Estero, Florida
Buy a home in West Bay Club with McGreevy and Comisar, Top 1% nationally since 2008. Neighborhood-by-neighborhood pricing from 51 closed sales, with club membership and association documents reviewed for you. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buyers in West Bay Club choose among nine neighborhoods behind one staffed gate, and 51 homes closed there on the Southwest Florida MLS in the last 12 months at prices from $485,000 to $4,500,000. This buyer guide sits beside our full West Bay Club community guide, which covers the history, the equity club, the amenities, schools and storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in West Bay Club? The West Bay Club valuation guide shows what your home is worth, and the West Bay Club seller guide covers how to sell it.
Buying elsewhere in the village? 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 also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in West Bay Club because we read the community's published documents and every closed sale, explain which of the nine neighborhoods and which club tier fits your budget and plans, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. 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 south of the US-41 gate.
Recent West Bay Club market record (12 months to September 29, 2026): 51 closed sales · $64,913,000 in total volume · $930,000 median sold price · $427 median price per square foot of living area · a range of $485,000 to $4,500,000 · a median 87 days on market · a median 93.5% of list price · 27 active listings on September 29, 2026, about 6.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: West Bay Club community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about West Bay Club is narrower and checkable: we have read the club membership materials the community publishes, the sub-association structure and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in the village, read how we represent buyers in Estero.
West Bay Club buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will, and every one is specific to this gated, member-owned community.
West Bay Club buyers can use the links below to jump straight to prices, active listings, the Saltleaf comparison, the legal documents, the club membership, monthly costs, closing costs or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the documents and the inspection, then the money, then the offer.
Start Here: Why McGreevy and Comisar Are the Best Realtor for West Bay Club · Key Takeaways
The Essentials: What Does It Take to Buy a Home in West Bay Club? · What Is the West Bay Club Market Like for Buyers Right Now? · What Have West Bay Club Homes Sold For in the Last 12 Months? · What Does a West Bay Club Home Cost by Neighborhood and Size? · What Is for Sale in West Bay Club Today? · How Do West Bay Club Prices Compare With Nearby Estero Communities? · West Bay Club vs Saltleaf: Which One Should You Buy In?
The Details: What Does Florida Law Give a West Bay Club Buyer Before Contract? · How Do the Estoppel, Association Approval and Club Membership Work in West Bay Club? · What Should You Inspect Before Buying in West Bay Club? · How Do You Insure a West Bay Club Home? · What Will You Pay Each Month to Own a West Bay Club Home? · What Are Buyer Closing Costs in West Bay Club? · How Does Buyer Representation Work After the NAR Settlement?
Questions, Contacts and Sources: Can You Finance a West Bay Club Home? · How Do We Find You the Right Home in West Bay Club? · How Do We Negotiate for You in West Bay Club? · Which West Bay Club Rules Decide Whether a Home Works for You? · Is West Bay Club the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized West Bay Club Buyer Consultation
More: Why Does a West Bay Club Specialist Matter for a Buyer? · Thinking of Selling Your Home First? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in West Bay Club · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the West Bay Club Buyer Team Today?
Buying in West Bay Club takes six steps: set a budget with a lender, sign a written buyer agreement, choose a neighborhood and a club tier, make an offer, review the documents, inspect and insure the home, and close. Because the community holds nine neighborhoods, two legal regimes and an equity club, the order of the review matters.
Your monthly cost is principal and interest, the master assessment, sub-association dues, any club dues, taxes and insurance. We build that number with you before you tour, using the current Freddie Mac rate of 7.03% as of September 24, 2026 [Source: Freddie Mac Primary Mortgage Market Survey].
Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation and is negotiable [Source: National Association of REALTORS, written buyer agreements]. We explain it in plain language before you sign.
The neighborhood sets the product, the dues and the rules, and the club tier decides how you use the course and the Beach Club. We narrow nine neighborhoods to the two or three that fit your budget and plans, and confirm the membership terms in writing.
We write the offer from the closed sales of your neighborhood and size, not the asking price, and we use the review windows and the inspection as negotiating tools. Homes sold at a median 93.5% of list in the last 12 months.
The document review window, the inspection period and your insurance quote run at the same time, and each can end the contract. We schedule them so nothing surprises you late.
The title company runs the closing, the estoppels are confirmed, any club transfer step is completed, and you receive the gate credentials and recreation access. We are at the closing table with you.
West Bay Club favors buyers who are prepared: 27 homes were active on September 29, 2026, about 6.4 months of supply, and 36 of the 51 closings in the last 12 months sold below 95% of list, at a median 93.5%, per the Southwest Florida MLS. The leverage varies by neighborhood.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 51 | $930,000 | $427 | 87 | 93.5% |
| Last 24 months | 81 | $1,050,000 | $448 | 66 | 93.4% |
| Last 36 months | 117 | $1,000,000 | $448 | 66 | 93.4% |
| Last 60 months | 193 | $980,000 | $428 | 18 | 95.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, pulled September 29, 2026; windows are counted back from that date. [Source: West Bay Club community guide]
Every window holds at least 51 closings, so each median rests on a real sample: $930,000 over 12 months, $1,050,000 over 24, $1,000,000 over 36 and $980,000 over 60. The 60-month days-on-market median of 18 reflects older records that show zero days, so price against the latest 12 months, at 87 days.
27 listings against about 4.2 closings a month is about 6.4 months of supply, and it is about 4.5 months once The Island's 8 new-construction listings are set aside. More supply than the neighboring communities means more choice and more room to negotiate.
Turtle Pointe had 8 listings against 3 closings and Jasmine Bay South 4 against 5, so buyers there have choices. Nature's Cove, Sunset Trace, Laurel Oaks, Westlake Court and Turtle Pointe Cove had no listings, so buyers there wait for a listing and move quickly when one appears.
West Bay Club recorded 51 closed sales from September 29, 2025 to September 29, 2026, for $64,913,000 in volume, at a $930,000 median. The table below lists every one, so you can see what a home like the one you want actually sold for and how long it took.
