Estero, Florida
Find out what your Saltleaf home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Floor-and-stack comparables from 95 county-recorded sales, the buyer's cost stack and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
What a Saltleaf residence is worth depends on its tower, floor, stack, view, terrace and finish, and the public record gives a wider range than most owners expect: 95 recorded South Tower first sales from $2,805,000 to $13,636,540, a $4,400,000 median, three MLS closings and 16 live listings asking from $3,828,000 to $8,245,000. This page turns those figures into a method, and it sits beside our full Saltleaf community guide. If you are still choosing who will value your home, our guide to the best real estate agents in Estero compares the options on the public record.
The Saltleaf seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Saltleaf buyer guide shows the other side of the table.
Valuing a home elsewhere in the village, or comparing notes with a neighbor across town? Our guides to Estero home valuation, Meadows of Estero home valuation and Lakes of Estero home valuation apply the same record-first method to those markets. Want a number now? Start with our free home valuation. Our Saltleaf seller guide and buyer guide are being published alongside this page, and we will link them here as they go live.
McGreevy and Comisar are the best realtor to value a Saltleaf residence because we read the recorded sales for your floor band and stack, compare the 16 competing listings plan by plan, and show you the buyer's cost stack and your net before you decide anything. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar personally prepare every valuation we deliver. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive from Saltleaf, and the Coconut Road corridor is a market we work every week.
Recent Saltleaf record: 95 county-recorded, DOR-qualified South Tower closings from April 13 to July 31, 2026, all first sales direct from the developer, at a $4,400,000 median and a range of $2,805,000 to $13,636,540; 3 closings on the Southwest Florida MLS in the 12 months to October 21, 2026, at $13,636,540, $4,625,000 and $2,805,000; and 16 active listings asking a median $5,705,000, with 2 more pending. [Source: Saltleaf community guide]
For Saltleaf owners: a written opinion of value, the recorded ladder for your floor and stack, the live competition, the buyer's fee stack, a net sheet and a recommended list price with a defensible range.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Saltleaf is narrower and checkable: we have read the county's recorded sales, the MLS record and the developer's published materials, and we show you how each number was built.
You get Jesse and Marc, not an automated report. Jesse McGreevy runs the data, the recorded ladder and the net sheet, and Marc Comisar runs the field side, including the walk-through that turns a floor plan into an opinion of value. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Want your number? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They explain why one residence in this community can be worth $2,805,000 and another $8,470,000, and why an automated estimate is a poor place to start.
Saltleaf owners can use the links below to jump straight to the recorded ladder, the three MLS sales, the live competition, the West Bay Club comparison, the buyer's costs, your net or the valuation FAQ. The guide runs in the order most owners decide: the number first, then the method, then the evidence, then the costs.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Saltleaf · Key Takeaways
The Essentials: What Is My Saltleaf Home Worth? · How Is a Saltleaf Residence Actually Valued? · What Have Saltleaf Residences Recorded, by Floor and Stack? · What Did the Three MLS Closings Sell For? · What Is Asking Today, and How Does It Compare? · Saltleaf vs West Bay Club: How Do Their Values Compare? · How Do Saltleaf Values Compare With Naples and Bonita Bay Towers?
The Details: Why Do Online Estimates Miss on Saltleaf Homes? · What Does the Developer's Price Sheet Tell You? · When Is the Best Time to Have a Saltleaf Home Valued? · What Do a Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Saltleaf Sale Price? · What Moves the Number Before You List a Saltleaf Home? · What Will You Net From a Saltleaf Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Saltleaf Residence? · What Do County Recorded Sales Add to a Saltleaf Valuation? · How Do You Get a Free Saltleaf Home Valuation? · Thinking of Selling Your Saltleaf Residence? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Saltleaf Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida?
More: Frequently Asked Questions, Seller Edition: Valuing a Home at Saltleaf · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Saltleaf Valuation Team Today?
Your Saltleaf home is worth what a qualified buyer will pay for your exact residence, and the record brackets it: recorded first sales from $2,805,000 to $13,636,540 with most between $3,000,000 and $5,000,000, asking prices from $3,828,000 to $8,245,000, and three MLS closings. Floor, stack, plan, view, terrace and finish decide where you land.
Data updated: October 2026
Of the 95 recorded first sales, 2 closed under $3,000,000, 36 between $3,000,000 and $3,999,999, 33 between $4,000,000 and $4,999,999, 19 between $5,000,000 and $6,999,999 and 5 at $7,000,000 or above. If you know your floor and stack, the tables below narrow your range considerably. [Source: Lee County Property Appraiser]
A single average would mislead. The recorded prices span a factor of nearly five, from $2,805,000 to $13,636,540, and the spread comes from facts about your particular residence, not from noise. We say so plainly, and we give you a written range for your residence in the free valuation.
Find your unit number. Read your floor from it (the digits before the last two) and your stack from the last two digits. Look up your row in the tables below. Then call Jesse direct at (239) 898-6072 and we will place your residence on the ladder with you.
First, nearly every Saltleaf sale on record is a first sale from the developer, so the record shows what buyers paid the seller of new homes, not what an owner sold to another owner. Second, the resale record is only beginning. Both facts are why we show you the evidence and its limits together.
