Estero, Florida
Buy a condo in Osprey Cove in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Closings behind every price, condo documents reviewed before you offer, and negotiation for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buying a home in Osprey Cove in Estero means buying one of 328 gated two-bedroom condominiums off Estero Parkway, and the last 12 months gave buyers time and room to negotiate: 14 closings on the Southwest Florida MLS at a $219,000 median, 3 active listings and a median of 168.5 days on market. This buyer guide sits beside our full Osprey Cove community guide and covers how to buy here: the market, the condo documents, the assessments, the reserve rules and the negotiation. If you are still choosing an agent, our guide to the best real estate agents in Estero compares your options on the public record. For the broader process, see our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. Our Osprey Cove seller overview and Osprey Cove home value page cover the seller side of the same community. A different Osprey Cove exists elsewhere in Southwest Florida; this page covers only Osprey Cove in Estero.
McGreevy and Comisar are the best realtor for buying in Osprey Cove because we read the closings behind every price, review the Chapter 718 condominium documents and the structural-reserve answers before you offer, and negotiate the price, the approval timeline and the closing for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar personally run the buyer process. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Osprey Cove, and Jesse McGreevy has lived in Estero since 2003.
Osprey Cove at a glance for buyers (12 months to September 29, 2026): 14 MLS closings · $219,000 median sold price · $190,000 to $257,600 range · $178 median per square foot of living area · 168.5 median days on market · 90.9% median of the final list price · 3 active listings on September 29, 2026, at a $249,900 median asking price · about 2.6 months of supply.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Osprey Cove is narrower and checkable: we have read every closing in the MLS pull and the county's recorded sales beside them, and we bring that evidence to your offer.
We publish no count of Osprey Cove purchases we have represented, because our pull supports no such count. Every number on this page comes from the Southwest Florida MLS, the Lee County Property Appraiser or another public record.
You get Marc and Jesse, recognized as Top 1% Real Estate Agents Nationally Since 2008, not an assistant with a template. Marc Comisar runs the field side: tours, offers, inspections and the closing calendar. Jesse McGreevy runs the data and the documents. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Buying in Osprey Cove? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Osprey Cove buyers who read nothing else on this page should know these eight facts, each sourced in the sections below. They decide your offer, your budget and your closing timeline more than any listing photo will, and each one is specific to this 328-unit condominium community.
Osprey Cove buyers can use the links below to jump straight to the market, floor plan prices, the condo documents, costs, the Villagio at Estero comparison or the buyer FAQ. The guide runs in the order a buyer decides: market first, then price, then paperwork and costs, then how we negotiate.
Osprey Cove is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Osprey Cove · Key Takeaways
Start Here: What Does It Take to Buy a Home in Osprey Cove? · How Do We Track the Osprey Cove Market for a Buyer? · What Is the Osprey Cove Market Like for Buyers Right Now? · What Have Osprey Cove Condos Sold For in the Last 12 Months? · What Does an Osprey Cove Home Cost by Floor Plan? · Osprey Cove vs Villagio at Estero: Which One Should You Buy In? · What Are the Steps to Buy a Condo in Osprey Cove? · What Does Florida's Condo Resale Disclosure Law Give an Osprey Cove Buyer?
The Essentials: How Do the Estoppel Certificate and Association Approval Work for an Osprey Cove Buyer? · What Should You Inspect Before Buying in Osprey Cove? · How Do You Insure an Osprey Cove Condo? · What Will You Pay to Own an Osprey Cove Condo? · What Are Buyer Closing Costs in Osprey Cove? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance an Osprey Cove Condo? · How Do We Find You the Right Home in Osprey Cove?
The Details: How Do We Negotiate for You in Osprey Cove? · Which Osprey Cove Rules Decide Whether a Unit Works for You? · Is Osprey Cove the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Osprey Cove Buyer Consultation · Why Does an Osprey Cove Specialist Matter When You Buy? · Thinking of Selling Your Osprey Cove Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts
More Questions and Records: Frequently Asked Questions, Buyer Edition · Frequently Asked Questions, Selling One Home to Buy in Osprey Cove · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Osprey Cove Buyer Team Today?
Buying a home in Osprey Cove takes a pre-approval that fits a condominium, a written buyer-broker agreement, an offer priced from recent closings, a review of the condo documents and the reserve study, association approval where required and a closing. Every one of those steps has a date, and we manage the calendar so nothing slips.
Every one of the 328 residences is a condominium of two bedrooms and two baths, in ten buildings on 29.8 acres. There are no single-family homes on site. That matters for financing, insurance and the documents you receive, and it is why this guide spends time on Chapter 718.
Pre-approval, buyer-broker agreement, tours, offer, contract with the 7-day condo review, inspection, association applications, financing and appraisal, closing. The steps section below walks through each.
