Fort Myers Beach · Florida · 33931

Fort Myers Beach homes for sale on Estero Island and San Carlos Island, with 444 recorded home sales at a $550,000 median, condo rules, flood zones, taxes and rental rules. Updated October 2026.

Fort Myers Beach homes for sale sit on Estero Island, in the Town of Fort Myers Beach, and across Matanzas Pass on unincorporated San Carlos Island, all in Lee County, Florida, ZIP 33931. The Lee County Property Appraiser roll counts 9,298 homes in that area, and Lee County recorded 444 qualified home sales at a median of $550,000 in the 12 months through September 25, 2026. Buyers who want the mainland can start with our Fort Myers homes for sale and communities guide, and buyers weighing the next barrier island south can read Bonita Beach homes for sale. Updated October 2026.

This page shows live Fort Myers Beach listings, what Fort Myers Beach homes actually sold for on the Lee County record, how condominiums, canal homes, Gulf-front towers, lots and mobile homes differ in price, and how the island divides into eight zones from Bowditch Point to San Carlos Island. It then covers condo rules, rentals, rebuilding, taxes, insurance, flood zones, storms, boating, services, schools, drive times and history. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Fort Myers Beach buyers

• The Lee County roll (file LCPA2609, published October 2026) counts 11,584 parcels with a Fort Myers Beach or 33931 site address inside the Fort Myers Beach Fire Control District, of which 9,453 sit in the Town of Fort Myers Beach taxing district and the rest in unincorporated Lee County, mainly San Carlos Island.
• Homes number 9,298: 5,994 condominium, 2,097 single-family, 601 mobile home, 337 two-to-nine-unit multi-family and 269 co-op parcels, with 7,748 of them inside the Town. All 601 mobile-home parcels are outside the Town.
• Lee County recorded 444 qualified home sales in the 12 months from September 25, 2025 to September 25, 2026, at a $550,000 median and $462 per heated square foot, against 305 sales at $625,000 in the 12 months before.
• Single-family homes sold at a $1,045,000 median (119 sales, $625 per heated square foot), condominiums at $444,500 (266 sales, $434) and mobile homes at $360,000 (33 sales, $244).
• The all-homes median fell mostly because of mix: condominiums were 266 of the 444 sales, single-family dollars per square foot held at $623 and $625, and 8 sales of homes built in 2023 or later closed at a $1,712,000 median.
• Inside the Town, 361 homes sold at a $590,000 median ($502 per heated square foot); outside the Town, 83 sold at $370,000 ($277).
• By water, 133 Gulf-front condominiums sold at $490,000, 57 bay condominiums at $500,000 and 48 canal condominiums at $356,500, while 64 canal single-family homes sold at $1,052,500.
• The 12-month price bands run from 57 sales under $300,000 and 142 sales from $300,000 to $500,000 to 11 sales at $2,500,000 and up.
• Age matters: 3,992 of the 5,994 condominium parcels were built in the 1960s, 1970s or 1980s, while the roll shows 100 single-family, 62 condominium and 72 mobile-home parcels with a built year of 2023 to 2026.
• The roll lists 1,042 vacant residential parcels (710 in the Town, 599 on canal, bay or Gulf water), and 2,164 of 9,298 homes (23.3 percent) carry a homestead exemption.

Fort Myers Beach homes for sale right now

Current Fort Myers Beach homes for sale are linked below, filtered to the Fort Myers Beach city field and sorted by price, with separate searches for houses, condominiums, homes on the water, mobile homes and lots. Inventory mixes Gulf-front condominiums, canal houses and San Carlos Island manufactured homes, so a search by type is the fastest way to compare like with like. Data updated: October 2026.

Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

• All Fort Myers Beach homes for sale
• Houses for sale in Fort Myers Beach
• Fort Myers Beach condos for sale
• Fort Myers Beach homes on the water
• Fort Myers Beach mobile homes
• Fort Myers Beach lots for sale

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. The waterfront link uses the city search sorted by price because we have not confirmed an MLS waterfront filter key, so use the type links and the water tables below to narrow by Gulf, bay or canal frontage. The roll codes these homes to Fort Myers Beach and ZIP 33931, so searches for Fort Myers Beach FL, Estero Island and 33931 homes for sale all point at the same area of Lee County.

Searching Fort Myers Beach homes by zone

The eight zones in the neighborhood section below give a second way to search. Each zone has its own housing mix: the condo corridor holds 2,082 homes, mostly condominiums, mid-island holds 524 single-family homes, and San Carlos Island holds all 601 mobile homes. Pick a zone first, then a type, and the listing links above narrow to the part of the island you want.

Ready to tour Fort Myers Beach homes?

Tell us which part of the island, home type and price range you are weighing and a Domain Realty Group agent will set up showings from Bowditch Point to San Carlos Island in one trip. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

Condos, canal homes and mobile homes in one search

The county roll splits Fort Myers Beach homes into 5,994 condominium parcels, 2,097 single-family homes and 601 mobile homes, plus 337 two-to-nine-unit multi-family parcels and 269 co-op parcels. Condominiums dominate Estero Island, mobile homes sit only on San Carlos Island, and the canal single-family neighborhoods sit in a handful of named subdivisions. Searching by type and by zone, not only by price, avoids comparing a Gulf-front unit with a 383 square foot median size with a 3,955 square foot house.

What do Fort Myers Beach homes sell for?

Fort Myers Beach homes sold at a median of $550,000 on the Lee County record across 444 qualified sales in the 12 months from September 25, 2025 to September 25, 2026, at $462 per heated square foot. Single-family homes sold at a $1,045,000 median, condominiums at $444,500 and mobile homes at $360,000. Data updated: October 2026.

We tracked every qualified Fort Myers Beach home sale on the Lee County file, by home type, by water frontage and by zone, to build the tables below.

Lee County recorded sales	Sales	Median	Median $ per heated sq ft
12 months, all homes	444	$550,000	$462
12 months, single-family	119	$1,045,000	$625
12 months, condominium	266	$444,500	$434
12 months, mobile home	33	$360,000	$244
12 months, 2 to 9 unit multi-family	23	$810,000	$421
Prior 12 months, all homes	305	$625,000	$483
Prior 12 months, single-family	105	$900,000	$623
Prior 12 months, condominium	164	$515,200	$466
24 months, all homes	749	$590,000	$473
12 months, Town of Fort Myers Beach only	361	$590,000	$502
12 months, outside the Town	83	$370,000	$277

Source: Lee County Property Appraiser roll LCPA2609 and the Lee County DOR-qualified sale file (leepa.org), improved residential sales, 12 months from September 25, 2025 to September 25, 2026, the newest qualified Lee sale in the index. Homes here are single-family, condominium, mobile home and two-to-nine-unit multi-family parcels. Vacant lots and common areas are never counted as home sales. The 12-month median fell from $625,000 to $550,000 while recorded sales rose from 305 to 444, and the mix of home types explains most of that move, as the sections below show.

The Fort Myers Beach price trend by year

Yearly medians move with the mix of single-family homes and condominiums that closed in each year, and 2022 is the Hurricane Ian year, when only 59 single-family and 38 condominium sales were recorded. The county record below runs from 2016 through the newest recorded sale in 2026.

Year	Single-family sales	Single-family median	Condo sales	Condo median
2016	111	$560,000	305	$346,000
2017	102	$580,000	335	$385,000
2018	143	$560,000	337	$393,000
2019	115	$620,000	341	$385,000
2020	183	$630,000	405	$400,000
2021	196	$792,500	532	$469,950
2022 (Ian year)	59	$995,000	38	$555,000
2023	140	$850,000	207	$625,000
2024	42	$1,075,000	133	$533,000
2025	113	$869,000	196	$492,750
2026 (to September 25)	98	$1,057,500	212	$441,000

Source: Lee County Property Appraiser sale files by calendar year, qualified improved sales. The busiest condominium year in the series was 2021 with 532 sales, and the busiest single-family year was 2021 with 196. Sales counts in 2022 and 2024 are low for single-family homes (59 and 42), so those medians describe a few closings.

Single-family homes versus condominiums

In the latest 12 months the county recorded 119 single-family sales at $1,045,000 ($625 per heated square foot) and 266 condominium sales at $444,500 ($434). In the 12 months before, single-family homes recorded 105 sales at $900,000 ($623) and condominiums 164 sales at $515,200 ($466). Over 24 months the figures were 224 single-family sales at $950,000 and 430 condominium sales at $472,000. The two product lines price differently enough that an all-homes median describes neither of them well.

Why the single-family median rose and the condo median fell

Condominiums were 266 of the 444 recorded sales in the latest 12 months against 164 of 305 before, so more of the sales came from the lower-priced product. Single-family dollars per heated square foot barely moved ($623 in the prior 12 months, $625 in the latest), while the single-family median rose from $900,000 to $1,045,000 as larger and newer homes sold. The yearly condominium median was $625,000 in 2023, the year units at Grandview at Bay Beach first sold, and was $441,000 in 2026 to date. Read those as changes in what sold, not as a percentage price move for any one building.

Homes rebuilt since Hurricane Ian

The roll shows 100 single-family, 62 condominium, 72 mobile-home and 1 multi-family parcel with a built year of 2023 to 2026. The 62 condominium parcels are Grandview at Bay Beach (58) and Gulfside Twelve (4). In the latest 12 months, 8 sales of homes built in 2023 or later closed at a $1,712,000 median and $843 per heated square foot. A home repaired in place keeps its original roll built year, so this count understates rebuilding, and a building's repair history needs permits and association records.

Built year of homes	Single-family	Condo	Mobile home	Multi-family 2 to 9
1950s	225	0	0	44
1960s	340	144	18	53
1970s	430	1,858	150	113
1980s	238	1,990	77	73
1990s	199	1,063	79	24
2000s	182	811	99	6
2010s	162	56	59	4
2020 to 2022	46	2	11	3
2023 to 2026 (after Ian)	100	62	72	1

Source: Lee County Property Appraiser roll LCPA2609, maximum built year on each parcel. Totals by decade exclude parcels with no building on the roll (129 single-family, 8 condominium, 36 mobile-home and 4 multi-family) and the 1910s to 1940s rows. Of 5,994 condominium parcels, 3,992 were built in the 1960s, 1970s or 1980s.

Price bands in the last 12 months

Of the 444 recorded sales, 57 closed under $300,000 (48 of them condominiums), 142 between $300,000 and $500,000, 100 between $500,000 and $750,000, 60 between $750,000 and $1,000,000, 46 between $1,000,000 and $1,500,000, 28 between $1,500,000 and $2,500,000 and 11 at $2,500,000 or more.

12-month price band	Single-family	Condo	All homes
Under $300,000	0	48	57
$300,000 to $500,000	4	112	142
$500,000 to $750,000	27	65	100
$750,000 to $1,000,000	25	25	60
$1,000,000 to $1,500,000	33	9	46
$1,500,000 to $2,500,000	23	4	28
$2,500,000 and up	7	3	11

Source: Lee County DOR-qualified improved sales, 12 months to September 25, 2026. The all-homes column includes mobile homes and two-to-nine-unit multi-family sales. Single-family sales start in the $300,000 band, and 112 of the 266 condominium sales closed from $300,000 to $500,000.

Gulf-front, bay and canal prices compared

Water frontage separates Fort Myers Beach prices more clearly than the island's north-to-south order. Gulf-front condominiums sold at $490,000 with the highest dollars per square foot, canal single-family homes at $1,052,500, and bay single-family homes at $2,140,000 on 8 sales.

Condominium sales, 12 months	Sales	Median	Median $ per sq ft	Median year built of units sold
Gulf	133	$490,000	$557	1979
Bay	57	$500,000	$399	1983
Canal	48	$356,500	$312	1990
Lake	20	$372,500	$351	1995

Single-family sales, 12 months	Sales	Median	Median $ per sq ft	Sold with a dock
Canal	64	$1,052,500	$614	24
Bay	8	$2,140,000	$862	1
Not on water	45	$779,101	$609	0
Gulf	2 sales	$6,900,000 was the higher	n/a	0

Source: Lee County roll water-frontage field (LandIsOn) joined to qualified sales, 12 months to September 25, 2026. Two single-family Gulf-front sales are too few for a median, so we show only the higher price, which was also the highest sale of the year.

The highest and lowest recent Fort Myers Beach sales

Highest 12-month sales	Recorded	Price	Type	Frontage
Top sale	December 15, 2025	$6,900,000	Single-family, built 2017, 3,955 heated sq ft	Gulf
Second	July 20, 2026	$5,940,000	Single-family	Bay
Third	February 24, 2026	$5,750,000	Single-family, built 2015, 3,719 heated sq ft	Gulf
Fourth	May 18, 2026	$5,200,000	Condominium, Gulfside Twelve	Gulf
Fifth	February 4, 2026	$4,400,000	Condominium, Gulfside Twelve	Gulf

The highest condominium sale was $5,200,000 at Gulfside Twelve, a four-unit Gulf-front building completed after Ian. At the other end, the lowest recorded sale was $76,350, a 405 square foot hotel-style unit at Harbour House at the Inn, recorded December 16, 2025. The lowest mobile-home sale was $138,000 for a 660 square foot home in Bayside Estates, recorded July 2, 2026. We list subdivisions and building names, not street addresses, for individual sales.

Price per square foot on Fort Myers Beach

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $462 for all homes, $625 for single-family homes, $434 for condominiums, $421 for two-to-nine-unit multi-family and $244 for mobile homes. All homes recorded $483 in the prior 12 months and $473 over 24 months. Inside the Town the 12-month median was $502 per square foot, outside it $277. Small units can show high square-foot prices, so compare buildings of similar size.

Town versus San Carlos Island prices

Jurisdiction splits Fort Myers Beach prices almost as much as home type does. Inside the Town, 361 homes sold at a $590,000 median and $502 per heated square foot. Outside the Town, on San Carlos Island and nearby islands, 83 homes sold at $370,000 and $277. The outside group is weighted toward mobile homes (33 sales) and lower-priced canal condominiums, while its 22 single-family sales still recorded a $1,157,500 median. Comparing a Town condominium with a San Carlos Island mobile home tells a buyer little, so compare within a type and a zone.

Lots and land for sale on Fort Myers Beach

The Lee County roll lists 1,042 vacant residential parcels on Fort Myers Beach, 710 of them in the Town, and 599 sit on canal, bay or Gulf water. Lot prices split sharply by jurisdiction, so we never blend them: Town residential lots and San Carlos Island lots are different markets.

Qualified vacant residential lot sales	Sales	Median
Town of Fort Myers Beach, 2025	34	$555,000
Town of Fort Myers Beach, 2026 to September 25	29	$765,000
Outside the Town (San Carlos Island), 2025	38	$145,750
Outside the Town (San Carlos Island), 2026 to September 25	25	$160,000

Source: Lee County Property Appraiser roll and qualified vacant sales, split by taxing district. The roll's median just value is $528,247 for Town vacant residential parcels and $135,672 outside the Town. Individual neighborhoods hold many vacant lots: Island Shores lists 87 on the roll, McPhie Park 42, Laguna Shores 40, Gulf Heights 38 and Cases Subdivision 36. After Ian, many of these lots are being rebuilt on, so check flood zone, elevation and the Town's permit rules before pricing a lot, as covered further down the page.

