivision, block and lot, with Fort Myers Beach beside the Venetian Gardens name in every field so the listing is not confused with places of the same name elsewhere in Florida; a plain statement about the dock and seawall permits; and the survey, elevation certificate and flood disclosure ready to send.
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 Venetian Gardens offer ourselves, starting from the closings that support your price: the median marketed sale closed at 92.9 percent of final list, so an offer near 93 percent on a correctly priced house is the market, and one at 63 percent usually means the list price was the problem. Price, terms and inspection are negotiated together.
Most waterfront contracts here are tested in the inspection period, when the buyer’s insurance quotes and the seawall report arrive. We prepare for that before the listing goes live: a wind mitigation inspection where the roof or openings are newer, the elevation certificate, the roof age in writing, the permit history and, where the wall is old, a marine contractor’s opinion.
A financed buyer’s appraiser needs recent closings that match your house, and a neighborhood with three MLS closings in a year, ranging from $850,000 to $2,450,000, offers very few. We hand the appraiser the comparables by water, lot and size, with the reason each belongs, and we include the county’s qualified sales that never reached the MLS, so that a bay-lot sale or a land sale is not used against a canal house without an adjustment.
We answer with the record. Four of the 15 marketed closings sold below 90 percent of final list, and all four closed in 2024 or later. An early low offer on a correctly priced home is countered with the nearest closings and the lot evidence; a low offer after months on the market means revisiting the numbers we agreed at the start.
A buyer choosing between Venetian Gardens and Siesta Isles, two waterfront neighborhoods about a mile and a half apart on either side of Matanzas Pass, picks Venetian Gardens for Estero Island, the bay lots and the short trip to Times Square, and Siesta Isles for more houses and a lower price 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 come from the same Southwest Florida MLS pull and the same county roll. Its owners have our page on selling a home in Siesta Isles.
| Question a buyer asks | Venetian Gardens | Siesta Isles |
|---|---|---|
| Where is it? | North end of Estero Island, near Times Square | San Carlos Island, on Deep Passage Lane and Cutlass Drive |
| Jurisdiction | Town of Fort Myers Beach | Unincorporated Lee County |
| 2026 applied millage for the district (2025 in brackets) | 13.3108 (13.4329) | 13.2284 (13.3976) |
| Residential parcels on the roll | 129 | 126 |
| Improved parcels | 86 | 104 |
| Year built (roll) | 1925 to 2024, median 1978.5 | 1959 to 2023, median 1979 |
| Median heated area (roll) | 1,733 sq ft | 2,025.5 sq ft |
| Water flags on the roll | 85 canal, 13 bay; 83 seawalls, 26 docks | 126 canal; 111 seawalls, 26 docks |
| MLS closings, 60 months | 17, median $1,775,000 | 28, median $1,237,500 |
| Median price per sq ft, 60 months | $948 | $515 |
| Median days on market, 60 months, marketed sales | 24 (15 sales) | 51 (27 sales) |
| Median sale-to-final-list, 60 months, marketed sales | 92.9% | 91.9% |
| MLS closings, 12 months | 3, from $850,000 to $2,450,000 | 11, median $1,275,000 |
| Active and pending, October 7, 2026 | 1 | 0 |
| FEMA zone at tested points | AE, 11 ft | AE, 12 ft |
| Association on the state’s records | None found | Two active corporations carry the name; which governs is not confirmed |
Venetian Gardens sells smaller houses for more money. Its median heated area is 1,733 square feet against 2,025.5, and its 60-month price per square foot is $948 against $515, because the buyer is paying for Estero Island ground about a sixth of a mile, in a straight line, from Times Square. Siesta Isles trades more often: 28 closings across 104 improved parcels is about 5.4 percent a year, against 17 across 86, about 4.0 percent, here.
A buyer who wants a larger canal house, county rules and a lower entry price will look at Siesta Isles. A buyer who wants to be on the island, who wants a bay lot or a lot to build on, or who values a base flood elevation that reads a foot lower at the tested points, will look at Venetian Gardens. Tell your buyer what this neighborhood has on the record: bay-lot sales that Siesta Isles cannot offer, marketed homes that sold in a median of 24 days, and almost nothing else for sale on the plat.
