Estero, Florida
Buy a Saltleaf residence with McGreevy and Comisar, Top 1% nationally since 2008. Recorded prices by floor and stack, all 16 live listings, condominium documents, insurance and the monthly cost. Call Marc at (239) 287-5873 today.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Buying at Saltleaf on Estero Bay means choosing between two routes: a first purchase from the developer, which is how 95 of the South Tower's 112 residences have recorded since April 13, 2026, and a resale from an owner, where 16 residences are listed today asking $3,828,000 to $8,245,000. This buyer guide sits beside our full Saltleaf community guide, which covers the developer, the towers, the golf, the marina and the storm engineering in depth. If you are still choosing an agent, our guide to the best real estate agents in Estero compares the options on the public record.
Already own in Saltleaf? The Saltleaf valuation guide shows what your home is worth, and the Saltleaf seller guide covers how to sell it.
Buying elsewhere in the village, or weighing several communities? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you are also selling a home, start with our free home valuation. Our Saltleaf seller guide and home valuation guide are being published alongside this page, and we will link them here as they go live.
McGreevy and Comisar are the best realtor to represent a Saltleaf buyer because we read the recorded sales by floor and stack, compare all 16 live listings plan by plan, explain the condominium and insurance documents before you sign, and negotiate for you, whether the seller is an owner or the developer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the search, the price analysis, the negotiation and the paperwork on every purchase we represent. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive from Saltleaf, and the Coconut Road corridor is a market we work every week.
Recent Saltleaf record: 95 county-recorded, DOR-qualified closings in the South Tower from April 13 to July 31, 2026 (all first sales direct from the developer) at a $4,400,000 median and a range of $2,805,000 to $13,636,540; 3 closings on the Southwest Florida MLS in the 12 months to October 21, 2026; and 16 active listings asking a median $5,705,000, with 2 more pending. [Source: Saltleaf community guide]
Our buyer-side record here: Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We can show you the record above and how we use it for you.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Saltleaf is narrower and checkable: we have read the recorded sales, the MLS record, the published condominium and master plan materials and the storm engineering record, and we bring all of it to your search.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: tours, seller-agent conversations, inspections and vendor coordination. Jesse McGreevy runs price analysis, data and the document review. Reach Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, and read more on our about McGreevy and Comisar page.
Ready to buy at Saltleaf? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling a home first? Call Jesse direct at (239) 898-6072 or start with a free home valuation.
Saltleaf buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what you pay, what you sign and what you carry more than any tour will, and each one is specific to a two-tower condominium community on Estero Bay.
Saltleaf buyers can use the links below to jump straight to the record, the live listings, the two routes to buy, the West Bay Club comparison, the documents, the costs or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the documents and insurance, then the monthly cost, then representation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Saltleaf · Key Takeaways
The Essentials: What Does It Take to Buy a Home at Saltleaf? · What Is the Saltleaf Market Like for Buyers Right Now? · What Have Saltleaf Residences Sold For? · What Does a Saltleaf Residence Cost by Floor, Stack and Plan? · What Is for Sale at Saltleaf Today? · Saltleaf vs West Bay Club: Which One Should You Buy In? · Should You Buy From the Developer or on the Resale Market? · What Does Florida Law Give a Saltleaf Buyer Before Contract?
The Details: How Do the Estoppel Certificate and Association Approval Work at Saltleaf? · What Should You Inspect Before Buying at Saltleaf? · How Do You Insure a Saltleaf Residence? · What Will You Pay Each Month to Own a Saltleaf Residence? · What Are Buyer Closing Costs at Saltleaf? · What Do Marina, Golf and Owner Benefits Cost a Buyer? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Saltleaf Residence?
Questions, Contacts and Sources: How Do We Find You the Right Residence at Saltleaf? · How Do We Negotiate for You at Saltleaf? · Which Saltleaf Rules Decide Whether a Residence Works for You? · Is Saltleaf the Right Place for You to Buy? · What Do County Recorded Sales Add to the Buyer's Picture? · What Do Buyers Say About Working With McGreevy and Comisar? · How Do You Get Your Personalized Saltleaf Buyer Consultation? · Why Does a Saltleaf Specialist Matter for a Buyer?
More: Thinking of Selling in Saltleaf? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home at Saltleaf · Frequently Asked Questions: Selling One Home to Buy Another at Saltleaf · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Saltleaf Buyer Team Today?
Buying at Saltleaf takes four things: a decision on whether you are buying from the developer or from an owner, a review of the condominium and master association documents, a price that reflects floor and stack, and a plan for the insurance and tax carry. Cash or a jumbo mortgage is typical at this price level, and your contract governs.
Buying from the developer means signing the developer's contract for a residence in the South Tower's remaining inventory or the North Tower, projected for the second quarter of 2027. [Source: Saltleaf community guide] Buying from an owner means signing the standard resale contract for a residence that has recorded a first sale. The documents, the statutory review window and the negotiating room differ, so we start there.
Each tower is a separate condominium association under Chapter 718, and our community guide describes a master owners' association covering common roads, landscape, the bay frontage and shared infrastructure. [Source: Florida Statutes Chapter 718] [Source: Saltleaf community guide] We have not confirmed the master association's statutory regime, so we read the recorded declaration for you.
London Bay licenses the Ritz-Carlton brand and service standards from Marriott International, and the residences are not a hotel. Owners receive defined program benefits through ONVIA, not unlimited reciprocity at other properties. [Source: Saltleaf community guide] [Source: Marriott Bonvoy ONVIA program]
The MLS city is Bonita Springs and the mailing ZIP is 34134, in coastal Lee County served by the City of Bonita Springs, while the brand and the bay are Estero Bay. [Source: Saltleaf community guide] We compare your residence with the right neighbors whichever name is on the deed.
Saltleaf has 224 residences in two 22-story towers, and 95 of the South Tower's 112 have recorded a first sale, so buying here rewards local knowledge. If you are buying, start with how we represent buyers in Estero or Call Marc at (239) 287-5873. If you are selling a home first, get a free home valuation or Call Jesse direct at (239) 898-6072.
The Saltleaf market gives buyers more room than the recorded prices suggest: 16 residences are listed at a median ask about 30% above the $4,400,000 recorded median, 14 have waited 90 days or more, and only three sales have closed on the MLS in 12 months. The record is thin, so a buyer who does the homework negotiates from strength.