Mobile homes for sale on Fort Myers Beach

Fort Myers Beach mobile homes sit entirely outside the Town, on San Carlos Island. The roll counts 601 mobile-home parcels (565 with a building on the roll), a median of 1,296 heated square feet and a median just value of $259,652, and 72 of them carry a built year of 2023 to 2026. In the latest 12 months 33 mobile homes sold at a $360,000 median ($244 per heated square foot), against 24 at $357,500 in the 12 months before.

The largest group is Bayside Estates on north San Carlos Island, with about 570 mobile-home parcels recorded under seven spellings and 38 qualified sales in 24 months at a $367,500 median for the main spelling. A Bayside Estates resident page, which is undated, says residents own their homes and lots. We do not describe any age rule for Bayside Estates, and buyers should read its governing documents, rules and association budget before an offer. Emily Lane, Nancy Lane and Helen Lane are separate condominium communities for manufactured homes and RV lots, filed with the state (DBPR), and a cooperative of 155 co-op parcels sits on Doubloon Way and Blackbeard Way. Ownership structure changes what you receive at closing, which is why those documents matter.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, how many homes are for sale today, or what concessions the seller made. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now. The file also does not show condition, elevation, whether a unit was gutted and rebuilt, insurance cost, association assessments or rental rights, which is why two homes of the same size in the same zone can record different prices. Condominium prices in particular can reflect assessments and reserve status that never reach the deed.

Fort Myers Beach neighborhoods compared, north to south

Fort Myers Beach neighborhoods run in eight zones from Bowditch Point at the north tip of Estero Island to San Carlos Island across Matanzas Pass. Zone medians run from $370,000 on San Carlos Island to $800,000 in the north-central zone, and each zone's housing mix is different. Every zone name below links to its section. Data updated: October 2026.

Zone	Homes	Single-family	Condo	Mobile home	Median year built	Sales, 12 months	Median, 12 months	Single-family median (sales)	Condo median (sales)
North end	631	53	560	0	1992	29	$520,000	$3,200,000 (3)	$473,000 (26)
North-central	947	348	442	0	1979	43	$800,000	$870,000 (21)	$710,000 (17)
Mid-island	898	524	291	0	1979	40	$760,000	$779,101 (25)	$620,000 (10)
South-central	925	449	384	0	1979	54	$777,500	$1,227,500 (18)	$442,000 (25)
Fairview Isles to Estero Cove	1,376	203	1,170	0	1982	71	$545,000	$885,000 (21)	$403,750 (50)
Condo corridor	2,082	53	2,029	0	1982	90	$417,500	$679,000 (3)	$410,000 (87)
South end and Bay Beach	889	126	761	0	1997	34	$604,500	$1,442,500 (6)	$590,000 (28)
San Carlos Island	1,550	341	357	601	1987	83	$370,000	$1,157,500 (22)	$227,000 (23)

Source: Lee County Property Appraiser roll LCPA2609 and DOR-qualified improved home sales, 12 months to September 25, 2026. The table counts homes only (single-family, condominium, co-op, mobile home and two-to-nine-unit multi-family), 9,298 in all, and 444 sales. Method: each Town parcel takes the house number of the nearest Estero Boulevard parcel on the roll, so a canal home sits at the block of the boulevard beside it, and a bay-side street such as Bay Beach Lane splits between two zones. San Carlos Island and nearby unincorporated islands are the parcels outside the Town. The Town's 7,748 homes are the sum of the first seven zones.

How the eight zones were drawn

The first seven zones follow Estero Boulevard house numbers: 1 to 999 (north end), 1000 to 2999 (north-central), 3000 to 4999 (mid-island), 5000 to 6499 (south-central), 6500 to 7099 (Fairview Isles to Estero Cove), 7100 to 7999 (condo corridor) and 8000 and up (south end). The eighth zone is every home outside the Town taxing district. We use these bands because buyers, the Town and the county all navigate by boulevard block, and the bands let one county record answer the question "what sells where."

Zones ranked by recent median price

Among the 12-month zone medians, north-central ($800,000), south-central ($777,500) and mid-island ($760,000) were highest, followed by the south end ($604,500), Fairview Isles to Estero Cove ($545,000), the north end ($520,000), the condo corridor ($417,500) and San Carlos Island ($370,000). The condo corridor has the most sales (90) and the most homes (2,082), so its median is the best-supported number in the table. The north end had 29 sales and a single-family median built on three sales, a single price and not a market.

Which zone sits outside the Town?

Only the San Carlos Island zone sits outside the Town of Fort Myers Beach. Its 1,550 homes include Bayside Estates, San Carlos on the Gulf, Siesta Isles, Tip Top Isles, Boardwalk Caper and the mobile-home and co-op communities, and they sit in unincorporated Lee County within the Fort Myers Beach Fire Control District. Town zoning, rental registration and permit rules do not apply there, and Lee County rules do. Confirm the rule for a specific parcel with Lee County before you rely on a Town page.

North end: Pink Shell, Bowditch Point and Times Square

North end covers Estero Boulevard 1 to 999: 631 homes, of which 560 are condominiums and 53 are single-family, with a median year built of 1992 and a median of 891 heated square feet. Roll water-frontage flags show 514 Gulf, 45 canal and 18 bay homes. The county recorded 29 sales at a $520,000 median, with condominiums at $473,000 on 26 sales and single-family homes at $3,200,000 on three.

The largest buildings are White Sand Villas (92 units, built 2004), Sanibel View Villas (60), Gateway Villas (46), Captiva Villas (43) and Island Shores Condo (42), and the largest single-family neighborhood is Island Shores, with 38 single-family parcels, a median built year of 2019, 87 vacant lots on the roll and three single-family sales in 24 months at $3,200,000 and $1,007 per square foot. Bowditch Point Regional Park is at 50 Estero Boulevard, and Lee County closed its parking from September 8, 2026 for about 11 months of restoration. Pink Shell Beach Resort and its marina are at 275 Estero Boulevard, and the marina lists 41 slips for vessels to 120 feet. Times Square sits at the center of the Town's pedestrian-commercial planning area, and Sunset Beach Resort broke ground there on July 6, 2026. Lynn Hall Memorial Park at 950 Estero Boulevard has a lot closed for rebuilding, with Lee County giving late April or May 2027 for completion. The lowest sale of the year, $76,350, was a 405 square foot hotel-style condominium at Harbour House at the Inn (34 units, built 2010).

North-central: Venetian Gardens to Caper Beach

North-central covers Estero Boulevard 1000 to 2999 and holds 947 homes: 442 condominiums, 348 single-family homes and a median year built of 1979, with 1,215 median heated square feet. The roll flags 333 homes on the Gulf, 191 on canals and 59 on the bay. The county recorded 43 sales at an $800,000 median, with 21 single-family sales at $870,000 and 17 condominium sales at $710,000, the highest zone median on the island.

The largest buildings are Caper Beach Club (102 units, 12 floors on the roll, built 1979, and 300 feet of beach according to its own site), Batiki West (59), Estero Beach Club East (49) and Pelican Watch (48), and the largest single-family neighborhoods are Venetian Gardens (95 homes in the table, 83 single-family, median built 1984, 58 canal lots, 22 with a dock) and Gulf Bay View (41 single-family parcels, median built 1958, the oldest single-family median in the table). Venetian Gardens recorded 10 single-family sales in 24 months at a $1,937,500 median ($1,004 per square foot). The Mound House at 451 Connecticut Street, a museum run on the site of a Calusa shell mound and described as the oldest remaining structure on the island, is open Wednesday to Saturday. Newton Beach Park, a Town park destroyed by Ian, had not been rebuilt as of October 2026. Estero Beach Club at 2580 Estero Boulevard reopened its two buildings in stages after Ian, according to Beach Observer reporting in June 2026.

Mid-island: Shell Mound Park to Ocean Harbor

Mid-island covers Estero Boulevard 3000 to 4999 and holds 898 homes: 524 single-family, 291 condominiums, a median year built of 1979 and 1,395 median heated square feet. The roll flags 116 Gulf, 129 canal and 191 bay homes. The county recorded 40 sales at a $760,000 median, with 25 single-family sales at $779,101 and 10 condominium sales at $620,000. It is the zone with the most single-family homes on the island.

Shell Mound Park is the largest canal neighborhood here (97 single-family parcels, 77 on canals, 51 with a dock, median built 1970, median 1,566 heated square feet, 15 single-family sales in 24 months at $822,000). Ocean Harbor is on Estero Boulevard at 4745 to 4753, not on Bay Beach Lane: 150 condominium units on the bay, median built 1992, with 8 sales in 24 months at $625,000. Other large names are Seaside Condo (50), Cases Subdivision (50) and Lynn's Highland Park (40), and Hyde Park, Fort Myers Beach (39 single-family parcels, median built 1992) shares its name with a Tampa neighborhood. The highest recorded sale of the year, $6,900,000 for a Gulf-front single-family home built in 2017, closed here on December 15, 2025. The Red Coconut site at 3001 Estero Boulevard has been on the market since May 7, 2026, with a site plan the Town Council approved on December 16, 2024. Publix at 4791 Estero Boulevard reopened on May 25, 2023.

South-central: Holiday Heights to McPhie Park

South-central covers Estero Boulevard 5000 to 6499 and holds 925 homes: 449 single-family, 384 condominiums, a median year built of 1979 and 1,248 median heated square feet. The roll flags 256 Gulf, 304 canal and 165 bay homes. The county recorded 54 sales at a $777,500 median, with 18 single-family sales at $1,227,500 and 25 condominium sales at $442,000.

The canal subdivisions are the draw: Holiday Heights (59 single-family parcels, 50 on canals, median built 1973), El Sol (51 single-family parcels, 49 on canals, 32 docks), McPhie Park (65 single-family parcels, median built 1977), Glenview (34) and Flamingo Park (19, median built 2014). Gulf Heights has 48 single-family parcels but only three Gulf lots and no canal. Condominium buildings include Bay Village Club (108 units on the bay), Smugglers Cove (84 units, 6 floors, built 1978) and Sunset Condo (66). Gulfside Twelve, a four-unit Gulf-front building, recorded sales of $4,400,000 on February 4, 2026 and $5,200,000 on May 18, 2026. Town Hall is at 6231 Estero Boulevard. Bahama Beach Club at 5370 Estero Boulevard was reported in May 2026 to be advancing a redevelopment with elevated modular homes.

Fairview Isles to Estero Cove

Fairview Isles to Estero Cove covers Estero Boulevard 6500 to 7099 and holds 1,376 homes: 1,170 condominiums, 203 single-family homes, a median year built of 1982 and 1,145 median heated square feet. The roll flags 559 Gulf, 234 canal and 103 bay homes. The county recorded 71 sales at a $545,000 median, with 21 single-family sales at $885,000 and 50 condominium sales at $403,750, the third-largest sales count of any zone.

Fairview Isles is the signature canal neighborhood, with 123 single-family parcels, 102 on canals, 56 with a dock, a median year built of 1973 and the most single-family sales of any named neighborhood: 33 in 24 months at an $800,000 median ($531 per square foot). Sandpiper Village adds 31 single-family parcels in its first section and 18 in the plain section. The Gulf-front side is a row of towers: Island Winds (99 units, 13 floors), Sandarac II (93) and The Sandarac I (88), Sand Caper (61), Pointe Estero (60), Gullwing Beach Resort (66) and Island Reef Club (43). Estero Cove is an interior lake complex of 144 units on the roll, and 180 units declared with the state (DBPR). CVS is at 7001 Estero Boulevard. Pointe Estero's own site accepts reservations from May 15, 2025, and the former Wyndham Garden motel site at 6890 Estero Boulevard was demolished by early 2025.

Condo corridor: Crecientes to Palms of Bay Beach

Condo corridor covers Estero Boulevard 7100 to 7999 and is the densest stretch on the island: 2,082 homes, of which 2,029 are condominiums, with a median year built of 1982 and 1,087 median heated square feet. The roll flags 1,012 Gulf, 641 canal and 292 bay homes. The county recorded 90 sales at a $417,500 median, the most of any zone, with 87 condominium sales at $410,000 and just three single-family sales at $679,000.

The largest buildings are The Estero Beach and Tennis Club (196 plus 96 units on the roll, 296 declared with the state (DBPR) in 1979, 13 floors, 517 median heated square feet), Royal Pelican Townhouse (142), Harbour Pointe (140), Hibiscus Pointe (113 plus 68), Casa Marina II (92) and Riviera Club (81). The Creciente buildings, North, South and East, hold 172 declared units under one association. Bella Lago at Bay Beach, 59 units built 2006, is on the lake side and is not Belle Lago in Estero. Santini Plaza at 7205 Estero Boulevard is a planning-area anchor for the Town's pedestrian-commercial district, and Fish Tale Marina at 7225 Estero Boulevard lists 95 wet slips to 42 feet and 292 dry-stack slips to 85 feet. Royal Pelican, Harbour Pointe and Hibiscus Pointe sit on Bay Beach Lane.

South end: Laguna Shores, Bay Beach and Big Carlos Pass

South end covers Estero Boulevard 8000 and up and the Bay Beach buildings that fall in that block: 889 homes, of which 761 are condominiums and 126 are single-family, with a median year built of 1997, the newest of any Estero Island zone, and 1,458 median heated square feet. The roll flags 255 Gulf, 61 canal and 526 bay homes. The county recorded 34 sales at a $604,500 median, with six single-family sales at $1,442,500 and 28 condominium sales at $590,000.

Laguna Shores is the zone's single-family neighborhood: 151 single-family parcels, 71 canal lots, 21 docks, median built 1978, 1,654 median heated square feet, and 13 single-family sales in 24 months at $799,000 ($562 per square foot). On Bay Beach Lane, Grandview at Bay Beach (58 units, built 2023), Waterside I to V (built 1997 to 2003), Manatee Bay (built 2008) and Sunset Gulf (built 2006) are the newest large condominiums on the island. Gulf-front Island's End holds 111 units declared with the state (DBPR). Grand Ole Man, a strip of 16 Gulf-front single-family parcels, recorded a $5,750,000 sale on February 24, 2026. The new fixed Big Carlos Pass bridge, 60 feet of navigation clearance, opened to traffic on November 14, 2025. Lovers Key State Park at 8700 Estero Boulevard has a Bonita Springs mailing address and lies across the pass, outside Fort Myers Beach.

San Carlos Island and nearby unincorporated islands

San Carlos Island lies across Matanzas Pass from Estero Island and holds 1,550 homes outside the Town: 601 mobile homes, 357 condominiums, 341 single-family homes, a median year built of 1987 and 1,310 median heated square feet. The roll flags 1,193 canal homes and 114 bay homes and no Gulf frontage. The county recorded 83 sales at a $370,000 median, with 22 single-family sales at $1,157,500 and 23 condominium sales at $227,000, the lowest zone median.

The largest names are Bayside Estates (325 homes), a cooperative of 155 co-op parcels on Doubloon Way and Blackbeard Way, San Carlos on the Gulf (133 homes), Siesta Isles (109 single-family parcels, all canal, median built 1979, 2,026 median heated square feet, 15 sales in 24 months at $1,400,000) and Boardwalk Caper (89 plus 80 units). San Carlos on the Gulf is a subdivision name outside the Town, not Gulf frontage. Salty Sam's Marina at 2500 Main Street lists a $35 ramp pass, and the Town's mooring field, 89 balls west of the Matanzas Pass bridge, runs $35 a night. Lee County bought the former Olsen Marine parcel at 1100 Main Street for $1.7 million on September 4, 2026, according to the News-Press. Because this zone is unincorporated, Lee County rules and permits apply, not the Town's.