A Saltleaf residence is valued by placing it on the recorded ladder for its floor band and stack, comparing it with current listings of the same plan, adjusting for view, terrace, finish, parking and storage, and testing the result against what a buyer's appraiser can support. In a thin market, the method matters more than the average.
We start with the deeds nearest to your residence in floor and stack, and we note the date of each. A deed recorded in April 2026 reflects a contract signed earlier, and we say what that means for how much weight it deserves. [Source: Lee County Property Appraiser]
We compare your plan's asking prices and days on market. The 2,628 sq ft plan asks $3,828,000 to $6,005,000, the 3,610 sq ft plan $4,110,000 to $5,910,000 and the 3,885 sq ft plan $5,930,000 to $8,245,000, per the October 21, 2026 MLS pull. The 3,610 sq ft plan also has one MLS closing, $4,625,000 on October 14, 2026. Where a listing has waited past 90 days, we read it as a ceiling.
We adjust for what the deed does not show: view orientation, terrace footage, the finish package, upgrades since delivery, parking, storage units, cabanas and any marina slip lease. [Source: Saltleaf community guide] We size each adjustment against the record, and we say when we are guessing.
Lender appraisers rely on recorded sales and on the contract, and in a thin market they face the same scarcity of data we do. We prepare a file that shows the appraiser the same evidence we used, so the valuation and the appraisal are less likely to diverge.
We give you a recommended list price, an expected sale range and a plan for what to do if the first offers are lower. The valuation is a decision tool, and the decision is yours.
Saltleaf has 224 residences in two 22-story towers, and 95 of the South Tower's 112 have recorded a first sale, so valuing a resale here rewards local knowledge. If you are selling, get a free Saltleaf home valuation or Call Jesse direct at (239) 898-6072. If you are buying, start with how we represent buyers in Estero or Call Marc at (239) 287-5873.
Recorded prices climb with floor and vary by stack: floors 15 to 21 had a $5,060,000 median against $3,627,500 for floors 1 to 7, and stack medians ran from $3,392,500 to $5,490,000. The 95 sales are all first sales from the developer, recorded between April 13 and July 31, 2026.
Data updated: October 2026
We read each residence's floor from its unit number. The residence numbered PH20, at $13,636,540, is shown separately.
| Floors (from the unit number) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| Floors 1 to 7 | 36 | $3,627,500 | $2,805,000 | $7,675,000 |
| Floors 8 to 14 | 31 | $4,225,000 | $3,230,000 | $6,340,000 |
| Floors 15 to 21 | 27 | $5,060,000 | $3,635,000 | $8,470,000 |
Source: Lee County Property Appraiser sales files, DOR-qualified sales in Bayview South Tower A Condo, index built September 27, 2026; our grouping of unit numbers.
The last two digits of a unit number identify its stack. We do not attribute views to a stack, because the public record does not say which way each faces.
| Stack (last two digits) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| 01 | 18 | $4,970,000 | $4,185,000 | $8,470,000 |
| 02 | 14 | $3,392,500 | $2,805,000 | $4,935,000 |
| 03 | 16 | $4,342,500 | $3,515,000 | $7,370,000 |
| 04 | 16 | $4,001,204 | $3,530,000 | $5,435,000 |
| 05 | 15 | $3,685,000 | $3,155,000 | $5,410,000 |
| 06 | 15 | $5,490,000 | $4,620,000 | $7,675,000 |
Source: same as above. The stack 04 median is the average of the two middle sales, $4,001,203.50, rounded.
| Month of recorded deed | Closings | Recorded volume |
|---|---|---|
| April 2026 (from April 13) | 66 | $291,328,851 |
| May 2026 | 21 | $95,172,400 |
| June 2026 | 3 | $16,425,000 |
| July 2026 | 5 | $35,705,040 |
Source: same as above.
Use the floor table and the stack table together, not separately. A floor 18 residence in stack 02 is not the average of the two, and the overlap in the ranges shows why. We place you against the deeds nearest in both floor and stack, not against a table cell.
Half of the 95 recorded prices fell between $3,630,000 and $5,035,000, with the middle at $4,400,000. Those quartiles are a useful first frame, and your floor and stack tell you where in that range to look.
Three Saltleaf residences closed on the Southwest Florida MLS in the last 12 months: one at $4,625,000 on October 14, 2026 after 56 days on market, one at $13,636,540 on July 8, 2026 after 48 days and one at $2,805,000 on May 19, 2026 after 63 days. With fewer than 10 closings in any window back five years, we list them individually and quote no median.
Data updated: October 2026
| Closed | MLS beds and baths | Living area (MLS) | List price | Sold price | Sold as % of list | Sold per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| October 14, 2026 | 3+Den/3(1) | 3,610 sq ft | $4,625,000 | $4,625,000 | 100.0% | $1,281 | 56 |
| July 8, 2026 | 4+Den/4(1) | 6,250 sq ft | $15,235,000 | $13,636,540 | 89.5% | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 sq ft | $2,805,000 | $2,805,000 | 100.0% | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf on Estero Bay, pulled October 21, 2026. Beds and baths as the MLS prints them: bedrooms plus den, full baths, half baths in parentheses.
