Estero, Florida
2025 Lee County just values run $182,344 to $251,008 across the 328 homes. A portal average cannot tell a 1,121 square foot Terrace from a 1,524 square foot Veranda. We can.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Osprey Cove homes carried a 2025 Lee County just value between $182,344 and $251,008, with a median of $185,838 across all 328 units. That is the county’s opinion of the whole community. What your specific home is worth depends on which of the six floor plans you own, which floor you are on, what you look at, what condition it is in, and which of the five condominium associations governs it.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and have led the #1 team in Southwest Florida since 2012. For the real number on your unit, call Jesse direct at (239) 898-6072.
Enter your address in the valuation tool on this page for an instant estimate of your Osprey Cove home’s value. It takes under a minute, there is no obligation, and it is the fastest way to get a starting number before you decide anything.
The instant tool gives you a baseline. For the number we would actually list you at, call or text Jesse at (239) 898-6072, or contact us and we will bring your plan-matched comparable set. When you are ready to go to market, our sell my home in Osprey Cove page walks through the whole listing process.
What it sees: your address, your recorded square footage, bed and bath count, year built, and recent recorded sales nearby.
What it cannot see: your floor, your view, whether your kitchen is original 2006 or renovated last year, whether you have the carport or the garage, and which of the five Osprey Cove associations you belong to. In this community those five factors are most of the price spread, which is why the instant number is a starting point rather than an answer.
Automated valuation models work best where homes differ visibly and sales are varied. Osprey Cove is the opposite case: 328 two-bedroom homes across six repeating floor plans in ten buildings built the same year. The model sees near-identical inputs and returns a number clustered near the middle, which is wrong for the best homes and wrong for the worst.
Being Top 1% Real Estate Agents Nationally Since 2008 means our valuations are built to survive a buyer’s due diligence, not just to win a listing appointment.
It cannot see your floor. A top-floor Terrace home with a lake outlook and a first-floor home in the same stack are different products at different prices, and both look identical in a public record.
It cannot see condition. These homes were delivered in 2006. Roughly two decades on, some are original and some have been fully renovated. Two homes on the same plan in the same building can be very far apart in value, and no automated model can tell them apart.
It misreads the parking. Only 24 of the 328 homes have a one-car garage, all of them in the two Veranda buildings. The other 304 have an assigned carport. A model that treats those as equivalent misprices both.
It ignores the association. Five separate condominium associations govern this community, each with its own fee level, reserve position and reserve-study obligation. A buyer prices those differences. An algorithm does not.
We build your value from the ground up: plan first, then floor, then view, then condition, then association. Every step is evidence-based, and we show you the evidence rather than asking you to trust a number.
We value an Osprey Cove home against its plan-matched comparable set inside the community, then adjust for floor, view, condition and association. Because six plans repeat 328 times here, the plan-matched set is unusually reliable, provided you actually match the plan rather than the community average.
As Top 1% Real Estate Agents Nationally Since 2008, we have valued Southwest Florida condominiums through the 2008 collapse, the 2021 surge and the current normalisation, and Osprey Cove has been through all three.
Osprey Cove has six floor plans, all of them two bedroom, two bathroom:
Heated area | Homes in the community | Product | Parking |
|---|---|---|---|
1,121 sq ft | 64 | Terrace, 4-story | Carport |
1,154 sq ft | 128 | Terrace, 4-story | Carport |
1,302 sq ft | 64 | Terrace, 4-story | Carport |
1,417 sq ft | 48 | Terrace, 4-story | Carport |
1,348 sq ft | 16 | Veranda, 2-story | One-car garage |
1,524 sq ft | 8 | Veranda, 2-story | One-car garage |
If you own the 1,154 plan you have 127 direct in-community comparables, which is one of the deepest comparable sets in any Estero community. If you own the 1,524 Veranda plan you have seven, and we widen the search rather than force a bad match.
Your unit number tells us your building. Units 111 to 150 are building 1 at 19760 Osprey Cove Boulevard. Units 1011 to 1050 are building 10 at 8470 Kingbird Loop. Units 711 to 726 and 811 to 826 are the two Veranda buildings. Knowing the building lets us compare like with like on outlook, parking and association.
Osprey Cove is built around two lakes, which means a lake view here is common rather than scarce. There is a premium, and we quantify it from in-community evidence, but it is smaller than in a community where only a handful of homes have frontage. Sellers who assume a large lake premium at Osprey Cove routinely overprice.
In a community of repeating plans, condition is the primary differentiator. We grade your kitchen, baths, flooring, HVAC age, water heater, windows and lanai against what has actually sold, not against a general impression.