Osprey Cove is a 328-home, gated two-bedroom condominium community with no CDD, so your next step depends on which side of the table you are on. If you are buying, start your Osprey Cove home search with Marc or call Marc at (239) 287-5873. If you own here and want to sell first, get a free Osprey Cove home valuation or call Jesse direct at (239) 898-6072. For the wider picture, read our guides to buying a home in Estero and selling a home in Estero.
We track Osprey Cove from three sources: the Southwest Florida MLS for closings, list prices and days on market, Lee County's Property Appraiser for recorded qualified sales and assessed values, and the recorded declarations at the Lee County Clerk for the rules. Comparing the first two protects you from a list price that has no support.
We pull closed and active Osprey Cove listings from the Southwest Florida MLS, filtered to the community, on September 29, 2026. That is where days on market, list price and sold price live.
Lee County's recorded, qualified sales show 13 Osprey Cove resales in the 12 months to the county index of September 27, 2026, at a $218,000 median, against 14 MLS closings at $219,000. The regex OSPREY COVE matches 332 parcels against the community's 328 homes.
The five condominium declarations are recorded at the Lee County Clerk, and Osprey Cove Master Association, Inc. (N05000001402) has been the single operating association since the five condominium corporations merged into it on January 5, 2011. The budget is not public, so we request the current budgets, rules and reserve answers before you offer.
The Osprey Cove market gives buyers room right now: 3 condos were active on September 29, 2026 at a $249,900 median asking price, about 2.6 months of supply against 14 MLS closings in 12 months, and the median closing reached 90.9% of its final list price after 168.5 days on market.
Data updated: October 2026
Measure (MLS, last 12 months to September 29, 2026) | Osprey Cove |
|---|---|
Closings | 14 |
Median sold price | $219,000 |
Lowest and highest sold price | $190,000 and $257,600 |
Median price per sq ft of living area | $178 |
Median days on market | 168.5 |
Median sold as a share of final list price | 90.9% |
Active listings on September 29, 2026 | 3 |
Median asking price of active listings | $249,900 |
Months of supply | 2.6 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. Price per square foot is $177.76 before rounding.
Three active listings is a small choice, and a thin sales pace of about 1.2 a month means one listing moves the supply figure. The useful signal is the spread: the median closing reached 90.9% of its final list price and many sat for months, so a buyer who prices the offer from closings has leverage.
Window (MLS closings, counted back from September 29, 2026) | Closings | Median sold price | Median $ per sq ft |
|---|---|---|---|
Last 12 months | 14 | $219,000 | $177.76 |
Last 24 months | 27 | $225,000 | $182.63 |
Last 36 months | 36 | $242,500 | $193.52 |
Last 60 months | 85 | $262,500 | $219.24 |
Source: Southwest Florida MLS (Matrix), cumulative windows, pulled September 29, 2026.
The medians rise as the look-back lengthens, which says buyers today are paying less than buyers two or three years ago. That is the market a buyer walks into.
Osprey Cove condos sold for a $219,000 median in the 12 months to September 29, 2026, from $190,000 to $257,600. Every closing is below with beds, living area, sold price and days on market, so you can see what the recent buyers paid and how long each seller waited.
Data updated: October 2026
Closed | Beds/baths (MLS) | Living area (sq ft) | Sold price | Days on market |
|---|---|---|---|---|
09/22/26 | 2+Den/2(0) | 1,417 | $257,600 | 8 |
08/07/26 | 2 Bed/2(0) | 1,232 | $225,000 | 262 |
07/29/26 | 2 Bed/2(0) | 1,232 | $220,000 | 287 |
06/24/26 | 2+Den/2(0) | 1,418 | $225,000 | 55 |
04/16/26 | 2 Bed/2(0) | 1,121 | $215,500 | 170 |
04/13/26 | 2+Den/2(0) | 1,302 | $190,000 | 211 |
03/31/26 | 2 Bed/2(0) | 1,154 | $212,000 | 14 |
03/09/26 | 2 Bed/2(0) | 1,154 | $215,000 | 212 |
02/20/26 | 2+Den/2(0) | 1,418 | $223,700 | 19 |
01/22/26 | 2+Den/2(0) | 1,302 | $230,000 | 178 |
12/30/25 | 2+Den/2(0) | 1,418 | $215,000 | 43 |
10/31/25 | 2 Bed/2(0) | 1,232 | $218,000 | 46 |
10/29/25 | 2 Bed/2(0) | 1,232 | $245,000 | 322 |
09/30/25 | 2 Bed/2(0) | 1,232 | $200,000 | 167 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. Beds and baths are as the MLS records them; living area is the MLS figure.
MLS window (closings) | Closed | Median sold price | Median $ per sq ft | Lowest to highest |
|---|---|---|---|---|
Latest 12 months (months 1 to 12) | 14 | $219,000 | $178 | $190,000 to $257,600 |
Months 13 to 24 | 13 | $245,000 | $195 | $215,000 to $300,000 |
Months 25 to 36 | 9 | $270,000 | $234 | $255,000 to $325,000 |
Months 37 to 60 | 49 | $277,000 | $227 | $228,000 to $325,000 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026; each row counts closings in that band only.
