Estero, Florida
Find out what your Indigo Shores home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own size group, with every recent sale listed, not from an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Indigo Shores at West Bay Club is a 92-home carriage-home condominium village in Estero where 8 homes closed on the Southwest Florida MLS in the 12 months to September 29, 2026, at prices from $599,000 to $885,000. This valuation guide sits beside our full Indigo Shores at West Bay Club neighborhood guide and our West Bay Club community guide, and it answers one question: what is an Indigo Shores home worth today, and how do we know?
If you are getting ready to list, our Indigo Shores seller guide covers pricing, marketing, costs and the paperwork. If you are also buying, our Indigo Shores buyer guide shows how the same closings look from the buyer's side. Owners elsewhere in the community can read the West Bay Club home valuation guide, and owners next door can read the Turtle Pointe at West Bay Club valuation guide. For a written number on your own home, request a free home valuation.
McGreevy and Comisar are the best realtor to value an Indigo Shores home because we write the number from the village's own closings, show every one of them, and explain each adjustment. We are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and we lead Domain Realty Group.
If you're searching for the best realtor for Indigo Shores in West Bay Club, Estero, whether you want a number before you sell your Indigo Shores home or you are weighing a move, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each agent to show the closed sales behind a valuation, and ours are on this page.
Recent Indigo Shores track record (last 12 months): The Southwest Florida MLS (Matrix, pulled September 29, 2026) recorded 8 Indigo Shores resales in the 12 months to that date, at a median of $649,500, a range of $599,000 to $885,000, $5,528,000 in total volume, a median of 59 days on market and a median sold-to-list ratio of 94.7%. 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.
In the last 12 months we tracked every one of the 8 Indigo Shores closings, and we tracked all 29 that the MLS has recorded since October 2021. They are all listed below.
Honors and recognition:
Those are career honors across Lee and Collier counties and not a claim about one village. What we claim about Indigo Shores is narrower: we read the county roll, the state registers and every MLS closing before we put a number on a home here.
Jesse McGreevy writes the valuation: he pulls the closings in your size group, reads the asking histories, adjusts for condition and builds the net sheet. Marc Comisar visits the home when a walk-through is needed. You get a partner, not a template, and you can reach Jesse direct at (239) 898-6072.
This page does not publish a number for your home, because a number needs your address, your level, your condition and your paperwork. It does not use an automated estimate, it does not give a price per square foot as a rule, and it does not guess the association fees, which are not published for Indigo Shores.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores owners who read nothing else on this page should know these ten facts, each sourced below. They explain why two similar homes can differ by $50,000, why an online estimate cannot price a home here, and what a written valuation from us contains.
Indigo Shores owners can use the links below to jump to the short answer, the method, the closed sales, the comparison with Turtle Pointe, the net sheet or the valuation FAQ. The guide runs in the order most owners ask: what is it worth, how do you know, then what moves it.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Indigo Shores · What Is My Indigo Shores Home Worth? · How Is an Indigo Shores Home Actually Valued? · Ready to Find Your Indigo Shores Number? Talk to Jesse and Marc · What Have Indigo Shores Homes Sold For in the Last 12 Months? · How Have Indigo Shores Home Values Changed Over Time? · What Explains the Spread Between Two Similar Indigo Shores Homes?
Why Do Online Estimates Miss on Indigo Shores Homes? · Indigo Shores vs Turtle Pointe at West Bay Club: How Do Their Values Compare? · How Do Indigo Shores Values Compare With the Other West Bay Club Villages? · What Does the Live Competition Say About an Indigo Shores Value? · When Is the Best Time to Have an Indigo Shores Home Valued? · What Does an Indigo Shores Buyer's Cost Do to Your Home's Value? · Which Florida Rules Shape an Indigo Shores Sale Price?
What Will You Net From an Indigo Shores Sale? · Should You Rent or Sell Your Indigo Shores Home? · How Do You Get a Free Indigo Shores Home Valuation? · Thinking of Selling Your Indigo Shores Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Indigo Shores
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Indigo Shores Valuation Team Today?