Data updated: September 2026
Beds and baths are as the MLS reports them: 3+Den/3(1) means three bedrooms plus a den, three full baths and one half bath. Owner names and street addresses are not in the pull and are not shown.
| Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Sep 15, 2026 | Nature's Cove | 4+Den/3(0) | 2,967 | $1,650,000 | $556 | 66 | 94.3% |
| Aug 21, 2026 | Nature's Cove | 3+Den/2(0) | 2,984 | $1,900,000 | $637 | 0 | 95.2% |
| Aug 17, 2026 | Chapel Ridge | 3+Den/3(0) | 3,138 | $2,100,000 | $669 | 32 | 91.5% |
| Aug 3, 2026 | Turtle Pointe | 3+Den/2(0) | 2,044 | $603,000 | $295 | 264 | 93.1% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $740,000 | $419 | 172 | 96.2% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $640,000 | $362 | 0 | 93.4% |
| Jul 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $700,000 | $326 | 381 | 93.5% |
| Jun 29, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $925,000 | $395 | 225 | 92.6% |
| Jun 16, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $670,000 | $379 | 58 | 92.4% |
| Jun 11, 2026 | Westlake Court | 3+Den/3(1) | 2,864 | $2,700,000 | $943 | 227 | 93.3% |
| Jun 8, 2026 | Turtle Pointe Cove | 3 Bed/2(0) | 1,781 | $825,000 | $463 | 78 | 94.2% |
| Jun 5, 2026 | Nature's Cove | 3+Den/3(0) | 2,981 | $1,675,000 | $562 | 0 | 95.2% |
| Jun 2, 2026 | Turtle Pointe Cove | 3 Bed/3(1) | 1,989 | $907,000 | $456 | 0 | 94.6% |
| May 29, 2026 | Turtle Pointe | 2+Den/2(0) | 1,632 | $485,000 | $297 | 123 | 93.3% |
| May 28, 2026 | Jasmine Bay South | 3 Bed/3(0) | 2,150 | $580,000 | $270 | 192 | 95.4% |
| May 20, 2026 | Indigo Shores | 3 Bed/2(1) | 2,060 | $649,000 | $315 | 105 | 96.9% |
| May 18, 2026 | Laurel Oaks | 4 Bed/4(0) | 3,577 | $1,975,000 | $552 | 27 | 84.1% |
| May 15, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,000,000 | $427 | 3 | 80.1% |
| May 15, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $700,000 | $255 | 155 | 87.6% |
| May 15, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $640,000 | $279 | 162 | 94.3% |
| May 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $685,000 | $319 | 93 | 94.5% |
| May 5, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $525,000 | $297 | 222 | 87.6% |
| May 4, 2026 | Turtle Pointe | 3 Bed/2(0) | 1,632 | $490,000 | $300 | 226 | 98.2% |
| Apr 28, 2026 | Jasmine Bay South | 3 Bed/2(1) | 2,342 | $1,440,000 | $615 | 51 | 96.3% |
| Apr 15, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,600,000 | $538 | 50 | 94.2% |
| Apr 15, 2026 | Sunset Trace | 3 Bed/2(1) | 2,629 | $1,100,000 | $418 | 113 | 91.7% |
| Apr 15, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $930,000 | $433 | 104 | 98.0% |
| Apr 15, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $599,000 | $291 | 77 | 95.1% |
| Apr 10, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,675,000 | $564 | 13 | 95.8% |
| Apr 10, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $650,000 | $316 | 38 | 93.5% |
| Apr 9, 2026 | Riverbrooke | 3 Bed/3(1) | 3,956 | $3,000,000 | $758 | 0 | 100.0% |
| Apr 6, 2026 | Sunset Trace | 3+Den/4(0) | 3,058 | $1,970,000 | $644 | 162 | 94.0% |
| Mar 27, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 161 | 91.4% |
| Mar 18, 2026 | Westlake Court | 3+Den/3(1) | 3,019 | $2,700,000 | $894 | 134 | 96.9% |
| Mar 16, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $885,000 | $322 | 0 | 100.0% |
| Feb 27, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $630,000 | $275 | 41 | 97.7% |
| Feb 25, 2026 | Sunset Trace | 3 Bed/2(1) | 2,651 | $1,115,000 | $421 | 0 | 93.0% |
| Feb 25, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $700,000 | $396 | 94 | 93.5% |
| Jan 6, 2026 | Riverbrooke | 5+Den/6(0) | 5,309 | $2,875,000 | $542 | 214 | 85.8% |
| Jan 1, 2026 | Riverbrooke | 5+Den/4(2) | 6,239 | $4,500,000 | $721 | 0 | 81.9% |
| Dec 30, 2025 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $535,000 | $249 | 71 | 89.3% |
| Dec 12, 2025 | Laurel Oaks | 4+Den/4(1) | 3,894 | $2,400,000 | $616 | 85 | 90.6% |
| Dec 8, 2025 | Indigo Shores | 4+Den/3(0) | 2,748 | $775,000 | $282 | 33 | 92.8% |
| Dec 3, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $702,500 | $398 | 234 | 93.8% |
| Nov 20, 2025 | Nature's Cove | 4+Den/3(0) | 2,972 | $1,600,000 | $538 | 112 | 91.4% |
| Nov 14, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $1,050,000 | $595 | 197 | 88.3% |
| Nov 3, 2025 | Nature's Cove | 3+Den/3(0) | 2,987 | $1,537,500 | $515 | 76 | 90.7% |
| Oct 30, 2025 | West Bay Club (main MLS label) | 4 Bed/3(0) | 2,680 | $1,520,000 | $567 | 87 | 92.7% |
| Oct 1, 2025 | Nature's Cove | 3+Den/3(1) | 3,200 | $1,900,000 | $594 | 0 | 100.0% |
| Oct 1, 2025 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 123 | 81.1% |
| Oct 1, 2025 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $660,000 | $374 | 165 | 94.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area. [Source: West Bay Club community guide]
West Bay Club has one master association over seven sub-associations, an equity golf club and prices from $485,000 to $4,500,000, so buying here rewards local knowledge. If you are buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873. If you are also valuing a home in Estero, get a free home valuation or call Jesse direct at (239) 898-6072.
| Sold price band (last 12 months) | Closed sales | Share of the 51 |
|---|---|---|
| Under $700,000 | 15 | 29% |
| $700,000 to $999,999 | 11 | 22% |
| $1,000,000 to $1,999,999 | 18 | 35% |
| $2,000,000 to $2,999,999 | 5 | 10% |
| $3,000,000 and up | 2 | 4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026. [Source: West Bay Club community guide]
The range runs from $485,000, a Turtle Pointe carriage home, to $4,500,000, a 6,239-square-foot Riverbrooke home that closed January 1, 2026 at 81.9% of a $5,495,000 list price with no days on market. A buyer at the top of the range can negotiate hard: the eight 1,766-square-foot Jasmine Bay tower homes sold from $525,000 to $1,050,000.