Selling a Venetian Gardens home in Fort Myers Beach costs roughly 3.9 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $1,775,000 sale that is about $69,626 to $114,001, and on an $850,000 sale about $35,025 to $56,275, before prorations and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
These are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; both are negotiable. The two prices are real closings in the Southwest Florida MLS: $1,775,000 is the February 23, 2024 sale at 122 Primo Drive, which matches the 60-month median, and $850,000 is the February 19, 2026 sale at 453 Palermo Circle. Florida charges documentary stamp tax of $0.70 per $100 of price. The owner’s title premium is $575 on the first $100,000, $5.00 per $1,000 from there to $1,000,000 and $2.50 per $1,000 above that. In Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller and leaves out the property tax proration. The home was a 1,464 square foot canal house that closed after 18 days at 91.0 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,775,000 | Southwest Florida MLS closing, February 23, 2024 |
| Listing commission, 2.75% | -$48,813 | 2.75% of $1,775,000 is $48,812.50 |
| Buyer-agent compensation, 2.5%, if offered | -$44,375 | 2.5% of $1,775,000 |
| Deed documentary stamp tax | -$12,425 | 17,750 units of $100 at $0.70 |
| Owner’s title policy | -$7,013 | $575 plus $4,500 plus $775,000 at $2.50 per $1,000, which is $7,012.50 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$114,001 | 6.42% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,660,999 | $1,775,000 minus $114,001 |
| Estimated total costs, without buyer-agent compensation | -$69,626 | 3.92% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,705,374 | $1,775,000 minus $69,626 |
The same assumptions apply, at the price of a 1,184 square foot canal house the county dates to 1956 that closed after 4 days at 89.6 percent of its final list price.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $850,000 | Southwest Florida MLS closing, February 19, 2026 |
| Listing commission, 2.75% | -$23,375 | 2.75% of $850,000 |
| Buyer-agent compensation, 2.5%, if offered | -$21,250 | 2.5% of $850,000 |
| Deed documentary stamp tax | -$5,950 | 8,500 units of $100 at $0.70 |
| Owner’s title policy | -$4,325 | $575 plus ($850,000 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 | -$56,275 | 6.62% of price |
| Estimated net before payoff, with buyer-agent compensation | $793,725 | $850,000 minus $56,275 |
| Estimated total costs, without buyer-agent compensation | -$35,025 | 4.12% of price |
| Estimated net before payoff, without buyer-agent compensation | $814,975 | $850,000 minus $35,025 |
Your mortgage payoff; the property tax proration, which is a credit to the buyer for the part of the year you owned the house; the solid waste assessment proration; an estoppel certificate fee, which arises only if a title search finds an association (capped by statute; we print no dollar amount); and repairs or concessions agreed during the inspection period. For scale on the proration, the Town district’s 2026 applied millage of 13.3108 applied to a recorded price of $1,775,000 is $23,627 a year before exemptions, about $65 a day.
Possibly, even if the Venetian Gardens 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.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser roll file October 4, 2026)
The record shows why the question matters more here than in most neighborhoods. The median change across the 9 repeat sales of the last 60 months was a gain of $1,025,000, and five of the nine were gains of $1,000,000 or more, well past either exclusion. Gain is measured from your basis, which includes what you paid plus qualifying improvements such as a new roof, a seawall, an elevation project or a rebuild, 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, so talk to one before you list.
List your Venetian Gardens home if it is insurable and financeable and you can give the market a season; take a builder’s or investor’s cash offer only when the house sits low, needs work an insurer or lender would not accept, or you must close fast; sell by owner only if you have a buyer and know the disclosure duties.
Data updated: October 2026 (Florida Statutes 689.302 and 689.261; NAR practice changes of August 17, 2024; Southwest Florida MLS closings through October 7, 2026)
Venetian Gardens changes the comparison in one specific way: the builder who wants the lot is a real buyer here, not a last resort, and the private offer is common. Our Fort Myers Beach seller page covers the island-wide picture.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price set far above the record sits, as the 160-day sale did | A house or lot in marketable condition with time |
| Builder or investor cash offer | Often the land number; get it in writing and compare it with the lot sales | Often fewer repairs and fees, but a lower price | Selling a bay or canal lot at an interior-lot price | A house needing elevation or major work, or a fast close |
| Sale by owner or private sale | Untested unless more than one buyer has seen it | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed section 689.302 or 689.261 duties, or a price below what open exposure would bring | A known buyer, a legal review and both sales lists in hand |
You get a free Venetian Gardens home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closed sales nearest yours in water, lot, size and elevation, with the land value shown separately, the adjustments written out and a net sheet at that price, and there is no obligation to list.
Get your free Venetian Gardens 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 Venetian Gardens 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
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These are the questions Venetian Gardens owners ask before they list, answered from the Southwest Florida MLS closings, the Lee County record, the Town’s rules and Florida law. For your own home, call Jesse direct at (239) 898-6072.
Price it from the nearest closed sales of your water, lot and size, decide whether your buyer wants the house or the land, and put the survey, elevation certificate, permit history and flood disclosure in the file before the first showing. Our Venetian Gardens valuation page starts the price work.
