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.
Windward Point is an 84-unit bay-side condominium in one seven-story building at 400 Lenell Rd on Estero Island, in the Town of Fort Myers Beach, and this page is our guide to selling a condo there. The island background is in our Fort Myers Beach guide. This page is about the sale itself: what units closed for, how long they took, what a buyer’s lender will ask for and what you are likely to net.
The Town of Fort Myers Beach, not unincorporated Lee County, is the local government at 400 Lenell Rd, so Town permits, Town floodplain rules and the Town’s rental registration apply to your unit. The state records the owners’ association as Windward Point Condominium Association at Bay Beach, Inc. It is not one of the Windward Pointe entities, spelled with a final e, registered in other Florida cities.
The Southwest Florida MLS records 15 Windward Point closings in the 60 months to October 7, 2026, at a median of $430,000, from $300,000 to $550,000. Only one of them closed in the last 12 months, at $390,000 on May 4, 2026, after 290 days on the market. On October 7 there were 2 condos active and none pending. Sixty months is the shortest window that holds ten or more closings, so it leads this page, every closing is listed below, and the Lee County recorded-sale series follows separately.
To sell a Windward Point condo in Fort Myers Beach in 2026, price it from the nearest closing of your own plan, 732, 871 or 960 square feet, order the estoppel and the association documents before the first showing, and plan for a thin market: 15 units closed in five years and only one in the last 12 months.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windward Point is one 1982 building with one association, three plans that repeat on seven floors and a second, separate association for six boat slips. The sections below give the record, the pricing method and the costs in the order a seller meets them.
If you only want a number, request a free Windward Point condo valuation or call Jesse direct at (239) 898-6072.
These are the ten facts about selling a Windward Point condo in Fort Myers Beach that matter most in October 2026. Each one is drawn from the Southwest Florida MLS, the Lee County Property Appraiser’s roll and sale file, the association’s state filings or the Florida Statutes, and each is explained in its own section below.
This seller’s guide to Windward Point in Fort Myers Beach runs from the market record to pricing, then the fee, insurance, flood and disclosure questions a condo buyer asks, two net sheets, taxes and the questions owners ask most. Each link below jumps to its section on this page.
The Market and the Record: How Do I Sell My Windward Point Condo in Fort Myers Beach in 2026? · Why List Your Windward Point Condo With McGreevy and Comisar? · What Is the Windward Point Condo Market Doing for Sellers Right Now? · What Did Windward Point Condos Sell For in the Last 60 Months? · How Long Do Windward Point Listings Take to Sell, and How Close to List Price? · Have Windward Point Condo Owners Sold for More Than They Paid? · A Windward Point Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Windward Point Condo in Fort Myers Beach? · What Moves the Price of a Windward Point Condo: Plan, Floor, Bay Side and Boat Slip? · What Fees Will Your Windward Point Buyer Pay Each Year? · Who Insures a Windward Point Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Windward Point Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Windward Point? · Which Rules Affect a Windward Point Sale? · When Is the Best Time to Sell on Fort Myers Beach?
Marketing, Negotiation and Your Options: How Do We Market a Windward Point Condo? · How Do We Negotiate a Windward Point Contract? · Windward Point vs Bay Village: Which Will Your Buyer Choose? · What Does It Cost to Sell a Windward Point Condo? · Do I Pay Capital Gains Tax When I Sell My Windward Point Condo? · Should I List, Sell for Cash or Sell by Owner at Windward Point? · How Do You Get a Free Windward Point Condo Valuation?
Answers and Local Expertise: What We Could Not Verify About Selling at Windward Point · What Sellers Say About Working With Us · Frequently Asked Questions, Windward Point Seller Edition · Why Does a Fort Myers Beach Specialist Matter When You Sell? · Thinking of Selling Your Windward Point 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, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Windward Point condo owners hire us because we price by plan from the recorded closings, assemble the Chapter 718 document package before a buyer asks and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Windward Point condo, or thinking, “I need a listing agent who has read the reserve-study rules and the flood map for Lenell Road,” 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 15 Windward Point closings in the Southwest Florida MLS in the last 60 months. We tracked every county-qualified deed for the building back to June 19, 1997, which is 114 unit deeds on 62 different units and 6 slip deeds, and we matched the resales. That is why our first questions to an owner are which plan, which floor and whether a slip is part of the sale.
Before a listing goes live we pull the closings of your plan, order the estoppel certificate and request the declaration, rules, budget and any milestone summary and reserve study, because as Top 1% Real Estate Agents Nationally Since 2008 we would rather answer a lender’s questions in week one than in week five. If you are weighing a sale, request a free valuation for your Windward Point condo or call Jesse direct at (239) 898-6072. Only 15 units closed here in five years, so the next owner who sells should talk to us first. 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 Windward Point condo market is thin and slow in October 2026: one unit closed in the last 12 months, 2 were active and none pending on October 7, and both active listings had been on the market more than 230 days. Over 60 months the median closing was $430,000 at 96.8 percent of 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 Southwest Florida MLS, pulled October 7, 2026, records 15 Windward Point closings from October 7, 2021 to October 7, 2026, for $6,386,900 in dollar volume. The median sale was $430,000 and the mean $425,793. The highest was $550,000, on September 2, 2024, and the lowest $300,000, on August 4, 2025. The median price per square foot, on the MLS living areas, was $486.03, from $390.00 to $646.17. We tracked every one of the 15 closings, and the MLS marks one, on May 4, 2022, as entered after closing without being marketed, so it has no days on market.
Sixty months leads because it is the first window with ten or more closings. The three shorter windows hold 1, 3 and 7 closings, so we publish their counts and list their sales, and we draw no median, trend or direction from them.
| Window | Closings | Price range | Median sale | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|
| Last 12 months | 1 | $390,000 | not drawn (under 10 sales) | not drawn | not drawn |
| Last 24 months | 3 | $300,000 to $445,000 | not drawn (under 10 sales) | not drawn | not drawn |
| Last 36 months | 7 | $300,000 to $550,000 | not drawn (under 10 sales) | not drawn | not drawn |
| Last 60 months | 15 | $300,000 to $550,000 | $430,000 | 37.5 (14 marketed sales) | 96.8% (14 marketed sales) |
The MLS showed 2 Windward Point condos active and none pending. One was listed at $310,000 with an MLS living area of 842 square feet, on the market 233 days. The other was listed at $337,000 with 732 square feet, on the market 303 days. Both were entered as one-bedroom units, and both asking prices sit below the $430,000 sixty-month median. A re-check of the MLS on October 29, 2026 found the same 2 listings active, at $310,000 and $329,000 after an $8,000 price cut on the $337,000 unit, still none pending and no closing since October 7. They are asking prices, not sales. At the 60-month pace of 3 closings a year, 2 listings are about 8.0 months of supply, and at the last year’s pace of one closing they are 24 months; ZIP code 33931 as a whole held about 11.5 months on the same day, 380 active listings against 397 closings in 12 months.
