Estero, Florida
What is a residence at The Island at West Bay Club worth? Eight asks from $2,699,000, no closed sales, and a method built from plans, asks and nearby closings. Get a free written valuation from McGreevy and Comisar. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a residence at The Island at West Bay Club worth? Nobody can answer from closed sales, because the tower is still under construction and none has closed. Our The Island at West Bay Club neighborhood guide holds the full record, and this page shows how we build a written opinion of value anyway: from eight live asks, the developer's published plans, the Village approval and the closest built comparisons in West Bay Club, the gated community in Estero, Florida.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. We say at the top what a valuation here can and cannot be. The Southwest Florida MLS shows eight active listings from $2,699,000 to $10,099,000, zero closings in five years and a developer delivery target of mid-2027. A value today is an argued range, not a measured price, and we show each step so you can check it.
This page is one of three. If you are thinking about selling a contract or a future resale, read our The Island at West Bay Club seller's guide, and if you are buying, read our The Island at West Bay Club buyer's guide. For the rest of the community, see what a West Bay Club home is worth.
A word on the name. This page covers the tower being built inside West Bay Club in Lee County, not Island Towers on Estero Boulevard in Fort Myers Beach, not The Island at Wyndham Lakes Association and not the other Estero neighborhoods that share words with West Bay Club names.
McGreevy and Comisar are the best realtor for The Island at West Bay Club because a valuation without sales is only as good as its method. We read the ordinance, the statutes, the flood map and every active listing, and we label each figure as an ask, a nearby closing or an estimate, so you never mistake one for another.
If you're searching for the best realtor for The Island at West Bay Club in West Bay Club, Estero, whether you're ready to sell your The Island at West Bay Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each one how they would value a building that has not closed a unit, and this page is our answer.
Recent The Island at West Bay Club track record (last 12 months): In the last 12 months The Island at West Bay Club has had 0 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), and none in the 60 months before that. It has 8 active listings at a median ask of $4,073,500 (n = 8, even, the mean of the middle pair $3,937,000 and $4,210,000), ranging from $2,699,000 to $10,099,000. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 8 active Island listings in the Southwest Florida MLS, and we tracked all 60 months of closing history, which is empty. A valuation from us names which of those numbers it leans on.
Honors and recognition:
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points an owner or contract holder at The Island at West Bay Club should carry into any valuation conversation, each one sourced later on this page from the Southwest Florida MLS, the Village of Estero, Florida statutes or the developer's own published materials.
A residence at The Island at West Bay Club has no sold price to point to, so the honest answer is a range argued from eight asks between $2,699,000 and $10,099,000, the developer's schedule and nearby closings. The median ask is $4,073,500 and the median ask per MLS square foot is $1,194.04, and both are asking figures, not sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS groups the eight asks into three plan types, and the asks-per-square-foot medians differ by group. These are asking prices, not sales, and every n is small.
| Plan group (MLS notation) | Asks (n) | Ask range | Median ask | Median ask per MLS sq ft |
|---|---|---|---|---|
| 3 bedrooms plus den, 3,447 to 3,680 sq ft | 4 | $2,826,000 to $4,354,000 | $3,798,500 | $1,101.97 |
| 4 bedrooms, 3,324 to 3,469 sq ft | 3 | $2,699,000 to $4,949,000 | $4,210,000 | $1,245.93 |
| 4 bedrooms plus den, 6,270 sq ft (penthouse-size listing) | 1 | $10,099,000 | $10,099,000 | $1,610.69 |
| All eight | 8 | $2,699,000 to $10,099,000 | $4,073,500 | $1,194.04 |
We do not claim a sold price, a days-on-market figure, a sold-to-list ratio or a premium for any floor, because none can be derived from closings. We do not quote the developer's private contract prices, which we have not seen. And we do not treat the 333 days on market that all eight listings show as a measure of demand.
Jesse McGreevy and Marc Comisar read the ordinance, the statutes and the asks, and they write the opinion themselves. We use the MLS, the county roll and the developer's own published materials, and we never use an automated number as a valuation.
This page values. Our seller's guide covers contracts, deposits and resale, and our buyer's guide covers the purchase. The neighborhood guide carries the full record of the building.
The form at the top of this page takes about a minute. Jesse follows with a written opinion built from the layers below, your plan, your contract terms and whichever asks and closings bracket your residence. There is no cost and no obligation.
We value a residence at The Island at West Bay Club in nine steps because no sale exists to anchor it: confirm the plan and size definition, read the legal form, select the asks and closings that bracket it, adjust for floor, view, time, terms and flood, then test the result against live competition.
We start with the floor plan in your contract and the size the contract uses. The MLS shows 3,324 to 3,680 square feet for seven residences and 6,270 for one, while the developer's residences page lists larger numbers without saying whether terraces are included. Price per square foot moves with the denominator, so this step comes first.