An Indigo Shores home is worth what comparable homes in its own size group recently sold for, adjusted for level, condition and asking history. Over the 12 months to September 29, 2026 that meant $599,000 to $650,000 for five smaller-group homes and $700,000 to $885,000 for three larger-group homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12, 24 and 60 month windows named in the table)
| Group | Window | Closings | Median sold | Range | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|---|---|
| Smaller group (2,293 sq ft or less) | 12 months | 5 | $640,000 | $599,000 to $650,000 | $291 | 77 |
| Larger group (2,399 sq ft or more) | 12 months | 3 | $775,000 | $700,000 to $885,000 | $282 | 33 |
| Smaller group (2,293 sq ft or less) | 24 months | 7 | $640,000 | $599,000 to $775,000 | $291 | 77 |
| Larger group (2,399 sq ft or more) | 24 months | 6 | $805,000 | $600,000 to $950,000 | $293 | 24.5 |
| Smaller group (2,293 sq ft or less) | 60 months | 15 | $625,000 | $555,000 to $775,000 | $296 | 38 |
| Larger group (2,399 sq ft or more) | 60 months | 14 | $835,000 | $600,000 to $995,000 | $304 | 14.5 |
The groups are our reading of the MLS record and not an association plan sheet. The larger group's 12-month median rests on three sales, so read it as a description, not a forecast.
The MLS records bedrooms and baths as a label. Over 60 months, the twelve closings labelled three bedrooms with two full baths and a half bath had a $627,500 median, the ten labelled three bedrooms plus a den with three baths $846,500, and three labelled four bedrooms plus a den with three baths $835,000. The roll records 40 two-bedroom and 52 three-bedroom homes and the MLS labels none as two-bedroom, so the label is the listing agent's and not the county's.
The village median of $650,000 over 24 months averages two very different groups. A smaller-group owner who prices to $650,000 is at the top of that group's 12-month range, and a larger-group owner who prices to it is $50,000 to $235,000 below the group's recent closings. Start with your group, then use the village median as a check.
The free valuation starts with a short form and ends with a written opinion. You tell us the address and what you know about the home, and Jesse follows up with the closings that fit, the adjustments and a recommended range. Use the free home valuation or call (239) 898-6072.
An Indigo Shores home is valued in nine steps: confirm the building and level, confirm living area, choose the comparable set, adjust for time, adjust for condition and systems, adjust for position, read the flood zone, add the fee layers and test against the live competition. Each step uses the record, and we show the work.
The village has 23 four-unit buildings with two levels each. The roll records 46 ground-level homes at 1,901 heated square feet and 46 upper-level homes at 2,399. We confirm the level and entry on site because an address alone does not tell the MLS size.
The MLS reports 1,901, 2,060, 2,114, 2,220, 2,268, 2,293, 2,399, 2,748 and 2,981 square feet. The county's heated area is 1,901 or 2,399, and we cannot reconcile a 2,748 MLS figure against a 2,399 roll figure from public records, because MLS area is entered by the listing agent and may count space the county does not. We use the figure a plan or a measurement supports.
We take the closings in your size group from the last 12 months first, then 24 months, and we list each sale by month, beds, area, list, sold and days on market. For a larger-group home that is three sales in 12 months and six in 24, which is why we always show the sample size.
The county median fell from $775,000 in 2025 to $649,000 in 2026 to July 29, and the MLS median days on market moved from 24.5 in 2025 to 77 in 2026. A sale from 2023 or early 2025 needs a time adjustment before it can be a comparable, and we prefer not to use it at all when newer sales exist.
The buildings date from 1999 to 2004, so roofs, air handlers and windows may be 22 to 27 years old unless replaced. The MLS does not tag renovation, so we compare finishes on the day and ask for permits and receipts. Our hub research notes that buildings finished before 2002 may carry older non-impact windows, and a wind mitigation report on your home is how we know.
The roll does not say which buildings face water or fairway, so we make no view claim without an address in hand. We check the level, entry, garage arrangement and orientation on site, and we do not add a premium we cannot support from a closing.
At our test point on Indigo Bay Boulevard FEMA maps Zone AE with a base flood elevation of 11 feet, on the panel effective November 17, 2022. A buyer's lender is likely to require flood insurance on a mortgage there, and the quote is part of the price a buyer can pay.
The condominium association's dues and the master association's assessment are not published for Indigo Shores. A buyer subtracts them from what they can borrow, so the estoppel is part of the valuation. We request it early and read it before we set the range.
The only active Indigo Shores listing asks $779,900 for 2,748 square feet after 228 days, and Turtle Pointe has eight actives. We test every range against the homes a buyer can tour today, because a buyer compares your home with them and not with a spreadsheet.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Finding your Indigo Shores number takes one conversation: Jesse confirms your size group, lists the closings that fit, reads the estoppel and gives you a written range. The valuation is free and confidential, and it commits you to nothing, so you can list now, wait or keep the home.
Indigo Shores at West Bay Club has 92 carriage homes in 23 buildings, 29 MLS closings since October 2021 and exactly one home for sale on September 29, 2026. In a village this small, each closing moves the picture, so the owner with a current, written valuation is the one who lists at the right price.
