Here it is another Friday again with mostly sunshine this week. Dodged raindrops yesterday afternoon and this morning.
There have been several exciting reports of Junonia findings on the beach, while the hidden painted shell events over the holiday weekend also were successful.
Otherwise, it has been quiet here again this week. With summer wrapping up and school years started, September typically is the slowest month of the year on-island. Many locals and visitors are looking forward to the months ahead, often keeping eyes on forecasts and storms in the Atlantic. Fingers crossed that none of those find their way to SW Florida this year. So far, so good.
September Scoop
Several island businesses have announced they will be briefly closed this month. It is a positive sign that “season” is right around the corner when facilities schedule their annual deep cleans, repairs, and maintenance, with their employees often getting breaks too.
Lighthouse Café of Sanibel – has been closed this week but reopens Monday morning.
Over Easy Café – will be closed from September 8-18.
Tarpon Bay Explorers – will be closed September 7-30, with plans to reopen October 1. The closure includes their recreational areas as well as their launch ramp.
The City also announced yesterday that vegetation trimming on Periwinkle Way will begin Monday and is scheduled to complete (weather permitting) by Wednesday, September 17. It will be on both sides of the road, including the shared use path with work to be performed between 7:30 a.m. and 3:30 p.m. Travel with caution.
Captiva Beach Renourishment Project
The Captiva Erosion Protection District advises that Turner Beach Park will be closed to the public, beginning today September 5, for staging equipment and material for the upcoming Captiva Beach Renourishment Project. Soon to begin, construction is scheduled to run continuously 24 hours a day over an estimated 56-day period.
October When Pre-Season Begins
Sanibel Farmers’ Market will reopen for its 18th season on Sunday, October 5 at 9 a.m. with a celebration of cultures from around the world. Vendors and shoppers are invited to show off their heritage with flags, shirts, and attire. Enjoy global flavors, handmade crafts, their colorful flag ceremony, fresh produce, and more. Located on the City Hall back parking lot, Sanibel Farmers Market is every Sunday from 9 a.m. to 1 p.m. through May.
Other local market days/times are posted on BuyLocalLee.com. Those are at Babcock Ranch, Boca Grande, Captiva Island, Lakes Park, Coconut Point, Bonita Springs, and Gateway.
Sanibel & Captiva Islands Association of Realtors
At the Sanibel-Captiva Caravan Meeting yesterday, guest speaker. Matt Simmons, appraiser with Maxwell, Hendry, & Simmons discussed the tax appeal process and contesting a TRIM notice property valuation.
In Lee County TRIM notices were mailed on August 18, making September 12 the deadline for filing a tax appeal. That process is quasi-judicial – meaning hiring an attorney is not required. The process involves the following steps:
· Appeal is filed
· Informal Status – engage in negotiation or wait for hearing date to be issued
· Exchange of Evidence
· Pre-Hearing Negotiations
· Hearing before a Magistrate
· Magistrate issues Ruling
· Value Adjustment Board Meets & Issues Final Rulings
· File a Challenge in Circuit Court.
Following the meeting, three listings were open for easy viewing, a Sundial condo and two homes in The Dunes. The next meeting in two weeks will be the monthly membership meeting followed by Caravan.
September is usually when inventory is low with more listings gradually coming on the market as winter nears. We advise our sellers that if they want to sell, they should keep their property listed. This business is always full of surprises, including when buyers appear. Always be prepared for them!
With two-thirds of the year over already, below is a summary of closed Sanibel sales year-to-date by primary location, as reported in the Sanibel-Captiva MLS.
SANIBEL Condos Homes Lots
# Avg Price $ # Avg Price $ # Avg Price $
Gulf 48 888,937 6 3,765,191 2 1,637,500
Bayfront 3 693,333 3 3,383,333 0 N/A
Bayou 0 N/A 5 2,256,600 0 N/A
Golf Course 0 N/A 10 1,557,000 0 N/A
Canal 0 N/A 16 1,489,937 0 N/A
Lake 0 N/A 6 1,151,666 0 N/A
Near Beach 18 404,583 55 1,093,238 4 548,750
Inland 2 1,175,000 14 822,846 0 N/A
River 0 N/A 2 647,500 0 N/A
TOTAL 71 765,936 117 1,395,607 6 911,666
Since last Friday, five new sales have been posted in the SanCap MLS: three Sanibel condos, a Sanibel home, and a Captiva 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.
