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1031 Exchange SWFL
206 Ibis St, Fort Myers Beach, Florida 33931
Overview
- 2026003027
- Land
- Sqft
- 0.193 Acres
Description
Discover the ultimate waterfront lifestyle with this rare Fort Myers Beach lot in Sandpiper Village, offering community beach access and direct Gulf boating access. This oversized 80’ x 105’ homesite features approximately 80 feet of seawall along a wide canal with desirable southern rear exposure for all-day natural light and breathtaking views. Enjoy your private catwalk dock with boat lift and seating area, perfect for watching sunrise over Estero Bay and sunset over the Gulf of Mexico. Cruise directly from your backyard along the Ibis/Albatross Canal, which provides quick access to Estero Bay and the Gulf of America via Big Carlos Pass. Beach lovers will appreciate the unbeatable location, with community beach access to Fort Myers Beach’s white powder sand just steps away — approximately 10 lots from the property. Whether you’re boating, fishing, or relaxing by the water, this location delivers the best of island living. Cast a line from your dock, clean your fresh catch waterside, and enjoy daily waterfront sunrises and sunsets. Builder plans and presentations are available, allowing you to design a beautiful primary residence or vacation retreat tailored to this exceptional lot. A rare opportunity to own premium waterfront property with both boating and beach access in one of Fort Myers Beach’s most desirable communities.
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Schedule a Showing
Tour this — bed, — bath home in Naples
Scott Cowan has 35 years of experience in the Naples market. He'll walk you through every detail of this property and give you an unfiltered assessment of its value.
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Seller Net Sheet
What would you walk away with on a home at this price?
Our free seller net sheet calculates your proceeds after commission, closing costs, and taxes — so you know exactly what hits your account at closing. No guesswork.
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Property Details
Listing Info
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Community & Setting
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Scott Cowan · 35 Years
Talk to Scott - Don't Sacrifice Your Wealth!
THINKING OF SELLING? Keep $40,000+ On A $1M Sale. Realty of Naples FL
Full-service listing at 1% commission — professional photography, MLS exposure, and Scott's 35 years of Naples negotiation experience handling every offer and every closing detail personally.
The home valuation is free, the conversation is free, and there's zero obligation. Find out exactly what your home is worth — and exactly how much commission you'd keep.
Insurance Cost Estimator
What Will You Pay to Insure This Property?
Annual insurance estimates for this ZIP code, property type, and price tier. SWFL-specific breakdown.
Risk Factors for This Property
Wind Zone—
Flood Zone (typical)—
Hurricane Exposure—
Roof Age ImpactSignificant — verify age
Citizens Eligibility—
Post-Ian MarketRates elevated 30–60% vs 2021
Active Carriers in This Market
Citizens Property Insurance
Florida's insurer of last resort. Available if private market declines. Strict eligibility rules post-2023 reforms.
Universal Property & Casualty
One of the largest private carriers still writing in SWFL. Rates have increased significantly since Ian.
Florida Peninsula Insurance
Active in Collier and Lee County. Competitive for newer construction homes.
Security First Financial
Writing policies in SWFL. Strong for homes with impact windows and newer roofs.
Chubb / AIG (Luxury tier)
For homes above $1M. Offers agreed-value policies and broader coverage. Rates are higher but coverage is more comprehensive.
Impact Windows = Lower PremiumVerified impact-rated windows and doors can reduce wind premium by 15–30%. Always request the wind mitigation credit report from seller.
Roof Age is CriticalMost SWFL carriers will not write policies on roofs over 15 years old. A roof over 10 years old triggers higher premiums. Request permit history before making an offer.
Elevation Certificate Saves MoneyFor flood insurance, an elevation certificate showing the home is above Base Flood Elevation can cut NFIP premiums by 50% or more.
Get Quotes Before ClosingIn SWFL's current market, insurance quotes must be in hand before removing financing contingencies. Some homes in high-risk zones cannot be insured at any reasonable price.
Insurance estimates are ranges based on current SWFL market conditions, ZIP code risk profiles, property type, and price tier. Actual premiums depend on specific carrier, coverage selections, roof age, construction type, wind mitigation credits, elevation certificate, and claims history. These are estimates only — not quotes. Always obtain binding quotes from licensed Florida insurance agents before closing. The SWFL insurance market has been volatile since Hurricane Ian (2022) and rates continue to change. Estimates reflect approximate 2024-2025 market conditions.
HOA Deep Dive
What Does the HOA Actually Cost — and Cover?
Your true monthly payment goes well beyond the mortgage. Here's the full picture including HOA, taxes, and insurance.
Purchase Price
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HOA / Month
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Down Payment
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Monthly CostMonthlyAnnual
Monthly Payment Breakdown
Mortgage Only vs True Monthly Cost
What HOA Fees Typically Cover in This Price Range
HOA fee is sourced from MLS listing data. Tax estimate uses Collier/Lee County effective millage rates applied to purchase price. Insurance estimate is based on ZIP code risk profile. Actual costs vary — always request the HOA's current budget, reserve study, and financials before closing. Buyers have a right to review HOA documents during the inspection period.
