862 GRANDE PASS WAY, BOCA GRANDE, FL, 33921
Active6 days on marketListed Oct 6, 2026MLS #D6149032
About this home
862 GRANDE PASS WAY
A rare opportunity to build your dream coastal retreat with Gulf views! Embrace the pinnacle of island luxury with this exceptional homesite in Hill Tide Estates, Boca Grande’s most prestigious gated enclave. Located at the southernmost tip of Gasparilla Island, this rare offering provides an unrivaled backdrop, breathtaking panoramic views of the Gulf of Mexico, Boca Grande Pass, and the historic Port Boca Grande Lighthouse & Museum. Positioned along the legendary Boca Grande Pass, this community offers a front-row seat to world-class tarpon fishing and mesmerizing sunrise and sunset vistas. As one of just 19 owners in Hill Tide Estates, you’ll enjoy exclusive access to a private East Beach and a dedicated community pier, where you can cast a line or simply revel in the beauty of the, “Tarpon Capital of the World.” Hill Tide Estates is a thoughtfully designed community featuring brick-paved streets, underground utilities, and an unparalleled coastal lifestyle. Just two miles away, the historic Village of Boca Grande invites you to explore boutique shopping, fine dining, and timeless island charm. With only a handful of custom homebuilding opportunities remaining in Boca Grande, this is your chance to create a legacy home in an extraordinary setting. Don’t miss out, secure your piece of paradise today!
Facts & features
The home at a glance
0.27 ac
Lot size
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.
$24,822 /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
$24,822/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.
Where it sits
Inside Hill Tide Estates
Get to know Boca Grande. See the full Boca Grande guide →
Hill Tide Estates — 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 → $2.4M
Boca Grande median sold, yr/yr
91.4%
Sale-to-list ratio (12 mo)
Median sold price, Boca Grande, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 223% 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 862 GRANDE PASS WAY
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Apr ’26$7,500,000
858 GRANDE PASS WAY · same community
4 bd · 5.5 ba · 5,433 sqft · $1,380/sqft · 1293 DOM
Sold · Jun ’26$2,400,000
739 S HARBOR DRIVE UNIT 2
3 bd · 2.5 ba · 1,655 sqft · $1,450/sqft · 1 DOM
Sold · May ’26$2,615,000
320 GASPARILLA STREET
3 bd · 2 ba · 1,741 sqft · $1,502/sqft · 39 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
Kathy Miller
real estate agent · CENTURY 21 Edge
Tours, negotiation, and every question about 862 GRANDE PASS WAY — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 862 GRANDE PASS WAY — before you fall in love.
See it in person
Schedule a tour
Live availability from Kathy's calendar — pick a time and it's booked. Confirmation lands in your inbox immediately.
Straight answers
862 GRANDE PASS WAY FAQs
What would the monthly payment be for 862 GRANDE PASS WAY?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $24,822/mo — principal and interest, the actual property-tax bill, the $1,583/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 862 GRANDE PASS WAY?+
The association fee works out to $1,583 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 862 GRANDE PASS WAY?+
The most recent tax bill on record (2025) was $34,916. 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 862 GRANDE PASS WAY?+
The listing reports pets: Cats OK, Dogs OK. 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 $3,495,000, this home is listed about 22% above the Boca Grande median of $2,872,500. The market section on this page shows how the area is trending.
Which schools are assigned to 862 GRANDE PASS WAY?+
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
Five things that matter here
01Positioned at the premium end
$3,495,000 runs 223% above the BOCA GRANDE 33921 median.
02Park/Greenbelt & Water views
The park/greenbelt and water view is part of what you're buying — views hold value independently of the structure.
03Know the monthly fee
The association fee is $1,583/mo. That usually buys real services — verify what's covered before comparing this home against fee-free alternatives.
04Fresh on the market
Only 6 days on market in a Boca Grande market that averages 153 — if it fits, move quickly.
05Strong 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 GULF TO BAY SOTHEBY'S INTERNAT · Jamie Curry. MLS #D6149032.
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.
Never miss a listing
New Boca Grande homes, in your inbox
Like 862 GRANDE PASS WAY but not quite? A daily digest of every new listing in Boca Grande — straight from the MLS, hours after it goes live. Unsubscribe anytime.
Just watching this one home? Ask Kathy to ping you on any price or status change →