Estero, Florida
Find what your Pebble Pointe home is worth with McGreevy and Comisar, Top 1% nationally since 2008. We price it from every MLS closing since 2021 in this 90-home Estero neighborhood and show you the size, condition and days on market behind the number.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
What is a Pebble Pointe home worth today? On the record, a detached home in this 90-home neighborhood inside The Brooks in Estero has closed between $659,900 and $965,000 over the last 60 months, and the three sales in the last 12 months had a $720,000 median. This guide shows how a Pebble Pointe number is built from those sales, and it sits beside our full Pebble Pointe neighborhood guide, which carries the history, the flood record and the association's public filings. Where a fact is not public, we say so and name the document that would answer it.
Ready to list? Our Pebble Pointe seller guide covers price, paperwork and your net proceeds, and our Pebble Pointe buyer guide shows what the buyer will read about your home. For the wider view, our guide to what a Brooks home is worth covers Shadow Wood, Copperleaf, Spring Run and Lighthouse Bay, and our guide to the best real estate agents in Estero compares listing teams on the public record.
McGreevy and Comisar are the best realtor for valuing a Pebble Pointe home because the number comes from the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Pebble Pointe read built from every MLS closing since December 2021, the county roll and the flood layer.
Jesse McGreevy and Marc Comisar prepare every valuation themselves. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. A Pebble Pointe valuation from us is a written opinion of value with the closed sales, the adjustments and the days on market shown, not a number from a tool.
Recent Pebble Pointe record (12 months to October 21, 2026): 3 resales in the Southwest Florida MLS (pulled October 21, 2026) at a $720,000 median (n = 3, a small sample), a range of $659,900 to $770,000, a median of 115 days on market and a median sold-to-list ratio of 93.8%. 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. What we can say is that in the last 12 months we tracked every one of those 3 closings, and every one of the 18 the MLS has recorded here since December 2021.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Pebble Pointe is narrower: we have read the county roll for all 90 homes, the state's record for the association and the federal flood layer, and we bring them to the valuation.
Jesse McGreevy runs the data: the closed-sale set, the size-band ladder and the net sheet. Marc Comisar runs the field side and walks the home when you want an in-person opinion. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pebble Pointe owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide how a value is built in a neighborhood of 90 homes where only a handful change hands each year, and where one good comparable matters more than a long average.
Pebble Pointe owners can use the links below to jump straight to the recent sales, the way a home is valued, the Lighthouse Bay comparison, your net proceeds or the valuation FAQ. The guide runs in the order most owners ask: the number first, then how it is built, then what moves it.
Why McGreevy and Comisar Are the Best Realtor for Pebble Pointe · Key Takeaways · What Is My Pebble Pointe Home Worth? · How Is a Pebble Pointe Home Actually Valued? · What Have Pebble Pointe Homes Sold For in the Last 12 Months? · How Have Pebble Pointe Home Values Changed Over Time? · Which Neighborhood Differences Change a Pebble Pointe Value? · Why Do Online Estimates Miss on Pebble Pointe Homes? · Pebble Pointe vs Lighthouse Bay at The Brooks: How Do Their Values Compare? · How Do Pebble Pointe Values Compare With the Rest of The Brooks? · What Does the Live Competition Say About a Pebble Pointe Value? · When Is the Best Time to Have a Pebble Pointe Home Valued? · What Do a Pebble Pointe Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Pebble Pointe Sale Price? · What Moves the Number Before You List a Pebble Pointe Home? · What Will You Net From a Pebble Pointe Sale? · Should You Rent or Sell Your Pebble Pointe Home? · What Do County Recorded Sales Add to a Pebble Pointe Valuation? · How Do You Get a Free Pebble Pointe Home Valuation? · Thinking of Selling Your Pebble Pointe Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Pebble Pointe Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Pebble Pointe · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Pebble Pointe Valuation Team Today?
Your Pebble Pointe home is worth what buyers have recently paid for a home of your size and condition, and in 60 months that ranged from $659,900 to $965,000. The 12-month median is $720,000 on three sales. A precise number needs your address, your plan and your updates, so use these figures to find your rung, not to price.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; 12-month and 60-month windows ending that day)
Over 60 months, 17 marketed closings had a $915,000 median and a range from $659,900 to $965,000. Over the last 12 months, 3 closings had a $720,000 median and a range from $659,900 to $770,000. Both windows are correct, and the difference between them is the story: the 2023 peak is behind us and the 2026 closings are the current market.
The two newest per-square-foot figures in the record are $279 (July 2026, 2,367 square feet) and $334 (April 2026, 2,305 square feet). Applied to an illustrative 2,300 square foot home, they imply about $641,700 to $768,200 before any adjustment for condition, updates or a lot difference (our arithmetic, 2,300 times $279 and 2,300 times $334). That is an illustration of how a range is built, not a valuation of any home.
