Estero, Florida
Find out what your Osprey Cove condo in Estero is worth. We value your unit from MLS and Lee County closings for your floor plan, then test it against the appraiser. Free and no obligation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
What is an Osprey Cove condo worth today? On the Southwest Florida MLS, the 14 condos in Osprey Cove in Estero that closed in the last 12 months sold for a $219,000 median, from $190,000 to $257,600, and your number depends on your floor plan, building and condition. This home value guide sits beside our full Osprey Cove community guide and shows how we reach a number for a specific condo, using closings, not automated estimates. If you are still choosing a listing team, our guide to the best real estate agents in Estero compares options on the public record. For other Estero communities, see our home value guides for Estero, Meadows of Estero and Lakes of Estero. An earlier Osprey Cove seller overview and Osprey Cove home value page cover the same community, and our buyer guide follows on its own page. A different Osprey Cove exists elsewhere in Southwest Florida; this page covers only Osprey Cove in Estero.
The Osprey Cove seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Osprey Cove buyer guide shows the other side of the table.
McGreevy and Comisar are the best realtor for valuing an Osprey Cove home because we build every number from closings of your own floor plan, check it against Lee County's recorded sales, and explain the association, reserve and insurance facts that move a condo's price. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar, recognized as Top 1% Real Estate Agents Nationally Since 2008, run the valuation conversation personally. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Osprey Cove, and Jesse McGreevy has lived in Estero since 2003.
Osprey Cove at a glance (12 months to September 29, 2026): 14 MLS closings · $219,000 median sold price · $190,000 to $257,600 range · $178 median per square foot of living area · 168.5 median days on market · 90.9% median of the final list price · 3 active listings at a $249,900 median asking price. County recorded sales, same 12 months: 13 qualified resales at a $218,000 median.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Osprey Cove is narrower and checkable: we have read all 14 closings in the MLS pull beside the county's recorded sales.
Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove owners who read nothing else on this page should know these eight facts about condo value here, each sourced in the sections below. They explain why two similar-looking condos can sell $45,000 apart, and why an online estimate rarely gets your unit right.
Osprey Cove owners can use the links below to jump straight to comparable sales, floor plan values, the association costs, the Villagio at Estero comparison, the net sheet or the valuation FAQ. The guide runs in the order an appraiser thinks: method, comparables, adjustments, trend, then what you net.
Osprey Cove is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Osprey Cove · Key Takeaways
Start Here: What Is My Osprey Cove Home Worth? · How Is an Osprey Cove Condo Actually Valued? · What Is a 1,154 Plan Worth Compared With a 1,524 Veranda? · Do Building, Floor, Parking and Updates Change Osprey Cove Values? · What Does Price per Square Foot Tell You About an Osprey Cove Home? · What Have Osprey Cove Condos Sold For in the Last 12 Months?
The Essentials: How Have Osprey Cove Values Changed Over Time? · How Do Active Osprey Cove Listings Compare With Recent Closings? · Why Do Online Estimates Miss on Osprey Cove Condos? · Osprey Cove vs Villagio at Estero: Which Holds More Value for a Seller? · What Do the Two Association Layers Do to an Osprey Cove Condo's Value? · Which Florida Rules Shape an Osprey Cove Sale Price?
The Details: What Moves the Number Before You List an Osprey Cove Condo? · What Will You Net From an Osprey Cove Sale? · Should You Rent or Sell Your Osprey Cove Condo? · How Do You Get a Free Osprey Cove Home Valuation? · Thinking of Selling Your Osprey Cove Condo? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More Questions and Records: Your Local Real Estate Experts · Frequently Asked Questions, Seller Edition: Valuing a Home in Osprey Cove · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Osprey Cove Valuation Team Today?
An Osprey Cove condo is worth about what its own floor plan sold for in the last six to twelve months, adjusted for building and condition. Across the community, 14 MLS closings in the 12 months to September 29, 2026 had a $219,000 median, a $178 median price per square foot and a range from $190,000 to $257,600.
Data updated: October 2026
Measure (MLS, last 12 months to September 29, 2026) | Osprey Cove |
|---|---|
Closings | 14 |
Median sold price | $219,000 |
Lowest and highest sold price | $190,000 and $257,600 |
Median price per sq ft of living area | $178 |
Median days on market | 168.5 |
Median sold as a share of final list price | 90.9% |
Active listings on September 29, 2026 | 3 |
Median asking price of active listings | $249,900 |
Months of supply | 2.6 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. Price per square foot is $177.76 before rounding.
