Another Friday is here and It has been another mixed week of sunshine and raindrops. Roadways have sometimes been a little flooded, but the City has been doing a good job in monitoring those areas.

With local schools back in session, island visitor traffic which was already down is light. Many accommodations are advertising deep discounts for multi-day stays through the end of September. I have heard good reports from many recent visitors, back for the first time since Ian. They offer kudos to the many shop, restaurant, and business owners and their employees who have made their vacations so special. It is not just nature, lifestyle, and ambience, they say, “It’s the great people here that bring island experiences up a notch.”

Lee County TRIM Notices

Lee County notices of proposed property taxes are usually mailed mid-August so be on the lookout for yours if you own one of the 530,000 parcels the county is required to evaluate every year. The Tax Appraiser’s website is easy to maneuver and describes how the process tax works and how market value is determined each January 1.

The website also is helpful for those looking to buy so they understand how taxes change following a sale. This year the TRIM notices also will include info on how Hurricanes Ian, Helene, and Milton affected the values. If you want to check info about any property in Lee County, go to www.LeePA.org.

Punta Rassa Boat Ramp

Lee County announced the ribbon-cutting for the soft opening of the Punta Rassa Boat Ramp and conclusion of FDOT’s causeway project will be at 10 a.m. Thursday, August 21, followed by the ramp reopening at noon. The limited amenities then available include the ramp, partial docks, parking, and rest rooms. Work will continue for several months with future improvements to include completed dock access, fish cleaning station, landscaping, and additional lighting.

Sanibel & Captiva Islands Association of Realtors

The island Association of Realtors did not meet this week, but next Thursday is our August membership meeting with guest speaker Tamara Pigott, Executive Director of the Lee County Visitors and Convention Bureau. A caravan of open houses will follow.

Seven new sales have been posted in the SanCap MLS since last Friday, all on Sanibel – five condos and two homes. On a positive note, there have not been that many condo sales in a single week in a very long time.

Some have asked where the closed sales year-to-date have been? A quick summary of the number of sales by property type and complex community are shown below. Though many complexes/communities have not yet had a closed sale this year, the mix is expanding as restoration continues.

Sanibel Closed Sales as of 8/15/2025

Condos                                     Homes & (Residential Lots)

Complex – # sales                     Community – # sales (lots in parentheses)

Beach Road Villas – 1               Anchors Aweigh – 1

Beachcomber – 1                      Bayside Village – 1

Blind Pass – 4                           Beachview Country Club Estates – 4

By-the-Sea – 1                          Caloosa Shores – 2

Captains Walk – 6                     Castaway Estates – 1

Colonnades – 2                         Cats Paw – 2

Cottage Colony West – 1           Del Sega – 1

Donax Village – 1                      The Dunes – 8

Gulfside Place – 1                     Ferry Landing – 1

Heron at The Sanctuary – 3       Gulf Pines – 4

Island Beach Club – 2               Gulf Ridge – 1

LaPlaya – 1                              Gulf Shores – 3 (1)

Lighthouse Point – 3                  Gumbo Limbo – 8

Loggerhead Cay – 3                  Harbour Cottages – 1

Nutmeg Village – 1                    Island Woods – 2

Oceans Reach – 7                    Jamestown Beachview – 1

Pointe Santo – 1                       Kiinzie Island – 1

Sandalfoot – 2                           Lagoon Estates – 1

Sandpebble – 1                         Lake Murex – 1

Sandpiper Beach – 3                 Lane-Cochran – 1

Sandpiper West – 1                   Leisure Acres – 1

Sanibel Inn – 1                          Little Lake Murex – 1

Sanibel Moorings – 1                 Metes & Bounds – 9

Sanibel Surfside – 1                  Palm Lake – 1

Sayana – 1                               Richardsons – 1

Seascape – 2                            Rocks East – 3

Somerset – 2                            Rocks West – 2

Sundial East – 3                        Sabal Sands – 1

Sundial West – 5                       The Sanctuary – 5

Sunset South – 1                      Sanibel Bayous – 2

Tanglewood – 1                        Sanibel Estates – 6 (1)

Sanibel Highlands – 3

Sanibel Lake Estates – 2

Sanibel Pines – 1

Sanibel River Estates – 1

Sanibel Shores – 2

Sanibel Woodlands – 1

Sea Gate – 2

Sea Oats – 7

Seagull Estates – 3

Shell Harbor – 6

Tradewinds – (1)

Water Shadows – 1

Whisperwood Cove – 2

White Heron – 1 (1)

Wilcox – 1

Woodring – 1

For those that ask if the market is improving. Truth is there are opportunities and price reductions continue. Adjustments make sense. Price changes are not red flags but rather an indication on how the market is moving. Sellers willing to negotiate may win. Waiting for the perfect buyer when there is so much inventory could take time.