A West Bay Club home costs a $701,250 median in Jasmine Bay towers, $640,000 in the carriage homes and $1,787,500 for single-family homes, and size drives the ladder from a $685,000 median under 2,000 square feet to $3,687,500 at 4,000 square feet and up, per the Southwest Florida MLS in the 12 months to September 29, 2026.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Jasmine Bay North | 13 | $702,500 | $396 | 123 | 3 | 35 | $920,000 |
| Indigo Shores | 8 | $649,500 | $286 | 59 | 1 | 29 | $695,000 |
| Nature's Cove | 8 | $1,662,500 | $559 | 31.5 | 0 | 19 | $1,537,500 |
| Jasmine Bay South | 5 | $660,000 | $374 | 165 | 4 | 29 | $900,000 |
| Riverbrooke | 3 | $3,000,000 | $721 | 0 | 1 | 12 | $2,912,500 |
| Sunset Trace | 3 | $1,115,000 | $421 | 113 | 0 | 11 | $1,200,000 |
| Turtle Pointe | 3 | $490,000 | $297 | 226 | 8 | 15 | $599,000 |
| Laurel Oaks | 2 | $2,187,500 | $584 | 56 | 0 | 4 | $2,070,682 |
| Turtle Pointe Cove | 2 | $866,000 | $460 | 39 | 0 | 9 | $708,000 |
| Westlake Court | 2 | $2,700,000 | $919 | 180.5 | 0 | 11 | $2,683,000 |
| Chapel Ridge | 1 | $2,100,000 | $669 | 32 | 2 | 9 | $2,080,000 |
| West Bay Club (main MLS label) | 1 | $1,520,000 | $567 | 87 | 0 | 10 | $1,625,000 |
| The Island at West Bay Club | 0 | none sold | none sold | none sold | 8 | 0 | none |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; the MLS spells two names Turtle Point, and the main West Bay Club label holds homes the MLS did not assign to a neighborhood. A median of two or three sales is shown for reference only. [Source: West Bay Club community guide]
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 2,000 sq ft | 12 | $685,000 | $388 | $485,000 | $1,050,000 |
| 2,000 to 2,499 sq ft | 16 | $667,500 | $317 | $535,000 | $1,440,000 |
| 2,500 to 2,999 sq ft | 14 | $1,568,750 | $538 | $700,000 | $2,700,000 |
| 3,000 to 3,999 sq ft | 7 | $2,100,000 | $644 | $1,900,000 | $3,000,000 |
| 4,000 sq ft and up | 2 | $3,687,500 | $631 | $2,875,000 | $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; living area is the MLS figure. [Source: West Bay Club community guide]
| Beds / baths (MLS) | Closed sales, last 12 months | Median sold price | Lowest | Highest |
|---|---|---|---|---|
| 3 Bed/3(0) | 15 | $670,000 | $525,000 | $1,050,000 |
| 3+Den/3(0) | 7 | $1,600,000 | $700,000 | $2,100,000 |
| 3 Bed/2(1) | 6 | $874,500 | $630,000 | $1,440,000 |
| 3 Bed/3(1) | 6 | $1,025,000 | $907,000 | $3,000,000 |
| 3+Den/3(1) | 3 | $2,700,000 | $1,900,000 | $2,700,000 |
| 4+Den/3(0) | 3 | $1,600,000 | $775,000 | $1,650,000 |
| 3 Bed/2(0) | 2 | $657,500 | $490,000 | $825,000 |
| 3+Den/2(0) | 2 | $1,251,500 | $603,000 | $1,900,000 |
| 2+Den/2(0) | 1 | $485,000 | $485,000 | $485,000 |
| 3+Den/4(0) | 1 | $1,970,000 | $1,970,000 | $1,970,000 |
| 4 Bed/3(0) | 1 | $1,520,000 | $1,520,000 | $1,520,000 |
| 4 Bed/4(0) | 1 | $1,975,000 | $1,975,000 | $1,975,000 |
| 4+Den/4(1) | 1 | $2,400,000 | $2,400,000 | $2,400,000 |
| 5+Den/4(2) | 1 | $4,500,000 | $4,500,000 | $4,500,000 |
| 5+Den/6(0) | 1 | $2,875,000 | $2,875,000 | $2,875,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026. [Source: West Bay Club community guide]
| Product group (from the MLS subdivision field) | Closed sales, 12 months | Median sold | Median $ per sq ft | Median days on market | Median sold as % of list | Range |
|---|---|---|---|---|---|---|
| Jasmine Bay towers (North and South) | 18 | $701,250 | $396 | 142 | 93.5% | $525,000 to $1,440,000 |
| Carriage homes (Indigo Shores, Turtle Pointe) | 11 | $640,000 | $295 | 105 | 94.3% | $485,000 to $885,000 |
| Single-family, villas and estates (all other labels) | 22 | $1,787,500 | $563 | 58 | 93.6% | $825,000 to $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; towers are the Jasmine Bay condominiums, carriage homes are the Indigo Shores and Turtle Pointe condominiums, and single-family includes villas and estates. [Source: West Bay Club community guide]
The 1,766-square-foot, three-bedroom plan sold eight times in the two towers, from $525,000 to $1,050,000. For a buyer that spread is the negotiating room: floor, view and condition explain most of it, and the days on market (0 to 234) show which sellers moved.
Five Nature's Cove homes of 2,967 to 2,981 square feet closed between $1,600,000 and $1,675,000, a tight band. Riverbrooke's three sales ran $2,875,000 to $4,500,000. Estates trade on a few sales a year, so the last sale is your comparable.
