Momentum Housing Data · Home Values · Lee County
White Sand Villas (Fort Myers Beach, FL): 5 recorded closings in the 12 months ending 2026-07-29, a 12-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 96.2% of original asking; the median sale took 9 days (window ending 2026-07-29).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $337,500 | $380 | 9 | 96.2% | 5 |
| 2025 | $525,000 | $435 | 56 | 83.8% | 5 |
| 2024 | $327,500 | $471 | 22 | 94.3% | 4 |
| 2022 | $310,000 | $439 | 40 | 97.1% | 13 |
| 2021 | $405,000 | $350 | 95 | 95.0% | 5 |
| 2020 | $407,500 | $337 | 106 | 93.3% | 4 |
| 2019 | $283,150 | $332 | 85 | 89.0% | 4 |
| 2018 | $278,500 | $387 | 106 | 93.5% | 5 |
| 2017 | $376,000 | $370 | 78 | 94.7% | 4 |
| 2016 | $422,500 | $371 | 190 | 91.3% | 10 |
| 2015 | $225,000 | $333 | 177 | 88.0% | 9 |
| 2014 | $312,500 | $318 | 79 | 91.2% | 4 |
Over the recorded series, White Sand Villas’s median sold price moved from $312,500 (2014) to $337,500 (12 months ending 2026-07-29) — +8% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2014 at $312,500. The 2020–22 run-up did what it did everywhere — White Sand Villas’s median moved +9% from 2019 to 2022. Against the 2025 peak of $525,000, the current median stands at -36%. Annual sales volume here has ranged from 0 to 13 closings a year (10-yr average 4.9). With roughly 4.9 closings a year, White Sand Villas’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
What actually trades here: 100% condominium, with a median of 843 sq ft and a median price per square foot of $380 in the current window.
Of the 14 recorded White Sand Villas closings since 2024, half landed between $326,250 and $481,250 (the middle two quartiles); the lowest recorded sale was $277,000 and the highest $540,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $325,000 | 3 (21%) | |
| $325,000 – $400,000 | 5 (36%) | |
| $400,000 – $475,000 | 2 (14%) | |
| $475,000 – $550,000 | 4 (29%) | |
| None and up | 0 (0%) |
From the live MLS feed as of 2026-09-02: 5 active listings (plus 0 pending) asking from $329,000 to $485,000, median $360,000; 3 of 5 have been on the market over 60 days (median 123 days so far); the homes listed or recently sold were built between 2004 and 2004 (median 2004); 5 of 5 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 6 ft. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current White Sand Villas listings →
At White Sand Villas’s $337,500 median and Lee County’s adopted 15.97 mills (FY2025-26), a home assessed at that price carries roughly $5,390 a year in property tax before exemptions, or about $4,720 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Lee County tax page.
Momentum’s market-heat index for White Sand Villas reads 61/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Cash bought 60% of recorded White Sand Villas sales in the window ending 2026-07 (3 of 5) — a fact worth knowing before assuming every buyer needs an appraisal to close. The table above is the closed-sale record to price a White Sand Villas home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping White Sand Villas are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Sanibel View Villas | $175,000 | $457 | 290 | 4 |
| Island Shores | $3,200,000 | $1,021 | 38 | 3 |
| Boardwalk Caper | $227,000 | $236 | 91 | 17 |
| Caper Beach Club | $895,000 | $727 | 56 | 4 |
More White Sand Villas: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
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. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.