Selling an Indigo Shores home? Get a free Indigo Shores home valuation or Call Jesse direct at (239) 898-6072. When you are ready to list, read our Indigo Shores seller guide.
Buying at Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eight Indigo Shores homes closed on the Southwest Florida MLS in the 12 months to September 29, 2026, from $599,000 to $885,000, at a $649,500 median and 59 days on market. Five were smaller-group homes at $599,000 to $650,000 and three were larger-group homes at $700,000 to $885,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 12 months)
| Closed | Beds and baths | MLS living area (sq ft) | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 3 bed, 2 full and 1 half bath | 2,060 | $669,900 | $649,000 | 96.9% | 105 |
| May 2026 | 3 bed plus den, 3 bath | 2,748 | $799,000 | $700,000 | 87.6% | 155 |
| May 2026 | 3 bed, 2 full and 1 half bath | 2,293 | $679,000 | $640,000 | 94.3% | 162 |
| Apr 2026 | 3 bed, 3 bath | 2,060 | $629,900 | $599,000 | 95.1% | 77 |
| Apr 2026 | 3 bed, 3 bath | 2,060 | $695,000 | $650,000 | 93.5% | 38 |
| Mar 2026 | 3 bed plus den, 3 bath | 2,748 | $885,000 | $885,000 | 100.0% | 0 |
| Feb 2026 | 3 bed, 2 full and 1 half bath | 2,293 | $644,900 | $630,000 | 97.7% | 41 |
| Dec 2025 | 4 bed plus den, 3 bath | 2,748 | $835,000 | $775,000 | 92.8% | 33 |
The top of the range, $885,000 in March 2026, closed at full list price in zero days on a 2,748 square foot home. The bottom, $599,000 in April 2026, closed after 77 days at 95.1 percent of list on a 2,060 square foot home. The 12-month median days on market was 59, and the range ran from 0 to 162.
Within the 12-month window the five smaller-group closings include three homes labelled three bedrooms with two full baths and a half bath and two labelled three bedrooms with three baths, and they sold at $630,000 to $650,000 except for one at $599,000. The label matters less than size and condition, and we read floor plans before we read labels.
We can show you every closing above and the asking history behind each.
Indigo Shores values rose through 2023, eased in 2024 and 2026, and sit well above where they were a decade ago: the county's qualified median was $400,000 in 2016, $742,000 in 2023, $775,000 in 2025 and $649,000 in 2026 to July 29. Small counts and a changing size mix explain part of every move.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 8 (small sample) | $649,500 (mean of $649,000 and $650,000) | $286.40 | 59 | 94.7% |
| 24 months, first window with 10 or more | 13 | $650,000 | $290.78 | 41 | 95.1% |
| 36 months | 18 | $675,000 (mean of $650,000 and $700,000) | $293.21 | 44 | 94.7% |
| 60 months | 29 | $695,000 | $303.40 | 33 | 96.4% |
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (October only) | 2 | $707,500 (mean of the middle pair) | $695,000 to $720,000 | 1.5 | 101.5% |
| 2022 | 3 | $600,000 | $555,000 to $865,000 | 0 | 100.0% |
| 2023 | 6 | $742,000 (mean of the middle pair) | $625,000 to $995,000 | 0.5 | 96.7% |
| 2024 | 5 | $700,000 | $570,000 to $920,000 | 154 | 93.4% |
| 2025 | 6 | $775,000 | $600,000 to $950,000 | 24.5 | 94.9% |
| 2026 to September 29 | 7 | $649,000 | $599,000 to $885,000 | 77 | 95.1% |
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 7 | $649,000 |
| 2025 | 6 | $775,000 |
| 2024 | 5 | $700,000 |
| 2023 | 6 | $742,000 |
| 2021 | 10 | $599,500 |
| 2020 | 9 | $545,000 |
| 2019 | 6 | $511,250 |
| 2018 | 4 | $442,000 |
| 2017 | 10 | $461,000 |
| 2016 | 13 | $400,000 |
| 2015 | 9 | $375,000 |
| 2014 | 11 | $421,500 |
| 2013 | 7 | $332,000 |
| 2012 | 9 | $310,000 |
| 2011 | 4 | $399,500 |
| 2010 | 6 | $325,000 |
| 2009 | 4 | $352,500 |
| 2004 | 8 | $480,000 |
| 2003 | 4 | $240,000 |
| 2001 | 7 | $235,800 |
| 2000 | 4 | $229,200 |
A median describes the homes that happened to sell. The 2025 median leaned on four larger-group sales among six and the 2026 median on five smaller-group sales among seven, so part of the fall from $775,000 to $649,000 is mix. Comparing your home with the same size group is the way to separate mix from market.