A $190,000 sale and a $257,600 sale are both Osprey Cove closings from the last 12 months. A median describes the middle of that spread, not your unit, so the honest way to value your home is to find the closings that match it and then explain every difference.
Your building or unit number, floor, floor plan or square footage, the year of your air conditioning, roof records for your building, any renovation, whether it is furnished, and any recent estoppel or assessment notice. With those we can place your unit on its ladder.
An Osprey Cove condo is valued by matching it to recent closings of similar floor plans, adjusting for building, floor, parking, condition and updates, and testing the result against what a lender's appraiser can support. The steps are the same every time; only your unit's inputs change.
We start with MLS closings and Lee County recorded sales of the same size and bedroom count in the last six to twelve months, and widen the window only if there are too few. With only 14 closings a year, we often widen to 24 months and say so.
Your building decides your association and your parking: the four-story Terrace buildings have carports and the two-story Veranda buildings have garages. The market pays differently for each, and only 24 of the 328 homes are Veranda homes.
Kitchens, baths, flooring, impact windows and doors, and documented roof and air conditioning work move value. An original unit is valued at the plain comparable; an updated unit above it, with matching sales as proof.
A condo buyer with a mortgage needs an appraisal that supports the contract price. We check the number against recorded sales an appraiser can use.
We are the #1 Team in Southwest Florida since 2012, and we give you a recommended list price and a defensible range, and we tell you what would move you to the top or bottom of it.
Osprey Cove is a 328-home, gated two-bedroom condominium community with no CDD, so your next step depends on which side of the table you are on. If you own here, get a free Osprey Cove home valuation or call Jesse direct at (239) 898-6072. If you are buying, start your Osprey Cove home search with Marc or call Marc at (239) 287-5873. For the wider picture, read our guides to selling a home in Estero and buying a home in Estero.
The 1,154 square foot plan is 128 of Osprey Cove's 328 homes, so it has the deepest comparable set, while the 1,524 square foot Veranda plan exists eight times. In the 12 months to September 29, 2026 the MLS grouped 8 closings as two bedroom at a $216,750 median and 6 as two bedroom plus den at $224,350.
Data updated: October 2026
MLS bed and bath count | Sales, 12 months | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 Bed/2(0) | 8 | $216,750 | 1,232 | $183 |
2+Den/2(0) | 6 | $224,350 | 1,418 | $158 |
Source: Southwest Florida MLS (Matrix), the 14 closings in the 12 months to September 29, 2026, grouped by the MLS bed and bath field. Living areas are MLS figures and can differ from the Lee County roll.
The MLS records a plan's den differently across listings, so we group by what the MLS shows and cross-check against square footage. The county roll confirms all 328 homes as two bedroom, two bath, and a den is not a legal bedroom on the county record.
Once we know which rung you are on, we look at the closings around it, remove the ones with unusual circumstances and value yours against the rest. For the 1,524 Veranda plan, with only eight in the community, we reach outside Osprey Cove and say so.
Building, floor, parking and updates change Osprey Cove values because buyers pay for a garage, elevator access, documented systems and move-in readiness, and pay less for a unit that needs work. Recent closings of the same MLS size show a spread of tens of thousands of dollars that these factors help explain.
Terrace buildings are four-story, elevator-served buildings with assigned carports; Veranda buildings are two-story with a one-car garage and the two largest plans. There are 304 Terrace homes and 24 Veranda homes, so the Veranda pool is thin.
Two homes with the same 1,232 square foot MLS living area closed a month apart in the fall of 2025, $200,000 on September 30 after 167 days and $245,000 on October 29 after 322 days. That is $45,000 apart. A buyer reads price, days on market and condition together.
A documented roof, air conditioning, water heater and window file lets a buyer's lender and insurer underwrite the unit with confidence, which supports the price.
Some units sell turnkey furnished, which appeals to seasonal owners and investors who want a move-in ready or rent-ready home. Furnished sales are priced on the unit plus a negotiated value for the contents.
Only the Veranda homes have a garage. The Terrace carport is a feature of every Terrace comparable, so it does not create a spread inside that group, but it separates the two groups.
Price per square foot tells an Osprey Cove owner how the market values each foot of a plan: the community median was $178 in the last 12 months, about $183 for the two bedroom group and $158 for the two bedroom plus den group. It is a useful yardstick only if both sources use the same area measurement.