Two homes with the same 1,232 square foot MLS living area closed a month apart in the fall of 2025: $200,000 on September 30 after 167 days, and $245,000 on October 29 after 322 days. For a buyer that is the reason to look at how long a unit has sat, what changed and why.
An Osprey Cove home cost a $216,750 median for closings the MLS grouped as two bedroom and a $224,350 median for two bedroom plus den in the last 12 months, based on 14 closings. Every home is a two-bedroom, two-bath on the county roll, and price follows plan, size, building and condition.
Data updated: October 2026
MLS bed and bath count | Sales, 12 months | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 Bed/2(0) | 8 | $216,750 | 1,232 | $183 |
2+Den/2(0) | 6 | $224,350 | 1,418 | $158 |
Source: Southwest Florida MLS (Matrix), the 14 closings in the 12 months to September 29, 2026, grouped by the MLS bed and bath field. Living areas are MLS figures and can differ from the Lee County roll.
The county roll shows six plans: 1,121 square feet (64 homes), 1,154 (128), 1,302 (64) and 1,417 (48) in the four-story Terrace buildings, and 1,348 (16) and 1,524 (8) in the two-story Veranda buildings. Several plans include a den, which listings sometimes describe as a flexible third room, but it is not a legal bedroom on the county record.
Terrace buildings are four-story, elevator-served buildings with assigned carports, 304 homes in eight buildings. Veranda buildings are two-story carriage-home buildings with a one-car garage, 24 homes in two buildings. Neither is universally better, and the right choice depends on parking, stairs and how long you plan to stay.
Beds/baths (MLS) | Living area (sq ft) | List price | Days on market |
|---|---|---|---|
2+Den/2(0) | 1,302 | $229,899 | 419 |
2 Bed/2(0) | 1,302 | $249,900 | 181 |
2 Bed/2(0) | 1,121 | $270,000 | 191 |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026. The table is a snapshot; call Marc for the live list.
Osprey Cove suits buyers who want one of the lowest entry prices among gated Estero condominiums, FEMA Zone X and a two-bedroom plan, while Villagio at Estero suits buyers who want a larger coach-home community with a Town Center, private garages and a bundled fee. Both are gated condominiums with no CDD.
Data updated: October 2026
Decision point | Osprey Cove | Villagio at Estero |
|---|---|---|
Home type and count | 328 two-bedroom, two-bath condominiums in ten residential buildings | 514 attached coach home condominiums, one to three bedrooms plus den |
Era built | 2006 | 2004 to 2006 |
Legal form | Chapter 718 condominiums: five declarations, one association since the 2011 merger | Chapter 718 condominium, one association |
Monthly fee | Not published on any official source we could reach | About $580 per month, listing sourced and date sensitive |
Parking | Carport on 304 homes, one-car garage on 24 | Private garage, per the Villagio page |
MLS closings, last 12 months | 14 | 31 |
Median sold price, last 12 months | $219,000 | $270,000 |
Median price per sq ft | $178 (from $177.76) | $190 (from $189.60) |
Median days on market | 168.5 | 88 |
Median sold-to-list | 90.9% | 96.2% |
Active listings, September 29, 2026 | 3 | 8 |
Months of supply | 2.6 | 3.1 |
CDD | No CDD | No CDD |
Flood zone | FEMA Zone X, panel 12071C0579G | Zone AE at the building points tested on FEMA's flood layer (see our Villagio at Estero page) |
Age restriction | Not stated on our page | None, all ages |
Source: Southwest Florida MLS (Matrix), both communities from the same pull of September 29, 2026; fees and facts from each community's page on our site.
Osprey Cove fits a buyer who wants a gate, a clubhouse with a heated pool, a lower entry price and a documented Zone X position, and is content with two bedrooms and, in most buildings, a carport. Villagio at Estero fits a buyer who wants more floor plan choice, a private garage on every home, a walkable Town Center and one bundled fee. Osprey Cove's median was $219,000 against $270,000 at Villagio.
Both are condominium purchases, so the section 718.503 documents apply to each, and section 720.401 does not. Osprey Cove has one operating association over five recorded declarations, merged in 2011. Read our Villagio at Estero guide before you decide.
The steps to buy an Osprey Cove condo are pre-approval, a written buyer-broker agreement, tours, an offer priced from closings, a contract with the condo documents, inspection, association applications, financing and appraisal, and closing. We handle the calendar so the approval window and the closing date line up.
Choose a lender who finances condominiums and ask early about the project's eligibility. Lenders review the association's budget and reserves and the share of owner-occupied homes, so the documents we request also help your loan.
Since August 17, 2024, a written buyer-broker agreement is required before a buyer's agent tours a home, and it must state the compensation and that it is negotiable. We explain it in plain words before you sign.
We tour the units that match your plan, building and budget, and we tell you what each closing nearby suggests about the ask.
We price the offer from closings of the plan, not from the list price, and we set terms for the inspection, the approvals and the closing date.
