The Berry Team combined with Royal Shell Real Estate is your Real Estate Team.

Sanibel Island continues to be a uniquely regarded sub tropical island paradise located on Florida's West Coast. This high esteem has been maintained due to the extraordinary level of planning which took place prior to the city's founding in 1974. This care resulted in a rare island that was left unspoiled by development (over 1/2 the island is protected conservation land.)

The small town atmosphere present in the days of Thomas Edison and Henry Ford remain intact today. While the ferry no longer transports vacationers to the island, those who stay here are nevertheless transported back to a more laidback way of life. First time visitors are often struck by the things not found on the islands. No stoplights exist on the island, they have been banished to the mainland along with fast food chains and most importantly stress.

Found in their sted are places not usually seen on islands with a population of only 6,000 namely a blue ribbon award winning school (K-8), an impressive library with over 60,000 titles and a vibrant year round arts community (music, film, theatre, art, lectures). For those whose passions revolve around the outdoors an even more impressive list can be found. Some of the most celebrated shelling beaches in the world and an overabundance of wildlife present on the islands(over 250 bird species, bobcats, armadillos, manatees and even dolphins frolicing in the bay). Over 23 miles of paved bike paths, countless waterways to explore by kayak or boat and productive year round fishing grounds. 3 full length golf courses (2 public, 1 private) and so much more.

All the present day thanks for Sanibel being a real life paradise should be directed toward the creators of "The Sanibel Plan", a document which continues to guide the development and growth of the island (ie. Building codes which foundation was rooted in maintaining harmony with nature, ). The complete document can be read here.

The founding of the city resulted in many significant changes which helped maintain the overall impression of early to mid 1900's life. A height restriction of 35 feet prohibited the skyscapers so common on Ft. Myers Beach and other local cities. The allowable population density was lowered according to the island's 7 ecological zones (Gulf Beach, Bay Beach, Mangrove, Lowland Wetland, Upland Wetland, Blind Pass, Gulf Beach Ridge, Mid Island Ridge and Altered Land). These 7 zones which cover the island resulted in a allowed density ranging from .05 dwelling units per 10 acres up to 6 dwelling units per .166 acres. (A island at one time destined to have a population of nearly 100,000 will likely never have even 1/10 that population.) Additional information can be read from the offical City of Sanibel website. The specific location also further governs the required property setbacks and allowable coverage and development area.

You may be asking yourself what importance any of this is to you. The information was shown to hightlight the need of using an experianced and trusted Island Realtor such as The Berry Team. If you are a pet owner looking for a condo we will tell you which allow pets. For island homes if a pool is desired we will show the properties with them as well as those with enough permitted building space to allow for its contruction. The Berry Team will get quick answers regarding permitting for those who desire new construction on a vacant parcel. Vacant parcels and current structures have strict City guidelines to obide by when building or expanding. These are just a few of the reasons why you need someone looking out for you during the home buying process.

We belong to 3 local Real Estate Boards covering Naples, Fort Myers, Cape Coral and of course Sanibel and Captiva Island which allow us to access a greater inventory of property all of which can be shown to you. Today's technology also allows us to easily view them without even leaving our offices. From the comfort of our boardroom with a cup of coffee in your hand you can quickly and easily include or exclude available properties using our big screen tv and a blazing fast internet connection. This results in no wasted time driving to unwanted properties.

Call today and speak with one of us (877.472.3535), we are always more than happy to tell you about a specific property or simply stories about life in general on the island. We are here to assist you in any way possible. If desired you can also email any questions or comments to

The housing market on Sanibel is made of appromately 60% multi family structures (mostly condominiums) and 40% single family homes. Approximately 30% of the total island inventory has been built since 1980. As of 2013 island prices range from approximately $150,000 up to $3,000,000. Single family homes range from approximately $250,000 up to $12,500,000. Click here to search all local Real Estate.

What you decide to purchase on the islands depend on several personal factors that we can discuss in greater detail in person, The property's primary function (primary residence, second home or investment property), desired amenities (golfing, boating, tennis) and price range will help assist us in our search for your personal piece of paradise.

With interest rates at historic lows and prices nearing 1992 levels, the time could not be better to at least discuss the options available. We are here for you 7 days a week, ready to assist and inform you about the islands and the surrounding mainland.



  • Recording Warranty Deed
  • Recording consent to transfer from Condominium Association
  • Attorney's fees
  • Documentary Stamps on Purchase Money Mortgage (.35 per $100)
  • Mortgage assumption fee and Mortgage transfer fee
  • Contract should clearly state who shall bear these expenses
  • Loan closing costs to lending institution on new mortgage
  • Termite inspection
  • Survey
  • Real Estate taxes (prorated)
  • Insurance premiums (prorated)
  • Condominium maintenance fee (prorated)
  • Special assessments (prorated)
  • Intangible tax on Purchase Money Mortgage (.002 of full consideration)

  • MLS # Search

    Quick Search

    Map Search

    All material presented herein is intended for informational purposes only. While this information is believed to be correct, it is represented subject to errors, omissions, changes, or withdrawal without notice. All property outlines and square footage in property listings are approximate.