Your fee level, your reserve position and your Structural Integrity Reserve Study status all affect what a buyer will pay, because they affect what a buyer will owe. The four Terrace associations carry a SIRS obligation. Veranda I does not, being two storeys.
Osprey Cove values completed a full cycle and then some: roughly $192,900 to $308,000 at first delivery in February 2006, as low as $54,000 in the 2009 to 2011 trough, a recorded median near $302,500 at the 2023 peak, and roughly $220,000 to $270,000 in recorded sales across 2024 to 2026.
Period | What the recorded sale chain shows |
|---|---|
February 2006 | First retail closings, roughly $192,900 to $308,000 |
2008 to 2011 | Recorded sales fall into the $54,000 to $130,000 band |
2013 to 2019 | A steady climb, medians from roughly $105,000 to $165,000 |
2021 | Median around $192,500 |
2022 | Median around $275,000 |
2023 | Median peaks around $302,500 |
2024 to 2026 | Medians settle to roughly $220,000 to $270,000 |
These are last-recorded-sale figures from the assessment roll with bulk and portfolio transfers excluded. They are a reliable read on the cycle and are not a substitute for a live market analysis, which we run fresh for every valuation.
Measure | Value |
|---|---|
Lowest just value | $182,344 |
Median just value | $185,838 |
Highest just value | $251,008 |
Total assessed value, all ten buildings | $64,786,796 |
The comparable set that matters for your valuation is plan-matched, building-aware and current, and it comes from live MLS data rather than from a public assessment roll. We pull it fresh for every valuation instead of publishing a table here that would be stale within weeks.
Source: Southwest Florida MLS via Matrix, Development = Osprey Cove, pulled September 2, 2026. Every Osprey Cove sale in the trailing 365 days.
Address | List price | Sold price | Living area | Days on market | Closed |
|---|---|---|---|---|---|
8450 Kingbird Loop #431 | $269,000 | $225,000 | 1,418 sq ft | 55 | 06/24/26 |
8570 Kingbird Loop #520 | $269,000 | $230,000 | 1,302 sq ft | 178 | 01/22/26 |
8570 Kingbird Loop #532 | $265,000 | $223,700 | 1,418 sq ft | 19 | 02/20/26 |
8550 Kingbird Loop #618 | $250,000 | $245,000 | 1,232 sq ft | 322 | 10/29/25 |
8570 Kingbird Loop #542 | $249,900 | $215,000 | 1,418 sq ft | 43 | 12/30/25 |
8451 Kingbird Loop #336 | $239,000 | $212,000 | 1,154 sq ft | 14 | 03/31/26 |
19750 Osprey Cove Blvd #222 | $235,000 | $225,000 | 1,232 sq ft | 262 | 08/07/26 |
19750 Osprey Cove Blvd #243 | $229,000 | $218,000 | 1,232 sq ft | 46 | 10/31/25 |
19760 Osprey Cove Blvd #113 | $229,000 | $220,000 | 1,232 sq ft | 287 | 07/29/26 |
8550 Kingbird Loop #646 | $225,000 | $215,500 | 1,121 sq ft | 170 | 04/16/26 |
19750 Osprey Cove Blvd #247 | $223,000 | $215,000 | 1,154 sq ft | 212 | 03/09/26 |
8470 Kingbird Loop #1021 | $215,000 | $190,000 | 1,302 sq ft | 211 | 04/13/26 |
8550 Kingbird Loop #638 | $215,000 | $200,000 | 1,232 sq ft | 167 | 09/30/25 |
Median sold $218,000. Median days on market 170. Average sale to original list 91.3 percent. Median $177 per square foot.
Notice that list price barely predicts sold price. The $250,000 listing sold for $245,000 and took 322 days. The $215,000 listing sold for $190,000. The correlation buyers actually respond to is condition and floor plan, not asking price, which is precisely why an automated estimate built on asking prices misfires here.
Notice too that the two fastest sales, at 14 and 19 days, both sold within 7 to 12 percent of asking. Speed and price discipline travel together in this community.
Five active listings from $219,000 to $337,000, and one pending at $297,000 after just 8 days. The highest active listing has been on the market 332 days, which is $92,000 above the highest price any Osprey Cove home achieved in the last year.
The table above is accurate as of September 2, 2026 and we will refresh it on this page, but a comparable set ages. More importantly, it is a community-wide table and your valuation needs a plan-matched subset with adjustments for your floor, view and condition. Call (239) 898-6072 and we will send the current set for your exact plan the same day.