Canal-front single-family neighborhoods on Fort Myers Beach

Canal-front single-family neighborhoods on Fort Myers Beach cluster in a few named subdivisions, led by Laguna Shores (151 single-family parcels), Fairview Isles (123) and Siesta Isles (109). Across the roll, 1,395 homes on canals carry a boat dock and 1,597 carry a seawall. Siesta Isles, Tip Top Isles and San Carlos on the Gulf sit outside the Town. Data updated: October 2026.

Subdivision (roll name)	Zone	Single-family	Median year built	Median heated sq ft	Canal / bay / Gulf lots	With dock	Single-family sales, 24 months	Median, 24 months	Median $ per sq ft
Laguna Shores	South end	151	1978	1,654	71 / 4 / 0	21	13	$799,000	$562
Fairview Isles	Fairview Isles to Estero Cove	123	1973	1,604	102 / 3 / 0	56	33	$800,000	$531
Siesta Isles (outside the Town)	San Carlos Island	109	1979	2,026	109 / 0 / 0	23	15	$1,400,000	$664
Shell Mound Park	Mid-island	97	1970	1,566	77 / 7 / 0	51	15	$822,000	$568
Venetian Gardens	North-central	83	1984	1,581	58 / 10 / 0	22	10	$1,937,500	$1,004
McPhie Park (county: Mc Phie Park)	South-central	65	1977	1,390	20 / 2 / 9	10	6	$912,500	$675
Holiday Heights	South-central	59	1973	1,845	50 / 9 / 0	28	3	$976,500	$559
El Sol	South-central	51	1974	1,398	49 / 2 / 0	32	2	$1,175,500	$681
Gulf Heights	South-central	48	1990	1,350	0 / 0 / 3	0	5	$900,000	$629
San Carlos on the Gulf (outside the Town)	San Carlos Island	44	1990	1,580	0 / 21 / 0	1	2	$1,965,000	$969
Gulf Bay View	North-central	41	1958	1,430	17 / 2 / 0	6	5	$1,210,000	$1,111
Hyde Park, Fort Myers Beach	Mid-island	39	1992	1,364	0 / 1 / 3	0	6	$760,000	$444
Island Shores	North end	38	2019	2,960	18 / 16 / 0	10	3	$3,200,000	$1,007
Gulf Island Manor	Mid-island	37	1969	1,298	0 / 4 / 0	0	3	$920,000	$729
Glenview	South-central	34	1964	2,101	29 / 5 / 0	13	0	n/a	n/a

Source: Lee County Property Appraiser roll LCPA2609 and qualified single-family sales, 24 months to September 25, 2026 (subdivisions with 15 or more single-family parcels, top 15 by count). Canal, bay and Gulf counts are lots with that frontage flag, and a median of two or three sales is a single price, not a market. Gulf Heights and Hyde Park, Fort Myers Beach, appear because of their size and have no canal lots. Each subdivision's county spelling is on the tax bill, and the roll writes McPhie Park two ways.

Canal neighborhoods inside the Town

Thirteen of these fifteen subdivisions sit inside the Town of Fort Myers Beach, and the canal ones are Fairview Isles, Laguna Shores, Shell Mound Park, Venetian Gardens, McPhie Park, Holiday Heights, El Sol and Glenview. Fairview Isles recorded the most single-family sales of any named neighborhood, 33 in 24 months, and Venetian Gardens recorded the highest single-family median among the larger canal subdivisions at $1,937,500 on 10 sales. Holiday Heights and El Sol have 59 and 51 single-family parcels, but only 3 and 2 sales, so ask for the individual comparable sales and not the median.

Canal neighborhoods outside the Town

Siesta Isles and Tip Top Isles are canal neighborhoods on San Carlos Island, outside the Town. Siesta Isles has 109 single-family parcels on canals, 23 with a dock, a median built year of 1979 and a $1,400,000 median on 15 sales in 24 months. Tip Top Isles has 23 single-family parcels, 23 on canals and 14 with a dock, built in a median year of 1965, with one sale in 24 months at $330,000. Tip Top Terrace has 23 single-family parcels built in a median year of 1978 and two sales at $645,000. These parcels follow Lee County permitting, not the Town's.

Docks, seawalls and boat access on the canals

The roll flags 2,798 homes on canals: 1,032 single-family and 1,089 condominium parcels among them, with 1,395 boat docks, 1,597 seawalls and 1,877 pools. Bay-front homes number 1,468, with 626 docks and 217 seawalls, and the roll shows only 43 docks on Gulf-front homes. Of the 64 canal single-family homes sold in the last 12 months, 24 sold with a dock.

Boat access depends on air draft and depth, not only on a dock. The Matanzas Pass bridge between Estero Island and San Carlos Island is a fixed span with 65 feet of clearance, and the new Big Carlos Pass bridge is a fixed span with 60 feet, so a sailboat mast taller than about 60 feet cannot use Big Carlos Pass, and neither bridge opens. The federal Matanzas Pass channel is authorized to 12 feet plus 2 feet of allowable overdepth (US Army Corps of Engineers), while typical Estero Bay depths run 3 to 6 feet according to the USF Water Atlas. The depth of any one canal is not on a public record we found, so ask the seller for a dock-depth disclosure, a recent survey and the seawall's condition. No public boat ramp exists on Estero Island, Salty Sam's Marina on San Carlos Island sells a ramp pass, and the Town runs a mooring field.

The largest Fort Myers Beach condominiums

The largest Fort Myers Beach condominiums are Gulf-front towers of 80 to 196 units, most built from 1974 to 1982, with Ocean Harbor, Estero Cove and the Bay Beach buildings as the bay-side and lake exceptions. The Estero Beach and Tennis Club leads with 196 plus 96 units on the roll, and the 20 buildings below hold 2,148 units. Data updated: October 2026.

Condominium (roll name)	Zone	Units on the roll	Median year built	Median heated sq ft	Water	Sales, 24 months	Median, 24 months	Median $ per sq ft
Estero Beach + Tennis Club Condo	Condo corridor	196	1979	517	Gulf	22	$425,500	$823
Ocean Harbor	Mid-island	150	1992	1,430	Bay	8	$625,000	$474
Estero Cove	Fairview Isles to Estero Cove	144	1988	778	Lake	14	$322,500	$388
Royal Pelican Townhouse	Condo corridor	142	1989	1,214	Canal	4	$385,000	$324
Harbour Pointe	Condo corridor	140	1982	1,090	Bay	4	$291,250	$267
Hibiscus Pointe	Condo corridor	113	1994	1,197	Canal	7	$380,000	$368
Bay Village Condo	South-central	108	1982	881	Bay	13	$215,000	$238
Caper Beach Club Condo	North-central	102	1979	1,160	Gulf	5	$920,000	$750
Island Winds Condo	Fairview Isles to Estero Cove	99	1974	1,331	Gulf	6	$755,000	$539
Estero Bch + Tennis Club	Condo corridor	96	1980	517	Gulf	12	$415,000	$803
Sandarac 2 Condo	Fairview Isles to Estero Cove	93	1979	1,145	Gulf	6	$585,000	$506
Casa Marina II Condo	Condo corridor	92	1998	1,204	Canal	5	$410,000	$352
White Sand Villas	North end	92	2004	843	Gulf	9	$450,000	$404
Boardwalk Caper (outside the Town)	San Carlos Island	89	1981	1,101	Canal	7	$227,000	$206
The Sandarac I Condo	Fairview Isles to Estero Cove	88	1976	1,244	Gulf	7	$640,000	$514
Smugglers Cove Condo	South-central	84	1978	792	Gulf	7	$450,000	$568
Windward Point Condo	Fairview Isles to Estero Cove	84	1982	871	Bay	3	$390,000	$448
Riviera Club Condo	Condo corridor	81	1981	1,078	Gulf	6	$802,500	$733
Boardwalk Caper Condo (outside the Town)	San Carlos Island	80	1982	1,101	Canal	11	$218,000	$198
Captain's Bay South Condo	Fairview Isles to Estero Cove	75	1997	1,073	Lake	7	$350,000	$326

Source: Lee County Property Appraiser roll LCPA2609 and qualified condominium sales, 24 months to September 25, 2026 (condominiums with 30 or more units on the roll, the 20 largest shown). Units are roll parcels. The Estero Beach and Tennis Club appears twice because the roll files its two sections under separate names, and its 517 median heated square feet reflect small hotel-style units. A median of four or five sales is a single price, not a market.

Condominium prices by zone

Condominium medians vary by zone more than by building age. In the last 12 months the condo corridor recorded 87 condominium sales at $410,000, Fairview Isles to Estero Cove 50 at $403,750, the south end 28 at $590,000, the north end 26 at $473,000, South-central 25 at $442,000, San Carlos Island 23 at $227,000, north-central 17 at $710,000 and mid-island 10 at $620,000. The north-central and mid-island medians rest on 17 and 10 sales, so treat them as a guide to those buildings, not a zone price.

Declared units versus roll parcels

When a building says "units," it may mean the units declared with the state (DBPR) or the taxable parcels on the county roll, and the two can differ. Per the DBPR condominium file pulled on October 28, 2026, The Estero Beach and Tennis Club declared 296 units in 1979 (292 on the roll), Leonardo Arms Beach Club 234 (179 on the roll), Hibiscus Pointe 184 (181), Estero Cove 180 (179), the Creciente buildings 172 (169), the first Boardwalk Caper condominium 170 (169), Palms of Bay Beach 152 across three phases, Ocean Harbor 150, Royal Pelican Townhouse 144 (142) and Harbour Pointe 140. Differences come from commercial units, merged units and split filings, so we use DBPR for "units declared" and the roll for "parcels."

Gulf-front towers

Gulf-front towers hold most of the island's condominium count: the roll lists 2,971 Gulf-front condominium parcels, and 133 of them sold in the last 12 months at a $490,000 median and $557 per square foot, with a median built year of 1979. Of the 5,994 condominium parcels, 3,992 were built in the 1960s, 1970s or 1980s, and most Gulf-front towers date from 1968 to 1982. The tallest by the roll's story field are The Estero Beach and Tennis Club (13 floors), Island Winds (13), Caper Beach Club (12), Riviera Club (12), Island's End (11) and Sandarac I and II (9). Because Florida's milestone inspection rule applies to buildings of three habitable stories or more at 30 years, most of these towers are past that age, and the buyer-protection section that follows covers what to request. Reopening after Ian varied by building: Seaside Resort announced its grand reopening on July 11, 2025, and Pointe Estero's own site accepted reservations from May 15, 2025, while Island Winds had not reopened as of October 18, 2023 and its current status is not published in a source we found.

Bay Beach and bay-side condos

Bay-side condominiums sold at a $500,000 median on 57 sales in the last 12 months ($399 per square foot, median built year 1983), against $490,000 for Gulf-front units. Most sit on Bay Beach Lane and Lenell Road, a Town zoning district on the bay side of Estero Boulevard south of Santini Plaza. Harbour Pointe (140 units, 10 floors, built 1982), Hibiscus Pointe, Royal Pelican Townhouse (4 floors), The Palms of Bay Beach (three phases, built 1976 to 1978), Windward Point (84 units) and Palm Harbor Club at Bay Beach (56 units, 8 floors, built 2000) were built from 1974 to 2000. The Waterside buildings I to V (58, 58, 58, 58 and 54 units, built 1997 to 2003), Manatee Bay (58, built 2008) and Sunset Gulf (56, built 2006) are the newer cluster. Waterside I recorded 6 sales in 24 months at $682,500, Waterside IV 9 at $825,000, Manatee Bay 7 at $572,500 and Sunset Gulf 7 at $965,000. Separate roll records hold boat-slip cooperatives, such as the Hibiscus Pointe boat co-op, which are dock parcels and not homes.

Small and new buildings

Small and new buildings follow different price patterns from the large towers. Grandview at Bay Beach, at 4142 Bay Beach Lane, is a 58-unit, 11-story building the roll dates to 2023, with a median just value of $1,409,839 and two sales in 24 months at a $1,950,000 median ($717 per square foot). Gulfside Twelve is four Gulf-front units dated 2024 on the roll, with 12-month sales of $4,400,000 and $5,200,000. Turtle Walk of Fort Myers Beach has 7 units built in 2015 and a median just value of $2,376,168, White Cap Condominium 10 units built in 2007, Valencia Villas at Bay Beach 12 units, and Harbour House at the Inn 34 hotel-style units built in 2010. Those 62 condominium parcels dated 2023 or later are Grandview and Gulfside Twelve only, and older towers repaired after Ian keep their original built year.

Buildings on the Town's rental opt-out list

The Town keeps a registry of condominium associations that enforce rental rules for their whole building, and the 2022 edition of that list names about 35 registered buildings, among them Estero Beach Club, Caper Beach Club, Smugglers Cove, Seaside, Pointe South, Island Winds, Fairview Isles Condominiums, Carlos Pointe and Island's End. The list is a Town registry, not proof of any building's rental minimum, and the rules that apply to a specific unit sit in the association's recorded documents. The rental section later on this page covers registration and fees.

Reading the largest-condominium table

Use the table above as a map, not a ranking of quality. Units on the roll differ from declared units, a median of four or five sales is a single price, and small units can show high dollars per square foot. Ask for the building's recent sales in the same line (same floor plan and view), the current budget, the reserve study and the milestone inspection status before you compare one building with another.

Buying a Fort Myers Beach condo: inspections, reserves and assessments

Buying a Fort Myers Beach condo means reading the building before the unit: its milestone inspection, its structural integrity reserve study, its reserve budget, its assessment history and its lender eligibility. Data updated: October 2026. Most of the island's condo stock is old enough that Florida's post-2022 condominium laws apply to it directly.

Browse current listings on our Fort Myers condos for sale page for the mainland side of the market, and use the Fort Myers Beach condo search above for the island. The sections below explain what each Florida statute requires an association to produce, so a buyer knows which paper to ask for.

Why building age matters on Fort Myers Beach

Fort Myers Beach condo buildings are mostly 1970s and 1980s construction. The Lee County Property Appraiser roll (LCPA2609, published October 2026) shows 144 condo parcels built in the 1960s, 1,858 in the 1970s and 1,990 in the 1980s, which is 3,992 of the 5,994 condo parcels on the record. Another 1,063 date from the 1990s and 811 from the 2000s, while 56 were built in the 2010s, 2 in 2020 to 2022 and 62 in 2023 to 2026.

That age profile is why the laws below are not abstract here. A building that reaches 30 years from its certificate of occupancy owes a milestone inspection, and most of the island's older towers are already past that date. The county record does not carry story counts for the statutes' three-habitable-story test, so the story height of a specific building must come from its documents.

Milestone inspections

Section 553.899 of the Florida Statutes requires a milestone inspection for condominium and cooperative buildings of three habitable stories or more. The first inspection is due by December 31 of the year the building reaches 30 years from its certificate of occupancy, and then every 10 years. A local enforcement agency may set 25 years instead, based on local circumstances such as proximity to salt water. Whether the Town of Fort Myers Beach or Lee County has adopted a 25-year trigger is not confirmed in the records we reviewed, so ask the Town.

Phase one is a visual review by a licensed architect or engineer. Phase two, which involves testing, is required only if phase one finds substantial structural deterioration, and repairs must start within 365 days after the enforcement agency receives the phase two report. The association must give owners a summary within 45 days of receiving the report and post it where the statute requires. A buyer should ask for the inspector's summary and the full report, and ask which phase the building reached.