The list price of $15,235,000 matches the Penthouse Collection's May 2024 starting price in our community guide, and the MLS living area of 6,250 sq ft sits far outside the 2,628 to 3,885 sq ft standard plans. [Source: Saltleaf community guide] We do not know from the public record which residence it is. It closed at 89.5% of list, and its recorded deed of $13,636,540 is the top of the county record.
The May sale is a standard 2,628 sq ft plan at $1,067 per square foot, listed and sold at $2,805,000, and its deed matches to the dollar. It is the lowest recorded price of the 95 sales, and it recorded on a low unit number, which fits the floor pattern above. One sale does not set a price, and we treat it as one data point.
A median of three is not a market, and a months-of-supply rate built on three closings would tell you nothing. The rule we follow is to list the sales themselves whenever a window holds fewer than 10 closings, and to widen the window, which here does not add any because the MLS holds three closings back five years. [Source: Lee County Property Appraiser]
Sixteen residences were asking $3,828,000 to $8,245,000 on October 21, 2026, a median of $5,705,000 or about $1,644 per square foot, roughly 30% above the $4,400,000 recorded median, and 2 more were pending. By plan, the 2,628 sq ft residences ask a median $4,432,500, the 3,610 sq ft $4,562,450 and the 3,885 sq ft $7,410,000.
Data updated: October 2026
| Living area (MLS) | Active listings | Asking range | Median asking price | Median asking per sq ft | Median days on market so far |
|---|---|---|---|---|---|
| 2,628 sq ft | 6 | $3,828,000 to $6,005,000 | $4,432,500 | $1,687 | 93.5 |
| 3,610 sq ft | 4 | $4,110,000 to $5,910,000 | $4,562,450 | $1,264 | 126 |
| 3,885 sq ft | 6 | $5,930,000 to $8,245,000 | $7,410,000 | $1,907 | 90.5 |
Source: Southwest Florida MLS (Matrix), active Saltleaf listings on October 21, 2026, grouped by MLS living area. Asking price per square foot is our arithmetic.
The six 2,628 sq ft listings ask a median about 58% above the single $2,805,000 closing of that plan, and the ask for a plan is a hope, not a price. The recorded deeds say what buyers paid the developer and the asks say what owners hope for, and the truth for a resale lies between them, closer to whichever the buyer can prove.
The median active listing has waited 93.5 days, the range is 40 to 148 days, and 14 have waited 90 days or more. The shortest wait, 40 days, belongs to a $3,828,000 residence of 2,628 sq ft, reduced from $3,975,000.
If your residence is priced above the ask of the same plan in a similar position, it will not sell before theirs does. If it is below the recorded ladder for your floor and stack, you are giving away money. Valuation is finding the defensible space between those two limits.
Saltleaf and West Bay Club are the two Estero waterfront communities owners most often ask about, and their value records differ in kind: West Bay Club has 51 MLS closings in 12 months at a $907,000 median, while Saltleaf has 3 MLS closings and 95 recorded developer first sales at a $4,400,000 median. The comparison is one of evidence, not only of price.
Data updated: October 2026
| Value point | Saltleaf on Estero Bay | West Bay Club |
|---|---|---|
| MLS closings, 12 months to October 21, 2026 | 3 | 51 |
| MLS closed prices | $2,805,000, $4,625,000 and $13,636,540 | $485,000 to $4,500,000, median $907,000 |
| County-recorded qualified sales, 12 months | 95, all builder-direct, median $4,400,000 | Not pulled for this page |
| Median sold price per sq ft | Three sales: $1,067, $1,281 and $2,182 | $419 |
| Median days on market, closed sales | 48, 56 and 63 (three sales) | 85 |
| Median sold as % of list | 89.5%, 100.0% and 100.0% (three sales) | 93.5% |
| Active listings, October 21, 2026 | 16, median ask $5,705,000, 2 pending | 33, median ask $1,050,000, 15 pending |
| Median sold, 24 / 36 / 60 months | Not quoted, three sales | $1,025,000 / $990,000 / $980,000 |
| Closings, 24 / 36 / 60 months | 3 / 3 / 3 | 82 / 120 / 193 |
| Ownership model | Condominium towers with a licensed Ritz-Carlton brand | Established gated community, member-owned equity golf club |
| Community Development District | None | None |
Source: Southwest Florida MLS (Matrix), same October 21, 2026 pull for both communities; Lee County Property Appraiser sales files for the Saltleaf county figure; Saltleaf community guide and West Bay Club community guide.
A West Bay Club valuation rests on dozens of recent sales, and a Saltleaf valuation rests on a recorded ladder, three MLS sales and the live competition. Neither is better or worse, but they call for different methods, and an agent who values Saltleaf as if it were a 51-sale community will mislead you. West Bay Club's own valuation guide is being published alongside this page.
Some owners hold or consider both, and buyers of both are often weighing a new tower against an established community. The carry, the golf model and the insurance file differ, so a fair valuation also names what a buyer gets and pays in each. [Source: Saltleaf community guide] [Source: West Bay Club community guide]
Buyers of Saltleaf residences also look at branded and coastal towers in Naples and Bonita Springs, so an honest valuation names them: the Ritz-Carlton Residences in Naples, The Pearl, Aria at Park Shore, and the Bonita Bay and Pelican Bay coastal towers. Our community guide gives approximate price ranges for each, and we treat them as context, not as comparable sales.