The contract must carry the section 718.503 clause. You receive the declaration, budget, rules and reserve answer and may cancel within 7 days, excluding weekends and holidays, if the clause is the voidability version.
An inspection of a condo covers the unit's interior, air conditioning, water heater, windows and doors. The condominium association maintains the exterior and roof.
You submit the applications the recorded documents require. Nothing closes until the required approvals are in, so the timeline includes them.
The lender's appraiser must support the price, the title agent prepares the closing and you sign. We track every date.
Section 718.503(2) gives an Osprey Cove buyer, at the seller's expense, the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the latest reserve study or a statement that none exists, and the Frequently Asked Questions and Answers document. The buyer can cancel within 7 days.
The declaration and rules tell you what you may do with the unit: leasing, pets, alterations. The budget tells you what the assessment pays for and whether reserves are funded. The reserve statement tells you whether a structural study has been completed. The FAQ document is a plain-language overview from the state.
The contract must carry, in conspicuous type, either an acknowledgment that you received the documents more than 7 days before signing, or a clause that lets you cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A waiver has no effect, and the right ends at closing.
Section 720.401 covers HOA disclosure summaries. Its subsection (2) says it does not apply to associations regulated under chapter 718, so an Osprey Cove buyer should receive the condominium package, not an HOA summary. Since the 2011 merger the association operates all five condominiums under chapter 718; your closing agent confirms the documents. This is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before contract on residential sales. It tells you that your taxes can differ from the seller's current bill after the sale.
For an Osprey Cove purchase, the association issues an estoppel certificate within 10 business days of a request, showing the assessment, amounts owed and any capital contribution or transfer fee, and runs its own application process. We order it early so it never delays your closing.
Under section 718.116(8), the certificate lists the regular assessment and what is paid through, itemized amounts owed, whether a capital contribution, resale or transfer fee is due, and any open rule violation. In Lee County the seller customarily pays for it, with a fee capped at $299 for a current account.
The association's application process refers to the condominium declarations; confirm any application fee in the current materials. Your agent coordinates the timeline, and we confirm the current sale approval rules in the recorded documents.
Ask for the current budget, the reserve schedule, the master insurance summary and 12 months of minutes. Ask whether any special assessment is pending or was levied in the last three years. No Osprey Cove specific figure is published on an official source.
Before buying in Osprey Cove, inspect the unit's air conditioning and its age, the water heater, windows and doors, plumbing and electrical, signs of water intrusion and the carport or garage, and read the associations' records on the roof and exterior, which the condominium association maintains. All ten buildings were completed in 2006, so age-related questions are fair.
Have an inspector test the air conditioning, check the water heater's age, run every faucet and drain, test the windows and doors, and look for staining. Impact glazing, where installed, should be documented.
The condominium association maintains the exterior, roofs and grounds. All ten buildings were built in 2006, and some listings reference newer tile roofs, which means some buildings have re-roofed and others may not. Ask for the roof's age and the maintenance record for your building.
The eight four-story Terrace buildings are covered by Florida's structural integrity reserve study rules, and the default 30-year milestone trigger falls around 2036. The two Veranda buildings, at two stories, are exempt. The reporting database of the Florida Department of Business and Professional Regulation lists associations that have filed, and it is searched by association, not by community name.
The community is in FEMA Zone X on panel 12071C0579G, effective November 17, 2022, and the median site elevation is 15.4 feet. We still verify the effective zone for the unit you choose on the FEMA Map Service Center.
You insure an Osprey Cove condo with an HO-6 owner policy for your interior, contents and loss assessment, while your condominium association carries the master policy on your building. Zone X, a 2006 build year and a 160 mph design wind speed help the premium, and the association's reserve compliance now matters to insurers.
An HO-6 covers what the master policy does not: the interior, your belongings, your liability and, ideally, loss assessment. Ask your agent for a quote before you offer, including the loss assessment limit against the association's deductible.
The specific wind and flood terms of each association's master policy are not public, so we request the insurance summary as part of due diligence, including the carrier and the hurricane deductible.
Insurers ask about the milestone and reserve study status of a building. For a Terrace building, the association's completed and funded reserve study is an insurance question, not just a governance one.
Because Osprey Cove is outside the Special Flood Hazard Area, a federally backed mortgage carries no federal flood insurance purchase requirement, though a lender or association may still require coverage, and optional coverage is a choice. Ask which buildings have impact glazing or shutters and who is responsible for them.
Owning an Osprey Cove condo costs the association assessment, which is not published, plus an HO-6 policy, electricity and property taxes. Lee County district 315 adopted 13.0924 mills for 2025 and proposes 12.9934 for 2026, about $2,415 in 2026 ad valorem tax on a sample non-homesteaded unit valued at $185,838. There is no CDD and no club membership.
Assessments in a Florida condominium like this customarily bundle building exterior maintenance, roof reserves, landscaping, pest control, the shared amenities and often water, sewer and a bulk cable or internet agreement. Listings commonly reference water, cable and insurance as included, and assessments can differ by building group under the five declarations.
