What does $814,900 buy on Gulf-access water in Matlacha Isles in 2026?

Right now, $814,900 buys a 2015-built, elevated block pool home on Gulf-access water with no bridges in Matlacha Isles: 12304 Boat Shell Dr, 3 bedrooms, 2.5 baths, 2,137 sq ft, with its own composite dock and covered boat lift. It also comes with a transferable flood insurance policy at just $1,312/yr. I'm Frank Glaab, P.A., with Epique Realty, and this is my listing. Below is what you get for the money, how Matlacha Isles has been trading, and the flood and insurance facts to check before you buy waterfront anywhere in Cape Coral and Southwest Florida.

The boating: Gulf access, no bridges

The MLS lists this home's water access as Gulf access with no bridges, direct to the water, on a seawalled canal with 60 ft of frontage. From the dock you head out the canal to Matlacha Pass, then on to Pine Island Sound, Cayo Costa and Boca Grande.

• Composite dock with water and electric
• Covered boat lift
• Rebuilt seawall
• Canal width listed as 31–80 ft in the MLS

The house

• Built in 2015; elevated, concrete block construction
• Metal roof; impact-resistant windows and doors
• 3 bedrooms, 2.5 baths, split-bedroom plan
• 2,137 sq ft (Lee County Property Appraiser, as reported in the MLS)
• Open living, dining and kitchen on the upper level with canal views and screened balconies
• Heated in-ground pool, screened lanai and outdoor kitchen
• 2-car garage; city water and sewer
• Sold furnished and turnkey; no HOA

List price is $814,900 as of Oct 1, 2026. If the price changes, this post will be updated.

How Matlacha Isles has been trading

Matlacha Isles is a small canal community, so a handful of sales moves the numbers. In the 12 months through Oct 1, 2026, 7 single-family homes sold in Matlacha Isles, from $375,000 to $835,000, and 9 single-family homes were listed for sale on Oct 1. (My count from Redfin listing data; Redfin notes some MLS listings are excluded from its downloads.) Price depends heavily on age, size, pool, lot and water frontage.

Across the wider 33991 zip code, Redfin reports a median sale price of $419,818 for the three months ending August 2026, up 5.1% from a year earlier, with a median of 71 days on market and homes selling for 96.9% of list price on average. Those figures cover all home types, not just waterfront.

Flood and insurance: what to know

FEMA maps this property in flood zone AE with a base flood elevation of 7 ft (FEMA National Flood Hazard Layer, checked Oct 1, 2026), so a federally backed mortgage will require flood insurance. Matlacha was hit by storm surge in Hurricane Ian in 2022 and again in Hurricanes Helene and Milton in 2024, according to local news coverage. And Citizens Property Insurance says that starting Jan 1, 2027, its home policies that include wind coverage must also carry flood insurance, regardless of the home's value.

For this home, that matters: the current flood insurance policy is transferable at $1,312/yr. Get your own wind and flood quotes early so you know the full monthly cost before you write an offer.

FAQ

Does 12304 Boat Shell Dr have bridges between the dock and open water?

The MLS lists it as Gulf access with no bridges, direct to the water.

Is there an HOA?

No. The MLS lists no association fees.

What flood zone is it in?

FEMA zone AE, base flood elevation 7 ft (FEMA NFHL, Oct 1, 2026).

What does flood insurance cost on this home?

The current policy is transferable at $1,312/yr.

Is it furnished?

Yes. The MLS lists it as turnkey, sold furnished. Confirm any exclusions with me.

How big is the home and lot?

2,137 sq ft per the Lee County Property Appraiser, on a 5,401 sq ft lot (0.12 acre), per the MLS.

How do I schedule a showing?

Call or email me using the contact details below.

Want to see it, or compare it with other Gulf-access homes? Search Cape Coral homes for sale or contact me directly: Frank Glaab, P.A., Epique Realty | (239) 243-6224 | frank@movecapecoral.com.

Sources: MLS #2025020052 listing data (Florida Gulf Coast MLS) via public listing sites, retrieved Oct 1, 2026; Redfin listing data and the 33991 housing-market page (3 months ending Aug 2026), retrieved Oct 1, 2026; FEMA National Flood Hazard Layer, panel 12071C0243G; Citizens Property Insurance, citizensfla.com/flood; storm coverage from WBBH/Gulf Coast News, WINK News and the Miami Herald. Information deemed reliable but not guaranteed.