The Lee County Property Appraiser’s qualified-sale file records 10 deeds for Windward Point units in the 60 months to October 7, 2026, with a median of $424,500, from $300,000 to $550,000. The shorter county windows hold 1, 3 and 7 deeds. All 10 county deeds match an MLS closing at the same price, and five MLS closings, the three of 2022 and those of March 24 and April 5, 2023, have no qualified deed in the county file. We never mix the county series with the MLS series.
Fifteen Windward Point condos closed between February 22, 2022 and May 4, 2026, at prices from $300,000 to $550,000. The table lists every closing, newest first, with the sold and last list prices, the percent of list, the MLS living area, the price per square foot, the bedrooms and the days on market.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Every closing is in the one building at 400 Lenell Rd, so the address is the same on each row, and we print no unit numbers. Living area is the listing agent’s MLS entry, which is not always the county’s plan size.
| Closed | Sold price | Last list price | Percent of last list | MLS living area | Price per sq ft | Bedrooms | Days on market |
|---|---|---|---|---|---|---|---|
| May 4, 2026 | $390,000 | $399,000 | 97.7% | 1,000 | $390.00 | 2 | 290 |
| Aug 4, 2025 | $300,000 | $310,000 | 96.8% | 732 | $409.84 | 1 | 209 |
| Mar 27, 2025 | $445,000 | $469,000 | 94.9% | 872 | $510.32 | 2 | 39 |
| Sep 2, 2024 | $550,000 | $550,000 | 100.0% | 960 | $572.92 | 2 | 0 |
| May 31, 2024 | $485,000 | $525,000 | 92.4% | 1,005 | $482.59 | 2 | 161 |
| Mar 28, 2024 | $340,000 | $350,000 | 97.1% | 762 | $446.19 | 1 | 112 |
| Mar 27, 2024 | $419,000 | $449,000 | 93.3% | 732 | $572.40 | 1 | 6 |
| Aug 10, 2023 | $450,000 | $465,000 | 96.8% | 872 | $516.06 | 2 | 36 |
| Jul 24, 2023 | $430,000 | $460,000 | 93.5% | 872 | $493.12 | 2 | 16 |
| Apr 27, 2023 | $390,000 | $419,900 | 92.9% | 732 | $532.79 | 1 | 240 |
| Apr 5, 2023 | $457,900 | $469,900 | 97.4% | 952 | $480.99 | 2 | 2 |
| Mar 24, 2023 | $405,000 | $425,000 | 95.3% | 872 | $464.45 | 2 | 11 |
| May 4, 2022 | $473,000 | $473,000 | 100.0% | 732 | $646.17 | 1 | not marketed |
| Mar 9, 2022 | $435,000 | $430,000 | 101.2% | 895 | $486.03 | 1 | 2 |
| Feb 22, 2022 | $417,000 | $425,000 | 98.1% | 872 | $478.21 | 2 | 91 |
Only one of the 15 closed above $500,000, the $550,000 sale of September 2, 2024. Five closed at $450,000 or more and four closed at $400,000 or less. The three closings since March 2025 were $445,000, $300,000 and $390,000. The lowest price, $300,000, came after 209 days on the market, and the latest, $390,000, came after 290. By year the closings number 3 in 2022, 5 in 2023, 4 in 2024, 2 in 2025 and 1 in 2026, too few in any year for a yearly median.
The listing agents entered six of the 15 closings as one-bedroom units, at $300,000 to $473,000, and nine as two-bedroom units, at $390,000 to $550,000. The median of these 6 one-bedroom closings was $404,500 and the median of these 9 two-bedroom closings was $445,000.
Four stretches of more than 200 days passed with no Windward Point closing: 324 days from May 4, 2022 to March 24, 2023, which spans Hurricane Ian; 230 days from August 10, 2023 to March 27, 2024; 206 days from September 2, 2024 to March 27, 2025; and 273 days from August 4, 2025 to May 4, 2026. A seller should expect the next comparable sale to be months old on the day an appraiser needs it.
Windward Point condo listings that closed in the last 60 months took a median 37.5 days on the market and sold at a median 96.8 percent of the final list price, counted on the 14 marketed sales. Twelve of the 14 closed below the final list price, one closed at it and one closed $5,000 above it.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 14 marketed closings ran from 0 to 290 days on the market, with a median of 37.5 and a mean of 86.8. The mean is more than double the median because of four long listings, at 161, 209, 240 and 290 days. Six closings sold within 30 days and six took longer than 90, so there are two kinds of Windward Point listing: the one priced to its plan that sells in weeks, and the one that sits for most of a year.
The ratio ran from 92.4 percent to 101.2 percent, with a median of 96.8 and a mean of 96.2. Among the 12 sales that closed below the final list price, the gap ran from $8,000 to $40,000, with a median of $17,500. The ratio is measured against the last list price, so a listing that was reduced on the way looks better than it was, and the days on market are the check on it.
The four longest listings closed at $485,000, $300,000, $390,000 and $390,000. Three of those four are at or below $390,000, and they include the lowest price in the record. The four fastest closed at $550,000, $435,000, $457,900 and $419,000. Fourteen sales cannot prove that time on the market lowers the price, because plan and year differ, but no long listing here ended at the top of the range.
