Buying a Boca Grande Rental: Cite $70,857 at 239-533-2190

Jacob Mishalanie
Aug 19
11 min read

Updated: 12 hours ago

Port Boca Grande Lighthouse lantern and porch, Gasparilla Island

A Boca Grande purchase that uses Sanibel $37,216 is the wrong island. This extract is $70,857 from 39 listings. Placida is the Charlotte Keep in that stack.the boca grande extractalready printed 1 year. For a Boca Grande parcel that year is $70,857. A note that averages 2 causeway towns is not a Boca Grande note.

Lee collections sits at the published market year for this town. Charlotte Tax Collector sits at, 18500 Murdock Circle, and there is no Boca Grande town STR window. Identification is the first risk. Charlotte County Tax Collector sits at 18500 Murdock Circle, Port Charlotte. boca grande versus sanibelexists so neighbor Gulf cells stay apart. Keep those Boca Grande desks.

Year over year is plus 6.6 percent, and supply grew 8.3 percent. Professionally managed share is 28.2 percent, and pB Grande holds 8. Superhost share is 41.0 percent. Carry year over year plus 6.6 percent and supply plus 8.3 percent. Carry professionally managed share 28.2 percent and PB Grande 8. Year over year plus 35.4 percent.

Underwrite Boca Grande on $70,857

A DSCR file starts with the published typical year on the town that holds the driveway. For a Boca Grande parcel that year is $70,857. It is not Sanibel $37,216. It is 39 listings, occupancy 34.8 percent, ADR $816, RevPAR $266. Peak month March, and stay about 4. Lead 113, and 12 listings thirty-plus. Those are sample facts, not a promise the next deed prints the same night. Year over year is plus 6.6 percent, and supply is plus 8.3 percent. Professionally managed share is 28.2 percent, and pB Grande has 8 listings. Put those lines on the first page of the packet next to the year.

A lender who wants a ratio still needs PITI, taxes, insurance, and a vacancy haircut that names August. This page does not invent a purchase price or a coverage number. It names the only published Boca Grande year the packet can carry.the dscr fileis the companion in loan language, and this page is the bid language. They must agree, and origin is Tampa. Do not mint visitor spend as debt service.

If the officer asks for last 12 months of actuals on a specific address, send that address. If the officer asks for a Tampa rent roll, refuse. If the officer asks for a Sanibel year, refuse. If the officer asks for a Placida year, refuse. A neighbor cell is not upside. Confirm the use can exist before you underwrite the use. Remittance is not permission.startup costis the hall-path order. Bid after the map, not after the postcard.

Placida $31,913 Stays Off This Closing

Someone will take $70,857 and Placida $31,913, stack them, and Keep a Gasparilla T12. Do not. Boca Grande is the published market year cell,, occupancy 34.8 percent, typical year $70,857. Placida is $31,913,, occupancy 31.9 percent, ADR $440, peak-3 March, February, April, origin Miami. Charlotte mainland, and causeway, and different object, and different desk. Cite both, labeled, and put only $70,857 on the note. ADR is $816, and revPAR is $266. Stay is about 4 nights, and lead is 113 days. 12 listings set thirty-plus, and peak-3 is March, May, February. August is the hole, and those desks belong on this market sample.

Vintage is August 2025 through July 2026, and evolve 3 sits on the Placida scrape. That is not Boca Grande. Do not borrow those lines to fatten this file. Softest revenue on Boca Grande is August, and stay is about 4 nights. Boca Grande is 28.2 percent professionally managed, and pB Grande leads 8. 12 listings, 30.8 percent, set thirty-plus, and thirty-plus is the most common minimum. Keep those Boca Grande desks, and leave Placida on its own extract. A note that averages 2 causeway towns is not a Boca Grande note. Refuse it before you bid.

boca grande versus sanibelexists so neighbor Gulf cells stay apart. Placida is the Charlotte Keep in that stack.the boca grande extractalready printed 1 year, and carry that year. Softest revenue on Placida is September, and softest revenue here is August. Those holes are different objects, and do not steal a Placida calendar. Origin here is Tampa, and Keep Boca Grande, and leave $31,913 labeled.