Indigo Shores had 8 sales between $599,000 and $885,000, and Turtle Pointe 3 sales between $485,000 and $603,000. They are the entry to the community and carry the most listings.
West Bay Club had 27 active listings on September 29, 2026, asking $429,900 to $10,099,000 at a $789,000 median. 19 are resales asking $429,900 to $2,950,000, and 8 are The Island's new-construction residences asking $2,699,000 to $10,099,000, per the Southwest Florida MLS.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Turtle Pointe | 3+Den/2(0) | 2,040 | $429,900 | 126 |
| Turtle Pointe | 2+Den/2(0) | 1,614 | $490,000 | 361 |
| Turtle Pointe | 3 Bed/2(0) | 1,632 | $514,900 | 326 |
| Turtle Pointe | 3 Bed/2(0) | 2,040 | $519,900 | 149 |
| Turtle Pointe | 3 Bed/2(0) | 2,060 | $529,900 | 210 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $539,000 | 64 |
| Turtle Pointe | 3 Bed/2(0) | 2,260 | $549,000 | 136 |
| Turtle Pointe | 3 Bed/2(0) | 2,044 | $599,000 | 32 |
| Jasmine Bay North | 3 Bed/3(0) | 1,766 | $657,500 | 50 |
| Turtle Pointe | 2 Bed/2(0) | 2,044 | $675,000 | 328 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $689,000 | 174 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $699,900 | 110 |
| Indigo Shores | 3+Den/3(0) | 2,748 | $779,900 | 228 |
| Jasmine Bay North | 3 Bed/3(0) | 2,150 | $789,000 | 338 |
| Jasmine Bay North | 3 Bed/3(1) | 2,330 | $1,050,000 | 46 |
| Chapel Ridge | 3+Den/3(1) | 3,600 | $1,645,000 | 509 |
| Chapel Ridge | 3+Den/3(1) | 3,517 | $2,099,000 | 175 |
| Jasmine Bay South | 3+Den/3(1) | 3,110 | $2,299,900 | 59 |
| Riverbrooke | 5+Den/5(1) | 4,238 | $2,950,000 | 251 |
Source: Southwest Florida MLS (Matrix), active residential listings inside West Bay Club, pulled September 29, 2026; the aggregate table omits street addresses. [Source: West Bay Club community guide]
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| The Island at West Bay Club | 4 Bed/4(0) | 3,469 | $2,699,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,680 | $2,826,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,660,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,937,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,379 | $4,210,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $4,354,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,324 | $4,949,000 | 333 |
| The Island at West Bay Club | 4+Den/5(1) | 6,270 | $10,099,000 | 333 |
Source: Southwest Florida MLS (Matrix), active residential listings at The Island at West Bay Club, pulled September 29, 2026. [Source: West Bay Club community guide]
Asking prices are not values. Across 51 closings, only 3 sold at or above list and the median sold at 93.5% of list. Read the listing against the closed sales in its own neighborhood, and check the price history.
A buyer at $700,000 or less looks at Jasmine Bay and the carriage homes; a buyer at $1,500,000 to $2,000,000 looks at single-family neighborhoods such as Nature's Cove; a buyer above $2,500,000 looks at Riverbrooke and The Island. We narrow the list to the few that fit your plans.
If you want the list matched to your budget, call Marc at (239) 287-5873 or read how we represent buyers in Estero. If you also have a home to sell, call Jesse direct at (239) 898-6072 or request a free home valuation.
West Bay Club sits above most named Estero neighbors on price and above all of them on supply. Its $930,000 median for the 12 months to September 29, 2026 compares with $525,000 to $875,000 across the neighbors below, and its 6.4 months of supply compares with 2.8 to 3.3 for them.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and method. Prices are not adjusted for home size, and each community's mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 6.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
| The Brooks | 163 | $557,500 | $304 | 56 | 96.3% | 3.1 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 2.8 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 3.3 |
| Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 3.2 |
| Tidewater | 33 | $525,000 | $301 | 60 | 96.8% | 3.3 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
More supply than the neighbors means more choice and more room to negotiate, but also more homes to sort. A West Bay Club buyer pays for an equity club, a Gulf beach club and a Pete and P.B. Dye course, and should weigh that against communities with a $550,000 median.
Pelican Sound is a $550,000-median neighbor that turns over in 25 days, so it is the useful contrast for a buyer who wants to see what the price difference buys. Ask Marc to line up both on one morning at (239) 287-5873.
West Bay Club and Saltleaf are both Estero-area communities with no CDD, but West Bay Club sells established resale homes across nine neighborhoods with an equity golf club at a $930,000 median, while Saltleaf sells new Ritz-Carlton Residences towers with only 2 MLS closings in the year. Which one fits depends on what you want to own.
Data updated: September 2026
| Question a buyer asks | West Bay Club | Saltleaf |
|---|---|---|
| What am I buying? | Roughly 704 built residences across nine established neighborhoods: carriage-home condos, single-family homes and 21-story Gulf-view towers | 224 residences in two 22-story condominium towers, 112 per tower |
| When was it built? | First residents in 1998; Indigo Shores built 1999 to 2004; The Island delivering mid-2027 | South Tower opened April 2026; North Tower delivery projected for Q2 2027 |
| What has sold recently? | 51 closings, $930,000 median, $485,000 to $4,500,000 (12 months to Sept 29, 2026) | 2 closings, $2,805,000 and $13,636,540 (12 months to Sept 29, 2026) |
| Price per square foot | $427 median | $1,067 and $2,182 on the two closings |
| Supply on Sept 29, 2026 | 27 active, about 6.4 months | 16 active, asking $3,845,000 to $8,245,000 |
| Recurring fee | Master assessment plus sub-association dues, reported at about $268 to $865 a month at Jasmine Bay | Two-tier master HOA plus a per-tower condominium assessment; amounts not confirmed on our Saltleaf page |
| Golf and club model | Member-owned equity club; Premier membership capped at 290, $130,000 initiation and about $16,900 in annual dues (2026 reported schedule) | Raymond Floyd-designed Saltleaf Golf Preserve, Troon-managed, open to the public with membership programs |
| CDD | None | None |
| Flood zone | Varies by village, from Zone VE at the Beach Club to Zone X in the Williams Road enclave | Parcel-level zone not confirmed on our page; verify with FEMA |
Sources: West Bay Club figures from the West Bay Club community guide and the September 29, 2026 Southwest Florida MLS pull; Saltleaf figures from the Saltleaf community guide and the same pull. [Source: Saltleaf community guide]
| Sold | Beds / baths | Living area (sq ft) | List price | Sold price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| Jul 8, 2026 | 4+Den/4(1) | 6,250 | $15,235,000 | $13,636,540 | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 | $2,805,000 | $2,805,000 | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf, 12 months to September 29, 2026, pulled September 29, 2026. Two sales are too few for a median, so we list them.