A median of three sales describes three sales. The mix of plans matters as much as the calendar: the 12-month sales include a 2+Den home of 2,099 square feet and two 3+Den homes of 2,305 and 2,367. A different mix would have produced a different median, which is why we value your home against the closings of your size band.
A Pebble Pointe home is valued by finding the closed sales nearest your size, plan label and date, adjusting each for differences a buyer would pay for, and reading the result against the asking history and the county record. With three to seven sales a year, one well-matched closing outweighs a long average.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
The county roll gives the heated area of each of the 90 homes, from 1,850 to 3,440 square feet with a median of 2,307, and thirteen homes at about 2,099 to 2,100 and eleven at 2,334 form the biggest groups. We do not assign the builder's plan names, because no public record we cite carries them. We match by heated area and bedroom count, then by the MLS label.
The MLS calls most of these homes "3+Den" or "2+Den." Of the 17 marketed closings in 60 months, 13 were three-bedroom homes at a $935,000 median, and 4 were two-plus-den homes at $753,500 (n = 4, a small sample). The roll counts bedrooms only, so its 68 three-bedroom and 21 two-bedroom homes will not line up one for one with the MLS labels, and we reconcile them home by home.
A pool, an enclosure, a kitchen or floor update, impact windows and a new roof all matter to a buyer, and none appears in a table. We photograph and note them at the walk-through, and we price each only when a comparable closing shows buyers paying for it. If the record shows no premium, we say so.
The MLS pull we use has no lot-position field, and the roll splits the homes into 51 on Coconut Road and 39 on Pebble Pointe Lane. We cannot say from the record whether a preserve, lake or road view changes a price here, and we do not claim it does. If you believe yours does, we look for a closing that proves it.
A price has a date. The 2023 closings and the 2026 closings are similar houses at different prices, and days on market and sold-to-list tell us how hard buyers pushed. We apply the recent pattern, a median 94.9% of final list across the last six closings, to the way we frame your list price and your expected sale price.
Pebble Pointe homes sold three times in the last 12 months, at $659,900 in July 2026, $770,000 in April 2026 and $720,000 in January 2026, a $720,000 median that describes three sales. All three closed below their final list prices, and the wait ran from 66 to 258 days.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
| Closed | Bedrooms and baths | MLS living area (sq ft) | Final list | Sold price | $ per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | 3+Den / 3 bath | 2,367 | $699,000 | $659,900 | $279 | 94.4% | 115 |
| Apr 2026 | 3+Den / 3 bath | 2,305 | $835,000 | $770,000 | $334 | 92.2% | 258 |
| Jan 2026 | 2+Den / 2 bath, 1 half | 2,099 | $767,900 | $720,000 | $343 | 93.8% | 66 |
The mean is $716,633 and the total volume $2,149,900. They sold $39,100, $65,000 and $47,900 below their final list prices.
With a second year added, 7 closings had a $770,000 median, $389.98 per square foot, 66 days on market and 95.4% sold-to-list. With a third year, 8 closings had a $860,000 median (the mean of $770,000 and $950,000), $396.34 per square foot and 95.8% sold-to-list. Those windows are still small samples: the 24-month window adds the three 2025 closings and December 2024, and the 36-month window adds October 2023.
Seventeen closings, the first window with 10 or more, had a $915,000 median, $395.35 per square foot, 48 days on market and 97.0% sold-to-list. The 60-month total is $14,581,400. Read it as the neighborhood's history and the 12-month window as its present.
Seven of the 17 closings came in 2023, at $810,000 to $965,000, and the year's median was $935,000. A seller who values a home from that plateau will price far above what the last closing paid, and a buyer will not follow. The July 2026 sale closed 31.6% below the October 2023 closing of a near-identical home, though it took 115 days to get there.
Pebble Pointe has 90 homes, an association whose dues are not published, and on October 21, 2026 exactly one home for sale, asking $859,000. Few homes here come up for sale, so the next owner who sells should call us first: get a free Pebble Pointe home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Pebble Pointe values have moved through three phases: builder-era prices around $500,000 from 2015 to 2019, a run-up through 2021 and 2023 to a $935,000 to $960,000 plateau, and a 2026 reset to the $660,000 to $770,000 band. A buyer reading only the plateau overpays, and a seller anchoring to it waits.
