Beachview Country Club Estates
Homes for Sale in Sanibel, FL
All 142 homes for sale in Sanibel, FL · median $749,500 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Beachview Country Club Estates in Sanibel, FL has 9 homes for sale and 1 pending, asking from $849,000 to $2,095,000 (median $1,295,000). Over the 12 months ending 2026-11-11, 8 recorded sales closed at a median of $1,212,500, $500 per square foot, a median 43 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 1978–2026 with 1 new construction; 8 of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $19,360 ($18,700 with the full homestead exemption).
Last 30 days in Beachview Country Club Estates: 6 new listings (median asking $1,345,000), 1 under contract right now. As of November 12, 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.
Homes For Sale Right Now in Beachview Country Club Estates
Live MLS inventory for Beachview Country Club Estates. 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 · 28 daysTop listing
Active · 2 days
Active · 9 days
Active · 183 days
Active · 30 days
Active · 431 days
Active · 2 days
Active · 6 days
Active · 239 daysActive and pending Beachview Country Club Estates listings as of 2026-11-12, 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 number that actually drives this market is square footage, not location alone. With a median living area near 6,752 square feet, these are large-format estate homes, and the $1.22M median price reflects scale and finish level as much as it reflects the Sanibel address. At $456.53 per square foot, pricing sits well below what a smaller luxury property would command per foot, which tells you the premium here is paid for total house, not density of finish.
A median of 101 days on market and a market heat score of 34 point to a market that moves on its own schedule, not the buyer's or seller's. Combined with a 12.7% pullback in median price year over year, this reads as a market recalibrating after a stronger run, where sellers who price to the current data close, and those who chase last year's number sit.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Beachview Country Club Estates right now
🟢 Buyer-leaning market. 13.5 months of supply and 10% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: High (10 active and pending listings, 8 closed sales in 12 months).
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· Updated November 13, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Beachview Country Club Estates market snapshot (as of November 11, 2026): the median sale price is about $1.21M ($500 per sq ft over the trailing 12 months of closed sales), a median 44 days on market for closed sales, and 13.5 months of supply, a buyer-leaning market.
In ZIP 33957 (Sanibel), 34 homes closed in the last 12 months at a median of $978K ($500/sq ft), with a median 109 days on market. Right now 53 active and 2 pending listings put supply at about 18.7 months — a soft market. See the live ZIP 33957 housing market and the Lee County market.
County records show 9 qualified sales in Beachview Country Club Estates across 2024–2025 (6 in 2024, 3 in 2025), median $1.30M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Beachview Country Club Estates: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 100% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov.
Beachview Country Club Estates is a community of 173 homes in Sanibel, Lee County, built between 1978 and 2024 (median 1996), with a median living area of about 6,063 square feet. 45% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Beachview Country Club Estates is a low-turnover pocket of large-format homes on Sanibel, where price is set more by square footage and build era than by any single amenity package, since current MLS listings show no identified community amenities driving the premium.
The setting & the homes.
Aerial and on-site photos of Beachview Country Club Estates. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Beachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesBeachview Country Club EstatesPhotos from Florida Gulf Coast MLS listings in Beachview Country Club Estates; content deemed reliable but not guaranteed.
Who Beachview Country Club Estates is best for.
Best for
- Buyers wanting a large, single-family estate home rather than a smaller or condo-style Sanibel property.
- Buyers comfortable with a longer purchase timeline given a 101-day median days-on-market.
- Buyers or sellers who can price to current, cooling market data rather than last year's comps.
Probably not for
- Buyers expecting community-provided amenities, since none are currently identified from MLS listings.
- Sellers who need a quick sale — the market heat score of 34 and DOM of 101 days both argue against speed.
- Buyers with a firm budget ceiling below the price level typical of this large-square-footage segment.
Beachview Country Club Estates on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Beachview Country Club Estates buying strategy.
If we were buying in Beachview Country Club Estates 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Beachview Country Club Estates.
Scale, Not Scarcity, Sets the Price
Homes here span construction from 1978 through 2024, with a median build year of 2000, so buyers are choosing between an older estate footprint and a newer or extensively updated one within the same community. That range matters more than usual in a market this size — with 224 homes total and a 15-sale closing window used for this snapshot, individual sales carry real weight in the median, and condition or vintage can swing the outcome for a specific property well outside the community-wide $1.22M figure.
The homestead share sits at 44.5%, meaning a bit under half of owners claim the property as a primary residence and the rest are held as second homes or non-homestead property. That mix, paired with a 101-day median days-on-market and a soft 34 heat score, suggests a market where inventory doesn't turn quickly and sellers should expect a longer runway to close rather than a fast-clearing sprint.
The location and the amenities are priced into every listing in Beachview Country Club Estates. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Beachview Country Club Estates buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.1). Basis: Liquidity & Demand 13.5 months of supply; Owner Commitment 45% owner-occupied; Pricing Power 92.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this size with a wide build-year spread and a price per square foot that moves with condition, generic comps do not hold up — we price against the specific vintage and finish level of the subject home, not the community median, and we time offers around a market that is currently cooling rather than assume urgency that the 101-day DOM and 34 heat score do not support.
Beachview Country Club Estates in 15 seconds.
Tools for a Beachview Country Club Estates 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 Beachview Country Club Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beachview Country Club Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beachview Country Club Estates home worth?
Get a no-obligation home value based on real comparable sales in Beachview Country Club Estates, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Beachview Country Club Estates
Homes in Beachview Country Club Estates that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 6 on record.