Data updated: October 2026
| Community | Type | Approximate price range (our community guide, May 2026) |
|---|---|---|
| The Ritz-Carlton Residences, Naples | Branded high-rise | $3M to $20M+, about $1,400 to $2,500 per sq ft |
| The Pearl at Naples (London Bay) | Branded high-rise | $5M to $25M+ |
| Aria at Park Shore | Park Shore high-rise | $2M to $7M |
| Bonita Bay coastal towers | High-rise | $1.5M to $7M |
| Pelican Bay coastal towers | Gulf-front high-rise | $2M to $10M+ |
Source: Saltleaf community guide, "Comparable Communities Pricing Reference," approximate ranges from aggregated community tracking and developer-disclosed prices, May 2026. These ranges are not verified sales, and we do not use them to set your price.
The comparison that matters to a Saltleaf buyer is what they would get in Naples for the same money: the lower Collier County millage, an established resale market, and Gulf or Old Naples positioning. What they get at Saltleaf is Estero Bay frontage, newer construction designed after Hurricane Ian, a marina and public-access golf. [Source: Saltleaf community guide]
We use these communities to explain to your buyer why the number is right, not to derive it. The deeds and the asking prices for Saltleaf itself set the number, and the comparison set frames it.
Automated online estimates miss on Saltleaf because they need many recent, similar, recorded resales, and this community has none in the county file and three on the MLS. They also cannot see floor, stack, view, terrace or finish, which the recorded prices show can move a residence by hundreds of thousands of dollars.
An estimate model learns from resales of similar homes. The Lee County file shows no recorded resale in the South Tower as of its September 27, 2026 index, so a model is extrapolating from the developer's first sales or from other communities. [Source: Lee County Property Appraiser]
The recorded medians differ by about 40% between the lower and upper floors and by about $2.1 million between stacks. A model that sees square footage and a ZIP code sees none of that.
The MLS city is Bonita Springs, the brand and the bay are Estero, and a model may pool the residence with single-family homes in ZIP 34134. A tower residence at $4,400,000 is not compared fairly with those. [Source: Saltleaf community guide]
Treat an online number as a rough conversation starter, and ask what data it used. We will show you the recorded deeds, the live competition and our adjustments, and you can compare our number with any other on that basis.
The developer's published pricing parameters, standard residences from $3,000,000 at $772 to $1,191 per square foot and the Penthouse Collection from $15,235,000, describe a pre-construction market, and they are a useful starting point, not a valuation. Current asking prices of $1,139 to $2,285 per square foot show how far the resale market has moved from them.
Our community guide records standard residences of 2,628 to 3,885 sq ft priced from $3,000,000, a documented $772 to $1,191 per square foot band, and four penthouses of 12,790 to 13,630 sq ft from $15,235,000 at the May 2024 reveal. [Source: Saltleaf community guide] Those are the developer's own figures from its published materials. [Source: Saltleaf project news archive]
Prices set in 2023 to 2025 reflect construction risk, deposits and a sales program in progress. A resale in 2026 or 2027 faces a finished building, a live insurance market and competing listings, and the sheet does not carry those.
It tells you which plans exist, what was standard, and where the developer's remaining inventory sits, which is the price your buyer can also pay. A resale that asks well above the developer's remaining price for the same plan has a hard case to make.
We confirm the current developer price for your plan when it is available, and we treat any figure we cannot confirm as unknown. Where the developer's current pricing is not public, we say so.
The best time to have a Saltleaf residence valued is before you decide to list, and again when the record changes: after a recorded resale, before the North Tower delivers in the second quarter of 2027, and ahead of the January 1 homestead date each year. A valuation is a free decision tool, not a commitment.
Data updated: September 2026
The North Tower is projected for delivery in the second quarter of 2027, adding 112 residences of the same design. [Source: Saltleaf community guide] A valuation now shows what your residence competes with today, and a second one after delivery shows how it changed.
As resales record, the ladder gets better evidence. We update every owner's valuation when a resale records near their floor and stack, if they ask us to.
Florida homestead status and the assessment cap turn on ownership and residency on January 1 each year. [Source: Florida Statutes 193.155] If you are weighing a sale and a purchase, the date matters to your plan, and we sequence around it.
Your owner policy and the tower's master policy renew on their own schedules, and the buyer's insurance quote is part of the deal. [Source: Florida Office of Insurance Regulation] A valuation timed with your insurance file avoids a surprise in the buyer's due diligence.
A buyer's costs subtract from what they will pay you: Lee County taxes at 12.7942 mills, two-tier condominium assessments, insurance for the interior, loss assessment and flood, and any financing cost. At 7.24% for a 30-year loan, a $3,080,000 mortgage is about $20,990 a month in principal and interest.
Data updated: September 2026
At 12.7942 mills, a $3,000,000 non-homestead assessment carries about $38,400 a year and a $5,000,000 assessment about $64,000, before exemptions. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book] The recorded median of $4,400,000 carries about $56,300 on the same basis.