Data updated: October 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS, pulled October 21, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $720,000 |
| 2025 | 4 | $950,000 |
| 2024 | 1 | $960,000 |
| 2023 | 7 | $935,000 |
| 2022 | 2 | $815,250 |
| 2021 | 13 | $639,999 |
| 2020 | 6 | $525,000 |
| 2019 | 20 | $490,000 |
| 2018 | 15 | $524,900 |
| 2017 | 21 | $502,150 |
| 2016 | 18 | $525,454 |
| 2015 | 23 | $501,216 |
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December only) | 1 (small sample) | $762,000 | $762,000 | 3 | 100.4% |
| 2022 | 2 (small sample) | $815,250 (mean of $780,500 and $850,000) | $780,500 to $850,000 | 3 | 100.7% |
| 2023 | 7 (small sample) | $935,000 | $810,000 to $965,000 | 38 | 97.0% |
| 2024 | 1 (small sample) | $960,000 | $960,000 | 48 | 96.4% |
| 2025 | 3 (small sample) | $950,000 | $745,000 to $950,000 | 48 | 96.2% |
| 2026 to September 29 | 3 (small sample) | $720,000 | $659,900 to $770,000 | 115 | 93.8% |
The 2021 county median of $639,999 sits 28% above 2015's $501,216, 2023's $935,000 sits 87% above it, and 2026's $720,000 sits 24% below 2025's $950,000. Small counts move medians, so we describe direction, not a precise rate. The direction is up sharply to 2023, flat through 2025 on the larger homes, and down in 2026.
Every one of the seven resales since January 2025 closed above the same home's previous recorded price, by 21% to 83%. That measures how far the neighborhood has moved since the builder-era prices of $355,600 to $662,226, not what any one owner made. Your own purchase price and date are one more data point in the file we build.
Five differences change a Pebble Pointe value: heated area, the den label, the year built inside the 2015 to 2019 run, one custom-sized outlier and the flood file. Two we cannot price from the record, lot position and any club right, and we say so instead of guessing.
Data updated: October 2026 (Lee County 2026 roll; Southwest Florida MLS, pulled October 21, 2026)
The 2026 county roll gives the 90 homes a heated area from 1,850 to 3,440 square feet, with a median of 2,307. In the MLS closings, the ladder by area is visible: seven homes at or under 2,150 square feet had a $810,000 median, nine between 2,151 and 2,400 had a $939,000 median, and one at 2,436 closed at $950,000.
The roll counts 68 three-bedroom homes, 21 two-bedroom homes and one four-bedroom home. The MLS records a den separately, so most closings are labeled "3+Den" or "2+Den." A buyer prices the extra room, and a valuation has to match your label to the closings with the same label.
The roll dates 24 homes to 2015, 18 to 2016, 23 to 2017, 13 to 2018 and 12 to 2019, a median of 2017. That makes the oldest about eleven years old and the newest about seven. We cannot say from the record that a 2015 home prices differently from a 2019 home, so we watch for it in the closings, and today there is no pattern to report.
One parcel carries 3,440 heated square feet, about 1,100 above the median. It is a single record with no comparable in the neighborhood and no closing in the MLS window. Any owner or buyer of an outlier home should expect pricing to lean on Estero-wide comparables, and we would say so in the valuation.
The roll places 51 homes on Coconut Road and 39 on Pebble Pointe Lane. The MLS has no lot-position field, so we cannot say whether the street, a preserve or a water view moves price. If you believe your lot commands a premium, tell us why, and we will look for a closing that supports it.
The federal flood layer returned Zone AH at all four points we tested across both streets, and a 2016 FEMA map-change case covers 24 lots. A buyer's insurance cost is part of what they will pay you, so your elevation certificate and flood premium belong in the valuation file.
There is no golf course inside it, no condominium layer, no builder inventory since 2019 and no age-restriction language in any record we found. A buyer comparing Pebble Pointe with a golf-club community will price those differences, and we do too.
Online estimates miss on Pebble Pointe homes because a 90-home neighborhood with three sales in a year gives an algorithm almost nothing to learn from, and because the number that matters most, the July 2026 closing at $659,900, sits against a $965,000 closing of a nearly identical home. We cite no portal's number.
An automated tool needs many recent sales to be reliable. Pebble Pointe had 3 MLS closings in 12 months, 7 in 24 months and 17 in 60 months, so any tool leans on older sales or on nearby neighborhoods that are not the same product.
A tool that averages the last few years sees $915,000 as the 60-month median and $720,000 as the 12-month median, and it cannot tell which one describes your home this week. We show both, then explain which applies and why.
One September 2025 transaction at $950,000 was entered in the MLS after closing and never marketed, so it has no days on market, and we leave it out of every median. A tool may count it, and it changes the picture: the county file shows 4 qualified sales since September 29, 2025 at a $745,000 median, against 3 in the MLS at $720,000.