A local banker asked me just yesterday if the market is still terrible. That depends on your position. Savy buyers are benefiting, but for Sanibel sellers, today, at year-to-date rate of sales, there are 15 months of condo inventory, 10 months of homes, and seven years of residential lots. On Captiva, there are 32 months of condo inventory, 39 months of homes, and no residential lot sales since 2021. Overall inventory will increase as winter gets closer and recovery continues, hopefully that also brings more buyers.

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.

SANIBEL RESIDENTIAL	CONDOS			HOMES			LOTS
	#	Avg Price	DOM	#	Avg Price	DOM	#	Avg Price	DOM
For sale:	139	958.903	190	157	1,528,322	165	42	1,252,250	283
Under contract	13	753,530	178	15	1,199,230	130	2	589,450	429
Sold to 8/15/25	64	777,077	123	111	1,401,208	131	4	1,095,000	79
Sold 2024	75	818,493	117	165	1,472,757	114	15	1,403,533	192
Sold 2023	98	955,261	65	263	1,267,390	73	24	920,645	76
Sold 2022	123	1,136,199	44	185	1,602,745	52	26	779,528	223
Sold 2021	287	875,127	113	355	1,341,881	89	69	698,862	442

 

CAPTIVA RESIDENTIAL	CONDOS			HOMES			LOTS
	#	Avg Price	DOM	#	Avg Price	DOM	#	Avg Price	DOM
For sale:	46	1,272,380	222	28	5,796,000	238	2	12,000,000	453
Under contract	1	325,000	460	2	1,547,000	106	0	N/A	N/A
Sold to 8/15/25	10	993,500	249	5	1,835,400	115	0	N/A	N/A
Sold 2024	13	1,728,846	185	8	4,887,187	182	0	N/A	N/A
Sold 2023	17	834,176	98	17	2,716,647	70	0	N/A	N/A
Sold 2022	28	1,458,983	52	22	5,636,386	133	0	N/A	N/A
Sold 2021	64	1,150,373	145	44	2,988,520	261	2	2,950,000	731

Sanibel & Captiva Islands Multiple Listing Service Activity Aug 8-15

Sanibel

CONDOS

No new listings.

1 price change: Shell Island Beach Club #7B 2/2 now $899K (SanibelSusan listing).

5 new sales: Cottage Colony West #102 1/1 listed at $469.5K, Sandpebble #4A 2/2 listed at $495K, Sundial #J404 2/2 listed at $729K, Kings Crown #308 2/2 listed at $799K, Sandalfoot #1A2 2/2 listed at $849K.

1 closed sale: Blind Pass #D105 2/2 $500K.

HOMES

No new listings.

1 back-on-market: 5770 Pine Tree Dr 3/2.5 $1.2M.

4 price changes: 837 Casa Ybel Rd (duplex) 2/2 now $465K, 9056 Mockingbird Dr 3/2 now $1.595M, 1537 Sand Castle Rd 4/3 now $1.7M, 2190 Camino del Mar Dr 4/3.5 now $2.495M.

2 new sales: 1637 Sabal Sands Rd 3/2 listed at $949K, 5300 Umbrella Pool Rd 3/3 listed at $997,555.

2 closed sales: 980 Sand Castle Rd 3/3 $780K, 1002 Kings Crown Dr 3/2 $1.05M.

LOTS

Nothing to report.

CAPTIVA

CONDOS

1 new listing: Tennis Villas #3111 1/1 $375K.

1 price change: Sunset Captiva #104 2/2 now $1.375M.

No new or closed sales.

HOMES

No new listings.

1 back-on-market: 27 Urchin Ct 2/2.5 $899K.

1 price change: 14865 Mango Ct 2/2 now $1.25M.

No 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.

Enjoy your weekend, Susan Andrews, aka SanibelSusan