|
SANIBEL RESIDENTIAL |
CONDOS |
HOMES |
LOTS |
||||||
|
# |
Avg Price |
DOM |
# |
Avg Price |
DOM |
# |
Avg Price |
DOM |
|
|
For sale: |
126 |
953,707 |
191 |
141 |
1,498,026 |
174 |
40 |
1,301,887 |
267 |
|
Under contract |
13 |
799,769 |
230 |
11 |
1,066,000 |
169 |
0 |
N/A |
N/A |
|
Sold to 9/5/25 |
71 |
765,936 |
132 |
117 |
1,395,607 |
131 |
6 |
911,666 |
199 |
|
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: |
45 |
1,147,966 |
228 |
26 |
6,263,038 |
262 |
2 |
12,000,000 |
474 |
|
Under contract |
1 |
545,000 |
71 |
3 |
1,331,000 |
145 |
0 |
N/A |
N/A |
|
Sold to 9/5/25 |
11 |
926,727 |
270 |
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 29-Sep 5
Sanibel
CONDOS
3 new listings: Tennisplace #B24 2/1 $489,999; Signal Inn #14 2/2 $925K, Kings Crown #201 2/2 $1.349M.
4 price changes: Sanibel Moorings #212 1/1 now $425K, Sanibel Moorings #232 2/2 now $525K, Sanibel Moorings #632 2/2 now $579K, Loggerhead Cay #441 2/2 now $849K.
3 new sales: Lake Palms #5 2/2.5 listed at $499,999; Sanibel Shores #A2 2/2 listed at $590K, Sanibel Moorings #822 2/2 listed at $599K.
1 closed sale: Shell Island Beach Club #5D 2/2 $835K.
HOMES
1 new listing: 1611 Sand Castle Rd (1/2 duplex) 3/3.5 listed at $749K.
1 back-on-market: 1390 Middle Gulf Dr #E (1/2 duplex) 3/3 $729K.
2 price changes: 1550 Centre St 3/2 now $849K, 9439 Cotton Ct 4/4.5 now $999K.
1 new sale: 526 N Yachtsman Dr 3/2 listed at $1.495M.
4 closed sales: 1684 Bunting Ln 2/2 $650K, 3314 St Kilda Rd 3/2 $800K, 5300 Umbrella Pool Rd 3/3 $950K, 4709 Rue Belle Mer 3/2 $3.48M.
LOTS
No new listings.
1 price change: 5398 Osprey Ct now $319K.
No new or closed sales.
CAPTIVA
CONDOS
Nothing to report.
HOMES
No new listings or price changes.
1 new sale: 27 Urchin Ct 2/2.5 listed at $899K.
No 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.
The Sanibel-Captiva Chamber of Commerce is hosting an inaugural holiday event to promote islands businesses. The Sanibel-Captiva Sunrise Sale will take place tomorrow, Saturday, August 30, from 7.07 a.m. to 2 p.m. Advertised as where the early bird will be most successful, over 45 island businesses are participating. Some will feature exclusive deals, tiered sales, discounts up to 50%, BOGOs, gifts with purchases, giveaways, in-store perks, plus a grand-prize drawing.
Participants are: A Bit of Bailey’s, A Little Adventure, Adventures in Paradise, Adventures in Paradise Outfitters, Beach Daisy, Billy’s Rentals, Blue Giraffe Island Bar & Grill, Bubbly Latitude, Captiva Curio Cottage, Charlie’s Island Gifts, Coast Clothing, Congress Jewelers, Finnimore’s Cycle Shop, Her Sports Closet, Home by Rachel Pierce, Island Pearl, The Island Store; JRod’s Surf, Fish, & Style; MacIntosh Books & Paper, Nanny’s of Sanibel, On Island, One Island Sanibel, Pierce’s Paw Paradise, Rachel Pierce Art Gallery, Sandy Toes & Bottoms, Sanibel Café, Sanibel Day Spa, Sanibel Pilates & Spa, Sanibel Sole, Sanybel’s Finest, Sea Glass Lane, Shiny Objects, South Seas Outfitters, Stoked Flamingo, Suncatchers Dream, Synergy, Tarpon Bay Explorers, The Bait Box, The Dunes, The Moke & Cabana Club, The Sanibel Sprout, Tiki Jim’s, Tuttles Seahorse Shell Shop, Vero Drapes, Wilford & Lee, Yara’s Shoes & Boutique.
The island Association of Realtors did not meet this week as it was the annual Florida Realtors Convention and Business Meetings in Orlando. I attended several sessions remotely including the summary yesterday by our state CEO Margy Grant, General Counsel, Juana Watkins, & COO Dave Garrison. Florida Realtors is strong in members, financially healthy, leads the industry with a bright strategic plan, and continues to offer outstanding training/education and member benefits.
Locally, a Sanibel-Captiva Caravan Meeting is scheduled for next Thursday, September 4, at 9 a.m. with guest speaker. Matt Simmons, appraiser with Maxwell, Hendry, & Simmons. He will discuss the tax appeal process and contesting property valuation on a TRIM notice.