A comparative market analysis done in person is the only way to value an Osprey Cove home accurately, because the things that separate a $200,000 unit from a $260,000 unit here are things you have to stand in the room to see. It is free, it takes about thirty minutes, and there is no obligation.
We walk the home. Kitchen, baths, flooring, windows, lanai, HVAC and water heater age, and the outlook from every room.
We place you in the community. Your building, your floor, your association, your plan.
We show you the evidence. Your plan-matched comparable set with our adjustments visible, not a single number handed down.
We build your net sheet. Brokerage compensation, documentary stamp tax, title and closing costs, prorated taxes at 13.1159 mills, prorated assessments from both association layers, and the estoppel fee, so you see what actually reaches you.
We tell you the truth. If the market does not support your number, we say so at the appointment rather than after ninety days on market.
Call or text Jesse direct at (239) 898-6072, or use the Osprey Cove home valuation tool first if you would rather start with a number.
Jesse McGreevy is a top-reviewed Estero realtor. Read the reviews on our Google Business 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
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
These are the valuation questions Osprey Cove owners ask most. Every figure below is drawn from Lee County records rather than from a portal estimate, and every one is sourced at the bottom of this page.
The 2025 Lee County roll puts just value across all 328 homes between $182,344 and $251,008, with a median of $185,838. Your specific value depends on plan, floor, view, condition and association. Call (239) 898-6072 for the address-specific figure.
Less accurate here than almost anywhere, because 328 homes across six repeating plans give an automated model near-identical inputs. It cannot see your floor, your view, your condition, your parking type or your association, and those five factors are most of the spread in this community.
$185,838 in just value on the 2025 Lee County assessment roll. Market value typically differs from assessed value, and recorded sales in 2024 to 2026 have run roughly $220,000 to $270,000.
Assessed value is the county’s mass-appraisal opinion for taxation, set annually and lagging the market. Market value is what a buyer will pay today. They routinely differ, and at Osprey Cove recent recorded sales have run above the roll’s just values.
Yes, meaningfully. The Terrace buildings are four storeys with elevators, and top-floor units with an outlook typically command a premium over first-floor units in the same stack on the same plan.
There is a premium, but a smaller one than sellers usually assume. Osprey Cove is built around two lakes and the buildings are arranged to face them, so a lake view is common here rather than scarce. We price it from in-community evidence.
Generally yes, per square foot and in total, because the 24 Veranda homes have a one-car garage, are the two largest plans at 1,348 and 1,524 square feet, and represent only 7.3 percent of the community. Scarcity plus a garage is a real premium.
Six, all two bedroom, two bathroom: 1,121, 1,154, 1,302 and 1,417 square feet in the Terrace buildings, and 1,348 and 1,524 in the Veranda buildings.
Your recorded heated area on the Lee County Property Appraiser record identifies it exactly. We will look it up for you in a minute if you call (239) 898-6072.
Your unit number tells you. 1xx and 2xx are Terrace I, 3xx and 4xx are Terrace II, 5xx and 6xx are Terrace III, 7xx and 8xx are Veranda I, 9xx and 10xx are Terrace IV. It affects value because fee level, reserve position and reserve-study status all affect what a buyer will owe.
No. The leading digit is the building number. Unit 947 is in building 9 at 8490 Kingbird Loop, not on a ninth floor. No Osprey Cove building exceeds four storeys.
If you are in one of the four Terrace associations, yes. Buyers, lenders and insurers now ask whether the Structural Integrity Reserve Study is complete and funded. A clean answer supports value. A missing one becomes a price negotiation.
Yes. At two storeys the Veranda buildings fall below the three-habitable-storey threshold in Florida Statute 718.112(2)(g), so Veranda I is outside both the SIRS regime and the milestone inspection requirement at its current height.
Favourably. Osprey Cove is outside the Special Flood Hazard Area on FIRM panel 12071C0579G, so a federally backed mortgage carries no mandatory flood insurance purchase requirement. That is a lower carrying cost than a comparable Zone AE property, and buyers price it.
Yes. Many newer gated Estero communities carry a Community Development District bond on the tax bill for decades. Osprey Cove has none, verified against the Lee County district layers, so the total cost of ownership comparison favours it.
The 2025 total millage in taxing authority 315 is 13.1159 mills. On a median unit assessed at $185,838 without a homestead exemption that is roughly $2,437 a year.
If you are homesteaded, your Save Our Homes cap resets at closing. Roughly 30 percent of Osprey Cove homes are homesteaded and their median taxable value is $115,950 against a median just value of $185,838. Your buyer is taxed on the higher figure.
