4192 Bay Beach Ln Ph1, Fort Myers Beach, FL 33931
Sources: FGCMLS (listings + 12-mo closed sales), FEMA, modeled insurance. Interpretation: Momentum Research. Data notes
4192 Bay Beach LN PH1 in Waterside At Bay Beach, Fort Myers Beach is listed at $2,950,000 (3,110 sq ft, about $949 per sq ft). That is 382% above Waterside At Bay Beach's median closed sale of $612,500 over the last 12 months (5 recorded sales). Per square foot it is above the community's recent $373/sq ft by about 154%. It came to market within the past week. Listing facts: built in 2006, HOA dues of $285/mo. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
- Built 2006 · 20 yrs
- 3,110 sq ft of living area
- Active listing
- HOA $285/mo (per listing)
About this home
One or more photo(s) has been virtually staged, AI generated or rendered. Introducing an extraordinary turnkey penthouse residence in Waterside at Bay Beach, where bespoke interiors, expansive indoor-outdoor living and panoramic water views come together in one of Fort Myers Beach’s most prestigious gated communities. Occupying a premier end-unit position in Sunset Gulf, this exceptional residence spans more than 3,000 square feet with three bedrooms, three full baths and a powder room.
Completely reimagined by Interiors Unlimited, the home reflects uncompromising attention to quality and design, creating a sophisticated coastal retreat that feels entirely custom. The heart of the residence is the expansive open-concept kitchen, dining and living area, designed for everyday living and elegant entertaining. The kitchen showcases Dura Supreme cabinetry, natural-stone surfaces and a custom built-in breakfast nook for casual dining.
A dedicated formal dining area within the open living space maintains a seamless connection to the kitchen and living room. An oversized living room is distinguished by statement ceilings, custom built-ins and a fireplace, while walls of glass frame the surrounding water and skyline. Porcelain tile flooring flows throughout.
The primary suite is a true private retreat with its own screened balcony, oversized spa-inspired bath and substantial walk-in closet. Two beautifully appointed guest suites offer privacy and comfort and share access to a covered bay-facing lanai. Four distinct outdoor living spaces are among the residence’s defining features.
An expansive private terrace with outdoor kitchen creates an exceptional setting for dining, entertaining and Southwest Florida sunrise and sunsets. An enclosed lanai off the main living area, finished with an additional set of impact-rated sliders, extends the living space while preserving sweeping views. The scenery encompasses Estero Bay, the community pond and water feature, the lagoon, the South End Bridge and the Gulf of Mexico, creating an ever-changing backdrop from sunrise to sunset.
Technology is seamlessly integrated through a Savant whole-home audio system, Lutron lighting and LaunchPort stations throughout the bedrooms and common areas for easy whole home control. A water filtration system and new air-conditioning system further enhance comfort and convenience. Offered turnkey with an exceptional collection of designer furnishings, the residence also conveys with a private two-car garage.
Residents of Sunset Gulf enjoy an in-building fitness center and sauna, two rentable guest suites and a social room. Waterside also offers a community fishing pier, tennis courts, new pickleball courts, putting green, scenic walking trails and deeded beach access within this prestigious gated community.
All 50 photos
Description provided by Premiere Plus Realty Company and reproduced from the MLS; not independently verified.
Comparable recent sales
Comparable closed sales for this home are unavailable right now, so this page shows no comparable-sales median or automated estimate for WATERSIDE AT BAY BEACH. A licensed Momentum Realty agent can prepare a property-specific comparative market analysis on request.
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
Public records & third-party data
Calculated estimates
Buyer should verify Buyer verify
Estimated monthly payment
- Principal & interest $15,876/mo 75%
- Taxes $3,860/mo 18%
- Insurance $1,187/mo 6%
- HOA $285/mo 1%
$21,209/mo at 20% down, 30-yr @ 7.11% · edit any field to update.
Editable estimate — not a loan offer. Estimates only; see data & estimate notes.
Property taxes
✓ Certified county tax rollProperty taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Estimate my property taxes →Adjust for your exemptions, portability, and down payment
Sources: Florida DOR certified tax roll (2025), Florida Gulf Coast MLS; millage: Lee County Property Appraiser 2025 Taxing District Millage Book; Lee County Schools 2025-26 adopted budget. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 4192 Bay Beach Ln Ph1
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
| Property tax | The current owner's bill is about $23,375/yr (certified county roll, taxable value × millage). Buy at the asking price of $2,950,000 and the first-year bill resets to about $46,325/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 15.97 mills); Save Our Homes caps later increases at 3%/yr. |
|---|---|
| HOA dues | $285/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close. |
| 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 differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $10,000–$20,500/yr; neither is a quote. Flood: this address maps to FEMA zone AE, a high-risk zone where flood insurance is required with a federally backed mortgage. Statewide, a zone A/AE/VE flood policy runs about $1,200–$2,500/yr (FEMA Risk Rating 2.0 averages, not a quote). |
| Roof and age | Built in 2006. An original roof would be about 20 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 ask for the roof permit date. |
Estimated carrying cost at the asking price, before the mortgage: about $4,328/month (tax $3,860, HOA $285, insurance $183). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Lee County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
County hazard risk ratings (FEMA National Risk Index, county level)
Natural hazard risk
FEMA National Risk Index for Lee County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Internet & broadband — how to check availability for this address
Internet & broadband
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
5G home internet and satellite service depend on the exact location; check coverage for this address.