Data updated: October 2026
Lee County recorded 95 qualified South Tower closings between April 13 and July 31, 2026, all first sales from the developer, with a $4,400,000 median and a range of $2,805,000 to $13,636,540. The Southwest Florida MLS shows two closings in the same period. [Source: Lee County Property Appraiser] Most homes here sell direct from the developer and never reach the MLS, so we lead with the county count.
The 16 active listings ask from $3,828,000 to $8,245,000, a median of $5,705,000 or about $1,644 per square foot, and the median has been on the market 93.5 days. Fourteen have waited 90 days or more, and the longest has waited 148 days. Two more residences were pending on October 21, 2026, listed at $15,905,000 and $8,845,000. [Source: Saltleaf community guide]
An owner who has waited 90 days or more knows the market has not accepted the ask. That is not a promise of a discount, but it is a reason to read each listing's history and to make offers grounded in the recorded deeds for the same floor and stack.
The North Tower's 112 residences are projected for the second quarter of 2027, which will add supply and, in time, resales. [Source: Saltleaf community guide] A buyer who waits sees a deeper record, and a buyer who acts now has fewer competing purchasers for the residences that fit. We help you weigh both.
We do not quote months of supply for Saltleaf, because three MLS closings in a year cannot carry a rate, and we do not quote a trend, because the county file holds first sales from four months of 2026. Pretending otherwise would be false comfort.
Saltleaf residences have sold for $2,805,000 to $13,636,540, with a recorded median of $4,400,000 across 95 first sales and most between $3,000,000 and $5,000,000. The three MLS closings, listed below individually, are the only sales with days on market and a list price to compare.
Data updated: October 2026
Because fewer than 10 sales closed in any window, we list them rather than quote a median.
| Closed | MLS beds and baths | Living area (MLS) | List price | Sold price | Sold as % of list | Sold per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| October 14, 2026 | 3+Den/3(1) | 3,610 sq ft | $4,625,000 | $4,625,000 | 100.0% | $1,281 | 56 |
| July 8, 2026 | 4+Den/4(1) | 6,250 sq ft | $15,235,000 | $13,636,540 | 89.5% | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 sq ft | $2,805,000 | $2,805,000 | 100.0% | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf on Estero Bay, pulled October 21, 2026. The MLS prints beds and baths as bedrooms plus den, full baths, and half baths in parentheses.
| Recorded price band | Sales |
|---|---|
| Under $3,000,000 | 2 |
| $3,000,000 to $3,999,999 | 36 |
| $4,000,000 to $4,999,999 | 33 |
| $5,000,000 to $6,999,999 | 19 |
| $7,000,000 and above | 5 |
Source: Lee County Property Appraiser sales files, DOR-qualified sales in Bayview South Tower A Condo, index built September 27, 2026. Half of the 95 prices fell between $3,630,000 and $5,035,000.
A recorded price is the price of a contract signed earlier, and 66 of the 95 deeds recorded in April 2026, on contracts written during a sales program that reached about 90% of the South Tower by January 2025. [Source: Saltleaf project news archive] A resale is negotiated today, against today's insurance market, so recorded prices are evidence, not a price list.
Saltleaf prices climb with floor and vary by stack: the recorded median was $5,060,000 on floors 15 to 21 against $3,627,500 on floors 1 to 7, and stack medians ran from $3,392,500 to $5,490,000. By plan, the current asks run a median $4,432,500 for 2,628 sq ft, $4,562,450 for 3,610 sq ft and $7,410,000 for 3,885 sq ft.
Data updated: October 2026
| Floors (from the unit number) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| Floors 1 to 7 | 36 | $3,627,500 | $2,805,000 | $7,675,000 |
| Floors 8 to 14 | 31 | $4,225,000 | $3,230,000 | $6,340,000 |
| Floors 15 to 21 | 27 | $5,060,000 | $3,635,000 | $8,470,000 |
Source: Lee County Property Appraiser sales files, our grouping of unit numbers in Bayview South Tower A Condo. The residence numbered PH20, at $13,636,540, is not in these rows.
| Stack (last two digits of the unit number) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| 01 | 18 | $4,970,000 | $4,185,000 | $8,470,000 |
| 02 | 14 | $3,392,500 | $2,805,000 | $4,935,000 |
| 03 | 16 | $4,342,500 | $3,515,000 | $7,370,000 |
| 04 | 16 | $4,001,204 | $3,530,000 | $5,435,000 |
| 05 | 15 | $3,685,000 | $3,155,000 | $5,410,000 |
| 06 | 15 | $5,490,000 | $4,620,000 | $7,675,000 |
Source: same as above. We do not attribute views to a stack, because the public record does not say which way each faces. The stack 04 median is the average of the two middle sales, $4,001,203.50, rounded.
| Living area (MLS) | Active listings | Asking range | Median asking price | Median asking per sq ft | Median days on market so far |
|---|---|---|---|---|---|
| 2,628 sq ft | 6 | $3,828,000 to $6,005,000 | $4,432,500 | $1,687 | 93.5 |
| 3,610 sq ft | 4 | $4,110,000 to $5,910,000 | $4,562,450 | $1,264 | 126 |
| 3,885 sq ft | 6 | $5,930,000 to $8,245,000 | $7,410,000 | $1,907 | 90.5 |
Source: Southwest Florida MLS (Matrix), active Saltleaf listings on October 21, 2026, grouped by MLS living area. Asking price per square foot is our arithmetic.
A buyer who wants a higher floor pays for it, and the stack you choose can move the price by about $2.1 million between its highest and lowest recorded medians. Decide what you value first, then let us find the residences that fit and show you what each one has recorded near it.
Sixteen Saltleaf residences were listed on October 21, 2026, at $3,828,000 to $8,245,000, in three plan sizes: six of 2,628 sq ft, four of 3,610 sq ft and six of 3,885 sq ft. The table lists each, so you can see the asking price per square foot and how long each has waited.