Most Windward Point condo owners who resold in the last ten years sold for more than they paid: 20 of the 26 repeat sales in the county file show a gain, 5 show a loss and 1 sold for the same price. All 7 units that resold in the last 60 months sold at or above their earlier price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county’s qualified-sale file for the building holds 120 deeds from June 19, 1997 to May 4, 2026: 114 on condominium units and 6 on boat slips. The 114 unit deeds cover 62 different units, and matching them unit by unit gives 52 pairs in which the same unit sold twice. Across all 52, 38 resold for more, 13 for less and 1 for the same price. We print the plan size and the dates and never the unit number.
| County plan (sq ft) | Bought | Price | Resold | Price | Change |
|---|---|---|---|---|---|
| 871 | Feb 13, 2003 | $202,500 | May 4, 2026 | $390,000 | +92.6% |
| 871 | Nov 19, 2013 | $290,000 | Mar 11, 2025 | $445,000 | +53.4% |
| 732 | Jun 6, 2012 | $205,000 | Mar 28, 2024 | $340,000 | +65.9% |
| 732 | Jan 26, 2021 | $322,000 | Mar 27, 2024 | $419,000 | +30.1% |
| 871 | Jul 21, 2005 | $450,000 | Aug 4, 2023 | $450,000 | 0.0% |
| 871 | Sep 23, 2021 | $335,000 | Jul 21, 2023 | $430,000 | +28.4% |
| 732 | Mar 23, 2017 | $250,000 | Apr 11, 2023 | $390,000 | +56.0% |
| 871 | May 24, 2004 | $285,000 | Aug 27, 2021 | $442,500 | +55.3% |
| 732 | Jun 27, 2017 | $250,000 | May 25, 2021 | $359,000 | +43.6% |
| 871 | Mar 30, 2007 | $440,000 | Apr 21, 2021 | $352,000 | -20.0% |
| 871 | Apr 29, 2010 | $295,000 | Mar 30, 2021 | $300,000 | +1.7% |
| 732 | Dec 9, 2019 | $247,000 | Feb 26, 2021 | $274,900 | +11.3% |
| 732 | Jan 24, 2019 | $275,000 | Jan 26, 2021 | $278,000 | +1.1% |
| 732 | Jun 9, 2005 | $385,000 | Jan 26, 2021 | $322,000 | -16.4% |
| 871 | Jan 15, 2014 | $270,000 | Jan 7, 2021 | $359,100 | +33.0% |
| 871 | Apr 6, 2016 | $300,000 | Apr 17, 2020 | $315,000 | +5.0% |
| 732 | Jan 10, 2018 | $274,000 | Feb 10, 2020 | $249,000 | -9.1% |
Dates are the county’s recorded sale dates, which can differ from the MLS closing date by up to 19 days. The nine earlier resales of the ten-year window, recorded from April 2017 to December 2019, add six gains of 4.3 to 101.9 percent and two losses, of 4.2 and 18.6 percent.
Across all 26 resales of the last ten years, the median change was 23.2 percent, or $58,250, after a median hold of about 7.1 years. Four of the five losses were units bought between 2004 and 2007 and resold between 2019 and 2021, and the fifth was bought in January 2018 and resold in February 2020. A unit bought for $450,000 in July 2005 resold for the same $450,000 in August 2023, eighteen years later. The pairs are gross price differences that do not subtract renovation, assessments, fees or selling costs, and they say nothing about units that have not resold, so we draw no forecast from them. If you bought after 1997, your own purchase is probably in the same file, and we will set it beside the nearest resale of your plan.
This example is the Windward Point condo that closed on May 4, 2026 for $390,000, the only closing in the last 12 months, after 290 days on the market and a last list price of $399,000. It is taken from the public Southwest Florida MLS and Lee County records, as an illustration of how a sale here unfolds.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The unit was entered as a two-bedroom, two-bath condo with an MLS living area of 1,000 square feet. It closed at 97.7 percent of its last list price, $9,000 under it. On the MLS living area that is $390.00 per square foot, the lowest ratio in the 60-month record. The county’s heated area for the same unit is 871 square feet, and on that figure the price is $447.76 per square foot. The listing entered a quarterly fee of $2,050, an annual total of $8,200 and an application fee of $150.
Two hundred ninety days is the longest listing among the 14 marketed sales, almost eight times the 37.5-day median. The public record gives only the last list price, so we cannot say where the listing started or how many times it was reduced. What the record does show is the result: the nearest earlier closing of an 871 square foot plan was $445,000 on March 27, 2025, after 39 days, and this one closed $55,000 lower about thirteen months later.
The county recorded the deed on May 4, 2026 at $390,000, the same day and price as the MLS. The county’s previous qualified deed on the unit is dated February 13, 2003, at $202,500. That is a gross change of 92.6 percent over a little more than 23 years, before fees, assessments, improvements and selling costs. A long-held unit can show a large gain on paper and still sell below the building median.
The highest sale in the record is the $550,000 closing of September 2, 2024: a 960 square foot unit that sold at its full list price with zero days on the market, which means a buyer was found before or as the listing was entered. The two outcomes are $160,000 and 290 days apart, in the same building, twenty months apart.
We price a Windward Point condo from the nearest closing of the same county plan, 732, 871 or 960 square feet, adjusted for floor, view, condition, documents and the date of the sale, then test the number against the two active listings. The 60-month median of $430,000 describes the building and is never the price of your unit.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The county records three plans, and the closings sort by them. The 732 square foot plan closed six times, at $300,000, $340,000, $390,000, $419,000, $435,000 and $473,000. The 871 square foot plan closed seven times, at $390,000, $405,000, $417,000, $430,000, $445,000, $450,000 and $485,000. The 960 square foot plan closed once, at $550,000. We pull the sales of your plan first and leave the building median aside.
The record runs from February 2022 to May 2026, and the newest sales are the lowest in each plan: $300,000 in August 2025 for the 732 plan and $390,000 in May 2026 for the 871 plan. With so few sales we do not call that a trend. We do give a 2025 or 2026 closing more weight than a 2022 closing, because an appraiser will.
Neither record gives floor, view, renovation, furnishings or terms. The roll shows that every floor has the same twelve units, and the 15 closings fall on all seven floors with no more than three on any one, which is too few to price a floor. We ask you for the floor and the view, walk the unit and photograph it, and adjust from the closest sale. Then we test the number against the association’s documents and the two active listings at $310,000 and $337,000. To see the result for your unit, ask for a Windward Point condo valuation.
