12304 BOAT SHELL DRIVE, MATLACHA ISLES, FL, 33991
Active192 days on marketListed Jan 14, 2026MLS #A4678348
About this home
12304 BOAT SHELL DRIVE
Discover a true waterfront escape in unincorporated Matlacha Isles where quiet island living, direct Gulf access, and modern hurricane-built construction come together in one rare property. Built in 2015 to updated Florida hurricane codes, this home has already proven its strength—two of the most significant hurricanes in state history impacted the area during ownership, and there was no flooding in either storm, with only minor siding damage on the west side while the rest of the home held strong. The property sits on a deep, wide canal with no bridges, offering fast boating access to Matlacha Pass, Cayo Costa, Boca Grande, Pine Island Sound, and some of Southwest Florida’s best fishing waters. Major waterfront improvements provide long-term peace of mind, including a fully rebuilt seawall (significant investment), reinforced dock, fully serviced boat lift with updated gears and electrical, and a brand-new $7,000 canopy. Both front and rear steps were rebuilt with updated railings, enhancing durability and curb appeal. A heated pool allows year-round enjoyment, supported by a newer pool heater and automatic-fill system for easy maintenance. Inside, natural light fills the open layout with relaxing canal views from the main living spaces, creating ideal indoor-outdoor flow for entertaining, seasonal living, or full-time residence. Located in unincorporated Matlacha Isles, owners enjoy fewer municipal restrictions while being minutes from the colorful Matlacha arts district, waterfront dining, kayaking routes, and the surrounding aquatic preserves. This is a rare opportunity to own a post-2015 built, storm-resilient, Gulf-access waterfront home in one of Southwest Florida’s most distinctive boating communities.
Facts & features
The home at a glance
3
Bedrooms
2.5
Bathrooms
1,538
Sqft
0.12 ac
Lot size
2
Garage
2015
Year built
Two
Levels
$552
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record — not generic estimates.
$5,814 /mo · 10% down Conventional, 30-yr fixed at 6%
The assumptions
Above the FHA loan limit for our service areas, so Conventional is the default. VA buyers: switch below — $0 down.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
FHA isn’t available at this price — the loan would exceed the $541,287 FHA limit for our service areas.
Estimated payment
$5,814/mo
Includes estimated PMI — it drops off once you reach 20% equity. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
vs edgeAI estimate
+73.1%
Days on market
192 vs 113 typical
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Matlacha Isles
Get to know Matlacha Isles. See the full Matlacha Isles guide →
Matlacha Isles — neighborhood snapshot
Population
151
Median age
63
Median income
$108,854
Median home value
$665,600
Avg household
2
Households w/ children
5%
For the school run
Lee County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Matlacha Isles market
$780K → $725K
Matlacha Isles median sold, yr/yr
Median sold price, Matlacha Isles, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 174% above the MATLACHA ISLES 33991 median. See the full Matlacha Isles market guide →
Paper trail
This home's history
Reality check
What actually sold near 12304 BOAT SHELL DRIVE
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Mar ’26$725,000
12235 BOAT SHELL DRIVE · same community
3 bd · 2 ba · 1,405 sqft · $516/sqft · 71 DOM
Sold · Jul ’26$322,000
2656 ANGUILLA DRIVE
2 bd · 2 ba · 1,542 sqft · $209/sqft · 2 DOM
Sold · Jun ’26$313,500
2645 ANGUILLA DRIVE
2 bd · 2 ba · 1,542 sqft · $203/sqft · 71 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
Steeve Cadeau
REALTOR® · CENTURY 21 Edge
Tours, negotiation, and every question about 12304 BOAT SHELL DRIVE — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 12304 BOAT SHELL DRIVE — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to Steeve's phone and CRM.
Straight answers
12304 BOAT SHELL DRIVE FAQs
What would the monthly payment be for 12304 BOAT SHELL DRIVE?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $5,814/mo — principal and interest, the actual property-tax bill and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
What are the property taxes on 12304 BOAT SHELL DRIVE?+
The most recent tax bill on record (2024) was $9,049. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
How does the price compare to other homes in Matlacha Isles?+
At $849,000, this home is priced right at the Matlacha Isles median.
Which schools are assigned to 12304 BOAT SHELL DRIVE?+
Trafalgar Middle School (middle), Mariner High School (high), Ida S. Baker High School (high), Pine Island Elementary School (elementary), Gulf Middle School (middle), Cape Coral High School (high), North Fort Myers High School (high), Island Coast High School (high) — Lee County School District. Always verify school assignments with the district before relying on them.
The brief
Four things that matter here
01Positioned at the premium end
$849,000 runs 174% above the MATLACHA ISLES 33991 median.
02Waterfront living
This home sits directly on the water — the single scarcest feature in Florida inventory and the strongest long-term value anchor.
03Strong assigned schools
Trafalgar Middle School, Mariner High School, Ida S. Baker High School, Pine Island Elementary School, Gulf Middle School, Cape Coral High School, North Fort Myers High School, Island Coast High School — North Fort Myers High School rates 4 of 5. Always verify assignments with the district.
04The price has already moved
Listed at $875,000, now $849,000 — a $26K cut. The full history is in the market section below.
Listing courtesy of EPIQUE REALTY INC. · Francis Glaab, PA. MLS #A4678348.
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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