The tower assessment covers the master policy, reserves and 29 bundled services, with housekeeping billed separately, and the master association charges a separate assessment. [Source: Saltleaf community guide] We do not publish an unverified monthly figure, because the budgets are in developer control and the current amounts are not confirmed on our community page.
Our community guide estimates combined owner insurance of $15,000 to $40,000 a year for a $5,000,000 to $15,000,000 waterfront high-rise unit, and notes that master policies typically carry a 5% named-storm deductible. [Source: Saltleaf community guide] These are typical ranges, not quotes.
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026. [Source: Freddie Mac Primary Mortgage Market Survey] On a $3,080,000 loan, 70% of $4,400,000, principal and interest is about $20,990 a month, and on a $1,963,500 loan for a $2,805,000 price at 70% it is about $13,381. Documentary stamps on the note ($0.35 per $100) and the nonrecurring intangible tax (0.2%) apply to a financed purchase, and we ask each buyer's lender for the figures. [Source: Florida Statutes 201.08] [Source: Florida Statutes 199.133]
Our community guide's illustrative total for a $5,000,000 residence is roughly $110,000 to $150,000 a year before debt service. [Source: Saltleaf community guide] A buyer who does that arithmetic will offer less if the price does not reflect it, which is why the carry belongs in the valuation.
Four sets of Florida rules shape a Saltleaf sale price: the condominium documents and cancellation window in section 718.503, the estoppel fee cap in section 718.116, the property tax disclosure in section 689.261, and the structural reserve and turnover rules in sections 718.112 and 718.301. The homeowners association summary in section 720.401 does not apply to Chapter 718 associations.
Data updated: September 2026
For a resale, section 718.503 requires the unit owner to provide the buyer the governing documents and a question-and-answer sheet, and the buyer has a statutory window to cancel. [Source: Florida Statutes 718.503] A prepared file shortens the buyer's review.
Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under Chapters 718, 719, 721 or 723. [Source: Florida Statutes 720.401] Each Saltleaf tower is a condominium, and we have not confirmed the master association's regime, so your closing agent or attorney decides which documents your sale needs. This is information, not legal advice.
The association's estoppel certificate fee is capped at $299 for a current account, plus $119 if expedited and $179 more if delinquent. [Source: Florida Statutes 718.116] [Source: HB 979 (2024) staff analysis]
Section 689.261 requires a summary at or before contract warning the buyer that a sale can trigger reassessment. [Source: Florida Statutes 689.261] At this price, the buyer's tax bill is a real decision input.
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three or more stories, and section 718.301 sets the triggers for turnover of the association to unit owners. [Source: Florida Statutes 718.112] [Source: Florida Statutes 718.301] A buyer will price both.
Before you list, the things that move a Saltleaf number are the ones a buyer can verify: documents in order, a confirmed flood zone and insurance summary, clean presentation, correct parking and storage details, and an accurate account of what conveys. Cosmetic work matters less than proof at this price, and we tell you honestly which is which.
A residence with the declaration, budget, assessment statements and estoppel ready sells faster and defends its price better than one that leaves the buyer chasing paper. We assemble the file with you.
We look up your parcel's FEMA zone and gather your policy summaries, because buyers ask for them first. [Source: FEMA Flood Map Service Center] The community guide notes a 21.7 foot South Tower lobby elevation and Ian-informed design, and a documented file makes those facts credible. [Source: Building Design + Construction, August 2025]
The residences carry two assigned garage spaces, and the community guide notes climate-controlled storage units and poolside cabanas available for purchase. [Source: Saltleaf community guide] If you own more than the standard, we document it, because a buyer will value what conveys.
Slips are leased annually and not deeded, and golf is open to the public, so neither adds to the deed's value on its own. [Source: Saltleaf community guide] We say exactly what your buyer receives and avoid implying more.
The interiors are designed spaces with a specific finish palette, and the buyer at this level looks for a clean, uncluttered version of that design. We advise on what to remove and what to leave.
At an example $4,400,000 sale you would net about $4,133,726 with a 2.5% buyer-agent offer or about $4,243,726 without one, before your mortgage payoff and tax proration. These are examples that show the method, and your net sheet uses your price, your commission agreement and your documents.
Data updated: October 2026
| Item | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
| Sale price | $3,630,000 | $3,630,000 |
| Listing commission (example 2.5%) | $90,750.00 | $90,750.00 |
| Buyer-agent compensation (example 2.5%, optional) | $90,750.00 | $0.00 |
| Deed documentary stamp tax | $25,410.00 | $25,410.00 |
| Owner's title premium (promulgated) | $11,650.00 | $11,650.00 |
| Title search and settlement fee (estimate) | $1,400.00 | $1,400.00 |
| Municipal lien search (estimate) | $200.00 | $200.00 |
| Estoppel certificate (statutory cap, current account) | $299.00 | $299.00 |
| Estimated total seller costs | $220,459.00 (6.07%) | $129,709.00 (3.57%) |
| Estimated net before mortgage payoff and tax proration | $3,409,541.00 | $3,500,291.00 |
Source: our arithmetic from Florida Statutes 201.02 and Rule 69O-186.003; title premium $575 for the first $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. [Source: Florida Statutes 201.02] [Source: Florida Administrative Code 69O-186.003]
| Item | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
| Sale price | $5,000,000 | $5,000,000 |
| Listing commission (example 2.5%) | $125,000.00 | $125,000.00 |
| Buyer-agent compensation (example 2.5%, optional) | $125,000.00 | $0.00 |
| Deed documentary stamp tax | $35,000.00 | $35,000.00 |
| Owner's title premium (promulgated) | $15,075.00 | $15,075.00 |
| Title search and settlement fee (estimate) | $1,400.00 | $1,400.00 |
| Municipal lien search (estimate) | $200.00 | $200.00 |
| Estoppel certificate (statutory cap, current account) | $299.00 | $299.00 |
| Estimated total seller costs | $301,974.00 (6.04%) | $176,974.00 (3.54%) |
| Estimated net before mortgage payoff and tax proration | $4,698,026.00 | $4,823,026.00 |
Source: same as above.