The MLS living areas on the 15 closings include 762, 895, 952, 1,000 and 1,005 square feet, none of which is a county plan. A price per square foot built on a listing agent’s entry will mislead you. We divide by the county’s heated area for your unit unless you hold a measured floor plan, and we say which figure we used.
The price of a Windward Point condo moves with its plan, its floor and view on the bay side of Estero Island, its condition, the association’s budget and any assessment, the building’s inspection and reserve papers, and whether a boat slip is sold with it. The public record shows only the plan, so your listing has to prove the rest.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 28 one-bedroom units of 732 square feet are the building’s entry price and the 14 units of 960 square feet are its top. The county’s median just value follows the same order: $229,393 for the 732 plan, $264,822 for the 871 plan and $342,181 for the 960 plan. Just value is the county’s figure for tax purposes and sits well below recent sale prices, so we use it to rank the plans and never to price one.
The county records one bath for the 732 square foot plan, and the MLS entries for the same kind of unit read one bedroom and two baths. A buyer’s appraiser will notice. We check the unit itself and the recorded plan before the listing goes live, and we describe the baths as they are built.
The county’s land-is-on field reads Bay for the unit parcels, and the building has seven stories. Height and outlook are the largest unpublished variables here. They are also a flood question for the building: the base flood elevation at the tested points is 11 to 12 feet NAVD88, which a lender and an insurer compare with the building’s lowest floor and its elevation certificate.
The county roll lists six boat-slip parcels and one common-element parcel under Windward Point Boating Association, Inc., recorded at Official Records Book 2098, page 1, and it flags a dock on none of the 84 units. The county’s qualified slip deeds are $32,000 in 2002, $70,000 in 2008, $65,000 in 2013, $75,000 in 2016 and $58,000 and $59,000 in 2017. Six old sales cannot price a slip today. If you own one, it needs its own documents and price. The county’s legal text for the boating parcel says cooperative and our research notes say boating condominium, so your closing attorney should read the instrument before the listing describes the slip.
Listing-entered annual recurring fees on 15 Southwest Florida MLS closings at Windward Point ranged from $5,460 to $8,200 (not verified; the association’s current budget and an estoppel certificate govern). The five most recent entries all read $2,050 a quarter, and a buyer will ask you to confirm that figure in writing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The quarterly entry steps up three times across the 15 closings. The two closings of February and March 2022 show $1,365. The closings of May 2022 and March 2023 show $1,475. The six closings from April 2023 to March 2024 show $1,750. The five closings from May 31, 2024 to May 4, 2026 show $2,050. The annual total rose from $5,460 to $8,200, which is $2,740 or 50.2 percent. These are what listing agents typed, and a listing can carry a stale figure.
Twelve of the 15 listings entered an application fee, $100 on ten and $150 on two, which points to an application step at the association. No listing entered a transfer fee, and a blank field is not proof that none exists. We print no dollar amount for the estoppel certificate, because Florida caps the charge by statute and the association’s current figure governs. The association’s budget, reserve schedule and any special assessment are not public on any page we found, so we do not say what the fee covers.
At the latest closing price of $390,000 and the 2026 applied millage of 13.3108 for the Town of Fort Myers Beach district (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026), property tax before exemptions and non-ad valorem charges is $5,191.21 a year. With the $8,200 listing-entered fee, that is about $13,439 a year, or roughly $1,120 a month, before insurance, utilities and any assessment. That is arithmetic from a listing entry and the 2026 rate, labelled as such, and not a quote.
A Windward Point condo is insured on two layers: the association’s master policy covers the seven-story building and is paid through the quarterly assessment, and each owner carries a unit-owner policy for the interior and contents. A buyer’s insurer will ask about wind and flood, and a lender will review the association’s file.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The master policy covers the structure and the common elements, and its premium is part of the fee every owner pays, so a rise in the premium reaches owners as a higher assessment. We found no premium figure from a primary source and publish none. Ask the association for the declarations pages and the renewal date.
Citizens Property Insurance phases in a flood-coverage requirement for its wind policies by replacement cost, reaching all personal residential policies on January 1, 2027, and section 627.351 of the Florida Statutes exempts policies written on a condominium unit-owner form. A buyer should still price flood cover for the unit’s interior, because the building sits in a Special Flood Hazard Area at the points we tested.
The Town of Fort Myers Beach holds a Community Rating System Class 5 rating, worth a 25 percent discount on federal flood policies, effective April 1, 2026, after it lost an earlier discount in November 2024. Under FEMA’s Risk Rating 2.0, most annual premium increases are capped at 18 percent. We quote no premium, and a buyer’s independent agent can price the unit by address.
A lender financing a condominium typically reviews the budget, reserves, insurance, litigation, delinquencies and the share of owner-occupied units, and for a building this age it may ask for the milestone inspection summary and the structural integrity reserve study. We do not know what Windward Point’s file shows. We deliver the documents the day the lender asks, because that review is where a financed condo sale most often slows.
Under section 718.503 of the Florida Statutes, a Windward Point condo seller must give a resale buyer the declaration, articles, bylaws, rules, latest financial statement, budget and questions-and-answers sheet, and the buyer may cancel within 7 days, or 15 where a milestone summary or reserve study applies. Section 689.302 adds a flood disclosure.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windward Point is a condominium under chapter 718, so the homeowners association disclosure in chapter 720 does not apply to a unit sale here. A unit owner who is not the developer gives the buyer the declaration of condominium, the articles of incorporation, the bylaws and rules, the most recent annual financial statement and annual budget, and the frequently asked questions document. Where they apply, the statute adds the milestone inspection summary, the turnover inspection report and the association’s most recent structural integrity reserve study or a statement that none has been completed. The seller bears the duty to deliver them.
The buyer may cancel in writing within 7 days, not counting Saturdays, Sundays and legal holidays, after signing the contract and receiving the declaration, articles, bylaws, rules, financial statement, budget and questions-and-answers document. Where a milestone inspection summary, turnover inspection report or structural integrity reserve study applies, section 718.503(2)(d) gives the buyer 15 days after signing and receiving those items. The statute says a waiver of these rights has no effect.
By the county’s year built of 1982 and its seven stories, the building reached 30 years in 2012. Section 553.899 required a building that reached 30 years before July 1, 2022 to complete its first milestone inspection before December 31, 2024. Section 718.112 required existing associations to complete a structural integrity reserve study by December 31, 2025. We computed those dates from the county roll, and we state no status for Windward Point. The Florida Department of Business and Professional Regulation keeps a public reporting database, and the association holds the documents.