Data updated: October 2026
| List price | MLS beds and baths | Living area (sq ft) | List price per sq ft | Days on market so far |
|---|---|---|---|---|
| $8,245,000 | 4+Den/4(1) | 3,885 | $2,122 | 90 |
| $7,795,000 | 4+Den/4(1) | 3,885 | $2,006 | 91 |
| $7,525,000 | 4+Den/4(1) | 3,885 | $1,937 | 95 |
| $7,295,000 | 4+Den/4(1) | 3,885 | $1,878 | 63 |
| $6,415,000 | 4+Den/4(1) | 3,885 | $1,651 | 90 |
| $6,005,000 | 2+Den/3(0) | 2,628 | $2,285 | 95 |
| $5,930,000 | 4+Den/4(1) | 3,885 | $1,526 | 119 |
| $5,910,000 | 3+Den/3(1) | 3,610 | $1,637 | 92 |
| $5,500,000 | 2+Den/3(0) | 2,628 | $2,093 | 90 |
| $4,999,900 | 3 Bed/3(1) | 3,610 | $1,385 | 146 |
| $4,995,000 | 2+Den/3(0) | 2,628 | $1,901 | 148 |
| $4,125,000 | 3+Den/3(1) | 3,610 | $1,143 | 133 |
| $4,110,000 | 3+Den/3(1) | 3,610 | $1,139 | 119 |
| $3,870,000 | 2+Den/3(0) | 2,628 | $1,473 | 92 |
| $3,845,000 | 2+Den/3(0) | 2,628 | $1,463 | 133 |
| $3,828,000 | 2+Den/2(1) | 2,628 | $1,457 | 40 |
Source: Southwest Florida MLS (Matrix), active Saltleaf listings on October 21, 2026, pulled by McGreevy and Comisar. Days on market is the MLS count so far. Asking price per square foot is our arithmetic, list price divided by MLS living area.
The median wait is 93.5 days and the range is 40 to 148 days. The 3,610 sq ft plans have waited a median 126 days, and the shortest wait, 40 days, is a $3,828,000 residence of 2,628 sq ft, reduced from $3,975,000. [Source: Saltleaf community guide]
A listing that asks near the recorded ladder for its floor and stack is priced to evidence, and one that asks well above needs a story. The cheapest 3,610 sq ft asks are $4,110,000 and $4,125,000, about $1,140 per square foot, while the highest 2,628 sq ft ask is $6,005,000. We walk you through each with the deeds nearby.
This table is a snapshot from October 21, 2026, and the live count changes with every listing and price change. Call Marc at (239) 287-5873 and we will send you the current list with the recorded deeds beside each.
Saltleaf suits a buyer who wants a new condominium residence in one of two towers, a marina, a five-acre amenity deck and public-access golf, while West Bay Club suits a buyer who wants an established gated community with an equity golf club and a mix of condominiums and single-family homes. Both have no CDD, and the price levels and records differ sharply.
Data updated: October 2026
| Buyer decision | Saltleaf on Estero Bay | West Bay Club |
|---|---|---|
| Home types | 224 residences in two 22-story condominium towers | Roughly 704 residences built across nine neighborhoods, about 790 with a tower due in 2027 |
| MLS closings, 12 months to October 21, 2026 | 3 | 51 |
| Price level, MLS closed sales | $2,805,000, $4,625,000 and $13,636,540 | $485,000 to $4,500,000, median $907,000 |
| Recorded first sales from a developer, 12 months | 95 in the South Tower, median $4,400,000 | Not pulled for this page |
| Active listings, October 21, 2026 | 16, median ask $5,705,000, 2 pending | 33, median ask $1,050,000, 15 pending |
| Median days on market, closed sales | 48, 56 and 63 (three sales) | 85 |
| Median sold as % of list | 89.5%, 100.0% and 100.0% (three sales) | 93.5% |
| Months of supply | Not quoted, three closings | 7.8 |
| Golf | Saltleaf Golf Preserve, Raymond Floyd design, Troon managed, open to the public with membership programs | Member-owned equity club, Pete and P.B. Dye course, Premier membership capped at 290 |
| Beach | Bonita Beach Park is about 8 minutes away | Private Gulf beach club on Little Hickory Island |
| Marina | 97 slips, leased annually, not deeded | River Park boat launch and kayak storage, not a marina |
| Community Development District | None | None |
| Era | South Tower opened April 2026; North Tower projected Q2 2027 | First residents in 1998 |
Source: Southwest Florida MLS (Matrix), same October 21, 2026 pull for both communities; Lee County Property Appraiser sales files for the Saltleaf county figure; Saltleaf community guide and West Bay Club community guide. Months of supply is active listings divided by 12-month closings over 12.
Choose Saltleaf if you want a new condominium residence with a service program, a marina and a public-access golf course, and you accept a thin resale record and a Lee County tax carry. Choose West Bay Club if you want an established community with a large sales record, a private beach club and an equity golf club, and you accept a six-figure golf initiation if you want full golf. These are descriptions of the properties, not of who should live in them. [Source: West Bay Club community guide]
A Saltleaf buyer confirms the tower budget and the master association assessment, the FEMA zone and the insurance quote. A West Bay Club buyer confirms the current membership schedule in writing, the sub-association fees and the flood zone of the exact village. We help you with either, and West Bay Club's own buyer guide is being published alongside this page.
Buy from the developer if you want a residence in the remaining South Tower inventory or the North Tower on the developer's contract and schedule, and buy resale if you want a completed residence from an owner whose price, timing and terms you can negotiate. The documents and statutory review windows differ, so we start with your goals.
Data updated: September 2026
A purchase from the developer is a contract for a residence in a building the developer sold. The North Tower is projected for delivery in the second quarter of 2027, so a North Tower buyer signs now and closes later. [Source: Saltleaf community guide] We have not seen the developer's current price sheet or contract terms for this page, and we do not quote them.
A resale is a contract with an owner for a completed residence, with the seller providing the condominium documents under section 718.503. [Source: Florida Statutes 718.503] The county file shows no recorded resale in the South Tower yet, so a resale buyer is among the first, and the record is thin.
| Developer purchase | Resale | |
|---|---|---|
| Price evidence | Developer price sheet and remaining inventory | Recorded deeds and 16 asking prices |
| Timing | On the developer's schedule, North Tower projected Q2 2027 | On the seller's terms |
| Negotiating room | Set by the developer | Set by the seller's position and days on market |
| Documents | Developer's contract and condominium documents | Seller-provided condominium documents |
| What we verify | Contract terms, deposit handling, delivery date | Deeds, estoppel, insurance, condition |
Source: our summary of the two routes; Florida Statutes Chapter 718 and section 718.503 govern the documents, and the contract controls. [Source: Florida Statutes Chapter 718]
One of our clients wrote that we negotiated a much better deal from the builder on a home during its build phase. A developer has more room in some terms than in others, and we tell you which are which before you sign. Bring us the contract before you sign it.
Before contract, a Saltleaf condominium buyer is entitled to the condominium documents under section 718.503 and a statutory cancellation window, and a residential buyer must receive the property tax disclosure in section 689.261. The homeowners association summary in section 720.401 does not apply to associations regulated under Chapter 718, so it is not the document you should expect. This is information, not legal advice.