Saltleaf asks run from $3,845,000 to $8,245,000 against West Bay Club's resale asks of $429,900 to $2,950,000. The overlap is at the top, where West Bay Club estates and The Island's $2,699,000 to $10,099,000 listings meet Saltleaf's lower asks.
West Bay Club suits the buyer who wants a mix of condominiums and single-family homes inside one gated community, an equity golf club with a capped membership and a community that has welcomed residents since 1998.
Saltleaf suits the buyer who wants a new condominium residence in one of two towers, a marina and an amenity deck, and golf open to the public.
Tour both if the budget overlaps, and compare fees, membership terms, age and flood zone on paper. If you are choosing between them, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you own a home to sell first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Florida law gives a West Bay Club buyer a right to the association documents before or right after contract: a section 720.401 disclosure summary in a homeowners association, a 3-day cancellation right if it arrives late, and the section 718.503 package with a 7-day cancellation right in a condominium. Which one you get depends on the neighborhood.
The seller must supply the summary before you sign, the contract must carry the voidability clause, and you may cancel within 3 days of receiving it if it was not delivered before contract [Source: Florida Statutes 720.401].
The summary does not apply to associations regulated under chapter 718. A condominium unit buyer receives the section 718.503 documents at the seller's expense and has 7 days to cancel [Source: Florida Statutes 718.503].
We have not confirmed the master declaration's disclosure clause, the current master dues or every sub-association's rules, and we say so. We request the recorded documents for your address and read them before you waive any contingency.
A residential contract carries the property tax disclosure summary [Source: Florida Statutes 689.261], and the seller gives the flood disclosure at or before contract [Source: Florida Statutes 689.302].
In West Bay Club a buyer receives an estoppel certificate from the master and from the sub-association, may face an association approval depending on the sub-association, and completes the club membership step for Premier or Social tiers. Our community guide does not publish the transfer fee, so we obtain it in writing before you waive contingencies.
The estoppel states what is owed and the fees at transfer, is valid for 30 days and carries statutory fee caps of $250 for a current account, $100 more for delivery within three business days and $150 more if delinquent, adjusted for inflation to $299, $119 and $179 in our shared 2026 cost research [Source: Florida Statutes 720.30851].
Premier is the equity tier with unlimited golf on the Pete and P.B. Dye course, capped at 290, at a reported $130,000 initiation and about $16,900 a year on the most recent 2026 schedule; Social is about $600 a year and about $3,000 to join; a Preview membership is a trial tier [Source: West Bay Club membership FAQ]. Some published sources are older and lower, so we treat every figure as unconfirmed until the membership office states it.
Our community guide does not publish the club's transfer fee, food and beverage minimum, resale capital contribution, current master or sub-association dues or the master declaration's disclosure clause. We list them as unknown here and get them in writing.
Some associations require a buyer application or interview and a lease approval. Ask each in writing, and build the closing date around the slowest approval.
Before buying in West Bay Club, inspect the roof, air conditioning, water heater, windows and doors, storm protection, lanai and pool, and check permits and architectural approvals, because the homes range from 1999 carriage homes to 2007 towers to villas built between 2015 and 2022 and their systems are at very different ages.
Roof age drives both the inspection and the insurance quote. Ask for the date, the material and any repair or Hurricane Ian claim history.
Read the data plates for the age of each system. A system near the end of its life is a negotiation point, not a reason to walk.
List every opening and its protection, with product and permit. Impact glass and shutters affect insurance and should be documented.
West Bay Club has two layers of architectural review, and unapproved or unpermitted work can become the buyer's problem. Ask for the approvals for any roof, lanai, pool or fence.
A wind mitigation inspection documents roof shape, deck attachment and opening protection and can lower a premium. Order it during the inspection period.
A Jasmine Bay buyer should ask for the structural integrity reserve study and milestone inspection schedule from the association [Source: Florida Statutes 718.112].
Insuring a West Bay Club home starts with the property: a tower or carriage condominium buyer needs an HO-6 policy on top of the association's master policy, a single-family buyer needs a full homeowners policy, and flood insurance may be required by the lender depending on the FEMA zone. Get quotes before the inspection period ends.
The association insures the building; you insure the interior, your belongings and your liability. Ask the association for the master policy summary and the deductible.
Our community guide places the Beach Club in Zone VE, the Jasmine Bay ground floors in Zone AE and much of the Williams Road enclave in Zone X, so the zone for your address decides whether a lender requires flood coverage. An elevation certificate often lowers the quote.
Communities that participate in the National Flood Insurance Program's Community Rating System earn premium discounts for their policyholders, and Lee County publishes how they work [Source: Lee County flood insurance discounts].
Windstorm coverage for a coastal Southwest Florida home is priced on roof age, mitigation and construction. Citizens Property Insurance Corporation is the insurer of last resort in Florida [Source: Citizens Property Insurance Corporation]. Ask for quotes from several agents before you rely on a number.
A West Bay Club buyer pays principal and interest, the master assessment, sub-association dues, any club dues, taxes and insurance, with no CDD. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $744,000 loan for the $930,000 median price is $4,965 a month.