No current Osprey Cove assessment is published on an official source we could reach, and we do not reprint a number from a listing remark. The exact amounts come from the estoppel and the current budget for the specific unit.
Osprey Cove is in Lee County taxing authority 315, and the 2025 adopted total was 13.0924 mills, and the 2026 proposed total is 12.9934 mills on the county's 2026 tax notice. The San Carlos Park Fire District levy is 2.3590 mills, more than three times the Village of Estero's 0.7300. Roughly 30 percent of homes carry a homestead exemption, so a homesteaded seller's bill is not yours: the Save Our Homes cap resets at closing, and you should underwrite on just value, which ran from $182,344 to $251,008 on the 2025 roll.
Because Osprey Cove has no CDD, there is no separate CDD assessment on the tax bill, which is unusual for a gated Estero community.
Buyer closing costs in Osprey Cove are the lender's fees, the lender's title policy, recording fees, and on a financed purchase the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at $0.002 per $1 of the mortgage. In Lee County the seller customarily pays the deed stamp tax and the owner's title policy.
Line item | Lee County custom |
|---|---|
Deed documentary stamp tax ($0.70 per $100) | Seller |
Owner's title insurance policy | Seller |
Lender's title policy | Buyer |
Condominium estoppel certificate | Seller |
Recording fee for the deed | Buyer |
Documentary stamp tax on a new mortgage note ($0.35 per $100, capped at $2,450) | Buyer |
Nonrecurring intangible tax on a new mortgage ($0.002 per $1) | Buyer |
Property tax proration | Credit from seller to buyer for the seller's days |
Sources: Florida Department of Revenue documentary stamp and intangible tax pages; section 28.24, Florida Statutes; our shared Florida cost research. The contract controls over custom.
On a $219,000 purchase with an example 80 percent loan of $175,200, the note stamp tax is 1,752 units at $0.35, or $613.20, and the intangible tax is $350.40. Recording a two to four page deed costs about $18.50 to $35.50. Lender fees, appraisal, inspection and prepaid insurance and taxes are additional and vary by lender. Every figure here is an example, not a quote.
We ask your lender for a loan estimate early and compare it with the seller's contribution options so you know your cash to close before you offer.
After the NAR settlement took effect on August 17, 2024, a buyer signs a written buyer-broker agreement before touring a home with an agent, the agreement states the agent's compensation and that it is negotiable, and offers of buyer-broker compensation can no longer be advertised on the MLS. Sellers may still offer concessions on the MLS.
It states a specific amount or rate for your agent and that compensation is not set by law. We explain it before you sign, and we negotiate it with you.
Compensation is negotiated. A seller may choose to offer to pay some or all of it off-MLS, or you may pay it, and we negotiate for the result that fits your net.
Sellers may still offer buyer concessions, such as a contribution toward closing costs, on the MLS. With a median closing at 90.9% of the final list price, that is often part of the negotiation here.
On a $219,000 purchase, small percentages are real dollars, so we discuss compensation and concessions plainly before you tour.
You can finance an Osprey Cove condo with a lender that approves condominium projects, and the lender will review the associations' budgets, reserves, insurance and owner-occupancy mix as well as your credit. Roughly 30 percent of homes carry a homestead exemption, and lenders ask about that share, so we ask about project eligibility before you fall for a unit.
Conventional, FHA and VA loans each have their own condominium project requirements. We do not assume any of them for Osprey Cove; we ask your lender to check the project, and to check it per condominium.
The budget, the reserve funding, the master insurance, any pending litigation or special assessment and the share of owner-occupied units. The documents we request from the associations feed that review.
Mortgage rates change weekly. The Freddie Mac Primary Mortgage Market Survey publishes the national average, and your lender quotes your own rate.
Cash buyers close faster and skip the project review, but they still receive the condo documents, the estoppels and the approval steps.
We find you the right Osprey Cove home by matching your budget, plan, building and timing to the live inventory and to closings, watching for new listings and units the market has not yet seen, and telling you honestly which ones have sat and why. Three condos were active on September 29, 2026.
Floor plan, building, carport or garage, view, updates, furnished or unfurnished, and your monthly budget including both assessments.
Our team watches the community for new listings, coming-soon units and price changes. In a community where only 14 homes closed in a year, a good unit is worth knowing about early, so we tell you early.
Tell us your criteria and we build a custom alert that sends new Osprey Cove listings as they appear. Call Marc at (239) 287-5873 to start.
We ask owners and their agents about units before they list. A private sale is not always available, but asking costs nothing.
We negotiate for you by pricing the offer from closings of the plan, using days on market and the 90.9% median sold-to-list to set the opening, and using the inspection, the approval timing and the closing date as levers. A market where the median home sat 168.5 days gives a buyer room, and we use it.
We show you the closings of the plan and where the list price sits against them. A unit priced above its plan's recent closings deserves a lower offer: the active 1,121 square foot home asks $270,000, while a 1,121 square foot home closed on April 16, 2026 at $215,500.