The two biggest lines are the commission, which is negotiated, and the documentary stamp tax, which is fixed at $0.70 per $100. Since August 17, 2024, buyer-broker compensation is offered off-MLS and commissions are negotiable. [Source: NAR, what the settlement means] The tax proration and any payoff come on top.
In Lee County the seller customarily pays the owner's title policy, and in Collier County the buyer does, a difference a Naples-comparing buyer may raise. The contract controls. [Source: Florida title insurance overview]
Renting a Saltleaf residence depends on the tower's leasing rules, which are set in the recorded declaration and which we have not verified, and on a carrying cost that our community guide illustrates at $110,000 to $150,000 a year for a $5,000,000 residence before debt service. We do not quote Saltleaf rents, because we have no rental record to cite.
We do not know the tower's minimum lease term, any rental cap, or whether short-term rental is permitted, because we have not read the recorded declaration for this page. We will read it for you and tell you the answer.
A residence that carries $64,000 a year in tax, $30,000 to $50,000 in fees and $20,000 to $40,000 in insurance needs a rent to match, and the rental market for residences at this level is thin. [Source: Saltleaf community guide] Selling and reinvesting is often simpler, though it depends on your gain and your plans.
Whether a sale triggers capital gains tax, or a 1031 exchange applies to an investment residence, depends on your facts, and we coordinate with your CPA. We are not tax advisors.
County recorded sales add the fuller record: 95 qualified South Tower closings from April 13 to July 31, 2026 against 2 on the MLS in the same months, all first sales from the developer, with none yet recorded as resales. They also confirm both of those MLS closings to the dollar, and they show the volume, $438,631,291, that the MLS never saw.
Data updated: October 2026
We matched Lee County Property Appraiser sales records to parcels whose legal description reads Bayview South Tower A Condo, counted only DOR-qualified sales (transfer codes 01 and 02), and excluded one deed that is not qualified. [Source: Lee County Property Appraiser] The county file lists 113 parcels for the tower, one above the 112 residences we state, and its newest South Tower deed is July 31, 2026.
| Sales | Median | Low | High | |
|---|---|---|---|---|
| All qualified sales | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Builder-direct (first sale of a new home) | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Resale | 0 | n/a | n/a | n/a |
Source: Lee County Property Appraiser sales files, index built September 27, 2026. MLS closings for the same window: 2. Builder-heavy (county count more than 20% above MLS): yes.
Most homes here sell direct from the developer and never reach the MLS, so an MLS-only valuation would rest on three sales. The county record gives the ladder, and the MLS gives days on market and list price for three of the sales. We use both, and we say which is which.
Saltleaf 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 the recorded sales in your floor band and stack, the three MLS closings and the live competition, with the buyer's cost stack and your net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recorded sales nearest to your floor and stack with dates, the three MLS closings, the live competition with days on market, your residence's place on the ladder with the reasons, the buyer's cost stack, a net sheet and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where recorded prices run from $2,805,000 to $13,636,540, the number decides the sale. We would rather you see the evidence and the number 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 unit number, your timeline and the one thing you are most worried about, and you will get a straight answer.
Saltleaf owners 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 95 recorded first sales, three MLS closings and 16 live listings tells you exactly where your residence stands before you list. Sixteen residences already compete for the same buyer.
Data updated: October 2026
If you are searching for the best Saltleaf listing agent, or thinking, "I need to know what my Saltleaf condo is worth," here is the short version of everything above. We place your residence on the recorded ladder for its floor band and stack. We compare it with the live competition. We show you the buyer's costs and your net. Then we decide together whether, and when, to list.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record, the MLS and the live competition. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
It may. The North Tower's 112 residences are projected for the second quarter of 2027, and more supply can move asking prices and days on market. We date every valuation and offer to refresh it after delivery, so you can see what changed. [Source: Saltleaf community guide]
It can be, or less. The recorded median is $4,400,000 and the current median ask is $5,705,000, and neither is your price. Your floor, stack, view and finish decide it, and the sheet reflects a pre-construction market.
Give us your unit number and we place it on the ladder for its floor and stack, then send you the range with the deeds behind it. Call Jesse direct at (239) 898-6072 or use the valuation form, and expect a written answer, not a form letter.