A pool, an enclosure, hurricane windows and a kitchen update change what a buyer will pay and appear in no public table. A written valuation from a person who has walked the home captures them, and it says which ones the closings show buyers paying for.
We give you the closings by size band with dates, days on market and sold-to-list, the current listing and your home's place on the ladder, with the reasons written down. You can argue with a written opinion. You cannot argue with a black box.
Pebble Pointe values sit at a $720,000 12-month median on three sales, against Lighthouse Bay at The Brooks at $347,500 on 30 sales, because a detached 2015 to 2019 house of 2,307 square feet is a different product from a 2000 to 2004 condominium of 1,554 square feet. Both share a Brooks address.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County 2026 roll)
| Question | Pebble Pointe | Lighthouse Bay at The Brooks |
|---|---|---|
| Home type | Detached single-family | Condominium |
| Units on roll | 90 | 654 |
| Legal regime | Chapter 720 homeowners' association | Chapter 718 condominium associations |
| Median year built | 2017 (2015 to 2019) | 2002 (2000 to 2004) |
| Median heated area | 2,307 sq ft | 1,554 sq ft |
| 12-month MLS closings | 3 (small sample) | 30 |
| 12-month median sold | $720,000 | $347,500 |
| 12-month median $/sq ft | $334.06 | $225.40 |
| 12-month median days on market | 115 | 62.5 |
| 12-month median sold-to-list | 93.8% | 97.0% |
| 60-month median (n) | $915,000 (17) | $425,000 (158) |
| Active listings, October 21, 2026 | 1, at $859,000 | 13, median list $325,000 |
The medians differ by about $372,500, and the price per square foot differs by about $109. Size, age, and house against condominium explain the gap, as does depth: Lighthouse Bay's 158 sales in 60 months give it a much better-measured price than Pebble Pointe's 17.
It does not say one is worth more than the other. An owner in either village should value against their own village's closings. See our Lighthouse Bay at The Brooks community guide for its numbers, and our Pebble Pointe neighborhood guide for the association and flood detail that this valuation uses.
Pebble Pointe's $720,000 12-month median sits below Copperleaf's $765,000 and well below Shadow Wood's $900,000, but on three sales it cannot be ranked. It is the smallest and newest of six Brooks villages, and the only one built after 2004, so the fairest comparison is its own closings.
Data updated: October 2026 (Lee County 2026 roll; Southwest Florida MLS, 12 months to October 21, 2026)
| Village | Units on roll | Regime | Median year built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
| Shadow Wood | 1,477 | Chapter 720 | 2002 | 73 | $900,000 |
| Copperleaf | 570 | Chapter 720, with condominium recreation associations for carriage homes | 2001 | 20 | $765,000 |
| Spring Run | 847 | Mixed Chapter 720 and 718 | 2000 | 35 | $393,000 |
| Lighthouse Bay | 654 | Chapter 718 | 2002 | 30 | $347,500 |
| Pebble Pointe | 90 | Chapter 720 | 2017 | 3 (small sample) | $720,000 |
| Winding Stream | 120 | Chapter 718 recreation association | 2001 to 2002 | 11 | $325,000 |
Read the table to understand what a Brooks address does and does not carry. The two Chapter 720 villages, Shadow Wood and Copperleaf, are the closer comparison for a house. The three lowest medians are about half of Pebble Pointe's, which reflects house against condominium, age and size as much as location. For the umbrella view across all five communities, read our Brooks community guide.
Each village has its own association, and the Commons Club's reach beyond its stated Brooks communities is a question for the club. A fee, gate or club right in one village does not add value to a home in another unless the document says so.
The live competition for your Pebble Pointe home is one MLS active on October 21, 2026: a three-bedroom-plus-den, 2,353 square foot home asking $859,000 after 74 days. That is $365 per square foot on the ask, and it tells you where one seller is testing the market, not where buyers have paid.
Data updated: October 2026 (Southwest Florida MLS, active listings and closings to October 21, 2026)
The $859,000 ask is $199,100 (30.2%) above the July 2026 closing of a 2,367 square foot home at $659,900, and $106,000 below the October 2023 closing of a 2,353 square foot home at $965,000. It is $89,000 above the April 2026 closing at $770,000. Asking prices are a seller's opinion, closings are the record.
One active listing against 3 closings a year is 4.0 months of supply by our arithmetic. That figure says how few homes trade, not how quickly they sell. A single listing that sits also sets a ceiling in a buyer's mind for every home like yours.
A new listing, a price reduction or a closing changes the ladder. Because Pebble Pointe closes only a few sales a year, one sale can move the 12-month median by tens of thousands of dollars, so we re-run your valuation when the next home closes.
The best time to value a Pebble Pointe home is before any decision you cannot undo: before you list, before a refinance, before an insurance renewal, and again after each nearby closing. With three sales a year, a stale valuation is one closing behind, and here one closing can change the median.