Since October 1, 2024, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering what the seller knows of flood damage, flood insurance claims and federal flood assistance. Complete it from your own knowledge of your unit. Because the building is in a Special Flood Hazard Area at the tested points, expect the buyer’s lender to ask for the building’s flood history as well.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller’s current tax bill. Separately, the Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting the value of a home, which are not readily observable, must disclose them, and selling as is does not remove that duty. Keep your permit, repair and claim files and answer from them.
The estoppel certificate is the association’s signed statement of what your unit owes, including any special assessment the board has approved. Florida sets a deadline for issuing it and caps the fee, so we print no dollar figure, and the certificate is valid for 30 days, or 35 if sent electronically. Order it when you list. Any unpaid balance is settled from your proceeds at closing.
Buyers will ask about the flood zone, the storm record and the rebuild rules at Windward Point, and the record answers most of it: the FEMA flood map indicates Zone AE at 11 feet NAVD88 at the street address point and Zone VE at 12 feet at the county’s point, in evacuation zone A.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We sent five points to FEMA’s National Flood Hazard Layer on October 7, 2026: four unit addresses at 400 Lenell Rd, which the Census geocoder placed at one identical point on the street, and the county’s point for the building. The FEMA flood map indicates the following at these addresses. It is a map reading: the geocoder’s street point can fall in the roadway while the county’s point sits nearer the water, and a zone boundary can run between them. The building’s elevation certificate settles it, and a buyer’s flood quote starts from that certificate.
| Point tested | FEMA zone | Base flood elevation | Flood map panel | Panel effective |
|---|---|---|---|---|
| 400 Lenell Rd street address point (four unit addresses, one identical point) | AE, coastal floodplain | 11 ft NAVD88 | 12071C0567G | November 17, 2022 |
| County point for the building | VE, coastal floodplain | 12 ft NAVD88 | 12071C0567G | November 17, 2022 |
All five points fall in Lee County evacuation zone A. A third-party mirror of the Coastal Barrier Resources System returned no unit at the building. Whether the building lies seaward of the state’s coastal construction control line is a Department of Environmental Protection determination that we did not obtain.
The National Hurricane Center puts Hurricane Ian’s surge on September 28, 2022 at 10 to 15 feet above ground on Fort Myers Beach and Estero Island. One surveyed U.S. Geological Survey high-water mark about 380 feet from the county’s point for the building reads 11.6 feet NAVD88, 6.82 feet above the ground at that spot. For Hurricanes Helene and Milton in 2024, the National Weather Service puts Lee County coastal water at 2 to 5 feet and 3 to 6 feet above mean higher high water, with no island-specific marks. In the sales record, the last closing before Ian was May 4, 2022 and the next came on March 24, 2023, 177 days after landfall, and we found no dated association statement about damage or repairs.
When repairs or improvements reach 50 percent of a structure’s value, the Town of Fort Myers Beach requires the building to meet current flood rules, and the Town applies the test per building, so for a seven-story condominium it is whole-building cost against whole-building value. The Town’s page states that it counts permits from the past five years; the code text we read is silent on that. Town code adds one foot of freeboard to the base flood elevation, which makes 12 to 13 feet at the tested points for new or substantially improved construction.
Four layers of rules affect a Windward Point condo sale: chapter 718 of the Florida Statutes, the recorded declaration at Lee County Official Records Book 1579, page 1570, the association’s bylaws and current rules, and the Town of Fort Myers Beach code. The association’s rental, pet and approval rules are not published, so a seller has to obtain them.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Windward Point’s rental rules are not published; the recorded declaration (Lee County Official Records Book 1579, Page 1570) and the current rules govern, and a buyer should ask for them in the resale package. We state no minimum lease term. If your buyer is an investor, the rental clause is the first page that buyer will read, so have it ready before the first showing.
The Town of Fort Myers Beach requires a dwelling used as a vacation rental to register within 90 days of starting, to show its registration number in all advertising, to renew every year and to name a responsible party who can act within one hour. The Town’s page states that registration numbers are non-transferable. If you rent your unit under a Town registration, tell your buyer that the number does not pass with the deed and that a new owner registers anew. We searched the Town’s 2026 opt-out list for condominium associations and found no entry naming Windward Point or Lenell Road.
Pet rules are not published; the declaration and the current rules govern. A buyer with a dog will ask about number and size limits, and the only source is the rule text.
Twelve of the 15 MLS listings entered an application fee of $100 or $150, which suggests that the association takes an application from a buyer. Whether the board can approve or reject a buyer, and how long it has, is in the declaration. Ask the manager how long the step takes before you agree to a closing date, because a 30-day closing can fail on a 30-day approval.
The Southwest Florida MLS record shows Windward Point condos closing mostly in spring: 10 of the 15 closings in 60 months were dated March, April or May, and none fell from October through January. Fifteen sales cannot show that a month brings a higher price, so list when the unit and the documents are ready.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Month | Closings, last 60 months |
|---|---|
| January | 0 |
| February | 1 |
| March | 5 |
| April | 2 |
| May | 3 |
| June | 0 |
| July | 1 |
| August | 2 |
| September | 1 |
| October | 0 |
| November | 0 |
| December | 0 |
| All months | 15 |
A closing follows its contract by several weeks, so a March closing usually reflects a buyer who toured in January or February, when the island’s winter residents are here; the Census Bureau counts 4,753 of the Town’s 9,886 housing units as held for seasonal use. The count says when Windward Point sales close. It does not say when they are best priced, and with 15 closings, five in one month is a cluster and not a rule.
We market a Windward Point condo by entering it in the Southwest Florida MLS with the county’s plan size and the correct bath count, photographing the floor and bay-side outlook that no public record shows, and putting the fee, flood, inspection and reserve answers in the listing package. Presentation matters most in a building that sells three units a year.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
A buyer weighing two condos at the same price picks the one whose budget, reserve study, milestone summary and estoppel certificate are already in hand. We assemble them before the listing goes live, so a buyer’s attorney and lender can start on the day the offer is accepted and the cancellation clock starts with the contract.
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 through our local guides. Our Fort Myers Beach seller guide covers the island as a whole.
