Port Carlos Cove Co-Op Inc
Homes for Sale in Fort Myers Beach, FL
All 244 homes for sale in Fort Myers Beach, FL · median $535,000 · 388 homes for sale in 33931 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Port Carlos Cove Co-Op Inc in Fort Myers Beach, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $285,000, $245 per square foot, a median 10 days on market, sellers accepting 97% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,550 ($3,890 with the full homestead exemption).
Port Carlos Cove is a small co-op market — 62 homes total, with only three months of closings behind this snapshot — so every sale carries more weight in the numbers than it would in a larger community. The median price of $285,000 and median price per square foot of $244.57 reflect a mix of homes built as far back as 1966 and as recently as 2024, which means condition and vintage do a lot of the work in explaining why one unit sells for more than another.
A median of just 10 days on market says demand is moving quickly relative to what little inventory exists here. For sellers, that argues for pricing close to where recent comparables actually landed rather than testing the market. For buyers, it means being ready to act before a listing has time to sit — in a pool this small, waiting a week can mean waiting for the next one to come along instead.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Port Carlos Cove Co-Op Inc market snapshot (as of September 20, 2026): the median sale price is about $285K ($245 per sq ft over the trailing 12 months of closed sales), and a median 10 days on market for closed sales.
In ZIP 33931 (Fort Myers Beach), 330 homes closed in the last 12 months at a median of $444K ($436/sq ft), up 5.0% year over year, with a median 89 days on market. Right now 233 active and 26 pending listings — a soft market. See the live ZIP 33931 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 12 homes in Port Carlos Cove Co-Op Inc that have changed hands, with a median living area of about 1,464 sq ft and a typical 3-bedroom, 2-bath layout. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Port Carlos Cove Co-Op Inc is a compact Fort Myers Beach community where homes span nearly six decades of construction, and pricing is driven far more by individual unit condition and age than by any single market trend.
Who Port Carlos Cove Co-Op Inc is best for.
Best for
- A buyer focused specifically on Fort Myers Beach and comfortable with a co-op ownership structure.
- A buyer prepared to move fast in a market where the median days on market is just 10.
- A buyer who plans to evaluate each unit individually given the wide range in year built.
Probably not for
- A buyer who wants a large inventory of listings to compare before deciding.
- A buyer expecting on-site community amenities as part of the purchase.
- A buyer who needs extensive historical sales data to build pricing confidence.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($285K) IS the median in the snapshot above.
Windows contain 0 to 11 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
5% of homes for sale in ZIP 33931 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Port Carlos Cove Co-Op Inc Market Scorecard
Port Carlos Cove Co-Op Inc is currently a balanced market., a median asking price of $362,000, and homes go under contract in about 538 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Port Carlos Cove Co-Op Inc
Live MLS inventory for Port Carlos Cove Co-Op Inc. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Port Carlos Cove Co-Op Inc listings as of 2026-10-20, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The Port Carlos Cove Co-Op Inc buying strategy.
If we were buying in Port Carlos Cove Co-Op Inc today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Port Carlos Cove Co-Op Inc.
A small pool with a wide range
With a median year built of 2005 but a range stretching back to 1966, Port Carlos Cove is not a uniform product. Buyers comparing two listings here should expect real differences in systems, finishes, and layout even at similar square footage — the median living area sits at 1,574.5 square feet, but that number covers a spread of older and newer construction under one co-op structure.
The homestead share here is notably low, at 20.1%, which points to a meaningful portion of ownership that is not owner-occupied as a primary residence. That is worth factoring into how you think about resale timing and how the community functions day to day. No community amenities are identified from current MLS listings, so any recreational or shared-space value should be verified directly rather than assumed.
The location and the amenities are priced into every listing in Port Carlos Cove Co-Op Inc. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this thin rewards someone who is watching it closely — with only a handful of closings to draw from, knowing which recent sale is actually comparable to your target unit matters more than usual. We track Port Carlos Cove's listings and closings in real time, so pricing conversations here are based on what is actually happening in this specific co-op, not a citywide average that does not apply to it.
Port Carlos Cove Co-Op Inc in 15 seconds.
Tools for a Port Carlos Cove Co-Op Inc buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Port Carlos Cove Co-Op Inc sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Port Carlos Cove Co-Op Inc, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Port Carlos Cove Co-Op Inc home worth?
Get a no-obligation home value based on real comparable sales in Port Carlos Cove Co-Op Inc, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Fort Myers Beach →
| Location | Fort Myers Beach, Lee County, FL · ZIP 33931 |
|---|---|
| Sale prices, last 12 months | $285,000 median across 3 closed sales · $245 per sq ft |
| Days on market (closed sales) | 10 median |
| For sale right now | 2 active, 0 pending · median asking $362,000 |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Port Carlos Cove Co-Op Inc key facts,” movewithmomentum.com/neighborhoods/port-carlos-cove-co-op-inc, data as of September 20, 2026.
Just listed in Port Carlos Cove Co-Op Inc
The newest homes for sale in Port Carlos Cove Co-Op Inc right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 3 Galleon Way $249,000 · 2 bd · 2 ba · 710 sq ft · 90 days on market Courtesy of John R. Wood Properties
- 83 Blackbeard Way $475,000 · 3 bd · 2 ba · 1,464 sq ft · 538 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Port Carlos Cove Co Op Inc Right Now (2)
All 2 active and pending Port Carlos Cove Co Op Inc listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3 Galleon Way · $249,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by John R. Wood Properties
- 83 Blackbeard Way · $475,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Coldwell Banker Realty
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What it really costs to own in Port Carlos Cove Co-Op Inc
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,090/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1991 across 4 listings. An original roof here would be about 35 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Port Carlos Cove Co-Op Inc
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Port Carlos Cove Co-Op Inc
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Port Carlos Cove Co-Op Inc will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Port Carlos Cove Co-Op Inc?
How long do homes in Port Carlos Cove Co-Op Inc take to sell?
Who is the best real estate agent for Port Carlos Cove Co-Op Inc?
How do I find a top Fort Myers Beach real estate agent who knows Port Carlos Cove Co-Op Inc?
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Where is Port Carlos Cove Co-Op Inc, and what county is it in?
Should you buy in Port Carlos Cove Co-Op Inc?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (66 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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More on Port Carlos Cove Co-Op Inc
- Home values · What homes in Port Carlos Cove Co-Op Inc actually sell for