Data updated: September 2026
| Layer | What our community guide reports | Who owes it |
|---|---|---|
| Master assessment | About $2,125 to $2,435 a year for single-family homes and $2,125 to $3,642 for condominiums in recent reference points, against about $5,340 in a 2014 reference; confirm the current figure | Owner, from closing forward |
| Sub-association assessment | Jasmine Bay fees reported at about $268 to $865 per month; other sub-associations not stated on our page | Owner, per each association; shown on the estoppel |
| Premier club dues and initiation | About $16,900 a year and a $130,000 initiation on the most recent 2026 schedule | Member, if you join; confirm in writing |
| Social club dues and initiation | About $600 a year and about $3,000 to join | Member, if you join; confirm in writing |
| Community Development District | None | No CDD assessment on the tax bill |
| Property tax | Set each year by Lee County, reset for the buyer after a sale | Owner of record |
| Insurance, including flood where required | Quote-dependent | Buyer |
Sources: West Bay Club community guide; Lee County special districts. Figures differ by source and year, and the estoppel governs. [Source: Lee County Tax Collector]
| Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Note |
|---|---|---|---|---|
| $485,000 (lowest 12-month sale) | $97,000 | $388,000 | $2,589 | Before master and neighborhood dues, taxes, insurance and any club dues |
| $930,000 (12-month median) | $186,000 | $744,000 | $4,965 | Before master and neighborhood dues, taxes, insurance and any club dues |
| $1,500,000 | $300,000 | $1,200,000 | $8,008 | Before master and neighborhood dues, taxes, insurance and any club dues |
| $2,700,000 | $540,000 | $2,160,000 | $14,414 | Before master and neighborhood dues, taxes, insurance and any club dues |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03% as of September 24, 2026; our arithmetic at 20% down. Illustration only, not a loan offer; dues, taxes, insurance and any club dues are added to the total. [Source: Freddie Mac Primary Mortgage Market Survey]
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your bill will not equal the seller's, so we estimate it before you offer.
The master assessment covers grounds, roads, the staffed gate, irrigation, water, sewer, trash, pest control, bulk cable and internet and the non-golf recreation facilities, per the club's membership FAQ [Source: West Bay Club membership FAQ].
Buyer closing costs in West Bay Club include lender fees, appraisal, inspection, the lender's title policy, recording, prepaid insurance and taxes and, on a financed purchase, documentary stamps and nonrecurring intangible tax on the loan. In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamps.
The seller customarily pays for the owner's title policy and the $0.70 per $100 deed stamp in Lee County, though the contract can assign them differently [Source: Florida Department of Revenue, documentary stamp tax].
A financed buyer pays documentary stamp tax on the note and the nonrecurring intangible tax on the mortgage, which is 0.2% of the loan [Source: Florida Department of Revenue, nonrecurring intangible tax]. Your lender's loan estimate shows the exact lines.
Expect recording fees, the lender's title policy, a survey where required, the estoppel fees if the contract assigns them to you and any club transfer charge. We review each line of the closing disclosure with you.
Property tax and association assessments are prorated at closing, and you prepay insurance and fund escrows. Ask your lender for the loan estimate early.
After the NAR settlement, a West Bay Club buyer signs a written agreement with the agent before touring, the agent's compensation is stated and negotiable, and buyer compensation is no longer set by a listing service. We explain the agreement before you sign and how the fee is paid.
It names the agent, the term, the services and the compensation, and it is negotiable [Source: National Association of REALTORS, what the settlement means for buyers and sellers].
The seller may offer buyer compensation, and where the seller does not, the buyer agrees to pay under the written agreement. We tell you up front what the offer will look like either way.
Florida law sets the duties a licensee owes a buyer. Ask us to explain the relationship notice before you sign anything.
Yes. West Bay Club buyers finance with conventional, jumbo, FHA or VA loans depending on the property and price, and condominium purchases add a project review by the lender. Cash buyers move faster and are common at the top of the range, but a financed offer with strong pre-approval is normal for the tower and carriage homes.
Price and property type decide the product. Jumbo loans apply above the conforming limit; FHA and VA loans have their own condominium project rules [Source: VA home loan program overview].
Lenders review the association's budget, reserves, litigation and owner-occupancy, and a project that fails can limit financing [Source: Fannie Mae Selling Guide B4-2.1-03]. Ask us to check before you offer on a tower or carriage unit.
Florida Housing's programs carry price and income limits, so ask your lender whether any fit the home you are considering [Source: Florida Housing Finance Corporation].
A cash buyer skips the appraisal and lender review, which shortens the timeline. We still review the documents, the estoppels and the membership.
Get pre-approved before you tour, and read the consumer guidance on the mortgage process [Source: Consumer Financial Protection Bureau, owning a home].
We find you the right West Bay Club home by starting with your plans, touring with the closed-sale record in hand and watching listings that have sat long enough to negotiate. In a community with 27 active listings and 6.4 months of supply, the work is sorting, not searching.
Tell us how you will use the home: seasonal, full-time, rental, golf, beach club. That decides the neighborhood, the tier and the size.
Marc brings the closed sales for each neighborhood to the tour, so you see a listing against what similar homes sold for.
25 of 51 closings took longer than 90 days, and 8 took longer than 200. Listings that have sat are where price and terms move.
We negotiate for a West Bay Club buyer by pricing the offer from the closed sales of the neighborhood, using the document review and inspection windows, and choosing between credits and price cuts. Jesse and Marc negotiate personally. Homes sold at a median 93.5% of list, so the ask is where the conversation starts.
We compare the listing with same-plan sales, such as the eight Jasmine Bay tower sales from $525,000 to $1,050,000, before we suggest a number.
The 3-day and 7-day cancellation rights, the inspection period and the estoppel review are negotiating tools, and we calendar each one.
A credit can solve a roof or air conditioning issue at closing, while a price cut can help an appraisal. We tell you which fits your loan.
We keep the deposit protected by the contract's contingencies, and we set the closing date after the slowest approval, including any club step.
West Bay Club rules that decide whether a home works for you are leasing, pets, gate and guests, architectural approval and construction. They vary by sub-association, our community guide does not publish one community-wide answer, and the recorded documents for your address govern.
Leasing and minimum-stay rules are set by each sub-association, and short stays are commonly restricted in gated equity communities. Confirm in writing before you count on rental income.
Pet and parking rules are set at the sub-association level. Ask for the current rules and read them before your inspection period ends.
West Bay Club has two layers of architectural review, master and sub-association. A buyer who plans a pool, a lanai or a roof change should ask for the approval process first.