Property Tax Estimate
Estimated Annual Property Tax — This Property
Based on Collier County millage rates and Florida exemption rules.
Estimated Annual Tax
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Without homestead exemption
Monthly Tax Reserve
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Budget this for escrow
Effective Tax Rate
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Collier County
Millage Rate
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Per $1,000 assessed value
Florida Tax Exemptions Available
Homestead Exemption
$50,000 off assessed value for primary Florida residence. First $25K applies to all taxes; second $25K applies to non-school levies.
Non-primary
Save Our Homes Cap
Once homestead is established, annual assessed value increases are capped at 3% or CPI — whichever is lower. Massive long-term savings.
If primary
No State Income Tax
Florida has no personal income tax. For high-net-worth buyers relocating from NY, NJ, or CT, this often offsets property tax entirely.
Always applies
Senior / Disability Exemptions
Additional exemptions available for residents 65+ with income below county threshold, and for certain disabilities. County-specific.
Income-based
Tax Breakdown by Millage District
Collier County General—
School Board (state)—
School Board (local)—
Water Management District—
City of Naples (if applicable)—
Special Districts / Other—
Estimated Annual Total—
Tax Scenarios
No Exemption
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Investment / second home / new buyer first year
With Homestead
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Primary Florida residence, $50K assessed value reduction
After 5 Years SOH
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Save Our Homes cap — estimated if market rises 5%/yr
New York Comparison
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Equivalent NY effective rate ~1.7% — FL is lower
Estimates use Collier County Property Appraiser published millage rates for tax year 2024. Assessed value for a new purchase is typically set near the purchase price in the first year; subsequent years are subject to Save Our Homes caps if homestead is established. This is an estimate only — not a tax bill. Verify current millage rates and exemption eligibility with the Collier County PAO and a qualified tax advisor.
What's Nearby
Around this property
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Drive Time Analysis
How Far Is Everything from This Property?
Real drive times calculated from this address — not straight-line distance.
Downtown Naples
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5th Avenue South
Dining, galleries & boutiques
RSW Airport
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SW Florida Intl Airport
Fort Myers — nearest major airport
Luxury Shopping
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Mercato
Dining, Whole Foods & boutiques
Top Hospital
— min
NCH Baker Hospital
Naples Community Health — Level II
Gulf Beach
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Naples Beach (Gulf Shore Blvd)
Whole Foods
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Whole Foods Naples
Naples Airport
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Naples Municipal (APF)
Tiburón Golf
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Tiburón at Ritz-Carlton
Drive times calculated using OSRM open-source routing via OpenStreetMap road network data. Times reflect typical driving conditions and may vary with traffic. Distances shown in miles.
True Cost of Ownership
What Will This Home Actually Cost Over 5 & 10 Years?
Beyond the mortgage — taxes, insurance, HOA, maintenance, and projected equity. Pre-filled from this listing.
Purchase Price
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Interest Rate
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5-Year View
10-Year View
Equity & Appreciation
Cost CategoryAnnualYear 3Year 55-Yr Total
5-Year Cost Breakdown by Category
Cost CategoryAnnualYear 5Year 1010-Yr Total
10-Year Cost Breakdown by Category
Scenario5-Year Equity10-Year Equity
Equity Growth vs Total Cost Paid — Naples Historical Avg (~5%/yr)
True cost of ownership calculations are estimates based on inputs provided and SWFL market averages. Mortgage P&I uses standard amortization. Property tax uses the effective rate at purchase price. Insurance uses ZIP-based estimates. Maintenance reserve is set at 1% of purchase price annually — a conservative industry standard. HOA fees are pre-filled from MLS data where available. Appreciation scenarios are illustrative — Naples has averaged approximately 5% annual appreciation over the past 10 years but past performance does not guarantee future results. This calculator is for planning purposes only and is not a financial guarantee.
Scott Cowan · 35 Years
Talk to Scott - Don't Sacrifice Your Wealth!
SELLING? We Are ONE % Commission. Realty of Naples FL
When you list at 1% commission with Realty of Naples, Scott handles your sale personally — not a call center, not a junior agent. 35 years of Naples negotiation experience working every offer to your bottom line.
The valuation is free, the conversation is free, and there's zero obligation. The only thing you risk by reaching out is finding out how much more than 1% commission you've been paying.
Neighborhood Profile
Who Lives Here — and What Has the Market Done?
Demographics and 5-year price trends for this area. Key data for buyers relocating from the Northeast.
DemographicThis ZIPFL Avg
Household Income Distribution
Median Home Price — 5-Year History
Where Buyers Are Coming From — Top States Moving to SWFL
Demographic data is sourced from U.S. Census Bureau American Community Survey (ACS) 5-year estimates and USPS migration data. Median home prices are based on SWFL MLS closed sales data and Zillow Research ZIP-level estimates. Migration data sourced from IRS SOI migration patterns and Florida Department of Revenue. All figures are estimates and may not reflect the most current market conditions. For current market data, contact Scott Cowan for a full market analysis.
Listing History
Days on Market & Price History
Listing activity for this property.
Days on market and price history are sourced from MLS data fields available on this page. For closed or off-market listings, full history may not be available in the public feed. Always verify current listing status with your agent.
