869 HILL TIDE LANE, BOCA GRANDE, FL, 33921
Active566 days on marketListed Jan 18, 2025MLS #D6140099
About this home
869 HILL TIDE LANE
Now Offered! 869 Hill Tide Lane is one of the last remaining custom buildable lots available in treasured Hill Tide Estates and offers convenient access to the private East Beach along with a unique Fishing Pier in Boca Grande Pass exclusive to this elite group of ownership. The deep oversized premier lot provides limitless architecture flexibility due to its favorable AE flood zone elevation and the state-of-the-art infrastructure system unmatched anywhere on island. This luxurious gated community showcases custom designed residences on brick paved streets overlooking the Gulf of Mexico, Boca Grande Pass, and Charlotte Harbor! Hill Tide Estates is the only subdivision on Gasparilla Island that fronts Boca Grande Pass, aka ‘The Tarpon Capital of the World’. Currently, the adjacent lot is also available for purchase which provides a unique opportunity to build one large residence by combining lots. ***There was no storm damage to this lot from any of the past hurricanes.
Facts & features
The home at a glance
0.33 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.
$20,055 /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
$20,055/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 177% 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 869 HILL TIDE LANE
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 · Mar ’26$825,000
320 GULF BOULEVARD UNIT 3B
1 bd · 2 ba · 1,098 sqft · $751/sqft · 266 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
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 869 HILL TIDE LANE — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 869 HILL TIDE LANE — 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
869 HILL TIDE LANE FAQs
What would the monthly payment be for 869 HILL TIDE LANE?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $20,055/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 869 HILL TIDE LANE?+
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 869 HILL TIDE LANE?+
The most recent tax bill on record (2023) was $25,838. 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 869 HILL TIDE LANE?+
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 $2,800,000, this home is listed about 33% above the Boca Grande median of $2,100,000. The market section on this page shows how the area is trending.
Which schools are assigned to 869 HILL TIDE LANE?+
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
$2,800,000 runs 177% 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 $1,583/mo. That usually buys real services — verify what's covered before comparing this home against fee-free alternatives.
04Time on market is leverage
566 days on market against a Boca Grande median of 149 — sellers in this position are usually ready to negotiate.
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 BOCA GRANDE REAL ESTATE, INC. · Heath Seckel. MLS #D6140099.
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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