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 still offer to pay or contribute toward the buyer’s agent, off the MLS, and may offer concessions on the MLS. We explain the options in writing before you sign a listing agreement.
We negotiate a Windward Point condo contract against the record: 12 of the 14 marketed sales closed below their final list price, at a median 96.8 percent, so an offer under the asking price is normal here. Then we keep the lender, the association’s application step and the cancellation window moving toward closing.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
With gaps of $8,000 to $40,000 between last list and sold price on the 12 discounted sales, a first offer several percent under the asking price is the pattern here. We answer it with the closings of your plan, and we deliver the documents with the contract so the 7-day and 15-day cancellation clocks start on day one.
An appraiser compares your unit with recent closings in the same building, and the most recent are $390,000, $300,000 and $445,000. If the appraisal comes in under the contract price, the buyer must bring cash, renegotiate or cancel. We prepare the appraiser’s package ourselves, with the plan-matched sales and the reasons your unit differs.
A buyer weighing Windward Point against Bay Village compares two bay-side Fort Myers Beach condominiums of the same age at very different prices: Windward Point’s 60-month median is $430,000 in a seven-story building, and Bay Village’s 12-month median is $218,750 in buildings the county records at two stories.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Bay Village stands on Bay Village Drive, farther north on Estero Island, with 108 two-bedroom, two-bath units in seven buildings dated 1981 to 1983. Each row below keeps its own window, because each building leads with the first window that holds ten or more closings. If you also own at Bay Village, our Bay Village seller page gives the same analysis for that building.
| Measure | Windward Point | Bay Village |
|---|---|---|
| Building form | One seven-story building, 84 units, 1982 | Seven buildings, 108 units, county maximum 2 stories, 1981 to 1983 |
| Unit plans, county heated area | 732, 871 and 960 sq ft; 28 one-bedroom and 56 two-bedroom | 881 to 909 sq ft; two bedrooms and two baths |
| MLS publish window | 60 months: 15 closings, median $430,000 | 12 months: 10 closings, median $218,750 |
| MLS price range, same window | $300,000 to $550,000 | $168,000 to $255,000 |
| MLS median price per sq ft, same window | $486.0 | $248.0 |
| Median sale-to-final-list, same window | 96.8% | 88.9% |
| Median days on market, same window | 37.5 | 94 |
| Active and pending, October 7, 2026 | 2 active, 0 pending | 1 active, 0 pending |
| Active list prices | $310,000 and $337,000 | $239,000 |
| Listing-entered annual fees (not verified) | $5,460 to $8,200 on 15 closings | $4,956 to $15,172 on 16 closings |
| County median just value | $264,822 | $169,342 |
| Water | County land-is-on reads Bay; six slip parcels under a separate association | County land-is-on reads Bay; three fishing docks per the association’s site |
| FEMA flood map at tested points | AE 11 ft at the street point; VE 12 ft at the county point | AE 11 ft at the five points tested |
The two medians come from different windows, so the gap is not a pure like-for-like measure. The fee row compares listing entries from different sets of sales, and the high end of the Bay Village range likely includes assessments.
A buyer chooses Windward Point for a mid-rise with height, a one-bedroom option and the chance of a slip through the boating association, and accepts a higher price and a milestone and reserve file to read. A buyer chooses Bay Village for a two-bedroom at roughly half the price in a low-rise campus with a pool, a tennis and pickleball court and fishing docks. Bay Village sold ten units in a year at a median 88.9 percent of last list price, so a buyer arriving from there expects to negotiate hard, and your plan-matched closings are the answer.
Our shared Fort Myers Beach table, built on the same pull, shows which buildings a buyer will have open in the next tab. In the last 12 months Harbour Pointe closed 2 units, Royal Pelican 6 and Hibiscus Pointe 12, against one at Windward Point. Their medians, each in its own window, are $470,000 over 60 months, $429,900 over 60 months and $375,000 over 12 months. The wider bay-side area is in our Bay Beach guide.
Selling a Windward Point condo costs roughly 4.5 to 7.3 percent of the price on the two net sheets below, at $390,000 and $550,000, 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)
Florida law does not assign closing costs to either side, and the purchase contract controls. Where the contract is silent, Lee County custom is the following.
| Line item | Customarily paid by | Basis |
|---|---|---|
| Listing commission | Seller | Negotiated; no set rate |
| Buyer-agent compensation | Seller, if offered | Optional, offered off the MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100, section 201.02 |
| Owner’s title insurance policy | Seller (Lee County custom) | State-promulgated premium |
| Title search and settlement fee | Follows the closing agent | Varies by title company |
| Municipal lien search | Seller | Varies |
| Condominium estoppel certificate | Seller | Capped by statute; ask the association |
| Property tax proration | Credit from seller to buyer | Seller’s days of ownership over 365 |
| Lender’s title policy, loan charges and deed recording | Buyer | The buyer customarily records the deed |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $390,000 | The May 4, 2026 Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$10,725 | Negotiated; 2.75% x $390,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$9,750 | Optional, offered off the MLS; 2.5% x $390,000 |
| Deed documentary stamp tax | -$2,730.00 | 3,900 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,025.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search; varies by title company |
| Property tax proration (estimate) | -$1,738 | 180/365 of $264,822 x 13.3108 mills (2026), before exemptions and discount |
| Estimated total seller costs | -$28,343 | 7.3% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $361,657 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$18,593 | 4.8% of the price |
| Without a buyer-agent offer: net | $371,407 | Before any mortgage payoff |
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $550,000 | The September 2, 2024 Southwest Florida MLS closing price |
| Listing commission (example 2.75%) | -$15,125 | Negotiated; 2.75% x $550,000 |
| Buyer-agent compensation, if offered (example 2.5%) | -$13,750 | Optional, offered off the MLS; 2.5% x $550,000 |
| Deed documentary stamp tax | -$3,850.00 | 5,500 units x $0.70 |
| Owner’s title insurance premium (Lee County custom, seller) | -$2,825.00 | $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 above |
| Title search, settlement fee and municipal lien search (estimate) | -$1,375 | About $1,200 for search and closing plus $175 for the lien search; varies by title company |
| Property tax proration (estimate) | -$1,738 | 180/365 of $264,822 x 13.3108 mills (2026), before exemptions and discount |
| Estimated total seller costs | -$38,663 | 7.0% of the price with a buyer-agent offer |
| Estimated net to seller before any mortgage payoff | $511,337 | Price less the total; the association’s estoppel fee is not included |
| Without a buyer-agent offer: total costs | -$24,913 | 4.5% of the price |
| Without a buyer-agent offer: net | $525,087 | Before any mortgage payoff |
Commission is shown as an example and is negotiable on both lines. The tax proration uses the county’s median just value for the 84 units, $264,822, at the 2026 applied Town millage of 13.3108, which is $3,524.99 a year, for 180 of 365 days, before exemptions and the early-payment discount. Your own tax bill governs. The estoppel fee, any special assessment and a mortgage payoff are not in the totals, and a slip sold in the same transaction carries its own stamp tax on its own price.