A unit that has sat for months has a seller who has watched the market. The recent closings ranged from 8 to 322 days, and we read that pattern for each unit.
Closing date, a seller credit toward closing costs, the inspection response and any included furnishings are all negotiable. We choose the terms that matter to you.
We track the 7-day condo review, the inspection and the approvals so a missed date does not cost you the unit or your deposit.
The rules that decide whether an Osprey Cove unit works for you are the leasing policy, the approval process, the pet policy and the associations' use rules, all in the recorded condominium documents. Read them before you offer, especially if you plan to rent the unit or bring pets.
Osprey Cove is rental-active, and roughly 70 percent of homes are not homesteaded. The association runs a lease application, and the substantive limits live in your building's declaration. We pull recent rental closings for your plan from the Southwest Florida MLS on request. Confirm the minimum lease term, leases per year and any waiting period after purchase.
Osprey Cove is reported to permit two pets up to 25 pounds each. Pet rules live in each condominium's recorded documents, so we pull the current policy before you offer.
Buyers and tenants apply through the associations. We coordinate with them so approval does not become a delay.
The declaration governs alterations, parking and use. Read it before you plan a renovation.
Osprey Cove is a right place to buy for anyone who wants a gated two-bedroom condominium in the Village of Estero with a clubhouse and heated pool, FEMA Zone X, no CDD and a lower entry price than most gated Estero communities. It is a fit for a lifestyle and a budget, and we describe the home, not who should live in it.
The clubhouse at 8510 Kingbird Loop is 5,076 square feet, with consistently reported amenities of a heated pool and spa, a fitness room and a billiards room, and two lakes inside the gates. There is no golf, marina, beach club or on-site dining, and buyers should understand that gap before they tour.
Osprey Cove is 3.6 road miles from I-75 at Corkscrew Road, Exit 123, 4.1 from Coconut Point, 4.6 from Florida Gulf Coast University and 12.9 from Southwest Florida International Airport. Lee Health Coconut Point is 4.8 road miles away and Gulf Coast Medical Center is 7.9. Bonita Beach Park is 11.5 road miles, so the beach is a drive.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School, and Lee County assigns by proximity and choice, with Osprey Cove in proximity zone Q for 2025/26 and 2026/27. Confirm the zoned schools for a specific address on the district's locator.
You give up a garage on 304 of the 328 homes and a third bedroom anywhere in the community. You gain a gate, Zone X, no CDD and an entry price that no longer exists in most of the village.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor on Google, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition on production, not on reviews alone.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A condo purchase has more moving parts than a house purchase, and a clean closing comes from managing the calendar. We track the condo review, the approvals and the closing dates.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Knowing which documents to request and which closings matter for your plan is how a buyer avoids paying a price the market has not supported.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
A buyer's agent works for the buyer, and in a community with a wide gap between asking and selling, that shows up in the offer.
You get a personalized Osprey Cove buyer consultation by calling Marc Comisar at (239) 287-5873. It is a working session: your budget, the plans and buildings that fit it, the closings that support each price, the condo documents to request and the timeline to a closing, at no cost and no obligation.
Data updated: October 2026
Your criteria, the ladder of recent closings for your plan, the associations and what they cover, the approval steps, your financing path and the offer strategy.
Since August 17, 2024, a buyer signs a written buyer-broker agreement before touring with an agent. A consultation lets you see how we work first and ask about compensation before you sign anything.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or email [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your budget, your timeline and your biggest concern.
Osprey Cove specialists matter because the facts that decide a purchase here live in documents and closings, not in a listing photo: five condominium declarations under one association since 2011, unpublished assessments, a unit number that names your building, reserve rules that apply to four-story buildings only, and six plans on separate price ladders. A generalist can miss any of them.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs the data and documents. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, offers and the closing calendar. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote a fee from a portal, hand you an HOA summary under the wrong chapter, ignore which of the five declarations governs your unit, skip the reserve study, or treat a homesteaded seller's tax bill as yours. Each costs a buyer time or money.
Every Estero community buys differently. See our guides to buying a home in Meadows of Estero, buying a home in Lakes of Estero and buying a home in Estero. The nearby condominium community we compare most often is covered in our Villagio at Estero guide.
If you are searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Osprey Cove owners who want to sell before or after they buy get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 328-unit condominium community of near-identical homes rewards plan-level pricing and a resale package ready on day one. Recent closings ran $190,000 to $257,600.
Data updated: October 2026
If you are selling one Southwest Florida home to buy another, we plan both sides together: pricing, timing of two closings and the paperwork for each.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying only? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Yes, but a contingent offer is weaker than a clean one. We show you the alternatives, such as a bridge timeline or a sale-then-buy sequence.
It depends on your equity, your lender and the market. We run both plans with numbers before you decide.
That depends on the home and the market. For an Osprey Cove condo, the MLS median was 168.5 days on market in the last 12 months, plus the closing period.
Yes. We coordinate both sides as one plan.