Structural integrity reserve studies

Section 718.112(2)(g) requires a structural integrity reserve study, called a SIRS, at least every 10 years for each residential condominium building of three habitable stories or more. A licensed engineer, architect or reserve specialist completes it. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 (inflation-adjusted) whose failure would affect those systems.

Associations in existence on or before July 1, 2022 had to finish their first study by December 31, 2025. The enacted statute also says that where a milestone inspection is due by December 31, 2026 the study may be done with it, but in no event after December 31, 2026. Whether a given Fort Myers Beach association finished is not published in one place, and the Florida Department of Business and Professional Regulation (DBPR) holds the association notices.

Reserves that cannot be waived

For budgets adopted on or after December 31, 2024, unit-owner-controlled associations that must have a SIRS may not waive or reduce reserves for the SIRS items or vote to spend them on other things. A narrow pause is allowed for budgets adopted through December 31, 2028, for up to two consecutive budgets, to fund repairs recommended by a milestone inspection, by majority vote of all voting interests. Reserves can be funded by regular assessments, special assessments, lines of credit or loans, each needing a majority of all voting interests.

Loans or lines of credit taken for SIRS or milestone work must be disclosed to prospective purchasers under section 718.503. In practice that means the budget a buyer receives shows whether the association funds its reserves from dues, from borrowing or from assessments.

The 2025 law and the seven-day rescission

House Bill 913 of 2025 (Chapter 2025-175) took effect July 1, 2025. Per the Florida Senate bill summary, it moved the SIRS deadline to December 31, 2025, set the $25,000 reserve threshold, extended the resale rescission period from 3 days to 7 days, required a substitute budget when a proposed budget exceeds 115 percent of the prior year's assessments, and required an insurance replacement-cost appraisal at least every three years. Florida Realtors describes the rescission change as seven days to void after receiving the governing documents. Read the contract's rescission clause with an attorney, because it runs from delivery of the documents.

Special assessments after Hurricane Ian

Named assessment evidence for Fort Myers Beach is news reporting, not association notices, so we label it as supporting. Fort Myers Beach Talk reported on January 19, 2024 that Palm Harbor Club had about $5 million in damage against roughly $400,000 in insurance payments. The same article reported more than $20 million in losses at Creciente, a 172-unit, three-tower association.

We print no per-unit assessment figure because no primary association notice with one was found. Section 718.111(12)(g) requires associations with 25 or more units to post the prior 12 months of approved board minutes, the latest SIRS and inspection reports on a website, so a buyer can check for a proposed assessment before making an offer. Which Fort Myers Beach associations comply is not confirmed here. Read 12 months of board minutes, the SIRS, the milestone report and the current budget for any building before you offer.

Loans and condo project eligibility

A conventional loan on a condo depends on the building as well as the buyer. Fannie Mae Lender Letter LL-2026-03 and Freddie Mac Guide Bulletin 2026-C, both dated March 18, 2026, retire the limited and streamlined project reviews for loan applications on or after August 3, 2026. Freddie Mac also raises its minimum replacement reserve from 10 percent to 15 percent of annual budgeted assessment income for applications on or after January 4, 2027.

Both agencies treat a project with unfinished critical repairs, or one that failed a required state or local inspection, as ineligible until the repairs are done and documented. A building marked "Unavailable" at Fannie Mae or "Not Eligible" at Freddie Mac makes every unit ineligible for that agency's loans. Neither agency publishes a list of Fort Myers Beach buildings, so the status is visible only to lenders, and we do not label any named building. Ask your lender to run the building through the agency tools before you go under contract, and ask separately whether the building is on the HUD condominium approval list if you plan an FHA loan.

Cash purchases

Cash buyers face none of the agency review rules, which is why a building that fails lender review still trades. Florida Realtors reported that 52.4 percent of September 2026 statewide townhouse-condo closings were cash. That is a statewide figure, and no Fort Myers Beach cash share is published in the sources we reviewed, so we do not print one.

A cash buyer still inherits the building's liabilities. The purchase price is only the first cost, because the unit owner also carries a share of reserves, assessments and insurance. Treat the building documents the same way whether or not you finance.

Documents to request before you offer

Request these from the seller, the association manager or the title agent before the rescission period ends, and ask for each in writing:

• The most recent milestone inspection summary and, if one exists, the phase two report.
• The structural integrity reserve study, or the association's written statement that it has not completed one, per section 718.503.
• The current annual budget, the financial statement and the reserve schedule, including any loan or line of credit.
• Twelve months of board minutes, which the association must post under section 718.111 if it has 25 or more units.
• The recorded declaration and rules, including the rental terms, from the Lee County Clerk official records.
• An estoppel certificate showing dues, assessments and unpaid amounts.
• The master insurance policy and the association's replacement-cost appraisal.
• The building's DBPR condominium record and its inspection status.
• The unit's elevation certificate, because the flood section below explains why it matters.
• A written lender answer on project eligibility for your loan type.

Can you rent out a Fort Myers Beach home?

Yes, you can rent out a Fort Myers Beach home inside the Town of Fort Myers Beach, but short stays require annual registration with the Town, and the property's zoning, the building's association rules and any condominium opt-out all limit what is allowed. Data updated: October 2026. San Carlos Island sits outside the Town, so Lee County rules apply there.

The figures below come from the Town's Short Term Rentals page, which we read on October 28, 2026. The Town page is dynamic, and fees and dates can change, so confirm them with Community Development before you rely on them.

Town registration and fees for 2027

The Town requires registration of every short-term rental on the island before it operates, and the registration number must appear in all advertising. Registration creates no vested rights and numbers are not transferable. A new operator must register within 90 days of starting a short-term rental business.

2027 registration	Fee
Standard registration, per unit	$400
Condominium opt-out, per eligible building (STRAP number)	$600
Grandfathered pre-existing property, per eligible property	$50

The 2027 renewal window runs November 15 to December 15, 2026, and the registration period is January 1 to December 31, 2027. Fees are nonrefundable. The Town's earlier 2025 form listed $300 per unit and a Town social post cited a different 2027 figure, so we use the Town web page amounts and recommend a fresh check before you budget. Properties that did not complete 2026 registration lose eligibility for the opt-out and grandfathered fee exceptions in 2027.

Weekly and monthly rental zoning

Stay length depends on the property's rental zoning. Weekly zoning allows a minimum of 3 days and a maximum of 7 days per reservation, with multiple reservations a month. Monthly zoning allows one reservation per calendar month of 3 to 29 days. Rentals of 30 days or longer generally do not need short-term rental registration.

The same Town page excerpts an older one-week minimum for restricted zones under Land Development Code Section 34-2391, so its text is not fully consistent. Confirm the unit's zoning with Community Development (str@fmbgov.com, 239-765-0202) before you plan a rental income model.

Licenses, inspections and penalties

Registration needs a Florida DBPR license, a Fire Control District fire-safety inspection report and a notarized consent form. The Code of Conduct sets quiet hours from 10:00 p.m. to 7:00 a.m., limits trash containers at the street to 24 hours before or after collection, and requires a 24-hour contact who acts within one hour of a Town notice.

Penalties for pre-existing weekly rental properties are $250 for a first violation and $500 for a second. A third violation brings a six-month registration suspension and a fourth a two-year suspension, and the count resets after three clean years. State and county layers also apply: Lee County's tourist development tax is 5 percent on gross rent for stays of six months or less, collected through the Lee County Clerk, and Florida sales tax is also charged.

Condominium opt-out

A condominium opt-out is a Town registry, not a statement that an association allows rentals. An eligible association registers on the Town's Registered Condominium Opt-Out List and enforces the Code of Conduct itself for the whole building. It needs an opt-out letter in the Town's format, certification of its bylaws, a fire inspection through the Fort Myers Beach Fire Control District, one registration form and the $600 building fee.

The Town's 2022 opt-out list named about 35 registered buildings, including Estero Beach Club, Caper Beach Club and Island Winds. That list is from 2022, so a buyer should confirm the building's current standing for 2027 with the Town.

Condo association rules

An association's own rental terms can be stricter than the Town's. Under section 718.110(13) of the Florida Statutes, an amendment that limits rental length or frequency binds only owners who consent to it and later purchasers. The practical result is that two owners in one building can hold different rental freedom, so a minimum stay printed on an association website does not prove the rule for a given unit.

None of the 25 largest Fort Myers Beach associations published a minimum stay on a page we could read. The records that settle it are the recorded declaration and rules, the estoppel certificate, and a written answer from the association manager for the specific unit.

San Carlos Island rules (Lee County)

San Carlos Island, including Siesta Isles, is unincorporated Lee County, so the Town's short-term rental registration, height and permit rules do not apply there. Lee County rules apply instead, and we did not confirm the current county short-term rental text. Ask Lee County Community Development and the neighborhood's governing documents before you plan a rental there.

Rebuilding and remodeling: the Fort Myers Beach 50 percent rule

The Fort Myers Beach 50 percent rule says that repairs or improvements costing 50 percent or more of a building's market value require the whole building to meet current flood standards, usually by elevating it to or above base flood elevation. The Town counts permitted work from the prior five years toward that test, and buyers should confirm any project in writing with the Town.

The Town applies this federal floodplain standard to the whole island, because the entire Town is a FEMA Special Flood Hazard Area. For a buyer of an older house, the rule decides whether a renovation is a remodel or a rebuild on pilings.

How the Town counts improvements

The Town's substantial improvement and substantial damage page states that its calculation must include permits obtained in the past five years. An older Town FAQ says a structure can be improved up to 50 percent every five years, which points the same way. A 2023 Town FAQ ties the definition to Ordinance 17-09 and describes no cumulative clause, and a 2021 FAQ mentioned an added 20 percent on the assessed value that the current Town page does not repeat.

Because the Town's own documents differ, we print no formula. Ask Community Development (239-765-0202, FIRM@fortmyersbeachfl.gov) for a written determination on the specific project before you rely on any single calculation. For San Carlos Island parcels, Lee County's floodplain rules apply instead, and the county's definition uses a cumulative cost over a period, so do not assume the Town's five-year lookback equals the county's.

What counts as value and cost

Per the Town's 2023 FAQ, market value is the Lee County Property Appraiser's assessment of the structure or an independent appraisal by a Florida-licensed appraiser, and replacement cost and reproduction cost are not accepted. Costs include materials, labor, built-in appliances, overhead, profit and demolition. Land improvements such as driveways, pools and seawalls, and accessory structures, are excluded. A project that triggers the rule requires the entire building to be elevated to or above base flood elevation, and enclosures below that elevation are limited to storage, parking and access.

Historic structures may be exempt. A flood insurance policy can include Increased Cost of Compliance coverage for substantially damaged structures, and the amount should be confirmed with the insurer.

Elevation, height and the coastal construction line

The Florida Building Code requires the lowest floor at base flood elevation plus 1 foot of freeboard. The Town's own example is a zone with a base flood elevation of 11 feet, which requires a floor at 12 feet. In coastal high hazard zones, new construction must sit landward of mean high tide and the 1978 coastal construction control line, with the lowest horizontal supporting member at or above base flood elevation on pilings, open below, with breakaway walls and an engineer or architect certification (Land Development Code Section 6-472(7); confirm the current numbering in Municode).

Structures seaward of the state's coastal construction control line also need a Florida Department of Environmental Protection permit under section 161.053 of the Florida Statutes. In the Town's Commercial Boulevard district, Ordinance 24-26 (adopted October 28, 2024) sets maximum heights of 30 feet above base flood elevation on the bay side and 40 feet above base flood elevation on the beach side, with no more than three stories. We did not verify residential-district height limits, so ask the Town for the parcel's zoning district and any planned development approval.

Ask for the elevation certificate

A property's elevation certificate shows its lowest floor and the flood data used to rate its insurance. The Town posts certificates on file, grouped by street, and Florida requires surveyors to upload every certificate to a state database. A buyer who asks for the certificate before an offer learns both the elevation and whether past work was documented. The parcel-check list in the flood section below links each source.

What does it cost to own on Fort Myers Beach?

Owning on Fort Myers Beach adds property tax at 13.3108 mills in the Town taxing district (13.2284 on San Carlos Island), flood and wind insurance, and for condos an association budget. Data updated: October 2026. The 2026 tax rate is about 1.33 percent of taxable value before exemptions, and condo dues are not published in one place.

The tax figures below come from the Lee County Property Appraiser's 2026 millage book (printed October 9, 2026) and its 2025 book. Both state that their listings do not include non-ad valorem special assessments, which appear on the Tax Collector bill and vary by parcel.

2026 property tax rates in the Town district

A mill is $1 of tax per $1,000 of taxable value. The table lists the Town of Fort Myers Beach taxing district (District 032) for 2026 against 2025.

Taxing authority	2025 mills	2026 mills	Change
Lee County general	3.7623	3.7623	0.0000
Public school, local board	2.2480	2.2480	0.0000
Public school, state law	3.0710	3.0230	-0.0480
Town of Fort Myers Beach	1.0294	1.0655	+0.0361
South Florida Water Management District (three lines)	0.2301	0.2301	0.0000
Fort Myers Beach Fire Control District	2.7600	2.6500	-0.1100
Fort Myers Beach Mosquito Control	0.1123	0.1123	0.0000
Fort Myers Beach Public Library District	0.1612	0.1612	0.0000
Lee County Hyacinth Control	0.0192	0.0190	-0.0002
West Coast Inland Navigation District	0.0394	0.0394	0.0000
Total	13.4329	13.3108	-0.1221

Source: Lee County Property Appraiser 2026 and 2025 millage books, District 032. The Town's own rate rose from 1.0294 to 1.0655 mills (Resolution 26-209, after a 1.34 mill advertised maximum in Resolution 26-142), but the Fire District cut 0.11 mills and the state-law school rate fell 0.048, so the district total fell 0.1221 mills. The Fire District's 2.65 mills are about 19.9 percent of the 13.3108 total.

2026 property tax rates on San Carlos Island

San Carlos Island parcels are unincorporated, so they pay Lee County lines instead of a Town levy. The table lists District 078 for 2026.

Taxing authority	2026 mills
Lee County general	3.7623
Public school, local board	2.2480
Public school, state law	3.0230
Lee County All Hazards Protection District	0.0693
Lee County Unincorporated MSTU	0.8398
San Carlos Island Lighting Unit MSTU	0.0740
South Florida Water Management District (three lines)	0.2301
Fort Myers Beach Fire Control District	2.6500
Fort Myers Beach Mosquito Control	0.1123
Fort Myers Beach Public Library District	0.1612
Lee County Hyacinth Control	0.0190
West Coast Inland Navigation District	0.0394
Total	13.2284

Source: Lee County Property Appraiser 2026 millage book, District 078 (2025 total: 13.3976; change: -0.1692). Other districts exist on the island side of the book, so the parcel's taxing district code on its Tax Collector bill decides which table applies.

How the worked examples are built

Every example uses the same assumptions. Taxable value equals the stated price, which is a simplification because the Property Appraiser sets just value each January 1 and it can differ from a sale price. The millage is the 2026 adopted rate. School millage is 2.2480 plus 3.0230, or 5.2710, and non-school millage is 13.3108 less 5.2710, or 8.0398 in the Town district (13.2284 less 5.2710, or 7.9574, on San Carlos Island).