Choose the agent who can show you the closings behind the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked all 17 Venetian Gardens closings of the last 60 months for this page.
The Southwest Florida MLS recorded 17 closings in the 60 months to October 7, 2026, from $750,000 to $3,500,000, with a median of $1,775,000 and a median of $948 per square foot. Every one is listed on this page with its final list price.
Three homes closed through the MLS: 453 Palermo Circle at $850,000 and 447 Palermo Circle at $1,150,000 in February 2026, and 280 Primo Drive at $2,450,000 in May 2026. The county records two more qualified improved sales that were never in the MLS, at $1,400,000 and $1,820,000.
The median was 24 days on market across the 15 marketed closings of the last 60 months, from 0 days to 160. Eight sold within 30 days, five took 31 to 90 days and two took more than 90.
The median marketed closing was 92.9 percent of the final list price over 60 months. Thirteen of 15 sold below final list, two sold at it and none above it. The three 2026 closings came in at 82.2, 89.6 and 90.8 percent.
On October 7, 2026 the Southwest Florida MLS showed one active listing, 455 Palermo Circle at $4,740,000 for 4,150 square feet, and no pending sale. A re-check of the MLS on October 29, 2026 found the same single listing active, 455 Palermo Circle at $4,740,000, still no pending sale and no closing since October 7.
No. An asking price is not a sale. That listing asks $1,240,000 more than the highest closing in 60 months, $3,500,000, and a buyer’s lender will compare your home with closed prices. We price from the closings and watch what the listing does.
The three bay-lot closings sold for $2,100,000, $2,450,000 and $3,500,000, each above $1,200 per square foot, while the 12 canal closings had a median of $1,650,000. Three sales cannot set a premium, so we state none and price a bay lot against other bay lots.
It depends on its age and floor height. Four of the 15 closings since Hurricane Ian were at addresses the roll now codes as vacant land, so those buyers paid for the ground. For a house dated before 1980 we work out both numbers and market to both buyers.
The county codes three qualified sales in 60 months as vacant land: $1,500,000 for a canal lot in May 2023, $675,000 for a lot with no water flag in July 2025 and $765,000 for a canal lot in January 2026.
This record cannot say. Only two of the 17 closings were at parcels with a boat dock flag, and both were bay lots, so the dock cannot be separated from the bay. A permitted, usable dock on a sound seawall is adjusted for individually.
Yes, mostly through elevation and insurance. The four closings on houses the roll dates to 2000 or later sold from $2,850,000 to $3,500,000, and the six on standing houses dated before 1980 sold from $850,000 to $2,450,000.
Its final list price of $5,100,000 was $1,600,000 above the highest sale in the records we hold for the plat. It closed in January 2025 at $3,200,000 after 160 days, a price in line with other large canal houses here. The record shows the price, not the reasons behind the asking figure.
Compare it with both sales lists first. Ten of the county’s 22 qualified sales in five years never appeared in the MLS, so private sales are common here, and the one recorded decline among the repeat sales was one of them. Ask us for the closings and the lot sales before you answer.
Over 60 months, 13 of 17 Venetian Gardens closings fell from January through April and none from September through December, though 17 sales cannot prove a season. A late fall listing is positioned for winter buyers.
Roughly 3.9 to 6.6 percent of the price before prorations and payoff, depending on commission and buyer-agent compensation. On a $1,775,000 sale our estimate is $69,626 without buyer-agent compensation and $114,001 with it, both negotiable.
By Lee County custom the seller pays the owner’s title policy and the documentary stamp tax on the deed, which is $0.70 per $100 of price under section 201.02. Custom is not law, and the contract controls. The buyer pays the lender’s policy and loan charges.
No. Since August 17, 2024 an offer of buyer-broker compensation cannot be advertised in the MLS, and whether to offer one is your decision. Many sellers still do, or offer a closing-cost concession. We show your net sheet both ways.
The survey, the elevation certificate, the Town’s permit history, roof and mechanical ages, seawall and dock permits, a wind mitigation report, insurance declarations and any flood claim paperwork, the flood disclosure, and whatever the title search finds about recorded restrictions.
Section 689.302, in effect since October 1, 2024, requires a seller of residential property to give the buyer a flood disclosure at or before contract. It asks about known flood damage, flood claims and flood assistance. 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. Permits, invoices and photographs of the repair are the best support.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the four Venetian Gardens addresses and the center point we tested, on the panel effective November 17, 2022. Every tested point was in a Special Flood Hazard Area. An elevation certificate answers it for your lot.