Premier members have unlimited golf; Social members have the other amenities and a different fee. We confirm what your tier includes in writing.
West Bay Club is the right place for a buyer who wants a gated, member-owned community with a mix of condominiums and single-family homes, an equity golf club with a capped membership, a Gulf beach club and no CDD, and who is comfortable with layered fees and two legal regimes. Other buyers do better elsewhere in Estero.
It suits buyers who use the club, want the Pete and P.B. Dye course, a Beach Club on Little Hickory Island and prices from $485,000 to $4,500,000 in one gate.
A buyer who wants no membership decision, a low fee stack or a newer building may prefer another community. We say so.
The community guide reports about 17 to 20 minutes to Southwest Florida International Airport and about 5 minutes to Coconut Point in normal traffic, with peak season adding 30 to 50 percent [Source: West Bay Club community guide].
Call Marc at (239) 287-5873 or use the form on this page for a personalized consultation.
McGreevy and Comisar is a top-reviewed West Bay Club buyer's agent, and the quotes below are genuine five-star Google reviews from clients, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
The recommendation on price is the whole engagement, and we explain each step.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many buyers here live elsewhere for part of the year. We coordinate on site and keep you informed at every step.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Feedback after every showing is how a buyer decides whether to move or wait.
A personalized West Bay Club buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a neighborhood and club tier, walk the fee stack and a monthly payment, set the document plan, and tell you honestly whether West Bay Club or a neighbor fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
West Bay Club specialists matter for a buyer because the facts that decide a purchase live in documents, not in a listing feed: two legal regimes, a master association over seven sub-associations, an equity club with a capped membership, a flood map that splits by village and prices from $485,000 to $4,500,000.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the buyer side: the search, tours, inspections and walk-throughs. Reach him direct 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 and one half of McGreevy and Comisar. He runs the data, the document review and the closing paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may hand a condominium buyer an HOA summary, ignore the club membership step, quote one flood zone for the whole community or skip the reserve study. Each mistake costs a buyer time or money.
West Bay Club buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community with seven sub-associations, an equity club and two legal regimes rewards neighborhood-level pricing. In one year, the same tower plan sold $525,000 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing and time the two closings together. Our Estero home valuation guide and Estero seller guide cover the process.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes. We time the two closings and build the contingency so you are not carrying two homes. Call Marc at (239) 287-5873 for the buying side.
Possibly not: Florida's portability rule can carry up to $500,000 of the difference between just value and assessed value to a new Florida homestead [Source: Florida Department of Revenue, PT-112 portability guide].
It depends on your loan and your risk. Selling first removes the contingency but may leave you without a home; buying first needs bridge financing or a cash position. We model both.
It helps. Knowing your net tells you your budget, and it costs nothing.
We negotiate a rent-back or an extended closing so you have time to find the right West Bay Club home.
You pay whatever each written agreement says, and both are negotiable. We explain both in plain language.
West Bay Club buyers ask these questions before they make an offer, and each answer below is a single paragraph with its source. They cover price, fees, the golf club, documents, financing, insurance, rules and the closing, and each is written for a Lee County buyer in a gated equity-club community.
Data updated: September 2026
Buyers choose McGreevy and Comisar because the answers below show up in the deal:
Nothing here is legal or tax advice; confirm anything that affects your purchase with your closing agent, attorney or CPA.
West Bay Club homes sold from $485,000 to $4,500,000 in the 12 months to September 29, 2026, with a $930,000 median, per the Southwest Florida MLS. Towers had a $701,250 median, carriage homes $640,000 and single-family homes $1,787,500. The neighborhood and size table above shows where your budget lands.
The carriage homes are the entry: Turtle Pointe closed from $485,000 to $603,000 and Indigo Shores from $599,000 to $885,000 in the last 12 months, per the Southwest Florida MLS. The cheapest purchase is not always the best value, because dues and the club tier still apply.
Compare each listing with closed sales in its own neighborhood and size. 36 of 51 closings sold below 95% of list, at a median 93.5%, so asking prices commonly leave room. We show you the closed-sale comparison before you offer.
It leans toward buyers on the September 29, 2026 count: 27 active listings, about 6.4 months of supply, and about 4.5 months once The Island's new construction is set aside, per the Southwest Florida MLS. Leverage differs by neighborhood.
It depends on the loan. At 20% down, the $930,000 median needs $186,000, per our arithmetic, and lenders set their own minimums for conventional, jumbo, FHA and VA loans. A cash buyer needs none, and your lender confirms the program.
At the 7.03% Freddie Mac 30-year average as of September 24, 2026, principal and interest on a $744,000 loan for the $930,000 median is $4,965 a month, before dues, taxes, insurance and any club dues [Source: Freddie Mac Primary Mortgage Market Survey].
Our community guide reports the master assessment at about $2,125 to $2,435 a year for single-family homes and $2,125 to $3,642 for condominiums in recent reference points, plus sub-association dues such as Jasmine Bay at about $268 to $865 per month. The figures differ by source, so confirm on the estoppel.
No. We confirmed against the Lee County special districts registry that West Bay Club has no Community Development District, so no CDD bond line sits on the tax bill [Source: Lee County special districts].
The master assessment covers grounds, roads, the staffed gate, irrigation, water, sewer, trash, pest control, bulk cable and internet and the non-golf recreation facilities, per the club's membership FAQ [Source: West Bay Club membership FAQ].
Our community guide describes Premier as an equity certificate that conveys with the home, subject to the club's transfer rules, and lists Social and Preview tiers with different fees. Whether membership is required or optional for your home, and the transfer fee, we confirm in writing with the membership office.
The most recent 2026 schedule in our community guide reports a $130,000 initiation and about $16,900 in annual dues for Premier, and about $3,000 to join and $600 a year for Social. Older published schedules are lower, so treat every figure as unconfirmed until the membership office states it.
The condominium associations fall under Chapter 718 and the master association and Westlake Court under Chapter 720, per our community guide. Which one applies to your address is in the recorded documents, and it decides which disclosure you receive.
A homeowners association buyer receives the section 720.401 disclosure summary, and a condominium buyer receives the section 718.503 documents, plus the estoppels, budget and rules [Source: Florida Statutes 720.401].