Sanibel $37,216 Stays Off This Closing

Sanibel is a different island, and typical year there is $37,216 on 567 listings. Occupancy 38.2 percent, and aDR $428, and revPAR $170, and peak-3 March, February, April. September hole, and year over year plus 35.4 percent. Supply plus 98.3 percent, and origin Miami, and professionally managed share 70.9 percent, and palmer 64. That is a rebuild cell, and boca Grande is not. Boca Grande peaks in March, May, and February, and august is the hole. Do not steal a Sanibel year as Gasparilla T12. Do not Keep a shell walk as this occupancy. The islands are different objects, and the calendars are different objects. The notes must stay different.

A lender who likes a 567-listings sample is looking at the wrong island. Send themthe march-to-august calendarPeak month is March, and may is peak-3 second. Tarpon week is demand, not a stolen Sanibel year. Occupancy is 34.8 percent, and typical year is $70,857. Those lines do not improve because a neighbor island rebuilt. is not. Keep those months as sample months, not as a promise.the march-to-august calendaralready priced them.

Origin on Sanibel prints Miami. Origin here prints Tampa. Origin is not a license to blend the years.who books this rentalstill splits March guests and Tampa drive guests.the tourism filealready refused a stolen Sanibel calendar, and this page refuses it on the note. Cite $70,857 or cite nothing, and leave $37,216 on the other island. A closing that needs a Sanibel year does not belong on this driveway. Stay is about 4 nights, and august is the hole.

Village YoY Is Plus 6.6 Percent

Year over year is plus 6.6 percent, and supply is plus 8.3 percent. Say both, and more listings arrived. The typical year grew with them, slowly. A buyer packet that quotes only $70,857 and hides the plus signs is already incomplete. A buyer packet that quotes only supply and hides the year is already a blend. 1 listing moves the percent, and occupancy is 34.8 percent. ADR is $816, and peak-3 is March, May, February. August is the hole, and those desks travel with the plus. Stay is about 4 nights, and 12 listings set thirty-plus. Keep the stay next to the plus, and peak month is still March.

Supply plus 8.3 percent is not a reason to invent a remote year. 12 listings already set thirty-plus, and stay is still about 4 nights. Thirty-plus is still the most common minimum.the remote pagealready said a setting is not a filled August. Do not underwrite a month the extract does not fill. Do not underwrite a leftover weekly cut, and do not underwrite a leftover monthly markdown. The file already named the hole. January and September sit in the low stretch with August.

A growing gallery also means more tiles chasing the same March. Lead is 113 days, and professionally managed share is 28.2 percent. PB Grande has 8 listings, and independent hosts still own most nights. Superhost share is 41.0 percent.diy versus hireis the marketing companion. This page only says the plus and the plus belong on page 1 of the packet. Keep the vintage, and Keep the plus, and Keep the hole.

39 Listings, Supply Up 8.3 Percent

Supply plus 8.3 percent on 39 listings is a small-cell move. 1 or 2 new listings can print that plus. Typical year is $70,857, and occupancy is 34.8 percent. ADR is $816, and revPAR is $266. Professionally managed share is 28.2 percent, and 12 listings, 30.8 percent, set thirty-plus. Superhost share is 41.0 percent. Those percents are fragile because the sample is small. Do not treat this like a metro field, and do not treat this like Sanibel 567. Stay is about 4 nights, and lead is 113 days.

Year over year is plus 6.6 percent, and say that next to the supply line. More galleries arrived, and the typical year still printed $70,857. A buyer who underwrites last year's share as next year's share is ignoring the plus. Stay is about 4 nights, and lead is 113 days. Peak-3 is March, May, February, and august is the hole. Keep those months as sample months, not as a promise.the march-to-august calendaralready priced them. This page only says the percent will move when 1 listings moves.