It can. Work costing 50 percent or more of the building’s value must bring the house to the base flood elevation plus one foot, and the Town’s page states that permits from the past five years count. Where the lot carries most of the price, the building’s value is a small number to measure against.
Disclose it and ask the Town and the Florida Department of Environmental Protection what is needed to correct it. Buyers and lenders ask for seawall and dock permits, and an unpermitted structure can reduce the price or stop a loan.
We found none for the Estero Island plat. The state’s name search returns a Venetian Gardens association with a Clearwater address, which is a different place. Only a title search can confirm that no recorded restriction binds your lot, so we order one before listing.
Only if a title search finds an association with the power to assess your lot; your closing agent decides. Where one is issued, Florida law caps the fee, and we print no dollar amount. In Lee County the seller customarily pays, though the contract controls.
No association fee on the record we have: listing-entered annual recurring fees on 17 closings were $0 on every one, not verified. The larger yearly costs are property tax, which is $23,627 at the 2026 applied millage of 13.3108 on a $1,775,000 recorded price before exemptions, plus insurance and upkeep.
No private rental terms are published for the plat, so any recorded documents and the Town’s rules govern. The Town requires a licensed vacation rental to register within 90 days, registration numbers do not transfer, and minimum stays depend on the zoning district, which we could not confirm. A buyer should request a Town zoning verification.
Yes. The county roll places all 129 residential parcels in the Town of Fort Myers Beach taxing district, so the Town issues the permits, applies the flood code and registers vacation rentals, and its levy is part of the 13.3108 mills applied in 2026 (13.4329 in 2025).
In the last 60 months, 8 of 9 county-recorded repeat sales closed above the previous recorded price, with a median change of a gain of $1,025,000. The one decline was $400,000, on a home bought in June 2022 and sold in February 2026.
Possibly. The IRS allows an exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years, and five of the nine recorded gains here were $1,000,000 or more. Ask your tax adviser.
Over 60 months Venetian Gardens closed 17 homes at a median of $1,775,000 and $948 per square foot, and Siesta Isles closed 28 at $1,237,500 and $515. Venetian Gardens is on Estero Island inside the Town; Siesta Isles is on San Carlos Island in unincorporated Lee County.
They can, because other Florida places use the name. We write Fort Myers Beach beside Venetian Gardens in every listing field and lead with the street, the block and lot, and ZIP 33931, so your home appears in the right searches.
Call Jesse at (239) 898-6072. We will pull the closed sales and lot sales nearest yours, walk the house and the seawall with you, and list the documents a buyer will ask for.
A Fort Myers Beach specialist knows which record a Venetian Gardens property belongs to, which closings are true comparables, what the Town’s flood and permit rules mean for the next owner, and which documents an island buyer’s insurer will ask for. A listing that explains the lot and the house well holds its price through the inspection period.
Small facts cost sellers money here: a bay-lot sale used to price a canal house, a land sale read as a house sale, half the recorded sales missed because they were never in the MLS, a flood form answered from memory, or a dock advertised without its permit. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so that none of those reach the inspection period, and our Fort Myers Beach community guide gives your buyer the island context.
If you are thinking of selling a Venetian Gardens home in Fort Myers Beach, call the team that prices from the closed sales and lot sales nearest yours, assembles the survey, elevation, permit and flood file, 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 Venetian Gardens, 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 Palermo Circle, Primo Drive, Carolina Avenue or Santos Road, 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.
Venetian Gardens sold record, last 60 months: 17 closings in the Southwest Florida MLS at a $1,775,000 median, from $750,000 to $3,500,000, with a median of 24 days on market and 92.9 percent of the final list price on the 15 marketed sales, closings through October 7, 2026. Make us your first call before you list.
Request your free Venetian Gardens home valuation and we will send a value built from the closed sales nearest yours, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we sell on Fort Myers Beach every season.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, licensed since November 4, 2004, and Marc Comisar BK3060671, licensed since September 25, 2003, both dates from DBPR’s licensee records as read October 7, 2026.
Selling a Venetian Gardens home? Get a free Venetian Gardens 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 we checked it on October 7, 2026, except where a publisher blocks automated checks. We list statutes and primary records first.
These are the public primary documents a Venetian Gardens seller should have in hand before listing, each hosted by the issuing agency.
| Document | Issuer | What it is |
|---|---|---|
| Section 689.302, Florida Statutes | Florida Legislature | The seller flood disclosure |
| Section 689.261, Florida Statutes | Florida Legislature | The property tax disclosure summary |
| 2025 taxing district millage book | Lee County Property Appraiser | Final 2025 millage, for comparison with the 2026 rate |
| Repair and improvement cost form | Town of Fort Myers Beach | The form used for the 50 percent test |
| 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 Venetian Gardens. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.