A valuation ahead of a listing gives you time to gather the documents, fix the cheap items and choose a date. It also tells you whether to list now or wait, with the days-on-market record beside the price.
When the next Pebble Pointe home closes, the ladder changes. We watch the closings and refresh valuations for owners who ask, because the newest comparable is the one a buyer's agent will cite first.
Estate, divorce, relocation, a second-home decision or a change in how you use the home all justify a valuation without a listing. We describe the property and its value, and we keep the conversation confidential.
A Pebble Pointe buyer subtracts their carrying costs from what they will pay you: association dues we could not find published, a possible district line, possible club fees, reset property tax and insurance in a Zone AH area. Each unknown becomes a discount, so documenting them raises the price a buyer will offer.
The association's assessment is not public in any record we could read, and we found no public statement of a one-time capital contribution. A buyer who cannot get either number will assume the worst, so a written fee statement is worth money.
The Brooks of Bonita Springs Community Development Districts adopted fiscal year 2027 budgets with an operations-and-maintenance assessment of $1,017.25 per unit, and the document does not mention Pebble Pointe. We could not verify whether a Pebble Pointe tax bill carries a district line, so read yours and tell us.
The Commons Club's membership page says its tiers are for residents living within The Brooks communities and does not name Pebble Pointe. Do not tell a buyer a club right comes with the home until the club confirms in writing.
A buyer's first tax bill resets to the purchase price under the rules the Property Appraiser applies, so yours is a poor guide. Wind, flood and liability are separate. A flood quote and a wind-mitigation report in the file let a buyer price insurance without guessing, and a home built from 2015 to 2019 can document its features on the state's form.
Five Florida rules shape a Pebble Pointe sale: the section 720.401 disclosure summary before the contract, the section 689.261 property tax disclosure, the section 689.302 flood disclosure, the section 720.30851 estoppel certificate and the Johnson v. Davis duty to disclose known defects. Each one affects what a buyer will pay.
Section 720.401 requires the buyer to receive the summary before the contract is executed, and on a resale the owner supplies it. If it is late, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. A contract at your valuation is only as firm as this paperwork.
Section 689.261 requires a property tax disclosure summary at or before signing, and section 689.302 requires a flood disclosure at or before the contract is executed, covering known flood damage, flood-related insurance claims and flood assistance during your ownership.
Section 720.30851 sets the estoppel process, with delivery due within 10 business days of a request and a base fee cap of $299. In Lee County the seller customarily pays it, and the contract controls.
Under Johnson v. Davis, a Florida seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove the duty.
Before you list, five things move a Pebble Pointe number: the documents file, an elevation certificate, a wind-mitigation report, the home's condition and a price set from the last three closings. Documents and reports cost little and remove reasons for a buyer to discount, while a price above the market cannot be fixed later.
A fee statement, the declaration and rules, the estoppel request, permits and approvals for any addition, and the flood and wind documents. Buyers ask for all of them, and a home that has them ready gives a buyer fewer reasons to ask for a price cut.
Because the federal layer draws the neighborhood in Zone AH, a buyer's lender and insurer will ask for the elevation certificate. Ground elevation is not floor elevation: the U.S. Geological Survey put the ground at four points between 15.6 and 16.8 feet, and only a certificate states the lowest floor.
Roof, air handler and water heater of a 2015 to 2019 home are typically in their first life, but the age of any one is a matter for your records. Clean, documented and well-photographed homes give a buyer's agent a reason to hold the price.
Our range for a comparable home starts with the $659,900, $770,000 and $720,000 closings of 2026, moves for real differences and says what a stretch price costs in days on market.
You net from a Pebble Pointe sale the price minus a negotiated commission, documentary stamps at $0.70 per $100, the owner's title policy, the estoppel and small closing charges. At $770,000 that is about $718,586 with a buyer-agent offer and $737,836 without, before payoff and tax proration, by our estimate.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; shared Florida cost research, 2026)
The three prices are the July 2026 closing, the April 2026 closing and the current active listing's ask. The commission lines are negotiated examples, not rates, and the contract controls who pays each line. See our Pebble Pointe seller guide for the full cost discussion.