A contract holder owns a right under a developer's contract, and a future resale owner will own a condominium unit. The value of each is different, and we say which one we are valuing. The tower's declaration is not recorded, no association exists and the Division of Condominiums extract does not list it.
The comparable set has three tiers: the eight asks, the developer's current schedule and incentives, and the nearest built product. We never mix them into one average.
The developer says price depends on floor level, view orientation and residence size, and that every residence is a corner home. The MLS does not tell us which floor a listing is, so we ask the contract holder for the floor and the view, and we use the three identical 3,447 square foot asks to see how wide the spread can be.
A residence delivered in mid-2027 is worth less today than a finished one, because the buyer waits and carries the risk. The developer has moved its stated delivery once, from the end of 2026 to mid-2027, and we reflect the contract's outside date and delay rights.
Incentives, price protection, credits and assignment rights change what a contract is worth to a buyer. We ask for the signed addenda, because a headline price without them is an incomplete number.
At a point we geocoded to the club's West Bay Boulevard address, FEMA's flood map shows Zone AE with a base flood elevation of 11 feet, on panel 12071C0587G effective November 17, 2022. The tower is built over parking for that reason, and the developer's elevation certificate will show the finished floor against the base flood elevation.
No assessment is published. We add what is known, the doc stamp and title arithmetic, the club's separate membership costs, and flag what is unknown, which is the tower's budget and any developer guarantee under section 718.116(9).
We set the result beside the eight asks and the developer's unsold inventory, and we ask whether a buyer touring both would choose yours. A value that is not competitive with the developer's own price is not a listing price.
The eight active asks at The Island at West Bay Club total $36,734,000 and average $4,591,750, and they show a wide spread per square foot. The two lowest asks sit near $770 per square foot and the other six run from $1,061.79 to $1,610.69, so the price of a residence depends heavily on which one it is.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Ask | Beds and baths, MLS notation | MLS living area | Ask per sq ft | Days on market shown |
|---|---|---|---|---|
| $2,699,000 | 4 Bed / 4(0) | 3,469 | $778.03 | 333 |
| $2,826,000 | 3+Den / 4(1) | 3,680 | $767.93 | 333 |
| $3,660,000 | 3+Den / 4(1) | 3,447 | $1,061.79 | 333 |
| $3,937,000 | 3+Den / 4(1) | 3,447 | $1,142.15 | 333 |
| $4,210,000 | 4 Bed / 4(0) | 3,379 | $1,245.93 | 333 |
| $4,354,000 | 3+Den / 4(1) | 3,447 | $1,263.13 | 333 |
| $4,949,000 | 4 Bed / 4(0) | 3,324 | $1,488.87 | 333 |
| $10,099,000 | 4+Den / 5(1) | 6,270 | $1,610.69 | 333 |
The $2,699,000 and $2,826,000 asks are $778.03 and $767.93 per square foot, roughly $284 and $294 per square foot below the next-lowest ask of $1,061.79. The developer's 2026 FAQ speaks of prices from about $2.7 million, and the lowest ask matches that figure. The MLS does not show the floor or view, so we read the two low asks as the entry point of the price range and not as the market's center.
The median ask of $4,073,500 is the mean of $3,937,000 and $4,210,000, and the median ask per square foot of $1,194.04 is the mean of $1,142.15 and $1,245.93. Take out the 6,270 square foot listing and the seven remaining asks have a median of $3,937,000 and $1,142.15 per square foot. A median of eight asks is a description of a list, not a price anyone has paid.
All eight listings show 333 days on market on September 29, 2026, which by our arithmetic puts their entry into the MLS at about October 31, 2025. Days on market here counts time on the MLS, not time a buyer could close, because a unit without a certificate of occupancy cannot close. We read it as a timestamp and not as a verdict on price.
One percent of the lowest ask is $26,990 and one percent of the median ask is $40,735. In a market where the nearest thing to a price is an ask, disagreements of a few percent are large sums, which is why we show the work on every step.
The Island at West Bay Club is a 24-story, 86-residence tower inside West Bay Club with eight live listings from $2,699,000 to $10,099,000 and no closed sale, and the owner who sees how the number was built can defend it.
Selling a contract or planning ahead at The Island at West Bay Club? Get a free The Island at West Bay Club home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873, or read how we represent buyers.
Plan size moves a price at The Island at West Bay Club in two ways: the number of square feet, and which definition of square feet you use. Three identical 3,447 square foot asks differ by $694,000, and the same $3,937,000 ask is $1,142.15 per square foot on the MLS figure and $1,033.06 on a 3,811 square foot plan.