- 1206 Par View Dr · off market
- 1238 Par View Dr · off market
- 1270 Par View Dr · off market
- 1304 Par View Dr · off market
- 785 Birdie View Pt · off market
- 824 Birdie View Pt · off market
| Location | Sanibel, Lee County, FL · ZIP 33921, 33957 |
|---|---|
| Homes in the community | 173 (FL DOR 2025 assessment roll) |
| Years built | 1978–2024 (median 1996) |
| Typical living area | 6,063 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $1,212,500 median across 8 closed sales · $500 per sq ft |
| Days on market (closed sales) | 43 median |
| For sale right now | 9 active, 1 pending · median asking $1,295,000 · 13.5 months of supply |
| Owner-occupied (homestead) share | 45% |
Data as of November 11, 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Beachview Country Club Estates key facts,” movewithmomentum.com/neighborhoods/beachview-country-club-estates, data as of November 11, 2026.
Housing distress & ownership in Beachview Country Club Estates, Sanibel
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
Just listed in Beachview Country Club Estates
The newest homes for sale in Beachview Country Club Estates right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1264 Par View Dr $995,000 · 3 bd · 2 ba · 2,383 sq ft · listed Nov 11, 2026 Courtesy of Royal Shell Real Estate, Inc.
- 852 Birdie View Pt $2,095,000 · 4 bd · 3 ba · 3,070 sq ft · listed Nov 11, 2026 Courtesy of Michael Saunders & Company
- 1300 Par View Dr $976,000 · 4 bd · 2 ba · 2,101 sq ft · listed Nov 7, 2026 Courtesy of Royal Shell Real Estate, Inc.
- 1316 Eagle Run Dr $1,395,000 · 4 bd · 3 ba · 3,070 sq ft · listed Nov 4, 2026 Courtesy of PS Florida Realty LLC
- 1272 Par View Dr $2,095,000 · 4 bd · 4 ba · 2,581 sq ft · listed Oct 16, 2026 Courtesy of Premier Sotheby's Int'l Realty
- 1339 Par View Dr $1,295,000 · 3 bd · 3 ba · 2,328 sq ft · listed Oct 14, 2026 Courtesy of Pfeifer Realty Group LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Beachview Country Club Estates Right Now (10)
All 10 active and pending Beachview Country Club Estates listings with a detail page, newest first, refreshed twice a day from the MLS.
- 852 Birdie View Pt · $2,095,000 · 4 bd / 3 ba · listed Nov 11, 2026 · listed by Michael Saunders & Company
- 1264 Par View Dr · $995,000 · 3 bd / 2 ba · listed Oct 31, 2026 · listed by Royal Shell Real Estate, Inc.
- 1300 Par View Dr · $976,000 · 4 bd / 2 ba · listed Oct 19, 2026 · listed by Royal Shell Real Estate, Inc.
- 1339 Par View Dr · $1,295,000 · 3 bd / 3 ba · listed Oct 7, 2026 · listed by Pfeifer Realty Group LLC
- 1272 Par View Dr · $2,095,000 · 4 bd / 4 ba · listed Sep 15, 2026 · listed by Premier Sotheby's Int'l Realty
- 710 Birdie View Pt · $1,695,000 · 3 bd / 4 ba · pending · listed Sep 11, 2026 · listed by Royal Shell Real Estate, Inc.
- 1316 Eagle Run Dr · $1,395,000 · 4 bd / 3 ba · listed Sep 1, 2026 · listed by PS Florida Realty LLC
- 1251 Par View Dr · $1,375,000 · 4 bd / 3 ba · listed Aug 14, 2026 · listed by Royal Shell Real Estate, Inc.
- 1286 Par View Dr · $1,050,000 · 3 bd / 3 ba · listed Aug 14, 2026 · listed by Royal Shell Real Estate, Inc.
- 1312 Par View Dr · $849,000 · 3 bd / 2 ba · listed Aug 14, 2026 · listed by Premier Sotheby's Int'l Realty
More Sanibel home searches
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- ZIP 33921 housing scorecard
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Florida buyer guides
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- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Par View Drive (14 homes on record)
10% of homes for sale in Beachview Country Club Estates 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 (2026-11-13).
What it really costs to own in Beachview Country Club Estates
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 $10,240/yr across 20 listings here (MLS tax records, 2026-11-13). |
|---|---|
| HOA dues | MLS listings here mostly enter dues as billed annually, but the median entry is only $50/year across 3 listings (2026-11-13), which usually means a quarterly or monthly amount was entered as annual. Ask the association for the current dues. |
| 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. Flood: of 8 listing addresses checked against the FEMA flood map, 0% sit outside the high-risk zone and 100% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1990 across 20 listings. An original roof here would be about 36 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 Beachview Country Club Estates
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Ask an agent about Beachview Country Club Estates
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Beachview Country Club Estates will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Beachview Country Club Estates?
How long do homes in Beachview Country Club Estates take to sell?
Is Beachview Country Club Estates a buyer's or seller's market right now?
How many homes are in Beachview Country Club Estates?
What share of Beachview Country Club Estates is owner-occupied?
When were the homes in Beachview Country Club Estates built?
Who is the best real estate agent for Beachview Country Club Estates?
How do I find a top Sanibel real estate agent who knows Beachview Country Club Estates?
Can Momentum Realty connect me with an agent for Beachview Country Club Estates?
Where is Beachview Country Club Estates, and what county is it in?
Is Beachview Country Club Estates a good place to live?
Should you buy in Beachview Country Club Estates?
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: November 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33921/33957)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (8 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.
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