The homestead cases model the first $25,000 exemption, which applies to all levies including school, plus the additional exemption of up to $26,411 for tax year 2026, which applies to non-school taxes only (Lee County Property Appraiser exemption page). School taxable value is the price less $25,000. Non-school taxable value is the price less $51,411. The examples exclude non-ad valorem assessments, the 4 percent November early-payment discount, Save Our Homes cap effects in later years and Amendment 3. A purchase resets just value toward market, so budget on the price paid and not on the seller's bill.

Worked yearly tax example 1: a $550,000 home in the Town district

The price is the 12-month median home sale on the Lee County record (September 25, 2025 to September 25, 2026). Without homestead, the bill is $550,000 taxed at the full rate: 550 x 13.3108 = $7,320.94. Line by line, in thousands of dollars of value times mills:

Line	Calculation	Annual
Lee County general	550 x 3.7623	$2,069.27
School, both lines	550 x 5.2710	$2,899.05
Town of Fort Myers Beach	550 x 1.0655	$586.03
Fire Control District	550 x 2.6500	$1,457.50
Library District	550 x 0.1612	$88.66
Mosquito Control	550 x 0.1123	$61.77
South Florida Water Management District	550 x 0.2301	$126.55
Hyacinth Control	550 x 0.0190	$10.45
West Coast Inland Navigation District	550 x 0.0394	$21.67
Total without homestead	550 x 13.3108	$7,320.94

The line items differ from the total by a cent because of rounding. With homestead, school taxable value is 550,000 less 25,000, or 525,000, so school tax is 525 x 5.2710 = $2,767.28. Non-school taxable value is 550,000 less 25,000 less 26,411, or 498,589, so non-school tax is 498.589 x 8.0398 = $4,008.56. The total with homestead is $2,767.28 + $4,008.56 = $6,775.83, or about $6,776. The homestead benefit is about $545 a year.

Worked yearly tax example 2: a $1,045,000 home in the Town district

The price is the 12-month single-family median sale. Without homestead: 1,045 x 13.3108 = $13,909.79. With homestead, school taxable value is 1,045,000 less 25,000, or 1,020,000, so school tax is 1,020 x 5.2710 = $5,376.42. Non-school taxable value is 1,045,000 less 51,411, or 993,589, so non-school tax is 993.589 x 8.0398 = $7,988.26. The total with homestead is $5,376.42 + $7,988.26 = $13,364.68, or about $13,365.

The benefit is again about $545, because the exemption is a fixed dollar amount. A buyer who will not use the home as a permanent residence on January 1 does not qualify, and a second-home or rental buyer should budget on the no-homestead figure.

Worked yearly tax example 3: the same homes on San Carlos Island

On San Carlos Island the full rate is 13.2284 mills and non-school millage is 7.9574. A $550,000 home without homestead owes 550 x 13.2284 = $7,275.62. With homestead, school tax is $2,767.28 as above and non-school tax is 498.589 x 7.9574 = $3,967.47, for a total of $6,734.75, or about $6,735.

A $1,045,000 home without homestead owes 1,045 x 13.2284 = $13,823.68. With homestead, school tax is $5,376.42 and non-school tax is 993.589 x 7.9574 = $7,906.39, for a total of $13,282.81, or about $13,283. At 2025 rates the Town district bill on an unchanged $550,000 taxable value with no homestead was $7,388.10, so the 2026 bill is about $67 lower.

Non-ad valorem assessments are not in these numbers

The millage book's footer says its listing does not include non-ad valorem special assessments, and we could not retrieve an itemized Fort Myers Beach parcel bill, so we print no dollar figure for them. The Lee County Tax Collector bill shows them in a separate section. San Carlos Island owners may also see county utility or solid waste assessments, which are not confirmed here. Pull the current Tax Collector bill for the parcel before you set a budget.

Tax bills mail around November 1, and the Tax Collector discounts early payment at 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. Taxes are due March 31 and delinquent April 1.

On the November 3, 2026 ballot

Two measures that touch Fort Myers Beach taxes are on the November 3, 2026 ballot, and neither is decided as of October 28, 2026. We describe them neutrally and will update this page after the election. The examples above use current law.

The first is Chapter 2026-192, Laws of Florida, which asks voters whether to expand the Iona-McGregor Fire Protection and Rescue Service District to include all Fort Myers Beach Fire Control District territory and abolish the Fort Myers Beach district. It needs a majority in both districts. The Lee County Supervisor of Elections publishes the ballot language. The two fire districts publish conflicting factual sheets about cost and service levels, and neither rate they project is adopted. The Fort Myers Beach Fire rate is 2.65 of the 13.3108 mills, and Iona McGregor Fire is 2.50 mills in 2026.

The second is Florida's Amendment 3, titled "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments." Per the Department of State summary, it would raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, lower the non-homestead assessment cap from 10 percent to 5 percent and restrict local government spending to listed purposes. It needs 60 percent approval. We make no prediction on either measure.

Flood insurance and the Town's CRS discount

The Town of Fort Myers Beach is a Community Rating System Class 5 community, which FEMA lists as a 25 percent discount, effective April 1, 2026 on FEMA's April 2026 list of eligible communities. FEMA's program gives discounts of 5 to 45 percent in 5 percent steps, so Class 5 equals 25 percent. On the same list, Estero and Fort Myers are Class 6 at 20 percent, while unincorporated Lee County (which includes San Carlos Island), Sanibel, Cape Coral and Bonita Springs are Class 5. FEMA lifted the Town's CRS probation on November 18, 2025.

Flood zone alone no longer sets the federal price. FEMA's Risk Rating 2.0, phased in from October 1, 2021 through April 1, 2023, prices each home using elevation, distance to water and rebuilding cost, and most annual increases are capped at 18 percent. A new federal policy generally takes effect after a 30-day waiting period, with exceptions such as a policy bought in connection with a loan closing. We print no premiums, because they depend on the building's elevation and characteristics.

The National Flood Insurance Program authorization date

The National Flood Insurance Program is authorized through December 11, 2026, per a Congressional Research Service Insight dated September 11, 2026. In past lapses, the program could not issue new or renewal policies, and borrowers could not close, renew or increase loans on property in a Special Flood Hazard Area until Congress acted. The entire Town is in a Special Flood Hazard Area, so a buyer planning a closing after December 11, 2026 should check the program's status before contract.

Citizens and the flood-policy requirement

Citizens Property Insurance Corporation, the state insurer of last resort, must apply a flood requirement under section 627.351 of the Florida Statutes. The phase-in requires flood coverage on personal-lines residential policies effective on or after January 1, 2026 where the dwelling replacement cost is $400,000 or more, and on or after January 1, 2027 for all other personal-lines residential property it insures. Properties in a Special Flood Hazard Area have required flood coverage since April 1, 2023 at new issuance and July 1, 2023 at renewal. Policies written on a condominium unit-owner form and policies that do not cover wind are not subject to it.

Because the whole Town is a Special Flood Hazard Area, a Citizens policy on a Fort Myers Beach house already needs flood coverage at renewal. The flood coverage must meet at least the federal dwelling coverage available or the private flood requirements in section 627.715. Citizens also cannot write a policy where a private insurer offers comparable coverage at a premium not more than 20 percent above Citizens' premium. Citizens' board approved a statewide average personal-lines decrease of 2.6 percent effective June 1, 2026, subject to state approval. We print no Fort Myers Beach premium.

Condo association dues are not published centrally

No single public source lists condo association dues for Fort Myers Beach buildings. The state's DBPR registry gives declared units, recorded dates and managing entities, but not dues. A buyer should get the budget directly from the association or the title agent, and the budget shows what the monthly dues cover: reserves, the master insurance policy, utilities and management.

Our county-record analysis does not include dues, and we do not estimate them. When you compare two buildings, compare the dues together with the reserve schedule, the master policy deductible, any loan on the books and the assessment history from the minutes, because a low dues figure can reflect underfunded reserves. Dues also sit on top of the tax and insurance figures above, so an annual cost estimate for a condo has to add all three.

Is Fort Myers Beach in a flood zone?

Fort Myers Beach is almost entirely in FEMA flood zones VE and AE, with small patches of shaded Zone X, on the effective flood map that took effect November 17, 2022. The Town's code states the entire Town is a Special Flood Hazard Area, so lenders generally require flood insurance on federally backed mortgages. Check the exact parcel.

San Carlos Island is unincorporated Lee County, but FEMA's layer shows the same mix of VE and AE zones there. The zone, the base flood elevation and the elevation certificate for a specific property are what decide its insurance and its rebuild options.

What FEMA's 2022 maps show

The Town reports that the Flood Insurance Study and the new flood map for Fort Myers Beach became effective on November 17, 2022, after a FEMA Letter of Determination dated May 17, 2022. The panels are 12071C0553G, 12071C0554G, 12071C0558G, 12071C0566G, 12071C0567G and 12071C0569G. The Town's map shows VE properties in red and AE properties in blue, and where a property sits in two zones the more restrictive applies.

We queried FEMA's National Flood Hazard Layer on October 28, 2026 by area, counting mapped polygons and not parcels. Every polygon that carries a base flood elevation on Estero Island and San Carlos Island is VE or AE, with only a few thin shaded Zone X polygons.

Area queried	Polygons	Zones present	Static base flood elevations (NAVD88)
Estero Island, north half	20	VE (9), AE (9), shaded X (1), open water (1)	VE 12 to 17 ft; AE 10 to 13 ft
Estero Island, south half toward Big Carlos Pass	26	VE (10), AE (11), X (4), open water (1)	VE 12 to 17 ft; AE 10 to 12 ft
San Carlos Island and Matanzas Pass area	20	VE (9), AE (9), X (1), open water (1)	VE 12 to 16 ft; AE 10 to 13 ft

Source: FEMA National Flood Hazard Layer, queried October 28, 2026. Across the island, VE base flood elevations run 12 to 17 feet and AE run 10 to 13 feet. The general pattern is VE on the Gulf side and AE toward the bay, but we did not extract polygon geometry to prove which polygon sits on which side, so read your own parcel.

What the zone letters mean

Per FEMA, Zone VE is the Coastal High Hazard Area, where wave action and fast-moving water can cause extensive damage in the base flood, which has a 1 percent annual chance. Zone AE has at least a 1 percent annual chance of flooding with wave heights under 3 feet. Shaded Zone X is moderate risk and outside the Special Flood Hazard Area, so the federal mortgage requirement does not apply, though a lender or insurer may still require coverage.

Coastal A Zone and the LiMWA line

The 2022 maps added a Coastal A Zone and a Limit of Moderate Wave Action, known as the LiMWA. The LiMWA marks the inland limit of the area where waves can reach 1.5 to 3 feet in a base flood. A buyer should expect the line to influence building design and flood premiums, and should ask the Town or an engineer how it crosses the parcel.

The 2027 Lee County map revision does not cover the beach

A pending Lee County map revision is effective March 2, 2027, per a Lee County page summarized by a brokerage and reported by us as supporting. It covers six unincorporated mainland panels (12071C0576, 0577, 0578, 0579, 0581 and 0583) tied to Mullock Creek. Those are not the Fort Myers Beach panels, so the March 2027 revision does not change the beach maps. Confirm the status on the Lee County pending-revisions page.

Evacuation zone

News records place Estero Island in Lee County evacuation Zone A, the first zone ordered out. WGCU reported on September 27, 2022 that all of Zone A was under a mandatory evacuation ahead of Hurricane Ian, generally islands and coastal areas including Fort Myers Beach and Sanibel. Lee ordered Zones A and B for Hurricane Milton in 2024, and the Town ordered the entire island out. We label this as supporting, because Lee County's own zone dataset page would not load for us.

San Carlos Island zone letters were not found. Evacuation zones are based on surge and are separate from FEMA flood zones, so Lee County's Zone A has no connection to FEMA's Zone A. Look up the exact parcel on Lee County Emergency Management's map or the state's Know Your Zone tool.

Storm history: Charley, Ian, Helene and Milton

The official record differs sharply by storm, and we state each at the level the source reports. We make no safety claim from it.

Storm	Date	Reported water level	Source
Hurricane Charley, Category 4	August 13, 2004	Maximum surge of 6 to 7 ft on Sanibel and Estero Islands, lower than expected	NOAA
Hurricane Ian, Category 4, 150 mph	September 28, 2022	About 15 ft above ground at Fort Myers Beach (10 to 15 ft range); USGS pier sensor 12.70 ft above MHHW	National Hurricane Center
Hurricane Helene	September 2024	3 to 5 ft above ground, Englewood to Bonita Beach (regional)	National Hurricane Center
Hurricane Milton, Category 3 at landfall	October 10, 2024 UTC	4 to 6 ft above ground, Fort Myers area (regional)	National Hurricane Center

Charley made landfall near Cayo Costa on August 13, 2004, and NOAA recorded a smaller surge than forecast because the storm moved fast and the tide was falling. Ian made landfall at Cayo Costa on September 28, 2022. The National Hurricane Center's report puts peak inundation at 10 to 15 feet above ground on Fort Myers Beach and Estero Island, and the USGS sensor at the Fort Myers Beach Pier read 12.70 feet above mean higher high water. We print no structure-damage count because our sources conflict.

Helene and Milton were far smaller. The National Hurricane Center gives regional ranges only: 3 to 5 feet above ground for Helene from south of Englewood to Bonita Beach, and 4 to 6 feet above ground for Milton from Boca Grande to Bonita Beach, with a reading of 5.27 feet above mean higher high water at the Fort Myers gauge. Neither report gives a figure for Fort Myers Beach itself, so we print none. Milton again closed Fort Myers Beach Elementary, and the Town ordered the whole island to evacuate.

How to check a single parcel

Run these checks for any address before you offer, and keep the printouts with your file:

• Look up the zone and download the panel at the FEMA Map Service Center, then compare it with the color-coded map on the Town's flood information page.
• Request the property's certificate from the Town's elevation certificate archive, grouped by street. Town Hall is at 6231 Estero Blvd, 239-765-0202, Monday to Friday 8:30 to 4:30 per the Town page.
• Check the state's database, since section 472.0366 has required surveyors to upload every elevation certificate since January 1, 2023, through the Florida Division of Emergency Management.
• For San Carlos Island parcels, use Lee County's floodplain management page for the current zone and panel.
• Find the evacuation zone at the state's Know Your Zone tool, and confirm it on the Lee County map.
• Ask your insurance agent for a Risk Rating 2.0 quote on the specific building before the contract deadline.
• Ask the seller for the flood disclosure Florida requires under section 689.302.

Why the certificate beats the map

A flood map shows a zone for an area, and the zone can change inside one parcel, while the elevation certificate records the actual lowest floor against the base flood elevation. Two neighboring buildings in the same zone can have very different insurance and rebuild positions. That is why we send buyers to the certificate, and why we cannot give a zone for an unnamed address on this page.

Fort Myers Beach after Hurricane Ian: the rebuild in 2026

Fort Myers Beach is rebuilding in stages as of October 2026: the new Big Carlos Pass bridge is open, the pier broke ground on August 21, 2026, Margaritaville has operated since December 2023, and three large hotel sites are stalled or contested. The Chamber says lodging is at 65 to 70 percent of pre-Ian levels. Data updated: October 2026.