Request a free home valuation or call Jesse at (239) 898-6072 for a written comparable set.
No. Cash buyers and buyers with enough equity or savings can buy first. We plan whichever path fits you.
Osprey Cove buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing inside the community, reviews the condominium documents before an offer, and negotiates for the buyer. Learn more about our team.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Jesse has lived in Estero since 2003.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor; read verified reviews on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Osprey Cove? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove buyers ask these questions before they offer, and each answer is written for a Lee County condominium buyer. They cover price, the market, the assessments, the documents, the approvals, insurance, financing and the buyer-broker agreement.
Data updated: October 2026
For many buyers, yes. It pairs a gate, a clubhouse with a heated pool, Zone X and no CDD with a location near Coconut Point, FGCU and I-75. Whether it fits you depends on your priorities, which is the conversation we have before you offer.
A gated community of 328 two-bedroom, two-bath condominiums in ten residential buildings on 29.8 acres in the Village of Estero, built in 2006, with a 5,076 square foot clubhouse.
Yes. Lee County's neighborhood dataset records it as gated, with a controlled entry. We confirm the current access details as part of the buying process.
Inside the incorporated Village of Estero. The ZIP code 33967 uses Fort Myers as its default USPS city name, which is why the same addresses appear online under both.
328 residential condominium units in ten residential buildings, plus a clubhouse.
The MLS median sold price was $219,000 in the 12 months to September 29, 2026, from $190,000 to $257,600. The median asking price of the 3 active listings was $249,900.
The median was $178 in the last 12 months ($177.76 before rounding), against $182.63 over 24 months, $193.52 over 36 months and $219.24 over 60 months.
The MLS median was $219,000 in the latest 12 months against $245,000 in months 13 to 24 and $270,000 in months 25 to 36, so prices have stepped down from those levels.
Yes. The median closing reached 90.9% of its final list price after a median of 168.5 days on market, so buyers had room. We price your offer from closings of the plan.
Three were active on September 29, 2026, about 2.6 months of supply against 14 closings in 12 months. Call Marc for the live list.
Osprey Cove has one association, Osprey Cove Master Association, Inc., since the 2011 merger. Its assessment is not published on an official source we could reach, and we do not reprint a number from a listing remark. The estoppel and current budget for the specific unit state the exact amounts.
Listings commonly reference water, cable and insurance as included, and association assessments in a condominium like this customarily bundle exterior maintenance, roof reserves, landscaping and the shared amenities. Confirm the inclusion list for your building's budget.
One. The five condominium associations (Terrace I, II, III, IV and Veranda I) merged into Osprey Cove Master Association, Inc. on January 5, 2011; the five recorded declarations remain.
No. There is no Community Development District, no municipal service taxing unit and no special taxing district on the Osprey Cove parcels, per Lee County's district layers.
A 5,076 square foot clubhouse, a heated community pool and spa, a fitness room, a billiards room, two lakes and a gated entry. Reported additions include a barbecue area, bike storage and a business center.
No. Osprey Cove has no golf course and no golf membership. Estero Country Club is about 0.6 road miles away, but ownership here conveys no access.
Six plans from 1,121 to 1,524 square feet, all two bedroom, two bath: 1,121, 1,154, 1,302 and 1,417 in the Terrace buildings, and 1,348 and 1,524 in the Veranda buildings.
Only the 24 Veranda homes at 8500 and 8530 Kingbird Loop have a one-car garage. The other 304 homes have an assigned carport, verified on the county's parcel records.
The leading digits identify the building, not the floor. (delete) Units 1xx and 2xx are Terrace I, 3xx and 4xx Terrace II, 5xx and 6xx Terrace III, 7xx and 8xx Veranda I, and 9xx and 10xx Terrace IV.
Under section 718.503, at the seller's expense: the declaration, articles, bylaws and rules, annual financial statement and budget, any milestone summary, the reserve study or a statement that none exists, and the FAQ document.
The contract must carry a conspicuous clause. If it is the voidability version, you may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. The right cannot be waived and ends at closing.
Its subsection (2) says it does not apply to associations regulated under chapter 718. The association operates all five condominiums under chapter 718 since the 2011 merger; your closing agent confirms the package. This is information, not legal advice.
The association's written statement of what is owed on the unit and whether a capital contribution or transfer fee is due. Section 718.116 requires it within 10 business days of a request.
The seller customarily does. The contract controls over custom.
Yes, through the association's lease application and each declaration's rules. Confirm the minimum lease term, leases per year and any waiting period.
It is reported to permit two pets up to 25 pounds each. Pet rules live in each condominium's recorded documents, so we pull the current policy.
The eight four-story Terrace buildings are covered, with the default 30-year milestone trigger around 2036, and the two-story Veranda buildings are exempt. Search the specific association in the Florida DBPR reporting database.
No community-level figure is published. Each condominium can levy its own assessment, so we request the association's financials and assessment history before you offer.