Yes, within 7 days after signing or after receiving the documents, whichever is later, under section 718.503 [Source: Florida Statutes 718.503]. We calendar the deadline the day you sign.
Yes, within 3 days of receiving the disclosure if it was not delivered before you signed, under section 720.401 [Source: Florida Statutes 720.401]. The contract must carry the statutory voidability clause.
It is the association's written statement of what the seller owes and the fees at transfer, valid for 30 days, with statutory fee caps [Source: Florida Statutes 720.30851]. West Bay Club purchases need one from the master and one from the sub-association.
It depends on the sub-association, and our community guide does not state a universal rule. Some require a buyer application or interview, and the club has its own membership step. We ask each in writing and build the closing date around the slowest approval.
Leasing rules vary by sub-association, and our community guide does not publish one community-wide answer. Read your sub-association's recorded documents before you count on rental income, and confirm minimum stays in writing.
Do not assume so. Short-stay rules are set sub-association by sub-association, and short stays are commonly restricted in gated equity communities. Confirm your address's rule in writing before you offer.
Yes. Our community guide describes a staffed gate. Guests and contractors are announced at the gatehouse, and you receive credentials after closing.
It depends on the village. Our community guide places the Beach Club in Zone VE, the Jasmine Bay ground floors in Zone AE and much of the Williams Road enclave in Zone X, on a map effective November 17, 2022. Check the zone for your address.
It depends on the zone, the elevation and the building, so we do not quote a community figure. Ask for a quote for the address before your inspection period ends, and ask for an elevation certificate. The Lee County flood discounts page explains community credits [Source: Lee County flood insurance discounts].
Coastal Southwest Florida insurance is priced on roof age, wind mitigation and construction, and quotes vary a lot by carrier. Citizens is the insurer of last resort [Source: Citizens Property Insurance Corporation]. We suggest quotes from several agents before you offer.
The roof, air conditioning, water heater, windows and doors, storm protection, lanai and pool, and the permits and architectural approvals. Tower buyers should also ask for the structural integrity reserve study. Order a wind mitigation report during the inspection period.
A change of ownership resets the assessed value to just value as of the next January 1, and the seller's cap does not transfer [Source: Florida Statutes 193.155]. Your bill will not equal the seller's, so we estimate it before you offer.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamps, and the buyer pays lender fees, the lender's title policy, recording and prepaids, unless the contract says otherwise. Your closing disclosure shows each line.
Yes. Since August 17, 2024, a buyer signs a written agreement with the agent before touring, and it states the agent's compensation, which is negotiable [Source: National Association of REALTORS, written buyer agreements].
Saltleaf is a new Ritz-Carlton Residences condominium community with two towers and only 2 MLS closings in the last 12 months, asking $3,845,000 to $8,245,000, against West Bay Club's established resales at a $930,000 median. The decision table above sets the two side by side.
The Island is West Bay Club's new-construction neighborhood, with 8 active listings asking $2,699,000 to $10,099,000 on September 29, 2026 and delivery projected for mid-2027, per the Southwest Florida MLS and our community guide. None has closed yet in the pull.
Jasmine Bay's two towers had 18 closings at a $701,250 median and $396 per square foot in the last 12 months. Ask about floor, view, the reserve study, the milestone inspection schedule, dues and the flood zone of the ground floor.
A financed purchase commonly closes 30 to 60 days after the contract, and the slowest step is often an approval or the club membership. Cash can close faster. We calendar every deadline the day you sign.
Yes. We tour by video, coordinate inspections on site, and the closing can be done with electronic signing or a mobile notary. Marc handles the walk-through, and the title company can close by mail.
No. West Bay Club is not an age-restricted community, per our community guide.
Call Marc Comisar direct at (239) 287-5873, call Jesse McGreevy at (239) 898-6072, or use the buyer consultation form on this page. Bring your budget, your timeline and how you plan to use the home.
West Bay Club buyers and sellers work with Marc Comisar and Jesse McGreevy of Domain Realty because the team reads every closed sale inside the community, reviews the association and club paperwork before you waive a contingency, and works from an office in Bonita Springs a short drive from the community. Learn more about our team.
If you are thinking about buying in West Bay Club, the work begins with the neighborhood: a 1,766-square-foot Jasmine Bay tower home or a 6,239-square-foot Riverbrooke estate, and where the listing sits on that neighborhood's ladder of closed sales. It continues with the fee stack, the membership terms and the flood zone for the exact address. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation across Southwest Florida.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed West Bay Club realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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).
Buying in West Bay Club? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
West Bay Club facts on this page rest on primary sources: the club and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
West Bay Club 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 come from your association and the office that holds them.
| Document | What it tells you | Authority source |
|---|---|---|
| Articles of Incorporation, West Bay Club Community Association, Inc. | The master association's 1998 articles with the 1999 amendment | West Bay Club (PDF) |
| Bylaws of West Bay Club Community Association, Inc. (2015-03-30) | Membership, board, quorum and meeting rules | West Bay Club (PDF) |
| Troon Prive member benefits brochure | The reciprocal-club matrix that comes with Premier membership | West Bay Club (PDF) |
| Lee County Resolution Z-05-010 | The master plan amendment that caps the community at 1,016 units | Lee County (PDF) |
| Village of Estero Ordinance 2021-12 | The 2021 zoning amendment behind The Island | Village of Estero (PDF) |
| FEMA flood insurance rate map panel 12071C0476F | The current map panel for most of the community | Lee County GIS (PDF) |
| FEMA Letter of Map Revision 23-04-0622P | A map revision effective February 1, 2023 | FEMA (PDF) |
| House staff analysis of HB 979 (2024) | The estoppel fee caps of $299, $119 and $179 | Florida Senate (PDF) |
| Florida Department of Revenue PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| West Bay Club open house policy | Photo ID and access rules for open-house visitors | West Bay Club (PDF) |
| Current budget, estoppel and rules for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through the master association and your sub-association; see the membership FAQ |
You reach the West Bay Club buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The first conversation carries no obligation.
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. The full community picture stays on our West Bay Club community guide, and sellers can start with our free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.