Yes. A valuation is private, and so is a discreet sale if you later choose one. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each for the recorded deeds it used, the date of each, the plan-by-plan asking prices and the adjustments it made. A number without its evidence is an opinion, and in a thin market the evidence is the whole case. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Saltleaf realtor, 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. Read the full set on the Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A stalled listing is usually a valuation problem, and a corrected price with a clear file is often what changes the outcome.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A valuation is the start of a conversation, and follow-through is what turns it into a result.
★★★★★ "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 to decide what to buy next, and we run both sides as one plan.
The reviews above sit beside a record that owners can check:
Saltleaf specialists matter for a valuation because the evidence sits in county deeds, unit numbers and developer documents, not in a listing feed: 95 recorded first sales beside three MLS closings, a floor-and-stack price ladder, two condominium associations, a licensed brand and a Lee County tax rate that buyers compare with Naples.
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 at Saltleaf means the recorded ladder, the county file and the buyer's cost stack. 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 runs the field side, including the walk-through that turns a floor plan into an opinion of value. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a Saltleaf residence off the tower median, ignore floor and stack, cite only the three MLS sales, trust an online estimate, or use the developer's price sheet as if it were today's market. Each mistake can move a valuation by hundreds of thousands of dollars.
Every Estero community values differently, and we publish a valuation guide for each one we cover. See our guides to Estero home valuation, Meadows of Estero home valuation and Lakes of Estero home valuation. The wider market picture is on our Estero community hub.
If you are thinking, "I need someone to value my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf owners often buy again in Southwest Florida, sometimes a Naples tower, sometimes another Estero community, and a valuation is the first step of that plan because it tells you what you can spend. We run both sides together, including the timing of two closings and the portability of a homestead tax benefit.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. [Source: Florida Statutes 193.155] Homestead status is fixed on January 1 each year, and we sequence both closings around it.
If your next home is elsewhere in Estero, our guide to buying a home in Estero walks through the contract, inspection and approval steps. Our Saltleaf buyer guide is being published alongside this page.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf owners ask these questions before they value, and each answer below is written for a Lee County condominium owner with a thin resale record, in a single paragraph with its source. They cover the recorded ladder, the MLS, asking prices, adjustments, costs, developer control and timing.
Data updated: October 2026
Owners choose McGreevy and Comisar because the answers below show up in the number:
It depends on your tower, floor, stack, view, terrace and finish. The 95 recorded South Tower first sales ran from $2,805,000 to $13,636,540 with a $4,400,000 median, and most fell between $3,000,000 and $5,000,000. Give us your unit number and we place it on the ladder for a written range. [Source: Lee County Property Appraiser]
The recorded median across 95 qualified sales is $4,400,000, and the middle half ran from $3,630,000 to $5,035,000. We quote no MLS median, because only three sales closed on the MLS in 12 months, at $13,636,540, $4,625,000 and $2,805,000. The median of first sales is not the price of a resale today.
We use the recorded deeds by floor and stack, the live competition by plan, adjustments for view, terrace, finish and parking, and an appraiser test. Where the evidence is thin we say so and give a range, not a false figure. In a thin market, the method matters more than the average.
Yes. Recorded medians were $3,627,500 on floors 1 to 7, $4,225,000 on floors 8 to 14 and $5,060,000 on floors 15 to 21, so the upper floors sat about 40% above the lower. Ranges overlap, so your own stack and view decide where you fall. [Source: Lee County Property Appraiser]
Yes. Stack medians ran from $3,392,500 for stack 02 to $5,490,000 for stack 06, a spread of about $2.1 million. We do not attribute views to stacks, because the public record does not say which way each faces, and we confirm yours on site.
Rarely. They need many similar resales, and the county file shows none in the South Tower and the MLS shows three sales. They also cannot see floor, stack, terrace or finish. Use an online number as a conversation starter, not as a price.
A valuation or comparative market analysis is our opinion of what your residence should sell for, built from the record, and it is free. An appraisal is ordered by a buyer's lender and is a formal opinion for the loan. In a thin market they use the same scarce data, so we prepare our file for the appraiser too.
The county file shows a residence numbered PH20 recording $13,636,540 on July 7, 2026, and the MLS shows a closing of the same amount on July 8 at 6,250 sq ft after 48 days on the market. We do not publish more about which residence it is than the public record states. [Source: Saltleaf community guide]
Do not rely on one. The three MLS closings were $1,067, $1,281 and $2,182 per square foot, current asks run $1,139 to $2,285, and the developer's documented band is $772 to $1,191 for standard residences. The spread is why a per-square-foot rule of thumb fails here. [Source: Saltleaf community guide]
Not by themselves. The median ask of $5,705,000 is about 30% above the recorded median, and 14 of the 16 listings have waited 90 days or more. Asks are a competitor's hope, and closings are the evidence. We weight both, and we weight closings more.
We cannot say from the record. The county file holds first sales recorded in four months of 2026, and the MLS holds three sales, so there is no year-over-year trend to measure. We do not present one, and we will update the picture as resales record.
Compare your contract price with the recorded deeds for your floor and stack and with current asks for your plan. The developer's sales moved from about 50% sold in June 2023 to about 90% of the South Tower by January 2025, so pricing moved during the program. [Source: Saltleaf project news archive] We model your position on your own contract.
