Port Carlos Cove Co-Op Inc
Homes for Sale in Fort Myers Beach, FL
True comps, carrying-cost math, and listings before the portals.
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.
The 60-Second Overview
Port Carlos Cove Co-Op Inc market snapshot (as of July 29, 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.
Port Carlos Cove Co-Op Inc is a community of 62 homes in Fort Myers Beach, Lee County, built between 1966 and 2024 (median 2005.0), with a median living area of about 1,574 square feet. 20% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 July 29 of each year, from record-level fgc 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 10 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.
11% 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 (2026-07-18).
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.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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 homes for sale in Port Carlos Cove Co-Op Inc on the map →
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?
How many homes are in Port Carlos Cove Co-Op Inc?
What share of Port Carlos Cove Co-Op Inc is owner-occupied?
When were the homes in Port Carlos Cove Co-Op Inc built?
Do cash buyers compete in Port Carlos Cove Co-Op Inc?
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?
Can Momentum Realty connect me with an agent for Port Carlos Cove Co-Op Inc?
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
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 33931)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.