Entire-home share is 76.9 percent, and houses are 51.3 percent. 2-bedroom is dominant, and capacity 4 is common at 35.9 percent. 1 new lodge or 1 new inn-style listings changes the mix. Keep the house you are buying, not the mix you wish you had.who books this rentalnames the guest, and the packet should name the listings count. Thirty-9 is not a deep metro sample, and treat every percent as live. Do not steal AirDNA 233 as this village. the published market year cell is named-town listing counts.

PB Grande Holds 8

Lee County Clerk of Court, Inspector General, sits on village parcels. Tourist development tax is 5 percent on rentals of 6 months or less. Collections phone is, and audit line is. Clerk main is, and hours Monday through Friday, 8:30 a.m. to 4:45 p.m, and p.O. Box 2257, Fort Myers, and there is no Boca Grande town STR window. AirROI Low is a scrape, and it is not the ordinance. A village driveway walks this hall first.

Charlotte County Tax Collector sits at 18500 Murdock Circle, Port Charlotte. Tourist development tax is 5 percent on rentals of 6 months or less. is, and remit monthly, due by the 20th. Business tax receipt is $35 annual. That thirty-5 dollar receipt is not a Lee fee. Do not flatten it onto a village driveway, and north-island and Placida parcels walk this hall.the city hall registrationis the registration checklist.the 2-county rules fileis the identity walk.startup costis the hall-path order.

2 desks also means 2 ways to be wrong. A packet that files a Charlotte house as is already a blend. A packet that files a Lee house as Murdock Circle is already a blend. Florida DBPR vacation rental sits statewide before night 1. Remittance is not permission. A postcard of the lighthouse is not a permit. Leave out unverified a furnish number. Bid after the hall, not after the Pass photo.

Lee Versus Charlotte Sits With the Parcel

12 listings, 30.8 percent, already set thirty-plus nights. Call it thirty-1 percent in the packet if you round. Keep 30.8 percent next to it, and thirty-plus is the most common minimum. Stay is still about 4 nights, and occupancy is still 34.8 percent. Typical year is still $70,857. A thirty-plus setting stays with the parcel as a sample line, not as proof the island is a month-stay market. Do not underwrite a filled August because 12 listings flipped a toggle. Lead is 113 days, and peak month is March. The setting is still a setting.

August is the hole. January and September sit low.the remote pagealready said a setting is not a filled month. Leave out unverified a healthcare stay to explain the 12. Leave out unverified a crew stay, and the reason is unknown. Ask the host of those 12 listings, and do not Keep the answer onto thirty-9 listings. 1 listing moves this percent, and 39 listings is a tiny cell.

Professionally managed share is 28.2 percent, and pB Grande has 8 listings. Independent hosts still own most nights, and superhost share is 41.0 percent. Entire-home share is 76.9 percent, and capacity 4 is common. The deed you buy is 1 house, not 12 settings. Keep the minimum that house actually uses, and Keep August as the hole. Keep about 4 as the stay, and occupancy is still 34.8 percent.diy versus hirealready refused a costume monthly cut as a marketing fee. This page refuses it as a coverage number. Do not underwrite a leftover markdown.

What the Buyer Packet Must Carry

Carry Boca Grande $70,857,, ADR $816, occupancy 34.8 percent, RevPAR $266, vintage August 2025 through July 2026. Carry peak-3 March, May, February, and carry March as the peak month. Carry August as the hole and January and September as low. Carry year over year plus 6.6 percent and supply plus 8.3 percent. Carry stay about 4, lead 113, 12 listings thirty-plus, thirty-plus as the most common minimum. Carry professionally managed share 28.2 percent and PB Grande 8. Carry Tampa as origin, and carry 2 county desks. Carry no town STR window.

Carry Placida $31,913 labeled, Carry Sanibel $37,216 labeled, Carry no leftover weekly cut. Carry no leftover monthly markdown, and carry no invented Vacasa. Carry no invented healthcare stay, and carry no tarpon purse as T12.the tourism filekeeps visitor dollars off the host extract.the dscr fileis the loan-language twin. They must agree.how to market this stayalready said identity first.