We read the view from the residence and from the plans, compare it with the recorded and asking prices for similar positions, and size the adjustment against the record. Where the record cannot size it, we say so and show a range. The recorded stack medians show that position matters.
Terraces run to about 2,200 sq ft on standard residences, and the community guide says configuration varies by stack. [Source: Saltleaf community guide] We measure yours, compare it with similar residences on the market, and treat any premium as an estimate.
They can. Meyer Davis designed three finish palettes for the standard residences, and owners may have added to them. [Source: Saltleaf community guide] We value upgrades by what buyers pay for them in this market, which is often less than they cost, and we tell you honestly which ones show.
They can, if they convey. Each residence has two assigned garage spaces, and the community guide notes storage units and cabanas available for purchase. [Source: Saltleaf community guide] We document what you own from your closing papers and value it separately.
Slips are leased annually through Saltleaf Marina Investments, LLC and are not deeded to the residences, so a slip is not part of the deed's value on its own. We confirm what your lease allows before we say anything about it. [Source: Saltleaf community guide]
Our community guide estimates a 10% to 20% premium for brand licensing over a comparable non-branded luxury condominium, and it is an estimate, not a recorded figure. [Source: Saltleaf community guide] Buyers pay for the brand, the service program and the owner benefits, and we describe each accurately.
Buyers subtract the carry. At 12.7942 mills, a $4,400,000 assessment carries about $56,300 a year before exemptions, and a Naples buyer will compare it with Collier's lower millage. That comparison can move an offer, so we put it in the valuation. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book]
A buyer's insurance quote is part of the deal, and at this level it includes the interior policy, loss assessment and often private excess flood. Our community guide estimates $15,000 to $40,000 a year, and the master policy typically carries a 5% named-storm deductible. We gather your summaries before we list. [Source: Saltleaf community guide]
Yes. The tower assessment covers the master policy, reserves and 29 bundled services, and housekeeping is billed separately. We do not publish an unverified monthly figure because the budgets are in developer control, and we get the current numbers from the association. [Source: Saltleaf community guide]
It can, mainly through what a buyer asks. Section 718.301 sets the turnover triggers, and a buyer will want to know when turnover happens, who sets the budget and whether reserves are funded. A residence with clear answers defends its price better. [Source: Florida Statutes 718.301]
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three or more stories, and its reserves cannot be waived by owner vote. A new tower with a funded study is a value story, and we document it. [Source: Florida Statutes 718.112]
It affects the buyer's insurance quote, and therefore the offer. The FEMA zone for the tower parcel is not confirmed on our community page, so we look up your address and put the determination in your file. [Source: FEMA Flood Map Service Center]
The North Tower adds 112 residences of the same design, projected for the second quarter of 2027, which can add supply for a resale seller. It may also deepen the record. We show both effects in your valuation. [Source: Saltleaf community guide]
Once now, once after the record changes materially, and once before you list. The ladder improves as resales record, and we offer to refresh your valuation when one records near your floor and stack.
Yes. There is no cost and no obligation, and it is a written opinion, not a form letter. We hope you will consider us when you list, but you do not have to. Call Jesse direct at (239) 898-6072 or use the valuation form.
Tell us your unit number and we can give you a first read on the phone. The written valuation, with the ladder, the competition, the cost stack and the net sheet, follows after we confirm the details of your residence, and we tell you the timing when you call.
Your unit number, your goals and timeline, and, if you have them, your closing statement, your finish selections, any upgrade invoices and your insurance summaries. If you are missing any, we help you request them.
It is a risk in any market and a larger one where sales are few. We prepare the appraiser's file in advance, and we plan with you for the possibility, whether by renegotiation, a larger down payment or a second appraisal. [Source: Lee County Property Appraiser]
It depends on your goals. Selling now means competing with 16 listings and the developer's remaining inventory, and waiting may bring a deeper record and more supply. We model both against your carrying costs, including the Lee millage and assessments.
It depends on your facts, including your basis, your holding period and whether the residence is your primary home or an investment. A 1031 exchange may apply to an investment property, and we coordinate with your CPA. We are not tax advisors.
Yes. A valuation is private, and we do not list, advertise or share your residence without your written direction. If you later want a discreet sale, we can discuss that too.
The MLS city is Bonita Springs and the ZIP is 34134, while the brand and the bay are Estero Bay. It matters because a valuation must compare your residence with the right neighbors, and pooling it with single-family homes in the ZIP would mislead. [Source: Saltleaf community guide]
Jesse McGreevy and Marc Comisar are the local real estate experts for Saltleaf on Estero Bay, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road entrance. 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 Saltleaf realtor on Google. Read more about McGreevy and Comisar.
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.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
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).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: county sales files, statutes, government agencies, the developer's own materials and local news. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this guide: the county millage book, the condominium statutes, the estoppel fee analysis, the wind and storm references and the flood map service. All links go to the original official hosts.
Reach the Saltleaf valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a free written valuation online. Bring your unit number and your timeline, and we will place your residence on the recorded ladder with you, at no cost and with no obligation.
Request your free Saltleaf home valuation, or come to the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.