If you bought in 2016 near the $400,000 county median, your home has roughly doubled on the record. If you bought in 2023 at about $742,000 or in 2025 at about $775,000, today's closings sit below those medians, and the price you paid is history, not an ask. The recorded price is the past and the closings are the present.
Condition, level, finish, asking history and timing explain the spread between two similar Indigo Shores homes, because the MLS record shows two 2,060 square foot homes closing in April 2026 at $599,000 and $650,000, a $51,000 gap, and eight such homes since 2022 closing from $570,000 to $775,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
This is public-record data, not our own deals. Both homes were labelled three bedrooms with three baths at 2,060 MLS square feet. One listed at $629,900 and closed at $599,000 in 77 days, 95.1 percent of list and $291 per square foot. The other listed at $695,000 and closed at $650,000 in 38 days, 93.5 percent of list and $316 per square foot. The faster home asked more and sold for more, and the record does not say why, which is why we inspect a home before we say it is comparable.
Eight closings since January 2022 carry a 2,060 square foot MLS area: $570,000 to $775,000, a $637,000 median, a median $309 per square foot and a median of 19.5 days on market. The $775,000 sale in July 2025 closed at list in zero days, and the $570,000 sale in August 2024 took 154 days. The same plan spans $205,000 over four years, and time and condition are the reasons.
Twelve closings since October 2021 carry a 2,748 square foot MLS area: $600,000 to $995,000, an $805,000 median, a median $293 per square foot and a median of 14.5 days on market. The range is $395,000, and the March 2026 sale at $885,000 and the May 2026 sale at $700,000 bracket the last 12 months.
The roll suggests the smaller MLS areas belong to the ground-level homes and the larger ones to the upper level, but public records cannot tie an MLS size to a unit. We confirm level and plan on site before we choose comparables.
Online estimates miss on Indigo Shores homes because 8 to 13 closings a year is too few for an automated model to learn from, because the model cannot tell a ground-level 2,060 square foot home from an upper-level 2,748 square foot one, and because it cannot see condition or association paperwork.
An automated estimate is a statistical model fed by public records and listing data. It is useful as a rough check in a neighborhood with hundreds of sales. It is weak in a 92-home village where one sale can shift the local average.
The roll's heated area is 1,901 or 2,399 and the MLS reports up to 2,981, so a model may use either. Two sales in the same month can differ by $51,000 for reasons the model cannot see, and the record has one active listing to calibrate against.
The county's assessed or just value is set for tax purposes as of January 1 and follows a different method and calendar. It is a fact to report, not a price to ask, and a home sold in 2026 does not reset a neighbor's value in the same way.
Keep it as a data point and do not price from it. Send us the address and we compare it with the closings, and in most cases the written range will sit inside or near the estimate for a typical home and differ for a home that is better or worse than typical.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we put a written range, not an automated guess, in front of every Indigo Shores owner who asks.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores homes are valued above Turtle Pointe at West Bay Club homes mainly because they are larger: over 36 months Indigo Shores closed 18 times at a $675,000 median against Turtle Pointe's 10 at $495,000, while the median MLS price per square foot was close, $293.21 against $301.92.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026)
| Factor | Indigo Shores at West Bay Club | Turtle Pointe at West Bay Club |
|---|---|---|
| Residential parcels (2026 roll) | 92 | 64 |
| Heated area (roll) | 1,901 or 2,399, median 2,150 | 1,614 to 2,044, median 1,829 |
| MLS, 12 months | 8 closings, $649,500 median | 3 closings, $490,000 median (small sample) |
| MLS, 24 months | 13, $650,000 | 5, $600,000 (small sample) |
| MLS, 36 months | 18, $675,000 | 10, $495,000 |
| MLS, 60 months | 29, $695,000 | 15, $599,000 |
| Median $ per MLS sq ft, 36 months | $293.21 | $301.92 |
| Median days on market, 36 months | 44 | 72 |
| Median sold-to-list, 36 months | 94.7% | 94.2% |
| Active listings, September 29, 2026 | 1 at $779,900 | 8, median ask $524,900 |
| Months of supply, 12-month pace | 1.5 | 32.0 |
| County qualified sales since September 29, 2025 | 8, $649,500 median | 3, $490,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales file. MLS and county figures are never mixed.