Data updated: October 2026
Window (MLS closings) | Median price per sq ft |
|---|---|
Last 12 months | $177.76 |
Last 24 months | $182.63 |
Last 36 months | $193.52 |
Last 60 months | $219.24 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; cumulative windows.
MLS living areas for Osprey Cove closings in the last 12 months included 1,121, 1,154, 1,232, 1,302, 1,417 and 1,418 square feet, while the county roll carries six plan sizes from 1,121 to 1,524. County heated area and MLS living area follow different conventions, so at $178 per square foot a 78 square foot difference is about $13,900.
We never divide a county price by an MLS square footage or the reverse. Each figure uses one source's area, so the ratio means the same thing across sales.
Osprey Cove condos sold for a $219,000 median in the 12 months to September 29, 2026, across 14 closings from $190,000 to $257,600, with a median of 168.5 days on market. Every closing in the period is listed below with its date, beds and baths, living area, sold price and days on market.
Data updated: October 2026
Closed | Beds/baths (MLS) | Living area (sq ft) | Sold price | Days on market |
|---|---|---|---|---|
09/22/26 | 2+Den/2(0) | 1,417 | $257,600 | 8 |
08/07/26 | 2 Bed/2(0) | 1,232 | $225,000 | 262 |
07/29/26 | 2 Bed/2(0) | 1,232 | $220,000 | 287 |
06/24/26 | 2+Den/2(0) | 1,418 | $225,000 | 55 |
04/16/26 | 2 Bed/2(0) | 1,121 | $215,500 | 170 |
04/13/26 | 2+Den/2(0) | 1,302 | $190,000 | 211 |
03/31/26 | 2 Bed/2(0) | 1,154 | $212,000 | 14 |
03/09/26 | 2 Bed/2(0) | 1,154 | $215,000 | 212 |
02/20/26 | 2+Den/2(0) | 1,418 | $223,700 | 19 |
01/22/26 | 2+Den/2(0) | 1,302 | $230,000 | 178 |
12/30/25 | 2+Den/2(0) | 1,418 | $215,000 | 43 |
10/31/25 | 2 Bed/2(0) | 1,232 | $218,000 | 46 |
10/29/25 | 2 Bed/2(0) | 1,232 | $245,000 | 322 |
09/30/25 | 2 Bed/2(0) | 1,232 | $200,000 | 167 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. Beds and baths are as the MLS records them; living area is the MLS figure.
Most closings cluster between $212,000 and $230,000, with two clear outliers: the $257,600 sale of a 1,417 square foot home that took 8 days, and the $190,000 sale of a 1,302 square foot home that took 211 days. The price inside each band depends on condition, building and the first list price.
Lee County's recorded, qualified resales show 13 Osprey Cove sales in the same 12 months at a $218,000 median, from $190,000 to $245,000, with no builder-direct sales. The regex OSPREY COVE matches 332 parcels against the community's 328 homes, and the county index was built September 27, 2026.
Osprey Cove values peaked in the MLS window of months 37 to 60 at a $277,000 median and have stepped down to $219,000 in the latest 12 months, a decline the county's recorded sales confirm. Buyers now price in higher condo insurance and assessments, and homes take longer to sell.
Data updated: October 2026
MLS window (closings) | Closed | Median sold price | Median $ per sq ft | Lowest to highest |
|---|---|---|---|---|
Latest 12 months (months 1 to 12) | 14 | $219,000 | $178 | $190,000 to $257,600 |
Months 13 to 24 | 13 | $245,000 | $195 | $215,000 to $300,000 |
Months 25 to 36 | 9 | $270,000 | $234 | $255,000 to $325,000 |
Months 37 to 60 | 49 | $277,000 | $227 | $228,000 to $325,000 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; each row counts closings in that band only.
County window | Qualified resales | Median | Range |
|---|---|---|---|
Last 12 months | 13 | $218,000 | $190,000 to $245,000 |
Last 24 months | 33 | $225,000 | $180,000 to $400,000 |
Last 36 months | 39 | $245,000 | $180,000 to $400,000 |
Last 60 months | 100 | $265,000 | $180,000 to $400,000 |
Source: Lee County Property Appraiser sales data, DOR-qualified improved sales, index built September 27, 2026. County windows are cumulative.
