13240 White Marsh Ln #3113 — Fort Myers, FL 33912

The Property

13240 White Marsh Ln, Unit 3113

13240 White Marsh Ln #3113 · Fort Myers, FL 33912

Bedrooms

Bathrooms

~907

Sq Ft

1985

Year Built

Listed at $199,900

Golf Lifestyle Buyer

Bundled golf with reciprocity at 40+ courses. Resort amenities, clubhouse restaurant, and a community built around the fairway lifestyle.

Florida Snowbird

The perfect lock-and-leave winter retreat. Low maintenance, HOA-covered essentials, and everything you need for warm-weather escapes.

Downsizer or First-Time Buyer

Move-in ready, no flood zone, no CDD. A well-priced entry into the Cross Creek community without the overhead of a single-family home.

Investor / Rental

Strong long-term rental demand in Southwest Florida. HOA covers water, sewer, trash, cable, and internet — low operating costs for landlords.

Cross Creek Country Club

⛳ Bundled golf with reciprocity at 40+ courses throughout Florida

🏊 Resort-style pool, hot tub, tennis, pickleball & bocce courts

🍽️ On-site clubhouse restaurant & bar — social hub of the community

✅ HOA covers water, sewer, trash, cable, internet, exterior insurance & pest control

🌊 NOT in a flood zone — no flood insurance required

💰 No CDD fees — lower total carrying cost

🐾 Pet friendly community

📍 Lee County — close to I-75, Fort Myers Beach, Cape Coral, and RSW Airport

Your Selling Options

Three Ways to Sell. You Choose.

Every seller's situation is different. We offer three paths — full transparency, no pressure. Choose the one that fits your timeline, certainty, and financial goals.

Option A

Quick Cash Close

$125,000

You walk away with this — guaranteed

✓ Close in days — on your timeline
✓ As-is, no repairs or prep
✓ No commissions, no showings
✓ 100% certain — no financing contingency
✗ Lowest net of the three options

Recommended

Option B

Concierge Program

$150,000

Guaranteed net to you — as-is

✓ $25,000 more than the cash offer
✓ Guaranteed net — we bring the buyer
✓ Sold as-is, no repairs needed
✓ Zero commissions from you — fees paid by buyer
✓ 100% certain outcome, close on your timeline

Option C

List on the MLS

$199,900

Maximum market exposure

✓ Highest potential net of all three
✓ Full MLS + Zillow + Redfin + social
✓ Byron's low 2% listing commission
~ Timeline depends on market activity
~ Standard closing costs & prorations apply

Cash Offer

$125,000

Guaranteed · Close in days

Concierge — Recommended

$150,000

Guaranteed · As-is · No commissions from you

MLS Listing (Best Case)

~$190,278

Estimated net after costs at list price

The Concierge advantage: $25,000 more than the cash offer — guaranteed, as-is, zero commissions from you. For many sellers it's the best balance of certainty and return.

Market Analysis

Comparable Sales — Cross Creek, Fort Myers

$188,250

Avg Comp Sale Price

$189

Avg Price Per Sq Ft (Comps)

Feb 2026

Most Recent Comp Sale

$163K–$205K

Recent Sales Range

Address	Sale Price	Beds	Baths	Sq Ft	$/Sq Ft	Sale Date
13288 White Marsh Ln #3430	$200,000	2	2	1,079	$185	Feb 2025
13252 White Marsh Ln #3218	$185,000	2	2	960	$193	Jun 2025
13276 White Marsh Ln #3505	$205,000	2	2	—	—	Aug 2025
13276 White Marsh Ln #3318	$163,000	2	2	—	—	Feb 2026
13240 White Marsh Ln #3113 — Subject	$199,900	2	2	~907	~$220	Listing 2026

Market Position

The subject property is priced at the upper end of recent comparable sales — consistent with the August 2025 sale at $205,000 in the same community. At ~$220/sq ft, the list price reflects premium positioning for a well-maintained unit. Pricing at $199,900 signals maximum value while keeping buyer interest strong.

Market Context

Recent Cross Creek sales range from $163,000 to $205,000 with an average near $188,250. A February 2026 sale at $163,000 reflects the lower end of the market — likely condition-driven. Units priced at market value with professional presentation are selling at or above $185K–$200K in this community.

Price Recommendation

$199,900

Priced at the upper end of the current Cross Creek market, consistent with recent premium sales in the community. Professional photography and MLS exposure maximize buyer competition at this price point.

Strategy Note: If we do not see significant showing activity or an offer within the first two weeks of going live, we recommend evaluating a price adjustment to $189,900 to stay ahead of buyer momentum.

How We Sell It

Your Marketing Plan

📷

Professional Photography & Drone

High-resolution interior and exterior photography with aerial drone footage. Buyers in the Southwest Florida condo market decide online first — we make sure yours stands out from the first click.

🌐

Dedicated Property Webpage

Your unit gets its own custom-built website — full gallery, community details, and a direct contact CTA. Not just a listing, a destination buyers can share and revisit.

🏠

MLS Syndication

Listed on the MLS and automatically pushed to Zillow, Realtor.com, Redfin, and hundreds of platforms. Maximum reach to active buyers and buyer's agents across Florida and nationally.

📱

Social Media Campaign

Targeted exposure to qualified buyers — snowbirds, retirees, and golf enthusiasts actively searching for Southwest Florida condo communities like Cross Creek.