The gap is $180,000 at the 36-month median, about 36 percent, for homes that are larger on the roll, and it does not mean one village is better. Turtle Pointe's smaller homes cost slightly more per foot. An Indigo Shores owner should value the home against Indigo Shores closings, and a Turtle Pointe owner against Turtle Pointe's. Our Turtle Pointe valuation guide does that for the neighboring village.
A buyer who wants the lowest entry price to a West Bay Club carriage home tours Turtle Pointe's eight listings, and a buyer who wants more space tours Indigo Shores. A valuation has to explain to the second buyer why the extra space costs what it does.
Indigo Shores values sit in the middle of the West Bay Club condominium and villa tier: Jasmine Bay's towers had a $701,250 12-month median on 18 closings, Indigo Shores $649,500 on 8, and Turtle Pointe at West Bay Club $490,000 on 3. The villas at Westlake Court and Turtle Pointe Cove sell on very few closings at higher prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Village | Units | Regime | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|
| Jasmine Bay | 217 | Condominium (718) | 18 | $701,250 |
| Indigo Shores | 92 | Condominium (718) | 8 | $649,500 |
| Turtle Pointe at West Bay Club | 64 | Condominium (718) | 3 (small sample) | $490,000 |
| Westlake Court | 25 | Homeowners' association (720) | 2 (small sample) | $2,700,000 |
| Turtle Pointe Cove | 19 on the roll | Regime unresolved | 2 (small sample) | $866,000 |
Some buyers weigh Indigo Shores against a Jasmine Bay tower residence within about 8 percent in price, and some against Turtle Pointe at a lower price. The villas and The Island at West Bay Club, a pre-construction tower asking from about $2.7 million, are not comparables for an Indigo Shores home. See the wider community in our West Bay Club community guide.
The live competition says an unsupported ask waits: the single Indigo Shores listing on September 29, 2026 asks $779,900 for a 2,748 square foot home after 228 days, $79,900 above the May 2026 sale of a home with the same label and area at $700,000, while Turtle Pointe's eight listings ask $429,900 to $675,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The active listing's ask is 11.4 percent above the last comparable sale. The plain reading is that an ask above recent closings has not produced a sale in 228 days, and the same home would likely close faster at a price the record supports.
For an Indigo Shores owner the real competition is the one active listing and Turtle Pointe's eight. A buyer comparing the two villages looks at size, price and the clubhouse, and your valuation has to show why your home sits where it does.
The best time to value an Indigo Shores home is before you need the number: two to three months before a planned listing, and again whenever a nearby sale closes. Closings here cluster in spring, and a valuation in the fall gives you the winter season to prepare and list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; 60 months)
Across the 29 MLS closings since October 2021, May carried 6, June 4, April 3, August 3 and October 3, with 2 each in January, February, July and December, 1 each in March and September, and none in November. April, May and June together carried 13 of the 29. In the last 12 months, closings fell in December (1), February (1), March (1), April (2) and May (3).
A valuation done in September or October gives you time to order the estoppel, fix inspection items and list before the new year, so the home meets seasonal buyers first. A valuation done in spring tells you where you would have stood against the season's closings.
Every Indigo Shores closing changes the comparable set. With 8 closings a year, a valuation is fresh for about a quarter, and we refresh it when a listing goes pending nearby or when a sale closes in your size group.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A buyer's cost of owning an Indigo Shores home sets the price a buyer can pay, and most of that cost is not public: the condominium dues and the master assessment are unpublished, flood insurance is likely required in a Zone AE area with a mortgage, and buildings from 1999 to 2004 may need systems replaced.
Two sets of dues sit on every Indigo Shores home, the condominium association's own fee and the master association's assessment. Our hub research gives reference points of roughly $2,125 to $3,642 a year for the master assessment for condominium owners across West Bay Club, from third-party summaries, and we treat that as a question, not a fact. At the $650,000 24-month median, every $1,000 a month of combined dues is 1.85 percent of the price a year, which is why the estoppel matters.
Because two layers are unpublished, an all-in figure would be a guess. The estoppel certificate, issued by the association's manager on request, states the current amount, any special assessment and any balance owed. We request it and quote the real number in your valuation.
Lee County property tax is billed on the county's assessed value, and a buyer's first bill can differ from yours when the assessment and exemptions change. Section 689.261 requires a disclosure telling the buyer not to rely on the seller's current taxes. Our hub research puts typical bills at about 1.0 to 1.4 percent of just value on a homesteaded parcel, and non-homesteaded parcels pay more.
FEMA maps Zone AE at our Indigo Bay Boulevard test point. A federally backed mortgage requires flood insurance in a special flood hazard area, so a buyer with a mortgage is likely to be asked for it, subject to the lender's determination for your building. The Village of Estero's November 21, 2024 notice that FEMA will maintain its Community Rating System class 6 and a 20 percent discount helps the quote read better.
