Tip Top Terrace
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, Tip Top Terrace in Fort Myers Beach, FL has 2 homes for sale. Homes listed or recently sold were built 1971–1994; 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Tip Top Terrace is a small, low-volume pocket on Fort Myers Beach, and the numbers reflect it: only 29 homes make up the community, and the build years span from 1970 all the way to 2024. That spread matters more than usual here, since a home from the original era and a home finished in the last couple of years can sit on the same street with very different construction, systems, and elevation standards behind them.
The median living area, just under 3,500 square feet, points to larger-format homes rather than compact cottages, which is worth noting for anyone assuming a typical beach-community footprint. With homestead exemptions on only about a third of homes, a majority of ownership here leans toward non-primary use. Combined with a thin closing count in the current window, pricing conclusions should be drawn carefully — this is not a market where a handful of sales tell the whole story.
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
Tip Top Terrace is a compact enclave of 29 homes on Fort Myers Beach, spanning construction from 1970 through 2024 — a range that signals both legacy homes and more recent rebuilds sitting side by side.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Tip Top Terrace. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tip Top Terrace
Tip Top Terrace
Tip Top TerracePhotos from Florida Gulf Coast MLS listings in Tip Top Terrace; content deemed reliable but not guaranteed.
Who Tip Top Terrace is best for.
Best for
- Buyers seeking a larger home footprint on Fort Myers Beach rather than a compact unit
- Buyers who want the option of a newer, post-2020s build within an otherwise established community
- Buyers comfortable doing individual due diligence given the limited recent sales data
Probably not for
- Buyers who want on-site community amenities as part of the purchase
- Buyers who rely heavily on neighborhood-wide pricing trends to guide an offer
- Buyers seeking a large, active inventory to compare options against
The market around Tip Top Terrace
Tip Top Terrace is too small for its own price trend, so here is the market around it.
In ZIP 33931, 394 homes are on the market and 8% are under contract — a slower corner of Fort Myers Beach.
Across Lee County, 7,579 homes are active and 1,646 pending (18% under contract).
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.
ZIP and county figures describe the wider market, not Tip Top Terrace specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tip Top Terrace
Live MLS inventory for Tip Top Terrace. 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 Tip Top Terrace 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.
Tip Top Terrace 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 Tip Top Terrace buying strategy.
If we were buying in Tip Top Terrace 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 Tip Top Terrace.
A small sample with a wide build spread
With a median year built of 1985 but construction running as recent as 2024, buyers here are really choosing between two different eras of home: original-era structures and newer builds that reflect current construction standards. That gap in vintage should shape how any showing list gets filtered — age alone tells you very little without knowing which side of that build timeline a specific home falls on.
The median living space of roughly 3,486 square feet is on the larger side for a beach-area community, which suggests the inventory skews toward bigger homes rather than compact getaway units. No community amenities have been identified from current MLS listings, so whatever draws buyers here is tied to the location and the homes themselves rather than shared recreational features. With only 29 homes total and a single closing in the most recent window, this is a market to watch closely rather than one to draw firm price trends from just yet.
The location and the amenities are priced into every listing in Tip Top Terrace. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with a wide build-year spread and limited recent closings, the details matter more than the headline stats. We walk buyers through what separates a 1970s structure from a post-rebuild home on the same street, and we help sellers price against a thin comparable set instead of guessing from a handful of data points.
Tip Top Terrace in 15 seconds.
Tools for a Tip Top Terrace 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 Tip Top Terrace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tip Top Terrace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tip Top Terrace home worth?
Get a no-obligation home value based on real comparable sales in Tip Top Terrace, 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 |
|---|---|
| Homes in the community | 28 (FL DOR 2025 assessment roll) |
| Years built | 1970–2024 (median 1982.0) |
| Typical living area | 3,460 sq ft (median) |
| For sale right now | 2 active, 0 pending · median asking $806,950 |
| Owner-occupied (homestead) share | 36% |
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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Tip Top Terrace key facts,” movewithmomentum.com/neighborhoods/tip-top-terrace, data as of September 20, 2026.
Housing distress & ownership in Tip Top Terrace, Fort Myers Beach
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 Tip Top Terrace
The newest homes for sale in Tip Top Terrace right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 17750 Rebecca Ave $849,000 · 2 bd · 2 ba · 1,320 sq ft · 68 days on market Courtesy of Gulf Coast Realty LLC
- 11481 Rebecca Cir $734,900 · 2 bd · 2 ba · 1,907 sq ft · 257 days on market Courtesy of Call It Closed Intl Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Tip Top Terrace Right Now (3)
All 3 active and pending Tip Top Terrace listings with a detail page, newest first, refreshed twice a day from the MLS.
- 17741 Rebecca Ave · $695,000 · 3 bd / 3 ba · pending · listed Sep 15, 2026 · listed by KW Elevate Luxury
- 17750 Rebecca Ave · $849,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Gulf Coast Realty LLC
- 11481 Rebecca Cir · $734,900 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Call It Closed Intl Realty
More Fort Myers Beach home searches
- All homes for sale in Fort Myers Beach, FL
- Homes for sale in Lee County, FL
- Homes under $300K in Fort Myers Beach
- Homes from $300K to $500K in Fort Myers Beach
- 4-bedroom homes for sale in Fort Myers Beach
- Fort Myers Beach home values: what is my house worth?
- ZIP 33931 housing scorecard
- 6 coming-soon communities in Lee County
Fort Myers Beach guides & data
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Fort Myers Beach? Join Momentum in Fort Myers Beach: 100% commission, one $12K cap.
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).
What it really costs to own in Tip Top Terrace
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 $5,540/yr across 6 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 1974 across 6 listings. An original roof here would be about 52 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 Tip Top Terrace
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 Tip Top Terrace
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tip Top Terrace will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
How many homes are in Tip Top Terrace?
What share of Tip Top Terrace is owner-occupied?
When were the homes in Tip Top Terrace built?
Who is the best real estate agent for Tip Top Terrace?
How do I find a top Fort Myers Beach real estate agent who knows Tip Top Terrace?
Can Momentum Realty connect me with an agent for Tip Top Terrace?
Where is Tip Top Terrace, and what county is it in?
Should you buy in Tip Top Terrace?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33931)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (18 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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