If you bought in the 2021 to 2023 cycle, your basis may sit above today's median. That does not change what your unit is worth today, but it changes the conversation about whether to sell now or hold. We show you both paths with a net sheet.
Three Osprey Cove condos were listed on September 29, 2026 at a $249,900 median asking price, against a $219,000 median closing in the last 12 months. Asking prices are not values; the median closing reached 90.9% of its final list price, so listings priced above their plan's recent closings tend to sit.
Data updated: October 2026
Beds/baths (MLS) | Living area (sq ft) | List price | Days on market |
|---|---|---|---|
2+Den/2(0) | 1,302 | $229,899 | 419 |
2 Bed/2(0) | 1,302 | $249,900 | 181 |
2 Bed/2(0) | 1,121 | $270,000 | 191 |
Source: Southwest Florida MLS (Matrix), active listings on September 29, 2026. Days on market is the MLS figure at the time of the pull.
Your competition is the set of active units of your plan. The active 1,121 square foot home asks $270,000, while a 1,121 square foot home closed on April 16, 2026 at $215,500, which is $54,500 lower. The market will tell you whether the higher ask sticks.
We value your unit from closings, and use active listings to time your launch: a plan with few competing listings is a better moment to list than one with several.
Automated online value estimates miss on Osprey Cove condos because an algorithm cannot see your building, floor, parking, renovation or association reserves, and the community mixes six plans and two MLS bed and bath groupings across 328 near-identical homes. A comparative market analysis built from closings can.
They do not know your unit was updated, that a roof file exists, that your view is a lake or a parking court, or that your association's estoppel is clean. Each is a real price factor.
A condo's value is partly the building's condition, the association's finances and the assessments, none of which an algorithm reads. Recent closings that ranged from $190,000 to $257,600 show how wide the range is.
Treat an online estimate as a curiosity. As Top 1% Real Estate Agents Nationally Since 2008, we would rather show you the closings than a guess. Ask for a valuation built from closings, and ask the agent to show the closings.
Osprey Cove holds a lower price level than Villagio at Estero, a $219,000 median against $270,000 in the same 12 months, because it is a 328-home two-bedroom community against a 514-home coach-home community with one to three bedrooms. Both are gated condominiums with no CDD, and value moves for different reasons in each.
Data updated: October 2026
Measure | Osprey Cove | Villagio at Estero |
|---|---|---|
Home type and count | 328 two-bedroom, two-bath condominiums in ten residential buildings | 514 attached coach home condominiums |
Legal form | Chapter 718 condominiums: five declarations, one association since the 2011 merger | Chapter 718 condominium, one association |
Monthly fee | Not published on any official source we could reach | About $580 per month, listing sourced and date sensitive |
MLS closings, last 12 months | 14 | 31 |
Median sold price, last 12 months | $219,000 | $270,000 |
Median price per sq ft | $178 (from $177.76) | $190 (from $189.60) |
Median days on market | 168.5 | 88 |
Median sold-to-list | 90.9% | 96.2% |
Active listings, September 29, 2026 | 3 | 8 |
Months of supply | 2.6 | 3.1 |
CDD | No CDD | No CDD |
Source: Southwest Florida MLS (Matrix), both communities from the same pull of September 29, 2026; fees from each community's page on our site.
At Osprey Cove, value moves with plan, building, parking, the association's reserve position and condition. At Villagio at Estero, it moves with floor plan, floor level, updates and the fee's inclusions. Villagio's median price per square foot, $190, sits above Osprey Cove's $178.
We never value an Osprey Cove condo off Villagio numbers, or the reverse. We compare across communities only to show buyers where each sits. Read our Villagio at Estero guide for the other side.
Osprey Cove Master Association, Inc., the single association since the 2011 merger, supports value when a buyer can see what the assessment covers and what it costs. No current assessment is published on an official source we could reach, so a documented estoppel number is worth more than a portal's guess.
Assessments in a Florida condominium like this customarily bundle building exterior maintenance, roof reserves, landscaping, pest control, the shared amenities and often water, sewer and a bulk cable or internet agreement. Listings for Osprey Cove commonly reference water, cable and insurance as included, and assessments can differ by building group under the five declarations.
There is one operating association; the 2011 merger says a claim that arose before the merger "shall be assessed only against the properties or units which were under the pre-merger Association which incurred the loss," so ask whether any building-group charge applies. Two units at the same price in different buildings can carry different monthly costs and different reserve positions.