Data updated: September 2026
Section 718.503 sets out what a seller or developer must give a condominium buyer and the buyer's statutory right to cancel within a stated window. [Source: Florida Statutes 718.503] The developer and the resale rules differ, and the statute states both, so we read the version that applies to your purchase with you.
Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under Chapters 718, 719, 721 or 723. [Source: Florida Statutes 720.401] Each Saltleaf tower is a condominium, and our community guide describes a master owners' association whose statutory regime we have not confirmed. Your closing agent or attorney decides which documents apply, and we route you there.
Section 689.261 requires that a buyer of residential property receive a summary at or before contract warning that a change of ownership can trigger reassessment, so the seller's current taxes may not predict yours. [Source: Florida Statutes 689.261] At this price the warning is practical, and we estimate your bill for you.
A seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), and an AS IS clause does not remove the duty for residential property. We ask for the seller's property disclosure and read it with you.
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three or more habitable stories, and its reserves cannot be waived by owner vote. [Source: Florida Statutes 718.112] The South Tower association is in developer control, and section 718.301 sets the turnover triggers. [Source: Florida Statutes 718.301] You should ask for the reserve study, the current budget and the turnover timing.
The estoppel certificate is the association's statement of what an owner owes at closing, and Florida caps its fee at $299 for a current account, plus $119 if expedited and $179 more if delinquent; the seller customarily pays it. We have not confirmed whether any Saltleaf association requires approval of a buyer, and we read the recorded documents to find out.
The certificate states regular assessments, any special assessment and any transfer charge as of the closing date, and it is valid for 30 days, or 35 if sent by regular mail. [Source: Florida Statutes 718.116] [Source: HB 979 (2024) staff analysis] A buyer should read it for unpaid amounts and for anything the association will bill after closing.
The seller customarily orders the estoppel and pays the fee, and we ask that it be ordered early so it does not delay your closing. If the sale does not close, the fee must be refunded within 30 days of a written request. [Source: Florida Statutes 718.116]
Some condominiums require the board to approve a buyer, and the Experience Studio coordinates move-in and move-out as a bundled service. [Source: Saltleaf community guide] Whether any Saltleaf tower or the master association requires approval is a term of the recorded documents, and we do not know it from the public record.
A master or tower declaration can impose a capital contribution or transfer fee on a buyer, and we have not confirmed any for Saltleaf. We ask for the estoppel and the declarations and put every charge in your closing costs before you sign.
Inspect a Saltleaf residence for the things a new-construction condominium can hide: window and door operation and sealing, terrace waterproofing and drainage, mechanical systems and filters, appliances, punch-list items and the condition of any owner upgrades. The building's structure and common areas are the association's responsibility, so the documents matter as much as the inspection.
A licensed inspector tests the systems, the impact-rated glazing and door operation, the appliances and the finishes, and documents anything that needs attention. [Source: Saltleaf community guide] On a resale we compare what the inspector finds with what the seller disclosed.
Terraces up to about 2,200 sq ft on standard residences are large exposed surfaces near salt water, and their drainage and sealing matter. [Source: Saltleaf community guide] We ask the inspector to look closely and ask who is responsible for each element under the declaration.
The structure, the envelope, the common areas and the parking garage belong to the association, and the reserve study and the budget tell you how they are funded. [Source: Florida Statutes 718.112] The community guide notes a parking garage engineered for vertical water intrusion resistance. [Source: Building Design + Construction, August 2025]
On a first purchase the developer typically owes remaining punch-list items, and on a resale any developer warranty terms depend on the documents. We have not reviewed the developer's warranty for this page, so we ask for it and read it with you.
The towers were designed under the Florida Building Code 8th Edition with ASCE 7-22 wind loads, a 180 mph design wind speed and impact-rated glazing. [Source: Florida Building Commission, ASCE 7-22 wind loads fact sheet] We ask for the plans and the documentation you want to see.
A Saltleaf residence needs an owner condominium policy for the interior, loss assessment coverage for your share of the master policy's deductible and special assessments, and usually private excess flood coverage, while the tower's master policy is paid through your assessment. Our community guide estimates $15,000 to $40,000 a year for a $5,000,000 to $15,000,000 waterfront high-rise unit.
Data updated: September 2026
Each tower's association holds a master policy that covers the building structure, the envelope and the common areas, and it typically carries a 5% named-storm deductible, per our community guide. [Source: Saltleaf community guide] Illustration only: if a master policy insured a tower for $250,000,000, 5% would be $12,500,000, divided among the tower's owners as a special assessment before the policy pays. The actual deductible and insured value come from the master policy declarations page.
An owner policy covers contents, interior finishes and liability, and its loss assessment limit pays your share of a master policy shortfall or special assessment. For a $5,000,000 or larger residence, the community guide suggests a limit of $200,000 to $500,000, which you should confirm with a licensed Florida insurance broker. [Source: Saltleaf community guide]
The NFIP's condominium coverage is capped, and at this price buyers commonly add private excess flood. [Source: Saltleaf community guide] Lee County and the City of Bonita Springs both hold a CRS Class 5 rating, which gives NFIP policyholders a 25% discount. [Source: Lee County, CRS discounts] Look up the FEMA zone for your address before you price coverage. [Source: FEMA Flood Map Service Center]
Florida's insurance market has been volatile, and rates and availability change by carrier and year. [Source: Florida Office of Insurance Regulation] We introduce you to brokers who can quote before you commit, and we ask for the quote during your review period.
Owning a Saltleaf residence costs the tower assessment, a master association charge, Lee County taxes at 12.7942 mills, insurance and any mortgage payment. We do not publish an unverified assessment, but our community guide illustrates roughly $110,000 to $150,000 a year before debt service for a $5,000,000 residence.
Data updated: September 2026
At 12.7942 mills, an illustrative tax at each price point, before exemptions and assuming the assessment equals the price, is shown below. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book]
| Price point | Annual tax at 12.7942 mills |
|---|---|
| $2,805,000 (the May 2026 MLS closing) | about $35,888 |
| $4,400,000 (the recorded median) | about $56,294 |
| $5,705,000 (the median ask) | about $72,991 |
Source: our arithmetic from the 2026 District 017 millage in the Lee County Property Appraiser's millage book. Actual assessments are set by the property appraiser and may differ from price.