Whether you owe capital gains tax on a Windward Point condo depends on your basis, how long you owned it, whether it was your main home and where you are resident, so we cannot answer for you. Florida has no state personal income tax, 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 winter home, a second home or a rental does not qualify unless it meets the ownership and use tests, and many condos on this island are second homes.
Gain is the sale price less selling costs and your basis, which is what you paid plus capital improvements. The county file’s repeat sales are gross price differences and are not taxable gain: the unit that went from $202,500 in 2003 to $390,000 in 2026 would subtract its improvements and its selling costs first. We supply the prices, the dates and the closing costs, and your CPA does the rest. A seller who is not a U.S. person should also ask about federal withholding under the Foreign Investment in Real Property Tax Act.
For most Windward Point condo owners a full MLS listing gives the price the open market will pay, a cash offer trades price for speed and fewer conditions, and a sale by owner saves a listing commission but leaves you the Chapter 718 documents, the disclosures and the negotiation. Your timeline and the unit’s condition decide.
| Route | Price outcome | What it costs | Main risk at Windward Point | Best when |
|---|---|---|---|---|
| Full MLS listing | Tested by every buyer’s agent on the island | Commission, stamp tax, title and prorations | A price above the last closing of your plan waits, as the 233-day and 303-day listings show | The unit is in marketable condition and you have time |
| Cash or investor offer | Usually below a well-priced listing; get it in writing | Fewer repairs and no lender review, but a lower price | The discount can exceed the commission you save | The unit needs work, the association file would stall a lender, or you need a fast close |
| Sale by owner | Untested unless you already have a buyer | No listing commission, but your own disclosures and any buyer-agent compensation you negotiate | A missed section 718.503 or 689.302 duty leaves the buyer a way out | A neighbor or tenant is the buyer and an attorney reviews the file |
You get a free Windward Point condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the closings of your plan, adjusted for floor, view, condition, documents and flood zone, 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 of your plan, the two active listings, the county’s deed history for your own unit and a net sheet at the price the record supports.
Get your free Windward Point condo valuation and we will send a value built from the closings in your building and 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 home valuation page.
We could not verify the following about Windward Point from a primary source, so this page makes no claim on them. Each item names the document or office that settles it, and we would rather leave a gap than guess. A seller who can fill one of these gaps with a document strengthens 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.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
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★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
These are the questions Windward Point condo owners ask us before they list, answered from the Southwest Florida MLS, the Lee County records and Florida law. For your own unit, call Jesse direct at (239) 898-6072.
Price it from the nearest closing of your plan, order the estoppel certificate, assemble the section 718.503 documents, complete the flood disclosure and list with the papers ready. Over 60 months the median unit sold for $430,000 after 37.5 days on the market.
It depends on plan, floor, view and condition. The 15 closings in 60 months ran from $300,000 to $550,000, and the three since March 2025 were $445,000, $300,000 and $390,000. We price from the nearest sale of your plan.
The latest closing was $390,000 on May 4, 2026, after 290 days on the market, the only one in the last 12 months. Before it came $300,000 on August 4, 2025 and $445,000 on March 27, 2025.
We widen the window to the 60-month record, sort the closings by county plan and weight the newest sales most. The two active listings at $310,000 and $337,000 show what has not sold in 233 and 303 days.
On October 7, 2026, the Southwest Florida MLS showed 2 active and none pending, at $310,000 and $337,000, both entered as one-bedroom units. At three closings a year that is about 8.0 months of supply.
Across the 14 marketed sales the median was 37.5 days and the mean 86.8, from 0 to 290. Six sold within 30 days and six took longer than 90, and the slow listings closed at the lower prices.
Twelve of the 14 marketed sales closed below the final list price, by $8,000 to $40,000, and the median sale was 96.8 percent of it. One sold at full price and one $5,000 above. Earlier reductions are not counted.
Yes, with overlap. The six one-bedroom closings ran from $300,000 to $473,000 and the nine two-bedroom closings from $390,000 to $550,000. Each group holds fewer than ten sales, so both ranges are descriptions and not rules.
We cannot show it from the record. The 15 closings fall on all seven floors with no more than three on any one, too few to separate floor from plan, condition and date. We price height from a specific comparable when one exists.
The county records heated areas of 732, 871 and 960 square feet. The MLS living areas on the 15 closings also include 762, 872, 895, 952, 1,000 and 1,005, which are listing agents’ entries. We use the county’s size unless you have a measured plan.
Section 718.503 requires the declaration, articles, bylaws and rules, the latest financial statement and budget, and the questions-and-answers document, plus the milestone inspection summary, turnover report and structural integrity reserve study where they apply. You provide them at your expense.
Seven days after signing and receiving the core documents, not counting weekends and legal holidays, and 15 days where the milestone, turnover or reserve-study items apply under section 718.503(2)(d). The clock runs from receipt, so deliver everything with the contract.
We cannot say. By the county’s 1982 year built and seven stories, the first milestone inspection was due before December 31, 2024 and the reserve study by December 31, 2025. Those are computed dates, not a status. Ask the association for both documents.
Yes. Under section 689.302 of the Florida Statutes, a seller of residential property gives the buyer a flood disclosure at or before the contract, covering known flood damage, flood insurance claims and federal flood assistance.
The FEMA flood map indicates Zone AE, base flood elevation 11 feet NAVD88, at the street address point we tested and Zone VE, 12 feet, at the county’s point for the building. The building’s elevation certificate gives the answer an insurer uses.