Hurricane Ian made landfall on Cayo Costa as a Category 4 storm with 150 mph winds on September 28, 2022, and the National Hurricane Center puts the surge at about 15 feet above ground level at Fort Myers Beach. Four years later the picture is uneven. Homes and condos are coming back faster than commercial projects, which depend on financing, construction costs and height approvals. The Lee County record shows the pace: 100 single-family, 62 condo, 72 mobile-home and 1 multi-family parcels now carry a 2023 to 2026 built year. The Town's population shows the other side, 5,582 at the 2020 Census and 4,330 on the April 1, 2025 state estimate.

Bridges

Both roads onto Estero Island now have finished bridge work. Lee County opened the new fixed-span Big Carlos Pass bridge to traffic on November 14, 2025, and held the ribbon cutting on June 30, 2026. It replaces the old movable bridge, has 60 feet of vertical clearance and a 75-year design life, and carries bike lanes, a 6-foot sidewalk and a 10-foot shared-use path, according to the county's project site.

At the north end, the Matanzas Pass bridge on San Carlos Boulevard (State Road 865) is a fixed span with 65 feet of clearance. The Florida Department of Transportation lists its $13 million project as complete, with a new signal at Main Street, bike lanes on San Carlos Boulevard, a wider walk and bike path on the bridge, and seasonal lane use. Estero Boulevard itself is still under repair: Lee County approved contracts on October 21, 2025 for a $13.7 million project, with construction starting in November 2025 and expected to run at least a year, according to Fort Myers Beach Talk.

The pier and Times Square

The Fort Myers Beach Pier was destroyed by Ian and is under construction. Lee County commissioners approved a contract of more than $11.5 million with R-J Gorman on April 7, 2026, according to WGCU, and the groundbreaking was August 21, 2026 after an Army Corps of Engineers permit arrived in July. Reports describe a pier about 1,000 feet long, and local reporting expects it to open in late summer 2027. Treat that as an expected date, not a promise.

Times Square, the commercial heart of the north end, is getting new buildings around it. Sunset Beach Resort, a $13 million three-story project at 1028 Estero Boulevard on the former PierSide Grill site, held its groundbreaking on July 6, 2026, according to the News-Press. Construction permits were not yet in hand that day, and the owner's reported hope is to finish near the pier's opening. The Lynn Hall Memorial Park lot beside the pier site is closed until spring 2027, according to the Chamber of Commerce.

Hotels and resorts

Margaritaville Beach Resort, at 251 Crescent Street, opened to guests in December 2023 with 254 rooms; the operator says it was about halfway built when Ian hit. Pink Shell Beach Resort and Marina reopened its marina for the 2024 boating season, according to trade press, and Lani Kai Island Resort says on its own site that it was rebuilt from the ground up.

New hotel approvals continue at a smaller scale. On September 9, 2026, the Town Council gave final approval to One Particular Harbour, a six-story, 60-room hotel at 1207 Estero Boulevard on the former Silver Sands site, by a 3 to 0 vote with the mayor recused, according to Gulfshore Business. The same meeting approved a site plan for the Wyndham Garden property at 6890 Estero Boulevard on a 4 to 0 vote. The owners told the press that a hotel is not financially viable there now, so phase one is a beach recreation area with food vendors and water sports.

Projects stalled or under review

Three large sites show how hard commercial rebuilding is. Each item below is a news report or an official record dated as shown.

Site	Plan on record	Status as of October 28, 2026
Red Coconut, 3001 Estero Blvd (10 acres)	Seagate Development Group bought it for $52 million in September 2023; the Town Council approved a plan on December 16, 2024; we did not verify the approved height	Listed with Colliers on May 7, 2026, seeking a buyer or partner (WBBH)
Outrigger site, 6200 Estero Blvd (3.6 acres)	London Bay bought it for $38.2 million in July 2023; plan for 150 hotel rooms and 46 homes at 14 stories (Gulfshore Business)	Local Planning Agency voted 5 to 2 against on May 12, 2026; developer cancelled its August 5 hearing and says it will pursue a Live Local Act path
Arches at Bayfront, near the Matanzas Pass bridge	263-unit hotel with 75 wet slips (Gulfshore Business)	Approved, but reported as waiting on financing

Other filings are smaller. Fish-Tale Marina at 7225 Estero Boulevard, on Estero Island rather than San Carlos Island, won a Town rezoning (Ordinance 25-14) in August 2025 for dock repairs and dry storage. On San Carlos Island, Lee County's Maritime Park project has $7.5 million in federal funds and an estimated summer 2028 finish for initial improvements, according to Gulfshore Business. Verify any approval in the Town's record before you buy near a site, because plans change.

A timeline of the Fort Myers Beach rebuild

Date	Event	Record
September 28, 2022	Hurricane Ian lands on Cayo Costa as a Category 4 storm; about 15 feet of surge above ground at Fort Myers Beach	National Hurricane Center
May 25, 2023	Publix at 4791 Estero Blvd reopens, 239 days after Ian	Trade press
June 15, 2023	Big Carlos Pass bridge groundbreaking	Lee County
December 2023	Margaritaville Beach Resort opens with 254 rooms	Operator
November 14, 2025	New Big Carlos Pass bridge opens to traffic	Lee County
November 18, 2025	FEMA lifts the Town's flood insurance program probation	Town page, local news
December 1, 2025	Town Council adopts the Comprehensive Plan 2045 update (Ordinance 24-10)	Town ordinance
April 1, 2026	Town's Community Rating System discount (Class 5, 25 percent) takes effect	FEMA April 2026 list
May 12, 2026	Local Planning Agency votes 5 to 2 against the Outrigger site plan	Gulfshore Business
June 30, 2026	Big Carlos Pass bridge ribbon cutting	Lee County
July 6, 2026	Sunset Beach Resort groundbreaking at Times Square	News-Press
August 21, 2026	Pier groundbreaking	Fort Myers Beach Talk
September 8, 2026	Bowditch Point Regional Park closes for restoration, about 11 months	Lee County
September 9, 2026	One Particular Harbour approved 3 to 0; Wyndham Garden site plan approved 4 to 0	Gulfshore Business
Late summer 2027 (expected)	Pier opening	Local reporting

Beaches, parks and boating on Fort Myers Beach

Fort Myers Beach has about seven miles of Gulf beach, according to the Town, with 29 Town-maintained public beach accesses, but two big county park lots are closed for restoration and the pier is under construction. Boaters face fixed bridges of 60 and 65 feet, and Estero Island has no public boat ramp. Details below are dated October 28, 2026.

Beach access and parking

The Town of Fort Myers Beach says it maintains 29 public beach accesses on Estero Island, including Newton Beach Park and Seven Seas Cottage, and its page reads "Beach Accesses are NOW OPEN." Visit Fort Myers counts "more than 30" because it includes county parks. The Town's undated parking sheet lists 400 pay spaces across the lots and street ends. Five accesses (Dakota Avenue, Bayview Avenue, Seaview Street, Mango Street and Delmar Avenue) have Mobi-Mat walkways, according to the Chamber.

Town-managed parking rose from $5 to $6 per hour on October 1, 2026, plus a $0.25 service fee, and the resident pass rose from $50 to $75, according to WBBH and WINK reports from September 2026. The Town and Chamber pages still showed the older rates, so confirm with the Town. Lee County lots charge their own rate, but two are closed. Bowditch Point Regional Park at 50 Estero Boulevard closed to parking and park amenities on September 8, 2026 for about 11 months of restoration, with pedestrian beach access kept along the south side, according to Lee County. The Lynn Hall lot is closed until spring 2027, per the Chamber.

The Town's visitor rules brochure (May 2021) bars motor vehicles, including golf carts, from the beach and dunes, bans open containers of alcohol on the beach, sidewalks and parking lots, requires leashed dogs and keeps dogs out of the Little Estero Critical Wildlife Area. Sea turtle nesting season runs May 1 to October 31, with lighting limits for beachfront homes.

Parks and recreation

Bay Oaks Recreation Center at 2731 Oak Street has been fully open since its October 15, 2025 grand re-opening, though the pool is still being replaced. Newton Beach Park, the Town's mid-island park, had not been rebuilt as of October 9, 2026, when a radio report described a parking lot with portable restrooms and an expected rebuild of about 18 months once it starts.

The Mound House at 451 Connecticut Street keeps its museum open Wednesday to Saturday from 9 AM to 4 PM and its grounds daily from 7 AM to 6 PM, though its underground shell mound is closed. Matanzas Pass Preserve, a 59-acre Lee County preserve at 199 Bay Road, is listed as open sunrise to sunset, but a June 2026 visitor report said it was still closed for repairs, so confirm before you go. Lovers Key State Park, across Big Carlos Pass at 8700 Estero Boulevard with a Bonita Springs address, charges $8 per vehicle and is open 8 AM to sunset.

Boat ramps, marinas and the mooring field

Estero Island has no public boat ramp. The nearest are the private ramp at Salty Sam's Marina, 2500 Main Street on San Carlos Island ($35 ramp pass, 8 AM to 5 PM), and the ramp at Lovers Key State Park. Lee County bought the former Olsen Marine parcel at 1100 Main Street for $1.7 million in September 2026 but dropped the adjoining lots a public ramp would need, according to the News-Press.

The Town's Matanzas Pass mooring field has 89 balls for vessels up to 70 feet, west of the Matanzas Pass bridge. Rates are $35 per night (up to 27 nights) or $532.84 for 28 days, booked through Dockwa, with weekly pump-out, proof of registration and at least $100,000 of liability insurance required. Marinas include Moss Marina at 450 Harbor Court, Fish Tale Marina at 7225 Estero Boulevard (95 wet slips to 42 feet and 292 dry-stack slips to 85 feet), the Pink Shell marina with 41 slips for vessels to 120 feet, and Salty Sam's with wet and dry storage.

Gulf-front homes have no dockage, so a buyer who needs a dock should verify the canal, seawall and dock permit. The waters around the island sit inside the Estero Bay Aquatic Preserve, Florida's first (1966, 13,829 acres), where Chapter 18-20 of the Florida Administrative Code limits dredging, filling and new docks. Manatee speed zones apply under state rule 68C-22.005, and the Town added a local slow-speed zone in 2020.

Bridge clearances and Gulf access

Both routes to the Gulf pass under fixed bridges. The Matanzas Pass bridge has 65 feet of clearance, and the new Big Carlos Pass bridge has 60 feet, so the lower figure limits a sailboat's air draft on the south route. The Army Corps keeps the federal Matanzas Pass channel at 12 feet plus 2 feet of allowable overdepth and dredged about 120,000 cubic yards in August and September 2023. Depths change, so check a current NOAA chart, and check navigation aids at Big Carlos Pass, where a July 2025 Coast Guard notice listed missing buoys.

Buyers weighing sailboat or canal alternatives can also compare Cape Coral homes for sale, a mainland city with its own canal network and its own bridge details to verify.

Everyday services on Fort Myers Beach

Fort Myers Beach has a full-size Publix, a CVS with a pharmacy and drive-through, and two weekly farmers markets, but no hospital on Estero Island. The nearest emergency department is HealthPark Medical Center, 6.2 modeled road miles and 14 minutes from Times Square. Hours and tenants change, so confirm with each business.

Groceries and pharmacy

Publix (store 740) at 4791 Estero Boulevard lists 7 AM to 9 PM daily, and its store page shows no pharmacy. It reopened on May 25, 2023, 239 days after Ian closed it. CVS Pharmacy at 7001 Estero Boulevard reopened with a new pharmacy and drive-through, and its locator lists pharmacy hours to 7 PM with a lunch closure. According to Fort Myers Beach Talk (October 15, 2026), farmers markets run at Santini Marina Plaza, 7205 Estero Boulevard (Sunday, Tuesday and Thursday, 9 AM to 1 PM) and at Times Square (Friday and Saturday, 9 AM to 2 PM). We did not find a verified tenant list for Santini Marina Plaza.

Hospitals and emergency care

Emergency care for Fort Myers Beach homes is hospital-based on the mainland. The Fort Myers Beach Fire Control District covers both Estero and San Carlos Islands, and we found no hospital or Lee Health urgent care on either island. Lee Health also lists a new hospital, Lee Health Fort Myers, as opening in 2028, without a location.

Facility	Type	Licensed beds (Lee Health)	Road miles from Times Square	Modeled minutes
HealthPark Medical Center, 9981 S HealthPark Dr	Hospital with emergency department	326	6.2	14
Gulf Coast Medical Center, 13681 Doctor's Way	Hospital	699	11.3	22
Lee Memorial Hospital, 2776 Cleveland Ave	Hospital	336	15.1	29
Coconut Point area, Estero (Lee Health emergency department)	Emergency department	n/a	17.8	32

Source: OSRM free-flow routing on OpenStreetMap roads from Times Square, October 28, 2026; times are modeled without traffic, so real trips run longer. Beds come from Lee Health's fast facts page.

Getting around: tram, trolley and park and ride

LeeTran's Beach Trolley is seasonal. The Chamber's page, modified October 27, 2026, says tram service has stopped until November 2026, and it lists fares of $0.75 per ride and $2 for a day pass; route numbers and schedules differ between pages, so check LeeTran before relying on a stop. The LeeTran Beach Park and Ride at 11101 Summerlin Square Drive offers 125 or more free parking spaces. Lee Health says bus Route 400 then Route 50 connects the beach to HealthPark. Two bridges, Matanzas Pass at the north and Big Carlos Pass at the south, are the only roads on and off the island.

Which schools serve Fort Myers Beach addresses?

Lee County assigns public schools to Fort Myers Beach addresses through school choice zones, so the answer depends on the exact address and the district's lookup tool. Fort Myers Beach Elementary has been closed since October 2024, and on May 12, 2026 the School Board voted to transfer the campus to the Town.

How Lee County assigns schools

The Lee County School District runs three choice zones, and its school-zones page says students in any zone may request barrier-island schools, including Fort Myers Beach Elementary, with no transportation provided for that choice. Middle and high school assignments appear in the district's 2026-27 student enrollment plan. Enter the exact address in the district's school locator before you make an offer, because boundaries are published as maps and can change. This page lists no state letter grades because we could not verify them against the Florida Department of Education's own files.

Fort Myers Beach Elementary

The campus was damaged by Ian on September 28, 2022, reopened in December 2023 under an agreement between the district and the Town, and closed again in October 2024 after water intrusion from Helene and Milton. Students were placed first at San Carlos Park Elementary and then at Heights Elementary in 2025, according to a Fort Myers Beach Talk editorial. The School Board's unanimous May 12, 2026 vote approved a working agreement to transfer control to the Town; WINK reported that the Town hopes to open a charter school in "the next year or two," and no operator, grades or enrollment have been published. Demolition was paused in February 2026, according to the News-Press.

Where is Fort Myers Beach?

Fort Myers Beach sits on Estero Island in Lee County, Florida, ZIP 33931, between the Gulf of Mexico and Estero Bay, with Matanzas Pass at the north end and Big Carlos Pass at the south. Downtown Fort Myers is 15.3 modeled road miles from Times Square, and Southwest Florida International Airport (RSW) is 18.0 miles and 33 minutes away.

From Times Square to	Road miles	Modeled minutes
Publix, 4791 Estero Blvd	2.3	8
HealthPark Medical Center (nearest hospital emergency department)	6.2	14
Sanibel Causeway start at Punta Rassa	8.8	16
Downtown Fort Myers (River District)	15.3	30
Coconut Point, Estero	17.8	32
Southwest Florida International Airport (RSW)	18.0	33
Naples, near Fifth Avenue South	27.2	54

Source: OSRM free-flow routing on OpenStreetMap roads from Times Square (Estero Boulevard at Old San Carlos Boulevard), queried October 28, 2026, car profile, no tolls or traffic modeled. These are modeled times that traffic adds to, and season traffic on Estero Boulevard and San Carlos Boulevard can add a lot, so treat them as a floor.