Florida rules shape an Indigo Shores sale price through costs the seller bears and documents the seller owes: the $0.70 per $100 documentary stamp tax on the deed, the owner's title policy that Lee County sellers customarily pay, the estoppel under Section 718.116, the resale documents under Section 718.503 and two disclosures.
The documentary stamp tax is $0.70 per $100 of consideration, rounded up to the next $100, and Lee County custom has the seller pay it along with the owner's title policy. The promulgated policy premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. The contract controls either way.
For a resale by an owner other than the developer, the seller provides the declaration, articles, bylaws and rules, the latest financial statement and budget, a frequently asked questions document and a governance form, and the contract carries a clause giving the buyer a window to cancel. Section 718.503 is the source, and the statute's current text should be read with your closing agent. This is information, not legal advice.
The association must issue the estoppel within 10 business days of a written request, the certificate is valid for 30 days when hand delivered or emailed and 35 days by mail, and a standard certificate for a current account is capped at $299 under the figure we carry from the state's cost research. The master association's estoppel, if it issues one, falls under Section 720.30851.
Section 689.261 requires a property tax disclosure summary at or before signing, and Section 689.302 requires a flood disclosure for residential real property at or before the contract is signed. We provide both on every listing and confirm with the closing attorney how they apply to a condominium unit.
Since August 17, 2024 offers of compensation to a buyer's agent cannot be advertised on the MLS, and a buyer signs a written agreement with their agent before touring. Commission is negotiable, and any buyer-side concession is a separate decision. We explain the structure before you list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we put these rules in writing with your range before you list.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Indigo Shores seller nets the sale price less commission, payoff, doc stamps, the owner's policy, the estoppel, prorations and any association charge. At the $649,500 12-month median, doc stamps are $4,546.50 and the promulgated owner's policy is about $3,322.50, before commission, payoff and closing agent fees.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Florida Statutes and Florida Administrative Code as cited)
| Sale price | Where it sits in the Indigo Shores record | Doc stamps at $0.70 per $100 | Owner's title policy (about) |
|---|---|---|---|
| $599,000 | The low of the 12-month window | $4,193 | $3,070 |
| $649,500 | The 12-month median | $4,546.50 | $3,322.50 |
| $700,000 | The May 2026 sale of a 2,748 square foot home | $4,900 | $3,575 |
| $779,900 | The current ask | $5,459.30 | $3,974.50 |
| $885,000 | The high of the 12-month window | $6,195 | $4,500 |
The estoppel is capped at $299 for a standard request on a current account, and Lee County custom has the seller order and pay it. We found no published transfer fee or capital contribution for Indigo Shores at either association, so we ask for both on the estoppel.
Commission is negotiable and set by the listing agreement, so this page shows no commission figure. Your written valuation includes a net sheet at your range, with your payoff, your commission terms and your prorations, so the price you choose is the price you actually keep.
Whether to rent or sell an Indigo Shores home depends on rules that are not public, because the condominium declaration sets the minimum lease term, the number of leases a year and any approval. We publish no rental term for Indigo Shores, and a valuation helps you compare net rent with a sale at about $650,000.
Ask the manager in writing for the lease rules, any tenant application and fees, and whether the master association charges a transfer fee for leases. A buyer planning stays of less than a month should treat them as not permitted until the association says otherwise in writing.
A valuation gives you the sale price, the net after costs and the carrying costs of holding. Compare that with rent less dues, tax, insurance and vacancy, and you can see whether holding is worth it. We do not give tax advice, so ask your advisor about the tax side.
Indigo Shores owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your size group, with your fee layers, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your size group with dates and days on market, a per square foot analysis on MLS living area, the live competition with asking histories, your home's position with the reasons, the fee layers your buyer will underwrite and a recommended list price with a defensible range. Request it through our free home valuation, and read our Indigo Shores seller guide for what comes next.
A valuation costs nothing and commits you to nothing. It tells you whether to list now, wait for the winter season or keep the home. If you are also buying, our Indigo Shores buyer guide shows how the two moves fit together.
Jesse McGreevy and Marc Comisar personally review every valuation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we say plainly when a sample is too small to support a number.
Call Jesse at (239) 898-6072, call Marc at (239) 287-5873, or email [email protected].