| Line item | $659,900 (July 2026 closing) | $770,000 (April 2026 closing) | $859,000 (active ask) |
|---|---|---|---|
| Listing commission, example 2.75% | $18,147 | $21,175 | $23,623 |
| Buyer-agent compensation, if offered, example 2.5% | $16,498 | $19,250 | $21,475 |
| Deed documentary stamps, $0.70 per $100 | $4,619 | $5,390 | $6,013 |
| Owner's title policy, Lee County custom (seller) | $3,375 | $3,925 | $4,370 |
| Title search, settlement, lien search and estoppel, estimates | $1,674 | $1,674 | $1,674 |
| Total with a buyer-agent offer | $44,313 (6.7%) | $51,414 (6.7%) | $57,155 (6.7%) |
| Estimated net before payoff and proration | $615,587 | $718,586 | $801,845 |
| Total without a buyer-agent offer | $27,815 (4.2%) | $32,164 (4.2%) | $35,680 (4.2%) |
| Estimated net before payoff and proration | $632,085 | $737,836 | $823,320 |
It combines a $1,200 title search and settlement estimate, a $175 municipal lien search estimate and the $299 estoppel cap for a current account. It omits property tax proration, your mortgage payoff, repairs and concessions, because each depends on your own file.
There is no set rate, and your listing agreement states the commission in writing. Any offer of compensation to a buyer's agent is separate and, since August 17, 2024, is communicated off the MLS.
Renting a Pebble Pointe home cannot be valued from the public record, because the association's leasing rules are unpublished and the only rental data we hold is one seasonal lease at $9,000 in a June 10, 2026 rental pull, a sample of one. Get the declaration's answer in writing before choosing to rent.
The June 10, 2026 pull recorded one Pebble Pointe seasonal lease at $9,000, with an ask of $9,000 in season and $4,200 off-season. One lease says a home can be rented. It says nothing about how many leases are allowed, the minimum term or the registration fee.
Leasing limits, minimum terms and tenant approval live in the declaration and the rules, which we have not read. Ask the manager in writing, and ask whether a rule changed after the association restated its articles on March 20, 2024.
We compare your net from a sale, from the net sheet above, with your carrying costs and the rules you can document. Because we cannot price a rental from the record, we will not present a yield. We will show you the sale side in full and tell you plainly what we cannot verify on the rental side.
County recorded sales add the first sales, the resales and the turnover that the MLS never shows: 133 qualified sales across 90 Pebble Pointe homes since 2015, of which 43 were resales at a $659,900 median. They let a valuation test your home against its own neighborhood's history, not just the last three closings.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
The county file gives every one of the 90 homes a first qualified sale between 2015 and 2019, in counts of 23, 18, 20, 13 and 16 homes. Our reading is that a home's first recorded sale is the builder's sale to its first owner. On that reading first sales had a median of $505,000, from $355,600 to $662,226, and the 43 resales had a median of $659,900, from $457,000 to $965,000.
By period, resales ran 7 sales at a $545,000 median in 2017 to 2019, 19 at $620,000 in 2020 and 2021, 9 at $920,000 in 2022 and 2023, and 8 at $860,000 from 2024 to July 2026. The last group is the one a buyer's appraiser will weigh most.
Of the 90 homes, 51 have one qualified sale on file, 35 have two and 4 have three. So 39 homes, 43%, have resold at least once. In a neighborhood of 90, one or two sales a year is normal, and 2021 with 13 was the exception, so a valuation should never assume a steady flow of comparables.
The county file includes homes sold privately, and the MLS pull excludes transactions entered after closing from its medians. Since September 29, 2025 the county shows 4 qualified sales at a $745,000 median and the MLS shows 3 at $720,000. We reconcile them in the valuation so your buyer's appraiser sees one picture.
Pebble Pointe 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 own size range, placed on the neighborhood's price ladder, with your fee stack, 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 band with dates, days on market and sold-to-list, a per-square-foot analysis on MLS living area, the live competition, your home's position on the ladder with the reasons, a net sheet at your likely price, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a neighborhood where near-identical homes closed at $965,000 in October 2023 and $659,900 in July 2026, the number decides the sale. We would rather you see the evidence before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about.
Pebble Pointe 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 built from the closings becomes a list price you can defend and a documents file ready on day one. Our Pebble Pointe seller guide shows the plan.
Data updated: October 2026
If you are thinking, "I have my Pebble Pointe number, now I need someone to sell it," the short version is this. We place your home on the ladder of closed sales, build the documents file and the estoppel request, and market to the buyers who actually buy here. We negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listing. (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
It may. With three closings a year, the next sale can move the median, and a single price cut on the active listing changes what buyers see. We re-run your valuation when the ladder changes, so you decide with the latest closing.
Not exactly. The valuation gives a range and the evidence. Your list price is a strategy choice that weighs how fast you want to sell against how much room you want to negotiate, and we walk through both with the days-on-market record beside them.
Bring the determination letter and the elevation certificate. County records list the case but not its outcome, and we have not read the original letter, so the document itself answers a buyer's question and belongs in the valuation file.