We cannot measure it from 15 sales. The record shows three closings before the storm, a 177-day gap after landfall and twelve closings since. Buyers will ask for the repair record, the insurance history and any assessment.
Florida law caps the fee and makes the certificate valid for 30 days, or 35 if sent electronically. We print no dollar figure, because the association’s current charge governs. Order it when you list, since it also shows any approved assessment.
You owe what is due through closing, and the estoppel certificate states it. The contract decides who pays any later installment. We found no public notice of an assessment at Windward Point, which does not show that none exists.
We cannot say without the declaration. Twelve of the 15 listings entered an application fee of $100 or $150, which suggests an application step. Start the application as soon as the contract is signed.
That depends on the declaration at Official Records Book 1579, page 1570 and the current rules, which are not published. The Town separately registers short-term vacation rentals, and its page states that registration numbers are non-transferable.
The pet rules are not published where we could find them, so the declaration and the association’s current rules govern. A buyer will ask before making an offer, so have the rule text in the listing package.
Not automatically, as far as the county roll shows. The six slips are separate parcels under Windward Point Boating Association, Inc., recorded at Official Records Book 2098, page 1, and no unit parcel carries a dock flag. A slip needs its own documents and price.
Listing-entered annual recurring fees on 15 Southwest Florida MLS closings ranged from $5,460 to $8,200 (not verified; the association’s current budget and an estoppel certificate govern). The five most recent entries read $2,050 a quarter.
The seller customarily pays it in Lee County, and the contract controls. Under section 201.02 of the Florida Statutes the rate is $0.70 per $100, which is $2,730 on a $390,000 sale and $3,850 on $550,000.
In Lee County the seller customarily pays for the owner’s policy, and the contract controls. On the state’s premium schedule that is $2,025 at $390,000 and $2,825 at $550,000. The buyer pays for the lender’s policy and the loan charges.
On our two net sheets the total runs from about 4.5 to 7.3 percent of the price: $18,593 to $28,343 at $390,000 and $24,913 to $38,663 at $550,000, depending on buyer-agent compensation. The estoppel fee and a mortgage payoff are extra.
An appraiser starts from the newest closings in the building: $390,000 in May 2026, $300,000 in August 2025 and $445,000 in March 2025. A contract price above the nearest closing of your plan risks an appraisal gap.
No. The county’s median just value for the 84 units is $264,822, a figure set for tax purposes that sits well below the $430,000 median closing. Use closings to price a unit.
For the matched sales, yes. All 10 county-qualified deeds of the last 60 months match an MLS closing at the same price, with dates 0 to 19 days apart. Five MLS closings have no qualified deed in the county file.
Ten of the 15 closings were dated March, April or May, and none fell from October through January. Closings trail contracts by weeks, so a listing that is live by early winter fits the pattern.
Fix what an inspector will find and leave large renovations alone unless the nearest closings support the cost. Check with the association before changing windows or doors and with the Town before any work that needs a permit.
It depends on your basis, your years of ownership and whether the unit was your main home. Federal law excludes up to $250,000 of gain, or $500,000 for most joint filers, on a qualifying main home. Ask a tax professional.
Your taxes are prorated to the day of closing as a credit to the buyer. The buyer’s later bills start from a new assessment. At the 2026 applied rate of 13.3108 mills (13.4329 in 2025), a $390,000 price works out to $5,191.21 before exemptions.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we have read every Windward Point closing and county deed on this page. We price by plan and assemble the documents first.
Use our free Windward Point condo valuation or call Jesse direct at (239) 898-6072. Tell us your plan, your floor, what you have changed and whether a slip is included.
A Fort Myers Beach specialist knows that Windward Point is a Town of Fort Myers Beach address on the bay side of Estero Island, which closings match your plan, what a 1982 mid-rise must hand a lender and what the flood map reads on Lenell Road. Buyers pay for that clarity, and a well-explained listing holds its price.
Small errors cost sellers here: a living area of 1,000 square feet entered for an 871 square foot plan, two baths entered where the county records one, a quarterly fee copied from a 2023 listing, a slip advertised with a unit before anyone read the boating instrument, or a document package delivered after the contract so the buyer’s 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.
If you are thinking of selling a Windward Point condo, call the team that prices from the closings of your plan, orders the estoppel and assembles the inspection, reserve, flood and permit file on the day you list, and answers the lender’s questions first. We have represented Southwest Florida sellers since 2008.
If you are thinking, “I need someone to sell my condo in Windward Point in Fort Myers Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling in Windward Point, Bay Village, Harbour Pointe, Royal Pelican or Hibiscus Pointe.
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.
Windward Point sold record, last 60 months: 15 Southwest Florida MLS closings at a $430,000 median, from $300,000 to $550,000, a median 37.5 days on the market and a median 96.8 percent of the final list price on the 14 marketed sales, with 2 condos active on October 7, 2026. About three units a year come up for sale in this building, so make us your first call before you list.
Request your free Windward Point condo valuation and we will send a value built from the closings of your 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: the comparable closings, our adjustments and a net sheet. You decide what to do with it and when.
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.
The island is in our Fort Myers Beach community page.
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 Windward Point condo? Get a free Windward Point 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 Windward Point figure on this page traces to a primary source below: county, Town, state and federal records, the Florida statutes that set a condo 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 Windward Point condo seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, and none of the files is hosted by us.
| Document | Issued by | Date | Why a Windward Point seller needs it |
|---|---|---|---|
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s 7-day and 15-day cancellation rights |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller gives the buyer |
| Lee County 2025 taxing district millage book | Lee County Property Appraiser | October 13, 2025 | The final 2025 rate of 13.4329 mills, for comparison with the 2026 rate of 13.3108 |
| National Hurricane Center report on Hurricane Ian | National Hurricane Center | Revised March 12, 2026 | The federal surge figures a buyer will cite |
| Town of Fort Myers Beach repair and improvement cost form | Town of Fort Myers Beach | February 17, 2023 | The form the Town uses for the 50 percent test |
The association’s declaration, bylaws, rules, budget, milestone summary and reserve study are not posted publicly. They come from the association with the estoppel certificate and the seller’s document package, and the recorded declaration can be requested from the Lee County Clerk at Official Records Book 1579, page 1570.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, sell your Windward Point condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.