Three 3-plus-den listings share 3,447 square feet and ask $3,660,000, $3,937,000 and $4,354,000. The difference is $694,000, which is 19 percent of the lowest ask and $201.33 per square foot. The developer says floor level, view orientation and residence size drive price, and the MLS does not show the floor, so we treat the spread as the range the same plan can carry.
| Source | Date | Size range stated |
|---|---|---|
| Kolter Urban release | June 22, 2024 | 3,715 to 4,050 square feet |
| Kolter Urban release | February 21, 2025 | 3,300 to over 3,600 square feet, penthouses over 6,000 |
| Developer FAQ | Updated February 18, 2026 | about 3,300 to over 6,270 square feet |
| Developer residences page | Read September 30, 2026 | four plans at 3,811 to 4,228 and two penthouses at about 8,050, on a page that also says up to 3,680 square feet under air |
| Southwest Florida MLS | September 29, 2026 | 3,324 to 3,680 for seven listings and 6,270 for one |
The MLS figures match the developer's 2025 and 2026 FAQ ranges, and the residences page lists larger numbers. The developer does not say whether the larger figures include terraces, and we do not guess. Ask for the definition in writing and the plan set that goes into your contract, because a value stated per square foot is only as good as its denominator.
One listing is 6,270 square feet at $10,099,000, or $1,610.69 per square foot, which is the highest per-square-foot ask in the list. It is one listing, it is about 70 percent larger than the next-largest listing on the MLS, and it is not a comparable for the standard plans. We value it on its own.
Four of the eight are 3-plus-den homes, with a median ask of $3,798,500 (n = 4, even, the mean of $3,660,000 and $3,937,000), and three are 4-bedroom homes, with a median ask of $4,210,000 (n = 3). The 4-bedroom asks range from $2,699,000 to $4,949,000, which is wider than the 3-plus-den range from $2,826,000 to $4,354,000. Bedroom count alone does not decide price here.
Nearby closings say that buyers in West Bay Club have paid $525,000 to $1,440,000 for built tower homes at Jasmine Bay in the last 12 months and $2,700,000 at the median for Westlake Court villas over 24 months, while The Island's lowest ask is $2,699,000. The closings bracket the tower's asks from below and do not price them.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; windows named beside each figure)
Jasmine Bay, the community's other high-rise product, closed 18 times in 12 months at a $701,250 median (middle pair $700,000 and $702,500) and $395.67 per MLS square foot, with a 142 day median on market and a 93.5 percent median sold-to-list. Its 18 closings range from $525,000 to $1,440,000. Over 24 months it closed 25 times at a $925,000 median, and over 60 months 64 times at a $910,000 median. Its highest closing in the 60-month list is $2,600,000.
Jasmine Bay's MLS living areas cluster in three plan sizes, and its last 12 months of closings show how much a plan moves a price in a built tower. The table lists our medians from the closings list, each a small sample.
| Jasmine Bay plan (MLS living area) | Closings in 12 months | Range | Median sold |
|---|---|---|---|
| 1,766 sq ft | 8 | $525,000 to $1,050,000 | $685,000 |
| 2,150 sq ft | 5 | $535,000 to $930,000 | $685,000 |
| 2,342 sq ft | 5 | $925,000 to $1,440,000 | $1,050,000 |
| All 18 | 18 | $525,000 to $1,440,000 | $701,250 |
The lesson for a tower valuation is that the same plan can sell for very different amounts, from $525,000 to $1,050,000 at 1,766 square feet, and that condition, floor and view, not size alone, account for the gap. We expect the same to be true at The Island, and we have no closings yet to prove it.
Westlake Court, the newest single-family product in West Bay Club, closed 6 times in 24 months at a $2,700,000 median (n = 6) and $891.83 per square foot. The Island's lowest ask of $2,699,000 sits on that median, and the tower's median ask per square foot of $1,194.04 sits about a third above Westlake Court's closed figure. A tower condominium and a detached villa are different products, so the two bracket the asks and do not price them.
The Island's lowest ask of $2,699,000 is about 1.87 times the highest Jasmine Bay closing of the last 12 months, $1,440,000, and about 3.8 times its median. Asks run about three times Jasmine Bay's closed median price per square foot, $1,194.04 beside $395.67. New construction, corner plans and terraces are real differences, but the size of the gap is also the reason a seller needs documents and not a number.
Values around The Island at West Bay Club can be read only from the built product next door and the developer's own statements, because the tower has no sales history. Jasmine Bay's county medians moved from $607,500 in 2021 to $1,070,000 in 2023 and $700,000 in 2026 so far, and the developer's delivery date has moved once.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; developer materials read September 30, 2026)
Two developer statements bear on price. Kolter Urban's 2024 and 2025 releases spoke of prices from $3 million, and its 2026 FAQ speaks of prices from about $2.7 million, which matches the lowest MLS ask. We cannot tell from public records whether that reflects a price change, a new plan or a different unit, and we say so. The developer's delivery target moved from the end of 2026, stated in June 2024, to mid-2027, stated in its February 2026 FAQ.