Is Fort Myers Beach a city?

No. Fort Myers Beach is a town. The Town of Fort Myers Beach was incorporated on December 31, 1995 under Chapter 95-494, Laws of Florida, as recited in Town Resolution 98-13, and before that Estero Island was unincorporated Lee County. San Carlos Island, across Matanzas Pass, is not part of the Town and remains unincorporated. Both islands share the Fort Myers Beach Fire Control District, and the Lee County roll shows 9,453 of the 11,584 Fort Myers Beach parcels in the Town taxing district.

Census facts for Fort Myers Beach

The 2020 Census counted 5,582 residents in the Town, and the state's April 1, 2025 estimate is 4,330, down 1,252. The Census Bureau's 2020 to 2024 American Community Survey counts 9,886 housing units, of which 71.4 percent are vacant and 4,753 (48.1 percent) are held for seasonal, recreational or occasional use, with a margin of error of plus or minus 356. The 2020 Census counted 9,460 housing units. The Town covers 6.17 square miles in total, 2.78 of them land. Those survey figures straddle Hurricane Ian, so read them as estimates.

Names that get confused with Fort Myers Beach

Several nearby names sound like Fort Myers Beach but sit in different places: the Village of Estero, San Carlos Park, Belle Lago, Lovers Key, two RV resorts and Bonita Beach. Search by the exact name, the ZIP and the Lee County parcel record, because listings and maps mix these names.

Estero Island and the Village of Estero

Estero Island is the barrier island that holds the Town of Fort Myers Beach. The Village of Estero is a separate municipality on the mainland, east of Estero Bay. The names share a root, but the two places have different governments, tax districts and markets. Our Estero homes for sale guide covers the Village.

San Carlos Island, San Carlos Park and San Carlos on the Gulf

San Carlos Island is the working-waterfront island across Matanzas Pass, in unincorporated Lee County, with the Fort Myers Beach address and ZIP 33931. San Carlos Park is a mainland community with ZIP 33967. San Carlos on the Gulf is a subdivision on the county roll that sits outside the Town limits. Siesta Isles and Tip Top Isles are also outside the Town, so Lee County rules apply to them.

Bella Lago and Belle Lago

Bella Lago is a Bay Beach condominium on Fort Myers Beach. Belle Lago is in Estero. The two names appear together in listing searches when a vowel is mistyped, but they are different places in different towns, so check the city on the listing.

Lovers Key State Park

Lovers Key State Park is a state park across Big Carlos Pass at 8700 Estero Boulevard, with a Bonita Springs address and ZIP 33931. It is not part of the Town. It charges $8 per vehicle, and Florida State Parks lists its trams as discontinued and no food or gift shop service since May 1, 2026.

Fort Myers Beach RV Resort and Siesta Bay RV Resort

Despite the names, Fort Myers Beach RV Resort and Siesta Bay RV Resort have mainland 33908 addresses, not Estero Island addresses. A search for a Fort Myers Beach manufactured home should check the street address and the park, because the Lee County record puts all 601 Fort Myers Beach mobile-home parcels outside the Town on San Carlos Island.

Bonita Beach

Bonita Beach is a different barrier island south of Big Carlos Pass, with its own market. See our Bonita Beach homes for sale page for it. Estero Boulevard continues across Big Carlos Pass toward both Lovers Key and Bonita Beach, which is one reason the names blur.

The history of Fort Myers Beach

Fort Myers Beach began as a Calusa-inhabited barrier island and became a Town on December 31, 1995, under Chapter 95-494, Laws of Florida. Hurricane Ian on September 28, 2022 reset much of its building stock, and rebuilding, bridge work and a new pier are the story of 2026.

Estero Island and the Calusa

The Calusa lived on Estero Island, and the Mound House at 451 Connecticut Street stands on a Calusa shell mound; the Estero Island Historic Society describes it as the oldest remaining structure on the island. According to local history summaries, settlers began homesteading the island in the 1860s, and the island was known as Crescent Beach by 1914. San Carlos Island grew around a shrimp fleet in the 1950s, and Erickson & Jensen, whose roots go back to 1950, is Lee County's last commercial shrimp operation after Trico closed following Ian, according to Gulfshore Business.

Incorporation in 1995

The Town of Fort Myers Beach took effect on December 31, 1995, under Chapter 95-494, Laws of Florida. The Town first adopted its Comprehensive Plan in 1999, and the Town Council adopted the update known as Comprehensive Plan 2045, Ordinance 24-10, on December 1, 2025. A Council workshop to carry the plan into the Land Development Code was postponed indefinitely in October 2026, so height and density rules are district-specific and still in flux.

Hurricane Ian and the recovery

Ian's surge reached about 15 feet above ground at Fort Myers Beach, with a wave-filtered gauge reading of 12.70 feet above mean higher high water at the pier, according to the National Hurricane Center. Hurricane Charley in 2004 had produced 6 to 7 feet of surge on Estero Island, according to NOAA. The Town went on FEMA's flood insurance program probation in November 2024 and came off on November 18, 2025. The Florida Department of Environmental Protection documented island-wide flooding on Estero Island and major beach and dune erosion at the south end after Helene and Milton in 2024. The sections above on the rebuild, bridges and pier cover where things stand in October 2026.

Talk to a Domain Realty Group Fort Myers Beach specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Fort Myers Beach homes on Estero Island and San Carlos Island, from Gulf-front condos to canal-front houses, from our Fort Myers office at 8290 College Parkway, Unit 201. We pulled every recorded Fort Myers Beach sale to build this page.

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Talk to our team about a Fort Myers Beach home

Contact Domain Realty Group or call 239-441-2816, tell us the part of the island, home type and budget you have in mind, and an agent will send matching Fort Myers Beach listings, the recent recorded sales there, and the condo, flood and permit records to request before you tour. You can also search current listings any time.

Thinking of selling a Fort Myers Beach home?

Fort Myers Beach condos, canal homes and mobile homes each price against their own recorded sales, so a price is best set against sales of the same kind of home in the same part of the island. Start with a Domain Realty Group home valuation, or read McGreevy and Comisar's Fort Myers Beach guide.

Frequently Asked Questions about Fort Myers Beach homes for sale

These are the questions Fort Myers Beach buyers ask most, answered from the Lee County Property Appraiser roll, Town of Fort Myers Beach pages, FEMA, the National Hurricane Center, Lee Health and routing from Times Square. Each answer carries the dates used above, so every figure can be checked in the sources below.

What county is Fort Myers Beach in?

Lee County, Florida. Fort Myers Beach sits on Estero Island in Lee County, and the Lee County Property Appraiser keeps the tax roll for both the Town of Fort Myers Beach and unincorporated San Carlos Island. Its ZIP code is 33931, and the Fort Myers Beach Fire Control District covers both islands.

Is Fort Myers Beach a city?

No, it is a town. The Town of Fort Myers Beach was incorporated on December 31, 1995 under Chapter 95-494, Laws of Florida. San Carlos Island, across Matanzas Pass, has a Fort Myers Beach address but is unincorporated Lee County, so the Town's rules do not apply there.

What ZIP code is Fort Myers Beach?

Fort Myers Beach uses ZIP code 33931, a postal area rather than a municipal line. The same ZIP covers the Town on Estero Island, unincorporated San Carlos Island, and Lovers Key State Park, which has a Bonita Springs address. Check the Lee County parcel record to learn whether a specific address is inside the Town.

How many homes are on Fort Myers Beach?

The Lee County roll (October 2026) counts 9,298 homes in the Fort Myers Beach fire district: 5,994 condo, 2,097 single-family, 601 mobile home, 337 two-to-nine-unit multi-family and 269 co-op parcels. Of the 11,584 parcels in total, 9,453 are in the Town taxing district, and the rest are unincorporated.

What is the median home price on Fort Myers Beach?

Lee County recorded 444 qualified Fort Myers Beach home sales from September 25, 2025 to September 25, 2026 at a median of $550,000, or $462 per heated square foot. Single-family homes sold at $1,045,000 and condos at $444,500, so the mix of home types drives the overall median. Data updated: October 2026.

How many homes sold on Fort Myers Beach last year?

Lee County recorded 444 qualified Fort Myers Beach home sales in the 12 months through September 25, 2026, up from 305 in the prior 12 months. Of the 444, 119 were single-family, 266 were condos, 33 were mobile homes and 23 were two-to-nine-unit multi-family. The 24-month total is 749 sales.

What do Fort Myers Beach condos sell for?

There were 266 qualified Fort Myers Beach condo sales in the 12 months through September 25, 2026 at a median of $444,500, or $434 per heated square foot. Gulf-front condos (133 sales) had a $490,000 median, bay condos (57) $500,000 and canal condos (48) $356,500, so water position matters.

What do single-family homes on Fort Myers Beach sell for?

Across 119 qualified Fort Myers Beach single-family sales in the 12 months through September 25, 2026, the median was $1,045,000, or $625 per heated square foot. Eight homes built in 2023 or later sold at a $1,712,000 median, which lifts the figure, so compare a listing with sales of similar-age homes.

What do canal homes on Fort Myers Beach sell for?

Canal single-family homes on Fort Myers Beach had 64 qualified sales in the 12 months through September 25, 2026 at a median of $1,052,500, or $614 per heated square foot. Canal condos had 48 sales at $356,500. Verify canal depth, seawall condition and dock permits for any specific property.

What is the most expensive recent Fort Myers Beach sale?

The highest qualified Fort Myers Beach sale in the 12 months through September 25, 2026 was $6,900,000 for a Gulf-front single-family home built in 2017 with 3,955 heated square feet, recorded December 15, 2025. The highest condo sale was $5,200,000 at Gulfside Twelve, a four-unit Gulf-front building completed after Ian, on May 18, 2026.

How much are lots on Fort Myers Beach?

Fort Myers Beach lot prices differ sharply by location. In the Town, residential lot sales had a median of $555,000 across 34 sales in 2025 and $765,000 across 29 sales through September 25, 2026. On San Carlos Island, outside the Town, 38 sales in 2025 had a $145,750 median and 25 sales in 2026 had $160,000.

Are there mobile homes for sale on Fort Myers Beach?

Yes. The Lee County roll counts 601 Fort Myers Beach mobile-home parcels, all outside the Town on San Carlos Island. There were 33 qualified sales in the 12 months through September 25, 2026 at a median of $360,000, and the lowest was $138,000 for a 660-square-foot home in Bayside Estates on July 2, 2026.

Has Fort Myers Beach been rebuilt after Hurricane Ian?

Partly. Lee County's roll shows 100 Fort Myers Beach single-family, 62 condo, 72 mobile-home and 1 multi-family parcels with a 2023 to 2026 built year, and Margaritaville has operated since December 2023. The Chamber says lodging is at 65 to 70 percent of pre-Ian levels, and several large commercial sites are stalled.

Is the Fort Myers Beach pier open?

Not yet. Lee County broke ground on the new Fort Myers Beach pier on August 21, 2026 after an Army Corps of Engineers permit arrived in July. Reports describe a pier about 1,000 feet long, and local reporting expects it to open in late summer 2027. Treat that as an expected date.

Are the bridges to Fort Myers Beach finished?

Yes. The new fixed-span Big Carlos Pass bridge to Fort Myers Beach opened to traffic on November 14, 2025 with 60 feet of clearance, and the Matanzas Pass bridge work (a $13 million Florida Department of Transportation project) is listed as complete. Estero Boulevard repairs by Lee County were still under way in late 2026.

Is there a public boat ramp on Fort Myers Beach?

Not on Estero Island. The nearest ramps for Fort Myers Beach boaters are the private Salty Sam's Marina ramp at 2500 Main Street on San Carlos Island ($35 ramp pass, 8 AM to 5 PM) and the ramp at Lovers Key State Park. Lee County dropped the lots a public Main Street ramp would need.

How much does it cost to park at Fort Myers Beach?

Town-managed spaces and beach accesses on Fort Myers Beach rose from $5 to $6 per hour on October 1, 2026, plus a $0.25 fee, and the resident pass rose to $75, according to WBBH and WINK. Town pages still showed older rates, so confirm with the Town. The Bowditch Point and Lynn Hall county lots are closed.

How many beach accesses does Fort Myers Beach have?

The Town of Fort Myers Beach says it maintains 29 public beach accesses on Estero Island, including Newton Beach Park and Seven Seas Cottage. Visit Fort Myers counts more than 30 because it includes county parks. Five accesses have Mobi-Mat walkways, according to the Chamber of Commerce.

How far is Fort Myers Beach from the airport?

Southwest Florida International Airport (RSW) is 18.0 modeled road miles and 33 minutes from Times Square on Fort Myers Beach, using free-flow routing on October 28, 2026. Season traffic on Estero Boulevard and San Carlos Boulevard adds time, so allow more, particularly in winter months and at rush hour.

Where is the nearest hospital to Fort Myers Beach?

HealthPark Medical Center in Fort Myers has an emergency department and is 6.2 modeled road miles and 14 minutes from Times Square on Fort Myers Beach. We found no hospital on Estero Island. Gulf Coast Medical Center is 11.3 miles and Lee Memorial Hospital is 15.1 miles away.

Which schools serve Fort Myers Beach addresses?

Lee County uses school choice zones, so assignment depends on the exact address; use the district's school locator. Fort Myers Beach Elementary has been closed since October 2024, and on May 12, 2026 the School Board voted to transfer the campus to the Town for a possible charter school.

Is San Carlos Island part of Fort Myers Beach?

Not legally. San Carlos Island, across Matanzas Pass, has a Fort Myers Beach address and ZIP 33931 and shares the Fort Myers Beach Fire Control District, but it is unincorporated Lee County. Its 601 mobile-home parcels, 357 condo parcels and 341 single-family parcels outside the Town follow Lee County rules.

Is Estero Island the same as Estero?

No. Estero Island is the barrier island that holds the Town of Fort Myers Beach, while the Village of Estero is a separate mainland municipality east of Estero Bay with its own government and tax districts. Search Fort Myers Beach for the island and our Estero page for the Village.

Is Lovers Key part of Fort Myers Beach?

No. Lovers Key State Park is across Big Carlos Pass at 8700 Estero Boulevard, with a Bonita Springs address, and it is a state park rather than part of the Town. It shares ZIP 33931 and the Estero Boulevard route, which is why searches often group it with Fort Myers Beach.

Can I rent out a Fort Myers Beach condo?

Often, but check three layers. The Town of Fort Myers Beach requires rental registration, weekly zoning allows stays of 3 to 7 days, and monthly zoning allows one 3 to 29 day stay per calendar month. Association documents can be stricter, and San Carlos Island follows Lee County rules, so read the condo documents first.

What does Fort Myers Beach vacation rental registration cost?

For 2027, the Town of Fort Myers Beach lists registration at $400 per unit, $600 per building for a condo opt-out, and $50 for grandfathered units. The registration window is November 15 to December 15, 2026. Confirm current fees on the Town's page before you register, because rules and amounts can change.

What is the 50 percent rule on Fort Myers Beach?

