Property Photos
Property Overview
The Royal Beach Club site was formerly operated as a 16-unit timeshare property alongside an 11-unit condominium resort at 800–802 Estero Boulevard, Fort Myers Beach, Florida. Positioned directly on the Gulf of Mexico, the property occupies a highly desirable stretch of beachfront with strong long-term redevelopment potential.
The combined parcels encompass approximately 1.74 gross acres, including 1.05 acres landward of the 1978 Coastal Construction Control Line and approximately 200 linear feet of direct Gulf frontage.
- 11 condominium units across two three-story buildings (two floors over parking) — built 1984
- 16 timeshare units within a three-story building (600 SF per unit)
- Condo units ranging from approximately 924 to 1,386 square feet
- 12–14 surface parking spaces plus under-building parking
- Residential Multifamily zoning designation
- Mixed Residential Future Land Use classification
Current Entitlement Summary
Under the existing Fort Myers Beach Land Development Code and Comprehensive Plan, the site carries a density allowance of 6 units per acre, permitting a maximum of 21 total residential units as-of-right.
The redevelopment strategy assumes a Density and Height Variance request, seeking to reinstate the pre-storm intensity of 27 units through a vertical design deviation that aligns with contemporary luxury standards.
| Use Type | Units (Pre-Storm) |
|---|---|
| Timeshare | 16 |
| Condominium | 11 |
| Total Existing Units | 27 |
Asset Fundamentals & Proforma
Based on recent transactions and a projected density of 21 total units, the following proforma brief illustrates the investment potential of this beachfront development site.
| Metric | Detail | Valuation |
|---|---|---|
| Beachfront Land | 74,923 SF @ $313/SF | $23,500,000 |
| Residential Units | 21 units @ $4,600,000/unit | — |
| Projected Residential Value | 21 Luxury Units | $96,600,000 |
Development scenarios include 21 luxury units at 2,500 SF under density constraints, or a hotel opportunity with units under 450 SF at 1.5:1 FAR. Both opportunities position this site as a compelling entry point into the Southwest Florida luxury coastal market.
Rebuild Parameters
Structures sustaining more than 50% damage may be reconstructed to their legally documented use, density, intensity, size, and style — provided the new construction complies with applicable code.
- FEMA flood elevation requirements (100-year flood level)
- Current Florida Building Code
- Coastal Construction Control Line regulations
- All applicable development regulations
Land Development Code
The RM zoning district designates suitable locations for a wide variety of multifamily residences. The Mixed Residential designation supports both established neighborhood character and modern vertical development, offering base density of 6 units/acre with potential for up to 10 units/acre under the Future Land Use overlay.