We describe the market and the closings for any owner who asks. If your home has been on the market for months, the closed sales in your size band usually explain why, and we can show you how a price lines up against them.
Yes. A valuation is free and carries no obligation, and many owners use it to plan. We keep the conversation confidential.
The MLS closings and active listing in this guide were pulled on October 21, 2026, and the county's recorded sales run through July 29, 2026. Every figure names its window.
McGreevy and Comisar is a top-reviewed Pebble Pointe realtor, and the quotes below are genuine five-star Google reviews from clients, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "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 conversation, and the follow-up matters: what the closings say, what the showings say and how the two line up.
★★★★★ "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
Owners who have sold before know what a good number looks like, and they ask for the evidence behind it.
★★★★★ "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
Many owners value a home because they are moving on, and we coordinate the sale and the purchase as one plan.
A Pebble Pointe specialist matters for a valuation because the facts that move the number are in documents and a few closings: the den label, a size ladder, one active listing, a flood polygon with a 24-lot map change, an unpublished dues figure and a county record that disagrees with the MLS by one sale.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He runs pricing, data and the net sheet, which in Pebble Pointe means the size-band ladder and the county reconciliation. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home, meets the buyer's agent and coordinates the inspection. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Pebble Pointe home off the Brooks-wide median, quote the 2023 plateau as today's market, count an entry made after closing as a marketed sale or ignore the flood file. Each one moves the number by tens of thousands of dollars. Our Pebble Pointe neighborhood guide lists what the record does and does not show.
If you are valuing a Pebble Pointe home to buy another, we line up your sale and your purchase so your proceeds are ready when you need them. Call Marc at (239) 287-5873, read our Pebble Pointe buyer guide and see how we represent buyers in Estero.
We build the timeline for both sides and tell you when a contingent offer is the safer choice. Your valuation tells you what you can count on from the sale.
Our Estero buyer guide covers the village-wide market for owners looking at other neighborhoods, and our guide to selling a home in Estero covers the sale side.
These are the questions owners ask most about the value of a Pebble Pointe home in Estero, answered from the recent closings and the public record. Each answer names Pebble Pointe. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 60-month median of $915,000 (n = 17) and the 12-month median of $720,000 (n = 3, small sample), then find your size band and adjust for condition. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
By matching your home to the closed sales nearest your size, den label and date, adjusting for differences a buyer would pay for, and reading the result against the active listing, the asking history and the county record. With so few sales, one well-matched closing outweighs a long average.
Three homes closed: $659,900 in July 2026, $770,000 in April 2026 and $720,000 in January 2026, a $720,000 median and $334.06 per square foot of MLS living area (Southwest Florida MLS, pulled October 21, 2026).
$395.35 over 60 months (n = 17) and $334.06 over 12 months (n = 3, small sample), on MLS living area, with per-sale figures from $279 to $430.
Down from the 2023 to 2025 plateau. Yearly MLS medians were $935,000 in 2023 (n = 7), $960,000 in 2024 (n = 1), $950,000 in 2025 (n = 3) and $720,000 in 2026 to date (n = 3). Read the year-by-year tables before drawing a trend from a few sales.
Because the older sales closed at the 2023 peak. Seven of the 17 sales in 60 months came in 2023, at $810,000 to $965,000, and the 12-month window holds only the three 2026 closings.
Generally, yes. Seven homes at or under 2,150 square feet closed at a $810,000 median and nine between 2,151 and 2,400 at a $939,000 median, across all years. That is our tabulation of the 60-month closings.
The MLS records a den separately, and buyers price the extra room. Thirteen three-bedroom sales had a $935,000 median and four two-plus-den sales a $753,500 median (n = 4), but size and date also differ, so we compare labels home by home.
We cannot say from the record. The roll places 51 homes on Coconut Road and 39 on Pebble Pointe Lane, and the MLS has no lot-position field, so we do not claim a premium for either.
The record has no pool field, so we cannot state a premium. We note it at the walk-through and price it only when a comparable closing shows buyers paying for it.
We cannot quantify a discount from the closings. The federal layer draws the neighborhood in Zone AH, which affects a buyer's insurance requirement, so the flood file and elevation certificate belong in your valuation.
The active home, a 2,353 square foot 3+Den, asks $859,000 after 74 days. Your ask should be explained against the closings, not against that ask, because asking prices are opinions and closings are the record.
The median home closed at 97.0% of final list over 60 months and 93.8% over the last 12 (n = 3). Across the six closings since March 2025 the median was 94.9%.
The 60-month median is 48 days on market and the 12-month median is 115 days (n = 3), with a range of 2 to 258. A price near the last closings has sold faster than one near the 2023 peak.
Yes. It costs nothing, carries no obligation and stays between you and us. Use the free home valuation or call Jesse at (239) 898-6072.