A primary residence qualifies for the homestead exemption of up to $50,000 of taxable value and the 3% Save Our Homes cap on assessment growth, and Collier County's coastal millage runs 3 to 6 mills lower. [Source: Florida Statutes 196.031] [Source: Florida Statutes 193.155] [Source: Saltleaf community guide]
Each tower's assessment covers the master policy, reserves and 29 bundled Experience Studio services, housekeeping is billed separately, and the master association levies its own charge. [Source: Saltleaf community guide] The tower budgets are in developer control and the current amounts are not confirmed on our community page, so we get the operating budget and the reserve study from the association and give you real numbers.
The community guide estimates combined owner insurance of $15,000 to $40,000 a year at this level, and your broker's quote will replace the estimate. [Source: Saltleaf community guide]
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026. [Source: Freddie Mac Primary Mortgage Market Survey] The table shows principal and interest for two down payments.
| Price | Down payment | Loan | Principal and interest, 30 years at 7.24% |
|---|---|---|---|
| $2,805,000 | 30% ($841,500) | $1,963,500 | $13,381 a month |
| $2,805,000 | 50% ($1,402,500) | $1,402,500 | $9,558 a month |
| $4,400,000 | 30% ($1,320,000) | $3,080,000 | $20,990 a month |
| $4,400,000 | 50% ($2,200,000) | $2,200,000 | $14,993 a month |
| $5,705,000 | 30% ($1,711,500) | $3,993,500 | $27,216 a month |
| $5,705,000 | 50% ($2,852,500) | $2,852,500 | $19,440 a month |
Source: our arithmetic, standard 30-year amortization at 7.24%, the Freddie Mac average for October 29, 2026. An illustration, not a rate quote; actual rates depend on the lender and the borrower.
Tax, assessments, insurance and a mortgage together are the real monthly cost, and we build the sheet with you for each residence you like, using real quotes wherever we can get them.
A Saltleaf buyer's closing costs include the lender's title policy, the deed recording fee, documentary stamps and intangible tax on a mortgage, prepaid taxes and insurance, and inspection and attorney fees. In Lee County the seller customarily pays the deed's documentary stamps and the owner's title policy, and the contract controls.
| Line item | Who customarily pays in Lee County | Amount or basis |
|---|---|---|
| Owner's title policy | Seller | Promulgated rate |
| Deed documentary stamp tax | Seller | $0.70 per $100 of price |
| Lender's title policy | Buyer | Set with the lender |
| Deed recording | Buyer | $10 for the first page and $8.50 each additional page |
| Documentary stamps on a mortgage note | Buyer | $0.35 per $100 of the note |
| Nonrecurring intangible tax on a mortgage | Buyer | 0.2% of the mortgage |
| Prepaid taxes, insurance and assessments | Buyer | Varies |
Sources: Florida Statutes 201.02, 201.08, 199.133 and 28.24, Rule 69O-186.003, and our shared cost research. The contract controls over local custom. In Collier County the buyer customarily pays the owner's policy. [Source: Florida Statutes 201.02] [Source: Florida Statutes 201.08] [Source: Florida Statutes 199.133]
On a $3,080,000 loan, 70% of $4,400,000, documentary stamps on the note are about $10,780 and the intangible tax is $6,160, and on a $1,963,500 loan they are about $6,872 and $3,927. [Source: Florida Department of Revenue, nonrecurring intangible tax] Ask your lender for the exact figures.
Budget for a licensed inspector, an insurance broker and, if you choose, a real estate attorney, and for the first-year reserve of tax and insurance your lender may require. We introduce you to professionals but do not steer you to one.
We ask you to keep a margin for anything the estoppel or the declarations reveal, such as a special assessment or a transfer charge, because we have not confirmed any for Saltleaf. [Source: Florida Statutes 718.116]
Marina slips are leased annually through Saltleaf Marina Investments, LLC and are not deeded to the residences, Saltleaf Golf Preserve is open to the public with daily-fee and member tiers, and ONVIA benefits are Marriott program terms, so none of the three is a right you inherit with the deed. We confirm current rates and terms before you rely on any of them.
The marina has 97 slips, 72 wet and 25 dry, with a 30-foot maximum vessel length, and slips are leased annually. [Source: Saltleaf community guide] The lease rate, the deposit and any resident priority are not confirmed on our community page, so we ask the marina and give you the answer in writing.
Saltleaf Golf Preserve is a Raymond Floyd design managed by Troon that opened in January 2024, with an 18-hole championship course and a nine-hole par-3 course called The Leaf. [Source: Saltleaf community guide] [Source: Troon] Rates and member tiers are set by the club, and we confirm them for you.
Acqua Bistecca by Michael Mina opened January 31, 2026 and takes public reservations, and the towers share a five-acre amenity deck and a 36,000 square foot indoor amenity center. [Source: Acqua Bistecca by Michael Mina] [Source: Saltleaf community guide]
The ONVIA program gives owners defined benefits, and the current schedule is in the program brochure. [Source: Marriott Bonvoy ONVIA program] The building is not a hotel, and ownership does not carry unlimited reciprocity, so we describe the benefits accurately.
Since August 17, 2024, a buyer's agent needs a written agreement with you, stating a specific compensation, before touring a home, and compensation is fully negotiable and not set by law. Offers of buyer-broker compensation no longer appear on the MLS, so the agreement and any seller offer are settled outside it.
The agreement states what your agent will be paid and conspicuously says that compensation is negotiable. [Source: NAR, written buyer agreements] We explain it before you sign, and we tell you what we would ask of a seller.
A seller may offer to pay or contribute toward a buyer's agent, off-MLS, and a buyer may negotiate the agent's compensation. [Source: NAR, what the settlement means] If the seller does not offer it, you pay what you agreed. We show the net effect on your costs.
You get a partner who reads the deeds, the documents and the insurance with you, negotiates for you and coordinates the inspection, the closing and the vendors. On a developer purchase, we review the contract with you.
Ask what you will pay, what the agent does if the seller offers less, and how the agent is paid on a developer purchase. [Source: NAR settlement FAQs] We answer each in writing before you sign.
Yes, buyers can finance a Saltleaf residence with a jumbo mortgage, and many lenders review condominium projects, the association budget and reserves as part of underwriting, so the documents matter. The 30-year fixed average was 7.24% in the Freddie Mac survey of October 29, 2026, and your rate depends on the lender and your profile.
Data updated: October 2026
Every recorded Saltleaf price starts at $2,805,000, far above the conforming loan limit, so financing is a jumbo product. [Source: FHFA conforming loan limits] We introduce you to lenders who finance condominium towers, and we ask each for a written estimate.