The Lee County recorded-sales file, DOR-qualified, shows the tower next door's yearly medians. These are county counts and medians and they are never mixed with MLS square-foot figures.
| Year | Jasmine Bay qualified sales | Median price |
|---|---|---|
| 2021 | 26 | $607,500 |
| 2022 | 18 | $910,000 |
| 2023 | 11 | $1,070,000 |
| 2024 | 16 | $900,000 |
| 2025 | 9 | $1,050,000 |
| 2026 to July 29 | 13 | $700,000 |
Jasmine Bay's yearly median depends on which plans and floors sold that year. A year with more of the 2,342 square foot plan lifts the median, and a year with more 1,766 square foot sales lowers it. The median is a description of the mix, and it does not show that any one home gained or lost value.
There is no series to read for the tower, and we will not borrow Jasmine Bay's. What the series does show is that a built tower in this community has been repriced by large amounts in both directions, which is a reason to value a residence against current evidence and not against a purchase price.
The neighborhood guide lists the parcel facts, and in short:
The Lee County Property Appraiser's 2026 roll carries The Island as a single parcel described in a recorded instrument from 2022 as a tract of land at the tower's address, with no year built and no residential use, and no qualified sale on it. A county assessment of land says nothing about what a residence will be worth.
Online estimates miss at The Island at West Bay Club because an automated estimate needs comparable sales, and this tower has none. The Southwest Florida MLS shows zero closings in 60 months and the county roll shows a land parcel, so any computed figure is built from other buildings, which is the weakness this page is written to avoid.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; county roll through July 29, 2026)
An automated estimate is a statistical model of recent sales near an address. It needs a parcel with a built residence, a living area and a sale history. The Island's parcel is land with no year built, so the model has nothing to start from.
A model cannot see a floor, a view, a corner orientation, a terrace, an incentive addendum or a contract's delivery clause, and each of those moves the price at this tower. It also cannot tell whether a size figure includes terraces, and the developer's own materials give four different ranges.
The county's roll will change when the declaration records and the building receives its certificate of occupancy. Until then it carries land. Afterward it will carry a just value as of January 1, which under Florida's calendar is a tax figure and not a listing price, and section 689.261 warns buyers not to rely on the seller's taxes.
Treat it as a number from another building. Bring it to us with the plan, floor and contract, and we will show you which of the eight asks, the developer's schedule and the nearby closings bear on it. We will tell you if it is reasonable, and we will tell you if it is not.
The Island at West Bay Club and Jasmine Bay sit in the same gated community and differ in nearly every measure of value. Jasmine Bay has 18 closings in 12 months at a $701,250 median, and The Island has no closings and eight asks with a $4,073,500 median, so the comparison is between evidence and expectation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | The Island at West Bay Club | Jasmine Bay |
|---|---|---|
| Status | Under construction, delivery anticipated mid-2027 | Built 2007, two towers |
| Homes | 86 planned, 0 built | 217 on the 2026 roll (108 North, 109 South) |
| Regime | Condominium, declaration not yet recorded | Two condominiums recorded June and August 2007 |
| Living area | MLS 3,324 to 3,680, one at 6,270 | Roll 1,551 to 4,369, median 1,924 |
| MLS closings, 12 months | 0 | 18, median $701,250 |
| MLS closings, 24 months | 0 | 25, median $925,000 |
| MLS closings, 60 months | 0 | 64, median $910,000 |
| Median $ per MLS sq ft, 12 months | none | $395.67 |
| Median days on market, 12 months | none | 142 |
| Median sold-to-list, 12 months | none | 93.5% |
| Active listings, Sep 29, 2026 | 8, median ask $4,073,500 | 7, median ask $699,900 |
| Ask range | $2,699,000 to $10,099,000 | $539,000 to $2,299,900 |
| Months of supply | not computable | 4.7 |
| County qualified sales, 2025 | none | 9, median $1,050,000 |
| County qualified sales, 2026 to July 29 | none | 13, median $700,000 |
A Jasmine Bay owner can value from closings, and our Jasmine Bay valuation guide does. An Island contract holder values from asks and documents, and the two kinds of number must not be averaged. We show both side by side so a buyer comparing the buildings sees why one has a price history and the other a price list.
A buyer who wants to close soon and see sales history looks at Jasmine Bay, and a buyer who wants a new corner residence and can commit before completion looks at The Island. Both share the West Bay Club gate, the club and the Village of Estero, so only the building, the association and the risk differ.