FEMA flood Zone X, an area of minimal flood hazard, on panel 12071C0579G effective November 17, 2022, outside the Special Flood Hazard Area. Verify any specific address on the FEMA Map Service Center.
Because the community is outside the Special Flood Hazard Area, a federally backed mortgage does not carry the federal mandatory flood insurance requirement. Your lender or association may still require coverage, and optional coverage is generally inexpensive.
The catastrophic damage was overwhelmingly storm surge on the coastal islands. Osprey Cove is inland, in Zone X and evacuation Zone B, and no community-level damage figure is published, so we do not invent one.
The 2025 adopted total in Lee County taxing district 315 is 13.0924 mills and the 2026 proposed total is 12.9934. On a sample non-homesteaded unit valued at $185,838 for 2026, that is about $2,415 in ad valorem tax.
An HO-6 owner policy for the interior, contents and loss assessment, since your condominium association carries the master policy. Flood insurance is optional in Zone X unless your lender requires it.
Yes, with a lender that approves condominium projects. Project eligibility varies by loan type, so we ask your lender to check it early.
The lender's fees and title policy, recording fees, and on a financed purchase the note stamp tax at $0.35 per $100 and the intangible tax at $0.002 per $1 of the mortgage. On a $175,200 example loan that is $613.20 and $350.40.
Yes. Since August 17, 2024, a written buyer-broker agreement is required before a buyer's agent tours a home with you, and it must state that compensation is negotiable.
Compensation is negotiated. A seller may offer to pay some or all of it off-MLS, or you may pay it. We explain the options before you sign.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by proximity and choice, and Osprey Cove is in proximity zone Q, so confirm the current zone for a specific address.
Southwest Florida International Airport is 12.9 road miles, Florida Gulf Coast University 4.6, and Bonita Beach Park 11.5.
The San Carlos Park Fire Protection and Rescue Service District, not Estero Fire Rescue, despite the community being inside the Village of Estero. Its 2025 levy is 2.3590 mills.
Lee County's 2005 amendment ADD2004-00167 names U.S. Home Corporation as the applicant for "Osprey Cove within Estero Golf Resort MPD-5," so U.S. Home Corporation is the developer of record. The county record shows the development parcel changed hands on December 10, 2004, and the condominium declarations were recorded in 2005 and 2006.
Buyers who own a home elsewhere in Southwest Florida often ask how to sell one and buy the other. These answers cover the timing, the contingencies and the paperwork for both sides.
We plan both closings together, using the 7-day condo review and the approval window so you are not carrying two homes longer than you choose.
Yes, if the closings line up. A bridge or a delayed closing may be needed if they do not, and we discuss the options with your lender.
It depends on your equity and lender. We run both sequences with numbers.
Osprey Cove facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes and agencies, FEMA and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Osprey Cove buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 718.503 | The documents a reselling unit owner must deliver and the buyer's 7-day, non-waivable cancellation right | |
Florida Statutes 718.116 | What the estoppel certificate must state, its fee caps and its 30-day life | |
Florida Statutes 718.112 | Condominium reserves and the structural integrity reserve study | |
Frequently Asked Questions and Answers document (section 718.504) | The condominium buyer's plain-language overview that must accompany the resale package | |
Florida Statutes 553.899 | The milestone inspection rule for buildings of three or more habitable stories | |
House Bill 913 (2025) | The 2025 amendments to the milestone and reserve study framework | |
Florida Statutes 720.401 | That the HOA disclosure summary does not apply to a chapter 718 association | |
Florida Statutes 689.261 | The property tax disclosure summary that goes into a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 House Bill 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
Real property sale qualification codes (PDF) | What sale codes 01 and 02 mean when we count county sales | |
Lee County 2026 TRIM notice (look up any Osprey Cove unit) | The 2025 adopted and 2026 proposed millage lines for district 315 | |
Lee County Hurricane Evacuation Zone B (PDF) | The evacuation zone covering Osprey Cove | |
Lee County Find My Flood Zone map | Parcel-level flood zone lookup; the governing FIRM panel is 12071C0579G | |
Florida DBPR SIRS Reporting Database | Whether a given Terrace association has filed its structural integrity reserve study | |
Declarations of Condominium, Terrace I (2005000193277), Terrace II (2006000049041), Terrace III (2006000229707), Terrace IV (2006000343054) and Veranda I (2006000243060) | Leasing, pet, approval and maintenance rules for each building group | Lee County Clerk of Court official records, searched by instrument number |
Osprey Cove Master Association, Inc. corporate record, document N05000001402 | The master association's filing status | Florida Division of Corporations (Sunbiz), searched by document number |
Current budgets, reserve schedules, insurance summaries and rules | Assessments, reserves, any special assessment and coverage | Each condominium association and the master association; also in the resale package |
Estoppel certificates | Balances owed, any capital contribution or transfer fee, and other required items | Ordered from the association |
Osprey Cove buyers reach the buyer team by calling Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by starting an Osprey Cove home search with Marc. We answer with the closings for your plan and the documents to request before you offer.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.