A lender reviews the association's budget, reserves, litigation and owner-occupancy figures, and the tower's developer control is one reason to ask early. [Source: Florida Statutes 718.301] We ask the association for the documents lenders request.
We do not know the share of Saltleaf buyers paying cash, because the public record does not say. A cash buyer skips the mortgage taxes and the lender's review, and we help you compare the two paths.
The 7.24% figure is the Freddie Mac average for one week, and it is a survey of conventional loans, not a quote for a jumbo mortgage. [Source: Freddie Mac Primary Mortgage Market Survey] Get a written estimate from a lender before you rely on a payment.
We find you the right Saltleaf residence by starting with your priorities, floor, plan size and stack, then screening the 16 live listings and the developer's remaining inventory against the recorded deeds, and touring only those that fit. We also watch for new listings, price changes and quiet opportunities before they reach the public portals.
We ask about plan size, floor, view, terrace, timeline, use and budget, and we tell you what the record says each priority costs. A buyer who knows that stack 06 recorded a $5,490,000 median and stack 02 a $3,392,500 median can choose deliberately. [Source: Lee County Property Appraiser]
We compare each listing with its plan's asks, its days on market and the recorded deeds nearby, and we tell you which look priced to the record and which do not. [Source: Saltleaf community guide]
Some owners prefer a quiet sale, and our agent network and buyer relationships sometimes reveal residences before a public listing. We cannot promise any, and we tell you when we hear of one.
We tour with you, take the measurements and photographs that matter, and return for a second look at the finalists at a different hour, because light and traffic on Coconut Road change the feel of a residence. [Source: Saltleaf community guide]
We ask the developer for the current availability and pricing in the South Tower and the North Tower, and we compare it with the resale asks. Where the developer's current price is not public, we say we do not know it.
We negotiate for you by putting the recorded deeds, the asking history and the days on market on the table, protecting your review window and insurance contingency, and using the seller's own timeline where it helps you. Whether your seller is an owner or the developer, Jesse and Marc handle the negotiation personally and explain every term.
We build an offer around price, deposit, financing or cash, closing date and contingencies, and we explain the trade-offs. In a thin market, terms can matter as much as price.
A residence that has waited 90 days or more, like 14 of the 16 today, has a seller who has seen the market's answer. [Source: Saltleaf community guide] We use that carefully, without insulting the seller and without assuming a discount.
We protect your right to review the condominium documents and to cancel within the statutory window, and we add an insurance and inspection contingency where the contract allows. [Source: Florida Statutes 718.503]
Sellers at this level may offer credits for repairs or closing costs, and a buyer may negotiate compensation for the buyer's agent. [Source: NAR, what the settlement means] We show you the net effect of each concession.
We manage the estoppel, the lender's condominium review, the insurance binder and the title work with the closing agent so the closing date holds. A delay in any one is the usual reason a luxury closing slips.
Three sets of rules decide whether a Saltleaf residence works for you: the tower's declaration and rules, the master association's documents, and the developer's program terms for the marina, golf and services. We have not verified leasing minimums, pet limits or approval procedures for Saltleaf, and we read the recorded documents before you commit.
Whether the tower allows short-term rentals, the minimum lease term and any cap are set in the recorded declaration, and we do not know them from the public record. If you plan to rent the residence, ask us to read it first.
Pet, vehicle and use restrictions belong to the declaration and the rules, and we treat each as unverified until we have read it. If you have a large dog or a vessel, we check before you buy.
The Experience Studio coordinates move-in and move-out among its 29 bundled services, and housekeeping is billed separately. [Source: Saltleaf community guide] We confirm what your purchase includes.
The South Tower association is in developer control now, and section 718.301 governs turnover to owners. [Source: Florida Statutes 718.301] Turnover changes who sets the budget and the rules, and a buyer should ask when it will happen.
Saltleaf is the right place for a buyer who wants a new condominium residence on Estero Bay with a service program, a marina, public-access golf and a design that answered Hurricane Ian, and who accepts a thin resale record, a Lee County tax carry and Coconut Road traffic. The honest pros and cons below come from our community guide.
Data updated: October 2026
The towers were designed after Hurricane Ian, with a South Tower lobby at 21.7 feet above sea level and a 180 mph design wind speed. The community has no CDD, public-access golf, a marina, a restaurant and a five-acre amenity deck. Lee Health Coconut Point, a freestanding 24-hour emergency department, is 3 to 5 minutes away, and RSW International Airport is 18 to 22 minutes away. [Source: Saltleaf community guide] [Source: Building Design + Construction, August 2025]
Coconut Road traffic is the corridor's best-documented near-term concern, and our community guide notes no funded Coconut Road widening project. The master policy typically carries a 5% named-storm deductible, Lee County millage is higher than Collier, and resale depth is limited until the record builds. [Source: Saltleaf community guide]
Approximate off-peak drive times from the community are 3 to 5 minutes to Coconut Point, 8 minutes to Bonita Beach Park, 10 minutes to Miromar Outlets, 25 minutes to Naples Fifth Avenue South and 30 to 35 minutes to downtown Fort Myers. Coconut Road peak traffic can add 5 to 10 minutes. [Source: Saltleaf community guide]
The Lee County School District assigns schools by address, and our community guide lists the likely zoned schools but marks each unconfirmed for the parcel. [Source: Lee County School District] Confirm the zone for your address with the district before you rely on any of them.
The MLS city is Bonita Springs, and the brand and the bay are Estero Bay, so your permits, taxes and services come from the City of Bonita Springs and Lee County. [Source: City of Bonita Springs] [Source: Saltleaf community guide]
County recorded sales add the fuller record for a buyer: 95 qualified South Tower closings from April 13 to July 31, 2026 against two on the MLS in the same months, all first sales from the developer, with none yet recorded as resales, and $438,631,291 in recorded volume. They show the price ladder that the MLS never captured and the developer's sell-through.
Data updated: September 2026
We matched Lee County Property Appraiser sales records to parcels whose legal description reads Bayview South Tower A Condo, counted only DOR-qualified sales (transfer codes 01 and 02), and excluded one deed that is not qualified. [Source: Lee County Property Appraiser] The county lists 113 parcels for the tower, one above the 112 residences we state, and its newest South Tower deed is July 31, 2026.
| Sales | Median | Low | High | |
|---|---|---|---|---|
| All qualified sales | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Builder-direct (first sale of a new home) | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Resale | 0 | n/a | n/a | n/a |
Source: Lee County Property Appraiser sales files, index built September 27, 2026. MLS closings for the same window: 2. Builder-heavy (county count more than 20% above MLS): yes.