Values in West Bay Club span a $490,000 12-month median in Turtle Pointe to $2,700,000 in Westlake Court, and The Island's asks start at the top of that range. The five built neighborhoods on our roster hold 417 homes, The Island would add 86 planned residences, and the community has 699 dwelling parcels on the 2026 roll.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Homes | Regime | Built | MLS closings, 12 months | 12-month median where measured |
|---|---|---|---|---|---|
| Jasmine Bay | 217 | Condominium, two towers | 2007 | 18 | $701,250 |
| Indigo Shores at West Bay Club | 92 | Condominium | 1999 to 2004 | 8 | $649,500 |
| The Island at West Bay Club | 0 built, 86 planned | Condominium, declaration not yet recorded | expected 2027 | 0 | none, 8 asks at $4,073,500 median |
| Turtle Pointe at West Bay Club | 64 | Condominium | 1999 to 2004 | 3 | $490,000 (small sample) |
| Westlake Court | 25 | Homeowners' association | 2016 to 2023 | 2 | $2,700,000 (small sample) |
| Turtle Pointe Cove | 19 on the county roll | Unresolved, see its guide | 2003 to 2005 | 2 | $866,000 (small sample; middle pair $825,000 and $907,000) |
A buyer with a budget near $2.7 million sees Westlake Court's median on the same morning as The Island's lowest ask. A buyer at $700,000 sees Jasmine Bay. A buyer who wants a mid-priced built condominium sees Indigo Shores at a $649,500 median. The tower's buyer pool is the narrowest of the six, which is part of why its price is argued and not measured.
The community-wide version of this table sits on our West Bay Club valuation guide and community guide.
The six differ in age, regime and size, so their medians are not a ladder. The Island's asks per square foot of $1,194.04 are about a third above Westlake Court's $891.83 closed figure. A ladder of this kind informs a conversation, and it does not replace a valuation of the specific residence.
The live competition at The Island at West Bay Club is the eight active listings plus the developer's unsold residences, and within West Bay Club it accounts for 8 of 27 active listings, or 30 percent. Any valuation has to beat the developer's own equivalent residence and the other seven asks.
On September 29, 2026 West Bay Club had 27 active MLS listings across seven sub-names. The Island's 8 are 30 percent of them, the same count as Turtle Point at 8 and more than Jasmine Bay at 7. Jasmine Bay's seven sit against 18 closings in 12 months and The Island's eight sit against none.
A first-time buyer can still choose a floor and a view from the developer, who sets its own schedule. A resale valued above the developer's equivalent residence has to explain the gap in terms a buyer can verify, such as an earlier delivery, a better floor or terms.
Buyers compare floor level, view orientation, plan size, terrace size and delivery date. We place your residence on each of those and then state where it sits in the asks.
The best time to value a residence at The Island at West Bay Club is before any decision that depends on it: before you sign, before you assign a contract, before the certificate of occupancy and before a listing. A valuation is a snapshot, and this tower's evidence changes at each of those points.
A buyer deciding whether the developer's price is fair needs the asks, the nearby closings and the contract terms. Our buyer's guide lists the documents to read first.
A holder who wants out before delivery needs a value and a read of the assignment clause. Our seller's guide covers deposits, escrow and the cancellation window.
When the building is finished and closings begin, the MLS will show its first sold prices, and the valuation gets its first real evidence. We will update this page then.
Turnover changes who controls the association and what a buyer sees in the budget and the reserve study. Section 718.301 sets the triggers, and a valuation after turnover carries the owner-controlled budget.
A buyer's costs reduce what a buyer can pay for a residence at The Island at West Bay Club, so they shape value. The deed doc stamps, the title premium, the tower's unpublished assessment, the club's separate charges, flood insurance and property tax all sit on top of the price.
The Florida deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02, which on our arithmetic is $18,893.00 at $2,699,000, $28,514.50 at $4,073,500 and $70,693.00 at $10,099,000. In Lee County the seller customarily pays it and the owner's title policy, and the contract controls. The promulgated owner's policy premium would be about $9,322.50 at $2,699,000 and about $12,758.75 at $4,073,500.
The tower's association does not exist, so no assessment is published. A buyer will price the unknown, and a developer's guarantee under section 718.116(9) may hold fees down for a period and then end. The budget exhibit in the disclosure package is the first real figure.
Golf initiation and dues, Social and Premier fees and food-and-beverage minimums are club charges and not tower assessments. Our West Bay Club research reports a 2026 Premier schedule of about $130,000 in initiation and roughly $16,900 in annual dues, and a Social fee of about $3,000, and warns that those figures have moved. Confirm them with the club in writing.
At our test point FEMA shows Zone AE with a base flood elevation of 11 feet, and a federally backed mortgage requires flood insurance in a special flood hazard area. The association's master policy covers the structure, and each owner carries an HO-6 policy. No premium exists for a building that is not finished, and we publish none.
Lee County bills on the assessed value as of January 1, so a first bill may reflect a partial or land-only assessment and later bills can step up. Section 689.261 requires a disclosure summary because taxes can change after a sale.
Florida rules shape the price of a residence at The Island at West Bay Club by protecting deposits, giving a 15-day cancellation window, requiring a filing before closing and governing turnover. Each rule reduces a risk a buyer would otherwise price, which is why the contract and the statutes matter more here than any comparable.
Section 718.202 requires a developer to escrow buyer payments up to 10 percent of the price while construction is not substantially complete. A contract that lets the developer use excess funds for construction must carry a bold legend saying so.