A buyer's lender counts the assessments in the debt-to-income ratio, so higher assessments reduce the loan a buyer can carry. That is why the inclusion list matters as much as the number.
Florida rules shape an Osprey Cove sale price by requiring the resale package under section 718.503, the estoppel under section 718.116, the property tax disclosure under section 689.261 and the seller's duty to disclose known defects. Section 720.401 does not apply to associations regulated under chapter 718.
A unit owner who is not the developer must give the buyer, at the seller's expense, the declaration, articles, bylaws and rules, annual financial statement and budget, any milestone summary, the reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, if the contract carries the voidability clause, and the right cannot be waived.
The association must issue an estoppel within 10 business days of a request, at up to $299 for a current account. It shows the assessment, amounts owed and any capital contribution, resale or transfer fee, so a buyer's price reflects real numbers.
Florida's condo safety law applies to residential condominium buildings of three or more habitable stories. The eight four-story Terrace buildings are covered, with the default 30-year milestone trigger around 2036 for buildings completed in 2006, and the two two-story Veranda buildings are exempt.
Florida's Johnson v. Davis decision makes a seller disclose known material facts that are not readily observable, and section 689.261 requires the property tax disclosure summary. A buyer's tax bill is based on the assessed value after the sale, not on your bill.
Before you list, the things that move an Osprey Cove valuation most are a documented roof and air conditioning file, fresh paint and flooring, clean systems at inspection, current estoppels and a price set to your plan's recent closings. Small, visible work beats large, speculative work.
Service the air conditioning, check the water heater, test windows and doors, and address active leaks. Each avoids a price request later.
Paint, lighting and clean flooring lift photographs and showings. Buyers pay more for a home that looks cared for.
The declaration, budgets, rules, reserve study and insurance summary answer a buyer's lender's questions in advance.
A full renovation rarely returns its cost in a $219,000 market. We tell you which projects pay back before you spend.
At a $219,000 sale price, the statutory lines of a Lee County seller's net sheet are the deed documentary stamp tax of $1,533, the owner's title policy of $1,170 and an estoppel of up to $299, or $3,002, before commission, settlement fees, a lien search and the tax proration. Commission is negotiable, and every figure is an estimate.
Data updated: October 2026
Line | At $219,000 | At $250,000 |
|---|---|---|
Deed documentary stamp tax ($0.70 per $100) | $1,533 | $1,750 |
Owner's title policy (Lee County, seller customarily pays) | $1,170 | $1,325 |
Estoppel certificate (current account, statutory cap) | $299 | $299 |
Statutory subtotal | $3,002 | $3,374 |
Listing commission | negotiable | negotiable |
Buyer-agent compensation, if offered | negotiable, off-MLS | negotiable, off-MLS |
Settlement, title search, lien search, tax proration | varies | varies |
Sources: Florida Department of Revenue documentary stamp tax page; Florida Administrative Code Rule 69O-186.003 promulgated premium; section 718.116; our shared Florida cost-of-selling research. Your payoff comes out of the net.
It leaves out your mortgage payoff, which is the largest line for many owners, the estoppel certificate, and the property tax proration, which is a credit to the buyer for the days you owned the home in the tax year. We build all of it into your sheet with real numbers.
Sellers price better when they know their bottom line. We give you the sheet with your valuation.
Renting an Osprey Cove condo is allowed through the associations' approval process, and the community is rental-active. Whether to rent or sell depends on your numbers: we pull the current rental closings for your plan from the Southwest Florida MLS before you decide.
The association runs a lease application process, and each declaration governs leasing. Minimum lease terms, lease caps and any waiting period are set in the recorded documents, which we confirm before you rely on any of them.
We compare the net from selling today with the after-cost rent from leasing, plus the assessments, insurance and taxes you keep paying. Then we compare the two over your holding period.
If your unit is original and the market has stepped down, holding may not recover value. If you value simplicity, a sale ends the assessments and the tenant approvals.
You get a free Osprey Cove valuation by calling Jesse McGreevy at (239) 898-6072 or requesting one online. It is a written opinion of value from closings of your own floor plan, with your association costs, flood file and net sheet beside it, at no cost and no obligation.
The recent closings of your plan with dates, a per-square-foot analysis, the live competition, your unit's position on its ladder with reasons, the association costs your buyer will underwrite, and a recommended list price and range.