Carry the parcel map, and carry the hall the driveway actually has. for a village house, and for a Charlotte house.the city hall registrationis the registration checklist, and before you bid, send the parcel. We will not mint a Gulf blend T12. We will not average Sanibel $37,216 into this note. Stay is about 4 nights, and occupancy is 34.8 percent. Typical year is $70,857 on 39 listings, and Keep those lines. Leave the blend.

Frequently Asked Questions

What is the correct annual revenue figure to underwrite for a Boca Grande rental?

$70,857 on a 39-listing AirROI sample, for the August 2025 through July 2026 vintage. That comes with an $816 average nightly rate, 34.8 percent occupancy, and a $266 RevPAR. Revenue moved up 6.6 percent year over year while supply grew 8.3 percent. Use this Boca Grande figure only — not a nearby island's number — when pricing a bid.

Can Placida's numbers be averaged into a Boca Grande underwriting model?

No. Placida is a separate market on the mainland side of the causeway, reporting $31,913 typical annual revenue, 31.9 percent occupancy, a $440 ADR, and a Miami-heavy guest origin. Cite it as its own labeled comparison if useful for context, but keep Boca Grande's $70,857 as the only figure on the actual underwriting note.

Can Sanibel's revenue figure be used as a substitute or supplement for Boca Grande's?

No. Sanibel is a different island entirely, with its own much larger 567-listing sample reporting $37,216 in typical annual revenue. Both markets share a similar March-February-April seasonal peak, but the underlying revenue and occupancy figures shouldn't be blended — a Boca Grande closing should be underwritten on Boca Grande's own $70,857 figure.

Which months are strongest and weakest for Boca Grande rentals?

March, May, and February are the strongest months on this sample, while August is consistently the slow point in the calendar. A buyer building a monthly cash-flow model should reflect that seasonal shape directly rather than dividing the $70,857 annual figure evenly across twelve months.

How concentrated is the Boca Grande rental market among professional operators?

Professionally managed listings hold a 28.2 percent share of this 39-listing sample, with Superhost status covering 41.0 percent — meaning independent hosts still operate the majority of the market. Given the small sample size, a swing of even one or two listings can move the reported percentages noticeably.

How common is a 30-night minimum stay on Boca Grande listings?

12 of the 39 listings in this sample, about 31 percent, set a 30-night minimum rather than operating as short-term nightly rentals. The market's overall average stay length is still around 4 nights, so a buyer should treat the 30-night segment as a distinct operating model rather than folding it into standard short-stay occupancy assumptions.

Which county tax desk applies to a Boca Grande purchase?

It depends on which side of the parcel line the property sits. Lee County's tourist development tax is 5 percent, handled through the county's tax collector office at 239-533-2190; Charlotte County's is also 5 percent but adds a separate $35 business tax receipt, through the Charlotte County Tax Collector at 18500 Murdock Circle in Port Charlotte. There is no dedicated Boca Grande town STR license window — the county desk that matches the parcel is the one that governs.

What should a Boca Grande buyer packet include before making an offer?

The $70,857 typical annual revenue figure with its 39-listing sample size, the March-May-February seasonal peak against the August low, the plus-6.6-percent year-over-year trend against plus-8.3-percent supply growth, confirmation of which county tax desk applies to the specific parcel, and Placida and Sanibel figures clearly labeled as separate markets rather than blended comparisons.

Work with Crest & Cove Creative

A Boca Grande listing priced or photographed against Sanibel numbers is marketing the wrong island to the wrong guest. This barrier island's own 39-listing set, not a borrowed Sanibel comp, is what the copy should be built on.

We rewrite Boca Grande listing copy and pricing around this island's own market, not a Sanibel or Placida stand-in. That's positioning specific to a small barrier island with only 39 active listings competing for attention.

Reach out at crestcove.co or (256) 998-7502.