Hooray! It’s A Sunny July 4th 2025 on Sanibel & Captiva

An old favorite from 2003 parade

This week, islanders wished the rain would go away for the holiday and it did. When the rainy season begins here, it can be serious. There were enough heavy showers Wednesday to flood many swales including water over the road In several areas.

With hopes that the mote around my house would recede overnight, it was good to see that it did go down a couple of inches before the showers restarted yesterday. There was more rain last night, but for the holiday today – no rain yet, and mostly sunny. The forecast jumps back to 65% chance of rain tomorrow (Saturday).

I heard skeeter control flying over the East End last night and they were spraying mid-island earlier today. Their job has got to be near-impossible with so many recent showers. They sure are appreciated.

Pre-Holiday Happenings

Over Easy Café – reopened yesterday in their new location in The Village Shops with many islanders and visitors already enjoying breakfast and lunch there.

Prescribed Burn Successful – On Tuesday, “Ding” Darling in partnership with the Sanibel Island Prescribed Task Force (including U.S. Fish & Wildlife, City of Sanibel, SCCF, Sanibel Fire & Rescue District, and Lee County Mosquito Control) successfully completed a prescribed burn at Legion Curve. Conditions cooperated for the task force to plan, test, and execute a fire to eliminate the fuel that heightens the likelihood of wildfire on the island.

July 4^th 2025 So Far

With the original forecast today for dismal rainy weather, yesterday The City announced that the Sanibel parade that was scheduled for this morning was canceled. Other events have been well attended including the pancake breakfast, Jerry’s Celebration, the road rally/scavenger hunt, and the huge family event at the Rec Center. I also heard that The Blue Giraffe had a twinkie-eating contest. Lots of island fun.

Now, we look forward to the weather staying rain-free and the fireworks at 9 p.m. Many on the causeway have already staked out their viewing spots.

Florida Contract Condo Rider

Monday, I attended the Florida Realtors legal team webinar covering the new state condo rider and the condo changes that became effective on July 1. Much of the form  now requires completion by the unit owner (see attached). Some of the new association changes include:

Transparency

·        Association websites must include all approved BOD minutes over the preceding 12 months.

·        Associations can fund reserves related to structural integrity with special assessments, a line of credit, or Ioans. Info must be included in the association annual financial statement, which must appear on the website and be disclosed to potential buyers.

·        Purchaser’s 3-day right-of-recission for sale by unit owners is extended to 7 days, not including weekends and holidays.

Financial Flexibility

·        Milestone Inspections (MI) and Structural Integrity Reserve Study (SIRS) narrowed to buildings with 3 or more habitable stories.

·        SIRS deadline extended to December 31, 2025 for condos existing before July 1, 2022.

·        For budgets adopted on or before December 31, 2028, unit-owner controlled associations can pause or reduce reserve contributions for 2 consecutive annual budgets to fund MI repairs.

·        Associations that have completed their MI can delay SIRS for 2 consecutive budget years to prioritize repairs and maintenance.

·        Extends SIRS exemption to 4-family dwellings with 3 or fewer habitable stories above ground.

Reserves

·        Requires that SIRS include, at a minimum, a reserve “baseline” funding plan that ensures the reserve cash balance remains above zero.

·        Allows reserve funds to be invested in certificates of deposit or deposits in banks and credit unions.

Sanibel & Captiva Real Estate Scoop

It was a quiet one with real estate sales this week on rainy Sanibel and Captiva. The only new sale posted on either island in the SanCap MLS was a Sanibel gulf-front home. Below, with data from the island MLS are summary tables of the residential sales statistics, followed by the details of the MLS action reported this week.

First, a comparison of Sanibel 1st quarter residential sales compared to 2nd quarter, just ended. As optimistic as I want to be, it doesn’t look like the 2025 market here is going to improve soon.

Though, the island market is better than the June 30, a “Wall Street Journal” article titled “The Worst Housing Market in America Is Now Florida’s Cape Coral”. SanibelSusan Team members also belong to the Royal Palm Coast Realtor Association and Florida Gulf Coast MLS which covers Cape Coral, so I was notified yesterday when their 2025 President, my friend Karen Borrelli, sent a response to “The Wall Street Journal”. It provided good information on market cycles and price normalization, described a balanced market, and essentially providing the details that show Cape Coral, like most of Lee County is in transition, not in trouble.

Like much of the nation, Florida looks forward to an improved economy, stronger consumer confidence, and a shift in the trend. Bring the sun back to the Sunshine State!

Sanibel & Captiva Islands Multiple Listing Service Activity June 27-July 4

Sanibel

CONDOS

4 new listings: Sundial #H110 1/1 $500K, Sundial #I202 1/1 $568.5K, Blind Pass #B109 $600K. Coquina Beach #4-A 2/2 $709K.

1 price change: Tamarind #B201 2/2 now $1.499M.

No new sales.

1 closed sale: Sandpiper Beach #402 2/2 $710K.

HOMES

4 new listings: 4052 Coquina Dr 3/2 $799,999; 5115 San-Cap Rd 3/2 $819.9K, 1874 Farm Tr 3/2 $862K, 419 Lighthouse Way 4/3 $2.2M.

7 price changes: 3362 Barra Cir 2/2 now $695K, 1390 Middle Gulf Dr (1/2 duplex) 3/3 now $729K, 996 Greenwood Ct N (1/2 duplex) 3/3 now $799K, 1410 Albatross Rd 3/3 now $975K, 9439 Cotton Ct 4/4.5 now $989K, 3025 Turtle Gait Ln 3/2 now $1.155M, 628 Lighthouse Way 4/5.5 now $3,975,900.

1 new sale: 4709 Rue Belle Mer 3/2 listed at $3.765M.

5 closed sales: 4049 Coquina Dr 3/2 $350K, 486 Boulder Dr 3/2 $435K, 551 Sea Oats Dr 3/2 $650K, 9490 Peaceful Dr 3/3 $725K, 554 East Rocks Dr 3/2 $945K.

LOTS

Nothing to report.

CAPTIVA

CONDOS

1 new listing: Lands End Village #1606 3/3 $2.8M.

No price changes, new or closed sales.

HOMES

1 new listing: 33 Urchin Ct 2/2 $1.495M.

No price changes, new or closed sales.

LOTS

Nothing to report.

This representation is based in part on data supplied by the Sanibel & Captiva Islands Association of Realtors® Multiple Listing Service. Neither the association nor its MLS guarantees or is in any way responsible for its accuracy.  Data maintained by the association, or its MLS, may not reflect all real estate activity in the market.  The information provided represents the general real estate activity in the community and does not imply that SanibelSusan Realty Associates is participating in or participated in these transactions.

Happy July 4^th & enjoy your holiday weekend,