Not for a first estimate. We start from the closings and your description. A walk-through refines the number, because updates, condition and improvements appear in no public table.
The county file records deed prices for qualified arm's-length sales, including homes sold privately, while the MLS pull covers marketed sales. Since September 29, 2025 the county shows 4 qualified sales at $745,000 and the MLS shows 3 at $720,000.
A transaction reported to the MLS after it closed without being marketed there. Pebble Pointe had one in September 2025, at $950,000 for a 2,338 square foot 3+Den home. It has no days on market and we leave it out of every median.
Rarely. Of 90 homes, 39 have resold at least once since 2015, 43 resales in all, and 51 have not sold since the first owner bought.
Our reading of the county file is that each home's first recorded sale is the builder's sale to its first owner. Those had a median of $505,000, from $355,600 to $662,226.
A buyer subtracts their carrying cost from what they will pay. Dues are not published in any record we could read, so your own figure in writing removes a discount a buyer would otherwise assume.
We could not verify one. The districts' fiscal year 2027 budget lists $1,017.25 per unit but does not mention Pebble Pointe. Read your tax bill's non-ad valorem section.
No public record says a membership comes with a Pebble Pointe home. The club's site says its tiers are for residents living within The Brooks communities and does not name Pebble Pointe. Confirm with the club before valuing any right.
About $671,811 with a buyer-agent offer or $689,811 without, before mortgage payoff and tax proration, using example commissions of 2.75% and 2.5% and the seller costs in our Pebble Pointe seller guide.
At $0.70 per $100, a $720,000 sale carries $5,040 in stamps and a $915,000 sale $6,405 (section 201.02). In Lee County the seller customarily pays them.
After each nearby closing, before you list, and before any decision you cannot undo. With three sales a year, one closing can move the median by tens of thousands of dollars.
Pebble Pointe's 12-month median is $720,000 on 3 sales and Lighthouse Bay at The Brooks is $347,500 on 30, because a 2,307 square foot house and a 1,554 square foot condominium are different products. See the Lighthouse Bay guide.
Shadow Wood has 1,477 units and a $900,000 12-month median on 73 closings, and Copperleaf has 570 units and $765,000 on 20. Pebble Pointe is smaller and newer but has far fewer sales to compare.
Yes. Tell us about the lease and its term. The buyer takes the lease, so its term and any association registration affect what they will pay.
A fee statement, the declaration and rules, the estoppel request, the elevation certificate, the flood and wind reports and permits for additions. Each removes a question that would otherwise become a discount.
A valuation from us is a broker's written opinion of value from the closings. An appraisal is prepared by a licensed appraiser, usually for a lender, and a buyer's lender will order one, which is why we prepare the comparables to match.
McGreevy and Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, are our answer, and the evidence is on this page. Get a free valuation or Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts for Pebble Pointe, leading a Domain Realty Group team from an office in Bonita Springs. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Pebble Pointe realtor on Google. Read more about McGreevy and Comisar, and see the agent profiles for Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
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 been in the business since October 2004, and the team launched in October 2008.
We lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Our credentials, stated once more:
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Pebble Pointe valuation guide traces to a primary record below: Florida statutes, Lee County and Village of Estero records, the Brooks community development districts, the Commons Club, the association's web page, FEMA and dated local reporting. Parcel and sale facts come from the county roll and the Southwest Florida MLS, pulled October 21, 2026. No brokerage or listing portal is cited.
Pebble Pointe's key documents are published by the State of Florida, Lee County, the Village of Estero, the Brooks community development districts, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records, and the estoppel certificate through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| FEMA letter of map change revalidation | Lee County Community Development | November 16, 2022 | Revalidation letter, PDF |
| Adopted budgets, fiscal year 2027 | Brooks of Bonita Springs Community Development Districts | fiscal year 2027 | FY2027 budgets, PDF |
| Adopted budgets, fiscal year 2026 | Brooks of Bonita Springs Community Development Districts | fiscal year 2026 | FY2026 budgets, PDF |
| Hearing Examiner's Recommendation, The Brooks parcel | Village of Estero clerk | 2021 | Clerk record, PDF |
| Coconut Road Traffic Study | Village of Estero | June 2016 | Traffic study, PDF |
| Pebble Pointe Community Association, Inc. record (N14000007753) | Florida Division of Corporations | filed August 19, 2014 | Sunbiz detail |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | current form | Wind-mitigation form, PDF |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | Ian report, PDF |
| Tropical Cyclone Report, Hurricane Milton | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate fee caps, staff analysis of CS/CS/HB 979 | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
Pebble Pointe owners reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free valuation online. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and every request gets a straight answer.
Selling? Start with the free home valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.