We follow up with a written comparable set. Many owners use it to decide whether to sell this season or next.
Osprey Cove owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a valuation that starts from closings turns straight into a price, a plan and a resale package. Recent closings ran $190,000 to $257,600.
Data updated: October 2026
If you are searching for the best Osprey Cove listing agent, or thinking, "I need a real number for my condo in Osprey Cove," here is the short version: we match your unit to its plan's closings, adjust for what buyers pay for, test it against the appraiser and give you a range you can defend.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Not automatically. Veranda homes have a garage and the two largest plans, but only 24 exist and they trade rarely. We value your unit against closings of its own plan and, where needed, against comparable plans outside the community.
No. Get the valuation first, then decide. We tell you which repairs and updates pay back before you spend.
Yes. The valuation is free and carries no obligation, and many owners use it to decide between selling, renting and holding.
Automated estimates cannot see your building, updates or documents, and recent closings ranged from $190,000 to $257,600. A valuation built from closings of your plan is more reliable.
An appraisal is a lender's opinion for a specific loan. Our valuation is a marketing opinion built from closings to set a list price, and we test it against what an appraiser can support.
Yes. We value the unit for sale and, on request, compare selling with renting using the associations' leasing rules.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor on Google, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition on production, not on reviews alone.
★★★★★ "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
A valuation is only worth having if you can rely on it. We show you the closings behind the number and let you decide with full information.
★★★★★ "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
A valuation is the start of a relationship, not a document. We keep you informed until the home is sold.
Osprey Cove owners who want a number they can trust work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing inside the community and shows its work. Learn more about our team.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Jesse has lived in Estero since 2003.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor; read verified reviews on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Osprey Cove? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove owners ask these questions before they set a price, and each answer is written for a Lee County condominium owner. They cover method, comparables, floor plans, assessments, rules, timing and what you net.
Data updated: October 2026
The MLS median for the last 12 months was $219,000, from $190,000 to $257,600, and your number depends on floor plan, building and condition. Call Jesse McGreevy at (239) 898-6072 for a valuation of your unit.
We match it to recent closings of similar floor plans, adjust for building, floor, parking, condition and updates, and test the result against what an appraiser can support.
The six most recent MLS closings, from April 16 to September 22, 2026, ranged from $215,500 to $257,600. The full 12-month list is above, with dates, beds and baths, living area, sold price and days on market.
The MLS median was $178 in the last 12 months ($177.76 before rounding), $182.63 over 24 months, $193.52 over 36 months and $219.24 over 60 months.
Down from the peak. The MLS median was $277,000 in months 37 to 60, $270,000 in months 25 to 36, $245,000 in months 13 to 24 and $219,000 in the latest 12 months, and the county's recorded sales point the same way.
They are different products: Terrace homes have a carport and there are 304, Veranda homes have a garage and there are 24. We value each against buyers who prize the feature, using the closings that match.
In the last 12 months the MLS grouped 8 closings as two bedroom at a $216,750 median and 6 as two bedroom plus den at a $224,350 median. The county roll shows every home as two bedroom, two bath.
Three active listings asked a $249,900 median on September 29, 2026, while the median closing was $219,000 and reached 90.9% of its final list price.
A median of 168.5 days on market in the last 12 months, from 8 to 322 days.
Kitchens, baths, flooring and impact windows tend to return the most, but the return depends on what current buyers pay for. We tell you before you spend.
Yes. One association has run all five condominiums since 2011, its assessment is not published, and buyers weigh the documented figures against what they cover.
Association assessments in a Florida condominium like this customarily bundle exterior maintenance, roof reserves, landscaping, pest control and the shared amenities, and listings commonly reference water, cable and insurance. We verify against the current budget.
It can, because buyers and lenders price it in. A special assessment by one condominium affects only that condominium's owners, so we ask your association directly.
They affect buyer confidence. The eight four-story Terrace buildings are covered and the two-story Veranda buildings are exempt, and the section 718.503 package states whether a reserve study has been completed.
It is the association's written statement of what is owed on your unit. Section 718.116 requires it within 10 business days of a request, capped at $299 for a current account, plus $119 if expedited and $179 if delinquent.
Under section 718.503, at the seller's expense: the declaration, articles, bylaws and rules, annual financial statement and budget, any milestone summary, the reserve study or a statement that none exists, and the FAQ document.