Section 718.503 makes the contract voidable by the buyer for 15 days after the buyer signs and receives all the required documents, so the clock does not start until the package is complete. Keep a dated receipt for each item.
Under section 718.502 a developer files its documents with the Division of Condominiums, and until it does, a contract is voidable by the purchaser before closing. The Division's public extract that we read does not list The Island, which is what we expect before a declaration is recorded.
Section 718.301 lets owners elect one-third of the board at 15 percent of units conveyed, which is 13 of 86 by our arithmetic, and a majority at events including 50 percent (43 units) and 90 percent (78 units). Section 553.899 would bring a milestone inspection due in 2057 for a tower completed in 2027, or 2052 on the 25-year test.
Florida's Fair Housing Act in section 760.23 and the federal law prohibit discrimination in the sale of housing. We describe the property and its features and never who should buy.
Four things move a value before a listing at The Island at West Bay Club: a written size definition, the floor and view, the contract's delivery and assignment terms, and the club membership file. A seller who has each in hand can defend a price, and a seller who does not invites a discount.
Ask the developer or its closing agent for the definition of living area in the contract and the plan set that goes with it. A $3,937,000 price is $1,142.15 per square foot on the MLS figure and $1,033.06 on a larger plan.
Floor, orientation and view are the variables the developer says drive price. Collect the floor plan page with your unit marked and the view description.
Keep the contract, every addendum, the incentive schedule, the deposit receipts and the escrow agent's confirmations in one folder. A buyer for a contract will ask for them first.
The club's membership FAQ says its golf cap is 300 members for 18 holes, and that Premier memberships transfer only with the sale of a home. Our hub gives a slightly different cap, so confirm with the club.
A seller at The Island at West Bay Club should expect costs of about 3.6 percent of price before any buyer-agent offer and about 6.1 percent with one, on a hypothetical future resale at the lowest or median ask, before mortgage payoff and tax proration. Those percentages are our arithmetic from Florida's fixed taxes and a negotiated commission.
Data updated: September 2026 (Florida Statutes and Department of Revenue rules; our own arithmetic on the active asks)
This is a hypothetical future resale at each price, using our Florida cost-of-selling research: a 2.5 percent listing commission (negotiable), doc stamps of $0.70 per $100, the promulgated owner's premium, settlement and search fees of $1,400, a lien search of $200 and an estoppel fee of $299. It excludes tax proration and any mortgage payoff, and it is not a forecast.
| Item | Resale at $2,699,000 | Resale at $4,073,500 |
|---|---|---|
| Listing commission at 2.5 percent | $67,475.00 | $101,837.50 |
| Deed doc stamps | $18,893.00 | $28,514.50 |
| Owner's title premium (Lee custom, seller) | $9,322.50 | $12,758.75 |
| Settlement, search, lien search and estoppel (estimates) | $1,899.00 | $1,899.00 |
| Costs without a buyer-agent offer | $97,589.50 (3.62 percent) | $145,009.75 (3.56 percent) |
| Net before payoff and proration | $2,601,410.50 | $3,928,490.25 |
| Costs with a 2.5 percent buyer-agent offer | $165,064.50 (6.12 percent) | $246,847.25 (6.06 percent) |
| Net before payoff and proration | $2,533,935.50 | $3,826,652.75 |
A buyer who compares a resale with the developer's price is comparing net to the seller against gross to the buyer. A seller's room to negotiate is bounded by these costs, which is why we show them with the valuation and not after it.
Since August 17, 2024, commissions are negotiable and not set by law, buyer-broker compensation cannot be advertised in the MLS, and written buyer-broker agreements are required before a buyer's agent tours a home. A seller may still offer compensation off-MLS.
Whether to sell a contract at The Island at West Bay Club or hold it to closing depends on the contract's assignment terms, your deposits, your carry and your view of delivery risk. A valuation gives the market side of that choice, and an attorney should read the contract side before you decide.
Holding means taking delivery in mid-2027 or whenever the certificate of occupancy issues, closing on a finished residence, and then owning a condominium unit in a new association. You carry the schedule risk, and you get the building.
Selling means finding an assignee or a buyer under the developer's terms, pricing against the developer's own inventory and handing the schedule risk to someone else. The price reflects that trade.
We can show you the asks, the developer's schedule as published, the nearby closings and the costs. We cannot read the contract for you as an attorney would, and we do not give tax advice.
You get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from the asks, the nearby closings and your plan and contract, with your costs and a net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the eight asks with your plan marked, the developer's published schedule as we read it, the nearby closings at Jasmine Bay and Westlake Court, the size definition question, a flood and fee stack summary and a net sheet. We tell you which numbers are asks and which are closings.
Send the floor plan page from your contract, the floor and view, the price and any addenda, and the delivery clause. If you do not have a contract yet, tell us the plan you are considering.
Jesse follows up directly, and the valuation follows once we have the plan. You can also start with our seller's guide if you want the contract and cost background first.
