870 GRANDE PASS WAY, BOCA GRANDE, FL, 33921
Active272 days on marketListed Nov 6, 2025MLS #A4671252
About this home
870 GRANDE PASS WAY
The Ultimate Gulf-Front Homesite – Iconic Views & Unparalleled Luxury Discover a rare opportunity to own Lot #6, “The Lighthouse Lot,” in Hill Tide Estates—Boca Grande’s most renowned waterfront community. Perfectly positioned for breathtaking panoramic views of the Gulf of Mexico and Boca Grande Pass, this exclusive homesite offers a front-row seat to some of Florida’s most spectacular sunsets. Build your dream custom estate with the builder of your choice on this prized island location, featuring coveted southern and western exposures that bathe your future home in sunlight all day. Included are masterfully designed plans for a luxury residence, ensuring a seamless transition to your vision of coastal elegance. Hill Tide Estates is an intimate gated community of just 19 homes, offering residents a private tiered beach and an exclusive fishing and observation pier in Boca Grande Pass—home to world-class tarpon fishing. A short golf cart ride takes you to the historic village of Boca Grande, the renowned Gasparilla Inn, and some of the finest dining, shopping, and leisure activities on the Gulf Coast. This is more than just a homesite—it’s an invitation to a lifestyle of luxury, tranquility, and adventure. Secure your place in paradise today.
Facts & features
The home at a glance
0.24 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.
$26,324 /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
$26,324/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 → $3.6M
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 264% 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 870 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
David Ramirez
Real Estate Agent · CENTURY 21 Edge
Tours, negotiation, and every question about 870 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 870 GRANDE PASS WAY — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to David's phone and CRM.
Straight answers
870 GRANDE PASS WAY FAQs
What would the monthly payment be for 870 GRANDE PASS WAY?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $26,324/mo — principal and interest, the actual property-tax bill, the $1,317/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 870 GRANDE PASS WAY?+
The association fee works out to $1,317 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 870 GRANDE PASS WAY?+
The most recent tax bill on record (2023) was $21,508. 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 870 GRANDE PASS WAY?+
The listing reports pets: 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 $3,995,000, this home is listed about 78% above 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 870 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
Four things that matter here
01Positioned at the premium end
$3,995,000 runs 264% above the BOCA GRANDE 33921 median.
02Water views
The water view is part of what you're buying — views hold value independently of the structure.
03Know the monthly fee
The association fee is $1,317/mo. That usually buys real services — verify what's covered before comparing this home against fee-free alternatives.
04Strong 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 STAR BAY REALTY CORP. · Timothy Kovalenko. MLS #A4671252.
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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