In a community of repeating plans, condition is the primary differentiator, so interior work returns better here than in a community of varied homes. Kitchens, baths, flooring and impact glazing move the number. Exterior and structural work does not, because that is the association’s responsibility.
Get the valuation first. We will tell you which specific improvements return in this community and which do not, before you spend anything.
Annually is sensible if you are considering a move within a few years, and immediately if your association has changed its fee, completed a reserve study or levied an assessment, because all three affect value.
That depends on your carrying cost, your plan and your association’s reserve position. There is no honest generic answer. Call (239) 898-6072 and we will run your actual numbers.
It varies by plan and price band. The 1,154 plan competes against the deepest set in the community and rewards precise pricing. The 1,524 Veranda plan exists eight times community-wide and behaves like a scarce product.
That comes from live MLS data and we pull it fresh for each valuation rather than publishing a figure that goes stale. Ask for it at your appointment.
Not against your real competition, since 304 of the 328 homes have a carport. It only matters when a buyer is comparing Osprey Cove against a community with garages, which is a positioning question rather than a defect in your home.
Potentially. Roughly 70 percent of Osprey Cove homes are not homesteaded, and owner-occupancy ratio is something your buyer’s lender will examine when underwriting a condominium loan. It is a factor to know rather than a reason for concern.
Fee inclusions vary across the five condominiums and are not published publicly. Get the current budget through the estoppel process. Fees affect value directly, because a buyer underwrites the total monthly cost rather than the price alone.
Because neither the master association nor any of the five condominium associations publishes its assessment on an official source, and the association’s own website is offline. The reliable route is the estoppel certificate for the specific unit, which states the exact amounts.
A condominium is valued on its interior, its position within the building and community, and its association’s financial health. There is no lot value and no independent structure value, which is why the association layer matters so much more than it does with a house.
Yes. A large share of Osprey Cove owners live elsewhere. We will assemble the plan-matched comparable set and the net sheet remotely, and walk the unit for you if it is vacant or tenant-occupied.
Recorded medians ran roughly $302,500 at the 2023 peak and roughly $220,000 to $270,000 across 2024 to 2026. Your position depends on your plan and condition. Call (239) 898-6072 for the current comparable set.
No. The instant tool is free and the in-person comparative market analysis is free, with no obligation and no pressure.
McGreevy and Comisar of Domain Realty Group. Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the authors of the most complete public record of this community anywhere. Call (239) 898-6072.
McGreevy and Comisar are the most experienced team valuing and selling Estero real estate, and Osprey Cove sits inside the market Jesse McGreevy has lived in since 2003 and sold in since 2004. In the last 12 months we have valued and transacted across the Estero condominium market continuously, which is why our numbers hold up when a buyer’s lender and insurer start asking questions.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we’ve represented buyers and sellers in Estero through two full market cycles. Being Top 1% Real Estate Agents Nationally Since 2008 is not a slogan here, it is why our valuations hold up under a buyer’s scrutiny.
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 (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
More about Jesse McGreevy, Marc Comisar and our team.
For the full picture of the community from the buyer’s side, see our Osprey Cove community guide and our Estero area guide.
Every document below links to its official primary source. These are the public records that determine what an Osprey Cove home is worth and what it costs to own.
Document | Why it affects your valuation | Official source |
|---|---|---|
Lee County TRIM notice, Osprey Cove unit | The full 13.1159 mill breakdown a buyer will pay | |
FEMA FIRM panel 12071C0579G | The Zone X determination that lowers carrying cost | |
Declaration of Condominium, Terrace I at Osprey Cove | Governs units 111 to 150 and 211 to 248 | |
Declaration of Condominium, Terrace II at Osprey Cove | Governs units 311 to 348 and 411 to 450 | |
Declaration of Condominium, Terrace III at Osprey Cove | Governs units 511 to 550 and 611 to 650 | |
Declaration of Condominium, Terrace IV at Osprey Cove | Governs units 911 to 950 and 1011 to 1050 | |
Declaration of Condominium, Veranda I at Osprey Cove | Governs units 711 to 726 and 811 to 826 | |
Florida Statute 718.116, estoppel certificates | The statutory route to your association’s real numbers | |
Florida DBPR SIRS Reporting Database | Whether your association has filed its reserve study |
Every factual claim on this page traces to one of the sources below. Government, statutory and official sources only.
Market statistics quoted from the Lee County assessment roll are as of the 2025 tax roll. Millage figures are the 2025 rates. Recorded sale figures are last-recorded-sale values from the parcel roll and are not a substitute for a live MLS market analysis, which we will run for you on request.
Last verified: September 2026. Call (239) 898-6072 for anything on this page you want checked against today’s market.