This home’s history
- 2006BuiltPer public record
- Nov 13, 2026First seen on our siteObserved at $2,950,000
- NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Price & listing history
Building permits
Momentum Property Score
29/100 is limited across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Coverage: 6 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
The Momentum read
🟡 Asking $949 per square foot, about 154% above the community’s $373 median. Waterside At Bay Beach’s 12-month median sold price per square foot is $373. Confidence: Low · 5 closed sales in 12 monthsMLS facts: FGCMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Waterside At Bay Beach sales closed near 95.4% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of FGCMLS records, community-level, 12 months ending November 11, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 19 active listings in Waterside At Bay Beach, no CDD assessment.
Jump to: About this home · Every number, sourced · Monthly cost · Flood & risk · History · FAQ
Checked against the MLS November 14, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Premiere Plus Realty Company · MLS # 226038956
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Similar homes for sale near WATERSIDE AT BAY BEACH
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Newest listings in WATERSIDE AT BAY BEACH
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- 4183 Bay Beach Ln 366 · $614,900 · 3 bd / 2 ba · listed November 8, 2026 (courtesy of Keller Williams Elevate Luxury)
- 4192 Bay Beach Ln 822 · $699,000 · 3 bd / 3 ba · listed November 7, 2026 (courtesy of Royal Shell Real Estate, Inc.)
- 4198 Bay Beach Ln 174 · $875,000 · 2 bd / 2 ba · listed November 3, 2026 (courtesy of John R. Wood Properties)
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More on WATERSIDE AT BAY BEACH
Go deeper on WATERSIDE AT BAY BEACH
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Assigned schools
Schools currently assigned to this address in Lee County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
See schools in the WATERSIDE AT BAY BEACH guide → · Browse school-zone pages →
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Groceries, dining, and parks for this city — see the city guide.
View →Schools, taxes, and services are county-administered — see the county guide.
View →Amenities and HOA/CDD detail on the neighborhood guide.
View →What homes sell for in 33931 — recent sale prices by community.
View →Median price, days on market and supply from MLS data.
View →Buyer research checklist
Items worth confirming for 4192 Bay Beach LN PH1, chosen from what the record shows. This is general guidance, not advice about this specific property.
- Built in 2006 (20 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
- Condominium: request the association's budget, reserves, the most recent milestone or structural inspection report, and two years of meeting minutes before relying on the dues.
- FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
- Get a homeowners insurance quote for this specific address in Lee County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
- Listed living area is 3,110 sq ft: verify it against the property appraiser's record and measure before relying on it.
- Order a survey to confirm lot boundaries and easements.
- Review permit history with the county.
- Property taxes: the estimate on this page (about $46,325/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $22,950 more per year than the current owner’s estimated bill (+98%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
- Confirm school zoning directly with the district.
Data sources & freshness
| Listing record | FGCMLS, checked against the MLS hourly (last: November 14, 2026) |
| Comparable sales | Comparable-sales estimate unavailable for this home right now — no medians or automated estimate shown |
| Flood zone & elevation | FEMA flood maps + USGS elevation (Zone AE shown above) |
| Taxes & monthly cost | Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill |
| Insurance figure | Modeled estimate; obtain a real quote before offering |
| Schools | 2025-26 district assignments; verify with the district |
Momentum Research lines are our own analysis of FGCMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Frequently asked questions
How big is 4192 Bay Beach LN PH1 and when was it built?
Per the listing record, 4192 Bay Beach LN PH1 was built in 2006 and has 3,110 sq ft of living area, 3 bedrooms and 4 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 4192 Bay Beach LN PH1 in?
4192 Bay Beach LN PH1 is in Waterside At Bay Beach in Fort Myers Beach, Lee County. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
Does 4192 Bay Beach LN PH1 have an HOA, and how much are the dues?
The listing reports HOA dues of $285 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 4192 Bay Beach LN PH1 differ from the current owner's?
The estimate on this page (about $46,325 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $22,950 more per year than the current owner’s estimated bill (+98%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 4192 Bay Beach LN PH1 in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
See 4192 Bay Beach LN PH1 in person
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Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Florida Gulf Coast Multiple Listing Service, Inc. Internet Data Exchange. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Florida Gulf Coast Multiple Listing Service, Inc.. 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. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Florida real estate brokerage services provided by EAB RE Investments LLC dba Momentum Realty. Georgia real estate brokerage services provided by Momentum Realty LLC. Site designed by Move With Momentum LLC, © 2026.
Estimates, methodology & disclaimers
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.