Its subsection (2) says it does not apply to associations regulated under chapter 718. The association operates all five condominiums under chapter 718 since the 2011 merger; your closing agent confirms the package. This is information, not legal advice.
The seller customarily does, and it is on the net sheet. The contract controls over custom.
$0.70 per $100. At $219,000 that is $1,533; at $250,000, $1,750.
Your net depends on your price, payoff, commission, estoppels and prorations. We build the sheet with your real numbers before you price.
Osprey Cove is rental-active, with an association lease application. Minimum lease terms and caps are in the recorded documents, which we confirm.
Yes, in your favor. Osprey Cove is in FEMA Zone X on panel 12071C0579G, outside the Special Flood Hazard Area, and buyers weigh that in their insurance cost.
No community-level damage figure is published. Osprey Cove is inland, in Zone X and evacuation Zone B, and buyers still ask, so we prepare a factual answer.
Villagio's MLS median was $270,000 against Osprey Cove's $219,000 in the same 12 months. They are different products, a 514-home coach-home community and a 328-home two-bedroom community, so we value each from its own closings.
An algorithm cannot see your building, updates, documents or association reserves, and closings here ranged from $190,000 to $257,600.
Any time. A valuation before season lets you decide with time to prepare.
No. It is free and carries no obligation.
Your unit number, floor plan or square footage, any updates, the roof and air conditioning dates, and your latest assessment notices.
The county records transfers coded as qualified arm's-length sales, without days on market or list price. The MLS shows list price and days on market. They differed by one sale over the last 12 months here.
A CMA is a written valuation built from closings of comparable homes, adjusted for differences. It is the standard tool for setting a list price.
Commissions are negotiable, and buyer-broker compensation offers cannot be advertised on the MLS since August 17, 2024. We explain the options and their effect on your net.
Yes. Many Osprey Cove owners are seasonal. We work by phone and video and manage the unit on site.
The leading digits of the unit number identify the building: 1xx and 2xx are Terrace I, 3xx and 4xx Terrace II, 5xx and 6xx Terrace III, 7xx and 8xx Veranda I, and 9xx and 10xx Terrace IV.
Yes. The four Terrace associations owe a structural integrity reserve study under Florida law, and Veranda I is exempt, so a Terrace buyer's lender will ask about it.
Osprey Cove facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes and agencies, FEMA and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Osprey Cove owners can pull the documents behind this valuation directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 718.503 | The documents a reselling unit owner must deliver and the buyer's 7-day, non-waivable cancellation right | |
Florida Statutes 718.116 | What the estoppel certificate must state, its fee caps and its 30-day life | |
Florida Statutes 718.112 | Condominium reserves and the structural integrity reserve study | |
Florida Statutes 553.899 | The milestone inspection rule for buildings of three or more habitable stories | |
House Bill 913 (2025) | The 2025 amendments to the milestone and reserve study framework | |
Florida Statutes 720.401 | That the HOA disclosure summary does not apply to a chapter 718 association | |
Florida Statutes 689.261 | The property tax disclosure summary that goes into a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 House Bill 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
Real property sale qualification codes (PDF) | What sale codes 01 and 02 mean when we count county sales | |
Lee County 2026 TRIM notice (look up any Osprey Cove unit) | The 2025 adopted and 2026 proposed millage lines for district 315 | |
Lee County Hurricane Evacuation Zone B (PDF) | The evacuation zone covering Osprey Cove | |
Lee County Find My Flood Zone map | Parcel-level flood zone lookup; the governing FIRM panel is 12071C0579G | |
Florida DBPR SIRS Reporting Database | Whether a given Terrace association has filed its structural integrity reserve study | |
Declarations of Condominium, Terrace I (2005000193277), Terrace II (2006000049041), Terrace III (2006000229707), Terrace IV (2006000343054) and Veranda I (2006000243060) | Leasing, pet, approval and maintenance rules for each building group | Lee County Clerk of Court official records, searched by instrument number |
Osprey Cove Master Association, Inc. corporate record, document N05000001402 | The master association's filing status | Florida Division of Corporations (Sunbiz), searched by document number |
Current budgets, reserve schedules, insurance summaries and rules | Assessments, reserves, any special assessment and coverage | Each condominium association and the master association; also in the resale package |
Estoppel certificates | Balances owed, any capital contribution or transfer fee, and other required items | Ordered from the association |
Osprey Cove owners reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free home valuation online. We answer with a written comparable set from your plan's closings.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.