If you're searching for a The Island at West Bay Club listing agent, or thinking, 'I need someone to sell my The Island at West Bay Club home...' you are selling into a building with no resale history, where the contract and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 active The Island at West Bay Club listings in the Southwest Florida MLS, pulled September 29, 2026, and every closing in the 60 months before that, which is none. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Request a free home valuation and Jesse follows up with a written opinion. (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation is our opinion of what a residence is worth against the evidence. A listing price also reflects your goals, timing and the developer's competing inventory, and we set it with you.
Yes, as an argued range from the asks, the developer's schedule and nearby closings. We label it as such, and we update it at the certificate of occupancy.
The developer's schedule is one layer of the value. It is the price a first-time buyer can pay, so a resale has to be measured against it, and we do not treat it as a sold price.
No. The written valuation is free and carries no obligation.
Yes. We value the residence and then adjust for the contract's terms, including delivery, deposits and assignment rights.
A specialist matters for a valuation at The Island at West Bay Club because the usual shortcuts fail here: there are no comparable sales, the size figures disagree, and the paperwork does not exist yet. A generalist who quotes a neighborhood median will be quoting another building.
We read the Village of Estero's Ordinance 2021-12, which sets height, units, open space, parking and design conditions for the site, and the statutes that govern the sale. Those documents tell a buyer what the building can be and what a contract must contain.
An ask is not a sale, a county median is not an MLS median, and an estimate is not a measurement. We label each one, and we name the window and the count beside it.
We have not seen the developer's contract, the prospectus, the budget, the development order or any recorded declaration. We say so on the page, and we will tell you when a document changes the answer.
If you are also buying your next home, our buyer team can work beside the valuation so your sale and purchase line up. Call Marc at (239) 287-5873, read our The Island at West Bay Club buyer's guide, or see how we represent buyers in Southwest Florida.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
These are the questions owners and contract holders ask most about what a residence at The Island at West Bay Club is worth, answered from the MLS, the county record, the developer's published materials and Florida law. Where nothing has closed or a record is not public, the answer says so.
No one can price it from closed sales, because there are none. The nearest evidence is the eight asks from $2,699,000 to $10,099,000, the developer's schedule and nearby closings at Jasmine Bay and Westlake Court. A free written valuation puts your plan and contract against that evidence.
Not in the Southwest Florida MLS. There are zero closings in 12, 24, 36 and 60 months through September 29, 2026, and the Lee County Property Appraiser shows a land parcel with no qualified sale. Any price you see today is an asking price.
We value in layers: the plan and size definition, the legal form, the eight asks, the developer's schedule, nearby closings, timing and terms. Each layer is labeled as an ask, a closing or an estimate, and we never average them into one number.
The median ask is $4,073,500 across eight listings, the mean of $3,937,000 and $4,210,000. The median ask per MLS square foot is $1,194.04. Both are asking figures from a small sample, so they describe the list and do not measure what anyone has paid.
They are $778.03 and $767.93 per square foot, against $1,061.79 to $1,610.69 for the other six. The MLS does not show floor or view, so we read them as the entry point of the range. The developer's 2026 FAQ speaks of prices from about $2.7 million.
Three 3,447 square foot listings ask $3,660,000, $3,937,000 and $4,354,000, a $694,000 spread. The developer says floor level, view orientation and residence size drive price. The MLS does not show the floor, so we ask the owner for it.
Use the definition in your contract and plan set. The MLS shows 3,324 to 3,680 square feet for seven listings and 6,270 for one, and the developer's residences page lists larger figures without saying whether terraces are included. Get the definition in writing.
All eight were entered into the MLS at about the same time, by our arithmetic around October 31, 2025. Days on market counts time on the MLS and not time a buyer could close, because a unit without a certificate of occupancy cannot close.
The developer's schedule is the price a first-time buyer can pay, so a resale is measured against it. It is one layer of the value and not a sold price, and any incentive or credit should be in the contract's text.
They show what buyers in the same community pay for a built tower home: 18 closings in 12 months at a $701,250 median, from $525,000 to $1,440,000. They bracket the asks from below. They do not price them, because the products differ in age, plan and finish.
Jasmine Bay closed at a $395.67 median per MLS square foot over 12 months, against a $1,194.04 median ask at The Island. New construction, corner plans and terraces are real differences, and asks are not sales, so we treat the ratio as scale and not as a premium.
Westlake Court closed 6 times in 24 months at a $2,700,000 median and $891.83 per square foot. The Island's lowest ask of $2,699,000 sits on that median, and its median ask per square foot is about a third higher. A villa and a tower are different products.
Not reliably. An automated estimate needs comparable sales and a built parcel, and the county roll carries The Island as land with no year built. Any figure it produces is built from other buildings. Bring it to us and we will show what bears on it.
No. The roll carries a single land parcel today, and later a just value as of January 1, which is a tax figure. Section 689.261 warns buyers not to rely on a seller's taxes, and a county number says nothing about a listing price.