If repair or improvement cost exceeds 50 percent of a structure's market value, a Fort Myers Beach building must meet current flood requirements, including elevation. The Town's current page counts permitted work over the prior five years toward the test, while older Town FAQ language conflicts, so confirm in writing with the Town.

What flood zone is Fort Myers Beach in?

Most of Fort Myers Beach is in FEMA Zone VE or AE, with small Zone X patches, on maps effective November 17, 2022 (panels 12071C0553G, 0554G, 0558G, 0566G, 0567G, 0569G). Static base flood elevations run 12 to 17 feet NAVD88 in VE zones and 10 to 13 feet in AE zones.

Do I need flood insurance on Fort Myers Beach?

A federally backed mortgage requires flood insurance in a Special Flood Hazard Area, which includes Zones VE and AE, so most Fort Myers Beach properties qualify. Citizens requires flood coverage on policies with $400,000 or more of replacement cost from January 1, 2026 and on all others from January 1, 2027.

What is the CRS discount on Fort Myers Beach?

The Town of Fort Myers Beach is a Community Rating System Class 5 community on FEMA's April 2026 list, which gives a 25 percent discount on National Flood Insurance Program premiums effective April 1, 2026. FEMA lifted the Town's probation on November 18, 2025. NFIP authorization runs through December 11, 2026.

What is the property tax rate on Fort Myers Beach?

For 2026, the Town of Fort Myers Beach district total is 13.3108 mills (2025: 13.4329). A $550,000 home pays about $7,321 without homestead and about $6,776 with it, and a $1,045,000 home about $13,910 and $13,365. San Carlos Island's 2026 total is 13.2284 mills.

What is a SIRS and does it affect Fort Myers Beach condos?

A structural integrity reserve study, required by s. 718.112(2)(g), Florida Statutes, lists reserves for structural items. Reserves for those items cannot be waived for budgets adopted on or after December 31, 2024. Fort Myers Beach has 5,994 condo parcels, and about 3,992 were built before 1990, so ask each association for its study.

Do buyers pay cash for Fort Myers Beach condos?

Florida Realtors reported cash buyers in 52.4 percent of statewide condo sales in September 2026. That is a statewide figure, not a Fort Myers Beach one, and we found no published Fort Myers Beach cash share. Ask the lender and the association what financing a specific Fort Myers Beach building supports.

Can I get a mortgage on a Fort Myers Beach condo?

Usually, but the building must pass the lender's project review. Fannie Mae and Freddie Mac retired limited project reviews from August 3, 2026, and Freddie Mac adds a 15 percent reserve floor from January 4, 2027. For any Fort Myers Beach building, ask a lender about the exact project instead of assuming.

What evacuation zone is Fort Myers Beach in?

News records show Lee County treated Estero Island, where Fort Myers Beach sits, as Evacuation Zone A, the first zone ordered out, before Ian in 2022 and again for Milton in 2024. That is a news-based statement, so check the exact parcel on Lee County Emergency Management's map. Zones are surge-based, unlike FEMA flood zones.

Is new construction available on Fort Myers Beach?

Yes, in limited form. Lee County's roll shows 100 single-family and 62 condo parcels with a 2023 to 2026 built year on Fort Myers Beach, and the condo count is Grandview at Bay Beach (58) and Gulfside Twelve (4). Eight home sales built 2023 or later had a $1,712,000 median, or $843 per square foot.

Is there a grocery store on Fort Myers Beach?

Yes. Publix (store 740) at 4791 Estero Boulevard on Fort Myers Beach lists hours of 7 AM to 9 PM and reopened May 25, 2023, 239 days after Ian closed it. CVS at 7001 Estero Boulevard has a pharmacy and drive-through, and farmers markets run at Santini Marina Plaza and Times Square.

What are the beach rules on Fort Myers Beach?

Under the Town's visitor brochure (May 2021), motor vehicles including golf carts are barred from the Fort Myers Beach beach and dunes, open containers of alcohol are banned on the beach, sidewalks and parking lots, dogs must be leashed, and fireworks are banned. Sea turtle nesting season runs May 1 to October 31.

How far is Fort Myers Beach from Sanibel and Naples?

From Times Square on Fort Myers Beach, the start of the Sanibel Causeway at Punta Rassa is 8.8 modeled road miles and 16 minutes, and Naples near Fifth Avenue South is 27.2 miles and 54 minutes. These are free-flow estimates from October 28, 2026, so allow more time in season.

How many people live on Fort Myers Beach?

The 2020 Census counted 5,582 people in the Town of Fort Myers Beach, and the state's April 1, 2025 estimate is 4,330, down 1,252. The Census Bureau's 2020 to 2024 survey counts 9,886 housing units, 71.4 percent of them vacant and 48.1 percent seasonal or occasional use.

Is the Fort Myers Beach trolley running?

Seasonally. LeeTran's Beach Trolley serves Fort Myers Beach in the winter season, and the Chamber's page, modified October 27, 2026, says tram service has stopped until November 2026. Fares are listed at $0.75 per ride and $2 for a day pass. Check LeeTran for start dates before relying on it.

How do I see Fort Myers Beach homes for sale?

Use the listing links at the top of this page for all Fort Myers Beach homes for sale, condos, houses, mobile homes or lots, or call Domain Realty Group at 239-441-2816 for a saved search by part of the island and the recent recorded sales there. Listings refresh from the MLS throughout the day.

About Domain Realty Group in Fort Myers and Fort Myers Beach

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers Beach buyers are served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. The team tracks every recorded Fort Myers Beach sale on the Lee County record, so a buyer can compare a listing with what the same building or street actually sold for.

Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Fort Myers Beach's 9,298 homes to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

• Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
• Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Naples: 9180 Galleria Ct #200, Naples, FL 34109

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Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, Bonita Beach homes for sale, current listings, a home valuation and contact Domain Realty Group.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public parcel roll and sale files as indexed for this page on October 28, 2026, and web sources were read on October 28, 2026 unless another date is shown. Anything a document does not publish is stated as not published.

Figures on this page: government, county and statutory records

1. Lee County Property Appraiser, tax roll and sale data files (roll LCPA2609, qualified sales)
2. Lee County Property Appraiser, DOR use code list
3. Florida DBPR, Condominiums by County file (Central Florida West)
4. Florida DBPR, condominium public records
5. Town of Fort Myers Beach, Short-Term Rentals
6. Town of Fort Myers Beach, Registered Condominium Opt-Out List 2022
7. Town of Fort Myers Beach, Matanzas Pass Mooring Field
8. Town of Fort Myers Beach, Beaches and public accesses
9. Town of Fort Myers Beach, Building Services and the 50 percent rule notice
10. Lee County, Bowditch Point Regional Park
11. NOAA Coast Pilot 5, Chapter 4
12. US Army Corps of Engineers, Jacksonville District, Matanzas Pass maintenance dredging
13. Florida Statutes 553.899, milestone inspections
14. Florida Statutes 718.112, structural integrity reserve studies
15. Florida Statutes 723.003, mobile home definitions
16. Florida State Parks, Lovers Key State Park
17. Florida Statutes 718.503, Developer and resale disclosures
18. Florida Statutes 718.111, Association records and website
19. Florida Statutes 718.110, Amendment of declaration
20. Florida Senate bill summary, HB 913 (2025)
21. Florida DBPR condominium information hub
22. HUD Condominium Project Approval lookup
23. Lee County Clerk of the Circuit Court
24. Lee County Clerk, tourist development tax
25. Town of Fort Myers Beach, 2025 Short-Term Rental Registration form
26. Town of Fort Myers Beach, Substantial Improvement and Substantial Damage
27. Town of Fort Myers Beach, FEMA's 50 Percent Rule
28. Town of Fort Myers Beach, 50 percent rule FAQ (2023)
29. Town of Fort Myers Beach, 50 percent rule FAQ (2021)
30. Town of Fort Myers Beach, Technical Amendments to the Florida Building Code, Ordinance 17-09
31. Town of Fort Myers Beach, Land Development Code flood provisions
32. Town of Fort Myers Beach, flood FAQ on freeboard
33. Town of Fort Myers Beach, Ordinance 24-26, CB zoning district amendment
34. Florida Statutes 161.053, Coastal construction and excavation
35. Florida Department of Environmental Protection, Coastal Construction Control Line
36. Lee County Property Appraiser, Taxing District Millage Books (2026 book printed October 9, 2026; 2025 book linked)
37. Lee County Property Appraiser, general exemption information
38. Lee County Property Appraiser, Save Our Homes
39. Lee County Tax Collector, property taxes
40. Town of Fort Myers Beach, Resolution 26-142, FY27 proposed maximum millage rate
41. Town of Fort Myers Beach, Resolution 26-209, FY27 final ad valorem millage rate
42. Town of Fort Myers Beach, Resolution 25-278, FY26 adopted millage rate
43. Fort Myers Beach Fire Control District, merger impacts fact sheet (updated October 1, 2026)
44. Fort Myers Beach Fire Control District, on the ballot in November
45. Florida Department of State, constitutional initiatives
46. FEMA, CRS Eligible Communities, April 1, 2026
47. FEMA, Community Rating System
48. FEMA, Risk Rating 2.0 pricing approach
49. FEMA, Risk Rating 2.0 renewal guide
50. FEMA, Answers to Questions About the NFIP
51. Congressional Research Service, NFIP Insight IN10835
52. WGCU, FEMA confirms Fort Myers Beach CRS Class 5 (December 24, 2025)
53. Florida Statutes 627.351, Insurance risk apportionment plans
54. Florida Statutes 627.715, Flood insurance
55. Town of Fort Myers Beach, Flood Information
56. Town of Fort Myers Beach, Elevation Certificates
57. FEMA Map Service Center
58. FEMA National Flood Hazard Layer
59. FEMA, coastal flood zones and insurance rate maps
60. Lee County, Floodplain Management
61. Lee County, 2027 pending flood map revisions
62. Florida Statutes 472.0366, Elevation certificates
63. Florida Statutes 689.302, Flood disclosure
64. NOAA Library, Hurricane Charley
65. National Hurricane Center, Hurricane Ian report
66. National Hurricane Center, Hurricane Helene report
67. National Hurricane Center, Hurricane Milton report
68. Town of Fort Myers Beach Resolution 98-13 (incorporation recital)
69. Town of Fort Myers Beach, FEMA National Flood Insurance Program
70. Town of Fort Myers Beach, parking areas sheet
71. Town of Fort Myers Beach, visitor rules brochure (May 2021)
72. Town of Fort Myers Beach, Ordinance 24-10 Comprehensive Plan updates
73. Town of Fort Myers Beach, Ordinance 25-14 Fish-Tale Marina
74. Lee County School District, school zones
75. Census Bureau QuickFacts, Fort Myers Beach town
76. Census Bureau ACS 2020 to 2024, table B25004, Fort Myers Beach
77. USCG Local Notice to Mariners, July 2025
78. Florida Statutes 327.46
79. Florida DEP, Hurricane Helene and Milton impact report (March 2025)

Further reading: news, associations and other sources

80. Big Carlos Pass Bridge Project, Lee County
81. USF Water Atlas, historical development of the Estero Bay watershed
82. Pink Shell Beach Resort and Marina
83. Caper Beach Club
84. Grandview at Bay Beach
85. Pointe Estero Beach Resort, travel update
86. Fish Tale Marina, Loggerhead Marinas
87. Salty Sam's Marina, boat ramp
88. Publix store 740, Fort Myers Beach
89. Mound House, Fort Myers Beach
90. Beach Observer, Estero Beach Club gets paradise back (June 2026)
91. Beach Observer, Wyndham Garden hotel demolished (April 2025)
92. Gulfshore Business, Bahama Beach Club rebuild advances (May 2026)
93. Fort Myers Beach Talk, Seagate approval vote (December 2024)
94. News-Press, Lee buys Main Street lot near the bridge (September 2026)
95. News-Press, Sunset Beach Resort groundbreaking (July 2026)
96. Gulf Coast News, hurricane restoration of Lee County beach parks (September 2026)
97. Bayside Estates, history page (undated resident page)
98. Fannie Mae Lender Letter LL-2026-03
99. Freddie Mac Guide Bulletin 2026-C
100. Florida Realtors, September 2026 statewide condo data
101. Florida Realtors, condo bill becomes law (June 2025)
102. Fort Myers Beach Talk, condo boards face insurance battles (January 19, 2024)
103. Lee County Supervisor of Elections, Iona McGregor and FMB Fire ballot language
104. Iona McGregor Fire District, Resolution 2026-03
105. Florida Chamber, Amendment 3 ballot summary
106. Citizens Property Insurance, 2026 rate recommendation release
107. Florida Division of Emergency Management, Know Your Zone
108. Florida Division of Emergency Management, elevation certificates
109. WGCU, Evacuations in Lee and Collier counties ahead of Hurricane Ian (September 27, 2022)
110. Gulf Coast News, Hurricane Milton evacuation in Southwest Florida
111. FDOT project 433726-2, San Carlos Blvd and Matanzas Pass Bridge
112. Florida Demographic Estimating Conference, 2025 population estimates
113. FWC manatee data and maps
114. Estero Bay Aquatic Preserve, Florida DEP
115. Florida Administrative Code 18-20.004
116. Lee Health fast facts
117. Lee Health, HealthPark Medical Center emergency department
118. Lee Health, Coconut Point emergency room
119. CVS Pharmacy, 7001 Estero Blvd
120. Visit Fort Myers, Lynn Hall Memorial Park
121. Visit Fort Myers, Fort Myers Beach public access
122. Fort Myers Beach Chamber of Commerce, parking
123. Fort Myers Beach Chamber of Commerce, trolley information
124. Fort Myers Beach Talk, Fort Myers Beach pier groundbreaking (August 2026)
125. Fort Myers Beach Talk, Estero Boulevard repairs (October 2025)
126. Fort Myers Beach Talk, markets return (October 2026)
127. Fort Myers Beach Talk, Mound House artifacts (April 2026)
128. Fort Myers Beach Talk, editorial on Fort Myers Beach Elementary (December 2025)
129. Fort Myers Beach Talk, Helene and Milton impact (October 2024)
130. Gulfshore Business, challenges remain as Fort Myers Beach redevelopment proceeds (October 2026)
131. Gulfshore Business, panel rejects London Bay proposal (May 2026)
132. Gulfshore Business, council approves plans for Wyndham site (September 2026)
133. Gulfshore Business, San Carlos Island docks (September 2026)
134. News-Press, Fort Myers Beach Elementary charter school (May 2026)
135. WGCU, Lee commissioners and the pier contract (April 2026)
136. WGCU, Big Carlos Pass ribbon cutting and pier permit (June 2026)
137. WINK News, Fort Myers Beach Elementary could reopen as a charter school
138. WINK News, Fort Myers Beach parking going up to $6
139. Gulf Coast News (WBBH), parking rate increase (September 2026)
140. Gulf Coast News (WBBH), Red Coconut site listed (May 2026)
141. Gulf Coast News (WBBH), pier reconstruction begins (August 2026)
142. Margaritaville, Beach Resort now open to guests (December 2023)
143. Visit Fort Myers, Margaritaville Beach Resort listing
144. Marine Business World, Pink Shell Resort and Marina reopens
145. Supermarket News, Publix reopens Fort Myers Beach store
146. Estero Island Historic Society, Calusa and Mound House
147. Moss Marina
148. Dockwa, Matanzas Pass mooring field
149. Florida Realtors, market data