About 85% of the South Tower's 112 residences have recorded a first sale, so the developer's remaining South Tower inventory is small and most South Tower purchases now come from owners. Buyers who want a new residence may look to the North Tower.
McGreevy and Comisar is a top-reviewed Saltleaf realtor, 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. Read the full set on the Google profile.
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
New construction has its own negotiation, and a buyer at Saltleaf's North Tower or remaining South Tower inventory may face the same.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
In a thin record, knowing the market means knowing the deeds and the developer's position, not just the listings.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
Our first question is what you value, and the search follows from your answer.
The reviews above sit beside a record that buyers can check:
Saltleaf buyers get a personalized consultation by calling Marc Comisar at (239) 287-5873 or requesting one online. We review your goals, walk through the recorded ladder and the 16 live listings, explain the two routes to buy, and give you a plan and a costs sheet. There is no cost and no obligation.
Data updated: September 2026
We cover your priorities and timeline, the floor and stack ranges that fit your budget, the developer versus resale question, the insurance and tax carry, the documents you will review and the buyer representation agreement. Start with how we represent buyers in Estero.
A written buyer agreement is required before touring, and the plan you leave with should tell you what you will pay and why. We would rather you see the evidence first.
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 timeline and the one thing you are most worried about, and you will get a straight answer.
Saltleaf specialists matter for a buyer because the facts that decide a purchase live in documents and deeds, not in a listing feed: two condominium associations, a master association, a licensed brand, leased slips, a public-access golf course, a floor-and-stack price ladder and a Lee County tax rate that buyers compare with Naples.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: tours, negotiation, inspections and vendors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and the other half of McGreevy and Comisar. He runs the data, the deed research and the document review. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may treat the tower median as your price, ignore floor and stack, hand you an HOA summary when the towers are condominiums, skip the master policy deductible, assume a slip or a benefit conveys, or forget the Lee County tax comparison. Each mistake can cost a buyer six figures.
Every Estero community buys differently, and we publish a buyer guide for each one we cover. See our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero. The wider market picture is on our Estero community hub.
If you're 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.
If you are ready to talk, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling a home first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Saltleaf owners who are also buying get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because we run the sale and the purchase as one plan, including the timing of two closings. Sixteen residences already compete for the same buyer.
Data updated: September 2026
If you own at Saltleaf and are thinking, "I need to sell my Saltleaf condo," start with a free home valuation or call Jesse direct at (239) 898-6072. We place your residence on the recorded ladder for its floor and stack, and we plan the purchase around it.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
It depends on your finances and the market, and we plan both closings together. Some buyers close the sale first and rent briefly, some negotiate a later closing on the sale, and some use a bridge structure with their lender. We lay out the options with your numbers.
Yes. Discreet, limited-exposure sales are available, and they trade reach for privacy. We show you both scenarios with numbers.
Saltleaf buyers ask these questions before they buy, and each answer below is written for a buyer of a Lee County luxury condominium with a thin resale record, in a single paragraph with its source. They cover price, the two routes to buy, documents, insurance, taxes, financing, the marina and golf, and buyer representation.
Data updated: October 2026
Buyers choose McGreevy and Comisar because the answers below show up in the price you pay:
Recorded first sales from the developer ran from $2,805,000 to $13,636,540 with a $4,400,000 median, and current asks run $3,828,000 to $8,245,000 with a $5,705,000 median. Floor and stack move the price, and the tables above show how. [Source: Lee County Property Appraiser]
Lee County recorded 95 qualified South Tower closings between April 13 and July 31, 2026, all first sales from the developer, and the Southwest Florida MLS shows three Saltleaf closings in 12 months. Most homes here sell direct from the developer and never reach the MLS. [Source: Lee County Property Appraiser]
We do not quote months of supply, because three MLS closings cannot carry a rate. What we can say is that 16 residences are listed, the median ask is about 30% above the recorded median, 14 have waited 90 days or more, and more supply is coming with the North Tower. [Source: Saltleaf community guide]
It depends on your goals. The developer offers remaining South Tower inventory and the North Tower on its schedule, and an owner offers a completed residence and negotiation room. We compare both, and we review any developer contract with you before you sign. [Source: Saltleaf community guide]
Our community guide gives a projected delivery in the second quarter of 2027 for the North Tower's 112 residences, based on the developer's published materials and its financing. Projected dates change, and we ask the developer for the current schedule. [Source: Saltleaf community guide]
The three MLS closings were $1,067, $1,281 and $2,182 per square foot, and current asks run $1,139 to $2,285. The developer's documented band for standard residences was $772 to $1,191. The spread means a per-square-foot rule of thumb is a poor guide here. [Source: Saltleaf community guide]
The recorded median for floors 15 to 21 was $5,060,000 against $3,627,500 for floors 1 to 7, about 40% more, and ranges overlap. Your stack, view and terrace also matter, and we show you the deeds near the residences you like. [Source: Lee County Property Appraiser]
Yes. Stack medians ran from $3,392,500 to $5,490,000, a spread of about $2.1 million. We do not attribute views to stacks from the public record, so we confirm each residence's orientation on site.
Saltleaf sits in Lee County District 017, where the 2026 millage is 12.7942 mills, or about $56,294 a year on $4,400,000 before exemptions. Your bill will use the assessment set by the property appraiser, which may differ from your price. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book]
Collier County's coastal millage runs 3 to 6 mills lower than Lee County District 017, about $15,000 to $30,000 a year on a $5,000,000 residence per our community guide. Naples also has its own trade-offs, and we compare them with you. [Source: Saltleaf community guide]
They can. Section 689.261 warns buyers that a change of ownership can trigger reassessment, so the seller's bill may not predict yours, and a new owner must apply for the homestead exemption. We estimate your bill for the price you pay. [Source: Florida Statutes 689.261]
Each tower's assessment covers the master policy, reserves and 29 bundled services, and the master association charges separately, with housekeeping billed apart. We do not publish an unverified monthly figure, because the budgets are in developer control, and we get the operating budget for you. [Source: Saltleaf community guide]
The bundled services include 24-hour concierge, valet parking, a private boat shuttle to the marina, continental breakfast, package handling and resident event programming, among others. Housekeeping is not included. [Source: Saltleaf community guide]
No, not under section 720.401, which does not apply to associations regulated under Chapter 718, and each Saltleaf tower is a condominium. You receive the condominium documents under section 718.503, and your closing agent confirms what applies to the master association. This is information, not legal advice. [Source: Florida Statutes 720.401]
Section 718.503 gives a condominium buyer a statutory window to cancel after receiving the required documents, and the developer and resale rules differ. Your attorney or closing agent confirms the window for your contract, and we make sure you have the documents early. [Source: Florida Statutes 718.503]
It is the association's statement of what the owner owes at closing, capped by statute at $299 for a current account, plus $119 if expedited and $179 more if delinquent. The seller customarily pays it. We read it for unpaid amounts and future charges. [Source: Florida Statutes 718.116]
We have not confirmed whether any Saltleaf association requires approval of a buyer, and it is a term of the recorded documents. We read the declaration and the master documents for you and tell you before you make an offer.