If you're searching for an Indigo Shores listing agent, or thinking, 'I need someone to sell my Indigo Shores home...' you are selling into a village where few homes trade each year and the ask against recent closings decides the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026
Start with a free Indigo Shores home valuation. Jesse follows up with the Indigo Shores closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
Not necessarily. Closings here cluster in spring, so listing before the new year puts the home in front of seasonal buyers first, but price still sets the result (Southwest Florida MLS, September 29, 2026).
Not by much. Over 24 months the median MLS price per square foot was $291 for the smaller group and $293 for the larger group, so the price gap is size.
Reset the price toward the recent closings in your size group and review photos and condition. The one active Indigo Shores listing has waited 228 days at $779,900.
No, but it helps. We can request the estoppel as part of the valuation so your range reflects the fees a buyer will see.
Yes. A valuation is confidential, and it does not require a listing, a sign or an MLS entry.
McGreevy and Comisar is a top-reviewed Indigo Shores realtor on Google, and the quotes below are genuine five star reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is only useful if someone follows through on it. We stay in touch with ideas and suggestions after the first conversation, and we say what we would do and why.
★★★★★ "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
We send feedback from showings and open houses as it arrives, so you can see how the price is being received.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Many owners call us again for their next move, and a valuation today is often the first step in a move a year or two away.
Many Indigo Shores owners who ask for a valuation are also buying their next home, inside West Bay Club or elsewhere in Southwest Florida. Our Indigo Shores buyer guide explains how we represent buyers, and Marc Comisar leads that work.
The sale and the purchase run on different clocks, and a valuation tells you how much you will have to spend. Ask Marc at (239) 287-5873 how the sequence could run, and read our buyer guide for this village.
Our Estero home valuation guide and Estero buyer guide apply the same record-first method across the village.
These are the questions owners ask most about valuing an Indigo Shores home in Estero, answered from the closings and the public record. Each answer names Indigo Shores. For a number on your own home, use the free home valuation or call Jesse direct at (239) 898-6072.
Start from your size group: over 12 months, five smaller-group homes closed at $599,000 to $650,000 and three larger-group homes at $700,000 to $885,000. The village median was $650,000 over 24 months. A written valuation adjusts for level, condition and asking history.
Not reliably. With 8 to 13 Indigo Shores closings a year, one sale moves an automated model, and the model cannot see size group, condition or the association paperwork. Use it as a rough data point and price from the closings.
Over the 12 months to September 29, 2026, five Indigo Shores homes of 2,293 MLS square feet or less closed at $599,000 to $650,000, a $640,000 median. Over 24 months seven closed at $599,000 to $775,000, also a $640,000 median.
Over 12 months three Indigo Shores homes of 2,399 square feet or more closed at $700,000, $775,000 and $885,000. Over 24 months six closed at $600,000 to $950,000, an $805,000 median. These are small samples, so we read each sale.
The median is $290.78 per MLS square foot over 24 months and $286.40 over 12 months. County and MLS square footage measure different things, so we never compare them, and price per foot is a check and not a rule.
The 2026 sales skewed smaller: five of seven were smaller-group homes, while four of the six 2025 sales were larger-group homes. The county median fell from $775,000 in 2025 to $649,000 in 2026 to July 29, partly a mix effect.
Yes on the record, with swings. The county median was $545,000 in 2020, $742,000 in 2023, $775,000 in 2025 and $649,000 in 2026 to July 29. Small counts and a changing size mix mean these describe direction, not a rate.
Fewer than a large community needs, if they are the right ones. Three to eight closings in your size group, read sale by sale with asking histories, beat a median of hundreds of unlike homes. We always show the sample size.
Closings in the same size group and level from the last 12 months first, then 24 months, adjusted for condition and time. For example, two 2,060 square foot homes closed in April 2026 at $599,000 and $650,000, and we explain the difference.
The written valuation usually follows the first conversation within a day or two, and a walk-through can be scheduled when you want one. If the estoppel is part of the request, the association's 10 business day window applies.
No. The written valuation is free and confidential, and it commits you to nothing. You can list, wait or keep the home afterward.
An appraiser values a home for a lender on a specific date using its own method and rules. A Realtor valuation estimates a market price and shows the closings behind it. For an Indigo Shores sale, the buyer's lender appraisal is the test our valuation has to survive.
No. The county's assessed or just value is set for tax purposes as of January 1 and follows a different method, so it is a fact to report and not a price to ask. Recorded sale prices are history.
For the buyer, often yes. Lee County reassesses on change of ownership, and Section 689.261 requires a disclosure telling the buyer not to rely on your current taxes. Your own bill is prorated to the closing date.
Directly. Every $1,000 a month of combined dues is 1.85 percent of a $650,000 price a year, and a buyer subtracts it from what they can borrow. Neither Indigo Shores fee is published, so the estoppel states the number.