A later delivery lowers what a buyer will pay today, because the buyer waits and carries the risk. The developer has moved its stated delivery once, from the end of 2026 to mid-2027, and the contract's outside date and termination rights decide what a holder can do.
It affects insurance and financing, which affect what a buyer can pay. At a point near the club's West Bay Boulevard address FEMA shows Zone AE with a base flood elevation of 11 feet. The developer's elevation certificate will show the finished floor against that elevation.
It can. The developer says residents may enjoy club amenities once approved for membership, and the club's FAQ describes applications, a golf cap and transfer rules. A residence with clear membership terms is easier to value than one without.
On a hypothetical future resale at $2,699,000 our arithmetic puts costs near $97,589.50 without a buyer-agent offer, or $165,064.50 with a 2.5 percent one. At $4,073,500 it is $145,009.75 or $246,847.25. These exclude payoff and tax proration and are not a forecast.
Section 201.02 sets doc stamps at $0.70 per $100. In Lee County the seller customarily pays them and the owner's title policy on a resale, and the contract controls. A developer's first sale follows the developer's contract form.
They are not public. No association exists, no declaration is recorded and no budget is published. Buyers should expect a tower assessment, possible West Bay Club charges and separate club membership costs, each of which the disclosure package should state.
Yes. We value the residence and then adjust for the contract's delivery date, deposits, incentives and assignment rights. An attorney should read the contract, and we provide the market side.
We update it when the evidence changes: a first closing, a recorded declaration, a published budget, a change in the asks or a new size definition. The Data updated line beside each market heading shows the pull date.
The MLS will show its first sold prices, the county roll will show a residence with a year built, and the association will exist with a budget. Each of those replaces an estimate with a measurement, and we will refresh every figure.
Request one through the form at the top of the page or call Jesse direct at (239) 898-6072. The written opinion follows once we have your plan and contract details, and there is no cost or obligation.
No. We have not seen them, and we do not publish figures we cannot source. We use the MLS asks, the developer's published materials, county records and nearby closings.
No. A valuation is an opinion of value prepared by a real estate team. An appraisal is prepared by a licensed appraiser, usually for a lender. A lender will order its own appraisal when a buyer finances.
The developer says floor level affects price, but the MLS does not show the floor of each listing, and with no closings we cannot measure the premium. We ask the owner for the floor and compare it with how the asks are spread.
We value it on its own. One listing at 6,270 square feet and $10,099,000 is $1,610.69 per square foot and about 70 percent larger than the next-largest listing, so it is not a comparable for the standard plans.
Before. A listing price should come from a valuation, your goals and the developer's competing inventory. Listing first and valuing later locks in a number you may have to defend against eight other asks.
A reservation is not a contract. Section 718.202 treats reservation deposits separately, making them refundable on written request and releasable to the developer only as a down payment when a contract is signed. Value the residence you might buy and read the reservation terms.
Yes. Confidential conversations are welcome, and we market to our qualified-buyer database before any public exposure when a client asks. The valuation itself is written for you and shared with no one else.
For a contract, yes. We are not attorneys, and assignment, deposit and cancellation questions turn on the contract's text. We provide the market context, and a Florida real estate attorney should read the contract itself.
A written valuation is free, and the first conversation carries no obligation. If you later decide to list, we agree the terms in a written listing agreement that complies with section 475.25.
The neighborhood guide carries the full record of the building, from the ordinance to the amenities. This page turns that record into a method for valuing one residence. Our sell and buy pages cover the two transactions.
The Island at West Bay Club owners, contract holders and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read the ordinance, the statutes and every active listing before writing this pre-construction valuation guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this The Island at West Bay Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. For this tower specifically, we tracked every active listing and all 60 months of closing history in the Southwest Florida MLS, pulled September 29, 2026.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed The Island at West Bay Club listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other clients' homes, not this tower, and we publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "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
★★★★★ "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
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this valuation guide traces to a primary record below: the Village of Estero ordinance, the developer's own materials, the club's published documents, Florida statutes and state records, Lee County and federal sources, and NAR for the settlement rules. No brokerage, listing portal, automated estimate or IDX feed is cited.
The key documents for The Island at West Bay Club are published by the Village of Estero, the club, the State of Florida and the federal government; the table links each to its issuing authority. The declaration of condominium will be available through the Lee County Clerk's official records once it is recorded.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Ordinance 2021-12, West Bay zoning | Village of Estero | 2021 | Ordinance, PDF |
| Open house policy | West Bay Club | current file | Open house policy, PDF |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Sales or reservation deposits before closing, Fla. Stat. 718.202 | State of Florida | current statute | Statute text |
| Developer disclosure prior to sale, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Milestone inspections, Fla. Stat. 553.899 | State of Florida | current statute | Statute text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the valuation team for The Island at West Bay Club by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
Honors and recognition:
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.