School District
Schools Serving This Property
Public school assignments for this address based on ZIP code boundaries.
Notable Private Schools in the Area
School assignments are based on ZIP code boundaries and are subject to change. Always verify current school zoning directly with the district before purchasing. Ratings sourced from Florida Department of Education school grades and GreatSchools data. Florida DOE School Grades →
Pricing Analysis
Price Per Sq Ft — How Does This Home Compare?
This Home
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per sq ft asking price
ZIP Average
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Active listings in this ZIP
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vs area market
Home Size
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sq ft living area
$/Sq Ft — This Home vs Naples Market Benchmarks
ZIP code averages are estimated benchmarks based on publicly available Southwest Florida MLS data ranges and are provided for context only — not a formal appraisal. Actual market averages change daily. Contact Scott Cowan for a current comparative market analysis (CMA) at no obligation.
Flood Zone & Insurance Risk
Flood Risk Assessment — This Property
FEMA Flood Zone
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Flood Insurance
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Annual estimate
Flood Required?
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If federally backed mortgage
Annual Risk Level
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Chance of flooding per year
FEMA Flood Zone Reference
Zone X
Minimal risk — outside 500-yr flood plain
Zone AE
High risk — 1% annual chance, base flood elevations determined
Zone VE
Highest risk — coastal with wave action, mandatory insurance
Zone A
High risk — 1% annual chance, no base elevation data
Flood zone data sourced from the FEMA National Flood Hazard Layer (NFHL) via the FEMA Map Service Center API. Insurance estimates are ranges based on FEMA NFIP rate tables for Southwest Florida and are not a quote.
Actual premiums depend on elevation certificate, building characteristics, and coverage selections.
Always obtain a formal flood insurance quote before closing. Verify on FEMA.gov →
Hurricane Risk
Hurricane Risk Assessment — This Property
Historical storm track data and risk scoring for this ZIP code.
Composite Hurricane Risk Score
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/100
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Storms Within 50mi
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Since 1851 (NOAA records)
Cat 3+ Within 50mi
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Major hurricane tracks
Last Direct Hit
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Nearest landfall
Avg Return Period
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Years between major events
Notable Storms — Collier & Lee County (1950–2024)
Ian
2022
Cat 5
Irma
2017
Cat 3
Wilma
2005
Cat 3
Charley
2004
Cat 4
Donna
1960
Cat 4
Milton
2024
Cat 3
What to Ask Before You Buy
Impact Windows & Doors
Verify all openings are impact-rated. Retrofitting after purchase costs $30,000–$80,000+ on a large home. Ask seller for permits.
Roof Age & Material
Insurance carriers in SWFL require roofs under 15 years old. Metal or concrete tile preferred. Request roof permit and last inspection report.
Generator & Transfer Switch
Whole-home generator is standard at the luxury tier. Verify fuel type (natural gas preferred), capacity, and last service date.
Evacuation Zone
Collier County uses zones A–E. Zone A is highest risk and evacuates first. Check Collier County EM for this address.
Risk scoring is based on NOAA HURDAT2 historical storm track data (1851–2024) and Collier/Lee County proximity analysis. This is a historical risk assessment, not a forecast. All construction in Florida must meet the Florida Building Code hurricane standards enacted after 2002. Verify current insurance availability and windstorm coverage requirements with a licensed Florida insurance agent before purchase.
Mortgage Calculator
Estimate Your Monthly Payment
Pre-filled with data from this listing. Adjust any field.
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PMI RateRequired if down payment < 20%
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⚠️ Your down payment is below 20% — PMI is included in the total. PMI is typically removed once you reach 20% equity. At this price tier most lenders require jumbo loan terms; consult your lender for exact PMI structure.
This calculator provides estimates only. Actual payments depend on lender-specific rates, points, closing costs, and escrow requirements. Property tax uses the effective rate applied to purchase price — assessed value may differ after purchase. Consult a licensed mortgage professional before making financial decisions.
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Realty of Naples — 1% Commission
Interested in this property?
Realty of Naples represents buyers and sellers across Southwest Florida at 1% commission. Whether you want to schedule a showing or list your own home, our team saves you tens of thousands compared to a traditional brokerage.
Selling in Naples?
1% Commission
Listing price
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Traditional agent (6%)
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Realty of Naples (1%)
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You keep
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more at closing vs a 6% agent
Based on this listing's asking price. No obligation, no pressure.
2228 Dragonfruit Way, Naples, Florida 34120
- $385,000
- Beds: 2
- Baths: 2
- Garages: 2
- 0.12 Acres
- Villa Attached, Residential
57 years ago
57 years ago
1689 Alameda Dr, Naples, Florida 34120
- $369,900
- Beds: 3
- Baths: 2
- Garages: 2
- 0.18 Acres
- Villa Attached, Residential
57 years ago
57 years ago
Details
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Property ID 2026003027
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Price $650,000
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Land Area 0.193 Acres
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Property Status Active, For Sale
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Property Type Land
Additional details
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Utilities Electricity Connected, Sewer Connected, Water Connected
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County Lee
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Property Type Land
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Waterfront Canal Front, Seawall