Only for a buyer who joins. Owning an Indigo Shores home does not include golf, which is a separate equity membership at The West Bay Golf Club. The club's public pages list no prices, so ask its membership office for the current schedule.
The roll does not say which Indigo Shores buildings face the course, so we make no view claim without an address. A buyer values the right to apply for a membership and the amenities, not a view we cannot verify.
Possibly, but we only count a premium a closing supports. The county roll does not identify views, so we confirm the view on site and look for a closing that carries it before we add anything to your range.
The MLS does not tag renovation, so we cannot measure it for this village. Condition explains part of the spread among similar homes, such as $599,000 and $650,000 for two 2,060 square foot homes in April 2026, and we compare finishes in person.
It can, through the insurance quote a buyer faces. FEMA maps Zone AE at our Indigo Bay Boulevard test point, and mortgage buyers are likely to be asked for flood insurance. Your building's zone may differ, so have its determination ready.
Yes. The buildings date from 1999 to 2004, so roofs and air handlers may be 22 to 27 years old unless replaced. A buyer or insurer will ask, and receipts and permits are the best answer.
Yes, before you need it. One home was active on September 29, 2026 against 8 closings in 12 months, and closings cluster in spring. A valuation in the fall gives you time to prepare and list before the new year.
Yes. Rental rules are set by the declaration and are not public, so compare net rent, fees and tax with a sale at about $650,000. A valuation gives you the sale side of that comparison.
In Lee County the seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, plus the estoppel, before commission and payoff. At $649,500, doc stamps are $4,546.50 and the policy is about $3,322.50. The contract controls.
The seller customarily pays it in Lee County, and the buyer customarily pays it in Collier County, but nothing in the statutes dictates it and the contract controls. Indigo Shores is in Lee County.
The Section 720.401 summary by its terms does not apply to associations regulated under Chapter 718. Your Indigo Shores condominium seller duty is Section 718.503. The master association's documents are a separate request, and your closing agent confirms the path.
It is the association's statement of what is owed on a unit. Under Section 718.116 the association issues it within 10 business days of a written request, the fee is capped at $299 for a standard request on a current account, and in Lee County the seller customarily orders it.
The condominium documents under Section 718.503, a property tax disclosure under Section 689.261, the flood disclosure under Section 689.302 and any known material defect under the Johnson v. Davis duty. This is information, not legal advice.
Since August 17, 2024 buyer-agent compensation cannot be advertised on the MLS and buyers sign written agreements with their agents before touring. Commission is negotiable, and any concession is separate. We explain the structure before you list.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. Ask your tax advisor.
Yes. We coordinate showings through the gate, contractors, inspections and walk-throughs, and closings can usually be signed remotely. Many Indigo Shores owners sell from elsewhere.
Your address and level, any floor plan, permits and receipts for the roof, air conditioning, windows and any hurricane repair, your wind mitigation report, and a note of any updates. The estoppel can be ordered as part of the valuation.
Use the free home valuation or call Jesse direct at (239) 898-6072. You can also email [email protected] or call Marc at (239) 287-5873. The first conversation carries no obligation.
Indigo Shores owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Indigo Shores sale and public record in West Bay Club before writing this guide. Read how the partnership works on our about McGreevy and Comisar page.
McGreevy and Comisar are the Domain Realty team behind this Indigo Shores guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com, and follow our latest work on Instagram.
Honors and recognition:
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Indigo Shores valuation guide traces to a primary record below: the West Bay Club community's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the county roll and MLS. No brokerage, listing portal or IDX feed is cited as a source.
Indigo Shores' key public documents are published by the State of Florida, the Village of Estero, FEMA and the federal government, and the table links each to its issuing authority so owners weighing a valuation see the current official version. The recorded declaration of condominium is held by the Lee County Clerk, and the estoppel comes from the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Indigo Shores at West Bay Club Condominium Association, Inc. record | Florida Division of Corporations | filed December 7, 1999 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| May 2024 Building Permit Report | Village of Estero | May 2024 | Permit report, PDF |
| West Bay Club Membership FAQ | West Bay Club | current page | Membership FAQ |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Florida Statutes, Section 718.503 (resale disclosure) | Florida Legislature | current statute | Section 718.503 |
| Florida Statutes, Section 718.116 (assessments and estoppel) | Florida Legislature | current statute | Section 718.116 |
You reach the Indigo Shores valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the home valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
Top 1% Real Estate Agents Nationally Since 2008. Read the Indigo Shores neighborhood guide or start with a free home valuation.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.