An owner condominium policy for the interior, loss assessment coverage, and usually private excess flood coverage, while the master policy is paid through your assessment. Our community guide estimates $15,000 to $40,000 a year, and your broker's quote replaces that estimate. [Source: Saltleaf community guide]
Our community guide says master policies typically carry a 5% named-storm deductible, which owners share as an assessment before the policy pays. The actual figure is on the master policy declarations page, and we ask for it before you contract. [Source: Saltleaf community guide]
The FEMA flood zone for the parcel is not confirmed on our community page, which says the Estero Bay waterfront position likely spans AE or coastal AE zones. Look up your address on the FEMA Flood Map Service Center, and we add it to your file. Lee County holds a CRS Class 5 rating. [Source: FEMA Flood Map Service Center]
They were designed after Hurricane Ian under the Florida Building Code 8th Edition with ASCE 7-22 wind loads, a 180 mph design wind speed, impact-rated glazing and a South Tower lobby at 21.7 feet above sea level. We ask for the plans and the documentation you want to see. [Source: Building Design + Construction, August 2025]
It means the developer holds the board majority until the statutory turnover in section 718.301. A buyer should ask when turnover happens, who sets the budget and whether reserves are funded, and we get the answers before you contract. [Source: Florida Statutes 718.301]
It is a study of a condominium building's structural components that Florida requires for buildings of three or more stories, and its reserves cannot be waived by owner vote. We ask for it at every condominium purchase. [Source: Florida Statutes 718.112]
No, not automatically. Slips are leased annually through Saltleaf Marina Investments, LLC and are not deeded to the residences, so the lease terms decide. We ask the marina for the rate and the assignment terms in writing. [Source: Saltleaf community guide]
Saltleaf Golf Preserve is open to the public through daily-fee and member tiers, so golf is not an equity membership tied to your deed. We confirm the current rates and resident perks with the club. [Source: Saltleaf community guide]
Whether the towers allow leasing, and on what terms, is set by the recorded declaration and rules, which we have not verified for this page. If you plan to rent, tell us first and we read the documents before you buy.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamps, and the buyer pays the lender's title policy, recording and mortgage taxes. On a $3,080,000 loan, documentary stamps on the note are about $10,780 and the intangible tax is $6,160. [Source: Florida Statutes 201.08]
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026. At that rate, principal and interest on $3,080,000 is about $20,990 a month, and your actual rate depends on the lender and your profile. [Source: Freddie Mac Primary Mortgage Market Survey]
Yes, with a jumbo mortgage, and lenders review the condominium's budget and reserves. We introduce you to lenders who finance condominium towers, and we ask each for a written estimate. We do not know the cash share of Saltleaf buyers, because the record does not say.
Since August 17, 2024, you sign a written agreement before touring that states our compensation, and it is negotiable and not set by law. A seller may offer to pay it, off-MLS, and we show you the net effect. [Source: NAR, written buyer agreements]
You pay what you agreed in the written agreement, unless the seller offers to pay or contribute, which is offered off-MLS. We tell you our terms before you sign, and we ask sellers to cover them where the market allows. [Source: NAR settlement FAQs]
We publish no count, because our current data pull does not support an honest one. What we can show is the recorded record, the live listings and how we use them. Our team has closed more than 4,000 transactions across Southwest Florida.
The MLS city is Bonita Springs and the ZIP is 34134, in coastal Lee County served by the City of Bonita Springs, while the brand and the bay are Estero Bay. Our community guide explains the address in full. [Source: Saltleaf community guide]
No. The building is a residential condominium under a licensed Ritz-Carlton brand, with no transient rooms. Owners receive defined program benefits through ONVIA, not unlimited hotel privileges. [Source: Marriott Bonvoy ONVIA program]
Call Marc at (239) 287-5873 or start at how we represent buyers in Estero. We review your goals, the recorded ladder, the live listings and the two routes to buy, and give you a plan and a costs sheet with no obligation.
Buyers who own another Florida home ask how to sell and buy in one plan, and each answer below covers timing, tax and financing for a buyer who is also a seller. We coordinate both closings with your lender, your closing agent and your tax advisor.
Data updated: October 2026
It depends on your finances and the market, and we model both against your carrying costs. Selling first removes the risk of owning two homes, and buying first lets you shop with confidence. We lay out the options with your numbers.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. [Source: Florida Statutes 193.155] Homestead status is fixed on January 1 each year.
If you are selling an investment property, a 1031 exchange may let you defer capital gains by buying a like-kind property within the IRS timelines. We coordinate with your qualified intermediary, and we are not tax advisors.
You can propose it, and sellers at this level may prefer a cleaner offer. We tell you how a contingency looks to the seller and what alternatives exist, such as a later closing or a short lease-back.
We use the same record-first method described above, and we give you a written valuation with your net sheet. Request one through our free home valuation or call Jesse direct at (239) 898-6072.
Often, with a cooperative closing agent and lender, and we plan the funds and timing with them in advance. It is a common structure for owners moving between Florida homes.
Jesse McGreevy and Marc Comisar are the local real estate experts for Saltleaf on Estero Bay, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road entrance. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Saltleaf realtor on Google. Read more about McGreevy and Comisar.
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.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: county sales files, statutes, government agencies, the developer's own materials and local news. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this guide: the county millage book, the condominium statutes, the estoppel fee analysis, the wind and storm references and the flood map service. All links go to the original official hosts.
Reach the Saltleaf buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or by requesting a personalized buyer consultation online. Bring your timeline and your priorities, and we will walk you through the record, the two routes to buy and the costs, with no obligation.
Start at how we represent buyers in Estero, or come to the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.