Sanibel
Enjoy the long weekend, Susan Andrews, aka SanibelSusan
At The Village Shops – Over Easy Café & On Island – will both be closed September 8-18 to give their amazing teams a well-deserved break after a challenging year (or three).
To ensure safety and accessibility for boaters, the deteriorating docks will be removed and replaced with new, more durable materials. The concrete boat ramp and walkways will remain in place. While the boat ramp is closed, boaters are encouraged to use the Lee County Punta Rassa Boat Ramp on the mainland adjacent to the Causeway Toll Booth.
The island Association of Realtors had their August membership meeting yesterday. Guest speaker Tamara Pigott, Executive Director of the Lee County Visitors and Convention Bureau updated attendees on the purpose of that organization and their expectations into 2026.
On the commercial side, late last Friday, we put our condo listing at Lime Tree Center #2, 1640 Periwinkle Way, under contract, listed at $399K.
Enjoy your weekend,
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.
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.
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.
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
Enjoy your weekend, Susan Andrews, aka SanibelSusan
Roadways and bike paths had little traffic this week, as recovery continues albeit slowly. As Realtors, we often are asked what is happening with repairs or reconstruction at a specific property. Though the island grape vine can be good, it is not always accurate. When I get that question – or a call from a property owner, I look the property up on the City website, 
The County Tax Appraiser website, 
A Bit of Bailey’s – When Week #12 2025 special events as part of “Love Sanibel Back” were posted, it was great to see that A Bit of Bailey’s in the Rabbit Rd commercial center will be open Saturday August 16 at 9 a.m. The new construction of the big store at the corner of Periwinkle Way and Tarpon Bay Rd still is expected to begin this fall. In the meantime, A Bit of Bailey’s and their Island Store on Captiva will offer many of the same goodies enjoyed at the former big grocery.
Kona Kai of Sanibel – This charming motel at 1539 Periwinkle Way reopened this week. Offering special rooms rates until the end of September, their business hours are 9;30 a.m. to 5 p.m. or call 239-472-1001. Having sold this property to the Rodenburg Family in 2010, there was never a doubt in my mind that they would restore and reopen. Nestled in a tropical Hawaiian-style setting with pool, it also borders the Sanibel River. 
Michael Saunders & Company on Sanibel – This has been in the works for weeks but finally official with new real estate signs popping up all over the islands. Michael Saunders & Company, out of Sarasota, and with branch offices throughout the Florida Gulf Coast, purchased the former VIP building and business at 1560 Periwinkle Way. Many VIP friends have transitioned to Michael Sanders and we look forward to doing more sales with them soon. (By the way, Michael Sanders is female with a decades-long great reputation.) Welcome to the islands!
Sanibel
Sanibel
Enjoy your weekend,
With island sea turtle nesting season well underway, SCCF staff and volunteers who survey 18 miles of island beaches from April through October are already reporting more nests and hatchlings. Last year 843 sea turtle nests were laid on the islands and 16,722 hatchlings successfully emerged. This week SCCF posted that so far 2025 recordings include 836 nests (820 loggerhead and 16 green turtles) and 4,880 loggerhead hatchlings.
One of the most asked real estate questions since the recent storms is if ground-level properties are selling – or those with ground-level living space. As an owner recognizing the convenience of easy-access 1-level living, below is the scoop on the 2025 Sanibel sales to-date.
Sanibel
Enjoy your weekend, Susan Andrews aka SanibelSusan
Posted this week on Florida Realtors, credited to Vinod Sreeharsha. 2025 Miami Herald: “Five Florida islands made Travel + Leisure’s 2025 top 15 U.S. islands list, highlighting their charm and resilience after multiple hurricanes.
The results are in. The Sanibel School which serves grades PK-8 continues to be the #1 school in the Lee County District for both Elementary and Middle Schools. Schools are ranked on their performance on state-required tests, graduation, and how well they prepare their students for high school.
The islands Association of Realtors did not meet this week, but a Lunch & Learn, hosted by Affiliates with Noack & Company, provided their insight into the new “one big, beautiful bill”, foreign clients, and Hurricane Ian tax update. Their Senior Accountant Carol McCarley, through the years, has helped many foreign clients. She is a FIRPTA (Foreign Investment in Real Property Tax Act) expert. More details about that presentation next week.
Sanibel
Teammate Dave and I continue to communicate with folks about selling, There are always owners just thinking about a change, others that want to sell but don’t have to, and some that really need a sale – and fast, All considered, here is my advice and a bit of general info about the island summer real estate market.
Over Easy Café – reopened yesterday in their new location in The Village Shops with many islanders and visitors already enjoying breakfast and lunch there.
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:
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.
Happy July 4th & enjoy your holiday weekend,