🤝

Investor & Buyer Network

Direct outreach to our active network of buyers, investors, and agents specifically searching in Lee County and the greater Fort Myers market.

📋

Full Transaction Management

Byron manages everything from offer to close — contracts, negotiations, inspections, HOA/estoppel coordination, and final walkthrough. You never have to figure it out alone.

Live Example — What Your Property Page Looks Like

292 Maxwell Drive — Dedicated Property Website

Every listing gets a page like this — professional, mobile-optimized, and built to convert interest into showings. Full photo galleries, property details, and a direct call-to-action for buyers.

292maxwelldr.pages.dev ↗

Location

13240 White Marsh Ln — Fort Myers, FL

Community

Cross Creek Country Club

County

Lee County

Flood Zone

Not in a flood zone

CDD

No CDD

Nearest Airport

RSW — ~15 min

Fort Myers Beach

~25 min

Cape Coral

~20 min

I-75 Access

Minutes away

Cross Creek Country Club sits in one of Southwest Florida's most desirable golf corridor locations — easy access to I-75, RSW Airport, Fort Myers Beach, and Cape Coral. Within the community, everything from the clubhouse restaurant to the pool is steps away. For buyers seeking the Florida lifestyle without the burden of a large single-family home, this location delivers.

Your Agent

Why Byron at MaxRev

Three Options, One Agent

Cash, Concierge, or MLS listing — Byron brings all three paths to the table so you can choose what fits your situation. No pressure, no one-size-fits-all approach.

Low 2% Listing Commission

Byron's 2% listing fee saves you thousands compared to traditional agents charging 3% — with no reduction in service, marketing quality, or personal attention.

Transparent, Honest Approach

No inflated valuations, no pressure tactics. Byron gives you straight talk on pricing, timelines, and market conditions so you make the decision that's right for you.

Professional Photography & Drone

Every listing gets professional-grade photos and aerial footage. In the competitive Florida condo market, buyers decide online — your unit will look exceptional from listing day.

Dedicated Property Webpage

Your unit gets a custom-built property website — not just a Zillow entry. A dedicated page that tells the full story of the property and the community, built to convert interest into offers.

Full Transaction Management

From listing to closing — contracts, negotiations, HOA estoppel coordination, inspections, title, and final walkthrough. Byron handles every detail personally.

Commission Comparison

What You Keep at $199,900

Byron charges 2% to list. Under current NAR settlement guidelines, buyer's agent compensation is negotiated separately. Here is exactly how each scenario plays out for you.

Traditional Agent

Standard 6% Commission

$11,940

Total Commission Cost

Listing agent: 3% ($5,970)
Buyer's agent: 3% ($5,970)
+ other closing costs: ~$4,741

Est. Net to Seller

$182,319

Byron — Worst Case

Seller Covers Buyer's Agent

$7,960

Total Commission (4%)

Byron lists: 2% ($3,980)
Buyer's agent: 2% ($3,980)
+ other closing costs: ~$4,741

Est. Net to Seller

$186,299

Byron — Best Case

Buyer Covers Their Own Agent

$3,980

Total Commission (2%)

Byron lists: 2% ($3,980)
Buyer's agent: $0 to seller
+ other closing costs: ~$4,741

Est. Net to Seller

$190,279

Your Savings vs. a Traditional 6% Agent

Worst case — you cover buyer's agent (4% total commission) Save $3,980

Best case — buyer covers their own agent (2% total commission) Save $7,960

Seller Net Sheet

Your Estimated Net Proceeds

Sale Price
Purchase Price	$199,000.00
Title & Escrow Costs
Owners Title Insurance	$1,070.00
Documentary Stamps / Transfer Tax	$1,393.00
Closing / Settlement	$395.00
Search & Exam	$100.00
Estoppel Fee (HOA)	$250.00
Municipal Lien Search	$150.00
ID Verification	$20.00
Wire Fee — Payoff	$10.00
Wire Fee — Proceeds	$10.00
Real Estate Transaction Fee	$495.00
Commission
Listing Broker Compensation (2%)	$3,980.00
Buyer's Broker Compensation	$0.00
Prorations
Property Taxes Proration (est. closing 6/21/2026)	$848.22
Total Selling & Escrow Costs	$8,721.22
Estimated Net to Seller	$190,278.78

All figures are estimates only and are not to be construed as actual closing figures. Based on an estimated closing date of June 21, 2026 and a purchase price of $199,000. Actual net will vary based on final sale price, closing date, and buyer negotiations.

Your Agent

About Byron Garber

Byron Garber

Real Estate Agent · MaxRev · Florida

Byron Garber is a Florida real estate agent with MaxRev, working with sellers across the state who want straightforward, honest representation without the inflated commissions. With firsthand experience on both sides of the transaction — as a buyer, investor, and listing agent — Byron brings a practical, no-nonsense perspective to every deal. He works with a focused number of clients at a time, ensuring every seller gets direct, personal attention from listing day through closing day. When it comes to condo transactions, Byron handles every detail of the HOA estoppel and association process so sellers never get caught off guard at the closing table.

A Personal Commitment to Frank

Whether you go with the $125,000 cash offer, the $150,000 concierge guarantee, or list at $199,900 to maximize your return — I'm here to help you execute whichever path fits your timeline and goals. When you work with me, you get me directly — not an assistant, not a team member. I will personally manage your listing, stay in regular communication, and make sure you always know exactly where things stand. My goal is simple: your best possible outcome with the least possible stress.