420 GULF BOULEVARD UNIT 9, BOCA GRANDE, FL, 33921
Active110 days on marketListed Apr 17, 2026MLS #D6147048
About this home
420 GULF BOULEVARD UNIT 9
Direct Gulf-front opportunity on the coveted south end of Boca Grande. This beachfront townhome offers panoramic views of The Gulf and direct access to miles of pristine sandy shoreline. Recently updated and positioned as one of the best values on the Boca Grande beachfront, Sundown Colony #9 now features a remodeled kitchen with quartz countertops and stainless steel appliances, along with an updated primary bathroom. Private stairs provide direct access to the beachfront, enhancing the seamless indoor-outdoor coastal lifestyle. Located just moments from the historic village, you’ll enjoy the charm of local shops, dining, and island amenities right at your fingertips. Whether you’re seeking a peaceful getaway or a Gulf-front investment, this is your chance to secure a true piece of paradise. Incredible sunsets, relaxed island living, and exceptional value await. Don’t miss it.
Facts & features
The home at a glance
2
Bedrooms
2.5
Bathrooms
1,276
Sqft
0.1 ac
Lot size
1981
Year built
Two
Levels
$1,646
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 and the real association fee — not generic estimates.
$14,599 /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
$14,599/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.
$/sqft vs Boca Grande actives
$1,646 vs $1,441
Days on market
110 vs 138 typical
Where $1,646/sqft sits among the 35 Boca Grande actives
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 Sundown Colony Land
Get to know Boca Grande. See the full Boca Grande guide →
Sundown Colony Land — neighborhood snapshot
Population
136
Median age
68
Median home value
$2,000,000
Avg household
2
For the school run
Lee County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Boca Grande market
$1.6M → $3.6M
Boca Grande median sold, yr/yr
91.4%
Sale-to-list ratio (12 mo)
10 of 35
Boca Grande actives have cut their price
Median sold price, Boca Grande, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 94% above the BOCA GRANDE 33921 median. See the full Boca Grande market guide →
Paper trail
This home's history
Reality check
What actually sold near 420 GULF BOULEVARD UNIT 9
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Jan ’26$2,319,000
530 5TH STREET W UNIT 3
2 bd · 2.5 ba · 1,248 sqft · $1,858/sqft · 140 DOM
Sold · Mar ’26$825,000
320 GULF BOULEVARD UNIT 3B
1 bd · 2 ba · 1,098 sqft · $751/sqft · 266 DOM
Sold · Aug ’25$2,850,000
340 PALM AVENUE
2 bd · 1 ba · 1,080 sqft · $2,639/sqft · 0 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 420 GULF BOULEVARD UNIT 9 — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 420 GULF BOULEVARD UNIT 9 — 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
420 GULF BOULEVARD UNIT 9 FAQs
What would the monthly payment be for 420 GULF BOULEVARD UNIT 9?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $14,599/mo — principal and interest, the actual property-tax bill, the $477/mo association fee 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.
How much are the HOA fees at 420 GULF BOULEVARD UNIT 9?+
The association fee works out to $477 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 420 GULF BOULEVARD UNIT 9?+
The most recent tax bill on record (2025) was $22,119. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 420 GULF BOULEVARD UNIT 9?+
The listing reports pets: Dogs OK, Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in Boca Grande?+
At $2,100,000, this home is listed about 7% below the Boca Grande median of $2,250,000. The market section on this page shows how the area is trending.
Which schools are assigned to 420 GULF BOULEVARD UNIT 9?+
The Island School (elementary), Mariner High School (high), Ida S. Baker High School (high), Cape Coral High School (high), Island Coast High School (high), The Sanibel School (elementary), North Fort Myers High School (high) — Lee County School District. Always verify school assignments with the district before relying on them.
The brief
Three things that matter here
01Positioned at the premium end
$2,100,000 runs 94% above the BOCA GRANDE 33921 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
The Island School, Mariner High School, Ida S. Baker High School, Cape Coral High School, Island Coast High School, The Sanibel School, North Fort Myers High School — The Island School rates 4 of 5. Always verify assignments with the district.
Keep looking
Similar homes nearby
Listing courtesy of BOCA GRANDE REAL ESTATE, INC. · Ralph DiLena, Jr.. MLS #D6147048.
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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